Loading...
HomeMy WebLinkAbout07-28-15 Planning and Development Board Meeting AgendaCITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Division of Planning & Economic Development JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558   NOTICE OF MEETING      APPLICANT OVERHEAD PROJECTOR NOTE:   The City only has a VGA plug/cable  available to connect to our overhead  projector.  If you need to connect another  way, you will need to provide your own  ADAPTOR.  (Macs & many newer, lighter  laptops may not have a VGA port.)  If you have a disability & would like specific  accommodation to participate,    please contact the City Clerk at 274‐6570 by  12:00 p.m., the day before the meeting. The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JULY 28TH, 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  with a scheduled Public Hearing below, you are encouraged to speak at that time)  6:01 3.  Subdivision Review  6:10   Project: Minor Subdivision    Location: 106 & 108 Madison St., Tax Parcel 34.‐1‐10    Applicant: Sharon Corbitt    Actions: ˆ Declaration of Lead Agency  ˆ  PUBLIC HEARING  ˆ Determination of Environmental  Significance  ˆ 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: ˆ PUBLIC HEARING  ˆ Determination of Environmental Significance  ˆ 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.  “An Equal Opportunity Employer with a commitment to workforce diversification.” 2  B. Project: Building & Vehicle Display Expansion 6:40   Location: 308‐318 Elmira Rd.    Applicant: Tom Schickel Architecture for Maguire Family Enterprises     Actions: ˆ PUBLIC HEARING  ˆ Determination of Environmental Significance  ˆ Recommendation to BZA  ˆ 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    Actions: ˆ PUBLIC HEARING  ˆ Determination of Environmental Significance  ˆ Consideration of  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: ˆ 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.” 3  E. Project: Four Multi Family Dwellings ― “Pocket Neighborhood” 7:50   Location: 215‐221 Spencer St.    Applicant: Noah Demarest for PPM Homes     Actions: ˆ PUBLIC HEARING  ˆ 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: ˆ Declaration of Lead Agency  ˆCEQR 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: ˆ Declaration of Lead Agency  ˆ 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     5. 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        7. Reports     A.  Planning Board Chair (verbal)  10:30  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.cityofithaca.org/354/Planning‐Development‐Board.  “An Equal Opportunity Employer with a commitment to workforce diversification.” 4 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.-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: 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.-1-10, by owner, Sharon Corbitt. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 0 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- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site?  Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any): 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 forms (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- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)?  Yes No Developable area of site contains protected water body.  Yes  No Dredging more than 100 cubic yards of material from channel of protected stream.  Yes  No Extension of utility distribution facilities through protected water body.  Yes No Construction in designated freshwater wetland.  Yes No Other impacts (if any):  Yes No 4. Will project affect any non-protected existing or new body of water?  Yes  No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area.  Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area.  Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet?  Yes No Other impacts (if any): The project is contiguous to an unnamed drainage ditch.  Yes No 2 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- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality?  Yes No Project will require discharge permit.  Yes No Project requires use of source of water that does not have approval to serve proposed project.  Yes No Construction or operation causing any contamination of a public water supply system.  Yes No Project will adversely affect groundwater.  Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity.  Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute.  Yes  No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions.  Yes  No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons.  Yes No Other impacts (if any): A portion of the project is in the 100-year floodplain.  Yes No 3 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- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff?  Yes No Project would impede floodwater flows.  Yes No Project is likely to cause substantial erosion.  Yes No Project is incompatible with existing drainage patterns.  Yes No Other impacts (if any): Project requires a Basic SWPPP.  Yes No IMPACT ON AIR 7. Will project affect air quality?  Yes  No Project will induce 500 or more vehicle trips in any 8-hour period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any): Construction Impacts ― there will be a waiting period between grading and construction to allow for soil consolidation.  Yes No 4 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- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species?  Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site.  Yes No Removal of any portion of a critical or significant wildlife habitat.  Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes.  Yes No Other impacts (if any):  Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species?  Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species.  Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation.  Yes No Other impacts (if any): Vegetation to be removed along drainage ditch.  Yes No 5 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- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community?  Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural.  Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource.  Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area.  Yes No Other impacts (if any):  Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance?  Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places.  Yes No Any impact to an archaeological site or fossil bed located within the project site.  Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district.  Yes No Other impacts (if any):  Yes No 6 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 222 Elmira Rd. ― Retail Expansion Date Created: 7/15/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities?  Yes  No The permanent foreclosure of a future recreational opportunity.  Yes No A major reduction of an open space important to the community.  Yes No Other impacts (if any):  Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency?  Yes No Proposed action to locate within a UNA or CEA?  Yes No Proposed action will result in reduction in the quality of the resource.  Yes No Proposed action will impact use, function, or enjoyment of the resource.  Yes No Other impacts (if any):  Yes No 7 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 222 Elmira Rd. ― Retail Expansion Date Created: 7/15/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts: 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 causing greater than 5% increase in any form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No 8 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 222 Elmira Rd. ― Retail Expansion Date Created: 7/15/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any): Construction impacts only.  Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety?  Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission.  Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.)  Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes.  Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases).  Yes No 9 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 222 Elmira Rd. ― Retail Expansion Date Created: 7/15/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel.  Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet.  Yes No Other impacts (if any):  Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community?  Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population.  Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action.  Yes No Proposed action will conflict with officially adopted plans or goals. Requires an Area Variance.  Yes No Proposed action will cause a change in the density of land use.  Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community.  Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.)  Yes No Proposed action will set an important precedent for future actions.  Yes No Proposed action will relocate 15 or more employees in one or more businesses.  Yes No 10 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 222 Elmira Rd. ― Retail Expansion Date Created: 7/15/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any):  Yes No 19. Is there public controversy concerning the proposed action?  Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM ― Part III    Project Name: Retail Expansion ― 222 Elmira Road  Date Created: 7/15/15 | 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 (C102),” “Utility Plan (C103),” “Grading and Drainage Plan (C104),” dated 6/30/15 and prepared by T.G. Miler, P.C., and “Patio Plan (C1.01),” “Exterior Elevations (A2.00),” and “Concept Views (PR1.1),” 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 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site?  Yes  No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any):  Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)?  Yes No Specific land forms (if any):  Yes No 1 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)?  Yes No Developable area of site contains protected water body.  Yes  No Dredging more than 100 cubic yards of material from channel of protected stream.  Yes  No Extension of utility distribution facilities through protected water body.  Yes No Construction in designated freshwater wetland.  Yes No Other impacts (if any):  Yes No 4. Will project affect any non-protected existing or new body of water?  Yes  No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area.  Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area.  Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet?  Yes No Other impacts (if any):  Yes No 2 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality?  Yes No Project will require discharge permit.  Yes No Project requires use of source of water that does not have approval to serve proposed project.  Yes No Construction or operation causing any contamination of a public water supply system.  Yes No Project will adversely affect groundwater.  Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity.  Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute.  Yes  No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions.  Yes  No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons.  Yes No Other impacts (if any): Project is under review by City Stormwater Management Officer  Yes No 3 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 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff?  Yes No Project would impede floodwater flows.  Yes No Project is likely to cause substantial erosion.  Yes No Project is incompatible with existing drainage patterns.  Yes No Other impacts (if any): Requires a State Pollutant Discharge Elimination System (SPDES) permit ― stormwater managements is under review by the City Stormwater Management Officer.  Yes No IMPACT ON AIR 7. Will project affect air quality?  Yes  No Project will induce 500 or more vehicle trips in any 8-hour period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any):  Yes No 4 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species?  Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site.  Yes No Removal of any portion of a critical or significant wildlife habitat.  Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes.  Yes No Other impacts (if any):  Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species?  Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species.  Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation.  Yes No Other impacts (if any):  Yes No 5 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community?  Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural.  Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource.  Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area.  Yes No Other impacts (if any):  Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance?  Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places.  Yes No Any impact to an archaeological site or fossil bed located within the project site.  Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district.  Yes No Other impacts (if any):  Yes No 6 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities?  Yes  No The permanent foreclosure of a future recreational opportunity.  Yes No A major reduction of an open space important to the community.  Yes No Other impacts (if any):  Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency?  Yes No Proposed action to locate within a UNA or CEA?  Yes No Proposed action will result in reduction in the quality of the resource.  Yes No Proposed action will impact use, function, or enjoyment of the resource.  Yes No Other impacts (if any):  Yes No 7 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts: 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 causing greater than 5% increase in any form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No 8 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any):  Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety?  Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission.  Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.)  Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes.  Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases).  Yes No 9 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel.  Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet.  Yes No Other impacts (if any):  Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community?  Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population.  Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action.  Yes No Proposed action will conflict with officially adopted plans or goals. Requires an Area Variance.  Yes No Proposed action will cause a change in the density of land use.  Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community.  Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.)  Yes No Proposed action will set an important precedent for future actions.  Yes No Proposed action will relocate 15 or more employees in one or more businesses.  Yes No 10 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Maguire Fiat ― 308-318 Elmira Rd. Date Created: 5/5/15 | Updated: 7/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any):  Yes No 19. Is there public controversy concerning the proposed action?  Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 PROPOSED RESOLUTION 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 Page 1 of 3 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 | 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 2 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 façades 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 3 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   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 (AI),” 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 (L0),” “Demolition Plan (L1)”, “Site Layout and Planting Plan (L2),” “Grading Plan (L3),” “Utilities Plan (L4),” “Site Details (L5),” “Site Section (L6),” “Floor Plans (A1),” 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 façades 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. 111 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.C and dated 2/25/15; “Utility Demolition Plan (C101 & C102),” “Utility Plan (C103 & C104),” “South Side Rendering (L001),” “North Side Rendering (L001),” “Demo Plan (L101 & L102),” “Layout Plan (L201 & L202),” “Grading Plan L301 & L302),” “Planting Plan (L401 & L402),” “Site Details (L501),” “Ground Floor Plan (A101),” “2nd-7th 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 Thru Elevation South (A207),” and “Drive Thru Elevation West (A208),” all dated May 12, 2015; and “Street Corner Perspectives,” “Street Elevations,” “Headquarters Perspective,” and “Drive Thru 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 Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 101 Ithaca, New York 14850 ph: 607.277.1400 www.twla.com 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 2 of 2 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 C O N S T R U C T I O N S T A G I N G O N A D J A C E N T V A C A N T S I T E R E D E V E L O P M E N T S I T E C O N S T R U C T I O N S T A G I N G I N P U B L I C R I G H T O F W A Y A C C E S S T O C O N S T R U C T I O N S T A G I N G A R E A P A R C E L # 2 3 8 CONSTRUCTION STAG I N G P L A N f o r 2 0 9 - 2 1 5 D R Y D E N R D C O L L E G E T O W N D E V E L O P M E N T P R O J E C T 0 7 / 2 3 / 2 0 1 5 0' 10 ' 20 ' 30 ' Prepared by: Trowbridge Wolf M i c h a e l s L a n d s c a p e A r c h i t e c t s , L L P Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la 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 wi th 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 2 of 2  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 Avenu e 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. 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 Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 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 23rd 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 city’s primary residential buildings, but one of its most lively commercial buildings as well. Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 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, Scott Whitham SKETCH PLAN - SUPPLEMENTAL SUBMISSION: JULY 23, 2015 STATE STREET TRIANGLE NEW RESIDENCES IN DOWNTOWN, ITHACA STATE STREET TRIANGLE SITE PLAN SCALE- 1:40 July 23, 2015 Page 2 STATE STREET TRIANGLE Ithaca, NY PROPOSED SITE PLAN 1”=40’-0” Page 3 July 23, 2015 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING: NORTH ELEVATION 1”=20’-0” July 23, 2015 Page 4 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING: WEST ELEVATION 1”=20’-0” Page 5 July 23, 2015 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING: SOUTH ELEVATION 1”=20’-0” July 23, 2015 Page 6 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING: EAST ELEVATION 1”=20’-0” Page 7 July 23, 2015 STATE STREET TRIANGLE Ithaca, NY EXISTING PROJECT PERSPECTIVE VIEW FROM COMMONS LOOKING SOUTHEAST July 23, 2015 Page 8 STATE STREET TRIANGLE Ithaca, NY EXISTING PROJECT PERSPECTIVE VIEW FROM COMMONS LOOKING SOUTHEAST 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 MLK 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 MLK Jr. Street, the curb line is shifted north into the eastbound travel lane creating three parallel parking spaces on the northwest corner of the MLK 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 MLK 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. 3495 Winton Place Building E, Suite 110 Rochester, NY 14623 phone 585.272.4660 fax 585.272.4662 Re: State Street Triangle, City of Ithaca, NY July 20, 2015 Assessment of Conceptual Intersection Improvement Plan Page 2 of 2 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 S:\Projects\2015\35027 Cornell Residental Mixed Use State St\Report\State Street Triangle Aurora.State Letter 07.20.15.docx ATTACHMENT July 20, 2015 Letter to Mr. Tim Logue Proposed State Street Triangle City of Ithaca Tompkins County, New York 3495 Winton Place Building E, Suite 110 Rochester, NY 14623 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 Re: Zoning Appeal 2991: 416­418 E. State St. (Rosenblum)  23 July 2015  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.oxfordjournals.org/content/68/1/243.full    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.html    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.html    (7) http://tucson.com/news/business/downtown‐bar‐owners‐want‐tucson‐to‐allow‐more‐noise‐but/article_087e0fbf‐ d836‐5e07‐9497‐256800b515ca.html    (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.phy‐astr.gsu.edu/hbase/acoustic/invsqs.html      Tompkins County DEPARTMENT OFPLANNING 121 East Court Street Ithaca,New York 14850 Edward Co Marx,AICP Commissioner of Planning July 17,2015 Charles Pyott,Office Assistant Department of Planning and Development City of Ithaca 108 East GreenStreet Ithaca,NY14850 Telephone (607)274-5560 Fax (607)274-5578 Re : Action: Review Pursuant to§239-I and -mof the New York State General Municipal Law Area Variance for proposed mixed use building at 416-418 E.State Street,City oflthaca 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 bythe Tompkins County Planning Department pursuant to§239-Iand-m of the New York State General Municipal Law.The Department has reviewed the proposal,as submitted,andhas 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 forthis proposal will require thevote 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 inan area that presents a significant potential pedestrian risk.Wealso note that the proposed on -site parking could encourage,if not require,backing onto State Street inan area with very heavy traffic.This should be avoided .Together,these two factors would posea safety concern on this busy State highway route. •Also,the shared parking plandoesnot appear to comply with the500foot "distancefrom use" requirement as noted inthe City's off street parking requirements.§325-20D(4)(d)states thatsuch distance should be measured "following and along the pedestrianway that connects the off-site parking area totheuse ."If measured along the actual route thata pedestrian would need to follow fromthe parking area tothe proposed business the distance greatly exceeds the maximum allowed. Please inform us of your decision so that wecanmakeita part of the record. Sincerely, Edward C.Marx,AICP Commissioner of Planning Cc:Stan Birchenough,NYSDOT Region 3 Inclusion tfirougfi (])i<versity 1 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. 2 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. 5. 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 (<8 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. ($) 3 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 (<8 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. 4 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. 5. 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. 5 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.1 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. 6 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. 7 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. 5. 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. 8 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. 5. Explore policy options to increase the homeownership rate and help homeowners remain in their homes. 6. Allocate additional staff resources to historic preservation. ($) 7. Review and update the existing Reconnaissance Level Survey of Historic Resources to ensure that all resources that possess cultural or historical value are identified. 8. Collaborate with local, County and State governments, and other organizations to promote and expand heritage tourism opportunities. 9 COMMUNITY LIVABILITY RECOMMENDATIONS (CON’T) 7. Designate an Ithaca Landmarks Preservation Commission (ILPC) liaison to the Planning Board. 8. Promote appropriate rehabilitation of existing buildings to capture embodied energy and promote energy efficiency. 9. Collaborate with Tompkins County and/or other municipalities to explore the feasibility of a local CARBON TAX on demolitions or tax abatement incentives for reuses or rehabilitations. 10. Identify ways for residents and the police to work collaboratively on community safety, such as neighborhood watch programs. 11. Explore ways to create an independent and more effective Community Police Board. 12. Create a Community Action Team to focus on community policing and outreach. 13. Dedicate resources to ongoing educational and community-building programs. ($) 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. ($) 10 COMMUNITY LIVABILITY RECOMMENDATIONS (CON’T) 27. Work with the Ithaca City School District and other community partners to create more programming and community spaces for youth. ($) 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. ($) 13. Provide adequate City staffing and training for all levels of construction and maintenance operations. ($) 11 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. 12 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. 13 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. ($) 3. Minimize disruptions to pedestrians and cyclists from construction projects by requiring advance notice, signage and the maintenance of alternative routes during the entire construction period. 4. Create and adopt an official City map (with input from both engineering and planning standpoints) showing all planned future multi-modal transportation corridors and future street connections. 5. Update environmental review procedures and documents to provide a balanced and measurable multi-modal analysis of transportation impacts. 6. Support TCAT’s efforts to introduce INTELLIGENT TRANSPORTATION SYSTEMS technologies into the transit system. 7. In partnership with the NYS Department of Transportation, conduct a risk analysis of all steep approaches into the city to determine the most effective and feasible methods for improving safety of heavy trucks entering the city. Develop and adopt a plan for their implementation. 8. Establish a portal on the City website linking to all community transportation resources. MEDIUM-TERM (<8 YEARS) RECOMMENDATIONS 1. Provide adequate sidewalk width in the commercial core areas of the city, with particular attention to the central core of Collegetown and the areas surrounding the Ithaca Commons. ($) 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. 14 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. ($) 4. Explore the feasibility of innovative transportation technologies — for example, a fixed-rail trolley system or hillside bicycle lift — in order to leverage future funding opportunities. Consider the potential tourism appeal of such technologies. ($) 15 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. 5. 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. ($) SHORT-TERM (<2 YEARS) RECOMMENDATIONS 1. Update the City’s Parks Inventory and Tree Inventory. 2. Continue to work with property owners on a permanent easement for a trail connection through the properties to connect the South Hill Recreation Way and the Gateway Trail. 3. Identify trails that are appropriate for pedestrian use only due to environmentally- sensitive conditions. 4. Work with TCAT to provide safe and convenient transportation to City parks and recreational facilities. ($) 5. 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. 16 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. ($) MEDIUM-TERM (<8 YEARS) RECOMMENDATIONS 1. As part of Phase II of Plan Ithaca, prepare a park system plan that addresses at a minimum the following points: ($) 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. ($) 7. Create signage and other visually informative displays — including implementation of City elements of the Tompkins County Wayfinding Plan — to both facilitate wayfinding and promote its parks, trails, and natural areas to an even wider audience. ($) 17 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. 18 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. 19 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. ($) 2. Develop priorities for upgrading City facilities and infrastructure in accordance with the City of Ithaca Energy Action Plan 2012-2016. 3. Collaborate with Tompkins County and/or local municipalities to explore: a. Required disclosures of energy use for all properties. b. Required annual ENERGY BENCHMARKING for large buildings in accordance with regional sustainability goals. c. The feasibility of a local CARBON TAX. 4. Remove barriers to building energy upgrades, including solar access, in the City Code. 5. Educate the public about the relationship between local energy and water conservation. 6. Support completion of the updated Cayuga Lake Watershed Restoration & Protection Plan and collaborate with community-based water-monitoring groups and other municipalities to implement it. 7. As part of Phase II of Plan Ithaca, develop a City floodplain management program that addresses at a minimum the following points: a. A method for determining whether flood-prone areas should be rebuilt or repurposed after a major flood. b. Harmonization with flood-related portions of the Tompkins County Multi- Jurisdictional All-Hazards Mitigation Plan. c. Changes to the National Flood Insurance Program (NFIP). 8. Prioritize areas to be protected from development and to serve as buffers to absorb stormwater run-off, filter pollutants, and preserve wildlife habitats. 9. Adopt and implement comprehensive strategies to aggressively reduce the water consumption of City operations and to encourage private water conservation. 10. Fund a stormwater study to identify the areas in the city most vulnerable to stormwater run-off. ($) 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. 20 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. ($)