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HomeMy WebLinkAbout08-26-14 Planning and Development Board Meeting Agenda CITY OF ITHACA O C� 108 E.Green Street—3rd Floor Ithaca,New York 14850-5690 `+"�" 9 DEPARTMENT OF PLANNING,BUILDING,ZONING,&ECONOMIC DEVELOPMENT DIVISION OF PLANNING&ECONOMIC DEVELOPMENT JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT ✓y�; . ,��`e PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT �-PP4RAj��%{ Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 E-Mail: dgrunder@cityofithaca.org Fax: 607-274-6558 E-Mail: iura@cityofithaca.org Fax: 607-274-6558 NOTICE OF MEETING The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on AUGUST 26T", 2014 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. APPLICANT OVERHEAD PROJECTOR NEEDS: 1. Agenda Review The City only has a VGA plug/cable available to connect to our overhead projector. If you 2. Privilege of the Floor(3-minute maximum per person) need to connect another way,you will need to provide your own ADAPTOR. (Macs&many newer,lighter laptops may not have a VGA 3. Subdivisions port.) 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 fagades, 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 5t" floors. Design plans call for stepping the building back and providing 2-3 larger units on the 6t" and 71"floors. The owner intends to retain retail use on the Vt floor and renovate the 2nd floor for office space, and to provide a new entrance on the north fagade of the building. The proposed building includes outdoor terraces on the 3rd and 6t" 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 13.(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 13.(1)(h)[2] and 13.(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. 2 "An Equal Opportunity Employer with a commitment to workforce divernfication." 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 13.(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 0 #2953: 1108 N. Cayuga St. [SEE ENCLOSED HAND-ANNOTATED MODIFICATION TO ORIGINALAPPEAL] • #2956: 115 Orchard PI. • #2958: 203 Third St. (IURA) • #2959: 714 N.Aurora St. • #2960: 120 Valentine PI. 3 "An Equal Opportunity Employer with a commitment to workforce divernfication." S. 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 ACCESSING MEETING MATERIALS ONLINE Site Plan Review/Subdivision Applications&Associated Materials are accessible electronically via the"Online Documents"portion of the City web site (http://www.egovlink.com/ithaca/dots/menu/home.asp),under "Planning_and_Economic_Development">"Site_Plan_Review_Project_Applications," in the relevant year/month folder. Subdivision application materials can be similarly located,in the"Subdivision_Applications"folder. Zoning Appeal Materials are also accessible electronically via the"Online Documents" portion of the City web site,under"Planning_and_Economic_Development"> "Planning_and_Development_Board">"Zoning_Appeals,"and in the relevant year/month folder. Other Meeting Materials scheduled for substantive discussion at this meeting,but not associated with a specific Site Plan Review application or Zoning Appeal,may also be accessible electronically via the"Online Documents"portion of the City web site,under "Agendas">"Planning_and_Development_Board,"in the relevant year/month folder, alongside today's agenda. 4 "An Equal Opportunity Employer with a commitment to workforce diversification." I i 1 ^ I 1 4� f '.;I I I I0 jj ; I I 1 1 I� • lY I 1 ,•NNI I mum cm 4 � �■1■ �i0 ■�I� ■���fi� loan 0■ _ ZIP I AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ❑ Yes ❑No Any construction on slopes of 15% or greater(1 5-foot rise per 100 feet of length) or where general slope in the project ❑ ❑ ❑ Yes ❑ No exceeds 10%. Construction on land where depth to the water table is less ❑ ❑ [:] Yes ❑ No than 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑ ❑ ❑ Yes ❑ No Construction on land where bedrock is exposed or generally ❑ ❑ [:] Yes ❑ No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or ❑ El ❑ Yes ❑ No involve more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ ❑ Yes ❑ No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No Construction in designated floodway. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? ❑ Yes ❑ No Specific land forms (if any): ❑ ❑ ❑ Yes ❑ No 1 of 11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ® No Developable area of site contains protected water body. ❑ ❑ ❑ Yes ❑ No Dredging more than 100 cubic yards of material from channel El ❑ [:] Yes [:] No of protected stream. Extension of utility distribution facilities through protected El ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that El ❑ ❑ Yes ❑ No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ ❑ Yes ❑ No Cayuga Lake, or Cayuga Inlet? Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 2of11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ❑ No Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No Project requires use of source of water that does not have ❑ ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ [:] Yes No public water supply system. Project will adversely affect groundwater. ❑ ❑ [—] Yes ❑ No Liquid effluent will be conveyed off the site to facilities which ❑ ❑ Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of ❑ ❑ Yes ❑ No 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an ❑ ❑ ❑ Yes ❑ No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical El ❑ ❑ Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): One -groundwater test well (WB- 13) showed measured values in excess of NYS AWQSG values. ❑ ❑ ❑Yes ❑ No 3of11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No Project would impede floodwater flows. ❑ ❑ [—] Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): 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 El ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of El ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ ❑ Yes ❑ No BTUs per hour. Other impacts (if any): Construction Impacts, including removal of contaminates soils — See Part 3. ❑ ® ❑ Yes ❑ No 4of11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ❑ Yes ❑ No Reduction of any species, listed on New York or Federal list, ❑ ❑ ❑ Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife ❑ ❑ [:] Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year ❑ ❑ [:] Yes No other than for agricultural purposes. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes ❑ No Proposed action would substantially interfere with any ❑ ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/z acre of ❑ ❑ ❑ Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 5of11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? ❑ Yes ❑ No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ ❑ Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening El ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? [—] Yes ❑ No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No landmark district. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 6of11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational El ❑ ❑ Yes ❑ No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): ❑ ❑ [—] Yes ❑ No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? [—] Yes ❑ No Proposed action to locate within a UNA or CEA? ❑ ❑ [—] Yes ❑ No Proposed action will result in reduction in the quality of the ❑ ❑ ❑ Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ ❑ Yes ❑ No resource. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 7of11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ❑ Yes ❑ No Alteration of present patterns of movement of people and/or El ❑ ❑ Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ [—] Yes ❑ No Other impacts: Project site is in a area with traffic issues that could worsen, both during and post-construction. Project will be reviewed by City Transportation ❑ ❑ ❑ Yes ❑ No Engineer. IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ❑ Yes ❑ No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ ❑Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ [:] Yes No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as El ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): Construction Impacts 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, ❑ ❑ ❑ Yes ❑ No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ ❑ Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [:] Yes ❑ No solid or hazardous wastes. Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ [:] Yes No radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). 9of11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ [—] Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any ❑ ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): 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 ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans ® ❑ ❑ Yes ❑ No or goals. Proposed action will cause a change in the density of ® ❑ ❑ Yes ❑ No land use. Proposed action will replace or eliminate existing facilities, ❑ ❑ ❑ Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional ® ❑ ❑ Yes ® No community services (e.g., schools, police, and fire, etc.). Proposed action will set an important precedent for future ❑ ❑ ❑ Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or El ❑ [:] Yes ❑ No more businesses. 10 of 11 8/22/2014 AMENDED NEGATIVE DECLARATION Any text differing from the 10123112 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 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): ❑ ❑ [—] Yes ❑ No 19. Is there public controversy concerning the proposed action? ® Yes ❑ No ❑ Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3. — Moved: Second: In Favor: Against: Absent: Abstain: Vacancies: 11 of 11 8/22/2014 Amendment to Negative Declaration Adopted on 10-23-12 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. Page 1 of 6 Amendment to Negative Declaration Adopted on 10-23-12 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. Page 2 of 6 Amendment to Negative Declaration Adopted on 10-23-12 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 protect 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 11 (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 Page 3 of 6 Amendment to Negative Declaration Adopted on 10-23-12 "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. Page 4 of 6 Amendment to Negative Declaration Adopted on 10-23-12 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 Page 5 of 6 Amendment to Negative Declaration Adopted on 10-23-12 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 Page 6 of 6 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 #123.4-8 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 1, I1, 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 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 2 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 fagade of the multi-family building now has three vertical bays instead of four, and • Spencer Road fagade of multi-family building has been refined and a pergola added, and WHEREAS: the Planning Board, has on July 22, 2014, reviewed revised and updated plans entitled: "Erosion and Sediment Control Plan (C 101)," "Utility Plan (C 102)," "Drainage Plan (C 103)" 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: [1F ANY], and be it further RESOLVED: that the following unsatisfied conditions remain: i. Submission of drawing and/or a narrative indicating planned route for construction traffic, and ii. Approval in writing from the City Stormwater Management Officer, and iii. Submission of a rooftop plan demonstrating that no substantial rooftop mechanicals are visible from the public right-of-way, and iv. Applicant shall paint any exterior vents to match adjacent building materials, and v. Applicant shall work with NYSEG to ensure transformers are located for minimal visibility or in such a way as to allow for screening. Any such screening shall be approved by Planning Division staff, and vi. Soil for street trees and trees surrounding parking areas to be remediated, as recommended by the City Forester, and vii. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30 p.m., Monday through Saturday, and viii. All bike racks must be installed prior to the issuance of a Certificate of Occupancy. 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' F DARK COLORED PANEL LOWERAT ! i ' INSPIRATION PROPOSED "WATERFALL EFFECT" Planning Group Presentation - Revised 08.26.2014 ITHACA MARRIOT i ITHACA, NY ' ©2014 COOPER CARRY,INC.191 Peachtree St NE Suite 2400,Atlanta,GA 30303 p.404.237.2000 • • d P x 3 / I - I � 3 3 A -a- 4 P I I 13 1 { ( Q 1 4 A4'-6' DIAMETER 2 ' I ( WASHED COBBLES OVER CEOTEMLE I FABRIC EX.ENTR.f c I II I I,I 1,I I I a MULCH BED a , r —°__-- f I TO • • • �i1 • = •._ LAWN �~ S M - _ aelm -I 3 ------------------------- _-_-___-_ a a �• SILT FENCE J V Mr BED EDGE e ° e T d' 10 0 10 20 30 cRbNITE CURB FEET -- _p s Scale: 1"=10' PROPOSED LANDSCAPE Planning Group Presentation - Revised 08.26.2014 FT!ITHACA MARRIOTT ITHACA, NY ©2014 COOPER CARRY,INC.191 Peachtree St NE Suite 2400,Atlanta,GA 30303 p.404.237.2000 • I___.---------- I o EXISTING TWO STORY BUILDING Il== G (RETAIL S)PACE-FIRSTFLOOR) (OFFICE SPACE-SECOND FLOOR) '` "FORMERLYR07HSCHILD'SDEPARTMENTS70RE" Pw•� Mfg � r, �„ G- TREBLOC 1q'� 1 �_rn EXISTING TWO STORY BUILDING O m -- - - -- - ------- -------- EXF517HG MASONRY BUILDING COMMERCIAL SPACE-GROUND FLOOR O 'FORMERLY ROTHSCHILO'S DEPARTMENT STORE' © NEW 10- _ORY MARK` N CITY PARKING GARAGE-UPPER LEVEL AIR RIGHTS ABOVE ELEV,48A'(CIIY DATUM) Q e 4 =Rf� Lq[P&I�ICTT�-TUIE - • Q T. �Ar mrcppcsnE WAu _ �f SITE PLAN Planning Group Presentation - Revised 08.26.2014 ITHACA MARRIOTT ITHACA, NY ©2014 COOPER CARRY,INC.191 Peachtree St NE Suite 2400,Atlanta,GA 30303 p.404.237.2000 • ADOPTED RESOLUTION Site Plan Review Facade &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 fagade 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: Fernandez,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 fagade of the building. The proposed building includes outdoor terraces on the 3rd and 6th floors. The project is in the CDB-60 and CDB-100 Zoning Districts, and 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 of 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 fagade 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 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ® Yes ❑ No Any construction on slopes of 15% or greater(15-foot rise per 100 feet of length) or where general slope in the project ❑ ❑ ❑ Yes ❑ No exceeds 10%. Construction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No than 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑ ❑ [:] Yes ❑ No Construction on land where bedrock is exposed or generally ❑ ❑ ❑Yes ❑ No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve ❑ ❑ ❑Yes ❑ No more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No Construction in designated floodway. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): 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 1 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No Dredging more than 100 cubic yards of material from channel ❑ ❑ ❑ Yes [:] No of protected stream. Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ ❑ Yes ❑ No Cayuga Lake, or Cayuga Inlet? Other impacts (if any): Involved agencies include NYS DEC & Canal Corporation — both of which may identify issues. ❑ ® ❑ Yes ❑ No 2of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ® No Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No Project requires use of source of water that does not have ❑ ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No public water supply system. Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No Liquid effluent will be conveyed off the site to facilities which El ❑ ❑ Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of El ❑ [:] Yes ❑ No 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an ❑ ❑ ❑ Yes [:] No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical El ❑ ❑ Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 3of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Project will induce 500 or more vehicle trips in any 8-hour ❑ ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No BTUs per hour. Other impacts (if any): Construction impacts only. ❑ ❑ ❑ Yes ❑ No 4of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ❑ Yes ❑ No Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife ❑ ❑ ❑ Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year ❑ ❑ El Yes ❑ No other than for agricultural purposes. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes ❑ No Proposed action would substantially interfere with any ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 5of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? ® Yes [—] No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening ❑ ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): 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 ❑ ❑ [—] Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located within the project site. DEC has identified the project site ❑ ❑ ❑ Yes ❑ No as within and archeologically sensitive area Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No landmark district. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 6of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): 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 El ❑ ❑ Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No resource. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 7of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ® Yes ❑ No Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No Other impacts: 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 El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ® Yes ❑ No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ [—] Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as El ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): Construction impacts 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, El ❑ ❑ Yes ❑ No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ [—] Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No solid or hazardous wastes. Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ ❑ Yes ❑ No radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). 9of11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any El ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): 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 ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans or ❑ ❑ ❑ Yes ❑ No goals. Proposed action will cause a change in the density of ® ❑ ® Yes ❑ No land use. Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional community ❑ ❑ [:] Yes ❑ No services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No more businesses. 10 of 11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 323 Taughannock Blvd. Date Created: 7/1/14 1 Revised: 8/6/14 & 8/21/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): 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 — 11 of 11 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) — Part III Site Plan Review 323 Taughannock Blvd.—Mixed-Use Date Created: 7/8/14 1 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 2"d and 3 d floors. Site amenities include a rooftop terrace, a publicly-accessible pedestrian promenade contiguous to the Old Cayuga Inlet, lighting, signage, landscaping, and site furnishings. The applicant also proposes to make changes to the adjacent City parking lot in front of the building to allow better ingress and egress, provide 4 additional City-owned parking spaces (9 total), a public sidewalk directly in front of the building, and 2 planting islands with large shade trees. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 13.(1)(h)[2] and 13.(1)(k), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. This project will require approval from the Department of Public Works for modification to the parking lot, the NYS Department of Environmental Conservation, and the NYS Canal Corporation. 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 1 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 2 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 Page 3 of 3 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-I 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 (Al2)," 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(Al)" and"Third and Fourth Floor Plan(Al2)," 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 ARCH I T E C T August 19, 2014 Lisa Nicholas Senior Planner Planning Division City of Ithaca 108 E. Green Street Ithaca, NY 14850 A R C H I T E C T U R E RE: Dryden South: 205 Dryden Road Dear Lisa: SPACE PLANNING Transmitted herewith please find (10) 11" x 17" copies of updated drawings R.01, 1.02, 3.01 and R.02 dated August 19, 2014. • AC grills are revised on elevations, section and renderings. INTERIOR DESIGN Thank you for your time and help in this matter. Sincerely, U R B A N D E S I G N J Jagat . Sharma 312 East Seneca Street Ithaca, New York 14850 Phone (607) 272-9361 Fax (607) 272-0505 Web www.sharma-arch.com I Email info@sharma-arch.com �I I- n it I 1 1 II �� 1 1 1 1 = BIZ A , y � �_ � � �� � � ■ dd ~/� Ir 1id 441) ' I PROJECT DATA: NEW 6 STORY+BASEMENT MIXED-USE BUILDING ZONE: MU2 LOT AREA: 4,302 SF au � ���o LOT COVERAGE: 3,535 SF,82% i � i £ ,:: �: SET BACKS: a 1 FRONT REAR -10°-0" t m SIDE 0 GROSS AREA FIRST FLOOR 3,535 2ND-6TH FLOOR 3,535 x 5= 17,675 TOTAL 21,210 BUILDING •� Z NO.319 OCCUPANCY: \; - - 0cj NO.OF DWELLING UNITS (10)-4 BR UNITS NO. OF OCCUPANTS 40 , nRE RrA� _ 1 r- —i r -I I � m O _--- —I BUILDING V ,E NO.323 N ROOF GTH FLOOR GONXFRCWL - FI HAIL ELEV. 5T FLOOR 10'x 18'INNER - COURTYARD aT I FLOOR � K BUILDING N - 1 DN BUILDING NO.209-211 p BUILDING N0.325 `•' 3RD FLOOR NO.209-21 1 \ EXISTING BUILDING j DN 2ND FLOOR NO.325 'I 2 STORY — \_ i o ISTORYG o L—_i---__---_—_i-- �c UNKNOWN BASEMENT NO BASEMENT BASEMENT �•, _ -._ __.._._._ _—..._ —__ --__. __..__ __.-_-_ \. `\ NO: DATE AUGERED PILES AUGERED PILES \� -� - jn r+\ t�-s ;-• � � I REVISIONS SITE ION, SITE PLAN -_BEDROCK -30' SCALE: DATE: AUGUST 19,2014 --- --- __ -- --- - -- ---- ---- - NOTES: DATA CRA,HIC �C.ALE DRAWING BASED ON SURVEY DATED DWG NO. APR IL 1,D EN BY ENGINEERS LLER P.C., LICENSED ENGINEERS&SURVEYORS SITE SECTION SITE PLAN 1 _10,A• 1 2 1„a 101-011 ic 60 �Q Ozao - dl! Fld C •Z_ e� :WTi C 0ici — A All 9 M09LL AMC Tpal 0 --+— +am bStYE Y sanox r 0 m ,pa of - -- - - - - - - - - - - - - - - - - - - - - - - - ' IAaaa - - - - - N 0 N 3 MELEVATION A SOUiHORATION 11ffP < ::, igaCWIW WICC 0 auWaR 9 — — enlnrca LI "4-If 1 — Ka SrllflfPt — .&"SGWIq ]4YAWOf WIIaS N� alai an EBAW KRAF EES A . +— . g5 - - � - -- 0rrx Wlnsns.al: DRYDEN ROAD as A301 WESTESANON 2 NON1HELEVATION l0`-MP i i I li . Ijlll II I , M I II I �1►'t �f�o?°^ � 5 '� I I 1. q � Iyp F III' II �� �I �1. 1 I�1 y q ,. �� ■ w �/,�� � J d1 + ., tl w� F" ' � ��t�� d 1 ItA. �% � I ARCHITECT August 21, 2014 Lisa Nicholas Senior Planner Planning Division City of Ithaca 108 E. Green Street Ithaca, NY 14850 ARCH ITECTU RE RE: Dryden South: 205 Dryden Road Dear Lisa: SPACE PLANNING Transmitted herewith please find 12 copies of the following drawings dated August 26, 2014. These incorporate comments made at the PRC meeting. L102 - Existing curb removal and transformer location INTERIOR DESIGN L103 - Revised bike rack detail L201 - Bike rack location at basement I have requested a potential general contractor for the project to provide U R B A N D E S I G N construction routing plan for truck traffic. Please let me know if you need additional information for this submission. Thank you for your time and help in this matter. Sincerely, 312 East Seneca Street Jagat . Sharma Ithaca, New York 14850 Phone (607) 272-9361 Fax (607) 272-0505 Web www.sharma-arch.com Email info@sharma-arch.com PROJECT DATA; NEW 6 STORY+BASEMENT MIKEOUSE BUILDING ZONE: Mill EOTAREA: 4,302SF IOTCOVERAGE 3195SF50 Lt Ge%" SETBACKS: mS ' FROM 6641' da , tea REAR vivol > sad SIDE 0 GROSSAREA FIRST FLOOR 3,516 c 2ND•6TH FLOOR 3,535 K 5. 11,96 TOTAL. 21,210 OEM319 L m at vicer WSW M Z OCCUPANCY: —_ L. N NO,OF DWEUUNG UNITS (10).4BRURRS h �r » +a ' m NO:OF000UPANTS 40 mo —� B01t01NG fG I N0.J27 � I N r• mnm o � — 0 b . IY4N r,rxm 8 . i N — o>Anxo 8 I '0 I a s � i � o mmn wamsan G f BOIIDING WON m N0.209-211 3 N0.J23 I 'I mnm r law � rr, PSI , _ m : uaa wv+m:or+usvnmt um' i m wrt «� ae mypy DRW RX acme ffiYCttN MR# r,,pq are � w7�nxu wu b+vlt".�[ OPllmIG0144WN1RhY611Ep alem1 l/1 uFllmuBlL6WIEsvt, L I o m m lC ImBISWBIlN9.66AA44YOR RESECTION O+. S 2 SDEPUN r.wa r.1oa Ltd �@ I 4 Am[OImAAmBBiemigl91a14x 11M W SRR9AlYm F1NIA®.Ix[m YRNmM T 1I8WmxxmAmmO �� LuLlil AYYIDRmmhlmmWmA examx �ICSII'� ax m"' KRAFTEES �r-mnmmw[ n ■ pa xeoa mm " NIMI:SIIf p1i g$�qS q D D • rr�au�e'miorxmm mmR ROOM aE "CCC ■taarsmu T Km Pj 9pCry waac a ramm 2 c e 1. .:gym SIII' 6 m9i'B w FW' — — W "Pa Noow m "` DRIDENRDPD as om%® A` ' A" 0.UMINUMBICNPNI Wool rmaemmm ARM mxlm imm mamma Y 0 } NDRTHEIEVATON•SIGN4GE CDNCRElEPAVNG BI�R4Gf DGHiINGDEiPI•Elt 3 4 NORTH 6 hnrorxE 6 Nmro.CmE xmrorxE w z Om U _ Nm yy L !m AFRW /\\ N mn av \ I 0 N PROPOSEDBUIIDING _ uaa�,•1 11�6V — � I SSTORY+RASEMENi III � 1 I��S}I�'' YYYJ = -----W CMK......... -- _ 111 O — FASf 4411WSP.mF y AEM dq B�eiraer •Mts ' � � ' U Mm ncwee:ws BUDDING � NO.252D7 amm�A owwmN � MMws UST ORM] I :;uNcu�i'ic — wvtiaawsm 35:a MEW Ok 3 sm a ' I it Im4m (-� r4lll � \ i •, — . Mal mime � I 1 nyr`F,SP v1 CCPHE/mx,b^ AYI � � �IIJ�W.IAW, d :te? w F. N!Gk P.1'mtLA WMIJNY%NV. MM TORYOEN OH EN ROAD OR EN ROAD w mmomy on �+nrttrof Orr am WNinBPRON9,mv OATR mxa Am MIOBYTAMWRv uMxsEoeE�NEw;esususvam L103 u LITYW 2 WSIDRMNCEPLAN 3 DEMOIII PNB fiR"o i w�au P P 9 U � nt5 ' o 0 c 91P8Y.W c two y aw"m nPWYm _ a_ } MENU OF ui 12 ii 01 al u� L M +I Z 13 0 ° _ N « N 8 u ae � Pr I al 7 m u Lj E I E nrnmrtao E w roA�nxa I � PI BI �J C7 C �m 0 I1 ii V 1 I 91. R t Ell OF ME ME MY S YIPOY MEMO M 4 ` 1-------------`--' 9 n u DR19ENRX MMRV& PIYOB Fu P1YDENRX APARTMENT ❑ APARTMENT ❑ APA"Eak ❑ APARTMENT0. ❑ APARTMENT&: ❑ OWE: APARTMENT&: ❑ APARTMENT 6! I] COPE ❑ ❑ 07fE: ❑ OR ❑ OME sPns �rxaP.us YA! I E'ela GIE AwlAII me BPSEMENTPEAN 2 1STROORPIPN 3 1Nn• iNR00NPNNS 4 61HROOR�FN DLO I ma era rira EF 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 (L 102)," 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 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 2 August 15, 2014 Lisa Nicholas Senior Planner City of Ithaca Planning Division 108 E. Green Street Ithaca, NY 14850 A R C H I T E C T U R E RE: Collegetown Center 307 College Avenue, Ithaca, NY Dear Lisa: SPACE PLANNING Transmitted herewith please find (12) 11" x 17" copies of the following updated and new drawings dated August 15, 2014 for the Site Plan Review for the referenced property. INTERIOR DESIGN R.01 Rendering 1.04 Proposed Site Plan 1.05 Demolition Plan, Disturbance Plan 1.06 Utility Plan, Signage, Details 1.07 Lighting Plan (new) U R B A N D E S I G N 2.01 Basement, First Floor Plan 2.02 Second and Third Floor Plan 2.03 Fourth and Fifth Floor Plan 2.04 Sixth Floor and Roof Plan 3.01 Elevations 3.02 Building Sections (new) Also please note the following: 1. All exhaust ducts for bath rooms and kitchen will be located in a vertical duct terminating at roof. 312 East Seneca Street 2. Transformer location: discussion is going on with NYSEG. In any case if a transformer is required it will not be located in the front of the building. Ithaca, New York 14850 Thank you for your time and help in this matter. Sincerely, Phone (607) 272-9361 , Jagat . Sharma cc: Josh Lower Fax (607) 272-0505 Web www.sharma-arch.com Email info@sharma-arch.com 1 r I 1 I 1 + 1 1 J, jig P,shm raw ww COLLEGETOWN CROSSING Nollow DAT YfUlA , I I 'I' A .K I 'i CI '. I ftgpwm RAWM II CITY OF ITHACA (R.O.) 1 5631671 I W z TBM: TOP OF Y' BEAM AT END o N OF METAL GUARD RAIL No. 9 FIRE STATION ELEVATION=100.00' (ASSUMED) LEDGER (R.O.) ZONING 547/773 p q 1 BOUNDARY F Iv � ME W � P' Mtl Jr O ... .. .. 3 'R-3b" Fxiz _ ' I 8 HOUSE GARAGE NEW LOW CONC. 3 LWALL& RAILING cowcRElE 9� S 95.31 STAIR#1 . �� m o' o m EL:94S EL:P4.5 EL'.94.5 EL:94.5 ' W VEST. ---v--- LILJ SPACE#5 SPACE#4 I SPACE#1 ELEV. E.E=95.8' L REMOVE PORTION I u OF EXIST, PORCH •!/ LOBBY I f o I � a 3 tD5 a ® j < HOUSE SPACE#3 +o-o No. 226 W GV ® I SPACE 92 I VEST. FREIGELEV H I ! a . 1 REMOVE AREA OF EL B2 5 U ■ ® I EXIST. BUILDING PORCH -1 --- _-_--r --_---_ EL.92 1 1 I C R 1 i 11 1 o EN NO ASPHALT DRIVE yTI(` u I I 1 1 EL'.92,5 `_ ! o� sour Or CDR 102,11 CONCRETE WALK . .-0 4 STORY BUILDING i "R-3b' HOUSE No. 301 MU2 CRa i LEDGER (R.O.) 5001853 COLLEGE AVE. REALTY (R.O.) 6991161 Planting Schedule Symbol Botanical Neme Common Name Size Container Amount - Cs Comus san ulnea'Winter Flame' Bloodtwi Dogwood #5 of 8 0 10, 20' 40' D Deutzia racffis'Nikko' Slender Deutzia #3 pot 10 Hi Hamameffs x intermedia'Diane' Witch hazel Diane #5 pot 1 Iv ltea vi iniana'Little Henry' Virginia Sweets ire #3 pot 8 SCALE )c luni erns chinensls'Gold Coast' Gold Coast]uni er #3 pot 6 NOTES: KI Kalmia latifolia'E1P Mountain Laurel Elf #3 DRAWING BASED ON SURVEY DATED of 12 Md jMicrobiota decussata Siberian Cypress #2 pot 38 JULY 15,2010 BY T.G.MILLER P.C.. P' IPierfs'a onica'Mountain Fire' Japanese Piens 1#5 pot 5 LICENSED ENGINEERS&SURVEYORS r C O L L E G ETOW N CROSSING TITLE: PROPOSED LANDSCAPE SITE PLAN DWG.NO. T_ 14 ��� SCALE: 1/8'=1LO,PI \ ;\$`;!_ -&, I ! ;Il.;ti" I 1+_- 307 College Avenue, Ithaca, New York DATE: AUGUST13,2014 1 . 04 i I ° I lam- -- ®- II _r`•—— I /{5 NO PARERJG \ AREA t 1 lEcErmc I BUILDING �\ 1 14 "I �- /- �' °g Z , ASPHALT? DRIVE W � NO.307 1 DEMOLISH EXIST.2 STORY \ DISCONNECT AND CAP �( \ /I BUILDING+BASEMENT I I J W t" EXIST.UTILITIES 2 sroRr AEE� 1 w I J \/ W I I /\ I 1 \\ � I � I � l ,U HOUSE - J \) 12 , I I NO. ———————— o /SURFACE I / ? \� / DEMOLISH IXIBT. \ �---_—'— J— �� I I r / PORCH °® J� ASPHALT DRIVE j 7 \\8 91 S/7 0 ,I\ 1 ,I, r I 1 (, NR I —.� 3 4 5 \� \ 6 II MU2 C 0 IV 20' 40' DEMOLITION PLAN SCALE 1"=10'-0" I I - 1 rF*rR�c vAuu -- - - — — — — _—— — — - --_ 1 PILE FDN FOR 1 W EP I STEELCOLUMNS 2 Z U11TEN ASP °RN�' HALTI E EXTENTOF EXISTN�' BASEMENTEL,84.0'LU PROPOSED BUILDING 1 LU MENT 6 STORY+BASEMENT I HOUSE NO.226 WS—ASEMENTEL. -82.5' I Z I FIRST FLOOR EL.-92.5' SITE DISTURBANCE 1 PINE BASEMENT CONIC.WALL ON _ STEEL LAG PILING ° \ ❑ t \ WU2FF q g 0 10, 20' 40' DISTURBANCE PLAN 1"=10'-0" SCALE Jagat P.Sharma Architect COLLEGETOWN CROSSING SCALE: DEMOLffION PLAN,DISTURBANCEPLAN DWG.NO, scALE: r'-1a-a 312 East Seneca Street DATE; JULY 3,2014 Ithaca,New York14850 - 307 College Avenue, Ithaca, New York REVISED: AUGUST 15,20141 . 05 Phone:(607)-272-9361 _ Fex:(607r2724 05 gnu r�Li ® EP Uj c o e� RicV�7: R COMBINED DOMESTIC 'IJNEAR � '\ Asw<ar$ nRrva wAND SPRINKLER WATER DRAIN \ �\ i I I L 1 `.f. I STEEL PIPE.LU MECH ROOM Cs �'C z(cSTEEL PLATEW / _ I I U) MOUNTING OPTION ROOF DRAINS r U HOUSE I � I � Q D`Ip a•OONCRETE WALK UNDERGROUND ELECTRIC ` NO.226 I L I Z q V _ TO METER ROOM OR TO i - W TRANSFORMER IN THE F— iI I ! Q O REAR YARD - I ❑� _ _1 i i� �� <a I —— I "\ ❑ �� MUSHROOM HEAD \ \ HAMMER DRNE ANCHOR -c IN STAINLESS STEEL i CB -- I - � I I\ I I BIKE RACK NOT TO SCALE mu CRa - I CONNECT TO STORM DRAIN I UTILITY PLAN 11,=10'-0" TOP Of PARAPET 2"z2" PIPE BOLTED TO ?b"xiY2" ® 4"O,C. ' ROOF BACK Of PARAPET WALL --- LOGO AND SIGN BEING DESIGNED ❑ - RET 6TH FLOOR ❑ ❑ ❑❑ 5TH RAILING DETAIL FLOOR NOT TO SCALE 'T ❑ ❑ 4TH NOTES: FLOOR 1. PROV DE DOWELED JOINTS BETWEEN EXISTING AND NEW SIDEWALK SLABS. ;L 2. PROVIDE TOOLED TRANSVERSE CONTROL JOINTS.1-1/2 INCH OEFP,MATCH DUSTING SCORE PATTERN. � ❑❑ � ❑ ❑❑ 3. TOOL ALL EDGES ANO JOIN15 TO MATCH IXISIING CONORION. 4. IMPRINTED SCORE CONCRETE PATTERN AND COLOR TO MATCH EXISTNG CONDITION. �®3RD BLDG FLOOR COLLEGETOWN CROSSING z' El❑ ----- ---— ❑❑❑ ----RECESSED a•-/000 P51 CONCRETE TICS M�'D) COWNU B.O GHTS (RDA BDtD+) 6•+6•I0 /70 GRANITE WELDED WIRE FABRIC BRICK PAVERS EMBEDDEDETAL AT MID-OEPfN.SUPPORT CL1Fl9 WTIH M CHNRS ONLY. 'WALL MOUNTED 2ND IICHTS - El 1 FLOOR �GRADED AND BGOM RAOE'IED ❑ PAE, SUfiGNAOE ❑❑❑ (6.I SUBBASE,TYPE OPTIONK (REM 304.+5) EL- NORTH ELEVATION SIGNAGE VARIESWEST ELEVATION_SIGNAG_E CONCRETE PAVING 1/8"=1'-0" 1/8"=1'-0" NOT TO SCALE Jagat P.Sharma Architect C O L L E G E T O W N CROSSING TITLE: UTILITY PLAN,SIGNAGE;DETAILS f DWG.N0, SCALE: 1"=10'-0'DATE: JULY 3,2014 312 East Seneca Street 1 . 06 Ithaca,New York14850 307 College Avenue, Ithaca, New York REVISED: AUGUST 15,2014 Phone:(607)-272-9361 1�v Fax:(607)-272-0505 BLDG ABOVE @ 3RD BLDG ABOVE @ 2ND BLDG ABOVE @ 2ND FLOOR — FLOOR r FLOOR -- --------- - ---- _—=------ OPEN — W------ - OPEN COURT I COURT r `A,' Al I I I B f L——— --- B � I ENTRY CAS C I � APT BLDG ENTRY I ENTRANCE I Lv ENTRY B Z I ' Lv I I I I 6 STORY , 4 STORY Lil I BLDG BLDG C� I LiJ I J I U I i ENTRY I i I B I I O BUS SHELTER REAR B `A EXIT i MU2 i EXTERIOR LIGHTING PLAN TYPE DESCRIPTION r O A RECESSED LIGHTS AT BUILDING SOFFIT- - 100 WATT METAL HALIDE ,m D B WALL PACKS - TYPE B Jagat P.Sharma DWG.No, Architect COLLEGETOWN CROSSING TITLE: STELIG"TiNGPaN SCALE: 1/8"=1'-0' 312 East Seneca Street 1 . 07 Ithaca,New York 14850 307 College Avenue, Ithaca, New York DATE: AUGUST 19,2014J Phone:(607)-272-9361 Fax:(607)-272-0505 cur %i' Irr 1f-,• rcr 1rd mr L II'r I Li I 's M, t r s�:n — saua� i ura�x � 1 p 1ceay f a 1 I C IRaEI 4 IIII aWAR Val -----------r I I I I I I I I I - I I I I I I I I I I I 1 a t rr a' ie'-r nv yr w�cG HTFERRAN X-C !,i• mr W-r I L rr Irr r7--------- . i i ------i------------i--------- II � y I P I I I I s!w q II e 14 II e 4ll10av IflYxfx m azr 3=4 11M e I � To I 4 $ a C I 9 510RMi711 7 SiWNEI I FlIXII I I I E u�aarav I S70R>l�f 19 1 4 1 2 rfl, mnc� i 1 1 1 1 1 FIN 1 1 2 1 2 S( 1 FM 41212 R9 a 1311 ' RM r xaxaax !ili' � xE1Ra) 1 WEMMFA 19-1'-0 �a1P•glRre COLLEGETOWN CROSSING � 1 / ° �,16 ml remwmux DOE 191M4 ftaRm �lIC�2gBRVB�ue, Itl2tl,NBwYOf� aRa wasaRu rU me Ya' IYi Yi wi Ifi fi It L fi L N'i I N1 I Y WI mf I ' p/mf l uIFW ':I NAANN WB IN/ 10ml SIWII BBiI Y Iq/ _ 51 mm !NB EBB !f� Fly sl NI 1m YQB e I n 5TLB1: } B � of A11 m mr MYI( °F NIfO - ili All YAM of N1 WI mF ms I I ms I II f Ni IYi I'i Il'-r Ifi INi n�iRo�ooPP�N lui N'e wi I'i re Iri ri di wi Ire r----- --- I j s'N I'" I of 6/ HAH /RB Bel - NMINY NI io IWS IM6fWY EBR of Wf IMF AI uF I1s5F unj NI 1BB &X W fMM m Itlr flULO a NI v LoI IAI I' 1 ommm B � . nnn of N III Ml aF WWI NRO ROOF 1 1 1 1 I BN . 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Glum Rx No: 9 PRE STATION amilw oeu pie) e) law now � $ Id iTkblllll I y I G4RAGE am= Wqd d WGGC soap ) $ 9 .JI1 0 W 3Po q 6 61 T 0 N LOW Q 3 wPmx '',, .. W0 Y ofvnt.W PUIOdG a � p I ` I Igll4 � J g I M 1a n Z I I� W � 14I 1 r— f a LY[YGe ; . . . ,. ----------� �'-----'----'P i a® I EF,kinTr I I I I 4 STORY BUILUNG 'B4 R-d6" NOOSE 301 LEDGER (R,,O:) 500/853 COLLEGE AIk. REALTY (RO.) 609/161 Plaa6gggdredule mftWawms cmallue sh OVUM Aftof r�na wcse�ra' os g IP m' 4U aam Wqa skaarorm a on d ® R Y G3M' WMAMIS 1 0 idrh Y ' 50I7 $X k dtr 'WPfanl' GWCW Wd pd , q ' 6godA awadmMv :7 I Md d.�Yi Ste[ R A q+AN41GklS61W9JPrtY611E] . 'aw&w 4mlin is of GAY16,7g06fiLHWfRP.C, dK8wfiMArokGIWr ofs COLLEGETOWN CROSSING S PP WHITHAh I awt' Pl.uznr, lit�lcv, ,r 307CdegeRv2oue, hq, NewYolk kdr1434 Mum ARCHITECT August 19, 2014 Lisa Nicholas ® Senior Planner Planning Division City of Ithaca 108 E. Green Street Ithaca, NY 14850 ARCH ITECTU RE RE: 327 Eddy Street Dear Lisa: SPACE PLANNING Transmitted herewith please find (10) 11" x 17" copies of updated drawings R.01, 3.01, 3.02 dated August 5, 2014. • AC grills are revised on elevations and rendering. INTERIOR DESIGN Thank you for your time and help in this matter. Sincerely, U R B A N D E S I G N ® Jagat . Sharma 312 East Seneca Street Ithaca, New York 14850 Phone (607) 272-9361 Fax (607) 272-0505 Web www.sharma-arch.com Email info@sharma-arch.com t I Ilk ire �llI I I III ol Ij llj II�IN � � . � � I II �I11 II 111111 _ r � . � I ■ III 11 11 - _ - MAN WAS ............................III ,1'IL . .... .. _ __� 1�1�'"L�I�I 93 ■.�■-- DA All ) MAW _.. ..............................III _-'1�1 _ � I�1 1�1�1�1 1�1 _ . _ . �� ----•1�� _ _ _� 1�1 I�III�I I�III - _- _ � FWIN MOWS : ropm 11 WW T an �- �h�!� EDDY OWN ifzi� Arded MIXEMSE BUILDING 11 III 11 Yi win - wm ,�s 3mgo 9 11 11 11 I ,11' 11 11 11 A w go au � 11 11 _ � • - --------------------------- rmoFWAY maw kcft MIXEMSE BUILDING 327EMyhthca, NowYA ' 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 t_ Attachment to Form 1,#6. 6. REASON FOR APPEAL We wish to modify the plans for the family room addition and enclosed entryway which was recently approved by the Board of Zoning Appeals. The original building plans, approved by the BZA on August 5, 2014, were flawed in that they did not allow adequate space in the entryway for multiple people to transition from indoor to outdoor, place coats and boots, etc. Specifically, we wish to add an additional 1 foot to the width of the entryway and an additional 1 foot to it's length. We require a variance in order to make this modification because the North side of our home was originally built 3.5 feet from the property line of the adjacent lot. This is out of compliance with current City of Ithaca area regulations which now requires at least 5 feet between our house and the adjacent property line. By extending the North side of the house back an additional foot, we would extend the "side yard deficiency" that already exists. We cannot build the addition to a full 5 feet from the Northern property line because it would make the new entryway too narrow to meet our needs and create an unnecessary, complicated and more costly jog in the foundation, wall and roof. Another reason the proposed extension requires a variance is that it would also add an additional .± square feet to the lot coverage, which would increase our lot coverage deficiency from 37.7% to 38,3%. This would be out of compliance with current City of Ithaca area regulations which now requires no more than 35% lot coverage. The new space will be built for residential use.