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HomeMy WebLinkAbout07-22-14 Planning and Development Board Meeting Agenda CITY OF ITHACA O C� 108 E.Green Street—3rd Floor Ithaca,New York 14850-5690 `+"�" 9 DEPARTMENT OF PLANNING,BUILDING,ZONING,&ECONOMIC DEVELOPMENT DIVISION OF PLANNING&ECONOMIC DEVELOPMENT JOANN CORNISH,DIRECTOR OF PLANNING&ECONOMIC DEVELOPMENT ✓y�; . ,��`e PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT �-PP4RAj��%{ Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 E-Mail: dgrunder@cityofithaca.org Fax: 607-274-6558 E-Mail: iura@cityofithaca.org Fax: 607-274-6558 NOTICE OF MEETING The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. On JULY 22ND, 2014 In COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. 1. Agenda Review APPLICANT OVERHEAD PROJECTOR NEEDS: 2. Privilege of the Floor(3-minute maximum per person) The City only has a VGA plug/cable available to connect to our overhead projector. If you 3. Subdivisions need to connect another way,you will need to provide your own ADAPTOR. (Macs&many A. Minor Subdivision newer,lighter laptops may not have a VGA port.) Location: 115 Campbell Ave. (Tax Parcel #32.-2-11) Applicant: Bob & Florence Flumerfelt Anticipated Board Action(s): Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, &Consideration of Subdivision Approval Project Description: The applicant is proposing to subdivide the 0.076-acre parcel into two parcels: Lot A, measuring 0.43 acres (18,707 SF) with 91.7 feet of frontage on Campbell Ave.; and Lot B, measuring 0.34 acres (14,810 SF) with 110 feet of street frontage on Campbell Ave. and containing an existing home. The parcel has a current Area Variance. The property is in the R-1a Zoning District, which requires a minimum lot size of 10,000 SF, minimum street frontage of 75 feet, and minimum front, side, and rear yards of 25%, 10%, and 25% or 50 feet but not less than 20 feet, respectively. The parcel was consolidated in 2010, and the owners wish to subdivide into the original lots before consolidation. This is an Unlisted Action under both 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. Stone Quarry Apartments Location: 400 Spencer Rd. Applicant: Ithaca Neighborhood Housing Services (INHS) Anticipated Board Action(s) in July: Consideration of Approval of Proposed Changes& Conditions Description of Action: The applicant received Site Plan Approval with conditions in November 2012. Funding is now in place for the project. The applicant is seeking approval for changes to the approved site plan regarding building fagades, internal circulation, and grading. B. Seneca Way Signage C. Coltivare Signage&Conditions D. Maguire Imports Vehicle Display Lot Location: 358 &370 Elmira Rd. Applicant: Schickel Architecture for Maguire Family Limited Partnership Anticipated Board Action(s): Determination of Environmental Significance and Consideration of Preliminary& Final Approval Project Description: The applicant is proposing to expand the existing vehicle display and service lots, pave the existing 183-space employee parking lot, add nine tree islands, a bio-retention area and additional plantings throughout the site- to include replacing dead or dying plant material. The project will increase parking by 185 spaces, from 664 to 849, on the 10-acre site. Site development requires removal of approximately 1.5 acres of vegetation — on one acre of which, trees were removed prior to filing for permits and approvals. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176- 4 B.(1)(d) and B.(2), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. The site is within the SW-2 Zoning District and requires a Full Storm Water Pollution Prevention Plan. E. Carey Building Renovations&Addition Location: 314-320 E. State St. Applicant: Carey Building Associates Anticipated Board Action(s): Determination of Environmental Significance & Recommendation to BZA Project Description: The applicant proposes to add 5 floors to the existing 2-story building. The addition will have approximately 3,600 SF of office space on the 3rd floor and 14-16 micro-apartments on the 4th and 5th floors. Design plans call for stepping the building back and providing 2-3 larger units on the 61h and 7th floors. The owner intends to retain retail use on the 1st floor and renovate the 2nd floor for office space, and to provide a new entrance on the north fagade of the building. The proposed building includes outdoor terraces on the 3rd and 6th floors. The project is in the CDB-60 and CDB-100 Zoning Districts, and requires an Area Variance for height. This is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(h) and B.(1)(k), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject to environmental review. F. Cornell Health Services Facility Location: Cornell University Campus Applicant: John Keefe for Cornell University Anticipated Board Action(s): Determination of Environmental Significance &Consideration of Preliminary Approval Project Description: The applicant proposes to build two additions to the existing building for a total expansion of 73,600 SF. One addition will be a 4-story, 55,000-SF building facing Campus Road and connected to the two wings of the health center. The second addition will be 18,600 SF on the northeast corner of the existing building. The project also includes construction of a new entrance on Ho Plaza and internal renovations. Site development includes a revised drive off Campus Road, landscaping, site amenities, and utility improvements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(b) and (n), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. The project requires a Storm Water Pollution Prevention Plan. 2 "An Equal Opportunity Employer with a commitment to workforce divernfication." G. 323 Taughannock Blvd. Mixed-Use Project Location: 323 Taughannock Blvd. Applicant: Steve Flash Anticipated Board Action(s): Declaration Lead Agency Project Description: The applicant proposes to redevelop the 10,592-SF parcel, which currently contains a vacant 1-story building (formerly known as the Tradewinds Lounge) and approximately 10 surface-parking spaces. The proposal is to develop a new 3-story mixed-use building with ground-floor office space, bike storage, 18 covered parking spaces, and 20 1- and 2-bedroom market-rate residential apartments on the 2nd and 3td floors. Site amenities include a rooftop terrace, a publicly-accessible pedestrian promenade contiguous to the Old Cayuga Inlet, lighting, signage, landscaping, and site furnishings. The applicant also proposes to make changes to the adjacent City parking lot in front of the building to allow better ingress and egress, provide 4 additional City-owned parking spaces (9 total), a public sidewalk directly in front of the building, and 2 planting islands with large shade trees. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 13.(1)(h)[2) and 13.(1)(k), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. This project will require approval from the Department of Public Works, for modification to the parking lot, the NYS Department of Environmental Conservation, and the NYS Canal Corporation. H. Dryden South Mixed-Use/Apartments Location: 205 Dryden Rd. Applicant: Jagat Sharma for Pat Kraft Anticipated Board Action(s): Declaration of Lead Agency& Determination of Environmental Significance Project Description: The applicant proposes to demolish the existing wood-frame structure and construct a 64' six-story, plus basement, mixed-use building with a footprint of 3,655 SF. The bottom floor will have 2,112 SF of retail space to be occupied by the business currently on site. The upper five floors will have two four- bedroom apartments per floor, for a total of 10 apartments and 40 bedrooms/occupants. The building includes an inner court for light and ventilation, located on the west side of the building. Building construction will require a steel-pile foundation system. The project site is in the M-U2 Zoning District. In compliance with district regulations,the building is set back 5 feet from the front property line. 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. The project requires Design Review. I. Collegetown Crossing— Mixed-Use Location: 307 College Ave. Applicant: Jagat Sharma for Josh Lower Anticipated Board Action(s): Declaration of Lead Agency Project Description: The applicant proposes to construct a new mixed-use building (with an 8.600 SF footprint) on the 0.285-acre parcel. The building will contain 4,202 SF of commercial space and resident entrances on the ground floor and a mix of unit sizes on the 2nd through 6`h floors. There will be a total of 46 apartments and 96 residents. The existing three-story wood-frame multiple-dwelling unit on Linden Avenue will be retained; however,the back and side porches will be removed. This structure contains three units with 10 bedrooms, bringing the total number of units proposed on the parcel to 40, and the total number of residents to 106. The project site traverses the block with frontage on both College and Linden Avenues and is within both the MU-2 and the CR-4 Zoning Districts. The new building steps down to four stories in the CR-4 Zoning District. The project includes a public cross-block walkway and a bus shelter. Building construction will require a steel pile foundation system. The existing 15 parking spaces currently on the site will be removed. 3 "An Equal Opportunity Employer with a commitment to workforce divernfication." Parking for portions of the project within the CR-4 Zoning District will require either 1) a variance, or 2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Demand Management (TDM) Plan approved by the Planning Board. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(k.) and an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. The project requires Design Review. J. 330 College Ave.,Jagat Sharma—Sketch Plan K. Dryden Rd./College Ave. Royal Palms Block—Sketch Plan 5. Zoning Appeals Review • #2949,314-320 E.State St. (Carey Building),Area Variance • #2950, 102 E. Clinton St. (Coltivare),Sign Variance • #2951, 121 Cascadilla St.,Special Permit • #2952,601 1st St. (Sciencenter),Sign Variance • #2953, 1108 N. Cayuga St.,Area Variance 0 #2954,441 N.Aurora St.,Area Variances 6. New Business A. Planning Board Comments on Proposal to Amend §325-45.2B, "Definitions and Related Standards," of Collegetown Area Form Districts(CAFD) B. Planning Board Vice-Chair C. Planning Board Letter to Owner of Simeon's Building 7. Reports A. Planning Board Chair(verbal) B. Director of Planning&Development(verbal) C. Board of Public Works Liaison (verbal) 8. Approval of Minutes: 6/24/14 9. Adjournment ACCESSING MEETING MATERIALS ONLINE Site Plan Review/Subdivision Applications&Associated Materials are accessible electronically via the"Online Documents"portion of the City web site (http://www.egovlink.com/ithaca/dots/menu/home.asp),under "Planning_and_Economic_Development">"Site_Plan_Review_Project_Applications," in the relevant year/month folder. Subdivision application materials can be similarly located,in the"Subdivision_Applications"folder. Zoning Appeal Materials are also accessible electronically via the"Online Documents" portion of the City web site,under"Planning_and_Economic_Development"> "Planning_and_Development_Board">"Zoning_Appeals,"and in the relevant year/month folder. Other Meeting Materials scheduled for substantive discussion at this meeting,but not associated with a specific Site Plan Review application or Zoning Appeal,may also be accessible electronically via the"Online Documents"portion of the City web site,under "Agendas">"Plan ning_and_Development_Board,"in the relevant year/month folder, alongside today's agenda. 4 "An Equal Opportunity Employer with a commitment to workforce divernfication." CITY OF ITHACA 108 East Green Street, Suite 202 Ithaca, New York 14850-5690 aOng � - OFFICE OF THE CITY ENGINEER Telephone: 607rr74-6530 Pax: 607/274-6587 0 To: Planning&Development Board Lisa Nicholas,Planner From: Tim Logue,City Transportation Engineerl- Date: July 10,2014 Re: Site Plan Review projects for July 2014 meeting Minor Subdivision,115 Campbell Avenue No concerns. Dryden South Mixed-Use/Apartments,205 Dryden Road The applicant has not answered the SEQR question about how many vehicular trips will be generated in a day or per hour (B.1.g). It seems that no bicycle parking has been provided; the applicant should consult § 276-7D of the City Code for bicycle parking requirements - the residential-generated bike parking can be provided internally, but the commercial-generated bike parking should be provided outside (-2 bike parking spaces will likely be required). Since there is no side yard, residents will have to bring their bicycles through a series of doorways unless some other provision can be made. The curb cut on Dryden Road should be removed as part of the project. What happens to the electrical line that currently cuts though the southern portion of the site to reach 325 College Avenue? The project will presumably want to occupy a portion of the City right of way in order to build the building. This will require a Street Permit from the Engineering Office. Construction staging (including off-site staging) and construction activities (including delivery plans and routes) will be a major concern, as will provisions for pedestrians. These topics will need to be addressed in writing and drawings for the permit. Also required will be a restoration plan for the sidewalk and street. It would be good for the applicant to at least have some preliminary plans during the site plan review.Final plans can be submitted with the street permit. Collegetown Crossing,370 College Avenue The applicant has not answered the SEQR question about how many vehicular trips will be generated in a day or per hour (B.1.g). Is there any provision for indoor bicycle parking? The rack outside should conform to City standards (the"wave' shape does not). It would be helpful to have a detail drawing with dimensions of the racks and to obstacles like buildings or posts; from the drawing provided, it appears that parked bikes would substantially block the walkway. If "Space #2" is intended to be GreenStar grocery store, then the provision of adequate on-site bike parking is particularly critical given the abundance of bicycles parked at other GreenStar groceries. The applicant should consult § 276-7D of the City Code for bicycle parking requirements. When this project was previously submitted, there was some discussion about providing a permanent easement for public access along the north side of the building; is that still a component of the project? I would like a plan for what work is proposed in the street right of way. It is not clear what is proposed with the paving pattern or the implications of creating a bus stop at this location (e.g., meter post removal or curb relocation). Is the area Page 1 of 2 `An Equal Opportunity Employer with a commitment to workforce diversification." �Rj between 226 Linden Ave and the east facade of 307 College Avenue intended for vehicular access from Linden Ave or is that intended to be a walkway all the way to Linden Ave?Will the curb cut on Linden be removed? The one on College Avenue should be removed. How will delivery vehicles be accommodated? Will they share the bus stop space? The project will presumably want to occupy a portion of the City right of way in order to build the building. This will require a Street Permit from the Engineering Office. Construction staging (including off-site staging) and construction activities (including delivery plans and routes) will be a major concern, as will provisions for pedestrians. These topics will need to be addressed in writing and drawings for the permit. Also required will be a restoration plan for the sidewalk and street. It would be good for the applicant to at least have some preliminary plans during the site plan review. Final plans can be submitted with the street permit. Maguire Imports Vehicle Display Lot,358 &370 Elmira Road I corresponded with Mr. Schickel who confirmed that this project is only an expansion to accommodate existing operations, in which case, I do not have any transportation related concerns. Carey Building Renovations &Addition,414-320 East State Street No concerns about environmental significance, however, I haven't seen any responses to my comments from last month, so I'll repeat them and add a comment about construction. This project is in an excellent location from a transportation perspective. It is very walkable and has excellent access to public transportation. However, I do not see any provision for bicycle parking on site or in the building,which would be key to fully realizing the potential of this site. Perhaps a mix of indoor and secure, weather protected outside bicycle parking would be possible to accommodate the residential and office uses. Also, I do think that a trip generation analysis would be appropriate to better understand the possible impacts. The applicant can make reasonable documented assumptions for mode split. Lastly, I don't understand what is intended on the east side of the building, as shown on the "First (Site) Floor Plan' drawing, in the area noted as"12' R/W for ingress and egress to benefit Dickinson." Isn't that area currently parking in the City lot? The project will presumably like to occupy a portion of the City right of way in order to build the building. This will require a Street Permit from the Engineering Office. Construction staging (including off-site staging) and construction activities (including delivery plans and routes) will be a major concern, as will provisions for pedestrians. These topics will need to be addressed in writing and drawings for the permit. Also required will be a restoration plan for the sidewalk and street.It would be good for the applicant to at least have some preliminary plans during the site plan review. Final plans can be submitted with the street permit. Cornell Gannett Health Services Facility Very thorough materials-no concerns. 323 Tau ghannock Blvd Mixed Use Project No concerns about environmental concerns. I haven't had any correspondence with the applicant, so comments from last month still stand. Page 2 of 2 ASPHALT DRIVE a 1 1 BEST(R.O.) \ 5D2/723 TAX MAP No.3-2-12 CHAIN UNK FENCE _ --��— HLNSIEY(R.O.) SHIPPOS(R0.) 4.0' 23. t — 510201-001 578092-001 — yy 144.32' $ TAX M4P N..3-1-23 TAX NAP Nc 3-1-6 S B6'00'90_ — LEGEND M.H. cm MON. 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'01" EWLY OF CORNER S 87'20'00" W 202.97' D' _ OF S 15'14'15" E 4' T DOC LLA C,a-osoc, TRUST(R.o.)29.75' A aµM TAX MAP eb.3-2-10x PARCEL "A" \ M.H. AREA-0.416 ACRESPIN \ FOUND (td,141 50.Ff.) Z ' MAP REF. N �\ i i.733 DATED a MOAN)'A y CARL5IONCR D RXACA,N.Y.....' _ LOT oATID a/F HELE BY MU CRANMLL LOT '\ m \ LIESANA(R•o•) 2.)9AAP OF HELEN B MUSfO LOTS CAMBttt t6 0 19 rAx MAF�No.s z-7 AVENUE..'GATED 4/8/1960 BY THOMAS C.MILLER. CA O \} \ 3.)SURVEY MAP No. 120 CAMBELL AVENUE..'DATED APPROX. LOCATION \Q 5/20/2071 BY T.G.MILLER P.C. SANRARY SEWER��, 'CO ` 8/14/201 BY T.G.N. fLL 64KWOOD LANE..'DATED \Rl 8/74/20f2 BY G.M6ll:R P.C. \ O PIPE FOUND 0.8't Z04.00,(P TO P) _ _, 31.4, \ 'WLY OF CORNER — — _N 87'33 56,_"_ �--• ^a \ - — — — ' E 203.28' xw SPOSITO(R.O.)14 TAX Nod.3-1-11 LOT PIPE FOUND 20 N/F FINN(R.M) -- ` TAX MAP No.3-1-25 \ \ i v TITLE INFORMATION 1 117.00• T o PARCEL A" PARCEL "B" ' it \m FLORENCE C. FLUMERFELT TRUST THE FLORENCE C. FLUMERFELT TRUST ' s' DEED BOOK 744, PAGE 75 DEED BOOK 721, PAGE 202 10'SANn.SEWER EASEMENT \ \ P/0 TAX MAP No. 3-2-1 1 P/0 TAX MAP No. 3-2-11 SEE 301199 AREA=0.416 ACRES AREA=0.343 ACRES \ (18,141 SQ. FT.) (14,952 SQ. FT.) \ — — LOT LOT 2fA \ 21 �1 \1 1 A[JaMIW➢r me�,.ecr oagw m a1o1 rm smnave s v tort swr wnw�wr�m I,ryycyprml w��pwa��ne aw 2 q 5}gj r{M �ilp�l�O�IAKMR Z •,�,IMIIIC ws..v�- L \ REVISED \ TITLE: CERTIFICATION R08ERT R.FLUMERFELT TRUST R' T SURVEY MAP THE FLORENCE C.FLUMERFELT TRUST SHOWING LANDS OF I hereby certify to \ \that I am a licensed land surveyor, New York State License THE FLORENCE C. FLUMERFELT TRUST = �' No.050096, and that this map correctly delineates an actual survey on the ground made by me or under my direct \ T. G. MILLER P.C. LOCATED ON CAMPBELL AVENUE F supervision and that I found no visible encroachments either CITY MON. \ FAD ENGINEERS AND SURVEYORS -'-s.ia?�ok �I way across prop rty lines except as shown hereon. zo3 NORM AURORA STREET CITY OF ITHACA, TOMPKINS COUNTY, NEW YORK •.OSOO 6 .,, ITHACA,NEW YORK 14M DATE: SCALE: ✓�� ,. SIGNED:-'"3 ��- DATED: -� /. \ \ �— o.H. TEL(607)272-64n 6/20/2014 514474 G ,�� ••.. 1Q,`; PROPOSED RESOLUTION Minor Subdivision Declaration of Lead Agency 315 Campbell Ave. City of Ithaca Tax Parcel#3.-2-11 City of Ithaca Planning and Development Board July 22,2014 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 #3.-2-11 in the City of Ithaca,by Florence Flumerfelt, applicants/owners, and WHEREAS: the applicant is proposing to subdivide the 0.076-acre parcel into two parcels: Lot A, measuring 0.43 acres (18,707 SF) with 91.7 feet of frontage on Campbell Ave.; and Lot B, measuring 0.34 acres (14,810 SF) with 110 feet of street frontage on Campbell Ave. and containing an existing home. The parcel has a current Area Variance. The property is in the R-la Zoning District, which requires a minimum lot size of 10,000 SF, minimum street frontage of 75 feet, and minimum front, side, and rear yards of 25%, 10%, and 25% or 50 feet but not less than 20 feet,respectively. The parcel was consolidated in 2010, and the owners wish to subdivide into the original lots before consolidation,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: 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: 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#3.-2-1, located at115 Campbell Ave. in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision CEQR 115 Campbell Ave. City of Ithaca Tax Parcel#3:2-11 City of Ithaca Planning and Development Board July 22,2014 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 #3.-2-11 in the City of Ithaca,by Bob and Florence Flumerfelt, applicants/owners, and WHEREAS: the applicant is proposing to subdivide the 0.076-acre parcel into two parcels: Lot A, measuring 0.43 acres (18,707 SF) with 91.7 feet of frontage on Campbell Ave.; and Lot B, measuring 0.34 acres (14,810 SF) with 110 feet of street frontage on Campbell Ave. and containing an existing home. The parcel has a current Area Variance. The property is in the R-la Zoning District, which requires a minimum lot size of 10,000 SF, minimum street frontage of 75 feet, and minimum front, side, and rear yard of 25 feet, 10 feet and 25% or 50 feet but not less than 20 feet, respectively. The parcel was consolidated in 2010, and the owners wish to subdivide into the original lots before consolidation,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: 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: the City of Ithaca Planning and Development Board did on July 22, 2014 declare itself Lead Agency for the environmental review of the subdivision,and WHEREAS: the City of Ithaca Conservation Advisory Council and other interested parties have been given the opportunity to comment on the proposed project and any comments received to date on the aforementioned have been considered, and WHEREAS: this Board acting as Lead Agency in environmental review has on July 22, 2014 reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled "Survey Map Showing Lands of the Florence C. Flumerfelt Trust," prepared by T.G. Miller, P.C., and dated 6/20/14; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates the resultant parcels conform to area requirements in the R-la Zoning District,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed subdivision will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: I PROPOSED RESOLUTION Minor Subdivision Preliminary&Final Approval 115 Campbell Ave. City of Ithaca Tax Parcel#3.-2-11 City of Ithaca Planning and Development Board July 22,2014 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 #3.-2-11 in the City of Ithaca, by Bob and Florence Flumerfelt, applicants/owners, and WHEREAS: the applicant is proposing to subdivide the 0.076-acre parcel into two parcels: the first measuring 0.43 acres (18,707 SF) with 91.7 feet of frontage on Campbell Ave.; and the second, measuring 0.34 acres (14,810 SF)with 110 feet of street frontage on Campbell Ave. and containing an existing home. The parcel has a current Area Variance. The property is in the R-la Zoning District, which requires a minimum lot size of 10,000 SF, minimum street frontage of 75 feet, and minimum front, side, and rear yard of 25 feet, 10 feet and 25% or 50 feet but not less than 20 feet,respectively. The parcel was consolidated in 2010, and the owners wish to subdivide into the original lots before consolidation,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: 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: the parcel to be subdivided has been properly posted and circulated in accordance with Chapter 290, §290-9.C. (2), of the City Code, and WHEREAS: a legally advertised Public Hearing for this subdivision was held on July 22,2014, 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 comments received to date on the aforementioned have been considered, and WHEREAS: this Board acting as Lead Agency in environmental review has on July 22, 2014 reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff, plans entitled "Survey Map Showing Lands of the Florence C. Flumerfelt Trust,"prepared by T.G.Miller,P.C., and dated 6/20/14; and other application materials, and WHEREAS: the Planning and Development Board did on July 22,2014,make a Negative Declaration of Environmental Significance for the proposed Subdivision, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates the resultant parcels conform to area requirements in the R-la Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #3.-2-11, by Bob and Florence Flumerfelt, subject to submission of three (3)paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Approval of Project Changes Stone Quarry Apartments 400 Spencer Rd. City of Ithaca Planning and Development Board July 22,2014 WHEREAS: the project applicant is requesting grading and architectural changes for Stone Quarry Apartments at 400 Spencer Road,which was approved by the Planning Board on November 27,2012, and WHEREAS: in accordance with §276-6 D., "Changes to approved site plan," the Director of Planning and Development has reviewed the changes and determined the changes are significant enough to require re- opening the review,but are not significant enough to require a new Site Plan Review application, and WHEREAS: grading and site layout changes consist of the following; • townhouses step down in elevation 4 feet from north to south, and • change in elevation from Spencer Road to the back door of the townhouses that requires a short 4-foot retaining wall and removal of sidewalk connection on five westernmost units, and • the change in grading requires the rear set of townhouses to be 2 feet lower than the front townhomes and, therefore, one interior winding walkway has been replaced with two direct walkways and a series of stone planting beds, and • multi-family building—the changes in grade resulted in removal of two doorways on the multi-family building, and • loading zones have been reduced in size, allowing for a more usable sidewalk and additional space for a bike rack, and • balconies on multi-family building have been replaced with windows, and • southern fagade of the multi-family building now has three vertical bays instead of four, and • Spencer Road fagade of multi-family building has been refined and a pergola added, and WHEREAS: the Planning Board, has on July 22, 2014, reviewed revised and updated plans entitled: "Erosion and Sediment Control Plan (C101)," "Utility Plan (C102)," "Drainage Plan (C103)" and "Details (C201)," prepared by T.G. Miller, P.C; "Illustrative Site Plan (L001)," "Demolition Plan (L101)," "Layout Plan(L201)," "Grading Plan(L301)," "Planting Plan(L401)," "Sections (L501)," and"Site Details (L601, L602, and L603)," all prepared by Trowbridge Wolf Michaels, LLP, and all dated 6/13/14; "Elevations (AP101)," "Multifamily Building Elevations (AP102)," "Townhouse Elevations (AP103)," "MultiFamily Perspectives (AP104)," and Townhouse Perspectives (AP105)," all prepared by HOLT Architects, and dated 6/11/14; and other materials to satisfy conditions of the November 27,2012 approval; and WHEREAS: the Board finds that materials submitted satisfy conditions i., iv., and vii., of the November 27, 2012 approval,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board agrees to the changes proposed by the applicant, subject to the following conditions and modifications: [if any], and be it further RESOLVED: that the following unsatisfied conditions remain: i. Submission of drawing and/or a narrative indicating planned route for construction traffic, and ii. Approval in writing from the City Stormwater Management Officer, and iii. Submission of a rooftop plan demonstrating that no substantial rooftop mechanicals are visible from the public right-of-way, and iv. Applicant shall paint any exterior vents to match adjacent building materials, and v. Applicant shall work with NYSEG to ensure transformers are located for minimal visibility or in such a way as to allow for screening. Any such screening shall be approved by Planning Division staff, and vi. Soil for street trees and trees surrounding parking areas to be remediated, as recommended by the City Forester, and vii. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30 p.m., Monday through Saturday, and viii. All bike racks must be installed prior to the issuance of a Certificate of Occupancy. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 2 11% w U 9 c V1 j 4 c1 - - s. �. '- PARK - IT HACA,NY FOUNDATION 32"LIGHTED CABINETS White Seneca Way>>Gold -Warren D White -Park>)Green z SIGN 89.75"wide b N 01 EST IGN WOP13 101ESTATENY 1Q5B136 nHpG.NY 11B50 SENECAWAY PHONe(&m AY542B LOGO 31.5"wide • x20"tall SHOPacoaslPUMONOMWINGS THESEOPMKI WM INEA'2Nx U n, NDMEM SEUSM ONLYm NGi.AY.ANDMFI0BEU5E00NLYFOPiHE WPPOSEfOP WNIOITIEYMESUBMxiFD. 1HEYSNLLENO OBTMEOWWH "AE PART W IMOUI THE HIPRE55 µW nFN PEPMISSbNFl0.5TOBTMNEDEgOM mIpG SIGN �M AN illuminated 96114OP"`' WWl �Gl, 32"Square 66.5"tall Cabinet • • • .r n,.,.M. w/.25"radius oe9CglPligs ucsxsco PPAA Enwrs NxoNPR corners FREE STANDING SIGN (607) 257-0666 www.wartenhomes.com SME NAM f 140 SENECA WAY 4"tall aluminum 18'ground clearance ITHACA,NY shroud to wrap mounting area. I U" WD PDAII' BY: AH.aAKER M 21-14 GROUND LEVEL CON➢pNY: NEWNIAN/WAMEN junction box Base Plate: mxlAaxwE BRYAN WARREN &photocell timer 1"thick Anchor Bolts sending power x12"wide 1"diameter M 320LIGHTED CABINETS to each cabinet x12"deep x20"long White LED's-Internal x 3"leg TOPVIEW: Seneca Way a Gold t�V Base Plate x •Warren»White �O� all bolt holes are • Parka Green I CementTube in i"from edges Px power 12"diameter in3/4" 0� x36"depth En WEEESTANOINOSMN rigid conduit snEAwmobv AHB W lbil-13 f IlE CaPY DUCTSCREENS ^ PT ' LTIVRE , ADJACENT TIV REFUSE STORAGE EXS1NGt0UVER R TOREMMN EST N" K% - �a1rM blab w% . . 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COMMENTS 109 5F ISLAND Lu o Z AM 7 Amelaaeh,,a,boreo Downy Serv<eberry G'-B'HOT. B-B MULTI-STEM; - - 18 27 Q I ll HEAVY 'Re AR 12 Acd rubrum Red Sunset 2.5"-3' CAL B-B d Sunset' Red Maple I CC 18 Cemis<anedenss Eastern Redbud 2'-2.5"CAL e S 0eN0.1 c aca ' FRONT DISPLAY 167 SPACES IrI PROJECT No. QS 5 Catalpa specosa Eastern Catalpa 2.5"-Y CAL B B 1B i i��" CC 2 FiESS A 7 C 13122 II s l i k.. _H SS PA AUTHORIZATIOI I PENDING 5 P'cea ab'es Narwoy Spruce 6-8'HGT. B-B ! 8 F R PLANTING OWNER QB uercus B cDler Swamp Whi[e oak 2.6"-3"CAL B-B COMFORT Magume Family LimrtadPaime.ship 0 O I� 504 ,NY Meadow Street INN Ithaca NY 14650 RA ] Gt,e t'ca Gro Lo Sumac Frogranl #5 Cent TA 5 T'liD a na'Retlmond Redmond Amer con 2.5"-3"CAL B-B - I 26 ea::wooe ALLMADGE UA 10 Ulmus x TIRE hybrda Accolade Elm 2.5-3"CAL B-B - I . 'Accolade J RE' DATE ..ED Eae CALIPER B-B =BALLED&BURLAPED HOT. =HEIGHT I.. _1 ' „J 24 `-� 1�. 0]-012014 5'te Plan Revew N0.OF PLANTS REQUIRED CAL. - J-,.J.J.-L-W. ---III------II l4it.LETTER SYMBOL OF EACH PUNT CONT.=CONTAINER SPECIES IDENTIFIED IN KEY 1 07-10 2014 G to Plan Revew NOTE: 2 07-16-2014 Site Plan Review FOR BIORETENTION AREA REFER TO DETAIL 2/C-2.0. ELMIRA ROAD P DRAWING TITLE PLAN '"=40'-0" PLANTING PLAN DF As NO. DRAWING NO. L1 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ❑ Yes ❑No Any construction on slopes of 15% or greater(1 5-foot rise per 100 feet of length) or where general slope in the project ❑ ❑ ❑ Yes ❑ No exceeds 10%. Construction on land where depth to the water table is ❑ ❑ ® Yes ❑ No less than 3 feet. Construction of parking facility/area for 50 or more El ® Yes ❑ No vehicles. Construction on land where bedrock is exposed or generally ❑ ❑ [:] Yes No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve ❑ ❑ [:] Yes No more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No Construction in designated floodway. ❑ ❑ [—] Yes ❑ No Other impacts (if any): Removal of over 1 acre of vegetation. See Part 3. ❑ ❑ ❑ 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 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No Dredging more than 100 cubic yards of material from channel ❑ ❑ ❑ Yes [:] No of protected stream. Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ Yes ❑ No Cayuga Lake, or Cayuga Inlet? Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 2of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ❑ No Project will require discharge permit. ❑ ❑ ® Yes ❑ No Project requires use of source of water that does not have El ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No public water supply system. Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No Liquid effluent will be conveyed off the site to facilities which El ❑ ❑ Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of El ❑ [:] Yes ❑ No 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an ❑ ❑ ❑ Yes [:] No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical El ❑ ❑ Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): Adds over one acre of impervious surface, not including paving existing gravel lot. Requires a Storm Water Pollution Prevention Plan ❑ Z ❑ Yes ❑ No (SWPPP). 3of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Adds over one acre of impervious surface, not including paving existing gravel lot. Requires a Storm Water Pollution Prevention Plan ❑ ❑ ❑ Yes ❑ No (SWPPP). IMPACT ON AIR 7. Will project affect air quality? ® Yes ❑ No Project will induce 500 or more vehicle trips in any 8-hour ❑ ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No BTUs per hour. Other impacts (if any): Construction Impacts. ❑ ❑ ❑ Yes ❑ No 4of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ® Yes ❑ No Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife ❑ ❑ ❑ Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year ❑ ❑ El Yes ❑ No other than for agricultural purposes. Other impacts (if any): NYS DEC EAF Mapper indicates potential endangered of threatened species on the site. More information needed. ❑ ❑ ❑ Yes ❑ No Removal of over 1 acre of vegetation. 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes [—] No Proposed action would substantially interfere with any ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/2 acre of ❑ ® ® Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 5of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? [—] Yes ❑ No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening ❑ ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): ❑ ❑ [—] Yes ❑ No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? [—] Yes ❑ No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No landmark district. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 6of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? [—] Yes ❑ No Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No Proposed action will result in reduction in the quality of the El ❑ ❑ Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No resource. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 7of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ❑ Yes ❑ No Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No Other impacts: ❑ ❑ [—] Yes ❑ No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ® Yes ❑ No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ [—] Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as El ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): Construction Impacts. ❑ ❑ ❑ Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ❑ No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, El ❑ ❑ Yes ❑ No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ [—] Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No solid or hazardous wastes. Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ ❑ Yes ❑ No radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). 9of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any El ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? ❑ Yes ❑ No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans or ❑ ❑ ❑ Yes ❑ No goals. Proposed action will cause a change in the density of land ❑ ❑ ❑ Yes ❑ No use. Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional community ❑ ❑ [:] Yes ❑ No services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No more businesses. 10 of 11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2— Project Impacts Project Name: Maguire Parking Expansion — 358 & 370 Elmira Rd. Date Created: 6/5/14 1 Revised: 6/20/14 & 7/10/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 7/21/2014 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)— Part III 358&370 Elmira Road — Maguire Parking Expansion 2014 Date Created:6/20/14 1 Revised by Staff:7/10/14 PROJECT DESCRIPTION The applicant is proposing to expand the existing vehicle display and service lots, pave the existing 183-space employee parking lot, add nine tree islands, a bio-retention area and additional plantings throughout the site, to include replacing dead or dying plant material. The project will increase parking by 185 spaces, from 664 to 849, on the 10-acre site. Site development requires removal of approximately 1.5 acres of vegetation —on one acre of which, trees were removed prior to filing for permits and approvals. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(d) and B.(2), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. The site is within the SW-2 Zoning District and requires a Full Storm Water Pollution Prevention Plan. IMPACT ON LAND The project will increase paving on the site by 2.3 acres, 0.95 acres of which will be within the new 185-space display, and service parking spaces, and 1.34 of which will be the conversion of the existing 183-space parking area from gravel to asphalt. Site development for the new parking spaces requires removal of 1.3 acres of existing vegetation. 34 trees have already been cut down at the time of application. According to the applicant's calculations, approximately 0.3 acres of new landscaping is proposed in nine new tree islands in the new and existing parking area, and a bio-retention area at the rear of the new parking area. Also proposed is the addition of new trees on the edges of the property and replacement of dead or dying plant materials throughout the site. A total of 82 new trees will be planted on site, including 32 canopy trees. Comments from both the Conservation Advisory Council (CAC) and the City Forester recommend that tree planting island design and soil specifications be done in accordance with standards in Ithaca's Trees: Master Plan, Inventory, & Arboricultural Guidelines for Public Trees (2014), Appendix Il, under"Typical Tree Planting Island in a Parking Lot with Structural Soil." In response to these concerns, the Board required the applicant to develop a landscape plan in consultation with a registered landscape architect that included increasing the amount of proposed vegetation, replacement of all dead or dying plant materials throughout the site, and showing tree island planting in accordance with standards in Ithaca's Trees: Master Plan, Inventory, & Arboricultural Guidelines for Public Trees (2014), Appendix II, under "Typical Tree Planting Island in a Parking Lot with Structural Soil." IMPACT ON WATER No impact anticipated. 7/21/2014 Page 1 of 3 IMPACT ON DRAINAGE In a GML Review letter dated June 2, 2014, from Ed Marx to Lisa Nicholas, Marx offered the following initial comments on the project: "Given the City of Ithaca's recent focus on stormwater managements along with its involvement with the Tompkins County Hazard Mitigation Plan, the City should require the applicant to pursue increased green infrastructure improvements with this project such as porous paving, and rain gardens. The Hazard Mitigation Plan specifically identifies the action item to 'Encourage the use of green infrastructure to encourage water conservation, open space protection, and flood mitigation to reduce vulnerability both instream areas and urban areas.' The CAC also submitted comments on 6/16/14 recommending porous paving and an additional bio-retention area The applicant has submitted a SWPPP,which is under review by the City Storm Water Management Officer(SMO). Initial review of the SWPPP by the SMO as of 7/9/14, does not indicate there is a need for additional storm water management practices, nor that the project site is suitable for porous paving. In response to these and other comment, however,the applicant has substantially increased the landscaping from the original plans dated 6/18/14. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS&ANIMALS NYSDEC EAF Mapper indicates potential endangered of threatened species on the site. More information needed. See Impacts on Land. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. 7/21/2014 Page 2 of 3 IMPACT ON TRANSPORTATION No impact anticipated. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE &ODORS No impact anticipated. IMPACT ON PUBLIC HEALTH No impact anticipated. IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD No impact anticipated. Prepared by: Lisa Nicholas,AICP 7/21/2014 Page 3 of 3 PROPOSED RESOLUTION Site Plan Review CEQR 358 &370 Elmira Rd. Parking/Display Lot Expansion City of Ithaca Planning and Development Board July 22,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a parking and display lot expansion, to be located at 370 and 358 Elmira Road in the City of Ithaca by Schickel Architecture, applicant for Maguire Family Limited Partnership, owner, and WHEREAS: the applicant is proposing to expand the existing vehicle display and service lots, pave the existing 183-space employee parking lot, add nine tree islands, a bio-retention area, and additional plantings throughout the site, to include replacing dead or dying plant material. The project will increase parking by 185 spaces, from 664 to 849, on the 10-acre site. Site development requires removal of approximately 1.5 acres of vegetation— on one acre of which, trees were removed prior to filing for permits and approvals. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(d) and B.(2), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. The site is within the SW-2 Zoning District and requires a Full Storm Water Pollution Prevention Plan, and WHEREAS: this is Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B. (1)(d), (2) and B.(2) and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 24, 2014 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 22, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff, plans entitled "Topographic Map Showing a Portion of Lands Located at No. 362 Elmira Road," dated 3/22/10 and prepared by T.G. Miller, P.C.; and"Site Details (C-2.0)," "Layout Plan(C-3.0)," "Site Plan," "Site Plan Calculations," "Drainage Plan (C-1.0)," dated 7/10/14, and "Planting Plan (L-1)," dated 7/16/14, all prepared by Schickel Architecture; and other application materials, and WHEREAS: Tompkins County Commissioner of Planning Ed Marx, in N.Y.S. General Municipal Law §239 review comments, recommended that: "Given the City of Ithaca's recent focus on stormwater managements along with its involvement with the Tompkins County Hazard Mitigation Plan, the City should require the applicant to pursue increased green infrastructure improvements with this project such as porous paving, and rain gardens. The Hazard Mitigation Plan specifically identifies the action item to `Encourage the use of green infrastructure to encourage water conservation, open space protection, and flood mitigation to reduce vulnerability both instream areas and urban areas,' and WHEREAS: as initial review of the SWPPP by the City Environmental Engineer did not indicate a need for additional storm water management practices, nor that the project site is suitable for porous paving, and WHEREAS: as described in Part 3 of the FEAF, in response to concerns about loss of vegetation, particularly the removal of one acre of trees, the Board required the applicant to develop a landscape plan in consultation with a registered landscape architect,which resulted in the addition 95 new trees and other plant materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Preliminary&Final Approval 358 &370 Elmira Rd. Parking/Display Lot Expansion City of Ithaca Planning and Development Board July 22,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a parking and display lot expansion, to be located at 370 and 358 Elmira Road in the City of Ithaca by Schickel Architecture, applicant for Maguire Family Limited Partnership, owner, and WHEREAS: the applicant is proposing to expand the existing vehicle display and service lots, pave the existing 183-space employee parking lot, add nine tree islands, a bio-retention area and additional plantings throughout the site- to include replacing dead or dying plant material. The project will increase parking by 185 spaces, from 664 to 849, on the 10-acre site. Site development requires removal of approximately 1.5 acres of vegetation— on one acre of which, trees were removed prior to filing for permits and approvals. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(d) and B.(2), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. The site is within the SW-2 Zoning District and requires a Full Storm Water Pollution Prevention Plan. WHEREAS: this is Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B. (1)(d), (2) and B.(2) and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 24, 2014 declare itself Lead Agency for the environmental review, 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: the Planning and Development Board held the required Public Hearing on June 24, 2014, and WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 22, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; plans entitled "Topographic Map Showing a Portion of Lands Located at No. 362 Elmira Road," dated 3/22/10, and prepared by T.G. Miller, P.C.; and"Site Details (C-2.0)," "Layout Plan(C-3.0)," "Site Plan," "Site Plan Calculations," "Drainage Plan (C-1.0)," dated 7/10/14, and "Planting Plan (L1)" dated 7/16/14, all prepared by Schickel Architecture; and other application materials, and WHEREAS: Tompkins County Commissioner of Planning Ed Marx, in N.Y.S. General Municipal Law §239 review comments recommended that: "Given the City of Ithaca's recent focus on stormwater managements along with its involvement with the Tompkins County Hazard Mitigation Plan, the City should require the applicant to pursue increased green infrastructure improvements with this project such as porous paving, and rain gardens. The Hazard Mitigation Plan specifically identifies the action item to `Encourage the use of green infrastructure to encourage water conservation, open space protection, and flood mitigation to reduce vulnerability both instream areas and urban areas,' and WHEREAS: as initial review of the SWPPP by the City Environmental Engineer did not indicate a need for additional storm water management practices, nor that the project site is suitable for porous paving, and WHEREAS: as described in Part 3 of the FEAF,in response to concerns about loss of vegetation, particularly the removal of one acre of trees, the Board required the applicant to develop a landscape plan in consultation with a registered landscape architect,which resulted in the addition 95 new trees and other plant materials, and WHEREAS: on July 22, 2014, the Planning and Development Board determined the proposed project would result in no significant impact on the environment,now, therefore, be it RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the proposed project subject to the condition of written approval from the City Stormwater Management Officer Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: Tompkins County DEPARTMENT OF PLANNING 12] Past Court Street [ehaca.New York 14550 Edwazd C.Marx,AICP Telaphoue(60'])294-5560 Commissioner oFPlanning Fax(G09)294-5598 July 14,2014 Ms. Lisa Nicholas,AICP, Senior Planner City of Ithaca 1 O8 East Green Street Ithaca,NY 14850 Re: Review Pursuant to§239-I,-m avd-v of the New York State General Municipal Law Action: Site Plan Review for Carey Building Addition at 314-320 East State Street,CBD-60 Zonivg Distrlcq Carey Building Associates,Owner/Applicant,John Snyd¢r,Agent. Dear Ms.Nicholas: This letter acknowledges your referral of the proposal identit-led above For review and comment by the Tompkins County Planning Department pursuant to §239-1 and-m o£[he New York State General Municipal Law.The Department has reviewed the proposal,as submitted,and has determined that it may have negative inter-community,or county-wide impacts as described below. We recommend modification of the proposal. I£ the Board does not incorporate the recommendations,such approval will require a vote of a sup¢rmaj ority (meaning a majoriTy plus one)of all members of the decision-making body. Recommended Modifications A full analysis of the impacts of this project should include an assessment of the traffic and parking impacts of the project to ensure that either a)they are in line with the thresholds established by the analysis that was conducted in anticipation o£the Cayuga Green project or b)sufficiont mitigation measurers are in place to accommodate increases in traffic and parking demand.If not,an updated traffic impact assessment should ba required. Ideally,rather then trying to assess this on a case by case basis as new projects are proposed,this analysis should be conducted for buildout of the downtown in accordance with the recant zoning changes that increase[he density of development allowed on several downtown parcels Pleas¢ inform us of your decision so that we can make it a part o£the record. Sincer¢ly, Edward C. Marx,AICP Commissioner of Planning Ce:New York State Department of Transportation IncCuszorz tfcrougls rDivetsity Design Statement i .: The Carey Building was erected in 1926.19F in the Tudor-Renaissance style and represents a unique remaining example of this style in downtown Ithaca. the original building was comdrutbed from plans by Edgar Townley of the Driscoll Brothers and Company and was similiar in styletothe formerStmnd Theater Be building was orginallycreated forfhe H.R. Carey Company, an insurance firm suceeded by the Carey-Mcl(inneyCompany unfit they "n"F moved to Lansing in recent times. Some of the design elements of note include tong horizorRal limesbne banding intersecting the south brick fa4ade at the first and second floor. Mother detail is the prominent central stone motif piece and stone relief plaques in the parapet wall on the south hoWde, jReference Existing photographs fig1.1 and fig 1 .21 In considering the separation of the old and the new building while still maintaining harmony and compatibility baleen the No structures, we have referenced select archifecluml details from the existing building in an obshad way in the design of the new building. (Reference figl3j In response to planning board comments,we have changed the curtain wall on the south fo4ade to bend in rather than project out over the third floor balcony. This respeds the existing building Aoutoverwhelming I. fig 1.1 - %a4raphsWgsloneddlaihng aodMiralmoil In response to concerns from Historic Ithaca, we also removed the parapet wall on the 7th floor as well as the penthouse far air•handlingequipmeniin order to lower the overall height oil from opproximafely86' to 18', jReference fig. 1 .3 and fig. 1.4j k We have also been sensitive to color palette In out material selection,Color isa very important but � unfortunatelysonadenes ovedoolted element in a building lyde.We are curnently exploring a wide range of matey ab however we are looking for materiah that will be sympadaedc in color and will have a scale&willbein concert with the existing build n . iReferencefig, 1.9through4. 1.12) finally, with the recent upmning of immediately adjacent parcels to the Carey Building, we have come to regard 11he reimogind Carey Building as a transilional building that responds ` posifwely to the I20' zone across the street and the 100' zone directly behind the building while All respecting the massing and height of ifs' neighbors to the east and west. fig 1.2 - Phof grao showing store banding till a Carey Building • Renovations and Addition Uri 314.320 East State lMLK) Street I Ithaca, NY R1 B C D f I 2 3 4 S E.0 R 1klP I I I -- - MaAkcssPoof� —Q --� -- �- -- - — r P31aAE h 1 B2' 6 IPw�Of I - - - - 'poke ILI 7-4 6pp I I I a h 41M`V�� —lAFlml ----- - - — ET4PV h M (Mfhu•FwiN� —s,�l� fllFkffuMV2 ST I� a e h anima h 40 MNflror fAFl0 � e —Ir 1M m F , h n h m _ 1Mfg6fa b' 1M-V h -d�Fl001 6 h h - ll' 1M —�Flml I I I1 h 1 h I I I I �nnrynn 1 6 b PROPERTY LINE ' I MMartmt — ------- ---- --- - - - - - - - s1� Maw --- ------ - --- - - - 4 - --- --LB I �.r C80.60 ' MAN fig 13 - Soulh and West El¢rafion showing previous design suhmitl¢diofine Planning Board in June 2014 „ sHto� Carey Building m Renovations and Addition 314420 East State (MLK) Street I Ithaca, W 4 ' I I i I i I I I I I I I MdAcCoRoof e l I I SPAR ir pmqLv �- lh@V Th 416 a a c 0 e I o I �i•I� o I I I b l o c a � 1 It I mv W.IfT C�IIFF� o _ __ -_ —3P•lPU —� -- -- 3tlfIM � -- — — — -- --- 11'-IV, � —IdFlrol IN I I I I I _ . _t iNFltoT n k! I � 16d bd --�— — — —+ ! — — —17Fll I I II —,9Fba� o PPV PROPERTY LINE --- ---- -- - - -- - -- --- OBt m I -- —-—-—- — - — - —- —- I OB � I CBD.60 ' MAN fig U •SWIh and West Elevation showing our current'reduced heigM design . '` IpIN �INONt Carey Building • Renovations and Addition 314.340 East State (MIK) Street I Ithaca, NY WkY@P) e�yyill 6 8 d w �D 1 n N i mIIrp0.1 u tow w Po1N ? loin IRe16 � ; IetACY 1RIBR�YE TeeRR U ME Em 0 0 3 o a PR8 � flefluE �„ ue .NIC7 ww mmw msmxAuers maws wean INN Carey Building • Renovations and Addition NN 314420 East State (MLK) Street I Ithaca, NY r ti Ran mmB'Mm - Ak AP I iy L • • It s r ; TJ d 1 I 6� W 9 L � ' J_ 1 1 y elf- q Y 110� o Alit INN all fig 11 - k6 Eledoo lAll Carey Building • Renovations and Addition gar E�1 314420 East State (MLK) Street Ithaca, V f a� ,n 4 vII �II I Ii 6g 1.8 Perspective looking East MIR �t Carey Building • Renovations and Addition all 314420 East State (MLK) Street Ithaca, NY I I II BuildingMill Carey Renovations Addition _.11 e 314320 East State (MIK) Street Ithaca, NY fgl.10 PerspdveotNlght- lookingWd ,+ IpIN �ININ Carey Building • Renovations and Addition 314420 East State (MLK) Street I Ithaca, NY i r ' 1 + + , a i I I I Carey Building Renovations and Addition 314420 East State (MLK) Street Ithaca, NY S e n ,�� u eII� II/ J I/r/'I / I• 00 - r /00 ,r' 100 • � r pop .y �: , . Carey Building Renovations and Addition 314.320 East State (MLK) Street Ithaca, NY ° Id�� rd fig 1.12 Perspective looking West IpIN fh7�� Carey Building • Renovations and Addition MONO East State (MIRK) Street Ithaca, NY d S pp ��HII Carey Building • Renovations and Addition l 314.320 East State (MLK) Street Ithaca, NY , y -� er " t' � � ■ �i 7` � � �� � "tit 1F . IIIIJCs,e�� it will Jii+l'rut; Buildingtit Carey Renovations and Addition ,4 314420 East State (MLK) Street Ithaca, NY n ; I �. 40 y I 1 r r �I l� 1 l ' r j i l r b '.r I i 1 1 � 11 ���. II�111�� Illllllllllplvlllllll�l_ I� �II�1111111111111I111111111, 1®III IIILIf�111Llllllll�ll�lul �. a + f f. i � � � I i .y -1 hr�E• 11 17 I� II �I il� 11 1 - 11 11 . III III , 1 I 11 111 Y i I Carey Building Renovations and Addition 1 East State (MLK) Street Ithaca, W 1 Carey Building Renovations and Additionn 314420 East State (MLK) Street Ithaca, NY non 1 � III II ulu �rr i� i - III IIIIII � I _ I ;tuu� � III Illlll . Carey Building Renovations and Addition 314@32i M1 . , I■ II I I II 1 1 1 II 1 1 1 r Carey Building Renovations and Addition 314420 East State (W) Street Ithaca, NY 701 CONSTRUCTION Cai-ey Building ovationh"Wditio Logistics Plan Narrative: • The existing parking lot to the North of the building will be fenced off to define the crane pad area • Deliveries by semi-truck will be by using the left lane of the road to the North,with vehicle safety cones to define the short one-lane truck pull-off • Flag persons will be utilized to assist in directing traffic safely around delivery vehicles and temporary obstructions due to construction • The existing parking are to the North of the Carey Building is assumed to require adequate road plate to accommodate the required crane to feed the building process safely • Scaffolding will be utilized on both East and West sides of the building to allow for construction of the exterior walls and envelope finish systems • All scaffolding will be netted to protect pedestrians and vehicles in the immediate vicinity from any potential falling objects • The South wall of the existing building will have scaffolding installed with two pedestrian entrances, covered with double layers of planking with a single layer of 3/4" plywood between them as fall protection • The existing parking spaces in the front of the Carey Building will be taken out of public service for safety reasons and small delivery options • Pedestrian traffic headed West, will be rerouted to the opposite side of the street if possible • Access into both existing businesses will be by way of covered pedestrian walkway tunnels from the street to the front doors • The crane will remain on site through the structural and envelop completion phases of approximately 6 months • Once the envelope is complete, including skin, windows, roofing and mechanical equipment set on the roof,the crane and perimeter scaffolding will able to be removed • Any restorations of perimeter areas affected by the construction process will be restored once the scaffolding and crane/crane pad are safely removed • Street parking at the South of the building will remain for deliveries of all finish materials to the new construction areas throughout the remaining construction process July 7, 2014 Page 1 I : . I i , a a• r' c t I r I fl 91 r � 431� III . n 4 dd Ilk " Y IL:VI 0.�( . � 6 I . _ _r I ; ' hdcE t T � <L f uRV il� + i r a 113r: ►. � ��R4iI 8 � lei e • 78 I r �/ !!ii j PROTECTION PETAIL5 6,30,2014 f0NS1RMN t; THERE MAYBE TIMES , THAT WE NEED TO DIVERT PEDESTRIANS ACK055 THE 5TREETAND CONE OF THE METERED PARKING 5POT5 IMMEDIATELY IN FRONT OF BUILDING. THIS IS A WORK IN PROGRESS, DETAILS ARE STILL EVOLVING DECK; 2 LAYERS OF PLANKING WITH PLYWOOD BETWEEN PARKING ZONE 51TE ENAPLING 6,302014 ,L (IM EADPROTECROSFOR MUNGIMNIS SIGNAGETOMERGETR MCAT MOAD20NI STYPORTNMID FOR CRAT -DD i •' PEDESEW DETOIR SMAGE AT e ' SIDEWALK Y 9' !� STAGL�G �� �:,. I iEu�luoR�G P[CHPO\T 1ToLBD _ MEREERENEE T, EXCEPT FOR STORE ACCE55 I r : SIDEIIAL% CLOSED SD)£I1:ALR i fLOSED 10PIRRINC'mWIT) 10\E EXCEPT FOR t PEDESTRLl� k It . � . DETOIR rw, PEDESTRLI\' 5TOREACCE65 - 1 DETDIR DURING 50ME OVERHEAD ACTIVITY City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ❑ Yes ❑ No Any construction on slopes of 15% or greater(15-foot rise per 100 feet of length) or where general slope in the project ❑ ❑ ❑ Yes ❑ No exceeds 10%. Construction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No than 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑ ❑ [:] Yes ❑ No Construction on land where bedrock is exposed or generally ❑ ❑ ❑Yes ❑ No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve ❑ ❑ ❑Yes ❑ No more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No Construction in designated floodway. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑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 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No Dredging more than 100 cubic yards of material from channel El ❑ ❑ Yes [:] No of protected stream. Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ Yes ❑ No Cayuga Lake, or Cayuga Inlet? Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 2of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ® No Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No Project requires use of source of water that does not have El ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No public water supply system. Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No Liquid effluent will be conveyed off the site to facilities which ❑ ❑ [:] Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of El ❑ [:] Yes ❑ No 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an ❑ ❑ ❑ Yes [:] No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical ❑ ❑ ❑ Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 3of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Project will induce 500 or more vehicle trips in any 8-hour El ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No BTUs per hour. Other impacts (if any): Construction Impacts. ❑ ❑ ❑ Yes ❑ No 4of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ❑ Yes ❑ No Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife El ❑ ❑ Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year El ❑ ❑ Yes ❑ No other than for agricultural purposes. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes ❑ No Proposed action would substantially interfere with any ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 5of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? ® Yes [—] No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening El ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): Project is contiguous to Downtown Historic District and will be visible from the district. See Part 3 ❑ ❑ ❑ Yes ❑ No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? ❑ Yes ❑ No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the ❑ ❑ [—] Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located El ❑ Yes ❑ No within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ [—] Yes ❑ No landmark district. Other impacts (if any): Project is contiguous to Downtown Historic District and will be visible from the district. See Part 3 ❑ ❑ ❑ Yes ❑ No 6of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? [—] Yes ❑ No Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No Proposed action will result in reduction in the quality of the ❑ ❑ ❑ Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No resource. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 7of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ® Yes ❑ No Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No Other impacts: Construction impacts - need more information on staging, delivery and pedestrian and bike access during construction ❑ ❑ ❑ Yes ❑ No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ® Yes ❑ No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ [—] Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as ❑ ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): Construction Impacts. p Need more information about pile driving. ❑ ❑ ❑ Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ❑ No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, El ❑ ❑ Yes ❑ No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ [—] Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No solid or hazardous wastes. Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ ❑ Yes ❑ No radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). 9of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any El ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? ❑ Yes ❑ No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans ❑ ❑ [:] Yes ❑ No or goals. Requires an Area Variance. Proposed action will cause a change in the density of ® ❑ ❑ Yes ❑ No land use. Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional community ❑ ❑ [:] Yes ❑ No services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No more businesses. 10 of 11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Carey Building (314-320 E. State St.) — Renovations & Addition Date Created: 6/5/14, Revised 7-3-14 by staff Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 7/21/2014 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) — Part III Carey Building— Addition & Renovations Date Created:7/3/14 PROJECT DESCRIPTION The applicant proposes to add 5 floors to the existing 2-story building. The addition will have approximately 3,600 SF of office space on the 3rd floor and 14-16 micro-apartments on the 4th and 5th floors. Design plans call for stepping the building back and providing 2-3 larger units on the 6th and 7th floors. The owner intends to retain retail use on the 1st floor and renovate the 2"d floor for office space, and to provide a new entrance on the north fagade of the building. The proposed building includes outdoor terraces on the 3rd and 6th floors. The project is in the CDB-60 and CDB- 100 Zoning Districts, and requires an area variance for height. This is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance, §176-4 13.(1)(h) and 13.(1)(k), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject to environmental review. The project requires Design Review. The project is in the CDB-60 and CDB-100 Zoning Districts, and requires an Area Variance for height. IMPACT ON LAND No impact anticipated. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE ,ss ,ss No impact anticipated. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS&ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES The project site is on E. State Street in the block preceding the eastern end of the Commons, the City's retail, tourism, and entertainment center. At 78' and seven stories, the building will be visible from potions of the Commons, State Street, and Seneca Street. Future development on the City- owned site behind the building is likely to block future views from Seneca Street. 7/21/2014 Page 1 of 4 The applicant is retaining the original two-story brick Carey Building, erected in 1926-1927. The original building was constructed from plans by Edgar Townsley of the Driscoll Brothers and Company and was similar in style to the former Strand Theater. The building is in the Tudor- Renaissance style and, although not designated as a local landmark or part of the Downtown National Register Historic District, it represents a unique remaining example of this style in downtown Ithaca and is an historic, cultural, and aesthetic resource. Some of the design elements of note include strong horizontal limestone banding intersecting the south brick facade at the first and second floor. Another detail is the prominent central stone motif piece and stone relief plaques in the parapet wall on the south facade (see existing photographs, Fig. 1.1 and Fig. 1.2, dated 7/15/14). In response to concerns expressed by Historic Ithaca and the Lead Agency about the addition's compatibility with the historic structure, the applicant has developed the fagades significantly since the original submission, dated May 27, 2014. Features intended to integrate the two buildings include the following: • In response to Lead Agency comments, the applicant changed the curtain wall on the south facade to bend in rather than project out over the third floor balcony • In response to concerns from Historic Ithaca,the parapet wall on the 7th floor and the penthouse for air-handling equipment were removed in order to lower the overall height from approximately 86'to 78' (reference Fig. 1.3 and Fig. 1.4, dated 7/15/14). • Mechanical units have been pushed further to the street to reduce visibility. • Referencing of select architectural details from the existing building in an abstract way such as the center motif being picked up within curtain wall system, and repeating horizontal banding through sun shades and mullions. • Considering a wide range of materials that will be sympathetic in color and will have a scale that will be in harmony with the existing building. Using materials that reflect patterns and scale of original building. (These elements will be refined further during Site Plan Review.) The building will visible from points within the Commons and the Lead Agency has expressed concern about the largely blank west facade of the building. It is unlikely the adjacent property will be developed — making this facade a permanent feature of the downtown. Mitigations Required by Lead Agency: 1. Addition of windows to the west facade on the 3rd and 4`"floors. 2. Continued development during Site Plan Review of west facade to add interest on the portion that is most visible from the Commons. 3. Cleaning and repair as needed of exterior of original building. 4. Continued development of all exterior finishes, patterns, and colors during Site Plan Review. IMPACT ON HISTORIC RESOURCES See Impacts to Aesthetic Resources. 7/21/2014 Page 2 of 4 IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION Construction will last approximately 11 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities, particularly staging and deliveries, will temporary but significantly impact vehicular, bike, and pedestrian movements. It is anticipated the project may require periodic partial road closure, potential removal of parking, and sidewalk closure during the construction period. The applicant has not provided Demolition or Utility Plans, therefore, there is not information regarding limits of disturbance. Demolition and Site Plans should indicate work and the City right of way and note restoration of any disturbed areas. The applicant should also provide information regarding construction traffic routes, construction delivery, contractor parking, and pedestrian and bike circulation during construction. The City Transportation Engineer has requested atrip-generation analysis and other information. IMPACT ON ENERGY No impact anticipated."I IMPACT ON NOISE&ODORS 6. Construction will last approximately 11 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities will temporarily produce noise that will affect residents and businesses in the immediate area. The Lead Agency requires that the applicant limit noise-producing construction activities to Monday-Friday from 7:00 a.m.to 6:00 p.m. IMPACT ON PUBLIC HEALTH Need more Information. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The proposed seven-story building will have a building height of 77'10", which is the measurement at the seventh-story roof level. The Zoning Ordinance excludes the mechanical penthouse on top of the seventh floor from the building height calculation. The building footprint for 314-320 East State Street is in the CBD-60 Zone, where building height is limited to 60 feet. The applicant's request is for a building height 17'10"taller than the allowed building height in the CBD-60 Zone. 7/21/2014 Page 3 of 4 The downtown area was rezoned in mid-2013 to encourage density by increasing height in appropriate areas. The rezoning changed a portion of the block in which the project site is located, to CBD-100, which includes the rear part of the project site. Prepared by: Lisa Nicholas,Senior Planner 7/21/2014 Page 4 of 4 PROPOSED RESOLUTION Site Plan Review CEQR 314-320 E State St. (Carey Building) Addition &Renovations City of Ithaca Planning and Development Board July 22,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for building renovations and a five-story addition to be located at 314-320 E. State Street, also known as the Carey Building, by Carey Building Associates, owner, and WHEREAS: the applicant proposes to add 5 floors to the existing 2-story building. The addition will have approximately 3,600 SF of office space on the 3rd floor and 14-16 micro-apartments on the 4th and 5th floors. Design plans call for stepping the building back and providing 2-3 larger units on the 6th and 7th floors. The owner intends to retain retail use on the 1st floor and renovate the 2nd floor for office space, and to provide a new entrance on the north fagade of the building. The proposed building includes outdoor terraces on the 3Td and 6th floors. The project is in the CDB-60 and CDB-100 Zoning Districts, and requires an Area Variance for height, and WHEREAS: this is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(h) and B.(1)(k), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 24, 2014 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 22, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings: an untitled site plan, date-stamped 7/17/14; "Fig 1.4 "South and West Elevations showing our Current Reduced Height Design," "Fig. 1.6 Streetscape with Proposed Carey Building Addition," "'Fig. 1.7 South Elevation," "Fig. 1.8 Perspective Looking East," "Fig. 1.12 Perspective Looking West," and all dated 7/15/14 and prepared by John Snyder Architects; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. 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One addition will be a 4-story, 55,000-SF building facing Campus Road and connected to the two wings of the health center. The second will be aN 18,600-SF addition on the northeast corner of the existing building. The project also includes construction of a new entrance on Ho Plaza and internal renovations. Site development includes a revised drive off Campus Road, landscaping, outdoor terraces, site amenities, and utility improvements. The project also includes a temporary service and emergency access road, and sidewalk from West Ave. to the north end of the Willard Straight Hall parking lot. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(b) and (n), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. The project requires a Storm Water Pollution Prevention Plan. IMPACT ON LAND Construction will be in three phases, beginning in 2015 and lasting last approximately 30 months (2.5 years). The first phase, lasting 16 months, will consist of all enabling site work, a temporary road, and the construction of the new 55,000-SF building. Site preparation will require removal of landscaping, including twelve trees, site structures, paving, and other surface materials within the contract limit line — and extending to the centerline of Campus Road — and establishment of a construction staging area at the south end of the Willard Straight Hall parking lot (see 1_100, L102 & L103, dated 2/21/14). Foundations for the new building will be a combination of shallow footings and either drilled caissons or micro-piles anchored to the underlying bedrock. Preparation will require shoring and/or underpinning to protect the foundations of the existing building, utilities, and roadway. Details on a final shoring plan have not been submitted. Approximately 2,700 CY of soil and rock will be excavated for foundations. Blasting is not anticipated. A 20'-wide and approximately 450'-long temporary roadway will be installed at the start of the project to provide access for deliveries, trash and recycling, as well as emergency access to the west side of Willard Straight Hall. Construction of the roadway will utilize the route of the existing pedestrian walk from West Ave. The roadway and walks will be constructed with a heavy duty asphalt cross-section to bear the weight of delivery, trash and recycling, and emergency vehicles. A 6' pedestrian walkway will follow the north edge of the road and will be separated by a 3' gravel strip, as well as a concrete curb where the walk curves around entering the north end of the existing Willard Straight Hall lot. All walkways, as well as the roadway, will include directional and traffic control signage. A crosswalk will be striped and signed near the entrance to the Willard Straight Hall lot. 7/21/2014 Page 1 of 5 Upon conclusion of the project and re-opening of the access from Campus Road, the temporary roadway and walkways will be removed entirely with the original layout of walkways replaced in- kind using porous asphalt. The project is currently at 50% construction documents and a restoration plan is currently in the development phase to show the walkways post-construction. IMPACT ON WATER No impacts anticipated. IMPACT ON DRAINAGE The disturbed area exceeds 1 acre, therefore the project requires a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP will address both construction erosion-control requirements and post- construction water quality and quantity (rate of flow) controls. IMPACT ON AIR Project construction involving major site disturbance and foundation work will take place primarily in the first phase of the project and is expected to last about 6 months. Project development requires excavation of approximately 2,400 cubic yards of existing site soils and rock, as well as 0.5 acres of vegetation (not including that removed to build the temporary road). Construction and site preparation activities will create the potential for increased airborne dust and dirt particles. The amount of construction-generated dust depends on several factors, including soil conditions, moisture content, amount of time soils are exposed to the wind and sun, weather- related factors, and construction practices. The applicant should be required to use the following dust-control measures, as needed, during construction: • Misting or fog-spraying site to minimize dust. • Maintaining crushed-stone tracking pads at all entrances to construction site. • Re-seeding disturbed areas to minimize bare exposed soils. • Keeping the roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting the burning of debris on site. No significant impacts anticipated. IMPACT ON PLANTS&ANIMALS Approximately 0.5 acres of vegetation will be removed for the project, including approximately twelve trees. The applicant has submitted a landscape plan, which includes 15 new trees. 7/21/2014 Page 2 of 5 IMPACT ON AESTHETIC RESOURCES The project site is centrally located on a visually prominent site at the intersection of Ho Plaza, Campus Road, and College Avenue. It is part of a zone containing numerous student-life buildings that provide student services and program activities. Surrounding buildings represent a variety of architectural styles, including the Collegiate Gothic Willard Straight and Anabel Taylor Halls, the Modernist Olin Hall, and the International Style buildings of the Pew Engineering Quad. According to the Historic Resources Report for University Health Services Facility, prepared by Bero Architecture, LLC, and dated November 13, 2013, a pattern exists of designing buildings to reflect the styles of the era, while using materials and detailing that relate to earlier campus buildings. This pattern is evident in the stone work, particularly on Olin and Carpenter& Hollister Halls. The building design follows this pattern. The curved curtain wall of the west fagade represents a contemporary architectural expression. At the same time, the building relates to the surrounding context by maintaining the existing height and scale on the Ho Plaza face, incorporating a bluestone base, and using colored shadow-box glass on the curved fagade that suggests the colors and patterns of native bluestone. A 20'-wide and approximately 450'-long temporary roadway will be installed at the start of the project to provide access for deliveries,trash, and recycling, as well as emergency access to the west side of Willard Straight Hall. The road will be on the southernmost portion of Libe Slope, a park-like part of the campus which is central to the character of the campus and a major aesthetic resource in the community. While the project is in operation, the aesthetic quality of this portion of Libe Slope will be negatively affected both from the interior and the exterior of the site. Although the route of pedestrian access up the slope will be maintained, access across the slope will be limited by the road. The site is highly visible due to its position on an edge of campus. Views into the site, which can currently be enjoyed from all sides, will be impacted until the road is removed and restoration is complete. Mitigations required by the Lead Agency: IMPACT ON HISTORIC RESOURCES No significant impacts anticipated. IMPACT ON OPEN SPACE AREA No significant impacts anticipated. IMPACT ON TRANSPORTATION Construction Traffic Construction will commence in Spring 2015 and last approximately 30 months. The daily construction workforce of approximately 60 people would arrive prior to 7:00 a.m. and depart prior to 4:30 p.m., outside the morning and afternoon peak commute times. Parking will be made available in the Palm Road construction parking area to the south of State Route 366. 7/21/2014 Page 3 of 5 Periodic closures of a portion of Campus Road will be necessary to accommodate utility runs and connections. All attempts will be made to maintain at least one lane of traffic. Construction delivery traffic will average between 2 and 6 deliveries per day. A majority of the deliveries will be scheduled during off-peak hours. Truck traffic typically requires more time and space for maneuvering, and minor increases in delays can be expected. Oversized loads and multiple truck deliveries will be scheduled for special delivery times, so as not to coincide with periods of peak traffic flow. The contractor will be required to use existing designated truck routes (as illustrated in Figure 4.6.A), where possible. Some disturbances in campus traffic flow can be expected with large deliveries to the site. Delivery vehicles will not be permitted to stage along Campus Road — a majority of deliveries will be pulled off into the access road at the northwest corner of the project site. Mitigation Measures proposed by the Applicant: • The applicant will require the contractor for the project to submit a delivery plan and proposed delivery routes. The University will work with the City and the contractor to achieve minimum impacts. • Construction will start and end before peak traffic hours. • Construction deliveries will be spread out during the day. • Delivery staging will not be allowed along Campus Road. The vehicles will be driven off the main road to the access entrance to the project site. • Construction workforce parking will be provided and designated in a specific location to avoid having the workforce park at other locations within the City and on Campus. • Use of designated truck routes. • Scheduling road closures during off-peak times, such as the holiday break period. Construction Impacts to Pedestrians& Cyclists The sidewalk on the south side of Campus Avenue and the walkway on the east side of the Gannett Health Services Center, leading to Ho Plaza, will remain open throughout the duration of construction. Bicycle routes will be affected during periodic lane closures for utility connections; at those times bicycle safety will be accommodated as part of the detour plans. Mitigation Measures Proposed by the Applicant: • Clearly mark all detours around active construction areas. • Adequate fencing,walls, or other barriers to prevent pedestrians or bicyclists from entering active construction areas. • Location of construction staging areas to minimize conflicts between major pedestrian and bicycle routes to and from active construction areas. • Controls to minimize dust and water run-off along or over pedestrian and bicycle routes. IMPACT ON ENERGY No impact anticipated. 7/21/2014 Page 4 of 5 IMPACT ON NOISE &ODORS Normal construction noise is inevitable and will impact the existing Gannett Health Services Facility, Olin Hall, and, potentially, additional adjacent structures for the duration of construction. No other significant impacts anticipated. IMPACT ON PUBLIC HEALTH No significant impacts anticipated. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD No significant impacts anticipated. Prepared by: Lisa Nicholas,Senior Planner 7/21/2014 Page 5 of 5 PROPOSED RESOLUTION Site Plan Review CEQR Health Services Facility Campus Road City of Ithaca Planning and Development Board July 22,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for renovations and expansion of the Gannett Health Services Building by owner, Cornell University, and WHEREAS: the applicant proposes to build two additions to the existing building for a total expansion of 73,600 SF. One addition will be a 4-story, 55,000-SF building facing Campus Road and connected to the two wings of the health center. The second addition will be 18,600 SF on the northeast corner of the existing building. The project also includes construction of a new entrance on Ho Plaza and internal renovations. Site development includes a revised drive off Campus Road, landscaping, site amenities, and utility improvements. The project is in the U-1 Zoning District and requires a Storm Water Pollution Prevention Plan, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(b) and (n), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 24, 2014 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 22, 2014, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3 prepared by Planning staff, plans entitled "Existing Conditions Plan (C100)", "Erosion and Sediment Control Plan Phase IA(C101Phase IA)","Erosion and Sediment Control Plan Phase I (C101 Phase 1)", "Erosion and Sediment Control Plan Phase 2 (C101 Phase 2)", "Utility Plan Phase IA (C103 Phase IA)", "Utility Plan Phase 1 (C103 Phase 1)" and "Utility Plan Phase 2 (C103 Phase 2) all dated 3-11-14 and prepared by Chiang O'Brien Architects and T.G. Miller P.C.; "Grading (L301)" and "Pavement Patterns and Scoring (1,203) dated 2-21-14 and "Demolitions and Removals Phase lA(L100 Phase 1A)", "Demolitions and Removals Phase 1 (L102 Phase 1)", "Demolitions and Removals Phase 2 (L103 Phase 2)", "Layout (L201)" , "Details (L501)" and "Temporary Roadways and Parking Phase 1 (L101)" all dated 3-4-14, and "Planting (L401)" dated 7-1-2014 and all prepared by Chiang O'Brien Architects and Trowbridge Wolf Michaels; "North Elevation", "South Elevation", "East Elevation" and "West Elevation" all dated 7-8-14 and prepared by Chiang O'Brien Architects; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: I PROPOSED RESOLUTION Site Plan Review Preliminary&Final Approval Cornell Health Services Facility Campus Road City of Ithaca Planning and Development Board July 22,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for renovations and expansion of the existing Gannett Health Services Building by owner, Cornell University, and WHEREAS: the applicant proposes to build two additions to the existing building for a total expansion of 73,600 SF. One addition will be a 4-story, 55,000-SF building facing Campus Road and connected to the two wings of the health center. The second addition will be 18,600 SF on the northeast corner of the existing building. The project also includes construction of a new entrance on Ho Plaza and internal renovations. Site development includes a revised drive off Campus Road, landscaping, site amenities, and utility improvements. The project is in the U-1 Zoning District and requires a Storm Water Pollution Prevention Plan, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(b) and (n), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 24, 2014 declare itself Lead Agency for the environmental review, 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: the Planning and Development Board held the required Public Hearing on June 24, 2014, and WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and all comments received have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 22, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff, plans entitled "Existing Conditions Plan (C100)," "Erosion and Sediment Control Plan Phase 1 (C101 Phase 1)," "Erosion and Sediment Control Plan Phase IA (C101Phase 1A)," "Erosion and Sediment Control Plan Phase 2 (C101 Phase 2),""Utility Plan Phase 1 (C103 Phase 1),""Utility Plan Phase lA (C103 Phase 1A)," and"Utility Plan Phase 2 (C103 Phase 2)," all dated 3/11/14 and prepared by Chiang O'Brien Architects and T.G. Miller, P.C.; "Grading (1,301)" and "Pavement Patterns and Scoring (L203)," dated 2/21/14 and "Demolitions and Removals Phase IA (L100 Phase IA),""Demolitions and Removals Phase 1 (L102 Phase 1)," "Demolitions and Removals Phase 2 (1,103 Phase 2)," "Layout (L201)," "Details (L501)," and "Temporary Roadways and Parking Phase 1 (L101)," all dated 3/4/14, and "Planting (L401)," dated 7/1/14, and all prepared by Chiang O'Brien Architects and Trowbridge Wolf Michaels, LLP; and"North Elevation," "South Elevation," "East Elevation," and "West Elevation," all dated 7/8/14 and prepared by Chiang O'Brien Architects; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project, subject to the following conditions: i. Written approval from the City Stormwater Management Officer, and ii. Bike racks to be installed before certificate of occupancy, and iii. Submission to Planning and Development Board of revised drawings, showing final materials under the surface of the pass-through, and iv. Submission of a revised and corrected drawing entitled "Building Axonometric Views (A200)." Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning and Development Board Declaration of Lead Agency Waterfront Apartments 323 Taughannock Blvd. July 22,2014 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 20 waterfront apartments to be located at 323 Taughannock Blvd.,by Steve Flash, and WHEREAS: the applicant proposes to redevelop the 10,592-SF parcel, which currently contains a vacant 1-story building (formerly known as the Tradewinds Lounge) and approximately 10 surface parking spaces. The proposal is to develop a new 3-story mixed-use building with ground-floor office space, bike storage, 18 covered parking spaces, and 20 1- and 2-bedroom market-rate residential apartments on the 2nd and 3rd floors. Site amenities include a rooftop terrace, a publicly-accessible pedestrian promenade contiguous to the Old Cayuga Inlet, lighting, signage, landscaping, and site furnishings. The applicant also proposes to make changes to the adjacent City parking lot in front of the building to allow better ingress and egress, provide 4 additional City-owned parking spaces (9 total), a public sidewalk directly in front of the building, and 2 planting islands with large shade trees. The project is in the WF-1 Zoning District and requires design review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(h)[2] and B.(1)(k), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: this project will require approval from the Department of Public Works, for modification to the parking lot, the NYS Department of Environmental Conservation, and the NYS Canal Corporation, all of whom have consented to the Planning Board's being Lead Agency,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself as Lead Agency in Environmental Review for the proposed project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 drydensouth 205-207 Dryden Road Ithaca,New York 14850 315-343-9376 July 16, 2014 JoAnn Cornish Director of Planning and Economic Development City of Ithaca 108 East Green Street Ithaca,New York 14850 RE: Dryden South recommendations for tenant transportation Dear Director Cornish, I am pleased to provide you with information regarding tenant transportation in Collegetown in relation to the Dryden South Project. I understand the need for sustainability and alternative transportation, as set forth by the City of Ithaca. In the hopes of supporting all the initiatives to promote attractive,walk- able neighborhoods and the accommodation of green modes of transportation I will do the following: • Provide maps and information materials • Encourage students to incorporate TCAT passes into their student IDs • Distribute materials to enroll students in Ithaca Car Share • Support Bicycle Initiatives; Dryden South will provide a sidewalk bike rack as well as bike storage inside our building Historically, few tenants have requested parking accommodations. When initializing relationships/leases with future students I will discourage them from bringing cars. I will offer the suggested alternative modes of transportation as an important part of the 21 st century Collegetown Experience. I hope this helps with your mission of accomplishing Ithaca's transportation goals. My Best Regards, Patrick F. Kraft Dryden South July 11 2014 Pr4'bl' Lisa Nicholas Senior Planner Planning Division City of Ithaca 108 E. Green Street Ithaca, NY 14850 RE: 205 Dryden Road 307 College Avenue ARCH ITECTUR E Dear Lisa: Transmitted herewith please find the following additional information for the two referenced projects as part of the Site Plan Review application. SPACE PLANNING 205 Dryden Road: (28) 11" x 17" copies of • Dwg L103. Demolition Plan, Disturbance Plan, Utility Plan and details. INTERIOR DESIGN • One copy of Soil Test Boring Report. 307 College Avenue (28) 11" 17' copies of • Dwg 1.05 : Disturbance Plan, Demolition Plan U R B A N D E S I G N • Dwg 1.06: Utility Plan, Signage and details. • Statement regarding parking deficiency. • One copy of Soil Test Boring Report. • Planting Plan to follow Please let me know if you need additional information for this submission. Thank you for your time and help in this matter. 312 East Seneca Street Sincerely, Ithaca, New York 14850 Jagat P. Sharma Phone (607) 272-9361 Fax (607) 272-0505 Web www.sharma-arch.com Email info@sharma-arch.com NOTE5: V-4. 1. PROVIDE DOWELED JOINTS BETWEEN EXISTING AND NEW SIDEWALK SLABS. 2. PROVIDE TOOLED TRANSVERSE CONTROL JOINTS,1-1/2 INCH DEEP.MATCH EXISTING SCORE PATTERN, 3. TOOL ALL EDGES AND JOINTS TO MATCH EXISTING CONDITION. `.LFE363 4. IMPRINTED SCORE CONCRETE PATTERN AND COLOR TO MATCH EXISPNG CONDITION �--10 3/8"--' ® ® ® ® RACK. S MANTED'FLOW'BICYCLE RACK.u MANUFACTURED BY FUNCTION FIRST ING. SECOND - BLDG BRA(4)BIKE CAPAQn FLOOR STEEL PIPE DRYDEN SOUTH KRAFTEES L"GHTED SIGN N.6'WADE SECTIONS (VERIFY IN FIELD) 4'-na. P81 CONCRETE CM (� o�tin m o 207 ()TEM 6GB.Ot01} STEEL PLATE HCMT:S l/d" Q RECESSED 6'x6'10f10 WELDED WIRE FABRIC BRICK COIIpSIN® MOUNTING DP11GN �� 15 DOWNLICH7S _ L cl1 EMBEDOEO AT MIL—OEPTH.SUPPORT p N WITH METAL CHAIRS ONLY. WALL MOUNTED 2% 4'CONCRETE WALK N LIGHTS-ELI , 5 1/d" a m z iZ ♦+ W O L ROAD m L FIRST o°^"o o•o` Rye o D a z e J L- ' I a 7 FLOOR ALUMINUM BACK PAN DRYDEN ROAD GRADE AND COMPACTED — PAVEMENT SU80RADE 6"SUBBASE.TYPE OPTIONAL MUSHROOM HEAD -- (REM 304.15) HAMMER ORNE ANCHOR IN STAINLESS STEEL ` O 4 NORTH ELEVATION-SIGNAGE 5 CONCRETE PAVING 6 BIKE RACK LIGHTING DETAIL-EL1 NOT TO SCALE NOT TO SCALE NOT TO SCALE NOT TO SCALE z _ I ' ca U o co o TRANSFORMER o. LOCATION IF NEEDED O 00 0 - 00 00 00 oy O x py REMOVE °'k r 00 ( N EXIST, OH I 0 O °o o 11 D PROPOSED BUILDING o I ----------- i EMovE,p'I t __ 2ND FLOOR PORCH' „ CURBS 1 6 STORY+BASEMENT g I ( r A D o ii s I EXIST.CRAWLSPACE o — lIII II ELEV, -740' 0 O 75 BASEMENTELEV. -734,5' 0 FIRST FLOOR ELEV.-744.5' 0 1 I I FDN WALL ABOVE 00 I BUILDING II 8 i NO,205-207 BASEMENT EXCAVATION o I� DEMOLISH EXIST,BUILDING STAIR,CURBS,ETC 1 !!!!!! f AUGERED PILES AND �p II ' 3 STORY I ill I GRADE BEAM i -�-1 O ,- ------ I\--- REMOVE OH p REMOVE O 0.2 rn 0 —U S o p SERVICE O _ f NCLOSED Z 00 I I 2ND FLOOR PORCH TAIRS _ { v� °o ------------- 00 b UNDERGROUND ELECTRIC -O 0 00000 O ' iSTORY _31I11 TO METER ROOM OR TO TRANSFORMER D THE o 1 II REAR YARD rn ccwc TE WALK NG,. DATE REVISIONS sA s sI I sl si __ C1 DWG.TITLE: UTILIT�!PLAN, c REMOVE& RE LACE EXIST- SIDEWALK, BRIC AREA DISTURBANCE PLAN, F CURB. MA H, PATCH ALL DISTURBED A AS DEMOLITION PLAN, s SIGNAGE,DETAILS DRY EN ROAD DRY EN ROAD DRY EN ROAD SCALE: w w w w w w w BATE: DISCONNECT AND CAP NOTES: JULY 1,2014 EXIST. UTILITIES DRAWING BASED ON SURVEY DATED DWG NO: JULY 8 2010 BY T G MILLER P.C., LICENSED ENGINEERS&SURVEYORS �J /1/� UTILITY PLAN DISTURBANCE PLAN 3 DEMOLITION PLAN G Dyd, ..d KIaIN2050rydenRoed � ON s UAA�fEES `- v �IJ � DRYDEN RO PROJECT DAN S �" NEW 6STORY+BASEMENTMDEOUSEBUINING 0..raill , fffyyy� ZONE, 11112 � JJJLOTAREA 41302SfAL LOTCOVERIOF; SS66 SF,U% i \ DRYDEN ROAD I + L L t FROM •54' REAR 40'4° 910EAL GROSSPAEA FIRSTFLOOR 6,96 r% .- _ ,. 1 J f. s - 2NG•6TN FLOOR 3,636 6= n,Ms TOTAL 21,210 NO.OF DWELLING UNITS 110�dBRONIIS NO.OF000UPANTS 10 JBSat P.Shim ° Archie N Tu mMUDUMPM ,,,MMM DRYDEN SOUTH ME T �n%N d d ryen z45orydenRo9,Mtaca,NewYak QMsmu I , I a� a� '4P 1 � � II � II � A III � ' II i 01 i It it irr i -IIII IIIIIC - IIIIII�IIIC III_ `IIIIIIIIIIII _III�III�I�IL i ' - I _Illll IIII_ _ _I II 1 [- �I IIII IIII- =mac � mac- - mac I mac= =.11. I :IIc= �i I �il�li�1'llli = -IIII IIC 1 All]IIII at 1= _IC IIJI IIiIllli= -- — — l � II��II_III= I lit ,o 0 _-------------------_----------__-___________� F SHORIIJG 2•-6" ,,_G„ - 2,_B„ I L3.a3 ANGLE FIRST FLOOR LEVEL _ _ FIRST FLOOR LEVEL ELEV.=0'-0" - x ELEV.�+D'-D" I 7'EENT PLATE ti w` II n i N=N V I I � i i 4 10 ro I 77 d� p HP&36 / EXISTING FOUND ON FOUNDATION Rl.ALL I EXISTING FOUND TION o I UNKNOWN AT THE MOMENT UNKNOWN AT TF E MOMENT I ; I 1 G t i 2 � 14"CASSION 14"CASSION oznn l NJn J I I I I 5-1 I o PROPERTY LINE PROPERTY LINE s I I SHORING SHORING BASEMENTFLOOR LEVEL ISEMENT FLOOR LEVEL / ELEVF-12`-D" i o xao SC ALE ENLARGED PLAN I o L I i n i c0 ° n h li D II 1 n r 11 5 DRYDEN PLAN (DI'ALE. i18=r-a' 2 SECTION AT CASSION SECTION AT WALL SCALE: 3/4 V-D" SCALE: 3/4 1'-0" FOULJRATION CCHFMATIC RFPO$I 1,PROPOSED SYSTEM FOR 205 DRYDEN ROAD MILL CONSIST OF DRILLED IN CASSIONS SOCKETED INTO BEDROCK TO PROVIDE FOR BOTH LATERAL AND VERTICAL SUPPORT FOR THE PROPOSED BUILDING. HCR170NTAL SHORING BETWEEN THE CARSIONS WILL SUPPORT LATERAL It is a violation of New York Education Law Article'145 Sec. _ PRESSURE FROM THE EARTH.CONCRETE BASEMENT WALLS L IS PROPOSED 7209,for an erson,unless he Is actin under the dlrectlon of t TO SPAN BFRtMEN CASSIOH. TO CRETE T EXTERIOR ALLI AND PROPOSED COLUMNS. y p g ®! - WE ANTICIPATE TEMPORARY BRACING DURING CONSTRUCTION TO ASSIST IN a licensed professional engineer or land surveyor,to alter an _ THE SUPPORT OF THE EARTH PRESSURE AS WELL.WHEN ONCE THE RAMING item in any way.If an item bearing the seal of an engineer or 2 RAVE ENGINEERIA(G AND 157 FLOOR LEVEL HAVE BEEN INSTALLED,TEMP BRACING CAN BE REMOVED. land surveyor Is altered,the altering engineer or land surveyor 3 &LAND SURVEYING,PC. 205 DRYDEN ROAD shall affix to the item his seal and notation"altered by" followed by his signature and the date of such alteration,and a 4 2110 SOUTTTt:LTNTONAVFNUF,SUITF I I TH AC A, NEW YOR K specific description of the alteration. 5 RCCRF.8TFR,NawvoRx 14618 TL: 585 223-3660 77T R-3 o AL Copyright © 2014 REVISIONS DATE BY FX: �585�223-4250 S_1 _CPIC: AS 1101[D PROPOSED RESOLUTION Site Plan Review Declaration of Lead Agency 205 Dryden Rd. (Dryden South) Mixed-Use/Apartments City of Ithaca Planning and Development Board July 22,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a mixed use building, to be located at 205 Dryden Road in the City of Ithaca by Jagat Sharma, applicant for Pat Kraft, owner, and WHEREAS: the applicant proposes to demolish the existing wood-frame structure and construct a 64' six-story,plus basement,mixed-use building with a footprint of 3,655 SF. The bottom floor will have 2,112 SF of retail space to be occupied by the business currently on site. The upper five floors will have two four-bedroom apartments per floor, for a total of 10 apartments and 40 bedrooms/occupants. The building includes an inner court for light and ventilation, located on the west side of the building. Building construction will require a steel-pile foundation system. The project site is in the MU-2 Zoning District. In compliance with district regulations, the building is set back 5 feet from the front property line, 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. The project requires Design Review. 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 Site Plan Approval for the proposed project,to be located at 205 Dryden Road in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ® Yes [:]No Any construction on slopes of 15% or greater(15-foot rise per 100 feet of length) or where general slope in the project ❑ ❑ ❑ Yes ❑ No exceeds 10%. Construction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No than 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑ ❑ [:] Yes ❑ No Construction on land where bedrock is exposed or generally ❑ ❑ ❑Yes ❑ No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or ❑ ® ® Yes ❑ No involve more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No Construction in designated floodway. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑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 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No Dredging more than 100 cubic yards of material from channel ❑ ❑ ❑ Yes [:] No of protected stream. Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ Yes ❑ No Cayuga Lake, or Cayuga Inlet? Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 2of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ® No Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No Project requires use of source of water that does not have El ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ Yes ❑ No public water supply system. Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No Liquid effluent will be conveyed off the site to facilities which ❑ ❑ [:] Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of ❑ ❑ [:] Yes ❑ No 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an ❑ ❑ ❑ Yes [:] No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical ❑ ❑ ❑ Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 3of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Project will induce 500 or more vehicle trips in any 8-hour El ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No BTUs per hour. Other impacts (if any): Construction Impacts — 18-month construction period. ❑ ❑ ❑ Yes ❑ No 4of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ❑ Yes ❑ No Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife ❑ ❑ ❑ Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year ❑ ❑ Yes ❑ No other than for agricultural purposes. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes ❑ No Proposed action would substantially interfere with any El ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 5of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? ® Yes [—] No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ ❑ Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening El ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): Building is on a prominent corner and will be visible from all four facades. ❑ ❑ ❑ Yes ❑ No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? ❑ Yes ❑ No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No landmark district. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 6of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? [—] Yes ® No Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No Proposed action will result in reduction in the quality of the ❑ ❑ ❑ Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No resource. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 7of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ® Yes ❑ No Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No Other impacts: Construction Impacts — 18-month construction period. Need more information about staging deliveries and pedestrian access during ❑ ❑ ❑ Yes ❑ No construction. IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ® Yes ❑ No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ [—] Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as ❑ ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): Construction Impacts — ❑ ❑ ❑ Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ❑ No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, El ❑ ❑ Yes ❑ No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ [—] Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No solid or hazardous wastes. Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ ❑ Yes ❑ No radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). 9of11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any ❑ ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): Existing building may contain hazardous substances. ❑ ❑ ❑ Yes ❑ No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? ❑ Yes ❑ No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans or ❑ ❑ ❑ Yes ❑ No goals. Proposed action will cause a change in the density of land ❑ ❑ ❑ Yes ❑ No use. Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional community ❑ ❑ [:] Yes ❑ No services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No more businesses. 10 of 11 7/21/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 7/21/2014 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III 205 Dryden Road- Mixed Use Date Created:7-16-14 PROJECT DESCRIPTION The applicant proposes to demolish the existing wood-frame structure and construct a 64' six-story, plus basement, mixed-use building with a footprint of 3,655 SF. The bottom floor will have 2,112 SF of retail space to be occupied by the business currently on site. The upper five floors will have two four-bedroom apartments per floor, for a total of 10 apartments and 40 bedrooms/occupants. The building includes an inner court for light and ventilation, located on the west side of the building. Building construction will require a steel-pile foundation system. The project site is in the M-U2 Zoning District. In compliance with district regulations, the building is set back 5 feet from the front property line. 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. The project requires Design Review. IMPACT ON LAND Construction will last approximately 18 months. The applicant has submitted a document entitled Geotechnical Analysis for New Apartment Building, 205 Dryden Road„ 28,April, 2014 prepared by Gary L Wood. P.E. The report makes the following recommendations: "The complication for this project is obviously the construction of a basement immediately adjacent to existing buildings. The soil supporting the foundations of the existing buildings on either side must be restrained to prevent lateral movement, and subsequent settlement, as the excavation is made. Usually this would be provided with either sheet piling or a soldier pile and lagging system. Either of these would produce vibrations as the piles are driven - whether using a conventional hammer or a vibratory hammer. Although the writer has been associated with many projects where driving has been conducted in close proximity to existing structures, it is not believed to be a viable option in this situation. Consequently, Auger Cast-in-Place Piles are recommended for this project It is proposed that the piles would be drilled around the proposed building perimeter from the ground surface, once the existing buildings are razed. This would be done with a hollow-stem auger and, upon reaching terminal depth, grout would be pumped down the hollow stem under pressure, as the auger is withdrawn. Placing the grout under pressure prevents either collapse of the hole or intrusion of ground water. Alternate piles would be constructed at a spacing of slightly less than their diameter apart. On the following day - when the grout has reached only initial set-the intermediate piles would be drilled making an interlocking wall. For present purposed it is believed they would be about 12 inches in diameter and extend to a depth of about twice the depth of the basement." Drawing L103 dated 7-1-14 shows the Disturbance and Demolition plans,which do not indicate any disturbance outside of the property line site. The Lead Agency requires verifications that this is 7/21/2014 Page 1 of 3 correct, and if not correct, revised drawings showing the anticipated limits of disturbance as well as information about construction staging if it is to occur off site. The applicant has also submitted a drawing prepared by Ravi Engineering& Land Surveying P.C. dated 7-15-14 showing plans and section of the foundation work. More information is needed about the type of shoring proposed and how it will be installed, as well as a description of drilled caisson installation. IMPACT ON WATER No Impact anticipated IMPACT ON DRAINAGE No Impact anticipated IMPACT ON AIR No Impact anticipated IMPACT ON PLANTS AND ANIMALS 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 Construction will last approximately 18 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities, particularly staging and deliveries will temporary but significantly impact vehicular, bike and pedestrian movements. It is anticipated that the project may require periodic partial road closure, potential removal of parking, well as sidewalk closure during the construction period. Drawing L103 dated 7-1-14 shows the Disturbance and Demolition plans, which do not indicate any disturbance outside of the property line site. The Lead Agency requires verifications that this is correct, and if not correct, revised drawings showing the anticipated limits of disturbance as well as information about construction staging if it is to occur off site. In addition the applicant should provide information regarding construction traffic routes, construction delivery, contractor parking and pedestrian and bike circulation during construction. Applicant should also respond to comments from the City transportation Engineer, dated 7-10-14 requesting information on vehicular trips, and bike parking. 7/21/2014 Page 2 of 3 IMPACT ON ENERGY No Impact anticipated IMPACT ON NOISE AND ODORS Construction will last approximately 18 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities will temporary produce noise that will affect residents and businesses in the immediate area. The Lead Agency requires that the applicant limit noise producing construction activities to Monday—Friday from 7amto6pm. IMPACT ON PUBLIC HEALTH No Impact anticipated IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NIEGHBOORHOOD No Impact anticipated Prepared by: Lisa Nicholas,AICP, Senior Planner 7/21/2014 Page 3 of 3 PROPOSED RESOLUTION Site Plan Review CEQR 205 Dryden Road Mixed Use/Apartments City of Ithaca Planning and Development Board July 22,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a mixed use building, to be located at 205 Dryden Road in the City of Ithaca by Jagat Sharma, applicant for Pat Kraft, owner, and WHEREAS: the applicant proposes to demolish the existing wood-frame structure and construct a 64' six-story,plus basement,mixed-use building with a footprint of 3,655 SF. The bottom floor will have 2,112 SF of retail space to be occupied by the business currently on site. The upper five floors will have two four-bedroom apartments per floor, for a total of 10 apartments and 40 bedrooms/occupants. The building includes an inner court for light and ventilation, located on the west side of the building. Building construction will require a steel-pile foundation system. The project site is in the MU-2 Zoning District. In compliance with district regulations, the building is set back 5 feet from the front property line. The project requires Design Review, 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 and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 24, 2014 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on July 22, 2014, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3 prepared by Planning staff; plans entitled "Existing Site Plan (L101)" dated June 15, 2014; "Site Plan", "Site Section" and project rendering all on a sheet titled "Drawing 1 and "North Elevation", South elevation", "West Elevation", "East Elevation", "Typical Floor Plan (2-5)", 6th Floor Plan", and a perspective drawing all on a sheet titled Drawing 2, dated July 15, 2014, and all prepared by Jagat P. Sharma Architect, and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 I PVAULTRtC ----------T ........... 7L. N. ONOLE'I I ELCRIC BUILDING I _\ ASPALT_I8� DRIVE 1 / NO. 307 I \ 1 I `\ \ ' 1 1 +� W If 'IQ ———- DEMOLISH EXIST. 2STORY \ I `�, w ti DISCONNECT AND CAP Q \\ i BUILDING+BASEMENT EXIST.UTILITIES r 13.\ I I ASP�LT 1 '7" ! J BA-' 1 r n I I \\ 1 I 2 S70RY f \ I /1 RFACE V ( ol LIJW I /\ \\ 1 rase 1 HOUSE \ I 2 I NO.226 / LZII CL DEMOUSH EXIST. I PORCH - 91 ASPHALT DRIVE \` i \\ \ a f I 1 ML12 CR4 R_ T- 0 10, 20' 40' DEMOLITION PLAN SCALE 0 VAULT 0 PILE FON FOR ' STEEL COLUMNSUj I asPuatT+ U EXTENT OF EXIST BASEMENT EL.84.0' HACW WI PROPOSED BUILDING J 6 STORY+BASEMENT ( a,r Q J EXTENT OF BASEMENT HOUSE I o EXCAVA770N I NO.226 W W I - - - I Z BASEMENTEL. -82.5' FIRST FLOOR EL.-92.5' SITE DISTURBANCE I J7111 f LINE BASEMENTCONC,WALL ON STEEL LAG PILING \ f --T-- 4 T -- g� rya/ 1^0o I / sl 0 10, 20' 40' DISTURBANCE PLAN SCALE Jagat P.Sharma DWG.NO. Architect COLLEGETOWN CROSSING TITLE: DEMOLITION PLAN,DISTURBANCE PLAN g SCALE: 1" 10'-0" 1 . 05 312 East Seneca Street Ithaca.New York 307 College Avenue, Ithaca, New York DATE: JULY3.2014 Phone;(607)-272-9361 Fa:(607)-272-0505 I ELECTRIC I EP i I _ �_`_ -1 10 3I8"--------� LL,FE363 W m h Z Y rRoic LINEAR a) i ASPNPLTI DRIVE - DRAIN \\ 1 1 \ HCMT151/4' . LLJ Ca W - UNDERGROUND ELECTRIC - W I TO METER ROOM OR TO I S 1 j$ J TRANSFORMER YARD THE \ 1 I-!J W - HOUSE Q m Q I NO.226 1 Z a ALUMINUM BACK PAN COMBINED DOMESTIC -- AND SPRINKLER WATER - W' !. O ¢"SAN MECH/METER 1 ® °'� LO ROOM I LIGHTING DETAIL-EL1 4"STORM NOT TO SCALE .ROOF DRAINS CB 1 / 1 I I �� �o 1 � MU2 y CR4 r 1 CONNECT TO BUILDING / STORM DRAIN I z._4. UTILITY PLAN - PREFABRICATED'FLOW'BICYCLE RACK,AS MANUFAGfURED BY FUNCTION F)M INC, 14(4)BIKE CAPACITY - ROOF STEEL PIPE ❑❑ ❑ STEEL P MOUNPNG OPTION 4•CONCRETE WALK A a ® 6TH FLOOR LED Lill MUSHROOM HEAD ® 5TH ® � � ® RUINER DRNE ANCHOR FLOOR N SiUN E55 STEEL BIKE RACK ❑ ? ❑❑ ❑ ❑a NOT TO SCALE ® 4TH FLOOR Z. PpE DBE EDrnJAO S�BE 4EREOLSIDNN6 NeNz S�DEWAD EP,NATCH E%I5 ING SCORE PA ERN. ❑❑❑ ❑❑ ❑❑ ❑❑ ❑❑ 3. TOOL ALL EODES AND CONCRETE A IMTCH EXISTING CO WCH 4, IMPRINTED SCORE CONCRETE PATTERN AND COLOR TO MA1CH IXISTiNG CONDITION, ® 3RD M1 ® ® ® ® eLOG GREENSTAR FLOOR COLLEGETOWN CROSSING LIILJMI1�1 ❑❑❑ ❑❑ _ �� ❑❑ ❑❑ ❑❑ ❑❑Ism 6'WIDE 9ECTIQN' (vERIFY?N FIEIn) 4"-4000 PSI CONCRETE 11 (REM 608,0101)Li 6'x6"10/10 WELDED WIRE FAaRIG BRICK PAVERS GRANITE EMBEDDED AT MID DEPTH.SUPPORT CURB WITH METAL CFWIRS ONLY. ® ® 2ND O O 0 ® FLOOR `* GREENSTARILL, zc 0 000000 00 VwNuE0 DDx�mucers o g-.o °,oQoog�� o •a o ftOAD ❑ EIDELLIE UCHTS-ELI �ORAOED.AND COMPACTED PAVEMENT SURGRADE 6"SUBBASE.TYPE OPTIONAL EL, =F ❑ (REM 304-16) NORTH ELEVATION-SIGNAGE,LIGHTING VARIES WEST ELEVATION-SIGNAGE,LIGHTING CONCRETE PAVING NOT TO SCALE NOT TO SCALE NOT TO SCALE Jagat P.Sharma Architect C O LL EG ETOW N CROSSING TITLE: UTILITY PLAN,SIGNAGE.DETAILS qv' DWG,NO. 312 East Seneca Street SCALE: 1"=10'-0,' L Ithaca,New York 14850 307 College Avenue Ithaca New York Phone:(607)-272-936i DATE: JULY 3,2014 Pax;(607)-272-0505 Collegetown Crossing 307 College Avenue, Ithaca, NY Parking Deficiency in the CR-4 zone . The building lot for Collegetown Crossing falls in two separate zones, MU-2 and CR-4. A new six story building is proposed for the MU-2 zone which extends into the CR-4 zone as a four story portion. Existing building at 226 Linden Avenue in the CR-4 zone has three dwelling units: one (1 BR), one (3 BR), one (6 BR) with a total occupancy of ten persons. Under the new CR-4 zone the building will require a total of 4 parking spaces: 1- 1BR 1space 1- 3BR 1space 1- 6BR 2 spaces Construction of the new building on the site will remove all existing parking spaces except 1 space along Linden Avenue resulting in an off-street parking deficiency of 3 spaces. Under the new zoning for CR-4, parking spaces are not required for buildings that comply fully with the New York State Building Code or Residential Code for new construction provided a transportation demand management plan is accepted by the Planning and Development Board during site plan review. For acceptance consideration by the board we submit: 1. The existing building will be made to comply fully with the New York State Building,.Code. 2. The new Collegetown Form District Zoning eliminated parking requirements for the MU-2 portion of this lot. 3. The building is located in close proximity to the campus. 4. The occupants will have access to College Avenue by walking down the cross block walkway. 5. College Avenue is on TCAT's bus route and the new project includes a bus shelter along College Avenue. The occupants will enjoy a frequently-served TCAT stop on the same property. AR(Nr 312 East Seneca Street, Ithaca, New York 14850 Phone:(607)-272-9361 FAX:(607)-272-0505 PROPOSED RESOLUTION Site Plan Review Lead Agency Collegetown Crossing(Mixed Use) 307 College Ave City of Ithaca Planning and Development Board July 22,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for Collegetown Crossing, a mixed use project to be located at 307 College Ave in the City of Ithaca by Jagat P. Sharma, applicant for Josh Lower, owner, and WHEREAS: the applicant proposes to construct a new mixed-use building (with an 8.600 SF footprint) on the 0.285-acre parcel. The building will contain 4,202 SF of commercial space and resident entrances on the ground floor and a mix of unit sizes on the 2nd through 6th floors. There will be a total of 46 apartments and 96 residents. The existing three-story wood-frame multiple- dwelling unit on Linden Avenue will be retained; however, the back and side porches will be removed. This structure contains three units with 10 bedrooms,bringing the total number of units proposed on the parcel to 40, and the total number of residents to 106. The project site traverses the block with frontage on both College and Linden Avenues and is within both the MU-2 and the CR-4 Zoning Districts. The new building steps down to four stories in the CR-4 Zoning District. The project includes a public cross-block walkway and a bus shelter. Building construction will require a steel pile foundation system. The existing 15 parking spaces currently on the site will be removed. Parking for portions of the project within the CR-4 Zoning District will require either 1) a variance, or 2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Demand Management (TDM) Plan approved by the Planning Board. The project requires Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(k.) and an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review, 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 Site Plan Approval for the proposed project,to be located at 307 College Ave in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 CITY OF IT CA BOARD OF ZONING APPEALS APPEAL /-ew !11)'" LY BUILDING PERMIT # APPEAL NO. HEARING DATE RECEIPT APPLICATION FOR: 1 . Type of Appeal . Appeal is made herewith for: An Appeal of an action, decision or interpretation of the Zoning Enforcement Officer A Special Permit under the Zoning Ordinance An Area Variance from the Zoning Ordinance A Use Variance from the Zoning Ordinance 2 . Appellant : LZ-C (Name of appellant) /vv Wi (Address of Appellant) (city) (State) (Zip Code) ((0 7� 7�- 5-3&Z (Telephone # of appellant) (Fax # of appellant - optional) 3 . Location of Property —�N- Szo Easl CZ-olo (Number & Street) (Use District on Zoning Map) Property Owner —6'6xf'f7, 9,10t, A,,,,rJS LL (Name of Owner) OL (Address of Owner) (City) (State) (Zip Code) 4 . Provision(s) of the Zoning Ordinance Appealed. (Indicate the article, section, subsection and paragraph of the Zoning Ordinance being appealed, by number. Do not quote the ordinance. ) 0 BOARD OF ZONING APPEALS Page 2 Appeal No. 5 . Previous Appeal ; A previous appeal ( )has ( ')has, not been made with respect to this proposal and was (were) made in Appeal No. dated 19 Appeal No. dated 19 Appeal No. dated 19 Appeal No. dated 19 6 . Reason for Appeal : Attach sheets that describe the interpretation that is claimed, or the use for which a special permit is sought, or the details of the variance or exception applied for and the grounds for which it is claimed that the variance should be granted, as the case may be. You should describe fully the use contemplated, and the physical characteristics of the property as they relate to zoning issues, giving figures for numbers of tenants, employees, users, and off-street parking spaces, as required. A dimensioned plot plan clearly illustrating the location and outlines of all buildings on the property, and lot lines is required, as well as elevation drawings for new construction may be required. Unless these drawings and/or plans -are on 8-1/2" x 11" sheets, suitable for reproduction, you will need to provide 8 sets of the drawings . Please refer to the information sheets and the Zoning Ordinance which describe the factual information required for each type of appeal for evidence to be presented as well as the Zoning Ordinance and attach your facts as exhibits to this application. BOARD OF ZONING APPEALS Page 3 Appeal No. I certify that the information submitted with the appeal is true to the best of my knowledge and belief, and that I have read, and am familiar with those sections of the City of Ithaca Zoning ordinance that apply to this appeal, (incli-idi.ng Section 325--40, which describes the powers and duties of the Board of Zoning Appeals) . I also acknowledge that the Board of Zoning Appeals may visit the property and specifically permit such visits. Signature of Appellant* Sworn to this day of 20_ Notary Public Appellant must be the owner of the property, unless an Owner's Authorization form designating an authorized representative is filed with the appeal. PLEASE SUBMIT ORIGINAL APPLICATION TO: City of Ithaca Building Department Phone: (607) 274-6508 108 E. Green St. Fax; (607) 274-6521 Ithaca, NY 14850 use Application of SEAR determination: Type I Type 2 --- Unlisted Environmental Assessment form used: Short Environmental Assessment Form Long Environmental Form Lead Agency Determination of Significance Building Permit Application # (if any) Date Received Date 1st Hearing Dates Subsequent Hearings Zoning District Revised 6/99 UP' I'VIIACA BOARD OF ZONING APPEALS OWNXR'S AUTHORIZATION FORM APPEAL NO. In any case in which an appeal to the Board of Zoning Appeals seeking an interpretation, special permit or variance on behalf of certain property is submitted and signed by someone other than the current record owner of that property, this form must be submitted along with the appeal. DATE '90 THE ZON114G BOARD OF APP)�!ALS, Tichaca, 14ew Nox,14;- I (We) �C L _C of l (Name) (Street Address) (Municipality) (State/Zip) own property at 3 Ku &vt S � ,,et (Street & Number) I am the sole owner of the above-mentioned property. This property is also owned by and I have a Power of Attorney to authorize this appeal (attach POA) . I do hereby authorize (Name) to appeal or request a variance or special permit on my (our) behalf, I (we) understand that the appeal will be heard at the --suiv meeting of the Board of Zoning Appeals. Signature STATE OF NEW YORK COUNTY OF TOMPKINS Sworn to this clay of 20 Notary Pu-Dlic Note to all those signing this form; (1) owners authorizing another to present an appeal on their behalf should be aware that the Board may, in granting relief, add reasonable conditions which then become binding an the property. (2) Especially where a variance is being sought, the owner may be the only person with detailed information about the property that is essential to the appeal. in such a case authorizing another person to appeal may be detrimental to the appeal unless the owner is either present at the hearing or sends another Person fully prepared to answer questions about the property and the feasibility of using it consistent with the zoning ordinance. Submit to: City of Ithaca Building Dept. , 108 E. Green St, Ithaca, NY 14850 (x,ev 4105) CIT V Siff ORT B NVMONMENTAL ASSENMNT FORM Project Mormatiox Tobe completed byapplicmtoj-projcrt sponsor. 1, ApplfianVBponsox: 2. ProjeotKarao: LI-C T cttr'e-1 'kf IL" ove'L 3. Project Location: 4. fs Proposed Action: oNew .o(Expansion o Modification/Alteration 5, Describe project briefly: �(-0c,c, 0"JA 6/1 1p,,,� 6. Precise Location(Road hterseefiow,Prominent Landmarks, eto, orprovido ma 7. Amount of Land Affected: Initially Acres or Sq.Ft. Ultimately_Lim' A=or Sq.Ft. 8. Will proposed action comply with existing zoning or other existing land use restrictions? seeA'�' V-._I-J�A(e id 7 0 Yes VNo If No,describe briefly: ,r ( -7 u ���s � J, 1 9. What is present land use in vicinity ofpxoject: ;0 esidential o1ndustrial oAgricultural o Parldand/Open Space Zommeroi.al o Other Describe: Commf 10.Does action involvQ a pennit(appro* or funding now or ultimately,from governmental agency(Federal,State or Local):Xews 0 No roval 110: if Yes L incy Name and Pemit/App Age PstkvrJ4 ef J u-4 � t y ``J°' n �Tt n�aw,�r+� ��� �, f 'C""' P�nx�- flo- 11.Dges any aspect of the action have a currently valid pdniit or approval? bNes o No If Yes,List A enoy Name and Femlt/Ap roval Type: 12.As a res in proposed actin A will existing pennikPrOval require mOffication? 0-yes I certify that the information provided above is true to bed of my knowledge. PREPAREWS SIGNATURE: DATE: PREPARBRIS TME: k A-1 j-\projeclaWomaOon\pdwobdtoWolim\oltYsoaf fomdou MORT EWWRON-JYMURA L Proleut WOYMAN To.Bo Comioleted DYBI& Xh oider to ons-war the questions in this ShortBavironmentat Assessment Porm(MEAP),thoprepatevIrto wo ow-rentl ame of t: W19 NTO I, will project esraIt fa a largo physical change to the project Sito or physically after more then one acre of land? 2. WiLl there be a change to auy unique or unusual land form f6tind on the site ox to any Q 0 site designated a unique natmal area or critical onviroomental area.by a.fooal or state agency? 3. Will the project after or have any offect on an existing waterway? 4.. Will theprojecthavo an impact ou groundwater quality? El 0 S. Will the project affect drainage flow on:adjacent sites? 6. Will the Project affed Fay threatened or endangered plant or animal species? El 0 7. Will the project result in an adverse effect on,air Tmlio 0 11 S. Will the ptojecthavo an effect on visual character of the community or scenic Views or vistas Imovm to be important to the commu*: 9. Will,the project adversely impact any site or structure of historic,pre-historlo,or 11 El paleontological importance or any site designated a local landmark or in a landmark district? 10. Will-tho project Wb an effect on existing or future recreational,opportunities? 0 11. Will the project result in trafflo problems or cause a major effect to existing 11 El tr"orintim sysWm? 12. Will the project cause objectionable odors,noise,glare,vibration,or olectdcal 13 El disturbance as a result oftho project's operation during comtmotfon or after completion? 13. Will the pxcjoot have flay impact on public health or safety? 14. Will the project of the existing community by directly causing Ell growth in El 0 permanent populations of more than 5 percent over a one-year period OR have a negative effect on the character oftho community or nolghborhoo d? Us. SS there public El n ff any qwtion,has been answered YES,a.completed Long Environmental Asswswoni Foie.(fXAI?) is.n6cessay. PRBPMR!S SICNATM: DAM PaPAMS TrMB: UPMSENTING: gAplarmizsglproje ctslis> bw ftng\V d I.Cloo :,�, CFI,'r' DALEY(R,O.) 79s/324 "t Jk4i-7 PH 3.40 � e , a � ' � CYNICRETE'BLOCK WALL•t. •NORTHPIN WHO 0.!' a • a • ` • '° ' • • CDNCREIF PAD' BU/LWNC�CORNFR OVER UNE D I't / / 796 324 � // /BUILDING , , ` cif /N0;314-32CJ%/,: /%/ �% it EAST STATE STREET/ ,A / 1� (2 STORY BUILDING) i V7t FACE UN i FpR R/V % ' U / f' ' ,.//%%%/' / `/• /i// %////I o'r Frrou PaoPEmr /� m D OD• WEST MO aPt06' rm No Or �11'CORNER//•� / ,/ � /////' /`% / i/ '' / ` / ` •/ p� t "mauve �,/;',% � %� /:�.�,•�• //� % d � 1 oOF117,2�F -% �UqQp� NE 'oo S$YFj -T '• q AIM IN e , STREET 29•i % e • a A " �, I O:• FACE /1 -.....,..-.���"•--.� ® n �. '6nacdErE s6ux' �• r�jy•�/,IJ,J snm '=�` a .• A•.aT4 , 47y} � • e M. Wiffism P,W-0 WON 741, PACE 196 TAY ka' .69-1--7 '3cu sY L. ? -0.1.31 ACM LEGEND 0—COMPUTEO POINT •—PIN FOUND WITH CAP ®—PARKING METER CERTIFICATION Miller Moyer,LLP MAP REFERENCES: 4—STREET LIGHT POLE Travis k Travis Development, LLC I hereby certify to Corey Building Associates, LLC I) SURVEY MAP N0.3f0—J12 EAST that I am a licensed land surveyor. New York State License STATE STREET DATED 10/18/1993 No,050098, and that this mop correctly delineates an BY T.G. MILLER, P C. actual survey on the ground made by me or under my direct W supervision and that I found no visible encroachments either , 2) SURVEY MAP OF CAREY �a way across property linos except as shown hereon. BUILDING, INC, DATED 9/2/1926 ry Q BY CARL CRANDALL. ° SIGNED:_-- �*c N�ee��� DATED: /1plU W e4 - TITLE: FIEVISM SURVEY MAP ;r;,, ,Ar I T. C. MWR P.C. 1V®.314-,320 PAST T E STREET ENGWEERS AND SL1r&YM CITY OF ITHACA, TOMPKINS COUNTY, NEW YORK 2W MOM"M Sn?EEi ITRWA,NEW YOU i4%W" DATE: ,• 7�(em)272-0477 i 201fj / s1o5n 1� 10 1 12 13 14 15 16 2014 I � 142R East stale Street .. I The Commons Ithaca,NY 14050 P:e07.273.3565 w,mtjs-archile cls.com T 3 T 5 I I Equipment Screen I Equipmenl5creen ❑ I _t/ech.Access Rco❑ 83' 1 I -�----'- — — — — — ---- — — — _ _ _ Mech,Access Roof I I -10" I 10" oRAwlNss urEr Anon 7 Penthouse Roof 69 TIC Sb-f: It is a violaf€on of section — — — _ 6956 of the New Yarfc State 77' 10 — --{—...-- — — —,_-,.T — — 7 Penthouse Roof � Education❑epartl t d.r 1 1 I 77'-1°" V persons unless ac€ins tinder ' 38'-5314" the direction oflhe licensed architect,to alterth'ra item rn anyway,Van item tearing the sea[of the architect b ,., ✓t a �� �:.,1^dr k4`'""- r" 7,. '� ,�.- --� �� I I altered the..hil shalt affix r 4,.. �. r`'r-rd -- - .y✓...n�w � /-sY ,' S, `z;�_.�,.- `�,':�-$`,.W .pis' :.`"" ,r:-C a„ their seal and the notation 7th FfoO--r 1 I I I 7t1 FloOf altered by tolmwedbythe 67'-1°" `� 67, 1 akehafi n9 ndaspeclficteof ✓; s^t -'`'",.,� ,�", .^.� f.,-z �, 7s-y-� " ,; s,,, ✓�' q„,G a descr€ption of the alteration. COPY lc>"lr, All p duction and€nlelleclual — hp rig res rvd. 61hFIOOr-Floor 2 lght20 5 - I_ — _ 6thFlaFture Jdngnyderncfhiteta,pLrc 7' f0 1 57'-1Q" I I I 3 I I I I a — — — -- — — — — — — — 5th Floor a--� ( I 47'-10 — — — -- -- — — — + —1- — — 5th Floor AT-TO" II I I I I I I I t -- — — — -- — — — 437 Floor 0 — — — i — — — 1 3 FIua.- r..._® I u s 1 — - a 3rd Floor 3rd Floor Al 2T-10" ❑ I I - - 1 st Floor 1st Floor I I 1=1 11=1 11=1 11 1=1[ 11= I I-1 I I—1 I -1 I I_I I I-=l I 11 f I 1=1 - I� I = °' 1=1 11=1 I R I !I F I 1=f 11 I 1 I PROPERTY LINE S 11=1�1=111=1 11=1!1=f I Ed l 1-1 11=1 11=f 11=1 I I I I-=1 11=1 I I-1 I 1=1!1=1 k l-1 11=1 11 I—III=1 I I-1 I I—I 11 III=111—!I I 1 I I_I f I-1 I I-1!I-11 1 I I-1 11-1 11-1 I l=1 11=1 I I I!—!11=1I 1=1 I i-111-111=1 11=1 I I-=11 I IT I I 1=1 1 1-- I I 1=11 F I I -111=11 -1 I f_.-!11-----I I! Carey o Aaseme�nt 4 Basement �,_10 !� 11= 11—}a 1=l 1�=U I= l I I f=l I� I 1=1� I f l-1-�1--1�1—_.- I I�=�1 I I=_.11_�—! __ _;°„ I I I=11 I-1 I I I =1[1---1 11—J I =11 I—I 11�1!I=111-111-111---11 I-�-1 I I-1 11-11 I—I 11=1 I I I 1=1 11—I f 1=11 I-1 f I-1 I—I_f_I—I I—) 1—I 1_I III-1 11—I 11=l I I-1 I l I_I—III—III -I 1 I-11 Building — ___ g 'Id'r�g — -- — = = — =11=1 i—�i i—i i i � ----= 314-320 E State St CBD.60 I CBD.100 Ithaca,NY14850 South/l Elevation East South 11B -1'-0 1 1� A 7t 12 . 13 14 5 IB OWNERS STREET CITY STATE ZIP NUMBER STREET Daley, Joseph J 306 E State St Ithaca NY 14850 118-24 Aurora St N Sciarabba, Karen & Sciarabba, James 119 E State St Ithaca NY 14850 218 State St E Pond, Marsha R 844 Ciubview Blvd N Columbus OH 43235 112-14 Aurora St N Ithaca Urban Renewal Agen 108 E Green St Ithaca NY 14850 334 State St E Fane, Jason PO Box 642 Ithaca NY 148519102 212-216 State St E Sciarabba, Karen & Sciarabba, James 119 E State St Ithaca NY 14850 220 State St E Sciarabba, Karen & Sciarabba, James 119 E State St Ithaca NY 14850 222 State St E Dico Partnership 407 W Seneca St Ithaca NY 14850 108 0 Aurora St N Trebloc Development Cc PO Box 697 Ithaca NY 14851 301 State St E S &S Partnership 20 Rosina Dr Ithaca NY 14850 116 Aurora St N Shen Properties, LLC 16 Arbor Point Ct St Charles MO 63303 224 State St E True, Nan T 2 Estates Dr Ithaca NY 148509792 126-34 Seneca Way City of Ithaca 108 E Green St Ithaca NY 14850 100 Aurora St S Stein, Dennis & Finegan, Edward , Bissell 403 E Seneca St Ithaca NY 14850 403 Seneca St E 140 Seneca Way, LLC PO Box 678 Vestal NY 13851 404-08 State St E True, Nan T 2 Estates Dr Ithaca NY 143509792 142-56 Seneca Way 4250 Vets Highway LLC 1721 D North Ocean Ave Medford NY 11763 215 State St E Ithaca Urban Renewal Agen 108 E Green St Ithaca NY 14850 120 Aurora St S 4250 Vets Highway LLC 1721 D North Ocean Ave Medford NY 11763 130 Aurora St S Contemporary, Trends 119-23 N Aurora St Ithaca NY 14850 119-23 Aurora St N Daley, Joseph 306 E State St Ithaca NY 14850 101-11 Aurora St N Daley, Joseph 306 E State St Ithaca NY 14850 115 Aurora St N City of Ithaca 108 E Green St Ithaca NY 14850 320 24 State St E Ithaca Urban Renewal Agen 108 E Green St Ithaca NY 14850 324 State St E Carey Building Associates 323 Tioga St N Ithaca NY 14850 314-20 State St E Daley, Joseph 306 E State St Ithaca NY 14850 310-1 2 State St E Community School of Music& &Arts in Tcmpk ns Cc 330 East State St Ithaca NY 14850 326-30 State St E Gateway Commons, LLC 323 N Tioga St Ithaca NY 14850 311 Green St E GPA Management, LLC; 323 N Tioga St Ithaca NY 14850 401 State St E NOTICE OF APPEAL. REGARDING ZONING OR SIGN ORDINANCE, CITY OF ITHACA, NEW YORK APPEAL NO. TO. Owners of property within 200 feet of and others interested. FROM: ctlrt Lz-c- name o person or agency ma ing appea REGARDING:(check appropriate spaces) 1. A variance to permitted use area regulations sign regulations and/or 2. Interpretation of zoning regulations sign regulations, and/or 3. Application for a special permit, applicable to the property named above, in a(n).CW 619 zone, CITY REGULATIONS REQUIRE THAT YOU BE NOTIFIED OF THIS APPEAL, AS DESCRIBED BELOW, TO GIVE YOU THE OPPORTUNITY TO COMMENT ON IT AND TO ATTEND THE MEETINGS LISTED BELOW. ANYONE WHO IS CONSIDERED AN INTERESTED PARTY MAY SPEAK FOR OR AGAINST THE APPEAL AT THESE MEETINGS, OR MAY SUBMIT A WRITTEN STATEMENT OR LETTER CONCERNING IT, ADDRESSED TO THE BOARD OF ZONING APPEALS, FOR THE INFORMATION OF THE BOARDS. THERE IS A TIME LIMIT OF 3 MINUTES IN WHICH EACH INTERESTED PARTY MAY ADDRESS THE BOARD OF ZONING APPEALS. THE BOARD OF ZONING APPEALS BASES ITS DECISION MAINLY ON THE WRITTEN EVIDENCE PRESENTED AND THE TESTIMONY OF INTERESTED PARTIES AT,THE HEARING. IF YOU DESIRE TO REVIEW THE CASE FILE, IT WILL BE AVAILABLE FOR YOUR INSPECTION DURING BUSINESS HOURS IN THE BUILDING DEPARTMENT. THE ENTIRE RECORD SHOULD BE AVAILABLE BEGINNING THE TUESDAY BEFORE THE SCHEDULED BOARD OF ZONING APPEALS MEETING. THIS APPEAL HAS BEEN REFERRED TO THE PLANNING & DEVELOPMENT BOARD. THE BOARD OF ZONING APPEALS IS THE DECISION- MAKING BOARD FOR ZONING APPEALS AND THE PLANNING & DEVELOPMENT BOARD ACTS AS AN ADVISORY BOARD. IF YOU WOULD LIKE INFORMATION ON THE MEETING DATES/TIMES FOR THE PLANNING & DEVELOPMENT BOARD, PLEASE CONTACT THE DEPARTMENT OF PLANNING & DEVELOPMENT AT 274-6551. City regulations require that you be notified of the appeal described below, to give you the opportunity to comment on it and to attend the meetings listed below. Anyone who is considered an Interested party may speak for or against the appeal at these meetings, or may submit a written statement concerning the appeal, addressed to the Board of Zoning Appeals. There is a time limit of 3 minutes for any interested party wishing to address the Board. The Board of Zoning Appeals bases its decision partly on the written evidence and testimony presented at the hearing. If you desire to review the case file, It will be available for inspection during business hours in the Building Department. The entire record will be available on the Thursday before'the scheduled Board of Zoning Appeals meeting. This appeal has been submitted to the Planning & Development Board. The Board of Zoning Appeals is the decision-making board for zoning appeals. The Planning & Development Board acts as an advisory board. The Planning & Development Board normally meets at on the"4!-hTuesday of the month. If you would like more information on the Planning & Developi4b'Qnot Board, )C'g' ntact the Department of Planning & Development at 607-274-6651 For additional information on the zoning appeals process, please contact the Building Department at 607-274-6608. The Board of Zoning Appeals will conduct a public hearing on the appeal at its meeting on S'1V 15� ?(q /'4 at in the Common Council Chambers. The Board of Zoning Appeals will make its ruling based on zoning and legal considerations over /\BRIEF DESCRIPTION OPTHE FACTS CONCERNING THE APPEAL FOLLOWS: Applicants should explainh they propose to do;J10W it differs from the present use,development or signage on the property; WHY the proposalrequires. . .~.~..~ interpretation or special permit. It should ue insufficient detail for the average person to understand basically Is proposed and how n may affect them, AdNNonal information, including a plan or sketch of the proposal,and the REASONS for it, may ba attached on additional pages. DESCRIPTION - ' — - � ' / Further Information nnthe appeal may be obtained from the Building Department, 108 East Green Street,Ithaca,,./ (v"')-^'*'ouvo where the appeal may oe seen,and where information un the appeal process orthe | Ordinances can also be-obtained from 8:O0A.M.'4:00P.K0.' 0|ondey-Friday. | Signature aoor*om Dote I rl vi5'+ltlQ h Residential Office Retail I Storage I Industrial TRAVIS H Y D E TO: Owners of property within 200 feet of 314-320 East State Street and others interested FROM: Travis Hyde Properties, Agent for Carey Building Associates, LLC REGARDING: A variance to area regulations in a CBD-60 zone This is a revised version of the previous correspondence on this matter: This letter is to inform you that the owners of the property at 314-320 East State Street Ithaca, NY are seeking a City of Ithaca Zoning Area Variance Appeal to the 60 feet height maximum in the CBD-60 zone, in addition to the six story maximum allowed in the CBD-60 zone. The owners are seeking to build a five-story addition on top of the existing two-story structure known as the "Carey Building," which would bring the structure to a height of 87 feet and 10 inches to the top of the mechanical tower, 81 feet and 4 inches to the top of the final story parapet wall, and a total of seven stories. The City Zoning Ordinance only permits a 60-foot height maximum and a 6-story maximum in the CBD-60 zone, where the project is located. The hearing date before the City of Ithaca Board of Zoning Appeals is: 7pm, July 1 st in the Common Council Chambers The present use of the building is ground floor retail, and the former use of the second floor was office space, which will remain as office space. The proposed use of the first additional floor (third story) is office space, and the proposed use of floors four, five, six, and seven are for residential rental apartments. City regulations require that you be notified of this appeal, to give you the opportunity to comment on it and attend the meeting listed above. Anyone who is considered an interested party may speak for or against the appeal at these meetings, or may submit a written statement or letter concerning it, addressed to the board of zoning appeals. The Board of Zoning Appeals bases its decision mainly on the written evidence presented and the testimony of interested parties at the hearing. If you desire to review the case file, it will be available for your inspection during business hours in the building department. The entire record should be available beginning the Tuesday before the scheduled board of zoning appeals meeting. This appeal has also been referred to the Board of Planning and Development. The Board of Planning and Development can advise the Board of Zoning Appeals. For information about the Board of Planning and Development, contact the Planning Department at (607) 274-6550. Any questions, comments or concerns will be warmly accepted in advance of the hearing by contacting the owner's representative: Jason Henderson (607) 273-1654 jhenderson@travishyde.com i i I �rIT CITY OF ITHACA e a Board of Zoning Appeals — Notice of Appeal APPEAL #2949 314-320 E. STATE STREET Appeal of Jason Henderson for Frost Travis, owner of the Carey Building, located at 314-320 East State Street, for an Area Variance from Section 325-8, Column 9, Height in Feet, requirements of the Zoning Ordinance. The applicant proposes to build a five-story addition above the existing two-story building at 314-320 East State Street. The addition will include an office use on the third floor and apartments on floors 4-7. The proposed seven-story building will have a building height of 77'10", which is the measurement at the seventh-story roof level. The Zoning Ordinance excludes the mechanical penthouse on top of the seventh floor from the building height calculation. The building footprint for 314-320 East State Street is in the CBD-60 Zone, where building height is limited to 60 feet. The applicant's request is for a building height 17'10" taller than the allowed building height in the CBD- 60 Zone. The property at 314-20 East State Street is in both the CBD-60 and the CBD-100 Zones, but the existing building footprint is in the more restrictive zone. Though the proposed mixed use is permitted in both zones, Section 325-38 of the Zoning Ordinance states that a Zoning Variance must be granted before a Building Permit can be issued. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2949 Address 314-320 East State Street Use District CBD-60/100 Date 8/5/2014 Applicant Carey Building Associates,LLC Owner Carey Building Associates,LLC Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Front Yard Side Yard or number of feet, Building Use Parking Loading (5q.Feet) (Feet) Stories Feet Coverage Yard whichever is less Height Existing Condition Business Use 5706 70 2 28' 90% 0 0 0 10' 28/2 and Use District 100% 25'feet Business except as and a min. Regulations District None None No Min. 10 None 60' required for None None None 10 feet minimum of 2 for Existing rear yard stories Note Non- Conforming OK N/A N/A N/A OK OK OK OK OK OK OK OK OK OK Conditions Proposed Business& Condition Residential 0 0 5706 70 7 77' 10" 90% 0 0 0 10' and/or Use District moor 100% 25'feet Business except as and a min. Regulation District None None No Min. 10 None 60 required for None None None 10 feet minimum of 2 for Proposed rear yard stories Note Non- Conforming OK N/A N/A N/A OK OK OK *Def. **OK ***OK OK OK OK N/A Conditions for Proposal Notes: *The height of the building from grade plane to the roof deck is 77' 10".The overall height including the roof top mechanical space is 87' 10". **The building has existing minor encrochments on the NE,NW,and SW corners of the building. ***There are existing awinings and a sign that encroch on the State Street R.O.W.These will remain on the existing building. �rIT CITY OF ITHACA e a Board of Zoning Appeals — Notice of Appeal APPEAL#2950 102 EAST CLINTON STREET Appeal of Ramsgard Architectural Design for TC3 Foundation, Inc. for three sign variances for the two proposed wall signs. The first wall sign needs a variance from the City's Sign Ordinance, Section 272-613 (2), which states in part that wall signs in commercial districts shall not exceed 50 S.F. and Section 272-4A(1) which states wall signs and the supporting structure cannot project more than 18" from the attachment point of the wall. The second wall sign requires a variance from Section 272-4 A (1) which states wall signs and supporting structure cannot project more than 18" from the attachment point of the wall. TC3 is in the process of constructing a new culinary institute and restaurant, called Coltivare, which will be located on the main floor of 102 East Clinton. The applicant is requesting to install a sign for the new restaurant that is larger than the maximum 50 S.F. allotted for each wall sign permitted in a commercial district. 102 East Clinton Street is located in the CBD -100 and CBD-120 zoning district. The massive building at this location also contains 7- stories of public parking. The culinary institute and restaurant will have 135'-8" of building frontage on South Cayuga Street and 122'-8" of building frontage on East Clinton Street. While the Sign Ordinance allows commercial signs to be 1.5 times the length of the building's frontage, it also restricts each wall sign to a maximum of 50 SF. For the sake of visibility and for the sign to be more proportionate with the size of the building, the applicant is seeking a variance for a sign that will be 146.4 SF in size. This sign also projects a total of 24" from the point of attachment. This is 6"more than allowed by Section 272-4A(1). The applicant would also like to erect another type of wall sign known as a projecting sign, which will be 26.90 SF in size. Section 272-4 A (1) allows signs to project a maximum of 18". The second proposed wall sign and its supporting structure will project approximately 6'-10 1/2" from the building wall. The property at 102 East Clinton Street is in the CBD-100 and CBD -120 zone where building signs are permitted. However, Sign Ordinance, Section 217-18, requires the Board of Zoning Appeals to grant the variances before the sign permits can be issued. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2950 Address: 102 E.Clinton(known as 235 S. Cayuga St.) Use District CBD-100/CBD-120 Date: August 5,2014 Applicant Ramsgard Architectural Desigr Owner: Ithaca Urban Renewal Agency Application Type: Sign Variance Projection Other Requirements Coltivare Wall Sign 146.4 S.F. 24" Projection Sign Wall Sign 26.9 S.F. 6'-10'/z" Regulations Wall Sign Permitted 50 S.F.Max. 18"Max. Note Non-conforming OK Def. Def. Conditions Notes: �rIT CITY OF ITHACA e a Board of Zoning Appeals — Notice of Appeal APPEAL#2951 121 CASCADILLA STREET Appeal of Amber Gilewski and Ducson Nguyen owners of 121 Cascadilla Street for a special permit as required under the Zoning Ordinance, Section 325-9 C (4) (g) to conduct a bed and breakfast home on their property. The applicants are also seeking variances from the requirements of the Zoning Ordinance Section 325-8, Columns 4, 6, 10, 11.12, and 14/15, lot area, percentage of lot coverage, front yard, side yard, and rear yard respectively. The applicant proposes to convert their single family home located at 121 Cascadilla Street into a bed and breakfast home. Currently the building at 121 Cascadilla Street is a 4- bedroom house where the bedrooms are located on the second floor. The owners will occupy two of the bedrooms; one which will be used as an office and the other for a sleeping room. The other two bedrooms will be used for guest rooms. Each bedroom is allowed two persons, so the maximum occupancy in the building will be limited to six persons. The Zoning Ordinance, Section 325-20D (3) (b) requires one parking space for each bed and breakfast room. Section 325-8, Column 4,requires two spaces for the other two bedrooms existing in the house. The property at 121 Cascadilla has only two off-street parking spaces. The applicants are requesting a variance for the additional required parking space. The property at 121 Cascadilla Street is located in an R-2b zone where bed and breakfast homes are permitted. However, Section 325-39 requires that a special permit be granted by the Board of Zoning Appeals before a Certificate of Occupancy can be issued. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2951 Address 121 Cascadilla Street Use District R-2b Date 08/05/14 Applicant Amber Gilewski Owner Amber Gilewski and Ducson Nguyen Application Type: Special Permit Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Side Yard Yazd or number of feet, Building whichever is less Height Existing Single Condition Family 2 2640 50.33' 3 28' *54.6% 17 8' 7' 2.9'or.07% and Use Dwelling District Two None 25%or 50'but not Regulations Family 2 3,000 35 3 35 35% 10 10 5 None for Existing Zone Required less than 20' Note Non- Conforming OK OK Def OK OK OK Def Def. Def. OK Def. Conditions Proposed Single Condition Family Ho B 2 2640 50.33' 3 28' *54.6% 1.7' 8 7' 2.9'or.07% and/or Use Dwelling B&B District Two requires None 25%or 50'but not Regulation Family *3 3,000 35 3 35 35% 10 10 5 None for Proposed Zone special Required less than 20' permit Note Non- Conforming OK Def. Def. N/A Def. OK OK OK Def. Del'. Def. OK Dcl'. N/A Conditions for Proposal Notes: *The zoning ordinance,section 325-20D(3)(b),requires one space per guestroom used for a B&B.The owner proposes to use 2 bedrooms for guests which will require 2 spaces and 1 space is required for the remaining two bedrooms in the dwelling. **Lot coverage includes the detached garage. �rIT CITY OF ITHACA e s Board of Zoning Appeals — Notice of Appeal APPEAL#2952 601 FIRST STREET, SCIENCENTER Appeal of Charlie Trautmann, Director for the Sciencenter, at 601 First Street, for a variance from the regulations of the City's Sign Ordinance Section 272-6B(2),which allows only one free standing sign per business; and Section 272-9 A, which states in part that signs must be set back 10- feet from the public right-of-way. The applicant proposes to erect a new monument sign, a type of freestanding sign. This will be the second freestanding sign on the premise. The other freestanding sign is located along Route 13. The proposed sign structure for this monument sign will be constructed of Lenrock stones laid to a height of three-feet and it will be approximately 20.5 feet long. The name the "Sciencenter"will be added to the face of the stone in 12"tall acrylic letters. On top of the capstones, there will be five sets of aluminum posts that will hold five -3 ft. wide x 3 feet tall, acrylic signboards used for information purposes. Only the signboard with the Sciencenter logo is calculated as part of the total sign area. The total area of the signage mounted on the monument structure will be 21 SF. The applicant proposes to locate the sign in the public right-of way at the corner of First and Franklin. Section 272- 9 A. requires signs to be set back 10- feet from a public right-of-way. To locate the sign in this area, the applicant also needs an easement form the Board of Public Works. There are also two existing building signs at the 601 First Street location. One building sign is over the main doors of the building. The other is a roof sign at the corner of First and Franklin Street. The applicant proposes to remove the roof sign because of visibility issues and believes that the 1' x 12' ground level sign located at the corner of Franklin and First Street will be better suited to help visitors find the museum. The Sciencenter at 601 First Street is located in a P-1 zoning district. Sign Ordinance, Section 272- 18 requires that variances be granted for the proposed signs before assign permit can be issued. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2952 Address: 601 First Street Use District P-1 Date: August 5,2014 Applicant Charlie Trautmann Owner: Sciencenter Inc. Application Type: Sign Variance SIP Type Area Setback Projection Other Requirements Existing Sciencenter Freestanding Sign 45 S.F. Sign Proposed Additional Freestanding Sign 21 S.F. Monument Sign Regulations One Freestanding Sign per Business Note Non-conforming Def. Conditions Notes: �rIT CITY OF ITHACA e s Board of Zoning Appeals — Notice of Appeal APPEAL # 2953 1108 NORTH CAYUGA STREET Appeal of Charles Izzo, owner of 1108 North Cayuga Street, for an area variance from Section 325-8 Columns, 7, 10, 11, 12, and 13, lot width,percentage of lot coverage, front yard ,side yard, and other side yard,respectively, requirements of the Zoning Ordinance. The applicant proposes to construct a 27' x 22' family room addition and enclosed entryway in the rear yard of 1108 North Cayuga Street. To make sufficient room for this addition, the applicant will remove an existing one story addition and deck from the rear yard. The new addition will increase the property's current deficient side yards. On the south side of 1108 North Cayuga Street, the existing house has a side yard setback of 8.2 feet; the Zoning Ordinance requires a 10-foot side yard setback. The "L "shaped addition will positioned at the 8.2 foot setback and extend an additional 16 feet along the side yard. On the north side of 1108 North Cayuga Street, the existing building's other side yard is approximately 2 feet deep. The Zoning Ordinance requires this other side yard to have a 5- foot setback. On this side, the applicant proposes to have the addition setback 3.5 feet for the length of the addition, which, on the north side is approximately 26 feet. The current lot coverage for the building at 1108 north Cayuga street is 31%. The maximum allowed lot coverage is 35%. The proposed addition will increase the lot coverage to 38%. The property has two existing area deficiencies that will not be increased by this proposal. The existing street frontage is 32.88 feet; the Zoning Ordinance requires a minimum street frontage of 35 feet. The front yard is only 3.5' deep; required is a front yard setback of 10 feet. The property at 1108 North Cayuga street is in an R2b use district where the proposed addition is permitted; however, Section 325-38 requires that variances be granted before a building permit can be issued. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2953 Address 1108 N.Cayuga Street Use District R-2b Date 08/05/14 Applicant Charles Izzo Owner Charles Izzo Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Side Yard Yazd or number of feet, Building whichever is less Height Existing Single Condition Family 1 3283 32.88' 3 30' *31% 3.5' 8.2' **2' 39.5%or 39.5' and Use Dwelling District Two None 25%or 50'but not Regulations Family 1 3,000 35 3 35 35% 10 10 5 None for Existing Zone Required less than 20' Note Non- Conforming OK OK OK Dcf. OK OK OK Def. Def. Def. OK Conditions Proposed Single Condition Family 1 3283 32.88' 3 30' 38% 3.5' S.2' **2' 35.5%or 35.5' and/or Use Dwelling District Two None 25%or 50'but not Regulation Family 1 3,000 35 3 35 35% 10 10 5 None for Proposed Zone Required less than 20' Note Non- Conforming OK N/A OK N/A OK Def. OK OK Def. Def. Def. Def. OK N/A Conditions for Proposal Notes: *Existing lot coverage includes the rear one story addition and the deck that is proposed to be removed. **Existing 5'X 8'easement for chimney structure straddling property line. CITY OF ITHACA BOARD OF ZONING APPEALS APPEAL JUL I ' J . BUILDING PERMIT # APPEAL NO ._9 _ HEARING DATE RECEIPT # �� APPLICATION FOR: 1 . Type of Appeal . Appeal is made herewith for: (• ) An Appeal of an action, decision or interpretation of the Zoning Enforcement Officer ( A Special Permit under the Zoning Ordinance ( y',) An Area Variance from the Zoning Ordinance ( ) A Use Variance from the Zoning Ordinance f 2 . Appellant : N9r-Lqc—+ (Name of appellant) -S \3 L#0j� 1+ er ZUY Izl //. (Address of Appellant) ( ity) (St e) (Zip Code) 51 .5 i (Telephone # of appellant) (Fax # of appellant - optional) 3 . Location of Property 49 TA Ao e-vre-� (Number & Street (Use District on Zoning Map) A,--%e P� L Property Owner G I ` i (Name of Owner) (� CtC 1s-I (Address' of Owner) (City) State) (Zip Code) 4 . Provision (s) of the Zoning Ordinance Appealed. (Indicate the article, section, subsection and paragraph of the Zoning Ordinance being appealed, by number. Do not quote the ordinance. ) G � BOARD OF ZONING APPEALS JUL 15 7-0111 Page 2 Appeal No. 5 . Previous Appeal : A previous appeal ( )has ( . )has not been made with respect to this proposal and was (were)) made in in Appeal No. dated 19 C / C_ Appeal No. dated 19 Appeal No. dated 19 Appeal No. dated 19 6 . Reason for Appeal : Attach sheets that describe the interpretation that is claimed, or the use for which a special permit is sought, or the details of the variance or exception applied for and the grounds for which it is claimed that the variance should be granted, as the case may be. You should describe fully the use contemplated, and the-physical i characteristics of the property as they relate to zoning issues, giving figures for numbers of tenants, employees, users, and off-street parking spaces, as required. i A dimensioned plot plan clearly illustrating the location and outlines of all buildings on the property, and lot lines is required, as well as elevation drawings for new construction may be required. Unless these drawings and/or plans are on 8-1/2" x 11" sheets, suitable for reproduction, you will need to provide 8 sets of the drawings . Please refer to the information sheets and the Zoning Ordinance which describe the factual information required for each type of appeal for i evidence to be presented as well as the Zoning Ordinance and attach your facts as exhibits to this application. i ' I i i I BOARD OF ZONING APPEALS JUL 15 2014 Page 3 Appeal No . I certify that the information submitted with the appeal is true to the best of my knowledge and belief, and that I have read, and am familiar with those sections of the City of Ithaca Zoning Ordinance that apply to this appeal, (including Section 325-40, which describes the powers and duties of the Board of Zoning Appeals) . I also acknowled@,e--� hat the Board of Zoning Appeals may visit the property and sp6-1d'ifica ly permit such visits . Signat re of Ap `lant* r Sworn to this day of Margeret Head 2 0 Notary public,state of New York ' No,01HE6157733 Qualified in Tioga County ' - My Commission expires 01-22.20 Ir Ftary Public i * Appellant must be the owner of the property, unless an Owner's Authorization form designating an authorized representative is filed with the appeal. PLEASE SUBMIT ORIGINAL APPLICATION TO: City of Ithaca Building Department Phone: (607) 274-6508 I 108 E. Green St. Fax: (607) 274-6521 Ithaca, NY 14850 use Application of SEQR determination: Type 1 Type 2 Unlisted Environmental Assessment form used: i Short Environmental Assessment Form Long Environmental Form I Lead Agency Determination of Significance Building Permit Application # (if any) Date Received Date 1st Hearing Dates Subsequent Hearings Zoning District I Revised 6199 1 I .CITY OF ITHACA BOARD OF TONING APPEALS _f-�"" JUL 15 2911P AY 16 2-014 OWNER'S AUTHORIZATION FORM � APPEAL NO.�� In any,-case-• ii-valzcl�-an appeal to the Board of Zoning Appeals seeking an interpretation, special permit or variance on behalf of certain property is submitted and signed by someone other than the current record owner of that i property, this form must be submitted along with the appeal.. DATE TO THE ZONING \BOARD \ OF APPEALS, Ithaca, New York: T h 1 (We) �e ` ' 5 . � CC. �,!\ Name) (Street Address) (Municipals ) (State/Zip) )wn. property at i (Street & Number) �L am the sole owner of the above--mentioned property. This property is also owned by and I have a Power of Attorney to authorize this appeal (attach POA) . ll �. do hereby authorize (Name) n``ZX 0 4c- to appeal or equest a variance or special permit on my (our b half. I (we) understand that he appeal will be' heard at the meeting of the Board of oning Appeals. 400, Signat e PATE OF NEW YORK ) )UNTY OF TOMPKINS ) corn to this �0 -day of WHITNEY COCHRAN 20 NOTARY PIiBLIC-STATE OF NEW YORK f~ No, OIC06275374 �- �2FAol ' Qualified In Tompkins County c My Commission Notary Publi Expires January 28, 2011 to to all those signing this form: (1) Owners authorizing another to present an appeal on their behalf should be are that the Board may, in granting relief, add reasonable conditions which an become binding on the property. (2) Especially where a variance is being sought, the owner may be the only cson with detailed information about the property that is essential to the ?eal. In such a case authorizing another person to appeal may be detrimental to a appeal unless the owner is either present at the hearing or sends another :son fully prepared to answer questions about the property and the feasibility using it consistent with the zoning ordinance. i 1mi.t to: City of Ithaca Building Dept. , 108• E. Green St, Ithaca, NY 14850 v 4105) i i i cCITy S]gORT EN WRONMENTAL ASSESSMENT FORM JUL 15 not Project Information: To be completed by applicant or project sponsor. 1. Applicant/Sponsor: 2. ProjectNamo: 1U6 )4e__ hr-i ut LJONI' 3./P�xo ectLoca ion; �T 8IOr-Ct 4. Is Proposed Action: o New o Expansion ModificationWteration S. Describe project briefly: 1�446M C)Vlep?r_w�l 6. Precise Location (Road Ittersections,Prominent Landmarl(s,etc. or provide } ma ) 7. Amount of Land Affected- Acres o S .F Acres r Sq.F 7n�.ttally t Ultimately� 8. Will proposed action comply with existing zoning or other existing land use restrictionsV- 0 o Yes No,describebriefly: ed 9. Wrh resent land usa in vicinity of prof ect:tial o Industrial o Agricultural' a Parldand/Open Space o Commercial o Other Describe: 10.Does action involve apermit/approval, or ftdin.g,now or ult' ately,from governmental agency(Federal,State or Local): o Yes o If Yes,List Agency Name and Permit/Appraval Typo: H1.I. Does any as t-of the action have a currently valid permit or approval? o Yes o If Yes,List Agency Name and Permit/Approval Type: 12.As a result ��yoposed action will existing permit/approval requite modification? o•Yes I certify that the information provided a oVe 's true h best of 7ny l�n.owledgo. ' GNATUREI A j DATE: PREPARERS SI PREPAUR'S TITLE: CO-011 REPRESENTING: j:lprojectslinfoimationlpdwebsiteVoiinslcity seaf fOlm-doc S)F oRT mviRoN M[ENT.AL ASSESSMNT FORM JUL Project Infonnation To E e Completed By Staff In order to answer the questions fii this ShortEnvhonmental.Assessment Form(SEAF),the prepares is to use currently available information concerning the project and the likely impacts of the action. ame of Project: Yes No 1. Will project result in a large physical,change to the project site or physically alter ❑ more than one acre of land? 2. Will there be a change to any unique or unusual land form found on the site or,to any ❑ site designated a unique natural area or critical envixonmentat atea by a local or state agency? , 3, Witt the project alter or have any effect on an existing waterway? ❑ 4. Will the proj cot have an impact on groundwater quality? ❑ 5. Will the project affect drainage flow on'adjacent sites? ❑ 6. Will the project affect any threatened or endangered plant or animal species? ❑ i 7. Will the project result in an adverse effect:on air quality? ❑ S. Will the project have an effect on visual character of the community or scenic views ❑ i or vistas known to be important to the community: 9. Will the project adversely impact any site or structure of historic,pre-historic,or ❑ paleontological importance or any site designated a local landmark or in a landmark district? 10. Will the project have an effect on existing or future recreational.opportunities? ❑ 11. Will the project result in traffzc problems ox cause a major effect to existiug ❑ transportation systems? i 12. Will the project cause objectionable odors,noise,glaze,vibration,or electrical ❑ � disturbance as a result of the project's operation during construction or after completion? 13. Will the project have any impact on public health or safety? ❑ 14. Will the project affect the existing community by directly causing a growth in ❑ tn permanent populations of more than 5 percent:over a one-yearpexiod OR. have a negative effect on the character of the community or neighborhood? ' 15. Is there public controversy concerning the project? If any question has been answered YES,a completed Long Environmental Assessment Form.(LEAF) is necessary. PREPARER'S SXG DATE: j' 0' i PREPARER'S TIT i REPRESENTING: q:\planninglprojectslinfornanglpdwebsitelformslseaf arti.doc UN| � 5 282h NOTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE, CITY OF ITHACA, N ' YORK APPEAL NO. f TO: Owners of property within 2OO feet of LV lq(,0-6C'40 and others interested. Norb nr—i— Ll��, 7�t (name of person or agency maRing appeal) REGARDING:(check appropriate spaces) _ 1. 8 variance to permitted use 7Z� area regulations ---- nign regulations and/or 2. Interpretation of zoDinQ regulations eiQn neQU|8tiona' and/or 3. Application for special pe[nnit, applicable Lo the property named obove, in a(n) zone. CITY REGULATIONS REQUIRE THAT YOU BE NOTIFIED OF THIS APPEAL, AS DESCRIBED BELOW,� TO GIVE YOU THE OPPORTUNITY TO C{}K8K8ENT ON IT AND TO ATTEND THE MEETINGS LISTED BELOW. ANYONE WHO IS CONSIDERED AN INTERESTED PARTY MAY SPEAK FOR OR AGAINST THE APPEAL AT THESE MEETINGS, DR MAY SUBMIT A WRITTEN STATEMENT OR LETTER CONCERNING IT, ADDRESSED TO THE BOARD OF ZONING APPEALS' FOR THE INFORMATION OF THE BOARDS. THERE IS A TIME LiNY|T OF 3 MINUTES IN WHICH EACH INTERESTED PARTY MAY ADDRESS THE BOARD OF ZONING APPEALS. THE BOARD OF ZONING APPEALS BASES ITS DECISION K8/\|NLY ON THE WRITTEN EVIDENCE PRESENTED AND THE TESTIMONY OF INTERESTED PARTIES AT,THE HEARING. IF YOU DESIRE TO REVIEW THE CASE FILE, IT WILL BE AVAILABLE FOR YOUR INSPECTION DURING BUSINESS HOURS IN THE BUILDING DEPARTMENT. THE ENTIRE RECORD SHOULD BE AVAILABLE BEGINNING THE TUESDAY BEFORE THE SCHEDULED BOARD OF ZONING APPEALS MEETING. THIS APPEAL HAS BEEN REFERRED TO THE PLANNING & DEVELOPMENT BOARD. THE BOARD OF ZONING APPEALS IS THE DECISION- MAKING BOARD FOR ZONING APPEALS AND THE PLANNING & DEVELOPMENT BOARD ACTS AS AN ADVISORY BOARD. /F YOU WOULD LIKE INFORMATION ON THE MEETING DATES/TIMES FOR THE PLANNING & DEVELOPMENT BOAR[), PLEASE CONTACT THE DEPARTMENT OF PLANNING 8^ DEVELOPMENT AT274'0551. City regulations require that you be notified of the appeal described bn|nm/, to give you the opportunity to comment on it and to attend the meetings listed below. Anyone who is considered an interested party may speak for or against the appeal at these meetings, or may submit awritten statement concerning the appeal, addressed to the Board of Zoning Appeals. There is a time limit of 3 minutes for any interested party wishing to address the Board. The Board of Zoning Appeals bases its decision partly on the written evidence and testimony presented at the hearing. If you desire to review the case file, it will be available for inspection during business hours in the Building Department. The entire record will be available on the Thursday before-the scheduled j Board of Zoning Appeals meeting. This appeal has been submitted to the Pla'nAing & D`evelopment Board. The Board of Zoning Appeals is the decision-making board for zoning appeals. The Planning & Development Board acts as an advisory board. The Planning & Development Board normally meets at 6:00 on the 41h Tuesday of the month. If you would like more information on the Planning & Development Board, contact the Department of Planning & Development at 607-274-6551 For additional information on the zoning appeals process, please contact the Building Department at 607-274-6503. The Bard of Zoning Appeals will conduct a public hearing on the appeal at its meeting on at ` 06 in the Common Council Chambers. The Board of Zoning Appeals will make its ruling based on zoning and legal considerations. over Mr. Norbert Nolte July10, 2014 958 Comfort Road Spencer IVY, 14850 To Whom It May Concern, This letter concerns the property at 441 North Aurora Street, Ithaca, NY 14850. 1 am the contractor for Meryl and William Phipps, the owners of the property_ There is currently no off- street parking for the property. Also there are deficiencies in the side yard and front yard setbacks. The City zoning ordinance requires that area variances be granted for all existing and proposed yard deficiencies, if the owners want to construct anything requiring a building permit. Originally I sent a letter to you stating that I was going before the BZA (Board of Zoning Appeals) to get approval to remove a portion of the porch on the south side of the house to install a parking spot. Because the section of the porch I proposed to remove was structurally unsafe and prevented access to the basement where other structural repairs needed immediate attention I removed this portion of the porch before I actually received a variance. I went to the BZA on July 2, 2014, requesting to remove the damaged section and to build a parking space (the original plan). However, I was denied partially because I had removed the damaged area and because the BZA needed more drawings defining the scope of work. I am now re appealing this case. The basic plan is the same but I am providing the BZA additional drawings and explanation of what I did do and what I plan to do. Thank you, I� Norbrt Nolte I 1 CITY OF ITHACA BOARD OF ZONING APPEALS APPEAL NUMBER: NOTIFICATION OF PROPERTY OWNERS i -- I JUL 15Ultl APPLICATION BY: (Name of Appellant), I SUBJECT PROPERTY. L i DATE OF HEARING: r PERSONS NOTIFIED: ADDRESS OF PROPERTY WITHIN 200 FEET OF SUBJECT PROPERTY: OWNER: MAILING ADDRESS: I I . I I I i i ; I I I ( i i 500700 46.-6-5 500700 46,-6-13 500700 46.-6-3 i Carnie,William Moon,Donald H Aurora Ithaca LLC Loveland,Mariam 439 N Tioga St 3 Kimberly Dr JUL t 5 n m 444 Aurora St N IthacaNY 14850 Dryden NY 13053 IthacaNY 14850 500700 46.-6-12 500700 46.-6-8 500700 46,-6-4 Groome,Joan E Duthie,Robert C Loveland,Mariann 433 N Tioga St 436 N Aurora St 444 N Aurora St IthacaNY 14850 IthacaNY 14850 IthacaNY 14850 500700 46.-6-14 500700 46.-6-6 500700 46.-6-7 Moon,Donald H Dilley,Kevin Carpenter,Carl T 439 N Tioga St Walsh-Dilley,Marygold 241 Elm St IthacaNY 14850 440 N Aurora St Ithaca NY 14850 IthacaNY 14850 500700 46.-5-1 500700 46.-5-14 500700 46.-5-13 Rollo,Brian P Smith,Donald F Udall,Wendy Kellogg Dhundale,Melissa A 212 Esty St 443 N Aurora St Apt#2 449 N Aurora St IthacaNY 14850 IthacaNY 14850 IthacaNY 14850 500700 46.-5-11 500700 46.-5-9 500700 46.-5-10 Phipps,William B Sawyer,Paul L Kosch,Michelle Phipps,Meryl I Jones,Wendy Korzukhin,Theodore 66 Hilltop Rd 435 N Aurora St 437 N Aurora St IthacaNY 14850 IthacaNY 14850 IthacaNY 14850 500700 49.-5-3 500700 49.-5-2 500700 46.-5-2 MDLD Family Ltd Partnership Carroll,James W Carroll,James W 105 Oxford PI 309 Farm St 309 Farm St ' IthacaNY 14850 IthacaNY 14850 IthacaNY 14850 I i 500700 46.-5-3 500700 46.-5-4 500700 49:5-13 S&Y Investments LLC Maria Pirro Revocable Trust Vlahos,Panagiota 26821 Grayslake Rd. 315 Linn St Vlahos,Christos Rancho Palos Verdes CA 90275 IthacaNY 14850 414 N Aurora St IthacaNY 14850 I . i 500700 49.-5-4 500700 49.-5-1 500700 46.-5-8 2iley,Susan F Marosi,Tibor F Carrell,Christopher 120 Linn St Rojas-Marosi,Martha C Carnell,-Patricia :thaca NY 14850 PO Box 186 120 Park Ln i Franklin Square NY 11010 IthacaNY 14850 j 300700 48.-1-1 500700 47.4-13 500700 47.4-16 kdibi,Denielle Lodoe,Tenzin' Kelles,Anna R 10 Box 6802 I{yizom,Thupten 139 Linn St tbacaNY 14851 131 Linn St IthacaNY 14850 Ithaca NY 14850 i ;00700 47.-4-14 500700 46,-5-6 500700 46.-5-5 legal,Barry N Johnson,Gay L Johnson,Gay L 35 Linn St Beck,Larry Beck,Larry `hacaNY 14850 12 Dug Rd 12 Dug Rd Lansing NY 14882 Lansing NY 14882 I I 500700 46.-5-7 500700 46.-6-9 500700 49.-3-3 Rollins,Louise Sharron Duthie,Robert C Walsh,John J UL 134 Linn St - Duthie,Christine Rudmin,Katrina �� t Ithaca NY 14850 436 N Aurora St 416 N Aurora St Ithaca NY 14850 Ithaca NY 14850 500700 49-3-2 Grout,Brian H PO Box 3927 Ithaca NY 14852 I i I i is i I JUL15 21114 f 441 North Aurora Street Appeal # 2954 1 am the Contractor for Meryl and Bailey Phipps owners of 441 North Aurora Street. I need area variances from Section 325-8 Column 4, 11, 12, and13, off-street parking, front yard, side yard, and other side yard respectively, requirements of the Zoning Ordinance. I originally proposed to remove approximately 98 SF from the front porch at 441 North Aurora Street, a 4-bedroom single family home. I wanted to do this because the original porch was in serious disrepair and structurally unsafe. To gain access to do other structural work in the basement, I ended up removing the damaged portion of the porch before a zoning variance was approved. Because the property does not have the required off-street parking, any work requiring a building permit (which does not include painting or repairing siding) that I need to do on the building, must first receive a variance from the BZA. This will allow an 11-foot wide x 19'-7" deep parking area at the southwest corner of the property. I also wish to rebuild a 4'x4' porch with roof over the south side of the house giving access to a side door. The rebuilt portion will be architecturally consistent with the remaining front porch. Currently the four- bedroom home has no parking spaces. The Zoning Ordinance requires two spaces for dwellings with 4 to 5 bedrooms. The property also has existing front and side yard deficiencies. The front yard is setback .5 feet from the front yard property line; required is a 10- foot front yard. The side yard is 2 feet deep and the other side yard is .65 feet; required are side yards of 10 feet and 5 feet. CERTIFICATION OF MAILING I i ;I'N- RE: City of Ithaca B and of Zoning Appeals Appeal # I, rber`+ '- affirm that all property owners within two hundred . (200) feet from the boundaries of the 'lot under consideration hale een mailed a copy of the enclosed notice on or before I affirm that the notice was l_ c ► l mailed to the property owners at the addresses shown on the attached list of owners, by depositing the copy in a postpaid properly addressed wrapper, in a post office or an official depository under the exclusive care and custody of the United I States Post Office Department . I further affirm that the names and I addresses of the property owners are the same as the most recent assessment role. i I . I I (Signature) i i PLEASE SUBMIT THIS FORM TO: ; City of Ithaca Building Department Phone: (607) 274-6508 108 E. Green St. Fax: (607) 274-6521 Ithaca, NY 14850 I Revised 6/99 I v0700 4b.-6-5 500700 46.-6-13 500700 46:= 3 Carnie,William Moon,Donald H Aurora Ithaca LL C Lovaand,Mariam 439 N Tioga St 3 kimberly Dr 444<Aurora St N Ithaca NY 14350 Dryden NY 13053 ithara NY 14850 i Jat_ 15 2014 500700 46.-6-12 500700 46.-6-8 500700 46.-6-4 P Groome,Joan E Duthie,Robert C Loveland,Mariann ; `;;. 1,` 433 N Tioga St 436 N Aurora St 444 N Aurora St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 46.-6-14 500700 46.-6-6 500700 46.-6-7 Moon,Donald H Dilley,Kevin Carpenter,Carl T 439 N Tioga St Walsh-Dilley,Marygold 241 Elm St Ithaca NY 14850 440 N Aurora St Ithaca NY 14850 Ithaca NY 14850 5007C0 46.-5-1 500700 46.-5-14 500700 46.-5•-13 Bollo,Brian P Smith,Donald F Udall,Wendy Kellogg Dhundale,Melissa A 212 Esty St 443 N Aurora St Apt#2 449 N Aurora St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 46.-5-11 500700 46.-5-9 500700 46.-5-10 Phipps,William B Sawyer,Paul L Kosch,Michelle Phipps,Meryl I Jones,Wendy Korzukhin,Theodore 66 Hilltop Rd 435 N Aurora St 437 N Aurora St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 49.-5-3 500700 49.-5-2 500700 46.-5-2 IVIDLD Family Ltd Partnership Carroll,James W Carroll,James W 105 Oxford PI 309 Farm St 309 Farm St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 46.-5-3 500700 46.-5-4 500700 49.-5-13 S&Y Investments LLC Maria Pirro Revocable Trust Vlahos,Panagiota 26821 Grayslake Rd 315 Linn St Vlahos,Christos Rancho Palos Verdes CA 90275 Ithaca NY 14850 414 N Aurora St Ithaca NY 14850 300700 49.-5-4 500700 49.-5-1 500700 46.-5-8 Riley,Susan F Marosi,Tibor F Carnell,Christopher 120 Linn St Rojas-Marosi,Martha C Camell,Patricia Ithaca NY 14850 PO Box 186 120 Park Ln Franklin Square NY 11010 Ithaca NY 14850 I 500700 48.-1-1 500700 47.4-13 500700 47.4-14 Adibi,Denielle Lodoe,Tenzin Segal,Barry N PO Box 6802 Kyizoin,Thupten 135 Linn St Ithaca NY 14851 131 Linn St Ithaca-NY 14850 Ithaca NY 1.4850 500700 46.-5-6 500700 46.-5-5 500700 46.-5-7 Johnson,Gay L Johnson,Gay L Rollins,Louise Sharron bteck,Larry Beck,Larry 134 Linn St 12 Dug Rd 12 Dug Rd Ithaca NY 14850 Lansing NY 14832 Lansing NY 14882 j 500700 46.-6-9 500700 49.-3-3 500700 49.-3-2 Duthie,Robert C Walsh,John Grout,Brian H Duthie,Christine Rudmin,Katrina PO Box 3927 43-5,N Aurora St 416 N Aurora St Ithaca NY 14352 Ithaca NY 14350 Ithaca NY 14850 JUt. 2014 '19 4 I i I &64�0-0 m MewrtCNnE•M W.4a•wf Fnpw le RBOMIVIW(11111i�iM12Ne miff Ibb Eeo11 y d JUL lu'- •A 94 T% l K3'�GENERAL ROsu F PLAN ® d A_q (EXISTING) u g•.p-o• o 4 sa � H rEll .0 0 —EXISTING HOUSE ------^-------------------------------- ❑ ❑ ❑ ❑ NEW WOOD CORNICE ❑ CONNECTING THE❑ ❑ TWO PORCH ROOFS, ❑ ■ ❑ ❑ ProJeet Not GA-1406-3 ae.lemne, Dot. RE-BUILT SMALL ----------------------^------`--------- ----------- BACK PORCH ■ RENOVATED EXISTING ❑ ❑ a ■ ❑ ❑ FRONT PORCH ❑ ❑ ❑ Drown By. iLE Checpad By. JLG My 14.2014 0rawin9 TIHo: SITE PLAN 2 WEST EXTERIOR ELEVATION 1 SOUTH EXTERIOR ELEVATION Sheet Na, A-2 (EXISTING) r-0• A-2 (EXISTING) uut I}•.Y-0• A-2 '--EXISTING HOUSE EXISTING EXTERIOR QW.- iteCtIDING TO REMAIN,VIF. EXISTING I =�:s-•_ swsmtoencAaxmr EXTERIOR WALL, 000aesravo, .mc,mscrvrs.rwaar.•mawne NEW 2X10 RIM JOIST A3 awsiNo , m nmamw,smcsa,rawmwrass RORD,MATCH EXISTING,VIF. e4ca000a a.lwnwun'"'v` °eJ11' i s.eu JUL (( rr INSEXIULATION TO JOIST AND EXISTWALL NG FACEFOUNDATION J t,/L;. INSULATION TO REMAIN, WALL FACE BEYOND. �• '�l o NEW 4%8 P,T.WOOD POST WI (4)H4T MIN.EMBEDDED LEVELING CONCRETE PAD ON TOP OF WITH EPDXY INTO EXISTING EXISTING FOUNDATION WALL BELOW •`°1. (NOT SHOWNFOUNDATION]ALL,VIF, WOOD COLUMN,VIF.LOCATION. i FOUNDATION STONE WORK __ ,,, '•'r�' > -�',''. 1 EXISTING BX10 TO MATCH EXISTING,VIP. ------- •'.''jf OF t;>I HEADER TO REMAIN, ��%` WATERPROOF AND PARSING ALL 2 la•xl.•rs• NEW MASONRY WALLS AS RORD, HANDRAI aea, S2 maere / USE HORIZONTAL W -I cons Na.lorrnox T.mowlsr NEW STEPS(TOTAL J METAL TIES BETWEEN r OF 5 EQUAL RISERS) STONE WORKAND a (2)8"C U WALL WITH E CELLS, `'EXISTING HOUSE-, RELOCATED PORCH'S CMU COURSES,VIF, I WOOD COLUMN,VIF, WB VERTICAL REBAR HORIZONTAL METAL LADDER IVFAa`/ "gam"a 024,0.0. EXISTING FLOOR FOR REINFORCEMENT IN �\ AiL vat DECKING TO REMAIN, BETWEEN CMU COURSES TYP. N630'LONG VERTICAL STAIR NOTES; REBAR PIN®24'D.C. NEW VERANDA W egsnxa I (2)N6 CONT,REBAR a"'On _.� HANDRAIL,A3 FIORD.•Hendmtle with aeiroularwace aec0on ehWl uAseusxrno.a I o+mroaat __I I , have 0n oul.lde dlsm.larafal least tY'and not - L - J T ______-____ grealar ihan2'. o EXISTING FOOTING • 4 BEYOND, NEWGRAVEL� -For non•ckcular handralt.;the pedmeter -- = ----- -------------- /- dlon.mlon.half be of at least 4'.W not greater 2'-0' UP I / DRIVEWAY, than 0y'wlth a m 4mum....secibn of 2Y'. EXISTING FOOTING +-+ DRAIN,TO REMAIN VIF. vy -The S1alr.hall be 36'min,clearin width at ell Point.. O [41 FOUNDATION WALL DETAIL I -Th.Sleir Rlsen.hell beclosed. A-1 I RELOCATED PORCH'S Qi SCALD JL' 1'-0' i I WOOD COLUMN,VIF,-Sbirbeedswle minimum O wgh l nosinf 7314gs,and Rlsem w/a mazlmum EXISTING ROOF I d height of 7 3/4'max, •All veranda handrail.ere to be 42'Mn.around r,— Free _____________________________I LINE ABOVE,the desk.,•The dsckand stalm.hallelopo away from ..arum 0PARTIAL FLOOR PLANbulldln '-- ING FOUNDATION A-1 SCALD It'=1'-0' g}'perf. r- __nlentling railings to have baluelerELOW, Provide Handrali.at both aidesCE EXISTING O ofSlain. H ROOF.MATCH rz EXISTING DESIGN AND -Handrall.height above slab treed nosing shall EXISTING STAIRf DIMENSIONS.VIF. be between 34'min, TO REMAIN. 11 -Hendrelle to be.cnftm;along the full -- PARTIALLY REMOVE length of the Bid.. EXISTING FOUNDATION AFFECTED BY NEW stair rrotes;from 9acgon 1009 of the CONSTRUCTION. BWding Coda of NaW Ycdt Stale. UP NOTE;EXISTING PORCH'S WOOD em fma ancx r _ ease A00rE I EXISTING WALLS ----�---- FLOOR,CURRENTLY LOCATED TO REMAIN, - ---_-__-- ABOVE BASEMENT I9 CREATING REMOVE EXISTING ----------- MOISTURE AND WATER LEAKAGE FOUNDATION WALL. __- PROBLEMS INSIDE BASEMENT.IT ProjectNen cA-1400-3 ----------- ISRECOMMENDEDTOSE NEW 2X10 RIM _-- REMOVED,ONCE FOUNDATION ----- - I JOIST, Revl.t.mn got.: EXISTING FOUNn --------- WALL BELOW IS RECONFIGURED, LINE BELOW EXISTING STAIRS -_-I-- ______________ -__-___ TO REMAIN, 4REMOVE EXISTING ROTTED WOOD —"No -- POSTS.(TYP.OF 5 LOCATIONS,)VIP.NEWVERANDA ---'- INFILL AREA WITH HANDRAIL,42'HT MIN. COMPACTED RELOCATED UDRAIN STONE, WOOD POST. -_-_-_r_J PARTIALLY REMOVE PORCH (2)8'CMU WALL.FLOOR DECK AND ROOF. UP(4)44 EMBEDDED 7'MIN SEEDETAIL41A1. EXI971N0- UNIFORMCONT. _________� WITH EPDXY TC EXISTINGHOUSE HANDRAIL HEIGHT OF FOUNDATION WALL®2r________ Check.d By. JL0 30 MIN.AS PER CODES, ____-__=_i NOTE:ALSO REMOVE EXISTING LOCATIONS,VIF, Dole: TREE FOR LOCATION,ALSO EXISTING HOUSE I 41r 14.2014 -______ SEE SITE PLAN I/r-1, FOUNDATION TO REM N � Drawing RU.: _____--- ._________________�r, PLANS AND :�11�•'.a•.,."..;e.•r.rr REMOVE ALL EXISTING ROTTED WOOD ------ SECTION POSTS AND REPLACE WITH NEW 4X8 P.T. •-"'"s•�•-`�'��� ro.o ttr WOOD POSTS,EXTEND POST DOWNTTO DETAILS FOUNDATION,(TYP.OF 3 LOCATIONS,)VIF. '------------------------------------- r51 ENTRY ELEVATION r3"\PARTIAL DEMOLITION PLAN (T'�PARTIAL FOUNDATION PLAN A-1 SCALE,K'-1'-0' A-1 SCALE-R'-1'-T A-1 SCALD Pi'v 1'-01 ® A-1 A A c ite�ts N1WI.GNPEPW;NNn•MEA'pn9 , ,.s W.MMN N,.rtW se,1✓YI1aPof I.ut n.1.�D&4.,e—FNI(evl.1{r„s V:m Beall JIiL. 15 ? Iii PL W REBUILDING E%18TINO PORCH NOTE: 0 AFTER A 911E Vial,ANq INSpEGTIgN OF THE a EXISTING CONDITION OF THE(ROTTED(W000 IL F- --e --e POROHEB ITISTHEARCHITECTRECOMMENDATION TO REBUILD THE EXISTING PORCHES TO ITS ORIGINAL DESIGN BY USING NEW 08 P.T.WOOD POSTS SUPPORT WITH EXISTING FOUNDATIONS,VIF. GENERAL NOTES: -The Architect has review and certified these construction document for compliance t with the New York State Energy Construction NOTE;ALSO SEE ENLARGED PLAN Code and applicable civil regulations, 2/A-1 FOR MORE CONSTRUCTION +' NOTES AND DIMENSIONS, -Unauthorized alterations or use of this set of drawings Is a violation of NYS Education ' ✓. Lew(Title 8)Article 14,Paragraph 69.5. 4 yd "W EXISTING HOUSE pi C L -The Architect must be notified of any changes,alterations or deviations from the construction drawings, �+ I ILMAX." NOTE:REBUILD EXISTING y WOOD ROTTED PORCH -All work must be performed In accordance PROPERTY BY ROOF.VIF CONDITIONS, PROPERTY BY With the local and slate construction codes, I d OTHERS. OTHERS. ordinances and zoning. Z -Do not scale the drawings to get dimensions.NEW WOOD CORNICE .Calculated dimensions take precedence '� ~ CONNECTING THE TWO PORCH over scaled dimensions, ROOFS.MATCH THE EXISTING Z °T ROOF CORNICE DES IG . IF, -Contractor to Verify In Field(VIF) Ur all measurements on job site, -Verify In Field all existing conditions,If there z CT EXISTING are any discrepancies or conflicts notify 1 DRIVEWAY BY the Architect,to work out a sound solution.t11'—S" OTHERS. -The Architect reserves the right to 71 visit the Job site during the construction phase. --------- .----------J SIDEWALK SIDEWALK ftlH0 No;GA-1408-3 Redeton.: oat« �"�Exls TING DRIVEWAY REDEFINE IN THE FIELD E�1TY CURD CUT NEW ENTRY CURB,VIF, J _ ------ ------------------------ Drawn By. TLE REMOVE EXISTING TREE,VIF LOCATION. Checked Sr. 'JLG LIST OF DRAWNGS: Dates My 14,5074 REMOVE EXISTING ENTRY DRIVEWAY CURB, SITE PLAN T—t Drswlea TIN.: PLANS AND SECTION DETAILS A-1 North--Aurora--Street _-__-_--_-_ EXTERIOR ELEVATIONS A-2 SITE PLAN N i SITE PLAN sheet N.. T-, NTB T-1 S TREE T cuR ' — l8 7.8.' Fr2oM P Pe SOuT!-1 L/NE U 5T ORY W cc Ix Dli'E� NG A Nm Q � x � ¢ cn z � � 01, ` `) `in N SANDS OF Q jAX PARcYEY MAP L V) OF A 0WClI1N6 Ar C r ry OFN OR�4C� P Sro, hl_yl YORK MAY 15,1992 HOW ARD P, S Q43%8 R M/}RGA,e.5r jovm6cN �rIT CITY OF ITHACA e s Board of Zoning Appeals — Notice of Appeal APPEAL#2954 441 NORTH AURORA STREET Appeal of Norbert Nolte, Contractor for Meryl and Bailey Phipps, owners of 441 North Aurora Street for area variances from Section 325-8 Column 4, 11, 12, andl3, off-street parking, front yard, side yard, and other side yard respectively,requirements of the Zoning Ordinance. The applicants' original appeal proposed removing approximately 98 SF from the front porch at 441 North Aurora Street, in order to construct an off-street parking space. Because the property at 441 North Aurora Street has no off-street parking, any expansion or enlargement of the property must receive a variance from the Board of Zoning Appeals before a building permit can be issued to construct the proposed work. The Board of Zoning Appeals denied the applicant's original request, partly because a portion of the porch had been removed before the variance hearing held on July 2, 2014, which made the applicant's written request inconsistent with the submitted construction drawing. The applicant has now submitted a different appeal. The applicant contends that a portion of the existing porch had to be removed because it was structurally unsafe and prevented access into the basement where other structural issues required immediate repair. The area that was removed is of sufficient size that the owners are requesting to use this space to park one car. The applicant also is requesting to rebuild a portion of the unsafe porch that was removed. He requests building a 4'x4' porch and roof over the south side of the house so that there is access to a side door. The applicant will rebuild this section so that it is architecturally consistent with the remaining front porch. Currently the four-bedroom home has no parking spaces. The Zoning Ordinance requires two spaces for dwellings with 4 to 5 bedrooms. The property also has existing front and side yard deficiencies. The front yard is setback .5 feet from the front yard property line; required is a 10- foot front yard. The side yard is 2 feet deep and the other side yard is .65 feet; required are side yards of 10 feet and 5 feet. The property 414 North Aurora Street is an R2b use district where the proposed parking and porch are permitted. However, Section 325-38 states that variances must be granted by the Board of Zoning Appeals before a building permit can be issued. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2954 Address 441 North Aurora Street Use District R-2b Date 08/05/14 Applicant Norbert Nolte Owner Meryl and Bailey Phipps Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Side Yard Yazd or number of feet, Building whichever is less Height Existing One Condition Family 0 4672.8 35.4' 2 24 32.4% .5' 2' .65' 45.5%or 60' and Use Dwelling District Two None 25%or 50'but not Regulations Family 2 3,000 35 3 35 35% 10 10 5 None for Existing Zone Required less than 20' Note Non- Conforming OK N/A Def N/A OK OK OK OK OK Def Del. Def. OK N/A Conditions Proposed One Condition Family 1 4672.8 35.4' 2 24 30.3% .5' 2 .65' 45.5%or 60' and/or Use Dwelling District Two None 25%or 50'but not Regulation Family 2 3,000 35 3 35 35% 10 10 5 None for Proposed Zone Required less than 20' Note Non- Conforming OK N/A Def. N/A OK OK OK OK OK Def. Def. Def. OK N'A Conditions for Proposal Notes: