HomeMy WebLinkAbout05-26-15 Planning and Development Board Meeting Agenda CITY OF ITHACA
108 E. Green Street—3rd Floor Ithaca,NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING& ECONOMIC DEVELOPMENT
H 000�00� oZ Division of Planning &Economic Development
U o Ann APR =�'C JOANN CORNISH, DIRECTOR OF PLANNING& DEVELOPMENT
'ycp�pURA1F����� 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
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The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on MAY 26T", 2015 In COMMON
COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Start Time
1. Agenda Review 6:00
2. Privilege of the Floor(3-minute maximum per person) 6:01
3. Subdivision Review
A. Project: Minor Subdivision 6:10
Location: 212 Hook PI.,Tax Parcel#74.-1-1
Applicant: Jeremy& Mary Taylor
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 0.668-acre (29,620 SF) parcel into two lots:
Parcel A, measuring 0.443 acres (19,280 SF) with 120 feet of street frontage on Hook Place and 176 feet of
street frontage on Taylor Place and containing an existing single-family home and garage; and Parcel B,
measuring 0.237 acres (10,340 SF) with 96 feet of street frontage on Taylor Place. The property is in the R-
1a Zoning District, which has the following minimum area requirements: 10,000 SF lot size, 75 feet of street
frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but
no less than 20 feet. This is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, and is subject to environmental review.
B. Project: Minor Subdivision 6:20
Location: Hector St.,Tax Parcel #19.-4-7.2
Applicant: Marilyn Ryan & Dorothy Sturtevant
Actions: O Declaration of Lead Agency O PUBLIC HEARING O Determination of Environmental
Significance O Consideration of Preliminary& Final Subdivision Approval
Project Description: The applicants propose to subdivide the 3.86-acre (SF) parcel into two lots: Lot 4-A,
measuring 1.89 acres (19,280 SF) with 111 feet of street frontage on Hector St. and 50 feet of street
frontage on Campbell Ave. and containing three sheds; and Lot 4-13, measuring 1.947 acres (10,340 SF) with
59 feet of street frontage on Hector St. and 227 feet of street frontage on Campbell Ave. The property is in
the R-1a Zoning District, which has the following minimum area requirements: 10,000 SF lot size, 75 feet of
street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%,
but no less than 20 feet. This is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, and is subject to environmental review.
4. Site Plan Review
A. Project: Mixed-Use Housing 6:30
Location: 210 Hancock St. (former Neighborhood Pride store)
Applicant: Ithaca Neighborhood Housing Services (INNS)
Actions: ❑ PUBLIC HEARING ❑ Potential Determination of Environmental Significance
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 12 two-story townhomes and a four-story approximately 65,000-SF mixed-use
building with approximately 53 apartments and three ground-floor commercial spaces, totaling
approximately 10,000 SF. Approximately 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) 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 Flood Plan
Development Permit, a variance from the Board of Zoning Appeals (BZA), approval from the Board of Public
Works (BPW) for improvements to property in the public way, funding approval 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.
B. Project: Retail Building/Restaurant (Texas Roadhouse) 7:15
Location: 719-25 S. Meadow St.
Applicant: Douglas Druen for Texas Roadhouse
Actions: ❑ Determination of Environmental Significance ❑ Consideration of Preliminary & Final Site
Plan Approval
Project Description: The applicant proposes to construct a 7,163-SF retail building/restaurant on portion of
the 3-acre site, which contains two existing retail buildings. 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, T-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.
C. Project: Tompkins Financial Headquarters 7:45
Location: 118 & 119 E. Seneca St.
Applicant: Trowbridge Wolf Michaels, LLP for Tompkins Trust Company
Actions: ❑ Review of FEAF, Parts 2 &3
Project Description: The applicant proposes to construct a 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
"An Equal Opportunity Employer with a commitment to workforce diversification." 2
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.
D. Project: Building&Vehicle Display Expansion 8:30
Location: 308-318 Elmira Rd.
Applicant: Schickel Architecture for Maguire Family Enterprises
Actions: O Declaration of Lead Agency
Project Description: The applicant proposes to construct a 1,100-SF addition to the east side of the existing
building, reconfigure the vehicle display and associated parking layout, including shifting the existing
entrance 65 feet to the northeast, add 20 parking spaces, and install other site improvements including
landscaping, lighting, and signage. The applicant is proposing 5% internal landscaping — 12% is required.
The applicant is requesting to build an architectural wall/fence as an alternative to the requirement in the
Southwest Area Design Guidelines that a minimum of 35% 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 35% building frontage, to be occupied by an integrated architectural wall. The project
occupies two tax parcels and requires parcel consolidation, as well as an Area Variance for exceeding the
maximum 30 foot front yard setback in the SW-2 Zoning District. This is an Unlisted Action under the City of
S. Zoning Appeals 8:35
• #2983: 228 W. Spencer St., Area & Parking Variances
• #2984: 108 Ferris PI., Parking Variance
• #2985: 310-318 S.Albany Street, Sign Variance
6. Old/New Business 8:45
• Review of State SEQR Forms
7. Reports 9:10
A. Planning Board Chair(verbal)
B. Director of Planning& Development(verbal)
C. Board of Public Works Liaison (verbal)
8. Approval of Minutes: 3/24/15 &4/28/15 9:20
9. Adjournment 9:23
SCHEDULING NOTE: There will be a Special Meeting on 6/30/15 for the Planning Board
to review the final draft of the City Comprehensive Plan.
ACCESSING MEETING MATERIALS ONLINE
Site Plan Review&Subdivision Applications(and Related Documents)
Site Plan Review application documents are accessible electronically via the"Document Center"on the City web site
(www.cityofithaca.org/DocumentCenter),under"Planning&Development">"Site Plan Review Project Applications,"and in the relevant year/month
folder. Subdivision application materials can be similarly located,but in the"Subdivision Applications"folder.
Zoning Appeal Materials are also accessible electronically via the"Document Center"on the City web site,under"Board of Zoning Appeals."
"An Equal Opportunity Employer with a commitment to workforce diversification." 3
A
CITY OF ITHACA
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� OFFICE of THE CI_Y ENGINES
..®. ' Telephone: 7/274-6530 Fax: 607/ 74® S7
OUT
o: Planning & Developmentoar
Lisa Nicholas, Planner. m
From: Tim Logue, City Transportation Eng° eer .
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Date: May 18, 2015
e: Site Plan Review projects for May 2015 meeting
Minor s . i ,Tax Parcel 74.4-1
No comments.
Minor subdivision,,
.si .
o comments.
Building &Vehicle is sl ,308-318 Elmira
I've corresponded i NYS oT and this project is in their portion of the Route 3
rig o waY t f ; therefore, a Highway work Permit will e requiredfor any work in the
right o way.. don t see any issues with the work as proposed.
Two Duplexes at 804 s
How will bicycle parking be accommodated? In the last iteration, there were garages; I
don't see any provision for protected bicycle parking. The vehicular access aisles an
parking spaces seem to be substandard in 1 e si® .
StreetTexas Roadhouse Restaurant, 719-25 South Meadow
don't believe I've seen a trip generation analysis/s ary memo yet.
Tompkinss, 18 &119 East
have asked e project team to provide a trip generation analysis to *include a
discuss ion about ossi e parking scenarios. These analyses should include both the
public, retail banking function, as well as the more employee oriented office function.
Mixed-Use Housing,
Nothingfurther.
Page 1 of 1
'An Equal Opportunity Employer with a commitment to workforce diversification.
From: Jeanne Grace
Sent: Thursday, May 14, 2015 3:06 PM
To: Charles Pyott
Subject: [City Forester Comments — May 2015]
Charles,
Here are my comments for the May meeting.
Building and vehicle display 308-318 Elmira Rd-Maguire
-Applicant is proposing a 2 new drive way near existing oak trees which I think will negatively
impact the trees. City tree inventory does not seem to match what is presented in the provided
materials. I am concerned the proposed new driveways will directly conflict with existing street
trees or be close enough to negatively impact them. Street trees are listed in city inventory as
oaks which are not a species that tolerate root pruning or damage well. I am unlikley to give
permission to remove healthy city trees (particularly on this street, which is a challenge for new
tree establishment due to tough site conditions) for driveway installation.
- Orange construction fencing for tree protect is not adequate, applicant should refer to current
city code standards (wooden fencing encompassing all porous ground within canopy drip line)
-tree planting in city right of way.Applicant proposes planting Q palustris (pin oak, listed as pine
oak on planting plan), I think red oak(Q rubra) or swamp white oak(Q bicolor), or honey locust
(Gleditsia triacanthos) would be a better choice for this site. We have other pin oaks on this
street which have issues with the soil pH.
- I would like to see the utilities to the new building run under the new proposed driveway to
ensure no additional excavation near existing trees will be required.
- I encourage the board to require the minimum of 12% internal landscaping and not approve
5%as requested. Proposed changes to site plan criteria presented by STAC requires even more (I
think 20%?)
-Soil mix specs should be 1 part soil (or 2), 1 part compost, 1 part sand.The mix the applicant is
proposing is 4 soil: 1 peat: 0.5 manure compost.
- I urge the board to require specification outlined in the new proposed site plan review criteria
regarding soil volume requirements for parking lot planting island.This info can currently be
found in the Forestry Master plan appendix on the city website. Use of structural soil and porous
asphalt could reduce the internal landscape area if it is used to construct the tree islands.
719-725 S Meadow St-Texas Road House
- I urge the board to require specification outlined in the new proposed site plan review criteria
regarding soil volume requirements for parking lot planting island. This info can currently be
found in the Forestry Master plan appendix on the city website. Use of structural soil and porous
asphalt could reduce the internal landscape area if it is used to construct the tree islands.
-Tree protection for city trees must be substantial wooden fencing encompassing all porous
ground within canopy drip line.
210 Hancock St-Mixed use housing INHS
Whenever landscaping is proposed on previous impervious surface soil remediation is necessary
to ensure the success of newly planted trees and shrubs. I urge the board to require
specification outlined in the new proposed site plan review criteria regarding soil volume
requirements for parking lot planting island and landscaped areas, especially in the former
roadbed on Lake Ave and Adams St.This info can currently be found in the Forestry Master plan
appendix on the city website.Tree protection around existing city street trees will be required.
Thanks,
Jeanne
Graham Kerslick
4th Ward Alderperson, City of Ithaca
gkerslick(c,c ityofithaca.org
607-273-4620
Monday May 18, 2015
Project: Two Duplexes(REVISED FROM PREVIOUS SUBMISSION)
Location: 804 E. State St./M.L.K., Jr. Blvd.
Applicant: Tom Schickel for Demos/Johnny, LLC
Members of the Planning&Development Board,
I would like to acknowledge the time and effort that Mr. Ike Nestopoulos has put into meeting with
adjoining homeowners as plans for this proposed development have progressed. I would also like the
Board to work with the developer to address and, as far as possible,reduce remaining concerns.
Building Design
Modular housing is not consistent with the character of the adjacent homes on Orchard Place, in the East
Hill historic district. Residents of Orchard Place are not opposed to development in the neighborhood, and
the two duplexes at 107 Cook St are regarded as recent additions that are sympathetic to the surrounding
area. Elevation drawings continue to show the proposed duplexes have minimal architectural detailing
and interest, especially on the three sides without entrance porches. Since the developer seems utterly
determined on modular units I would urge the Board to do whatever it can to improve the external design
of the units. This would go some way in recognizing the importance of the viewshed of the adjacent
historic homes.
Landscaping
Area residents appreciate the plans for landscaping presented in the proposal. It should be noted that most,
if not all, of the mature trees shown in the plans are not located on the proposed development site. It is
vital to the adjacent historic district that an attractive,well-maintained, green buffer be an integral part of
the proposed development. The past record of landscaping maintenance by the developer is not
impressive and I trust that the Board will ensure that the landscaping plan is truly effective: (a)by
providing a viable,year round screen, especially below existing mature trees; (b) species selection be
appropriate and(c) "be permanently maintained in a healthy growing condition at all times" as required
by City Code.
Pedestrian Pathway Access
The existing site plan shows a pathway between the two buildings that ends at the active driveway of an
adjacent property— 120 Blair St. This sloped driveway typically has two or more cars parked in it, and
presumably this use will continue into the future. It seems poor planning and unsafe to direct pedestrians
into such a driveway. In addition the end of the pathway is located very close to the property line of I I I
Orchard Place,reducing the opportunity for an effective landscape buffer.
Sincerely,
PROPOSED RESOLUTION Minor Subdivision
Declaration of Lead Agency City of Ithaca Tax Parcel#74.4-1
212 Hook Place
City of Ithaca Planning&Development Board
May 26,2015
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 Minor Subdivision of City of Ithaca Tax Parcel #74.-1-1, by owners
Jeremy and Mary Taylor, and
WHEREAS. the applicant proposes to subdivide the 0.668-acre (29,620 SF)parcel into two lots: Parcel
A, measuring 0.443 acres (19,280 SF) with 120 feet of street frontage on Hook Place and 176 feet of
street frontage on Taylor Place and containing an existing single-family home and garage; and Parcel B,
measuring 0.237 acres (10,340 SF)with 96 feet of street frontage on Taylor Place. The property is in the
R-1a Zoning District,which has the following minimum area requirements: 10,000 SF lot size, 75 feet of
street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or
25%,but no less than 20 feet, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS.this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum
of one additional buildable lot, and
WHEREAS. the Planning Board is the 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#74.-1-1,by owners Jeremy and Mary Taylor.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 1
PROPOSED RESOLUTION Minor Subdivision
CEQR—Negative Declaration City of Ithaca Tax Parcel#74.4-1
212 Hook Place
City of Ithaca Planning&Development Board
May 26,2015
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 #74.-1-1, by owners
Jeremy and Mary Taylor,and
WHEREAS. the applicant proposes to subdivide the 0.668-acre (29,620 SF)parcel into two lots: Parcel
A, measuring 0.443 acres (19,280 SF) with 120 feet of street frontage on Hook Place and 176 feet of
street frontage on Taylor Place and containing an existing single-family home and garage; and Parcel B,
measuring 0.237 acres (10,340 SF)with 96 feet of street frontage on Taylor Place. The property is in the
R-la Zoning District,which has the following minimum area requirements: 10,000 SF lot size, 75 feet of
street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or
25%,but no less than 20 feet, and
WHEREAS. this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS:this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum
of one additional buildable lot, and
WHEREAS. the Planning Board being that local agency which has primary responsibility for approving
and funding or carrying out the action did on May 26, 2015 declare itself Lead Agency for the
environmental review of the subdivision, and
WHEREAS. the City of Ithaca Conservation Advisory Council has 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 May 26, 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 "Subdivision Map, N. 212 Hook Place,
City of Ithaca, County of Tompkins, State of New York," dated 1/24/14 and prepared by T.G. Miller,
P.E.; and other application materials, 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-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#74.4-1
212 Hook Place
City of Ithaca Planning&Development Board
May 26,2015
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#74.4-1,by owners Jeremy and Mary Taylor, and
WHEREAS: the applicant proposes to subdivide the 0.668-acre (29,620 SF) parcel into two lots: Parcel A, measuring
0.443 acres (19,280 SF) with 120 feet of street frontage on Hook Place and 176 feet of street frontage on Taylor Place
and containing an existing single-family home and garage; and Parcel B, measuring 0.237 acres (10,340 SF)with 96 feet
of street frontage on Taylor Place. The property is in the R-la Zoning District, which has the following minimum area
requirements: 10,000 SF lot size, 75 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear
yard setback of 50 feet or 25%,but no less than 20 feet, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State
Environmental Quality Review Act,both of which require environmental review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1,
§290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum of one additional buildable lot,
and
WHEREAS. the Planning Board being that local agency which has primary responsibility for approving and funding or
carrying out the action did on May 26, 2015 declare itself Lead Agency for the environmental review of the subdivision,
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 May 26,2015, and
WHEREAS. the City of Ithaca Conservation Advisory Council has 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 May 26, 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 "Subdivision Map,N. 212 Hook Place, City of Ithaca, County of Tompkins, State of New
York,"dated 1/24/14 and prepared by T.G. Miller,P.E.; and other application materials, and
WHEREAS:the Planning Board did on May 26, 2015 determine the proposed Subdivision would result in no significant
impact on the environment and issued a Negative Declaration of Environmental Significance, and
WHEREAS. the Planning and Development Board recognizes information received and reviewed for this Subdivision
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 does hereby grant Preliminary and Final
Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #74.-1-1, by owners Jeremy and
Mary Taylor, subject to the submission of three (3) paper copies of the final approved plat, all having a raised seal and
signature of a registered licensed surveyor.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 1
PROPOSED RESOLUTION Minor Subdivision
Declaration of Lead Agency City of Ithaca Tax Parcel#19.4-7.2
Hector Street
City of Ithaca Planning&Development Board
May 26,2015
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 Minor Subdivision of City of Ithaca Tax Parcel #19.4-7.2, by owners
Marilyn Ryan and Dorothy Sturtevant, and
WHEREAS. the applicants propose to subdivide the 3.86-acre (SF) parcel into two lots: Lot 4-A,
measuring 1.89 acres (19,280 SF) with II I feet of street frontage on Hector St. and 50 feet of street
frontage on Campbell Ave. and containing three sheds; and Lot 4-13, measuring 1.947 acres (10,340 SF)
with 59 feet of street frontage on Hector St. and 227 feet of street frontage on Campbell Ave. The
property is in the R-la Zoning District, which has the following minimum area requirements: 10,000 SF
lot size, 75 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard
setback of 50 feet or 25%,but no less than 20 feet, and
WHEREAS. this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS:this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum
of one additional buildable lot, and
WHEREAS: the Planning Board is local agency which has primary responsibility for approving and
funding or carrying out the action,now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead
Agency for the environmental review for the action of Subdivision approval for City of Ithaca Tax
Parcel#19.-4-7.2,by owners Marilyn Ryan and Dorothy Sturtevant.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 1
PROPOSED RESOLUTION Minor Subdivision
CEQR—Negative Declaration City of Ithaca Tax Parcel#19.4-7.2
Hector Street
City of Ithaca Planning&Development Board
May 26,2015
WHEREAS. an application has been submitted for review and approval by the City of Ithaca Planning
and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #19.4-7.2, by owners
Marilyn Ryan and Dorothy Sturtevant, and
WHEREAS. the applicants propose to subdivide the 3.86-acre (SF) parcel into two lots: Lot 4-A,
measuring 1.89 acres (19,280 SF) with 111 feet of street frontage on Hector St. and 50 feet of street
frontage on Campbell Ave. and containing three sheds; and Lot 4-13, measuring 1.947 acres (10,340 SF)
with 59 feet of street frontage on Hector St. and 227 feet of street frontage on Campbell Ave. The
property is in the R-la Zoning District, which has the following minimum area requirements: 10,000 SF
lot size, 75 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard
setback of 50 feet or 25%,but no less than 20 feet, and
WHEREAS. this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS.this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum
of one additional buildable lot, and
WHEREAS. the Planning Board being the local agency which has primary responsibility for approving
and funding or carrying out the action did on May 26, 2015 declare itself Lead Agency for the project,
and
WHEREAS. the City of Ithaca Conservation Advisory Council and the Tompkins County Planning
Department has 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 May 26, 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, Showing Portions of the
Lands of Dorothy H. Sturtevant & Marilyn Ryan Located on hector Street, City of Ithaca, County of
Tompkins, State of New York," dated 4/8/15 and prepared by T.G. Miller, P.E.; and other application
materials, 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-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#19.4-7.2
Hector Street
City of Ithaca Planning&Development Board
May 26, 2015
WHEREAS. an application has been submitted for review and approval by the City of Ithaca Planning and Development
Board for a Minor Subdivision of City of Ithaca Tax Parcel#19.-4-7.2,by owners Marilyn Ryan and Dorothy Sturtevant, and
WHEREAS: the applicants propose to subdivide the 3.86-acre (SF) parcel into two lots: Lot 4-A, measuring 1.89 acres
(19,280 SF) with 111 feet of street frontage on Hector St. and 50 feet of street frontage on Campbell Ave. and containing
three sheds; and Lot 4-13, measuring 1.947 acres (10,340 SF) with 59 feet of street frontage on Hector St. and 227 feet of
street frontage on Campbell Ave. The property is in the R-la Zoning District, which has the following minimum area
requirements: 10,000 SF lot size, 75 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard
setback of 50 feet or 25%,but no less than 20 feet, and
WHEREAS. this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State
Environmental Quality Review Act,both of which require environmental review, and
WHEREAS. this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1,
§290-1,Minor Subdivision—Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and
WHEREAS: the Planning Board being that local agency which has primary responsibility for approving and funding or
carrying out the action did on May 26,2015 declare itself Lead Agency for the environmental review of the subdivision, 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 May 26,2015, and
WHEREAS. this Board, acting as Lead Agency in environmental review, did on May 26, 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, Showing Potions of the Lands of Dorothy H. Sturtevant and Marilyn Ryan, City
of Ithaca, County of Tompkins, State of New York," dated 4/8/15 and prepared by T.G. Miller, P.E.; and other application
materials, 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. the Tompkins County Planning Department, pursuant to §239 —1, -m, and -n of the New York State General
Municipal Law,recommends that in order to reduce added curbcuts on Hector Street the City should prohibit the access from
Hector Street to Lot 4 and Lot 4-13,which have direct access to Campbell Avenue, and
WHEREAS:Board Response to GML Comment
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-1 a Zoning District,now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision
Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel#19.-4-7.2, by owners Marilyn Ryan and Dorothy
Sturtevant, 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
May 18, 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 cornice conditions of
the multi-family building:
1. AP 501 Cornice at Red Building;
2. AP 502 Cornice at Brown Building;
3. AP 503 Cornice at White Building.
The attached revised site plan rendering is provided to illustrate two revisions to the project:
4. An additional a sidewalk segment from the central site drive east to Lake Avenue requested by
Fire Commissioner Tom Parsons;
5. The addition of low site walls and complementing landscaping at the entries to the central site
drive to improve visual screening as requested by Planning Board Staff.
The following attached perspective rendering illustrates a view of the added low site walls and
landscaping at the central site drive entry from Hancock Street noted above:
6. AP 504 Revised Hancock Street Planting.
Finally, we are providing an updated diagram showing potential contractor site access and parking in
response to staff comment:
7. Construction Route and Contactor Parking, Revised 5/18/15.
Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street,Suite 201 Ithaca,New York 14850 ph:607.277.1400
www.twm.la
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 May 19, 2015
meeting.
Sincerely,
Peter Trowbridge, RLA, FASLA
Principal
Exhibits:
1. As identified above.
" 2of2
HANCOCK STREET REDEVELOPMENT 05/18/15
ITHACA NEIGHBORHOOD HOUSING SERVICES CORNICE AT RED BRICK BUILDING AP501
210 HANCOCK STREET, ITHACA NY 14850 2014055
8" PARAPET CAP
SINGLE BRICK REVEAL
SINGLE BRICK COURSE
_
r _
SOLDIER COURSE REVEAL
1 ' I
lot
4
H O LTARCHITECTS P.C.
217 N.Aurora Street.lthaCa,NY 14850
IY607 273 7600 f 607 273 0475 http,.I/wwwholt.com
HANCOCK STREET REDEVELOPMENT 05/18/15
ITHACA NEIGHBORHOOD HOUSING SERVICES CORNICE AT BROWN BRICK BUILDING AP502
210 HANCOCK STREET, ITHACA NY 14850 2014055
METAL PARAPET CAP
SUNSHADE
PANEL REVEAL
8"SILL
BRICK REVEAL
H O LTARCHITECTS P.C.
217 N.Aurora Street,IthaCa,NY 14850
I:607 273 7600 f,.607 273 0475 httpJ/www.holt.com
HANCOCK STREET REDEVELOPMENT 05/18/15
ITHACA NEIGHBORHOOD HOUSING SERVICES CORNICE AT WHITE BRICK BUILDING AP503
210 HANCOCK STREET, ITHACA NY 14850 2014055
METAL PARAPET CAP FLUSH SOLDIER COURSE FROM TOP
OF WINDOW TO PARAPET CAP
- - - - - - -- - - - - - - --- - - - -
- - - - -- - - - - - - - - - - - - -
I
H O LTARCHITECTS P.C.
217 N.Aurora Street.lthaCa,NY 14850
IY607 273 7600 f 607 273 0475 http,.I/wwwholt.com
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Part III
Project Name- 210 Hancock Redevelopment Project
City of Ithaca
Date Created-.3/30/15
lsed by the Planning Board on 4/28/15
PROJECT DESCRIPTION
e project sponsor ro oses to redevelop the entire -acre parcel currently containing the
vacant former grocery store, a smaller commercial building,. and a 11 -s ace parking lot. The
project sponsor o oses to construct twelve2-story o n o es and a 4-story,. approximately
65
,00 - mixed-use building with approximately 3 a art enfs:,a a pproxi mate ly_th ree ground-
floor commercial spaces, totaling approximately 10,000 SF. Aoblr ximately 70 parking spaces will be
provided approximately one third of whichill be on the round, floor oft e apartment buil i g.
e project sponsor also proposes to convert 0.77 acres of co dig o s City-owned right-of-way
(ROW) that include portions of Adams St. and Lake Ave. into "living streets" by making the
narrower, providing green areas, and installing bike an a estrian amenities. The project is in the
-2a Zoning District an will ' ' . require the
following approvals: site plan and subdivision approval from the Planning a , .� evelopent Board
(Lead Agency), a Flood Plan Development Permit, variances from the Board of Zoning Appeals
(BZA), approval from the Board of Public Works (BPW)for improvements to property in the public
way, funding approval 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.
Public Engagement Process:
The project sponsor conducted a community engagement process that resulted in the proposed
master plan for the site. They held four community meetings attended by approximately 250
people, over, 70% of whom live in the adjacent Northside and Fall Creek Neighborhoods.
Informafion provided at the meetings can be found on the project website: www.21OHancock.org
This process generated the following six guiding principles for the master plan:
1. Make Lake Ave. low traffic and provide pedestrian amenities along the creek.
2. Make green space/public space more accessible to the wider community.
3. Provide lower scale development along the creek.
4. Minimize surface parking:~
. Locate co eria space along H ancock St.
6. Provide a mix of uses-commercial and residential.
The proposed site layout, received the most support from artici ants.
'IMPACT ON LAND
Existing Conditions:
I The project site occupies a city block. It is bounded by Hancock and First S .s, both of which are
connector streets from downtown neighborhoods to NYS Route 13. Tote north, the site is
bounded y Adams St. and to the east by Lake Ave., both of which are low-traffic roads. Lake Ave. is
Page 1 of 10
contiguous to a channelized portionsc ill r e t runs from the base of CascadillaGorge
o its outlet at the Flood Control Channel. Conley Parkis tot e immediate north of the project site.
e site has been developed for commercial use since as early as 1929, when it housedseveral
buildings and two greenhouses known as Lockwood ar ens. It has been is its present
configuration since 1961. (Site: Phase 1 A Cultural Resource Survey.) The majority of the existing
. -acre project site is currently covered by an asphalt parking lot and two one-story masonry
.commercial buildings. The larger of the two existing buildings is the vacant eig oroo Pride
grocery store and the smaller is the home of the non-profit ouAdvocate Programs., Inc.
Approximately 97%oft e site is currently impervious surface.
Proposed roject:
Construction will be in three phases and last a p p roxi matel 4 ants/4 years. However, the bulk
of the construction activity will occur during the first : we 65,00- F -story, mixed-use
building with 53 units of housing on the upper floors and 10, 00 SF of clllqmmercial space and 7,500
F of covered parking on the ground floor, will betuilt along First S .- slue -story townhomes
will be built, three fronting Hancock St., an 8 fronting ��r 1"lt,-. a St 1Lake ue. The interior oft e
site will provide parking organized around central internal street bisecting the site and will serve
all users of the project, as well as provide emergency access and service.
Due to existing soil conditions as identified in the geotechnical investigation prepared by Elwyn &
Palmer Consulting engineers PLLC, and dated January 2015, the multi-family apartment will require
a pile foundation. The piles will likely be steel pipe piles filled with concrete, driven into the ground
using a crane and pile driving hammer.' Because most of the'soil is soft, the project sponsor
anticipates that much of the installation would go quickly with minimal driving required. The
anticipated pile driving time will last approximately 5 to 6 weeks and will be limited to 7:00 am to
4:00 pm weekdays.
The project proposes to eliminate vehicular traffic on a one-block portion of Lake Ave., and one half
block of Adams St. adjacent to the site in favor of accessible recreation and greenspace along
Cascadilla Creek and C®n,l,ey Park.
Drawings titled "Existing Cover Types (!OF2)-"' and "Proposed Cover Types (20F2)," dated 4/9/15 and
prepared by T.G. Miller, P.C., illustrate the existing and proposed pervious and impervious surfaces
on both the project site and the contiguous 0.77 acres of City ROW. Overall impervious surface is
reduced from 2.34 acres to 1.66 acres a decrease of 0.68 acres and 29%. Pervious surface is
I increased from . acres to .acres an increase of 0.68 acres and 15
IMPACT ON WATER
See Impacts on Drainage and Impacts on Open Space and Recreation
IMPACT ON DRAINAGE
Existing Conditions:
s shown on the attached Boundary and Topographic Map, the site is within the flood zones
identified by FEMA, Zone A3, which covers approximately 26% of the project site, in the area
identified as the Area of 100-Year Flood. Zone B, the remaining 74%of the site, is the Area Between
Limits of 100-year and 500-Year Flood. Upon review of the FEMA Flood Insurance Study, the
Page 2 of 10
appropriate base flood water surface elevation for this site has been established at 391. e
(NGVD29), is aie between . and 4.5 fee above existing grades across the site. The floor
elevations of the existing on-site buildings proposed for demolition are lower is base flood
level.
Based on site topography, the parking lot drains in a westerly direction toward First St.. The extent
of on-site storm sewers is limited tot o catchbasins in the southerly oio of the main parking
area. These catchbasins are connected relative) small-diameter i e (<12-inch di ee ) to the
I
Cit 's storm sewer at the corner of Hancock and First Street...s. Run-off collected in gutters an
downspouts on the two existing building roofs is directed rincip ly toward a s St.. The iy's
storm sewer sse in e i e iate vicinity consists of cur i lets, catchbasins, an 2-inc
diameter pipe along both Hancock St. and Adams St.. Other than curbed gutters, there are no storm
sewers on First S . or Lake Ave.. Run-off collected in the Hancock S . system is ultimately iscarge
o an open channel at the intersection of Third St. an , ea o S . (NYS Roue 3). The short
length of storm pipe in the Adams St. system discharges into Ca sca ilia creek,just srea of the
footbridge. The invert of the City system at Hancock St. is 385.7 feet r,,,rougly 4 feet below the
mean site elevation of 39.5 feet. At the east end of Adams St., the in of the City pipe is
approximately 381 feet.
Current site conditions within the limits of the adjacent street lines is over 92% impervious cover.
The majority of the impervious area is attributable to the two commercial building roof tops and the
large contiguous parking lot. The areas of pervious cover include small lawn panels at the northwest
corner of the site and small landscaped beds at the entry to the vacant grocery store at 210 Hancock
IStreet..
Proposed Project:
Once the existing on-site buildings are removed,the proposed grading design may allow for some
expansion of the Zone A3 area along the northern boundary.
All new building finish floors will a raised above the base flood elevation. The townhouses will e
set 2 feet above the base flood elevation, and the commercial/mixed-use building will be set 1 foot
above the base flood elevation. The proposed buildings include stoops, steps, and ramps to provide
vertical circulation to the raise first floor, None of the proposed site improvements will encroach
into the adjacent floodway of Cascadilla Creek.
The project sponsor is projecting little if any impact to the base flood water surface elevation
following completion of t e roject. The northern half of themixed-use building footprint, which is
located in the A3 Zone, will remain at or near existing ground elevations to provide parking below
the upper floor residential uses. Raising the parking area by importing fill is not anticipated, thereby
maintaining the storage potential of the flood plain. The foundation and finish floor conditions o
the townhouses will incorporate flood-proofed crawl spaces with engineered openings to further
minimize flood water damages and loss of flood plain.
Drawings tilt4ed "Existing Cover Types ( 02)" an "Proposed Cover Types (20172)," dated 4/9/15 and
prepared y T.G. Miller, .C., illustrate the existing and proposedpervious and impervious surface
on both the project site and the contiguous 0.77 acres of City ROW. Overall impervious surface is
reduced from 2.34 acres to 1.66 acres a decrease of 0.68 acres or 28%. Pervious surface is
increased from 0.44 acres to 1.12 acres an increase o .68 acres or 154%.
Page 3 of 10
In an email from cott Gibson, City Stormwaterna e e icer to, to Lisa Nicholas Senior
Planner, dated April 30, 2015,, Gibson states:
In and of itself, this project meets the definition for a Full Stormwater Pollution Prevention
Plan given the Ire acreage of disturbance anticipated y the work. However, in
accordance with the DEC Storm water Manaqement Design Manual, Chapter .9,
Redevelopment Activity, If""The l n proposes a reduction of existing impervious cover by
minimum of 5°0 of the total disturbed, impervious area, a reduction in site imperviousness
ill reduce the volume of stormwater runoff, thereby achieving,, at least in part, sor water
criteria for both water quality and quantity."This project proposes to reduce its cover by u
o 2890, which meets this criteria. As such quality and quantity control are waived by
definition.
That said, the project must still meet four (4111111"111etter Site Design Practices and e have
encouraged responsible grading in final desgr�Ito take advantage of longer flow path runs
across green landscaping.
No significant impact anticipated
I M PACT ON AIR
The project site is in a densely populated residen�al area. Construction is projected to last 48
months/4 years.
The impacts of airborne dust cou''ld have a negative impact during the construction period. The
excavation and the preparation of foundations can,also create the potential for increased dust and
y
dirt particles in the air. The applicants has agreed to employ the following applicable dust-
ti .
control measures as appropriae;
• Misting or fog spraying site to minimize dust
• maintaining crushed'stone tr6c'pg pads at ail-entrances to the construction site. Re-seeding
istureed-areas to m i im ze bare exposed soils.
Keeping roads clear of dus t and debris,
Requiring trucks to be covered.
Prohibiting burning of debris on site.
PLANTSIMPACT ON I, A: ►
o impact anticipated.
IMPACT ON AESTHETIC RESOURCES
See Impacts to Open Space. No impact anticipated.
IMPACT ON HISTORIC RESOURCES
o impact anticipated.
Page 4 of 10
IMPACT ON OPEN SPACE AREA
Existing Conditions:
The project site is contiguous to a channelized portionof Casca ills Creek that runs from e base o
asca ills Gorge to its outlet at the Flood Control Channel. This portion of Cascadilla Creek, running
though the Fall Creek and Northside neighborhoods and beginning at Cayuga St., is flanked by two
parks and a narrow green buffer separating it from lower-volume residential streets. The creek is a
unique feature of the neighborhood provi ing a valued element of nature in the urban landscape
and is enjoyed y residents for passive recreation, fishing, and is used occasionally to launch paddle
craft.
Proposed Project:
The project proposes to convert Lake Ave. into a greenway and bike and pedestrian path and the
portion of Adams St. east of Alice Miller Way into greensace and a playground. The path would
provide connection to the existing path at Conley Park directly to the north and ultimately to the
Ca Y u ga Waterfront Trail (CWT) via th:,e improved NYS Rte. 13,and Dey St. crossings currently under
construction. The installation of gre,enspace and a playground extension on Adams functionally
,Iexpands Conley Park.
The effect of this conversion will be a contitly us two black park along Cascadilla Creek that will
protect water quality JAI,e�lcreek and greatlyenhance th+ebeaty,value, and accessibility of this
natural feature in the neighborhood The structure phay area ill1
2provide and amenity that the
neighborhood currently tacks. Thu"is anticipated that the proposed project will improve open
space and recreational oportuniti"the vicinity the project site.
IMPACT ON TRANSPORTATION
Existing Conditions:
The project site occupies a city block. It is at the corner of Hancock and First Sts., both of which are
connector streets from downtown neighborhoods to NYS Route 13. To the north, the site is
bounded y Adams St., and to the east by Lake Ave., both of which have very low traffic volumes.
The block has public sidewalks and a tree lawn with street trees on three sides and the site currently
contains a 10 + space asphalt parking lot with multiple cur cuts. Approximately 24 on-street
parking spaces are available on First St., Hancock St.,. and Lae Ave. Tompkins Consolidated rea
Transit (TCAT) operates a bus route with multiple stops on Hancock including one at the
northwest corner of Hancockand First Streets.
The project sponsor hass its an on-street parking survey dated 10-28-14 and prepared by
Scott Reynolds of INHS. The survey counted 244 on-street parking spaces on 20 block faces in
proximity to the site and measured the occupancy rate on weekday mornings and evenings as well
as on weekends. Survey data collected showed generally low average occupancy and high average
Page 5 of 10
availability iduring II time periods e i range of occupancybetween -45%
and an average o %.
I
Proposed Project:
The project will remove two curb cuts on Hancock S ., one on First St. and one on Lake Ave, and will
replace a single long expanse of drop curb on Adams St. with a new vertical curb and two curb cuts.
Lake Ave. and the portion of Adams St. east of Alice Miller Way will be converted to green ays with
a bike/pedestrian pathway. This path would provide connection to the existing path at Conley Par
directly tot e north, and ultimately o the Cayuga Waterfront Trail via the improved crossings under
construction at NYSe. 13 and Dey .. The project sponsor is proposing to build 70 parking spaces
on the site, approximately one third of whichill be on the ground floor of the mixed-use building.
The project also proposes to construct a new covered bus stop at the corner of Hancock and First
Sts.
Parking:
The project sponsor is proposing to build 70 onsite-parking spaces and is seeking a variance for relief
from the 86 parking spaces required in accordance with the regulations of the B- b zoning district.
The project sponsor has stated the intention to provide the, number of parking spaces required by
zoning for the townhomes and commercial prtions o of the project but believes that parking demand
for the multifamily units will be lower than requiret zoning. ` In a letter to Phyllis Radke and the
w
Board of Zoning Appeal from Scott Reynolds, Director for Real Estate for INNS and dated 3-19-15701
Reynolds provides the results cif vehicle survey conductedy INNS in 2014 to measure vehicle
:,,
ownership rates at tl✓ie agencys 244 rental housing units. The data collected shows that
approximately 41% of residents owned cars (12 oy or less owning two cars). It also showed that
w
residents of smaller units �nd those closer to the central core were less likely to own vehicles.
r
Based on these trends, tMe p�rojct�"`�s ►r�sor ant�c�pates that total car ownership for the 53
multifamily apartments will be ii*,roximatel 42 or, 'cars. Accordingly, the 70 proposed parkin
spaces should be more than sufficfe44t to accommodate the proiect's parking needs.
Construction Impacts:
Construction will be in three phases and last approximately 48 months/4 years. The project is in a
densely developed residential area. Construction activities, particularly staging and deliveries, may
temporarily impact vehicular including TC T bike, and pedestrian movements.
Project sponsor has provided the following information:
• Construction staging, deliveries, and contractor parking
• Construction routing
Th
e c Rey project sponsor as agreedo aok ca
l +q � A h r r %g r i it its contractors from parkingLae Ave., due to its narrow
widthan potential conflict with existing Cooperative Extension overflow arking and resident
parking uri g construction. The ProjectSponsor will provide contractor r i -si r will seek
contractor ar i in a nearbysurface lot. The Lead Agency also requires, the project
sponsor s agreed to keep the sidewalks on Hancock and First Sts. open during construction
Page 6 of 10
except - r r cl res necessar lc safetv duringcertain i i
of construction.
Page 7 of 10
Traffic Volume Impacts:
The City Transportation Engineer has reviewed the Trip Generation Letter provided
Associates Transportation Engineers and Planning Consultants and datedarc 6 25, as well as
other material discussed above and providedy the project sponsor. He offered the following
comments in a memo dated 4-20-15:
The project sponsor has provided an updated trip generation analysis an /do not see any
significant transportation related concerns related o 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 an other projects. 1 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. 1 do not see a significant
negative impact from the provision of less parking than zoning requires for this project.
Additionally, 1 particularly like the recent change to the design of Lake Ave., 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. 1 don'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.
In summary, the project sponsor is making the following improvements intended to facilitate all
modes of transportation:
• Conversion of Lake Ave. and a portion of Adams St. to a greenway with a bike/pedestrian
pathway connecting to Conley Park to the north
• Consolidation of curbcuts
• Providing a new covered bus shelter
Providing some covered parking
I M PACT ON ENERGY
The proposed buildings are designed to meet Energy Star 3.0 Certification. The project sponsor has
indicated the intention to pursue LEE® for Homes certification for both the mixed-use building an
townhouses. The project sponsor is also studying the feasibility of installing solar Pv panels on the
multi-family building as the proposed flat roof is well-suited to installing a large array.
The Lead Agency has requested that the project sponsor explore potential sustainable design
strategies including solar power, rainwater storage and re-use, and stormwater biofiltration. The
project sponsor intends to investigate the feasibility of those specific practices, and others, through
I the LEE®Certification process.
I o significant impact anticipated.
Page 8 of 10
IMPACT ON NOISE AND ODORS
Construction will be in tree phases and last approximately 48 months/4years. The project is in a
densely developed residential neighborhood. Construction activities will temporarily ro ce noise
that will affect residents and businesses in the immediate area.
e to existing soil conditions as identified via a geotechnical investigation, the multi-famil
apartment will require a pile foundation. Because most of the soil is soft, the project sponsor
anticipates that the installation would go quickly with minimal driving required. The anticipated ile
riving time will last approximately 5 to 6 weeks.
The Lead Agency requires, and theproject sponsor has agree ,that rV%^�rr% V"
r I; A+ noise-
producing construction activities be limited.to o a -Friday fro 7:00 a.m. to 6:00 p.m.., except
for pile driving which will be limited o 7:00 am to 4:00 pm weekdays.,,
IMPACT ON PUBLIC HEALTH
The project sponsor has submitted a Phase 1 Environmental Site Assess ent (ESA), dated February
10, 2015 and prepared by Seeler Engineering, P.C. The investigation did not identify any Recognized
I Environmental Conditions(ROECs).
The report noted the presence of fluorescent lighting and the potential presence of asbestos-
containing materials in the former grocery store. The former will require proper handling and
disposal, while the later will require removal and disposal by a qualified licensed contractor.
I No significant impact anticipated.
IMPACT ON GROWTHCHARACTER OF COMMUNITY OR NEIGHBORHOOD
Existing Conditions:
The project site occupies an entire downtown block. The 2.01-acre parcel currently contains a one-
story vacant former grocery store, a smaller commercial building, and a 10-space parking lot. The
site is bordered by Cascailla Creek to the east. Opposite the project site directly fronting the creek
is a residential neighborhood of single family and duplex residences. Similarly, south of the site is
I mainly residential with one commercial use directly across Hancock St-. Directly to the north of the
project site is Conley Park and ascadilla Green, a housing development, followed by the Science
Center, a C it re 's Museum, To the west of the site there is a mix of residential and service/ public
uses, including a childcare center, a church and the City Division of water and Sewer. NYS Rte. 13 is
two blocks tote north Of the site. Larger residential development and non residential uses,
including commercial become more prevalent closer to NYS Rte 13.
The project sponsor is seeking variances for off-street parking, off-street loading and height(fort e
multi-family building)
Proposed Project:
The project sponsor proposes to construct twelve 2-story townhomes and a -story, approximately
65,0 0-SF, mixed-use building with approximately 53 apartments and approximatel three ground-
floor commercial spaces,totaling approximately 10,000 SF. Approximately 70 parking spaces will be
Page 9 of 10
provided i e third of whichill be on the ground floor of the apartmentbuilding.
The project sponsor also proposes to convert . acres of contiguous City-owned right-of-way
(ROW) include orions of Adams St. and Lake Ave. into "living streets" by making them
narrower,. providing green areas, and installing bike and pedestrian amenities.
The location of the site makes it an interface/transition be een the between primarily residential
neighborhoods tote east and south and the more varied development tote north and west
approaching e NYS Rte. 13 corridor. The Lead Agency finds that the project sponsor as
adequately iigaethese conditions in the followingways:
Establishing residential use on a formerly single use commercial site
Locating the larger mixed-use building on the western portion of the site, with the longest
facade fronting First St., while locating the smaller scale to n o es on the east of the site
fronting Cascadilla Creek.
Breaking up the massing of the mixed use building by changes in facade planes and materials,
and by providing pedestrian access through the""building at three locations
Conversion of Lake Ave. and Adams St., into a greenway and playground reinforces the
transition to the creek and offsets the overall'tensity of the site. Relative density (32.1/acre =
2.01 project site only AND 23.6/acres including conyersion of 0.77 acres of City ROW)
[Rough Comparison: Cascadilla Green: 23/acre, Housing Authority Housing: +/-20/acre]
Concerns have been expressed regarding the height of the mixed use building and its potential
impact on shading. The project sponsor has submitted a drawing titled "210 Hancock St.
Redevelopment- Shade Studies dated 4-1-15 and prepared by` Holt Architects. The drawing
illustrates that shading affects will be minimal except for morning shading during the winter solstice.
The project sponsor has begun coordinating with local utility providers to assess potential impacts to
the utility systems as a result of the construction of the proposed project. To date, no system
capacity,concerns have been raised and none are anticipated.
Prepared by: Lisa icholas, ICP,Senior Planner
Page 10 of 10
PROPOSED RESOLUTION City of Ithaca Planning& Development Board
CEQR—Negative Declaration Mixed-Use Housing
210 Hancock Street
May 26,2015
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for
a mixed-use housing project 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 twelve 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. 63 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 non-vehicular 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: the IURA and Common Council, both concurred 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, and
WHEREAS: the Planning Board 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 May 26, 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 revised by the Planning Board; and the following drawings: "Boundary and
Topographic Map," dated 10/28/14 and "Preliminary Subdivision Map," dated 3/25/15, both prepared by T.G. Miller,
P.C.; and "Utility Plan (C101)," "Esc Plan-Demolition and Construction (C102)," "Esc Plan - Stabilization (C103),"
"Details (C201)," prepared by HOLT Architects and T.G. Miller P.C.; and "Demolition Plan (LI01)," "Layout Plan
(L201),"Grading Plan(L301)," "Planting Plan(L401)," and"Site Details (L501 &L502),"prepared by Trowbridge Wolf
Michaels Landscape Architects and all dated 4/1/15; and "Site Plan," dated 5/19/15; and "Elevations (2 sheets)," dated
5/4/15; and"Aerial View and Precedent," "Perspective Views (2 sheets),"all dated 4/16/15; and"Site Sections,""Context
Diagram," "Partial Elevation at Mid Block Walk Through," and "Shade Studies," dated 4/1/15 and all prepared by
Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and "Revised Hancock Street Planting Plan,"
"Cornice at Red Brick Building," "Cornice at Brown Brick Building," "Cornice at White Brick Building," dated 5/18/15
and prepared by HOLT Architects; 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
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City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site? ❑ Yes ❑ No
Any construction on slopes of 15% or greater(1 5-foot rise per
100 feet of length) or where general slope in the project ❑ ❑ ❑ Yes ❑ No
exceeds 10%.
Construction on land where depth to the water table is ® ❑ [:] Yes ® No
less than 3 feet.
Construction of parking facility/area for 50 or more vehicles. ❑ ❑ ❑ Yes ❑ No
Construction on land where bedrock is exposed or generally ❑ ❑ ❑ Yes ❑ No
within 3 feet of existing ground surface.
Construction that will continue for more than 1 year or involve ❑ ❑ ❑ Yes ❑ No
more than one phase or stage.
Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No
1,000 tons of natural material (i.e., rock or soil) per year.
Construction of any new sanitary landfill. ❑ ❑ [-] Yes ❑ No
Construction in designated floodway. ❑ ❑ [-] Yes ❑ No
Other impacts (if any): Project is redevelopment on an
existing developed parcel. Site is in the 100 Year
floodplain and requires a Flood Plan Development ❑ ❑ -] Yes ® No
permit.
2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges,
geological formations, etc.)? ❑ Yes ❑ No
Specific land forms (if any):
❑ ❑ ❑ Yes ❑ No
1 of 11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON WATER
3. Will project affect any water body designated as protected (under article 15 or 24 of
Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No
Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No
Dredging more than 100 cubic yards of material from channel El ❑ ❑ Yes [:] No
of protected stream.
Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No
water body.
Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No
A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No
water or more than 10,000 sq. ft. of surface area.
Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No
exceeds 10,000 sq. ft. of surface area.
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ Yes ❑ No
Cayuga Lake, or Cayuga Inlet?
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
2of11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON WATER(cont.)
5. Will project affect surface or groundwater quality? ❑ Yes ❑ No
Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No
Project requires use of source of water that does not have El ❑ ❑ Yes ❑ No
approval to serve proposed project.
Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No
public water supply system.
Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No
Liquid effluent will be conveyed off the site to facilities which ❑ ❑ [:] Yes ❑ No
do not currently exist or that have inadequate capacity.
Project requiring a facility that would use water in excess of El ❑ [:] Yes ❑ No
20,000 gallons per day or 500 gallons per minute.
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an ❑ ❑ ❑ Yes [:] No
obvious visual contrast to natural conditions.
Proposed action will require storage of petroleum or chemical ❑ ❑ ❑ Yes ❑ No
products greater than 1,100 gallons.
Other impacts (if any): Run-off from a portion of the site
will discharge into the drainage ditch to the south,
contiguous to the south property line. Drainage Plan is ❑ ❑ ® Yes ❑ No
under review by the City Stormwater Management
Officer.
3of11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON WATER(cont.)
6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No
Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No
Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No
Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No
Other impacts (if any): The currently-developed project
site is in the 100-year floodplain.
❑ ❑ ❑ Yes ® No
IMPACT ON AIR
7. Will project affect air quality? ❑ Yes ❑ No
Project will induce 500 or more vehicle trips in any 8-hour El ❑ [:] Yes ❑ No
period per day.
Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No
refuse per 24-hour day.
Project emission rate of all contaminants will exceed 5 lbs.
per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No
BTUs per hour.
Other impacts (if any):
❑ ❑ [—] Yes ❑ No
4of11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered species? ❑ Yes ❑ No
Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No
using the site, found over, on, or near site.
Removal of any portion of a critical or significant wildlife El ❑ ❑ Yes ❑ No
habitat.
Application of pesticide or herbicide more than twice a year El ❑ El Yes ❑ No
other than for agricultural purposes.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
9. Will proposed action substantially affect non-threatened or non-endangered species?
❑ Yes ❑ No
Proposed action would substantially interfere with any ❑ ❑ Yes ❑ No
resident or migratory fish, or wildlife species.
Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No
mature woods or other locally important vegetation.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
5of11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON AESTHETIC RESOURCES
10. Will proposed action affect views, vistas, or visual character of the neighborhood or
community? [—] Yes ❑ No
Proposed land uses or proposed action components
obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No
surrounding land use patterns, whether man-made or natural.
Proposed land uses or proposed action components visible to
users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No
significantly reduce their enjoyment of aesthetic qualities of
that resource.
Proposed action will result in elimination or major screening El ❑ ❑ Yes ❑ No
of scenic views known to be important to the area.
Other impacts (if any):
❑ ❑ [—] Yes ❑ No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological
importance? [—] Yes ❑ No
Proposed action occurring wholly or partially within, or
contiguous to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No
National or State Register of Historic Places.
Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No
within the project site.
Proposed action occurring wholly or partially within, or
contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No
landmark district.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
6of11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of existing or future open spaces, or
recreational opportunities? ❑ Yes ❑ No
The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No
opportunity.
A major reduction of an open space important to the
community. ❑ ❑ [:] Yes ❑ No
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
13. Will proposed action impact the exceptional or unique characteristics of a site designated
as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state
agency? [—] Yes ❑ No
Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No
Proposed action will result in reduction in the quality of the ❑ ❑ ❑ Yes ❑ No
resource.
Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No
resource.
Other impacts (if any):
❑ ❑ [—] Yes ❑ No
7of11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation systems? ® Yes ❑ No
Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No
goods.
Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No
Other impacts: Project under review by the City
Transportation Engineer.
❑ ❑ ❑ Yes ❑ No
IMPACT ON ENERGY
15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No
Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No
form of energy used in municipality.
Proposed action requiring creation or extension of an energy
transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No
or two-family residences.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
8of11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during
construction of, or after completion of, this proposed action? ❑ Yes ® No
Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No
sensitive facility?
Odors will occur routinely (more than one hour per day). ❑ ❑ [—] Yes ❑ No
Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No
ambient noise levels for noise outside of structure.
Proposed action will remove natural barriers that would act as ❑ ❑ ❑ Yes ❑ No
noise screen.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety? ❑ Yes ❑ No
Proposed action will cause risk of explosion or release of
hazardous substances (i.e., oil, pesticides, chemicals, El ❑ ❑ Yes ❑ No
radiation, etc.) in the event of accident or upset conditions, or
there will be chronic low-level discharge or emission.
Proposed action may result in burial of"hazardous wastes" in
any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ [—] Yes ❑ No
irritating, infectious, etc.)
Proposed action may result in excavation or other
disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No
solid or hazardous wastes.
Proposed action will result in handling or disposal or
hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ ❑ Yes ❑ No
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid, or contain gases).
9of11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON PUBLIC HEALTH (cont.)
Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No
Use of any chemical for de-icing, soil stabilization, or control
of vegetation, insects, or animal life on the premises of any El ❑ ❑ Yes ❑ No
residential, commercial, or industrial property in excess of
30,000 square feet.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing community? ❑ Yes ❑ No
The population of the city in which the proposed action is
located is likely to grow by more than 5% of resident human ❑ ❑ ❑ Yes ❑ No
population.
The municipal budgets for capital expenditures or
operating services will increase by more than 5% per ® ❑ ❑ Yes ❑ No
year as a result of this proposed action.
Proposed action will conflict with officially adopted plans or ❑ ❑ ❑ Yes ❑ No
goals.
Proposed action will cause a change in the density of land ❑ ❑ ❑ Yes ❑ No
use.
Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No
structures, or areas of historic importance to the community.
Development will create demand for additional community ❑ ❑ [:] Yes ❑ No
services (e.g., schools, police, and fire, etc.)
Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No
actions.
Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No
more businesses.
10 of 11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 1 Revised by Planning Baord on: 4/28/15
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.)
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown
— If any action in Part 2 is identified as a potential large impact,
or if you cannot determine the magnitude of impact, proceed to Part 3 —
11 of 11
PROPOSED RESOLUTION City of Ithaca Planning&Development Board
CEQR—Negative Declaration Retail/Restaurant Building
719-25 S.Meadow St.
May 26,2015
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 719-725 S. Meadow Street, and
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 in 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 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: in a memorandum from Ed Marx, dated April 16, 2015, it was communicated that the County Planning
Department has determined the project may have County-wide negative impacts and it recommends the site plan include a
50-foot pervious buffer north of the intermittent stream to help reduce flood risks and improve water quality, and
WHEREAS.the Lead Agency finds that it is not feasible to accommodate the proposed development and a 50-foot buffer
on the already-developed property, and
WHEREAS.the applicant has revised the proposal in response to concerns by the Lead Agency about the visibility of the
entrance from the sidewalk, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on May 26, 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),"
"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, & C7.3),"all dated 3/12/15; "Building Extension Wall Exhibit(EX-1),"
"Landscape Elevations (L3.0 & L4.0)," last dated 4/2/15; and "Overall Site Plan (C3.1)," "Landscape Plan (L1.0)," and
"Exterior Elevations (A2.0 & A2.1)," last dated 4/21/15; and ADD undated and untitled photo simulations, 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 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& Final Approval Retail/Restaurant Building
719-725 S.Meadow St.
May 26,2015
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 719-725 S. Meadow Street, and
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 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. in a memorandum from Ed Marx, dated April 16, 2015, it was communicated that the County
Planning Department has determined the project may have County-wide negative impacts and it
recommends the site plan include a 50-foot pervious buffer north of the intermittent stream to help reduce
flood risks and improve water quality, and
WHEREAS. the Lead Agency finds that it is not feasible to accommodate the proposed development and a
50-foot buffer on the already-developed property, and
WHEREAS. the applicant has revised the proposal in response to concerns by the Lead Agency about the
visibility of the entrance from the sidewalk, and
WHEREAS. the Planning Board, acting as Lead Agency in environmental review, has on May 26, 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)," "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, & C7.3)," all dated 3/12/15; "Building Extension Wall Exhibit (EX-1)," "Landscape
Elevations (L3.0 & L4.0)," last dated 4/2/15; and"Overall Site Plan(C3.1)," "Landscape Plan (L1.0)," and
"Exterior Elevations (A2.0 &A2.1)," last dated 4/21/15; and ADD undated and untitled photo simulations,
and all prepared by Greenberg Farrow; and other application materials,now, therefore, be it
WHEREAS: the Planning and Development Board did on May 26, 2015 make a Negative Declaration of
Environmental Significance for the proposed project,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 subject to the following conditions:
i. Submission of project details including,but not limited to, site furnishings, lighting and building
materials, and
ii. Submission of drawing and/or a narrative indicating planned route for construction traffic, and
iii. Submission of revised building elevations showing architectural piers, on the south and east
facades, extending to the top of the gable awnings, as well as relocation of the wall lights to align
with the piers, and
iv. Submission of trip generation information as requested by the City Transportation Engineer, and
V. Approval in writing from the Ithaca Fire Department that the proposed project meets its
requirements for emergency response, and
vi. Applicant to work with the City Forester to develop and implement planting specifications that
meet City standards for soil volume in parking lot planting islands.
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 1
9�IEWYORK Department of
STATE OF
OPPORTUNITY. Transportation
ANDREW M. CUOMO JOAN McDONALD CARL F. FORD
Governor Commissioner Regional Director
May 12, 2015
Ms. Lisa Nicholas, Senior Planner
City of Ithaca Department of Planning and Development
108 East Green Street— 3rd Floor
Ithaca, NY 14850-5690
Dear Ms. Nicholas:
RE: SEAR — REVISED COMMENTS
TOMPKINS FINANCIAL HEADQUARTERS
118-119 EAST SENECA STREET
CITY OF ITHACA, TOMPKINS COUNTY
Since our April 24, 2015 letter to you regarding the subject development, we received
additional information on May 7, 2015 from Ms. Kimberly Michaels, RLA, of Trowbridge Wolf
Michaels Landscape Architects LLP. After reviewing the project in closer detail, we will allow the
dual exit lanes onto East Seneca Street. We have no further comments.
If you have any questions, please contact our Regional Permit Engineer, Betsy Parmley at
(315) 428-4382.
Very truly yours,
MARK FRECHETTE, P.E.
Director, Planning & Program Management Group
By
a J
John G. Reichert, P.E.
Civil Engineer II
333 E.Washington Street, Syracuse, NY 13202 1 www.dot.ny.gov
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)— Part III
Project Name: Tompkins Financial Headquarters, 118& 119 E. Seneca St.
Date Created: 5/14/15
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. A R
P
IMPACT ON LAND
The project sites are existing developed sites in the downtown core. At 119 E. Seneca St, site
development will require the demolition and removal of most paving, 5 trees and associated
landscaping, and a of the portion of the City sidewalk and curbcut. At 118 E. State Street, site
development will require removal of all paving, 29 trees and associated landscaping, all buildings
and other structures, as well as the existing City sidewalk and granite curbing. A pile foundation is
anticipated. Foundation preparation will require excavation of approximately 4,500 CY of materials.
A geotechnical study is underway. Elwyn & Palmer Consulting Engineers have reviewed the
subsurface investigation report that was completed in 2009 for a nearby site. They anticipate that
subsurface conditions for the proposed sites will be similar to those described in the 2009 report
that we reviewed.
The 2009 report revealed conditions at a nearby site that consisted of 10-12 feet of loose- to
medium-dense fill that included sand, gravel, and trace amounts of silt and brick. This type of
material is very common in previously developed urban areas. The fill is underlain predominantly by
soft clay and silt to a depth of approximately 70 ft. At 70 feet, a dense sand and gravel layer was
noted.
Page 1 of 4
Based on this information, it is anticipated the single-story drive-through teller building located at
119 E. Seneca Street will have a shallow foundation, sized using a conservative bearing pressure to
account for the poor soils. The proposed 7-story office building located at 118 E. Seneca Street will
have a deep foundation (piles). The piles would likely consist of steel piles, driven into the ground
using a crane and pile-driving hammer. Because most of the soil is soft, it is anticipated much of the
installation would go quickly with minimal driving required. Driving would be required once the pile
tip entered the firmer soils located below 70 ft. Driving would then continue until the structural
design capacity of the pile is reached. This capacity is measured in real time. It is anticipated the
piles would not extend deeper than 80-85 ft.
A geotechnical study is underway and will be provided as soon as it is complete.
Additional Information needed: Duration and hours of pile driving, adjacent building protection plan
for pile driving(for DeWitt Building).
IMPACT ON WATER
No impact anticipated.
IMPACT ON DRAINAGE
80%of the site is pavement or buildings; 20% is landscape or gravel. Proposed conditions are 95%
pavements or buildings, and 5% landscaping
Under review by the City Storm Water Pollution Prevention Management Officer.
IMPACT ON AIR
The project site is in a densely populated area. Construction of the 7-story building is projected to
last 14-18 months and will likely be concurrent with several other construction projects in the
downtown area.
The cumulative impacts of airborne dust could have a negative impact during the construction
period. The excavation and the preparation of foundations can also create the potential for
increased dust and dirt particles in the air. The applicant has agreed to employ the following
applicable dust-control measures as appropriate:
• Misting or fog spraying site to minimize dust.
• Maintaining crushed stone tracking pads at all entrances to the construction site. Re-seeding
disturbed areas to minimize bare exposed soils.
• Keeping roads clear of dust and debris.
• Requiring trucks to be covered.
• Prohibiting burning of debris on site.
No impact anticipated.
Page 2 of 4
IMPACT ON PLANTS&ANIMALS
Site development requires the removal of 39 trees and associated landscaping. Currently the sites
have a combined total of 20% landscaping. After construction landscaping will be 5%of the sites.
No impact anticipated.
IMPACT ON AESTHETIC RESOURCES
The project site is located in the city's retail, tourism, and entertainment center. At approximately
104' and seven stories, the building will be visible from portions of the Commons, State Street, and
Seneca Street, and East Hill, and will be visible from points within the Ithaca Downtown National
Register Historic District, the DeWitt Park Local Historic District, and possibly the East Hill Local
Historic District.
Additional Information needed:
• Visualization/photo simulations from points to be determined by the Lead Agency
• Building materials
• Rooftop mechanicals- rooftop plans and visualizations- mechanicals should not be visible or
should be screened.
Comments of Historic Preservation Planner
n
No impact anticipated. "''
IMPACT ON HISTORIC RESOURCES
See Impact on Aesthetic resources
No impact anticipated.
IMPACT ON OPEN SPACE AREA
No impact anticipated.
IMPACT ON TRANSPORTATION
The project proposes to remove one ADA street parking space in front of 119 E. Seneca Street, shift
the ADA designation to parking space to the west, and add 4 parking spaces in front of 113 E. Seneca
Street. The proposed north property site plan includes 28 bicycle parking spaces. City bicycle
parking standards require 27 bicycle spaces for the 64,095 nsf building (1 space per 2500 nsf). In
addition, there are 2 bicycle parking spaces on the south property site plan.
The Applicant has met with Tim Logue, City Transportation Engineer, and Frank Nagy, City Director
of Parking,to discuss the traffic and street parking impacts of the project. Logue also requested a
Trip Generation Report. The design team is currently engaging a traffic engineer to provide this data
to the city.
Page 3 of 4
NYSDOT initially raised concerns about dual exit lanes proposed for the drive through; however, in a
letter dated May 12, 2015 from Mark Frechette, DOT Director, Planning & Program Management
Group, it was stated that: "After reviewing the project in closer detail, we will allow the dual exit
lanes onto East Seneca Street."
Project is under review by the City Transportation Engineer.
Construction access to the site will be primarily from Seneca Street. The applicant anticipates that
the parking lane directly in front of the 118 E. Seneca Street site will be closed for material deliveries
for the duration of the project. A self-erecting crane is anticipated to be installed within the
elevator shaft, central to the building, for the erection of steel and other building materials.
Contractor staging areas will be contained completely on-site as well as the jobsite offices of the
contractor. Deliveries and materials are expected to arrive from Route 79 and Route 13.
Additional Information needed: contractor parking plan and pedestrian access plan
The functional width of the sidewalk in front of the building should be a minimum of 12 feet.
IMPACT ON ENERGY
No impact anticipated.
IMPACT ON NOISE&ODORS
Construction impacts l
IMPACT ON PUBLIC HEALTH-,
Additional Information needed: Phase 1 ESA l
No impact anticipated.
IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD
Additional Information needed: Clarification on gas service connection and discussion of potential
impacts should the applicant not secure access to the medium pressure gas line on Buffalo Street.
No impact anticipated.
Prepared by: Lisa Nicholas,AICP, Senior Planner
Page 4 of 4
PROPOSED RESOLUTION Maguire Fiat
Declaration of Lead Agency 308-318 Elmira Road
City of Ithaca Planning&Development Board
May 26,2015
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 building addition and expanded parking/vehicle display area, and
WHEREAS: the applicant proposes to construct a 1,100-SF addition to the east side of the existing
building, reconfigure the vehicle display and associated parking layout, including shifting the existing
entrance 65 feet to the northeast, add 20 parking spaces, and install other site improvements including
landscaping, lighting, and signage. The applicant is proposing 5% internal landscaping — 12% is
required. The applicant is requesting to build an architectural wall/fence as an alternative to the
requirement in the Southwest Area Design Guidelines that a minimum of 35% of a lot's street frontage
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 35% building frontage, to be occupied by an integrated
architectural wall. The project occupies two tax parcels and requires parcel consolidation, as well as an
Area Variance for exceeding the maximum 30 foot front yard setback in the SW-2 Zoning District, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, and is subject to environmental review,
now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead
Agency for the environmental review for the proposed project.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent: 0
Vacancies: 1