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HomeMy WebLinkAbout03-24-15 Planning and Development Board Meeting AgendaCITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, NY 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      The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on MARCH 24TH, 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.  Subdivision Review     A. Project: Minor Subdivision 6:15   Location: 104 Campbell Ave., Tax Parcel #19.‐2‐4     Applicant: John & Anne Marie Cummings     Actions: ˆ Declaration of Lead Agency  ˆ PUBLIC HEARING  ˆ Determination of Environmental  Significance  ˆ Consideration of Preliminary & Final Subdivision Approval     Project Description:  The applicant proposes to subdivide the 0.513‐acre (22,347SF) parcel into two lots:  Parcel A, measuring 0.243 acres (10,581 SF) with 110 feet of street frontage on Campbell Ave.; and Parcel 2,  measuring 0.27 acres (11,766 SF) with 97 feet of street frontage on Hector St. and 93.2 feet of street  frontage on Campbell Ave., and containing an existing single‐family home.  The property is in the R‐1a  Zoning District, which has the following minimum area requirements: 10,000 SF lot size, 75 feet of street  frontage, 25‐foot front yard and 10‐foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but  no less than 20 feet.  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.   4.  Site Plan Review    A. Project: Four Townhomes 6:30   Location: 402 S. Cayuga St.     Applicant: Ithaca Neighborhood Housing Services (INHS)     Actions: ˆ Potential Consideration of Preliminary & Final Site Plan Approval                     Project Description:  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.  This is an Type I Action under the  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.          City of Ithaca Environmental Quality Review Ordinance, §176‐4 (h)(2), and the State Environmental Quality  Review Act, §617.4 (11), for which the Planning Board completed environmental review on January 27,  2015.        B. Project: Lake St. Bridge Rehabilitation Site Plan Review & Recreational River Permit 6:45   Location: Lake Street at Fall Creek    Applicant: City of Ithaca      Actions: ˆ PUBLIC HEARING  ˆ Potential Consideration of Preliminary & Final Site Plan Approval  ˆ Approval of Recreational River Permit      Project Description:  The proposed project involves rehabilitation of the Lake Street Bridge.  The existing  bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete  abutments.  The bridge’s concrete deck slab deterioration has progressed to the point of necessary repair  and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced  concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the  uncertainty of whether the substructures are either pile‐supported or founded on bedrock.  To remove the  bridge from the Federal list, this project proposes to install steel‐sheet piling and heavy‐stone fill scour  protection at the substructures as scour mitigation measures.  The proposed rehabilitation also involves  concrete deck slab replacement and substructure repairs.  The project requires site plan approval, a  Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers.  The  project has received approval from the Board of Public Works and Common Council.     C. Project: Mixed‐Use Housing  7:10   Location: 210 Hancock St. (former Neighborhood Pride store)     Applicant: Ithaca Neighborhood Housing Services (INHS)    Actions: No Action ― Discussion Only      Project Description:  The applicant proposes to redevelop the entire 2.01‐acre parcel currently containing  the vacant former grocery store, a smaller commercial building, and a 110‐space parking lot.  The applicant  proposes to construct thirteen 2‐story townhomes and a 4‐story, approximately 65,000‐SF, mixed‐use  building with approximately 50 apartments and three ground‐floor commercial spaces, totaling  approximately 10,000 SF.  70 parking spaces will be provided ― approximately one third of which will be on  the ground floor of the apartment building.  The applicant also proposes to convert portions of Adams St.  and Lake Ave. (both of which are public streets) into “living streets” by making them narrower, providing  green areas, and installing bike and pedestrian amenities.  The project is in the B‐2a Zoning District and will  likely require subdivision in the future.  The project will require the following approvals:  a Parking Variance  from the Board of Zoning Appeals (BZA), approval from the Board of Public Works (BPW) for improvements  to property in the public way, approval for funding from the Ithaca Urban Renewal Agency (IURA), and  approval from Common Council.  This is a Type I Action under the City of Ithaca Environmental Quality  Review Ordinance, §176‐4 (h)(2),(k), and (n) and the State Environmental Quality Review Act, §617.4 (9),  and is subject to environmental review.     D. SKETCH PLAN:  215 Spencer St. ― Noah Demarest, STREAM Collaborative 8:00      E. SKETCH PLAN: Tompkins Financial Downtown Headquarters ― Kim Michaels, Trowbridge  Wolf Michaels, LLP & Steve Hugo, HOLT Architects  "An Equal Opportunity Employer with a commitment to workforce diversification." 2   5. Zoning Appeals  8:20  • #2976: 102 Franklin St. (New Earth Living) ― Area & Parking Variance  • #2977: 122‐4 W. Buffalo St. (Tompkins Learning Partners) ― Sign Variance        6. Old/New Business  A. Review of Planning Board Application Materials  B. CEQR/Steep Slope Update  C. Comprehensive Plan Public Open Houses  D. Planning Board Annual Report   8:30 7. A.  Planning Board Chair (verbal) 9:30  B.  Director of Planning & Development (verbal) 9:40  C.  Board of Public Works Liaison (verbal) 9:50    8. Approval of Minutes: 1/13/15, 1/27/15, & 2/24/15  10:00     9. Adjournment 10:10     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 PROPOSED RESOLUTION Minor Subdivision Declaration of Lead Agency City of Ithaca Tax Parcel #19.-2-4 104 Campbell Ave. City of Ithaca Planning & Development Board March 24, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #19.-2-4, by owners, John and Anne Marie Cummings, and WHEREAS: the applicant proposes to subdivide the 0.513-acre (22,347 SF) parcel into two lots: Parcel A, measuring 0.243 acres (10,581 SF) with 110 feet of street frontage on Campbell Ave.; and Parcel 2, measuring 0.27 acres (11,766 SF) with 97 feet of street frontage on Hector St. and 93.2 feet of street frontage on Campbell Ave., and containing an existing single-family home. The property is in the R-1a Zoning District, which has the following minimum area requirements: 10,000 SF lot size, 75 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Subdivision approval for City of Ithaca Tax Parcel #19.-2-4, by owners, John and Anne Marie Cummings. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision CEQR City of Ithaca Tax Parcel #19.-2-4 104 Campbell Ave. City of Ithaca Planning & Development Board March 24, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #19.-2-4, by owners, John and Anne Marie Cummings, and WHEREAS: the applicant proposes to subdivide the 0.513-acre (22,347 SF) parcel into two lots: Parcel A, measuring 0.243 acres (10,581 SF) with 110 feet of street frontage on Campbell Ave.; and Parcel 2, measuring 0.27 acres (11,766 SF) with 97 feet of street frontage on Hector St. and 93.2 feet of street frontage on Campbell Ave., and containing an existing single-family home. The property is in the R-1a Zoning District, which has the following minimum area requirements: 10,000 SF lot size, 75 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on March 24, 2015 declare itself the Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on March 24, 2015 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a plat entitled “Survey Map, No. 104 Campbell Street, City of Ithaca, Tompkins County, New York,” dated 1/4/12 and prepared by Sheive Land Surveying; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates the resultant parcels have received the required Area Variances for relief from the City of Ithaca Zoning Ordinance for properties located in the R-1a Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed Subdivision 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 Minor Subdivision Preliminary & Final Approval City of Ithaca Tax Parcel #19.-2-4 104 Campbell Ave. City of Ithaca Planning & Development Board March 24, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #19.-2-4, by owners, John and Anne Marie Cummings, and WHEREAS: the applicant proposes to subdivide the 0.513-acre (22,347 SF) parcel into two lots: Parcel A, measuring 0.243 acres (10,581 SF) with 110 feet of street frontage on Campbell Ave.; and Parcel 2, measuring 0.27 acres (11,766 SF) with 97 feet of street frontage on Hector St. and 93.2 feet of street frontage on Campbell Ave., and containing an existing single- family home. The property is in the R-1a Zoning District, which has the following minimum area requirements: 10,000 SF lot size, 75 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on March 24, 2015 declare itself the Lead Agency for the environmental review, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on March 24, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on March 24, 2015 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a plat entitled “Survey Map, No. 104 Campbell Street, City of Ithaca, Tompkins County, New York,” dated 1/4/12 and prepared by Sheive Land Surveying; and other application materials, and WHEREAS: the Planning and Development Board did on March 24, 2015 make a Negative Declaration of Environmental Significance for the proposed subdivision, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates the resultant parcels have received the required Area Variances for relief from the City of Ithaca Zoning Ordinance for properties located in the R-1a Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #19.-2-4, by owners, John and Anne Marie Cummings subject to the submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval Four Townhomes 402 S. Cayuga St. City of Ithaca Planning and Development Board March 24, 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 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, 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: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on March 24, 2015, 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 Street, City of Ithaca, Tompkins County, New York,” dated 10/15/12, 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, and WHEREAS: the Planning and Development Board did on January 27, 2015 make a Negative Declaration of Environmental Significance for the proposed subdivision, and WHEREAS: the Planning Board did on March 24, 2015 review and accept as adequate updated elevations titled: “Elevation Notes Ver. 1.2 (sheets 1a and 2a),” dated 2/16/15 and prepared by Claudia Brenner, Architect; and WHEREAS: the project was originally scheduled to go the Board of Zoning Appeals (BZA) on March 3rd, 2015, however, that meeting was canceled due to inclement weather, and the project is now on the BZA agenda for the April 7th 2015 meeting, and WHEREAS: as all site plan issues have been long resolved, the Board finds that delaying its approval until after the variance has been granted will only serve to cause an unnecessary delay, and is therefore inclined to grant approval subject the condition of the BZA granting the required variance, now, therefore, be it RESOLVED: the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the project, subject to the following conditions: i. Granting of the required areas variance by the BZA, and ii. Before the Certificate of Occupancy is granted, the public sidewalk contiguous to the site must be in compliance with the City of Ithaca standards for public sidewalks and in a condition satisfactory to the City Sidewalk Program Manager. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 860 Hooper Road Endwell, NY 13760 Tel: 607.231.6600 Fax: 607.231.6650 www.deltaengineers.com AN ISO 9001:2008 CERTIFIED COMPANY “We are a seamless extension of our clients’ organizations” March 16, 2015 Addisu Gebre City of Ithaca 108 East Green Street Ithaca, NY 14850 Re: Lake Street Bridge over Fall Creek PIN 3755.34 Delta Project No. 2013.469.001 Dear Mr. Gebre: Per your request, please find the following update regarding the questions asked during the February 24, 2015 Planning Board Meeting regarding the Lake Street Bridge Rehabilitation project. Existing Bridge Rail Re-use We have investigated reuse of the existing bridge rail as a pedestrian rail on the fascia with the installation of a two rail vehicular bridge rail at the curbline and offer the following: 1. The existing bridge rail is constructed of steel posts with one horizontal bottom rail, two horizontal intermediate rails, and one horizontal top rail. The spacing between the rails varies from 9 inch maximum to 7 ¾ inches minimum. The distance from the sidewalk to the top of the rail is 39 ½ inches. Review of AASHTO and FHWA requirements for pedestrian rails on bridges indicates that the existing rail does not meet current pedestrian rail requirements. The minimum requirements are as follows:  Railing Height - railing on the outside edge of a bridge with adjacent pedestrian walkway must be 42 inches minimum in height, measured from the top of the walkway.  Horizontal and Vertical Openings in Railings - Openings between horizontal or vertical members on pedestrian railings must be small enough that a 6 -inch sphere cannot pass through them in the lower 27 inches. For the portion of pedestrian railing that is higher than 27 inches, openings may be spaced such that an 8-inch sphere cannot pass through them. 2. Installation of a two rail bridge rail at the curbline with reinstallation of the existing rail results in the following:  The termination of the bridge rail installed along the curbline will result in a potential vaulting hazard for an errant vehicle approaching the bridge. Although used previously for specific projects, it is typically not recommended by NYSDOT. “We are a seamless extension of our clients’ organizations” DELTA ENGINEERS, ARCHITECTS, & LAND SURVEYORS, P.C. Page 2 of 2 AN ISO 9001:2008 CERTIFIED COMPANY Based on the above the existing bridge rail should not be used at this site. Removal of the Bridge Transition Rail at NW Corner We submitted a request to NYSDOT Region 3 asking for concurrence to remove the bridge transition rail at the NW quadrant of the bridge. Our request is based on similar justification provided in the Final Design Report for eliminating the transition sections at the other three corners of the bridge. Hand Rail on Four Rail Bridge Rail We are currently proposing to install a round hand rail in the center of the top rail of the bridge rail located on the bridge fascia. We have requested concurrence with NYSDOT regarding installation of the rail on top of the existing crash tested rail. We have enclosed a conceptual sketch prepared by Trowbridge of the handrail on the bridge and the transition of the bridge hand rail to the railing being proposed in the park. Respectfully, DELTA ENGINEERS, ARCHITECTS, & LAND SURVEYORS, P.C. Joseph J. Mieczkowski, PE Project Manager cc: File PROPOSED RESOLUTION Regarding Approval Recreational River Permit Lake Street Bridge Rehabilitation City of Ithaca Planning and Development Board March 24, 2015 WHEREAS: portions of Fall Creek within the City of Ithaca are designated by New York State as a Recreational River, pursuant to Title 27 of the Environmental Conservation Law (ECL), and WHEREAS: Section 15-2714.3. hh of the ECL stipulates that “responsibility for the administration of the area designated herein shall be delegated to the City of Ithaca pursuant to the appropriate regulations,” and WHEREAS: on July 11, 1990, the Common Council of the City of Ithaca delegated to the City’s Planning and Development Board the authority to administer the designated area, and to issue permits for work therein, and WHEREAS: the ECL also stipulates that the designation of Fall Creek “shall not, solely by operation of this article, be construed so as to restrict utility or similar facilities…or support-related activities of…Cornell University conducted in furtherance of its educational purposes…,” and WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the Planning and Development Board by the City of Ithaca, which permit is required due to a proposed incursion into a portion of the designated Recreational River area, as part of the Lake Street Bridge Rehabilitation project, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176- 4 B. (h) [2], [3], and (m), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on February 24, 2015 make a Negative Determination of Environmental Significance for the project, and WHEREAS: the Planning Board has reviewed the application for completeness and did on February 24, 2015, with assistance of City staff, find the application to be complete in accordance with the requirements of 621.4(d), and WHEREAS: a Notice of Complete Application was published in the New York State Department of Environmental Conservation’s Environmental Notice Bulletin on March 11, 2015, and WHEREAS: a public comment period, commencing on March 4 and ending on March 24, 2015, was provided for public input, and WHEREAS: a Public Hearing was held on March 24, 2015, and WHEREAS: the Planning and Development Board has determined that: 1. The proposed activity is consistent with the purpose and policies of the Wild, Scenic, and Recreational River Act, particularly as it applies to Fall Creek, as well as the regulations applicable thereto; 2. The Fall Creek Recreational River resource will be protected and the proposed work within the Recreational River corridor will not have an undue adverse environmental impact; and 3. No reasonable alternative exists for modifying or locating the proposed work outside the designated area, and now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, pursuant to the authority granted to it by the Common Council of the City of Ithaca acting in accordance with Section 15-2714.3. hh of the Environmental Conservation Law, does hereby grant a Fall Creek Recreational River Permit for the Lake Street Bridge Rehabilitation Project located on Lake Street at Fall Creek, as said project affects the Fall Creek Recreational River corridor and as it was approved through the Board’s Site Plan Review process. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Lake Street Bridge Rehabilitation Preliminary & Final Approval Site Plan Review/Recreational River Permit Lake Street at Fall Creek City of Ithaca Planning & Development Board March 24, 2015 WHEREAS: an application for Site Plan Approval has been submitted to the City of Ithaca Planning and Development Board by the City of Ithaca, and WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge’s concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel-sheet piling and heavy-stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers. The project has received approval from the Board of Public Works and Common Council, and WHEREAS: this project was previously determined to be “replacement-in-kind” which is considered a Type II Action not requiring environmental review. Upon further review, it has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and   WHEREAS: the NYSDOT, NYSDEC, the City of Ithaca Board of Public Works, and the City of Ithaca Common Council have consented to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board did on February 24, 2015 declare itself Lead Agency for the environmental review of the Lake Street Bridge Rehabilitation Project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified, in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on March 24, 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: the Board, acting as Lead Agency in environmental review, has on February 24, 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, with Part 3 revised by the Planning and Development Board; plans entitled “Preliminary Plan and Elevation (P-1),” dated 12/14, “Under Bridge Access Plan” and “Erosion and Sediment Control Details,” dated 1/2015, “General Plan and Elevation,” “Bridge Railing Plan,” “Begin Right Wingwall Repair Details,” “Permanent Sheet Pile Layout Plan and Details,” “Light Pilaster and Fascia Details,” and “Bridge Railing Details,” dated 2/2015; and other application materials, and WHEREAS: the Planning and Development Board did on February 24, 2015 make a Negative Declaration of Environmental Significance for the proposed subdivision, and WHEREAS: the Board did on March 24, 2015 review and accept as adequate additional and revised drawings titled INSERT REVISED SITE PLAN, BRIDGE ELEVATION, BRIDGE SECTION AND RAILING DETAIL, and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: insert conditions, if any Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la March 17, 2015    JoAnn Cornish, Director of Planning and Development  Department of Planning and Development   City of Ithaca  108 East Green Street  Ithaca, NY 14850‐5690    Re: Supplemental Information for 210 Hancock Street Redevelopment   Dear JoAnn:  We are pleased to provide the attached exhibits and the following updates and supplemental  information for the redevelopment of 210 Hancock Street.  Lake Avenue and Adams Street  Based on input from the community engagement process, INHS has proposed the redevelopment of  Lake Avenue and the portion of Adams Street east of Alice Miller Way.  At the January 26th  Board of  Public Works meeting the Board directed INHS and City Staff to begin considering Lake and Adams  as a “Living Street” and suggested using an easement to facilitate the redevelopment.  On March 5th  INHS, Trowbridge Wolf Michaels, and TG Miller met with Michael Thorne, Tom West, and Krin  Flaherty to further discuss the design and easement requirements.  At that meeting City Staff  suggested the following:   The project should emphasize pedestrian safety and priority by providing level sidewalk  crossings rather than curb cuts with conventional crosswalks at all intersections.   The proposed improvements, including the proposed playground, should occur in the  Adams Street ROW south of Lake Avenue. The public should retain rights of access to Lake  Avenue, Adams Street, and the proposed playground.    INHS would be responsible for maintenance of the hardscape infrastructure, snow plowing,  lawn and plant maintenance, and playground within the easement.     The City will require access to the adjacent Cascadilla Creek for periodic maintenance of the  channel and potential repair / replacement of the retaining walls outside of the easement.   INHS should coordinate directly with the City Attorney’s office to begin drafting and  reviewing language necessary to provide access and maintenance.   2 of 2 The attached site plan has been updated to include the comments outlined above as well as the  observations and comments made by the Planning Board at the February 24th meeting including the  following:   Addition of tree islands in the interior drive to create a more “street‐like” feel.   Addition of raised crosswalks and material changes at crossing points on Lake Avenue.   Moving the playground to the south of Adams Street so that children and families do not  need to cross Lake Avenue to get there.   Necking down of green areas near the intersections of Hancock and Adams and the private  interior “street” to provide a more pedestrian‐first approach.   Providing more pedestrian and green space amenity within the Lake Avenue corridor while  minimizing vehicular access ways, including a continuous pedestrian route adjacent to  Cascadilla Creek.  Proposed Subdivision  The attached preliminary subdivision plan creates two new parcels and consolidates the 423 First  Street Parcel.  The project is designed to provide conformance with the yard setback and lot  coverage requirements of the B2a Zone after this consolidation and subdivision.   INHS requests  that this subdivision and consolidation be included in the environmental review.  If you have any questions or require further information, please do not hesitate to call. We are  looking forward to presenting the project for PRC review and answering questions at your March  17, 2015 meeting.  Sincerely,      Peter Trowbridge, RLA, FASLA  Principal     Exhibits:  1. Updated Site Plan Rendering   2. Preliminary Subdivision Plan  210 Hancock Street Redevelopment SITE PLAN HANCOCK STREET ADAMS STREET ALI C E M I L L E R W A Y CONLEY PARK LA K E A V E N U E CA S C A D I L L A C R E E K WI L L O W A V E N U E FI R S T S T R E E T pot e n t i a l e a s e m e n t l i n e po t e n t i a l e a s e m e n t l i n e 4 5 2 2 7 6 7 1 1 3 3 3 3 8 1. COMMERCIAL GROUND FLOOR WITH RESIDENTIAL ABOVE 2. COVERED PARKING WITH RESIDENTIAL ABOVE 3. TOWNHOMES 4. BIKE PARKING 5. BUS STOP 6. INTERIOR STREET 7. ONE WAY LIVING STREET WITH BIKE LANE 8. PLAYGROUND LEGEND 4 0 30’60’ MIXED USE BUILDINGS MULTIFAMLY BUILDINGS TOWNHOMES KEY SCALE   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  TO: Board of Zoning Appeals  FROM: Planning & Development Board  DATE: March 25, 2015  SUBJECT: Comments for Zoning Appeals #2976 and 2977   On March 24, 2015 members of the Planning and Development Board discussed the above‐listed zoning appeals  and agreed to forward the following recommendations:    APPEAL #2976                                                                                         102 FRANKLIN STREET  Area Variance     Appeal of Sue Cosentini, New Earth Living, for Susan and Eric Mueller, owners of 102 Franklin Street for Area  Variances from Section 325‐8, Columns 4 and 12, Parking and Other Front Yard, requirements of the Zoning  Ordinance.    The applicant proposes removing a dilapidated two‐story porch on the south side of the building that faces both  Franklin Street and Short Street.  It will be replaced with a one‐story porch.  The footprint of the existing porch is  13’1” x 5’9”.  The proposed porch will be about 37 SF larger and will measure 14’ x 8’.  While the existing porch is  compliant with the 10‐foot front yard setbacks, the new porch will be constructed in line with the existing east  side of the building that faces Short Street and will encroach one foot into this required front yard setback.   There is an existing deficient condition at this east wall, as well.  This wall bumps out near the rear yard and  encroaches three feet into the required 10‐foot front yard setback.    The property at 102 Franklin Street is also deficient in parking.  A garage designed for one car was constructed in  1979.  However, because the building is a two‐family unit, the Zoning Ordinance requires two off‐street parking  spaces.    The property at 102 Franklin Street is in the R‐2b use district where two‐family homes are a permitted use.   However, Section 325‐39 requires the Board of Zoning Appeals grant Area Variances for the above deficient  conditions, before a Building Permit can be issued.    The Planning Board can identify no long range planning issues with this appeal and supports granting it.   The  new porch makes the building more attractive and will improve the neighborhood character.      APPEAL #2977                                                                                        122‐124 W. BUFFALO STREET  Sign Variance     Appeal of David H. Smith for Tompkins Learning Partners, Inc. for a Sign Variance from Section 272‐6 B. (2),  Number of Signs, and Section 272‐9A, Setbacks, requirements of the Sign Ordinance.    “An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 2  “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 2  Tompkins Learning Partners is requesting to erect a wall sign and a freestanding sign on its property located at  122‐124 West Buffalo Street.  Section 272‐6 B. (2) only allows one free‐standing sign or two wall signs in the  zoning district where the property is located.  The wall sign is approximately 1.67 SF and will be located just east  of the entry stairs on the exterior wall facing Buffalo Street.    The proposed free‐standing sign will be erected in the front yard of 122‐124 Buffalo Street on 7‐foot tall  aluminum post.  Section 272‐9 A. requires all signs to be set back a minimum of 10 feet from any public highway  or street right of way.  This sign will be located approximately 5 feet east of the Geneva Street sidewalk and  approximately 3‐4 feet north of the Buffalo Street sidewalk.     The property at 122‐124 East Buffalo Street is in the B‐1a use district where signs are permitted.  However, Sign  Ordinance, Section 272‐18 requires that Sign Variances be granted by the Board of Zoning Appeals before the  applicant is issued a Sign Permit.      The Planning Board can identify no long range planning issues with this appeal and supports granting it.   Engineering staff have done a preliminary review and do not believe that it creates a vehicular line‐of‐sight issue  at the intersection.    TO: Site Plan Review Applicant FROM: JoAnn Cornish, Director of Planning and Development DATE: Effective May 4, 2006 Thank you for your inquiry on the process of Site Plan Review (SPR). Please note: your SPR application will not be acted on until a Building Permit application has been filed with the Building Divison. The Planning & Development Board (P&D) renders decisions on development proposals subject to Site Plan Review. In order to allow time for your proposal to be reviewed by staff and other government and advisory bodies as required, the complete SPR application is due approximately six weeks prior to the meeting at which you wish the Board to act on your proposal. The applicant must submit twenty-six (26) reduced copies of the project plans, and 26 copies of all other project information, including a descriptive narrative, as well as three (3) full-scale sets of the project drawings. The Board meets every fourth Tuesday of the month, thus the application deadline and other key dates are as follows: BY the 15th Day of month prior to month you wish to be on agenda. Complete application (as described in SPR Requirements list) to be received by the Division of Planning, Zoning, and Econ. Development. Call Building Division (274-6509 or 274-6510) to arrange to be on Project Coordinating Committee (PCC) agenda. 2nd Monday (of month) Conservation Advisory Council (CAC) meets to review Environmental Assessment Form (EAF). 7:30 p.m., 3rd Floor Conference Room, City Hall 2nd Tuesday (of month) Project Coordinating Committee Meeting 9:00 a.m., 2nd Floor Conference Room, City Hall 20 Days Prior to Public Hearing SPR notice sign to be posted on site. Signs are available for purchase ($10.50 each) in the Planning Division Office, 3rd Floor, City Hall. (One sign needed for each street of property.) 3rd Tuesday (of month) Project Review Committee (of the P&D Board) reviews site plans and EAFs. (Attendance by applicant or representative is required.) 9:30 a.m., 3rd Floor Conference Room, City Hall. 4th Tuesday (of month) Planning & Development Board Meeting. Environmental Review, Public Hearing, Preliminary Review of Project. (Attendance by applicant or representative is required.) 6:00 p.m., Common Council Chambers, 3rd Floor, City Hall. The enclosed materials are for your use. Please call if you need more information and good luck on your project development. Documents Enclosed: - Site Plan Review Requirements - Site Plan Review Application Form - Site Plan Review Notice Requirements - Short Environmental Assessment Form (SEAF) - Full Environmental Assessment Form (FEAF), Part 1 - Supplementary Bicycle Parking Standards - Site Plan Review Ordinance (Chapter 276 of City Code) City of Ithaca    SITE PLAN REVIEW (SPR) REQUIREMENTS    Site Plan Review Checklist    This checklist is developed for your use as a reminder of the basic site plan information generally required for  the understanding and evaluation of development proposals.  Some items may not be applicable to your  proposal, and additional information may be required.  Depending on the scope and complexity of the project,  the site plan may consist of more than one drawing. (See SPR Submittal Requirements Sheet, items 3a‐3e.)     1. Project’s title and address.    2. Preparer’s name and address.    3. Date (and revision dates) on drawings.    4. North arrow, numeric and graphic scale on drawings.    5. Current zoning and zoning boundaries of the site.    6. General land‐use, streets, and significant features within 100’ of the site.    7. Property lines with dimensions and angles, easements, Right‐of‐Ways (ROWs).    8. Existing contours and hydrologic and topographical features within 50’ of the site, including drainage and  runoff patterns, flood hazard areas, wetlands and average depth to groundwater.    9. Proposed contours and spot elevations.    10. Proposed drainage swales, catchments, and other stormwater management devices.    11. Existing curb cuts within 25’ of the proposed access to the development site.    12. Location and design of proposed curb cuts.    13. Location of existing and proposed buildings and accessory structures.    14. Ground floor elevation of proposed buildings.    15. Locations, dimensions, and construction materials of proposed and existing paved areas, including  sidewalks, parking, and loading area.    16. Location and materials of proposed site improvements such as walls, fences, and gates.    17. Existing and proposed utilities, including location, size, and flow direction of sewers, water supply lines,  and culverts. Electric, gas, and telephone lines and appurtenances should also be shown.    18. Location of existing and proposed fire hydrants.    19. Location and types of existing and proposed lighting.  1 of 4  Revised:  09/29/14      20. Types and dimensions of existing and proposed signs.    21. Types and locations of existing trees within 9’’ Diameter Breast Height (DBH) and above, and the outside  dimension and location of any large shrub mass on or within 20’ of the site. Any removal of existing  vegetation should be clearly indicated.    22. Proposed planting plan and planting schedule. Plant species and variety, size, and quantity should be  specified. Native soil characteristics and any soil amendment should be noted.    23. Erosion control devices during and after construction.    24. Limits of construction.    25. Tree protection devices during construction.    26. Construction phasing lines.    27. Construction staging area.    Review Criteria    General Criteria:  Evaluation of site plans will be based on, as appropriate, but not limited to, the factors listed  below.  The evaluation will be on activities both during the construction and after the completion of the project.     1. Avoidance or mitigation of any negative environmental impacts identified in the environmental review.  The  following shall be emphasized in particular:     A. Erosion, sedimentation, and siltation control.      B. Protection of significant natural features and areas, including, but not limited to,  trees, views, watercourses or bodies of water, and landform, on or near the site.      C. Protection of, and compatibility with, other nearby features and areas of importance  to the community, including but not limited to parks, landmarks, and historic districts.   2. Compliance with all other regulations applicable to the development of, or development on, the subject site.   These include, but are not limited to, the Zoning Ordinance, Sign Ordinance, Subdivision Regulations,  Landmarks Preservation Ordinance, Environmental Quality Review Ordinance of the City of Ithaca, and the  State Environmental Quality Review Act.     3. Spatial and visual cohesiveness of the site plan through    A. A perceivable form and order in the basic layout of the major landscape elements,     B. The application of landscape architecture techniques such as the proper and effective  use of plantings, landform, water features, paving, lighting, etc., and color, and  texture of buildings and other site improvements.     4. Adequate storm water management.   2 of 4  Revised:  09/29/14    5. Adequate wastewater and sewage disposal facilities.     6. Adequacy of fire lanes, and fire and emergency access, and the availability of fire hydrants.     7. Safe arrangement of vehicular access, circulation, intersections, and traffic controls.     8. Safe and convenient pedestrian access and circulation.     9. Handicap accessibility of buildings, pathways, and parking.     10. Open space for play areas and informal recreation, as appropriate, in the case of a residential development.     Criteria for Parking Area Design    The general criteria shall also apply to parking area development.  Additionally, in determining the adequacy and  appropriateness of planting and screening of parking areas, zoning regulations and the following guidelines shall  be considered.     1. In parking areas with fewer than twenty (20) parking spaces, adjacent uses and public ways should be  protected against emissions, light and glare from the parking by screening with planting or fences.     2. In parking areas with twenty (20) or more parking spaces, planting should be installed both on the periphery  and within the lot.  Plantings within such lots should be located so that no single row of spaces, or any two  adjoining rows, or two rows separated by an aisle, would contain more than a total of 20 spaces unrelieved  by planting.      3. Interior planting islands should be a minimum of 80 square feet with at least six feet on one side.  The  planter should also be curbed and have a minimum 3' excavation.     4. High‐branching shade trees should be considered for planting within the parking area, whereas woody  shrubs with a dense growth habit should be considered for peripheral planting.  The selected species should  be tolerant of salt injury, soil compaction, and other adverse urban growing conditions.  The City Forester or  the Shade Tree Advisory Committee should be consulted in selection of plant species.     Submittal Process    1. Completed application form ― Submit 26 copies.    2.  Completed Full Environmental Assessment Form (FEAF), Part I, if required ― Submit 26 copies.    3. Submit three (3) full‐size sets and 26 reduced (11''x17'') sets of the required drawings listed below.    Note: Submitted drawings should be clear, legible, accurate, and with sufficient information  necessary for the evaluation of the site plan.  The Board or the Director of Planning and  Development may require that licensed architects, engineers, or landscape architects be  engaged in the design of the projects.  Items “b.” through “e.” may be combined, as  appropriate.  (See Site Plan Review Checklist on page 1 of this document for required  information.)  3 of 4  Revised:  09/29/14    A. Location Plan, at 1'' = 50' or larger, as appropriate, to show property boundaries,  streets, general land‐use, current zoning of the site and zoning boundaries, and  significant features within 100' of the proposed project.     B. Site Layout Plan, at 1'' = 20' minimum     C. Grading Plan, at 1'' = 20' minimum    D. Planting Plan, at 1'' = 20' minimum    E. Utilities Plan, at 1'' = 20' minimum    F. Elevation Drawings of proposed structures and signs.  Building materials and colors  should be specified.  (Samples may be requested.)    5. Soil study, drainage calculation, and other engineering reports as deemed necessary by the City Engineer.    6. Any other information as determined necessary by the Board or the Director of Planning and Economic  Development.    7. SPR application fee, payable by check to: “City of Ithaca.”    Type of Approval Project Cost Application Fee  less than $10,000 $75  $10,000 to $49,999 $150  $50,000 to  $100,000 $300 Site Plan Review  over $100,000 $1.50 per $1,000  less than $50,000 $150 * Modified Site Plan  Review $50,000 or more $250    4 of 4  Revised:  09/29/14  City of Ithaca  SITE PLAN REVIEW (SPR) APPLICATION  REQUIRED Building Permit Number: ___________    APPLICANT: Name: Title/Role:  Address 1:  Address 2: City, State, & Zip Code:   Telephone: Cell Phone: E‐Mail:    CONSULTANT: Name: Title/Role:  Address 1:  Address 2: City, State, & Zip Code:   Telephone: Cell Phone: E‐Mail:    PROJECT OWNER: Name: Title/Role:  (if other than applicant)  Address 1:  Address 2: City, State, & Zip Code:   Telephone: Cell Phone: E‐Mail:    ― PROJECT DESCRIPTION ―  Project Title:   Project Address:   Type (check one): Residential Commercial Industrial  Institutional  Scope of Work (check all that apply & indicate approximate operation/construction cost):   Vegetation Removal $  Façade Change $  Demolition $   New Paving $  Earthwork $  New Planting $   New Structure $  Structure Expansion $  Accessory Structure $  Total Construction Cost: $ Anticipated Construction Period:  to   (best estimate)    ― OTHER INFORMATION ―    1. If the development site is leased property, list the property owner's name and address below:      Length of Lease:    Note: Owner must include with this application a written statement  authorizing the applicant to serve as the agent of Site Plan Review (SPR).  CONTACT:    Lisa Nicholas, Senior Planner  DIVISION OF PLANNING & ECONOMIC DEVELOPMENT  108 E. Green Street, 3rd Floor  Ithaca, NY  14850‐5690  (607) 274‐6550 ― Fax: (607) 274‐6558  lnicholas@cityofithaca.org  1 of 2  2 of 2  2. Please record the application date and approval status of any required federal, state, and/or local permits or approvals  for this project:    Type  Approval Agency  Application Date  Approval Status  Demolition  Building Div.      Building  Building Div.        Board of Zoning Appeals        Board of Public Works                        3. Describe any existing restrictions relevant to developments on this property:        4. Please append/attach any additional information you feel is important for a full understanding of proposed development.  ― APPLICATION FEE ―  The application fee is based on the total construction, site work, and landscaping costs, charged in accordance with the  following schedule.  The fee is payable by check to the “City of Ithaca,” upon submission of this application.  Type of Approval Project Cost Application Fee  less than $10,000 $75  $10,000 to $49,999 $150  $50,000 to $100,000 $300 Site Plan Review  over $100,000 $1.50 per $1,000  less than $50,000 $150 * Modified Site Plan  Review $50,000 or more $250    *  Fee Schedule for Modified Site Plan Review only applies to modifications to approved site plans that do not trigger reconsideration  of the Determination of Environmental Significance.  Modifications that require additional environmental review shall follow the fee  schedule for full Site Plan Review.  This determination will be made at the time of application.  ― APPLICATION CHECKLIST ―   Item No. of Copies   Application Form (completely filled out) 26   Short Environmental Assessment Form (SEAF) 26   Full Environmental Assessment Form (FEAF) ― Part 1  [if required] 26   Full‐Size Drawings 3   Reduced Drawings (11”x17”) [see “Site Plan Review Requirements,” “Submittal Process”] 26   Site Plan Review Application Fee             ELECTRONIC SUBMISSIONS: Please provide electronic versions of ALL documents submitted.    E‐MAILING LARGE FILES:  Incoming e‐mails to the City must be under 10 MB in size (incl. the message envelope itself), so please either provide a CD‐ ROM or use a free file‐sharing web site, like: www.hightail.com, www.dropbox.com, www.google.com/drive, etc.  You can also split documents into  smaller parts and send multiple e‐mails/files.  Applicant's Signature:  Date:     By signing this application form, the applicant acknowledges that City of Ithaca Planning & Economic Development Division staff may visit the site in  order to fully understand the proposed development.  CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF) Project Information (to be completed by applicant or project sponsor) 1. Applicant/Sponsor: 2. Project Name: 3. Project Location: 4. Is Proposed Action: ˆ New ˆ Expansion ˆ Modification/Alteration 5. Describe project briefly: 6. Precise Location (road intersections, prominent landmarks, etc., or provide map): 7. Amount of Land Affected: Initially: ______ Acres or Sq. Ft. Ultimately: ______ Acres or Sq. Ft. 8. Will proposed action comply with existing zoning or other existing land use restrictions? ˆ Yes ˆ No If no, describe briefly: 9. What is present land use in vicinity of project: ˆ Residential ˆ Industrial ˆ Agricultural ˆ Parkland/Open Space ˆ Commercial ˆ Other _________________ Describe: 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency (federal/state/local): ˆ Yes ˆ No If yes, list agency name and permit/approval type: 11. Does any aspect of the action have a currently valid permit or approval? ˆ Yes ˆ No If yes, list agency name and permit/approval type: 12. As a result of proposed action, will existing permit/approval require modification? ˆ Yes ˆ No I certify the information provided above is true to the best of my knowledge. PREPARER'S SIGNATURE: ____________________________ DATE: ________ PREPARER'S TITLE: __________________________________ REPRESENTING: _____________________________________ CITY OF ITHACA CITY OF ITHACA FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Purpose: This Full Environmental Assessment Form (FEAF) is designed to help applicants and agencies determine, in an orderly manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently, there are aspects of a proposed action that are subjective or immeasurable. It is also understood those who determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns affecting the question of significance. Purpose: This Full Environmental Assessment Form (FEAF) is designed to help applicants and agencies determine, in an orderly manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently, there are aspects of a proposed action that are subjective or immeasurable. It is also understood those who determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns affecting the question of significance. The FEAF is intended to provide a method whereby applicants and agencies can be assured the determination process has been orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action. The FEAF is intended to provide a method whereby applicants and agencies can be assured the determination process has been orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action. FEAF Components: Part 1: Provides objective data and information about a given action and its site. By identifying basic project data, it assists in a review of the analysis that takes place in Parts 2 and 3. Part 2: Focuses on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is actually important. THIS AREA IS FOR LEAD AGENCY USE ONLY DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS Identify the portions of FEAF completed for this action: __Part 1 __Part 2 __Part 3 Upon review of the information recorded on this FEAF (Parts, 2, and 3, if appropriate), and any other supporting information, and considering both the magnitude and importance of each impact, it is reasonably determined by the Lead Agency that: __A. The Proposed Action will not result in any large and important impact(s) and will not have a significant impact on the environment; therefore, A NEGATIVE DECLARATION WILL BE PREPARED. __B. Although the proposed action could have a significant impact on the environment, there will not be a significant effect for this Unlisted Action, because the mitigation measures described in PART 3 have been required; therefore, A CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. * __C. The proposed action may result in one or more large and important impacts that may have a significant impact on the environment; therefore, A POSITIVE DECLARATION WILL BE PREPARED. * A Conditioned Negative Declaration is only valid for Unlisted Actions. Name of Action: Name of Lead Agency: Name and Title of Responsible Officer in Lead Agency: Signature of Responsible Officer in Lead Agency: Signature of Preparer: Date: FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) PART 1—PROJECT INFORMATION (prepared by project sponsor/applicant) NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the FEAF will depend on information currently available and will not involve new studies, research, or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. Name of Action: Location of Action: Name of Applicant/Sponsor: Address: City/Town/Village: State: ZIP: Business Phone: Name of Owner (if different): Address: City/Town/Village: State: ZIP: Business Phone: Description of Action: 2 Please complete each question (indicate N/A, if not applicable). A. SITE DESCRIPTION Physical setting of overall project, both developed and undeveloped areas. 1. Present Land Use: Urban Industrial Commercial Public Forest Agricultural Other: 2. Total area of project area: ____ acres ____ square feet (Chosen units apply to following section also.) Approximate Area (Units in Question 2 apply to this section.) Currently After Completion 2a. Meadow or Brushland (non-agricultural) 2b. Forested 2c. Agricultural 2d. Wetland [as per Article 24 of Environmental Conservation Law (ECL)] 2e. Water Surface Area 2f. Public 2g. Water Surface Area 2h. Unvegetated (rock, earth, or fill) 2i. Roads, buildings, and other paved surfaces 2j. Other (indicate type) 3a. What is predominant soil type(s) on project site (e.g., HdB, silty loam, etc.): 3b. Soil Drainage: Well-Drained ______% of Site Moderately Well-Drained ______% of Site Poorly Drained ______% of Site 4a. Are there bedrock outcroppings on project site? Yes No N/A 4b. What is depth of bedrock? (feet) 4c. What is depth to the water table? (feet) 5. Approximate percentage of proposed project site with slopes: 0-10% % 10-15% % 15% or greater % 6a. Is project substantially contiguous to, or does it contain a building, site or district, listed on or eligible for the National or State Register of Historic Places? Yes No N/A 6b. …Or a designated local landmark or located in a local landmark district? Yes No N/A 7. Do hunting and/or fishing opportunities currently exist in the project area? Yes No N/A If yes, identify each species: _________________________ 3 SITE DESCRIPTION (concluded) 8. Does project site contain any species of plant and/or animal life identified as threatened or endangered? Yes No N/A According to: _____________________________ Identify each species: _______________________ 9. Are there any unique or unusual landforms on the project site (i.e., cliffs, other geological formations)? Yes No N/A Describe: ___________________________________ 10. Is project site currently used by the community or neighborhood as an open space or recreation area? Yes No N/A If yes, explain:_______________________________ 11. Does present site offer or include scenic views known to be important to the community? Yes No N/A Describe: _________________________________ 12. Is project within or contiguous to a site designated a Unique Natural Area (UNA) or critical environmental area by a local or state agency? Yes No N/A Describe: _________________________________ 13. Streams within or contiguous to project area: a. Names of stream(s) or name(s) of river(s) to which it is a tributary: ___________________________ _________________________________________ 14. Lakes, ponds, or wetland areas within or contiguous to project area: a. Name(s): _________________________________ b. Size(s) (in acres): ___________ 15. Has site been used for land disposal of solid and/or hazardous wastes? Yes No N/A Describe: __________________________________ 16. Is the site served by existing public utilities? a. If Yes, does sufficient capacity exist to allow connection? b. If Yes, will improvements be necessary to allow connection? Yes No N/A Yes No N/A Yes No N/A 4 B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project (fill in dimensions as appropriate): ______________ 1a. Total contiguous area owned by project sponsor in acres: _______ or square feet: _______ 1b. Project acreage developed: Acres initially: Acres ultimately:________ 1c. Project acreage to remain undeveloped: ____________________ 1d. Length of project in miles (if appropriate): ___________ or feet: ____________ 1e. If project is an expansion, indicate percent of change proposed: _________% 1f. Number of off-street parking spaces existing: proposed:_____________ 1g. Maximum vehicular trips generated (upon completion of project) per day: _______ and per hour: ______ 1h. Height of tallest proposed structure in feet. _______ 1j. Linear feet of frontage along a public street or thoroughfare that the project will occupy? ________ 2. Specify what type of natural material (i.e., rock, earth, etc.) and how much will be removed from the site: _______________________________ or added to the site: ________________________________ 3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site: acres:___________ type of vegetation:_____________________________________________________ 4. Will any mature trees or other locally important vegetation be removed for this project? ______ 5. Are there any plans for re-vegetation to replace vegetation removed during construction? _______ 6. If single-phase project, anticipated period of construction: months (including demolition) 7. If multi-phased project, anticipated period of construction: __________ months (including demolition) 7a. Total number of phases anticipated: ______________ 7b. Anticipated date of commencement for first phase: month year (including demolition) 7c. Approximate completion date of final phase: month year. 7d. Is phase one financially dependent on subsequent phases? Yes No N/A 8. Will blasting occur during construction? Yes No N/A If yes, explain: __________________ ______________________________________________________________________________________ 9. Number of jobs generated during construction: __________ After project is completed: __________ 10. Number of jobs eliminated by this project: Explain: _____________________________ ______________________________________________________________________________________ 11. Will project require relocation of any projects or facilities? Yes No N/A If yes, explain: ______ ________________________________________________________________________________________ 12a. Is surface or subsurface liquid waste disposal involved? Yes No N/A; if yes, explain: _______ ________________________________________________________________________________________ 12b. If #12a is yes, indicate type of waste (sewage, industrial, etc): ______________ 12c. If surface disposal, where specifically will effluent be discharged? _____________________ 13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased by proposal? Yes No N/A If yes, explain: __________________________ 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100-year flood plain? Yes No N/A 5 PROJECT DESCRIPTION (concluded) 14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, or Silver Creek? (Circle all that apply.) 14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 of the ECL? Yes No N/A; 14d. If #14a., b., or c. is yes, explain: _______________________ 15a. Does project involve disposal of solid waste? Yes No N/A 15b. If #15a. is yes, will an existing solid waste disposal facility be used? Yes No N/A 15c. If #15b. is yes, give name of disposal facility: and its location: __________ 15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill? Yes No N/A If yes, explain: ___________________________________ 15e. Will any solid waste be disposed of on site? Yes No N/A If yes, explain: _____________ _______________________________________________________________________________________ 16. Will project use herbicides or pesticides? Yes No N/A If yes, specify: ________________ 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places or a local landmark or in a landmark district? Yes No N/A; if yes, explain: 18. Will project produce odors? Yes No N/A If yes, explain: 19. Will project product operating noise exceed the local ambient noise level during construction? Yes No N/A After construction? Yes No N/A 20. Will project result in an increase of energy use? Yes No N/A If yes, indicate type(s): ______ ____________________________________________________________________________________ 21. Total anticipated water usage per day in gals./day: Source of water: 6 C. ZONING AND PLANNING INFORMATION 1. Does the proposed action involve a planning or zoning decision? Yes No N/A If yes, indicate the decision required: _________________________ Zoning Amendment Zoning Variance New/Revision of Master Plan Subdivision Site Plan Special Use Permit Resource Management Plan Other: ______ 2. What is the current zoning classification of site? ________________________ 3. If the site is developed as permitted by the present zoning, what is the maximum potential development? 4. Is proposed use consistent with present zoning? Yes No N/A 5. If #4 is no, indicate desired zoning: _________________________ 6. If the site is developed by the proposed zoning, what is the maximum potential development of the site? ______________________________________________________ 7. Is the proposed action consistent with the recommended uses in adopted local land-use plans? Yes No N/A If no, explain: _____________________________________________ 8. What is the dominant land use and zoning classification within a ¼ mile radius of the project? (e.g., R-1a or R-1b) _____________________________________________________________ 9. Is the proposed action compatible with adjacent land uses? Yes No N/A Explain: ________ ________________________________________________________________________________________ 10a. If the proposed action is the subdivision of land, how many lots are proposed? 10b. What is the minimum lot size proposed? 11. Will the proposed action create a demand for any community-provided services? (e.g., recreation, education, police, fire protection, etc.)? Yes No N/A Explain: _____________________ If yes, is existing capacity sufficient to handle projected demand? Yes No N/A Explain: _____________________________ 12. Will the proposed action result in the generation of traffic significantly above present levels? Yes No N/A If yes, is existing road network adequate to handle additional traffic? Yes No N/A Explain: __________________________________________ 7 D. APPROVALS 1. Approvals: ______________________________________ 2a. Is any Federal permit required? Yes No N/A Specify: _________________ 2b. Does project involve State or Federal funding or financing? Yes No N/A If Yes, Specify: ______________________________________ 2c. Local and Regional approvals: Agency Yes or No Type of Approval Required Submittal Date Approval Date Common Council Board of Zoning Appeals (BZA) Planning & Development Board Ithaca Landmarks Preservation Commission (ILPC) Board of Public Works (BPW) Fire Department Police Department Building Commissioner Ithaca Urban Renewal Agency (IURA) 8 9 E. INFORMATIONAL DETAILS Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid them. F. VERIFICATION I certify that the information provided above is true to the best of my knowledge. Applicant/Sponsor Name: Signature: Title: ***************** END OF PART 1 ***************** City of Ithaca  SITE PLAN REVIEW NOTICE REQUIREMENTS    All site plan review applicants are required to give two forms of public notice: (1) a letter  to all property owners within 200 feet; and (2) posting of the property.  The City  requires this notice to ensure the owners of nearby property and other interested  members of the community are informed of proposed projects.  This public notice  supplements the administrative notice that is given to governmental agencies that may  be concerned with various aspects of the proposal.    The Planning & Development Board is particularly interested in receiving information  regarding the possible effects the proposed plan may have on nearby properties, so that  any adverse effects may be avoided or minimized.  Any information or comments  received help the Board evaluate the proposal, and may lead to modifications that both  protect the public interest and improve the project.    Attached to this document is a sample format for the mailed notice.  It may be added to  or modified ― as long as it contains the essential information of the proposed project  and guidance on where to get additional information.  A proposed site plan drawing  must accompany the notice.    This notice must be mailed at least 20 days before the meeting of the Board at which  CEQR or Preliminary Site Plan Approval will be considered.  It must go to the owners of  all properties within 200 feet of the project site, in any direction, including any that lie  outside the City, but within 200 feet of the site.  You must provide the Division of  Planning & Economic Development with a copy of the notice and mailing list.  The Board  will not consider the application until this information has been received.    In addition to notification by mail, applicants must post a sign at each street frontage of  the project site to give the general public notice of the application.  This notice must be  posted at least 20 days before the Board meeting and must remain in place until final  action has been taken.  Signs can be obtained from the Division of Planning & Economic  Development at a cost of $10.50 per sign (checks payable to "City of Ithaca").     The Division of Planning & Economic Development will publish the legal notice of the  Public Hearing, which must be held before the Board takes final action on the proposed  plan.    If you have any questions about notice requirements, dates, deadlines, or any other  aspect of the site plan review process, please contact the Division of Planning &  Development, 108 E. Green Street, Ithaca, NY  14850 (Phone: 607‐274‐6550).    Attachment     1 of 2    ― SAMPLE FORMAT ―  NOTICE OF APPLICATION FOR SITE PLAN APPROVAL   IN THE CITY OF ITHACA, NY  (to be completed and mailed by applicant)    TO:  Owners of property within 200 feet of ____________________________________                           (street address of project site)  FROM: ___________________________________________________________      (project owner or owner's agent)  DATE: ____ /____ /_______    I/We have applied to the City of Ithaca's Planning & Development Board for Site Plan  Approval for the following project:    Project Location: _____________________________________________        (street address)  Owned by: ____________________________________________      (owner of property)    Project Description:  ________________________________________________________________________ ________________________________________________________________________  ________________________________________________________________________  ________________________________________________________________________ ________________________________________________________________________    City regulations require you be notified of this application, in case you have questions or  wish to attend the Planning Board meeting, which is scheduled on:  _____________________________ , ____________ at  (date)  (time)   ____________________________________________________________.  (location)    Anyone may speak to the Board at the scheduled meeting, and written comments can  be given or mailed to the Planning & Development Board at 108 E. Green Street, Ithaca,  NY  14850.    Attached is the proposed site plan.  You may view the complete application either: (1) at  the Division of Planning & Economic Development, Third Floor, City Hall, 108 E. Green  Street, Ithaca; or (2) on the City’s website: www.cityofithaca.org.    For further information on the application, please contact:  __________________________________ _________________________________ ;  (name of applicant)  (phone number of applicant or agent)    or the Division of Planning & Economic Development at 607‐274‐6550.   2 of 2  Chapter 276, “Site Plan Review” ― Supplementary Bicycle Parking Standards As stated in Sec. 276-7 (D): «Bicycle parking shall be required for all uses requiring site plan review as per Sec. 276-3(A)(1) except as may be determined by the Board or the Transportation Engineer. Covered bicycle parking is strongly recommended.» Detailed Bicycle Parking Standards: Bicycle parking facilities shall normally be required for all uses requiring site plan review, as listed in Sec. 276-3. 1. Statement of purpose. It is the intent of the following standards to provide for the regulation and provision of safe, secure, convenient, and appropriate bicycle parking facilities. The Planning and Development Board shall use the following standards in its consideration of the location and the type/design of bicycle parking facilities. 2. Definitions. The term “bicycle parking facility” includes the bicycle parking spaces, one or more bicycle racks, and, when applicable, the access aisle(s) between groups of bicycle racks. Bike lockers and other secure, enclosed areas that can accommodate bicycle storage may be considered bicycle parking facilities. A “bicycle parking space” refers to a location for which the parking of one bicycle is intended. A “bicycle rack” is an element of the bicycle parking facility that supports one or more bicycles and to which one or more bicycles may be locked. 3. Standards for the number of bicycle parking spaces to be provided for various uses. See chart below. Use Bicycle Parking Space Standards 1,2,3 Adult day-care home or group adult day- care facility 1 for client use, plus 1 per 20 employees Dormitory 1 per 5 persons housed (6 min.) Dwelling unit 1 per 5 bedrooms or sleeping rooms (single- family and duplex encouraged but excepted) Fraternity, sorority, or group house 1 per 5 persons housed (2 min.) Rooming or boarding house 1 per 5 sleeping rooms (2 min.) Auditorium or theater 1 per 50 seats (4 min.) Bar, tavern, or restaurant 1 per 500 square feet of net floor area of the assembly space (2 min.) Bed-and-breakfast home or bed-and- breakfast inn 1 per 10 sleeping rooms (2 min.) Bowling alley 1 per 2 bowling lanes Church, funeral home, or mortuary 2 min. (spaces for 2% of expected attendance recommended) Fitness center or health club 1 per 20 persons allowed, as determined by the maximum occupancy load (6 min.) 2 Home occupation requiring special permit None Hospital, or nursing or convalescent home 1 per 20 employees4 (6 min.) Hotel or motel 1 per 20 employees4 (6 min.) Medical or dental office 1 per 2,500 square feet of net assignable floor area (2 min.) Nursery school, child day-care center, or private elementary or secondary school 1 per 20 employees4 plus 1 per 20 pupils enrolled (4 min.) Office or bank 1 per 2,500 square feet of net assignable floor area (4 min.) Retail store or neighborhood commercial facility 1 per 2,500 square feet of net assignable floor area (2 min.) Wholesale or industry 1 per 30 employees4 (2 min.) Boat launch 4 min. Boat storage or repair 4 min. Boatel 4 min. Marina 4 min. Yacht club 4 min. Human service agencies and centers 1 per 2,500 square feet of floor area (4 min.) Other uses, not listed above Whichever is greatest: 1 per 20 employees4 OR 1 per 2,500 square feet OR 1 per 10 motor vehicle spaces (2 min.) NOTES: 1. In the case of mixed-use of a building or property, the bicycle parking space standards shall be computed for each use, and the total for all uses shall be provided in accordance with this section. 2. The Planning and Development Board may, upon consideration of relevant factors, including, but not limited to, the easy availability of adequate proximate bicycle parking or the expectation that a lesser number of bicycle parking spaces will meet the parking needs of the use, determine that a lesser number of bicycle parking spaces is appropriate. 3. Bicycle parking facilities may be located inside or outside of structures. 4. Calculation to be based on the number of employees during the maximum work shift. 5. Location of bicycle parking facilities. A. Bicycle parking facilities should be located close to building entrances. Bicycle parking facilities to be in a public right-of-way shall require approval by the Office of the City Engineer & the Board of Public Works. B. Bicycle parking facilities that are not located within a building shall be located in highly visible and well-lighted areas to minimize theft and vandalism. C. Bicycle parking facilities shall not intrude into pedestrian or vehicular circulation paths. D. At least 25% of a bicycle parking facility intended primarily for residential uses shall be located within a garage and other secure indoor or covered areas. 3 E. Bicycle parking facilities shall be covered or otherwise protected from the elements whenever practical, especially where long-term (over 4 hours) residential and/or employee parking is anticipated. F. A minimum clear distance of 24 inches shall be between bicycle racks and walls, other obstructions, and/or any unpaved surface. Vertical clearance of seven feet minimum is required for all bicycle parking facilities. There shall be a convenient, paved access route between the roadway network and the bicycle parking area. (For example, bicyclists shall not be required to cross lawns or carry bicycles up stairways to reach bicycle parking facilities.) 6. Type/design of bicycle parking facilities. A. Bicycle parking facilities shall be designed in such a way so as to accommodate a standard bicycle (six feet in length, minimum). An eight-foot-long parking space is highly recommended to account for irregularly parked bicycles. B. Bicycle racks shall be securely anchored to concrete. The entire footprint of the bicycle parking facility shall be constructed of concrete. (Asphalt, brick, or other durable surface may be acceptable at the discretion of the Planning and Development Board.) The footprint shall be as level as practical. C. Bicycle racks should be the standard “inverted-U” rack design, approximately 36 inches high and with vertical elements 20 to 30 inches apart. When multiple “inverted-U” racks are grouped together, they shall be oriented parallel to one another and should be spaced 30 inches on center (exceptions for spacing as narrow as 24 inches on center and as wide as 36 inches on center shall be allowable in some instances at the discretion of the Planning and Development Board). Though the standard “inverted-U” rack design is highly recommended, other innovative and/or creative rack designs may be allowed at the discretion of the Planning and Development Board. D. Bicycle racks shall support the frame of each bicycle in TWO or more places, separated horizontally by 20 to 30 inches. (Designs that support bicycles by one wheel only, or at only one point of the bicycle, are NOT acceptable.) E. All rack designs shall permit the appropriate use of standard “U”-locks. F. Enclosed bicycle parking facilities, such as bike lockers and indoor storage rooms, do not necessarily require the inclusion of a bicycle rack element, depending on the design of the facility. Such enclosed facilities shall be lockable and otherwise secure. 7. Variations and exemptions to bicycle parking standards. A. Any property owner required to provide bicycle parking may propose to establish a shared bicycle parking facility with an adjacent property owner to meet the combined standards. Such a proposal requires approval by the Planning and Development Board. B. Possible variation from above standards under site plan review. The Planning and Development Board may, at its discretion, allow variations from the above standards. Original Publication Date: January 14, 2010. Revised: November 9, 2012 PLEASE TAKE NOTICE that the Common Council of the City of Ithaca, New York, at a Regular Meeting on August 7, 2013 adopted the following ordinance: ORDINANCE 2013-12 BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca, as follows: Section 1: § 276-1. Intent. The intent of this chapter is to provide for the review of site plans for certain land uses in the City of Ithaca for the purpose of: A. Preserving and enhancing neighborhood character. B. Achieving compatibility with adjacent development and uses. C. Mitigating potentially negative impacts on traffic, parking, drainage, the landscape and similar environmental concerns. D. Improving the design, function, aesthetics and safety of development projects and the overall visual and aesthetic quality of the city. E. Promoting environmental sustainability in new development, redevelopment and long term planning. § 276-2. Definitions. A. Definitions of specific terms or words as used in this chapter shall conform to the definitions of the same terms in the Zoning Ordinance, Chapter 325, § 325-3. B. In addition to the definitions in Chapter 325, the following terms shall be used in this chapter as they are defined in this section: AFFECTED SITE AREA -- Any area (including new and modified gross floor space) that is physically changed as a result of the proposed development. Such changes do not have to be permanent or irreversible for the area to be considered affected. For example, a construction staging area will be considered an affected area if tree damage or significant soil compaction is likely to result. BICYCLE PARKING FACILITY -- includes the bicycle parking spaces, one or more bicycle racks, and, when applicable, the access aisle(s) between groups of bicycle racks. Bike lockers and other secure, enclosed areas that can accommodate bicycle storage may be considered bicycle parking facilities. “Bicycle parking space” refers to a location for which the parking of one bicycle is intended. A ‘bicycle rack’ is an element of the bicycle parking facility that supports one or more bicycles and to which one or more bicycles may be locked. BOARD -- The Planning and Development Board, unless otherwise specified. COMMISSIONER -- The Building Commissioner for the City of Ithaca, New York. DEVELOPMENT -- Any land use activity or project which requires a permit from the Building Department and will result in changes to the physical condition, appearance or type of use, or intensity of use, of property. (1) Development projects include but are not limited to: (a) New construction, reconstruction, modification or expansion of existing structures or site improvements. (b) Landfilling, excavation, grading, parking lot construction or any other disturbances to the natural or existing topography or vegetation of the site. (c) Demolition of structures or site improvements. (2) A project shall not be considered a development if it is one or a combination of the following: (a) Replacement in kind only; or (b) Interior construction only; or (c) Infrastructure maintenance only. DIRECTOR -- The Director of Planning and Development for the City of Ithaca, New York or his/her designee. EXPANSION -- An enlargement of, or addition to, an existing structure or a paved area, including driveways, parking areas and sidewalks. MODIFICATION -- Rearrangement of site layout or an exterior alteration to an existing structure (including any changes to a building facade, except replacement in kind). PERFORMANCE GUARANTY -- Any security that may be accepted by the city as a guarantee that the improvements required as part of site plan approval will be satisfactorily completed. RECONSTRUCTION -- Construction of buildings or site plan improvements following total demolition of a previous development. REPLACEMENT IN KIND -- Replacement of materials (for maintenance purposes) which does not have an effect on the appearance of the existing building and site. SITE IMPROVEMENT -- Features including but not limited to planting, paving, retaining walls, drainage culverts and swales, fences and gates, lighting, site furniture, fountains, pools, bridges, dams, decks, boardwalks, pergolas, signs and any other accessory structures, devices or landscape materials on the site. SITE PLAN -- The development plan showing the existing and proposed conditions, including but not limited to topography, vegetation, drainage, floodplains, marshes and waterways; open spaces, walkways, means of ingress and egress, utility services, landscaping, structures and signs, lighting and screening devices; submitted along with building plans, elevations and building materials; and any other information that may be reasonably required to allow an informed decision to be made by the Board or the Director. STORM WATER POLLLUTION PREVENTION PLAN (SWPPP) –A plan to identify and mitigate stormwater impacts as defined in Chapter 282. § 276-3. Applicability; exceptions. A. General applicability. (1) Site plan review (SPR) applies to all new construction and reconstruction of both residential and non residential development (except that excluded by §276-3C), including parking areas of three or more spaces in residential zoning districts. (2) Upon the concurrence of the Director and the Superintendent of Public Works or upon the direction of Common Council, site plan review (SPR) applies to construction of landscape and infrastructure improvements which do not normally require a building permit, but nervertheless have an extensive public use, prominent visibility, or a potentially large environmental impact, such as construction of trails or trailheads, development of, or improvements to, existing parks; construction or reconstruction of bridges; and rebuilding of public or private streets that involve streetscape improvements. B. Projects of limited scope. (1) The Director shall have the authority to review and act on a development proposal if the proposed project meets the description in § 276-3A but is below the thresholds described below. For such projects of limited scope, reviewed by the Director, a public hearing is not required. The Planning and Development Department shall be the lead agency in the environmental review of such projects, except for projects that meet the description in § 276-3A(2), which shall follow environmental review laws or regulations for determination of lead agency. There shall be no requisite review of the environmental assessment forms (EAF) by the Conservation Advisory Council (CAC) in these cases. See § 276-5C for situations when projects of limited scope will be referred to the Board for a full review. The upper thresholds for projects of limited scope are: (a) All new construction and reconstruction of single-lot residential development of a single-family detached or semidetached dwelling or a two-family dwelling. (b) Modification and expansion of residential development involving 4,000 square feet (sf) of total affected site area. (c) New construction, reconstruction, modification or expansion of nonresidential development in residential zones involving 3,000 sf of total affected site area. (d) Modification and expansion of nonresidential development in nonresidential zones, involving 10,000 sf of total affected site area. (e) Construction of landscape and infrastructure improvements as described in § 276-3A(2). (2) When an application is received for site plan review under the provisions for projects of limited scope as noted above, the Director shall, within 10 working days of the date of the submission of the application, notify the Council members in whose ward the project is to be located. C. Exemption: (1) Existing uses and developments which in their present configuration and use are legally authorized as of the date of this legislation shall not be subject to SPR. (2) Exterior modifications to an existing single-lot residential development of a single-family detached or semidetached dwelling or a two-family dwelling, including additions, porches, façade changes, landscaping and site improvements, excluding the development of parking areas for 3 or more cars as required under §325-20. D. City and other government projects. For city and other government projects, the threshold of applicability, the review procedure and the review criteria shall be the same as for all SPR applicants unless the Common Council decides that any particular government project shall be reviewed on an advisory basis only. However, even if a project is subject to advisory review only, no construction shall begin until the Board or the Director has completed the review, including the issuance of any findings and recommendations that the Board or the Director determines to be appropriate. Projects subject to advisory SPR only shall be presented to the Board for review beginning as early as possible, and in any case no later than when the environmental review is started. The Board may or may not be the Lead Agency of the environmental review of projects subject to advisory SPR only. § 276-4. Other permits and approvals. An approved site plan shall be binding on all further permits and approvals needed for the project. The Board or the Director's decision to approve a site plan does not excuse an applicant from complying with all other permits and approvals that may be needed, including but not limited to street and sidewalk permits, utility permits and tree permits. A. Permits from Building Department. For projects subject to SPR, a permit from the Building Department shall be issued only after SPR approval has been granted. In a case where a conditional SPR approval has been given, no certificate of occupancy or completion shall be issued until final SPR approval has been given and all conditions of such final approval have been met. See also § 276-9. B. Variances. (1) Any required variance must be obtained from the Board of Zoning Appeals before the Planning Board will issue preliminary or final site plan approval. (2) For projects that require both a variance and site plan approval, the Planning Board will act as Lead Agency in the environmental review for both actions. The BZA cannot grant a variance until the the Planning Board has completed the environmental review. C. Storm Water Pollution Prevention Plans (SWPPP). All Storm Water Pollution Prevention Plans must be approved by the Stormwater Management Officer (SMO) in accordance with §282 before final site plan approval is granted. § 276-5. Authorization to review site plans. A. The Planning and Development Board is authorized to conduct SPR according to the procedures described in § 276-6. B. The Director is authorized to conduct SPR of projects of limited scope as defined in § 276-3B. C. In projects of limited scope the Board shall conduct SPR according to the procedures described below in § 276-6, when the following conditions arise: (1) There is public controversy concerning the proposed development, as determined by the Board or the Director. (2) The application is referred to the Board by the Director. (3) The applicant appeals to the Board after decision by the Director is made. § 276-6. Site plan review (SPR) procedures. A. Process initiation. (1) The Building Commissioner shall determine whether SPR is required when an application for a building permit, a demolition permit, or a fill permit is filed. Such determinations may be appealed to the Planning and Development Board within 30 days of the written notification that SPR is required. (2) For projects which do not require a building permit, as described in § 276-3A (2), the Director may request of the Superintendent of Public Works that a project be subject to SPR. If the Superintendent and Director concur, then the project shall be subject to SPR. If they do not agree, the Director may request that Common Council decide if SPR shall apply. The Director shall, in accordance with § 276- 5C, determine if the project requires review by the Board. B. The following procedures are required for both full site plan review and projects of limited scope: (1) Sketch plan conference with planning staff, or when appropriate, with the Board as a whole. This step may occur before the application for a building permit if it can be reasonably assumed that SPR would be required, in order to inform the applicant of the SPR process and to explain the standards for approval, before substantial time and effort are invested in the preparation of plans. The Director should determine at this stage whether the proposal is a project of limited scope as defined in § 276-3B. (2) Submission of application materials. (a) Appicants must submit a complete site plan review application, including all applicable materials as described in the Site Plan Review Checklist, which may be obtained from the Department of Planning and Development. (b) Additional application materials may be required by the Board. Depending on the scope and complexity of the project, the Board has the discretion to require applicants to engage the services of licensed design professionals and other experts such as architects, landscape architects, engineers, ecologists or surveyors. (c) For all new construction and reconstruction of single-lot residential development of a single-family detached or semidetached or a two-family dwelling, applicants must complete the Residential Infill Neighborhood Compatibility Review Application, which may be obtained from the Department of Planning and Development (3) Environmental review. An environmental review of the proposed development shall be conducted prior to SPR approval in accordance with § 176 of the City Code. C. The following procedures are required for full Site Plan Review and not required for projects of limited scope: (1) Public notice (a) By mail. At least 20 days before the first meeting at which the Planning and Development Board considers either a determination of environmental significance or preliminary site plan approval, the applicant shall notify the record owners by mail of all properties within 200 feet of the project site. Such notice shall be in the form approved by the Board, briefly state essential facts about the proposal, include the proposed site plan, and inform recipients of the date, time and place of the meeting and the place where further information about the proposal and the review process may be obtained. Applicant shall provide the Board with certification of compliance for notice procedures. (b) By posting. At least 20 days before the first meeting at which the Planning and Development Board considers either a determination of environmental significance or preliminary site plan approval, the applicant shall post a sign at the center of each property line of the project site which fronts on a public or private roadway or public right-of-way. Such signs shall be continuously maintained and displayed facing the roadway until final action has been taken by the Board to approve or deny the site plan. The required signs shall be obtained from the Department of Planning and Development, and a nonrefundable fee shall be paid for each sign or replacement obtained. At the time such signs are obtained, the applicant or the applicant's representative shall indicate, in writing, the date on which the signs are to be erected. (c) By newspaper. The hearing on the preliminary site plan shall be advertised in a newspaper of general circulation in the city at least five days before the hearing. (2) Coordination and consultation. SPR projects requiring the review and approval of the Board may also be reviewed by the Building Department, the Engineering Office, the Fire Department, the City Forester and any other city officials or non-city consultants deemed appropriate by the Planning Board or the Director. Any comments from these reviewers shall be summarized and forwarded to the Board to aid its decision on the proposal. (3) Planning and Development Board meeting. Following timely receipt of a complete application for site plan approval, the Board shall schedule consideration of the application at its earliest possible scheduled meeting. The Board may establish its procedures and requirements, within the framework provided by this chapter, for conducting site plan review. (4) Public hearing. Prior to rendering any decision on a SPR application, the Board shall first hold a public hearing on the proposed development. This may begin concurrently with any required public hearing for the purpose of environmental review of the same project and may continue after any such environmental review public hearing is closed. Public hearings are not required for projects of limited scope as defined in § 276-3B, unless the project is referred to the Board for SPR (5) Action on application for site plan approval. (a) Within 65 days after completion of environmental review on a complete SPR application, the Board (or the Director if it is a project of limited scope as defined in § 276-3B) shall render one of the following decisions: [1] Preliminary approval only. [2] Preliminary approval with conditions. [3] Preliminary and final approval. [4] Preliminary and final approval with conditions. [5] Disapproval of the site plan. (b) In the case where a Board's action is required and where preliminary approval only is granted, final approval shall be considered at the earliest scheduled Board meeting subsequent to the applicant's submittal of an adequately revised site plan, whereupon the Board shall render one of the following decisions: [1] Final approval. [2] Final approval with conditions. [3] Disapproval of the site plan. (6) Communication of decision. The Building Commissioner and the applicant shall be notified, in writing, of a site plan review decision no later than 10 working days after the date of decision. When a site plan is approved, a stamped copy of the approved site plan, including any conditions of approval, shall accompany the notification to the Building Commissioner. D. Changes to approved site plan. Proposed changes (whether before or after construction) to approved site plans must be submitted to the Commissioner for review to determine whether the effect of the proposed changes warrants reconsideration of the project's approval status. The Commissioner in consultation with the Director shall make one of the following determinations: (1) That the proposed changes do not affect the approval status of the site plan. (2) That the changes are significant and shall require a reopening of the review. (3) That the proposed changes are likely to have such an extensive or significant effect on the project that a new SPR application is required. E. Extension of deadlines. All deadlines for decisions on an SPR application may be extended upon mutual agreement by the Board and the applicant. § 276-7. Project review criteria. A. General criteria: (1) Avoidance or mitigation of any negative impacts. The following shall be emphasized in particular: (a) Erosion, sedimentation and siltation control in accordance with §282 of the City Code. (b) Protection of significant natural features and areas, including but not limited to trees, views, watercourses or bodies of water and land forms, on or near the site. The protection of existing mature vegetation, especially trees over eight inches DBH (diameter-breast-height) may be required unless a justification for their removal can be made by the applicant. (c) Protection of, and compatibility with, other nearby features and areas of importance to the community, including but not limited to parks, landmarks, neighborhoods, commercial areas, and historic districts. (2) Compliance with all other regulations applicable to the development. These include, but are not limited to, the Zoning Ordinance, Sign Ordinance, Subdivision Regulations, Storm Water Regulations Ordinance, Landmarks Preservation Ordinance, Exterior Property Maintenance Ordinance and Environmental Quality Review Ordinance of the City of Ithaca,iEN and the State Environmental Quality Review Act.ii[Amended 6-13-2001 by Ord. No. 2001-8] (3) Improvement of the visual quality of the site and its vicinity through: (a) The presence of a perceivable form and order in the basic layout of the major architectural and landscape elements. (b) The proper and effective use of landscape architectural elements such as plantings, land forms, water features, paving and lighting, including the location and appearance of proposed signage. [Amended 3-5-2003 by Ord. No. 2003-8] (c) An appropriate arrangement, form, scale, proportion, color, pattern and texture of buildings and other site improvements. (d) An appropriate relationship between the proposed development and the nearby streetscape, landscape, and the built environment. (e) The integration of works of art on the site where appropriate and possible. [Added 3-5-2003 by Ord. No. 2003-8] (f) The appropriate arrangement of landscape and architectural elements to preserve existing views both to, from and through the site. (4) Adequate wastewater and sewage disposal facilities. Calculations of the existing and estimated increased loads on the system may be required. (5) Adequacy of fire lanes and fire and emergency access and the availability of fire hydrants. (6) Safe arrangement of vehicular access, circulation, intersections and traffic controls. Analysis of the project's impact on parking and traffic may be required, including sight lines at curb cuts. (7) Handicap accessibility of buildings, pathways and parking in accordance with ADA standards. (8) Safe and convenient pedestrian and bicycle access and circulation, including provision for bicycle parking facilities and sidewalks along public streets, unless applicant demonstrates that a sidewalk is not feasible due to site constraints. This criterion is subject to the authority of the Board of Public Works as defined in the City Charter and City Code. (9) Open space for play areas and informal recreation in the case of a residential development. (10) Provisions for energy efficiency, renewable energy, and green design as determined by the Board (11) Conformance to any endorsed or adopted urban design plan or comprehensive plan relevant to the proposed site. (12) For new construction of multiple dwellings, commercial buildings and office buildings, adequate and appropriately located facilities for the storage and collection of solid waste and recyclable materials shall be required. Developers of new commercial and mixed-occupancy buildings must design a waste management system that can support the needs of any allowable use in the building, including those uses that could result in maximum garbage generation. Screening of these facilities, as well as other actions relating to the appearance of the facilities, may be required in accordance with the Exterior Property Maintenance Ordinance, §178 of the City of Ithaca Municipal Code. [Amended 6-13-2001 by Ord. No. 2001-8; 3-5-2003 by Ord. No. 2003-8] (13) Shielding or reduction of noise from mechanical equipment and other sources to the extent reasonably practicable. (14) Screening or architectural integration of a building’s or structure’s exterior mechanical equipment. (15) The scope and definition of the proposed development shall include all previous development on the property occurring within the past two years within 200 feet of the proposed development which, when considered together, may have a substantial aggregate effect on the surrounding properties. (See definitions of "development" and "affected site area" in § 276- 2B.) B. Criteria for plant materials and maintenance. All projects shall provide for adequate types and arrangements of landscaping, both to enhance the site and to complement the architectural components of the development and to screen or buffer adjacent uses in public ways. Use of invasive species should be avoided. Where possible and reasonable, trees shall be planted in an 8’ tree lawn adjacent to the road. The City Forester shall, when appropriate, be consulted regarding specifications governing tree species, size, spacing and method and location of planting. Appropriate guaranties for tree health may be required. Where possible and reasonable, any trees greater than 8 inches in diameter at breast height of desirable species and in good health and sound structure, as determined by the City Forester, should be retained on the site and protected during development per the requirements of § 306-7B Trees and Shrubs. (1) Deciduous trees shall have a caliper of at least 2 1/2 inches at breast height (DBH) at the time of planting. Size of evergreen trees and shrubs may vary depending on location and species. (2) All plant materials shall be installed to the following standards: (a.) All planting beds to be excavated to a minimum depth of two feet. (b.) Tree pits in lawn to be excavated to depth of root ball plus 6” and shall be 3X the width of the root ball. (c.) All trees in lawn areas to receive 5’ diameter mulch rings. (d.) Only nursery-grown plant materials shall be acceptable. All trees, shrubs and ground cover shall comply with applicable requirements of ANSI Z60.1 “American Standard for Nursery Stock”. (e.) No plants or trees shall be located beneath building overhangs. (f.) Depending on site design and soil conditions, structural soil may be required under sidewalks and in planting beds contiguous to paved areas. The City Forester and/or the Director shall work with the applicant to determine the need for structural soil and the extent of its use. (3) Dead, dying and/or seriously damaged plant materials of the approved site plan shall be replaced, by the owner, within a reasonable time period during the current (or immediate next) planting season. Any other damaged or missing elements, including but not limited to fences, bollards, signs, shrubs, street furniture, etc., of the approved plan must be similarly replaced by the owner. This will assure that landscaping remains in compliance with the final site plan as approved by the Planning and Development Board. (4) For projects on City property, the City Forester and the Shade Tree Advisory Committee shall be consulted in plant species selection and planting soil specification. (5) Notwithstanding any provision in this chapter or any other City ordinance or regulation to the contrary, an approved site plan may not be modified without express written approval of the Planning and Development Board except as approved by the Building Commissioner upon consultation with the Director as specified herein above. C. Criteria for automobile parking areas. All parking areas shall be designed in conformance with §325.20 of the City Ordinance. The Board may make such additional reasonable stipulations as it deems appropriate to carry out the intention of this chapter. (1) Parking areas in Residential Zoning Districts. In order to protect the character of residential areas, plans for parking areas with the capacity of three or more cars within residential zoning districts must conform to either the setback compliance method or, at the discretion of the Planning Board, the landscaping compliance method described respectively in § 325-20E(5)(a) and (b). Such plans must also comply with all other general and specific standards of § 325-20. Where turnarounds, or other maneuvering spaces not required for access to parking spaces, are provided that meet minimum size for a parking space, they shall be counted as a parking space for the purposes of this subsection. (2) There shall be screening with a minimum five-foot-wide planting area or fences between a motor vehicle parking area and adjacent properties and public ways, except where there is motor vehicle parking that is shared by more than one property or where commercial properties abut. In such cases the Board may require landscaping as it deems appropriate. (3) In motor vehicle parking areas a minimum of 12% of the interior ground area (i.e., excluding any peripheral planting area) shall be planting areas that include trees with a potential mature height of at least 50 feet and a caliper of at least 2 1/2 inches at the time of planting. (4) Interior planting areas shall be a minimum of 80 square feet with no dimensions being less than eight feet. The planter shall be curbed and have a minimum three-foot-deep excavation. (5) Applicants are encouraged to design parking areas with pervious paving when feasible. D. Criteria for Bicycle parking facilities. Bicycle parking shall be required for all uses requiring site plan review as per § 276-3(A)(1) except as may be determined by the Board or the Transportation Engineer. Covered bicycle parking is strongly recommended. The Planning and Development Board may make such additional reasonable stipulations as it deems appropriate to carry out the intention of this chapter. The Planning and Development Board shall use the following standards in its consideration of the location and the type/design of bicycle parking facilities. (1).Standards for the number of bicycle parking spaces to be provided for various uses. See chart below. Use Bicycle Parking Space Standards 1,2,3 Adult day-care home or group adult day-care facility 1 for client use, plus 1 per 20 employees4 Dormitory 1 per 5 persons housed (6 min.) Dwelling unit 1 per 5 bedrooms or sleeping rooms (single family and duplex encouraged but excepted) Fraternity, sorority or group house 1 per 5 persons housed (2 min.) Rooming or boarding house 1 per 5 sleeping rooms (2 min.) Auditorium or theater 1 per 50 seats (4 min.) Bar, tavern or restaurant 1 per 500 square feet of net floor area of the assembly space (2 min.) Bed-and-breakfast home or bed-and-breakfast inn 1 per 10 sleeping rooms (2 min.) Bowling alley 1 per 2 bowling lanes Church, funeral home or mortuary 2 min. (spaces for 2% of expected attendance recommended) Fitness center or health club 1 per 20 persons allowed as determined by the maximum occupancy load (6 min.) Home occupation requiring special permit none Hospital or nursing or convalescent home 1 per 20 employees4 (6 min.) Hotel or motel 1 per 20 employees4 (6 min.) Medical or dental office 1 per 2500 square feet of net assignable floor area (2 min.) Nursery school, child day- care center or private elementary or secondary school 1 per 20 employees4 plus 1 per 20 pupils enrolled (4 min.) Office or bank 1 per 2500 square feet of net assignable floor area (4 min.) Retail store or neighborhood commercial facility 1 per 2500 square feet of net assignable floor area (2 min.) Wholesale or industry 1 per 30 employees4 (2 min.) Boat launch 4 min. Boat storage or repair 4 min. Boatel 4 min. Marina 4 min. Yacht club 4 min. Human service agencies and centers [Added 6-5- 1996 by Ord. No. 96-9] 1 per 2500 square feet of floor area (4 min.) Other uses not listed above Whichever is greatest: 1 per 20 employees4 OR 1 per 2500 square feet OR 1 per 10 motor vehicle spaces (2 min.) NOTES (on chart): 1. In the case of mixed use of a building or property, the bicycle parking space standards shall be computed for each use, and the total for all uses shall be provided in accordance with this section. 2. The Planning and Development Board may, upon consideration of relevant factors, including but not limited to, the easy availability of adequate proximate bicycle parking or the expectation that a lesser number of bicycle parking spaces will meet the parking needs of the use, determine that a lesser number of bicycle parking spaces is appropriate. 3. Bicycle parking facilities may be located inside or outside of structures. 4. Calculation to be based on the number of employees during the maximum work shift. (2) Location of bicycle parking facilities. (a) Bicycle parking facilities should be located close to building entrances, and should be located at least as close and convenient to building entrances as the nearest non-handicapped motor vehicle parking space. Bicycle parking facilities to be in a public right of way shall require approval by the Office of the City Engineer & the Board of Public Works. (b) Bicycle parking facilities that are not located within a building shall be located in highly visible and well-lighted areas to minimize theft and vandalism. (c) Bicycle parking facilities shall not intrude into pedestrian or vehicular circulation paths. (d) At least 25% of a bicycle parking facility intended primarily for residential uses shall be located within a garage and other secure indoor or covered areas. (e) Bicycle parking facilities shall be covered or otherwise protected from the elements whenever practical; especially where long-term (over 4 hours) residential and/or employee parking is anticipated. (f) A minimum clear distance of 24 inches shall be between bicycle racks and walls, other obstructions, and/or any unpaved surface. Vertical clearance of seven feet minimum is required for all bicycle parking facilities. There shall be a convenient, paved access route between the roadway network and the bicycle parking area. (For example, bicyclists shall not be required to cross lawns or carry bicycles up stairways to reach bicycle parking facilities.) (3). Type/design of bicycle parking facilities. (a) Bicycle parking facilities shall be designed in such a way so as to accommodate a standard bicycle (six feet in length, minimum). An eight-foot-long parking space is highly recommended to account for irregularly parked bicycles. (b) Bicycle racks shall be securely anchored to concrete. The entire footprint of the bicycle parking facility shall be constructed of concrete. (Asphalt, brick, or other durable surface may be acceptable at the discretion of the Planning and Development Board.) The footprint shall be as level as practical. (c) Bicycle racks should be the standard “inverted-U” rack design, approximately 36 inches high and with vertical elements 20 to 30 inches apart. When multiple “inverted-U” racks are grouped together, they shall be oriented parallel to one another and should be spaced 30 inches on center (exceptions for spacing as narrow as 24 inches on center and as wide as 36 inches on center shall be allowable in some instances at the discretion of the Planning and Development Board). Though the standard “inverted-U” rack design is highly recommended, other innovative and/or creative rack designs may be allowed at the discretion of the Planning and Development Board. (d) Bicycle racks shall support the frame of each bicycle in TWO or more places, separated horizontally by 20 to 30 inches. (Designs that support bicycles by one wheel only, or at only one point of the bicycle, are NOT acceptable.) (e) All rack designs shall permit the appropriate use of standard “U”-locks. (f) Enclosed bicycle parking facilities, such as bike lockers and indoor storage rooms, do not necessarily require the inclusion of a bicycle rack element, depending on the design of the facility. Such enclosed facilities shall be lockable and otherwise secure. (4). Variations and exemptions to bicycle parking standards. (a) Any property owner required to provide bicycle parking may propose to establish a shared bicycle parking facility with an adjacent property owner to meet the combined standards. Such a proposal requires approval by the Planning and Development Board. (b) Possible variation from above standards under site plan review. The Planning and Development Board may, at its discretion, allow variations from the above standards. § 276-8. Fees. A. Application fees. The application fees shall be based on the total construction, site work, and landscaping cost and shall be charged in accordance with the following schedule. Type of Approval Project Cost Application Fee Full Site Plan Review Less and $10,000 $75 $10,000 to $50,000 $150 $50,000 to $100,000 $300 Over $100,000 $1.50 per $1,000 *Modified Site Plan Review Less than $50,000 $150 $50,000 or more $250 Limited Site Plan Review Any Amount $50 *The Fee Schedule for Modified Site Plan Review applies only to modifications to the approved site plan that do not trigger reconsideration of the determination of environmental significance. Modifications that require additional environmental review shall follow the fee schedule for Full Site Plan Review . B. Payment of Fees. For site plan review projects that require a use or area variance from the BZA, 50% of the fee is due at the time of application and 50% is due after the Planning Board completes environmental review. For all other projects, the full fee is due at the time of application. C. For all government projects and projects that fit the description in Section 276- 3A(2), the site plan review fee shall be waived. § 276-9. Performance guaranty. No certificate of occupancy or certificate of completion shall be issued until all improvements required by site plan approval are installed, and including any conditions placed on such approval are fulfilled, or until a sufficient guaranty, in the form of a performance bond, letter of credit or other security, is in place. The Building Commissioner shall be responsible for the overall inspection of site improvements. § 276-10. Expiration of approval; extension of approval. [Amended 12-12-2001 by Ord. No. 2001-12] If the construction of a development has not commenced within two years of the date of the site plan approval, such approval shall expire, unless an extension has been granted by the Board following a written request by the applicant. An application for an extension of SPR approval shall not be considered a new SPR application. This regulation does not apply to government projects and projects that fit the description in Section 276-3A(2). § 276-11. Enforcement; inspections; penalties for offenses. Development projects may be periodically inspected for conformance to the approved site plan, including the maintenance of the viability of the planting required as part of the site plan approval. If there is nonconformance, or if any conditions of SPR approval are not fulfilled, no certificate of occupancy or certificate of completion shall be issued. Where a development reverts to nonconformance after the issuance of a certificate of occupancy or certificate of completion, current owners of the development shall be notified, in writing, and given the opportunity to correct the situation. If the Director determines that the corrective measures are inadequate, the city shall implement any necessary changes to the site to bring it into conformance, the cost of which shall be charged to the property owner. In addition, a fine of $50/day may be imposed for any violations of the provisions of this chapter or of any conditions imposed by a permit issued pursuant to site plan approval. Development projects shall be inspected at least once two years after the issuance of a certificate of occupancy or certificate of completion. § 276-12. Appeals. A. The determination (by the Building Commissioner) of whether a development proposal is subject to SPR may be appealed to the Board within 30 days of the written notification that SPR is required. B. Any person aggrieved by any decision of the Director may appeal to the Board. C. Any person aggrieved by any decision of the Board, or any officer or agency of the city, regarding SPR, may apply to the Supreme Court for review by a proceeding under Article 78 of the Civil Practice Law and Rules. Section 2: § 276-13. Severability. If any section, paragraph or provision of this chapter shall be determined to be invalid, such invalidity shall apply only to the section, paragraph or provision adjudged invalid, and the rest of this chapter shall remain valid and effective. Section 3. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. Publish Date: August 20, 2013