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HomeMy WebLinkAbout07-22-14 Planning and Development Board Meeting Agenda  CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT DIVISION OF PLANNING & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & ECONOMIC DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT 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:   The City only has a VGA plug/cable available to  connect to our overhead projector.  If you  need to connect another way, you will need to  provide your own ADAPTOR.  (Macs & many  newer, lighter laptops may not have a VGA  port.)  2. Privilege of the Floor (3‐minute maximum per person)    3. Subdivisions    A. Minor Subdivision  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 façades, 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 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 façade 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.    “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 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 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.  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.  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 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.   “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 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  • #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    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/docs/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” > “Planning_and_Development_Board,” in the relevant year/month folder,  alongside today’s agenda.  ACCESSING MEETING MATERIALS ONLINE    9. Adjournment  “An Equal Opportunity Employer with a commitment to workforce diversification.” 4 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-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, 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-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 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-1a Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed subdivision will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision Preliminary & Final Approval 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-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 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-1a Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #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 façade of the multi-family building now has three vertical bays instead of four, and • Spencer Road façade 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 2 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 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 | Revised: 6/20/14 & 7/10/14 1 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site?  Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any): 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 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 | Revised: 6/20/14 & 7/10/14 2 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)?  Yes No Developable area of site contains protected water body.  Yes  No Dredging more than 100 cubic yards of material from channel of protected stream.  Yes  No Extension of utility distribution facilities through protected water body.  Yes No Construction in designated freshwater wetland.  Yes No Other impacts (if any):  Yes No 4. Will project affect any non-protected existing or new body of water?  Yes  No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area.  Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area.  Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet?  Yes No Other impacts (if any):  Yes No 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 | Revised: 6/20/14 & 7/10/14 3 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality?  Yes No Project will require discharge permit.  Yes No Project requires use of source of water that does not have approval to serve proposed project.  Yes No Construction or operation causing any contamination of a public water supply system.  Yes No Project will adversely affect groundwater.  Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity.  Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute.  Yes  No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions.  Yes  No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons.  Yes No Other impacts (if any): Adds over one acre of impervious surface, not including paving existing gravel lot. Requires a Storm Water Pollution Prevention Plan (SWPPP).  Yes No 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 | Revised: 6/20/14 & 7/10/14 4 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff?  Yes No Project would impede floodwater flows.  Yes No Project is likely to cause substantial erosion.  Yes No Project is incompatible with existing drainage patterns.  Yes No Other impacts (if any): Adds over one acre of impervious surface, not including paving existing gravel lot. Requires a Storm Water Pollution Prevention Plan (SWPPP).  Yes No IMPACT ON AIR 7. Will project affect air quality?  Yes  No Project will induce 500 or more vehicle trips in any 8-hour period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any): Construction Impacts.  Yes No 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 | Revised: 6/20/14 & 7/10/14 5 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species?  Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site.  Yes No Removal of any portion of a critical or significant wildlife habitat.  Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes.  Yes No Other impacts (if any): NYS DEC EAF Mapper indicates potential endangered of threatened species on the site. More information needed. Removal of over 1 acre of vegetation.  Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species?  Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species.  Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation.  Yes No Other impacts (if any):  Yes No 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 | Revised: 6/20/14 & 7/10/14 6 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community?  Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural.  Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource.  Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area.  Yes No Other impacts (if any):  Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance?  Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places.  Yes No Any impact to an archaeological site or fossil bed located within the project site.  Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district.  Yes No Other impacts (if any):  Yes No 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 | Revised: 6/20/14 & 7/10/14 7 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities?  Yes  No The permanent foreclosure of a future recreational opportunity.  Yes No A major reduction of an open space important to the community.  Yes No Other impacts (if any):  Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency?  Yes No Proposed action to locate within a UNA or CEA?  Yes No Proposed action will result in reduction in the quality of the resource.  Yes No Proposed action will impact use, function, or enjoyment of the resource.  Yes No Other impacts (if any):  Yes No 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 | Revised: 6/20/14 & 7/10/14 8 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts:  Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply?  Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No 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 | Revised: 6/20/14 & 7/10/14 9 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any): Construction Impacts.  Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety?  Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission.  Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.)  Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes.  Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases).  Yes No 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 | Revised: 6/20/14 & 7/10/14 10 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel.  Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet.  Yes No Other impacts (if any):  Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community?  Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population.  Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action.  Yes No Proposed action will conflict with officially adopted plans or goals.  Yes No Proposed action will cause a change in the density of land use.  Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community.  Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.)  Yes No Proposed action will set an important precedent for future actions.  Yes No Proposed action will relocate 15 or more employees in one or more businesses.  Yes No 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 | Revised: 6/20/14 & 7/10/14 11 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any):  Yes No 19. Is there public controversy concerning the proposed action?  Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 7/21/2014 Page 1 of 3 City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III     358 & 370 Elmira Road ― Maguire Parking Expansion 2014  Date Created: 6/20/14 | 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  II, 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 2 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 3 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  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: 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 1 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site?  Yes  No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any):  Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)?  Yes No Specific land forms (if any):  Yes No 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 2 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)?  Yes No Developable area of site contains protected water body.  Yes  No Dredging more than 100 cubic yards of material from channel of protected stream.  Yes  No Extension of utility distribution facilities through protected water body.  Yes No Construction in designated freshwater wetland.  Yes No Other impacts (if any):  Yes No 4. Will project affect any non-protected existing or new body of water?  Yes  No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area.  Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area.  Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet?  Yes No Other impacts (if any):  Yes No 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 3 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality?  Yes No Project will require discharge permit.  Yes No Project requires use of source of water that does not have approval to serve proposed project.  Yes No Construction or operation causing any contamination of a public water supply system.  Yes No Project will adversely affect groundwater.  Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity.  Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute.  Yes  No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions.  Yes  No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons.  Yes No Other impacts (if any):  Yes No 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 4 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff?  Yes No Project would impede floodwater flows.  Yes No Project is likely to cause substantial erosion.  Yes No Project is incompatible with existing drainage patterns.  Yes No Other impacts (if any):  Yes No IMPACT ON AIR 7. Will project affect air quality?  Yes  No Project will induce 500 or more vehicle trips in any 8-hour period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any): Construction Impacts.  Yes No 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 5 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species?  Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site.  Yes No Removal of any portion of a critical or significant wildlife habitat.  Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes.  Yes No Other impacts (if any):  Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species?  Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species.  Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation.  Yes No Other impacts (if any):  Yes No 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 6 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community?  Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural.  Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource.  Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area.  Yes No Other impacts (if any): 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 National or State Register of Historic Places.  Yes No Any impact to an archaeological site or fossil bed located within the project site.  Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district.  Yes No Other impacts (if any): Project is contiguous to Downtown Historic District and will be visible from the district. See Part 3  Yes No 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 7 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities?  Yes  No The permanent foreclosure of a future recreational opportunity.  Yes No A major reduction of an open space important to the community.  Yes No Other impacts (if any):  Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency?  Yes No Proposed action to locate within a UNA or CEA?  Yes No Proposed action will result in reduction in the quality of the resource.  Yes No Proposed action will impact use, function, or enjoyment of the resource.  Yes No Other impacts (if any):  Yes No 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 8 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts: 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 form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No 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 9 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any): Construction Impacts. L 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, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission.  Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.)  Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes.  Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases).  Yes No 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 10 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel.  Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet.  Yes No Other impacts (if any):  Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community?  Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population.  Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action.  Yes No Proposed action will conflict with officially adopted plans or goals. Requires an Area Variance.  Yes No Proposed action will cause a change in the density of land use.  Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community.  Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.)  Yes No Proposed action will set an important precedent for future actions.  Yes No Proposed action will relocate 15 or more employees in one or more businesses.  Yes No 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 11 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any):  Yes No 19. Is there public controversy concerning the proposed action?  Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 7/21/2014 Page 1 of 4 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 2nd floor for  office space, and to provide a new entrance on the north façade 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. 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    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 2 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 façade 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 façade (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 façades 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 façade of the building.  It is unlikely the adjacent property will  be developed ― making this façade a permanent feature of the downtown.    Mitigations Required by Lead Agency:    1. Addition of windows to the west façade on the 3rd and 4th floors.  2. Continued development during Site Plan Review of west façade 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 3 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 a trip ‐generation analysis and other information.     IMPACT ON ENERGY    No impact anticipated.    IMPACT ON NOISE & ODORS    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 4 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  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 façade 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, 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. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 7/21/2014 Page 1 of 5 City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III  Cornell University Health Services Building  Date Created: 7/1/14 | Modified: 7/10/14    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 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 L100, 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 2 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 3 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 façade 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 façade 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 4 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 5 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  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 1A (C101Phase 1A)”,“Erosion and Sediment Control Plan Phase 1 (C101 Phase 1)”, “Erosion and Sediment Control Plan Phase 2 (C101 Phase 2)”, “Utility Plan Phase 1A (C103 Phase 1A)”, “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 (L203) dated 2-21-14 and “Demolitions and Removals Phase 1A (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: 1 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 1A (C101Phase 1A),” “Erosion and Sediment Control Plan Phase 2 (C101 Phase 2),” “Utility Plan Phase 1 (C103 Phase 1),” “Utility Plan Phase 1A (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 (L301)” and “Pavement Patterns and Scoring (L203),” dated 2/21/14 and “Demolitions and Removals Phase 1A (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 7/1/14, 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: 1 205-207 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 21st century Collegetown Experience. I hope this helps with your mission of accomplishing Ithaca’s transportation goals. My Best Regards, Patrick F. Kraft Dryden South 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 1 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site?  Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any):  Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)?  Yes No Specific land forms (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 2 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)?  Yes No Developable area of site contains protected water body.  Yes  No Dredging more than 100 cubic yards of material from channel of protected stream.  Yes  No Extension of utility distribution facilities through protected water body.  Yes No Construction in designated freshwater wetland.  Yes No Other impacts (if any):  Yes No 4. Will project affect any non-protected existing or new body of water?  Yes  No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area.  Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area.  Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet?  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 3 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality?  Yes No Project will require discharge permit.  Yes No Project requires use of source of water that does not have approval to serve proposed project.  Yes No Construction or operation causing any contamination of a public water supply system.  Yes No Project will adversely affect groundwater.  Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity.  Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute.  Yes  No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions.  Yes  No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 4 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff?  Yes No Project would impede floodwater flows.  Yes No Project is likely to cause substantial erosion.  Yes No Project is incompatible with existing drainage patterns.  Yes No Other impacts (if any):  Yes No IMPACT ON AIR 7. Will project affect air quality?  Yes  No Project will induce 500 or more vehicle trips in any 8-hour period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any): Construction Impacts ― 18-month construction period.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 5 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species?  Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site.  Yes No Removal of any portion of a critical or significant wildlife habitat.  Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes.  Yes No Other impacts (if any):  Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species?  Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species.  Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 6 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community?  Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural.  Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource.  Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area.  Yes No Other impacts (if any): Building is on a prominent corner and will be visible from all four façades.  Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance?  Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places.  Yes No Any impact to an archaeological site or fossil bed located within the project site.  Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 7 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities?  Yes  No The permanent foreclosure of a future recreational opportunity.  Yes No A major reduction of an open space important to the community.  Yes No Other impacts (if any):  Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency?  Yes No Proposed action to locate within a UNA or CEA?  Yes No Proposed action will result in reduction in the quality of the resource.  Yes No Proposed action will impact use, function, or enjoyment of the resource.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 8 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts: Construction Impacts ― 18-month construction period. Need more information about staging deliveries and pedestrian 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 form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 9 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any): Construction Impacts ―  Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety?  Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission.  Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.)  Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes.  Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases).  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 10 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel.  Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet.  Yes No Other impacts (if any): 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 population.  Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action.  Yes No Proposed action will conflict with officially adopted plans or goals.  Yes No Proposed action will cause a change in the density of land use.  Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community.  Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.)  Yes No Proposed action will set an important precedent for future actions.  Yes No Proposed action will relocate 15 or more employees in one or more businesses.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Dryden South Mixed-Use Date Created: 7/1/14 11 of 11 7/21/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any):  Yes No 19. Is there public controversy concerning the proposed action?  Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 7/21/2014 Page 1 of 3 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 2 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 3 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   7 am to 6 pm.     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   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 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 1 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a Bo a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 2 9 4 9 Ad d r e s s 31 4 - 3 2 0 E a s t S t a t e S t r e e t Us e D i s t r i c t CB D - 6 0 / 1 0 0 Da t e 8/ 5 / 2 0 1 4 Ap p l i c a n t Ca r e y B u i l d i n g A s s o c i a t e s , L L C Ow n e r Ca r e y B u i l d i n g A s s o c i a t e s , L L C Ap p l i c a t i o n T y p e : Ar e a V a r i a n c e Co l u m n Nu m b e r 2 34567891011121314/1516 Co l u m n T i t l e Us e Ac c e s s o r y Us e Of f - S t r e e t Pa r k i n g Of f - S t r e e t Lo a d i n g Lo t A r e a (S q . F e e t ) Lo t W i d t h (F e e t ) Nu m b e r o f St o r i e s He i g h t i n Fe e t % o f L o t Co v e r a g e Fr o n t Y a r d Si d e Y a r d Ot h e r S i d e Ya r d Re a r y a r d : % o f d e p t h or n u m b e r o f f e e t , wh i c h e v e r i s l e s s Minimum Building Height Ex i s t i n g Co n d i t i o n an d U s e Bu s i n e s s Us e 57 0 6 70 2 28 ' 90 % 0 0 0 10'28/2 Di s t r i c t Re g u l a t i o n s fo r E x i s t i n g Bu s i n e s s Di s t r i c t No n e No n e No M i n . 10 No n e 60 ' 10 0 % ex c e p t a s re q u i r e d f o r re a r y a r d No n e No n e No n e 10 feet minimum25' feet and a min. of 2 stories No t e N o n - Co n f o r m i n g Co n d i t i o n s OK N/ A N/ A N/ A OK OK OK OK OK OK OK OK OKOK Pr o p o s e d Co n d i t i o n an d / o r U s e Bu s i n e s s & Re s i d e n t i a l 0 0 57 0 6 70 7 77 ' 1 0 " 90 % 0 0 0 10' Di s t r i c t Re g u l a t i o n fo r P r o p o s e d Bu s i n e s s Di s t r i c t No n e No n e No M i n . 10 No n e 60 ' 10 0 % ex c e p t a s re q u i r e d f o r re a r y a r d No n e No n e No n e 10 feet minimum25' feet and a min. of 2 stories No t e N o n - Co n f o r m i n g Co n d i t i o n s fo r P r o p o s a l OK N/ A N/ A N/ A OK OK OK * D e f . ** O K ** * O K OK OK OKN/A No t e s : * T h e h e i g h t o f t h e b u i l d i n g f r o m g r a d e p l a n e t o t h e r o o f d e c k i s 7 7 ' 1 0 " . T h e o v e r a l l h e i g h t i n c l u d i n g t h e r o o f t o p m e c h a n i c a l s p a c e i s 8 7 ' 1 0 " . ** T h e b u i l d i n g h a s e x i s t i n g m i n o r e n c r o c h m e n t s o n t h e N E , N W , a n d S W c o r n e r s o f t h e b u i l d i n g . ** * T h e r e a r e e x i s t i n g a w i n i n g s a n d a s i g n t h a t e n c r o c h o n t h e S t a t e S t r e e t R . O . W . T h e s e w i l l r e m a i n o n t h e e x i s t i n g b u i l d i n g . 1 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 272-6B (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 ½” 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a Bo a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 2 9 5 0 Ad d r e s s : 10 2 E . C l i n t o n ( k n o w n a s 2 3 5 S . C a y u g a S t . ) Us e D i s t r i c t CB D - 1 0 0 / C B D - 1 2 0 Da t e : Au g u s t 5 , 2 0 1 4 Ap p l i c a n t Ra m s g a r d A r c h i t e c t u r a l D e s i g n Ow n e r : It h a c a U r b a n R e n e w a l A g e n c y Ap p l i c a t i o n T y p e : Si g n V a r i a n c e Si g n T y p e A r e a S e t b a c k P r o j e c t i o n O t h e r R e q u i r e m e n t s Co l t i v a r e Wa l l S i g n 14 6 . 4 S . F . 24 " Pr o j e c t i o n S i g n Wa l l S i g n 26 . 9 S . F . 6' - 1 0 ½ " Re g u l a t i o n s Wa l l S i g n P e r m i t t e d 50 S . F . M a x . 18 " M a x . No t e N o n - c o n f o r m i n g Co n d i t i o n s OK De f . De f . No t e s : 1 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a B o a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 2 9 5 1 Ad d r e s s 12 1 C a s c a d i l l a S t r e e t Us e D i s t r i c t R- 2 b Da t e 08 / 0 5 / 1 4 Ap p l i c a n t Am b e r G i l e w s k i Ow n e r Am b e r G i l e w s k i a n d D u c s o n N g u y e n Ap p l i c a t i o n T y p e : Sp e c i a l P e r m i t Co l u m n Nu m b e r 23 4 5 6 7 8 9 1 0 1 1 1 2 1 3 14/1516 Co l u m n T i t l e U s e Ac c e s s o r y Us e Of f - S t r e e t Pa r k i n g Of f - S t r e e t Lo a d i n g Lo t A r e a (S q . F e e t ) Lo t W i d t h (F e e t ) Nu m b e r o f St o r i e s He i g h t i n Fe e t % o f L o t Co v e r a g e Fr o n t Y a r d S i d e Y a r d Ot h e r S i d e Ya r d Rear yard: % of depth or number of feet, whichever is lessMinimum Building Height Ex i s t i n g Co n d i t i o n an d U s e Si n g l e Fa m i l y Dw e l l i n g 2 26 4 0 5 0 . 3 3 ' 3 2 8 ' * 5 4 . 6 % 1 . 7 ' 8 ' 7 ' 2 . 9 ' o r . 0 7 % Di s t r i c t Re g u l a t i o n s fo r E x i s t i n g Tw o Fa m i l y Zo n e 2 No n e Re q u i r e d 3, 0 0 0 3 5 3 3 5 3 5 % 1 0 1 0 5 25% or 50' but not less than 20'None No t e N o n - Co n f o r m i n g Co n d i t i o n s OK OK De f . O K O K O K D e f . D e f . D e f . O K D e f . Pr o p o s e d Co n d i t i o n an d / o r U s e Si n g l e Fa m i l y Dw e l l i n g B& B Ho m e 2 26 4 0 5 0 . 3 3 ' 3 2 8 ' * 5 4 . 6 % 1 . 7 ' 8 ' 7 ' 2 . 9 ' o r . 0 7 % Di s t r i c t Re g u l a t i o n fo r P r o p o s e d Tw o Fa m i l y Zo n e B& B re q u i r e s sp e c i a l pe r m i t *3 No n e Re q u i r e d 3, 0 0 0 3 5 3 3 5 3 5 % 1 0 1 0 5 25% or 50' but not less than 20'None No t e N o n - Co n f o r m i n g Co n d i t i o n s fo r P r o p o s a l OK D e f . De f . N / A D e f . O K O K O K D e f . D e f . D e f . O K D e f . N / A No t e s : * T h e z o n i n g o r d i n a n c e , s e c t i o n 3 2 5 - 2 0 D ( 3 ) ( b ) , r e q u i r e s o n e s p a c e p e r g u e s t r o o m u s e d f o r a B & B . T h e o w n e r p r o p o s e s t o u s e 2 b e d r o o m s f o r g u e s t s w h i c h wi l l r e q u i r e 2 s p a c e s a n d 1 s p a c e i s r e q u i r e d f o r t h e r e m a i n i n g t w o b e d r o o m s i n t h e d w e l l i n g . ** L o t c o v e r a g e i n c l u d e s t h e d e t a c h e d g a r a g e . 1 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a Bo a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 2 9 5 2 Ad d r e s s : 60 1 F i r s t S t r e e t Us e D i s t r i c t P- 1 Da t e : Au g u s t 5 , 2 0 1 4 Ap p l i c a n t Ch a r l i e T r a u t m a n n Ow n e r : Sc i e n c e n t e r I n c . Ap p l i c a t i o n T y p e : Si g n V a r i a n c e Si g n Ty p e Ar e a Se t b a c k Pr o j e c t i o n O t h e r R e q u i r e m e n t s Ex i s t i n g S c i e n c e n t e r Si g n Fr e e s t a n d i n g S i g n 45 S . F . Pr o p o s e d A d d i t i o n a l Mo n u m e n t S i g n Fr e e s t a n d i n g S i g n 21 S . F . Re g u l a t i o n s On e F r e e s t a n d i n g S i g n p e r Bu s i n e s s No t e N o n - c o n f o r m i n g Co n d i t i o n s De f . No t e s : 1 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a B o a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 2 9 5 3 Ad d r e s s 11 0 8 N . C a y u g a S t r e e t Us e D i s t r i c t R- 2 b Da t e 08 / 0 5 / 1 4 Ap p l i c a n t Ch a r l e s I z z o Ow n e r Ch a r l e s I z z o Ap p l i c a t i o n T y p e : Ar e a V a r i a n c e Co l u m n Nu m b e r 23 4 5 6 7 8 9 1 0 1 1 1 2 1 3 14/1516 Co l u m n T i t l e U s e Ac c e s s o r y Us e Of f - S t r e e t Pa r k i n g Of f - S t r e e t Lo a d i n g Lo t A r e a (S q . F e e t ) Lo t W i d t h (F e e t ) Nu m b e r o f St o r i e s He i g h t i n Fe e t % o f L o t Co v e r a g e Fr o n t Y a r d S i d e Y a r d Ot h e r S i d e Ya r d Rear yard: % of depth or number of feet, whichever is lessMinimum Building Height Ex i s t i n g Co n d i t i o n an d U s e Si n g l e Fa m i l y Dw e l l i n g 1 32 8 3 3 2 . 8 8 ' 3 3 0 ' * 3 1 % 3 . 5 ' 8 . 2 ' * * 2 ' 3 9 . 5 % o r 3 9 . 5 ' Di s t r i c t Re g u l a t i o n s fo r E x i s t i n g Tw o Fa m i l y Zo n e 1 No n e Re q u i r e d 3, 0 0 0 3 5 3 3 5 3 5 % 1 0 1 0 5 25% or 50' but not less than 20'None No t e N o n - Co n f o r m i n g Co n d i t i o n s OK OK OK D e f . O K O K O K D e f . D e f . D e f . O K Pr o p o s e d Co n d i t i o n an d / o r U s e Si n g l e Fa m i l y Dw e l l i n g 1 32 8 3 3 2 . 8 8 ' 3 3 0 ' 3 8 % 3 . 5 ' 8 . 2 ' * * 2 ' 3 5 . 5 % o r 3 5 . 5 ' Di s t r i c t Re g u l a t i o n fo r P r o p o s e d Tw o Fa m i l y Zo n e 1 No n e Re q u i r e d 3, 0 0 0 3 5 3 3 5 3 5 % 1 0 1 0 5 25% or 50' but not less than 20'None No t e N o n - Co n f o r m i n g Co n d i t i o n s fo r P r o p o s a l OK N / A OK N / A O K D e f . O K O K D e f . D e f . D e f . D e f . O K N / A No t e s : * E x i s t i n g l o t c o v e r a g e i n c l u d e s t h e r e a r o n e s t o r y a d d i t i o n a n d t h e d e c k t h a t i s p r o p o s e d t o b e r e m o v e d . ** E x i s t i n g 5 ' X 8 ' e a s e m e n t f o r c h i m n e y s t r u c t u r e s t r a d d l i n g p r o p e r t y l i n e . 1 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, and13, 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a B o a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 2 9 5 4 Ad d r e s s 44 1 N o r t h A u r o r a S t r e e t Us e D i s t r i c t R- 2 b Da t e 08 / 0 5 / 1 4 Ap p l i c a n t No r b e r t N o l t e Ow n e r Me r y l a n d B a i l e y P h i p p s Ap p l i c a t i o n T y p e : Ar e a V a r i a n c e Co l u m n Nu m b e r 23 4 5 6 7 8 9 1 0 1 1 1 2 1 3 14/1516 Co l u m n T i t l e U s e Ac c e s s o r y Us e Of f - S t r e e t Pa r k i n g Of f - S t r e e t Lo a d i n g Lo t A r e a (S q . F e e t ) Lo t W i d t h (F e e t ) Nu m b e r o f St o r i e s He i g h t i n Fe e t % o f L o t Co v e r a g e Fr o n t Y a r d S i d e Y a r d Ot h e r S i d e Ya r d Rear yard: % of depth or number of feet, whichever is lessMinimum Building Height Ex i s t i n g Co n d i t i o n an d U s e On e Fa m i l y Dw e l l i n g 0 46 7 2 . 8 3 5 . 4 ' 2 2 4 3 2 . 4 % . 5 ' 2 ' . 6 5 ' 4 5 . 5 % o r 6 0 ' Di s t r i c t Re g u l a t i o n s fo r E x i s t i n g Tw o Fa m i l y Zo n e 2 No n e Re q u i r e d 3, 0 0 0 3 5 3 3 5 3 5 % 1 0 1 0 5 25% or 50' but not less than 20'None No t e N o n - Co n f o r m i n g Co n d i t i o n s OK N / A D e f . N / A O K O K O K O K O K D e f . D e f . D e f . O K N / A Pr o p o s e d Co n d i t i o n an d / o r U s e On e Fa m i l y Dw e l l i n g 1 46 7 2 . 8 3 5 . 4 ' 2 2 4 3 0 . 3 % . 5 ' 2 ' . 6 5 ' 4 5 . 5 % o r 6 0 ' Di s t r i c t Re g u l a t i o n fo r P r o p o s e d Tw o Fa m i l y Zo n e 2 No n e Re q u i r e d 3, 0 0 0 3 5 3 3 5 3 5 % 1 0 1 0 5 25% or 50' but not less than 20'None No t e N o n - Co n f o r m i n g Co n d i t i o n s fo r P r o p o s a l OK N / A D e f . N / A O K O K O K O K O K D e f . D e f . D e f . O K N / A No t e s :