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HomeMy WebLinkAbout01-27-15 Planning and Development Board Meeting AgendaCITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 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     NOTICE OF MEETING    APPLICANT OVERHEAD PROJECTOR NOTE::   The City only has a VGA plug/cable  available to connect to our overhead  projector.  If you need to connect another  way, you will need to provide your own  ADAPTOR.  (Macs & many newer, lighter  laptops may not have a VGA port.)  If you have a disability & would like specific accommodation  to participate, please contact the City Clerk at 274‐6570 by  12:00 p.m., the day before the meeting.  The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JANUARY 27TH, 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: ˆ Declaration of Lead Agency  ˆ Public Hearing  ˆ Determination of Environmental  Significance  ˆ 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: ˆ Determination of Environmental Significance  ˆ 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‐cochère, 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: ˆ Public Hearing  ˆ Declaration of Lead Agency   Project Description:  The applicant proposes a total internal and façade 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 (INHS)     Actions: ˆ Declaration of Lead Agency  ˆ Public Hearing  ˆ 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: ˆ Declaration of Lead Agency  ˆ Public Hearing  ˆ Determination of Environmental  Significance ˆ 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: ˆ 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   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-1a 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-1a 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-1a 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 2 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. 3 (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 1/22/2015 Page 1 of 7 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 ,| Revised: 1/‐15/‐15    PROJECT DESCRIPTION    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‐cochère, 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,  For discussion only – needs further editing to include all information 1/22/2015 Page 2 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,  particularly  particularly from points on east hill, including the East Hill Historic District, and the appearance of  1/22/2015 Page 3 of 7 the blank west façade 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.          Attention to blank facades and penthouse (design)  Any additional signage will be reviewed by the Planning Board.         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   Information Needed:    Roof plan showing any mechanicals      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.    Information Needed:  • Valet parking routes and usage rates  • Response to County Planning Commissioner comments (below)  • Response to City Transportation Engineer comments (below)   • Pedestrian safety/ circulation   • Bike parking   • Parking and drop‐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 4 of 7 How will this hotel be served as far 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   The applicant has submitted a TIS prepared by SRF and dated January 2015   INSERTF  FINDINGS OF TIS     Parking   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 5 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 garage451Daytime  21047%24153% Evening ‐Current *15033%30167% Evening with Canopy Hotel**27361%17839% *Includes 100 spaces 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 garage425Daytime  27164%15436% Evening‐ Current 14033%28567% Evening with Marriot  Hotel*30071%12529% *Assumes 100% hotel occupancy with one  car/ room  Cayuga Street Garage Spaces Available  Number%Number% Total  number of spaces in garage684Morning ‐ 10am 30845%37655% Afternoon ‐ 2pm 28842%39658% Evening ‐ current 11717%56783% Evenings  w/ Cayuga Pl. II*18527%50073% * Assumes 1.5 cars  per unit  Evening Occupancy ‐ Combined Total  for all Three  Garages with both Hotels and Cayuga Place II Spaces Available  Total  number of spaces 1560Number%Number% 75849%80351% Source: Frank Nagy, City Director of Parking Spaces Occupied  Spaces Occupied  1/22/2015 Page 6 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 entrance into site from State Street needs to be analyzed.  Need dimensioned  drawings of proposed layout.     Construction Impacts:   • Cumulative impacts of multiple downtown projects  • Anticipated interruptions in pedestrian, bike, and vehicular traffic  • Construction routing, staging, delivery plan, contractor parking, and pedestrian/bike access plan    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   Information Needed:   • Phase 1 ESA    1/22/2015 Page 7 of 7 IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD    The Lead Agency has requested that the applicant provide s utility capacity analysis.   Information Needed:  • Capacity analysis for utilities    Prepared by:  Lisa Nicholas, AICP,  Senior Planner   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-cochère, 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-cochère, 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 Cornell University – Upson Hall Renovation Submission: Schematic Design/ Design Development Content: Site Design - Basis of Design Date: January 12, 2014 1. Site Design Narrative: Base Bid 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 façade. 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 façade 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. Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 101 Ithaca, New York 14850 ph: 607.277.1400 www.twm.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. Site Design Narrative: Site Alternate (In addition to the Base Bid items, the following items are proposed as part of the Site Alternate) 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 2 of 3 a. The proposed modifications in this area include a new unit paver plaza adjacent to the new glass façade. 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 3 of 3 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-cochère, 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 façade 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 1 0 . 0 0 ' 20.0 0 ' 10.00'10. 0 0 ' 40 6 . 0 0 FF E 4 1 9 . 0 0 7.0% 40 8 41 8 . 2 0 41 8 . 1 0 41 8 . 5 0 FF E 4 1 7 . 0 0 41 5 . 8 5 41 6 . 5 0 FF E 4 1 9 . 0 0 FF E 4 1 7 . 0 0 40 6 . 0 0 40 6 . 0 0 40 6 . 0 0 4.5% 3:1 4:1 UN I T C UN I T B UN I T A UN I T D DR I V E W A Y 41 7 . 6 5 FF E 4 0 6 . 0 0 FF E 4 0 6 . 0 0 FF E 4 0 6 . 0 0 FF E 4 0 6 . 0 0 B A S E M E N T F I R S T F L O O R LP 4 0 3 . 9 5 LP 4 0 3 . 8 5 3: 1 40 5 . 0 0 7.0% 40 5 . 0 0 40 5 . 2 5 40 3 . 8 5 40 4 . 7 0 5.0% 5.0% 40 4 . 7 0 5.0% 41 8 . 5 0 1.5% 1.0% 4: 1 S O U T H C A Y U G A S T R E E T SOU T H T I T U S A V E N U E WE S T S P E N C E R S T R E E T 40 5 . 2 5 RE M O V E E X I S T I N G P A V E M E N T , RE P L A C E W I T H S O I L A N D T R E E LA W N P E R 3 / L 4 0 1 FE N C E R E P L A C E M E N T P E R 4 / L 2 0 1 AR E A O F D I S T U R B A N C E AR E A O F D I S T U R B A N C E File: T:\PROJECTS\INHS 402 Cayuga St\ACAD\2014.09.23_R1 TWM Site Plan.dwgPlot Date: 1/20/2015 L301 ABCD DATE:PROJECT:CHECKED:DRAWN BY: 12 3 4 5 ABCD DATE:PROJECT:CHECKED:DRAWN BY: 12 3 4 5 COPYRIGHT C 2014IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS.402 SOUTH CAYUGA ST Ithaca, New York ITHACA NEIGHBORHOOD HOUSING SERVICES1001 W. Seneca St., Ste. 101 Ithaca, NY 14850 607-277-1400 Fax 607-277-6092 2011035 PJTZMB21 JAN 2015 GR A D I N G L E G E N D EX I S T I N G M A J O R C O N T O U R EX I S T I N G M I N O R C O N T O U R PR O P O S E D M A J O R C O N T O U R PR O P O S E D M I N O R C O N T O U R AR E A O F D I S T U R B A N C E SI T E P R O T E C T I O N N O T E S 1. E X I S T I N G R E T A I N I N G W A L L T O R E M A I N 2. E X I S T I N G P U B L I C S I D E W A L K S T O R E M A I N A N D B E P R O T E C T E D , O R R E P L A C E D IN K I N D I F D A M A G E D O R R E M O V E D F O R C O N S T R U C T I O N O F S I T E O R U T I L I T Y IM P R O V E M E N T S 3. P R O T E C T E X I S T I N G T R E E S T O R E M A I N I N T H E P U B L I C R I G H T O F W A Y A N D A S IN D I C A T E D O N T H E P L A N T I N G P L A N , S H E E T L 4 0 1 . 4. E X I S T I N G F E N C E O N N O R T H S I D E O F S I T E T O B E R E M O V E D A N D R E P L A C E D PE R D E T A I L 4 / L 2 0 1 SITE PROTECTION AND GRADING PLAN 1 0 . 0 0 ' 20.0 0 ' 10.00'10. 0 0 ' UN I T C UN I T B UN I T A UN I T D DR I V E W A Y B A S E M E N T F I R S T F L O O R S O U T H C A Y U G A S T R E E T SOU T H T I T U S A V E N U E WE S T S P E N C E R S T R E E T JV 3 AM 1 QB 1 CB 5 IV 8 JV 3 PA 3 PA 3 JV 1 CA 1 HA 2 JV 1 CA 1 HA 2 AM 1 File: T:\PROJECTS\INHS 402 Cayuga St\ACAD\2014.09.23_R1 TWM Site Plan.dwgPlot Date: 1/20/2015 L401PLANTING PLAN ABCD DATE:PROJECT:CHECKED:DRAWN BY: 12 3 4 5 ABCD DATE:PROJECT:CHECKED:DRAWN BY: 12 3 4 5 COPYRIGHT C 2014IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS.NOTICE:402 SOUTH CAYUGA ST Ithaca, New York ITHACA NEIGHBORHOOD HOUSING SERVICES1001 W. Seneca St., Ste. 101 Ithaca, NY 14850 607-277-1400 Fax 607-277-6092 2011035 PJTZMBQTYKEYBOTANICAL NAMECOMMON NAMESIZEROOTNOTES DECIDUOUS TREES 2AMAcer miyabeiMiyabe Maple2 1/2"B&B 5CBCarpinus betulus 'Frans Fontaine'Pyramidal European Hornbeam2 1/2"B&BColumnar, No Sub 1QBQuercus bicolorSwamp White Oak2"B&B SHRUBS AND PERENNIALS 5CACornus alba 'Red Gnome'Tatarian Dogwood#5CONT 10HAHosta fortunei 'Hyacinthina'Hosta#2CONT 8IVItea virginica 'Henry's Garnet'Virginia Sweetspire#5CONT 8JVJuniperus virginiana 'Grey Owl'Grey Owl Juniper#5CONT 6PAPennisetum alopecuroides 'Red Head'Red Head Dwarf Fountain Grass#2CONT 5POPhysocarpus opulifolius 'Diabolo'Diabolo Ninebark3'-3.5' HTCONT PLANT SHALL BE SET AT OR SLIGHTLY ABOVE THE STABLISHED FINISH GRADE 4" SPECIFIED SHREDDED BARK MULCH UNTIE AND ROLL BACK BURLAP FROM 1/3 MIN.OF ROOT BALL. SYNTHETIC WRAP IS UNACCEPTABLE. CUT AND REMOVE EVERYTHING EXCEPT BURLAP.SPECIFIED PLANTING MIXSPADE EDGE OF MULCH PERIMETER SCARIFY SIDES AND BOTTOM OF TREE PIT TO PREVENT GLAZING OF SUBGRADE. SET TREE DIRECTLY ON FIRMLY PACKED SUBGRADE TO PREVENT SETTLING.3X WIDTH OF ROOT BALL (7' MIN.)KEEP MULCH AWAY FROM TRUNK AND TRUNK FLAREPRUNE AND REMOVE DEAD AND BROKEN BRANCHES Scale: 1/4"=1'-0"TREE PLANTING1 Scale: 1/4"=1'-0"SHRUB PLANTING2NOTES:1.PLANT AT SAME DEPTH AS PREVIOUSLY PLANTED IN NURSERY OR CONTAINER 2.PROVIDE COMPACTED BASE UNDER ROOT BALL ONLY TO PREVENT SETTLING 3.ENTIRE BED EXCAVATED AND BACKFILLED WITH PLANTING MIX SHREDDED BARK MULCH, EXTENT OF BEDLINE, INCLUDE IN PLANTING ITEMS:x4" (100mm) FOR SHRUBS x3" (75mm) FOR PERENNIALS AND BULBSUNTIE AND ROLL BACK BURLAP FROM MIN. 1/3 OF ROOT BALL. SYNTHETIC WRAP IS UNACCEPTABLE. CUT WIRE BASKETS AND REMOVE.SPECIFIED PLANTING MIXSPADED BED EDGE COMPACTED BASE Scale: 1"=1'-0"LAWN AREA-SEEDING3LAWN SEED OR HYDROSEED EXISTING LAWN UNDISTURBED AND/OR COMPACTED SUBGRADETURF SOIL - 4" AFTER COMPACTION DECOMPACTION - 23 EXISTING SOIL TILLED WITH COMPOST EX I S T I N G T R E E T O R E M A I N SH A D E T R E E OR N A M E N T A L T R E E SH R U B LA W N A R E A S E E D M I X LE G E N D 21 JAN 2015NOTE:1. LAWN SEED MIX SHALL BE A 90% TALL FESCUE AND 10% KENTUCKY BLUE GRASS BLEND. SEED MIX SHALL CONSIST OF EQUAL PARTS OF THREE VARIETIES OF TALL FESCUE SEEDS; AND ONE VARIETY OF KENTUCKY BLUE GRASS. ABCD DATE:PROJECT:CHECKED:DRAWN BY: 12 3 4 5 ABCD DATE:PROJECT:CHECKED:DRAWN BY: 12 3 4 5 COPYRIGHT C 2014IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS.NOTICE:402 SOUTH CAYUGA ST Ithaca, New York ITHACA NEIGHBORHOOD HOUSING SERVICES1001 W. Seneca St., Ste. 101 Ithaca, NY 14850 607-277-1400 Fax 607-277-6092 2011035/E14-28 AJS15 DEC 2014 TRT File: P:\E14 28 INHS 402 S CAYUGA\CADD\Drawing \C101 UTILITY.dwgPlot Date: 12/10/2014 C101UTILITY PLAN BD RM D1 143 sf BD RM D2 127 sfBD RM D3 99 sf34'-0" 30'-0" 9'-612"7'-7"12'-10"9'-912"9'-0" BD R M B 1 17 0 s f BD R M B 2 17 2 s f BD R M A 1 15 5 s f BD R M A 2 13 3 s f DN DN DN 2' - 1 " 14 ' - 8 12" 10'-7" 312" 7'-7" 512" 10'-2" UP 8" BD R M C 1 15 5 s f BD R M C 2 13 3 s f DN UP 8" UP 8" UP 8" 4'-0" 8'-0" 4'-0" #22418'&$;&4#90$;4'8+5+10&#6'4'84$.%6$&#6'CLAUDIA BRENNER 421 N Aurora St. #7 Ithaca, NY 14850 607-275-0715 NOV-14-2014VER 3.3+VJCEC0GKIJDQTJQQF*QWUKPI5GTXKEGU A-3+VJCEC0;5QWVJ%C[WIC5V 6QYPJQWUGU 2nd FLOOR PLAN 1 A- 3 1/ 4 " = 1 ' - 0 " 2n d F l o o r P l a n 1E E TION #22418'&$;&4#90$;4'8+5+10&#6'4'8#.(%6$&#6'&/$8',$%5(11(5 1RUWK$XURUD6WUHHW ,WKDFD1<'HF  1R  6 F D O H 3U R S R V H G  : H V W  ( O H Y D W L R Q 5176*%#;7)#564''6 +VJCEC0;+VJCEC0GKIJDQTJQQF *QWUKPI5GTXKEGU  1R  6 F D O H 3U R S R V H G  ( D V W  ( O H Y D W L R Q 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 | Updated 1/21/15 1 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a 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 project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any):  Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)?  Yes No Specific land forms (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Four Townhouses ― 402 S. Cayuga St. Date Created: 1/6/15 | Updated 1/21/15 2 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)?  Yes No Developable area of site contains protected water body.  Yes  No Dredging more than 100 cubic yards of material from channel of protected stream.  Yes  No Extension of utility distribution facilities through protected water body.  Yes No Construction in designated freshwater wetland.  Yes No Other impacts (if any):  Yes No 4. Will project affect any non-protected existing or new body of water?  Yes  No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area.  Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area.  Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet?  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Four Townhouses ― 402 S. Cayuga St. Date Created: 1/6/15 | Updated 1/21/15 3 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality?  Yes No Project will require discharge permit.  Yes No Project requires use of source of water that does not have approval to serve proposed project.  Yes No Construction or operation causing any contamination of a public water supply system.  Yes No Project will adversely affect groundwater.  Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity.  Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute.  Yes  No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions.  Yes  No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Four Townhouses ― 402 S. Cayuga St. Date Created: 1/6/15 | Updated 1/21/15 4 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff?  Yes No Project would impede floodwater flows.  Yes No Project is likely to cause substantial erosion.  Yes No Project is incompatible with existing drainage patterns.  Yes No Other impacts (if any): Project 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 period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any): Construction Impacts  Yes No 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 | Updated 1/21/15 5 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species?  Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site.  Yes No Removal of any portion of a critical or significant wildlife habitat.  Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes.  Yes No Other impacts (if any):  Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species?  Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species.  Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Four Townhouses ― 402 S. Cayuga St. Date Created: 1/6/15 | Updated 1/21/15 6 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community?  Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural.  Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource.  Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area.  Yes No Other impacts (if any): Project 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 National or State Register of Historic Places.  Yes No Any impact to an archaeological site or fossil bed located within the project site.  Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district.  Yes No Other impacts (if any): Project will be visible from points within the Henry St. John Historic District.  Yes No 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 | Updated 1/21/15 7 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities?  Yes  No The permanent foreclosure of a future recreational opportunity.  Yes No A major reduction of an open space important to the community.  Yes No Other impacts (if any): 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 resource.  Yes No Proposed action will impact use, function, or enjoyment of the resource.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Four Townhouses ― 402 S. Cayuga St. Date Created: 1/6/15 | Updated 1/21/15 8 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts: Construction Impacts only. Applicant has provided information regarding staging, deliveries, contractor parking, and potential 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 form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Four Townhouses ― 402 S. Cayuga St. Date Created: 1/6/15 | Updated 1/21/15 9 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any): 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, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission.  Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.)  Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes.  Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases).  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Four Townhouses ― 402 S. Cayuga St. Date Created: 1/6/15 | Updated 1/21/15 10 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel.  Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet.  Yes No Other impacts (if any): 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 population.  Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action.  Yes No Proposed action will conflict with officially adopted plans or goals. Requires an Area Variance to accommodate full porches.  Yes No Proposed action will cause a change in the density of land use.  Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community.  Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.)  Yes No Proposed action will set an important precedent for future actions.  Yes No Proposed action will relocate 15 or more employees in one or  Yes No 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 | Updated 1/21/15 11 of 11 more businesses. Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any):  Yes No 19. Is there public controversy concerning the proposed action?  Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 1/22/2015 Page 1 of 4     City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)  ― Part III    Project Name: 402 S. Cayuga St. ― Four Townhomes  Date Created: 1/15/15 | 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 2 of 4 The applicant has incorporated several design features to break up the mass and enhance the  residential character of the building, including shifting façade 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 3 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 4 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   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 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 1 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a 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 project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any): 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 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 2 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)?  Yes No Developable area of site contains protected water body.  Yes  No Dredging more than 100 cubic yards of material from channel of protected stream.  Yes  No Extension of utility distribution facilities through protected water body.  Yes No Construction in designated freshwater wetland.  Yes No Other impacts (if any):  Yes No 4. Will project affect any non-protected existing or new body of water?  Yes  No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area.  Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area.  Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet?  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 3 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality?  Yes No Project will require discharge permit.  Yes No Project requires use of source of water that does not have approval to serve proposed project.  Yes No Construction or operation causing any contamination of a public water supply system.  Yes No Project will adversely affect groundwater.  Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity.  Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute.  Yes  No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions.  Yes  No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 4 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff?  Yes No Project would impede floodwater flows.  Yes No Project is likely to cause substantial erosion.  Yes No Project is incompatible with existing drainage patterns.  Yes No Other impacts (if any): 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 period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any): Construction Impacts only.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 5 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species?  Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site.  Yes No Removal of any portion of a critical or significant wildlife habitat.  Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes.  Yes No Other impacts (if any):  Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species?  Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species.  Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation.  Yes No Other impacts (if any): Need Information on tree removal and protection. Grading Plan appears affect existing trees.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 6 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community?  Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural.  Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource.  Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area.  Yes No Other impacts (if any): 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 National or State Register of Historic Places.  Yes No Any impact to an archaeological site or fossil bed located within the project site.  Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district.  Yes No Other impacts (if any): The project is in the East Hill Historic District.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 7 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities?  Yes  No The permanent foreclosure of a future recreational opportunity.  Yes No A major reduction of an open space important to the community.  Yes No Other impacts (if any):  Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency?  Yes No Proposed action to locate within a UNA or CEA?  Yes No Proposed action will result in reduction in the quality of the resource.  Yes No Proposed action will impact use, function, or enjoyment of the resource.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 8 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts: 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 form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 9 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any): 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, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission.  Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.)  Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes.  Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases).  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 10 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel.  Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet.  Yes No Other impacts (if any):  Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community?  Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population.  Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action.  Yes No Proposed action will conflict with officially adopted plans or goals. Requires an Area Variance  Yes No Proposed action will cause a change in the density of land use.  Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community.  Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.)  Yes No Proposed action will set an important precedent for future actions.  Yes No Proposed action will relocate 15 or more employees in one or more businesses.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Six-Unit Apartment Building Date Created: 1/6/15 11 of 11 1/22/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any):  Yes No 19. Is there public controversy concerning the proposed action?  Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 1/22/2015 Page 1 of 2   City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM  ― Part III    Project Name: 707 E. Seneca St. ― Apartment Building   Date Created: 1/15/15 | 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 2 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   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 (L0)” 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 (A1)” 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 “An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 3    TO: Board of Zoning Appeals  FROM: Planning & Development Board  DATE: January 28, 2015  SUBJECT: Comments for Zoning Appeals 2970‐A and 2970‐B, 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.     CITY OF ITHACA  108 E. Green Street — 3rd Floor   Ithaca, NY   14850‐5690  DEPARTMENT OF PLANNING, BUILDING, & ECONOMIC DEVELOPMENT  JOANN CORNISH, DIRECTOR OF PLANNING & ECONOMIC DEVELOPMENT  PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT  Telephone:  Planning & Development – 607‐274‐6550 Community Development/IURA – 607‐274‐6559  Email:  dgrunder@cityofithaca.org Email:  iura@cityofithaca.org  Fax:  607‐274‐6558 Fax:  607‐274‐6558  “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 3  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 façade 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.” 3 of 3  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.