Loading...
HomeMy WebLinkAbout09-23-14 Planning and Development Board Meeting Agenda  CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT DIVISION OF PLANNING & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 E-Mail: dgrunder@cityofithaca.org Fax: 607-274-6558 E-Mail: iura@cityofithaca.org Fax: 607-274-6558     NOTICE OF MEETING  The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on SEPTEMBER 23RD, 2014 in  COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.   APPLICANT OVERHEAD PROJECTOR NEEDS:   The City only has a VGA plug/cable available to  connect to our overhead projector.  If you  need to connect another way, you will need to  provide your own ADAPTOR.  (Macs & many  newer, lighter laptops may not have a VGA  port.)    1. Agenda Review    2. Privilege of the Floor (3‐minute maximum per person)    3. Subdivisions    A. Project:  Minor Subdivision ― 120 Valentine Pl.  Location: 120 Valentine Pl. (Collegetown Terrace Apts.)   Applicant: Valentine Vision Associates, Phase III, LLC   Anticipated Board Action(s):  Public Hearing and Consideration of Preliminary & Final Subdivision Approval    Project Description: The applicant is proposing to subdivide the 8.535‐acre lot into two parcels: Lot 3B,  measuring 4.948 acres and containing existing Buildings 5 and 6 of Collegetown Terrace Apartments; and Lot  3C, measuring 3.587 acres and to contain the proposed/future Building 7 of the same project.  The proposed  Lot 3C has no frontage on a public way.  The project is in the R‐3a and P‐1 Zoning Districts which require  minimum street width of 50’ and front, side, and rear yard setbacks of 1’, 10’/5’, and 25% or 50’ but not less  than 20’, respectively.  The project has received an Area Variance for a deficiency in width at the street.  This is  an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State  Environmental Quality Review Act, for which the required environmental review was completed on August 26,  2014.    B. Project:  Minor Subdivision ― 312 Fourth St.  Location: 312 Fourth St. (All Stone & Tile)   Applicant: Randy Murphy, Owner   Anticipated Board Action(s):  Declaration of Lead Agency, Public Hearing, Determination of Environmental  Significance, and Consideration of Preliminary & Final Subdivision Approval    Project Description: The applicant proposes to subdivide the 1.576‐acre parcel into two lots: Parcel A,  measuring 1.432 acres with 383 feet of street frontage on Fourth Street and 127 feet of frontage on Fifth  Street, and containing an existing one‐story building (All Stone & Tile); and Parcel B, measuring 0.144 acres  (6,273 SF) with 40 feet of frontage on Fourth Street and containing an existing one‐story commercial building.  The property is in the B‐4 Zoning District which has a minimum lot size of 3,000 SF, minimum street frontage  of 40 feet, and minimum side and rear yards of 10’/5’ and 15% or 20’― but not less than 10’, respectively.   The district has no front yard setback requirement.  This is an Unlisted Action under both the City of Ithaca  Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to  environmental review.       4. Site Plan Review     A. Project:  120‐Room Downtown Hotel  Location: 320‐324 E. M.L.K., Jr./E. State St.  Applicant: Scott Whitham for Neil Patel   Anticipated Board Action(s):  Intent to Declare Lead Agency (NO PRESENTATION)    Project Description:  The applicant is proposing to build a six‐story, 70’‐tall hotel with 120 guest rooms.  The  ground floor will include a breakfast room, a bar/lounge, meeting rooms, fitness area, pool, and an  approximately 2,000 SF retail/restaurant space.  Exterior finishes include stone and brick veneers, metal panel  systems, and aluminum windows.  The site layout features a drop‐off area with a glass and aluminum porte‐ cochère, a 12‐space parking area, bike racks and walkway accessible from State Street, and a pedestrian  entrance to the hotel and retail space on Seneca Way.  The project site consists of three tax parcels: two  currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of  another tax parcel in private ownership, also used as parking.  Parcel consolidation and possible subdivision  will be required.  This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance,  §176‐4 B.(1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject  to environmental review.  The project requires DESIGN REVIEW.      B. Project:  Chainworks District Redevelopment Project   Location: 620 S. Aurora St.  Applicant: Scott Whitham/Jamie Gensel for David Lubin of Unchained Properties   Anticipated Board Action(s):  Intent to Declare Lead Agency (NO PRESENTATION)     Project Description:  The proposed Chain Works District seeks to redevelop and rehabilitate the +/‐800,000 sf  former Morse Chain/Emerson Power Transmission facility, located on a 95‐acre parcel traversing the City and  Town of Ithaca’s municipal boundary.  The applicant has applied for a Planned Unit Development (PUD) for  development of a mixed‐use district, which includes residential, commercial, office, and manufacturing.  The  site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by  providing multiple intermodal access routes including a highly‐desired trail connection.  The project will be  completed in multiple phases over a period of several years with the initial phases involving the redevelopment  of the existing structures.  Current redevelopment of this property will focus on retrofitting existing buildings  and infrastructure for new uses.  Using the existing structures, residential, commercial, studio workspaces, and  office development are proposed to be predominantly within the City of Ithaca, while manufacturing will be  within both the Town and City of Ithaca.  The interior of the existing complex will be retrofitted to meet code  requirements for particular uses, while the exterior will be rehabilitated to maintain the existing character to  celebrate the complex’s industrial history.  Potential new development would reflect this character to fit as an  aggregation of the Chain Works District.  This is a Type I Action under the City of Ithaca Environmental Quality  Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review.    C. Project:  Major Subdivision & 5‐Unit Housing Project  Location: 128 W. Falls St.   Applicant: Ron Ronsvalle   Anticipated Board Action(s):  Declaration of Lead Agency, Determination of Environmental Significance, and  Recommendation to Board of Zoning Appeals (BZA)  “An Equal Opportunity Employer with a commitment to workforce diversification.” 2   Project Description:  The applicant proposes to subdivide the parcel and construct one single‐family home and  two duplexes.  The proposal is to subdivide the 16,352‐SF (0.375‐acre) parcel into three:  Parcel I will measure  3,686.9 SF with 37.5’ of frontage and will contain a new single‐family home; Parcel 2, measuring 4,389 SF and  with 46 feet of street frontage, will contain the existing single‐story single‐family home; and   Parcel 3,  measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes.  The property is in the R‐2b  Zoning District, which has a minimum lot size of 3,000 SF for two‐family dwellings, minimum width at‐street of  35 feet, and minimum front, side, and rear‐yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet,  respectively.  The project includes eight off‐street parking spaces, two driveways, sidewalks/walkways, and  landscaping.  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.  The project requires  Area Variances for an existing front yard deficiency, as well as new front and rear yard deficiencies.      D. Project:  Apartments   Location: 323 Taughannock Blvd.  Applicant: Steve Flash  Anticipated Board Action(s):  Consideration of Final 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 trees.  This is a Type I Action under the City of Ithaca Environmental  Quality Review Ordinance, §176‐4 B.(1)(h)[2] and B.(1)(k), and an Unlisted Action under the State  Environmental Quality Review Act, and is subject to environmental review.  This project will require approval  from the Board of Public Works, for modification to the parking lot, the NYS Department of Environmental  Conservation, and the NYS Canal Corporation.  The project has received DESIGN REVIEW.      E. Project:  Collegetown Crossing ― Mixed‐Use   Location: 307 College Ave.  Applicant: Jagat Sharma for Josh Lower  Anticipated Board Action(s):  Determination of Environmental Significance, Consideration of Preliminary &  Final Approval, and Approval of Transportation Demand Management Plan (TDM)    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;  “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 or (2) full compliance with the NYS Building Code or Residential Code for new construction and a TDM Plan  approved by the Planning Board.  This is a Type I Action under the City of Ithaca Environmental Quality Review  Ordinance, §176‐4 B.(1)(k.) and an Unlisted Action under the State Environmental Quality Review Act, and is  subject to environmental review.  The project has received DESIGN REVIEW.      F. Project:  327 Eddy St. Mixed‐Use/Apartments   Location: 327 Eddy St.  Applicant: Jagat Sharma for Stephen Fontana  Anticipated Board Action(s): Public Hearing, Determination of Environmental Significance, and Consideration  of Preliminary & Final Approval    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 has received  Design Review.    G. SKETCH PLAN:  114 Catherine St. Housing Project    H. SKETCH PLAN:  Gun Hill Housing Project    5. Zoning Appeals   • Appeal #2933, Area & Parking Variances, 128 W. Falls St.  • Appeal #2961, Sign Variance, 545 Third St. (Ithaca Farmers’ Market)   • Appeal #2965, Special Permit, 115 S. Quarry St.    6. Old/New Business (if any)    7. Reports  A. Planning Board Chair (verbal)  B. Director of Planning & Development (verbal)  C. Board of Public Works Liaison (verbal)    8. Approval of Minutes:  7/22/14  &  8/26/14    Site Plan Review/Subdivision Applications & Associated Materials are accessible  electronically via the “Online Documents” portion of the City web site  (http://www.egovlink.com/ithaca/docs/menu/home.asp), under  “Planning_and_Economic_Development” > “Site_Plan_Review_Project_Applications,”  in the relevant year/month folder.  Subdivision application materials can be similarly  located, in the “Subdivision_Applications” folder.    Zoning Appeal Materials are also accessible electronically via the “Online Documents”  portion of the City web site, under “Planning_and_Economic_Development” >  “Planning_and_Development_Board” > “Zoning_Appeals,” and in the relevant  year/month folder.    Other Meeting Materials scheduled for substantive discussion at this meeting, but not  associated with a specific Site Plan Review application or Zoning Appeal, may also be  accessible electronically via the “Online Documents” portion of the City web site, under  “Agendas” > “Planning_and_Development_Board,” in the relevant year/month folder,  alongside today’s agenda.  ACCESSING MEETING MATERIALS ONLINE   9. Adjournment  PROPOSED RESOLUTION Minor Subdivision Declaration of Lead Agency 312 Fourth St. City of Ithaca Tax Parcel #44.-2-1.2 City of Ithaca Planning and Development Board September 23, 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 #44.-2-1.2 in the City of Ithaca, by Randy Murphy, applicant and owner, and WHEREAS: the applicant proposes to subdivide the 1.576-acre parcel into two lots: Parcel A, measuring 1.432 acres with 343 feet of street frontage on Fourth Street and 127 feet of frontage on Fifth Street, and containing an existing one-story building (All Stone & Tile); and Parcel B, measuring 0.144 acres (6,273 SF) with 40 feet of frontage on Fourth Street and containing an existing one-story commercial building. The property is in the B-4 Zoning District which has a minimum lot size of 3,000 SF, minimum street frontage of 40 feet, and minimum side and rear yards of 10’/5’ and 15% or 20’ ― but not less than 10’, respectively. The district has no front yard setback requirement, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Subdivision Approval for City of Ithaca Tax Parcel #44.-2-1.2 in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision CEQR 312 Fourth St. City of Ithaca Tax Parcel #44-2-1.2 City of Ithaca Planning and Development Board September 23, 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 #44-2-1.2 in the City of Ithaca by Randy Murphy, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the 1.576-acre parcel into two lots: Parcel A, measuring 1.432 acres with 343 feet of street frontage on Fourth Street and 127 feet of frontage on Fifth Street, and containing an existing one-story building (All Stone & Tile); and Parcel B, measuring 0.144 acres (6,273 SF) with 40 feet of frontage on Fourth Street and containing an existing one-story commercial building. The property is in the B-4 Zoning District which has a minimum lot size of 3,000 SF, minimum street frontage of 40 feet, and minimum side and rear yards of 10’/5’ and 15% or 20’― but not less than 10’, respectively. The district has no front yard setback requirement, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review, and WHEREAS: this Board acting as Lead Agency in environmental review did on September 23, 2014 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled “Subdivision Map, No. 312 Fourth Street, Cit of Ithaca, Tompkins County, New York,” prepared by T.G. Miller, P.C., with a revision date of 8/28/14; and other application materials, and WHEREAS: the Planning and Development Board recognizes the information received and reviewed for this subdivision indicates the resultant parcels conform to area requirements in the B-4 Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed subdivision will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision Preliminary & Final Approval 312 Fourth St. City of Ithaca Tax Parcel #44-2-1.2 City of Ithaca Planning and Development Board September 23, 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 #44-2-1.2 in the City of Ithaca, Randy Murphy, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the 1.576-acre parcel into two lots: Parcel A, measuring 1.432 acres with 343 feet of street frontage on Fourth Street and 127 feet of frontage on Fifth Street, and containing an existing one-story building (All Stone & Tile); and Parcel B, measuring 0.144 acres (6,273 SF) with 40 feet of frontage on Fourth Street and containing an existing one-story commercial building. The property is in the B-4 Zoning District which has a minimum lot size of 3,000 SF, minimum street frontage of 40 feet, and minimum side and rear yards of 10’/5’ and 15% or 20’ ― but not less than 10’ , respectively. The district has no front yard setback requirement, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified, in accordance with Chapters 290-9 (C) (1), (2) & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on September 23, 2014, and WHEREAS: the City of Ithaca Conservation Advisory Council and Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: the Planning and Development Board did on September 23, 2014 make a Negative Determination of Environmental Significance for the proposed subdivision, and WHEREAS: this Board acting as Lead Agency in environmental review did on September 23, 2014 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled “Subdivision Map, No. 312 Fourth Street, Cit of Ithaca, Tompkins County, New York,” prepared by T.G. Miller, P.C., with a revision date of 8/28/14; and other application materials, and WHEREAS: the Planning and Development Board recognizes the information received and reviewed for this Subdivision indicates the resultant parcels conform to area requirements in the B-4 Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board hereby grants Preliminary and Final Subdivision Approval for the City of Ithaca Tax Parcel #44-2-1.2 located at 312 Fourth Street in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision Preliminary & Final Approval 120 Valentine Pl. (Collegetown Terrace Apts.) City of Ithaca Tax Parcel 83.-2-15.4 City of Ithaca Planning and Development Board September 23, 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 #83.-2-15.4 in the City of Ithaca, by VVA Phase III, LLC, applicants/owners, and WHEREAS: the applicant is proposing to subdivide the 8.535-acre lot into two parcels: Lot 3B, measuring 4.948 acres and containing existing Buildings 5 and 6 of Collegetown Terrace Apartments; and Lot 3B, measuring 3.587 acres and to contain the proposed/future Building 7 of the same project. The proposed Lot 3C has no frontage on a public way. The project is in the R-3a and P-I Zoning Districts, which require minimum street width of 50’ and front, side, and rear yard setbacks of 1’, 10’/5’, and 25% or 50’ but not less than 20’, respectively. The project has received an Area Variance for a deficiency in width at the street, and WHEREAS: this is considered a minor subdivision in accordance with City of Ithaca Code, Chapter 290, Article 1, §290- 1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on August 26, 2014 declared itself Lead Agency for the environmental review, and WHEREAS: this Board acting as Lead Agency in environmental review did on August 26, 2014 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled “Amended Subdivision Plat,” showing the lands of Valentine Vision Associates, LLC, prepared by T.G. Miller, P.C., with a revision date of 7/17/14; and other application materials, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified, in accordance with Chapters 290-9 (C) (1), (2) & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on September 23, 2014, and WHEREAS: the City of Ithaca Conservation Advisory Council and Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: the Planning and Development Board did on August 26, 2014 make a Negative Determination of Environmental Significance for the proposed subdivision, and WHEREAS: the Planning and Development Board recognizes information received and reviewed for this Subdivision indicates the project has received the required Area Variance for relief from area requirements in the R-3a and P-I Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision Approval for City of Ithaca Tax Parcel 83.-2-15.4, subject to the submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning & Development Board Declaration of Intent to be Lead Agency Downtown Hotel 320-324 M.L.K., Jr./E. State St. September 23, 2014 WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for a hotel to be located at 320-324 M.L.K., Jr./E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a six-story, 70’ tall hotel with 120 guest rooms. The ground floor will include a breakfast room, a bar/lounge, meeting rooms, fitness area, pool, and an approximately 2,000 SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panels systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochère, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation, possible subdivision, and Design Review are required, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject to environmental review, and WHEREAS: this project will require approval from the Common Council for the sale of City property, and potentially the NYS Department of Transportation, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board is by way of this resolution declaring its intent to act as Lead Agency in Environmental Review for the proposed project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning & Development Board Declaration of Intent to be Lead Agency Chainworks Redevelopment Project 620 S. Aurora St. September 23, 2014 WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a the Chainworks Redevelopment project to be located at 620 S. Aurora Street by Scott Whitham and Jamie Gensel for David Lubin of Unchained Properties, and WHEREAS: the applicant is proposing to redevelop and rehabilitate the +/-800,000 SF former Morse Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. The applicant has applied for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by providing multiple intermodal access routes including a highly-desired trail connection. The project will be completed in multiple phases over a period of several years with the initial phases involving redevelopment of the existing structures. Current redevelopment of this property will focus on retrofitting existing buildings and infrastructure for new uses. The interior of the existing complex will be retrofitted to meet code requirements for particular uses, while the exterior will be rehabilitated to maintain the existing character to celebrate the complex’s industrial history. The project will require subdivision, and WHEREAS: this is a Type I 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: this project will require approval from the Common Council, the Planning Board, the Town of Ithaca Town Board, the NYS Department of Transportation and the NYS Department of Environmental Conservation, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board is by way of this resolution declaring its intent to act as Lead Agency in Environmental Review for the proposed project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review/Major Subdivision Lead Agency 128 W. Falls St. 2 Duplexes & 1 Single-Family Home City of Ithaca Planning and Development Board September 23, 2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for 2 duplexes and one single-family home as well as a subdivision, by Ron Ronsvalle, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will measure 3,686.9 SF with 37.5’ of frontage and will contain a new single- family home; Parcel 2, measuring 4,389 SF with 46 feet of street frontage will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes eight off-street parking spaces, two driveways, sidewalks/walkways, and landscaping. The project requires Area Variances for an existing front yard deficiency, as well as new front and rear yard deficiencies, 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: this is considered a major 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 two or more additional buildable lot, and WHEREAS: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the proposed project to be located at 128 W. Falls St. in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review/Major Subdivision CEQR 128 W. Falls St. 2 Duplexes & 1 Single-Family Home City of Ithaca Planning and Development Board September 23, 2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for 2 duplexes and one single-family home as well as a subdivision, by Ron Ronsvalle, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will measure 3,686.9 SF with 37.5’ of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes eight off- street parking spaces, two driveways, sidewalks/walkways, and landscaping. The project requires Area Variances for an existing front yard deficiency, as well as new front and rear yard deficiencies, 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: this is considered a major subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision – Any subdivision of land resulting in creation of two or more additional buildable lots, and WHEREAS: the Planning and Development Board, being the that local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board, acting as Lead agency in Environmental review has, on September 23, 2014 reviewed and accepted as adequate : a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled “Subdivision Plat, 128 West Falls Street (S-100),” dated 6/23/14 and prepared by Lawrence J. Fabbroni; and “Location Plan (S-101)” and “Illustrative Plan ( S-102.1),” dated 2/20/14, and “Site Layout Plan (S-102),” “Building Elevations (S104.1 and S104.2),” “Street Elevations (S105),” “Parking (S106),” “Open Spaces (S107),” and “Bioretention Areas (S108),” all dated 8/1/14, and prepared by Lawrence J. Fabbroni; and “Revised Conceptual Landscape Plan (S-103)” and “Revised Conceptual Landscape Plant List and Photographs (S-103.1),” both dated 8/1/14 and prepared by Empire Landscape Architects; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 323 TAUGHANNOCK BLVD SCREEN DETAILS NOTE: BLACK STEEL AND CEDAR FENCE SIMILAR TO SHOWN FOR ALL BALCONY GUARD RAILS, PARKING GARAGE SCREEN AND WATERFRONT GUARD RAIL AS SHOWN ON SITE PLAN. 323 TAUGHANNOCK BLVD PERGOLA DETAILS NOTE: NATURAL WOOD PERGOLA AS SHOWN ON PLANS. SPECIES TO BE LARCH OR SIMILAR WITH NATURAL STAIN. www.speclight.com SERIES RLM PRoduct infoRMation: 994 Jefferson Street, Fall River, MA 02721 508.678.2303 FAX 508.678.2260 cat. PRoJEct:tYPE: Dimensions shown are nominal. Spectrum Lighting is continually improving products and reserves the right to make changes that will not alter performance or appearance with or without written notice. • Classic bulkhead style light. • Fixture is constructed of spun and die cast aluminum. • Compact fluorescent, metal halide and incandescent lamping available. • Variety of powdercoat finishes. Interior finished gloss white with color exterior. • Standard fixture damp location listed. • WL-Wet location available. • Manufactured and built to UL standard No 1598. nL1008cf nL1012cf nL1008MH nL1012MH nL1008inc nL1012inc nL1008cf MoDeL 13/18/26/32 13/18/26/32 50/70 50/70 100w 100w EX EX - electronic 120/277v (18/26) - electronic 120/277v (50/70) GJ1 fJ1 PS3 SS1 BS1 - Glass Lamp enclosure -Frosted Lamp enclosure -Prismatic Jar -Side Glare Shield -Bottom Glare Shield 26 EX GWGJ1 WATTS FINISh***LAMP eNCLoSUReBALLAST *** See SPeCTRUM Color Chart for a Full List GW GB EG VE aY BL oR Rd BZ co Si MM cc -Gloss White -Gloss Black -evergreen -Verde Green -Aero Yellow -Blue Streak -orange -Red Baron -Bronze -Copper Metalic -Silver -Metal Finish (Brushed Copper, Brushed Aluminum, Polished Brass) Consult Factory -Custom Color MaX 32w cf/70w MH/100w inc ModEL # nL1008 nL1012 a 10” 10” B 8” 12” co - copper Metalic finish Shown SP10 SP16 SP20 cP6 cP3 cP106 HM* PM* -90º Fitting 10” Straight Arm -90º Fitting 16” Straight Arm -90º Fitting 20” Straight Arm -Wall Pipe Interface (INC) -CP6 Decorative Cover (INC) -Wall Ballast housing (CF/Mh) -hang Mount -Pendant Mount SP10 / cP106 MoUNTING cP-106 Ballast housing B a SPeCIFY LeNGTh nauticaL LiGHt CF / INC / Mh * Specify Length in Inches PRODUCT INFORMATION: REV 2 WWW.SPECLIGHT.COM • 994 JEFFERSON STREET, FALL RIVER, MA 02721 • 508.678.2303 FAX 508.678.2260 CAT. NO.: PROJECT:TYPE:Dimensions shown are nominal. Spectrum Lighting is continually improving products and reserves the right to make changes that will not alter performance or appearance with or without written notice. rlmclassicsr SERIES RLM MPN1209LEDGV MODEL 14W 1420 lm WATTS KELVIN 27K 30K 35K 40K -2700º K -3000º K -3500º K -4100º K FINISH*** • Compact and contemporary mini pier light is both a beacon and an architectural element. • Fixture is constructed of spun and die cast aluminum. • LED system is replacable and up-gradeable. • Variety of powdercoat fi nishes. Interior fi nished gloss white with color exterior. Standard fi xture damp location listed. • WL-Wet location available. • Manufactured and tested to UL Standards No. 1598/ 8750. GW- Gloss White Finish Shown INFINIUM™ MINI PIER LIGHT GV SERIES 14W LED FJ1 WL -Frosted Lamp Enclosure -Wet Location (Pendant Type Or Wall Mount Only) *** See SPECTRUM Color Chart for a full list GW GB EG VE AY BL OR RD BZ CO SI MM CC -Gloss White -Gloss Black -Evergreen -Verde Green -Aero Yellow -Blue Streak -Orange -Red Baron -Bronze -Copper Metalic -Silver -Metal Finish (Brushed Copper, Brushed Aluminum, Polished Brass) consult factory -Custom Color EXAMPLE: MPN1209LEDGV 14W 40K DS101/ FJ2 WL/ CP104 SP12/ TW ENCLOSURE 14 WATTS MAX: DRIVER -Electronic,120V -Electronic,277V -Spectrum 0-10V Dimming 120v to 1% -Spectrum 0-10V Dimming 277v to 1% -Spectrum 0-10V Dimming 120v to 10% -Spectrum 0-10V Dimming 277v to 10% ELEC1 ELEC2 DO101 DO102 DS101 DS102 Ballast Housing 12.25 9.5 CP6SPECIFY LENGTH CP104 5” 2.625”SP12 SHOWN SP10 SP16 SP20 CP6 CP3 CP106 CD* CDCC* CM* HM* PM* CP13 -10” Straight Arm -16” Straight Arm -20” Straight Arm -Wall Pipe Interface (INC) -CP6 Decorative Cover (INC) -Wall Ballast Housing (CF/MH) -Cord and Cable Mount (No WL ) -Coil Cord and Cable Mount (No WL ) -Cord Mount -Hang Straight Pendant -Pendant/Straight Mount -Ballast Housing MOUNTING CEILING MOUNT WALL MOUNT B A A INSTRUCTION SHEET PRODUCT: 65146 Tajo Kayak Storage System • Page 1 of 1 Swagman • 300 - 1880 Government St. • Penticton, B.C. Canada V2A 7J1 • Phone (250) 490-8883 • Fax (250) 490-8885 • www.swagman.net REV 21/05/10 MOUNTING INSTRUCTIONS • Locate the wall studs behind the drywall (diagram 1). They are usually 16” apart. A stud finder can be use to find the studs. The Kayak rack must be mounted into a wall stud, as drywall may not be strong enough to hold the weight of the Kayak. • Position each of the kayak storage racks so that the Kayak is balanced (diagram 2). The closer the Tajo racks are to the end of the Kayak the better. • Mark the location of the first Kayak rack (A) and drill a 1/8” guide hole (diagram 3). Attach the unit using the supplied screws. Plastic plugs are supplied so that the unit can be mounted onto a cinderblock or cement wall. • Measuring from the floor up, mount the second unit (B) so that it is level with the first one (diagram 4). • Test the racks to insure that they are both secure. • Mount the Kayak in the cradles so that the Kayak will not fall away from the wall. • Use the included straps to secure the Kayak to the Tajo Racks (diagram 5). NOTE: Swagman takes no responsibility for the mounting location. It is up to the installer to insure that the rack is securely install and that the Kayak is secure in the rack. 1 4 2 3 5 Printed on recycled paper www.dero.com1.888.337.6729 The Dero Hoop Rack is a proven design that provides high security and easy bike parking. The Dero Hoop Rack uses thick pipe construction and the full radius of the bend makes the Dero Hoop an attractive and functional bike rack. The Dero Hoop Rack supports the bicycle at two points and allows for the wheel and frame to be secured using a u-style bike lock. Each Dero Hoop Rack parks two bikes. • High security • Superior bike support • Freestanding rail mount available HOOP RACK Your Logo Here! We can include your organization’s logo in the center of a specially designed Dero Hoop Rack. Contact us for more details on this unique option. DE R O PROPOSED RESOLUTION City of Ithaca Planning and Development Board Final Approval Site Plan Review Waterfront Apartments 323 Taughannock Blvd. September 23, 2014 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for 21 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 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, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on August 26, 2014 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; plans entitled “Existing Site Survey (L101),” “Site Layout Plan (L201),” “Planting Plan (L401),” “Site Details (L501),” “Elevations (A3 & A4),” “West Perspective (A5),” and “Inlet Perspective (A6),” all dated 8/14/14, and “First and Second Floor Plan (A1)” and “Third and Fourth Floor Plan (A12),” dated 6/1/14, and all prepared by STREAM Collaborative; and other application materials, and WHEREAS: in a letter dated August 26, 2014 from Ed Marx, Commissioner of Planning and Community Sustainability, to Lisa Nicholas, Senior Planner, the County determined the project would have inter-community or county-wide traffic impacts in that it would effectively eliminate the option for future development of a bridge over Cayuga Lake Inlet connecting Route 89 with Fulton Street at the existing Court Street intersection. Such a bridge was a recommended strategy of the 2009 Route 96 Corridor Management Study for reducing long-term traffic impacts on the west end of the City, and 2 WHEREAS: in response to the County’s comments, the Planning Board considered the high cost and feasibility issues of such a bridge. 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, and WHEREAS: the City of Ithaca Planning and Development Board did on August 26, 2014 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 Transportation 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 a revised landscape plan showing replacement of proposed birch adjacent to Taughannock Blvd. with a sycamore or London plane tree, and WHEREAS: the Planning Board has on September 23, 2014 reviewed and accepted as adequate: new drawings entitled “Perspective Views (L901),” “Grading Plan (L301),” and revised drawings entitled “Existing Site Survey (L101),” “Site Layout Plan (L201),” “Planting Plan (L401),” “Site Details (L501),” “Elevations (A3 & A4),” “West Perspective (A5),” and “Inlet Perspective (A6),” all dated 8/14/14, and “First and Second Floor Plan (A1)” and “Third and Fourth Floor Plan (A12),” dated 9/10/14 and all prepared by STREAM Collaborative; and other application materials, and, WHEREAS: the Planning Board has determined that conditions iii., v., and vi., have been satisfied, now, therefore, be it RESOLVED: that the Planning Board does hereby grant Final Site Plan Approval for 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, fencing, exterior trellis system, and kayak rack, and iii. Submission of one record copy of revised elevations, and iv. Submission of details for building venting. Planning Board approval will be required if vents are substantially visible from the public way, and v. Written approval from the City Stormwater Management Officer, and vi. Project requires approvals from the Board of Public Works and the NYS Canal Corporation, as well as Tree and Street Work Permits, and vii. Pile driving should be limited to Monday-Saturday, 7:30 a.m. to 7:30 p.m. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1     City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part 3  Collegetown Crossing (Mixed‐Use Housing Project)  307 College Ave., Ithaca, NY  Prepared on: 8/25/14 | Revised: 9/16/14    DESCRIPTION OF THE ACTION    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 through‐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 for relief of parking  requirements; or (2) full compliance with the NYS Building Code or Residential Code for new construction  and a Transportation Demand Management (TDM) Plan approved by the Planning Board.  This is a Type I  Action under the City of Ithaca Environmental Quality Review Ordinance, §176‐4 B.(1)(k.) and an Unlisted  Action under the State Environmental Quality Review Act, and is subject to environmental review.  The  project has received the required Design Review.      IMPACT ON LAND    The applicant has submitted a report titled Geotechnical Analysis for Collegetown Crossing Building, dated  June 2014 and prepared by Gary L. Wood, P.C.   The report states the new building can be supported on a  spread foundation and will require a soldier pile and lagging support system for excavation work.  Staff  communications with the project architect indicate that ― based on the structural engineering design at  this time ― a pile foundation will be used.    No significant impact on land is anticipated as a result of this project.       IMPACT ON WATER    No significant impact on water is anticipated as a result of this project.      IMPACT ON DRAINAGE    No significant impact on drainage is anticipated as a result of this project.      IMPACT ON AIR    No significant impact on air is anticipated as a result of this project.      IMPACTS ON PLANTS & ANIMALS    No significant impact on plants and animals is anticipated as a result of this project.    2     IMPACT ON AESTHETIC RESOURCES    No significant impact on visual resources is anticipated as a result of this project.      IMPACT ON HISTORIC RESOURCES    No significant impact on historic resources is anticipated as a result of this project.      IMPACT ON OPEN SPACE & RECREATION    No significant impact on open space and recreation is anticipated as a result of this project.       IMPACT ON TRANSPORTATION    Construction Impacts:    Construction will last approximately 18 months.   The project is in a densely developed area in close  proximity to residential and commercial development.  Construction activities, particularly staging  and deliveries, will temporary but significantly impact vehicular, bike, and pedestrian movements.    It is anticipated the project may require periodic partial road closure, potential removal of parking,,  as well as sidewalk closure during the construction period.     Foundation work will require excavation of approximately 2,385 CY of material.  This will generate  about 200 truck trips (assuming a 10‐wheeler truck).  MORE INFORMATION IS NEEDED REGARDING DURATION  OF EXCAVATION, HAULING ROUTE, AND DUST‐CONTROL MEASURES.      Drawing L1.05, dated 8/15/14, shows the Disturbance and Demolition plan, which does not indicate  any disturbance outside of the property line.  The Lead Agency requires verifications that this is  correct, and if not correct, revised drawings showing the anticipated limits of disturbance, as well as  information about construction staging if it is to occur off site.  A revised Layout Plan should also  note restoration of any disturbed City property.  The City Transportation Engineer’s comments,  dated 7/10/14, state the same:     “The project will presumably want to occupy a portion of the City right of way in order to  build the building. This will require a Street Permit from the Engineering Office.  Construction staging (including off‐site staging) and construction activities (including  delivery plans and routes) will be a major concern, as will provisions for pedestrians. These  topics will need to be addressed in writing and drawings for the permit. Also required will  be a restoration plan for the sidewalk and street. It would be good for the applicant to at  least have some preliminary plans during the site plan review. Final plans can be submitted  with the street permit.”    The applicant has provided information regarding construction traffic routes, construction delivery,  and contractor parking.     Project Impacts:     The project is expected to attract predominantly Cornell University students and, as such, is ideally  located in a densely developed area within easy walking distance to Cornell University and nearby  commercial services.  The expected tenant in the large ground‐floor retail space is a local grocer,  which will fill a much‐identified need for a grocery store in the Collegetown neighborhood and is  anticipated to attract a high volume of customers.  The project is contiguous to the City’s Number 9  Fire Station directly to the north.    The project originally included a TCAT bus stop to replace the current bus stop at College and  Dryden (in front of Stella's Restaurant, Bar, & Café) traveling in the northbound direction.  According  to TCAT, this route, connecting Downtown Ithaca with Cornell University, the College Ave. corridor,  is TCAT’s busiest and most productive in terms of service levels and passenger counts.   Approximately 85 daily trips, Monday‐Saturday, and 53 trips on Sunday serve the existing stop.   Service runs from 6:00 AM until nearly 2:30 AM, Monday‐Saturday, and from 6:00 AM until 7:00 PM  on Sunday.  At peak travel times on weekdays, service frequency on combined routes in this corridor  is about every 7 minutes.  In 2013, a total of 134,633 passenger trips originated at the current bus  stop (College and Dryden) nearest this location.  On weekdays, this bus stop produces a daily  average of 400 trips, fluctuating between fewer than 100 and nearly 800, depending on the day of  the week and time of the year.      Planning, Engineering, and Fire Department staff, as well as the Lead Agency, were concerned the  increased residential density and a new high‐volume retail tenant (with up to 3 deliveries a day), and  bus stop, combined with adjacency to the other retail tenants and the Fire Station, would create an  unusually concentrated area of activity for pedestrians, bikers, transit riders, delivery vehicles, and  the existing background vehicular traffic, including emergency response.  Off‐site impediments, such  as the Fire Station sign, existing utility pole, and supporting guy wire, contribute to a street and  sidewalk space lacking the capacity to comfortably accommodate the intensity of activity.     To address these concerns, the applicant, City staff, and TCAT staff collaborated to develop the  current proposal as shown on the undated drawing titled “Collegetown Crossing – Potential  Streetscape Sketch,” prepared by Whitham Planning and Design, LLC.  This proposal locates a  loading zone directly in front of the project and shifts the bus stop to the south.       The City Transportation Engineer’s comments, dated 7/10/14, are quoted below:    “When this project was previously submitted, there was some discussion about providing a  permanent easement for public access along the north side of the building; is that still a  component of the project?     I would like a plan for what work is proposed in the street right of way. It is not clear what  is proposed with the paving pattern or the implications of creating a bus stop at this  location (e.g., meter post removal or curb relocation). Is the area between 226 Linden Ave  and the east facade of 307 College Avenue intended for vehicular access from Linden Ave  or is that intended to be a walkway all the way to Linden Ave.?”    Required Off‐Street & Bike Parking:   The project as proposed requires 12 off‐street parking spaces for portions of the project in the CR‐4  Zoning District.  The applicant is providing one space at 226 Linden Avenue; therefore, there is an  11‐space deficiency on site.     To comply with zoning, the required 11 spaces not provided for portions of the project within the  CR‐4 Zoning District require the following: (1) willful compliance with the NYS Building Code or  Residential Code for new construction in both buildings in the CR‐4 Zone; and (2) a Transportation  Demand Management Plan (TDMP) approved by the Planning Board.  Submission and approval of  building plans to bring 226 Linden Ave. up to Building Code compliance will be required before  issuance of a Building Permit.   4   The applicant has submitted a TDMP, dated 8/25/14 and prepared by Jagat Sharma.      The applicant has provided 10 outdoor bike parking spaces and 20 interior bike parking spaces.  The  applicant should address the Transportation Engineer’s comments regarding location and type of  bike racks.      IMPACT:  Increased demand on/for sidewalks, bicycle facilities, TCAT services, transit stops, etc.     The Board notes the pedestrian, bike, and multimodal infrastructure on College Avenue ― in the  immediate vicinity of the proposed project ― is not adequate to accommodate the increased use  from 103 additional residents, most of whom are expected not to have cars and, therefore, rely on  other transportation modes, the proposed retail component, and new transit stop.  Existing  conditions in the immediate vicinity of the project site on College Avenue consist of a narrow, worn  sidewalk with no provision for a treelawn or other buffer from motorized traffic.      Mitigation Proposed by Applicant:  Street‐Facing Sheltered Waiting Space    The applicant is providing a street‐facing sheltered waiting space inside the building.  Although not  an official bus shelter, the retail tenant has agreed to allow bus riders to wait within the space.      Mitigation Proposed by Applicant: Mid‐Block Pedestrian Passage     A design feature of the project is a publicly accessible pedestrian way connecting College to Linden  Avenues.  This feature provides a pedestrian and bike amenity that will accommodate the increased  (foot and bike) traffic generated by the residences and commercial tenants.  The applicant has  agreed to provide winter maintenance of the space and a Statement of Intent for permanent public  accessibility.     Mitigation Proposed by the Applicant: Temporary Off‐Street Loading Space at 226 Linden Avenue    Temporary closure to the public of the Linden Avenue end of the walkway (keeping the College  Avenue end open to maintain access to businesses fronting on the walkway) could make an  additional loading space available off Linden Avenue at the mouth of the pedestrian walkway, if  needed, to accommodate late/early arrivals or other scheduling conflicts.  Staff of the proposed  building will manage the occupancy and turn‐over of the space according to the pre‐arranged move‐ in schedule.  After their allotted move‐in time, parents moving their students will be directed to City  parking facilities.  Those with rented vans will be instructed to return them to the appropriate  vendors; and tenants moving with their own vehicles will be directed to immediately park them  according to their lease provisions.       IMPACT ON ENERGY    No significant impact on energy is anticipated as a result of this project.      IMPACT ON NOISE & ODORS    Construction will last approximately 18 months.  The project is in a densely developed area in close  proximity to residential and commercial development.  Construction activities, including foundation  work (excavation and pile driving), will temporarily produce noise that will affect residents and  businesses in the immediate area.  The Lead Agency requires the applicant to limit noise‐producing  construction activities to Monday‐Saturday from 7:30 a.m. to 7:30 p.m.   5 IMPACT ON PUBLIC HEALTH  The existing building to be demolished and the existing building at 226 Linden Ave. to be upgraded  for Building Code compliance may contain asbestos or other hazardous substances that could  potentially be released during construction/demolition.  Any hazardous materials in the existing  buildings should be removed by an appropriately licensed contractor(s).     The applicant has not submitted a Phase 1 Environmental Site Assessment.  The Lead Agency  requests that the applicant do so, at such time one is completed.     No significant impact on public health is anticipated as a result of this project.      IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD    Landscaping on City property adjacent to the Fire Station will require a license agreement with  the City that includes the following:  (1) indemnifies the City against liability; (2) assumes  responsibility for maintenance; and (3) states that the property will be returned to pre construction  conditions should the owner decide to abandon it.       [Also see Impacts to Transportation.]    Prepared by:  Lisa Nicholas, AICP  Revised by:  Planning and Development Board:     PROPOSED RESOLUTION Site Plan Review CEQR City of Ithaca Planning & Development Board Collegetown Crossing (Mixed-Use Housing) 307 College Ave. September 23, 2014 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for Collegetown Crossing, a mixed-use housing project proposed by Josh Lower, applicant/owner, and WHEREAS: the applicant proposes to construct a new mixed-use building (with an 8,600 SF footprint) on the 0.285-acre parcel. The building will contain 4,202 SF of commercial space and resident entrances on the ground floor and a mix of unit sizes on the 2nd through 6th floors. There will be a total of 46 apartments and 96 residents. The existing three-story wood-frame multiple-dwelling unit on Linden Avenue will be retained; however, the back and side porches will be removed. This structure contains three units with 10 bedrooms, bringing the total number of units proposed on the parcel to 40, and the total number of residents to 106. The project site traverses the block with frontage on both College and Linden Avenues and is within both the MU-2 and the CR-4 Zoning Districts. The new building steps down to four stories in the CR-4 Zoning District. The project includes a through-block walkway and a bus shelter. Building construction will require a steel-pile foundation system. The project has received the required Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(k.) and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: 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 for relief of the parking requirement; or (2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Demand Management Plan (TDMP) approved by the Planning Board, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, declared itself Lead Agency for this project on July 22, 2014, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC), Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on September 23, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1 prepared by the applicant, and Parts 2 and 3 prepared by staff, and revised by the Planning Board; drawings entitled “Rendering (R.01),” “Demolition Plan, Disturbance Plan (1.05),” “Utility Plan, Signage, Details (1.06),” “Site Lighting Plan (1.07),” “Basement Plan, First Floor Plan (2.01),” “Second Floor Plan, Third Floor Plan (2.02),” “Fourth Floor Plan, Fifth Floor Plan (2.03),” “Sixth Floor Plan, Roof Floor Plan (2.04),” “Building Elevations (3.01),” and “Building Sections (3.02),” all dated 8/15/14 and prepared by Jagat P. Sharma, architect; and “Proposed Site Plan (1.04),” dated 8/25/14 and prepared by Whitham Planning and Design, LLC; and other application materials, and WHEREAS: the Board, acting as Lead Agency, has required mitigations, as detailed in Part 3 of the FEAF, to identified impacts, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impacts on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval City of Ithaca Planning & Development Board Collegetown Crossing (Mixed-Use Housing) 307 College Ave. September, 23, 2014 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for Collegetown Crossing, a mixed-use housing project proposed by Josh Lower, applicant/owner, and WHEREAS: the applicant proposes to construct a new mixed-use building (with an 8,600 SF footprint) on the 0.285-acre parcel. The building will contain 4,202 SF of commercial space and resident entrances on the ground floor and a mix of unit sizes on the 2nd through 6th floors. There will be a total of 46 apartments and 96 residents. The existing three-story wood-frame multiple-dwelling unit on Linden Avenue will be retained; however, the back and side porches will be removed. This structure contains three units with 10 bedrooms, bringing the total number of units proposed on the parcel to 40, and the total number of residents to 106. The project site traverses the block with frontage on both College and Linden Avenues and is within both the MU-2 and the CR-4 Zoning Districts. The new building steps down to four stories in the CR-4 Zoning District. The project includes a through-block walkway and a bus shelter. Building construction will require a steel-pile foundation system. The project has received the required Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(k.) and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: 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 for relief of the required parking; or (2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Demand Management Plan (TDMP) approved by the Planning Board, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did declare itself Lead Agency for this project on July 22, 2014, 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 (CAC), Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on September 23, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1 prepared by the applicant, and Parts 2 and 3 prepared by staff, and revised by the Planning Board; drawings entitled “Rendering (R.01),” “Demolition Plan, Disturbance Plan (1.05),” “Utility Plan, Signage, Details (1.06),” “Site Lighting Plan (1.07),” “Basement Plan, First Floor Plan (2.01),” “Second Floor Plan, Third Floor Plan (2.02),” “Fourth Floor Plan, Fifth Floor Plan (2.03),” “Sixth Floor Plan, Roof Floor Plan (2.04),” “Building Elevations (3.01),” and “Building Sections (3.02),” all dated 8/15/14 and prepared by Jagat P. Sharma, architect; and “Proposed Site Plan (1.04),” dated 8/25/14 and prepared by Whitham Planning and Design, LLC; and other application materials, and WHEREAS: the Board acting as Lead Agency has required mitigations, as described in Part 3 of the FEAF, to identified impacts, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on September 23, 2014 make a Negative Determination of Environmental Significance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval for the project subject to the following conditions: i. Submission of a revised site plan showing new paving on the pedestrian passage contiguous to 226 Linden Avenue, and ii. Written approval by the City Transportation Engineer that all transportation issues have been resolved, and iii. Written approval from the Fire Chief that emergency access is adequate, and iv. Approval in writing from the Storm Water Management Officer that the project meets City standards for storm water management, and v. Submission of site details, including but not limited to, all building materials, exterior furnishings, signage, lighting, site walls, bike racks, benches, and paving, and vi. Approval by the Planning Board of a Transportation Demand Management Plan, and vii. Landscaping on City property (at the Fire Station) will require a license agreement with the City that includes the following: (1) indemnifies the City against liability; (2) assumes responsibility for maintenance; and (3) states that the property will be returned to pre construction conditions should the owner decide to abandon it, and viii. Written commitment from the applicant that the pedestrian passage will be maintained for permanent public use, and be it further RESOLVED: that the City of Ithaca Planning and Development Board does urge Common Council to pursue a comprehensive strategy to bury utility lines in central Collegetown, and be it further RESOLVED: that the City of Ithaca Planning and Development Board does also urge Common Council to direct staff to remove/relocate the Fire Station sign adjacent to the project site, because it effectively narrows the sidewalk in an area of heavy pedestrian traffic. 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: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 1 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site?  Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%.  Yes No Construction on land where depth to the water table is less than 3 feet.  Yes No Construction of parking facility/area for 50 or more vehicles.  Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface.  Yes No Construction that will continue for more than 1 year or involve more than one phase or stage.  Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year.  Yes No Construction of any new sanitary landfill.  Yes No Construction in designated floodway.  Yes No Other impacts (if any):  Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)?  Yes No Specific land forms (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 2 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)?  Yes No Developable area of site contains protected water body.  Yes  No Dredging more than 100 cubic yards of material from channel of protected stream.  Yes  No Extension of utility distribution facilities through protected water body.  Yes No Construction in designated freshwater wetland.  Yes No Other impacts (if any):  Yes No 4. Will project affect any non-protected existing or new body of water?  Yes  No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area.  Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area.  Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet?  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 3 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality?  Yes No Project will require discharge permit.  Yes No Project requires use of source of water that does not have approval to serve proposed project.  Yes No Construction or operation causing any contamination of a public water supply system.  Yes No Project will adversely affect groundwater.  Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity.  Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute.  Yes  No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions.  Yes  No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 4 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff?  Yes No Project would impede floodwater flows.  Yes No Project is likely to cause substantial erosion.  Yes No Project is incompatible with existing drainage patterns.  Yes No Other impacts (if any):  Yes No IMPACT ON AIR 7. Will project affect air quality?  Yes  No Project will induce 500 or more vehicle trips in any 8-hour period per day.  Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day.  Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour.  Yes No Other impacts (if any): Construction Impacts.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 5 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species?  Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site.  Yes No Removal of any portion of a critical or significant wildlife habitat.  Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes.  Yes No Other impacts (if any):  Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species?  Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species.  Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 6 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community?  Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural.  Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource.  Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area.  Yes No Other impacts (if any): Project site is very prominent at the terminus of Buffalo Street. Project will improve the visual character of this view.  Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance?  Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places.  Yes No Any impact to an archaeological site or fossil bed located within the project site.  Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 7 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities?  Yes  No The permanent foreclosure of a future recreational opportunity.  Yes No A major reduction of an open space important to the community.  Yes No Other impacts (if any):  Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency?  Yes No Proposed action to locate within a UNA or CEA?  Yes No Proposed action will result in reduction in the quality of the resource.  Yes No Proposed action will impact use, function, or enjoyment of the resource.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 8 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems?  Yes No Alteration of present patterns of movement of people and/or goods.  Yes No Proposed action will result in major traffic problems.  Yes No Other impacts: Construction impacts, cumulative impacts of multiple simultaneous construction projects in Collegetown. Applicant should provide information about tenant transportation needs.  Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply?  Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality.  Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences.  Yes No Other impacts (if any):  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 9 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?  Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility?  Yes No Odors will occur routinely (more than one hour per day).  Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure.  Yes No Proposed action will remove natural barriers that would act as noise screen.  Yes No Other impacts (if any): Construction impacts.  Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety?  Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission.  Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.)  Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes.  Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases).  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 10 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel.  Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet.  Yes No Other impacts (if any): Existing building may contain HAZARDOUS MATERIALS. Applicant to submit Phase 1 ESA.  Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community?  Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population.  Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action.  Yes No Proposed action will conflict with officially adopted plans or goals.  Yes No Proposed action will cause a change in the density of land use.  Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community.  Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.).  Yes No Proposed action will set an important precedent for future actions.  Yes No Proposed action will relocate 15 or more employees in one or more businesses.  Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 ― Project Impacts Project Name: 327 Eddy Street ― Mixed-Use Date Created: 8/4/14 11 of 11 9/18/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any):  Yes No 19. Is there public controversy concerning the proposed action?  Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — PROPOSED RESOLUTION Site Plan Review CEQR 327 Eddy St. Mixed-Use/Apartments City of Ithaca Planning and Development Board September 23, 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 has received 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 the Panning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on August 26, 2014 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on September 23, 2014 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; plans entitled “Demolition Plan, Disturbance Plan, Utility Plan, Details (1.01),” dated 8/25/14, and “Rendering - Eddy Street (R.01),” “Site Plan, Site Section, Project Data (1.02),” “Floor Plans (2.01, 2.02, & 2.03),” “North and West Elevations (3.01),” and “South and East Elevations (3.02),” dated 9/10/14 and all prepared by Jagat P. Sharma, architect, and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved: Second: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval 327 Eddy St. Mixed-Use/Apartments City of Ithaca Planning and Development Board September 23, 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 the Panning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on August 26, 2014 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on September 23, 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 City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on September 23, 2014 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; plans entitled “Demolition Plan, Disturbance Plan, Utility Plan, Details (1.01),” dated 8/25/14, and “Rendering - Eddy Street (R.01),” “Site Plan, Site Section, Project Data (1.02),” “Floor Plans (2.01, 2.02, & 2.03),” “North and West Elevations (3.01),” and “South and East Elevations (3.02),” dated 9/10/14 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 for approval by the Planning Board of building materials sample sheet, keyed to the elevations, and ii. Written approval from the City Stormwater Management Officer, and iii. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30 p.m., Monday through Saturday. Moved: Seconded: In Favor: Against: Abstain: Absent: Vacancies: 1