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Home My WebLink About07-28-15 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 ll€ I®" Z 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 If you have a disability&would like specific APPLICANT OVERHEAD PROJECTOR NOTE: accommodation to participate, ®®� The City only has a VGA plug/cable NOTICE OF MEETING available to connect to our overhead ® projector. If you need to connect another ®� way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter please contact the City Clerk at 274-6570 by laptops may not have a VGA port.) 12:00 p.m.,the day before the meeting. The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on 1ULY 28T", 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 — if you will be speaking about a project 6:01 with a scheduled Public Hearing below, you are encouraged to speak at that time) 3. Subdivision Review 6:10 Project: Minor Subdivision Location: 106 & 108 Madison St.,Tax Parcel 34.-1-10 Applicant: Sharon Corbitt Actions: ❑ Declaration of Lead Agency ❑ PUBLIc HEARING ❑ Determination of Environmental Significance ❑ Recommendation to BZA Project Description: The applicant is proposing to subdivide the 7,991-SF lot into two lots: Parcel A, measuring 4,944 SF with 54 feet of frontage on Madison St., and containing an existing duplex; and Parcel B, measuring 3,047 SF with 38 feet of frontage on Madison St. The project is in the R-2b Zoning District which has the following minimum requirements: 3,000-SF lot size for single-family homes, and 4,000 SF for other uses; 35 feet of street width for single-of two-family homes and 40 feet of street width for other uses; 10-foot front yard, 10/5-foot side yards, and a rear yard of 25%or 50 feet, but no less than 20 feet. The project requires Area Variances. 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: Retail/Restaurant Building 6:20 Location: 222 Elmira Rd. (Ithaca Plaza) Applicant: Marx Realty& Improvement Co., Inc. Actions: ❑ PUBLIC HEARING ❑ Determination of Environmental Significance ❑ Recommendation to BZA Project Description: The applicant proposes to construct a one-story, 3,400-SF retail building with 49 parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre site contains an existing retail mall with 258 parking spaces. The site is predominantly paved; however, development requires removal of 0.2 acres (8.712 SF) of existing vegetation along the north property line, contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires an Area Variance for the proposed 70' setback. The applicant has proposed a 4'- tall architectural wall along a portion of the frontage. B. Project: Building&Vehicle Display Expansion 6:40 Location: 308-318 Elmira Rd. Applicant: Tom Schickel Architecture for Maguire Family Enterprises Actions: ❑ PUBLIC HEARING ❑ Determination of Environmental Significance ❑ Recommendation to BZA ❑ Consideration of Preliminary& Final Site Plan Approval with Conditions 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 Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. C. Project: Two Duplexes&Associated Site Improvements 7:00 Location: 804 E. State St./M.L.K. Blvd. Applicant: Tom Schickel Architecture ❑ PUBLIC HEARING ❑ Determination of Environmental Significance ❑ Consideration of Actions: Preliminary& Final Site Plan Approval Project Description: The applicant proposes to construct two duplexes (each with two 3-bedroom apartments), a 16-space gravel parking area, and associated site improvements. Vehicular access is via the existing driveway on Blair Street. Dedicated pedestrian site access to Blair Street will be provided via the access drive. Site preparation will require removal of existing garage, all paving, and fencing on the development site. The project requires consolidation of six existing tax parcels: #83.-3-2 (804 E. State St.), containing a duplex; #83.-3-3 (112 Blair St.), currently used as a parking lot; #68.-8.9, containing the existing garage; #83.-3-9 (806 E. State St.); #83.-3-8 (808 E. State St.), containing identical existing duplexes; and a 683-SF portion of an impacted vacant lot to the north. The project is in the CR-2 Zoning District and is contiguous — on its western and northern boundaries — to the East Hill Historic District. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. D. Project: Tompkins Financial Headquarters 7:30 Location: 118 & 119 E. Seneca St. Applicant: Trowbridge Wolf Michaels, LLP for Tompkins Trust Company Actions: ❑ Consideration of Final Site Plan Approval for Phase 1 (Drive-Through) Project Description: Applicant proposes to construct seven-story, 110,000-SF office building as new corporate headquarters at 118 E. Seneca St. and relocate existing drive-through teller to ground-floor parking area of 119 E. Seneca Street. The new building will have ground-floor footprint of approx. 6,600 SF (66'x100') and will include retail services, building core, and other building-related amenities. There will be 20-25 parking spaces accommodated on site to the north of ground-floor footprint and under building overhang. Each floor-plate above the ground floor will be 16,300 SF. Front of building will be set back several feet from street line to align with 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 teller window drive-up lane, vacuum-actuated drive-up teller station, and through-lane for traffic. In addition to the drive lane associated with teller stations, a new ATM will be added to the site. Both sites are in CBD-100 Zoning District. This is a Type I Action under City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4] and (n), and State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv), for which the Lead Agency made a Negative Declaration of Environmental Significance on June 23, 2015. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 E. Project: Four Multi Family Dwellings— "Pocket Neighborhood" 7:50 Location: 215-221 Spencer St. Applicant: Noah Demarest for PPM Homes Actions: O PUBLIC HEARING O CEQR Discussion Project Description: The applicant proposes to build a new multi-family 'pocket neighborhood' on a hillside site between W. Spencer St. and W. Cayuga St. The project will include four buildings, each of which will be 3 stories tall and contain 3 units (12 units overall). A 12-car parking area is proposed with access off W. Cayuga Street. Site circulation will be organized with a series of landscaped stairs and terraces connecting through the site. The project also includes lighting, retaining walls, and landscaping. The project is in the R-3b Zoning District and requires a Parking Variance. 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. F. Project: Educational Building 8:30 Location: 209-215 Dryden Rd. Applicant: Trowbidge Wolf Michaels for 209-215 Dryden Associates, LLC Actions: O Declaration of Lead Agency O CEQR Discussion—Review FEAF Parts 2 &3 Project Description:The applicant proposes to build a six-story/80-foot tall education and office building on the 12,301-SF project site. The building will house the Cornell Johnson School of Management Executive Education Program, which will be a tenant of the building; so the building and site will therefore remain a taxable property. The building will include classrooms, meeting rooms, staff and faculty offices, and a large atrium for public assembly and to provide street-level active use. The building is in the MU-2 Zoning District and will require Design Review. This project is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1)(n), and the State Environmental Quality Review Act ("SEQRA), §617.4 (6.)(11), and is subject to environmental review. G. Project: State Street Triangle Project(Mixed-Use Housing& Retail) 9:10 Location: 301 E. State St./M.L.K. Blvd. Applicant: Michael Orsak for Campus Advantage Actions: O Declaration of Lead Agency 0 CEQR Discussion—Review FEAF Parts 2 & 3 Project Description: The applicant proposes to redevelop the 0.759-acre site with an 11-story, 116'-tall, 288,845- GSF mixed-use building, with approximately 12,341 SF of new ground-floor retail space, 2,029 SF of which is anticipated to be a restaurant. Upper floors will have a mix of unit types (1-bedroom/1-bath to 5-bedroom/4- bath) for a total of 240 units with approximately 620 bedrooms. The targeted market is primarily college students. The ground level includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street. 35 parking spaces will be eliminated — no on-site parking is proposed. The project is in the CDB-120 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4], (k) and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv) and (11), and is subject to environmental review. H. 222 S. Cayuga St.— Hotel Ithaca Expansion 9:50 S. Zoning Appeals 10:15 • #2969—222 Elmira Rd.,Area Variances • #2988—506 S. Cayuga St., Parking Variance #2989—308-318 Elmira Rd. (Maguire Fiat), Area Variance • #2992—308-318 Elmira Rd. (Maguire Fiat), Sign Variance • #2990—105-108 Madison St., Area Variance #2991—416-418 E. State St./MLK Blvd., Area Variance "An Equal Opportunity Employer with a commitment to workforce diversification." 3 7. Reports 10:30 A. Planning Board Chair(verbal) B. Director of Planning& Development(verbal) C. Board of Public Works Liaison (verbal) 8. Approval of Minutes: 6/23/15 (time permitting) 10:45 9. Adjournment 10:46 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." Agenda You may access this agenda either directly via the link pasted below(which includes attachments)or by going to the"Agenda Center"on the City web site(www.cityofithaca.org/agendacenter),under"Planning&Development Board." For ease-of-access,a link to the most recent Planning Board agenda will always be accessible on the Planning Board home page:http://www.citvofithaca.org/354/Planning-Development-Board. "An Equal Opportunity Employer with a commitment to workforce diversification." 4 CITY OF ITHACA 108 East Green Street, Suite 202 Ithaca, New York 14850-5690 �• non OFFICE� OFFICE OF THE CI Tl'ENGINEER 1...... Telephone: 607/274-6530 Fax: 607/274-6587 To: Planning & Development Board Lisa Nicholas, Planner From: Tim Logue, City Transportation Engineer Date: July 22, 2015 Re: Site Plan Review projects for July 2015 meeting Minor Subdivision,106 &108 Madison Street I'm not quite sure what is being considered for off-street parking and driveway curb cuts,based on the survey,but those are issues that can be dealt with later during a street permit application review and/or coordination with a building permit. I don't see any transportation issues with the subdivision. Educational Building, 209-215 Dryden Road I do not foresee a significant negative environmental impact related to transportation at this time. I understand that faculty and staff will park remotely,and use TCAT or walk to the building. I have met with the project team to discuss construction impacts and do not see significant negative environmental impacts on transportation. I think there are still issues to work out in more detail,but from an environmental review perspective, I do not see major issues. State Street Triangle Project,301 East State/MLK Jr. Street I have not seen a revised transportation impact assessment/trip generation analysis from the consultant yet, after I provided comments to them on their memo dated June 11th. I am concerned they have so far underestimated the impacts by estimating that the building would only generate 25 vehicular trips (11 entering &14 exiting) at the PM peak hour. Additionally, though the building will be pedestrian and transit friendly just by its location, it will need to have to excellent, indoor, secure bicycle parking to capitalize on its bicycle friendly potential. I don't believe I have seen anything about that yet. Four Multi-Family Dwellings,215-221 West Spencer Street Overall, I do not have any concerns for the transportation aspect of environmental review. The site is very walkable and bikable, and is only a few blocks from our downtown transit hub. One question: how will bicycle parking be accommodated? Page 1 of 2 An Equal 7pp ortunay Employer with a commitment to workforce diversification." �J Retail Buildin&222 Elmira Road I don't have any comments in relationship with the environmental review or the variance. I have not had an opportunity to review the traffic work,but will try to do so soon. Two Duplexes at 804 East State/MLK Jr. Street I still don't see how the parking lot is going to work. The access driveway is too small (does it even meet zoning requirements?), and there is not adequate circulation space within the parking lot for vehicles to maneuver. I see one bike rack,which would presumably hold two bicycles; this seem inadequate for 12 people. I also saw recently a proposal to remove on-street parking on Blair and widen the driveway in order to accommodate fire truck turning movements,which I am disinclined to approve under a street permit. Building &Vehicle Display Expansion,308-318 Elmira Road No further comments. Tompkins Financial Headquarters,118 &119 East Seneca Street I don't have any concerns related to the relocation of the drive through. Mixed-Use Housing,210 Hancock Street Nothing further. Page 2 of 2 PROPOSED RESOLUTION Minor Subdivision Lead Agency City of Ithaca Tax Parcel#34.1-10 106 & 108 Madison St. City of Ithaca Planning&Development Board July 28,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #34.4-10, by owner, Sharon Corbitt, and WHEREAS: the applicant is proposing to subdivide the 7,991-SF lot into two lots: Parcel A, measuring 4,944 SF with 54 feet of frontage on Madison St., and containing an existing duplex; and Parcel B, measuring 3,047 SF with 38 feet of frontage on Madison St. The project is in the R-2b Zoning District which has the following minimum requirements: 3,000-SF lot size for single-family homes, and 4,000 SF for other uses; 35 feet of street width for single-of two-family homes and 40 feet of street width for other uses; 10-foot front yard, 10/5-foot side yards, and a rear yard of 25% or 50 feet,but no less than 20 feet. The project requires Area Variances, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Subdivision approval for City of Ithaca Tax Parcel#34.4-10,by owner, Sharon Corbitt. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 0 SHORT ENVIRONMENTAL ASSESSMENT FORM(SEAF) Part 11 (to be completed by staff) In order to answer the questions in this Short Environmental Assessment Form(SERF),the preparer is to use currently available information concerning the project and the likely impacts of the action. PROJECT NAME:Minor Subdivision—106-108 Madison St Yes No 1. Will project result in a large physical change to the project site or physically alter 0 X more than one acre of land? 2. Will there be a change to any unique or unusual land form found on the site or to any 0 X site designated a unique natural area or critical environmental area by a local or state agency? 3. Will the project alter or have any effect on an existing waterway? 0 X 4. Will the project have an impact on groundwater quality? El X 5. Will the project affect drainage flow on adjacent sites? ❑ X 6. Will the project affect any threatened or endangered plant or animal species? ❑ X 7. Will the project result in an adverse effect on air quality? El X 8. Will the project have an effect on visual character of the community or scenic views ❑ X or vistas known to be important to the community: 9. Will the project adversely impact any site or structure of historic,pre-historic,or El X paleontological importance or any site designated a local landmark or in a landmark. district? 10. Will the project have an effect on existing or future recreational opportunities? n X 11. Will the project result in traffic problems or cause a major effect to existing 0 X transportation systems? 12. Will the project cause objectionable odors,noise, glare,vibration, or electrical 0 X disturbance as a result of the project's operation during construction or after completion? 13. Will the project have any impact on public health or safety? E] X 14. Will the project affect the existing community by directly causing a growth in ❑ X permanent populations of more than 5 percent over a one-year period OR have a negative effect on the character of the community or neighborhood? 15. Is there public controversy concerning the project? ❑ X If any question has been answered YES, a completed Full Environmental Assessment Form(FEAF)is necessary. PREPARER'S SIGNATURE: DATE: PREPARER'S TITLE: REPRESENTING: City of Ithaca PROPOSED RESOLUTION Minor Subdivision CEQR—Negative Declaration City of Ithaca Tax Parcel#34.-1-10 106 & 108 Madison St. City of Ithaca Planning&Development Board July 28,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #34.-1-10, by owner, Sharon Corbitt, and WHEREAS: the applicant is proposing to subdivide the 7,991-SF lot into two lots: Parcel A, measuring 4,944 SF with 54 feet of frontage on Madison St., and containing an existing duplex; and Parcel B, measuring 3,047 SF with 38 feet of frontage on Madison St. The project is in the R-2b Zoning District which has the following minimum requirements: 3,000-SF lot size for single-family homes, and 4,000 SF for other uses; 35 feet of street width for single-of two-family homes and 40 feet of street width for other uses; 10-foot front yard, 10/5-foot side yards, and a rear yard of 25% or 50 feet,but no less than 20 feet. The project requires Area Variances, 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 City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on July 28, 2015 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on July 28, 2015 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a plat entitled "Survey Map, No. 106-108 Madison Street, City of Ithaca, Tompkins County, New York," dated 6/2/15 and prepared by T.G.Miller, P.C.; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates the resultant parcels requires areas variances for relief from the City of Ithaca Zoning Ordinance for properties located in the R-2b 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: 0 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 constr❑ction on slopes of 15❑ or greater 5-foot rise per 100 feet of length❑or where general slope in the proect ❑ ❑ ❑ Yes ❑ No e❑ceeds 10❑ ❑ Construction on land where depth to the water table is ® ❑ Yes No less than 3 feet. Constr fiction of parting facility/area for 50 or Fiore F-ehicles❑ ❑ ❑ [:] Yes ❑ No Constriction on land where bedroc❑is exposed or generally ❑ ❑ ❑Yes ❑ No within 3 feet of edsting groEnd s❑rface❑ Constr action that will contin❑e for Fiore than 1 year or inFol-o ❑ ❑ ❑Yes ❑ No ore than one phase or stage❑ E-ac-ation for ❑ining p❑rposes that world re❑off []ore than ❑ ❑ [:] Yes No 1,000 tons of natCral ❑aterial �e roc❑or soil❑per year:] Constr❑ction of any new sanitary landfill❑ ❑ ❑ ❑ Yes ❑ No Constr=ction in designated floodway❑ ❑ ❑ ❑ Yes ❑ No Other impacts (if any): A portion of the project is in the 100-year floodplain. ❑ ❑ ❑ 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 for❑s [if any ❑ ❑ [:]Yes ❑ No 1 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 DeCelopable area of site contains protected water body❑ ❑ ❑ ❑Yes [:] No Dredging P ore than 100 cLLbic yards of ❑aterial fro❑ channel ❑ ❑ ❑ Yes ❑ No of protected strea❑❑ ELtension of Ltility distribLtion facilities thro❑gh protected ❑ ❑ El Yes ❑ No water body❑ Constr ction in designated freshwater wetland ❑ ❑ [-] Yes ❑ No Other i-pacts -if anyL� ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ®Yes ❑ No A 10- increase or decrease in sF=rface area of any body of ❑ ❑ ❑ Yes ❑ No water or Li ore than 10,000 s❑Lft❑of sLrface area❑ Constr-ction, alteration, or con Lersion of body of water that ❑ ❑ [:] Yes No eLceeds 10,000 s❑Lftt❑of sLrface area[] Fall Cree-i Si-]Mile Creeq Cascadilla Cree Sil er Cree; El ❑ Yes ❑ No Cay❑ga LaEla, or CayF-ga Inlet❑ Other impacts (if any): The project is contiguous to an unnamed drainage ditch. ❑ ❑ ❑ Yes ❑ No 2of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 Pro_ect will re--ire discharge pern itr ❑ ❑ ❑ Yes ❑ No Protect re❑-ires I:se of sol-rce of water that does not halt e El ❑ ❑ Yes ❑ No appro-al to sere proposed proectC! Constr:ction or operation causing any contai-i ination of a ❑ ❑ ❑ Yes ❑ No pl-blic water sCpply syste❑ Pro Oct will ad-ersely affect grog-rhdwater❑ ❑ ❑ [:] Yes ❑ No Li❑I-id effl❑ent will be conl-0yed off the site to facilities which ❑ ❑ ❑ Yes ❑ No do not currently eust or that ham inade❑Cate capacityC Pro Oct rel-iiiring a facility that wo-Id i_se water in el-bess of ❑ ❑ Yes ❑ No 20,000 gallons per day or 500 gallons per ❑incteC Pro ect will likely ca-se siltation or other discharge into an eFJsting body of water to the event that there will be an ❑ ❑ [:] Yes [:] No obdoCs dsQal contrast to natial conditionsC Proposed action will rent ire storage of petrole—iC or chef ical ❑ ❑ ❑ Yes ❑ No prod❑cts greater than 1,100 gallons❑ Other impacts (if any): A portion of the project is in the 100-year floodplain. ❑ ❑ ❑ Yes ❑ No 3of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 Pro-ect wo-ld i-pede floodwater flows ❑ ❑ ❑ Yes ❑ No Probct is li-ely to cause s7bstantial erosion❑ ❑ ❑ [:] Yes ❑ No Pro ect is inco-patible with eFisting drainage patterns- ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Project requires a Basic SWPPP. ❑ ❑ ❑ Yes ❑ No IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Pro ect will ind-ce 500 or -ore Fehicle trips in any 8-how ❑ ❑ [:] Yes No period per day❑ Protect will rest It in the incineration of ❑ore than 25 tons of ❑ ❑ [:]Yes No ref-tee per 2C-ho-r day❑ Pro Oct en ission rate of all conta❑inants will e-teed 5 Ibs❑ per hoii or a heat so-rce prod-cing -ore than 10 -illion ❑ ❑ ❑ Yes ❑ No BTUs per ho--- Other impacts (if any): Construction Impacts —there will be a waiting period between grading and construction to allow for soil consolidation. ® ❑ ❑ Yes ❑ No _11 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 RedCction of any species, listed on New Yor-ior Federal list, El ❑ [:] Yes ❑ No Cling the site, foCnd oCer, on, or near siteC ReC opal of any portion of a critical or significant wildlife El ❑ ❑ Yes ❑ No habitatC Application of pesticide or herbicide ore than twice a year El ❑ ❑ Yes ❑ No other than for agricdto-al po-poses❑ Other iC pacts rif any ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes [—] No Proposed action world sEbstantially interfere with any ❑ ❑ Yes ❑ No resident or --I igratory fish, or wildlife species Proposed action re-fires re ioCal or ore than acre of ❑ ❑ [:] Yes ❑ No atae woods or other locally i❑portant -egetation Other impacts (if any): Vegetation to be removed along drainage ditch. ❑ ❑ ❑ Yes ❑ No 5of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 -ses or proposed action co❑ponents obFioF-sly different fro-, or in sharp contrast to, c❑rrent ® ❑ ❑ Yes ❑ No s-rro-nding land -se patterns, whether ❑an-❑ade or nat-ral- Proposed land ses or proposed action cow ponents rsible to _sers of aesthetic reso-ices which will eli_inate or ❑ ❑ [:] Yes ❑ No significantly red_ce their en9y-ent of aesthetic ❑❑alities of that resoace❑ Proposed action will resElt in eli❑ination or a or screening El ❑ ❑ Yes ❑ No of scenic Jews known to be ill portant to the areal_ Other i pacts if anyl a ❑ ❑ [-] 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 occ! rring wholly or partially within, or contig❑o❑s to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places- Any i-pact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the pro[ect site❑ Proposed action occF-rring wholly or partially within, or contig❑D❑s to, any site designated as a local land❑ar❑or in a ❑ ❑ ❑ Yes ❑ No land❑aril district Other i-pacts 4 any0 ❑ ❑ ❑ Yes ❑ No _I of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 per anent foreclos-re of a fLt-re recreational ❑ ❑ ❑ Yes ❑ No opport-nity- A ❑alor red❑ction of an open space iF portant to the co❑❑Ehity❑ ❑ ❑ [:] Yes ❑ No Other i❑pacts cif anyo ❑ ❑ ❑ 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 res It in reds ction in the ❑ILality of the ❑ ❑ ❑ Yes ❑ No reso ice[I Proposed action will i❑pact Else, fiction, or enloy ent of the ❑ ❑ [:] Yes ❑ No reso J-ce❑ Other i❑pacts Cif anyo ❑ ❑ [—] Yes ❑ No 7of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 o e ent of people and/or ❑ ❑ [:] Yes ❑ No goodsC Proposed action will res It in a or traffic proble is ❑ ❑ ❑ Yes ❑ No Other impacts: Intersection realiginement— pedestrian crossings could be improved. ❑ ❑ ❑ Yes ❑ No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action casing greater than 5 increase in any El ❑ ❑ Yes ❑ No for_ of energy ❑sed in El❑nicipality❑ Proposed action re❑Firing creation or eEtension of an energy trans_ission or s_pply syste❑ to ser-0 ❑ore than 50 single- ❑ ❑ ❑ Yes ❑ No or two-fa Li ily residences[I Other i❑pacts if anyn ❑ ❑ ❑ Yes ❑ No 8of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 sensiti❑e facility❑ Odors will occ❑r ro❑tinely ❑CI ore than one ho❑r per days❑1 ❑ ❑ ❑ Yes ❑ No Proposed action will prodi ce operating noise eFceeding local ❑ ❑ ❑ Yes ❑ No all bient noise le��Is for noise onside of str❑ctiEre❑ Proposed action will re❑o❑e natlo-al barriers that wo-ld act as El ❑ ❑ Yes ❑ No noise screen❑ Other impacts (if any): Construction impacts only. ® ❑ ® Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ❑ No Proposed action will case rise of e❑plosion or release of ha❑ardoCs sibstances lEei�oil, pesticides, the❑icals, ❑ ❑ ❑ Yes ❑ No radiation, etc[�in the e❑ent of accident or ❑pset conditions, or there will be chronic low-le❑el discharge or e❑ission❑ Proposed action ❑ay resJt in bl_-rial of [Iha❑ardo❑s wastes❑in any for❑ 1LeQto❑ic, poisonoE-s, highly reactiLe, radioactiiie, ❑ ❑ ❑Yes ❑ No irritating, infectioLs, etch Proposed action [[ay res❑It in etal-ation or other dist-rbance within 2,000 feet of a site ❑sed for the disposal of ❑ ❑ ❑ Yes ❑ No solid or ha❑ardoi❑s wastes❑ Proposed action will res It in handling or disposal or ha❑ardo❑s wastes II[OF�toi-jc, poisono❑s, highly reacti❑e, ❑ ❑ ❑Yes ❑ No radioacti❑e, irritating, infectio❑s, etch incl❑ding wastes that are solid, se❑i-solid, li❑❑id, or contain gasesm- 9 of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 ❑ore gallons of any lii id f❑el-I ❑ ❑ [:] Yes ❑ No Use of any che❑ical for de-icing, soil stabiliEation, or control of -Logetation, insects, or ani❑al life on the pre❑ises of any ❑ ❑ ❑ Yes ❑ No residential, co❑❑ercial, or ind atrial property in a❑cess of 30,000 s❑❑are feet❑ Other i❑pacts 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 pop7ation of the city in which the proposed action is located is li-ely to grow by El ore than 50 of resident h❑❑an ❑ ❑ ❑Yes ❑ No pop❑lation❑ The ❑❑hicipal b-dgets for capital e❑penditoes or operating ser7ces will increase by ❑ore than 5❑ per year as a resdt of ❑ ❑ [:] Yes ❑ No this proposed action-] Proposed action will conflict with officially adopted plans ® ❑ ® Yes ❑ No or goals. Requires an Area Variance. Proposed action will case a change in the density of land ❑ ❑ [:] Yes ❑ No -Ise❑ Proposed action will replace or elil inate ensting facilities, ❑ ❑ [:] Yes No str❑ct--es, or areas of historic i❑portance to the co-]❑❑hity❑ De❑elop❑ent will create de❑and for additional co❑❑Ehity ❑ ❑ [:] Yes No ser�ces ILoCgLlschools, police, and fire, etc ❑ Proposed action will set an i portant precedent for fi tl re ❑ ❑ ❑ Yes ❑ No actions-] Proposed action will relocate 15 or Dore e❑ployees in one or ❑ ❑ ❑ Yes ❑ No ❑ore b❑sinesses❑ 10 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 222 Elmira Rd. — Retail Expansion Date Created: 7/15/15 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 ii pacts Fif 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 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM — Part III Project Name: Retail Expansion—222 Elmira Road Date Created: 7/15/15 1 Revised: 7/21/15 PROJECT DESCRIPTION The applicant proposes to construct a one-story 3,400-SF retail building with 35 new parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre project site contains an existing retail mall with 258 parking spaces. The project includes relocation of the existing driveway to align with Fairgrounds Memorial Parkway. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires Area Variances for the proposed 70' setback, parking and width of building at street front. The applicant has proposed a 4'-tall architectural wall along a portion of the frontage. 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. IMPACT ON LAND The project site is in the in an area of dense commercial development. Much of the site is currently paved; however,the realignment of the entrance/driveway with Fairgrounds Memorial Parkway requires the removal of approximately 0.3 acres of vegetation contiguous to the drainage ditch. There will be a small increase in landscaping throughout the site. The project site is also in the 100-year floodplain —which will require raising the base elevation by two to three feet on portions of the site (see "Grading and Drainage Plan (C-104)," dated 6/30/15). The applicant has submitted a Geotechnical Report, dated January 2015, and prepared by Empire Geo Services, Inc. The report concludes the following: • Depth to groundwater is less than 3 feet in some locations • Grade increases will cause soil consolidation —therefore grading should be done well in advance of construction to allow adequate time for consolidation • Conventional spread foundation is not recommended —either a pile or mat foundation are acceptable alternatives The potential for erosion is a concern due to the proximity to the drainage ditch combined with vegetation removal, and the need to raise grades and allow time for soil consolidation before construction. Erosion and sedimentation controls to address these specific concerns should be designed, implemented, and maintained throughout the construction period to prevent sediment from entering the stream. The project requires a Basic Storm Water Pollution Prevention Plan. Run-off will not be directed toward the ditch. However,the Lead Agency requires, and the applicant has agreed to provide, a vegetative buffer along between the edge of pavement and the ditch to enhance stream protection. Page 1 of 4 IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE The project requires a Basic Storm Water Pollution Prevention Plan. The project site is in the in an area of dense commercial development. Much of the site is currently paved; however,the realignment of the entrance/driveway with Fairgrounds Memorial Parkway requires the removal of approximately 0.3 acres of vegetation contiguous to the drainage ditch.. The project site is also in the 100-year floodplain —which will require raising the base elevation by two to three feet on portions of the site (see "Grading and Drainage Plan (C-104)," dated 6/30/15). The Lead Agency received comments from the Conservation Advisory Council (CAC) regarding the project, dated 7/20/15. The CAC recommended that the project observe a 20' set-back to the drainage ditch and maintain vegetation at this location. As proposed, the curbed edge of pavement is approximately 15'from the ditch. Due to the curbing and stormwater controls, rainwater run-off will not be directed toward the ditch —therefore water quality and volume will not be affected by the project. The Lead Agency requires, and the applicant has agreed to provide, a tree planting to augment the vegetative buffer along between the edge of pavement and the ditch to enhance stream protection. No impact anticipated. IMPACT ON AIR The applicant has submitted a Geotechnical Report, dated January 2015, and prepared by Empire Geo Services, Inc. The report concludes that the necessary grade increases will cause soil consolidation —therefore grading should be done well in advance of construction to allow adequate time for consolidation. The applicant should implement the following dust-control measures as needed to address the dust during construction: • 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 The project site is in the in an area of dense commercial development. Much of the site is currently paved; however, the realignment of the entrance/driveway with Fairgrounds Memorial Parkway requires the removal of approximately 0.3 acres of vegetation contiguous to the drainage ditch. The project requires a Basic Storm Water Pollution Prevention Plan and run-off will not be directed towards the ditch. However, the Lead Agency requires, and the applicant has agreed to provide, a vegetative buffer along between the edge of pavement and the ditch to enhance stream protection. The applicant will provide a full landscape plan for Final Site Plan Approval. No impact anticipated. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION The Lead Agency has requested the applicant seek NYSDOT permission to install a contiguous sidewalk across the driveway entrance across from Fairgrounds Memorial Parkway. No impact anticipated. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE &ODORS No impact anticipated. IMPACT ON PUBLIC HEALTH No impact anticipated. Page 3 of 4 IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The project requires Area Variances for deficiencies in building width at street front, building set- back form curb, and parking location. To address these deficiencies,the applicant is proposing a four-foot tall masonry wall and associated landscaping along a portion of the street frontage. The Lead Agency finds the wall and landscaping adequately address the deficiencies—and make the project more attractive. Applicant will provide more detaisl of the wall for Final Site Plan Approval. No impact anticipated. Prepared by: Lisa Nicholas,Senior Planner Page 4 of 4 PROPOSED RESOLUTION Site Plan Review CEQR—Negative Declaration 222 Elmira Rd. Ithaca Plaza Retail Expansion City of Ithaca Planning and Development Board July 28,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a retail building to be located at 222 Elmira Road (Ithaca Shopping Plaza) in the City of Ithaca,by Marx Realty&Improvement Co., Inc., and WHEREAS:the applicant proposes to construct a one-story, 3,400-SF retail building with 35 new parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre site contains an existing retail mall with 258 parking spaces. The project includes relocation of the existing driveway to align with Fairgrounds Memorial Parkway. The site is predominantly paved; however, development requires removal of 0.3 acres of existing vegetation along the north property line, contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires Area Variances for the proposed 70' setback, as well as deficiencies in building frontage on the street, and WHEREAS: this 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 City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on July 28, 2015 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on July 28, 2015 review and accept as adequate: a Full Environmental Assessment Form(FEAF),Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff, drawings entitled "Topographic Map," dated 10/24/14, "Existing Site Plan (C101)," "Layout Plan (C 102)," "Utility Plan (C 103)," "Grading and Drainage Plan (C 104)," dated 6/30/15 and prepared by T.G. Miler, P.C., and "Patio Plan (C1.01)," "Exterior Elevations (A2.00)," and "Concept Views (PRIA)," prepared by Jason Demarest, architect, and dated 7/2/15; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and 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: Second: In Favor: Against: Abstain: Absent: Vacancies: 1 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 constr-ction on slopes of 15❑ or greater 5-foot rise per 100 feet of length❑or where general slope in the proect ❑ ❑ ❑ Yes ❑ No eCceeds 10❑ ❑ Constr-ction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No than 3 feet--] Constr fiction of parting facility/area for 50 or Fiore F-ehicles❑ ❑ ❑ [:] Yes ❑ No Constriction on land where bedroc❑is exposed or generally ❑ ❑ ❑Yes ❑ No within 3 feet of edsting groEnd sCrface❑ Constr action that will contin❑e for ❑ore than 1 year or inFol-o ❑ ❑ ❑Yes ❑ No ore than one phase or stage❑ E-ac-ation for ❑ining pCrposes that world re❑off ❑ore than ❑ ❑ [:] Yes No 1,000 tons of natCral ❑aterial l[e�roc❑or soil❑per year:] Construction of any new sanitary landfill❑ ❑ ❑ ❑ Yes ❑ No Constr=ction in designated floodway❑ ❑ ❑ ❑ Yes ❑ No Other i❑pacts !if anyn ❑ ❑ ❑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 for❑s [if any ❑ ❑ ❑Yes ❑ No 1 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 DeCelopable area of site contains protected water body❑ ❑ ❑ ❑Yes [:] No Dredging P ore than 100 cLLbic yards of ❑aterial fro❑ channel ❑ ❑ ❑ Yes ❑ No of protected strea❑❑ ELtension of Ltility distribLtion facilities thro❑gh protected ❑ ❑ El Yes ❑ No water body❑ Constr ction in designated freshwater wetland ❑ ❑ [-] Yes ❑ No Other i-pacts -if anyL� ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10- increase or decrease in sL=rface area of anybody of ❑ ❑ Yes ❑ No water or Li ore than 10,000 s❑Lft❑of sLrface area❑ Constr-ction, alteration, or con Lersion of body of water that ❑ ❑ ❑ Yes ❑ No eC�eeds 10,000 s❑Lftt❑of sLrface area[] Fall Cree-i Si-]Mile Creeq Cascadilla Cree Sil er Cree; El ❑ Yes ❑ No Cay❑ga LaFe, or Cay❑ga Inlet❑ Other i❑pacts if any0 ❑ ❑ ❑ Yes ❑ No 2of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 Pro ect will re--ire discharge pern itr ❑ ❑ ❑ Yes ❑ No Protect re❑-ires I:se of sol-rce of water that does not halt e ❑ ❑ ❑ Yes ❑ No appro-al to sere proposed proectr! Constr:ction or operation causing any contai-i ination of a ❑ ❑ ❑ Yes ❑ No pl-blic water sCpply syste❑ Pro Oct will ad-ersely affect grog-rhdwater❑ ❑ ❑ [:] Yes ❑ No Li❑I-id effl❑ent will be conl-0yed off the site to facilities which ❑ ❑ ❑ Yes ❑ No do not currently eust or that ham inade❑Cate capacityC Pro Oct rel-iiiring a facility that wo-Id i_se water in el-bess of ❑ ❑ Yes ❑ No 20,000 gallons per day or 500 gallons per ❑incteC Pro ect will likely ca-se siltation or other discharge into an eFJsting body of water to the event that there will be an ❑ ❑ [:] Yes [:] No obdoCs dsQal contrast to natial conditionsC Proposed action will rent ire storage of petrole—iC or chef ical ❑ ❑ ❑ Yes ❑ No prod❑cts greater than 1,100 gallons❑ Other impacts (if any): Project is under review by City Stormwater Management Officer ❑ ❑ ® Yes ❑ No 3of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 Pro-ect wo-ld i-pede floodwater flows ❑ ❑ ❑ Yes ❑ No Probct is li-ely to cause s7bstantial erosion❑ ❑ ❑ [:] Yes ❑ No Pro ect is inco-patible with e[isting drainage patterns- ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Requires a State Pollutant Discharge Elimination System (SPDES) permit— stormwater managements is under review by the City ® ❑ ❑ Yes ® No Stormwater Management Officer. IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Pro ect will ind-ce 500 or -ore Fehicle trips in any 8-how ❑ ❑ [:] Yes No period per day❑ Protect will rest It in the incineration of ❑ore than 25 tons of ❑ ❑ [:]Yes No ref-tee per 2C-ho-r day❑ Pro Oct en ission rate of all conta❑inants will e-teed 5 Ibs❑ per hoii or a heat so-rce prod-cing -ore than 10 -illion ❑ ❑ ❑ Yes ❑ No BTUs per ho--- Other i-pacts if any[i ❑ ❑ ❑ Yes ❑ No _11 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 Red❑ction of any species, listed on New Yor❑or Federal list, El ❑ [:] Yes ❑ No ❑sing the site, fo❑id oLbr, on, or near site❑ Re❑oC-81 of any portion of a critical or significant wildlife El ❑ ❑ Yes ❑ No habitat❑ Application of pesticide or herbicide ore than twice a year ❑ ❑ [:] Yes No other than for agricdtaal paposes❑ Other i❑pacts -if any ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes ❑ No Proposed action world smstantially interfere with any ❑ El [:] Yes No resident or --I igratory fish, or wildlife species Proposed action re-fires re❑oF-al or ore than acre of ❑ ❑ [:] Yes No ❑atae woods or other locally ii-portant _egetation Other i❑pacts [if anyo ❑ ❑ [—] Yes ❑ No 5of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 -ses or proposed action co❑ponents obFioF-sly different fro-, or in sharp contrast to, c❑rrent ® ❑ ❑ Yes ❑ No s-rro-nding land -se patterns, whether ❑an-❑ade or nat-ral- Proposed land ses or proposed action cow ponents rsible to _sers of aesthetic reso-ices which will eli_inate or ❑ ❑ [:] Yes ❑ No significantly red_ce their en9y-ent of aesthetic ❑❑alities of that resoace❑ Proposed action will resElt in eli❑ination or a or screening El ❑ ❑ Yes ❑ No of scenic Jews known to be ill portant to the areal_ Other i pacts if anyl J ❑ ❑ [-] 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 occ! rring wholly or partially within, or contig❑o❑s to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places- Any i-pact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the pro[ect site❑ Proposed action occF-rring wholly or partially within, or contig❑D❑s to, any site designated as a local land❑ar❑or in a ❑ ❑ ❑ Yes ❑ No land❑aril district Other i-pacts 4 any0 ❑ ❑ ❑ Yes ❑ No _I of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 per anent foreclos-re of a fLt-re recreational ❑ ❑ ❑ Yes ❑ No opport-nity- A ❑alor red❑ction of an open space iF portant to the co❑❑Ehity❑ ❑ ❑ [:] Yes ❑ No Other i❑pacts cif anyo ❑ ❑ ❑ 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 res It in reds ction in the ❑ILality of the ❑ ❑ ❑ Yes ❑ No reso ice[I Proposed action will i❑pact Else, fiction, or enloy ent of the ❑ ❑ [:] Yes ❑ No reso J-ce❑ Other i❑pacts Cif anyo ❑ ❑ [—] Yes ❑ No 7of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 o e ent of people and/or ❑ ❑ [:] Yes ❑ No goodsC Proposed action will res It in a or traffic proble is ❑ ❑ ❑ Yes ❑ No Other impacts: Relocation of curbcut has been conceptually approved by NYS DOT. ❑ ❑ ❑ Yes ❑ No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action casing greater than 5 increase in any El ❑ ❑ Yes ❑ No for_ of energy ❑sed in El❑nicipality❑ Proposed action re❑Firing creation or eEtension of an energy trans_ission or s_pply syste❑ to ser-0 ❑ore than 50 single- ❑ ❑ ❑ Yes ❑ No or two-fa Li ily residences[I Other i❑pacts -if anyn ❑ ❑ ❑ Yes ❑ No 8of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 sensiti❑e facility❑ Odors will occ❑r ro❑tinely ❑CI ore than one ho❑r per days❑1 ❑ ❑ ❑ Yes ❑ No Proposed action will prodi ce operating noise eFceeding local ❑ ❑ ❑ Yes ❑ No all bient noise le��Is for noise onside of str❑cto-e❑ Proposed action will re❑o❑a nato-al barriers that wo-ld act as ❑ ❑ [:] Yes No noise screen❑ Other i❑pacts If anyn ❑ ❑ ❑ Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ® No Proposed action will case rise of e❑plosion or release of ha❑ardoCs sibstances lEei�oil, pesticides, the❑icals, ❑ ❑ ❑ Yes ❑ No radiation, etc[�in the e❑ent of accident or ❑pset conditions, or there will be chronic low-leLel discharge or e❑ission❑ Proposed action ❑ay resJt in bl_-rial of [Iha❑ardo❑s wastes❑in any for❑ 1LeQto❑ic, poisonoE-s, highly reactiLe, radioactiiie, ❑ ❑ ❑Yes ❑ No irritating, infectioLs, etch Proposed action [[ay res❑It in etal-ation or other disto-bance within 2,000 feet of a site ❑sed for the disposal of ❑ ❑ ❑ Yes ❑ No solid or ha❑ardoi❑s wastes❑ Proposed action will res It in handling or disposal or ha❑ardo❑s wastes II[OF�toi-jc, poisono❑s, highly reacti❑e, ❑ ❑ ❑Yes ❑ No radioacti❑e, irritating, infectio❑s, etch incl❑ding wastes that are solid, se❑i-solid, li❑❑id, or contain gasesm- 9 of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 ❑ore gallons of any lii id f❑el-I ❑ ❑ [:] Yes ❑ No Use of any che❑ical for de-icing, soil stabiliEation, or control of -Logetation, insects, or ani❑al life on the pre❑ises of any ❑ ❑ ❑ Yes ❑ No residential, co❑❑ercial, or ind atrial property in a❑cess of 30,000 s❑❑are feet❑ Other i❑pacts 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 pop7ation of the city in which the proposed action is located is li-ely to grow by El ore than 50 of resident h❑❑an ❑ ❑ ❑Yes ❑ No pop❑lation❑ The ❑❑hicipal b-dgets for capital e❑penditoes or operating ser7ces will increase by ❑ore than 5❑ per year as a resdt of ❑ ❑ [:] Yes ❑ No this proposed action-] Proposed action will conflict with officially adopted plans ® ❑ ® Yes ❑ No or goals. Requires an Area Variance. Proposed action will case a change in the density of land ❑ ❑ [:] Yes ❑ No -Ise❑ Proposed action will replace or elil inate ensting facilities, ❑ ❑ [:] Yes No str❑ct--es, or areas of historic i❑portance to the co-]❑❑hity❑ De❑elop❑ent will create de❑and for additional co❑❑Ehity ❑ ❑ [:] Yes No ser�ces ILoCgLlschools, police, and fire, etc ❑ Proposed action will set an i portant precedent for fi tl re ❑ ❑ ❑ Yes ❑ No actions-] Proposed action will relocate 15 or Dore e❑ployees in one or ❑ ❑ ❑ Yes ❑ No ❑ore b❑sinesses❑ 10 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Maguire Fiat — 308-318 Elmira Rd. Date Created: 5/5/15 1 Updated: 7/21/15 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 ii pacts Fif 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 Maguire Fiat CEQR—Negative Declaration 308-318 Elmira Rd. City of Ithaca Planning&Development Board July 28,2015 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 1,435-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. The project occupies two tax parcels and requires parcel consolidation, as well as Area and Sign Variances for relief from district regulations 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, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on April 28, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Lead Agency has received comments from both the City Forester and the the Conservation Advisory Council(CAC)recommending that the applicant be required to provide 12%landscaping, and WHEREAS: the Lead Agency has determined the proposed landscaping plan is adequate due to its creative inclusion of an internal greenspace in the vehicle display area and provision for 17 new canpy trees— eight of which are internal to the parking lot. Adequate soil volumes for the new plantings will be required for Site Plan Approval. In addition, drainage calculations provided by the applicant indicate that drainage loads will remain comparable to existing conditions, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 28, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; and the following drawings: "Site Plan," "Existing Conditions Plan (C100)," "Erosion and Sediment Control Plan (C101)," "Utility Plan (C102)," "Grading Plan (C103)," "Details (C201)," "Site Layout Plan (L1)," and "Planting Plan (L2)," dated 4/15/15; and "Elevations (A2)," "Elevations" (color), and "Floor Plans" dated with the latest revision date of 7/7/15 and all prepared by Schickel Architecture; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board 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: 0 PROPOSED RESOLUTION Maguire Fiat Preliminary&Final Site Plan Approval 308-318 Elmira Rd. City of Ithaca Planning&Development Board July 28,2015 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 1,435-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. The project occupies two tax parcels and requires parcel consolidation, as well as Area and Sign Variances for relief from district regulations 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, and WHEREAS: the Planning Board did on April 28, 2015 declare itself Lead Agency in the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2)(c)of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on July 28,2015, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Lead Agency has received comments from both the City Forester and the Conservation Advisory Council(CAC)recommending that the applicant be required to provide 12%landscaping, and WHEREAS: the Lead Agency has determined the proposed landscaping plan is adequate due to its creative inclusion of a internal greenspace in the vehicle display area and provision for 17 new canopy trees — eight of which are internal to the parking lot. Adequate soil volumes for the new plantings will be required for Site Plan Approval. In addition, drainage calculations provided by the applicant indicate that drainage loads will remain comparable to existing conditions, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 28, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; and the following drawings: "Site Plan," "Existing Conditions Plan(C100)," "Erosion and Sediment Control Plan(C101)," "Utility Plan(C102)," "Grading Plan (C103)," "Details (C201)," "Site Layout Plan (L1)," and "Planting Plan (L2)," dated 4/15/15 and "Elevations (A2)," "Elevations" (color), and "Floor Plans," dated with the latest revision date of 7/7/15 and all prepared by Schickel Architecture; and other application materials, and WHEREAS: that the City of Ithaca Planning and Development Board did on July 28, 2015 determine the proposed project will result in no significant impact on the, and WHEREAS: the Board understands the project requires Area Variances and that the Board of Zoning Appeals(BZA)intends to consider these variances at its August 4,2015 regular meeting, and WHEREAS: as this project has been before the Planning Board for several months, all Site Plan Review issues have been resolved, and the Board intends to make a positive recommendation to the BZA regarding the project, the Board feels it is appropriate in this particular case to consider Final Site Plan Approval contingent upon the BZA granting the required variances,now, therefore, be it RESOLVED:that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Written approval from the City Stormwater Management Officer, and iii. Submission of colored elevations,keyed to materials samples board, and building materials, and iv. Before issuance of Building Permit, submission of revised Landscape Plan and Planting Details showing soil volumes and amendments, as per recommendations in City Forester's comments of 7/20/15. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 0 110 SCH I CKEL :K \\ \ \ 118 SLAIR STREET 330 East State Street Ithaca,New York 14850 RELOCATE EXISTING Tel 607.277.0845 Fax 607.277.2925 NO PARKING' SIGN REMOVE CURBING. TO BE REPLACED SEAL WITH FLUSH CURBING \, 4,500 SF SITE \ �; 01 \� 4,560 SF SITE \ \ f Y / 116 REMOVE SHRUBS ' x 7 SLAIR ST. /E P -> 1 unit-3 Bedrooms x \. YE 100 �\: CONSULTANT %'r: 1 unit-2 Bedrooms c o A 2 Spaces .< fl OLISH GARAGE _ y / S CONSULTANT'S PROJECT NO. \. ` S 15«WALN 5 REM0VE�JMBER I N G WALL -RETAIN /\ f � / ti- // LNG ;f REMOVE APHALT AND BASE TO FULL DEPTH lo, / 108 .ice -,, loo \ v A F D H �_y=- //\ SLAIR ST. 0 R P Kl / \ 2 unit-3 Bedrooms 2 Spaces 0 1 E T E c c R /�`` \ 1Uj ` � � u M T Y /�'` �• 3 O SF SIT 0 R ,., r• / O N 51'19'32"'W 8' -- - _ i UGHi I. \ ? \ W o0 POLECn 1 51'1932 W 4958. �� \ wa�K ~Y 4.18� DEMOLISH DRAINAGE;TBktCTURE-. I` \ uJ O 4.3Uj co W I- - REMOVE SECTION'4F FENCE I ::'�•- I I O00 o ff ---------- FE,' �1.... .. - •^ ' I � 0VE'HALL. STORE UNITS FOR RESETTING. 812 PROJECT N0. r 13118 EAST STATE ST. REMOVE WALL AS NEEDED TO I ON OF STORELUNTS FOR NEW IRESETTING.LL I I 2 unit-3 Bedrooms OWNER REMOVE STAIRS AND GRAVEL !. l I " WALK AS NEEDED TO INSTALL I 2 Spaces JOHwPUGLIA 8 COSTAS NESTOPOULOS �- I 80 NEW SIDEWALK ........ I .-� - s ii 120 Honness Lane I A � _ I Ithaca,NY 14850 SI S AT EST : w 1 unit-5 Bedrooms 806 i I 808 I 810 1 unit-4 Bedrooms EAST STATE ST. ! i EAST STATE ST. i EAST STATE ST. I 4 Spaces " I I 6,100 S F SIT I 2 units-3 Bedrooms 2 units-3 Bedrooms I 1 unit-3 Bedrooms ;�•.„rr; . I 2 Spaces 2 Spaces I 1 Space I 'Of... o REV DATE ISSUED FOR '.I 04-30-2015 Site Plan Review _- :..:._: ( o qy 1 05-29-2015 Site Plan Review _._.-or.'.2 I 2 06-19-2015 j I N Site Plan Review _. 3 07-07-2015 Site Plan Review REMOVE GRAVEL CONCRETE j 4 07-22-2015 Site Plan Review ' WALK AS NEEDED TO INSTALL ' .` NEW SIDEWALK I I 5 - I c 4,325 SF SITE _._-...--_-• \ j- I p a.N• DRAWING TITLE ON - ; _-- -- --' --_-.- ----------------------- -71 y- -------------- --- - R LITI _. PLAN, r � ,} DRAWN BY DRF OH ` SCALE 1.1 _ 101 -Qn O.li• - _ O.H. D.H. - O.H. _ DRAWING NO. EA S T S TA TE S TREE"T Ll N�ys �' . 0 10 20 I/ 'o \ SCHICKEL 118 a ® ® / \. RELOCATED NO PARKING SIGN\ III STREET j �\ (6'-0"TO NORTH) \\ 330 East State Street 2'-0" CURB TRANSITION Ithaca,New York 14850 \\ Tel 607.277.0845 Fax 607.277.2925 REPLACE 13 L.F. OF CURBING (I I' FLUSH CURB + 2' (5) MP �. r \ O / \ TRANSITION) SEAL 4,500 SF SITE CONCRETE APRON i f \„ (5�' 0 \ o.- REPLACE 9 L.F. =- 4 560 SF SITE \ \ OF CURBING _�- \ �\\ (7' FLUSH CURB 1 AF ''`- /i BED DGE < \'' \\ + 2 TRANSITION) ...... 116 �\ fi/ ��I�ST. \ \ <s \ \ \CONCRETE BED EDGE -�� • \ \APRON-\ F _. 1 unit-3 Bedrooms \ \. (1) �: v-� \ \ \' \„� CONSULTANT •;, t--_ � (7) DF�i� :. �` �, 1 unit2 Spaces On'1S r_ %-,;- /,\\ TRA�',�,�110N\\ . .. _.:... _.:. _. GRAVEL DRIVEWAY 5 AM _ .. . ...._........_..._..- _... C\ ( ) // (8)TO 804 G. AND PARKING (1) SPACE S 1 S12 TT��3 / BED EDGE (1 HOSE BIBBedroom - 2 units 3= _ s ' pa a ' c / S E CONSULTANT'S PROJECT N0. : (3) MF paces, �';jam � / / / \ FFE 620-50 Fus Flob o` SEGMENTAL ETAINING WALL DF \ \ \\ .- .. CONCRETEUJI __.. : _ _.. Cn �` \ / !>° / :� EX. 'NO PARKING SIGN \ \ \; 1'y`y.�i _��rf y'1�^►'i - r (3) IV // �-rh• i•' .r` �,Sl't r� J. ii..ia�Jt!r3, 1 - 12 16 15 14 13 (3) BM l /� / //ice/ <, S108 (3) BM (3) SJ B LA)R ST. \ (1) MP i�. - /// N r ' (3) sJ �� Z // //�/ 2 unit-3 Bedrooms , 3) Pv: / //;� 2 Spaces \ ASPHALT PATCH 3 0 S F SIT BED EDGE EXISTING ASPHALT, - (5) BM CONCRETE SIDEWALK BIKE RACK ASPHALT PARKING DRIVEWAY T/'� 5' SETBACK 1 + 1 TfP. 4-°y+� I 4 .�: J'J.�' iY J�J.J�• I � •1.�v/tit. / i r (5) SJ uO i BED EDGE \Ct �tALk W / - Uj 11 10 9 8 7 6 5 I 4 3 2 1 W 0 ^ [` ° i BIKE RACK o uJ -on (1) MP ° �v�� r 1.- z WOOD DECK � � _ W U _..._.... _ ! _............... SEGMENTAL WALL ° °°F- ` .....................' -----.- TIE INTO EXISTING WA 1........---- - ?:•,=c'I.5 a<..r�n ii :er'�r rR I 81 PROJECT NO. I SEGMENTAL WALL I EAST STATE ST. 13118 TIE INTO EXISTING WALL RELOCATED POLE LIGHT 4 I wooD STAIRS I I 2 unit-3 Bedrooms I OWNER I 2 Spaces JOHN PUGLIA& I ) COSTAS NESTOPOULOS I x 804 � � .......... i 120 Honness Lane n Ithaca,NY 14850 ,S I STATE ST. - - , 1 unit 5 Bedrooms 1 I z 806 ;� _ 808 810 I 1 unit-4 Bedrooms EAST STATE ST. !I EAST STATE ST. i EAST STATE ST. I 4 Spaces 2 units-3 Bedrooms = 2 units-3 Bedrooms I 1 unit-3 Bedrooms I 6,100 SF SITE`,. I 2 S aces 2 S aces I 1 Space p � � •� p p : � REV DATE ISSUED FOR CONCRETE I 04-30-2015 Site Plan Review y' SIDEWALK _._.-�o:•.z •••.-•"�- I �� qy 1 05-29-2015 Site Plan Review ` I I 2 06-19-2015 Site Plan Review 3 07-07-2015 Site Plan Review 4 07-22-2015 Site Plan Review 00 C 4,325 SF SITE ,I .n„� /�/ j — I _----6'' SITE INFORMATION: DRAWING TITLE <_--- ----- '------- ==------ — --------- ------ ----- --------- — — — SITE LAYOUT�- -i, � ZONE;CR-2 Plant Schedule (4) Si (1) BM (4) SJ (1) g ' SINGLE,2 EXISTING DUPLEX, y i - USE 1 EXISTING -_ (3)TO (3) Si (3)TO 2 NEW DUPLEX LA T - j, ING (3) S� QTY SYM BOTANICAL NAME COMMON NAME SIZE/ROOT COMMENTS AREA: PLAN I 1 r f -_. ' r' i i - �7.,k ' m 2 AA Amelanchierx'Autumn Brilliance' Autumn Brilliance Servicebe 5-6'Hit.,B&B Single stem 6,974 SF BUILDINGS r ?e' WALL RE 3 AF Acer fre a'i'Scarie Sentinel' Scarlet Sentinel M I 1 1 1/2"Ca" m ni t Senti ca etMaple - l.,B&B Own root 10 396 SF GREEN SPACE DRAWN BY DRF '- GENTLY PLANTED GROUNDCOVER ON BANK 3 MF Malus x'Prairie Fire' Prairie Fire Crabapple 1-1 1/2 Cal.,B&B 7,574 SF WALLS AND PAVED SURFACES ;G,N-CFF F WAL.� a r so o a _ _fluviatilis Prunus vir iniana'Canada Red Select Canada Red Select Chokecherry 1 1 1!2 Cal.,B&B ;i - ---- 'r< eeper, m 5 PV _-_.... ..-_ - _ 24,944 SF TOTAL SITE AREA: \� SCALE 1 10' 0' ...............•-••-----••---. r,,_..__.-•-•-----.__..._..._....._...._.- n. --._.___._...................... L.H. "=__...... ..:. ��•. B DRAWING NO. �r G OUTE��=79 5 AM Aronia melanoca a'Autumn Magic Autumn Magic Black Chokebe 24-30"Hit.,#3 Cont. 13 BM Buxus micro h Ila a onica'Winter Gem' Winter Gem Boxwood 24-30"Ht.,#3 Cont. EAST STATE STR NYS ;r 14 DF Diaspora fruticosa otentilla'Mango Tango' Mango Tango Potentilla 18-24"Ht.,#3 Cont. ....... ..LEI ea vi inica'Hen 's Garnet' Sweets ire 18-24"Ht.,#3 Cont. ----'--'------'------'--__.__^_—yl.-___-.-----'----'--'--'-'---'-------_______'. ............................................................�y._........_...............__.........-'--'--------.__._.__._......._.....___.__........_._........_......_........................_::'..._._...._..._.._..._,.'..i_......:........ ' 14 IV It ea MP Morelia pennsylvanica Bayberry 30-36"Ht.,#5 Cont. L2 25 1 SJ iSpiraea•a onica'Neon Flash' Neon Flash S iraea 18-24"Ht.,#3 Cont. 0 10 20 22 1 TO IThuia occidentalis'Emerald' Emerald Arborvitae 5-6-Ht.,#5 Cont. /° '=""CHICKEL 118 BLAIR STREET 330 East State Street Ithaca,New York 14850 \ \ y \ \ \ \\ Tel 607.277.0845 Fax 607.277.2925 \o \ 4,500 SF SITE ' SEAL 4,560 SF SITE \ �\ /j- . 116 •r4f`�- •� �.,�� U'- // \.�\ .fir. \ \ 4\ �.,_..�'.\ ry J., 8 i r B LAI R ST. 18So,� = 1 unit-3 Bedrooms \ \ J \ �r r 1 unit-2 Bedrooms -- _.- _ T `\ ` \ \'\i/ CONSULTANT +618.50+ i 6^� £P 2 Spaces 7,9 i \ T STATE�T' / .. - 627.00 2 J units 3'Bedrooms OW 625.25 TOW f. + P _. _. \ 2 Spaces. f: \ OS 6 6�/6 Oy�' sr> / S \ \ \\ CONSULTANT'S PROJECT NO. ,• t 1 - , ��-� FFE 620 543 Flrs�Floor L l: .. -' try r 18 SIDEWA K FLUSH /' {� ..i • I ,-'ttir�E;�,st ' QOF'- ,� Y,0, ii WITH IVEWAY ft cs /ct a ace / 108 ► �;�4' lo, BLAIR ST. / 2 unit-3 Bedrooms -T \ X ' / ` 01 Jam/ �/ 2 Spaces \ \ i +61'S.10; — i 6 /f \ \ +6 g2 18 /. 1\ '• I 0RGH 1 ; SIDEWALK FLUSH / 3 0 SF SIT I +614.50 \ 61s Uj P WITH PARKING \ —- - s �— ;= \ \ s1 ? - `�,� �.` •7� I/ \, �--'—90 LO +614.10 S -618.50+ \ 'W°° \ \ ry v W 0 Uj U r , -- — — _ //,� ' r:n I �. .� r.:. PROJECT NO 812 I I EAST STATE ST. 13118 I _ _ I 2 unit-3 Bedrooms OWNER Q I I 2 Spaces JOHMPUGLIA 8 _ Y ...._— _ COSTAS NESTOPOULOS 804' S,t. \ \ "- ! I I 120 Honness Lane EAST STATE ST. ....... Ithaca,NY 14850 I 1 unit-5 Bedrooms ��« r x 806 a: = 808 I 810 \. I 1 unit-4 Bedrooms = I EAST STATE ST. I EAST STATE ST. I EAST STATE ST. a I 4 Spaces _* 2 units-3 Bedrooms 2 units-3 Bedrooms I I i - I 1 unit-3 Bedrooms 6 2 Spaces 0 2 Spaces 1 Space 100 SF SITE 1 F- i' I REV DATE ISSUED FOR • I Y �_........ I \ ff 04-30-2015 Site Pla n Review 1 05-29-2015 Site Plan Review _.•- I r \ i 2 06-19-2015 Site Plan Review 3 07-07-2015 Site Plan Review ( 4 07-22-2015 Site Plan Review 0 I 4,325 SF SITE 5 ` —t�=— — -- '' --�` ----------- — DRAWING TITLE ------'- `` —'max_��n �' ------ II J' !I ^ _ ¢/per` ,<+'....•'� ,., _ ';. .' .........' ..s ::-gin'., �., +.s ... ,,...-':3- vv'.'�"'^av"""�"cE°.:"A:.i.•.s'vs�mxc""''2.�^:�'�'v w.'a"�..c�,%�>Y�.r`F� �'�� \ �.'.� . �1:--• �'.. r • r' w .i r (� i' wGi. :�, n ;" i C"l•`!!;r4 iAL -C.r DRAWN BY DRF ......._...•-•---.......•-- ' a •........................... �;.�: ===b..-............... ---o.r.. ,E r' _-_----_ -- -_---._ _ SCALE 1" = 10`-0„ ! c.:in-tj"tl7 „�. DRAWING NO, EA S T S TA TE S,TREET NIYS 0 U TE- 79 __.__._________-_-___.__•_..».y__.__-__-__.___________.__.___ r _.....................•---..-.-..-_......._.......4,.-.--.--,-.-.-,-,.-_-------,-__.-_.-._---.-_---.-__-_---.._,_v.....••......._-.__........._......_.._.•.......____--•....-_._..;y-.-_ ------------------................... ; 0 10 20 L3 118 BLAIR STREET 330 East State Street Ithaca,New York 14850 Tel 607.277.0845 Fax 607.277.2925 - 4,500 SF SITE SEAL - `- 4,560 SF SITE v a ' 116 / =. s,o SLAIR ST. // � .. . . ......... 1 unit_3 Bedrooms n 1 unit-2 Bedrooms CONSULTANT • r / 2Spaces } i 8.04C12 ,7 �Y EA ST STATE. Q ST'. / 2 urilts 3 Bedrooms 2 S-paces S E6. CONSULTANT'S PROJECT NO. _ , "✓IGf' // r. FFE':62Q 5£�Ftrst Floor • I �7. G - -------------- ,r 1 . ". - --.ram'j•l.�`.r: i—jf•'IA - _ 7 v • / v 10, 17 108 LAIRS . 50 5a /// 2 unit-3 \ I / / Bedrooms 2 Spaces IW.. `\ / � � ii I SANITARY SEWER 3 O S F S IT WATER do ——— J" _' - ,-:'•�?• Y'a-' --\� I l GAS OVERHEAD ELECTRIC 5,,; •5 W co o O LU Q} t - ` rn w 7 V I V.L' Q Q r. --_-- - ° U I - ..,.. I � � I 812 PROJECT NO. 3 EAST STATE ST. 13118 I j I 2 unit-3 Bedrooms --:tiro ti a OWNER2 Spaces P 804 JOHN PUGLIA& COSTAS NESTOPOULOS 4 I EAST STATE ST. - I 120 Honness Lane I 1 unit-5 Bedrooms L� ) I Ithaca,NY 14850 r r 806 j i 808 I 810 1 unit-4 Bedrooms ! I EAST STATE ST. a I EAST STATE ST. I EAST STATE ST. I 4 Spaces 3 I 2 units-3 Bedrooms =K �; 2 units-3 Bedrooms 1 unit-3 Bedrooms I 6 100 SF SIT 2 Spaces Space 2 Spaces 1 I ' I i I u REV DATE ISSUED FOR y 04-30-2015 Site Plan Review 1 05-29-2015 Site Plan Review j i 2 06-19-2015 Site Plan Review I r , vlr"' ) '' I 3 07-07-2015 Site Plan Review 4 07-22-2015 Site Plan Review 0 j I c 4,325 SF SITE I 5 O off DRAWING TITLE a --- ----- f/-------- -------------- -------------1-j;—r r---------------y---- -- _ UTILITIES Iii9 4rtj4 ? r r . `i� ,tea ,,. .:.,:;.1� -:;.:.:e"�.."�sw'" � .`.^,'c" - .. -:.. z 2b.;�•.'.�.^!�-.<'"=�+..s'�.",`�.'-:e:,^,""r`-^.�"'3,. - -„5�.,'r 9.. ......,.. . . ern,. ...,,.. .m.,,... , d _ W • • :tn\•.Rr.;c vVCL!. `•. • r I� �.•J:'.:t�T rl,: O.N. T DRA wN By DRF ff = O.H. O.H. O.H. o•H• !fr �E RA L N 0"T E S: SCALE i 10'-01, :;�;,9,:fir !:Ur;'_3;;,�•_ , � Uk-)URDINATE ALL UTILITY \ DRAWING N0. EA S T S TA TE S TREE T N YS OUTE 79 w w wa w w I LAYOUT.HOUSE L4 0 10 20 SCHICKEL PLANTING NOTES: A� 1.PLANTING BEDS ARE TO BE CONTINUOUS AND DUG TO A MINIMUM DEPTH OF 18".TREE PITS TO BE DUG TO DEPTH OF ROOT BALL BY 3 TIMES THE DIAMETER.ANY OBSTRUCTIONS SUCH AS CONCRETE V RPOURS OR BOULDERS ARE TO BE REMOVED, 330 East State Street 2.COMPOST IS TO BE INCORPORATED INTO SOIL AT A RATE OF 1/3 COMPOST,2/3 SOIL BY VOLUME. Ithaca,New York 14850 3.ANY EXCESS SOIL OR DEBRIS IS TO BE DISPOSED OF AT FILL SITE. Tel 607.277.0845 Fax 607.277.2925 4.LOCATE TREES,SHRUBS AND PERENNIALS AS SHOWN ON PLANS FOR APPROVAL BY LANDSCAPE ARCHITECT BEFORE PLANTING. 6.ALL TREES,SHRUBS AND OTHER PLANT MATERIALS SHALL COMPLY WITH ANSI 260.1"AMERICAN STANDARD FOR NURSERY STOCK"(LATEST EDITION). 7.REPAIR DISTURBED LAWN AREAS AS NEEDED. SEAL 8.PROVIDE TEMPORARY IRRIGATION AS NEEDED FOR ALL PLANTINGS UNTIL ESTABLISHED.HOSE BIBS ARE LOCATED ON 804 E.STATE,804 B E.STATE,116 BLAIR AND 120 BLAIR.CONTRACTOR MAY USE HOSE BIBS ON THESE BUILDINGS TO PROVIDE TEMPORARY IRRIGATION. 9.MAINTAIN AND WARRANTY ALL PLANT MATERIALS FOR ONE YEAR. 10.IMPORTED TOPSOIL FOR PLANTING BEDS AND LAWN ESTABLISHMENT A.Imported topsoil:ASTM D 5268,pH range of 5.5 to 7.0.Minimum 4 percent organic material.Must be free of sub-soil,earth clods,sticks,stumps,day lumps,roots and stones 1 inch(25 mm)or larger in any dimension, and other extraneous materials harmful to plant growth.Topsoil shall also be free of Quack-grass rhizomes, Argrpyron reptans,and the nut-like tubers of Nutgrass,Cyperus esculentus and all other primary noxious weeds. B.Imported topsoil shall be screened and shall conform to the following gradations. 8"TYPE'4'GRAVEL CONSULTANT Approximate Particle Distribution Size C Gravel Less than 10°k +2mm O ° O O- O -f O ° °- O O o O O Coarse to medium sand 60-75% 0.25-2mm � ° � O o ° O D O° Fine sand 5-10f 0.1-0.25mm -_._.... .......:_. _.. ... Very fine son ! 0.05-0.1mm ... _..: Silt 10-30% 0.002-0.05mm Clay 15-20%minus 0.002mm WELL COMPACTED SUBGRADE C.Imported topsoil Source:Import topsoil from off-site sources. Obtain topsoil from naturally well-drained sites CONSULTANT'S PROJECT NO. where topsoil occurs at least 4 inches(100 mm)deep;do not obtain from bogs or marshes.If topsoil cannot 3 TY P GRAVEL SIDEWALK be found locally that complies with the specifications,the contractor should be prepared to create a manufactured soil product using the available topsoil as a base and amending as directed by the Architect at no additional cost to Owner.If organic amendments are needed to obtain the specific organic matter content of the topsoil,the organic matter source shall be a compost material. Uj 0 BIKE RACK s MULCH ENTIRE BED TO 4 INCH DEPTH TAPER TO 2"AROUND CROWNS OF GRASSES GRAVEL PAVEMENT PLANT AT SAME DEPTH AS PREVIOUSLY GROWN IN _ °—_ ° — — 4000 PSI CONCRETE —III='I I c o w/6x6 W1.4xW1.4 WWF NURSERY OR CONTAINER SPECIFIED PLANTING MIX FOR ENTIRE III — CONCRETE SONOTUBE FOOTINGUj BED AS SHOWN ON PLANTING PLAN a d (2"COVER)=I I ( _III III=I UNTIE& REMOVE BURLAP FROM oI - 2 PARTS IMPORTED TOPSOIL FROM TOP 1/3 OF ROOT BALL - 1 PART IMPORTED COMPOST Y-0" II—III III II�111- COMPACTED SUBGRADE FOR ANY B&B SHRUBS I (I —III I I(=I TOOLED JOINT (SYNTHETIC WRAP IS UNACCEPTABLE) 'I I d I I( a. I I=III_ 3 ® LU(f) 0 FINISH GRADE � Ln LU 00 - Wa d- I I I 0 C) E d O LIGHTLY COMPCT PLANTING MIX ° O. O .00 d III I_� =BENEATH ROOT BALL LU _ _.. � - PREVENT SETTLING. I- LU VARIES PER PLANS TYPE'4'GRAVEL BASE W Q LLQ!U WELL COMPACTED SUB-GRADE d Q co Co o= SHRUB PLANTING 5 BIKE RACK L5 1/2' = 1'-0" L5 3/4"= 1' 0" 2 Ty P C 0 INC WALK PROJECT NO. 1'-0' - 13118 OWNER JOHN PUGLIA COSTAS NESTOPOULOS PLANT SHALL BESET SLIGHTLY 120 Honness Lane ABOVE THE ESTABLISHED FINISH GRADE Ithaca,NY 14850 CAP UNIT ADHERES 4"SPECIFIED SHREDDED BARK MULCH TO TOP UNIT UNTIE AND REMOVE BURLAP FROM MIN.TOP 1/3 W/VERSA-LOK IMPERVIOUS FILLCONCRETE ADHESIVE 1Z"DEEP OF ROOT BALL.SYNTHETIC WRAP IS UNACCEPTABLE. CUT WIRE BASKETS AND REMOVE AS MUCH AS POSSIBLE ONCE TREE IS IN FINAL POSITION,APPROX.TOP 1/2. SPECIFIED PLANTING MIX:-2 PARTS IMPORTED TOPSOIL MOSAIC REV DATE ISSUED FOR/\//\\/ /\�/\�/\�/j�/ PANEL HEIGHT -1 PART IMPORTED COMPOST /\/\ \ 04-30-2015 Site Plan Review GRADE TO FORM SAUCER IN LAWN 1 O" 12"THICK MIN. 1 05-29-2015 Site Plan Review DRAINAGE AGGREGATE AREAS ONLY 1-)�"ASPHALT TOP COURSE 2 06-19-2015 Site Plan Review VERSA-LOK MOSAIC CONCRETE UNITS 2"BINDER COURSE 3 07-07-2015 Site Plan Review FINISH GRADE FACING UNITS 8"TYPE'4'GRAVEL ::::�\X 4 07-22-2015 Site Plan Review 4"DIA. (MIN.)DRAIN PIPE OUTLET®END OF WALL 5 EXISTING SUBGRADE OR @ 40'CENTER MAX. ° SLOPE TO DRAIN(1/8"/FT.) O 0 C O ° 0,O DRAWING TITLE VERSA-LOK STANDARD I �' '%'':' \// M ° SCARIFY SIDES AND BOTTOM OF TREE PIT TO I ;_ \/,\ O- O° O o Q O 0SITE REMOVE GLAZING OF SUBGRADE.AVOID DISTURBING UNIT(BASE COURSE) ° ° o (I(i i i(�� IMPERVIOUS FILL .. -� EXISTING SUBGRADE OR LIGHTLY COMPACT __ .- B PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING. UNDISTURBED 9 TA I L 6' MIN. _... 4�•.iY'�.�`r.,••�•., SOIL GRANULAR LEVELING PAD 6"MIN. WELL COMPACTED SUBGRADE EQUAL EQUAL --EQUAL 6 TREE PLANTING DRAWN BY DRF 4 SEGMENTAL RETAINING WALL 1 TYP ASPHALT PAVEMENT SCALE 1" = 10'-0" L5 1,:= 1'-0" 1'-0" DRAWING NO. 0 10 20 L5 - SCHICKEL - ----. __ 330 East State Street Ithaca,New York 14850 Tel 607.277.0845 Fax 607.277.2925 SEAL :: :: AVERAGE HEIGHT ....... .,. ASPHALT _.- :: ....:.:: ::..:.. CO ...._:........ -..:..:.. ....,.. AVERAGE .:. ........... NSULTANT .::::.............: ::...::.. :.:::.....-......_.....:.....::::::...::.::: AVERAGE _- - - ... _-.:.-:.,:...........................:. :: O P ,,,,,,,,,,,,,,,,,,,,,,, .. ,,,..,.......................................,. :,,..::.::...:;:::-::: HEIGHT F ITCHED ROOF -' _ ,........-, ::::.,:::::..::::::::. SHINGLES .......- ... HEIGHT OF OF PITCHED ROOF . ....,,,.,. .....":. PI C.. ,.V...:: :,...,. .:::::. ::- .......... 1, _......... ED ROO : - .: . - ..::....::::::::::::::::....::i.:::..... ..... _-:,,,.,.. .......................... VINYL ...................... ._.-:: - OF ....::•::::::::::,,,:::::................................................::::::::::::::::::,::::::7::::::::::.• ....... .,... ....._..........-.. ........ CHED ROOF -••�:::::::::: :::: VE_....... :.::.:. ..........:..:.:........ .. NT :::.:, :.:.: ,,::::,:: 1 :: -............. _...-. ::... ....:::.: ......... ....... .::.,................................ - - ... . :.:_............ .,.,....._. „-....,. i .............. ......_ __..- ..:::::::... - _ ::::::.- n1A i••- - ,..,.1 I ............... :...:.. I . ................................................1 :. Yz 1NYL TRIM ......{ ::.... :......' ._.. 1 __ _. :.._._EH (I .................._.. ::::.........{ :..... :.... ... I..............I !. I.......... VINYL SIDING , { .::i ::.:. :I .{ ........::::::::: : i _ I _I I_-•.......... _.............. VINYL CORNER I- _ ::..........:..:.:.::. _....I _.... _.. I, TRIM TYP _ _.. .. \ _..-... --- ui - _... ................I --.-......:..., ....... ......... _......................._....12-_. u7 :.:.:. - _ --..--..--...._ m 1......:_... I........... I -.. _ -..._.... 6 8.Z 5 __ .. -.:..... :.:::..._... _... i.......... .::I........................... ...............................................-.........................................:....................................................................:......:..:. -.._....... - __ ..- oO................................................................................ :._ _ _ -- _._ _.._____ :; ::•::....:•::.... 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I.. j t ry .. ........... ......... - ...............:-...::............I .. - �.._... ...-._._. ............. ......_ ... ®,-......,.. a ..... 7.7 f I ... ......... ... l_..__ _.. f...:...... 1........1... VINYL DOUBLE I ::.:.::.: :.... .... ....... ...... .. I .. ii 1 ................. .... .. - ® .. 1 H NG WINDOWS TYP ... .......... :. _._........., i......_. _........................... ................................. _. Lu ................. .. ."I I 1 it .. ! I. .... I, I I ---------- -"---..-. B ::.:V...:::::i .......... ......................................'1'-_.'._',`_'_____,_" ....................•---. III � - I0 ..._..: 1 I ::.� I -.: _. p.f I I I 618.5 _ :::.::: . __............. _._.... n Cn ........ I I........................................................................................ _; _............. __.... ..... .. ............ ........::i __...... FIRST FLOOR I _.._............... ............ FIRST FLOOR - :'::..::.:.............................................................................................................-............................. 618.5' i I RST OOR ® FLOOR GRADE PLANE 8x16 VENT,TYP GRADE PLANE FIRST LIGHT 6x6 PT CMU WALL w/ GRADE PLANE . L WOOD POST CEMENTIT10US PT WOOD PARGE,TYP RADE PLANE PORCH ■ EAST ELEVATION 2 NORTH ELEVATION 3 WEST ELEVATIONCn A2 1/8„ = 1-O �04 B A2 1/a- = 1,-o° 804 B A2 ,/e" _ ,'-o" 4 SOUT��E LEV�8TO'40 N804.B A2 ,/8"= 1 .B uj �,o In Lu co LU'r �� ® co QO I--5 r.-Z �Q `U U W Q �r= CIO o 0o— AVERAGE PROJECT N0. HEIGHT OF _:. ....... ALT :• ::: ::: :: _....... ..:.........._._ AVERAGE HEIGHT :::..........:... PITCHED 00 ., ::.:::"...::.:.. HINGLES 1 HT -, ROOF ...._.................::::: _.. AVERAGE H :.....:.: . ....... ........ ... ....-... ...:..,: ......... .1.:.:..-.. EIGHT OF PITC.:. ..:..:. ..:..:........ HED ROOF - 1:::::: :. 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I, I :... -................. I :::::::::: {......:.....:.{ 1..,.,,...,,,... VINYL SIDING t._....- __......1 ,,.,..:,..,,.... Honness Lane I :...........I :.:::::'::... I......... i. 1..:.....:...................i _., I I..... ...__.....:. ::::1 I - I I: - __... E3.1........... ... _.:::.I I::.. t:.::::::.::. _..i _.. ::•i Ithaca-:....D I.:....:..:::::t I"..........:.....:.....:..........................I �.... VINYL CORNER .,...-...-..,.......... t .._.......J �:::::::...., NY 14850 _._...I I.................................................. i_.._........:I :...-. -::- ' 1........ + I..............-..:..{__.............................................., t............. I _I __ _I i...... I RIM TYHE ° _ ...1 \ I -......, P 1 I:..... .......... i 1::::,:'.::... .............................................................. ,....+ _--- - _........... ......., I 7. I......:................ 630,5 �^� ..... ::: :.: .:.:.:.. ::.::... ::....:..:..:........:................- _..-.._-....-...--....- :...I 7. i.... %-..::....:.:.: i. __... \ I ......,:.,.,..I..................... i .............., .................:..:... , SECOND 7LOO I 630.E ....:.. ......... ........ "............................................................................J .:�::t4::(-�-_.. .. .....-, „ N ............. ...--.-... V1.1..-----.............--•-- r] - --.............. I..........................---..............................-...................,....,.,........,.......,...... .-. •::::::.' t.. 1......I :.....:: 4 TRIM WHITE - _..-. SECOND_.. FCI� p........ r- ..: N _. G:::...IOR 1I-T .. ...........i I............. ._, I 1 I I .,..,.... I. — I.. I I, I ,I *. ----�----,--�-,�9 E 1. ....I�-.-..9-9.__.��..V 11 V9 1 _.....- t ....I....I.... I �'."*_7V7. ...�.�:.�.-.-::.��-:.-.7:.�.:.�.-.-.-.�...:.-.-.-j :-:%.�-:��::..-�:v 2 l��:��,��:::��.��::::::.�..'�:.:::::: ........ N ..... ....:. �.........1 ..........i - VINYL DOUBLE .....----• ............., ,., ........ � _......- i .... I _ I ..,,,,., I-._. : %... ,:.:.:I......:..r i�•,, .............::...:...:.:......::........:.. .............: .:... HUNG WINDOWS,TYP _......-.. 1 _ ��}.i ..... i tl, :...:.....:.... I ...:.........a. ....._... REvI,,I'I ,n, �f.J ..- .._ __ DATE ISSUEDFOR .�n.l.l i L�,, " _.., .............. :::::V,.,,,,.,......:. 1 _.........I ...................'---......., I..................... FIRST FLOOR ....... . . 1 ....... _............ 620.5 I ....._...-.•.:.:...._..-......... _...., ............... _ _..._....... ..............................:::::.:...........:.......:........:. ,....................... f•, .............::..............{ :::::::::::::+, 01-08-0_..: , , 2 15 Site Plan Review _....._.., FIRST FLOOR ( I_ :'-... :...:::::..::...:•:.::...:.................:•::::::::::.::::::::::::::::.:::::::::::::::::._............................. ( _..... 620.5 I:. ..: a FLOOR FIRST F OOR .. :•. ••' 1 01-26-2015 Site Plan Review - _.. _ vlt FIRST GRADE PLANE GRADE PLANE GRADE PLANE LIGHT 6x6 PT -8x16 VENT.TYP GRADE PLANE 2 04-30-2015 Site Plan Review WOOD POST CMU WALL'.vl PT WOOD CEMENTITIOUS 3 05-29-2015 Site Plan Review PORCH PARGE,TYP 4 07-07-2015 Site Plan Review 5 07-22-2015 Site Plan Review DRAWING TITLE 5 WEST ELEVATION 6 SOUTH ELEVATION EAST ELEVATION A2 1/8"= 1—o" 804.0 A2 ,/8„ = 1' 0" 804.0 A2 1/a° = 11-0I, a N 0 RTH ELEVATION 804.0 A2 1/8„ = 1�—o" 804.CELEVATIONS DRAWN BY DRF SCALE 1/8" = 1'-0" DRAWING NO. O 8 16 10 1 BLAIR STREET \.\. 330 East State Street \. Ithaca,New York / l O Tel 607.277 08451 Fax607.277.2925 �- - 4,500 SF SITE \\ ��. 10 SEAL 4,560 SF SITE ` \ \ NCR \ ,- 116 1\ l _N 0 ni •�. �� 1 unit-3 Bedrooms \ 1 unit-2 Bedrooms - _ _-_ _ \ . `;a ` CONSULTANT F GARAGE / \ x 2 Spaces °s 4L12 4 I Y \ EMAINS OF \ `. �� / S TR \\ CONSULTANT'S PROJECT NO, 15 WALNPIK OLD FENCE LU�' � =—ice =z.` 'v��.;a ....�?•c•� ` �'...��•'�.'.-' �','''�� ,�,/ \ "' / // // ,�' \ ` I SILT FENCE <. 108 BLAIR I I CC0NCREIE PARKIN ` 1 / '� /' \ 2 unit-3 Bedrooms i DGE 2 Spaces \ CONCRETET p E \\ // •`/ i RAIN LINK •:� //i \ FENCE EXISTING PROPERTY LINE o /��i *' 3 SE SIT Uj \ I 1\ _ --- MAL DRAIN C8 1--CONCRETE RIM=61 t.d \ RIM=613.6 `G WALL "' N 51'19'32"W _"'9 58' - UGHT r �? \ / I POLE W U') S 38'38'29„W 00 �I. 51-19'32"W 49.58 yY v LU STRAW BALE DIKE , y I ccn w SILT FENCE �< -�� I ° Q \ - I ----- so., — I_ - -_ /, _ _- o ate° ° SILT FENCE .............1.... ....1 ...'.i \ ----------- , 812 PROJECT NO. BAST STATE sT. 13118 Vegetatlon Requirements: OWNER b CONSTRUCTION SPECIFICATIONS 1.) Site Preparation JOHN PUGLIACOST.4SNEST0POUL0S WOVEN WIRE FENCE SYMBOL A. Install needed water and erosion control measures and bring (MIN.141/2 GAUGE 1. ALL GRADED OR DISTURBED AREAS INCLUDING SLOPES SHALL BE PROTECTED area to be seeded to desired grades using o minimum 120 Honness Lane W/MAX.5"MESH of 4 in.topsoil. 1 aY�1GL DURING CLEARING AND CONSTRUCTION IN ACCORDANCE WITH THE APPROVEDIthaca,NY 14850 ,4-« treat c.roc SPACING) EROSION&SEDIMENT CONTROL PLAN UNTIL THEY ARE PERMANENTLY STABILIZED. B. Prepare seedbed by loosening and mixing soil to a depth of 2. ALL SEDIMENT CONTROL PRACTICES AND MEASURES SHALL BE CONSTRUCTED, 4-6 inches, min. y [ PO MIN,LENGTH FENCE APPLIED AND MAINTAINED IN ACCORDANCE WITH THE APPROVED SEDIMENT C. Fertilize as per soil test or,if fertilizer must be applied —�,y. „: F AIM POSTS DRIVEN PAIN.16" CONTROL PLAN AND THE"STANDARDS AND SPECIFICATIONS FOR 5 pounds INTO GROUND. N GIFl OIL EROSION before soil test results are received, apply 10 pounds of AND SEDIMENT CONTROL IN DEVELOPING AREAS". 5-10-10 or equivalent per 1,000 sq.ft. PCTTU HEIGHT OF FILTER 3. TOPSOIL REQUIRED FOR THE ESTABLISHMENT OF VEGETATION SHALL BE STOCKPILED D. Incorporate fertilizer in top 2-4 inches of topsoil. IN AMOUNT NECESSARY TO COMPLETE FINISHED GRADING OF ALL EXPOSED AREAS. E. Smooth. Remove all stones over 1 inch in diameter,sticks, h1' ' NO 1,en ram,to r>rsT ®1s"MW.S!RAV_RMX i s su, 2.ESS tKAN 2�' y y� y 4. AREAS TO BE FILLED SHALL BE CLEARED,GRUBBED,AND STRIPPED OF TOPSOIL TO and foreign matter from the surface. Firm the seedbed. y W W �. REMOVE TREES,VEGETATION,ROOTS OR OTHER OBJECTIONABLE MATERIAL 2. Planting—Sunny- � y ��Q y W y o y y y ) Location. RE'/ DATE ISSUED FOR r i gc TTV — r �/ y 41 y 5. AREAS WHICH ARE TO BE TOPSOILED SHALL BE SCARIFIED TO A MINIMUM DEPTH OF Use a cultipacker type seeder if possible. Seed to a depth of 1/8 r1a 'LC PERSPECTIVE VIEW FOUR INCHES PRIOR TO PLACEMENT OF TOPSOIL to 1/4 inch. If seed is to be broadcast, cultipack or roll after 04-30-2015 Site Plan Review 6. ALL FILLS SHALL BE COMPACTED AS REQUIRED TO REDUCE EROSION,SLIPPAGE, seeding. If hydroseeded, fertilizer may be applied through the seeder 1 05-29-2015 Site Plan Review r P 1x s 36"MIN.FENCE POST —� SETTLEMENT,SUBSIDENCE OR OTHER RELATED PROBLEMS.FILL INTENDED TO and rolling is not practical. Seed using the following mix and rates: WOVEN WIRE FENCE(MIN.14 SUPPORT BUILDINGS,STRUCTURES AND CONDUITS,ETC.SHALL BE COMPACTED 1/2 GAUGE W/MAX.6"MESH IN ACCORDANCE WITH LOCAL REQUIREMENTS OR CODES. Species (% by weight)CLOTH FLOW IbS/1,000sq.ft 2 06-19-2015 Site Plan Review SPACING)WITH FILTER sr 2n ;b1 7. ALL FILL TO BE PLACED AND COMPACTED IN LAYERS NOT To EXCEED 9 INCHES lbs./acre 3 07-07-2015 Site Plan Review , 65% Kentucky 4 07-22-2015 Site Plan Review -- 8. EXCEPT FOR APPROVED LANDFILLS,FILL MATERIAL SHALL BE FREE OF FROZEN y bluegrass blend......................... .. UNDISTURBED GROUND � g PARTICLES,BRUSH,ROOTS,SOD,OR OTHER FOREIGN OR OTHER OBJECTIONABLE 2.0-2.6.......................... 85-114 I 1B s E COMPACTED SOIL MATERIALS THAT WOULD INTERFERE WITH OR PREVENT CONSTRUCTION OF _� 26-perennial ryegrass..................................... 0.6-0.8.......................... 5 r'P6 P�^�'��'�•'��;� ��y,�^�' '�I,•�-1-`r'i•�� EMBED FILTER CLOTH ' +• SATISFACTORY FILLS. 26-35 �L7 A MIN.0F6"IN GROUND, 9. FROZEN MATERIALS OR 5OFT,MUCKY OR HIGHLY COMPRESSIBLE MATERIALS SHALL 15%fine fescue................................................0.4-0.6......................... ' � DRAWING TITLE . e,T'TW 1 AL OF A iP�ri<CW ra 44P a. � NOT BE INCORPORATED IN FILLS. =4'�� "TIOMY SECTION VIEW 1 9-26 .2,coot sm10, FILL SHALL NOT BE PLACED ON SATURATED OR FROZEN SURFACES. Total.............................................................. 3.0-4.0......................... EROSION r n�rtic r A P -Or tO CONSTRUCTION SPECIFICATIONS 130-175 PA_ M TK 11. ALL BENCHES SHALL BE KEPT FREE OF SEDIMENT DURING ALL PHASES OF T i-sty r a IN PLAa Ar EITWER rNic Zr s DEVELOPMENT. or,for temporary stabilization measures use: IsrI- P TVF r Tip n SI C A aka £ L 1.WOVEN WIRE FENCE BE FASTENED SE " " FENCE POSTS WITH WIRE TIES 12. SEEPS OR SPRINGS ENCOUNTERED DURING CONSTRUCTION SHALL BE HANDLED IN 1 00% Annual Ryegrass (no noxious weeds) Rate: 10 lbs. I! k�r sT rM ! r FM41riITR T34-L t OR STAPLES,POSTS SHALL BE STEEL EITHERRr O ORU°TYPE OR HARDWOOD. "'FR" ACCORDANCE WITH THE STANDARDS AND SPECIFICATIONS ON PAGE 58.44 OF NEW per 1 000 Sgft T °® _'N11rKCr y-I, T 2.FILTER CLOTH TO BE TO BE FASTENED SECURELY TO WOVEN WIRE YORK STATE DEC FOR SUBSURFACE DRAINAGE AND FOR EROSION CONTROL. 3.) Mulch: When using the cultipacker Or broadcast seed method, PROIXrtY sS NMM22 FENCEWITHTIES SPACED EVERY 24"ATTOP AND MID SECTION. a mulch Using small grain Straw, applied at a rate of 3 bales per L rWTQ FENCE SHALL BE WOVEN WIRE.12 1/2 GAUGE,5"MAXIMUM MESH OPENING, 13. ALL GRADED AREAS SHALL BE PERMANENTLY STABILIZED IMMEDIATELY FOLLOWING AN AS "j+a-L S 'a Ftgy O � L FINISHED GRADING. 1000 sqft; and anchor with a netting or tackifier. 3.WHEN TWO SECTIONS OF FILTER CLOTH ADJOIN EACH OTHER THEY SHALL BE OVER- 14. STOCKPILES,BORROW AREAS AND SPOIL AREAS SHALL BE SHOWN ON THE PLANS Hydroseed applications should include mulch, fertilizer and seed. LAPPED X X2APTM nit" tY i>� - ED BY SIX INCHES AND FOLDED.FILTER CLOTH SHALL BE EITHER FILTER X, Fertilizing--First 1 TRAY RX;_E MIRAFI100X.sTABILINKAT140N.OR APPROVED EQUIVALENT. AND SHALL BE SUBJECT TO THE PROVISIONS OF THIS STANDARD AND SPECIFICATION. g--Frst year, (spring seedlings)'three to four weeks after DRAWN BY MAP u>T sTere v germination opply 1 pound nitrogen/1,000 square feet using a TZ TM �\ SCALE 11. = 10'-0° "ze�>C a s�0+ > 1t« 4.PREFABRICATED UNITS SHALL BE GEOFAS,ENVIROFENCE,OR APPROVED EQUIVALENT. complete fertilizer with a 2-1-1 or 4-1-3 ratio or as 5.MAINTENANCE SHALL BE PERFORMED AS NEEDED AND MATERIAL REMOVED WHEN recommended by soil test results. For summer and early fall "BULGES"DEVELOP IN THE SILT FENCE, seedings,apply as above unless air temperatures are above 85'F for DRAWING NO. extended period.Wait until warm weather is over to fertilize. For late fall/winter seedings, fertilize in spring. SCI IIC<E 4 INLET PROTECTION 3 SILT FENCE 2 LAND GRADING SPECIFICATIONS 1 SEEDING SPECIFICATIONS LO NOT TO SCALE LO NOT TO SCALE LO NOT TO SCALE LO NOT TO SCALE L 0 0 10 20 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM — Part III Project Name:Two Duplexes— 804 E. State St./M.L.K.,Jr. Blvd. Date Created: 6/1/15 1 Updated by Staff: 7/13/15 PROJECT DESCRIPTION The applicant proposes to construct two duplexes (each with two 3-bedroom apartments), a 16- space paved parking area, and associated site improvements. Vehicular access is via the existing driveway on Blair Street. Dedicated pedestrian site access to Blair Street will be provided via the existing driveway. Site preparation will require removal of existing garage, all paving, and fencing on the development site. The project requires consolidation of six existing tax parcels: #83.-3-2 (804 E. State St.), containing a duplex; #83.-3-3 (112 Blair St.), currently used as a parking lot; #68.-8.9, containing the existing garage; #83.-3-9 (806 E. State St.); #83.-3-8 (808 E. State St.), containing identical existing duplexes; and a 683-SF portion of an impacted vacant lot to the north. The project is in the CR-2 Zoning District and is contiguous — on its western and northern boundaries — to the East Hill Historic District. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance, and the State Environmental Quality Review Act, and is subject to environmental review. IMPACT ON LAND The project will require excavation for building foundations. A geotechnical report has not been done for this project — however, foundation work done in the recent past for three houses on the property provides adequate information. The applicant anticipates the soil is 2-3 feet deep underlain with breakable shale—which will be removed with a backhoe to the necessary depth. The portion of the site that contains the new buildings is not steeply sloped — however, other parts of the site are sloped over 10%. When submitted, the Erosion and Sedimentation Control Plan will be reviewed by the City Stormwater Management Officer. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE The portion of the site that contains the new buildings is not steeply sloped — however; other parts of the site are sloped over 10%. When submitted, the Erosion and Sedimentation Control Plan will be reviewed by the City Stormwater Management Officer. No impact anticipated. IMPACT ON AIR The project site is in a residential area — however, the construction period is expected to be relatively short, as the buildings are modular. Page 1 of 3 The 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. IMPACT ON PLANTS&ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES The project is site is contiguous to the East Hill Historic District. The proposed buildings are in the rear of the site — though it is unclear how visible they would be from points in the Historic District or the adjacent neighborhood. The applicant has provided a line drawing of the view from the rear yards of 109 and 111 Orchard Place (within the Historic District) to illustrate how the site developments relates to the Historic District. The applicant has taken the following steps to reduce impacts on the Historic District: • Reduced the scale of the project from 3 to 2 buildings. • Removed the originally-proposed basement level parking — which reduced the height of the building by 2-3 feet. • Incorporated a vegetative buffer at the northern boundary of the site. • Installation of foundation plantings for the duplexes at 806 E. State Street. • Parging and painting the currently exposed foundations of the duplexes at 806 E. State Street. • Adding a belt course on all fagades of the buildings. The Lead Agency requests (and the applicant has agreed) to the following steps, in addition to those items listed above: • Installation of a vegetative buffer along the western boundary contiguous to the Historic District. • Installation of landscape establishment plan including temporary irrigation. • Submission of details on soil improvements for proposed planting areas, particularly in compacted areas. • Replacement of any unhealthy/dying plantings throughout the site. Page 2 of 3 Issues for discussion: • Dumpster and recycling enclosure. IMPACT ON HISTORIC RESOURCES See Impact on Aesthetic Resources above. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION The applicant has agreed to repair the existing pedestrian path that leads from the sraits on State Street to the upper portion of the site. The applicant has also agreed to provide two bike racks one at each proposed duplex. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE &ODORS The project is in a densely developed area in a residential neighborhood- however the construction period is expected to be relatively brief— as the buildings are modular. Construction activities will temporarily produce noise that will affect residents in the immediate area. The Lead Agency requires — and the applicant has agreed — that noise-producing construction activities will be limited to Monday-Friday from 7:30 a.m.to 7:30 p.m. IMPACT ON PUBLIC HEALTH No impact anticipated. IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD No impact anticipated. Prepared by: Lisa Nicholas, AICP, Senior Planner Page 3 of 3 PROPOSED RESOLUTION City of Ithaca Planning&Development Board CEQR—Negative Declaration Two Duplexes 804 E. State St./M.L.K.,Jr.Blvd. July 28,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for three duplexes to located at 804 E. State St.,by Tom Schickel for John Puglia and Costas Nestopoulos, and WHEREAS: the applicant proposes to construct two duplexes (each with two 3-bedroom apartments), a 16-space gravel parking area, and associated site improvements. Vehicular access is via the existing driveway on Blair Street. Dedicated pedestrian site access to Blair Street will be provided via the access drive. Site preparation will require removal of existing garage, all paving, and fencing on the development site. The project requires consolidation of six existing tax parcels: #83.-3-2 (804 E. State St.), containing a duplex; #83.-3-3 (112 Blair St.), currently used as a parking lot; #68.-8.9, containing the existing garage; #83.-3-9 (806 E. State St.); #83.-3-8 (808 E. State St.), containing identical existing duplexes; and a 683-SF portion of an impacted vacant lot to the north. The project is in the CR-2 Zoning District and is contiguous — on its western and northern boundaries — to the East Hill Historic District, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving, funding or carrying out the action, did on January 27, 2014 declare itself Lead Agency for 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: as more fully described in Part 3 of the Full Environmental Assessment Form(FEAF), the applicant has worked closely with the Planning Board over several months to address concerns about potential impacts to the Historic and Aesthetic Resources, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review,has on July 28, 2015 reviewed and accepted as adequate: a FEAF, Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings: "Boundary and Topographic Map No. 804-806 East State Street,No. 112 Blair Street, City of Ithaca Tompkins County,New York," dated 12/10/14 and prepared by T.G. Miller, P.C., "Site Plan," "Site Sections - Facing South," "Site Sections - Facing East," "Elevations - 804 C," "Erosion and Sediment Control Plan (LO)," "Demolition Plan (L1)," "Site Layout and Planting Plan (L2)," "Grading Plan (L3)," "Utilities Plan (L4)," "Site Details(L5),""L6 Site Section,""Floor Plans (Al),"and"Elevations (A2)," all dated 7/7/15 and prepared by Schickel Architecture; 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: 0 Abstain: 0 Absent: 0 Vacancies: 0 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Preliminary&Final Site Plan Approval Two Duplexes 804 E. State St./M.L.K.,Jr.Blvd. July 28,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for two duplexes to located at 804 E. State St., by Tom Schickel for John Puglia and Costas Nestopoulos, and WHEREAS: the applicant proposes to construct two duplexes (each with two 3-bedroom apartments), a 16-space gravel parking area, and associated site improvements. Vehicular access is via the existing driveway on Blair Street. Dedicated pedestrian site access to Blair Street will be provided via the access drive. Site preparation will require removal of existing garage, all paving, and fencing on the development site. The project requires consolidation of six existing tax parcels: #83.-3-2 (804 E. State St.), containing a duplex; #83.-3-3 (112 Blair St.), currently used as a parking lot; #68.-8.9, containing the existing garage; #83.-3-9 (806 E. State St.); #83.-3- 8 (808 E. State St.), containing identical existing duplexes; and a 683-SF portion of an impacted vacant lot to the north. The project is in the CR-2 Zoning District and is contiguous— on its western and northern boundaries — to the East Hill Historic District, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4(9), and is subject to environmental review, WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176- 12 (A) (2)(c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on July 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: as more fully described in Part 3 of the Full Environmental Assessment Form(FEAF), the applicant has worked closely with the Planning Board over several months to address concerns about potential impacts to Historic and Aesthetic Resources, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 28, 2015 reviewed and accepted as adequate: a FEAF, Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff, and the following drawings: "Boundary and Topographic Map No. 804-806 East State Street,No. 112 Blair Street, City of Ithaca Tompkins County, New York," dated 12/10/14 and prepared by T.G. Miller, P.C.; "Site Plan," "Site Sections — Facing South," "Site Sections — Facing East," "Elevations — 804 C," "Erosion and Sediment Control Plan (LO)," "Demolition Plan (L1)", "Site Layout and Planting Plan (L2)," "Grading Plan (L3)," "Utilities Plan (L4)," "Site Details (L5)," "Site Section (1,6)," "Floor Plans (Al)," and "Elevations (A2)," all dated 7/7/15 and prepared by Schickel Architecture; and other application materials, and WHEREAS: the Planning and Development Board did on July 28, 2015 determine the proposed project will result in no significant impact on the environment and made a Negative Determination of Environmental Significance, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the propose project, subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Written approval from the City Stormwater Management Officer, and iii. Submission for approval by the Planning Board of colored elevations keyed to materials samples board, building materials, and showing a continuous belt course on all fagades of the buildings, and iv. Revised Landscape plan showing installation of a vegetative buffer along the western boundary contiguous to the Historic District and details on soil improvements for proposed planting areas, particularly in compacted areas, and V. Submission of landscape establishment plan, including temporary irrigation, and Before Certificate of Ocupancy: vi. Installation of two bike racks, and vii. Replacement of any unhealthy/dying plantings throughout the site. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0 PROPOSED RESOLUTION Tompkins Financial Headquarters Final Site Plan Approval-Drive-Through 119 & 118 E. Seneca St. City of Ithaca Planning&Development Board July 28,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a seven-story office building and drive-through teller building, and WHEREAS: the applicant proposes to construct a seven-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 adjacent 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. The seven-story building has received Design Review, and WHEREAS: 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, and WHEREAS: the Planning Board did on April 28, 2015 declare itself Lead Agency in the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2)(c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on June 23,2015, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on June 23, 2015 review and accept 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 of No. 109 No. I I I and No. 113-119 & 121 East Seneca Street, City of Ithaca,Tompkins County New York" and `Boundary and Topographic Map Showing Lands of Tompkins Trust Company, Located at 118 East Seneca Street, City of Ithaca, Tompkins County New York," both prepared by T.G. Miller, P.0 and dated 2/25/15; "Utility Demolition Plan(CI01 & C102),""Utility Plan(C103 & C104),""South Side Rendering(L001)," "North Side Rendering (L001)," "Demo Plan(1,101 & L102)," "Layout Plan (1,201 &L202),""Grading Plan L301 & L302)," "Planting Plan (L401 & L402)," "Site Details (L501)," "Ground Floor Plan (A101)," 1'2nd-7tn Floors(A102)," "Ground Floor Plan (A103)," "Headquarters Elevation South (A201)," "Headquarters Elevation East (A202)," "Headquarters Elevation North (A203)," "Headquarters Elevation West (A204)," "Drive Thru Elevation North (A205)," "Drive Thru Elevation East (A206)," "Drive Thm Elevation South (A207)," and "Drive Thru Elevation West (A208)," all dated May 12, 2015; and "Street Corner Perspectives," "Street Elevations," "Headquarters Perspective," and "Drive Thm Perspective," dated June 9, 2015 and all prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and other application materials, and WHEREAS: the Planning and Development Board did on June 23, 2015 determine the proposed project will result in no significant impact on the environment and did make a Negative Determination of Environmental Significance, and WHEREAS: the Planning and Development Board did on June 23, 2015 grant Preliminary Site Plan Approval to the entire project(both the Headquarters Building and the Drive-Through), subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Written approval from the City Stormwater Management Officer, and iii. Submission for approval by the Planning Board of revised building elevations, site plan, and other materials, showing applicant's response to the aforementioned June 8, 2015 recommendations of the Design Review Committee, and iv. Submission for approval by the Planning Board of colored elevations keyed to materials samples board, and building materials, and V. Submission for approval by the Planning Board of project details including, but not limited to, signage, paving materials, exterior furnishings, and lighting, and vi. Submission for approval by the Planning Board of a Transportation Demand Management Plan, that, at a minimum, provides an inventory of existing employee commuting patterns and modes, location and capacity of current parking facilities, future anticipated needs, as well as strategies to provide incentives for alternatives to single-occupancy vehicle commuting, and vii. Applicant shall seek permission from adjacent property owner for planting of tall trees to help screen northwest corner of proposed headquarters building from DeWitt Park, and WHEREAS: the applicant seeks Final Site Plan Approval for the Drive-Through portion for the project located at 119 E Seneca Street, and WHEREAS: the Planning Board has on July 28, 2015 reviewed and accepted as adequate the following revised and updated drawings pertaining to the Drive-Through portion of the project: "Site Utility Plan (C101)," "Site Utility Details (C201)," "South Side Rendering (L001)," "Demo Plan (L101)," "Layout Plan (L201)," "Grading Plan (L301)," "Planting Plan(L401)," "First Floor Plan (A100)," "Elevation - West (A201)," "Elevation- East(A202)," "Elevation - North (A203)," "Elevation - South (A204)," "Perspective Northeast (A301)," "Perspective North (A302)," "Perspective Northwest (A303)," and "Site Details (L501)," all dated July 14, 2015 and prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and other application materials, and WHEREAS: the Board finds the applicant has satisfied condition "iii." and partially satisfied condition "iv." pertaining to the Drive-Through portion of the project, now, therefore, be it RESOLVED: that the Planning Board does hereby grant Final Site Plan Approval to the portion of the project to be located at 119 E Seneca St(Drive-Through), subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Submission for approval by the Planning Board of colored elevations keyed to materials samples board, and building materials, and iii. Submission for approval by the Planning Board of project details including,but not limited to, signage, paving materials, exterior furnishings, and lighting. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 0 NNr FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Purpose: This Full Environmental Assessment Form(FEAF) is designed to help applicants and agencies determine, in an orderly manner,whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently, there are aspects of a proposed action that are subjective or immeasurable. It is also '.understood those ��ho determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns affecting the question of significance. The FEAF is intended to provide a method whereby applicants and agencies can be assured the determination process has been orderly, comprehensive in nature,yet flexible enough to allow introduction of information to fit a project or action. FEAF Components: Part 1: Provides objective data and information about a given action and its site. By identifying basic project data, it assists in a review of the analysis that takes place in Parts 2 and 3. Part : Focuses on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form also identifies whether an impact can be mitigated or reduced. Part If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is actually important. THIS AREA IS FOR LEAD AGENCY DETERMINATION F SIGNIFICANCE TYPE I AND UNLISTEDACTIONS Identify the portions of FEAF completed for this action: FPart 1 []Part 2 []Part 3 Upon review of the information recorded on this FEAF(Parts,2, and 3,if appropriate), and any other supporting information, and considering both the magnitude and importance of each impact,it is reasonably determined by the Lead Agency that: L]A. The Proposed Action will not result in any large and important impact(s) and will not have a significant impact on the environment;therefore,A NEGATIVE DECLARATION WILL BE PREPARED. []B. Although the proposed action could have a significant impact on the environment,there will not be a significant effect for this Unlisted Action,because the mitigation measures described in PART 3 have been required;therefore,A CONDITIONED . []C. The proposed action may result in one or more large and important impacts that may have a significant impact on the environment;therefore,A POSITIVE DECLARATION WILL BE PREPARED. A Conditioned Negative Declaration is only valid for Unlisted Actions. Name of Action: Name of Lead Agency: Name and Title of Responsible Officer In Lead Agency: Signature of Responsible Officer In Lead Agency: Signature of Pre parer: Date: FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) PART 1—PROJECT INFORMATION (prepared by project sponsor/applicant) ® This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers tothese questions will be considered part oft e application for approval and may be subject to her verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the FEAF will depend on information currently available and will not involve new studies, research, or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. I'Name of Action: 215-221 West Spencer St Location of Action: 215-221 West Spencer St Name of Applicant/Sponsor:Noah emarest, STREAM Collaborative for Ed Cope/PPM Homes Address: 123 South Cayuga St, suite 201 FCity/TownNillage: -Ithaca State: NY ZIP: 14850 Business Phone: 607.216.8802 Fame of Owner (if different): Ed Cope PP M Homes FAddress: 514 South Aurora St ity/TownNillage: Ithaca State: NY ZIP: 14850 Pon Business Phone: Description of Action: The project consists of a four-building multifamily pocket neighborhood to be constructed on a previously developed but cleared site, situated on the hillside between West Spencer Street and West Cayuga Street. A pedestrian route through the project will connect the two streets. Each of the four buildings is 3 stories tall and will contain 3 dwelling units, for a total of 12 units. There will be ten 2-bedroom units and two 3-bedroom units. The neighborhood will have centralized parking to meet the 12 vehicle parking requirement. Please complete each question (indicate N/A, if not applicable). A. SITE DESCRIPTION Physical setting of overall project,both developed and undeveloped areas. 1. Present Land Use: �Urban Industrial Commercial Public Forest 13 Agricultural Other: 2. Total area of project area: x acres square feet(Chosen units apply to following section also Approximate Area (Units in Question 2 apply to this section.) Currently After Completion [2a. Meadow or Brushland(non-agricultural) 2b.Forested 2c. Agricultural 2d.Wetland [as per Article 24 of Environmental Conservation Law(ECL)] 2e. Water Surface Area 2f. Public 2g.Water Surface Area 2h.Unvegetated(rock, earth, or fill) 2i. Roads, buildings, and other paved surfaces .OS .181 2j. Other(indicate type) vacant urban land .42 .289—� 3a. What is predominant soil type(s) on project site (e.g., HdB, silty loam, etc.): bedrock 3b. Soil Drainage: E] Well-Drained % of Site Moderately Well-Drained_100_% of Site Poorly Drained % of Site 4a. Are there bedrock outcroppings on project site? O'Yes �No �N/A F0. What is depth of bedrock? 0 (feet) 14tc. What is depth to the water table? TBD (feet) 5. Approximate percentage of proposed project site L 0-10% % L 10-15% with slopes: L 15% or greater 100 6a. Is project substantially contiguous to, or does it LYes �To L=JN/A contain a building, site or district, listed on or eligible for the National or State Register of Historic Places? 6b. ...Or a designated local landmark or located in a LYes NNo []N/Alocal landmark district? 7. Do hunting and/or fishing opportunities currently exist in the project area? LYes J]No �IV/A If yes, identify each species: 3 SITE DESCRIPTION (concluded) 8. Does project site contain any species of plant ❑yes J]No []N/A and/or animal life identified as threatened or endangered? According to: Identify each species: 9. Are there any unique or unusual landforms on the ❑�'es �No N/A project site (i.e., cliffs, other geological formations)? Describe: 10. Is project site currently used by the community or neighborhood as an open space or recreation ❑Yes �NoF-7 LN/A area? If yes, explain: 11. Does present site offer or include scenic views known to be important to the community? ❑yes [j]NO �N/A Describe: 12. Is project within or contiguous to a site designated a Unique Natural Area (LTNA) or ❑1'es JJNo L=JN/A critical environmental area by a local or state Describe: agency? 11 13. Streams within or contiguous to project area: a. Names of stream(s) or name(s) of river(s) to which it is a tributary: none 14. Lakes,ponds, or wetland areas within or a. Name(s): _none contiguous to project area: ------ b-. -Size(s) (in acres): -------------- 15. Has site been used for land disposal of solid and/or hazardous wastes? ❑yes [j]NO �N/A Describe: 16. Is the site served by existing public utilities? [�yes []No []N/A a. If Yes, does sufficient capacity exist to allow connection? [�Yes []No []N/A b. If Yes, will improvements be necessary to []Yes QNo []N/A allow connection? B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project (fill in dimensions as appropriate): la. Total contiguous area owned by project sponsor in acres:_.47 or square feet: lb.Project acreage developed: .47 Acres initially: Acres ultimately: A 7 lc. Project acreage to remain undeveloped: 0 ld.Length of project in miles (if appropriate): or feet: _165' le. If project is an expansion, indicate percent of change proposed:_NA Flf. Number of off-street parking spaces existing: 4 proposed:_12 lg. Maximum vehicular trips generated(upon completion of project) per day: 72_and per hour: <12_ lh.Height of tallest proposed structure in feet. 36 lj. Linear feet of frontage along a public street or thoroughfare that the project will occupy? 2. Specify what type of natural material (i.e.,rock, earth, etc.) and how much will be removed from the site: +/- 300CY rock or added to the site: wm�3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site: acres: —.3 type of vegetation:__brush and invasive small trees plus 3-4 trees over 6" diameter F4. Will any mature trees or other locally important vegetation be removed for this project? 5. Are there any plans for re-vegetation to replace vegetation removed during construction?yes_ 16. If single-phase project, anticipated period of construction: 12 months (including demolition) 7. If multi-phased project, anticipated period of construction: months (including demolition) 7 7a. Total number of phases anticipated: 1 7b.Anticipated date of commencement for first phase:_month October _year 2015 (including demolition) 7c. Approximate completion date of final phase: month year. 7d.Is phase one financially dependent on subsequent phases? Oyes ONo&/A 8. Will blasting occur during construction? 11yes &o�T/A If yes, explain: 9. Number of jobs generated during construction:_0 After project is completed:_0 FIO.Number of jobs eliminated by this project: 0 Explain: 11.Will project require relocation of any projects or facilities? Yes &o a/A If yes, explain 12a. Is surface or subsurface liquid waste disposal involved?❑Yes &o ON/A; if yes, explain: [1�2b. If#12a is yes, indicate type of waste (sewage, industrial, etc): 12c. If surface disposal,where specifically will effluent be discharged? 13. Will surface area of existing lakes,ponds, streams, or other surface waterways be increased or decreased by proposal? Yes &o�N/A If yes, explain: 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100-year floo plain? 0Yes &o[]N/A 5 PROJECT DESCRIPTION(concluded) 14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, or Silver Creek? (Circle all that apply.) 114c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 of the ECL? Yes � o ON/A; Fd. If#14a., b., or c. is yes, explain: F15a. Does project involve disposal of solid waste? x Yes ONo a/A household trash and recyclables 15b. If#15a. is yes, will an existing solid waste disposal facility be used? :@]yes []No ON/A F15c. If#15b. is yes, give name of disposal facility: Tompkins County Solid Waste and its location: 15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill? [ayes ao a/A If yes, explain: 115e. Will any solid waste be disposed of on site? Oyes ao E3N/A If yes, explain: 16. Will project use herbicides or pesticides? [[-D]Yes &o �/A If yes, specify: 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places or a local landmark or in a landmark district? ( Yes &o [3N/A; if yes, explain: 118. Will project produce odors? Oyes &o [3N/A If yes, explain: 19. Will project product operating noise exceed the local ambient noise level during construction? Dyes [3No [:]N/A After construction?[3Yes &o ON/A 20. Will project result in an increase of energy use?[Dyes ONo ON/A If yes, indicate type(s): electricity 21. Total anticipated water usage per day in gals./day: 1672 Source of water: City of Ithaca 6 C. ZONING AND PLANNING INFORMATION 1. Does the proposed action involve a planning or zoning decision? Elyes ao /A If yes, indicate the decision required.- Zoning Amendment Zoning Variance ❑� New/Revision of Master Plan Subdivision Site Plan Special Use Permit [3 Resource Management Plan [3 Other: 2. What is the current zoning classification of site? Rib 3. If the site is developed as permitted by the present zoning, what is the maximum potential development? 12 dwelling units E4- Is proposed use consistent with present zoning? 10 es [3No [3N/A [5. If#4 is no, indicate desired zoning: 6. If the site is developed by the proposed zoning,what is the maximum potential development of the site? 7. Is the proposed action consistent with the recommended uses in adopted local land-use plans? 'Yes [3No ON/A If no, explain: F hat is the dominant land use and zoning classification within a 1/4mile radius of the project? residential (all R zones, as well as CBD and Bare represented within 1/4 mile)_ 9. Is the proposed action compatible with adjacent land uses? Yes 13NO ON/A Explain: 10a. If the proposed action is the subdivision of land, how many lots are proposed? NA lOb. What is the minimum lot size proposed? NA 11. Will the proposed action create a demand for any community-provided services? (e.g., recreation, education,police, fire protection, etc.)? Dyes ONo �/A Explain: typical of any residential development. If yes, is existing capacity sufficient to handle projected demand? 13yes UNo 13N/A 12. Will the proposed action result in the generation of traffic significantly above present levels? Oyes &o []N/A If yes, is existing road network adequate to handle additional traffic? 13yes M]No :[:O]N/A Explain: 7 D. APPROVALS 1. Approvals: 2a. Is any Federal permit required? Dyes [Q:]No �/A Specify: 2b. Does project involve State or Federal funding or financing?oyes @No ON/A If Yes, Specify: 2c. Local and Regional approvals: Type of Submittal Approval Agency Yes or No Approval Required Date L Date Common Council Board of Zoning Appeals (BZA) yes Zoning variance to park 7.15.2015 in front yard Planning & Development Board yes Site Plan review 5.15.2015 Ithaca Landmarks Preservation Commission (ILPC) Board of Public Works (BPW) Fire Department Police Department Building Commissioner yes Building permit 5.15.2015 Ithaca Urban Renewal Agency (1URA) E. INFORMATIONAL DETAILS Attach any additional information as may be needed to clarify your project. If there are or maybe any adverse impacts associated with your proposal,please discuss such impacts and the measures which you propose to mitigate or avoid them. F. VERIFICATION I certify that the information provided above is true to the best of my knowledge. Applican/ o r-N-`ame: Noah Demarest Signature: -"-"----- Title: Architect END OF PART 1 9 TROWBRIDGP WOLF MICHAEL] 11ii LANDSCAPE ARCHITECTS July 23, 2015 JoAnn Cornish, Director of Planning and Development and Members of the Planning Board Department of Planning and Development City of Ithaca 108 East Green Street Ithaca, NY 14850 RE: Supplemental Materials for Site Plan Review Approval, Declaration of Lead Agency and Environmental Review for 209-215 Dryden Road Project Dear Ms. Cornish and Members of the Planning and Development Board: This letter transmits to you supplemental information for the environmental and site plan review. Specifically,we wish to inform the Planning Board of the following: 1. The development team has met with the City traffic engineer and other City staff to discuss construction staging,traffic and utilities.A meeting report summarizing these discussions is attached. Also attached is a diagram illustrating the proposed staging areas as agreed to in this meeting. 2. A geotech report has been submitted to the City. As described in the geotech report,the foundations for this building will be a combination of conventional spread footing foundations bearing on rock on the east side of the building, and drilled piers bearing on rock sockets for the remainder of the building.The foundations are not piles. 3. Regarding utilization of the building, we are able to provide some additional detail. The building will include space for approximately 150 administrative seats. When the building initially opens, approximately 75-80 of the seats will be utilized.The classrooms include approximately 400 seats. Over the course of the day,the average number of persons utilizing the classrooms at opening is expected to be 150—200 persons.These numbers represent an initial average and are expected to grow over time.The heaviest concentration will occur in January/February and June/July when the course offerings are the greatest. 4. An Environmental Phase I report has been submitted.This assessment revealed NO evidence of Recognized Environmental Conditions in connection with the properties.There is no evidence of contaminated material on site. We look forward to reviewing the project with the Planning Board on Tuesday,July 28, 2015. We are projecting the following timeline for approvals: July 28, 2015 Establish Lead Agency Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 101 Ithaca,New York 14850 ph:607.277.1400 www.twia.com August 25, 2015 Public Hearing, Negative Declaration September 22, 2015 Preliminary and Final Site Plan Approval We believe this project will be an important and exciting addition to Collegetown. Please don't hesitate to contact me should you have questions or require additional information. Sincerely, Kathryn Wolf Principal 2of2 DRYDEN ROAD CONSTRUCTION STAGING O.H. IN PUBLIC RIGHT OF WAY 4 g I Inu cxnry urvxIrexce 5_s + + + + + + + b+ + + + + + + + + + + + + + + + + + + + + + + + ++ + + + + + + + p + + + + REDEVELOPMENT SITE21 + + + + _ ■ Sr LL Iaol il 8 L= + + + + I + +$ + + + + % I + + + + + + N+ + + + + + + r+ l.+ N+ + + + + + /gam.-�N� + + + + + _ O + + + + -{- TMSp, 0-3 568 4 d b + + + + IN 020-C^__ 1� °'y + + + + "+�Tni es+-Io-'ooz N5L No.S891T5-004 + + + + +TOOL IAEA�0.414 ACM + + + + u w caoa PARCEL #238 CONSTRUCTION STAGING W ON ADJACENT VACANT SITE ACCESS TO CONSTRUCTION STAGING AREA o ,rvx I rvoa .E=Iao -o N CONSTRUCTION STAGING PLAN for 209 - 215 DRYDEN RD COLLEGETOWN DEVELOPMENT PROJECT Prepared by: Trowbridge Wolf Michaels Landscape Architects, LLP 0712312015 TROWBRIDGP WOLF MICHAEL] 11ii LANDSCAPE ARCHITECTS MEETING REPORT Meeting Date: July 22, 2016 Location: City Hall, 208 East Green Street, Ithaca, NY Project: 209-215 Dryden Road Subject: Coordinate Construction Phase Issues Attendees: Name Affiliation Tim Logue City of Ithaca, Traffic Engineer Tom West City of Ithaca, Engineer Mike Thorne City of Ithaca, Superintendent of Public Works Phil Proujansky Developer Team, 209-215 Dryden Road Herman Sieverding IAD Owner's Representative, 209-215 Dryden Road John Novarr Developer Team, 209-215 Dryden Road Frank Santelli T.G. Miller Engineers Kathryn Wolf TWMLA Meeting Report Prepared By: Kathryn Wolf DISCUSSION The purpose was to discuss construction staging and other construction phase concerns. There was also a discussion regarding utilities. The points below summarize the primary points of discussion. CONSTRUCTION PHASE ISSUES 1. The developer of 209-215 Dryden Road also owns the parcel of land immediately adjacent to and south of the proposed redevelopment parcel.This adjacent parcel (#238) has frontage on Linden Avenue and will be used for construction staging by the developer. In addition, the developer will purchase the parking spaces along Dryden Road and Linden Avenue immediately adjacent to the project and will occupy the sidewalk and on-street parking lane within the public ROW for construction staging. The attached diagram titled "Construction Staging" illustrates these zones. 2. The sidewalk along the south side of Dryden Road that is adjacent to the project, and along the west side of Linden Avenue adjacent to the project,will be closed during certain periods of construction. The developer will work with the City to coordinate sidewalk closings, and will provide the City with Maintenance and Protection of Traffic Plans to document how pedestrians will be handled during the sidewalk closing. 3. Construction deliveries will enter the site via Dryden Road and Linden Avenue. It is expected that most construction traffic will arrive and depart along one of the following routes: ■ Route 366 to Dryden Road to Linden Avenue Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 201 Ithaca,New York 14850 ph:607.277.1400 www.twm.la ■ Route 13 through the City to College Avenue to Dryden Road to Linden Avenue Note that while Linden Avenue is a one-way street heading south, it is anticipated that construction vehicles departing the site will exit the staging area on Linden Avenue and head north to travel the short distance to Dryden Road —flagmen will be required. This is the route used for deconstruction of the buildings on the site and it operated adequately and without incident. An existing fire hydrant at the SW corner of Dryden Road and Linden Avenue will need to be relocated to allow construction vehicles to make the turn from Dryden Road to Linden Avenue. 4. The developer will designate a remote parking location for construction workers. Construction workers will be required to park remotely and the contractor will be required to bus workers to the site. Once the remote site has been identified, the City will be informed of the location. UTILITIES 5. The City and the developer agree that it would be desirable if the existing overhead electric wires on Dryden Road and Linden Avenue (for the length of the project) were buried underground. It was agreed that a joint meeting will be scheduled between the City and the developer to coordinate this issue, followed by a subsequent meeting between the City, the developer and NYSEG. 6. The current proposal is for an underground vault and transformer to be located near the corner of Dryden Road and Linden Avenue—OH electric to the east would tie-into the transformer/vault and the new building would be serviced from this underground vault. 7. Frank Santelli of T.G. Miller Engineers reported that he has spoken with Matt Sledjeski at Water& Sewer regarding access and capacity related to water and sewer. It was agreed that the water system is more than sufficient for domestic water demands. A flow test will be conducted next week. The City Water&Sewer Department is reviewing the project. 8. T.G. Miller Engineers is also reviewing the project with the Stormwater Management Office. The City of Ithaca will require a `Basic' Stormwater Pollution and Prevention Plan (SWPPP). The Basic SWPPP will include an erosion and sediment control plan with temporary measures to be installed and maintained during construction. The temporary measures will be designed in accordance with the current NYSDEC standards. Post-construction stormwater management practices are not required. The SWPPP/erosion control plans will be included in the Site Plan Review(SPR) drawings. 2of2 '®A"k ., PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Educational Building 209-215 Dryden Rd. July 28,2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code,Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a six-story educational building to located at 209-215 Dryden Road by Trowbridge Wolf Michaels for 209-215 Dryden Associates,LLC, and WHEREAS: the applicant proposes to build a six-story/80-foot tall education and office building on the 12,301-SF project site. The building will house the Cornell Johnson School of Management Executive Education Program, which will be a tenant of the building; so the building and site will therefore remain a taxable property. The building will include classrooms, meeting rooms, staff and faculty offices, and a large atrium for public assembly and to provide street-level active use. The building is in the MU-2 Zoning District and requires Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1)(n), and the State Environmental Quality Review Act ("SEQRA), §617.4(6.)(11), and is subject to environmental review, and WHEREAS: it has been requested that the Tompkins County Industrial Development Agency (IDA), a potentially involved agencey, consent to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the IDA did,by not responding to the request within 30 days,the consent to the City of Ithaca Planning and Development Board being Lead Agency for this project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0 WHITHAM PLANNING & DESIGN, LLC July 23, 2015 Lisa Nicholas Senior Planner Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca,N.Y. 14850 Re: State Street Triangle—Site Plan Application: Resubmittal of Revised Proposal Dear Lisa: On behalf of the Applicant, Campus Advantage,please find attached the following revised documents as part of the Site Plan Application Package for the proposed State Street Triangle Project located at 301 E. MLK/E. State Street: 1. Project Drawings; a. Proposed Project Site Plan b. Shadow Studies Comparing Existing, Proposed, and Alternate Conditions c. Proposed Project Plans d. Proposed Project Elevations e. One before/after perspective of the proposed Project 2. Transportation Assessment Report of Conceptual Intersection Improvement Plan As you will see,the State Street Triangle Project team has made substantial modifications to the project under review. Hearing the concerns of the Planning Board at their June 231d meeting, and talking with city officials, neighbors, and other community members, the project team has reexamined the building in the context of what we heard.The development team reached out to local architects STREAM Collaborative to help us in this rethinking, and they have brought to the conversation not only their extensive local knowledge,but also their considerable design skills. With the help of our architects, engineers, and project team as a whole,we feel that we have a current proposal that will make an important and positive addition to what is arguably the City of Ithaca's most important corner. Starting with the premise that this block, and its surrounding urban core,was the historic center around which the density of the city grew,we propose to restore the urban vitality that was lost in the wake of 1960s urban renewal. In fulfilling the intent of the 2013 creation of the CBD-120 (Central Business District), the site is envisioned as a newly energized urban space on a currently underutilized site. Experientially and visually, State Street Triangle is intended to be an extension of both the Commons across E. State Street and Restaurant Row on S.Aurora Street. With a commercial base of 6 new retail/restaurant spaces, the 11-story,290,321 gsf building has the potential to be not only one of the ciry's primary residential buildings,but one of its most lively commercial buildings as well. Phone: 607.379.9175 Email. whithamQawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 WHITHAM PLANNING & DESIGN, LLC Understanding the importance of the pedestrian experience in this dense,historic cross-roads of the city,we have taken to heart suggestions from both Planning Board members and city engineering staff,and working with our traffic engineers at SRF and our civil engineers at T.G. Miller, have proposed significant potential changes to the sidewalks,curb lines, and vehicular lanes of the intersection. The proposed widened sidewalks, if realized,will create an entirely new pedestrian zone related to the new first floor commercial businesses,with potential of outdoor dining and seating.At this point in schematic,we look forward to discussing the positive impacts such changes might have if realized,and also look forward to thinking collaboratively about the private/public realization of those ideas. The project team is in conversations with DOT to enhance the landscape along the Green Street slope by bringing in characteristics of the gorge across the street into the site.This includes creating a ramped pedestrian sidewalk from S.Aurora Street to E. Green Street. The proposal will help meet the goals of the draft Comprehensive Plan of the City by redeveloping a site where existing infrastructure already exists, creating greater tax revenue, and enriching the pedestrian and vehicular experience,particularly as visitors enter Ithaca. The mix of unit types has changed in order to address the concerns of the community that the project is poised to be a"student dorm".The proposal initially had 210 units.The change in units to 240 resulted from converting 10 4-bedroom units into 40 studio apartments.With this adjustment, 140 of the 240,or about 60%of the units,are studio, 1 bedroom, and 2 bedroom units. This modified unit mix was made to accommodate a mix of people, including young professionals looking to live downtown. The project will have on-site amenities including ground floor retail, a fitness center,quiet rooms and residents. There will be 24/7 on-site management with a fully staffed building, and provide programming for residents focused on community involvement,volunteerism,and professional development.The management team consists of a General Manager,Assistant General Manager, Leasing Manager, Resident Director(a live-in position), 7 Community Assistants,Maintenance Supervisor,Maintenance Technician, Porter, and Corporate Support including an assigned Regional Manager and Vice President of Operations. The proposed mechanicals used in the building far exceed the LEED standards, and the team is currently exploring the possibility of having the project be LEED certified. We look forward to working with you and presenting the proposed project at the upcoming Planning Board meeting. If you have any questions or require additional information,please feel free to contact me. Sincerely, /M Scott Whitham Phone: 607.379.9175 Email. whithamcawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 1 Oki a � 1 _.' Ahk ow y sy t �7yr NYC lk - - +46 07 jL i ��Pa FO . �w a EAST STATE STREET BM=A YWHEAD ELEV=422 15 P.O.B. s I 1 W0 2 E TITLE INFORMATION . ` 44�-r !REBLOC DEVELOPMENT COMPANY 11 DEED BOOK 548 PACE 991 TAX MAP NO.69-4-1 AREA-0.759 ACRES to �(.r`y' J 5K -' � � comceere wuK — / w V\ i `• ��. // m cowac�a SIX MILE CREEK aE �" pi \ July 23, 2015 STATE STREET TRIANGLE PROPOSED SITE PLAN �'WHITHAM Ithaca, NY 1 „=40'-0" Pi %NN[NG& DEsl{;N i I C Page 2 �� "�,'�.'�.''�,�,"�� 1 .1111■ 11�I 111. 111111111111■ 11�■11 III 1 I 1 111 ■ 11 1 ■ 1' 1 � 1 � �_�. pl �1 077 Li ■ ■ ■ I■ ■ ■ ■ F1 ■■ -H ■ ■1 ■ H li li Abj. Ji Aj STATE STREET TRIANGLE I r�, .� _ � a __. a '�,.. a a' r -._._��a F a " ■� - - � I ___ 4 1� �� - i Y : i ... -' irk - a`w >•� ��. ..ice i �"'.y -_�.l iY �� 1 a �� i INlf�r —ZY'�._` .-W'-Ifl N➢i�ka PROPOSED BUILDING: NORTH ELEVATION STREAM COLLABORATIVE TIMM 0000,0000000 1 ■ ■ ■ ■ ■ 1 ■ ■ 1 [El 9. F E:l ■ �■ � � ■ ■ 1 1 1 1 1 � hlll - I N - - ■1 : ; M-L-j04 ■ ■ ■ 1■ ■ ■ 1� 1� 1■ 1® �11_u�'I V L:U77 r� * ;4 ^ kA July 23, 2015 STATE STREET TRIANGLE PROPOSED BUILDING: WEST ELEVATION STREAM Ithaca, NY 1 "=20'-O" COLLABORATIVE Page 4 1 �� 1 Nil ■ INON 111 �� I _ ONE _ �0 It V ON ONES 1010110 I in m 0 101 ON I samramilipm IS 1C �NMINJONE ONE0101 1 i i� NJ . ®. W. 111 MEN MEN MEN 0111 SO SO IN IN all'i.Mimi UNION, 0 MEN N PON ON Jim IS NMI ON NOR � ,? t - - F ar • Ar 9 lip ■III � IIIIIIIIIIIIIIIII 11 1 1� I lit lil 1 �lII � � 11I1 �. � II ■ 1 ■ ■ 1 .■ii I ■ ■ ■ ■ ION ■ Adis I il M EMU I - moll ■ ■ ■ -- ■ loom � J1, 11. I IliJOIN ■ ■ ■ ■ 1> I ■ 0 ■ oil 1 moll I ■ ■ ■ ■ ■ ■ iiON < ■ ■ ■ MM1 . ■ try - 1M M- I a AV -_- — - � Iolar r. 1 1 1 vp F . s* - , w 1 �r f.iry. -- R sop AN wo , �;j �� .� ...fie� �'.�. •� �� r � _ ' - y t' „ V y 1p t a e F . _ 30M., �,. 1 a i WPM • 4 '\,. . 777 aim kL It Ito 9 , f. - - r p • r a is �i 3495 Winton Place SRF Building E, Suite 110 Rochester, NY 14623 ASSOCIATES W W W.S R F A .NET phone 585.272.4660 *��i Transportation Engineering&Planning Consultants fax 585.272.4662 July 20, 2015 City of Ithaca Engineering Department 108 E. Green Street Ithaca, NY 14850 Attn: Tim Logue RE: State Street Triangle, Aurora Street and MILK Jr. Street, City of Ithaca, NY Assessment of Conceptual Intersection Improvement Plan Dear Mr. Logue, This letter was prepared to present the conceptual intersection improvement plan, as referenced above, in coordination with the development of the proposed State Street Triangle development.This conceptual plan illustrates the removal of the existing northbound right-turn channelized island. A brief assessment of this condition is described below. On the south side of MILK Jr. Street, the curb line is shifted north into the eastbound travel lane creating three parallel parking spaces on the northwest corner of the MILK Jr Street/Seneca Way intersection. The existing curb line along the east side of Aurora Street has been shifted into the northbound travel lane through the removal of the right-turn channelized lane. Both of these actions create a wider sidewalk area for pedestrians. As illustrated on the concept plan, an AutoTURN analysis has been performed using a city bus turning template for westbound left-turning buses. There is sufficient space on the receiving leg of the intersection (the southbound travel lane of Aurora Street)for a bus to turn without encroaching onto the west curb line or the northbound travel lane. An AutoTURN analysis has also been performed using a WB-67 turning template for the northbound right-turn movement. Based on the concept intersection plan, there is less encroachment on the westbound travel lane along MILK Jr. Street versus the current condition for a WB-67 turning maneuver. Less overall impact particularly for northbound Aurora Street traffic is anticipated under the new concept plan. The removal of the channelized right-turn lane creates a larger space on the southeastern corner of the intersection for pedestrians and reduces the total footprint of the intersection. As well, the total crossing distance for pedestrians traversing the northbound approach is reduced, making for a more pedestrian-oriented intersection. Re: State Street Triangle, City of Ithaca, NY July 20, 2015 Assessment of Conceptual Intersection Improvement Plan If you have any comments or questions concerning these materials, or require any additional information, please contact our office. Very truly yours, SRF&Associates Stephen R. Ferranti, P.E., PTOE Principal SRF/dk SAProjects\2015\35027 Cornell Residental Mixed Use State St\Report\State Street Triangle Aurora.State Letter 07.20.15.docx i]WWW.SRFA.NET S RF Page 2 of 2 ASSOCIATES T!n Ponun+n Frsgiiaenrq•&Ammirsg Coxmfaxm ATTACHMENT July 20, 2015 Letter to Mr. Tim Logue Proposed State Street Triangle City of Ithaca Tompkins County, New York SRF 3495 Winton Place Building E, Suite 110 Rochester, NY 14623 4: I I ® rn LLI \ m In N o j - ONE LANE 3 j � d. I ONE WAY jjkk�i . Q i CRY SIREr"". : ,\ 3� AN � ,.A• � .+ I •� `�^�. icy �•---- �0 \ ti t5 \ JX 0000000 W 55 2' LLI w LLI LLI w Q �_ o � FibLd 0 J TMjO z I\ r U cRY s z Li cD H vim✓ Ctf m r � W z � J Q J SOU U tt Q� (n � = XDW L U 0 o� i � WQ > 0 ONE LANE ONE WAY crry STREET 0 lo I N, 0 x3l co co ot 1*0 f cooc co E ET LLJ -D LLJ 039 X 4k* 0 LLJ U) L0 C) LLI < > Of 0 IJ 0:� 0 0 Ld D C) 0 CD < Cf) LLI (10 C) G\ 619JZ0 M C) 0- 0 F-- �7- LLJ (10 LLJ ------- 0 C) Of CD LLJ a_ LLI F-- .. —i 0 C/) (f) LL] Z —J Of 0 —J 0 0- a- LLI C) I 0 ~ = [I LLI C) 0) C) a-f > ;4 0 ONE LANE ONE WAY crry STREET 0 Co Lu 0 4ZAu 4W 0, co co A O 0.v LL LLI LLJ X LLI Cn L0 D C) Lu Li Ld m 0:� 0 ; CO D cn z C) 0 CD 0 LLJ LLI z (10 < Tqo D 0 z a, C) ---------- U 0- 0 civ- m Ln ---------- 0 C) cn a_ Li .. - 0 ry —J < a- o C) 0 Q - [If D LLI C) CY) a- < > Lc) i-- PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Mixed-Use(Housing&Retail) 301 E. State St./M.L.K.,Jr. Blvd. July 28,2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code,Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for an 11-story mixed-use building by Michael Orsak for Campus Advantage, and WHEREAS: the applicant proposes to redevelop the 0.759-acre site with an 11-story, 116'-tall, 288,845-GSF mixed-use building, with approximately 12,341 SF of new ground-floor retail space, 2,029 SF of which is anticipated to be a restaurant. Upper floors will have a mix of unit types (1-bedroom/1-bath to 5-bedroom/4-bath) for a total of 240 units with approximately 620 bedrooms. The targeted market is primarily college students. The ground level includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street. 35 parking spaces will be eliminated — no on-site parking is proposed. The project is in the CDB-120 Zoning District and requires Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4], (k) and (n), and the State Environmental Quality Review Act("SEQRA"), §617.4 (6.)(iv)and(11), and is subject to environmental review., and WHEREAS: it has been requested that the NYS DOT and the Tompkins County Industrial Development Agency (IDA), both potentially involved agencies, consent to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: NYSDOT provided written consent and the IDA did, by not responding to the request within 30 days, consent to the City of Ithaca Planning and Development Board being Lead Agency for this project,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0 ° °�Ae ®9 Gt le tJ° CITY Ok ITHACA PRO: ' o� URA1E Board ot'Zoning Appeals Notice of Appeal APPEAL#2969 222 ELMIRA ROAD (MARX REALTY& IMPROVEMENT ®9 INC.) Appeal of Marx Realty and Improvement Co., Inc., for Ithaca Joint venture, owners of 222 Elmira Road., Ithaca Plaza, for Area variances from Zoning Ordinance, Section 325-8, Column 7, Width of Street.Column 1 , Front Yard, and from Section 325-20 1..5 which restricts the location of on-site parking. , The applicant proposes to construct a new 3400 G F restaurant at the northeast comer of Ithaca Plaza at 222 Elmira Road. To maintain viable site access, the new building will face Meadow Street and the restaurant's fagade will align with the existing face of Five Guys Burgers & Fries restaurant. The proposed building setback is approximately 71 feet from the South Meadow Street curb face, which does not comply with zoning requirements for width at street and front yard. The Zoning Ordinance requires that 35% of lot's street width be occupied by building frontage between 15 feet and 34 feet from street curb. Furthermore, Section 325-20 I. states that parking areas are not permitted in the first 100 feet, unless the requirements of 325-29.2 B. (1)through (3) are met. The applicant proposes to construct 28 new parking spaces for the restaurant. While most of these parking spaces will be more than 100 feet from the street curb, handicapped spaces are located within the 100-foot setback and eight parking spaces will be reconstructed in an existing parking location within 20 feet of Meadow Street's curb. As mitigation for the continued presence of parking spaces facing Meadow Street, the applicant proposes to construct a four-foot tall site wall between the parking lot and the South Meadow Street right-of-way, extending the full width of the new building. The property at 222 Elmira Road where the proposed restaurant will be located is in a W-2 Zone where the proposed use is permitted. However, Section 325-3 8 requires variances be granted before a Building Permit can be issued. 9 �- Z p v� o NO ..O O O C13 H 4-4 N ,� O a N O j O O' cn Q1 O nct C� (1) � ,—+' r--a � 0 3 a� r� � H z ,� nj z � z O a� -d c�ct bb O �+ .r, rd N '—' 0 ►�-+ bbb z O O d a >, o o � -°4-4 bjD '.�. •O N ,-- O 4-4 kn cn t 0 p bU \ o o '.� �+ c •by N O oo O a � O ,O oo +I o H Q O H O 4-1 � b CdCd xw C W N cct 00 `-' "' H `r' N '� ct c NOC) ~ z 8Z t5 • oo O tc 4-4 cc (1) p al En 4-4 c o l— O H r- O H 40kn o O rr� kn 4-4 > O O � bA. o � ( .� bi) p � ° c N O� bA d� U b�A p p O A, Cd o � aj 0 .PI �b O N N M C� o cd i � by o c� cnEn U a) O N . O � .. N � � O N aj C7 En bi) bA H 0 con ® 'cli W O Q W p o o � o r-) o 0 0r. �' � � UZ U U `2 ZUU P-aUCIS � `� ZUU `� CITY OF ITHACA Board of Zoning Appeals Notice of Appeal APPEAL#2988 506 S. CAYUGA STREET (THOMAS ) Appeal of Thomas Amicl for Mazza and Amici, LLC, owners of 506 SouthCayuga for a variance from Section 325-8, Column 4 Off-Street Parking, a requirement of the Zoning Ordinance. n May 5, 1985, the former owner of 506 South Cayuga Street, James lacovelli appealed to the Board of Zoning Appeals (BZA) for a variance, which would allow the conversion of a single-family home into a two-family unit. variances were primarily needed because the property provided no off- street parking and since parking could not be developed on the property due to the lot size and topography. The Board granted the variance for the lack of off-street parking, as well as the property's existing lot size, front yard, side yard, and rear yard deficiencies. However, granting the variance was conditioned on the owner obtaining a lease agreement on a yearly basis for three off-site parking spaces within 500 feet of 506 South Cayuga Street. The current owner, Mazza and Amici, LLC, purchased 506 South Cayuga Street in 1986. They have provided the three off-site parking spaces over the years, but now state their ability to lease off-site parking within 500 feet of 506 South Cayuga Street has ended. The property that had additional off- site parking spaces for 506 South Cayuga Street was sold. The current owner plans to redevelop this property. The applicant claims that there now is no off-site parking available within 500 feet of 506 South Cayuga Street and is requesting relief from the off-street parking requirements for the duplex. The property at 506 South Cayuga Street has two units: the four-bedroom unit requires two parking spaces and the one bedroom apartment requires one space. 506 South Cayuga Street is in an R-3a Zoning District where neighborhood parking (off-site parking) is allowed. Although a two-family unit is a permitted in the R-3a Zoning District; Section 325-39 of the Zoning Ordinance requires that a variance be granted for the parking deficiencies before a Certificate of Compliance can be issued. i c i r r S � o a � uo d ,S `� dM' N cl� cd t o o _ 0 V) 0 cn Q., 4-4 4-4 O cri O �>q o H Cd o 0 N ' o ► 4-+ 0 o 4 N o O •�' cd 0CD 4� c� N ® N � cd j M cn c� a� 0 � o CdN a� Un o bU Z � 0 �. c� r N 63 U Cd N N cn cn Q C) O O 44 00 O O p -N ®pmmg ►-� .� 3 cn O 4-4 cd rG ¢, d' C) bbcn M w N ® o cd O a41 o .; c° Cl) N cc3 � cn o c� N . ' bo by bbf) 4� � O ro CIO � cc3 00 �. cbl) cnn U' '. O cOn Ucd Oto '7 O o 1-4o ,� cv o O o �, o v UZ U WU � � � 4° ZUU c� U t°, ZUU (4Z� 'T ° CITY OF ITHACA ° c�PORAI�� Board of Zoning Appeals Notice of Appeal (THOMAS SCHICKEL) Appeal of Thomas Schickel, Architect for Maguire Family Enterprises, owners of 38-318 Elmira Road, for Area variances from the Zoning Ordinance, Section 325- , Column 7, Width At Street and 325- , Column 11, Front Yard, and from 325-39. B., which allows one-third of the building frontage requirement to be substituted for architectural walls or fencing. Proposed are additions and renovations to Maguire Chrysler and Fiat Dealership located at 38-38 Elmira Road. The applicant proposes a 1,435-SF addition on the east side of the existing building, pp which will expand the showroom to Fiat-Chrysler standards and provide space for a new lunchroom. The original dealership building at 308-318 Elmira Road received Area variances for front yard setback, street frontage, and location of architectural fencing requirements under Appeal #2831, held on September 7, 2010. Now, the applicant proposes that a 43.25 foot wide addition be located in line with the existing building and setback from the street curb 57.3 feet. Section 325-8, Column 11, requires that building frontage be located between 15 and 34 feet from the street curb. While Section 325-8, Column 7, requires building frontage to occupy 35 % of the parcel's street width, Section 325- 29 B. (2) provides that one-third of the required building frontage can be substituted with architectural walls or fence. The at 308-18 Elmira Road has a width at street front of 476.22 feet. The dealership's property building frontage will total 113.25 LF with the proposed addition; required is 166.67 LF of building frontage. One-third (55.56 LF of the building frontage can be architectural wall or fence located g ) between 15 and 34 feet from the street curb. Though the applicant proposes to add 54.44 feet of architectural wall to meet the building frontage requirement, he proposes to install the architectural fence 13 feet from the street curb. The property at 308-318 Elmira Road is in a W-2 Zoning District where the use is permitted however, Section 325-3 8 requires that variances be granted before a Building Permit can be issued. E i 7 I i v .7]6� p O OD O OIg Cd .N O U M t.) cd O M v � a� O 4 -d O ro cto 4-4 Cd N O O ' 4. v - �-+ J 1� by o o v bA cz3 o o M � , in n o c� o Cd c� � N NO a) a) 4-� o a cz M p F �-+ c7 O �O U o U U �-, c� U U 4 o O ..� c c� N V N VJ 4� 4-a W oo .� N `r' H N `n 0 N ''.fl O W o 4� O O 00 Z N O N bA 4-4 00 N tr) '� Q dam' M p r--� d' C�� 4 o o M oo by a� o o cd O o o U v, bA N N M N '—' ,_, U N N rn ;b 0 � M N U .� 4 •� -� o 0o U O � O O NN d O ,� (D $:-,' bip � i n •U N O S M a �, � � •� •� M '� U .,..4 bb cn 00 0 En CIO cn -+ N CIS V) Ln cn cp4-4 -.1 -a 0 44 424 ob a � o W U � Q �' ' � � � 0 c� t 4o4 � UU aU � UU CITY OF i 11HACA c�Rp®RAT (SHARON Board of Zoning Appeals NoticeofAppeal Appeal of Sharon L. Corbitt, owner of 106-18 Madison Street, for Area variances from Sections 325-8 Columns 10, 11, and 13, Percentage of Lot Coverage, Front Yard, and Other Side Yard, respectively, requirements of the Zoning Ordinance. The applicant owns the property at 106-108 Madison Street where a two-family dwelling is located and proposes to subdivide the 7,991 square foot lot into two parcels. The existing two-family dwelling will be on Parcel A, which will have a lot size of 4,944 SF. The eastern portion of 16-108 Madison Street, Parcel B, will have a lot size of 3,047 SF. Parcel A exceeds the percentage of allowable lot coverage and has two setback deficiencies. The proposed subdivision will result in Parcel A having a lot coverage of 38%; the maximum allowed lot coverage is 35%. The location of the two-family dwelling on Parcel A is non-conforming with respect to front yard and other side yard setback requirements, The front yard has a L9' front yard setback; required is a 10-foot front yard setback. The other side yard is 3.2 feet; required is a 5 feet. Parcel B has no deficiencies. The property at 106-108 Madison Street is in an R-2b use district where the proposed use is permitted. However, City Municipal Law Section 33.3 requires parcels that are to be subdivided to comply with Local Zoning regulations. } U) v � .b , o M ct ►� M d" O ® O +-j 4-4 b _ O >_4 rd � 06cis O ' °� o 0 w o a 4-4 Cd ;_. �t W) 00 o > N M O M M Q o oo U +1 +1 rn r—+ M ® N M O N •�i � � w V1 0 00 V1 O N M ►�' N cr H Cd Z COO 00 60 00 PEW* r o o � r, M ® M 0 00 cd ^ r O �- O ai) •� Q Cd z (U O ct Cd o � ct3 N a� an CIE o ® a� cg o N � Q i cn s, cn t:� ►�� c.�j � O� O O O r�1 � � � � .� � •� _� by • � 0 S� UZ U WU � 1:4 ZUU � U Cd 4° ZUU �° 23 July 2015 Re:Zoning Appeal 2991:416-418 E.State St. (Rosenblum) To the Ithaca City Planning Board Dear members of the Planning Board: As one of the owners of 420 E. State St., I would like to comment on what I see as some of the potential environmental consequences of installing a soundstage and bar at 416-418.(1) First, I would like to point out that the applicant's answer to question 9 in the SEAF is somewhat incomplete. Question: "What is the present land use in vicinity of project?" Answer: "Multi-story apartments, hotels, commercial businesses and offices, restaurants, and parking garages are in vicinity." This is perhaps the sense you would get if you were sitting in front of the Ithaca Coffee Company and surveying the surroundings, in other words, describing the vicinity down the hill and to the west. But while the applicant mentions the parking garages that are 1000 feet away,there is no mention at all of the many residential houses to the immediate north and east, including the one that is less than five feet away to the east of the building. For whatever reason,the applicant does not describe the immediate vicinity of his building. And this is our perspective of the vicinity of the project. I humbly urge you to walk up behind our house at 420 into our little backyard/parking area and survey the vicinity. You will be standing a few feet from the future bar and soundstage. So what is this vicinity like presently? Starting with the applicant-building itself, it is a large structure taking up the majority of the lot. Present or recent uses include apartments, offices, and a dental lab—all low-traffic uses that are completely quiet in the late hours. The street out front is loud and busy during the day, but quiets down enough at night so that people can sleep with their windows open. To the west of applicant's building about 65 feet away across a parking lot is the Argos Inn, a small hotel with a bar that closes at 10 pm so that quiet hours can be enforced for the benefit of the inn's customers. And then, to the immediate north and east,there is our fabulous little neighborhood of landmark-protected Victorian houses. We're really proud of our work at 420. When we bought this house in 2012 it was illegally housing seven undergraduates who were paying surprisingly high rents to live in an overcrowded, under-insulated, leaky, skunk-and bat-infested rundown party house. Now, after five separate building permits and three thousand hours of sweat equity, it provides a high-quality home to five moderate-income young professionals. Many of the neighboring houses have been lovingly restored by others and house a mix of owners and renters,families, couples,young professionals, and students. Given the proximity of the 416-418 building, our living environment will suffer if a soundstage and bar appear there and operate well into the night. This has little to do with whether the proprietor has good intentions and is accommodating to the neighbors. Music venues and bars inherently cause a nuisance and a health hazard for residents in the immediate vicinity.(2) First, even the best soundproofing does no good when doors so close to your house are being continually opened, or even left open in the small hours so that the music can draw in foot traffic.(3) In addition, it is very difficult to soundproof away, or even to block with earplugs,the low-bass frequencies that are common in live rock music and that are so harmful to people's attempts to sleep.(4) Further, bar sound systems have gotten significantly louder in the last decade, making it more likely that the music, or the DJ's voice, will spill into the neighborhood and right into people's houses.(5) Even an accommodating proprietor can succumb to the research that has shown that cranking up the music leads directly to higher alcohol sales.(6) When cities survey bars,they typically find that the average volume exceeds local ordinances.(7) It doesn't matter that the project includes as apartment—if it gets too noisy to attract other tenants,that apartment could be reserved for the bartender. Noise complaints have also spiked since 2003 when NY State bars became non-smoking.(8) Since young bar patrons are twice as likely to smoke as the general population, smokers are a significant part of any bar's clientele.(9) Drunken people are loud and cannot be quiet when they go outside to smoke. In New York City it has been proved that signs posted outside bars asking patrons to "Please respect our neighbors and keep your voices down" are completely useless in changing the behavior of the inebriated.(10) Look at the survey and see how close they will be to our bedroom windows when they stand out front. If they stand out back they will be exceedingly close to the windows of other neighbors. Their building is so close to our neighborhood, and their property so deficient of setback on both sides,that there is no practical place to send the smokers except into our little corner of neighborhood. Sound, whether from amplified music or from drunken people arguing at the top of their lungs(11), attenuates with the square of the distance, so the effects fall most heavily on the immediately adjacent area, and are less bothersome to those farther away. (12) That is why a few neighbors end up calling again and again and the police get tired of answering. (In Ithaca this might describe the situation at the Northstar, where a few neighbors are heavily affected.) This must be frustrating for an establishment in a business zone that borders on a residential zone, and difficult for the city when it is trying to encourage mixed use. But Fall Creek is a different case since the houses in the vicinity of Northstar are farther apart than on our little corner, so more people on Seneca, State and Schuyler are in the fallout zone. In our case,the applicant cannot fairly expect all the noisemaking abilities that are allowed in the business zone because his building is too large for its lot and his side yards are severely deficient, so that his building is much closer to the residential houses than was contemplated for an establishment in a business zone that is asking to make noise into the night. We did not "come to the nuisance" by buying a house uncomfortably close to a loud business. The applicant "came to the hindrance" of being uncomfortably close to a legally-nonconforming residential property that is built right up to his lot line, while his own building is also deficient in setback and excessive in lot coverage. There are any number of profitable uses for applicant's building that would not destroy the peaceful enjoyment of our property that we currently cherish. There has to be a better place to locate this soundstage and bar. Thank you for all your hard work in considering this issue! Sincerely, David Halpert (1)I leave it to others to discuss issues of destabilizing the neighborhood with increased turnover/tenant dissatisfaction, increased fines for trash in our yards and liability for drunken people wandering around our properties or getting into fights in our front yards, as well as serious concerns about the parking issues. (2) http://bmb.oxfordiournaIs.org/content/68/1/243.fuII http://www.medscape.com/viewarticle/554566 3 (3) Or, they even use sidewalk speakers to advertise their business. http://www.smokymountainnews.com/news/item/9401-vying-for-foot-traffic-the-holy-grail-of-downtown-commerce (4) http://www.soundproofingcompany.com/soundproofing-articles/low-frequency-bass-problems/ http://www.brickunderground.com/blog/2011/05/if youre thinking about buying renting or selling a noisy apartm ent read this first http://www.omnisonic.com/bbillings.html http://www.ncbi.nlm.nih.gov/pubmed/10189154 (5) http://www.nytimes.com/2012/07/20/nyregion/in-new-york-city-indoor-noise-goes-unabated.htmI http://www.spring.org.uk/2008/09/why-loud-music-in-bars-increases.php (6) http://www.griffithhack.com.au/mediacentre-Pumpupthevolumedoesloudbarmusicmakeusdrinkmore http://www.hypebot.com/hypebot/2011/01/drink-up-why-bar-music-is-so-damn-loud.htm1 (7) http://tucson.com/news/business/downtown-bar-owners-want-tucson-to-allow-more-noise-but/article 087e0fbf- d836-5e07-9497-256800b515ca.htm I (8) http://www.cbsnews.com/news/nyc-smoking-ban-backfiring/ (9) http://www.apha.org/news-and-media/news-releases/apha-news-releases/young-bar-patrons (10) http://www.capitalnewyork.com/article/politics/2012/02/5173233/golden-era-noble-ineffectual-respect-our- neighbors-sign?page=all (11) Security experts say, "In many cases arguments or fights will start outside the club among patrons who are leaving." http://www.security-expert.org/nightclubs.htm "Outside the club" is our house. (12) http://hyperphysics.phV-astr.gsu.edu/hbase/acoustic/invsqs.html vpn�m CITY OF ITHACA a� ��coRP0RAIE®1�� Board of Zoning Appeals NoticeofAppeal (BEN ROSENBLUM) Appeal of Ben Rosenblum, owner of 6-418 East State Street, for Area variances from Section 325- Columns 10, 12, and 13, Percentage of Lot Coverage, Side Yard, and Other Side Yard, requirements of the zoning Ordinance. The applicant plans to renovate the existing building at 416-418 East State Street, which is now partially occupied. One apartment occupies the secondfloor; and a portion of the first floor is used as office space. In the past, the major portion of the first floor space was used as a printing plant and is now vacant. The applicant proposes to renovate this space for a new 1,071- F bar with a storage area, and to create an additional office space. In order to convert the unoccupied space on the first floor to the new permitted uses, the applicant must obtain variances for existing deficiencies. The property at 416-418 East State Street has existing deficiencies pertaining to lot coverage, side yard, and other side yard setbacks. Percentage of lot coverage is 60%; allowed is 50%. The building also is deficient in side yard and other side yard setbacks. The side yard to the west of the building is 0.02 feet; required is 10 feet. The other side yard to the east of the building is 0.1 feet; required is 5 feet. The new bar. office spaces, and apartment require 40 off-street parking spaces. There are three parking spaces on site in the front yard of 416-418 East State Street. The applicant states a Memorandum of Agreement is being signed with Gateway Plaza, located directly south of 416-418 East State Street, so that 37 parking spaces are allocated to the applicant under a shared parking agreement. The at 416-418 East State street is in a B-4 Zoning District where the proposed bar, office property space, and apartment space are permitted. However, Section 325-38 requires that variances be granted before a Building Permit is issued. i i 1 . tO �} r. � := r •� � � O O � z o 0 _ Q� tj cd r 0f) 4-4., 4-4 o 00 0 � 0 N O O 60 N O U o z O w � 0 0 o o o o4-4 Cd kn 03 a biD o '�' +I o � N O N O 4-4 PEI cn M co w o 00 aj 00 to O 00 00 � a po .� N O N O a� 4-4 0 a (1) r � o O N mot• +44 - Ct O a c� M p (D U N Cd w rd o C/) bJD M bb 4-4 • a.-. � �_ � � � � :-ram- v� + +- -- p Z ;�-' p �1 1=4r� o o o � Q 0 0 40 0 o Pam " 0 0 0 luZ U WU cotz` UU p-+ U � U4° I l i Tompkins County DEPARTD161ENT OF PLANTING 121 East Court Street Ithaca,New York 14850 Edward C.Marx,AICP Telephone(607) 274-5560 Commissioner of Planning Fax (607)274-5578 July 17,2015 Charles Pyott,Office Assistant Department of Planning and Development City of Ithaca 108 East Green Street Ithaca,NY 14850 Re: Review Pursuant to§239-1 and-m of the New York State General Municipal Law Action: Area Variance for proposed mixed use building at 416-418 E. State Street,City of Ithaca B-4 Zoning District,Ben Rosenblum-East State,LLC,Owner/Appellant; Scott Whitham,Agent. Dear Mr. Pyott: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239 -1 and-m of the New York State General Municipal Law. The Department has reviewed the proposal,as submitted, and has determined that it may have inter- community, or county-wide impacts as described below.We recommend disapproval of the proposal.Because of this determination,approval for this proposal will require the vote of a supermajority(meaning a majority plus one)of all members of the decision-making body. Reasons for Recommending Disapproval • We recommend disapproval of the variance because the proposed project would encourage pedestrian crossing of State Street in an area that presents a significant potential pedestrian risk. We also note that the proposed on-site parking could encourage, if not require,backing onto State Street in an area with very heavy traffic. This should be avoided. Together,these two factors would pose a safety concern on this busy State highway route. • Also,the shared parking plan does not appear to comply with the 500 foot"distance from use" requirement as noted in the City's off street parking requirements. §325-20D(4)(d) states that such distance should be measured"following and along the pedestrianway that connects the off-site parking area to the use."If measured along the actual route that a pedestrian would need to follow from the parking area to the proposed business the distance greatly exceeds the maximum allowed. Please inform us of your decision so that we can make it a part of the record. Sincerely, Edward C.Marx,AICP Commissioner of Planning Cc: Stan Birchenough,NYSDOT Region 3 Inclusion through Diversity CITY OF ITHACA ORAI�C® Board of Zoning Appeals Notice of Appeal (THOMAS SCHICKEL) Appeal of Thomas Schickel, architect for Maguire Family Enterprises, owners of 38-318 Elmira Road for variances from Section 272-7 A., which restricts freestanding businesses to one freestanding sign, as well as restricts the amount of allowable signage. The applicant proposes to install a new freestanding sign at the Chrysler-Flat dealership at 3 08-318 p p Elmira Road. An existing freestanding sign advertises the aguire's Chrysler, Dodge, Jeep, and Ram business. The applicant proposes to install a second freestanding sign having 16 SF of signage in order to advertise the Fiat business, which is also on site. Sign Ordinance, Section 272-7 A., states that a freestanding business may only have one freestanding sign. In addition, Section 272-A restricts the amount of signage allowed on freestanding signs to 50% of the property's building frontage. A proposed addition at 308-318 Elmira Road (Appeal #2989) to the Maguire's Dealership building will bring the building frontage to 113.25 LF. This will allow the applicant 56.6 SF of signage. The applicant proposes at total of 64 SF of signage on two freestanding signs. The property at 308-18 Elmira Road is in the SW-2 Zoning District where business signs are allowed; however Sign Ordinance, Section 272-18, requires that variances be granted before a Sign Permit is issued. C, n c� C� O 4-4 Cd cd ° 4U-) .� C o bA � O II u bD bbb bA bA U , Cd Cd O co r—+ c o '�C 0' 0 � bb CIO c I o 9b 9b U1 O � � Cd 0 � -0 ;-.4bb 4° bb � c� Q . C N "3 ►' u O 9bNeq i ° >� Q s� �' °� � °® , 0 ® ® ®® ° w P64 LIST OF ALL PLAN ITHACA RECOMMENDATIONS AND SUGGESTED IMPLEMENTATION TIMEFRAMES ONGOING recommendations: Recommendations that are already underway or should be started immediately and should continue to occur over the next twenty years. SHORT-TERM recommendations: Recommendations that should be completed or have had substantial progress made within two years. After two years,the recommendations should be reevaluated to determine the level of progress and identify additional actions to be taken to ensure implementation. MEDIUM-TERM recommendations: Recommendations that should be completed or have had substantial progress made within eight years. After eight years, the recommendations should be reevaluated to determine the level of progress and identify additional actions to be taken to ensure implementation. LONG-TERM recommendations: Recommendations that will take more than eight years to complete. These recommendations should be reevaluated regularly to determine the level of progress and identify additional actions to be taken to ensure implementation. A dollar sign ($) following a recommendation indicates that City Planning staff has noted that implementation will require additional funding that is not currently included in the City budget. Future City budgets, capital projects, grants, and/or public-private partnerships could fund the implementation of these recommendations. The implementation of any of Plan Ithaca's recommendations will require staff resources and dedicated time from Common Council and other City boards and committees. Please note that this appendix is a list of Plan Ithaca's recommendations only. For a full understanding of the recommendations, please see the relevant chapters of the plan. PUBLIC PARTICIPATION&COMMUNICATION RECOMMENDATIONS ONGOING RECOMMENDATIONS 1. Continually assess throughout City government who is engaged in City processes and who is not. Develop strategies to understand the interests of, and involve and/or gather the input from those stakeholders who do not participate. 2. Seek diverse representation on City boards and advisory committees. 3. Continue to improve accommodations that allow people with disabilities to access information and fully participate in City processes. 4. Work with community organizations, neighborhood associations, and educational institutions to communicate with as many residents as possible and to educate the public on how to access information provided by the City. 1 PUBLIC PARTICIPATION&COMMUNICATION RECOMMENDATIONS 5. Continue to make more information available on the City website. 6. Continue to utilize traditional methods of public outreach, including local newspaper, radio, fliers, and mailings. SHORT-TERM (<2 YEARS) RECOMMENDATIONS 1. Explore alternative mechanisms for public participation that would engage more members of the community. 2. Provide information and materials in languages,formats, and media that reflect the demographic diversity of the community. 3. Identify alternative ways of communicating with the public, particularly with those members of the community who typically lack access to information and do not participate in City processes. 4. Provide voter registration forms at City Hall and post polling locations on the City website. S. Provide links on the City website to services and other information provided by community partners, such as information about transportation options and social services. 6. Work with the public to identify the most effective ways of involving and communicating with the community and dedicate resources to these methods. 7. Standardize organizational procedures for how information is disseminated to the public. MEDIUM-TERM (<H YEARS) RECOMMENDATIONS 1. Invest in communications infrastructure, such as online engagement tools or public computer access within City facilities, to provide enhanced access to information. 2 LAND USE RECOMMENDATIONS ONGOING RECOMMENDATIONS 1. Make land use decisions in accordance with the Future Land Use Map and the conditions identified in the "Planned Characteristics" subsections for individual Future Land Use categories. Specific recommendations will be further refined in Phase II. 2. Explore flexible zoning options to achieve the identified land use goals and implement the Future Land Use Map. 3. Maintain a balance of allowed non-residential uses in residential areas to preserve and enhance neighborhood character. SHORT-TERM (<2 YEARS) RECOMMENDATIONS 1. Require outreach to neighborhoods early in the development process. 2. Revise the environmental review process to better address contemporary practices and information needs. 3. Implement design standards and policies that require sustainable building practices and technologies. MEDIUM-TERM (<H YEARS) RECOMMENDATIONS 1. Work with neighboring municipalities to explore mechanisms to preserve green space surrounding the city and prevent sprawl, such as a TRANSFER OF DEVELOPMENT RIGHTS PROGRAM. 3 ECONOMIC VITALITY RECOMMENDATIONS ONGOING RECOMMENDATIONS 1. Maintain the City's debt load at a level that supports strong fiscal health. 2. Maintain the City's FUND BALANCE at a level equivalent to 10 percent to 20 percent Of the operating budget. 3. Invest strategically in infrastructure and services to increase the city's economic competitiveness in order to attract private investment and employment and to facilitate development that will increase the tax base,in coordination with the goals of the Land Use chapter. 4. Invest in technology and employee training to streamline operations and improve the efficiency of service delivery. S. Encourage the return of tax-exempt properties to the tax roll. 6. Aggressively seek grants and financial assistance to deliver City services and infrastructure. 7. Develop and maintain strong partnerships with major employers and higher educational institutions that foster economic development and strengthen the fiscal health of the City. 8. Identify opportunities to share services and equipment with surrounding municipalities and through public-private partnerships. 9. Regularly evaluate and adjust fees to better reflect the costs of providing City services. 10. Maintain a strong economic development function within City government and dedicate staff resources to this purpose. 11. Be a partner in regional economic development efforts that leverage our strengths to create sustainable growth. 12. Encourage INFILL and redevelopment of underutilized properties, in coordination with the goals of the Land Use chapter. 13.Work with business owners, developers,and entrepreneurs to support the creation and expansion of business opportunities. 14. Support the development and redevelopment of properties in the city, in coordination with the goals of the Land Use chapter. 15. Ensure that land use regulations provide sufficient appropriate areas zoned to meet the demand for business and employment-based activities. 16.Work with community partners to promote tourism. 17. Preserve and enhance the characteristics that attract tourists to Ithaca,including its sense of place and the beauty of its urban, architectural, and natural environments. 18. Encourage mixed-use development that includes a range of housing types and employment opportunities, in coordination with the goals of the Land Use chapter. 19. Connect businesses, developers, and entrepreneurs with available resources. 4 ECONOMIC VITALITY RECOMMENDATIONS (CON'T) 20. Seek State and Federal funding to support the economic development goals of the community. 21. Be a key partner with other organizations that are planning and implementing programs to reduce poverty. 22. Support the remediation and redevelopment of brownfield sites by working with private property owners and developers and State and Federal funding sources. 23. Continue to work with the Ithaca Urban Renewal Agency to provide job training and placement for low- and moderate-income people within the community, in support of the 2014-2018 Consolidated Plan.' 24.Work with Ithaca City School District and community organizations to share information on job training and employment opportunities for youth and recent graduates. 25. Encourage sufficient County, State, and Federal funding support for Tompkins Cortland Community College, Workforce NY, and other providers to offer robust opportunities for unemployed and underemployed persons to increase their marketable skills and expand opportunities for local jobs to be filled by city residents. 26. Be a key partner in creating a supported pathway out of poverty into well-paying jobs. 27. Encourage mixed-use development that includes a range of housing types and employment opportunities, in coordination with the goals of the Land Use chapter. 28. Continue to provide youth programs through GIAC and the Ithaca Youth Bureau. 29.Work with the Ithaca Urban Renewal Agency and community organizations to develop programs that reduce barriers to employment. SHORT-TERM (<2 YEARS) RECOMMENDATIONS 1. Establish a consolidated five-year capital plan that prioritizes future spending. 2. Develop standards for the use of the City's fund balance. 3. Align land use regulations with the project review and permitting process to support the goals of the Comprehensive Plan. 4. Research policy options to create disincentives for vacant commercial properties 5. Dedicate staff resources to assist higher educational institutions in the creation, expansion, and retention of high-tech businesses. 6. Work with schools, community organizations, and existing programs to expand job training and placement, apprenticeship, and supported work opportunities. 1 Available for review in the Ithaca Urban Renewal Agency. 5 ECONOMIC VITALITY RECOMMENDATIONS (CON'T) 7. Work with the community to identify barriers to employment and possible ways to remove these barriers. 8. Work with local social service agencies and the Ithaca City School District to increase awareness of available youth programs that would allow parents an opportunity to secure employment. MEDIUM-TERM (<8 YEARS) RECOMMENDATIONS 1. Continue to move operating expenses from borrowed capital funds to the City's GENERAL FUND. 2. Create a cost structure for shared services with surrounding municipalities where City taxpayers do not pay twice for services and facilities, such as TCAT, the 9-1-1 communications center, and the public library. 3. Become a regional partner in efforts to apply technology resulting from university research to the development of products and services that compete in a global marketplace. 4. Work with higher educational institutions to address possible changes in the industry in order to retain the economic benefits to the community of a thriving local higher education sector. 5. Work with higher educational institutions to provide training programs to develop advanced job skills. 6 COMMUNITY LIVABILITY RECOMMENDATIONS ONGOING RECOMMENDATIONS 1. Facilitate the development of more housing within the city. 2. Provide the required staffing levels and support services to ensure timely periodic inspections of existing housing. ($) 3. Actively pursue compliance with all applicable residential codes and maintenance standards for existing housing units. 4. Continue to utilize Federal funding and seek out additional sources of financial support for developing subsidized housing to meet the needs of low-and moderate- income residents and populations with special needs. S. Continue to seek alternative ways to fund municipal services. 6. Continue to provide information on the importance of historic preservation to neighborhood associations, individual property owners, local institutions, and other organizations. 7. Continue to designate resources identified as HISTORICALLY or ARCHITECTURALLY SIGNIFICANT. 8. Continue to annually notify owners of historic properties about the designated status of their property; local, State, and Federal incentive programs for preservation activities; and the Ithaca Landmarks Preservation Commission (ILPC) approval process. 9. Seek additional grant funding to conduct intensive-level surveys of historic resources, renovate City-owned historic resources, and improve and/or expand heritage tourism infrastructure. 10. Continue to incentivize private sector investment in historic preservation through the local tax abatement program. 11. Encourage and facilitate the use of State and Federal preservation tax incentive programs in development projects. 12.Use patterns of traditional design — including detailing, materiality, size, mass, form, rhythm and scale, which all enhance the sense of place within historic neighborhoods — to inform future development. 13.Work collaboratively across City departments and with community partners, including the Cornell Police and Ithaca College Public Safety, to improve public safety and prevent crime. 14. Provide community members with opportunities to openly discuss their concerns. 15. Continue efforts to educate residents on City ordinances, such as the exterior property maintenance and noise ordinances, to build stronger neighborhoods and relationships between permanent and student residents. 16. Offer volunteer opportunities for community members. COMMUNITY LIVABILITY RECOMMENDATIONS (CON'T) 17. Provide public safety personnel with all tools — including personnel, equipment, and training— necessary to meet city and regional public safety needs. ($) 18. Ensure all City staff have the resources they need to aid the community in times of crisis. ($) 19.Work cooperatively with other municipalities and non-governmental agencies to improve the efficiency and effectiveness of service. 20. Consider ongoing maintenance costs when planning for new infrastructure. 21. Continue to develop and implement innovative and self-supporting funding mechanisms to improve the city's physical infrastructure. 22. Continue to seek outside funding to support infrastructure needs. 23. Consider impacts of denser development on physical infrastructure and evaluate any impacts against the benefits that the development would provide. 24. Pursue new technology and innovative approaches to maintenance, construction, and deconstruction of physical infrastructure that improve efficiency, reduce costs, and minimize environmental impacts. 25. Continue regular meetings and communication with surrounding municipalities, New York State, and utility companies to coordinate construction projects. 26. Continue ongoing inter-departmental collaboration on public and private construction activities. 27. Maintain and enhance existing bicycle and pedestrian infrastructure. ($) 28. Continue to support and promote 2-1-1 services to city residents. 29. Support and expand the City employee wellness program. ($) SHORT-TERM(<2 YEARS) RECOMMENDATIONS 1. As part of Phase II of Plan Ithaca, prepare a housing strategy to identify specific ways to increase housing supply and decrease housing costs. ($) 2. Develop policies to mandate the inclusion of affordable units within new market- rate housing developments. 3. Explore ways to incentivize landlords to reduce rental housing costs. 4. Develop policies to proactively support appropriately located and designed affordable and/or special needs housing that meets an identified market demand. S. Explore policy options to increase the homeownership rate and help homeowners remain in their homes. 6. Allocate additional staff resources to historic preservation. ($) 7. Review and update the existing Reconnaissance Level Survey of Historic Resources to ensure that all resources that possess cultural or historical value are identified. 8. Collaborate with local, County and State governments, and other organizations to promote and expand heritage tourism opportunities. 8 COMMUNITY LIVABILITY RECOMMENDATIONS(CON'T) 7. Designate an Ithaca Landmarks Preservation Commission (ILPC) liaison to the Planning Board. 8. Promote appropriate rehabilitation of existing buildings to capture embodied energy and promote energy efficiency. 9. Collaborate with Tompkins County and/or other municipalities to explore the feasibility of a local CARBON TAX on demolitions or tax abatement incentives for reuses or rehabilitations. 10. Identify ways for residents and the police to work collaboratively on community safety, such as neighborhood watch programs. 11. Explore ways to create an independent and more effective Community Police Board. 12. Create a Community Action Team to focus on community policing and outreach. 13. Dedicate resources to ongoing educational and community-building programs. ($) 14. Implement a Downtown Outreach Coordinator program to provide needed social services on the streets in the city's core. 15. Investigate additional ways for the public to communicate in emergency situations. 16.Work with private property owners to provide emergency communication devices in private developments. 17. Create an interdepartmental geospatial inventory of City facilities and infrastructure. ($) 18. Establish a consolidated five-year CAPITAL IMPROVEMENT plan that prioritizes future investment. 19. Lobby New York State and Federal officials and lawmakers to increase public investment in infrastructure improvements and repair. 20. Encourage or, if possible, require private utilities to locate wires, cables, etc. underground. 21. Revise the telecommunications ordinance to reflect changes in technology. 22. Develop collaborative working relationships with private utility companies. 23. Reassess the current use and condition of City infrastructure and facilities to determine if some structures can be abandoned, deconstructed, demolished, sold, or consolidated. ($) 24. Explore strategies to improve coordination of construction activity, use of equipment, and other resources by City departments, New York State, Tompkins County,the Town of Ithaca, utility companies, and private developers. 25. Require that all above-ground publicly-funded infrastructure (except routine in- kind maintenance) receives design review. 26. Investigate extended hours and programming at City facilities to provide additional recreational opportunities for youth. ($) 9 COMMUNITY LIVABILITY RECOMMENDATIONS (CON'T) 27.Work with the Ithaca City School District and other community partners to create more programming and community spaces for youth. ($) 28.Work with TCAT to provide safe and convenient transportation to City parks and recreational facilities. ($) 29. Identify barriers to health and wellness, and work with community partners to eliminate those barriers. 30. Create guidelines for community use of public spaces to promote respectful treatment for all who use those spaces. 31. Provide information on City parks, trails, recreational facilities, and programs that is easily accessible to the community. MEDIUM-TERM (<8 YEARS) RECOMMENDATIONS 1. Investigate ways for major employers to help reduce housing costs for employees (through subsidies or other means). 2. Investigate options for tax assessments of community housing land trust properties in order to maintain affordability. 3. Review the zoning code and consider revisions to increase flexibility for residential development, while preserving desirable neighborhood characteristics. 4. Develop standards and guidelines for new development to promote compatible design. 5. Explore incentives to improve residential property maintenance in city neighborhoods. 6. Digitize historic resource inventory forms and publish information in a format that is easily accessible to the community. ($) 7. Improve property maintenance of deteriorated structures to deter crime, aid in emergency response, and enhance neighborhood character. 8. Support and enhance alternatives to incarceration for non-violent offenders, in collaboration with neighboring municipalities. 9. Work with the Ithaca City School District and other municipalities to provide emergency shelters and cooling centers. 10. Develop an asset management plan for City facilities and infrastructure to guide future investment and maintenance. ($) 11. Re-establish an ongoing maintenance program that is funded out of the City's operating budget. ($) 12. Reduce maintenance backlog and avoid future deferred maintenance. ($) 13. Provide adequate City staffing and training for all levels of construction and maintenance operations. ($) 10 COMMUNITY LIVABILITY RECOMMENDATIONS (CON'T) 14.Work to establish an adequate reserve fund to cover emergency repairs, regular maintenance, and ongoing infrastructure upgrades. ($) 15. Consider abandoning underutilized non-critical infrastructure. 16. Consider reducing the width of neighborhood streets,where appropriate,to reduce maintenance costs and provide additional green space. ($) 17. Continue to expand sidewalk, trail, and bike boulevard networks, including along the city's waterways and gorges. ($) 18. Provide seamless connections between the City's sidewalk,trail,and bike boulevard networks and those of adjacent municipalities. 19. Complete the draft Trails Master Plan. 20. Ensure there is a range of activities for all ages in City parks. ($) 21. Seek funding to clean up contamination where practicable. Where not immediately practicable,design creative solutions to eliminate exposure until cleanup can occur. LONG-TERM (>8 YEARS) RECOMMENDATIONS 1. Return dilapidated,vacant, and/or underutilized properties to productive use. 2. Fund municipal services in a way that fairly distributes the burden of their cost across all property owners, including tax-exempt properties, as a means of increasing affordability. 3. Erect signage within local historic districts and at individually-designated landmarks explaining their historic context and significance. ($) 4. Collaborate with preservation and education organizations to establish a preservation-trade certification program. 11 MOBILITY&TRANSPORTATION RECOMMENDATIONS ONGOING RECOMMENDATIONS 1. Consider the needs of pedestrians and cyclists in decisions concerning on-street parking. 2. Accommodate multiple modes of transportation in all public and private developments and maintenance projects. 3. Preserve existing rail, canal, and historic trolley rights of way for future transportation use. 4. Promote participation in public and private TRANSPORTATION DEMAND MANAGEMENT (TDM) programs. The City should work in partnership with the private sector to find mutually beneficial solutions to accommodate employee commuting and other transportation needs, including bicycles. 5. Advocate for the expansion of bus service and air travel to regional destinations and work with TCAT to coordinate local bus service with intercity schedules. 6. Improve the maintenance and design of the edges of arterial corridors to enhance the appearance of existing treelawns and sidewalks (or provide these, if missing), and to provide curb bump-outs and / or other facilities to enhance the attractiveness and safety of crossings. ($) 7. Use innovative technologies and design approaches in construction and maintenance activities. 8. Provide City staff with ongoing professional training and encourage them to monitor and implement new technologies and innovations in all areas of the transportation field. ($) 9. Collaborate with other agencies and municipalities to seek operational efficiencies and funding from State, Federal or other sources. 10. Continue to develop and implement innovative and self-supporting funding mechanisms to improve the transportation network, such as the Sidewalk Improvement Districts program. 11. Incorporate electric vehicle charging infrastructure into public facilities and private developments, as feasible. 12. Ensure that future City budgets increasingly reflect the transportation goals presented in this document by growing support for multiple transportation alternatives. 13. Support programs that improve conditions for walking and bicycling to school. 14.Work with community partners to develop and support educational programs and campaigns that address distracted driving and other safety issues. 15. Support educational programs that provide information about how the combined cost of housing and transportation varies with housing location. 12 MOBILITY&TRANSPORTATION RECOMMENDATIONS(CON'T) SHORT-TERM (<2 YEARS) RECOMMENDATIONS 1. Adopt complete streets principles as official City policy to ensure that Ithaca's streets are well-designed, interconnected, and provide safe and convenient accommodations for all modes of transportation. 2. Increase the City's level of funding, effort and focus on trail planning, maintenance, and construction. ($) 3. Minimize disruptions to pedestrians and cyclists from construction projects by requiring advance notice, signage and the maintenance of alternative routes during the entire construction period. 4. Create and adopt an official City map (with input from both engineering and planning standpoints) showing all planned future multi-modal transportation corridors and future street connections. S. Update environmental review procedures and documents to provide a balanced and measurable multi-modal analysis of transportation impacts. 6. Support TCAT's efforts to introduce INTELLIGENT TRANSPORTATION SYSTEMS technologies into the transit system. 7. In partnership with the NYS Department of Transportation, conduct a risk analysis of all steep approaches into the city to determine the most effective and feasible methods for improving safety of heavy trucks entering the city. Develop and adopt a plan for their implementation. 8. Establish a portal on the City website linking to all community transportation resources. MEDIUM-TERM (<8 YEARS) RECOMMENDATIONS 1. Provide adequate sidewalk width in the commercial core areas of the city, with particular attention to the central core of Collegetown and the areas surrounding the Ithaca Commons. ($) 2. Improve pedestrian lighting on public streets. ($) 3. Pursue opportunities to improve the intercity bus station. ($) 4. As part of Phase II of Plan Ithaca, complete, adopt and implement a City Transportation Plan that addresses at a minimum the following points: a. Establishment of a street typology based on land use, transportation needs, and impacts to neighborhoods. b. Identification of appropriate treatments (per complete streets standards) for each type of street to accommodate multiple modes, ensure long-term mobility, and protect the vitality of adjacent neighborhoods. c. Recommendations for low-volume streets that could be narrowed and transformed into living streets. 13 MOBILITY&TRANSPORTATION RECOMMENDATIONS(CON'T) 5. Develop multiple effective means of communication between the City, transportation partners and the public regarding transportation matters and concerns. ($) 6. Coordinate with the County and other community partners to implement the Tompkins County Wayfinding Plan. ($) LONG-TERM (>8 YEARS) RECOMMENDATIONS 1. Work with the Town of Ithaca and Ithaca Tompkins County Transportation Council (ITCTC)to (1) provide seamless bicycle and pedestrian linkages,such as continuous sidewalks between destinations in the two municipalities, and (2) secure transportation connections along the west City line, so that traffic heading to and from new development in the town has alternatives to Route 79. ($) 2. Introduce traffic calming measures as needed to promote safety and increase livability in city neighborhoods. ($) 3. Work with NYSDOT, the Ithaca Tompkins County Transportation Council (ITCTC), and other interested agencies to transform the Route 13 corridor— from the north end of its Fulton / Meadow split to its Fall Creek bridge — into a complete street/ urban boulevard (with sidewalks, street trees, bike lanes and safe pedestrian crossings) for the purpose of reconnecting areas of the city (e.g., the lakefront) that have been separated by this functionally limited-access stretch of highway; conduct a feasibility analysis for this transformation within five years. Consider the merits of adding a new intersection in the vicinity of Carpenter Business Park. ($) 4. Explore the feasibility of innovative transportation technologies — for example, a fixed-rail trolley system or hillside bicycle lift— in order to leverage future funding opportunities. Consider the potential tourism appeal of such technologies. ($) 14 NATURAL&CULTURAL RESOURCES RECOMMENDATIONS ONGOING RECOMMENDATIONS 1. Update designations of City parks and natural areas. 2. Seek grants and other outside funding to maintain and enhance City parks and natural areas. 3. Support implementation of the Stewart Park Rehabilitation Action Plan. 4. Continue to work with Cornell University, adjacent municipalities, private property owners, and community partners on: a. Preservation and enhancement of the gorges and surrounding areas b. Education of the public on safe and responsible use of the gorges. S. Explore ways to strategically expand the amount of both publicly- and privately- held green space. 6. Continue to dedicate City resources to arts, culture, and historic resources. ($) SHORT-TERM (<2 YEARS) RECOMMENDATIONS 1. Update the City's Parks Inventory and Tree Inventory. 2. Continue to work with property owners on a permanent easement for a trail connection through the properties to connect the South Hill Recreation Way and the Gateway Trail. 3. Identify trails that are appropriate for pedestrian use only due to environmentally- sensitive conditions. 4. Work with TCAT to provide safe and convenient transportation to City parks and recreational facilities. ($) S. Prepare and adopt a steep slopes ordinance that includes guidelines for any development on steep slopes. 6. Provide appropriate protections for Environmentally-Sensitive areas on the Future Land Use Map that lack such protections. 7. Implement a minimum green space requirement in residential neighborhoods throughout the city. 8. Publicize programming on cultural history and existing cultural resources in the local media. 9. Work with higher educational institutions and community partners to: a. Encourage Cornell University, Ithaca College, and Tompkins Cortland Community College to hold cultural events off campus. b. Create a comprehensive map of art installations, theaters, museums, and other cultural and historic institutions. c. Create a virtual events center where event planners can access documents and information. d. Maintain data on the economic importance of our cultural resources. 15 NATURAL&CULTURAL RESOURCES RECOMMENDATIONS (CON'T) 10.Utilize the City's communication tools to: a. Promote events, exhibits, cultural organizations and sites, and other opportunities within the community. b. Disseminate information about transportation options to and from community programs and events, particularly between the city and area campuses. 11.Work with TCAT to provide safe and convenient transportation to events,museums, theaters, and other cultural destinations. ($) MEDIUM-TERM (<H YEARS) RECOMMENDATIONS 1. As part of Phase II of Plan Ithaca, prepare a park system plan that addresses at a minimum the following points: ($) a. Management and maintenance of City parks. b. Establishing clear guidelines for designating City property as a park. c. Identification of areas that lack proximity and access to parks. d. Analysis of existing park facilities for underutilization and possible substitution and relocation. 2. As part of Phase II of Plan Ithaca, prepare a management plan for the City's natural areas that addresses at a minimum the following points: ($) a. Management and maintenance of City natural areas. b. Establishing clear guidelines for designating City property as a natural area. 3. Re-examine the City's organizational structure for parks, natural areas, and recreational facilities,with the following considerations: a. Funding and operations, including potential regional funding, where appropriate. b. Creation of a central Parks, Recreation, & Natural Areas Department. c. Consolidation of advisory boards. d. Dedication of staff resources to the maintenance of natural areas and stream corridors. 4. Complete the draft Trails Master Plan. 5. Continue to work with the Town of Ithaca to complete the City's portion of the Black Diamond Trail. ($) 6. Enhance connectivity between the gorges, parks, natural areas, and other areas of the city by creating a green space network that links these resources. ($) 7. Create signage and other visually informative displays —including implementation of City elements of the Tompkins County Wayfinding Plan — to both facilitate wayfinding and promote its parks, trails, and natural areas to an even wider audience. ($) 16 NATURAL&CULTURAL RESOURCES RECOMMENDATIONS (CON'T) 8. Strengthen protection mechanisms for the Six Mile Creek, Cascadilla Creek, and lower Fall Creek stream corridors. 9. Create signage and other visually-informative displays—including implementation of City elements of the Tompkins County Wayfinding Plan — to both facilitate wayfinding and promote its cultural resources to an even wider audience. LONG-TERM (>8 YEARS) RECOMMENDATIONS 1. Explore opportunities for enhancing public access to the waterfront including: a. Providing more opportunities for swimming in Cayuga Lake by exploring all practical possibilities within the city and working with neighboring municipalities to explore options outside of the city. b. Creating a public boating center with meeting space, events, restrooms, and boat rentals. c. Considering creation of a boardwalk to the lighthouse beyond Newman Golf Course and the Cornell Biological Field Station. d. Considering possible DESTINATION USES on the waterfront. e. Working with Tompkins County to fund the implementation of the Blueway Trail network on Cayuga Lake. 17 SUSTAINABLE ENERGY,WATER,&FOOD SYSTEMS RECOMMENDATIONS ONGOING RECOMMENDATIONS 1. Promote educational programs for residents, businesses, and City staff about energy-related issues and resources, such as economic incentives, water conservation,waste reduction, and energy efficiency. 2. Advocate for building energy upgrades at private facilities. 3. Seek funding opportunities to support renewable energy systems, higher energy efficiency, and energy conservation in City facilities. 4. Encourage appropriate local ALTERNATIVE FUELS use and production. 5. Identify potential energy resources in the City's waste stream. 6. Pursue resource-sharing, recycling, re-use, and conservation to reduce the energy used collecting and processing waste. 7. Promote innovative shared community access to products and services, through renting, lending, swapping, and bartering 8. Play a leadership role in long-term, collaborative,and intermunicipal approaches to protect Cayuga Lake and the local watershed. 9. Partner with State and local agencies to develop a long-term dredging strategy for appropriate City waterways, including rehabilitating the Flood Control Channel and performing regular dam maintenance. 10.Work with community partners to educate the public about watershed-protection measures (e.g., illustrate how daily choices and routines affect water quality). 11. Preserve green space and other natural systems (stream corridors, detention ponds, wetlands, etc.) that enhance water quality and quantity. 12. Maintain the City's stormwater user fee to provide reliable funding and oversight for stormwater infrastructure maintenance and improvements,stormwater run-off reduction incentives, soil erosion prevention, water-quality programs, demonstration projects, dredging, floodplain management, and enforcement of related ordinances. 13. Discourage new construction of impervious surfaces and encourage conversion of existing impervious surfaces into pervious surfaces or landscaping. 14.Allow and encourage the location of farmers' markets and small food markets providing wholesome and healthy food throughout the city. 15. Promote community gardening sites, harvesting systems, and EDIBLE LANDSCAPES in all neighborhoods. 16. Encourage multi-unit housing owners and developers to set aside land for community gardens. 17. Promote safe and appropriate use of wasted organic resources. 18. Focus City economic development efforts on attracting food-production and food- processing enterprises,where appropriate. 18 SUSTAINABLE ENERGY,WATER,&FOOD SYSTEMS RECOMMENDATIONS (CON'T) SHORT-TERM (<2 YEARS) RECOMMENDATIONS 1. Establish a permanent City sustainability staff position(s) to coordinate the City's sustainability-related initiatives. ($) 2. Develop priorities for upgrading City facilities and infrastructure in accordance with the City of Ithaca Energy Action Plan 2012-2016. 3. Collaborate with Tompkins County and/or local municipalities to explore: a. Required disclosures of energy use for all properties. b. Required annual ENERGY BENCHMARxING for large buildings in accordance with regional sustainability goals. c. The feasibility of a local CARBON TAX. 4. Remove barriers to building energy upgrades, including solar access, in the City Code. S. Educate the public about the relationship between local energy and water conservation. 6. Support completion of the updated Cayuga Lake Watershed Restoration & Protection Plan and collaborate with community-based water-monitoring groups and other municipalities to implement it. 7. As part of Phase 11 of Plan Ithaca, develop a City floodplain management program that addresses at a minimum the following points: a. A method for determining whether flood-prone areas should be rebuilt or repurposed after a major flood. b. Harmonization with flood-related portions of the Tompkins County Multi- Jurisdictional All-Hazards Mitigation Plan. c. Changes to the National Flood Insurance Program (NFIP). 8. Prioritize areas to be protected from development and to serve as buffers to absorb stormwater run-off, filter pollutants, and preserve wildlife habitats. 9. Adopt and implement comprehensive strategies to aggressively reduce the water consumption of City operations and to encourage private water conservation. 10. Fund a stormwater study to identify the areas in the city most vulnerable to stormwater run-off. ($) 11. Collaborate with TCAT to establish a regular shuttle to the Ithaca Farmers' Market and provide convenient service to local grocery stores. 12. Identify and remove impediments in the City Code to community gardens, shared projects, and other urban agriculture projects. 13.Advocate for the use of soil contamination testing and remediation procedures for community gardens and similar projects and require testing and remediation for sites on City property. 19 SUSTAINABLE ENERGY,WATER,&FOOD SYSTEMS RECOMMENDATIONS (CON'T) 14. Identify and remove zoning barriers to establishing food-production and food- processing enterprises in the city,where appropriate. MEDIUM-TERM (<8 YEARS) RECOMMENDATIONS 1. Enact more stringent local energy codes based on standards for new and existing buildings and voluntary certification programs. 2. Identify ways to minimize any negative impacts to the city resulting from upstream development located in neighboring municipalities. 3. Collaborate with Tompkins County to explore allowing appropriate GRAYWATER and rainwater use in buildings. 4. Collaborate with community partners to develop a long-term strategy for regularly maintaining community gardens and similar projects with strong community participation. LONG-TERM (>8 YEARS) RECOMMENDATIONS 1. Investigate ways to diversify and strengthen our local power grid through City- owned renewable energy systems including wind and hydropower, local energy production, and DISTRICT ENERGY SYSTEMS. ($) 20