Loading...
HomeMy WebLinkAbout04-28-15 Planning and Development Board Meeting Agenda CITY OF ITHACA O� 1'r1Y9� 108 E. Green Street—3rd Floor Ithaca,NY 14850-5690 e7 DEPARTMENT OF PLANNING, BUILDING, ZONING& ECONOMIC DEVELOPMENT H 000©00 0� Division of Planning &Economic Development U�oQ 009 o�'C JOANN CORNISH, DIRECTOR OF PLANNING& DEVELOPMENT URAff PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 If you have a disability&would like specific accommodation to participate, ®®o NOTICE OF MEETING ® m lifm please contact the City Clerk at 274-6570 by 12:00 p.m.,the day before the meeting. The regular meeting Of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on APRIL 28TR, 2015 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Start Time APPLICANT OVERHEAD PROJECTOR NOTE: 1. Agenda Review 6:00 The City only has a VGA plug/cable available to connect to our overhead 2. Privilege of the Floor(3-minute maximum per person) projector. If you need to connect another 6:01 way, you will need to provide your own 3. Subdivision Review ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) A. Project: Minor Subdivision o 0 0 6:10 Location: 201 Pearl St.,Tax Parcel #66.-4-5 Applicant: Gil & Naama Menda Actions: O Declaration of Lead Agency O PUBLIC HEARING O Determination of Environmental Significance O Consideration of Preliminary& Final Subdivision Approval Project Description:The applicant proposes to subdivide the 0.298-acre (13,000 SF) parcel into two lots: Lot 57, measuring 0.149 acres (6,500 SF) with 130 feet of street frontage on Worth St. and 50 feet of street frontage on Pearl St. and containing an existing single-family home; and Lot 58, measuring 0.149 acres (6,500 SF)with 50 feet of street frontage on Pearl St. and containing a decommissioned swimming pool. The property is in the R-lb Zoning District, which has the following minimum area requirements: 6,000 SF lot size for one-family homes and 7,500 SF for other uses, 50 feet of street frontage for one-family homes and 60' for other uses., 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: Carey Building Renovations &Addition 6:22 Location: 314-320 E. State St./M.L.K.,Jr. Blvd. Applicant: Carey Building Associates Actions: O Consideration of Project Changes, Conditions, and Recommendation to the BZA Project Description: Due to unforeseen code compliance issues, the floor-to-floor height between the third and fourth floors must be increased — resulting in building height of 82' instead of originally approved 77'10". The applicant must return to the BZA to request new variance in order to exceed the CBD-60 Zoning District's maximum height restriction of 60 feet for the five-story addition. Although the applicant intends the final height not to exceed 82', he requests an additional 1 foot of building height (83') to accommodate any potential unforeseen future adjustments. B. Project: Lake St. Park Enhancements 6:40 Location: Lake Street at Fall Creek Applicant: City of Ithaca Actions: O Declaration of Lead Agency O PUBLIC HEARING O Determination of Environmental Significance O Potential Consideration of Preliminary& Final Site Plan Approval Project Description: The applicant proposes to undertake enhancements to improve the accessibility and functionality of the park. Proposed work includes adding a concrete walkway and falls overlook, installing metal guardrails behind the existing stone retaining wall, installing a movable gate for controlled access to the Ithaca Falls Natural Area, replacing the existing bike racks, adding an accessible curb ramp, improving the landscaping, and other site improvements. The project is in the P-1 Zoning District and requires approvals from the Board of Public Works (BPW) and Common Council. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (h)[2] and [3], and the State Environmental Quality Review Act ("SEQRA), §617.4 (11), and is subject to environmental review. C. Project: Mixed-Use Housing 7:00 Location: 210 Hancock St. (former Neighborhood Pride store) Applicant: Ithaca Neighborhood Housing Services (INNS) Actions: O Declaration of Lead Agency O Review of FEAF, Parts 2 &3 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. Project: Retail Building/Restaurant 7:30 Location: 719-25 S. Meadow St. Applicant: Douglas Druen for Texas Roadhouse Actions: O Declaration of Lead Agency O PUBuc HEARING M Determination of Environmental Significance Project Description: The applicant proposes to construct a 7,163-SF retail building/restaurant on portion of the 3-acre site, which contains three existing retail buildings (one of which will be removed). Site development also includes a concrete ramp to the main entrance, an outdoor waiting area, a rear loading and trash area, landscaping, lighting, and signage. The applicant is requesting to build a 43'-long, 3'-high architectural wall as an alternative to the requirement in the Southwest Area Design Guidelines that a minimum of 60% of a lot's street frontage should be occupied by building mass. In accordance with the guidelines, the Planning Board may allow a portion, not to exceed a third of the required 60% building frontage, to be occupied by an integrated architectural wall. 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. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 E. Project: Tompkins Financial Headquarters 7:45 Location: 118 & 119 E. Seneca St. Applicant: Trowbridge Wolf Michaels, LLP for Tompkins Trust Company Actions: O Declaration of Lead Agency(draft resolution pending) O CEQR Discussion Project Description: The applicant proposes to construct a seven (7) story, 110,000-SF office building as a new corporate headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground-floor parking area of 119 E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66' x 100') and will include retail services, building core, and other amenities related to the building. There will be 20-25 parking spaces accommodated on site to the north of the ground-floor footprint and under the building overhang. Each floor plate above the ground floor will be 16,300 SF. The front of the building will be set back several feet from the street line to align with the Hilton Garden Inn. 119 E. Seneca Street will include a new 985-SF drive-through teller building. Existing parking and drive aisles will be modified to create a teller window drive-up lane, a vacuum-actuated drive-up teller station, and a through-lane for traffic. In addition to the drive lane associated with the teller stations, a new ATM will be added to the site. Both sites are in the CBD-100 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4] and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv), and is subject to environmental review. The project requires DESIGN REVIEW. F. SKETCH PLAN: State Street Triangle Project(Trebloc Building Site) 8:00 G. SKETCH PLAN: Cornell Fine Arts Library—Rand Hall Addition 8:10 S. Zoning Appeals 8:20 • #2978: 120. S. Aurora St. (Marriott Hotel) — Sign Variance • #2979: 314-320 E. State St.\M.L.K.,Jr. Blvd. (Carey Building)—Area Variance (Height) • #2980: 406 W. Court St. (Christopher George Real Estate)—Special Permit • #2981: 312 Elmwood Ave. (Katherine Morris)—Area Variances [NEWLY ADDED APPEAL] 6. Old/New Business 8:30 • Review of State SEQR Forms 7. Reports 9:30 A. Planning Board Chair(verbal) B. Director of Planning& Development(verbal) C. Board of Public Works Liaison (verbal) 8. Approval of Minutes: 2/24/15 &3/24/15 9:50 9. Adjournment 9:55 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.citVofithaca.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 j CITY OF ITHACA 108 East Green Street, Suite 202 Ithaca, New York 14850-5690 moo 011 OFFICE OF THE CITY ENGINEER �`'••�•••"'•'r� Telephone: 607/274-6530 Fax: 607/274-6587 Po��O To: Planning& Development Board Lisa Nicholas, Planner �t� From: Tim Logue, City Transportation Engineer'-' Date: April 20,2015 Re: Site Plan Review projects for April 2015 meeting Minor subdivision,201 Pearl Street No concerns. I can provide official address letter when needed. Texas Roadhouse Restaurant,719-25 South Meadow Street Applicant should produce a trip generation analysis/summary memo. I don't see any site layout issues from a transportation perspective. Tompkins Financial Headquarters,118 &119 East Seneca Street No comments at this time. Lake Street Public Park Enhancements No concerns. Mixed-Use Housing,210 Hancock Street The applicant has provided an updated trip generation analysis and I do not see any significant transportation related concerns related to this project. The project's downtown location,numerous pedestrian and bicycle aspects, in conjunction with its proximity to transit and carshare locations,make it reasonable that this project will have a lower vehicular trip rate than other projects. I also understand that the project is requesting a variance to provide less off-street parking that zoning would otherwise require. The applicant has submitted an analysis of car-ownership rates in other INHS projects,which shows that ownership is less than the zoning requirement. I do not see a significant negative impact from the provision of less parking than zoning requires for this project. Additionally, I particularly like the recent change to the design of Lake Avenue, removing vehicular access from the mix and treating it more like a shared use path. With its connections to the path to the north and the bicycle boulevard a block away, this will prove to be a great amenity. Lastly,we are considering an all-way stop analysis for the intersections at either end of the bridge, focusing primarily on the sight lines. I dori t think this should be a requirement of the project,but if the applicant wants to push this issue forward,they could provide such an all-way stop warrant analysis. Page 1 of 1 "An Equal Opportunity Employer with commitment to workforce diversification.' 4, PROPOSED RESOLUTION Minor Subdivision Declaration of Lead Agency City of Ithaca Tax Parcel#66.4-5 201 Pearl Street City of Ithaca Planning&Development Board April 28,2015 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 #66.4-5, by owners Gil and Naama Menda, and WHEREAS:the applicant proposes to subdivide the 0.298-acre (13,000 SF)parcel into two lots: Lot 57, measuring 0.149 acres (6,500 SF) with 130 feet of street frontage on Worth St. and 50 feet of street frontage on Pearl St. and containing an existing single-family home; and Lot 58, measuring 0.149 acres (6,500 SF)with 50 feet of street frontage on Pearl St. and containing a decommissioned swimming pool. The property is in the R-lb Zoning District, which has the following minimum area requirements: 6,000 SF lot size for one-family homes and 7,500 SF for other uses; 50 feet of street frontage for one-family homes and 60' for other uses; 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#66.-4-5,by owners Gil and Naama Menda. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision CEQR—Negative Declaration City of Ithaca Tax Parcel#66.4-5 201 Pearl Street City of Ithaca Planning&Development Board April 28,2015 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#66.4-5,by owners Gil and Naama Menda, and WHEREAS: the applicant proposes to subdivide the 0.298-acre (13,000 SF) parcel into two lots: Lot 57, measuring 0.149 acres (6,500 SF) with 130 feet of street frontage on Worth St. and 50 feet of street frontage on Pearl St. and containing an existing single-family home; and Lot 58,measuring 0.149 acres (6,500 SF)with 50 feet of street frontage on Pearl St. and containing a decommissioned swimming pool. The property is in the R-lb Zoning District,which has the following minimum area requirements: 6,000 SF lot size for one-family homes and 7,500 SF for other uses; 50 feet of street frontage for one-family homes and 60' for other uses; 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 April 28,2015 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 April 28, 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, Lands of Gil and Naama Menda, City of Ithaca, Tompkins County, New York, Tax Map No. 66.4-5," dated 10/22/14 and prepared by Regan Land Surveying; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates indicates the resultant parcels conform to area requirements in the R-la 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 #66.4-5 201 Pearl Street City of Ithaca Planning& Development Board April 28,2015 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#66.4-5,by owners Gil and Naama Menda, and WHEREAS. the applicant proposes to subdivide the 0.298-acre (13,000 SF) parcel into two lots: Lot 57, measuring 0.149 acres (6,500 SF) with 130 feet of street frontage on Worth St. and 50 feet of street frontage on Pearl St. and containing an existing single-family home; and Lot 58, measuring 0.149 acres (6,500 SF) with 50 feet of street frontage on Pearl St. and containing a decommissioned swimming pool. The property is in the R-lb Zoning District, which has the following minimum area requirements: 6,000 SF lot size for one-family homes and 7,500 SF for other uses; 50 feet of street frontage for one-family homes and 60' for other uses; 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 April 28,2015 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 April 28,2015, 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 April 28, 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, Lands of Gil and Naama Menda, City of Ithaca, Tompkins County, New York, Tax Map No. 66.4-5,"dated 10/22/14 and prepared by Regan Land Surveying; and other application materials, and WHEREAS. the Planning Board did on April 28, 2015 make a Negative Declaration of environmental Significance for the project, and, WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates the resultant parcels conform to area requirements in the R-lb 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 #66.4-5, by owners, Gil and Naama Menda, 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 IGENERAL SHEET NOTES-LAYOUT 1. VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK.REPORT I DISCREPANCIES TO LANDSCAPE ARCHITECT FOR INSTRUCTION BEFORE PROCEEDING.DO NOT SCALE FROM DRAWINGS. I 2. WALKS,STONE DUST AREAS,RAILINGS,AND GATE TO BE LAID OUT IN THE FIELD BY A LICENSED SURVEYOR. I 3. SEE GRADING PLANS FOR SPOT ELEVATIONS AT SITE FEATURES INCLUDING CORNERS OF Am PAVEMENTS AND RAILING POST. LANDSCAPE ARCHITECTS 4. THERE IS NO GUARANTEE THAT ALL EXISTING UNDERGROUND OR OVERHEAD UTILITIES, WHETHER FUNCTIONAL OR ABANDONED WITHIN THE PROJECT AREA ARE SHOWN ON THE 1001 W.Seneca St..Ste.101 Ithaca,NY 14650 PLANS.THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL UTILITIES 607-277-1400 Fax 607-277-6092 D I BEFORE STARTING WORK AND SHALL BE RESPONSIBLE FOR ALL DAMAGE RESULTING FROM THE WORK AS SHOWN ON THE DRAWINGS. I 5. CONTRACTOR TO PROVIDE TEMPORARY TRAFFIC SIGNS WHERE NECESSARY,CONSISTENT HIGHWAY BOUNDARY LINE WITH ALL RELEVANT BUILDING CODES. (NO FIXED OBJECTS ALLOWED 6. INSTALL EXPANSION JOINTS EVERY 30'IN CONCRETE AS NOTED ON PLANS AND IN AREAS WITHIN THIS ZONE) WHERE CONCRETE ABUTS CURBS AND OTHER FIXED OBJECTS. 7. ANY DAMAGED OR DISTURBED PAVEMENTS,LANDSCAPE OR SITE FEATURES SHOWN TO REMAIN ARE TO BE REPAIRED/REPLACED IN KIND AT NO COST TO THE OWNER. 0 STREET LIGHT ON CONCRETE BASE (INCLUDED IN BRIDGE PROJECT) IT IS A VIOLATION OF LAW FOR ANY I DIRECTIO PERSON,UNLESS ACTING UNDER THE N OF A LICENSED LANDSCAPE i I ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS CSA DOCUMENT IS REQUIRED BY LAW TO Q 2 10 I AFFIX HIS OR HER SEAL AND THE LEGEND NOTATION'ALTERED BY'FOLLOWED BY BRIDGE GUARDRAIL EXTENSION HIS OR HER SIGNATURE AND A SPECIFIC 0 (SEPARATE BRIDGE PROJECT) DESCRIPTION OF ALTERATIONS. CONCRETE PAVEMENT COPYRIGHT©2015 4.7'. 1ROMDGE WOLF gICN0LOM AITA4tC1{R M,UP . L51 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE) STONE DUST PAVING A4 L201 -° A4 #1 CRUSHED STONE PAVING L501 STONE DUST PAVING WITH BLUESTONE EDGING P Iro00,®® BLUESTONE COLUMN ADA DETECTABLE WARNING PLATES C B4 L501 Uj L501 BLUESTONE COLUMN °ppOe • L501 GUARDRAILeal ee°,,,,., ° A5 �a A5 CONTRACT LIMIT LINE CONCRETE PAVEMENT L501 o CONCRETE PAVEMENT h° L501 A4 Uj CONTRACT L501 STONE DUST PAVING WITH BLUESTONE EDGING Q R6.00 2 1 1 ' LIMIT LINE `,,� C1 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE 45.00' ° , 2- L501 TREE W (MATCH ° -.00 W WIDTH) A2 0 of _ �� - L501 of COLUMN �Q � �P.00, CSA -o ., °, ` 0 Y I 12 a` °d 00, 0 OL h o � • E00, O SHRUBS/PERENNIALS UTILITY BOX COVER TO BE REPLACED e •` 00 WITH AN ADA COMPATIBLE COVER CCN R1 ° 1I A B4 GUARDRAIL L501 IA5 #1 CRUSHED STONE PAVING A4 L501 CONCRETE PAVEMENT METAL EDGING L501 i IPLANTING SCHEDULE CSA ^ SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS �J I 7 PNTERPREnVE PANEL ��� TREES CROSSWALK STRIPING p a (NOT IN CONTRACT) , tih. CCN 1 Cercis Canadensis'Northland Shin' Eastern Redbud 6-6' B&B Full IL 1 (NOT IN CONCTRACT) A3 0 - - � �� 1 SHRUBS ACCESSIBLE CURB RAMP ° ,• L501 BED EDGE CSA 29 Comus serices'Farmvl Arctic Fire RedtWg Dogwood #5 Cont Full,Male 1 Al °• •, `s,���. L 01 BLUESTONE COLUMN O L501 (4)BIKE RACKS W/CONCRETE PAD �( C1 A.6� 81 O N BENCH WITH CONCRETE PAD L501 L501 GTE NOTES: (BENCH IS ADD ALTERNATE) 1. ALL RAILINGS,POSTS,AND WIRE MESH TO BE STAINLESS STEEL WITH BEAD BLAST FINISH. 2. GUARDRAILS TO BE STEPPED WITH SLOPING GRADES. a-- I 0 FALLS STREET ' _ COPP A2 BLUESTONE COL _ I L501 PEDESTRIAN GUARDRAIL A2 Uj WITH MESH INFILL L501 B3 (PARK PROJECT) Uj 2,00' CONTRACT LIMIT LINE L501 BARRIER RAIL VEHICULAR RAILING EXTENSION 8.00 (SEPARATE BRIDGE PROJECT) i �- z � la— 0 107.75 � N I I EXISTING STONE WALL o O O a I � U STONE DUST m I OVERLOOK AREA o. IT-0- NO. DATE REVISION FALL CREEK- +14'-0° PARK AREA a PLANTING BUFFER cn I EXISTING WALL 0 3.5.15 SPR REVISION LU AND GRASS AREA Mm I 4.21.15 SPR REVISION GUARDRAIL AND PLANTING BUFFER SECTION A4 DATE: 02/13/2015 n Scale:l/2°=1'-0° A I PROJECT: 13033 0 DRAWN BY: JLF Im CHECKED: PJT/ARM ro n m II LAYOUT PLAN C Im co U I V I 0 10, 20' W I OL201 1 2 3 4 5 PROPOSED RESOLUTION Lake Street Park Enhancements Declaration of Lead Agency Lake Street at Fall Creek City of Ithaca Planning&Development Board April 28,2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for enhancements to the Lake Street Park, and WHEREAS: the applicant proposes to undertake enhancements to improve the accessibility and functionality of the park. Proposed work includes adding a concrete walkway and falls overlook, installing metal guardrails behind the existing stone retaining wall, installing a movable gate for controlled access to the Ithaca Falls Natural Area, replacing the existing bike racks, adding an accessible curb ramp, improving the landscaping, and other site improvements. The project is in the P-1 Zoning District and requires approvals from the Board of Public Works (BPW) and Common Council, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (h)[2] and [3], and the State Environmental Quality Review Act ("SEQRA), §617.4(11),and is subject to environmental review, and WHEREAS: it has been requested that the Ithaca Urban Renewal Agency (IURA), the City of Ithaca Board of Public Works (BPW), and Common Council, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the IURA and Common Council, both concured by resolution to the City of Ithaca Planning and Development Board being Lead Agency for this project, and the BPW did not respond within 30 days to the Planning Board's request of concurrence,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 Lake Street Park Enhancement project. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Lake Street Park Enhancements CEQR—Negative Declaration Lake Street at Fall Creek City of Ithaca Planning&Development Board April 28,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for enhancements to the Lake Street Park, and WHEREAS: the applicant proposes to undertake enhancements to improve the accessibility and functionality of the park. Proposed work includes adding a concrete walkway and falls overlook, installing metal guardrails behind the existing stone retaining wall, installing a movable gate for controlled access to the Ithaca Falls Natural Area,replacing the existing bike racks, adding an accessible curb ramp, improving the landscaping, and other site improvements. The project is in the P-1 Zoning District and requires approvals from the Board of Public Works (BPW) and Common Council, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (h)[2] and [3], and the State Environmental Quality Review Act ("SEQRA), §617.4 (11), and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on April 28, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and all comments received have been considered, and WHEREAS:the Planning Board, acting as Lead Agency in environmental review,has on April 28, 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: "Layout Plan (L201)" and "Guardrail and Planning Buffer Section (A4)," both on the same sheet and dated 4/21/15; "Demo Plan (L101)," "Grading Plan (L301)," "Planting Plan ( L401)," and "Site Details (L501)," dated 12/13/14 and all prepared by Trowbridge Wolf Michaels, LLP; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and 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 Lake Street Park Enhancements Preliminary&Final Approval Lake Street at Fall Creek City of Ithaca Planning&Development Board April 28,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for enhancements to the Lake Street Park, and WHEREAS: the applicant proposes to undertake enhancements to improve the accessibility and functionality of the park. Proposed work includes adding a concrete walkway and falls overlook, installing metal guardrails behind the existing stone retaining wall, installing a movable gate for controlled access to the Ithaca Falls Natural Area,replacing the existing bike racks, adding an accessible curb ramp, improving the landscaping, and other site improvements. The project is in the P-1 Zoning District and requires approvals from the Board of Public Works (BPW) and Common Council, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (h)[2] and [3], and the State Environmental Quality Review Act ("SEQRA), §617.4 (11),and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on April 28, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and all comments received have been considered, and WHEREAS:the Planning Board, acting as Lead Agency in environmental review,has on April 28, 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: "Layout Plan (L201)" and "Guardrail and Planning Buffer Section (A4)," both on the same sheet and dated 4/21/15; "Demo Plan (L101)," "Grading Plan (L301)," "Planting Plan (L401)," and "Site Details (L501)," dated 12/13/14 and all prepared by Trowbridge Wolf Michaels, LLP; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board did on April 28, 2015 determine the proposed project would result in no significant impact on the environment and issued a Negative Determination of Environmental Significance,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 April 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. The attached supplemental graphics illustrate the architectural concepts for the project from a variety of viewpoints as follows: • Aerial view of the proposed site and neighborhood looking west; • View 1: From corner of Hancock Street and Lake Avenue looking northwest; • View 2: From Hancock Street looking down interior"street" looking north; • View 3: From corner of Hancock Street and First Street looking north; and View 4: From First Street, mid block looking south. 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 April 21, 2015 meeting. Sincerely, ryvn- Peter Trowbridge, RLA, FASLA Principal Exhibits: 1. Board 1:Aerial View and Precedent,April 16 2015 2. Board 2: Perspective Views,April 16 2015 3. Board 3: Perspective Views,April 16 2015 Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 201 Ithaca,New York 14850 ph:607.277.1400 www.twm.la y: - .- - r _re 00 Je 1k _ I' r III f • r. _ ! - .. = 4:1 s ,�wrvi Le t... -y -.. �,r-:,. ,�' � ,. -• r 'l ��.i 1� '�- F— y — � - F ra� Tam. .� .. ---jlmmmr rrWLr ILI JJF w. r s - r _ ! e'L ^ � # s rY . r r =, f . { Ma '} 1 T y. ' r f. ,�,�• s r ram_ _ _ ICI; °� .. f;�-^ yr^ - - i'"a. 'i ,! � •. I , �... ::- r '+ �r"a' _ . ;, y _ . may,, r = I B •�F r +� . i ° .. � I � I�.I� FyF_ .:*}�.. r �.}', •eft arp- `� � ��r' s I- • itJos pto r r Y 4 Ar , w a ti I r _ G }�� _ � ,✓ *''� �-` �,. vo rJJ'► : ���111"' T r . Y e , 4 � J r `•`• ^ +� _ ,fir - y� INC. No Nk or 41 - — � ��i :r ';x 1� - � '•'fir ■ •w a g a P 40 • y - - _ r _ l • ; IP db oe kL 10.1 , ;'. p _ 1 y of s - r - R' 1 F ry • i� • • , � 1 1 1 • 1 1 1 1 wi 1 _ ` -ffii -� • TROWBRIDGE WOLF I / m m Imim / / / �-fH MICFiAELS f �• I HOLTARCHITECTS x f �i,-`� �.r'y� �.'-,,�• ,' its ��"�' � �f, I d. s� , �•- lr ti _� Y"T i r 1 f +ii .r y _ i } — , � �gy - •4i-p - r-1A� fir+ - s ,.. . �, �' u-I' ,,yy Y .. {t�i - ' s J { w• rdbm ,:11 •� s 4 tt. n,a�^' _ �{�s 11, y. >, _ k" .lr� ,fir JY• _ rli" 4 ` -yi'{ ,l .t'.It 'kdR. ,�®',- 7ti P# `, �. - +.lip -, •'r t : "t4. I.A,- r ,. a'r _: ., +IS , ., i. ao S ,jF• � +$ � . YY �w- ��11-. � "* =a -- 4r�«1� �� � }- � � y - � ^^ � rt .�-'�- e/`s�i.• �x r�� �,5� �4 "I�: �.. �h_tr • � " ., _' -:'"• .,.�� � - 1 . , ,' , E a �,:. r �-- S +'r - !+�'�' # 4 y e i r s ri ,5• rL`^ sf"� IA,rPf ip / • � � �. -..- - is .�kik -•�-P.f'' � _ f n i• .. ;+,. 'k u;, 'F . am op 40 +F .a 1 - y , +:: a- • SA,ei ;. y _ _ . y I i-P Y 3..'r�, . 1 , * � 9 1i i.'-�r -_- f � - � ��_ - .k r i _ �°�',•`- S ,��1. ., w + , r r=.• ,+ + � i - IM - M T =- '��-ems•- `s l� _ �'y .mow '..,_ fwp,R_.�3` r, r -_-�" 'H'vu , pp r . - - , u- _ i. RiM toy _ P- a - f t r y F -r 1 x * Y _ T r;!Ix ' e 6 _ Fes•- r ti - " , t I P A • ��� f ,d,- 4 r�4f�� •ti �- i ,� 01 40 2p i „ dook h _ _ o� �yl ,,•� �� - L ._ - +fir �� � -"I.., 1 LSD'- � w� { . �� -'F�/', � `-• ice,. Y4 �� " �Jk t�° ',� �-i� • A�_#�, .,Y:Jr Y. lOF #. IL p 'M r 4 Y •Y.- .� NMI 1.6 Ao Imp I I —Ag jr - � v+�� �� lily. �~r fs�•t _ r'. } W r "[ . ! "� - + + ` s t +- ac �� . • .- " . +q �#! 4 * t � fr .fir *• �"`i _ or 400 Ad R� fuyx r I: , a v yy 7. 1 ,�r T ' TT _ , . u� so *r at A l A e _ �r' • a.. ,� - . +. - �'.' - - `. `� 0 V s, I j; +" NEW 01 �h , _ r , , : rM1 M. tip, �, s " z _ , _ _ _ a.,.� w..: �•r.--��� �,r ,',a.�a -�; - - ':ate.- - __ --' of -- c- _ r • •jam!ter- ,.. - _ _ - ° F' -t _ — .. �-_- l - -1�rt u � c.++mil• — � �A 1 s MIK A 1 _ _ -ffii • TROWBRIDGE WOLF MICFiAELS f �• I —,�' HOLTARCHITECTS * . �Fdo 0 40 All r i , ! ,� ,� _ �- � • «� - �, ,fir ,� „ g• �, 9 FF A 1 " ICAow aid • r - - , .. •a it - -' dfle M .T a- 1q - . - 'a ,�'F '` 6 ° a _ ' h, -• a- 1� , • � r _ .• / '✓ � +s,: x•" ~ *• ; ,'} �, � F, C-� '� 'I� � J _ Via. -q� •`�� r ' . 1 ° •• •+ R • h • A .`. 'x - r rhTr *_ _i.. I k!' a �� R + ~ T a ,'- sc me * m .�,�,• r," R -f ;.` 3y"•,. "• ° N3 - �y re+ a �At y -. .�Ar` I r', � v.�_ 'L' , +F �.. • , : ■ -tl, ` �} ' "T.`" * 'aT _ j p * t,..r y - ,has- ' LAM _ ... ,�, •rf w f r • +dye 1 ,.�' V� • .. 1 i- -- .` Y �p ip. .J.... .. +. 4+fi a ��1 ow, _ Y - _ S' - Sr -` -- .. - �4• °. � :.� -'•� � �4 , -"Ad • - . + +{{`" ' i'#i '_ '�.4i - � � .-. � !^..•i r, {„v 47� .` r A } "�..t ti *° _�: •tea p; • x, 16 ° •;fir: �'' � x. 'w . �4 � `' l « ! 'r r a _ I � � � �� -+ ti. � ���, ��°,n� s �'•' _- 4"f- u - Fy WE i I _ ` r ' - x- - ' F _ poopY Po _ • _ - m 3 L r1 ,., ' # ' " "A _ �' � •': • � '�` r�` ,� � ems_ are -ko tall To Jl ol ilk Tyr . : r • i'h' d r r i = , ,wi - 1 u 1 41 OrAil fi I N yk, ° _ � i!_� �� =� fit`` ^' ' ' - • +�� � r � k 1aA �, ' ' . t s 'Ili' « _ •yr F •+r : .W•L- _ .'_ Y a•a, m r' '�. '1• qt i e ° k L • e IF , n , , Ile, ,4 r• • i - MTp ok v el , 4 !� y _ .wr+. IF' _ 0 a t P r , J + � ^.4 fl r x _ 'j �� a '��■ r , , a ° a e , ilk IA ktj— VAl l s NAN 'Alb lI o �. SOW 'd Or - },: ter., S,r" • ."�, _ 5 �T_ � � ;L I i _ r 1 _ _ -ffii • TROWBRIDGE 4- M / / WOLF MICFiAELS f �• I —>�' HOLTARCHITECTS PROPOSED RESOLUTION Mixed-Use Housing Declaration of Lead Agency 210 Hancock Street Ithaca Neighborhood Housing Services (INNS) City of Ithaca Planning&Development Board April 28,2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a mixed-use housing development to be located at 210 Hancock Street, and WHEREAS: the applicant proposes to redevelop the entire 2.01-acre parcel currently containing the vacant former grocery store, a smaller commercial building, and a 110-space parking lot. The applicant proposes to construct thirteen 2-story 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 a shared use path, by making them narrower, providing green areas, and installing bike and pedestrian amenities. The project is in the B-2a Zoning District and will likely require subdivision in the future. The project will require the following approvals: a Parking Variance from the Board of Zoning Appeals (BZA), approval from the Board of Public Works (BPW) for improvements to property in the public way, approval for funding from the Ithaca Urban Renewal Agency(IURA), and approval from Common Council, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2),(k), and (n) and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review, and WHEREAS: it has been requested that the Ithaca Urban Renewal Agency (IURA), the City of Ithaca Board of Public Works (BPW), and Common Council, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the IURA and Common Council, both concur by resolution to the City of Ithaca Planning and Development Board being Lead Agency for this project, and the BPW did not respond within 30 days to the Planning Board's request for concurrence, 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 mixed-use housing project at 210 Hancock Street. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 Tompkins County DEPARTMENT OF PLANNING 121 East Court Street Ithaca,New York 14850 Edward C.Marx,AICP Telephone(607) 274-5560 Commissioner of Planning Fax (607) 274-5578 April 16,2015 Ms.Lisa Nicholas,AICP, Senior Planner Department of Planning,Building, &Economic Development City of Ithaca 108 East Green Street,3rd Floor Ithaca,New York 14850-5690 Re: Review Pursuant to §239-1,-m and-n of the New York State General Municipal Law Action: Site Plan Review for Proposed Retail Building/Restaurant,719-25 South Meadow Street, City of Ithaca SW-2 Zoning District,Texas Roadhouse,Owner/Applicant;Paula Hubert, Agent. Dear Ms.Nicholas: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239-1 and-m of the New York State General Municipal Law. The Department has reviewed the proposal,as submitted, and has determined that it may have negative inter-community,or county-wide impacts as described below.We recommend modification of the proposal. If the Board does not incorporate the recommendations, such approval will require a vote of a supermajority (meaning a majority plus one)of all members of the decision-making body. Recommended Modifications • As this proposal falls within the 100-year floodplain and is adjacent to an intermittent stream,which is identified on the plan as"existing drainage channel,"we understand that the project will comply with the City's Flood Damage Prevention Law(Chapter 186).The Tompkins County Hazard Mitigation Plan: 2013 Update, which the City of Ithaca helped develop and adopted,includes actions to"develop regulations to prohibit future building in flood-prone areas as well as create incentives to encourage property owners to protect and improve streams and buffers."We recommend that the site plan include a 50-foot pervious,vegetated buffer to the north of the intermittent stream to help reduce flood risk and improve water quality. Please inform us of your decision so that we can make it a part of the record. Sincerely, Edward C.Marx,AICP Commissioner of Planning Inclusion through Diversity PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Retail/Restaurant Building 719-25 S.Meadow St. April 28,2015 WHEREAS. 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code,Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS. State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS.the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a 7,163 SF retail/restaurant building to be located at 719-25 S. Meadow St and WHEREAS. the applicant proposes to construct a 7,163-SF retail building/restaurant the 3-acre site, which contains three existing retail buildings (one of which will be removed). Site development includes a concrete ramp to the main entrance, an outdoor waiting area, a rear loading and trash area, landscaping, lighting, and signage. The project is on the SW-2 Zoning District. The applicant is proposing to build a 43'-long, Y-high architectural wall as an alternative to the requirement in the Southwest Area Design Guidelines that a minimum of 60% of a lot's street frontage should be occupied by building mass. In accordance with the guidelines, the Planning Board may allow a portion, not to exceed a third of the required 60% building frontage,to be occupied by an integrated architectural wall, and WHEREAS. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located at 719-25 S. Meadow Street in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning&Development Board CEQR—Negative Declaration Retail/Restaurant Building 719-25 S.Meadow St. April 28,2015 WHEREAS:the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a 7,163 SF retail/restaurant building to be located at 719-25 S. Meadow St WHEREAS. the applicant proposes to construct a 7,163 SF retail building/restaurant on the 3- acre site, which contains three existing retail buildings (one of which will be removed). Site development includes a concrete ramp to the main entrance, an outdoor waiting area, a rear loading and trash area, landscaping, lighting, and signage. The project is on the SW-2 Zoning District. The applicant is proposing to build a 43'-long, 3'-high architectural wall as an alternative to the requirement in the Southwest Area Design Guidelines that a minimum of 60% of a lot's street frontage should be occupied by building mass. In accordance with the guidelines, the Planning Board may allow a portion, not to exceed a third of the required 60% building frontage,to be occupied by an integrated architectural wall, and WHEREAS. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS. the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on April 28, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS. the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS. the Planning Board, acting as Lead Agency in environmental review, has on April 28, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by planning staff; and the following drawings `Boundary and Topographic Survey" prepared by Gallas Surveying Group and dated 5-16-11; "Site Layout Exhibit (Fig-1)", "Demolition Plan (C2.0)", `Site Layout Plan (C3.0)", " Overall Site Plan (0.1)", "Grading and Drainage Plan (C4.0)11, "Utility Plan (C5.0)", "Erosion Control Plan (C6.0)", "Erosion Control Details (C6.1)", "Construction Details (C7.0, C7.1, C7.2 and C7.3)", "Landscape Plan (L1.0)" all dated 3/12/15, "Building Extension Wall Exhibit (EX- 1)", "Landscape Elevations (L3.0 and L4.0", "Exterior Elevations (A2.0 and A2.1)"dated 4/2/15, and all prepared by Greenberg Farrow; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Preliminary and Final Retail/Restaurant Building 719-25 S.Meadow St. April 28,2015 WHEREAS.the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a 7,163 SF retail/restaurant building to be located at 719-25 S. Meadow St WHEREAS. the applicant proposes to construct a 7,163 SF retail building/restaurant on the 3- acre site, which contains three existing retail buildings (one of which will be removed). Site development includes a concrete ramp to the main entrance, an outdoor waiting area, a rear loading and trash area, landscaping, lighting, and signage. The project is on the SW-2 Zoning District. The applicant is proposing to build a 43'-long, 3'-high architectural wall as an alternative to the requirement in the Southwest Area Design Guidelines that a minimum of 60% of a lot's street frontage should be occupied by building mass. In accordance with the guidelines, the Planning Board may allow a portion, not to exceed a third of the required 60% building frontage,to be occupied by an integrated architectural wall, and WHEREAS. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS. the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on April 28, 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 April 28, 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 April 28, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by planning staff, and the following drawings "Boundary and Topographic Survey" prepared by Gallas Surveying Group and dated 5-16-11; "Site Layout Exhibit (Fig-1)", "Demolition Plan (C2.0)", `Site Layout Plan (C3.0)", " Overall Site Plan (0.1)", "Grading and Drainage Plan (C4.0)", "Utility Plan (C5.0)", "Erosion Control Plan (C6.0)", "Erosion Control Details (C6.1)", "Construction Details (C7.0, C7.1, C7.2 and C7.3)", "Landscape Plan (L1.0)" all dated 3/12/15, "Building Extension Wall Exhibit (EX- 1)", "Landscape Elevations (L3.0 and L4.0", "Exterior Elevations (A2.0 and A2.1)"dated 4/2/15, and all prepared by Greenberg Farrow; and other application materials, and WHEREAS. the Planning and Development Board did on April 28, 2015 make a Negative Declaration of Environmental Significance for the proposed subdivision, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does herby grant preliminary and final site plan approval to the project subject to the following conditions: i. Submission of project details, including but not limited to tree protection, lighting, signage,pavements, curbs, fences, seat walls, dumpster enclosure, drainage structures, bikes racks and OTHER, and ii. Submission and drawing and/or a narrative indicating planned route for construction traffic, and iii. Approval in writing from the Ithaca Fire Department that the proposed project meets their requirements for emergency response, and iv. Submission of planting details to the following City 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. A minimum depth of 24"of soil shall be used in all treelawns an planting beds, d. All trees in lawn areas to receive 5' diameter mulch rings e. All trees and plants to comply with applicable requirements of ANSI Z60.1 "American Standard for Nursery Stock", f. No plants or trees shall be located beneath building overhangs, g. Structural soil shall be used under all sidewalks, and V. OTHER RELEVANT ITEMS Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Approval of Signage Marriott Hotel 120 S.Aurora St. City of Ithaca Planning&Development Board April 28, 2014 WHEREAS. the Marriott Hotel at 120 S. Aurora Street was approved by the Planning Board on November 13,2012, and WHEREAS. the Planning Board did on June 24, 2014 approve fagade and materials changes for the project, and WHEREAS. the applicant has submitted a sign package and is now requesting a Sign Variance for relief from the number and size of allowed wall signs in the CDB-140 Zone,and WHEREAS: the signs in question consist of two Marriott wall signs at the top of the building; one sign facing S. Aurora Street and the other facing E. Green Street, and WHEREAS: as originally proposed in January 2015,the signs were to be 208.6 SF and 108.8 SF; however, the applicant reduced the size of the signs to 114.75 SF facing S. Aurora Street and 74.16 SF facing E. Green Street, due to concerns of the both the Planning Board and the BZA that the size of the signs would potentially have a negative impact on downtown character, and WHEREAS. the Board has reviewed and accepted drawings entitled: "View 1 - East State Street," "View 2 -East Green Street," and"Nighttime Rendering," dated 2/24/15 and prepared by Cooper Carry, depicting the reduced size of the signs,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby approve the signs as proposed in the above-referenced drawings, subject to the applicant receiving the required Sign Variance. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 ° CITY OF ITHACA Board of Zoning Appeals — Notice of Appeal APPEAL #2981 312 ELMWOOD AVENUE (KATHERINE MORRIS) Appeal of Kate Morris for Area Variances from Section 325-8, Column 6, Percentage of Lot Coverage, Column 10, Lot Area, Column 11, Front Yard, and Column 13, Other Side Yard, requirements of the Zoning Ordinance. On December 13, 2010, a Building Permit was issued to Don Morris, one of the owners of 312 Elmwood Avenue. The rear exit stair at 312 Elmwood Avenue had to be replaced because it had become unsafe. The contractor hired to construct the stairs realized the stairs would need a new supporting structure to level the stairs, due to the sloping terrain in the back yard. Subsequently, Don Morris was issued a Building Permit to construct a 217-SF deck/landing for the rear stairs. The property at 312 Elmwood Avenue is a non-conforming two-family dwelling in an R-lb zone, which only allows single-family homes. Though the work is not considered an "extension" as defined by the Zoning Ordinance, the new permanent landing which now stabilizes the rear stair increased the permissible lot coverage of 25%. With the addition of the deck, the lot coverage is now 25.9%. The property at 312 Elmwood Avenue also has three existing deficiencies. The lot size is 6,915 SF of the required 7,500 SF. The front yard is 11.1' of the required 25' and the other side yard is 7' of the 10 feet required by the ordinance. A variance for these deficiencies should have been obtained in 2010 — prior to the issuance of the Building Permit. The applicant has sold the property at 312 Elmwood Avenue and will close the sale on June 1, 2015. In order to help finalize the sale the house, the applicant needs a valid Certificate of Compliance stating that the property at 312 Elmwood Avenue is compliant with City of Ithaca Housing regulations. A Certificate of Compliance cannot be issued unless the applicant is first granted variances for the above-listed zoning deficiencies. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2981 Address 312 Elmwood Avenue Use District R-lb Date 5/5/2015 Applicant Katherine Morris Owner Katherine Morris Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Side Yard Yard or number of feet, Building whichever is less Height Existing Two Condition 5 6915 60 2 24' 22.8% 11.1' 18' 7' 49.5%or 57' and Use Family District One Family None 25 10 10 25%or 50'but not Regulations Zone 3 Required 7500 60 3 35 25% less than 20' None for Existing Note Non- Legal Non- Conforming Conformin OK Def OK OK OK OK Def. OK Def OK Conditions I g Use Proposed Two Condition Family 5 6915 60 2 24' 25.9% 11.11 18' 7' 49.5%or 57' and/or Use District One Family None o 25%or 50'but not Regulation 3 7500 60 3 35 25/0 25 10 10 None for Proposed Zone Required less than 20' Note Non- conforming Legal Non- Conforming N/A OK N/A Def. OK OK OK Def. Def. OK Def. OK N/A Conditions for Proposal g Use Notes: New deck is 272 S.F. Building 1179 Minus the old deck 55 S.F. Garage 400 Garage is part of the overall lot coverage old deck -55 new deck 272 1796 S.F. CITY 07 �`�'H-4\-C A � - BOARD OF ZGNING A?PEALS APPEAL BUILDING PERMIT# 27sZ3 APPEAL NO. 21&1-� HEARING DATE MS; RECEIPT# APPLICATION FOR: 1. Type of Appeal. Appeal is made herewith for: ( )An Appeal of an action, decision or interpretation of the Zoning Enforcement Officer ( )A Special Permit under the Zoning Ordinance ( )An Area Variance from the Zoning Ordinance ( )A Use Variance from the Zoning Ordinance 2. Appellant: � C.-4�1% (Name of appellant) A-ve Icy (Address of Appellant) (City) (State) (Zip Code) (Telephone# of r« ��- - 3 2 0 -(�4`�`i appellant) (Fax#of appellant- optional) 3. Location of Property m Av e- umber& Street) (Use District on Zoning Map) Property Owner b p v�f�l� S v}GLn�f12 y dun' � Mo�nns, Na�h c�,�-,�.�� (Name of Owner) m6yy ' S, �,r�' �.1►�nYvoa� Awe 1-�ha�a N y (Address of Owner) (City) (State) (Zip Code) 4. Provision(s) of the Zoning Ordinance Appealed. (Indicate the article, section, subsection and paragraph of the Zoning Ordinance being appealed,by number. Do not quote the ordinance.) BOARD OF ZONING APPEALS age Appeal . 5. PreviousAppeal: • )hasa ( )has ( not been with respect to this proposal and was (were) a e i A previous appe Appeal o. , dated 1 Appeal No. , dated 1 pp Appeal No. , dated 1 Appeal No. , dated 1 6. Reason for Appeal® • r which a special permit is sought, describe the interpretation that is claimed, or the use o ° . ® p ° p Attach sheets that escri which it is claimed that the variance or exception applied for and the grounds for or the details of the var p variance e g should b ranted, as the case may be. ° characteristics of the property as they e full the use contemplated, and the physical cha . You should describe y users and off-street parking issues, giving figures for numbers of tenants, employees, , relate to zoning iss , g g g spaces, as required. • 1 buildings on the property, and lot • clearly illustrating the location and outlines of al g p A dimensioned plot plan Y g required. Unless these drawings s elevation drawings for new construction ma be q lines is required, as well a d to rovide 8 sets of the and/or plans are on 8 1/2 "x 11" sheets suitable for reproduction,you will nee p drawings. • which describe the factual information information sheets and the Zoning Ordinance wh • ° Please refer to the i the Zoning Ordinance and attach e of appeal for evidence to be presented as well as g required for each type pp our f your as exhibits to this application. v BOARD OF ZONING APPEALS e Appeal No. ' e best oknowledge an belief, an I ce if that the info atlon submitted with the appeal is true to y Y . those sections of the it of Ithaca Ordinance that apply to that have read, and a familiar with ° 25-4 which describes the powers an duties o the oar of Zoning this appeal, (including Section 3 cficall Appeals). I also acknowledge that the Boardof Zoning Appeals may visit the property and s e y permit such visits. 4 i gnatur 6 ant* to this =today of SwornY , 20 ���_Notary u l' State of New York of iTompkins o Notary blic No. OiCA6252590My � Commission fires i x e the owner of the property,unless an owner's Authorization form Appellant must p p designating an authorized representative is filed with the appeal• g g PLE AS Cityof Ithaca Building Department Phone: (607)274-6508 274-6521 108E. Gr een St. Fax: (607) Ithaca,NY 14850 • 1 • • • I I I I o 1 0 • o 0 1 • • • • • • 1 • 1 / 1 / g►! s yXXXXXXX?C�CXXXXXXXXXXXXXXX?CX?CaC XXXXXXXXXXXXXXXXXXXXXXXXXXXX �l ' Type 1 Type 2 Unlisted of E R determination. yp Yp Environmental Assessment form used: Short Environmental Assessment Form Long Environmental Form Lead Agency Determination of Significance Building Permit Application# (if any) Date Received Date I st Hearin Dates Subsequent Hearings Zoning District Revised 9/14 RCS 0 [N1,1 G i-1k P P E ' L S APPEAL MWAS'R' ��® 0.�F -�q-Hij!-�k C A 3 0 A OF APPLICATION BY: C . Q- (Name of Appellant) SUBJECT PROPERTY: DATE OF HEARING: \eD PERSONS NOTIFIED: a\\ ADDRESS OF PROPERTY WITHIN 200 FEET OF SUBJECT PROPERTY: OWNER: MAILING ADDRESS: c)0 ck 01-�'h-�d 500700 67.4-5 500700 67.4-3 500700 64.-7-1 Lewis,Mark Marilyn T Shaw Rev Liv Trust Liguori,Margaret K Wilcox, Wendy 224 Bryant Ave PO Box 6437 220 Bryant Ave Ithaca NY 14850 Ithaca NY 14851 Ithaca NY 14850 500700 67.-6-4 500700 64.-7-4 500700 64.-7-3 Lathwell,Timm O'Connor,Kevin H Lanclos,Arthur J Lathwell,,Rhonda 109 Northway Rd Lanclos,Larry P 305 Elmwood Ave Ithaca NY 14850 407 Dryden Rd Ithaca NY 14850 Ithaca NY 14850 500700 64.-7-2 500700 67.44 500700 67.-6-3 O'Connor,Kevin H Savishinsky,Joel Tirino,Lisa , 109 Nothway Rd Savishinsky, Susan Tirino,Matthew Ithaca NY 14850 222 Bryant Ave 107 Valley Rd Ithaca NY 14850 Ithaca NY 14850 500700 67.-6-6 500700 67.-6-2 500700 67.-6-1 Liguori,Margaret K Anderson,Elizabeth J Reeves, Shawn A PO Box 6437 406 Winthrop Dr Nash,Alison G Ithaca NY 14851 Ithaca NY 14850 1559 Beacon St Apt I Brookline MA 02446 500700 67.-5-26 500700 67.-5-2 500700 67.-5-25 Ruina,Andy Mead,John-Paul Neirynck,Anne Vannouhuys,Saska. Van Cort,Elizabeth Birman,Kenneth 227 Bryant Ave 105 Harvard PI 225 Bryant Ave Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 67.-5-3 500700 67.-5-6 500700 67.-5-7 Watters,Harper Earle,Elizabeth D Morris,Katherine P Tebay,Alexandra 314 Elmwood Ave Morris,Nathaniel P 107 Harvard PI Ithaca NY 14850 312 Elmwood Ave Ithaca NY 14850 Ithaca NY 14850 500700 67.-5-5 500700 67.-5-8 500700 67.-5-22 Shelley,Thomas J Carey,Christopher Joyce Sirlin-Rand Living Trust Dayanoff,Tania A Trutko,Joanne Sirlin-Rand,Joyce 118 E Court St Apt 2 310 Elmwood Ave 217 Bryant Ave Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 67.-5-9 500700 67.-5-21 500700 67.-5-10 Feldshuh,,David M Ethridge,William David Stacey,Gordon J 308 Elmwood Ave Munasinghe,Viranjin Cameron,Elizabeth Ithaca NY 14850 215 Bryant Ave 306 Elmwood Ave Ithaca NY 14850 Ithaca NY 14850 500700 67.-5-19 500700 67.-5-11 500700 67.-5-20 Sercan,Kadri Sacks,Gavin Miller,James R S Per c_q n,C'it-c i Ii.a GarriS,Amanda N/lilli-x Christine 1. 211 Bryant Ave 304 Elmwood Ave 213 Bryant Ave Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 5OWW 7. ---1 500700 67.-5-4 500700 67.-5-24 1-- 1 Miller,Richard W Klohmann, Robert Frank, Robert H Dieter,Margaret Klohmann, Ellen McCollister,Ellen 219 Bryant Ave 165 S Country Rd 221 Bryant Ave Ithaca NY 14850 BellportNY 11713 Ithaca NY 14850 500 700 64.-g- L1inden Avenue Associates 453 Floral Avenue Ithaca NY 14850 J� I I RE: City of Ithaca Board of Zoning Appeals Appeal I # _ "1 :�' ( of f irm that all property �- V owners within two hundred (200) feet from the boundaries of the lot under consideration have been mailed a copy of the enclosed notice on or before A- 2.2. 2 C�1`� I affirm that the notice was mailed to the property owners at the addresses shown on the attached list of owners, by depositing the copy in a postpaid properly addressed wrapper, in a post office or an official depository under the exclusive care and custody of the United States Post Office Department . I further affirm that the names and addresses of the property owners are the same as the most recent assessment role. V (Signature) PLEASE SUBMIT THIS FORM TO City of Ithaca Building Departme-n Phone- (,607) 274-6508 108 E. Green St. Fax- (607) 274-6521 Ithaca, NY 14850 Revised 6/99 M OF HIE FAA i S CONCERNING I HLEE APPEEAR__ FOLLOWS: � BRIEF DCSC�E1�U E� , Applicants should explain here WHAT they propose to do; HOW if differs from the present use, development or signage on the ° interpretation or special permit. It should be in sufficient detail for the average property; and WHY the proposal requires a variance p person to understand basically what is proposed and how it may affect them. Additional information, including a plan or sketch o a the proposal, and the REASONS for it, may be attached on additional pages. DESCRIPTION sa a Ch ej r) et-M a o �cJur in �CU �S�S cox e.,� --Vo C a be obtained from the undersigned; or from the City Building Department, VA 0 V-\ -C O'n 0 f u,� 108 East Green Farther information on the appeal may �.,r� information n the 2naeal process or the Stre et, Ithaca NY 607)-274-6508,where the appeal may be seen,and w'Pe' ue U °. , , Ordinances can also be obtained from 8:00 A.M.-4:00 P.M., Monday-Friday. 3)2- -L I 2l � �-' - Date Address Signature �' Revised 11/98 April 21, 2015 Hello neighbors, In 2010,we applied for a building permit to put a deck in our backyard.This deck was installed to serve as a landing for the stairs on the back of the house, but also to make the area more functional, as the existing uneven ground was often muddy, and made the picnic table uneven and largely unusable.The permit was approved,and the deck was installed in December 2010. Just recently, we had a Certificate of Compliance inspection as we are selling our two-family dwelling. While reviewing our property information in order to issue the certificate, the Building Department realized that the permit issued in 2010 was issued in error.We must now acquire a variance due to a zoning deficiency resulting from the addition of the deck in order to sell our house.Variances will also be necessary for two existing deficiencies. The existing deficiencies are lot size and "other side yard" size. Our property is 6915 square feet in size. We are required to have 7500 square feet for a two-family dwelling in the zone where our house is located.We also have a deficient side yard.This "other side yard" is only seven feet deep,and the zoning ordinance requires ten feet. The new deck added in 2010 is approximately 217 square feet in size, and is at grade level on one side, and approximately 28" at its highest point. Unfortunately,the addition of this deck has caused us to exceed the maximum percentage of lot coverage.The allowed lot coverage is 25%.With the deck, we are now at 25.9%. We have sold our house, and are scheduled to close on June 1, 2015. We need the Board of Zoning Appeals to grant variances for these deficiencies in order to close. If you have any questions or concerns regarding this matter, please do not hesitate to contact me. Thank you, r" Katherine Morris 312 Elmwood Ave. Ithaca NY 14850 617-320-6459 NOTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE, CITY OF ITHACA, NEW YORK APPEAL NO. V5\ TO: Owners of property within 200 feet of �'�� U fY1 W OUj Itno'L&' N W56 and others interested. FROM: (k VVk&f► VAC, name of person or agency making appeal) REGARDING:(check appropriate spaces) 1. A variance to permitted use area regulations sign regulations and/or 2. Interpretation of zoning regulations sign regulations, and/or 3. Application for a special permit, applicable to the property named above, in a(n) zone. CITY REGULATIONS REQUIRE THAT YOU BE NOTIFIED OF THIS APPEAL, AS DESCRIBED BELOW, TO GIVE YOU THE OPPORTUNITY TO COMMENT ON IT AND TO ATTEND THE MEETINGS LISTED BELOW. ANYONE WHO IS CONSIDERED AN INTERESTED PARTY MAY SPEAK FOR OR AGAINST THE APPEAL AT THESE MEETINGS, OR MAY SUBMIT A WRITTEN STATEMENT OR LETTER CONCERNING IT, ADDRESSED TO THE BOARD OF ZONING APPEALS, FOR THE INFORMATION OF THE BOARDS. THERE IS A TIME LIMIT OF 3 MINUTES IN WHICH EACH INTERESTED PARTY MAY ADDRESS THE BOARD OF ZONING APPEALS. THE BOARD OF ZONING APPEALS BASES ITS DECISION MAINLY ON THE WRITTEN EVIDENCE PRESENTED AND THE TESTIMONY OF INTERESTED PARTIES AT THE HEARING. IF YOU DESIRE TO REVIEW THE CASE FILE, IT WILL BE AVAILABLE FOR YOUR INSPECTION DURING BUSINESS HOURS IN THE BUILDING DEPARTMENT. THE ENTIRE RECORD SHOULD BE AVAILABLE BEGINNING THE TUESDAY BEFORE THE SCHEDULED BOARD OF ZONING APPEALS MEETING. THIS APPEAL HAS BEEN REFERRED TO THE PLANNING & DEVELOPMENT BOARD. THE BOARD OF ZONING APPEALS IS THE DECISION- MAKING BOARD FOR ZONING APPEALS AND THE PLANNING & DEVELOPMENT BOARD ACTS AS AN ADVISORY BOARD. IF YOU WOULD LIKE INFORMATION ON THE MEETING DATES/TIMES FOR THE PLANNING & DEVELOPMENT BOARD, PLEASE CONTACT THE DEPARTMENT OF PLANNING & DEVELOPMENT AT 274-6551. City regulations require that you be notified of the appeal described below, to give you the opportunity to comment on it and to attend the meetings listed below. Anyone who is considered an interested party may speak for or against the appeal at these meetings, or may submit a written statement concerning the appeal, addressed to the Board of Zoning Appeals. There is a time limit of 3 minutes for any interested party wishing to address the Board. The Board of Zoning Appeals bases its decision partly on the written evidence and testimony presented at the hearing. If you desire to review the case file, it will be available for inspection during business hours in the Building Department. The entire record will be available on the Thursday before the scheduled Board of Zoning Appeals meeting. This appeal has been submitted to the Planning & Development Board. The Board of Zoning Appeals is the decision-making board for zoning appeals. The Planning & Development Board acts as an advisory board. The Planning & Development Board normally meets at 6:00 on the 4th Tuesday of the month. If you would like more information on the Planning & Development Board, contact the Department of Planning & Development at 607-274-6551 For additional information on the zoning appeals process, please contact the Building Department at 607-274-6508. The Board of Zoning Appeals will conduct a public hearing on the appeal at its meeting on at in the Common Council Chambers. The Board of Zoning Appeals will make its ruling based on zoning and legal considerations. over �Cl[TY SHORT]ENVIRONMENTAL ASSESSMENT FORM Project information: To be completed by applicant or project sponsor. 2. ect Name: 1. Applicant/Sponsor: Proj 3. Project Location: 4. Is proposed Action: o Modification/Alteration o New o Expansion 5. Describe project brieflC �(-7 ). 6. Precise Location(Road Intersections,Prominent andmarls, etc. or provide L map) 312 E 1 m w vc�d .Prv� (�e� ��e.�rse�+��rn wr I-Fa-rva�'•d-,•h dun . ��,�c� cu�� �a�c r�av�r��� 7 Amount of Land Affected: Ultimately Acres or Sq.Ft. Initially__Acres or Sq.Ft. g or other existing land use 8. Will proposed action comply with existin zoning - restrictions? o Yes o No If No,describe briefly: g, What is present Iand use in vicinity of p ral co Parldand/Open Space o`Residential o Industrial o Agricultural o Commercial o Other Describe: 10. Does action involve apermit/approval, or funding,now or ultimatelY,from governmental agency(Federal,State or Local): oYes o No enc Name and Permit/Approval Type: If Yes List Ag Y,_; r, es an as ect of the action have a currentlyll. Do valid permit or approval? f a Yes o No �+,�-(-����s" xoval T e ^ - Cc If Yes,List Agency Name d ermit/App' YP :� .d C� 12.As a result of proposed action will existing permit/approval requixe modification? o•Yes o:No is true to the best of my l�nowledge. I certify that the information provided above 12 DATE: ZI 5 PREPARERS SIGNATURE: PREPARER'S TITLE: REPRESENTING: i:\projectslinfonnationlpdwebsitaWolms\city seaf form..doc SjIORT EI%MR®IMENTAL ASSESSYMNT FORM Project Information To Be Completed By Staff In order to answer the questions hl tlris Short Environmental Assessment Form(SEA ),the preparer is to use currently available information concerning the project and the likely impacts of the action. ame of Project: X—s NQ 1. Will project result in a large physical change to the project site or physically alter ❑ ❑ more than one acre of land? 2. Will there be a change to any unique or unusual land form found on the site or.to any ❑ site designated a unique natural area or critical environmental area by a local or state agency? 3. Will the project alter or have any effect on an existing waterway? ❑ ❑ 4. Will the project have an impact on groundwater quality? ❑ 5. Will the project affect drainage flow on:adjacent sites? ❑ 6. Will the project affect any threatened or endangered plant or animal species? 0 El 7. Will the project result in an adverse effect on air quality? ❑ 11, S. Will the project have an effect on visual character of the community or scenic views El El or vistas known to be important to the community: 9. Will the project adversely impact any site or structure of historic,pre-historic,or ❑ Q paleontological importance or any site designated a local landmark or in a landmark district? 10. Willthe project have an effect on existing or future recreational opportunities? ❑ 11. Will the project result in traffic problems or cause a major effect to existing C7 11 transportation systems? 12. Will the project cause objectionable odors,noise,glare,vibration,or electrical ❑ disturbance as a result of the project's operation during construction or after completion? 13. Will the project have any impact on public health or safety? ❑ CJ 14. Will the project affect the existing community by directly causing a growth in ❑ El permanent populations of more than 5 percent over a one-year period OR have a negative effect on the character of the community or neighborhood? �( 15. Is there public controversy concerning the project? ❑ ' If any question has been answered YES,a completed Long Environmental Assessment Form(LEAF) is necessary. PREPARERS SIGNA 1 T4: PREPARERS TITLE. REPRESENTING: q:\planning\projectsVnfomanglpdwebsitelformslseafpart Woo A—ve— &ivem use- I lore ----------------------1>1 14� ec*, ", "I - , ,I.- I a I-.=-"'� .... �� � . 1.'." �i"-�'��X.::.�......��',��1-1- "' '" � . - -� -� _. "', -�-.'.� -1-11 -11--- I -, -I. .I�x'-.,�-'---------�'-,A'-'�."-�I'-.* - , ����--.�-� ��. , , �;�:�::":�:�;:���.:��:;:�.�:;:"�-�.-M -;i-�'-�-X-1-'-', ' ­ - I '-'-* ", ......w��-" .. I., .M-2. .g A a I -w ----­ , � "R of"�-!�',, i - A 0 M.---i...... 11 MIT."i .� ,�� , '' . ' "I:��""... --'x-� �1� ','------'-'--- """'_'_..'-..�� -- St......M-S' . ...--�' ""-'------� I".u,'�,,.,--M'�.".-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.,',',',",',,',',',",',,",',',..'����� '���. .��...... -1" ... *. ii;�: -'-�....I�.�.��- "; �".'-w- � 1. I i i i-. - ...... ' .1 I I ' 1�11-1-- -R' ...'- �� . � . � '. , ,: I. � �'11------- -- --, , ' 10 - .SWI 41-" X"--1:��,-.�",����%k'-,'��'k!-�:�,�::.:,�::.:��,�:::".�� ml' �_'l',�%''�'!!.%":.I�Il':.......iii�%,-- ,:,-v- ,I �:'i�. W 0-- I , N. . I - I - " --------------'. ,'�,��,;�",�,.:"".,.:,:,:f�,F,,V�:.,�,�- rp�0/0'wo ':'s COX WE'9� '� , - '�' -`-. o.';i�;i;�?�soo`�':'>;?X- X'*K 11 " _'?,�i�*,:I �<` ."-.,.,;,,���:��,",�.,�;���.,��, N , ' to�','K�?�".%Wii-�`��m� .1� � �;.:i:i-'.ii-:osi�"�'x':"%'.'�,'*o & � '`N�-,':"N� ':�,-�;::;�"�;�'�-"�'"l � " "l;: , �;"i'". �� ��-;':�:ii �-:�i�;,',*,-,',,"�;�,���;�::;�."�,:�,�,;'; '5 ?-'s .1 ' �� ,�' mw�w'-�'�-'�;: -�� -� ". �" 1, ';� � ­MMM-1�s 0-� ' ' ` '-]��it�;'�ijim- ,� ... � /� K 'ih"l Nif-'�� 1-1. w �.�:�".--"i .1. I '� �- oi ".,*:.- �I � 11 MO I W'�--;��' �< ,IF M No � I.1. :IN0"- �':" - - :, � - -- I- ,� :'��'�'-��Isio-'�Io: , --l' � o� 'g3,� � �X"�" 11-- , og/g �� S SE-1K. �:�;'i�:N"5�'� "I� El'/��'1, - ,�-':M I> '�" � '�'Z' , '�:* -X'1.1�1��-."�-��"" .*� '.��'�'Y/';'-sZ 1 * S ill � , 011,.� �X'�""�i -1- . I ii�--��" 1,00'.'n ,1, � -2-01�1'-?.11 n �� Ill " ' ' �';;,' oi:��o:s: -; �4Z�Z �Q i� '. xZWO..�11,,, ' 5>.i;o:ii�-':�-�%:%X ... �z� '��-.".'.:%j:' =my I'll, I'�',.",-"�:11��";��":�"-". � . 'I',��' ,,,,-::�:�"': -"�i*W'-0 � ::':";ll.�'�':'�'-':�'�'� - 'o- -:::I�i�'*o--:I:w ,� '�tI�'.."�'; �. w- g M---- P - .1..... � -<�XX'.-;.'': 'k"� � , � - � � 11 � . 11 ---I I I I �I -'" I.........:'.��-����"��-.��i�!��:�:";""':�::.:-'e"'I"- '-."X.4:�Mz-'��Zi; , � � , -o�."sh 1 l- - "".�-" %� ",� ,� ,� ,� ,� ,� ,� ,� ,� ,�.......... - Z .�...............',",""...........:,::::::�::,�:�;:,����:::�-,.::.: g.jqv 01- -"'" . - �' 5 -�--:' -'vhlo�'�"Oi'"l " "" 'KATAUS�00112'.`;,t ���'*�oih ..---"-.�.�-.�� v �, S*;�- ,. Is I Of 2 n ::'I.:�:��;'��j';�.':'�SISKNII� zx 5 IN "wy.vq �-g, man - �9E 1 '-��';K � 0 g:' � , �:']�:!' 905050 - t�ii:�:":�::�:'i ____ '� .. --,""- "",�"' �,,��>.!�'�:;i��i,�����..���'�'�: ,�-1.� .�,r�1-�151 �"-""",`-`� 0 EMS �N'oo - "�, o I - ��.-:,,�,,�,-'.�..,�,.',��.',"�.'�,,i ,*;."-::�,,��*�'���::���:���,��::: *:":�.-:-::-:-�:�::�:�*.-'::l::::��:'�-�i:::`*I iKi*ii�::�:i:i �'I '. , :�'� - ". ?�'Ufj Is so f -wMW---�-'""fT&Q WE:a I- ..' - I.--.%'�-':� -;-:::-:;.�:i��': -.1-11. --.��,�,'��i�g�����i���'��,:�,���i,,�I -"�':. ,:;.,::,: , �t'�jt�i�ii�i:��:;:-:H�i��]'� -"�X *iK* * "" "..' Iii." I !'�: ,�l:i-,.,,-"-��;�r�:i�ti�:�:I;'- '' , 1 -�--"�s�""iI: Kss�'���"..'�',,���:�-."�'�,.�*:i��,,.-�.�,.-'� - I .�-�I�' ,,, - '�-:%'�--�'l.��: .4 1FTTM'-.� ,. 1. - , , : -t�i:�:���'-1 " . �I�;��;��i� - X=w ' "' ''''- , Vii��ii�1�: .01'"X1%;" �' 00 0 . , "-.-- ---�-'i:'-"-"-:i'--'--'--I�----'�`�.i`.- - --1" �::-*::::':::-:':'.:':"�'%':: �:��-�Iso�ss-"niz�'-i I :-i:i'!i--'-�.t'--' .......... --- ...... -- - % I-- -- ....................",--::----t- - � �;!t:t'��' iii::�:::i::�i:':�`�;j l-"":;,.�' �`5`ol 1;,;�:I�I�i�"�ss: -:�'-�","--".����"'�'�"."�.�'.i�""-�."�"'�i�����::�::i��i���::�i�:�:::. I 'i��::��:�iioi��-li-::.ii�i:'�:�i.�.'- '-f ""-";ooI�'�z'Z*i., .. .�'��iI�� oit�sn"';""-' ."%l'xllX-X,X-: .��:�:�:��it���ii:'�.���Hs I����`::::::-,--i," --i---.-,.-,--�---.--,-,-- '-::':111:��.:'-'��.:-' -- " . M:�.-� � � _ , -:-�:--:' �::�*-lizi` "I I 09 w- '.�';;I:::i�`��i: , �-,._- I I 1 -4�'II-' - �'�:"""�?�;:�*��. .4'7 .1 :���:�::::�:���;;�,�::,�:��'K��;�:��:- - : .--n::: -��"'�.'Itl!� �I**K*K�-';x�Ii'�om � �..'-*,.,.*.,�*�,�"-��,*�'.11�".�'ll.��'�,..I;i*��*,�...'.�'.w'-,w*":i':�.":'.:&wvM � -Y '-'-"--A�K�i�o-"- '� - -,-,, , - , >: , ::;�i� -�'��. . , �'--I�'..-1-1 I 01'I 0 �'X....--............ :':�::�/;': ,:�:a fi���:�:i' ��:,�,�z--,f"H����i�-.'�i,�si:�'���i-���,,�";"," - ,�,5":���:���::;�.�::�:;�;��,;���,,,��������I :-�:j�:��i , I"':k':'."'�'-'-'-:k-""-"-11'1.'�'. ;`.-'.*::':-i�i �i �i �i � � � '. � '���'� � ���" ,IN �isk�s: . � .-�- -�- -':1. .Rlwpww.,:�:I�' �'.Illo �-iss�i�'.'�" ,.�.'-.��-11.1�!,�'��.".-''*"..'��..�; :-.*,.,.:::' � '. �' -i--'*-*'-,-��"',""'- - - ,, '", si�"� :` ,-�i''-'i`--'�-,.- .AH:- , "�' --,-�-�- �. is Mi�i 'i'-�o -o'Zo"`K:i;;.. � -�r':::'-':............�-.-,- � � -"'. ",-�000-, '� �...... "�:.�' I -111:1 0 M - ��.::;:: � � �sl� � � ''""",-'SAM. Rol 1"I w on:. 1-1.-....�­' NESSIVIM/ �I r4lM-I I I .-I'-*" ' -,-,,,"'��-"�'-... , .�:- ii':::.1 ii --:���,::�'���.�,.�-.."�:.'�,���,,,,-.-...��,-�..-...�...�,-�--" "'.I ;:i.� �N '-.� " , ,..I: '. .'.'�-"', _� -:i.� .M '�� I 01 - :Omwi, .;:i.: ' I � -:� - F�.��..� - �-i�,����.��:�������:����;��:����,i,;,�-:tI::i -ii��'���� , � ::::�:��:';*;".:- �":�' �,,��,i�,;����I."��k�.�..","",��i I i ,�'�� "� , -1 I - .1 , ,�:� :�-- .-i'�� 9 09 11� ,�'..""'-�:� ::-�,�l--'I'-`� , , i:I,�'."'-�:� --�', I I, III I 11 I I -;�; J-�� . I , "", - � .P.i�I'i��i _ I - '."�"":::� �1,, �' " I- �--. ���::::i�,i::;�:::�i�::-�::�::�::,�-�i,:e�� .: .. . �'�ou -'.aP,o�� IN " . - Nil " "I'll, -!::�::::.:,�::.....-11-.......-A . -?I.':�:; '�'"";;' � , -�' � - -�:j:�'::I�:t:��:��- g b?- ,�i '" -IM/' .::�:�,:::�,�::�71;:�'���,.,;::�:�:,�;: FS�RAW - I- -...1-11-11-'--"-'- 1-1 'I,-1 I- 1. .. ' . ".." �i ,*11 , '-1-".'�. // -111.;1 - """'' "" --,�,�N I I , ��"---�-��- -i:i .Qvi -":-1!1-- "%"�� �--�-- - 1 kill',"'�:� �;" li��'*'�-.-�i�i�-, '� ..-,,,--,.-,- ' -'------"-"':-�.--'� , . - , ..... .."-,- � ���" -.1 I.,�,I-�,, ,:.::, I .. . ��- ��.,-,,'� , ,-:,, ,� , - - , :':-"�"�':i� �:����ii:�,:UW,�6.,]�:.--."�i::�i, . , ��� - ---��',- -:�,�:�'�j.'�".::�' .,." �,*'-.-ir�� '.I :: 11 :,, "'' - � I � "-':�;-'- '-'-.-" - - , ,,i�-�,-,�.,:�,.,�,."�.-'�-,--����,�-,-."�,..-,."-�-��i.��,�,��-..",,��,..-,,���, � .�1 , ...- -,�-..' - --:!--""�"':��i��`f' III.� u �'s,". - I "', -,:,,;,: " -.". ' `i:ii:., . I ::.... .1 :-i:�iii-r�:%;�I-:i!;I -- --iv.l7`1`.'..."' I � � i "I'll --w 190::i'-1'1-'-1.`i ' - I ' - - 1,�.%.�.:.��,,�..��:�������'�����EHii?,�j����::::�.!��7i:>.�i:��:��:i:;�:!:��::���,.'��,:����'����:; K1-1-1-x=-1�-.-�-�-.-1X::. -1 M.'I � �'-:ni�"-�;,Z:is :%:i'.�'i:�:i:�'�:::- "XX-'�':'.!"'�.�' 2---"-'-"-"'-'�;-:�������,-�.�:,-��:::�-�:��,��:�::�,�,. "!-�,�,,��:��.":"",��,��*,��,,��*-.,-,-��,�".""��� , ' :A ', --� s' -----��t;o�st�';�si : 'l�-�.-- I�';���II��i���;��Ii�:. "'�''."..'."'i"'t:�-:'-,-.-�.ix��".-- - - '",I -- :--�- - - � V/ . 1'� 10 I R,0 :K�' ,� ,s�:s��' 1.-- .: ��I I .. "- ' - , -� - -�t;I-'-�' .11 -::-::.. 4�m Is. -' �t.':',��s��s",i;s��Iit o , - *".��."��:,�",.-�'�,'�'���.��'�,'�,,"*-",,---.--",��--'�*" ."�' - , -:�����:�:.:�:,��:,n�..-�������l--.��'li��',�'���:�'ii��tt I o ,-." "4 or R�i-11-:J::---'-��"' - - �.I Nix ,---t-,Eto-,,l�.,,,.,,"�,, -'- --�' - l-....�� -.�*-II'-I`-"---.-*,�'-.,��,:."�,��,.�,'�,�".,.-,.-:-,�"�...-,' ""'.'i'i%: -1,,-,",I ", --:-i'� , A w I ", �.,- --� -,",� � , -- � --'x::"`�'.-'fi I �m"�'��---------------- �-�"�..� ���"* I " ,""""""""""""""--��,�-R��.. � "... w-'�'�'--'�'-'-��::��.--�'�- -", "N"I" -.--,-- I I �l ............... , n 1. ��llllWw---�-,-,,�'.',e�%---'�-'----�"'--�---. --"-I _ � �-.. -11 I -...-.. ,. , "' -09192 - "-:, I :'"�'-� w//'---z-v -...------'- -.11 �--- - ,:...:-:-,-,���1.1�;.,.;,��--�,.;�:���: �� -�X- "I �:��..�:��:,��.��,.�,:,���.��:�'i��'�'""��.\10.1�' �.'.'-�--------- �:-�'-.-':'.-.-..-.-.--.-.-.-.---,--'-""- . 'iI::��::�.-'11-;.'.--':�;',-:'�;:�:--�:::::�'i�m� ' v/4-giix � . -.�I- ,� - "�'.,'.'�i .. .:i:i'i:::'�o::�'�': :-:�.�,,�-,���,�.�,�,.-����:����,���-�,,,,,�..���,�. .� %d' "./' �'-I , ,��-�'-� :1--,*,*-, �-. - -- � :�:-,.�--' '' -:N"x-:::-::::-�".-:� , ""'i`� --- �. -.-I -- -- -- -- -- -- --'- . -ll%�x , - - - - - - _"' ,L 1.10AW - - �... - �... �... �... �... �... �... ... '01 �-:ig:�' .-.,.:.. - �- --wit: ��' - - , 'X-X-xx��'::'�-�­� ,v , i ::i ," � � . � , 'M;,� :�7�:::i��::-�'����'�'.,����'*�-""�'�.i" � - .sg 's, - --;;:i'��':.'i_:�� Y� '�.. "V'�e".� ,�-r--'.oI'�:� "--.���',�"*�,*�,-�,'��'.i".�"I-I...�'"'��" �� '�i':� I , . 'H 4-�f' -, . , I'm- N I ............. .. .. .. .. .. .. .. ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i ..i_ I _ _ _ _ _ _ _�� _ _ _ _ _ _ _ .�ii,-��� ;:, �-.'- ,-ISO "I', � � '""""", '' - -� 11",--`-I - ';�-'-"."�': �:�:::;':' I 1;'� 5: %-"Z:-=0:w� .Ai�1. -`-------------'1----'- ----:': of�;:-"is -:&:�l: i�--;--------'----'---1'-'ii�� Io o "t `K�"�'-' � 7-�.-"�".:"..� "I�11x�-'::el�-X_%.:17' ,:i�:��!�'��::'��o�� `�' ---... .... -�-:::X.� ..- - : - � , , , , , , ' s�S�""s'> , ,'';�i:"Ii"�"i1*-`.1�,`,"-*:-1..",:.,-*`-"I%,".,-�:"�"-."i�i��- . Inz/.N � -� iz i, "-," '. , -�-`ii` I I:I -l.'I :��.�.�':�' $.��"..�;:.:,!..�',.���f-����..:��--Iitk�. - --�'"li;sj�-�'�s�. oe '-'.:��� f�i'io��:: .1-11-11�. ' "��",,,, - ,, $K '� � �t;�? . - - st,-*.'�'s--s�.......4-d- , ,w -I �� '���---'��'-' :�.* i" , -� I j�--.-.--.--.--.-.--.--�,�,�,�,�,�,�......- -�------ , � � � � �� � i��-�.....���� ::o'�...�:�',,�,�,:.,�.,:.:��;-"��;-��::;�;:,- ,...... "-I -m�'�'�i'�.�'... s:- �........; -0 ii:�ii::oe ' iii ::s.','�'.--ssiE:0� ,�..-.,,���,...--.��."",-,--..���;��,��,,�,.�,-.-�,.,�-�,�.,:��,�,,�..'�:, "t�ts-,�Is�ffl��'WMI ��n. �l'*'lZ:i:'�1"':::ii':-:- 7�'�':-%�i:".:�-.*,.'�,:",.�:.�,'��..;�":�,.:�'�".-�.�'-,�,, - ,. .--V':`�� � -- . �: �%:�:`��l'-.-�"I�:I:�X �'?.X:� ��­X-"-::`�"'-'V�f.011 '��'if.�-"�'�"'� �. - �::;'-' ��'� --":lIi'.;i' ...� � i:i�'* "'. ---.. - ,- -�---`i*--'-��-�'�?.'�--'� �:-,�wx:;x.";';it'.W�iv'r ":'A� .,I:,- ;,.,,, -":��tiI:tL. , ". , to i �*".�' -'--,1-- -�:-"I�:,.:,�,;":.:��.-,.:.����'z� , '*� .,���?�-���,���:,,�---.,,�,-.���-,-��.-,����-'. ":,����;�.�.�-���,""�������::����i�������-.-������"�����'� �.. --� - � �� ��S'.' !".'-:�"':ii; il......:'-�.-:-� ffi'. , �e , INNIJ .. i��':��-.�-�'� - �, , -'�-:.'%:'::��;-* - ' g-�-%�'x ........... ,, �'.':�:�.iI.--.:?i��: ,� *'i��:::� - �.��Ji�Kl:�:�'.:':��j� ' --si::;:'� - � - ' .. - - �.��i�����i�i�,i��i��������i�����,�'-""����,i';�s,'�i:�.f� I . - ��. , �.�. i ' ' �;�'-'�'�'-�,'.i,�,,.���.!!�i-�'�����.,�..,,,��-�,"- " ,.-::��:,�.��.��:.:.:,:��;:.:,:i��,..,,..�����.�',-'. - .'::*�i�� . , � - - - - --- , . o�,-- , - s -'�' ...��x- - . �. :�:"' �-�*..,*�;��:..-",-,*�,.,�".,.,.,.,., �:','-�i� ?_ W. "....".....,.....��."��'..'..,��.����,�.,',�i�.��,��..�����-��.,-;.-,�,�,,..�,.��.�,.,����..�..-�. ----,". � - ,, ,,,, I --n�'iii:"* -�"'�-�'--`-��i� ':��, �'- " ' " - X� -, 4 �":-.:-' - " -�.�..�..�..�..�..�..�..�..�..�.""","","""����,� � , �:�- ' '/ ����:i��',.']����!���;����,',�,'.?�"',,'�::,::;::::��7:��;�:,;:�:��:�:�-�r:�,�:,'� - ,"'?S �"��7.: /,- - --:.,��:�:��ij����i:��i������,y�,,-.'��,,������ - I ..- -X:�,':�wt< - - i, -;71!��:i��i�i�� -:�' :11I'E-' -.-� --'5'x"- ��� -�,:�""��'i�."` �.,.,��l.".:���:,.,�.:.,.�--���,:.-�:��,.-��, 1�1'1 . , ,---,-,- v---l-111 �-- , , Q� �:":" -.'::-:-':l`l�i:"?";::l::'*":� -, '.] �' .......1.1-X"'. � -- ':7'l.- "�--- v !i -� 9::;:� -- ::7:f:�:::. - �� '� ,, �::� -'�-": : ' ' , .- '�''''"�*�'� ','' - " ' " -:`�!-'.::���%.Ili�i�- ' 1�i;! ," :':' p4i�� - ,- i: , -1. .......� '� '� '� '� s"."';�Y�?.X�.".--.,�*::,::-��l�-�,�:�;",::;:::!:�,���', �i�"'i;:��-'���:;i::�' F '�� '�� '�� '�� '�� '�� '�� '��:. '��:. '��:. '��:. '��:. '��M'..' . .., , ,. �, 0�ii.��� - �'::I];I��i - �-,--,��:;�������� "to ' ' ��']�;��--�io-��-' s��i'�-"��-:ttii!k:'�;�:�: 1.�11-1-iii�i��-si--,--.�.-i;z: , i..'�' ';�:�.:-�:: ',;'�";�';li::��l- , , -_:::::;�� '��ii�i:i?li -::-�;'-�'X" '� I-- .­:.'­:'- - �--' -'��*'�, �'�-��:, '�" .' ��:r l -;':';::.ji:�r� llz� ".--'-"M ,:; ,��'�,i�---�'- ' "-"i. ���'i:! .-,,, - 2-,. -- '::��. -;:.�:� .�: , I ,'i,--"�-'--,--"-,-':*----,---.---..' " , �� '�;�.'.�i��':ts�l:�i'�' �-�i�i�iI*::��:n:;::: --'-- , -.-i''-------'�-'----Q----'----i--. �� _ ,.�...... ''_. -�_�'-'�.-.,'-��,�'.-'�.. - , I� ..� .�- _ � , , ---����,':��'--,--'-"��:���i-��"`�---"�:�' "' :���:;�,:�:::.".��"�*i-�,:�::�,,�,:,�,::,::��i�'����:�I"�:�' ? -1-1�1 "v -�" : --;::� ,,, - ."I I . "j�i�������::��]'�:�.,:�::���;���-��.�',.-���;��".,�����',�, .""'�"�t��� -''�����,�*"�.�,���'-�:;�l���������i��i��i:�i���:� -t'i�o�,�o:tt�i��i'- - �-�::,j;�i':'��;'::' -. i:i�::;:H��;:::;�-Z�:�i:i��;�� ': ' ' ''' " - �' , _�. , � -- � '��tI��� ::':-..':; .'.,';"';li::��l -. .��:r �ii'::;:H; - - � .'_'-...- - ,.':..:':..:-:ln � 1. I , - --�'�r<x � :�: "-,XY�-'x '.;'f�;'.-��'�f'r,;::� '?�'�::�:-i:�-�'�-��:i:� :��'Xl*' ": -':��::"""',- ......��!�'-�,�,:��":��.-��.��'.-,.,!.-�,���i,':- ,l -,- �.:.:�i:",�'�:::�.:-::,:.:�::,:,:�:::,:�j�ii'l . ?�k-:'xll-� ---'�� ."-'---':::;�I':.."-..--, � - i:�'-- ��." � .,-..`�:'i�*'�::�ttti�.' 11-1- , . - ��� -�'-`-��, - -� . '-":-';-.-�--'-:��--'-I..�%.:.:.�::::.::..�::��::,�::::::::::���::��:�:%�::�:,:�,��"�:-,::��".,::i.:�:,��:,:-:�::�;��'-'�*-: ,I�";���.'�.�',���",��".--,�����--������,���,,. 111--..",- I � - --'�"'���:,i�:�:�.�;..,P,.,.�l,.��"7��k.�. �'t � _����,�_ � . �-'"I . , '. '::7'�:;��:% � ;' . -1-4- Ti -WHO01-- �-:..'.::.��M.':-., , x� ���. .'MA",I - ------' ;�--.�............�-'--'- '.-"-'��"-- � �i-- �- �.'i w ---; , -...�...� 14 ,��"--�-'- , -"'- ,� "--- ,� -:llo�:tsi%��;:�,,o' --':�'� �.",-'--,��'l ,I�;��:'���!:;� :?,Z --` ,- �-�'----'-�-�-� , , , --I � 'b ­...:-:-;- X, ,*,.;"�..�,�:,�,.,�i�:F�:�:�,-t-"-",.:�����*.'�:,����A,"-,�:::;: jo� -l�s�"�'.;�' - .' 11 - -.1 �-.--I - �� ""''.- .':� . , - -::�`:'�-- ,x�� �x , :: f .'-.�'15y' �l�o�'-'-�' ':�' - ". --':-'�:� ut�.'�:' , .`*;:-1111��A ��'-'�--� "I -k Y.--­ , . ,e-...�-11 � ' `l`:-�.�::-��i'� -�ii�ii::;:;�:�i�-� I�: - w�ia :t: '�'�:: - -,, t, �"-� .-:;T:� -,��E � . - , � � 11 �'� "' "' .` '--��,�'�7ii:���:�*,?.,��,�:�i�?:���:��-����;��� -��:�iI�--" �': , �� -"- � '' , "'',- ' ���������i;��:�:�����:�:���:������i�;��.-�,�-I 'M. . lt;�:i� , , � �� , ' ,-,- �, '.� "'. ,._:Z..' -::'l;-;P.�;"n'.:-:'�':�,:;; , , * -�- _ .,:�;,�,.�:::�:.;:.:.::-"�.;,:;�:���:.,:-.�::::,:���,�::,�,::il����::i,��,,:::i;�::,�;:-�,lI . ,X��" �' -, - -- �....--,-4-61;.- .:"::. ," . ,;�' M .- , ......- --� �i�:'�::;-i�-�;I�� 2.-7;�-!��-* � - - - �- , t :::::..........." , - -- .. 4�-'-"'�' i�i�i-:�'�- - 1. I'.:;�:i .,.,�:,,��5:::���::...,.�.:�-�.�-.-'-�:�-,�:�.:::.:.�::��;::,.:,*::�:.:��:::::�"::A��::,:�:�:��ffl�;,-�_._ ',�:�`�" �'�i' �� -, -�,�i�:t -e�,���*,,�;i��,,��:�,���ii,5.-.��','*,���,��-�.������ -��,, - �....-'�i�i��� 'k , - - � Nk.:� ,- , :i�: ,�7:��: ,�-',:;'ii�l::'�:�i;�:��:.."W-�-� .1�,- � -�" I- ;I - .. ...........::::V��: ---, -.. i:'-1 I � I....�.....-I ::�::..:��,�..:"���:::�i��:.,ii���:",�,,�.,,.�*.i����� N-w-AzA-::i:":�";� .- " .'�.� � .-,:��-' -W�' ,.�, --11 ;X. '�"l"�':7---�.'W'�' .. " , , 11, * ��-i��:�:; .:;0*�:�ili��:K �v�i'm "k .i�'�';:��'" '1----'- '-'� "a W =�i'*-"""-'�2--lr--.11- � ,R �. '�':'-.' -M.C';"�i '.N�.":!�:�i:':-'.'�-"' _ � '_I:,"ji- -��'. I, --'..�'I .-- '; --�,-,�:"�,�]:����,.".��;�-'�.'�:��:�;.*.*,:�����:.*.,�--',,',-�"�:,�j::�, �4:'I���-.����������',���-�-.-,�.�-�:���:�,-��,:�--,�-���7������:�,,�:�';,'��- ft - ,. �!­'�."'-"'X`- - -'.,�:'��-�.:i: t��, :�?' !�'" -'.-.7'_-"-',wP it" . .� '- - ,"�:i:7:��"-`�-IL�':�� Wl" .�------1`1"-1-.1.-- i:14R :," `:iil::����,���.:�;:���:�::::�::,:���",;;::;;,�:, n ��i", ��--.- ,"-,--- .- �, '�*"" :�I�,- '�:�:"."��'�i�:�'-���il.11- ., ""' :��"�ii:i'ls� ­- �l-�.--'. -;':,..:��:l...--4.�'%�,,,'..�7lx � , ,", -'A-41�.'.�-' , �'--;;�'�-.:-::;/�,:-�-'..";;�'-'�iIR ";*i - �:;lg�!.:::�::::'�-_'95 '�:.: ---'�-'�'.�:-'�'.--- " - "-i:n�;�:Zs- �._'�"-,� --.1---------�----�--�:::::��:�,:��;.:,:-,.:-�.:�:�,, It��:� - ;��:�..... ...: I ��.�,..��iii��:i�:i��:���i::ii5��,��,.,,��',,����, �:K�'-�-;-�:�i-I*';.:� .4:�:'*l v'Al:-74 .--QM=0 Ems - � -��:� - - '�' 'l�--�".�;-;?�";l;',':" 11 � ,�."�,:.:��",.:���.:�::,Fa�;;�� , ::�::i��i:.......�'-...�-'�--� , -'j , -':�`�:�i�t�:�:I��'��r i�ixi ,:��-.��.'�i�"..-ll. '..'­'-1.-.K I- ':' 5P�'�'" -"i': � � . ' ' , 11 imw ".-S-3 , xi:` - "', --Z-'-:'�i�::�:f - - ,, --"� .� . � -4---"(;`� 1 -X��lits'il:-'-�t:�i:� .�i��:��'.!7:1�i�i�'.-,`i��. -�.-"-.��'.' avy"M V :i�-.�s:iiii�i:K� . , �- I RUN ,- ,� - --� -�'��::�i.i��I�I ti��--'-"'- �.,..��������?i����:����i,:���;'-��'*""'"'"""' �� ;�� '-�' '' , �,-:��::,::�:j��;��:�����,��,��,;-�'��.y A-1-w--: ----111--- �--." - :3b - ,f e '; .� �...-...-- M-1 ,--,, .�"`.-:.' ...--,-,,tg"�,,,;�,i4.,,!,�,.?,:.'�.::?,��':;�,� iiiI:x`1-.11.--- -*---,-- �.- �,v�--,i.�.'v- wgw= RE �. .'I�� ;."�?:�:,;-:.:.:.:.���.:,-.:���.-..--:�.;,�.�� *-�.U -w1w ­4" -,,,,�.. --11 ! � , . l,'�;,:�;�:.:�:":":�,�,;,;��:,;.:;� -- �i::i'K - - --M,P-; � - -.=a -%-�- � ,���,,�k��:���i���::,i,5�'�����,�.����'-'��"";".$������i��:�:7::i;,.:.:.�.���.�,:;��,,;� " �,- , `?N"';Swww":':' , - �0�� C wo y *"*'.".'-'.'l' �� I 0 ,�'-:�"�9' �;.� 'f:�j;?��;�: w"m .� :;;2:;::':i;:*�;%::i�'�. I -"� � lA;4f;'3'k-':;:::�':? , �*il'�.:i�*--i-K,-.-.-,, -'llll� '�� �'7;- "",�:�I'�-�'?Y'�", t i��;�:��:�:��-i'l�;:'"�',.i�'�;�;o---'w:-:% :i4. -�i�:�:ti�s�.'��'I�H 'g -"i:�:',��.....""." .Jiii; '� *�� -;:"-:;-:N:��! -, o �i:�" -�'it:iiv�, ,'� '.�"'--�"' "X'�N*�'�%';-'�x��""K"'s"-'i�; i............-*.........��:.�i �," -!��'.��-.�,�--,.'-,��-,-��,-",��,.,..,. W--� twmm"imim�:�K: 2 mom-�.,,, , '�-.�.�.-.;. ,.*.*.*. . ,-�' _ 6 1 y -------�....�....- �11--Ie'11'11�------.- MR. on ,v ��, `;".- �7-1/::-:.': ��::;'�:�. i - ii: - "- mhw w ", I-A ...'-M 0----�' -'.��'� ''"M 'N ,`ioo*��"ss*I-.-- _ '4 - ,, �;� -: -";;;i;-��;�-:*-:"� '��'- - _';�: .' -.-: �.�i ':.�:�'x .:.;::.;,���-. �-.-.: �,.--Ii'�: ','�"�j�-'s lip ,;,-.'�i��.�;��:���-����:��i:���:.,-"����::^,�'�,i��,-'�:-S' K-1�,-�-'�'.�;-,.-,��l:-,:-��x-��.,.�,�,�,��'i-�-:- �' -"� � - -:1--�i.�,,-,��,�.,,:,�.�,"�i�,�:�:�::;�:*,,,�:::�:::�i�,i:ii:���.,�,iii�ii.,.',i,-- I* .;�. ".:�:-:-:-;'�-:-.�o-:�:��-x -x-%�.--�.l--------- �-"IotiHW*-'�:��ij:i�"o,:-gsx, -��� , --------------- :�:��:�-���:' , "/� "�:'i�g?& .. ' ��;"`i*��:� :::�;:X:- � . -_w"--,I---,-, w 11 '-�:* I "' - �� =w � -�%': ,. Mo ' - '� .' '�l��`---- ;-Io�5e.:'%.�'-' - '- % "-111 -1.1� ii'F�:i:,-:-:��:� ',:::,:��:�i�:�',�:--�::�������:�',�����.���'�����'���',,�",��A.i� -�-�: ; "" � ��H:�ks*'��o�.� -:�:-..--I ,: -!�".:";:i7:i�­.'.­.�­...-- 'P�:I "�� u , ,S-";!�.�����������j�����,�--.- "" 01 , " ',w , x,""Ill-1--" , ,",'- �� -----���i���:��:��-,','����.,�',�.:����:�::;"�.:,.,�,:.�:�:.::::�.",'�",",�; �� .......��';01*11:1 ;'�: `i;*:�"! � '� :'11, �. - '"; '� '� .. �'�;:�" , , �. - 1'X-��%�X� .- � ,K, " IS-1.�i 7- �. ;�:F ...��ili'�:I':ii��ii?, %�� .��ix:::�";-� �.-... ��( "' -::�%;�'-*%;-��/ ,:::I, "I�::� '�" ; -- "', �ll-" g...::::;�5:i:::;� - �- - ::j --., ."'. �Pw"l A R W�:�:� .:�'�"Kt�"�',:';':::. ,���.t.K' �'-"�Iii:� ,, t �111' PAI: , , �iiii""K��::' ��� � � � . ill, ..'�::'N:�:�'.If'*�: I �:�.::��!�:��j����,�������-,�,��i--.,, --�-,��i:iii�:�:�:::���,,:�:�����:t:i������;��.�:;�K.:'i'::�:� � ,", "'." � ...I��' - -���,�����,,�,,��,,�ii��",�.""",���i���i��-t� , ...� '� '�--'Is?�* -�:iI--'.��i;�� 1-11 --1---11,�' �','-".-';','�'�t l�K �i:�Ii�i:is�;R. .�f-' � . 01 1 ...----, " � , � � -��4.�n-q-,Ul,�anym�n.������.�,,�,�,� " '�, " � , 0 g=%k -v.-- - 0- �- . -�'�'�'l�� � �-:.-.:,��':�,�,74�,�,�/'�"���K.���:��,�. ':'�',""",,,-, -� - ���':ii':��:j::��::li-:::ill - '/ " ,�v�,,�?�,%���l":,�*�,,�.�����", , ' - W". '' '� - �:Twwm� ""'Th.7-�-..'xl-�--'::'-��s�... .'7� .�'>"' ," 71.1, , , -'::"-_.;-'-"-:::;'.:�.:i.:..::,i� �:::-,-�:::���,:j�::��::::�;.,�,.,�..�,,"��,� - - - -�- , I 0 ��-.���"s:fx&O'V;40'��X-m".�- � " �-�,,�:.,�,-.�,��:.���,�.�.:.:��,:�-.�.�-�..-�",,,,���,,,� ".s��i:�' , . -� --�:�:����.�:�:�����:.,��.,�i�:i�i:iY<,'��,���::,iii:"":�::�,,��,, I`-...... , �- _ �Zkii:lii�7� -"�:ii,-�,,����������'.��:�'��-",:::��'.�,:,��",-:.;,�,7''�.:-,.:�.I � "'. ��.101 Z�Z --::.�� . x'7-11 , , --'.::"' , .� ; .... : ' , " �-:�'�,:::��:�i����,��,,;�;,�,.,�....- -, _"�-::::::�:��::`:��.�..��" , �I-11-Az" � - " - - , �, �:�:�i� ,�....- I �I, 1- -rl 1�1 ii':��"---" - .'(;Plii*�i��iK�i�� . �-':X'�:'�:::�'X:�M -- � ---.1.1.�,r '� i" , ' 'Z�-��.ioi','�-'�l� ":7 -.'�-- ,'::Ai�:-�:�"'7,'1--"<tk-1',--' -11,11, , -' :§:�i��,�.;���:,%�*,;*,*,-�*.�*.�',7,"��'-'7�.-�:,,,:����;:�������:�':5�-�.�.:..�", , . ' 1. , ----�, -' -'�-'-----. . . .. , ----'x-- � --­ �' - ::-'.]�%."""i.--- --", -N"��o� !;�� ft��"If"K�..................... -11 . '�::j:i�tt��"' I - ��i�:���.����:�:;'::��.,,,:�:���;::::::��, k�::;:x<;.��:�::�:.,�,,"�<.:,�'-�:.�.;,:.�$:..:, .� �'�-�-��_ ,,--':'�'�*i:::�'��.' , I-...---".I��"� , "::iii'��t��'- -I M "'', , ",,ii --��::-�".!l --:7:-::;i�-:':��7:;'�. 1 --'�::i�� - - , 7:;i: ;' �">.iig�gj 111 I " Xi'iiX$'::�;lZ:l '�,.�",::",.:.:,�:.:,:,:��,�:�:,. � L:�',,�-..]������i:�,',,�y�',.������;�,,, '44- - A '� - I .�"`�.�Ivi�:.:'' - -F - it�� k'��'��;;�wz'�.-,-: o->37:���i�� - � . - "'�-�"'�i-�si�g' � . .. ," -i'si�-.*I:]"'��'i;�:::�:7 " � �1:�:",��.����i�,���,�����,�,��,o .." , �:�,:r.��,:�:.�-�-����:�:�:5��.:���:�:::.�:��O�� 77 777�:77;1 1: � 16, .,A:II?��s , il Wi'i���- .�::!�:�I,�i:�::;I�: :::iz:�:`�%"'-'�iio,ell� --- - - � -,::.�:"'��� �:iH��s,i:*>"-"" �k"��s��:��O 'a,l' ��.-�,�,.-.,-.-"�.-".".-.�-',�,..",;,.."�.-',.,*.-'�,�,�,�.,'�".;��:::,�� , ;�'-,- IIHIH:'?"i�- 9" ii�-,.,:"�."�.�,'�.�*�:�,��,�',,-.,--�'ii:i�-',:,'.' -��."--,",�*�;�:.�--�.-,���,,��;-����.���"."�!�,,"", " ,,-"', , 7.,-� ---�-X...--'�:*'it7ss-"7 -'w" :::�� . �.�i 'i�'�'��'.ii�;-,��:i�S".��"":P.��.'- �:.,:-7���,�---�.,.���,�.�:",;.i..�..$:�::,..�.. --- 10 ,.'-is?�:s'Z;:'::':�.i':��' , - ...�...�'I �. . ., �'�'�:��-'I,�:�"�"��:,':.�i�,ii-'�-':,: ��:. ......�":::-::ss:?�*iI�'IiI5 '.�e��:*�:�*'N'i��.�l . o� ....:ii��i:��?��-�'>-ti��-�i� .��-'X- ��'__� I...:ii;i��i::���"t'-.Ks§'s , ,.1-:1.-.1-1-1.... I- ". ----...1-1 .1-.1--1.1-.......-'- --�A, -� , A� '- oil�Xlix.ls� ';----11.:l'. �'­ 111.-...�-.l-��::��'i',' �',Z -� , , , *::::�!:".��,";:,'��:::��,��-.,"���:li:�::�,::�������;,�,'�������,�,,v.�:,:-�"-�--,�,��;�<.,:�-,,,,-,'�'-'--'�'-- ,, , 1-1-.11-.1...--� - 1,-'�.�'�'� --.� - ��- '/ -m�='M'�'/-';�.;:,��-,�,,,-���,,��m�,-,,-���-i!�� .' ,.:��.�:.�-��:���,���;�:,:-:�.�.:�,�-:.,�,�:�-,�.-�;'�.������i������,'�,*����i�i���i:��i��:,�:�::Z�:�,�::;� - �.'��:i.I:II � � � ,o llsillist�z�"o -,, 5'�-.Ei��o ..'-11. � """ , "�'::�"�:i":�,�§...--, --::';K:..%:�':.�- ' --,-- *� , , � '-i::'---�-%i�i::i� o� -:,.=I -:l" ��"i�o" -":iIii��s�'-�Z's�oiisioi�'*isi -':�:�i`;.�'::.- , -- ...g; I q I ,,�- - - -----......-1--;�'�'�is;s'---"-"�i�:"��'I'�'.-'��l"i�����'.",�i��'������SHISR1 2 H .-F , -��--1-11 � -- �:,,:�::,*.,�.,.�,,�i.�..-.�.,��*..,�,.",�...:���� 'i--"�ti�i�"I Eff w M�A I/I.Y.vll--"/*,`."""-Y".'.,���-,,."�*�Zs�--K�:i�' --w-1-ml m. , . ....- I .­'­�-'-%X'%i:-',:' , , ,� ,�"�'%X'%i:'�:' . .� .- � � � � � � � : "" ' ' .."."�,�����".:�".'I�.�;:�--�:���ill:�:."-�.-':��!�':��i��I i.:,������.?�,��,',.�.,'��Rg"",--�,�:';���,�".,i�:���,��������?,���,:�����*""�,.,i,�",��,',�������,."Z� "IN �"*��;K,;�,�.:,.,.,.:.;,���,-���,.��,'�Z�v,� "":-�'.' � ;�11-���'�"': -�-�� � � , .... ...-- , � , , , , '. --- � t�':*�*�.''. - --..-,,I'�' , , ,. ,. ��::�:_�:�...�,��-�'����,",,',;,',�,.-�'.��,�.',:,��i�,.����,.-,,,,,'.�".�,.,..-'�� ." , �' I":.,I.'." - vx-,"",-"�- �.�:.n.:��:.:,:-n�9���:���-�,�:��,�?� �**�� -I-K�-�'-'.-- �' - - --�:-;::".:�-.��::"::'.l:�'-':'.:.- .-'-l"'�-'-�- �-:'%.'%��-�-2 :��i;"..�F _-'�,'�:�� __ ':':::.:: ��'--'��;i'�i;';'ii;I K'oi*'�"�"�n- , �"..".-1. �' ' I?-k'�"'-*�iit'��i�-"� --�:� ��'-'i- � �"tA=',�.......: , � _-�:'��,��;�,,'�,�.��?��t--'�,.���i��":�;�ii'�-'*,�;�'�'Fi�.',-���'��'�i,.?. --.'I.-I� -"':' "SONAIM, - , '. , -1-1 ";�i�' _'_ ;_-- , � , �� --- , �.-;:*�-*"�i�r_'Iji�% X �"i��.i.--. _;:.. - _-.. I -�- . -'��""'K"�.�...��...�'*'..' Xl��..':;:�"�::�......11':�� -�-'I� ---,_--i�-j.-- '�'-'- 1.1-1'���'-".."�-�-'"", I-11- . � ��%'%-K-=".ii§.. ,x=--.--- * 'g-iii"o,----�s`�... .--'�--.-Xl-"']1':s M"�'� -�'-'. .I.- -'^--of PR� I'll ---71 �� �-.00s-�I."'.'-" ::��:;:�!';i�':':': I � �RN.g- , - I �:;� ;--*'H"��.''.x ?'��-Ug�:'E�-�:�:�:���,��',:�:",�-,�k'�*,� .,.,,�,:�'.'�k,*�.'�":z��'���':��K�:�'�"'::�"::��,-;':'Nos�'.� , :'��M3 ;i':-:":�;--�'.'�;l�`-E§- �5i.���i,�,,�,*F,:�,�,,���""-�,- ;-'�"�S-;';"" 1:i�'--'s ?"";"�"�" ',o'i,ii:51 oi�`*i-�';;o��ii' - *' - ." o , "I"n�" �� -""--K�;, 111.�-1-11.��ssi�:f...'�' . "" .11' - � ��'=-I 'm W-0. �-I xt:'K/��s�:'Is.* ':�.........�............... - ----- 1;l�--- ,l i..... *', �':::::�f:�'�:::X W��:ffi'::;-�::::: -----�-'­1/1 - . 'Z�' 1 ir//'�-Ko . "' ' . . . . . . . - � - . .1% .1% .'%'.'.� .'%'.'.� .'%'.'.� .1%-,�� ::::i:��:�"Off:li:';-:.� �:�''W:��::�, ........-M/l ... "'." :::I,`,'o"**Ks`:�Z -- " �'��""� �:i��i-.�",-��,�*����,��.'����,�� "',...�" -K �.'--l".---'Xs�. ��:%!" '"'.// " , '­­.',,l��'-.'­�- , I'll-�I �'/is�.---' s�tt�I�Isi'*"�'��/� , �-'!:."!"'�?�I���i�ii , /. �" ,'.t�'.'" ,--- Woo Em", i:Xf"*oK':.""i H:I*K**??':'��':�Zr� .,.- � sm 6 osfss`i;N=*M:�os.0=2 �;�.-',":�ff,,��i����.,,�,�i�������i:��ii���.'��,.,,go %wm= .��'iis�i��"':f��'��".'�`si ......�Ii' '.-'.�-'-";-;'.X�;'oN%�.'�-� .1--;Zo�w"':i- -- 'l'��.' . �- ,.-- :,-I IN--.11 : f'�-... ��'����'�:;��'�;-;,�i'�'�,*-���i��i.'-'�."�"..�,.'-i�����'�-��������,��,'.�.�--���'i�����-li�i�-,--,��,,��,�:����?�,.-�--"D.,:,-������*%"*�,,'i��.�.�,..i������,',��::'����.�,�,�:.:,:.:�.. """;:%%;��y, � - -- " , ,''. , r����,-���'�',-.",*�'-��,*'"��f���,� "KA52i�' ,.'*L -- --,>- ' _-o:�� -!� -:-:�;:'-%'�xo�' -��x �- ---1� - 'i"'l��'- '� , _'g'�'--siI - '�x-1 -_�xw 0,I`" -- . .." �, =��' v"` ,"', ...... ��,," -.:'�:l"';l ��:�::��i.,'-,��.:,:���.��x�:�:.:-:.:n-:-x���,-IiK$-�X .:,: .. "i, '",*.... ��'-, -� -"�-,-,"�-�? -�':..�.'�:.�� -:�X'%'�'"'.-,�,'-".'�,,�����,,�i�--�,;.�',-':- -1-1111111111-," ----- , --- '-"" - .��- ---'-"- MO* -����:'- :i�---�'--- - , -,"'�"��-,'f�-' -'f ii.'2;;'-.iIz:I; Ii- ."'o:ir ---------------'-�`""'-"", "", P. ..� �1,-?,-,"",-.........--...� - -- ��... 'Z�I-xi'ii......�� -�,,�I�;-?�"'i*":�----....�'.-.--1-.-.- '�---- .. 1��,'F,-"?�--"""" -....... -----------� -.-- N��?�"'.'M;���i."'�N,f,'� �...... - ,-�-,--..�---�--�-�--,----�"-`�"`-'�-, '" �...... �...... �...... I -1--,I� - --%��"-,----,----"-,-..�---"."'---'....�-,---'�." -�,��7.-��,'��,�,'.*,-',�'�,',�--:��".,�,*� - ...1. �-..,���-�,,�-.��.����---:��..---��,,,.'��-,.,-.,.,..�.��..-,.-,,�.-.,�,,---.,,--'��*-�'�.,,�,�-"..,��.-��.-,.-�-,, wo . � ,'- - '�<�`�--'l`7:-� 1 11 ,� ,I�I I ,I-1 I .11'.'--'---'.R -.,,.�.�",��',',�',',,',,","�I " , " " " � -�'il"��77 -4-1-......n - �-i-i--------��--,�--�'-�:' 5--�'-� , �:- , - � , -Mm I '�..... -, ffl�* ''. -''�"' I-- , --:-t '! .... 'I�'��&X/A'M*,,W* ...*...........i;�- :' 1-11,111,11,���..,�.,�-'-.'�.*i:::_-,�-,.,,: '�<.�'��l" ,�i�-go�.� ts., X.��.X-X" '��l;�" �--.,: -, �-, -, -, -, -, -, ." -'�'.-.�'.......�.-"'�o - ",- , "I '��"I'll, ","", .-I I- ,'11, , % -."/��'g�N , w .' -:,....-----"'. , , &:w , , ... ��:,�;�;-;':'.:;'i--'�.�'-'�'-�-"�'-' ,,;:� .i�'��l'-- �"'� �" ,,,,,, , , 1,5�xv.,� �'-�o;�j���ijii'iKI:�io sk ,� -'ii��'; '.-'i'.- -���:��::�;i;�;�,�:�;:i:,�.��:����-,',,'�.-,�i���i�i.�,,,�t� -��.�:. - -�-- - --,, . . . -... - ""I ,,--.,:;: , , - , ,, . ,----. Q::i .1--.11- '-i""", I'll, ---' . -- �o'.': "'tV:::'': -:,. 1.�I I I I-7=--�'-,�',-t�-*���.�����""�!"��,,�,�:�,,.��,,,�,�,,,��,�,,�.�,.�"��,.-.,�,-��.,.,�., .i�Is� '�s""tt*o-�-��"� "'.'-.'�:;O-: .v':.�: , H---1-1 ll .,:-i,.--:'.�':'---1 �' ---17-�. '. - --'- ;;� ' " "' �'�"'�'�� , . , "-MIRMSE, -.- , , 1-1-1 ��--� -.1 - ':-- :-- � goininit,go""' -��-:---'��i"'.'---..- -11- --* -::::::::" '��'.---�;.-",'-t'-�'-'-'�,'�"�........ � �--� . ..... - ,,,,::,�:�.�����.;":.�,7;:.����.:.:.��;::�:��:-:i�- � -:::::I, '-'-'-'-"-- - - -;�e'---�:"�:':" --��'�-,:,'-- , x,"".1' , - -"------,-��----',,--,"'�I.--,-�.--'�""�-�",'�,�,::�*',.".'�'.'���,.*-'.',,.�_,��� � -'-�-����:::-" . -: ' -- -- -- -- -- -- -- -- -- -- -- -- �' -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --: --: --: --: --: "..-.....:.......-�--- � :::-:�;-�--M.- �- _ ' - "1'-`-'-,. -"-' .&':.*::�--%-% �,'-g' ' ------------ - -11-1.-- a, .�:.%;�:�;:..'-11-I 1--lIi --`-'--""-'- 1- 'O 0�14, -Wkwwwl i �...1- - � ���- --- .��-��-'�..............��-,..-� i"-'- �":11-1� � 01-00/601. � � � � � � � � � � � � � � � � � � � � � � � � � � � � � ... , .. .. .. .. .. .. .. .. .. .. .. .. .. , .. , .. .. .. .. .. .. .. .. .. .. .. .. .. .,".' -- � * � wo"w/-00'.-'-� , ,.,."- 11:������:��",'-','�,',,',,',,',"'�""""""-,�,",' �Owwfflxft ,--""-,"'-'-- .. W/0-*',��R"--:-��::-:-�:'���:::'::-: � "� ...._' ...._' ..._' "�_i'�%*�'-�,-� '.:i:*�-"�- -:'l"-�':'-_.--'� -� _ � _ � _� "���;:::�"-�"""'t'--. , ' ��i�!:"^��.�',�]�:�:�,.,:�,;�;,'��'.,'�:�:��.,�,-.����i�-"""?�-"",r . ..., ., ., ., ., ., ., ., ., ., ., ., ., . ., ., �-. '� .jl';%��':::�'� ' ':":,�.::::;-.,�.�:.�,.:..:��:;::�.i,,,:����:�'.i�,,*:�;:," '""' " Am MM,i* '-':-�X�� -s�"�"--; . - -�I :,� �,-",:i������i���:i�����*...�*,,,,--*�"i�>.-�"il:��it��I�!s � � ",.i�:��i���-""����i;�i�����������,,��� K ����.,��i����i����,.'�:�:�,�,,��",.,����i���,�'�,*������������',,,���,,�'����������������������,,,���",i�������;�i�-".,�,�,�����������,���,'�t . �',:����i���.""�i�ii;�:�i�:��������', , " -�"� ��� � .ti�':i I I - - ,� ::�i:�ii�:�:i��.�.:.:.:,:.:.:,"::,:�,��":-:��-�-�:-:�:�.:�:�:.�-��,:.: � �''�,��i���'�,,�,�'��;-".�i���,'���. 1 1 i , � . "�,���i�-i,i�:,:�i7i�";�i�',��,:�::� *'�tto����-.i�,�t �:�,'�:��-�".��":"���.�i����,:��:i����;���,�����,E�i������������,����3��-i:�.,���i���?���, I � li"'-��� i'it�'. � � ,�,, , ':��',.:.:_��": :111 Mw HE ...�:"�:�-',7-,.:����"",",:,",.,,�:.�.�����-,� . - --�-'-,.- -': '-'��I�-",'K"--"-�I -K*'�*"' 11-I.X-'--R-�- I �Ii;'-'�:�'�i ,,l � �� ;�i��!:��rs:;��:!I�i�I�``�-"'�"'.:�-'I��z�`.i �:R ,i��,���:��'.��',,'�.���,�'.���,iz".-!��,."ii���:ii,'.:.i���:��l',�'i.k����'�,",,�-��'�"�"'S it go 1 19 1-w ,� 'l � 0; �/""'g' -A��- Ems No 111v ",/ v '� ,,, �-,i:is',3'��iH� -'- *r , t�si�:-'.-'x' ';o,'sj�?`��ti�s- ,��gsm::'&� ,";�!.Ri'gis,';�;--' �AIM"INS NMI go Py y:", '�'-sln - P -- No I I - , " , , �Xl�ll-"�-,;A/"-�. , �I I I 1. I , E""'f�-.'*-N'�-.'IHi ��- gi*? ,� , .' '' �:'' , I I 01 MR100" M m �ZI I i."��!: I-.-1-1-1 -� X":: '-A"'i:'4-':' I �fti:�':::�'Xg`oo"' � :' , ,::,�: 'Y' , 1,_K�" ; �K I � ';o- .. 111010%ki.� � -ATAX-�"-� ,. I ��05---:,'.* ���:�:""","","","""",-""-",",�,�,�,�,�,�,�,�,�,�,�,�,�,�,�,�,�,�,,��,-'�,�""","","","",""","","","".".".".".".".".,,.".".".".--,-,-,-,-,-,-,-,-,-,-,-,-,-,-,-,-:::::::::::::::�--�',.,.-.�-�,�,��,� , -,-. .- � .. ...... �'�"' i� ���.' " , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , . . . .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .- .-. .-. .-. .-. .�-. '� � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � WORA, � � � � � � ---- -�-TM'-�: , �-'�-.'�l,,-.,,-,,,�1.1�ll,�1-11-.�",�," . -'.'��;',.'. �-'tvhj v I �-' - " -.1-1-11...--111.� :':M-,�x--��-, - 1.11- -1----11.--'-. , ----�',., - - I I ,�� 'i" -2'�-".-',5S,PMg - �'-"111-"-' � YN-0-::', -'; --. ��%-�----.." ��,,,��";.�.,:.*�,;:,�,,���.�*,,� x.'� 11; -�tEi7�- .--� ----m'*ml-?K�'-- l-� . .�.-,�,,�,,���""�.,x,x��,,,�-����,����,�z..!�, �, -- -� 11"""',-'. "'s , t�--.-i;t" ' ,,,, - �' -`�%':�'�:%-� -- - : RZ'-?.��' ...M. � . , ", -"M I 11 �t�:�'��? '- I , Z '� 11-1 --� ... �:TFI'�" .1 I"� ���� 1;V,ymmi : .,I��:i, � .:"" mzQ, g O'0-w-'. ", SO No- go�'- " -, " 1-11 is so I-- I --------�I,I.::: ,,,�,,�-,��-�:;,,.��,.����,�.:-��,-.;.-�.:�-,,,,:��. mom- P 1 �I I;;q I� -::������,�.����:����,-,�-;,..-�.;�-�,,,,,,...-'--,---��;��'-!"§'�'�' � - "'�' �o" -, I�---i:�i�IL:' "�';-��'�'�e:','--�:" .. 'i:� �.,�.�,�.,.�,.-,.��,::;���-;:�:��:";,-�:.��� i�":�::�:': ,-��:�-�i7:�:::i:�i�' i" ':"-"-"-�'�:i'-" "' - -:��,,,,�," ��:.;�,:��:.v.�:.:-.'�.�.:.:,:,�-:.,�!,��":.:,::::�:::�,�-��:,;�::!::�'�:;�������;��:i�� x�';�i�::*'�, _:';-�::;:':::'::]�:'�:i!:� "'�!I:ui';:�'x�� '�.:�:' �i:i�i.::�,:�,��i��:::i�?i;�������;��:��� -""' -W-M v "� 1. , ;o --- , 11- I, "-�-'"-I,-.I: ..", '�i�'.'��:�, ':s�'Z'2�:�'�*���:::::�..111---I 1-1. -�� ��-'---�".'Mom��ii, a 1 I A 1 ,, , :i�::�:�N - ' � " '�..... , , -�:i`:.�ii:':�:���� -�,��-------:::."."', ....---0-1...�...�,�����'.*�",,.-��l::�::,�:�"":;;:�*�'':�':�:����:,:]�:7 �;'- � ."."',I---..... Swmww".�:�: """""""" " "-, M 5 NO 1 - , .'_ _ _ _ _ _ _ _ _,- of I _ _ .I-- . .1 9`01 I 9 .,:;:,�,:�x::�:�';�",;,�:.�-��:.��:�:�-:�,;'����,',:�*��'�-',,'�V�?,� `0f" '�::�� '*� �-"�-' I _�o ...�.... ���,�:��i��,f���,',,�.,:,K;�'��'.-,!:�',�*����'��',',�'�.,,���::���,:�-.:�,���,�-��*,,�'-��'--�,���������;����,,,�.�-�.��;�����������-".,�������.:m���,,��::,�..'-�"Il",� �i:'�'i�t;��' 1 9w .. I 1 an It A----�- '��'L"__, ,,,,N ...- - ..,,AV 5 ofWw�--- , 1 v!�"'Iii� 11 an wmw�� :A��i� --------o �',�*Xl� �,.-.�."'- I---a-mahm ��-...� v, :,,�:��,�.�":Z,�:��:��,���.,���:�%���,:��:..........-��,.-",�'..�,.�:"�,':��%�:.,.���,��,'.'�'�-�::' ��,--.�."�'-� -"..�--'--- �����::",�;j;',�;:;i:�,;::K-�'-�:�:��.�.��:��x���.�'��:,-- ' wm��: 9 :I is ol" `ii�*;��!:�Ii�i:��t�"�iiits-og"%"'�i -'�".s X;::�':-XX"�*`�' l.-.-.-l""%---'--. �xs,-: 01Z114z-'z- -, ,- o�o�i EN� ,?;-6..----R � *A--s"i 'a'%/ , �&'z/"X`//"`q, ", �"- 1-11-1.1�-'-%.� 's� 1-11111.K'--'tR"- k��: Sv -� '71�'.�-. � &Mzlzi -0* �'". ' ''' S9 - " on�� , -, "ffr/'�'� , ", , ,�m*s��*'��:"s is o�s: '.--��';0"' '""Iss-st�� ;:�--�',?�,,,,,�?:���,;�?���i-���,5,�,,�:�:�:�'�,.'�,.���",o -�� '�"��'�'��.:-��-.',��',.���',",�,'�'�'��',',-:"?",�---�":�����,z,'�'���Ei-', -----,-i --.-.-.--,-�-�'��,�---,�.-"�:-;����i���:���,-;��-����-.1����-- ::�� , .11, � , -K�'-'�il-'s'.-%;sK�� """"" '-'-,,i: �.2",`;:xZ�:;"� "o 8 "'�"'��;",:�,7:::����,����,�',,j:���:i!�:P'�fH�����i�,'.-�.�'��:�::��,�?�,��--,�,i�".,-",,-�-,f-�,�'-�'---%��,'.-, .--�ss-�' - '�?-%�" '-� i����""��'::.,.-,�Z,���,��,,.,.,,:,*�,��&M ggi�'s'->--:�/�"' ;�x"l"-l';'�,- "I"."�,,��%�,�.i�,':��'�:��i� �,"`s��1'3'1`�'� � � is���--'Is,i;-�i-�'t"'i ��':i;':�'-�.'F��"'� I"%;X'�"'V'::iR I'E'I':sIiI -�:�:�:�i,,�'.��i��-,�'ii���"",i� --"'�oi - ��-t� �.�It�iJ�f�;f,.is�'. ", �.ss "�*';.'Eli --l-N� 0 , '�i�:i.��,�,'��i�,'�,�,'i;ii:�i�,�......1-1--­.-...�...�,��*�,�,�i,."�,-�������-,,Z��," 'M .5" - ,i;- , M , �' o - IS I � �.:.:�:.�i;:�,:.:.;-����,v,:���,:����.:�D��.,�""ii,�"?�� �'*- --� �?.��,.,,�i��.����,7����,;:�,,�;-.���i,,�,i;��.,, wm�wm=�f 9 �:O' , ,,"tst� � �'��-���i�"-�"*,����-�'-"��1--,,,�,�,'��'�,,�,,��'��,',.i���',����,,�,,��,,,.-,..�;'-��,,��':I�*I "",-'' ���� �,�,�,,,:,,�l�:,���;:,�:%::�;�,�,�,�:�::'�,�-���� o,,- �'It� ;���,-,��.�.�.",�""�,�.-I'��,�ll,� .. ����-"-�,:��-,�����ll'�:�-,,,��*��,-,��;���,.",�,,�",�*,���,-�-,�,����!,�,����,s-,���i�����'�,',';�-,,,.,�,.,,.,�.,- . I'll �,,�;.�,:;��:��:�:�.�:-::,�:.���� ��,�,,,��?���i�����k,i�i.�,,��.,�. �".le-- 'X�%,�Il� 1 --------- � " " � �."Xi"x&-:l�.�� -: : -� w", I �� 2��,'��"-:����,�,��",.��",.:�i'�::�:��",i���7!:;�::!�:�"i:::�, .'�' �;�§��,��.�'���;��!�,i�;:�:,-",��,i-",��"�j�;�'�x,:�:,�,:��,:�7����5i�:-:�:.�",:,7�:.:,�:,�.,� ��i�1%1'�?���;��i:-�m��Y�:i��;;�'�,,�� � � .;ll':-"114�`��.z �;;� :K:H*�'� ,i����::�:��i�,:�:i�'-,�'.:�:::�,'�.'�����%",�.f.,�?,�,ii�i�ilI , � '-,,-",'/'��- 'N-%M ' I an , - , - . ---- -4 :�' , -----" i��,�-��;�--��-",'�,,:,,;,;,,�-- �"--- '��%-�'�g�"'.',-'-. "i� �' I,"K,-, """"", I--- "-'- . �i ffi-,"'11""."�'��MN, �l'.�..,-...��-.��""��.��,,��, .,.:���ii���:�:�,::,:,�,,,'�;�:-�,i,��.,��-�,--�,,,�:��i�i���, ,1111'1'111.��""-�"�l- -,�:�;,���,,�-';�,-""."�-�'I","�-"�-',,,',"�"-�":�: I 4�� " Q -W -- - .. M-.'��.11--l- .. N-1�1-'.-.�� �� SXX%�-o;-:;�'�-'i .-;i'�x' �"-i��,�,�,�-�';��',i�'-i,*�,,�",�; 'i�:�':;%:;�I�*:' -1-1 �,`�-t�t-�-�-"�!'�'��'�'� "Ii�q�ss--'�,�?'*��:! ' 1:�"'�:`� I I'!��'I�- - I E 1 1 I. = N t), No , '.3 ��--�".'��?*I 111-"-'�'�'�";'-""""-- - i� ."'. -...�1-11 1-1111", Mo X<":lfiXf,*�-:i%�;.:�liX�'i- ,,;��;,�,�",.:i�����,�,',�,��,����,��������-:�;�,�,,�*'�:-;�': �51- -: �0�2:i:lx:i:;;%.:ii-:5"-�' k��;,��",::����,���::����;�:�:���';�!���*'�,z,�!i�.� g-'Book I-� . - ; &MMN ?,!:,��.�,�'����'��,�:�,������f,'��������..-'��,��,�����I �' ls`��Q : � ',�;�%���:,��,:.:,�.::��-�����..�!��,.�'�� M w -- � *-mXX'F ll.�'�ii'�'� '� oolil.'.111.11.11--' "" " W- .�+��'- "I.",".'KIK �� -1"-l'� ""t'.'_ i��o'i��.1%, ...-� .�&gs�.'-gii �:,_ " "�':_1 " --------"��' , "� ��'.....- ---.'./'�nsv';'-?'/�g"--�-�� -- mom, - - � "'l;P,o"4'z'XW ���� S ot ;.g'g�'Is ii�ij "" '-Z.Io�; �IX-'""' , I I '"'�o�*�i; M& - -;j; o;o,��' R ,;�:,.�,�"%,�,,�,.:.:��.��:;:��1--'-'w -''-.-:-Iili4��' ffil �-"Liii';Xl"'Ii� "'�';' r - �-�'��si�'-;xi-ot,"�' :o ,-'..s:.so.�t�s '�'� ' -�01 * , _.�,siiIsi�:- -��i 'Slx� , '--;f , , , 4 � 0W . . .�'� ,� �/e; 'to -'--...........-, �-��--I M�%��.�-s'� K ,'.* I'll 6� 1 , �:i����,��;���:'�,ii.,-,����,����,�i.� "�;'�'�X "gx; ����::':�.,'�*�,�,��,�,�,'�:,7:��i:�z��77:�,::::::*;�:;;��;��,,��:":���:���-,� �,�����?�';i��:'�,��,-"��:�;���,��:�",��.:IS I -I�--1 � �--".'-..'�.- .' - -'.'*;'.� �l",���'.'.���,z��'.1�,,���'�7�:�,-,,>� :,----, ���,�,,',,',���,�'.�i���","�,�*,,��,��",,��:,?'��,,,���""r�,�i -1�'�-ik>i' si�W �,'�,���'��,��',�*��',�"::���i,��7:::�::--,,*,��;�,,;�:���e,��e� -1--1-:k --" �';::�Z"';- g;'11-'z -1111-��*'­�� �k"K'3; F'� ; I ,��;."�,,�,���,:��.,�:;::;-:��i::�������::����'k,�;':���i�::" iK� �0. , -' S,s"-��k"% K'Ni'i�i�; s i iK 'r �,:��,�,-�����"*,:��:��'..'�":��':�;�,�i,.�i���,�,�,��iii i iK 1XI.- --�......�"'.-�sit%'�'s�''$-ii*s�ok"?,?�oI%*.I'x�?':--�-.".i.-,isiW��Ii�it ��s M: .".- ����,�"11*,�'ll�.111'���'..�i!��;�;�i�i;i�;�"I'��-��'i��i�i '.'."...�",.",,,":",.,�:�-",:��,�'�'::����',-��-- 's - _ -.'--"." i �, i�2 9 ., , �' ��"':�*: '��Q .;�i�It�� ��-' �"� 91.� :��:�!!��:�::,:��:��.,,,�,%�,,�-�,, i�'--%- ,������:���,-��,��:�-:5��?�".*�,�������,�,����, ����,-'����?'���-I'�;"���I'l�"-l"���'-,��,��K�........ii:;ii:;%i�* ': ,�;*����:�:.�*�0,;�:���:,�'*����:i:'�*-,�., ��""o:ff"�;� � I---.1,-'-'-�-- INSMS 7:!K.:Nltl�ll,�l,mt:l�-��'I'l�m�*�9?11�l-"*?� �0�"*:" �'�-*i ��;�����"i!'�,�:�:1.�,�:��i:,',',i:����,�?-*".,��.',,' '::I�::X�'i::%�iii:�'.W' w mm� �-.�:',,�H"�,�,�,�,,�:,,��:'�*.':�.,,;�?,;��H;w�,�,,�,�.""�*,,i, �,i.i,""*�" �'kr%p- "-�*-."'H -W;t*"�',-�', 15.�--11 ,,, �'�is�',�!'-I"i'li �"?--"'is ,i;;k.-"",,�,,,�,,�,.�.,�",�",.��'.,*,�����',,�.�;l�,,��--'s ��_';" " , i 11 - '�I�;tl-�"""""��-��" - " '�� ��... ';XX�iii:w"*K":iiiK � �%'N."'%.', "''" �- - - X :�-:�.'? 'o"�'�-X -�x'�'���x�x��,���:,-",��!:�x��5:t���:�-:��-'�,�����x�l,�::�%. ." � , i "X'-���I��?'a-? -'�-s---' , " '�X��X-X;;ki ��-X'� _' , . '---":I,:-��...."". --�""�?' ;i����i������l-,,,�,��i�iff�;,�§����;��;����,,���-',,'�-�-"�-;,�" '� "r. 'I:�.'-'-:'K� IIN�*Xlis"�'*� f�:Io�'--fg� - "..;X-:;'XK1o�-,o-'��*Ii?-'--��z�'--,-'-isll' I �;"`�'!Ix"X%'�XVI 1. - , - -*?`118-�'i-%. -�:�"%-*"'�:,:,,��,��::,�,�����,::�:,::Y",�� �'�'�'�'�' _ I : k' "� - '�� .?��".. ooI�;s,'� :-�: :'-��Zs, i�f�-�,�����..,�,;"�"-"";��������-,,;�'i; '?"��'i*�"�"'�'x'.:'�� ��,��l;;,�'ll"��i;�r��!;",.,�i�1'1�""�� .s' .Qji ��� - �' I - I 1, A' " :.j� --`:'�......%-Y' �" � �.� 'i .s.�� q, a go gm �i� -.""..",� �!�'�. � :X ,"'��������Ill""I"-.*�5::::�,,!.' :-����i���,������:�.-,����-��7�-�,�!l��:�,��.., ""i,;six x��.."H:'��""�' "I �:� x'*i� � ' �,,Iti��t.����".,�,,��-,-��"",��,-�,,�-".,�-""§"��,,,���,,:�i."i�'��:i�.'�-:�l 0::K'!- .1 "", ��. . � -:: .l;��il�;.�"'ii�':�'�':;�:, �i "�`%i".X--�X"., X-- --: .'0;Ki:;W'*o�Kd'X �' -:: "', &s. - -E� ��i 1. rM �-'.'�'---"'-": " � " %k"Kz �"- � ` ii: . "' I iI**X-oi-i'K �11 � "' ss �-,I -�s�%'-';wx� i , IN :01:iI'x� �� 7 "'.1"��'k�' �:'�.��il , R 1, --� XX� 1�i:�sls-;�f��,-- ;: ��" ",- - "'o'! 'k'--' , �1��' - '�s .'�� , ,. I i;s��- ' :-�--. �X;�.�;"-,� ... 1, , - I li"lio"� , , XX'll�'% -1111111 1':";.--X ,�.��;5g ,:�::i:���i..*�:���,�,::;�;*���;i ".1, �-, I � ��:� ­�, -1=0*:� m `0 � � .' I--,' -s�"i'-' 'M-�O?�M ot: :0 .' z - 1, Runn",2 I """ , '� g'g; -1-1-11.," �-:'.: � oo-; '�g"'i' , ,IN . . . �'.......b � ��I�� I---,-nng'-'go 's��'��I`�'-"",�''��i�%'�f'?�'k;�;'��'�"-�� ,- ;N�� -, 11-1--11 ,.'%':��"--:, �--� �1111- 11� -� 1111-� -,-,-'-� ""- - 1'11�-��o��O'�I� -- ��K%� �-z ' , " -'�*"f N r -"/� - -' -�--'oss o.,,?.�,�,.;,.-,k,:,K,*K-�%��K�i�i:i!����,,�'�'-',�'��?��*�,��� .g- -'-��-'-,,.-'1AP"'1';K'g �� i��;�����".!.,�,�i�:-;?""�,�� -� "I . '�MZ��::�' '��X'� '�;'4p)5'f'%'v'- e.siiw"ss-'R�--l'�k'-""'> .� - :,',-"� 's�g7 , �/�� � , "�-, , , , ,. 'If, -lX-;1-;-%' I � - �� �0z-X-i�-";" ' , -'-�'�'X� - i '�- --'Y�,"-'��-' '-.,""-"�-""I`1,l-"'-1'--'1 *'� of q w my ;�-" ��"-j�'"iol oitg �'5x ,, ''- �-- - " -''P_�'�ffi ,-, ,I '�'- '-""....;�-"��-11.�� I""�111�111"'� '�?�"�."'Tl R-1111P � , � , -'-':-�--------,�--'�;,,, �.- " -:-� ',`11---".': -.`�,,, -'� - '-";�", 1-1 ......... , ,��:���I"I'll,,"I- .' � I -- I--- ?�%5--:.�'----::::::�`��'��-"'. 1.11-� I I----I----������-�"--��....."-'--�-�1�1111`1'11- K Q...W",S.::��"I",�,.�,,��,:,���---"��:.::::::::"�"'iv,�,5_'��'�:'-�'-"�"'.........-��--'."""�.,'�,,,�'--':�:����,��,�,,-",.::""I 7-"'""�"'�-'��',-""-'�',:�1-1-"'� r-,'1-1,I'!,,�--1 ---- -- -� ---,- , iRO �M, MKi�...�K IN �-R Zg. "xi:K M/l/IMUMM', vo IN rp,...Al, ...... vogg, :X, %uX I I I�K wo ------.... :K/p,K INN,' ...... �0/000/ ........... Kil-�i K i:KK& K*% K*K*�� ........... V, PE/ ------------- M41 ....... ............... Oil R73", ivg/1211 rKX Aomm xvAg ?V ME— M-w, N.x— iTHg CITY OF ITHACA 108 E. Green Street— 3 d Floor Ithaca, NY 14850-5690 !~ oao©000 °ox DEPARTMENT OF PLANNING, BUILDING, &ECONOMIC DEVELOPMENT U' 000floor�o�o'"�' JOANN CORNISH, DIRECTOR OF PLANNING & ECONOMIC DEVELOPMENT ,yc�9pORIliEO,�� 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: April 29, 2015 SUBJECT: Comments for Zoning Appeals 2978, 2979, 2980&2981 On April 28, 2015 members of the Planning and Development Board discussed the above-listed zoning appeals and agreed to forward the following recommendations: APPEAL#2978 120 S.AURORA STREET(ITHACA MARRIOTT) Sign Variance Appeal of Hotel Ithaca, LLC for Ithaca Properties owners of 120 S. Aurora Street from Section 272-6 B. (2), of the Sign Ordinance which allows only two walls signs per business on a building in the commercial zoning district and limits each sign to a maximum of 50 SF apiece. In November of 2014, Hotel Ithaca, LLC received four variances from the Board of Zoning Appeals for business signs, which will be placed on the proposed multi-story Marriott Hotel at 120 South Aurora Street. The applicant now returns, seeking approval for two additional "Marriott" wall signs. The first proposed "Marriott"sign will be located on the exterior of the 10th floor facing Aurora Street and will be approximately 114.75 SF. The second "Marriott" sign will be located close to the penthouse level and will face Green Street. This sign will be approximately 74.16 SF. In the commercial zone, where 120 South Aurora Street is located, Sign Ordinance Section 272-6 B. (2) states a business can have only one pole sign, or two wall signs. Furthermore, the Sign Ordinance states in this Section that each sign cannot be larger than 50 SF. The applicant believes that because of the building's massing, these two additional signs are appropriately sized for advertising the location of the hotel. The proposed Marriott Hotel at 120 South Aurora Street is in the CBD-140 zone where signs are a permitted use. However, Section 272-18 requires that the applicant receive variances from the Board of Zoning Appeals for the non-compliant number and size of signs before a Sign Permit can be issued. The Planning Board worked with the applicant over several months to come up with wall signage that would meet Marriott's needs while at the some time maintaining the downtown character. The applicant agreed to the current proposal in which the both east and west wall signs are reduced in size and the east sign is positioned slightly lower. APPEAL#2979 314-320 EAST STATE STREET(CAREY BUILDING) Area Variance(Height) "An Equal Opportunity Employer with a commitment to workforce diversification." 1of3 Appeal of Jason Henderson for Frost Travis, owner of the Carey Building, located at 314-320 East State Street,for an Area Variance from Section 325-8, Column 9, Height in Feet, requirements of the Zoning Ordinance. On August 19, 2014, the applicant was granted a height variance under Appeal #2949 for the property at 314- 320 East State Street. In order to construct an additional five stories to the existing two-story building at 314- 320 East State Street, the applicant requested a variance to exceed the CBD-60 Zoning District's height limitation of 60 feet, to a height of 77', 10". The proposed addition to this building is designed to include an office use on the third floor and apartments on floors four through seven. After the variance was granted in August of 2014, a Building Permit was issued and construction began several months ago at 314-320 East State Street. However, it was recently discovered that to install mechanical equipment and to address structural issues, the five-story addition would end up taller than previously anticipated. As a result, the applicant has returned to the BZA to request an new variance in order to exceed the CBD-60 Zoning District's maximum height restriction of 60 feet for the five-story addition and request a variance for the addition to have a maximum height of 83'. The property at 314-20 East State Street is in both the CBD-60 and the CBD-100 Zones, but the existing building footprint is in the more restrictive zone. Though the proposed mixed-use is permitted in both zones, Section 325-39 of the Zoning Ordinance states that a Zoning Variance must be granted before a Certificate of Occupancy can be issued. The Planning Board recognizes that a code issue, outside of the appellant's control, is driving the need for more height. Concern about the height of the building-and its relationship to the Downtown Ithaca Historic Register District—has been expressed both by the Planning Board and Historic Ithaca. The appellant has also stated that although the final height is not expected to exceed 82; he is requesting an additional 1 foot(83') to accommodate any potential unforeseen future adjustments. The Board supports granting this appeal provided that the appellant make all efforts not to exceed 82'. APPEAL#2980 406 W. COURT STREET Special Permit Appeal of Tracy L. Martineau for a Temporary Special Permit for a home occupation, as required by Section 325- 9 C. (1)(i) of the Zoning Ordinance. The applicant proposes to operate a property management office from a room in the first-floor apartment of the property located at 406 W. Court Street in a two-family home. Due to modern technology, the applicants states most of her work can be done off-site and there will be little need for clients to come to her office. She also states her work will be "low-key" and create little traffic. The Planning Board can identify no long range planning issues with this appeal and supports granting it. APPEAL#2981 312 ELMWOOD AVENUE Area Variance "An Equal Opportunity Employer with a commitment to workforce diversification." 2of3 Appeal of Kate Morris for Area Variances from Section 325-8, Column 6, Percentage of Lot Coverage, Column 10, Lot Area, Column 11, Front Yard, and Column 13, Other Side Yard, requirements of the Zoning Ordinance. On December 13, 2010, a Building Permit was issued to Don Morris, one of the owners of 312 Elmwood Avenue. The rear exit stair at 312 Elmwood Avenue had to be replaced because it had become unsafe. The contractor hired to construct the stairs realized the stairs would need a new supporting structure to level the stairs, due to the sloping terrain in the back yard. Subsequently, Don Morris was issued a Building Permit to construct a 217- SF deck/landing for the rear stairs. The property at 312 Elmwood Avenue is a non-conforming two-family dwelling in an R-lb zone, which only allows single-family homes. Though the work is not considered an "extension" as defined by the Zoning Ordinance, the new permanent landing which now stabilizes the rear stair increased the permissible lot coverage of 25%. With the addition of the deck, the lot coverage is now 25.9%. The property at 312 Elmwood Avenue also has three existing deficiencies. The lot size is 6,915 SF of the required 7,500 SF. The front yard is 11.1' of the required 25' and the other side yard is 7' of the 10 feet required by the ordinance. A variance for these deficiencies should have been obtained in 2010 — prior to the issuance of the Building Permit. The applicant has sold the property at 312 Elmwood Avenue and will close the sale on June 1, 2015. In order to help finalize the sale the house, the applicant needs a valid Certificate of Compliance stating that the property at 312 Elmwood Avenue is compliant with City of Ithaca Housing regulations. A Certificate of Compliance cannot be issued unless the applicant is first granted variances for the above-listed zoning deficiencies. "An Equal Opportunity Employer with a commitment to workforce diversification." 3of3 Aort Environmental Assessment Form Part I -Project Information Instructions for Completing Part 1-Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1-Project and Sponsor Information Name of Action or Project: Project Location(describe,and attach a location map): Brief Description of Proposed Action: Name of Applicant or Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: 1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that ❑ ❑ may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2. Does the proposed action require a permit,approval or funding from any other governmental Agency? NO YES If Yes,list agency(s)name and permit or approval: ❑ ❑ 3.a.Total acreage of the site of the proposed action? acres b.Total acreage to be physically disturbed? acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? acres 4. Check all land uses that occur on,adjoining and near the proposed action. ❑Urban ❑Rural(non-agriculture) ❑Industrial ❑Commercial ❑Residential(suburban) ❑Forest ❑Agriculture ❑Aquatic ❑Other(specify): ❑Parkland Page 1 of 3 5. Is the proposed action, NO YES N/A a.A permitted use under the zoning regulations? ❑ ❑ ❑ b. Consistent with the adopted comprehensive plan? ❑ ❑ ❑ 6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES landscape? ❑ ❑ 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: ❑ ❑ 8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO YES ❑ ❑ b.Are public transportation service(s)available at or near the site of the proposed action? ❑ ❑ c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? ❑ ❑ 9.Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: El F-1 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: ❑ ❑ 11.Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: ❑ ❑ 12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO j YES Places? ❑ ❑ b.Is the proposed action located in an archeological sensitive area? ❑ ❑ 13. a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal,state or local agency? ❑ ❑ b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? ❑ ❑ If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: 14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply: ❑Shoreline ❑Forest ❑Agricultural/grasslands ❑Early mid-successional ❑ Wetland ❑Urban ❑Suburban 15.Does the site of the proposed action contain any species of animal,or associated habitats,listed NO YES by the State or Federal government as threatened or endangered? ❑ ❑ 16.Is the project site located in the 100 year flood plain? NO YES 17.Will the proposed action create storm water discharge,either from point or non-point sources? NO YES If Yes, El Ela.Will storm water discharges flow to adjacent properties? ❑NO ❑YES b.Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? If Yes,briefly describe: ❑NO ❑YES Page 2 of 3 18.Does the proposed action include construction or other activities that result in the impoundment of NO YES water or other liquids(e.g.retention pond,waste lagoon,dam)? If Yes,explain purpose and size: ❑ ❑ 19.Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES solid waste management facility? If Yes,describe: ❑ ❑ 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed)for hazardous waste? If Yes,describe: ❑ ❑ I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor name: Date: Signature: PRINT FORM Page 3 of 3 Agency Use Only [If applicable] Project: Date: Short Environmental Assessment Form Part 2 -Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my responses been reasonable considering the scale and context of the proposed action?" No,or Moderate small to large impact impact may may occur occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning ❑ Elregulations? 2. Will the proposed action result in a change in the use or intensity of use of land? ❑ ❑ 3. Will the proposed action impair the character or quality of the existing community? ❑ ❑ 4. Will the proposed action have an impact on the environmental characteristics that caused the ❑ ❑ establishment of a Critical Environmental Area(CEA)? 5. Will the proposed action result in an adverse change in the existing level of traffic or El ❑ affect existing infrastructure for mass transit,biking or walkway? 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate El reasonably available energy conservation or renewable energy opportunities? 7. Will the proposed action impact existing: El ❑ a.public/private water supplies? b.public/private wastewater treatment utilities? ❑ ❑ 8. Will the proposed action impair the character or quality of important historic,archaeological, ❑ El or aesthetic resources? 9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands, ❑ ❑ waterbodies,groundwater, air quality,flora and fauna)? 10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage ❑ ❑ problems? 11. Will the proposed action create a hazard to environmental resources or human health? ❑ ❑ PRINT FORM Pagel of2 Agency Use Only[If applicable] Project: Date: Short Environmental Assessment Form Part 3 Determination of Significance For every question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3.Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant.Each potential impact should be assessed considering its setting, probability of occurring,duration,irreversibility,geographic scope and magnitude. Also consider the potential for short- term,long-term and cumulative impacts. ❑ Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. Name of Lead Agency Date Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from Responsible Officer) PRINT FORM Page 2 of Full Environmental Assessment Form Part I -Project and Setting Instructions for Completing Part 1 Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review,and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information;indicate whether missing information does not exist, or is not reasonably available to the sponsor;and,when possible,generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A&B. In Sections C,D&E,most items contain an initial question that must be answered either"Yes"or"No". If the answer to the initial question is"Yes",complete the sub-questions that follow. If the answer to the initial question is"No",proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the project sponsor to verify that the information contained in Part lis accurate and complete. A.Project and Sponsor Information. Name of Action or Project: Project Location(describe,and attach a general location map): Brief Description of Proposed Action(include purpose or need): Name of Applicant/Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: Project Contact(if not same as sponsor;give name and title/role): Telephone: E-Mail: Address: City/PO: State: Zip Code: Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO: State: Zip Code: Page 1 of 13 B.Government Approvals B.Government Approvals,Funding,or Sponsorship. ("Funding"includes grants,loans,tax relief,and any other forms of financial assistance.) Government Entity If Yes:Identify Agency and Approval(s) Application Date Required (Actual or projected) a. City Council,Town Board, ❑Yes❑No or Village Board of Trustees b.City,Town or Village ❑Yes❑No Planning Board or Commission c. City Council,Town or ❑Yes❑No Village Zoning Board of Appeals d.Other local agencies ❑Yes❑No e. County agencies ❑Yes❑No f.Regional agencies ❑Yes❑No g. State agencies ❑Yes❑No h.Federal agencies ❑Yes❑No i. Coastal Resources. i. Is the project site within a Coastal Area,or the waterfront area of a Designated Inland Waterway? ❑Yes❑No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? ❑Yes❑No iii. Is the project site within a Coastal Erosion Hazard Area? ❑Yes❑No C.Planning and Zoning C.I.Planning and zoning actions. Will administrative or legislative adoption,or amendment of a plan,local law,ordinance,rule or regulation be the ❑Yes❑No only approval(s)which must be granted to enable the proposed action to proceed? • If Yes,complete sections C,F and G. • If No,proceed to question C.2 and complete all remaining sections and questions in Part 1 C.2.Adopted land use plans. a.Do any municipally-adopted (city,town,village or county)comprehensive land use plan(s)include the site ❑Yes❑No where the proposed action would be located? If Yes,does the comprehensive plan include specific recommendations for the site where the proposed action ❑Yes❑No would be located? b.Is the site of the proposed action within any local or regional special planning district(for example: Greenway ❑Yes❑No Brownfield Opportunity Area(BOA);designated State or Federal heritage area;watershed management plan; or other?) If Yes,identify the plan(s): c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, ❑Yes❑No or an adopted municipal farmland protection plan? If Yes,identify the plan(s): Page 2 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. ❑Yes❑No If Yes,what is the zoning classification(s)including any applicable overlay district? b. Is the use permitted or allowed by a special or conditional use permit? ❑Yes❑No c.Is a zoning change requested as part of the proposed action? ❑Yes❑No If Yes, i. What is the proposed new zoning for the site? CA.Existing community services. a.In what school district is the project site located? b.What police or other public protection forces serve the project site? c.Which fire protection and emergency medical services serve the project site? d.What parks serve the project site? D.Project Details D.1.Proposed and Potential Development a.What is the general nature of the proposed action(e.g.,residential,industrial,commercial,recreational;if mixed,include all components)? b. a.Total acreage of the site of the proposed action? acres b.Total acreage to be physically disturbed? acres c. Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? acres c.Is the proposed action an expansion of an existing project or use? ❑Yes❑No i. If Yes,what is the approximate percentage of the proposed expansion and identify the units(e.g.,acres,miles,housing units, square feet)? % Units: d.Is the proposed action a subdivision,or does it include a subdivision? ❑Yes❑No If Yes, i. Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if mixed,specify types) ii. Is a cluster/conservation layout proposed? ❑Yes❑No iii. Number of lots proposed? iv. Minimum and maximum proposed lot sizes? Minimum Maximum e.Will proposed action be constructed in multiple phases? ❑Yes❑No i. If No,anticipated period of construction: months ii. If Yes: • Total number of phases anticipated • Anticipated commencement date of phase 1 (including demolition) month year • Anticipated completion date of final phase month year • Generally describe connections or relationships among phases,including any contingencies where progress of one phase may determine timing or duration of future phases: Page 3 of 13 f.Does the project include new residential uses? ❑Yes❑No If Yes,show numbers of units proposed. One Familv Two Family Three Familv Multiple Familv four or more Initial Phase At completion of all phases g.Does the proposed action include new non-residential construction(including expansions)? ❑Ycs❑No If Yes, i.Total number of structures ii. Dimensions(in feet)of largest proposed structure: height; width; and length iii. Approximate extent of building space to be heated or cooled: square feet h.Does the proposed action include construction or other activities that will result in the impoundment of any ❑Yes❑No liquids,such as creation of a water supply,reservoir,pond,lake,waste lagoon or other storage? If Yes, i. Purpose of the impoundment: ii. If a water impoundment,the principal source of the water: ❑ Ground water❑Surface water streams ❑Other specify: iii. If other than water,identify the type of impounded/contained liquids and their source. iv. Approximate size of the proposed impoundment. Volume: million gallons;surface area: acres v. Dimensions of the proposed dam or impounding structure: height; length vi. Construction method/materials for the proposed dam or impounding structure(e.g.,earth fill,rock,wood,concrete): D.2. Project Operations a.Does the proposed action include any excavation,mining,or dredging,during construction,operations,or both? ❑Yes❑No (Not including general site preparation,grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes: i.What is the purpose of the excavation or dredging? ii. How much material(including rock,earth,sediments,etc.)is proposed to be removed from the site? • Volume(specify tons or cubic yards): • Over what duration of time? iii. Describe nature and characteristics of materials to be excavated or dredged,and plans to use,manage or dispose of them. iv. Will there be onsite dewatering or processing of excavated materials? ❑Yes❑No If yes,describe. v. What is the total area to be dredged or excavated? acres vi. What is the maximum area to be worked at any one time? acres vii. What would be the maximum depth of excavation or dredging? feet viii. Will the excavation require blasting? ❑Yes❑No ix. Summarize site reclamation goals and plan: b.Would the proposed action cause or result in alteration of,increase or decrease in size of,or encroachment ❑Yes❑No into any existing wetland,waterbody,shoreline,beach or adjacent area? If Yes: i. Identify the wetland or waterbody which would be affected(by name,water index number,wetland map number or geographic description): Page 4 of 13 H. Describe how the proposed action would affect that waterbody or wetland,e.g.excavation,fill,placement of structures,or alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres: iii. Will proposed action cause or result in disturbance to bottom sediments? ❑Yes❑No If Yes,describe: iv. Will proposed action cause or result in the destruction or removal of aquatic vegetation? ❑Yes❑No If Yes: • acres of aquatic vegetation proposed to be removed: • expected acreage of aquatic vegetation remaining after project completion: • purpose of proposed removal(e.g.beach clearing,invasive species control,boat access): • proposed method of plant removal: • if chemical/herbicide treatment will be used,specify product(s): v. Describe any proposed reclamation/mitigation following disturbance: c.Will the proposed action use,or create a new demand for water? ❑Yes❑No If Yes: i. Total anticipated water usage/demand per day: gallons/day H. Will the proposed action obtain water from an existing public water supply? ❑Yes❑No If Yes: • Name of district or service area: • Does the existing public water supply have capacity to serve the proposal? ❑Yes❑No • Is the project site in the existing district? ❑Yes❑No • Is expansion of the district needed? ❑Yes❑No • Do existing lines serve the project site? ❑Yes❑No iii. Will line extension within an existing district be necessary to supply the project? ❑Yes❑No If Yes: • Describe extensions or capacity expansions proposed to serve this project: • Source(s)of supply for the district: iv. Is a new water supply district or service area proposed to be formed to serve the project site? ❑Yes❑No If,Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • Proposed source(s)of supply for new district: v. If a public water supply will not be used,describe plans to provide water supply for the project: vi.If water supply will be from wells(public or private),maximum pumping capacity: gallons/minute. d.Will the proposed action generate liquid wastes? ❑Yes❑No If Yes: i. Total anticipated liquid waste generation per day: gallons/day ii. Nature of liquid wastes to be generated(e.g.,sanitary wastewater,industrial;if combination,describe all components and approximate volumes or proportions of each): iii. Will the proposed action use any existing public wastewater treatment facilities? ❑Yes❑No If Yes: • Name of wastewater treatment plant to be used: • Name of district: • Does the existing wastewater treatment plant have capacity to serve the project? ❑Yes❑No • Is the project site in the existing district? ❑Yes❑No • Is expansion of the district needed? ❑Yes❑No Page 5 of 13 • Do existing sewer lines serve the project site? ❑Yes❑No • Will line extension within an existing district be necessary to serve the project? ❑Yes❑No If Yes: • Describe extensions or capacity expansions proposed to serve this project: iv. Will a new wastewater(sewage)treatment district be formed to serve the project site? ❑Yes❑No If Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • What is the receiving water for the wastewater discharge? V. If public facilities will not be used,describe plans to provide wastewater treatment for the project,including specifying proposed receiving water(name and classification if surface discharge,or describe subsurface disposal plans): vi. Describe any plans or designs to capture,recycle or reuse liquid waste: e.Will the proposed action disturb more than one acre and create stormwater runoff,either from new point ❑Yes❑No sources(i.e. ditches,pipes,swales,curbs,gutters or other concentrated flows of stormwater)or non-point source(i.e. sheet flow)during construction or post construction? If Yes: i. How much impervious surface will the project create in relation to total size of project parcel? Square feet or acres(impervious surface) Square feet or acres(parcel size) ii. Describe types of new point sources. iii. Where will the stormwater runoff be directed(i.e.on-site stormwater management facility/structures,adjacent properties, groundwater,on-site surface water or off-site surface waters)? • If to surface waters,identify receiving water bodies or wetlands: • Will stormwater runoff flow to adjacent properties? ElYes❑No iv. Does proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? ❑Yes❑No f. Does the proposed action include,or will it use on-site,one or more sources of air emissions,including fuel ❑Yes❑No combustion,waste incineration,or other processes or operations? If Yes,identify: i.Mobile sources during project operations(e.g.,heavy equipment,fleet or delivery vehicles) ii. Stationary sources during construction(e.g.,power generation,structural heating,batch plant,crushers) iii. Stationary sources during operations(e.g.,process emissions,large boilers,electric generation) g.Will any air emission sources named in D.2.f(above),require a NY State Air Registration,Air Facility Permit, ❑Yes❑No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet ❑Yes❑No ambient air quality standards for all or some parts of the year) ii. In addition to emissions as calculated in the application,the project will generate: • Tons/year(short tons)of Carbon Dioxide(CO2) • Tons/year(short tons)of Nitrous Oxide(N20) • Tons/year(short tons)of Perfluorocarbons(PFCs) • Tons/year(short tons)of Sulfur Hexafluoride(SF6) • Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons(HFCs) • Tons/year(short tons)of Hazardous Air Pollutants(HAPs) Page 6 of 13 h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, ❑Yes❑No landfills,composting facilities)? If Yes: i. Estimate methane generation in tons/year(metric): ii.Describe any methane capture,control or elimination measures included in project design(e.g.,combustion to generate heat or electricity,flaring): i.Will the proposed action result in the release of air pollutants from open-air operations or processes,such as ❑Yes❑No quarry or landfill operations? If Yes:Describe operations and nature of emissions(e.g.,diesel exhaust,rock particulates/dust): j.Will the proposed action result in a substantial increase in traffic above present levels or generate substantial ❑Yes❑No new demand for transportation facilities or services? If Yes: i. When is the peak traffic expected(Check all that apply): ❑Morning ❑Evening ❑Weekend ❑Randomly between hours of to ii. For commercial activities only,projected number of semi-trailer truck trips/day: iii. Parking spaces: Existing Proposed Net increase/decrease iv. Does the proposed action include any shared use parking? ❑Yes❑No v. If the proposed action includes any modification of existing roads,creation of new roads or change in existing access,describe: vi. Are public/private transportation service(s)or facilities available within'/z mile of the proposed site? ❑Yes❑No vii Will the proposed action include access to public transportation or accommodations for use of hybrid,electric ❑Yes❑No or other alternative fueled vehicles? viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing ❑Yes❑No pedestrian or bicycle routes? k.Will the proposed action(for commercial or industrial projects only)generate new or additional demand ❑Yes❑No for energy? If Yes: i. Estimate annual electricity demand during operation of the proposed action: U. Anticipated sources/suppliers of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/local utility,or other): iii. Will the proposed action require a new,or an upgrade to,an existing substation? ❑Yes❑No 1.Hours of operation. Answer all items which apply. i. During Construction: ii. During Operations: • Monday-Friday: • Monday-Friday: • Saturday: • Saturday: • Sunday: • Sunday: • Holidays: • Holidays: Page 7 of 13 m.Will the proposed action produce noise that will exceed existing ambient noise levels during construction, ❑Yes❑No operation,or both? If yes: i. Provide details including sources,time of day and duration: H. Will proposed action remove existing natural barriers that could act as a noise barrier or screen? ❑Yes❑No Describe: n.. Will the proposed action have outdoor lighting? ❑Yes❑No If yes: i. Describe source(s),location(s),height of fixture(s),direction/aim,and proximity to nearest occupied structures: ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? ❑Yes El No Describe: o. Does the proposed action have the potential to produce odors for more than one hour per day? ❑Yes❑No If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest occupied structures: p.Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) ❑Yes❑No or chemical products 185 gallons in above ground storage or any amount in underground storage? If Yes: i. Product(s)to be stored ii. Volume(s) per unit time (e.g.,month,year) iii. Generally describe proposed storage facilities: q.Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, ❑Yes ❑No insecticides)during construction or operation? If Yes: i. Describe proposed treatment(s): ii. Will the proposed action use Integrated Pest Management Practices? ❑ Yes ❑No r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal ❑ Yes ❑No of solid waste(excluding hazardous materials)? If Yes: i. Describe any solid waste(s)to be generated during construction or operation of the facility: • Construction: tons per (unit of time) • Operation: tons per (unit of time) ii. Describe any proposals for on-site minimization,recycling or reuse of materials to avoid disposal as solid waste: • Construction: • Operation: iii. Proposed disposal methods/facilities for solid waste generated on-site: • Construction: • Operation: Page 8 of 13 s.Does the proposed action include construction or modification of a solid waste management facility? ❑ Yes❑ No If Yes: i. Type of management or handling of waste proposed for the site(e.g.,recycling or transfer station,composting,landfill,or other disposal activities): H. Anticipated rate of disposal/processing: • Tons/month,if transfer or other non-combustion/thermal treatment,or • Tons/hour,if combustion or thermal treatment iii. If landfill,anticipated site life: years t.Will proposed action at the site involve the commercial generation,treatment,storage,or disposal of hazardous ❑Yes❑No waste? If Yes: i.Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility: ii. Generally describe processes or activities involving hazardous wastes or constituents: iii. Specify amount to be handled or generated tons/month iv. Describe any proposals for on-site minimization,recycling or reuse of hazardous constituents: v. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? ❑Yes❑No If Yes:provide name and location of facility: If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: E.Site and Setting of Proposed Action E.1.Land uses on and surrounding the project site a.Existing land uses. i. Check all uses that occur on,adjoining and near the project site. ❑ Urban ❑ Industrial ❑ Commercial ❑ Residential(suburban) ❑ Rural(non-farm) ❑ Forest ❑ Agriculture ❑ Aquatic ❑ Other(specify): ii. If mix of uses,generally describe: b.Land uses and covertypes on the project site. Land use or Current Acreage After Change Covertype Acreage Project Completion (Acres+/-) • Roads,buildings,and other paved or impervious surfaces • Forested • Meadows,grasslands or brushlands(non- agricultural,including abandoned agricultural) • Agricultural (includes active orchards,field,greenhouse etc.) • Surface water features (lakes,ponds,streams,rivers,etc.) • Wetlands(freshwater or tidal) • Non-vegetated(bare rock,earth or fill) • Other Describe: Page 9 of 13 c.Is the project site presently used by members of the community for public recreation? ❑Yes❑No i. If Yes: explain: d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals,licensed ❑Yes❑No day care centers,or group homes)within 1500 feet of the project site? If Yes, i. Identify Facilities: e.Does the project site contain an existing dam? ❑Yes❑No If Yes: i. Dimensions of the dam and impoundment: • Dam height: feet • Dam length: feet • Surface area: acres • Volume impounded: gallons OR acre-feet ii. Dam's existing hazard classification: iii. Provide date and summarize results of last inspection: f.Has the project site ever been used as a municipal,commercial or industrial solid waste management facility, ❑Yes❑No or does the project site adjoin property which is now,or was at one time,used as a solid waste management facility? If Yes: i. Has the facility been formally closed? ❑Yes❑ No • If yes,cite sources/documentation: ii. Describe the location of the project site relative to the boundaries of the solid waste management facility: W. Describe any development constraints due to the prior solid waste activities: g.Have hazardous wastes been generated,treated and/or disposed of at the site,or does the project site adjoin ❑Yes❑No property which is now or was at one time used to commercially treat,store and/or dispose of hazardous waste? If Yes: i. Describe waste(s)handled and waste management activities, including approximate time when activities occurred: h. Potential contamination history. Has there been a reported spill at the proposed project site,or have any ❑Yes❑ No remedial actions been conducted at or adjacent to the proposed site? If Yes: i. Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site ❑Yes❑No Remediation database? Check all that apply: ❑ Yes—Spills Incidents database Provide DEC ID number(s): ❑ Yes—Environmental Site Remediation database Provide DEC ID number(s): ❑ Neither database ii. If site has been subject of RCRA corrective activities,describe control measures: iii. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? ❑Yes❑No If yes,provide DEC ID number(s): iv. If yes to(i),(ii)or(iii)above,describe current status of site(s): Page 10 of 13 v. Is the project site subject to an institutional control limiting property uses? ❑Yes❑No • If yes,DEC site ID number: • Describe the type of institutional control(e.g.,deed restriction or easement): • Describe any use limitations: • Describe any engineering controls: • Will the project affect the institutional or engineering controls in place? ❑Yes❑No • Explain: E.2. Natural Resources On or Near Project Site a.What is the average depth to bedrock on the project site? feet b.Are there bedrock outcroppings on the project site? ❑Yes❑No If Yes,what proportion of the site is comprised of bedrock outcroppings? % c.Predominant soil type(s)present on project site: % d.What is the average depth to the water table on the project site? Average: feet e.Drainage status of project site soils:❑ Well Drained: %of site ❑ Moderately Well Drained: %of site ❑ Poorly Drained %of site f.Approximate proportion of proposed action site with slopes: ❑ 0-10%: %of site ❑ 10-15%: %of site ❑ 15%or greater: %of site g.Are there any unique geologic features on the project site? ❑Yes❑No If Yes,describe: h. Surface water features. i. Does any portion of the project site contain wetlands or other waterbodies(including streams,rivers, ❑Yes❑No ponds or lakes)? ii. Do any wetlands or other waterbodies adjoin the project site? ❑Yes❑No If Yes to either i or ii,continue. If No,skip to E.2.i. iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, ❑Yes❑No state or local agency? iv. For each identified regulated wetland and waterbody on the project site,provide the following information: • Streams: Name Classification • Lakes or Ponds: Name Classification • Wetlands: Name Approximate Size • Wetland No.(if regulated by DEC) v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired ❑Yes❑No waterbodies? If yes,name of impaired water bodylbodies and basis for listing as impaired: i.Is the project site in a designated Floodway? [-]Yes[-]No j.Is the project site in the 100 year Floodplain? [-]Yes[-]No k.Is the project site in the 500 year Floodplain? ❑Yes❑No 1.Is the project site located over,or immediately adjoining,a primary,principal or sole source aquifer? ❑Yes❑No If Yes: i.Name of aquifer: Page 11 of 13 m. Identify the predominant wildlife species that occupy or use the project site: n.Does the project site contain a designated significant natural community? ❑Ye5❑No If Yes: i. Describe the habitat/community(composition,function,and basis for designation): ii. Source(s)of description or evaluation: iii. Extent of community/habitat: • Currently: acres • Following completion of project as proposed: acres • Gain or loss(indicate+or-): acres o.Does project site contain any species of plant or animal that is listed by the federal government or NYS as ❑Yes❑No endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species? p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of ❑Yes❑No special concern? q. Is the project site or adjoining area currently used for hunting,trapping,fishing or shell fishing? ❑Yes❑No If yes,give a brief description of how the proposed action may affect that use: E.3. Designated Public Resources On or Near Project Site a.Is the project site,or any portion of it,located in a designated agricultural district certified pursuant to ❑Yes❑No Agriculture and Markets Law,Article 25-AA, Section 303 and 304? If Yes, provide county plus district name/number: b.Are agricultural lands consisting of highly productive soils present? ❑Yes❑No i. If Yes: acreage(s)on project site? ii. Source(s)of soil rating(s): c. Does the project site contain all or part of,or is it substantially contiguous to,a registered National ❑Yes❑No Natural Landmark? If Yes: i. Nature of the natural landmark: ❑Biological Community ❑ Geological Feature ii. Provide brief description of landmark,including values behind designation and approximate size/extent: d. Is the project site located in or does it adjoin a state listed Critical Environmental Area? ❑Yes❑No If Yes: i. CEA name: ii. Basis for designation: iii. Designating agency and date: Page 12 of 13 e.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district ❑Yes❑No which is listed on,or has been nominated by the NYS Board of Historic Preservation for inclusion on,the State or National Register of Historic Places? If Yes: i. Nature of historic/archaeological resource: El Archaeological Site ❑Historic Building or District ii.Name: iii. Brief description of attributes on which listing is based: f.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for ❑Yes❑No archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory? g.Have additional archaeological or historic site(s)or resources been identified on the project site? ❑Yes❑No If Yes: i.Describe possible resource(s): ii. Basis for identification: h.Is the project site within fives miles of any officially designated and publicly accessible federal,state,or local ❑Yes❑No scenic or aesthetic resource? If Yes: i. Identify resource: ii. Nature of,or basis for,designation(e.g.,established highway overlook,state or local park,state historic trail or scenic byway, etc.): iii. Distance between project and resource: miles. i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers ❑Yes❑No Program 6 NYCRR 666? If Yes: i. Identify the name of the river and its designation: ii. Is the activity consistent with development restrictions contained in 6NYCRR Part 666? ❑Yes❑No F.Additional Information Attach any additional information which may be needed to clarify your project. If you have identified any adverse impacts which could be associated with your proposal,please describe those impacts plus any measures which you propose to avoid or minimize them. G. Verification I certify that the information provided is true to the best of my knowledge. Applicant/Sponsor Name Date Signature Title PRINT FORM Page 13 of 13 Full Environmental Assessment Form Project: Agency Use Only[If applicable] Part 2 -Identification of Potential Project Impacts Date: Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could be affected by a proposed project or action. We recognize that the lead agency's reviewer(s)will not necessarily be environmental professionals. So,the questions are designed to walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2,the form identifies the most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed,the lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area,complete the Coastal Assessment Form before proceeding with this assessment. Tips for completing Part 2: • Review all of the information provided in Part 1. • Review any application,maps,supporting materials and the Full EAF Workbook. • Answer each of the 18 questions in Part 2. • If you answer"Yes"to a numbered question,please complete all the questions that follow in that section. • If you answer"No"to a numbered question,move on to the next numbered question. • Check appropriate column to indicate the anticipated size of the impact. • Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box"Moderate to large impact may occur." • The reviewer is not expected to be an expert in environmental analysis. • If you are not sure or undecided about the size of an impact,it may help to review the sub-questions for the general question and consult the workbook. • When answering a question consider all components of the proposed activity,that is,the"whole action". • Consider the possibility for long-term and cumulative impacts as well as direct impacts. • Answer the question in a reasonable manner considering the scale and context of the project. 1. Impact on Land Proposed action may involve construction on, or physical alteration of, NO ❑YES the land surface of the proposed site. (See Part 1. D.1) I "Yes", answer questions a- '. I "No", move on to Section 2. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may involve construction on land where depth to water table is E2d ❑ ❑ less than 3 feet. b.The proposed action may involve construction on slopes of 15%or greater. E2f ❑ ❑ c.The proposed action may involve construction on land where bedrock is exposed,or Eta ❑ ❑ generally within 5 feet of existing ground surface. d.The proposed action may involve the excavation and removal of more than 1,000 tons D2a ❑ ❑ of natural material. e.The proposed action may involve construction that continues for more than one year Dle ❑ ❑ or in multiple phases. f.The proposed action may result in increased erosion,whether from physical D2e,D2q ❑ ❑ disturbance or vegetation removal(including from treatment by herbicides). g.The proposed action is,or may be,located within a Coastal Erosion hazard area. Bli ❑ ❑ h. Other impacts: ❑ ❑ Page 1 of 10 2. Impact on Geological Features The proposed action may result in the modification or destruction of, or inhibit access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, ❑NO ❑YES minerals, fossils, caves). (See Part 1. E.2.g) I "Yes", answer questions a-c. I "No", move on to Section 3. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.Identify the specific land form(s)attached: E2g ❑ ❑ b.The proposed action may affect or is adjacent to a geological feature listed as a E3c ❑ ❑ registered National Natural Landmark. Specific feature: c. Other impacts: ❑ ❑ 3. Impacts on Surface Water The proposed action may affect one or more wetlands or other surface water ❑NO ❑YES bodies (e.g., streams,rivers,ponds or lakes). (See Part 1. D.2,E.2.h) I "Yes", answer questions a- 1. I "No", move on to Section 4. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may create a new water body. D2b,Dlh ❑ ❑ b.The proposed action may result in an increase or decrease of over 10%or more than a D2b ❑ ❑ 10 acre increase or decrease in the surface area of any body of water. c.The proposed action may involve dredging more than 100 cubic yards of material 132a ❑ ❑ from a wetland or water body. d.The proposed action may involve construction within or adjoining a freshwater or E2h ❑ O tidal wetland,or in the bed or banks of any other water body. e.The proposed action may create turbidity in a waterbody,either from upland erosion, 132a,D2h ❑ ❑ runoff or by disturbing bottom sediments. £ The proposed action may include construction of one or more intake(s)for withdrawal D2c ❑ ❑ of water from surface water. g.The proposed action may include construction of one or more outfall(s)for discharge D2d ❑ ❑ of wastewater to surface water(s). h.The proposed action may cause soil erosion,or otherwise create a source of D2e ❑ ❑ stormwater discharge that may lead to siltation or other degradation of receiving water bodies. i.The proposed action may affect the water quality of any water bodies within or E2h ❑ ❑ downstream of the site of the proposed action. j.The proposed action may involve the application of pesticides or herbicides in or D2q, E2h ❑ O around any water body. k.The proposed action may require the construction of new,or expansion of existing, D 1 a, D2d ❑ ❑ wastewater treatment facilities. Page 2 of 10 1.Other impacts: ❑ ❑ 4. Impact on groundwater The proposed action may result in new or additional use of ground water, or ❑NO []YES may have the potential to introduce contaminants to ground water or an aquifer. (See Part 1. D.2.a,D.2.c,D.2.d,D.2.p,D.2.q,D.2.t) If"Yes", answer questions a-h. If"No", move on to Section S. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may require new water supply wells,or create additional demand D2c ❑ ❑ on supplies from existing water supply wells. b.Water supply demand from the proposed action may exceed safe and sustainable D2c ❑ ❑ withdrawal capacity rate of the local supply or aquifer. Cite Source: c. The proposed action may allow or result in residential uses in areas without water and Dla,D2c ❑ ❑ sewer services. d.The proposed action may include or require wastewater discharged to groundwater. D2d,E21 ❑ ❑ e.The proposed action may result in the construction of water supply wells in locations D2c,Elf, ❑ ❑ where groundwater is,or is suspected to be,contaminated. Elg,Elh f. The proposed action may require the bulk storage of petroleum or chemical products D2p,E21 ❑ ❑ over ground water or an aquifer. g.The proposed action may involve the commercial application of pesticides within 100 E2h,D2q, ❑ ❑ feet of potable drinking water or irrigation sources. E21,D2c h. Other impacts: ❑ ❑ 5. Impact on Flooding The proposed action may result in development on lands subject to flooding. ❑NO ❑YES (See Part 1. E.2) I "Yes", answer questions a-g. ff"No", move on to Section 6. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may result in development in a designated floodway. E2i ❑ ❑ b.The proposed action may result in development within a 100 year floodplain. E2j ❑ ❑ c.The proposed action may result in development within a 500 year floodplain. E2k ❑ ❑ d.The proposed action may result in,or require,modification of existing drainage D2b,D2e ❑ ❑ patterns. e.The proposed action may change flood water flows that contribute to flooding. 132b,E2i, ❑ ❑ E2',E2k f.If there is a dam located on the site of the proposed action,is the dam in need of repair, E 1 e ❑ ❑ or upgrade? Page 3 of 10 g. Other impacts: ❑ 6. Impacts on Air The proposed action may include a state regulated air emission source. [:]NO ❑YES (See Part 1. D.2.£,D,2,h,D.2.g) If"Yes", answer questions a-f. If"No", move on to Section 7. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.If the proposed action requires federal or state air emission permits,the action may also emit one or more greenhouse gases at or above the following levels: i. More than 1000 tons/year of carbon dioxide(CO2) D2g ❑ ❑ ii. More than 3.5 tons/year of nitrous oxide(N20) D2g ❑ ❑ iii.More than 1000 tons/year of carbon equivalent of perfluorocarbons(PFCs) D2g ❑ ❑ iv.More than.045 tons/year of sulfur hexafluoride(SF6) D2g ❑ ❑ v. More than 1000 tons/year of carbon dioxide equivalent of D2g ❑ ❑ hydrochloroflourocarbons(HFCs)emissions vi.43 tons/year or more of methane 132h ❑ ❑ b.The proposed action may generate 10 tons/year or more of any one designated D2g ❑ ❑ hazardous air pollutant,or 25 tons/year or more of any combination of such hazardous air pollutants. c.The proposed action may require a state air registration,or may produce an emissions 132f,D2g ❑ ❑ rate of total contaminants that may exceed 5 lbs.per hour,or may include a heat source capable of producing more than 10 million BTU's per hour. d.The proposed action may reach 50%of any of the thresholds in"a"through"c", D2g O ❑ above. e.The proposed action may result in the combustion or thermal treatment of more than 1 D2s ❑ ❑ ton of refuse per hour. f. Other impacts: ❑ ❑ 7. Impact on Plants and Animals The proposed action may result in a loss of flora or fauna. (See Part 1. E.2. m.-q.) ONO ❑YES I "Yes", answer questions a-j. I `No", move on to Section 8. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may cause reduction in population or loss of individuals of any Ego ❑ ❑ threatened or endangered species,as listed by New York State or the Federal government,that use the site,or are found on,over,or near the site. b.The proposed action may result in a reduction or degradation of any habitat used by E2o ❑ ❑ any rare,threatened or endangered species,as listed by New York State or the federal government. c.The proposed action may cause reduction in population,or loss of individuals,of any E2p ❑ ❑ species of special concern or conservation need,as listed by New York State or the Federal government,that use the site,or are found on,over,or near the site. d.The proposed action may result in a reduction or degradation of any habitat used by E2p ❑ ❑ any species of special concern and conservation need,as listed by New York State or the Federal government. Page 4 of 10 e.The proposed action may diminish the capacity of a registered National Natural E3c ❑ ❑ Landmark to support the biological community it was established to protect. f. The proposed action may result in the removal of,or ground disturbance in,any E2n ❑ ❑ portion of a designated significant natural community. Source: g.The proposed action may substantially interfere with nesting/breeding,foraging,or E2m ❑ ❑ over-wintering habitat for the predominant species that occupy or use the project site. h.The proposed action requires the conversion of more than 10 acres of forest, Elb ❑ ❑ grassland or any other regionally or locally important habitat. Habitat type&information source: i.Proposed action(commercial,industrial or recreational projects,only)involves use of D2q ❑ ❑ herbicides or pesticides. j.Other impacts: ❑ ❑ 8. Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) [:]NO ❑YES I "Yes", answer questions a-h. I `No", move on to Section 9. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may impact soil classified within soil group 1 through 4 of the E2c,E3b ❑ ❑ NYS Land Classification System. b.The proposed action may sever,cross or otherwise limit access to agricultural land Ela,Elb ❑ ❑ (includes cropland,hayfields,pasture,vineyard,orchard,etc). c.The proposed action may result in the excavation or compaction of the soil profile of E3b ❑ ❑ active agricultural land. d.The proposed action may irreversibly convert agricultural land to non-agricultural Elb,E3a ❑ ❑ uses,either more than 2.5 acres if located in an Agricultural District,or more than 10 acres if not within an Agricultural District. e.The proposed action may disrupt or prevent installation of an agricultural land El a,Elb ❑ ❑ management system. f.The proposed action may result,directly or indirectly,in increased development C2c,C3, ❑ ❑ potential or pressure on farmland. D2c,D2d g.The proposed project is not consistent with the adopted municipal Farmland C2c ❑ ❑ Protection Plan. h. Other impacts: ❑ ❑ Page 5 of 10 9. Impact on Aesthetic Resources The land use of the proposed action are obviously different from, or are in [:]NO ❑YES sharp contrast to, current land use patterns between the proposed project and a scenic or aesthetic resource. (Part 1. E.La,E.Lb,E.31.) I "Yes", answer questions a-g. I "No", go to Section 10. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.Proposed action may be visible from any officially designated federal,state,or local E3h ❑ ❑ scenic or aesthetic resource. b.The proposed action may result in the obstruction,elimination or significant E3h,C2b ❑ ❑ screening of one or more officially designated scenic views. c.The proposed action may be visible from publicly accessible vantage points: E3h i. Seasonally(e.g., screened by summer foliage,but visible during other seasons) ❑ ❑ ii.Year round ❑ ❑ d.The situation or activity in which viewers are engaged while viewing the proposed E3h action is: E2q, i. Routine travel by residents,including travel to and from work Elc El ii.Recreational or tourism based activities ❑ ❑ e.The proposed action may cause a diminishment of the public enjoyment and E3h ❑ ❑ appreciation of the designated aesthetic resource. f. There are similar projects visible within the following distance of the proposed Dla,Ela, El E]project: Dlf,Dlg 0-1/2 mile Yz-3 mile 3-5 mile 5+ mile g. Other impacts: ❑ ❑ 10. Impact on Historic and Archeological Resources The proposed action may occur in or adjacent to a historic or archaeological NO ❑YES resource. (Part 1. E.3.e, f. and g.) If"Yes", answer questions a- e. If No", go to Section IL Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may occur wholly or partially within,or substantially contiguous De ❑ ❑ to,any buildings,archaeological site or district which is listed on or has been nominated by the NYS Board of Historic Preservation for inclusion on the State or National Register of Historic Places. b.The proposed action may occur wholly or partially within,or substantially contiguous E3f ❑ ❑ to,an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory. c.The proposed action may occur wholly or partially within,or substantially contiguous E3g ❑ ❑ to,an archaeological site not included on the NY SHPO inventory. Source: Page 6 of 10 d. Other impacts: ❑ ❑ e.If any of the above(a-d)are answered"Yes",continue with the following questions to help support conclusions in Part 3: i. The proposed action may result in the destruction or alteration of all or part De,E3g, ❑ ❑ of the site or property. E3f ii. The proposed action may result in the alteration of the property's setting or De,E3f, ❑ ❑ integrity. E3g,E 1 a, Elb iii. The proposed action may result in the introduction of visual elements which De,E3f, ❑ ❑ are out of character with the site or property,or may alter its setting. E3g,E3h, C2,C3 11. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a ❑NO ❑YES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part 1. C.2.c,E.l.c.,E.2.q.) I "Yes", answer questions a- e. I "No", go to Section 12. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may result in an impairment of natural functions,or"ecosystem D2e,Elb ❑ ❑ services",provided by an undeveloped area,including but not limited to stormwater E2h, storage,nutrient cycling,wildlife habitat. E2m,E2o, E2n,E2 b.The proposed action may result in the loss of a current or future recreational resource. C2a,Elc, ❑ ❑ C2c,E2 c.The proposed action may eliminate open space or recreational resource in an area C2a,C2c ❑ ❑ with few such resources. Elc,E2q d.The proposed action may result in loss of an area now used informally by the C2c,E 1 c ❑ ❑ community as an open space resource. e. Other impacts: ❑ ❑ 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical NO ❑YES environmental area(CEA). (See Part 1. E.3.d) I "Yes", answer questions a- c. I "No", go to Section 13. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may result in a reduction in the quantity of the resource or E3d ❑ ❑ characteristic which was the basis for designation of the CEA. b.The proposed action may result in a reduction in the quality of the resource or E3d ❑ ❑ characteristic which was the basis for designation of the CEA. c.Other impacts: ❑ ❑ Page 7 of 10 13. Impact on Transportation The proposed action may result in a change to existing transportation systems. ❑NO ❑YES (See Part 1. D.2.j) I "Yes", answer questions a -g. If`No", go to Section 14. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.Projected traffic increase may exceed capacity of existing road network. D2j ❑ ❑ b.The proposed action may result in the construction of paved parking area for 500 or D2j ❑ ❑ more vehicles. c.The proposed action will degrade existing transit access. D2j ❑ ❑ d.The proposed action will degrade existing pedestrian or bicycle accommodations. D2j ❑ ❑ e.The proposed action may alter the present pattern of movement of people or goods. D2j ❑ ❑ f. Other impacts: ❑ ❑ 14. Impact on Energy The proposed action may cause an increase in the use of any form of energy. [:]NO ❑YES (See Part 1. 13.21) I "Yes", answer questions a-e. I "No", go to Section 15. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action will require a new,or an upgrade to an existing,substation. D2k ❑ ❑ b.The proposed action will require the creation or extension of an energy transmission Dlf, ❑ ❑ or supply system to serve more than 50 single or two-family residences or to serve a Dlq,D2k commercial or industrial use. c.The proposed action may utilize more than 2,500 MWhrs per year of electricity. D2k ❑ ❑ d.The proposed action may involve heating and/or cooling of more than 100,000 square Dlg ❑ ❑ feet of building area when completed. e.Other Impacts: ❑ ❑ 15. Impact on Noise,Odor, and Light The proposed action may result in an increase in noise, odors, or outdoor lighting. [:]NO ❑YES (See Part 1. D.2.m.,n., and o.) I "Yes", answer questions a-.f I "No", go to Section 16. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may produce sound above noise levels established by local D2m ❑ ❑ regulation. b.The proposed action may result in blasting within 1,500 feet of any residence, D2m,Eld ❑ ❑ hospital,school,licensed day care center,or nursing home. c.The proposed action may result in routine odors for more than one hour per day. D2o ❑ ❑ Page 8 of 10 d.The proposed action may result in light shining onto adjoining properties. D2n ❑ ❑ e.The proposed action may result in lighting creating sky-glow brighter than existing D2n,Ela ❑ ❑ area conditions. f. Other impacts: ❑ ❑ 16. Impact on Human Health The proposed action may have an impact on human health from exposure ❑NO ❑YES to new or existing sources of contaminants. (See Part 1.D.2.q.,E.1. d. £ g. and h.) I "Yes", answer questions a-m. I "No", go to Section 17. Relevant No,or Moderate Part I small to large Question(s) impact impact may may cccur occur a.The proposed action is located within 1500 feet of a school,hospital,licensed day Eld ❑ ❑ care center,group home,nursing home or retirement community. b.The site of the proposed action is currently undergoing remediation. Elg,Elh ❑ ❑ c.There is a completed emergency spill remediation,or a completed environmental site Elg,Elh ❑ ❑ remediation on,or adjacent to,the site of the proposed action. d.The site of the action is subject to an institutional control limiting the use of the Elg,Elh ❑ ❑ property(e.g.,easement or deed restriction). e.The proposed action may affect institutional control measures that were put in place Elg,Elh ❑ ❑ to ensure that the site remains protective of the environment and human health. £ The proposed action has adequate control measures in place to ensure that future D2t ❑ ❑ generation,treatment and/or disposal of hazardous wastes will be protective of the environment and human health. g.The proposed action involves construction or modification of a solid waste D2q,Elf ❑ ❑ management facility. h.The proposed action may result in the unearthing of solid or hazardous waste. D2q,Elf ❑ ❑ i.The proposed action may result in an increase in the rate of disposal,or processing,of D2r,D2s ❑ ❑ solid waste. j.The proposed action may result in excavation or other disturbance within 2000 feet of E 1 f,Elg ❑ ❑ a site used for the disposal of solid or hazardous waste. Elh k.The proposed action may result in the migration of explosive gases from a landfill Elf,Elg ❑ ❑ site to adjacent off site structures. 1.The proposed action may result in the release of contaminated leachate from the 132s,E 1 f, ❑ ❑ project site. D2r m. Other impacts: ❑ ❑ Page 9 of 10 17. Consistency with Community Plans The proposed action is not consistent with adopted land use plans. [JNO YES (See Part 1. C.1, C.2. and C.3.) If"Yes", answer questions a-h. If"No", go to Section 18. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action's land use components may be different from,or in sharp C2,C3,Dla ❑ ❑ contrast to,current surrounding land use pattern(s). Ela,Elb b.The proposed action will cause the permanent population of the city,town or village C2 ❑ ❑ in which the project is located to grow by more than 5%. c.The proposed action is inconsistent with local land use plans or zoning regulations. C2,C2,C3 ❑ ❑ d.The proposed action is inconsistent with any County plans,or other regional land use C2,C2 ❑ ❑ plans. e.The proposed action may cause a change in the density of development that is not C3,D1 c, ❑ ❑ supported by existing infrastructure or is distant from existing infrastructure. D 1 d,D 1 f, Dld,Elb f.The proposed action is located in an area characterized by low density development C4,D2c,D2d ❑ ❑ that will require new or expanded public infrastructure. D2j g.The proposed action may induce secondary development impacts(e.g.,residential or C2a ❑ ❑ commercial development not included in the proposed action) h. Other: ❑ ❑ 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. [:]NO YES (See Part 1. C.2, C.3,D.2,E.3) I "Yes", answer questions a-g. I `No",proceed to Part 3. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may replace or eliminate existing facilities,structures,or areas De,E3f,E3g ❑ ❑ of historic importance to the community. b.The proposed action may create a demand for additional community services(e.g. C4 ❑ ❑ schools,police and fire) c.The proposed action may displace affordable or low-income housing in an area where C2,C3,Dlf ❑ ❑ there is a shortage of such housing. D 1 g,E t a d.The proposed action may interfere with the use or enjoyment of officially recognized C2,E3 ❑ ❑ or designated public resources. e.The proposed action is inconsistent with the predominant architectural scale and C2,C3 ❑ ❑ character. f.Proposed action is inconsistent with the character of the existing natural landscape. C2,C3 ❑ ❑ Ela,Elb E2 ,E2h g. Other impacts: ❑ ❑ PRINT FULL FORM Page 10 of 10 Agency Use Only [IfApplicable] Project: Date: Full Environmental Assessment Form Part 3 -Evaluation of the Magnitude and Importance of Project Impacts and Determination of Significance Part 3 provides the reasons in support of the determination of significance. The lead agency must complete Part 3 for every question in Part 2 where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse environmental impact. Based on the analysis in Part 3,the lead agency must decide whether to require an environmental impact statement to further assess the proposed action or whether available information is sufficient for the lead agency to conclude that the proposed action will not have a significant adverse environmental impact. By completing the certification on the next page,the lead agency can complete its determination of significance. Reasons Supporting This Determination: To complete this section: • Identify the impact based on the Part 2 responses and describe its magnitude. Magnitude considers factors such as severity, size or extent of an impact. • Assess the importance of the impact. Importance relates to the geographic scope,duration,probability of the impact occurring,number of people affected by the impact and any additional environmental consequences if the impact were to occur. • The assessment should take into consideration any design element or project changes. • Repeat this process for each Part 2 question where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse environmental impact. • Provide the reason(s)why the impact may,or will not,result in a significant adverse environmental impact • For Conditional Negative Declarations identify the specific condition(s)imposed that will modify the proposed action so that no significant adverse environmental impacts will result. • Attach additional sheets,as needed. Determination of Significance- Type 1 and Unlisted Actions SEQR Status: ❑ Type 1 ❑Unlisted Identify portions of EAF completed for this Project: ❑Part 1 ❑Part 2 0 Part 3 Upon review of the information recorded on this EAF,as noted,plus this additional support information and considering both the magnitude and importance of each identified potential impact,it is the conclusion of the as lead agency that: ❑ A. This project will result in no significant adverse impacts on the environment,and,therefore,an environmental impact statement need not be prepared. Accordingly,this negative declaration is issued. ❑ B. Although this project could have a significant adverse impact on the environment,that impact will be avoided or substantially mitigated because of the following conditions which will be required by the lead agency: There will,therefore,be no significant adverse impacts from the project as conditioned,and,therefore,this conditioned negative declaration is issued. A conditioned negative declaration may be used only for UNLISTED actions(see 6 NYCRR 617.d). ❑ C. This Project may result in one or more significant adverse impacts on the environment,and an environmental impact statement must be prepared to further assess the impact(s)and possible mitigation and to explore alternatives to avoid or reduce those impacts. Accordingly,this positive declaration is issued. Name of Action: Name of Lead Agency: Name of Responsible Officer in Lead Agency: Title of Responsible Officer: Signature of Responsible Officer in Lead Agency: Date: Signature of Preparer(if different from Responsible Officer) Date: For Further Information: Contact Person: Address: Telephone Number: E-mail: For Type 1 Actions and Conditioned Negative Declarations,a copy of this Notice is sent to: Chief Executive Officer of the political subdivision in which the action will be principally located(e.g.,Town/City/Village of) Other involved agencies(if any) Applicant(if any) Environmental Notice Bulletin: http://www.dec.ny.gov/enb/enb.html PRINT FULL FORM I Page 2 of 2