Loading...
HomeMy WebLinkAbout01-27-15 Planning and Development Board Meeting Agenda T CITY OF ITHACA " t 108 East Green Street—3rd Floor Ithaca, New York 14850-5690 Ifz � DEPARTMENT OF PLANNING,BUILDING,ZONING& ECONOMIC DEVELOPMENT Division of Planning& Economic Development JOANN CORNISH, DIRECTOR OF PLANNING &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 If you have a disability&would like specific accommodation APPLICANT OVERHEAD PROJECTOR NOTE:: to participate, please contact the City Clerk at 274-6570 by The City only has a VGA plug/cable 12:00 p.m.,the day before the meeting. available to connect to our overhead projector. If you need to connect another NOTICE OF MEETING way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JANUARY 27T", 2015 In COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Start Time 1. Agenda Review 6:00 2. Privilege of the Floor(3-minute maximum per person) 6:01 3. Special Order of Business: Downtown Transportation & Parking —Tim Logue& Frank Nagy 6:05 4. Site Plan Review A. Project: Telecommunications Facility 6:20 Location: 214 N. Meadow St. Applicant: Mark Coon for Verizon Wireless Actions: O Declaration of Lead Agency O Public Hearing O Determination of Environmental Significance O Consideration of Preliminary& Final Site Plan Approval Project Description: The applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5" high with a diameter of 15.5", an equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. B. Project: 123-Room Downtown Hotel 6:40 Location: 320-324 E. M.L.K.,Jr./E. State St. Applicant: Scott Whitham for Neil Patel Actions: O Determination of Environmental Significance O Potential Consideration of Preliminary Site Plan Approval Project Description: The applicant is proposing to build a six-story, 70'-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, a meeting room, and an approximately 2,000-SF retail/restaurant space. The second floor includes meeting rooms, a fitness area, and an outdoor terrace. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochere, a 12-space parking area, bike racks, a walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project is in the CDB-100 Zoning District. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible subdivision will be required. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1) (h.) (4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject to environmental review. The project has received DESIGN REVIEW. C. Project: Upson Hall Renovations 7:10 Location: 124 Hoy Road (Cornell University Campus) Applicant: Mike Husar for Cornell University Actions: M Public Hearing M Declaration of Lead Agency Project Description: The applicant proposes a total internal and fagade renovation of the 160,000-SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Road. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District. This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 (h)[2] and the State Environmental Quality Review Act§617.4 (11) and is subject to environmental review. D. Project: Four Townhomes 7:30 Location: 402 S. Cayuga St. Applicant: Scott Reynolds for Ithaca Neighborhood Housing Services (INNS) Actions: O Declaration of Lead Agency O Public Hearing O Determination of Environmental Significance Project Description: The applicant proposes to construct four (4) for-sale townhomes that will target moderate-income first-time home buyers. The building will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R- 3b Zoning District and requires an Area Variance for a front yard setback. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. E. Project: Six-Unit Apartment Building 8:00 Location: 707 E. Seneca St. Applicant: Schickel Architecture for 707 E. Seneca St., LLC Actions: O Declaration of Lead Agency O Public Hearing O Determination of Environmental Significance O Recommendation to the BZA Project Description: The applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires retaining walls along the east, north, and portions of the west development area. The northern retaining wall is up to ten feet in height and includes a stair. The project is located in the R-3a "An Equal Opportunity Employer with a commitment to workforce diversification." 2 Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA. It has received a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. F. Project: Three Duplexes 8:40 Location: 804 E. State St. Applicant: Schickel Architecture for John Puglia &Costas Nestopoulos Actions: O Declaration of Lead Agency Project Description: The applicant proposes to construct three duplexes (each with two 3-bedroom apartments) with 12 parking spaces in ground/basement floor garages, asphalt access drives, retaining walls, stairs, and landscaping. Site access is from the existing driveway on Blair Street. Site preparation will require removal of existing garage, all paving, and fencing on the development site. Forming the 17,265-SF project site requires consolidation of three existing tax parcels: #83.-3-2, measuring 6,947 SF and containing a duplex; #83.-3-3, measuring 6,882 SF and currently used as a parking lot; and #68.-8.9, measuring 1,654 SF and containing the existing garage; as well as lot line adjustments for#83.-3-9 (806 E. State St.) and #83.-3-5 (116 Blair St.). The project is in the CR-2 Zoning District and is contiguous to the East Hill Historic District. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance, and the State Environmental Quality Review Act, and is subject to environmental review. The project requires an Area Variance. 5. Zoning Appeals 9:00 • #2971: Area Variance, 128 W. Falls St. • #2972: Area Variance (parking), 108-10 Eddy St. • #2973: Area Variance, 707 E. Seneca St. Update On: • #2970-A:Area Variance, 742-744 S. Meadow St. • #2970-B: Area Variance, 742-744 S. Meadow St. 6. Old/New Business(if any) 9:10 7. A. Planning Board Chair(verbal) 9:15 B. Director of Planning& Development(verbal) 9:20 C. Board of Public Works Liaison (verbal) 9:25 8. Approval of Minutes: 11/25/14 9:30 9. Adjournment 9:31 ACCESSING MEETING MATERIALS ONLINE Site Plan Review&Subdivision Applications(and Related Documents) Site Plan Review application documents are accessible electronically via the"Document Center"on the City web site (www.cityofithaca.org/DocumentCenter),under"Planning&Development">"Site Plan Review Project Applications,"and in the relevant year/month folder. Subdivision application materials can be similarly located,but in the"Subdivision Applications"folder. Zoning Appeal Materials are also accessible electronically via the"Document Center"on the City web site,under"Board of Zoning Appeals." "An Equal Opportunity Employer with a commitment to workforce diversification." 3 COO . a CITY OF ITHACA 108 East Green Street, Suite 202 Ithaca, New York 14850-5690 —- — am OFFICE OF THE CI'fY ENGINEER 0 'relerhone: 607t274-6530 Fax: 607/274-6587 To: Planning &Development Board Lisa Nicholas, Planner From: Tim Logue,City Transportation EngineefqjL- Date: January 15,2015 Re: Site Plan Review projects for January 2015 meeting Upson Hall Renovations No concerns. 402 South Cayuga Street- Four townhomes No concerns, just a reminder that a street permit will be required for any work in the street right of ways. 804 East State/MLK Jr. Street-Three duplexes Though I am fine with the individual buildings being assigned addresses using letters, it should be clarified that the parcel shall remain 804 East State/MLK Jr. Street and that the buildings would each have a supplemental address. For example, building "B" would be called 804 East State/MLK Jr. Street, Building B - not 804B East State/MLK Jr. Street. Alternatively, each apartment can be labeled, but the addressing should be along the lines of 804 East State/MLK Jr. Street,Apartment D. I don t see how the parking spaces for 806 and 808 East State/MLK Jr. Street will work. Access seems insufficient to maneuver a motor vehicle. I suppose this site otherwise makes for a walkable location (though it would be better to have a walkway that extended out to Blair Street), the garages provide an opportunity for secure, indoor bicycle parking, and I don't see other transportation related issues. Other than that, just a reminder that any work or staging in the City right of way requires a street permit. 707 East Seneca Street- Six Unit Apartment Building No concerns,just a reminder that any work or staging in the City right of way requires a street permit. 214 N. Meadow Street- Telecommunications Facility No concerns. Page 1 of 1 `An Equal Opportunity Employer with a commitment to workforce divr_r-.i 111(,4C 10 From: Jeanne Grace Sent: Tuesday,January 20, 2015 3:05 PM To: Charles Pyott; Lisa Nicholas Subject: [City Forester Comments] Lisa, Here are my comments for the Jan 27th meeting. Sorry they are a bit late I was away last week and had a problem getting the files to open on my computer this morning. 402 S Cayuga St: Soil remediation will be needed beyond the described planting specs at the site of the hornbeam trees. It was previously gravel parking lot for that portion of the planting area. I recommend soil replacement to a depth of 2 feet throughout the previously graveled lot for the two hornbeam closest to Titus Ave. 804 E Seneca: Planting island in the parking lot will need soil remediation more than described (immediately around the root ball).The planting area was previously parking area and the compacted soil will not support the trees long term (more than a few years) if soil is not re-mediated throughout the majority of the new planting area. 707 E Seneca: 24" oak to remain -very unlikely that this tree would survive more than a few years post construction, even with extreme care during construction the impervious parking area built over a large portion of the root zone would eventually kill this tree. Same for the other 2 maples on the E side of the proposed parking area. In addition the significant grade change (addition of fill to make level parking area)would further impact the root zone that is not directly being covered in pavement. Street tree selection is fine.The planting area will need to have soil amendment prior to planting in the tree lawn since I presume this area will be used as a entrance for construction equipment and materials during construction resulting in severe soil compaction. Each tree should have minimum 240 cu ft of compacted root space (ie 10ft x 8ft x 3 ft= 240 cu ft) Jeanne Grace City Forester City of Ithaca Department of Public Works Division of Parks and Forestry PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Telecommunications Facility(Micro-Tower) 214 N.Meadow St. January 27,2015 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 rooftop telecommunications facility to be located at 214 N. Meadow Street,by Mark Coon for Verizon Wireless, and WHEREAS: the applicant is proposing, to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5"high with a diameter of 15.5", an equipment cabinet, and other associated materials. The project is in the WEDZ-la Zoning District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance, and the State Environmental Quality Review Act, and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 214 N. Meadow Street in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review CEQR Telecommunications Facility(Micro-Tower) 214 N. Meadow Street City of Ithaca Planning & Development Board January 27, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a rooftop telecommunications facility, located at 214 N. Meadow Street,in the City of Ithaca,by Verizon Wireless, and WHEREAS: the applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5" high with a diameter of 15.5", an equipment cabinet, and other associated materials. The project is in the WEDZ-la Zoning District, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project; the CAC had no comments and comments received from the Tompkins County Planning Department have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review,has on January 27,2015 reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff; plans entitled "Overall Site Plan (C-100)," "Equipment Plan (C-101)," `Building Elevation (C-201)," and "Details (C-501)," all dated October 2014, and prepared by C&S Companies; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed telecommunications facility, located at 214 N. Meadow Street in the City of Ithaca, will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Preliminary& Final Approval Telecommunications Facility(Micro-Tower) 214 N. Meadow Street City of Ithaca Planning & Development Board January 27, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a rooftop telecommunications facility, located at 214 N. Meadow Street,in the City of Ithaca,by Verizon Wireless, and WHEREAS: the applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5" high with a diameter of 15.5", an equipment cabinet, and other associated materials. The project is in the WEDZ-la Zoning District, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: in accordance with the Code of the City of Ithaca Telecommunications Facilities and Services Ordinance, §325.29.7 B. (2),this proposal classifies as a Tier Two application,and WHEREAS: the application conforms to those requirements as outlined in the City Code, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on January 27,2015, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project; the CAC had no comments and comments received from the Tompkins County Planning Department have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review,has on January 27,2015 reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff; plans entitled "Overall Site Plan (C-100)," "Equipment Plan (C-101)," `Building Elevation (C-201)," and"Details (C-501)," all dated October 2014, and prepared by C&S Companies; and other application materials, and WHEREAS: on January 27, 201 the City of Ithaca Planning and Development Board, acting as lead Agency did make a negative determination of environmental impact, and WHEREAS: in accordance with §325-29.14. B., the City of Ithaca Department of Planning and Development shall prepare staff reports for Tier Two applications, and WHEREAS: the following information contained in this resolution shall serve as the staff report and findings of fact as required by City Code, §325-29.14: (1) Description of the proposed PWSF (a) Other PWSFs in the area—There are 8 existing PWSF sites within one mile of the proposed site: in the area: 222 S. Cayuga St, 815 S. Aurora St. (Guyed Tower), 651 Five Mile Drive, 110 Dryden Road (Eddygate), 430 Campus Road (Barton Hall), 23 Sisson Place (Mary Donlon Hall), Tower Road (Riley Robb Hall), and 186 Pleasant Grove Road. Se Exhibit G (b) Nearest three PWSF sites to the proposed PWSF for the same carrier—Same as above. See Exhibit G. (2) Location—The proposed facility will be located on an"Opportunity Site"(rooftop). (a) Identification of whether the proposed PWSF is an avoidance area — The proposed PWSF is not located in any of the following avoidance areas: flood hazard zone, historically or culturally significant resource, unique natural area and/or critical environmental area, park, greenway, or natural area, scenic or visual corridor as defined by the City,wetland,lakeshore, or waterway. (b) Identification of whether the proposed PWSF is at an opportunity site — The PWSF is proposed to be on an existing roof. Staff has determined that this is an acceptable opportunity site. (c) Determination of whether location standards have been met — Staff has determined that the rooftop location as proposed has met the location standards. (3) Siting (a) Determination of whether siting standards have been met: The proposed micro antenna is on an existing rooftop with an inconspicuous mount. Photo simulations provided in Exhibit N of the application demonstrate that the micro tower is minimally visible from the public way. Staff has determined that siting standards have been met. (b) Identification of any necessary practical measures to avoid, minimize and/or mitigate (in that order of preference) adverse impacts of the proposed PWSF — Staff has determined that the applicant has taken appropriate measures to avoid, minimize, and mitigate adverse impacts of the proposed PWSF. (4)Design (a) Type of mount — Proposed antennae will be mounted on 4'-high non-penetrating roof mount(see C-501). (b) Type of antenna(s) — The applicant is proposing to install a small cell wireless facility consisting of one single-sector radio unit measuring approximately 24.4'tall with a 15.1' diameter, and associated equipment. 2 (c) Treatment of equipment cabinet or shelter — A new equipment cabinet and associated materials will be located in the rear of the building behind an existing fence. (d) Determination of whether design standards have been met— Staff has determined that the applicant has met the design standards as outlined in the City Code, §325- 29.8 C. (5)Alternatives Analysis. (a) Alternatives provided by the applicant—Four alternatives were explored and two were rejected due to lack of ground space for equipment cabinet and one was rejected for roof height. See Exhibit F. (b) Alternatives studied by City staff— Staff has studied no alternative locations —the proposed location is acceptable. (c) In accordance with §325-29.11 of the Ithaca City Code, this Board has considered comparison and ranking of the proposed PWSF and the alternatives. (6) Description of narrative attachments — Plans entitled "Overall Site Plan (C-100)," "Equipment Plan (C-101)," "Building Elevation (C-201)," and "Details (C-501)," all dated October 2014, and prepared by C&S Companies; and other application materials, "Overall Site Plan (SP 101)," "Roof Plan (C-101)," "Equipment Layout Plan (C-102)," "Building Elevations (C-201)," and "Details (C-501)," all dated June 2012, and prepared by C&S Companies,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the proposed telecommunications facility to be located on a rooftop at 214 N. Meadow St. in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 3 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)— Part III Hilton Canopy Hotel —330 E. State St./M.L.K.,Jr. Blvd. Date Created: 10/7/14 J Revised: 1/-15/-15 PROJECT DESCRIPTION For discussion only— needs further editing to include all information The applicant is proposing to build a seven-story, 80'-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, meeting rooms, fitness area, pool, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochere, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site is in the CDB 100 Zoning District and consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking.— This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b) (9), and is subject to environmental review. The project has received Design Review, and requires parcel consolidation and possible subdivision. IMPACT ON LAND The project site is currently used as a surface parking lot and is surrounded by existing mixed use developments. The applicant has submitted a document titled Geotechnical Engineering Report, Proposed Canopy Hilton Hotel, 310-324 East State Street, Ithaca New York, dated December 2014 and prepared by Empire Geo-Services Inc. of Cortland New York. The report is based on analysis of 8 test borings and one observation well. Some of the conclusions made by report are as follows: • Planning for design and construction of the new building will be impacted primarily by the presence of deep fill and the loads associated with the seven-story structure, which are anticipated to be heavy. • Due to uncertainty regarding composition and placement regarding the existing fill, it is recommended that all existing fill and remnants of former structures be removed from beneath new building foundations and floor slabs. New building foundations and floor slabs may be seated on either native undisturbed soils or on imported structural fill which is placed over the native soils after all existing fill and/or otherwise unsuitable materials are removed. • The complete removal and replacement of all existing fill as recommended above would require extensive excavation and earthwork (as the fill is relatively deep across the site), and that building loads will be substantial, consideration may also be given to the use of a deep foundation system which might consist of either driven piles or drilled shafts seated on or within the bedrock at depth, whereby the fill may be left in place. The floor slab should also be supported by the deep foundation system in this case. The applicant has not stated the foundation type. If a shallow foundation type is chosen, information should be provided stating the amount of excavation and replacement fill needed, duration of such excavation and replacement, number of anticipated truck trips, their routing and any anticipated shoring of adjacent structures and roadways. If a deep foundation type is chosen, 1/22/2015 Page 1 of 7 information should be provided stating the duration of foundation work, any measures that will be taken to abate noise and vibration, and plans to protect adjacent buildings and roadways. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE No impact anticipated. IMPACT ON AIR The project site is in a densely populated area. Construction is projected to last 18 months and will likely be concurrent with several other construction projects in the downtown area. The cumulative impacts of airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. The applicant should employ the following applicable dust-control measures as appropriate: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to the construction site. Re-seeding disturbed areas to minimize bare exposed soils. • Keeping roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. The project includes a ground floor retail space anticipated to be a restaurant. The applicant has stated that all venting will be on the roof. Any future exterior venting, not located on the roof,that may cause noise or odor should be reviewed by the Lead Agency or Staff. IMPACT ON PLANTS&ANIMALS No impact anticipated IMPACT ON AESTHETIC RESOURCES The project site is located on the eastern end of the Commons, the City's retail, tourism, and entertainment center, and has frontage both on E. State Street and Seneca Street. At approximately 80' and seven stories, the building will be visible from portions of the Commons, State Street, and Seneca Street, and East Hill, and may be visible from points within the Ithaca Downtown National Register Historic District and the East Hill Local Historic District. The applicant has submitted visualization showing the proposed building from E. Seneca St - within the East Hill Historic District looking west , S Aurora St. looking north, E Seneca /Aurora St. looking east, and from the mid-block of'Restaurant Row' on N Aurora St. The Lead Agency has expressed concern about the visibility of rooftop mechanicals,_ particulady particularly from points on east hill, including the East Hill Historic District, and the appearance of 1/22/2015 Page 2 of 7 the blank west facade on the upper floors. — The applicant has submitted drawings showing a mechanical penthouse that provides sufficient screening. The Lead Agency has requested that the wall of the penthouse be lowered to the extent possible. The applicant has also submitted elevations showing architectural interest that addresses those concerns. The applicant has not submitted a formal sign package, but has indicated that the signage will be of equal scale and quantity as illustrated on the rendering and elevations dated 1/13/15. Attentlen te- blank facades and penthouse (designi IMPACT ON HISTORIC RESOURCES The project is in close proximity to the Downtown Ithaca National Register Historic District and the East Hill Historic District and will be visible from points within those districts, and beyond. See Impact on Aesthetic Resources N.,.,. ed, IMPACT ON OPEN SPACE AREA No impact anticipated IMPACT ON TRANSPORTATION The Lead agency and others have expressed concerns about traffic generation, construction impacts and parking demand. Valet parWng Foutes and usage rates Pedestrian safety/circulation Bike PaFkir rt ParWng and dFop off plan In a letter, from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, the following recommendation was given: The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown. In a memorandum from Tim Logue, City Transportation Engineer, dated October 23, 2014, the following comments were given: 1/22/2015 Page 3 of 7 How will this hotel be served as for as trash pick-up, deliveries, etc? Will a loading zone be needed on Seneca Way? Based on previous studies about traffic generation and hotels, both downtown and in other places in the City, I will not require a traffic study. However, the hotel should coordinate with the Parking Director. Any work along the East State/MLK Jr Street right of way will require a City Street Permit, any work along the Seneca Way right of way will require a Highway Work Permit from the New York State Department of Transportation. The hotel use is required to provide at least 1 bicycle parking space per 20 employees and have a minimum of 6 bicycle parking spaces. These bicycle parking spaces should be primarily sited for employee use, though the general public should have access to the parking spaces as well. The retail use is required to provide at least 2 bicycle parking spaces, which should be proximate to the retail space entrance. The applicant has submitted a Traffic Impact Study (TIS) prepared by SRF and dated January 2015. The study recommends three mitigations to address increased demand: a two-space on-street loading area on Seneca Way and signal timing changes to the intersections at State St./MLK Jr. Blvd and Aurora Street and East Seneca and N Cayuga Streets. The TIS also includes proposed valet routes to and from the hotel to Seneca St. garage to address concerns that potentially significant valet traffic would be routed through smaller neighborhood street on East Hill. The diagram shows that the valet routes will be contained in the central business district. Parking FINDINGS OF fag The proposed hotel will have 123 guest rooms, and a 2,000 SF restaurant. The TIS calculates that the parking demand will be between 69 and 125 spaces. Questions have been raised about the adequacy of the downtown parking supply, particularly the city-owned Seneca St garage that is expected to serve this project. The table below shows the existing and projected capacity of the three publically owned downtown garages. The data assumes that the Seneca Street garage provides parking for the Hilton Canopy, the Green Street garage provides parking for the adjacent Marriott Hotel (currently under construction), while the Cayuga Street garage provides parking for the adjacent Cayuga Place II apartments (also currently under construction). The table illustrates that all garages have excess evening capacity after the construction of these projects. 1/22/2015 Page 4 of 7 Seneca,Green and Cayuga Street Garage Capacity with Projected Hotel Usage as of January 2015 Seneca Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 451 Daytime 210 47% 241 53% Evening-Current 150 33% 301 67% Evening with Canopy Hotel** 273 61% 178 39% *Includes 100spaces under contract to the Hilton Garden Inn **Assumes 100%hotel occupancy with one car/room Green Street Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 425 Daytime 271 64% 154 36% Evening-Current 140 33% 285 67% Evening with Marriot Hotel* 300 71% 125 29% *Assumes 100%hotel occupancy with one car/room Cayuga Street Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 684 Morning- 10am 308 45% 376 55% Afternoon-2pm 288 42% 396 58% Evening-current 117 17% 567 83% Evenings w/Cayuga PI. II* 185 27% 500 73% *Assumes 1.5 cars per unit Evening Occupancy-Combined Total for all Three Garages with both Hotels and Cayuga Place II Spaces Occupied Spaces Available Total number of spaces 1560 Number % Number % 758 49% 803 51% Source: Frank Nagy,City Director of Parking 1/22/2015 Page 5 of 7 Pedestrian Circulation Pedestrian access to the hotel is provided on the street front on Seneca Way and through the access drive between on State Street. The applicant has provided a sidewalk along the access drive and landscaping elements and signage to create a street presence/entrance along State Street. As a through-block site from Seneca Way to State St., maintaining pedestrian access across the site i s highly desirable. The applicant is working with the adjacent property owner to provide such access on the adjacent site. Pedestrian eRtF@Ree ap*A- i_;*te frA-m State StFeet needs tee be aRalyzed. Need dipqensaeRed • Anticipated 'n+nrr ptieRs ' .,destriaR h'I., and yeh'e. I-,.-traffic- c r. str e+ Construction will last approximately 18 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities, particularly staging and deliveries, will temporarily but significantly impact vehicular — including TCAT — bike and pedestrian movement. It is anticipated the project may require periodic partial road closure, potential removal of parking, as well as sidewalk closure, during the construction period. The Lead Agency is concerned about the cumulative impacts to downtown traffic, noise, air quality and livability of multiple simultaneous construction projects in the downtown area during the 2015- 2016 construction seasons. IMPACT ON ENERGY No impact anticipated IMPACT ON NOISE &ODORS Construction will last approximately 18 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities will temporarily produce noise that will affect residents and businesses in the immediate area. The Lead Agency requires that the applicant limit noise-producing construction activities to Monday-Friday from 7:00 a.m. to 6:00 p.m. See Impacts to Air and Land IMPACT ON PUBLIC HEALTH No impact anticipated Phase I ESA 1/22/2015 Page 6 of 7 IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The Lead Agency has requested that the applicant provide s utility capacity analysis. IRfOrmatioR Needed: r'-,paeity analysis fer u tikono Prepared by: Lisa Nicholas,AICP, Senior Planner 1/22/2015 Page 7 of 7 PROPOSED RESOLUTION City of Ithaca Planning&Development Board CEQR Downtown Hilton Canopy Hotel 320-324 M.L.K.,Jr./E. State St. January 27,2015 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 hotel to be located at 320-324 M.L.K., Jr./E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a seven-story, 80'-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge,meeting rooms, fitness area, pool, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochere, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible Subdivision are required. The project has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h)(4), (k.), and (n), and the State Environmental Quality Review Act, §617.4 (b)(9)and(11) , and is subject to environmental review, and WHEREAS: the New York State Department of Transportation, the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council have consented to the City of Ithaca Planning and Development Board's being Lead Agency for this project, WHEREAS: the City of Ithaca Planning and Development Board, did, on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for project, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and, WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: "The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown,"and WHEREAS: in response to County Comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates, and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and WHEREAS: the Board, acting as Lead Agency in environmental review,has on January 27,2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3,prepared by Planning Staff, plans entitled"Existing Survey," "Demolition Plan," "Utility Plan," "Grading Plan," and"Site Layout Plan,"prepared by T.G. Miller, P.C. and Whitham Planning and Design, LLC; "Landscape Plan" and "Landscape Trellis/Bench Detail" (two sheets), prepared by Whitham Planning and Design, LLC: "Ground and Second Floor Plan," "Typical and Seventh Floor Plan," "View from State Street," "Hotel Arrival Experience,""View from Seneca Way" (two sheets), "Exterior Elevations," and"Context Views" (three sheets), prepared by Group One and all dated 1/13/15; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Preliminary&Final Approval Downtown Hilton Canopy Hotel 320-324 M.L.K.,Jr./E. State St. January 27,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a hotel to be located at 320-324 M.L.K., Jr./E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a seven-story, 80'-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge,meeting rooms, fitness area, pool, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-coch&e, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible Subdivision are required. The project has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h)(4), (k.), and (n), and the State Environmental Quality Review Act, §617.4 (b)(9)and(11) , and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, did, on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on January 27, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and, WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: "The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown,"and WHEREAS: in response to County Comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and WHEREAS: the Board, acting as Lead Agency in environmental review,has on January 27,2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3,prepared by Planning Staff, plans entitled"Existing Survey," "Demolition Plan," "Utility Plan," "Grading Plan," and"Site Layout Plan,"prepared by T.G. Miller, P.C. and Whitham Planning and Design, LLC; "Landscape Plan" and "Landscape Trellis/Bench Detail" (two sheets), prepared by Whitham Planning and Design, LLC; "Ground and Second Floor Plan," "Typical and Seventh Floor Plan," "View from State Street," "Hotel Arrival Experience,""View from Seneca Way" (two sheets), "Exterior Elevations," and"Context Views" (three sheets), prepared by Group One and all dated 1/13/15; and other application materials, and WHEREAS: the Planning and Development Board did on January 27, 2015 determine the proposed project will result in no significant impact on the environment and did make a Negative Determination Of Environmental Significance,now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary And Final Site Plan Approval to the project subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Submission for approval by the Planning Board of project details including,but not limited to, signage,paving materials, exterior furnishings, and lighting, and iii. Submission of a color copy of the materials board, and iv. Noise-producing construction shall take place only between the hours of 7:00 a.m. and 6:00 p.m.,Monday through Friday. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 CorKt_U, Uni4rers4y — UpyvH. Hatt RtK&w� S u��wtii�yi o w S4-�i D eh.i g w/ D Sbt , Deyigw - 13a-.ir of De4igw POlf V. Ja-mAc ry 12, 2014 I. Sbter Deyigw Narra4-wv. Bayer Bi.oL 1.1.West Entry a. The proposed modifications in this area include a new concrete ramp with associated concrete retaining walls, stainless steel guardrails, and handrails. This ramp will provide an accessible route to the west building entry. The concrete retaining walls will be constructed using a form liner to match the architectural detailing of the building facade. There will also be a planting bed of low shrubs and perennials to the west of the ramp. 1.2.Northwest Plaza a. The proposed modifications in this area include access to a new building egress in the southeast corner of the plaza. The landscape alongside the north side of the building will be removed and the wall will be reconstructed to create natural terraces alongside the new glass facade and interior staircase. The natural terraces will be planted with a combination of different types of shade grasses and perennials, differentiating the sloped areas from the non-sloped areas. 1.3.Southwest Loading Dock a. The proposed modifications in this area include a concrete pathway providing a fire egress to the north of the loading dock. A concrete retaining wall with a guardrail on top is proposed along the whole length of the walkway. b. Wall lights are also proposed in the retaining wall to illuminate the walkway. Trowbw- dg&W&f Mi,e�LaM.al_a Ar4t4eGty LLP 1001 W69kSe*.ecwStrut-, St, t 101 Ifkaca% New-Yorkr14850 � 607.2-77.1400 www:twww.La. 1.4.East Entry a. The proposed modifications in this area include a green screen to block the views into the service yard from the new offices on the first floor of Upson Hall. The curb line is pushed outward to accommodate the green screen and the plantings surrounding the bike rack and green screen are replaced with new shrubs and perennials. b. A concrete walkway is proposed to connect to the plaza to the fire exit at the southeastern connection of Upson Hall and Rhodes Hall. New bike racks are proposed along this walkway as well. 1.5.Entire Project a. Any additional areas that are disturbed during construction that are not included in the site plan modifications are to be restored to their pre-construction conditions. 2. Si De igw Narra4-i,v . Sbti&ALf rh M, & ((w addl v!-i ova,fa-fk e� 13a sew f3 i oL ir�, fk,,,f a� i our&pror c-,�a,,,,pa,�a f tip e S bt e� AUt,r-44-e,) 2.2.West Entry a. The stairs are proposed to be removed and rebuilt with granite tread stairs. The associated handrails are to be constructed with a similar appearance to the proposed stainless steel guardrails. b. The plaza to the northwest of the entrance is proposed to be reconstructed with unit pavers interweaving with the plantings to the north. c. Granite benches with wood slat tops are proposed along the north edge and a matching granite slab wall will replace the existing concrete retaining wall. d. Special care is to be taken while working around the existing oak tree and any disturbance of the roots or canopy is to be coordinated with the Landscape Architect. The plantings around the oak tree are proposed to be replaced with shady ground covers and perennials. e. Bollard lights are proposed to illuminate the plaza, along with accent lighting in the benches and site walls. 2.3.South Terrace J,"JA A 2of3 a. The proposed modifications in this area include a new unit paver plaza adjacent to the new glass fagade. A concrete retaining wall with a stainless steel guardrail will border the plaza. b. A staircase with granite treads and a stainless steel handrail is proposed to provide access to the lawn to the south. c. Another walkway and a series of staircases are proposed to the southwest of the terraces, providing access to the eastern walkway. 2.4.East Entry a. The proposed modifications in this area include a grand staircase with granite tread stairs and stainless steel handrails. There are large granite slab benches to the south with integrated lighting bands. To the north there are linear stainless steel planters with mass plantings of perennials. b. An accessible ramp is proposed that weaves between planting beds will collect storm water runoff. Trench drains will connect these planters between the walkways as they cascade down the slope. A walkway with granite stairs and stainless steel handrails is also proposed at the south end of the ramps. c. A unit paver plaza with granite and wood benches is proposed along the west side of the building and will wrap around the northwest corner. This plaza will interweave with the adjacent asphalt pavement and lighted bollards will help separate the vehicular drop off from the pedestrian plaza. d. Granite and wood benches and new perennial plantings are proposed for the east entrance to the building connector, between Upson Hall and Philips Hall. Shady perennials and shrubs are also proposed alongside the walkway to give this entrance a courtyard aesthetic. e. Bollard lights are proposed at the vehicular drop-off, along the walkway to the fire exit, along the accessible ramps, and along the south walkway and stairs. Post-top lights are proposed for the grand stair entry and the new walkway along Hoy Rd. The granite/wood benches and concrete walls will also include accent lighting. Prepared by: James Fruechtl cc: David Lewis, Clark Manning, Craig Sobeski, Andy Sciarabba, Thomas Tilton, Kim Michaels I,"JA A 3of3 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Preliminary&Final Approval Downtown Hilton Canopy Hotel 320-324 M.L.K.,Jr./E. State St. January 27,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a hotel to be located at 320-324 M.L.K., Jr./E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a seven-story, 80'-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge,meeting rooms, fitness area, pool, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-coch&e, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible Subdivision are required. The project has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h)(4), (k.), and (n), and the State Environmental Quality Review Act, §617.4 (b)(9)and(11) , and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, did, on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on January 27, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and, WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: "The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown,"and WHEREAS: in response to County Comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and WHEREAS: the Board, acting as Lead Agency in environmental review,has on January 27,2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3,prepared by Planning Staff, plans entitled"Existing Survey," "Demolition Plan," "Utility Plan," "Grading Plan," and"Site Layout Plan,"prepared by T.G. Miller, P.C. and Whitham Planning and Design, LLC; "Landscape Plan" and "Landscape Trellis/Bench Detail" (two sheets), prepared by Whitham Planning and Design, LLC; "Ground and Second Floor Plan," "Typical and Seventh Floor Plan," "View from State Street," "Hotel Arrival Experience,""View from Seneca Way" (two sheets), "Exterior Elevations," and"Context Views" (three sheets), prepared by Group One and all dated 1/13/15; and other application materials, and WHEREAS: the Planning and Development Board did on January 27, 2015 determine the proposed project will result in no significant impact on the environment and did make a Negative Determination Of Environmental Significance,now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary And Final Site Plan Approval to the project subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Submission for approval by the Planning Board of project details including,but not limited to, signage,paving materials, exterior furnishings, and lighting, and iii. Submission of a color copy of the materials board, and iv. Noise-producing construction shall take place only between the hours of 7:00 a.m. and 6:00 p.m.,Monday through Friday. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Upson Hall Renovations 124 Hoy Road(Cornell University Campus) January 27,2015 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 renovations to Upson Hall located at 124 Hoy Road by Cornell University, and WHEREAS: the applicant proposes a total internal and fagade renovation of the 160,000-SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Road. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)[2], and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 214 Hoy Road in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 r— January 21, 2015 Lisa Nicholas, AICP, Senior Planner City of Ithaca Department of Planning and Development 108 East Green Street Ithaca New York, 14850 RE: Revised Site Plan Review Materials, 402 South Cayuga Street Townhomes Dear Lisa, This letter transmits to you updated materials for Site Plan Review of the Ithaca Neighborhood Housing Services sponsored 402 South Cayuga Street Townhomes project. The purpose of this memo is to document project revisions and additions from the prior Preliminary Site Plan review package. Planting The planting approach was revised several ways. Increased winter interest is evidenced by the addition of evergreen shrubs and the substitution of other deciduous shrubs in the plant schedule. On the west side of the building, large shrubs were added to screen the foundation wall. Facing Cayuga Street, the deciduous trees were revised to better address the street. J_ooa Well S�ti ca S1�-�I S 1Q�o� �IHa�a, NeAA,-Yo- k,243so p4I . 607.�277.3-400 vv-vros:tvvw�(,cam At the two proposed hornbeam trees closest to South Titus Avenue along the west side of the site, soil will be replaced to a depth of 2' -0" throughout the previously graveled lot. Area of Disturbance The limits of site disturbance have been clearly illustrated and labeled on the grading plan, encompassing both the construction area on the private property and the utility connections in the public way. Site Protection The site protection intent has been clarified. Site Protection Notes have been added to protect public sidewalks, privately and public owned trees adjacent to the area of disturbance, an adjacent fence, and the existing on site retaining wall. Architecture As requested, a second floor plan has been added to the submission set. Decorative brackets have been added below the two bay windows, consistent with brackets below the rear porches. Lastly, as requested, this shall serve to confirm that the project will coordinate the color of the roof vents to match the color of the roofing materials, or be painted black. I 2of3 We look forward to reviewing the project with you and members of the Planning Board at the next meeting on January 27, 2015. Please do not hesitate to call should you have questions or require additional information. Sincerely, t-y� Peter Trowbridge, RLA, FASLA Cc: Scott Reynolds, INHS 10, ® 3of3 l + qkA lIA R.AtvFJSCnpyE ARCHITECTS D APARTMENT /a\ APARTMENT �rr� ` �' _ � eT IS A VIOLATION OF LAW FOR ANY BUILDING PERSON.UNLESS ACTING UNDER THE h: DRHITIONOFALICENSER-EMON IS DOCUMENT C TO ALTER ANTREN:ONTHIS 1�.., <`` F - J r HIS DOCUMENTS EQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION'ALTERED Sr FOLLOWED BY HIS OR HER 5RDRATDE AND SPECIFIC ©AK SF1.�' +�^ ly{ aESCRwr ION OF ALTERATY0N5. C0PYMGHTc,xH4 s*'t '' / --! l Y 1�&R`x.'N1f I�lIEL$UlUBk7f1R]ITEC1SIlP AK P DRINEWAY ae f` C7AK 4 ---------- _ i / y✓ �� M1 FIFE 406AG ,J BOARD ON BOARD FENS `BOLLARD ,r• - UHITA.. _ FLUSHOURB,. - • / FIFE 406.00 , —— �— APPLE kE �_______ FFE4M.00 ®Aa., • I "���- / UNIT B �i / < FIFE 417.00LU ' ! 1 �-� 12' SH C i f 4 , L9° 40e � �, FFE 406-OQ UN1TC HOUSE i � \ ,; \ FFE 417.00 � _ W FFE 419,00 ~ Z UNIT❑ l + T y 0 T TRENCH DRAIN - �••+/ ��_- 07 0 go 0 41 - MAPLE a16 _- co ll� W cry r U CN r _ DATE: 21 JAN 2016 PROJECT: 2011035 OFL4WN 6Y; ZM6 WEST SPENCER STREET- ------- CHECKED' �JT �' /� SITE PLAN —7 ` g L003 1 2 3 4 5 aool PIPE LEGEND FOUND NOTES' _ sr� --COMPUTED POINT 1) DATUM OF ELEVATJO14S IS NAD 83 PER NYSE&G MONUMENT T1608 AT THE 0PIN SET WITH CAP INTERSECTION OF ELMIRA ROAD AND SOUTH PLAIN STREET: CONTOUR � �� �vE �{L o CC Ae INTERVAL IS 2 FOOT. a --COMPUTED POINT -aw r4'x2G' RAW Fait_ ��� R� • ---IRON STAKE FOUND, LABELED INGRESS EGRESS d 2) HORIZONTAL DATUM 1S TRUE NORTH PER GPS OBSERVATIONS AND NYSE&G UTILITY POLE MONUMENTS. )Z -'A —TRAFFIC SIGN APARTMENT 3) ALL U-1ILITIIrS SHOWN HEREON ARE APPROXIMATE LOCATION ONLY, VERIFY IN O�j. FIELD PRIOR TO CONSTRUCTION. -WATER VALVE 4) 8-•16" SNOW AND ICE ACCUMULA77ON AT TIME OF SURVEY. MAP REFERENCES: w a / M 1) BOUNDARY & TOPOGRAPHIC MAP WEST SPENCER STREET DATED 2/27/2002 BY T.G. MILLER, P,C< vo - Af ARTMENT , r GRAVEL /v�• r 2) SURVEY MAP N0.402 SOUTH CAYUCa STREET DATED . / PA / BUILD N�'q,.- ; RKING j��. 512211987 BY CLARENCE BRASHEAR, L.S, f \ / ♦\ i/ ld' 3) MAP OF O.M. GEORGIA ESTATE PROPERTY DATED �� \\ �` //p� • \/ ��GE� ,.�� °'�` 3/2511944 6Y CARL CRANDALL, C.E. GRAVEL PARKINGro IY HERITAGE PARK TOWNHOUSES (MO.) 426466-001 \\ i/ FAX MAP N0.93--6-8 0\` / 0 f�� / GR4VEL l3i?tlE Nk I , N. s -.-_ PIPE a �� � 1 r _ �.. FOUND" a SQUARE PIN N FOUND 32g•. MIACA UREIAN RENEWAL AGENCY DEED BOOK 815, PAGE 233 TAX AIAP NO.93-6-7 s �, AREA=O.187 ACRES l (VACANT LAND) HOUSE' J APPROXIMATE LIMIT OF / CONCRETE RETAINING WALL N 204-208 �t�w 1 �_P 3 JOHNSON TRUST (R.O.) Lit 509555-001 f VV TAX MAP NO.93-6-8 *40 i CITY OF ITHACA STONE FOUNPOPE .404t N MONUMENT CERTIFICATION ITHACA URBAN RENEWAL AGENCY D s'SQ' �vtP I hereby certify to ITHACA NEIGHBORHOOD HOUSING SERVICE'S, INC. S 2T56 �, 01j cR� that I am a licensed land surveyor, New York State License �Yr CC) No.050823, and that this map correctly delineates an actual survey on the, ground made by me or under my direct Nk supervision and that I found no visible encroachments either way across property lines except as shown hereon. SIGNED: DATED: Ar'.E',ST SPENCER AS'TREET REVISED TITLE: of NFL " "N6 SURVEIL MAP All, RD JR ya N�swnw� P r^ CO sum�.mar wroc sum � w"nme��MW 1T .40�2 SOUTH CAYUGA STREET MW� a F S`° T. G. MILLER P.C. �� , WL � CITY OF ITHACA, TOMPKINS COUNTY, NEW YORK Pz ENGINEERS AND SURVEYORS yb 2113 NORTH AURORA STREET ITHACA, NEW YORK 14850 .CA,NI) SCALE: TAD.. (607)272-8477 DATE: 5 2012 1" =20' l / s1c� NYSDOT TYPE 7 TOP COURSE q1 = NvsooT TYPE 3 BINDER COURSE LANDSCAPE ARCHITECTS LSo&TyT NYSDOT TYPE 25UBBASE UNDER ASPHALT '77 SEPARATION FABRIC TO WRAP RELOCATED EASEMENT \ �r -�— — \ III III I��I NOTICE: 4 \�COMPACTED SUBGRADE IT IS A VIOLATION OF LAW FOR ANY IS TIGHT BOARD FENCE ROT OE L201 DECN OF A LICENSED LANDSCAPE ASPHALT PAVING ARCHITECT TO ALTER ANY ITEM ON THIS �9 Scale.1'=1'-0" DOCUMENT WHO ALTERS THIS ASPHALT PAVINGDOC\ NOTES: AFFIX XMN S ORREQUR HERI SEAL AND S YTO THE NOTATION'ALTERED BY'FOLLOWED BY 1. SEE PLANS FOR LOCATION AND TYPE OF JOINTS. HIS OR HER SIGNATURE AND A SPECIFIC ` CONCRETE WALKSIPADS .L201 \\\\ 2.OVERLAP MESH SHEETS V-0"MIN. DESCRIPTION OF ALTERATIONS. \\ COPYRIGHT©2014 TROWSReOE WOU IIDI@HS WNOSCAR ARCHITECTS,LI' \20 DRIVEWAY \ \ f z 1"DEEP TOOL JOINT(TJ) WI J'RADIUS EXPANSION JOINT(EJ)AND JOINT FILLER 41 ' COATED DOWEL WI PLASTIC SLEEVEAT18'O.C.11 \ BOLLARD I \ 6X6 X W1.9XWI.9 WIN MESH,FULL SHEETS 6'CONCRETE FLUSH CURB - 3 �01 ESTONE QUARRY BLOCK RETAINING WALL � � NYSDOT TYPE 25UBBASE COMPACTED SUBGRADE dti�, J // I I I I III—III—I I-1 I I / UNITA / TJ EJ v �S pQ- 9 Fro TYPICAL CONCRETE WALKS PADS Scale:P=1'-0" UNITE Q ® NOTES: ` 1. REFER TO LAYOUT PLAN FOR LOCATIONS. U LU \ v i UNIT / �� - C) V J 3"TRENCH DRAIN \., 2 COURSES ROUGH LIMESTONE QUARRY LU1 ,000/" / N BLOCKS,36"48"LX 12"18"HX24"D C0 V UNIT D 4'SCREENED AND AMENDED TOPSOIL i v ®®® N2 WASHED GRAVEL WRAPPED IN FILTER FABRIC Py�GP III= O Q G TURF SOIL MIX I_ o V V OF#2 WASHED GRAVEL LEVELING COURSE O III—III— UNDISTURBED SUBSOIL I—III—III—III—III— CE O m � Y L L201 CONCRETE WALKS)PADS LIMESTONE QUARRY BLOCK RETAINING WALL (� O �/Scale:112"=T-0• W CJ/'�J NOTES: z — I 1. SUPERDECK EXTERIOR WOOD STAIN AND SEALERCOLORTOBE Q Z -- - SELECTED BY ARCHITECT.PROVIDE 3 COATS. l`, ^' < O 2X4 BEVELED CEDAR CAP SECTION 2X4 CEDAR TOP RAIL WEST SPENCER STREET S.8" DATE: 15 DEC 2014 1%fi CEDAR FENCE BOARDS PROJECT: 2011035 ^ LEGEND ZONING INFORMATION SITE INFORMATION e B' 1s DRAWN BY: ZMB f't R-3b TOTAL LOT 8154 SF CHECKED: PUT N ASPHALT MINIMUM LOT SIZE:ts,0 SF NEW BUILDING 30. SF m MINI for first SIZE: E:4050Bfor each additional unit) LOT COVERAGE 482B II 2X4 CEDAR BOTTOM RAIL v CONCRETE MAXIMUM LOT COVERAGE:40% BUILDING HEIGHT:38'.11" o SETBACKS: 10'FRONT YARD a 1Or 1stSIDEYARD LAYOUT PLAN N 5' 2ntl SIDE YARD SO'REAR YARD or 25%(But Not Less than 20) Ir CONCRETE FOOTING BUILDING HEIGHT:40'Max w 4 6caQtAIT180ARDFENCE L201 g = 1 2 3 4 5 REMOVEiEXISTINGi PAVEMENT, A,REPLACEiWITHiSOILiANDiTREE _ LAWNiPER01-401 LANDSCAPE ARCHITECTS D AREAiOFi DISTURBANCE / LPi403.85 \J TyT - NEW EASEMENT ITiISIAIVIOLATIONIOF,LAWIFORIANV / 40540 RI CTI ONiONLEaLICENSED,LANDS E CAP D ARCHITECTTOiAiLTERANYOITEM ONCHIS / \ DOCU S WHO'AET la �cl AOFF%MENT IHISiORRHEORISEA�BLi AMLANDW,WiHO 44 \ • / NOTATION"'ALTERED BV"iFOLLOWEDISV 0.70 HIS'OR HENSIGNATURE ANDiAI SPECIFIC qp6 D ESCRIPTIONIOF,ALTERATIONS. FENCEiREPLACEMENTiPER141201 40s.00 s� �\ COPYRICHT©2014 i TAOWSA'DGE WC4F IAICNAELS UNDSCAPE ARCH IIECTS.LLD g DRIVEWAY 406.00 \ 405.25 ' \ 406.00 FFE1408 00 > \ 408 C / 404.70 \ 406.00 - \ 40385 FFE140600 'I v \ 405,25 u� 410 LPI403,95 I�\°\_ FFE1406.00406.00 UNITiA / FFEA17.00 \ i ePgO VOOR 4A? FFE140600 , ®® ®® / w \ 406 UNITIC FFEi419.00 416.50/ 415. > Q LU UNITiD \ 410 \ FFEi419.00 B ®®® ® 41765 417.00 / �``\ / \\ 412 \ / 41a so .]doll Q < \ 414 41610 B \ -478b0 \416 418.20 1 1 \\416 m Y O w z � � CN Z N AREA10RDISTURBANCE Q O L WESTiSPENCERiSTREET DATE: 21 JAN 2015 PROJECT: 2011035 DRAWN BY: ZMB A CHECKED: PUT SITEiPROTECTIONiNOTES GRADINGILEGEND 1:IEXISTINGiRETAININGiWALLiTOIREMAIN —410— EXISTINGiMAJORi CONTOUR SITE 2.iEXISTINGiPUBLICISIDEWALKSiTOiREMAlNIANDIBEiPROTECTED,iORiREPLACED 41 6 EXISTINGiMINORiCONTOUR is INiKINDIIFiDAMAGEDiORiREMOVEDiFORiCONSTRUCTIONiOFISITEiORIUTILITY PROTECTION 5 IMPROVEMENTS PROPOSEDiMAJORiCONTOUR 3!IPROTECTiEXISTINGITREESiTOiREMAINiINITHEiPUBLICiRIGHT'IOFiWAY'IANDIAS AND INDICATEDIONITHEi PLANTINGi PLAN,iSHEETiL401. PROPOSEDiMINORICONTOUR 4.IEXISTINGI FENCEiONI NORTHI SIDEiOFiSITEiTOi BEiREMOVEDiANDi REPLACED GRADING PLAN PERiDETAILl4/L201 AREAIIOFi DISTURBANCE L301 1 2 3 4 5 QTY KEY BOTANICAL NAME COMMON NAME SIZE ROOT NOTES DECIDUOUS TREES ^` 2 AM 1a iyber Myabe Maple 210 BAB /`•",� 5 CB Cane—betulus Frans Fontaine' Pyramidal European Hombeam 2112" B&B Columnar,No Sub 7 QB Ouercus bicolor Swamp White Oak 2" B8B "., An CB -•- - • - SHRUBS AND PERENNIALS LANDSCAPE ARCHITECTS 5 CA Co..s alhe'Red Gnome' Tel Dogwood #5 CONT em-zn,aao .. >neoez �• - ••• D e / S 70 HA Hosta fortune,HyacinMine' Hosta #2 CONT \'- O, (� a IV new g, Henrys Gamet' Virginia Sweetsp re #5 CENT / .•,• ••••••••� �'7 r/� s V Ju p -g'- Grey Owl Grey Owl Juniper #5 CONT J J '•i LL:` JV 6 PA Pe elum alopecuroides'Red Head Red Head Owed Fountain Gress #2 CONT 3- LL. - .LL• •+ ��q/, 5 PO Physxarpus opu3blius Diabolo abolo D N nebark T-3 5'HT CONT .`.`.`.'.'.`.`.'.`.'.` NOTE. _ F = 1.LAWN SEED MIX SHALL BE A 90%TALL FESCUE AND 10%KENTlCKY BLUE �.' .•` .. .:.LL.;.:.: - � GRASS BLEND.SEED MIX SHALL CONSIST OF EQUAL PARTS OF THREE VARIETIES . .'•' '.`.i:`.LL..%� _ OF TALL FESCUE SEEDS:AND ONE VARIETY OF KENTUCKY BLUE GRASS. NOTE: •�,'• / / IT IS A VIOLATION OF LAW FOR ANY C UNLESS JV DIRECTION OFA LICENSED LANDSCAPE ' ' ' '• ARCHITECT TO ALTER ANY ITEM ON THIS = 3 / DOCUMENT WHO ALTERS THIS TO AFFIX HIS ORRHER ISEAL AND RE D BY tTHE NOTATION"ALTERED BY FOLLOWED BY IV HIS OR HER SIGNATURE AND A SPECIFIC / , 8 DESCRIPTION OF ALTERATIONS. \/. COPYRIGHT I]G 2014 DRIVEWAY b"^e' TAOWBHOOEWOLF MIf7WH5lANOSGPEPACHBECT3 LN / \ PRUNE AND REMOVE DEAD AND BROKEN BRANCHES Agjtm PLANT SHALL BE SET AT OR SLIGHTLY ABOVE .i t. THE STABLISHEO FINISH GRADE KEEP MULCH AWAY FROM TRUNK AND TRUNK / / \ FLARE 4"SPECIFIED SHREDDED BARK MULCH � QB UNTIE AND ROLL BACK BURLAP FROM 1 l3 MIN. OF ROOT BALL.SYNTHETIC I WRAP UNACCEPTABLE.CUT AND REMOVE � \ i� � EVERYTHING EXCEPT BURLAP. / V SPADE EDGE OF MULCH PERIMETER SPECIFIED PLANTING MIX LL' / ®® '• 'LL' LL - _ _ SCARIFY SIDES AND BOTTOM OF TREE PIT TO `•`,',`, `,`,",`, UNITA ` •,� —III III —III—III III PREVENT GLAZINGOFSUBGRADE.BET TREE ` ` ' ` ` ' ` ` ' ` •' 3X WIDTH OF ROOT DIRECTLY ON FIRMLY PACKED SUBGRADE TO `,",".'." '." ' ` BALL IT lN.) ��II PREVENT SETTLING. • �X�SSF� ®® •-/ �\TREE PLANTING ` ' •n•• UNIT B O I Scale:114"=1'-0" �'. t • NOTES: ®® \•• • • ®g •/ 7. PLANT ATS E PREVIOUSLY •• ••�• ��i � PLANTEDD NURSERY IN NURSERYRY OR CONTAINER CJ� UNITC ro. :.'/ 2. PROVIDE COMPACTED SASE UNDER ROOT LJ.J JV BALL ONLY TO PREVENT SETTLING 0 \,. - d'�� 0 `.`• PA , 3. EXCAVATED AND BACKFILLED WITH PLANTING MIX 3 LJJ i e UNTIE AND ROLL BACK BURLAP FROM UNIT MIN.1I30F ROOT BALL SYNTHETIC WRAP IS UNACCEPTABLE.CUT WIREBASKETS AND REMOVE. �(: SHREDDED BARK MULCH,H,EXTENT OF / P B \ 2 `I w BEDLINE,INCLUDE IN PLANTING ITEMS: " • / HA (`P.` z •4"(100mm)FOR SHRUBS O `c _ CA 6 AM �V •3'(75mm)FOR PERENNIALS AND BULBS = , 1 - - \.• ,. _ i\`.` � 3 1 O�/` SPADED BED EDGE Q U o SPECIFIED PLANTING MIX O o = • COMPACTED BASE CA LL• 'i HA 2 PO JV m Y S PAI SHRUB PLANTING O O 3 L Scale:lla'=1'-0" W Z N Q p 41 41 LAWN SEED OR HVDROSEED WEST SPENCER STREET - DATE: 21 JAN 2015 PROJECT: 2011035 a B' le. } EXISTING LAWN � ^ I DRAWN BY: ZMB f1 LEGEND CHECKED: PUT = TURF SOIL-4'AFTER COMPACTION OEXISTING TREE TO REMAINDEC IIITILL EDWITHIMPACTICCOMPOST STING SOIL 5 SHADE TREE =III-III-III- ICI PLANTING PLAN ORNAMENTAL TREE —III III—III III—III- —COMISTURBED ANDIOR I-I I I-I I-I E III-III-I O SHRUB 65 LAWN ARE4 SEED MIX L4 01 �1 LAWN AREA-SEEDING J Sale:7"=1'-0' 1 2 3 4 5 ��u s oy q� T / TEGINEERSAND SURVEYORS NORM AUR0R4 SIRk£f OHAG4,N72 80 TIXiK 14950 APARTMENT w)2)2�,)) )-2)O-B022 fay � _ NOTICE: !l /� / ITiIS,Ai VIOLATION,OFH-AWI FORIANY \ B UI L DI NG / �A PERSON,,UNLESSiACTING,UNDER,THE OIRECTIONiOFiA,LICENSED;LANDSCAPE ARCHITECTITO,ALTER,ANY,ITEMiON,THIS / �� OO CU MENT,WHO,ALTERSITWS / CONNECT TO-EX�ISg''IYG DOCU MENTi IS i REQUIRED;BYi-AWiTO SANITARY LATERAV ALiANDITHE NOTATIONi'ALTEREDBYXiH EFOLLOWEDIBY �. HISiORi HERiSIGNATUREiANDiAISPECIFIC APARTMENT \ i' GRAVEL NEW GAS SERVEC DESCRIPTIONIOFiALTERATI DNS, PAFIr BUILDING s �O Br NvsEG mowBMocEWarM,auae Du��HARCHILasLLP \ J O COPYRIGHT C 2014 NEW WATER �. .SERVICE (iYP)' R GRAVEL s� 0 - // CA APLI PARKING CCP�\�� � °e w EV C FrF CONNECT TO EXISTING 0 ", PIE� �� q�r WATER SERVICE AK PLING C. yl G S O•`'• ,f \ NEW CTR TELEPHONE g AND CA S ES GRAVEL A00 0 O OAK S DRIVE------------------------- C�Ii /�� S 00• GAS METER Aid - Q SER4'ICE.BY NYSEG"• 404 \ ONZ00 40 ELECTRIC ` —� BANK, TELEPHO DAPPLE THE EW SANIT{�Y AND CABLE BOXES —40g— \ \ $ERVICE,.AND / p. t s ��✓✓0� H IN Hb�1 TRAP��(YP / CON T TO C BAS EXISTING —41 / /� 1� /Gui \ 12' ASH a/4 \ / R\� vU 4,2\\ � � OS � � /HOjSE STORM PIP G TIP)^ W NG.204-2G8 \ DR* LET oy cl /B 5 - �� � �R z� iD Q �R NSPOUT �DRAIN''BASIPI' \ 1 a �O PGE G / O \ 12"MAPLE Ty ::D 0 r�n CLEAN UT (TYR) \ A1 N1�6 �� Lu Z V/ N v CV Q U co a w \ W W W w \ \ /// \ DATE: 15 DEC 2014 \ EST SPE�cEll?- � _ j/ PROJECT: 2011035/E14-28 DRAWN BY: TRT 0 / j A CHECKED: AJS P / 7 UTILITYiPLAN DATA GRAPHIC SCALE 0 10: ,,.20 30 - - - C101 1 2 3 4 5 �W U� Z +) c U m > 5 a 53n �N v=� IIl■Il ■ 0 CA a BD RM D1 L/1 BD RM B2 143isf 4 C N ] a BD RM A2 172Lsf m ct O) 133isf m to 00 0- a t A o u Z BD RM C2 133isf 3 C� MC OCDDNNDNODN 2nd FLOOR PLAN BD RM Al BD RM Bi 0 155�f 170mf DRAWN BY AYEN U1'I.tl lil" RBL CTB BD RM D3 BD RM D2 N BD RM Cl 99isf 127�f 1551sf VER 3.3 REVM REVISION DATE 14'-BY" 2'-T' 9'-0" 9'-9%" u cre NOV-14-2014 1 2nd Floor Plan A-3 A-3 1/4" = V-0" Z � U — . o i.F.A'dmi 77 1 C) > Proposed East Elevation 1 No Scale tj) U z .� u r,. It OL O/ CIA O E❑E❑❑TIONn DRAWNBY A ROVEDBY E F ALF CTB 717 t 7 + ftEV# REVISION DATE k-� rf:_ - _ - _ 1 IDAT t � � -4, � 15 Decc 2014 1 2 Proposed West Elevation 1 No Scale CC W � Z Z C W L m � m Q zgN Ln U - Vj r — f FF .. . _ T f E E TIQN nRnwti av I APITOVE.D I ALF CTB i Proposed South Elevation z Proposed North Elevation No Scale No Scale �V- REVISION VrE f�alf 15 Dec 2014 2 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Four Townhomes 402 S. Cayuga St. January 27,2015 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 four duplexes to be located at 402 S. Cayuga Street, by Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the applicant proposes to construct four (4) for-sale townhomes that will target moderate-income, first-time home buyers. The building will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and WHEREAS: it has been requested that, the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board's being Lead Agency for the action of site plan review for this project, and WHEREAS: the Ithaca Urban Renewal Agency(IURA), and the City of Ithaca Common Council have consented to the City of Ithaca Planning and Development Board's being Lead Agency for the action of site plan review for project,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located at 402 S. Cayuga Street in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ® Yes ❑ No Any construction on slopes of 15% or greater(15-foot rise per 100 feet of length) or where general slope in the ® ❑ ®Yes ❑ No project exceeds 10%. Construction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No than 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑ ❑ [:] Yes ❑ No Construction on land where bedrock is exposed or generally ❑ ❑ ❑Yes ❑ No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve ❑ ❑ ❑Yes ❑ No more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No Construction in designated floodway. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑Yes ❑ No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? ❑Yes ❑ No Specific land forms (if any): ❑ ❑ ❑Yes ❑ No 1 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No Dredging more than 100 cubic yards of material from channel El ❑ ❑ Yes [:] No of protected stream. Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of 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 Cayuga Inlet? Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 2of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ® No Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No Project requires use of source of water that does not have El ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No public water supply system. Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No Liquid effluent will be conveyed off the site to facilities which ❑ ❑ [:] Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of El ❑ [:] 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 ❑ ❑ ❑ Yes [:] No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical ❑ ❑ ❑ Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 3of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Project site is steeply sloped — drainage plan to be reviewed by City Stormwater Officer ❑ ❑ ❑ Yes ❑ No IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Project will induce 500 or more vehicle trips in any 8-hour El ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No BTUs per hour. Other impacts (if any): Construction Impacts ❑ ❑ ❑ Yes ❑ No 4of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ❑ Yes ❑ No Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife El ❑ ❑ Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year El ❑ El Yes ❑ No other than for agricultural purposes. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes ❑ No Proposed action would substantially interfere with any ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 5of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? ® Yes [—] No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening El ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): Project site is contiguous to Six Mile Creek and visible from points within the Henry St. John Historic District. ❑ ❑ ❑ Yes ❑ No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? ❑ Yes ❑ No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No landmark district. Other impacts (if any):-Project will be visible from points within the Henry St. John Historic District. ❑ ❑ ❑ Yes ❑ No 6of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): Project will be visible from users of the informal greenway along Six Mile Creek. ❑ ❑ ❑ Yes ❑ No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? [—] Yes ❑ No Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No Proposed action will result in reduction in the quality of the ❑ ❑ ❑ Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No resource. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 7of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ® Yes ❑ No Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No Other impacts: Construction Impacts only. Applicant has provided information regarding staging, deliveries, contractor parking, and potential sidewalk and road ❑ ❑ ❑ Yes ❑ No closures. IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ® Yes ❑ No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ ❑ Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as El ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): Construction Impacts only. ❑ ❑ ❑ Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ❑ No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, ❑ ❑ ❑ Yes ❑ No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ ❑Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ ❑ Yes ❑ No solid or hazardous wastes. Proposed action will result in 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 contain gases). 9of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any El ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): Site Contamination documented. Project Sponsor has submitted Phase 1 and 2 ESAs. See Part 3. ❑ ❑ ❑ Yes ❑ No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? ❑ Yes ❑ No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans or goals. Requires an Area Variance to accommodate ❑ ❑ ❑ Yes ❑ No full porches. Proposed action will cause a change in the density of land ❑ ❑ ❑ Yes ❑ No use. Proposed action will replace or eliminate existing facilities, El ❑ [:] Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional community ❑ ❑ ❑ Yes ❑ No services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or ❑ ❑ [:] Yes ❑ No 10 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Four Townhouses — 402 S. Cayuga St. Date Created: 1/6/15 1 Updated 1/21/15 more businesses. Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) — Part III Project Name:402 S. Cayuga St. — Four Townhomes Date Created: 1/15/15 1 Revised: 1/21/15 PROJECT DESCRIPTION The applicant proposes to construct four (4) for-sale townhomes that will target moderate-income, first-time home buyers. The building will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h) (2), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review. IMPACT ON LAND No impact anticipated. IMPACT ON WATER No impact anticipated." IMPACT ON DRAINAGE The site has steep slopes. City Stormwater Management Officer to review drainage plan No impact anticipated. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS&ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES The project site is within 100 feet of Six Mile Creek and is on a corner lot visible from the Henry St. John Historic District. The project site slopes steeply from east to west, such that there are ground- floor front entrances on Cayuga Street and the basement/garage entrances in the rear. The view of the building from South Titus Avenue reveals a large portion of the basement/foundation wall. 1/22/2015 Page 1 of The applicant has incorporated several design features to break up the mass and enhance the residential character of the building, including shifting fagade and roof planes, varying materials colors, full front porches, and a large quarry-block planter along the Titus Avenue-facing foundation wall. No impact anticipated. IMPACT ON HISTORIC RESOURCES See Impact on Aesthetic Resources above. No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION No impact anticipated. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE&ODORS No impact anticipated. IMPACT ON PUBLIC HEALTH The applicant has submitted Phase 1 and 2 Environmental Site Assessments (ESAs), dated September 2014, and prepared by Seeler Engineering, P.C. of Pittsford, NY, as well as a Letter of Determination from Richard J. Brazell, PE, NYSDEC Regional Spill Engineer, dated October 6, 2014 (see attached Phase 2 Executive Summary and above-referenced letter). Phase 1 work identified the following two Recognized Environmental Conditions (REC): 1. Historical Site Use may have resulted in soils and/or groundwater being impacted by petroleum products. 2. Previous reports prepared for the Morse Industrial Corporation (Morse Chain) Hazardous Waste Site Operable Unit 3 indicate the potential for the intrusion of volatile organic chemicals through soil gas at the site. A Phase II Environmental Site Assessment ESA was performed to address the first of the two RECs. The report provided the following conclusion: 1/22/2015 Page 2 of 4 Based upon the findings of this Phase II we have determined that the historical use of the property has had a limited impact on the site. Analytical results of the five soil borings collected have only shown the presence of two metals at concentrations slightly above the Residential Site Use threshold set by NYSDEC SCO's. However these metals can easily be addressed during initial site development activities, if needed. If site improvements do not require that the impacted soils be disturbed and these areas are covered with at least two feet of unimpacted soil or other granular material such as stone or with a hardend surface such as a driveway or parking lot, the soil may be left in place. If site improvements require that these soils be disturbed, then they should be removed from the site and disposed of in an appropriate landfill. These contaminated soils should not be taken off-site and reused elsewhere. Once these soils have been removed, no further actions are required. The Phase 2 did not address the second REC, because it was recommended the second REC be addressed with the incorporation of an Active Sub-Slab Depressurization System integrated into the new structures proposed for the site. A subsequent letter of determination, referenced above, stated the following: The NYS Deportment of Environmental Conservation (the Department) has made a determination that you have completed all required remedial activities with regard to the referenced petroleum spill site. The Department has reviewed the records and data submitted regarding a Phase II investigation at the above referenced petroleum spill site. These records included, but were not limited to Phase II Environmental Site Assessment Report dated September 13, 2014 prepared by Seeler Engineering, P.C. Based on such review, the Department has determined that no cleanup or removal actions are required. Nothing contained herein shall be construed as barring, diminishing, or in any way limiting the Department's authority under the Navigation Law or the Environmental Conservation Law, including the authority to require additional remedial work, if necessary. The Lead Agency recognizes that any determination regarding the need for site remediation, as well as the standard to which clean-up is required for the intended end-use, is under the jurisdiction of NYSDEC, NYS Department of Health, and the U.S. Department of Housing and Urban Development (HUD). If site development requires that impacted soils to be disturbed or reveals that additional contamination exists on site, the applicant is required to follow established protocols of the applicable agencies. No impact anticipated. 1/22/2015 Page 3 of 4 IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD An Area Variance is required to allow for full front porches, while maintaining existing easements in the rear yard. No impact anticipated. Prepared by: Lisa Nicholas,AICP, Senior Planner 1/22/2015 Page 4 of 4 PROPOSED RESOLUTION Site Plan Review CEQR Four Townhomes 402 S.Cayuga St. City of Ithaca Planning and Development Board January 27,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for four townhomes to be located at 402 S. Cayuga Street in the City of Ithaca, by Ithaca Neighborhood Housing Services(INHS), and WHEREAS: the applicant proposes to construct four(4) for-sale townhomes that will target moderate-income, first- time home buyers. The buildings will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback, and WHEREAS: This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings "Survey Map, No. 402 South Cayuga St, City of Ithaca, Tompkins County, New York," dated 10/15/2012; and prepared by T.G. Miller P.C.; "Planting Plan(L401)"and"Site Protection and Grading Plan(L301),"both dated 1/7/15; "Site Plan(L003)," dated 11/18/14; and "Layout Plan (L201)" and "Utility Plan (C101)," dated 12/15/14, all prepared by Trowbridge Wolf Michaels Landscape Architects; and "Elevations (Sheets 1 & 2)," dated 12/15/14, and all prepared by Claudia Brenner,Architect; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review CEQR Four Townhomes 402 S.Cayuga St. City of Ithaca Planning and Development Board January 27,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for four townhomes to be located at 402 S. Cayuga Street in the City of Ithaca, by Ithaca Neighborhood Housing Services(INHS), and WHEREAS: the applicant proposes to construct four(4) for-sale townhomes that will target moderate-income, first- time home buyers. The buildings will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback, and WHEREAS: This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings "Survey Map, No. 402 South Cayuga St, City of Ithaca, Tompkins County, New York," dated 10/15/2012; and prepared by T.G. Miller P.C.; "Planting Plan(L401)"and"Site Protection and Grading Plan(L301),"both dated 1/7/15; "Site Plan(L003)," dated 11/18/14; and "Layout Plan (L201)" and "Utility Plan (C101)," dated 12/15/14, all prepared by Trowbridge Wolf Michaels Landscape Architects; and "Elevations (Sheets 1 & 2)," dated 12/15/14, and all prepared by Claudia Brenner,Architect; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 S C H I CKEL 707 EAST SENECA ST . HOUSE 707 East� Seneca Sf.reet LLC 707 EAST SENECA STREET PROJECT NO. 14124 Schickel Architecture ITHACA N EW YORK 14850 JAN UARY 21 2015 330 HACA, STATE EWYORK 1485 7 � ITHACA,NEW YORK 14850 SUBMITTEDF 0 R SITE PLAN REVIEW TEL 607.277.0845 FAX 607.277.2925 ARCHITECTURAL ABBREVIATIONS ARCHITECTURAL SYMBOLS LIST OF DRAWINGS ACM ALUMINUM COMPOSITE MATERIAL WAX MAXIMUM EXISTING CONSTRUCTION TO REMAIN TITLE SHEET ACT ACOUSTICAL CEILING TILE MC MECHANICAL CONTRACTOR ----------------- ADD M ADDENDUM MUCH MECHANICAL APE ABOVE FINISH FLOOR MFR MANUFACTURER,MANUFACTURED ------- ALT ALTERNATE MIN MINIMUM ____--- EXISTING CONSTRUCTION TO BE REMOVED ALL ALUMINUM MISC MISCELLANEOUS ' M METAL RY OPENING BD BOARD r — BOUNDARY AND TOPOGRAPHIC MAP,dated Jul 30,2014 SLOG BUILDING NEW CONSTRUCTION Y BLKG BLOCKING N NORTH LO LOCATION PLAN&DEMOLITION PLAN,dated December 15,2014 SOF BOTTOM OF FOOTING NA NOT APPLICABLE ------- PROPERTY LINE 1-1 SITE LAYOUT&PLANTING PLAN SOT BOTTOM NC NOT IN CONTRACT BS BOTH SIDES NO NUMBER 1-2 GRADING PLAN NRC NOISE REDUCTION COEFFICIENT -CU.- CONTRACT UMTr LINE CJ CONTROL JOINT NSF NET 50uME FEET CL C NTER LINE,CLOSET NTS N TO SCALE L3 UTILITY PLAN,dated December 15,2014 OT CLc E CEILING >� DIMENSION L4 SITE DETAILS,dated January 8,2015 CU. CONTRACT UMIT LINE OC ON CENTER CLR CLEAR OD OUTSIDE DIAMETER ------- CENTER UNE CMU CONCRETE MASONRY UNIT OH OVERHEAD COL COLUMN OPNG OPENING CON C CONCRETE OPP OPPOSITE (. CUT LINE CONE C ITIN US" PART PARTI JON Al FLOOR PLANS,dated December 30,2014 CT CERAMIC TILE PC PLUMBING CONTRACTOR OD ----- COLUMN CENTER LINE q2 ELEVATIONS CU CUBIC PCC PRECAST CONCRETE PERF PERFORATED -- AS SITE ELEVATIONS DEMO DEMOLISH,DEMOLITION PL PLATE,PROPERTY LINE 00'-0' DIA DIAMETER PLAM PLASTIC LAMINATE ELEVATION RELATIVE TO BENCHMARK A4 SITE SECTIONS DIAG DIAGONAL PLYWD PLYWOOD DIM DIMENSION PR PAIR — STREET VIEW ELEVATION OIV DMSION PREP PREPARE,PREPARED p0 PARTITION TYPE OL DEAD LOAD PIE POUNOS PER SQUARE FOOT - ELEVATION RENDERING ON DOWN PSI POUNDS PER SQUARE INCH 00 DITTO PT POINT.PRESSURE TREATED 0 STANDA.RD REFERENCE OR DOOR FrD PAINTED X000 (DETAIL NO./DRAWING NO.) DTL DETAIL REM PATCH TO MATCH DWG DRAWING PVC POLYVINYL CHLORIDE E EAST R RISER,RADIUS EA EACH RCP REFLECTED CEILING PLAN 0 BUILDING SECTION EC ELECTRICAL CONTRACTOR RD ROOF DRAIN X000 EF EACH FACE REF REFERENCE EIFS EXTERIOR INSULATION FINISH SYSTEM REINF REINFORCE.REINFORCED,REINFORCING EJ EXPANSION JOINT REDD REQU IRED ELEC ELECTRIC,ELECTRICAL REV REVISON ELEV ELEVATION RH RIGHT HAND %00 WALL SECTION/DETAIL SECTION ICI EPDM ETHYLENE PROPYLENE DIENE MONOMER RM ROOM ED EQUAL RO ROUGH OPENING EQUIP EQUIPMENT ETR EXISTING TO REMAIN I SOUTH 0 EW EACH WAY SC SOUD CORE EXTERIOR ELEVATION EXIST EXISTING SCHED SCHEDULE X000 EXP EXPANSION SF SQUARE FOOT EXT EXTERIOR SIM SIMILAR SOG SLAB ON GRADE 00 F FAHRENHEIT SPEC SPECIFICATION ED FLOOR DRAIN SO SQUARE X 00 00 00 00 INTERIOR D-EVATION ED N FOUNDATION SS STAINLESS STEEL 00 FF FINISH FLOOR STD STANDARD FG FIBERGLASS STL STEEL FIN FINISH STOR STORAGE FL FLOOR STIR STRUCTURAL FOW FACE OF WALL SUSP SUSPENOED D DETAIL FR FRAME SY SQUARE YARD ROOD FFT FEET TC FOOTING S!M SYMMETRICAL L_J PROJECT INFORMATION PER BUILDING CODE OF T TREAD DETAIL TITLE/SCALE CA GAUGE T&S TOP AND BOTTOM Q XX NEW YORK STATE DALY GALVANIZED T&G TONGUE AND GROOVE GC GENERAL CONTRACTOR TEMP TEMPERATURE %000 0/0.,-0-0.- GL GLASS THK THICK,THICKNESS GR GRADE THR THRESHOLD PROPOSED GSF GROSS SQUARE FEET TOM TOP OF MASONRY GYP GYPSUM TOP TOP OF PIER DO NOTE OCCUPANCY CLASSIFICATION GROUP R2 TOS TOP OF STEEL HC HOLLOW CORE TOW TOP OF WALL CONSTRUCTION TYPE SO HD HARD.HAND TYP TYPICAL HOW HARDWARE O REVISION NUMBER NUMBER OF STORIES 3 HM HOLLOW METAL UC UNDERCUT HORZ HORIZONTAL UG UNDERGROUND GROSS AREA FIRST FLOOR 2,284 SF HR HANDRAIL HOUR LINO UNLESS NOTED OTHERWISE HE HEIGHT ® MABUILDING FOOTPRINT 2.402 SF HVAC HEATING,VENTILATING&AIR CONDITIONING VAT AN ASBESTOS TILE O O MATCH LINE AUTOMATIC SPRINKLER YES AS ANYL BASE ID INSIDE DLAMETER VCT VINYL COMPOSITION TILE IN INCHES VERY VERTICAL ROOM NAME INSUL INSULATION VIF VERIFY IN FIELD 000 INi INTERIOR ROOM NAME/ROOM NUMBER BUILDING AREA CALCULATION W WEST,WIDTH,WIDE JC JANITOR'S CLOSET WD WOOD • • - - - - JT JOINT WSCT WAINSCOT 000 DOOR NUMBER WT WEIGHT (ROOM NO./DOOR NO.) L LENGTH,LONG WIN WELDED WIRE FABRIC LB POUND W/ WITH LB L LABEL W/O WITHOUT O WINDOW TYPE LGIMF LIGHT GAUGE STRUCTURAL METAL FRAMING LH LEFT HAND YD YARD LL LIVE LOAD 000 FURNITURE&EQUIPMENT TYPE ACCESSORY TYPE nASn.: �tins'oi1;y;,,, �37Y05 - Ya cvs-zrzt<mlvl eot,.•;•aaoos.•O'; own fwar.Rvx vrfxo �i: �£ a31W' mN915 LEGEND Exwls nnxrw waou roz b a-SarmN voeray uwoyv sa;dPPsa»uJ1AyPAax1 esafPu� .N OJ6B1Ea0 FxREs TIRE INFORM477ON A80A M3N 'ALNnO3 SNINdW01 'VOVHlI 30 A O ou Danw I Mtn Duo uagm-is a CAS MAIN CRY OF RHACA t rpaonwf efgsp. 'Y. �> >� `;:• - / {�(�r v�Y;�.r >�+iT�Y '�'d IIflT1I1[ '9 'S r,aAal�rw�Pa^,a Ay.paa,Danod.y aP Loran=IPnna -Ally Q W S Y.h11 ITS W J I 11 Z0� ON ua sjx wap.frj--door sly;7a4 Pau'960050'aN — — PROPERx'!UNE DEID BOOK 592, PAGE 358 asuaa(7 aia;s+FDA naN'iMwrls Paal PasuaOR a wP 1 IaW p URLRI'POLE wu o w 4a>'ARa•y 1 O Wcouous ma TAX MAP No. 6ACRES'2 x.......dv.° dtiW 0IHb89®d01 �8 ,lad4N(108 mn AREA-0 171 ACRES "'•,;I'jG 31„0 ��xrrT x NOI1Y'J[e11tl3J ?C IRON P. ,•11 �Yaa 'va/.LI� R IRON PIPE l[R1Np _ n f:ALCULA70 PORn - EAST SENECA STREET of z a9 ex a.n zY. a — - s1 39re ssR:.vroe aTfa - m - (o'a)a3anxs lEY 3aad'aoR NWB a330 _e Cab)'daDD MDHD9 TYII IS9 / ,LZ'y"g M_.OL,SS.68 S 1'�MII MVn•:m.L�v—� a3Nc�a 0 POrvr./u r.i8'f!0 ih_ l v1i fG� - _-__ _ -- �;H� .� �ss90 nxA by O 51.56' w sm. srRiiT S 89'51'22'E 53. aEx >{ rRDCa•Ra1 "�NCFIMaIaP= 'y`l \ \ a Anlva :,.m3n—,� .y a 1-z-6e'etl alet xu Exnarfox.raD.U9' N FI\ ELI-LI(V4 Ixawxru. t ,. \artnL.at lbni-' NI !'D'aJ a31101 F \ l\ ) zn \ 'eb .• \✓:1N'l •• es\ , IICYI-PROP.711 FA."f 5[NEG 51HEFI.f1C(FOJ 4 .5a 110203-WI 7� \.Ul _1 flY05 w=I )iwnj�.L� 'IA/g �t1N TM JNa] I `1� .Ot 0 .00'L8Yl �6•.Gun .3:CS, .6B N I z'A 'O311'nsS'A Alm IYDOe3A DRY " - -y- ASPxLLr ORM REFERENCE MM ENIRtID AIFJ 10 M'101BRP 2MtOs5Y SI MNdMY 10 MfM1tl lalNO2RpN 'MOU Am jS' 0 JJIPLSR/ — - _ - Q31MOdrl NY 1YW JDYl ja 3aYei AN/al A03/e115'03D{m 3(r \ >faNr.e - I•-.. I.JSMRYEY MAP I 1 t9 sVED 1 261Z�BY F.G.MR1ER P.C.Aw Z (HIED WY]l 1991 AMp1DED I/p6//Lea.. 10 LaYRlSRY NY JO Lf3N3B I/rONIfM 03xlYd3ad tlm A3M1a�IPDU T+YM.s I -_ \ kr +�vnD I •e6 - C 2)SlR MAP N 703 IUAD"STREET'B1'i.G.WLLER P.-AND ONRbdIWO 3!O 38 TMis 3aNxYNa6'OFN dI1Y15 TYTYDIND I \ GAFED NLN.f I.MI t. NY/IllM AtlaD OaYH 3Nt 7Bf D dW D TYeafa ONNNUds1BaW -I' _ - \ z z-s9'Wv em n{ - - W9 3Nl aNY ONNIYaO AdOa OMN a3I175 OEIY 03M.NS 3Nx 10 SlY31NOD SaP-arosS'Pn irO1111Y1SM W r..a LLER PL MA Gx®JU� J.1MI OED DULY 19.• 3W N33Au3B AONYd3BO5W Y SI 3a3itL lYNl 1N31.R 3NL Nl!Z I 01 a O0'NO tIYD 3LLJN30N3 R316YM me N an9Ws-lufin oN0aDamn 11Y lO sma3lm aNY Q 53ffi'SNOLW01'N N ATLY353ad 1GN1 sl NDINM d0 30N31 M '- DNY NOMYoO;3N1•tRanaxrxus RO/OM' 3o L no$Noah U3NI0 3B Am 3WW 31YIIINDa'dtlY 03a3210 AS 03 ISRN SNOB 3S3N1 3afnMnB x'AIR/d Alffall 3N!AS 030410ad SONwBYN ANY NN'S3Ml;LalRI1S ONnc l9 3A09Y 10 sNODYDOi 0lo 'SOBOa3B 31BYR/AY AORl 03xYJOl N3fB 3'lYx1 S3Unl111 ONnW/0a30Nn \ 71 tul I I co I LM'DERGROUND UIILIRE6 NAME BEEN—Alo FROM AY.WAFILE \ y Mx'rAY.rt x�E CDs,Fmo xDd s OP ABOVE GROUND snw cnn E5 Aw ANY MARIONGS PROMW W ENE UISIIY AUDgRRY.OtEREFORL RIESE COGtNONs Misr BE NNMSIIOpEERED I PRONIN R MAY aE OMER \ 3 {�'y) l - A, FYis cE umov?GROUQD w Ls MTY PMRE Kew iou*+ONS AND si.Es \.. `-� °vu°Vex EA rOElv�'E AS 'xOxEOR00NAa F Au Umm�ES ro I � \ I`O � � DAE.a6N oR corvsrRucnarl. W ATM a3aNIIW-4Lal W 3Nnl'auw ONr"D.e91'RN ME EVENT nWT ifR'RE IS A OISCAEPANOr BEIwEDV ME .""1001g5 TPI 15YJ-MOflr.MaJ f0 atlYDB YJYNU.aY1Y A3M'NL!'r _ I I Ib.60 z 3�5 \ - NDW EDOY0NO DRAM1N�HEEN•IP wRN µ Dam ONY 7'd tt3xia'I'O1 All-U3 S g3AGS SOL' rn !'L \ 1 - v cP+�•£C cAax�m,. _ - ORIGINII.SrAUP AND SIGNAEDRE SWLL BE iNE CCFIIMTLx1AG 'POPE/9Z/f OMK7111''S661 'Lf AYII kLcl \ \ "4 f'\ 2 I \ --- - I=-YF°" \ 3. M2Y LL1P PREPARED--WOW BFMFR U,IN AB51RtCf C£ 6W'o'd a31TIN'D'1 A0_"3RY IM'M315 611'qf dlYl A3AtirLt('l �1 I / e 1EI E w Aw VAW OF=ACT mxr AN(ND47w 03xWN3 dm 30N3eT.3u •Lr \ w 4 tREE15 ANoµDAwk OF YERIw.U. ASSUum.NED NER-w CRY x5Y S6<'ex \ I 'sa01 I N B9'46'S3� .s I _ rA,mr PNs — �12.00' Qs•!uP ,1�L \ ... t}' 10' =0' SO' 1-- -sSCALE r'- IO.0000! NdL #red ea'1IB89-58'10'W���-E g�7�7�T ri� �7�y�-p�-+ r['.F7 ry - -- .L.-T1:l Q1 s YJ,11YL'ZJ LLsVJ INiOd 031YRYJlYO p � aNlal 3dfd TITLE: x� 's •�PP.NR i��••� oN l Nld NotR M L'EAIIfICAnoN I l I�1'r•: S31iOV lL[OmV3MV Z"6-Z-99 'oN d-W XVL 1 here .,CDRF•. ��«�� O ,omwNytP <m�°r=� � BOUNDARY & TOPOGRAHIC MAP .°5tP "F�•':, 99C 3OVd Z6G NOOK 0230 370d.UnUn Dnt f aliicemed bnd mr ys-•O nxyer,New Yoh State License a* - $ 3Nn ptlOBd _ NP.osaos6, d Mat thre ap ty deln te9 an N0. 707 EAST SENECA STREET ri F'•p VDVLal!O All0 actual surve0•on the ground mode by me w under W dlreef ^'l=tt srD supervision ame thot I Found no mibL-enaroaahments either T. G. MILLER P.G. CITY OF ITIiACA, TOMPKINS COUNTY, NEW YORK a NOLLMHO-4N1 3711t s3aa ar31Rr3no » way owoa ProwrtY RneA—.0 ea mown Moron. ENGINEERS AND WRYETORS s ' GN3037 SfCNEO. _ ,L-�„.�� DATED. i 3e&l mYcw xEw rorx lxeso E `%.,o`�S9os6•.`�yg I;r; i �amsl � t l �- - 4 u r. f �I 1 w Torrm WPM MUTNnWK f ..r 101 E Seoeca SI;' ' Z CO • LU 14124 mom dddddd r /l► /1►� I 7 N' r I �- mm U ' N 1 ' 1 �t I N N Itl1 PLM C 9 N - -- wMK ;r I LOCATION I1 TENT TIVE REAR LOT LINE ADJUSTMENT TO EXISTING FENCE .v v H I C K E L a LINE F ENDING PURCHASE OF PROPERTY 113 STEWART AVE. sans o rn° SNYDER(R.O.) 330 Eaat State Street DEED BOOK 859,PAGE 15 I Ithaca,New York 14850 TAX MAP No.68-2-10 Tel 607.277.0845 Fax 607.277,2925 FAST HILL SCHOOL COOP.(R.O.) EX STING MATURE DEED BOOK 600.PAGE 431 TREE TO REMAIN(TYP) N uNrc TENSE TAX MAP No.68.2-9.1 sf AT cenxER STABILZAnON GROUND OVER SEAL S 69'S8'10_W 6.21'INCLUDING:LILY OF T E VA 09.WVEZC FORSYTHIA I I _ I Tp'4DDn I _ I' 3 LOWER(R.O.) 115 STEWART AVE. CONSULTANT INSTRUMENT No.2012.12214 b TAX MAP No.68.2-11 RE4R ZONI IC SETBA K o a o o 0 5SPACES —— —— — —— /f N e9• —— — — CONSULTANT'S PROJECT N0. BIN L NEWASPHALT PAVEMENT(TYP) I EXISTING MATURE nunLE - 7 TREE TO REMAIN(TYP) - 1 I I I I rD I I I I I I 36._0. 11-5 9/16" 'I 117 STEWART AVE. I I I I I I I Uj LU �L m I ❑ I � r/"► I I V J I I @I I I 3 Hw C/) I bo I i 0 = �(R vT p m CHAIN LINK FENCE KKK :< 3 _ W ~ W� I D — — OL l6 — —— M „00,9S.68 N z 709 EAST SENECA ST. I Z) < w 01 707 EAST SENECA ST. I I °Qr O I Z U J 1 E J w O 9 705 EAST SENECA ST. O W LL N w I Ir Z 0 <V L ❑ I -1 ' �- 5'-0. sTOMGE AND OR ❑ D 3 O O CRAWL SPACE 4 r r w V PROJECT NO. COPE(R.O.) OU 4 SIDE ZONING 3 INSTRUMENT No.585039-005 119 STEWART AVE. 1i- 14124 SETBACK SJ TAX MAP PARCEL No.68-2-2 1O MW WOWNER BARBARA DUNN 707FAST SENECA STREETLLC INSTRUMENT No.502808-003 TAX X 6707 MAP PARCEL No.68-2-1 Ithaca, a aONY 14857 O P CH AREA-0.405 ACRES ' - MONTZONIN S �— _ 5 _ I PARKING ❑ _ NEW _ SIDEWA K(TYP) - -- - - — — -- - - — NE— -- — -- 9'S1'22'E 5].90' — ,99I9 1 REV DATE ISSUED FOR cc px R E wax 12-15-2014 Site Plan Review O 1,,,_12-30.2014 ILPC Application 2 01.21-2015 Site Plan Review 3 racy on cvw 4 cc EAST SE A STREET FACE GP CURE 5 DRAWING TITLE SITE LAYOUT PLANTING SCHEDULE &PLANTING SITE LAYOUT & PLANTING PLAN KEY COMMON NAMES QUANTITY SIZE COMMENTS PLAN 10-0" DRAWN BY DRF CC Cmtaegus true-gclli'Inermis' Thornless Hawthorn 2 4'-6'HGT. B-B MIN Mclus'Manbeck Weeper' Flowering Crabapple 1 4'-6'HGT. B-B SCALE SJ Spimeo Joponicu Goidmaund Spime 6 24"HGT. Container DRAWING NO. N L 1 _ SCH ICKEL P 89' —' 330 East State Street 92.9t'90 \ \ \ \ \ Ithaca,New York 14850 1 \\ \ \ \\ \\ Tel 607.277.0845 Fax 607.277.2925 \\ \ \ \\ \\ \\ \\ \\\ I `\ ... SEAL ........ 92'\ \\\ \ \ \ \ 92 9�\ \\\ \\ \\� \ / 94 —, II \\ \ \ CONSULTANT 3 .........__...... ._..._... CONSULTANT'S PROJECT NO. 94\ \ \ \ --- TOW a96.0' 97'\ \ \ \\ ... ... / \ V \\ \\ \ ............98\ \ LLJ W ...... ......_. ............ y \ \ \ ... C/ A \ 7 100\ C/L/''�� 101 �// \ \ \\ \ \ T .� 105\ W O 10 I ' y Y 1 Z \ \ \ \ \ PROJECT NO. 14124 \ �-�� ... OWNER \ \ \ 97' - 707 EAST SENECA STREET LLC PO BOX 6707 Ithaca,NY 14851 \ \ \ \ \ \, ,\.::: •.. ::" a ,—, row .................. ..... ._ .............\ 110 ! / / I I I I I I / REV DATE ISSUED FOR 12-15.2014 Site Plan Review / / ! /..... / / ..._..._ ...._. .........._..... ...... ..._..._ __. ___.. _... ...._... .... ___._ 1,.01-21-2015 Site Plan Review tog' / l / I I I l -l I l 2 3 __...... ....t. I 1 /, / /_..._ ..._. . ..t / .....108' 10]' ""106"" 105' :. f 4,""-'103' 102 '101' "'100'99. ........ ..... ... ..... .__._ ___ 5 DRAWING TITLE GRADING PLAN GRADING PLAN L2 1,= 10-0- DRAWN 9Y DRF aOdL4)- E DRAWING N0. L2 N LEGEND OVERHEAD WIRES :e s= SANITARY SEWER MAIN GAS MAIN SC H C K E L :r s1 STORM SEWER MAIN c E UNDERGROUND ELECTRIC w w WATER MAIN 330 East State Street Ithaca,New York 14850 Tel 607.277.0845 Fax 607.277.2925 SEAL CONSULTANT CONSULTANT'S PROJECT NO. CU W W � z � W O - ri F ) N W� Q W �p Y W W ZO N Z OW Q 1` U) _ o� PROJECT NO. 14124 OWNER 707 EAST SENECA STREETLLC PO BOX 6707 Ithaca,NY 14851 i.:TI LL NEW IEPn Eafi F REV DATE 'ISSUED FOR 12-15-2014 Site Plan Review ROPnsEll 1 2 3 4 5 DRAWING TITLE UTILITY PLAN NN BY UTILITY PLAN DCALEALE SC DRAWING NO. � L 3 SCH CKEL 330 East State Street --- Ithaca,New York 14850 Tel 607.277.0845 Fax 607.277.2925 SEAL CONSULTANT CONSULTANT'S PROJECT NO. k5 PEEAF^nrlTlnlll:]:i:— "TEND.I-^:TF HALL— RETAINING WALL DETAIL 5" I -HNI PTE T E ANNEL T JFB(TTF') 9-0T_:F FILL I'- .1.E OF-GRADE Ec"'T _ , . 1 PAVEI�AENT W UJ U^ W L 7 v/ O n - LEI C EL F A EFTH W m 1 U)Y �i41DTH DF Pi�DT __ I. !E F Q W (Y `F BALL DIAMETER _.I L_.:�iia. - UJ uj W ATDE AN IN T'.M Z -. I I IATEPIAL THAT MEET I � SILT FENCE DETAIL TYP CURB AT GRASS t.PE IFI ATIG'NS :ND ARE OF Q Q THE_I,.E T.PELAN AND ZLJ-PFLE S - - +pV IN PLANT .REGALE r �P H:WN N THE PLANS ' PLANT J7 AI IE PADE VARIES EE PLAN / - REL TION SHIP AS FJLIND IIN _PVA !RSE F L i^N RETI -iF5 . SITC e I`I LIP EPY - Ef NCEF P.E PIADIII,AT N^.SR: -- FI PROJECT N0. i PE RAVEL \ ILL WITH J31PlT T NC WAL ����� \ - EFALP�Ni TIP) / i LEPnh_T PPUNE ALL a�ELF` DAIAAED, DISEASED. ')F WEAIE ---ENTER TPUN, •F TPEE IN PIT. - - -- �LiFE i•�5"FT I IIAE AN RH T I<EEP A 1.H PWP FP"Ivl TPUNI• _ \� — G nl T ALC W PI nT: OWNER :I T CITR YC _ 707 EAST SENECA STREET LLC PO BOX 6707 nbT LL TI N PFD'..E- 'dI I T -E 5F i Ithaca,NY 14651 I,C`UNI_ >I '� 7 IF eA.PE PIDOT PLANTING, -- -•G h F T III NPTEP T/EFNII,HT SEF•DPE PLANTINf. Wfl.. AFA.TF.I_>uEGFALE =�� Ae BAPS:+le / F HFELDeG -D E PHT - EAPI AI CH - _ ^,I.TFP `MEL IAF:.;i TEF of rALE I THE - - :VLr UPi1nl 11 _ ' _ REV .DATE ISSUED FUR F HL 'L III= I 12-15-2014 Site Plan Review II III II—III TYP ASPHALT PAVEMENT TYP CURB AT WALK 1 01-08-2015 ILPCApplicallon F EI I hI P ,�NLT �I—II III1 �a _D' - 11F 1 THE IPFP.VAL ')� THE III—III -- I T�1I� 9 LANE .'F APIHITEiT -.FF NF..FPN: fFTAII_ -J �, III—III II 9,!d61 r 5._. _ D LI P- THE a PTH -.IDS LF THE TREE IN THE I III 1 'IIJP R ING P.ATE TPEF III= ��„I F ,.-INT _ DRAWING TITLE :-• F E I,PTH AT T'HE °IT! = BAL.LIII I 7.,II II.' _ SITE NHEIE PL IIIII III Ili-1 PET EAit �:bIP CTED PE �� DETAILS P rnllaEN N OF -_ -III PFSE r ET F�_/NT. F II III III III III—III —III II III III ^I. rlllni _ _ _ _ 1�11 I I NEF:JFMT T `'F -..II. ,III -III— III III=III III—III III III III �`.EN :IDg=::AIL `. _ - I' FFFLALEIAENT. ,EE IL III—III_III—III II=III III-III III 1=1I1=1I�— EFEAF IIP AHL L PLAN 1—I III-7 III III—III III—III III—I III--III WITH A PI-,I A.%E - - IMFkUJEIaEnIT CF TAILS _ — — DRAWN 9Y SCALE �- i DRAWING NO. NEW TREE DETAIL TYP GRAVEL IV YCONIC WALK L4 GROSS BUILDING AREA CALCULATIONS: • First Floor 2,236 SF • Second Floor 2,224 SF • Third Floor 2,009 SF SCH ICKEL • TOTAL 6,469 SF 330 East State Street Ithaca,New York 14050 Tel 607.277.0845 Fax 607.277.2925 SEAL CONSULTANT CONSULTANT'S PROJECT NO. BjRd.m E.ROI BBEDROOM 3 BEDROOMS BEDROOM 3 BEDROOM 3-T 1035 , 033F a_ q..�X '-W-xio-r IX14 '14 137 F 137 SF SF 37 SF El M 3 BECROO 4-X'4 13'-F Ce aEDROO.2 —RD0 2 BEDROOM 2 2 129SF 129 SF t19SF BEDROOM BEDROOM 2 uj 1 13 ff is SF 116SF ------ Tj ------ U) 813DROOM2 BEDR0 11.SIP 116 SF Lu 7'.M BEDROOM I BEDROOM I ... -rXIT-W -rXl3'.W g, R. U) 0 129 SF 121 SF t2s RF 129 SFF� U.1 4 Lu BAn BAIH k, �TMOf —1 F71 , �TM �TM L) B — F7 W LU 77M. T ry 2� D)< 2 KIDIL KID/ SF 320 S SF U) -1 STORAG 3 .131 L K/D/L K101 K/ IL MOOR ❑ SF MSF 3493F MBSF CRAWL SPACE PROJECT NO, 14124 OWNER L 707 EAST SENECA STREET LLC PO BOX 6707 Ithaca,NY 14851 UP, I----------- 38-0- REV (DATE ISSUED FOR _aI27--15-2014 Site Plan ReW. BASEMENT PLAN FIRST FLOOR PLAN r--� SECOND FLOOR PLAN THIRD FLOOR PLAN 1 12-30-2014 ILPC Application -1 2 3 4 6 DRAWING TITLE FLOOR PLANS DRAWN BY =1 I SCALE _j 8 - I 'J- DRAWING NO. Al SCHICKEL 330 East State Street Ithaca,New York 14850 Tel 607.277.0045 Fax 607.277.2925 LOUVERS PAINTED TO MATCH COUNTRYLANE RED COLOR AVERAGE HEIGHT OF SEAL PITCHED \� GAF.TIMBERLINE NATURAL SHADOW UFEnME ROOF - - AVERAGE SHINGLES.COLOR:SLATE HEIGHT OF PITCHED AVERAGE ROOF - - -- - HEIGHT OFPTCH �\ ®® '' H�®® ROOFED !� l j�� �� \\•\\\� -I HARDIE SHINGLES-COUNTRYLANE RED, 5"DfE SHINE ..._._ ....... .... 120.-0„ .............. ...........:. THIRD FL00�� ..:::. CONSULTANT I�r I. HARDIE TRIM BOARD—COBBLE STONE • I I � � m p I �I HARDIE LAP SIDING-COUNTRYLANE RED. .I 5 EXPOSURE 1 _. .. SECOND FLOOR - - 'I OH .. .I .� ❑ HARDIE SU SIDING—COBBLE STONE. CONSULTANT'S PROJECT NO. 3 EXPOSURE C ANDERSEN A-SERIES DOUBLE-HUNG 100'-0' H FIBERGLASS WINDOWS _._ COLOR:SANDSTONE FIRST FLOOR ® ® OVERHEAD DOORS-PAINTED TO MATCH PlIq COUNTRYLANE RED PLAGRADE — GRAD N — I - - — -- -- -- P ANE PARGED CONCRETE BLOCK WITH GRADE NATURAL GREY COLOR ASEMENT L-------------------- 91•FLOOR-O. PLANE----- ------ WEST ELEVATION SOUTH ELEVATION Q A2 1/8" = 1'-0' A2 1/5'= 1"-0" L Z uj co�n ` L c �./! 1 Q e " ' Q K W ZO AVERAGE C Z HEIGHT OF ~ PITCHEDROOF ® Q a AVERAGE ROOF HEIGHT OF ^ r S PITCHED .:::.:..:.:... ROOF ®®®® BOO '..I /l H� I... .I PROJECT N0. -- J 14124 I - OWNER FL m _1 707 EAST SENECA STREET LLC j�� m .::I® Poeoxs7o7 h I < -I Ithaca,NY 14851 C COLUMNS O �I i HARDI TRIM COBBLE STONE(TYP) 1AIL WOOD BALUSTERS WITH TOP S BOTTOM RAILS PAINTED TO MATCH COBBLE STONE COLOR 1 I 1 l0O'-O„ REV DATE ISSUED FOR FM I✓❑ GF PLANE _ _ FIR FLOOR :12-15-2014 Site Plan Revlaw —� 1 12-30-2014 ILPC Application GRADE I PLANE � 2 01-06-2015 Clarifications 3 01-21-2015 Site Plan RBVIBw ------------ ——————————— L———— ————————— 4 5 EAST ELEVATION NORTH ELEVATION DRAWING TITLE ELEVATIONS DRAWN BY DRF SCALE DRAWING NO. 0 6 16 A2 S❑ !❑EL 330 East State Street Ithaca,New York 14850 Tel 607.277.0645 Fax 607.277,2925 SEAL ��®�❑ � M BEI CONSULTANT 20'-0.- -- II 0 THIRD FLOOR ... ._. SECON17 00 CONSULTANT'S PROJECT NO. I o ®H ❑❑❑ o LE BD---- FINISHED ""-' ""' ---- - 100'A' GRADE FIRST FLOOR PROPOSED EXISTING.RETAINING DRIVE WAY WALL I p—PROPERTY LINE RETAINING WALL ELEVATION WEST EXISTII GRADE EXISTING CHAIN LINK FENCE W U) Imo-PROPERTY LINE ^ v' W� 6 Y W W Z LU LU ~ NZ H OW¢ I` U) -� ❑❑ ❑❑ PROJECT N0. 14124 120_0" OWNER 707FASTSENECA STREETLLC PellaO EBB OX 6707 ,NY 14651 _.._:.__i 110'-0"SECOND FLOOR �U❑ I❑❑ `—PROPERTY LINE REV DATE ISSUED FOR 00'-0" ' 01.06.2015 ILPC Appllcetlon FIRST FL R i CONCRETE RETAINING WALL PROPOSED GRADE(BEYOND) 2 EXISTING STOCKADE FENCE 3 EXISTING CHAIN LINK FENCE 4 FL00 5 DRAWING TITLE SITE ELEVATIONS I EXISTING GRADE `EXISTING CONCRETE PROPOSED GRADE DRAWN BY DRF RETAINING WALL PROPERTY SIDE PROPERTY LINE LINE O SCALE SITE BACKYARD DRAWING N0. RETAINING WALL ELEVATION SOUTH q 0 8 16 SCH ICKEL 330 East State Street Ithaca,New York 14850 T.,607.277.0845 Fax 607.277.2925 SEAL THIRD OLLOOR 10 S�1 ill FLOOR Ll CONSULTANT 1 I S00'-0" PROPERTY LINE—.I "`--- ��- -- - CONCRETE CURB STOP 2'WIDE x 12"DEEP COBBLES 97O„ j --------. ENGINEERING FILTER FABRIC BELOW COBBLES CONSULTANT'S PROJECT NO. BA -- O GRAVEL FILL SEMEN FLOOR ---.----.�,.,, O HYDROSEED WITH JIBE MESH -"� EXISTING GRADE - PROPOSED GRADE EXISTING _ CHAIN LINK FENCE 2 NORTH-SOUTH SECTION PROPERTY LINE Q UUJIw A Z �JI cn F �/^, ~O v I � W H Q II u Q a: W Lu Z O y VW W L.V F 2 C/^) W Q �/I O F PROJECT NO. 14124 T 20'-0' OWNER THIRD FLOOR 707 EAST SENECA STREETLLC PO BOX 6707 Ithaca,NY 14851 4C0ON'Y -0' U LF—OOR 2 l� REV DATE ISSUED FOR 100'-0" A4 -`01-08.2015 ILPC AppIlcaBon OOR _ _ '..1:: 01-21-2015 Site Plan Review _ 2 PROPERTY LINE I ---"--_- 3 ___-- --L DRIVEWAY 4 9 EMENT FLOG EXISTING GRADE J I DRAWING TITLE PROPOSED GRADE I A4 SITE PROPERTY LINE—I SECTIONS -A BEAST-WEST SECTION A4 1/8'= 1'-0' DRAWN BY I DRF K-T 1 KEY PLAN - SITE GCALE AS NOTED A4 1/64" 1'-0" DRAWING N0. A4 n a ❑❑❑�❑❑❑ -- = ❑ ❑ ❑❑ ioi ❑ - �; ;o 0 0` ❑ 0 8 8� �B — -- o❑o 0 L❑8 ❑ 8 w 1 > �i 70I Q o�o 707 E.SENECA ST.HOUSE 707 E.SENECA ST.,iTHACA,Nv 1aea0 STREET VIEW ELEVATION _ Lip 6A� 1 LL Jill i { / y PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Six-Unit Apartment Building 707 E. Seneca St. January 27,2015 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 six-unit apartment building to located at 707 E. Seneca St., by Tom Schickel for 707 E. Seneca St.,LLC, and WHEREAS: the applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires retaining walls along the east, north, and portions of the west development area. The northern retaining wall is up to ten feet in height and includes a stair. The project is located in the R-3a Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA. It has received a Certificate of Appropriateness,with conditions, from the Ithaca Landmarks Preservation Commission, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 707 E. Seneca St. in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ❑ Yes ❑No Any construction on slopes of 15% or greater(15-foot rise per 100 feet of length) or where general slope in the ❑ ❑ ❑ Yes ❑ No project exceeds 10%. Construction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No than 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑ ❑ ❑ Yes ❑ No Construction on land where bedrock is exposed or generally ❑ ❑ ❑ Yes ❑ No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve El ❑ ❑ Yes ❑ No more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ [—] Yes ❑ No Construction in designated floodway. ❑ ❑ [—] Yes ❑ No Other impacts (if any): Need more information about limits of disturbance and geotech. ❑ ❑ ❑ Yes ❑ No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? ❑ Yes ❑ No Specific land forms (if any): ❑ ❑ ❑ Yes ❑ No 1 of 11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No Dredging more than 100 cubic yards of material from channel ❑ ❑ ❑ Yes [:] No of protected stream. Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ Yes ❑ No Cayuga Lake, or Cayuga Inlet? Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 2of11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ® No Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No Project requires use of source of water that does not have ❑ ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No public water supply system. Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No Liquid effluent will be conveyed off the site to facilities which El ❑ ❑ Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of El ❑ [:] 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 ❑ ❑ ❑ Yes [:] No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical El ❑ ❑ Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 3of11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Drainage plan to be reviewed by City Stormwater Management Officer. ❑ ❑ ❑ Yes ❑ No IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Project will induce 500 or more vehicle trips in any 8-hour ❑ ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No BTUs per hour. Other impacts (if any): Construction Impacts only. ❑ ❑ ❑ Yes ❑ No 4of11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ❑ Yes ❑ No Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife ❑ ❑ ❑ Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year ❑ ❑ ❑ Yes ❑ No other than for agricultural purposes. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes [—] No Proposed action would substantially interfere with any ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): Need Information on tree removal and protection. Grading Plan appears affect existing trees. ❑ ❑ ❑ Yes ❑ No 5of11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? ® Yes [—] No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening ❑ ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): The project is in the East Hill Historic District/ ❑ ❑ ❑ Yes ❑ No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? ® Yes ❑ No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ [—] Yes ❑ No landmark district. Other impacts (if any): The project is in the East Hill Historic District. ❑ ❑ ❑ Yes ❑ No 6of11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? [—] Yes ❑ No Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No Proposed action will result in reduction in the quality of the El ❑ ❑ Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No resource. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 7of11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ® Yes ❑ No Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No Other impacts: Potential construction impacts — information needed on constructing staging, deliveries, contractor parking, and sidewalk and road closures. ❑ ❑ Yes ❑ No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ® Yes ❑ No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ [—] Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as El ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): Construction Impacts. Need to confirm if blasting is anticipated. ❑ ❑ ❑ Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ❑ No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, El ❑ ❑ Yes ❑ No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ [—] Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No solid or hazardous wastes. Proposed action will result in 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 contain gases). 9of11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any El ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? ❑ Yes ❑ No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans ® ❑ ® Yes ❑ No or goals. Requires an Area Variance Proposed action will cause a change in the density of land ❑ ❑ ❑ Yes ❑ No use. Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional community ❑ ❑ [:] Yes ❑ No services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No more businesses. 10 of 11 1/22/2015 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 1/22/2015 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM — Part III Project Name: 707 E. Seneca St. —Apartment Building Date Created: 1/15/15 1 Updated 1/21/15 PROJECT DESCRIPTION The applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires retaining walls along the east, north, and portions of the west development area. The northern retaining wall is up to ten feet in height and includes a stair. The project is located in the R-3a Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA to allow six units on the 7,449-SF lot. It has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 (h)(4) and the State Environmental Quality Review Act §617.4 (9) and is subject to environmental review. IMPACT ON LAND The Lead Agency needs the following information to determine any potential impacts to land: • Limits of disturbance and • Geotechnical conditions on Site—e.g will blasting be needed? What type of foundation will be used? IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE The site has steep slopes and no stormwater measures are proposed, City Stormwater Management Officer to review drainage plan. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS&ANIMALS The Lead Agency needs the following information to determine any potential impacts to plants: • Information needed on tree removal and protection. Grading Plan appears to require removal of all trees in the rear of the property. IMPACT ON AESTHETIC RESOURCES The project is within the East Hill Historic District and received a Certificate of Appropriateness on January 13, 2015 with the following conditions: 1/22/2015 Page 1 of 2 • The ILPC will review and provide final approval of all landscape features or site modifications associated with the installation of the five exterior parking spaces. This includes, but may not be limited to, grading and the construction of retaining walls, stairs, fences, or any other features. • Any changes required by other involved agencies to the approved plans will be resubmitted to the ILPC for review and approval. Based on the ILPC's decision as well as input from the Lead Agency, the applicant has revised the original plan and removed the retaining wall (see drawings L1 and L2 dated 1-21-15). In its place, the applicant has created a sloped area, stabilized with plantings. The grading plan creates a form that is flat on all sides with sharp angles, that is a sharp contrast to the surrounding topography. In addition the grading appears to require the removal of the existing mature trees. No tree protection or replacement plantings are proposed. IMPACT ON HISTORIC RESOURCES See impact on Aesthetic Resources above. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION Potential construction impacts— information needed on constructing staging, deliveries, contractor parking, and sidewalk and road closures IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE &ODORS The project is in a densely developed area in a residential neighborhood. Construction activities will temporary produce noise that will affect residents in the immediate area. The Lead Agency requires that the applicant limit noise-producing construction activities to Monday-Friday from 7:00 a.m. to 6:00 p.m. IMPACT ON PUBLIC HEALTH No impact anticipated. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD No impact anticipated. Prepared by: Lisa Nicholas,AICP, Senior Planner 1/22/2015 Page 2 of 2 PROPOSED RESOLUTION City of Ithaca Planning&Development Board CEQR Six-Unit Apartment Building 707 E. Seneca St. January 27,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a six-unit apartment building to located at 707 E. Seneca St., by Tom Schickel for 707 E. Seneca St., LLC, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires retaining walls along the east, north, and portions of the west development area. The northern retaining wall is up to ten feet in height and includes a stair. The project is located in the R-3a Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA. It has received a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3,prepared by Planning staff; and the following drawings "Boundary & Topographic Map, No. 707 E Seneca St, City of Ithaca, Tompkins County,New York," dated 7/30/14 and prepared by T.G. Miller, P.C.; "Location Plan And Demolition Plan(LO)"and"Utility Plan(L3),"dated 12/15/14; "Site Layout&Planting Plan (L1)," "Grading Plan (L2)," "Elevations (A2)," and "Site Sections (A4)," dated 1/21/15; "Floor Plans (Al)" and"Street View Elevation,"both dated 12/30/14; and " Site Details Plan (L4)" and "Site Elevations (A3)," dated 1/8/15 and all prepared by Schickel Architecture; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 707 E. Seneca St. in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency 3 Duplexes 804 E. State St./M.L.K.,Jr.Blvd. January 27,2015 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 three duplexes to located at 804 E. State St., by Tom Schickel for John Puglia and Costas Nestopoulos, and WHEREAS: the applicant proposes to construct three duplexes (each with two 3-bedroom apartments) with 12 parking spaces in ground/basement floor garages, asphalt access drives, retaining walls, stairs, and landscaping. Site access is from the existing driveway on Blair Street. Site preparation will require removal of existing garage, all paving, and fencing on the development site. Forming the 17,265-SF project site requires consolidation of three existing tax parcels: #83.-3-2, measuring 6,947 SF and containing a duplex; #83.-3-3, measuring 6,882 SF and currently used as a parking lot; and#68.-8.9, measuring 1,654 SF and containing the existing garage; as well as lot line adjustments for#83.-3-9 (806 E. State St.) and#83.-3-5 (116 Blair St.). The project is in the CR-2 Zoning District and is contiguous to the East Hill Historic District, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 804 E. State St. in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 ITH,q CITY OF ITHACA 108 E. Green Street— 3rd Floor Ithaca, NY 14850-5690 vDEPARTMENT OF PLANNING, BUILDING, & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & ECONOMIC DEVELOPMENT fycu'gpppp0''�' 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: Board of Zoning Appeals FROM: Planning & Development Board DATE: January 28, 2015 SUBJECT: Comments for Zoning Appeals 2970-A and 2970-13,2971, 2972 and 2973 On January 27, 2015 members of the Planning and Development Board discussed the above-listed zoning appeals and agreed to forward the following recommendations: APPEAL#2970-A 742-44 SOUTH MEADOW STREET Area Variance Appeal of Benderson Development for Buffalo-Greenbriar Associates, LLC, owners of the former K-Mart Shopping Plaza located at 742-744 South Meadow Street for area variances for from Section 325-8, Column 7, lot width, and Section 325-8 column 11, front yard, requirements of the Zoning Ordinance. Over the past few years, Benderson Development has been redeveloping the former K-mart building located at 742-744 South Meadow Street. Two stores, "Hobby Lobby" and "Staples", now occupy a portion of the K-mart building. Recently, "TJ Maxx" has agreed to take the remaining 21,770 SF of the former"K-mart" building. The former "K-mart" building is located in the SW-2 Zoning District and is a non-conforming structure because it does not meet the District's front yard setback and street width regulations. On average, the front facade of the former "K-mart" building is approximately 500 feet from the face of street curb. Furthermore, in the SW-2 zone, a minimum of 35%of the lot's street frontage must be occupied by buildings that are located between 15 and 34 feet from the street curb. As part of the TJ Maxx development, the Developer proposes renovations to the front face of the existing building and a bumped-out entry canopy for the new store. The new facade will result in the building being between 529 feet and 539.5 feet from the face of the street curb and therefore, it will not comply with the SW-2 requirements for front yard and street width. The Board identified no long range planning issues with this appeal. The layout of the property and location of the preexisting building does not allow compliance with the SW Area Design Guidelines. It is desirable to for vacant commercial space to be filled. APPEAL#2970-B 742-44 SOUTH MEADOW STREET Area Variance Appeal of Benderson Development for Buffalo-Greenbriar Associates, LLC, owners of the former K-Mart Shopping Plaza located at 742-744 South Meadow Street for area variances for from 325-8, Column 7, lot width, and 325-8 column 11, front yard, requirements of the Zoning Ordinance. "An Equal Opportunity Employer with a commitment to workforce diversification." 1of3 Over the past few years, Benderson Development has been redeveloping the former K-mart building located at 742-744 South Meadow Street. Two stores, Hobby Lobby and Staples, now occupy a portion of the K-mart building. The K-mart building is located in the SW-2 Zoning District and is a non-conforming structure because it does not meet the District's front yard setback and street width regulations. The front face of the existing building is setback an average of approximately 500 feet from the street curb. In the SW-2 zone, a minimum of 35% of the lot's street frontage must be occupied by buildings that are located between 15 and 34 feet from the street curb. Last year Benderson Development proposed adding another 14,744 SF store to the south end of Hobby Lobby. Because the south end extension would be approximately 400 feet from street curb and would not occupy 35% of the lot's street width between 15' and 34' of the street curb, the applicant applied for and was granted the needed area variances from the BZA on November 5, 2013. The Developer now wants to make the extension larger than what was proposed last year to the BZA. The addition is now proposed to be 16,200 SF and its front facade will be approximately 418 lineal feet from the face of the street curb. Because the new proposal represents an increase in the amount of building area that will not comply with front yard and street width requirements, the applicant must return to the Board of Zoning Appeals with the new variance requests. The buildings at 742 and 744 South Meadow are in a SW-2 zoning district where the buildings' use as retail stores is permitted. However, Section 325-38 requires that variances be granted before a building permit for the addition can be issued. The Board identified no long range planning issues with this appeal. The layout of the property does not allow compliance with the SW Area Design Guidelines. It is desirable to increase occupied commercial space within the city. APPEAL#2971 128 FALLS STREET Area Variance Appeal of Lawrence Fabbroni, AIA, for Heritage Park Townhomes owner of the recently subdivided parcels at 128 West Falls Street,for an area variance from Section 325-20D (4), off-street parking location requirements for properties in the R-2 Zoning District. Recently 128 West Falls Street, a single family home with an oversized lot was subdivided into three parcels. Legally to subdivide the property it was necessary for the Board of Zoning Appeals to grant four-area variance. However, when the project was undergoing Site Plan Review,the applicant was requested by the Planning Board to move the parking spaces proposed for the house at 128 West Falls Street to the adjacent lot#3 where the rest of the parking for the three-lot subdivision is located. Section 325-20 D (4) requires all off-street parking for properties in the R-1 and R-2 Zoning District to be located on the same lot as the use requiring the off-street parking. Because 128 West Falls Street is in the R-2 zoning district, an area variance is needed to move the required off-street parking to the adjacent lot. The Board appreciates the time and effort the applicant has committed in responding to neighborhood and Planning Board concerns. The Board fully supports granting this variance. APPEAL#2972 108-110 EDDY STREET "An Equal Opportunity Employer with a commitment to workforce diversification." 2of3 Appeal of Thomas Schickel, AIA for John Puglia, owner of 108-110 Eddy Street, for a variance from Section 325-8 Column 4, off- street parking, requirements of the Zoning Ordinance. Greycourt Apartment, at 108-110 Eddy Street, has an off-street parking requirement of 12 parking spaces. For the past hundred years, Greycourt has met its off-street parking requirement at 112 Blair Street, a large non- conforming parking area that once was the site for Greycourt's carriage barns. In 2011, the owners constructed five parking spaces on the Greycourt site, at 108-110 Eddy Street, reducing the required number of parking spaces needed on their property at 112 Blair Street to seven parking spaces. However, since constructing the new parking spaces at Greycourt, there has been virtually no demand to park at 112 Blair Street. Reserving seven spaces at 112 Blair Street means Greycourt's owner can meet the City's parking requirements for 108-110 Eddy Street. Nevertheless, since no tenants have expressed parking needs beyond what is available on the Greycourt site, the owner requests that Greycourt's parking requirement be reduced to the five parking spaces located at 108-110 Eddy Street. The property 108-110 Eddy Street is in the R3a zoning district and 112 Blair Street is in the CR-2 Zoning District. Because Greycourt lawfully existed prior to the enactment of a Zoning Ordinance and the parking area at 112 Blair Street has been maintained as the parking area for 108-110 Eddy Street over the years, Greycourt's parking at 112 Blair Street is permissible though the parking area's use does not comply with today's zoning restrictions. The Board identified no long range planning issues and supports granting this appeal. APPEAL#2973 707 EAST SENECA STREET Appeal of Thomas Schickel, AIA, for Todd Fox and 707 East Seneca Street, LLC, owners of 707 East Seneca Street, for an area variance from Section 325-8 Column 6, lot area, a requirement of the Zoning Ordinance. The applicant proposes to construct a new six-unit apartment building with three bedrooms in each unit at 707 East Seneca Street. The minimum lot size for this proposed six unit building is 8,250 SF.The actual lot size at 707 East Seneca Street is 7,449 SF, which is 801 SF, less than what is required for the proposed use. 707 East Seneca Street is in an R3a use district were the proposed use is allowed. However, Section 325-38 requires that an area variance be granted before a building permit is issued. The Board identified no long range planning issues and supports granting this appeal. "An Equal Opportunity Employer with a commitment to workforce diversification." 3of3