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HomeMy WebLinkAbout08-26-14 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 & 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 AUGUST 26TH, 2014 in COMMON  COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.   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.)    1. Agenda Review    2. Privilege of the Floor (3‐minute maximum per person)    3. Subdivisions    A. Minor Subdivision/Consolidation & Consideration of Changes to Approved Site Plan   Location: 225 Elmira Rd., Tax Parcel #117.‐3‐1 (Stone Quarry Apartments)   Applicants: INHS, Applicant & Brian Hunt, Owner   Anticipated Board Action(s) in August:  Public Hearing, Amendment to 10/23/12 Negative Determination of  Environmental Significance, Consideration of Preliminary & Final Subdivision Approval, and Consideration of  Changes to Approved Site Plan    Please Note: This subdivision/consolidation, along with the site plan, was considered in the environmental  review for Stone Quarry Apartments, for which the Planning Board, acting a Lead Agency, issued a Negative  Declaration of Environmental Significance on October 23, 2013.     Project Description:  The applicant is proposing to subdivide the 4.043‐acre parcel into two parcels.  Parcel I,  will measure 0.585 acres and will be sold and consolidated with Tax Parcels #123.‐1‐10 and #123.‐1‐8 to form  a new approximately 1.6‐acre site (the location of the proposed Stone Quarry Apartments project that  received Site Plan Approval in November 2012).  Parcel II will measure 3.485 acres with 236 feet of frontage of  Elmira Road and will retain the existing one‐story building.  The subdivision is in the B‐5 Zoning District which  has a minimum lot size of 3,000 SF, minimum street frontage of 40 feet, and minimum front side and rear yard  requirements of 10, 10/ 5, and 15% or 20 feet respectively.  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, for which environmental review was completed.      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.     4. Site Plan Review     A. Marriott Hotel  Location: 120 S. Aurora St.  Applicant: Urgo Hotels    Anticipated Board Action(s):  Conditions of Site Plan Approval & Project Changes  Description of Action:  The Board approved changes to the project on June 24, 2014 with conditions.  The  applicant is returning to satisfy those conditions.      B. Carey Building Renovations & Addition  Location: 314‐320 E. State St.  Applicant: Carey Building Associates   Anticipated Board Action(s) in August:  Consideration of Preliminary & Final Approval    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 has received 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 has received design review.    C. 323 Taughannock Blvd. ― Mixed‐Use Project  Location: 323 Taughannock Blvd.  Applicant: Steve Flash  Anticipated Board Action(s) in August:  Public Hearing, Determination of Environmental Significance, and  Consideration of Preliminary Approval       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), and an Unlisted Action under the  State Environmental Quality Review Act, and is subject to environmental review.  This project will require  approval from the Board of Public Works, for modification to the parking lot, the NYS Department of  Environmental Conservation, and the NYS Canal Corporation.    D. Dryden South ― Mixed‐Use/Apartments   Location: 205 Dryden Rd.  Applicant: Jagat Sharma for Pat Kraft  Anticipated Board Action(s):  Public Hearing & Consideration of Preliminary & Final Approval     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 MU‐2 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 has received Design Review.  “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 E. Collegetown Crossing ― Mixed‐Use   Location: 307 College Ave.  Applicant: Jagat Sharma for Josh Lower  Anticipated Board Action(s) in August: Determination of Environmental Significance and Consideration of  Preliminary & Final Approval [RESOLUTIONS TO BE E‐MAILED & PROVIDED ON THE FLOOR]    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.   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.      F. 327 Eddy St. Mixed‐Use/Apartments   Location: 327 Eddy St.  Applicant: Jagat Sharma for Stephen Fontana  Anticipated Board Action(s) in August:  Declaration of Lead Agency    Project Description:  The applicant proposes to demolish the existing two‐story structure and construct a six‐ story apartment building with 1,800 square feet of commercial space on the ground floor.  The building will  have 28 units in a mix of sizes and approximately 64 occupants.  Due to a twenty‐eight foot grade change on  the small site, the building will be constructed in three six‐story sections.  The building features light wells on  the north and south sides.  Exterior finishes include brick, colored metal panels and limestone. This is Type I  Action under the City of Ithaca Environmental Quality Review Ordinance §176‐4 B. (k.) and an Unlisted Action  the State Environmental Quality Review Act, and is subject to environmental review.  The project requires  Design Review.    4. Zoning Appeals   • #2953: 1108 N. Cayuga St. [SEE ENCLOSED HAND‐ANNOTATED MODIFICATION TO ORIGINAL APPEAL]  • #2956: 115 Orchard Pl.  • #2958: 203 Third St. (IURA)  • #2959: 714 N. Aurora St.  • #2960: 120 Valentine Pl.  “An Equal Opportunity Employer with a commitment to workforce diversification.” 3   5. New/Old Business  A. Planning Board Comments on Proposal to Amend §325‐45.2B, “Definitions and Related Standards,” of  Collegetown Area Form Districts (CAFD) [REVISITED]  B. Planning Board Vice‐Chair Election  C. Schedule Next Design Review Committee (DRC) Meeting    6. Reports  A. Planning Board Chair (verbal)  B. Director of Planning & Development (verbal)  C. Board of Public Works Liaison (verbal)    7. Approval of Minutes (none)    8. Adjournment  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    “An Equal Opportunity Employer with a commitment to workforce diversification.” 4 AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 1 of 11 8/22/2014 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 AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 2 of 11 8/22/2014 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 AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 3 of 11 8/22/2014 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): One groundwater test well (WB- 13) showed measured values in excess of NYS AWQSG values.  Yes No AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 4 of 11 8/22/2014 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): Stormwater Pollution Prevention Plan is under review by the City Stormwater Management Officer.  Yes No IMPACT ON AIR 7. Will project affect air quality?  Yes  No Project will induce 500 or more vehicle trips in any 8-hour period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any): Construction Impacts, including removal of contaminates soils ― See Part 3.  Yes No AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 5 of 11 8/22/2014 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 AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 6 of 11 8/22/2014 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 AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 7 of 11 8/22/2014 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 AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 8 of 11 8/22/2014 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: Project site is in a area with traffic issues that could worsen, both during and post-construction. Project will be reviewed by City Transportation Engineer.  Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply?  Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 9 of 11 8/22/2014 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 Only ― see Part 3.  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 AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 10 of 11 8/22/2014 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): Soil contaminated has been found on the site. The project includes removal and disposal of contaminated soils. See Part 3.  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 AMENDED NEGATIVE DECLARATION Any text differing from the 10/23/12 FEAF, Part 2, is underlined.  City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: Stone Quarry Apartments, 400 Spencer Rd. Date Created: 8/15/14 11 of 11 8/22/2014 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. — Moved:    Second:    In Favor:    Against:    Absent:    Abstain:   Vacancies:    Amendment to Negative Declaration Adopted on 10-23-12 Page 1 of 6  City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III  Housing Development, Quarry Stone Apartments, 400 Spencer Rd.  Date Created 8‐26‐12    Any text differing from the 10‐23‐12 FEAF Part 3 is underlined    PROJECT DESCRIPTION  The applicants propose to construct 35 units of new rental housing that will be affordable to low‐ to  moderate‐income households.  The units will be in one 3‐story building and two rows of 2‐story  townhouses.  Site improvements will include a 36‐space parking area, pedestrian walkways  throughout, a recreation area with a playground, basketball court, a lawn, and landscaping.  The  applicants are also proposing to install a sidewalk, tree lawn, and street trees along the property on  Spencer Road.  The project site consists of three separate tax parcels in the R‐2a and B‐5 Zoning  Districts, currently all containing commercial uses.  Project also includes subdivision and  consolidation.  The project has received the required use variance for a 3‐story apartment building  in the R‐2b District.  This is a Type I Action under the City of Ithaca Environmental Quality Review  Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject  to environmental review, for which the Planning Board, acting as Lead Agency, made a negative  declaration of environmental significance on October 23, 2012.     In July 2014, during which time the Lead Agency was considering proposed changes to the project  and preparing for review of the above mentioned subdivision application, the Lead Agency was  presented with new information pertaining to environmental conditions on the site.  In accordance  with §176‐7 E. of the City Environmental Quality Review Ordinance (CEQR) and §617.7(e) of the  State Environmental Quality Review Act (SEQRA), the Lead Agency decided to amend this negative  determination in order to consider the new information in the environmental review.     IMPACT ON LAND  Project construction is anticipated to last approximately 18 months.  Project development requires  removal of all buildings, accessory structures, walls, paving, and vegetation, potentially leaving  exposed soils for periods of time.  The applicant has proposed an erosion and sedimentation plan  and will be required to provide a Stormwater Pollution Protection Plan.      In its current condition, the project site is a nearly 100% impervious surface.  The proposed project  will decrease the percentage of impervious surface, by providing landscaped areas and some porous  paving.     No significant impacts anticipated.    IMPACT ON WATER  One groundwater test well (WB-13) showed measured values in excess of NYS AWQSG values. See Impact on Public Health.   No significant impacts anticipated.    Amendment to Negative Declaration Adopted on 10-23-12 Page 2 of 6  IMPACT ON DRAINAGE  No significant impacts anticipated.    IMPACT ON AIR  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 following dust‐control measures should be required, as needed, during construction:    • Misting or fog spraying site to minimize dust.  • Maintaining crushed stone tracking pads at all entrances to the construction site.  • Reseeding 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.    Contaminated soils will be removed from the site.   See Impacts to Public Health.     No significant impacts anticipated.    IMPACT ON PLANTS & ANIMALS  No significant impacts anticipated.    IMPACT ON AESTHETIC RESOURCES  No significant impacts anticipated.    IMPACT ON HISTORIC RESOURCES  No significant impacts anticipated.    IMPACT ON OPEN SPACE AREA  No significant impacts anticipated.    IMPACT ON TRANSPORTATION  Safety and traffic violations are a concern at the intersection of Spencer and Quarry Roads.  Of  particular concern are right‐hand turning movements from Spencer road onto Stone Quarry and  left‐hand turns from Stone Quarry onto Spencer.  The applicant submitted a turning movements  diagram at the request of the City Transportation Engineer.  The diagram demonstrates that current  turning movements are not affected by the proposed project.  The City Transportation Engineer has  determined that any transportation issues at the intersection are not the responsibility of the  applicant.  The City is interested in redesigning the intersection and making a pedestrian connection  from the new sidewalk to Elmira Road.      Amendment to Negative Declaration Adopted on 10-23-12 Page 3 of 6  Several neighbors spoke at the public hearing, raising concerns about traffic congestion and  pedestrian safety, particularly the need for sidewalks on Spencer Road.  The Lead Agency strongly  encourages the City to consider installing sidewalks on Spencer Road.      The project is proximate to shopping on Elmira Road and Meadow Street, both of which have, or will  soon have, sidewalks and designated pedestrian crossings.  The applicant expects some of the  residents will not have cars.  Making a safe pedestrian connection to these areas is important.  The  applicant is proposing to install a sidewalk and tree lawn along the entire front of the property  facing Spencer Road, which currently has no sidewalks.  The Lead Agency encourages the applicant  to investigate establishing a pedestrian route from the project site directly to Elmira Road.     The Lead Agency intends, by separate resolution, to urge the Board of Public Works to: (1) develop  and implement a plan for providing pedestrian connections between the project site area on  Spencer Road and nearby transit stops and shopping areas; and (2) develop and implement a plan  for improving the operation of the Spencer Road and Stone Quarry Road intersection.    Insert # of public meetings, amount of capital project, and timeline.    No significant impacts anticipated.    IMPACT ON ENERGY  No significant impacts anticipated.    IMPACT ON NOISE & ODORS  Project construction is expected to last approximately 18 months.  Site demolition, exterior  construction activities, site work, and construction activities will be temporary disturbances to  adjacent residential uses.  In accordance with City regulations: all noise‐producing construction  activity will be limited to Monday through Saturday from 7:30 a.m. to 7:30 p.m.    No significant impacts anticipated.    IMPACT ON PUBLIC HEALTH  At the July 22nd 2014 Planning Board Meeting, the Lead Agency was made aware, through concerns  expressed by the public as well as information provided by the applicant, that portions of the project  site contained contamination, a fact that was not known at the time of the negative declaration in  October 2012.       The applicant has since submitted a Phase I Environmental Assessment (ESA) dated September  2012, a Phase II ESA dated October 2012 and a supplemental Phase II (ESA) dated October 18, 2012,  all prepared by the Seeler Engineering, and other related materials.  The Phase I ESA identified  several recognized environmental conditions at the site including, the possibility of contamination in  the area of the former Underground Storage Tank, and that the site and surrounding commercial  properties have historically been used for automotive service of some nature since the early 1970s,  with several underground storage tanks reported to be present.  Phase II ESA and supplemental  Phase II EAS document the results of 25 soil borings and 4 groundwater monitoring wells.  The  report identified two contained areas of concern, as identified in red on the drawing titled  Amendment to Negative Declaration Adopted on 10-23-12 Page 4 of 6  “Pathstone Corporation Phase 2 – ESA, Site Plan (1)”, dated 9/14/12 and prepared by Seeler  Engineering P.C.     The applicant has submitted an Environmental Management (Remediation) Plan dated 8‐4‐2014 and  prepared by Seeler Engineering P.C..  The plan outlines the work program and contains the  following:      • Procedures for cleaning up the contamination and monitoring of the contamination  removal.  Both contaminated soil and groundwater will be disposed of safely and monitored  by both the applicant’s engineer and the NYSDEC.    • Procedures for addressing unanticipated conditions discovered during other Site work (all  related Site work must stop if and when evidence of contamination is detected so that the  situation can be evaluated by INHS's environmental engineer who will prepare a plan for the  condition).    • Design specifications for an active vapor mitigation system (similar to a radon mitigation  system) to prevent future migration of any volatile organics in soil into the building.  This  system is not required but is an extra step to ensure tenant safety.     • Provide the requirements for long term monitoring of the mitigation system.  An alarm  system will be connected to each vapor system and monitored by the property manager in a  regular fashion to ensure that the vapor mitigation system continues to work as designed.    A letter from Richard Brazell, the NYSDEC Regional Spill Engineer for the site, dated August 7,2014,  indicates that NYSDEC has approved the Remediation Plan. The NYSDEC will independently monitor  and evaluate the cleanup work and will not close out the currently open spill file until they are  satisfied that the Remediation Plan's objectives have been reached. The soil remediation will be  completed before any other Site work happens in the areas of concern.     At the Planning Board meeting on July 22, 2014, there was considerable confusion over the extent of  the contamination and NYSDEC’s administration of the spill reports.  The applicant has provided the  following explanation: “…unbeknownst to Seeler and INHS, the NYSDEC accidentally opened 2 spill  files based upon the same spill.  The two files are not for different spills but, in fact, are duplicate  reports for the same spill. The duplicate spill reports and NYSDECs handling of the reporting created  much misinformation. For example, it has been reported that Seeler's spill report (No. 1210943) was  closed in November 2013 when requested information was not submitted to NYSDEC. This is not  true. The Phase II report was provided to the NYSDEC in a timely way in 2012 but was only filed  under one of the two spill numbers. This made it appear that the information was not provided  when, in fact, it had been. The NYSDEC has since corrected their information and now only has one  open spill listed in their database, no. 1210943”.     The Lead Agency recognizes that the site remediation as well as the standard to which clean up is  required for the intended end use is under the jurisdiction of higher levels of government than the  City of Ithaca.  These include NYSDEC, NYS Department of Health and the federal Department of  Housing and Urban Development (HUD).  The Lead Agency recognizes that, based on the  information available at this time, the applicant and these agencies are working in partnership to  address these issues on the site.     Amendment to Negative Declaration Adopted on 10-23-12 Page 5 of 6    Based on the information above, no significant impacts are anticipated.    IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD  The project will introduce a relatively high‐density residential development (23 dwelling units/acre)  to an area of lower density residential and commercial land use.  The current commercial use (Ithaca  Dispatch) is allowed in the R‐2a Residential Zoning District by a previously granted variance.      Changing this site back to residential land use will help strengthen the residential character of this  fragile neighborhood.  The project requires a use variance because multi‐family residential  development (the proposed 3‐story apartment building) is not allowed in the R‐2a Zoning District.   The applicant has the option to locate the 3‐story building in the rear of the project site, in the B‐5  Zoning District and locate the parking and play areas in the front of the site along Spencer Road in  the R‐2a Zoning District, which would not require a variance.  The Lead Agency strongly prefers the  proposed design, however, because it restores residential use to Spencer Road and creates a more  welcoming streetscape that is in keeping with more traditional neighborhood character.     Additionally, the Lead Agency notes the large number of use variances that allow commercial uses in  the residential zone along the north side of Spencer Road, abutting the B‐5 Zoning District.  The Lead  Agency, the BZA, and other interested parties have been concerned that this situation, in  conjunction with potential new use variances for this purpose, could erode the viability of  residential use in this area.  Given this proposal for new residential development, the Lead Agency  finds no negative impact in granting a use variance to allow higher density residential use.    The applicant has proposed several design features that enhance the residential character of the  street, such as a sidewalk and treelawn, a low fence with separate entrances for each townhouse,  and massing of the 3‐story building that makes it appear to be two stories from the street.  The  visual impact of the multi‐family building is reduced, because it is tucked into a slope that rises  towards Spencer Road, thereby reducing the building’s apparent height from viewpoints along this  road.  The Lead Agency will work with the applicant during site plan review to refine building  materials and architectural features of the final design of the building along Spencer Road.     In spring of 2014 the applicant requested project changes to the approved site that included  removing the separate entrances and architectural screening between units on the Spencer Road‐ facing townhouses.  The proposed change arose from the need to lower the grade on the portion of  the site containing the townhouses, resulting in a stepping down of the townhouse units a total of 4  feet from east to west.  The Lead Agency felt that this change negatively impacted the project’s  residential character and subsequently required the applicant to explore a way restore the  previously proposed entrances.   The applicant has submitted a revised site plan with a final revision  date of 8‐15‐14 that shows separate entrances restored at sidewalk level at four units and a below  sidewalk grade walkway and entrances for four units.     No significant impacts anticipated.    PUBLIC CONTROVERSY  At the public hearing, several neighbors near the project site have expressed concern that the  project will worsen already serious problems with traffic volume on Spencer Road and with traffic  Amendment to Negative Declaration Adopted on 10-23-12 Page 6 of 6  backing up at the intersection with Stone Quarry Road.  Several neighbors also raised concerns  about pedestrian safety, particularly the need for sidewalks on Spencer Road, as well as  neighborhood character.    Prepared by: Lisa Nicholas, AICP and Revised by Planning & Development Board     Moved:     Seconded:   In Favor:   Against:   Absent:    Vacancies:  1      PROPOSED RESOLUTION Site Plan/Subdivision Review CEQR ― AMENDED NEGATIVE DECLARATION Stone Quarry Apartments 400 Spencer Rd. City of Ithaca Planning and Development Board August 26, 2014 WHEREAS: on October 23, 2012, the City of Ithaca Planning and Development Board determined that the proposed Stone Quarry Apartments project ― consisting of the site plan, subdivision, and variance ― at 400 Spencer Road would 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, and WHEREAS: the project consists of the construction of 35 units of new rental housing that will be affordable to low-to-moderate-income households. The units will be in one 3-story building and two rows of 2-story townhouses. Site improvements will include: a 36-space parking area with two ADA-compliant spaces; pedestrian walkways throughout; a recreation area with a playground; basketball court; a lawn; and landscaping. The applicants are also proposing to install a sidewalk, tree lawn, and street trees along the property on Spencer Road. The project site consists of three separate tax parcels in the R-2a and B-5 Zoning Districts, currently containing all commercial uses. The project has received a use variance for a 3-story apartment building in the R-2b District, and WHEREAS: the applicants are also proposing to subdivide the 4.043-acre parcel into two parcels. Parcel I will measure 0.585 acres, and will be sold and consolidated with Tax Parcels #123.-1-10 and #123.-1-8 to form a new approximately 1.6-acre site. Parcel II will measure 3.485 acres with 236 feet of frontage of Elmira Road and will retain the existing one-story building. The subdivision is in the B-5 Zoning District, which has a minimum lot size of 3,000 SF, minimum street frontage of 40 feet, and minimum front side and rear yard requirements of 10, 10/ 5, and 15% or 20 feet, respectively, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: in accordance with §176-7 E. of the City Environmental Quality Review Ordinance (CEQR) and §617.7(e) of the State Environmental Quality Review Act (SEQRA), the City of Ithaca Planning and Development Board acting as Lead Agency has determined that (1) new information has been discovered and (2) a change in circumstances related to the project has arisen that was not previously considered, and the Lead Agency has determined that no significant adverse impact will occur, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on August 26 2014 reviewed and accepted as adequate the new information consisting of: a revised Full Environmental Assessment Form (FEAF), Parts 2 and 3, prepared by Planning staff; a Phase I Environmental Assessment (ESA), dated September 2012; a Phase II ESA, dated October 2012; a supplemental Phase II ESA, dated October 18, 2012; and an Environmental Management (Remediation) Plan, dated 8/4/14, all prepared by the Seeler Engineering, P.C.; and other supporting materials, and WHEREAS: the above-mentioned Phase I, II, and supplemental II ESAs identify two contained areas of concern, as identified in red on the drawing titled “Pathstone Corporation Phase 2 – ESA, Site Plan (1),” dated 9/14/12 and prepared by Seeler Engineering, P.C. The above-mentioned Environmental Management (Remediation) Plan outlines the remediation work program, including: (1) Procedures for cleaning up the contamination and monitoring of the contamination removal; (2) Procedures for addressing unanticipated conditions discovered during other site work; (3) Design specifications for an active vapor mitigation system; and (4) Requirements for long-term monitoring of the mitigation system, and 2   WHEREAS: the Lead Agency recognizes that the site remediation, as well as the standard for which clean-up is required for the intended end use, is under the jurisdiction of higher levels of government than the City of Ithaca. These include NYS DEC, NYS Department of Health, and the federal Department of Housing and Urban Development (HUD). The Lead Agency recognizes that, based on the information available at this time, the applicant and these agencies are working in partnership to address these issues on the site, now, therefore, be it  RESOLVED: that the City of Ithaca Planning and Development Board does hereby amend the Negative Declaration issued on October 23, 2012 to include the above-mentioned information in the environmental record, and be it further RESOLVED: that the City of Ithaca Planning and Development Board does hereby determine that the proposed Stone Quarry Apartments project at 400 Spencer Road 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: Second: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision Preliminary & Final Approval 225 Elmira Rd. City of Ithaca Tax Parcel #117.-3-1 for Stone Quarry Apartments City of Ithaca Planning and Development Board August 26, 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 #117.-3-1 in the City of Ithaca, by applicant Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the applicant is proposing to subdivide the 4.043-acre parcel into two parcels. Parcel I will measure 0.585 acres, and will be sold and consolidated with tax parcels #123.-1-10 and #123.-1-8 to form a new approximately 1.6-acre site (the location of the proposed Stone Quarry Apartments project that received Site Plan Approval in November 2012). Parcel II will measure 3.485 acres with 236 feet of frontage of Elmira Road and will retain the existing one-story building. The subdivision is in the B-5 Zoning District, which has a minimum lot size of 3,000 SF, minimum street frontage of 40 feet, and minimum front side and rear yard requirements of 10, 10/ 5, and 15% or 20 feet, respectively, 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: on October 23, 2012, the City of Ithaca Planning and Development Board determined that the proposed Stone Quarry Apartments project ― consisting of the site plan, subdivision and variance ― at 400 Spencer Road would 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, and WHEREAS: in accordance with §176-7 E. of the City Environmental Quality Review Ordinance (CEQR) and §617.7(e) of the State Environmental Quality Review Act (SEQRA), the City of Ithaca Planning and Development Board acting as Lead Agency determined that (1) new information has been discovered and (2) a change in circumstances related to the project has arisen that was not previously considered, and the Lead Agency has determined that no significant adverse impact will occur, and WHEREAS: that the City of Ithaca Planning and Development Board did on August 26, 2014 amend the Negative Declaration issued on October 23, 2012 to include the new information in the environmental record, and WHEREAS: that the City of Ithaca Planning and Development Board did on August 26, 2014 issue an amended Negative Declaration of environmental significance, 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 August 26, 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 by the aforementioned have been considered, and WHEREAS: this Board acting as Lead Agency in environmental review has on August 26, 2014 reviewed and accepted as adequate: plans entitled “Subdivision Map, Lands of Brian Hunt, Located at No.225 Elmira Road,” prepared by T.G. Miller, P.C., and dated 8/12/14; 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 B-5 Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Approval for the proposed Minor Subdivision of City of Ithaca Tax Parcel #117.-3-1, by INHS, subject to the following conditions: i. Submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor, and ii. That the subdivided parcel is immediately consolidated with Tax Parcels #123.-1-10 and #123.-1-8, and that documentation of the consolidation be submitted to Planning staff. 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 August 26, 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 4-foot retaining wall and a change in the sidewalk connection on five westernmost units from individual connections to a shared internal walkway, 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 ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 CONNECTING PEOPLE TO PLACE PLANNING PRESENTATION - DESIGN REVISIONS AUGUST 7, 2014 REVISED FOR FINAL PRESENTATION ON AUGUST 26, 2014 ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 ELEVATION – AURORA STREET GR E E N S T R E E T ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 ELEVATION – NORTH AU R O R A S T R E E T ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 GR E E N S T R E E T ELEVATION – WEST ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 AU R O R A S T R E E T ELEVATION – GREEN STREET ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 MATERIALS Building base CORONADO STONE Princeton Granite (1/2” joint width – Deep Raked) Color: Newport Grey Building body MODULAR BRICK (Glen-Gary Rockbridge range) Building west side NICHIHA panel WINTER GATES AC-30 SMOKE EMBERS AC-28 SAN ANTONIO AC-29 ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 UPDATED RENDERINGS ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 UPDATED RENDERINGS ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 PROPOSED “WATERFALL EFFECT” ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 PROPOSED LANDSCAPE ITHACA MARRIOTT ITHACA, NY © 2014 COOPER CARRY, INC. 191 Peachtree St NE Suite 2400, Atlanta, GA 30303 p. 404.237.2000 Planning Group Presentation - Revised 08.26.2014 SITE PLAN ADOPTED RESOLUTION Site Plan Review Façade & Materials Modifications Marriott Hotel 120 S. Aurora St. City of Ithaca Planning & Development Board June 24, 2014 WHEREAS: the project applicant is requesting materials, lighting, and building façade changes for the Marriott Hotel at 120 S. Aurora Street, which was approved by the Planning Board on November 13, 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: the changes consist of the following: reduction in the projections on the second- floor and roof levels; substitution of Llenroc cladding with Coronado Stone; replacement of metal panel system with Nichiha cement board system; change in signage; elimination of projecting brick pattern around windows, LED lighting, flagpoles, and site retaining wall and Llenroc planters on south side of the building; and relocation of Commons-facing door and addition of canopy to said door, and WHEREAS: the Board did on June 10, 2014 review a memo from Mathew Jalazo to JoAnn Cornish dated May 10, 2014 titled “Project updates narrative” describing applicant’s proposed changes to the project; and elevations illustrating these changes, entitled: “Elevation – Aurora Street,” “Elevation – North,” “Elevation – West,” “Elevation – Green Street,” and “Materials,” all prepared by Cooper Carry, and dated June 10, 2014, 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: i. Submission for approval by the Planning Board of revised elevations of all building facades and of street-level perspectives showing darker / lighter alternating brick color ― to replace previously alternating projecting brick pattern ― around all windows in all portions of the building with brick cladding, and ii. Submission for approval by the Planning Board of revised elevations showing canopy above redesigned north door, and iii. Submission for approval by the Planning Board of building materials boards (and photos of boards) showing all building materials, including glass, proposed color and pattern of Nichiha paneling system, and color and arrangement of the proposed Coronado Stone product as it will be installed, and iv. Submission for approval by the Planning Board of cutsheets, samples or illustrations, plus a partial rendering, showing proposed curtains to be located in the windows of the northeast corner rooms, these curtains to have a pattern presenting an abstract waterfall-like effect as viewed from exterior; said curtains (including substantially similar replacement curtains as needed) shall be a permanent part of the building design, and v. Submission for approval by the Planning Board of revised landscape plan showing plantings of varying heights in location of eliminated Llenoc planters, and The following applicable, unsatisfied conditions from the November 13, 2012 Modified Final Site Plan Approval: vi. Submission for approval by the Planning Board of revised drawings showing increased clear sidewalk width at the Aurora Street hotel entrance — to facilitate free pedestrian movement north and south along Aurora Street, easy movement in and out of the hotel entrance, and adequate space for loading and unloading operations at the adjacent loading zone — by means such as further recessing the revolving door into the building, and/or repositioning the curb here somewhat to the east by straightening its alignment and/or reducing the width of the adjacent loading zone lane on Aurora Street from twelve feet to eleven feet, and vii. Submission to Planning Department staff of screening of transformer set into retaining-wall area south of hotel, and viii. Applicant to seek approval from the NYS Department of Transportation for implementation of a planting plan on the hill below the northwest corner of the Aurora Street bridge similar to that shown on drawing C300 dated 09/05/12, and ix. The Planning Board urges the applicant and the Board of Public Works to cooperate so that applicant may install signage on streets near the hotel informing motorists that the hotel can be entered directly from the Green Street Parking Garage decks, and x. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30 p.m., Monday through Saturday, and xi. All bike racks must be installed prior to the issuance of a Certificate of Occupancy. Moved by: Schroeder Seconded by: Jones-Rounds In Favor: Acharya, Blalock, Jones-Rounds, Schroeder Against: Fernández, Randall Abstain: 0 Absent: Elliott Vacancies: 0 PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval 314-320 E State St. (Carey Building) Addition & Renovations City of Ithaca Planning and Development Board August 26, 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 has received the required 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: in official GML comments, Tompkins County Planning Commissioner Ed Marx requested “an assessment of the traffic and parking impacts of the project,” and in response the applicant provided a trip- generation analysis prepared by SRF Associates, dated July 22, 2014, which concluded the “Carey Building addition will have very little impact on transportation in the vicinity of the site,” 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: “Site Plan;” two untitled drawing showing north/south and east/west colored building elevations; one untitled drawing showing a photo simulation of the existing buildings on the entire north side of the block with the proposed addition, as well as a conceptual rendering ot the proposed future hotel to the north; “Aerial View – Looking Northeast,” “Aerial View – Looking Northwest,” “Perspective Looking West,” “Perspective Looking West from Third Floor Exterior Terrace,” “Perspective Looking East from the Commons,” “Perspective Looking Northwest from the Aurora Street and State Street,” and “Perspective Rear Entrance,” all dated 7/22/14 and prepared by John Snyder Architects; and other application materials, and WHEREAS: the Planning Board, acting as Lead Agency did, on August 26, 2014 make a negative determination of significance for the project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project, subject to the following conditions: i. Submission of revised elevations showing further refinement of the lower level of the west elevation and more emphasis of the horizontal elements on the front façade of the addition, and i. Submission of project details including, but not limited to, signage, paving materials, exterior furnishings, and lighting, and ii. Submission of materials boards and revised colored building elevations with keyed materials showing pattern and coloring of the siding material and mechanical housing in a darker tone, and iii. Submission of a section showing the relationship between the parapet of the existing building and the proposed glass railing on the third floor balcony, and iv. Submission of a revised site plan to include a note stating that any needed transformer will be located in the rear of the property ― to the greatest extent possible ― outside the public view. 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: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 1 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site?  Yes  No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any): Project site is in the 100-year floodplain.  Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)?  Yes No Specific land forms (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 2 of 11 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): Involved agencies include NYS DEC & Canal Corporation ― both of which may identify issues.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 3 of 11 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: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 4 of 11 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 only.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 5 of 11 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: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 6 of 11 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 site is in a highly visible location on the waterfront.  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. DEC has identified the project site as within and archeologically sensitive area  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: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 7 of 11 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): Project contiguous to a recreational waterway and will be visible to users.  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: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 8 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts: Project includes work on City parking lot.  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: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 9 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any): Construction impacts only. Potential 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: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 10 of 11 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 could contain hazardous materials.  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: 323 Taughannock Blvd. Date Created: 7/1/14 | Revised: 8/6/14 & 8/21/14 11 of 11 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): Proposed action conflicts with long-term discussions regarding a potential future bridge over the Inlet. Inlet Island Urban Design Plan.  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 — Page 1 of 3 City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III  Site Plan Review  323 Taughannock Blvd. – Mixed‐Use  Date Created: 7/8/14 | Revised: 8/21/14      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.     IMPACT ON LAND    Project site is within the 100‐ and 500‐year floodplain.  Applicable building code regulations for  building within a floodplain will apply to this project.     IMPACT ON WATER    Project is contiguous to the old Cayuga Inlet.    An initial structural review by the applicant indicates there will be no additional loading on the  existing sheet pile bulkhead as a result of the project, so no work on the bulkhead is anticipated.   Should any disturbance of the existing sheet piling be necessary, a permit from the NYS Canal  Corporation would be required.       Likewise, this action may require an Article 15, Protection of Waters Permit, for construction along  Cayuga Inlet, a Protected Class C(t) navigable body of water, if proposed construction will cause  disturbance to the bed or banks, or require excavation or placement of fill in Cayuga Inlet.  Such  permit would be under the jurisdiction of NYS Department of Environmental Conservation (NYS  DEC).     If the Army Corps of Engineers determines the project requires a Federal Clean Water Act Section  404 permit, it may also be necessary to obtain a Section 401 Water Quality Certification from NYS  DEC.     Page 2 of 3   IMPACT ON DRAINAGE    No impact anticipated.    IMPACT ON AIR    No impact anticipated.    IMPACT ON PLANTS & 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    No impact anticipated.    IMPACT ON ENERGY    No impact anticipated.    IMPACT ON NOISE & ODORS    There is a potential for construction noise from pile driving pile‐driving.  Since this the project area  has limited residential development, construction noise would mostly affect nearby businesses.    IMPACT ON PUBLIC HEALTH    The applicant has submitted a Phase I Environmental Site Assessment (ESA), prepared by LCS, Inc.  and dated October 16, 2002.  The assessment found no evidence of recognized environmental  conditions on the site.  Any asbestos‐containing material in the existing building should be removed  by a licensed asbestos contractor.   Page 3 of 3   IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD    For many years, the city has considered the prospect of an additional bridge over the Cayuga Inlet  that would be an extension of Court Street and connect to NYS Route 89.   The Inlet Island Urban  Design Plan, adopted by Common Council in 1998, calls for construction of “a pedestrian bridge or  vehicular bridge over Cayuga Inlet to intersect with West Court Street,” and that the “timing of  phased implementation will be contingent upon the pace of redevelopment.”  Informal studies have  shown this bridge could act as a ‘relief valve’ for south‐bound traffic on Fulton Street, so drivers  traveling west could have the option of turning before they reach the very congested Buffalo‐Fulton  Street intersection.  A portion of the bridge, as conceived, would be located on the project site.       A bridge in this location poses several challenges.  The Cayuga Inlet is considered a navigational  waterway by the Canal Corp. and must have a 14‐foot clearance between the mean water level and  the underside of the bridge deck, to allow boats to pass underneath.  In order to meet this  requirement, the approaches to the bridge would need to start a considerable distance away or  something similar to a drawbridge would need to be built.  Either solution would be very costly and  the City would need to find funding in order to seriously consider another bridge over the inlet.  Additionally, the land on which the approaches would need to be built ― one of which is the project  site ― are privately owned and would need to be purchased or acquired through eminent domain.     It was determined the proposed project could be the catalyst for long‐awaited development on the  waterfront, would provide much‐needed housing opportunities, and would add to the City’s tax  base, all leading to a decision to abandon the idea of a bridge in this location at this time and to  allow the proposal to move forward.         The project also includes changes to the city parking lot adjacent to the building.  The applicant  presented the project to the Board of Public Works and the administrator of City property on  7/14/14.  They expressed no objection to the project and directed the applicant to work with Public  Works staff after Site Plan Approval was granted.     Prepared by: Lisa Nicholas, Senior Planner   PROPOSED RESOLUTION City of Ithaca Planning and Development Board CEQR Site Plan Review Waterfront Apartments 323 Taughannock Blvd. August 26, 2014 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 Board 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, 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 August 26, 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 Site Survey (L101),” “Site Layout Plan (L201),” “Planting Plan (L401),” “Site Details (L501),” “Elevations (A3 & A4),” “West Perspective (A5),” and “Inlet Perspective (A6),” all dated 8/14/14, and “First and Second Floor Plan (A1),” and “Third and Fourth Floor Plan (A12),” dated 6/1/14, and all prepared by STREAM Collaborative; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning and Development Board Preliminary Approval Site Plan Review Waterfront Apartments 323 Taughannock Blvd. August 26, 2014 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 has received 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 Board 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, 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 July 22, 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 August 26, 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 any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on August 26, 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 Site Survey (L101),” “Site Layout Plan (L201),” “Planting Plan (L401),” “Site Details (L501),” “Elevations (A3 & A4),” “West Perspective (A5),” and “Inlet Perspective (A6),” all dated 8/14/14, and “First and Second Floor Plan (A1)” and “Third and Fourth Floor Plan (A12),” dated 6/1/14 and all prepared by STREAM Collaborative; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary Site Plan Approval to the project, subject to the following conditions: i. Submission of revised color elevations with keyed building materials, showing future rooftop greenhouse and window on the ground level of the west facade, and ii. Submission of project details including, but not limited to, signage, paving materials, exterior furnishings, lighting, exterior trellis system, and kayak rack, and iii. Addition of two bike racks, located in consultation with the City Junior Traffic Engineer, and iv. Submission of one record copy of revised elevations, and v. Submission of a revised site plan showing preferred location of future transformer and a note indicating all efforts will be made to locate any future transformer ― to the greatest extent possible ― outside the public view, and vi. Submission of site plan drawing showing the entire city-owned parking lot to which the applicant is proposing changes, and vii. Submission of context drawing, and viii. Submission of a revised landscape plan showing replacement of proposed birch adjacent to Taughannock Blvd. with a sycamore or London plane tree. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval 205 Dryden Rd. (Dryden South) Mixed-Use/Apartments City of Ithaca Planning and Development Board August 26, 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 July 22, 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 all received comments 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 Site Plan (L101),” dated June 15, 2014, “Site Plan,” “Site Section,” and a 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, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on July 22, 2014 make a Negative Determination of Environmental Significance, 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 August 26, 2014, and WHEREAS: the Planning Board, has on August 26, 2014 reviewed and accepted as adequate: revised drawings titled “Rendering (R.01& R.02),” “Site Section, Site Plan (L102),” and “Building Elevations (A301),” all dated August 19, 2014, and all prepared by Jagat P. Sharma Architect; and other application materials, now, therefore, be it 2 RESOLVED: that the City of Ithaca Planning and Development Board grants Preliminary and Final Site Plan Approval for the proposed project, subject to the following conditions: i. Submission of revised site plan showing a note stating the number of interior bike parking spaces and showing removal of the curb-cut to be replaced by curb and sidewalk, and ii. Submission of project details including, but not limited to, signage, paving materials, exterior furnishings, and lighting. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Declaration of Lead Agency 327 Eddy St. Mixed-Use/Apartments City of Ithaca Planning and Development Board August 26, 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 327 Eddy Street in the City of Ithaca, from Jagat Sharma, applicant for Steve Fontana, owner, and WHEREAS: the applicant proposes to demolish the existing two-story structure and construct a six-story apartment building with 1,800 square feet of commercial space on the ground floor. The building will have 28 units in a mix of sizes and approximately 64 occupants. Due to a twenty-eight foot grade change on the small site, the building will be constructed in three six- story sections. The building features light wells on the north and south sides. Exterior finishes include brick, colored metal panels, and limestone. The project is in the MU-2 Zoning District and requires Design Review, and WHEREAS: this is Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B. (k.) and an Unlisted Action 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 327 Eddy Street in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1