HomeMy WebLinkAbout05-26-15 Planning and Development Board Meeting AgendaCITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
NOTICE OF MEETING
The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on MAY 26TH, 2015 in COMMON
COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
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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 Pl., Tax Parcel #74.‐1‐1
Applicant: Jeremy & Mary Taylor
Actions: Declaration of Lead Agency PUBLIC HEARING Determination of Environmental
Significance 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: Declaration of Lead Agency PUBLIC HEARING Determination of Environmental
Significance 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‐B, 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 (INHS)
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, 3’‐high architectural wall as an alternative to the
requirement in the Southwest Area Design Guidelines that a minimum of 60% of a lot’s street frontage
should be occupied by building mass. In accordance with the guidelines, the Planning Board may allow a
portion, not to exceed a third of the required 60% building frontage, to be occupied by an integrated
architectural wall. This is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, and is subject to environmental review.
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: 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
5. Zoning Appeals 8:35
• #2983: 228 W. Spencer St., Area & Parking Variances
• #2984: 108 Ferris Pl., Parking Variance
• #2985: 310‐318 S. Albany Street, Sign Variance
6. Old/New Business
• Review of State SEQR Forms
8:45
7. Reports
A. Planning Board Chair (verbal)
9:10
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
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@cityofithaca.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 111
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.-1-1
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.-1-1
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-1a Zoning District, which has the following minimum area requirements: 10,000 SF lot size, 75 feet of
street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or
25%, but no less than 20 feet, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum
of one additional buildable lot, and
WHEREAS: the Planning Board being 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-1a Zoning
District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed
Subdivision will result in no significant impact on the environment and that a Negative Declaration for
purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions
of Part 617 of the State Environmental Quality Review Act.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 1
PROPOSED RESOLUTION Minor Subdivision
Preliminary & Final Approval City of Ithaca Tax Parcel #74.-1-1
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-1a Zoning District, which has the following minimum area
requirements: 10,000 SF lot size, 75 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear
yard setback of 50 feet or 25%, but no less than 20 feet, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State
Environmental Quality Review Act, both of which require environmental review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1,
§290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot,
and
WHEREAS: the Planning Board being 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-1a Zoning District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final
Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #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 111 feet of street frontage on Hector St. and 50 feet of street
frontage on Campbell Ave. and containing three sheds; and Lot 4-B, 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, 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-B, 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, 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-1a Zoning
District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed
Subdivision will result in no significant impact on the environment and that a Negative Declaration for
purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions
of Part 617 of the State Environmental Quality Review Act.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 1
PROPOSED RESOLUTION Minor Subdivision
Preliminary & Final Approval City of Ithaca Tax Parcel #19.-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-B, 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, 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 –l, -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-B, 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-1a Zoning District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision
Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #19.-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
Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la
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.
2 of 2
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.
05/18/15 2014055AP501
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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 (L101),” “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
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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site? Yes No
Any construction on slopes of 15% or greater (15-foot rise per
100 feet of length) or where general slope in the project
exceeds 10%.
Yes No
Construction on land where depth to the water table is
less than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally
within 3 feet of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve
more than one phase or stage. Yes No
Evacuation for mining purposes that would remove more than
1,000 tons of natural material (i.e., rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in designated floodway. Yes No
Other impacts (if any): Project is redevelopment on an
existing developed parcel. Site is in the 100 Year
floodplain and requires a Flood Plan Development
permit.
Yes No
2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges,
geological formations, etc.)? Yes No
Specific land forms (if any):
Yes No
1 of 11
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2: Project Impacts
Project Name: 715-19 S Meadow St. Retail/Restaurant (Texas Roadhouse)
Date Created: 4/10/15 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER
3. Will project affect any water body designated as protected (under article 15 or 24 of
Environmental Conservation Law, E.C.L.)? Yes No
Developable area of site contains protected water body. Yes No
Dredging more than 100 cubic yards of material from channel
of protected stream. Yes No
Extension of utility distribution facilities through protected
water body. Yes No
Construction in designated freshwater wetland. Yes No
Other impacts (if any):
Yes No
4. Will project affect any non-protected existing or new body of water? Yes No
A 10% increase or decrease in surface area of any body of
water or more than 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of body of water that
exceeds 10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek,
Cayuga Lake, or Cayuga Inlet? Yes No
Other impacts (if any):
Yes No
2 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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER (cont.)
5. Will project affect surface or groundwater quality? Yes No
Project will require discharge permit. Yes No
Project requires use of source of water that does not have
approval to serve proposed project. Yes No
Construction or operation causing any contamination of a
public water supply system. Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
do not currently exist or that have inadequate capacity. Yes No
Project requiring a facility that would use water in excess of
20,000 gallons per day or 500 gallons per minute. Yes No
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an
obvious visual contrast to natural conditions.
Yes No
Proposed action will require storage of petroleum or chemical
products greater than 1,100 gallons. Yes No
Other impacts (if any): 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
under review by the City Stormwater Management
Officer.
Yes No
3 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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER (cont.)
6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
Other impacts (if any): 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
period per day. Yes No
Project will result in the incineration of more than 2.5 tons of
refuse per 24-hour day. Yes No
Project emission rate of all contaminants will exceed 5 lbs.
per hour or a heat source producing more than 10 million
BTUs per hour.
Yes No
Other impacts (if any):
Yes No
4 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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered species? Yes No
Reduction of any species, listed on New York or Federal list,
using the site, found over, on, or near site. Yes No
Removal of any portion of a critical or significant wildlife
habitat. Yes No
Application of pesticide or herbicide more than twice a year
other than for agricultural purposes. Yes No
Other impacts (if any):
Yes No
9. Will proposed action substantially affect non-threatened or non-endangered species?
Yes No
Proposed action would substantially interfere with any
resident or migratory fish, or wildlife species. Yes No
Proposed action requires removal or more than ½ acre of
mature woods or other locally important vegetation. Yes No
Other impacts (if any):
Yes No
5 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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON AESTHETIC RESOURCES
10. Will proposed action affect views, vistas, or visual character of the neighborhood or
community? Yes No
Proposed land uses or proposed action components
obviously different from, or in sharp contrast to, current
surrounding land use patterns, whether man-made or natural.
Yes No
Proposed land uses or proposed action components visible to
users of aesthetic resources which will eliminate or
significantly reduce their enjoyment of aesthetic qualities of
that resource.
Yes No
Proposed action will result in elimination or major screening
of scenic views known to be important to the area. Yes No
Other impacts (if any):
Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological
importance? Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any facility or site listed on or eligible for the
National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed located
within the project site. Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any site designated as a local landmark or in a
landmark district.
Yes No
Other impacts (if any):
Yes No
6 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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of existing or future open spaces, or
recreational opportunities? Yes No
The permanent foreclosure of a future recreational
opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts (if any):
Yes No
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
13. Will proposed action impact the exceptional or unique characteristics of a site designated
as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state
agency? Yes No
Proposed action to locate within a UNA or CEA? Yes No
Proposed action will result in reduction in the quality of the
resource. Yes No
Proposed action will impact use, function, or enjoyment of the
resource. Yes No
Other impacts (if any):
Yes No
7 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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation systems? Yes No
Alteration of present patterns of movement of people and/or
goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: 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
form of energy used in municipality. Yes No
Proposed action requiring creation or extension of an energy
transmission or supply system to serve more than 50 single-
or two-family residences.
Yes No
Other impacts (if any):
Yes No
8 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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during
construction of, or after completion of, this proposed action? Yes No
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day). Yes No
Proposed action will produce operating noise exceeding local
ambient noise levels for noise outside of structure. Yes No
Proposed action will remove natural barriers that would act as
noise screen. Yes No
Other impacts (if any):
Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety? Yes No
Proposed action will cause risk of explosion or release of
hazardous substances (i.e., oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be chronic low-level discharge or emission.
Yes No
Proposed action may result in burial of “hazardous wastes” in
any form (i.e., toxic, poisonous, highly reactive, radioactive,
irritating, infectious, etc.)
Yes No
Proposed action may result in excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in handling or disposal or
hazardous wastes (i.e., toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid, or contain gases).
Yes No
9 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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON PUBLIC HEALTH (cont.)
Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No
Use of any chemical for de-icing, soil stabilization, or control
of vegetation, insects, or animal life on the premises of any
residential, commercial, or industrial property in excess of
30,000 square feet.
Yes No
Other impacts (if any):
Yes No
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing community? Yes No
The population of the city in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or
operating services will increase by more than 5% per
year as a result of this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals. Yes No
Proposed action will cause a change in the density of land
use. Yes No
Proposed action will replace or eliminate existing facilities,
structures, or areas of historic importance to the community. Yes No
Development will create demand for additional community
services (e.g., schools, police, and fire, etc.) Yes No
Proposed action will set an important precedent for future
actions. Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
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 | Revised by Planning Baord on: 4/28/15
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.)
Other impacts (if any):
Yes No
19. Is there public controversy concerning the proposed action? Yes No Unknown
— If any action in Part 2 is identified as a potential large impact,
or if you cannot determine the magnitude of impact, proceed to Part 3 —
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
Governor Commissioner
May12,2015
Ms.LisaNicholas,Senior Planner
CityofIthaca Department ofPlanningand Development
108 East GreenStreet-3rd Floor
Ithaca,NY 14850-5690
DearMs.Nicholas:
RE:SEQR-REVISED COMMENTS
TOMPKINS FINANCIAL HEADQUARTERS
118-119EAST SENECA STREET
CITYOFITHACA,TOMPKINS COUNTY
SinceourApril24,2015 letter toyouregardingthe subject development,wereceived
additional information onMay7,2015fromMs.KimberlyMichaels,RLA,of Trowbridge Wolf
Michaels Landscape Architects LLP.After reviewingtheprojectincloserdetail,wewillallowthe
dualexitlanesontoEastSenecaStreet.Wehaveno further comments.
Ifyouhaveany questions,please contact ourRegionalPermitEngineer,Betsy Parmley at
(315)428-4382.
Verytrulyyours,
MARK FRECHETTE,P.E.
Director,Planning &Program Management Group
By
JohnG.Reichert,P.E.
Civil Engineer II
333 E.Washington Street,Syracuse,NY 13202 I www.dot.ny.gov
Page 1 of 4
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.
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 2 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 3 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
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 4 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
IMPACT ON PUBLIC HEALTH
Additional Information needed: Phase 1 ESA
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
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