HomeMy WebLinkAbout09-23-14 Planning and Development Board Meeting Agenda CITY OF ITHACA
p C� 108 E.Green Street—3rd Floor Ithaca,New York 14850-5690
`+"�" 9 DEPARTMENT OF PLANNING,BUILDING,ZONING,&ECONOMIC DEVELOPMENT
DIVISION OF PLANNING&ECONOMIC DEVELOPMENT
JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT
✓y�; . ,��`e PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
�-PP4RAjED%{ 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 23R°, 2014 in
COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
APPLICANT OVERHEAD PROJECTOR NEEDS:
1. Agenda Review The City only has a VGA plug/cable available to
connect to our overhead projector. If you
2. Privilege of the Floor(3-minute maximum per person) need to connect another way,you will need to
provide your own ADAPTOR. (Macs&many
newer,lighter laptops may not have a VGA
3. Subdivisions port.)
A. Project: Minor Subdivision — 120 Valentine PI.
Location: 120 Valentine PI. (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-
cochere, 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 13.(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)
2
"An Equal Opportunity Employer with a commitment to workforce divernfication."
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 3td floors. Site amenities include a rooftop terrace, a publicly-accessible pedestrian promenade
contiguous to the Old Cayuga Inlet, lighting, signage, landscaping, and site furnishings. The applicant also
proposes to make changes to the adjacent City parking lot in front of the building to allow better ingress and
egress, provide 4 additional City-owned parking spaces (9 total), a public sidewalk directly in front of the
building, and 2 planting islands with trees. This is a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance, §176-4 13.(1)(h)[2) and 13.(1)(k), and an Unlisted Action under the State
Environmental Quality Review Act, and is subject to environmental review. This project will require approval
from the Board of Public Works, for modification to the parking lot, the NYS Department of Environmental
Conservation, and the NYS Canal Corporation. 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 61h 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;
3
"An Equal Opportunity Employer with a commitment to workforce divernfication."
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 13.(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
ACCESSING MEETING MATERIALS ONLINE
9. Adjournment
Site Plan Review/Subdivision Applications&Associated Materials are accessible
electronically via the"Online Documents"portion of the City web site
(http://www.egovlink.com/ithaca/docs/menu/home.asp),under
"Planning_and_Economic_Development">"Site_Plan_Review_Project_Applications,"
in the relevant year/month folder. Subdivision application materials can be similarly
located,in the"Subdivision_Applications'folder.
Zoning Appeal Materials are also accessible electronically via the"Online Documents"
portion of the City web site,under"Plan ning_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.
oiT.Na CITY OF ITHACA
108 East Green Street, Suite 202 Ithaca, New York 14850-5690
01, OFFICE OF THE CITY ENGINEER.
•�T Telephone: 607/274-6530 Fax: 607/2'1 4-6587
�bAAEO
To: Planning & Development Board
Lisa Nicholas, Planner
From: Tim Logue,City Transportation Engineerll �
Date: September 12,2014
Re: Site Plan Review projects for September 2014 meeting
Minor Subdivision and Site Plan,128 West Falls Street
My only comments are that the parking spaces look like they will be very difficult to
maneuver in and out of and that it would be great to have some sort of bicycle parking
provided, even if it was a shed. Otherwise, locking to a porch will be someone's best
bet. And, a reminder to get a Street Permit for any work in the right of way.
120-Room Downtown Hotel,320-324 East MLK Jr./State Street
How will this hotel be served as far as trash pick up, deliveries, etc? Will a loading zone
be needed on Seneca Way? Based on previous studies about traffic generation and
hotels, both downtown and in other places in the City, I will not require a traffic study.
However, the hotel should coordinate with the Parking Director. Any work along the
East State/MLK Jr Street right of way will require a City Street Permit; any work along
the Seneca Way right of way will require a Highway Work Permit from the New York
State Department of Transportation.
The hotel use is required to provide at least 1 bicycle parking spaces per 20 employees
and have a minimum of 6 bicycle parking spaces. These bicycle parking spaces should
be primarily sited for employee use; though the general public should have access to
the parking spaces as well. The retail use is required to provide at least 2 bicycle
parking spaces,which should be proximate to the retail space entrance.
Chainworks District Redevelopment, 620 South Aurora Street
I understand that this project is likely to go through an Environmental Impact
Statement, and I've received a preliminary scoping memo from the applicant's team,
which I am currently reviewing. I look forward to working with the applicant and the
Planning Board on this project.
Minor Subdivision,120 Valentine Place
No concerns.
Page 1 of 2
`An Equal Opportunity Employer with a commitment to workforce diversification." ��
Minor Subdivision- 312 Fourth Street
No concerns.
Collegetown Crossing,307 College Avenue
As far as SEQR, I don't believe the applicant has answered the question about how
many vehicular trips will be generated in a day or per hour (B.1.g). I haven't seen an
updated drawing reflecting a verbally stated provision for indoor bicycle parking; and I
would still like details on the outside racks. This could be done as a condition of
approval. With a GreenStar grocery store, the provision of adequate on-site bike
parking is particularly important given the abundance of bicycles parked at other
GreenStar groceries. The applicant should consult § 276-71) of the City Code for bicycle
parking requirements. I believe we have come to an agreement with the applicant,
TCAT, IFD and me about an on-street loading zone and bus stop; the applicant is
preparing a drawing to confirm. Lastly, a reminder that any work in the City right of
way will require a Street Permit, as noted in my last comments on this project.
323 Taughannock Blvd Mixed Use Project
No comments.
327 Eddy Street
The applicant has not answered the SEQR question about how many vehicular trips
will be generated in a day or per hour (B.1.g). The applicant should consult § 276-71) of
the City Code for bicycle parking requirements and provide a drawing showing how
this project complies. It is hard to tell from Dwg. 1.02 how many spaces are proposed
outdoors, and I don't see any provided inside the building. The outdoor bicycle parking
spaces are a good way to meet a portion of the site's parking requirements, but there is
not a convenient walking route that connects them to the commercial space that they
are purported to serve. Due to space constraints in this particular case, it is likely that
the City could provide a bike rack to the applicant to install near the curb to satisfy the
bicycle parking requirements for the commercial use; this issue can be resolved during
the Street Permit application process. Note: two bicycle parking spaces are required for
the commercial space, and at least 13 bicycle parking spaces are required for the
residential use.
Lastly, because I've said it for every other recent project in Collegetown, 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
more detailed 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.
Page 2 of 2
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 10'15' 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
10'15' 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 313,measuring 4.948 acres and
containing existing Buildings 5 and 6 of Collegetown Terrace Apartments; and Lot 313, 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
WHITHAM
PLANNING&DESIGN, LLC
September 16,2014
Planning Board,City of Ithaca
108 E. Green Street
Ithaca,N.Y. 14850
Re: Hampton Boutique Hotel Proposal—Updated Site Plan Application
Dear City of Ithaca Planning Board:
On behalf of the Applicant, Ithaca Downtown Associates,LLC, enclosed please find the following updated
additional information for the proposed Hampton Boutique Hotel (formerly Hampton Inn&Suites) on the 300
block of E.MLK/E, State Street:
1. Full Environmental Assessment Form-State(EAF) updated 09/16/2014;
2. Full Environmental Assessment Form-City(EAF) updated 09/16/2014;
3. City of Ithaca Site Plan application updated 09/16/2014;
4. Updated Project Drawings
a. Site Plan
b. Floor Plans
c. Elevations
d. Four perspectives of the project from street level
The proposal will redevelop a parking lot in the heart of downtown Ithaca where the former Strand Theater once
stood, and to reinvigorate the public realm in this core area of downtown.The project is a 7-story boutique hotel,
80'-0" tall (92'-0" top of penthouse),74,200 gsf with 123 guestrooms. The ground floor will include a cafe and
bar,a retreat area,public restrooms, a garden patio, and approximately 2,000 sf of retail space. The second floor
will accommodate a fitness room, board room,meeting room, roof terrace,and guest rooms. Floors 3-7 are
dedicated to guestroom program. Exterior fagade materials on the ground floor will be brick veneer,precast
concrete, aluminum storefront,folding glass walls and a metal and backlit glass vehicular drop-off canopy. Other
typical floors will use brick veneer, composite metal panel,fiber cement lap siding and punched aluminum
"warehouse"style windows.
We look forward to working with you and presenting the proposed project at the upcoming Planning Board
meeting. If you have any questions or require additional information,please feel free to contact me.
Sincerely,
A
Scott Whitham
Phone: 607.37.9.9175 Email. ttlyithani@whitbtmdesigit.com 123 S. Cayuga Street Suite 201 Ithaca,NY 14850
pQN�hy CONTACT:
' $ City of Ithaca Lisa Nicholas,Senior Planner
DIVISION OF PLANNING&ECONOMIC DEVELOPMENT
$ 108 E.Green Street,3` Floor
,,, SITE PLAN REVIEW (SPR) APPLICATION
�, �Tt,�,. Ithaca,New York 14850-5690
Building Permit Number: 31771 (607)274-6550—Fax:(607)274-6558
g Inichola@cityofithaca.or¢
REQUIRED
APPLICANT: Name: Scott Whitham Title/Role: President
Address 1: 123 S.Cayuga St.
Address 2: Suite 201 City, State, &Zip Code: Ithaca, NY 14850
Telephone: 607.379.9175 Cell Phone: same E-Mail:-whitham@whithamdesign.com
CONSULTANT: Name: same as above Title/Role:
Address 1:
Address 2: City, State, &Zip Code:
Telephone: Cell Phone: E-Mail:
PROJECT OWNER: Name: Neil Patel Title/Role:—CEO/Co-founder
(if otherthan applicant)
Address 1: 6747 Falcons Point
Address 2: City, State, &Zip Code: Victor, NY 14564
Telephone: 607.351.2268 Cell Phone: same E-Mail: neilPbaywoodhotels.com
— PROJECT DESCRIPTION —
Project Title: Hampton Boutique Hotel
Project Address: 320-4 E. MLK,Jr./E State Street, Ithaca, NY 14850
Type(check one): ❑ Residential ❑X Commercial ❑ Industrial ❑ Institutional
Scope of Work(check all that apply& indicate approximate operation/construction cost):
❑ vegetation Removal $ ❑ Fagade Change $ X❑ Demolition $
X] New Paving $ X❑ Earthwork $ New Planting $
RI New Structure $ ❑ Structure Expansion $ ❑ Accessory Structure $
Total Construction Cost: $ 11,500,000.00 Anticipated Construction Period: Spring 2015 to Spring 2016
(best estimate)
— OTHER INFORMATION —
1. If the development site is leased property, list the property owner's name and address below:
N/A
I Note: Owner must include with this application a written statement
Length of Lease: authorizing the applicant to serve as the agent of Site Plan Review(SPR).
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2. Please record the application date and approval status of any required federal, state, and/or local permits or approvals
for this project:
Type Approval Agency Application Date Approval Status
Demolition Building Div.
Building Building Div.
Board of Zoning Appeals
Property Transfer Board of Public Works 7/22/14 pending
Urban Renewal Project Urban Renewal Agency 6/3/14 6/26/14
Site Plan Planning&Economic Div. 8/14/14 pending
3. Describe any existing restrictions relevant to developments on this property:
Transfer of city-owned tax parcel #69.-1-6.2 to IURA for purchase of property
4. Please append/attach any additional information you feel is important for gaining a full understanding of your proposed
development.
Project Description: The proposal will redevelop a parking lot in the heart of downtown Ithaca where the former Strand Theater
once stood,and to reinvigorate the public realm in this core area of downtown.The project is a 7-story boutique hotel,80'-0"tall
(92'-0"top of penthouse),74,200 gsf with 123 guestrooms. The ground floor will include a cafe and bar,a retreat area,public
restrooms,a garden patio,and approximately 2,000 sf of retail space. The second floor will accommodate a fitness room,board
room,meeting room,roof terrace,and guest rooms. Floors 3-7 are dedicated to guestroom program.Exterior facade materials on
the ground floor will be brick veneer,precast concrete,aluminum storefront,folding glass walls and a metal and backlit glass
vehicular drop-off canopy. Other typical floors will use brick veneer,composite metal panel,fiber cement lap siding and punched
aluminum"warehouse"style windows.
—APPLICATION FEE The application fee is based on the total construction, site work, and landscaping costs, charged in accordance with the
following schedule. The fee is payable to the "City of Ithaca," upon submission of this application.
Type of Approval Project Cost Application Fee
less than$10,000 $75
Site Plan Review $10,000 to$49,999 $150
$50,000 to$100,000 $300
over$100,000 $1.50 per$1,000
*Modified Site Plan less than$50,000 $150
Review $50,000 or more $250
* Fee Schedule for Modified Site Plan Review only applies to modifications to approved site plans that do not trigger reconsideration
of the Determination of Environmental Significance. Modifications that require additional environmental review shall follow the fee
schedule for full Site Plan Review. This determination will be made at the time of application.
—APPLICATION CHECKLIST—
Item No.of Copies
❑ Application Form (completely filled out) 28
❑ Short Environmental Assessment Form (SEAF) 28
❑ Full Environmental Assessment Form (FEAF)—Part 1 [if required] 28
❑ Full-Size Drawings 3
❑ Reduced Drawings(11"x17") [see "Site Plan Review Requirements," "Submittal Process"] 28
❑ Site Plan Review Application Fee
Applicant's Signature: Date: 09 16 2014
By signing this application form,the applicant acknowledges that City of Ithaca Planning&Economic Development Division staff may visit the site in
order to fully understand the proposed development.
2of2
CITY OF ITHACA
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
Purpose: This Full Environmental Assessment Form(FEAF)is designed to help applicants and agencies determine, in an orderly
manner,whether a project or action may be significant. The question of whether an action may be significant is not always easy to
answer. Frequently, there are aspects of a proposed action that are subjective or immeasurable. It is also understood those who
determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns
affecting the question of significance.
The FEAF is intended to provide a method whereby applicants and agencies can be assured the determination process has been
orderly,comprehensive in nature,yet flexible enough to allow introduction of information to fit a project or action.
FEAF Components:
Part 1: Provides objective data and information about a given action and its site. By identifying basic project data,it assists
in a review of the analysis that takes place in Parts 2 and 3.
Part 2: Focuses on identifying the range of possible impacts that may occur from a project or action. It provides guidance as
to whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form
also identifies whether an impact can be mitigated or reduced.
Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is
actually important.
THIS AREA IS FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE-TYPE I AND UNLISTED ACTIONS
Identify the portions of FEAF completed for this action: ❑Part 1 art 2 []Part 3
Upon review of the information recorded on this FEAF(Parts,2,and 3,if appropriate),and any other supporting information,and
considering both the magnitude and importance of each impact,it is reasonably determined by the Lead Agency that:
QA. The Proposed Action will not result in any large and important impact(s)and will not have a significant impact on the
environment;therefore,A NEGATIVE DECLARATION WILL BE PREPARED.
QB. Although the proposed action could have a significant impact on the environment,there will not be a significant effect
for this Unlisted Action,because the mitigation measures described in PART 3 have been required;therefore,A
CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED.
❑C. The proposed action may result in one or more large and important impacts that may have a significant impact on the
environment;therefore,A POSITIVE DECLARATION WILL BE PREPARED.
A Conditioned Negative Declaration is only valid for Unlisted Actions.
Name of Action: Hampton Boutique Hotel
Name of Lead Agency:
Name and Title of Responsible Officer in Lead Agency:
Signature of Responsible Officer in Lead Agency:
Signature of Preparer:
Date: 9/16/2014
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
PART 1—PROJECT INFORMATION
(prepared by project sponsor/applicant)
NOTICE: This document is designed to assist in determining whether the action proposed may have a
significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these
questions will be considered part of the application for approval and may be subject to further verification and
public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is
expected that completion of the FEAF will depend on information currently available and will not involve
new studies, research, or investigation. If information requiring such additional work is unavailable, so
indicate and specify each instance.
Name of Action Hampton Boutique Hotel
Location of Action 320 4 E. MLK,Jr./E State Street,Ithaca,NY 14850
Name of Applicant/Sponsor: Scott Whitham
[7ALddress: 123 South Cayuga Street,Suite 201
City/Town/Village: Ithaca State. NY ZIP: 14850
Business Phone: 607.379.9175
[Na�me :oLfOwner (if different) Neil Patel
Address 6747 Falcons Point
City/Town/Village: Victor State: NY ZIP 14564
Business Phone: 607.351.2268h i
Description of Action
The proposal will redevelop a parking lot in the heart of downtown Ithaca where the former Strand
Theater once stood,and to reinvigorate the public realm in this core area of downtown.The project is a
7-story boutique hotel,80-0 tall (92-0 top of penthouse), 74,200 gsf with 123 guestrooms. The ground
floor will include a cafe and bar,a retreat area, public restrooms, a garden patio, and approximately 2,000
sf of retail space. The second floor will accommodate a fitness room, board room, meeting room, roof
terrace,and guest rooms. Floors 3-7 are dedicated to guestroom program.
Exterior fa4ade materials on the ground floor will be brick veneer, precast concrete, aluminum storefront,
folding glass walls and a metal and backlit glass vehicular drop-off canopy. Other typical floors will use
brick veneer, composite metal panel,fiber cement lap siding and punched aluminum"warehouse"style
windows.
i
2
i
Please complete each question (indicate N/A, if not applicable).
A. SITE DESCRIPTION
Physical setting of overall project, both developed and undeveloped areas.
1. Present Land Use: ❑Urban ❑Industrial Commercial ❑Public ❑Forest
❑Agricultural ❑Other: Parking
Total area of project area:0.521 acres square feet(Chosen units apply to following section also.)
Approximate Area(Units in Question 2 apply to this section.) Currently After Completion
2a. Meadow or Brushland(non-agricultural)
2b.Forested 0 0
2e. Agricultural 0 0
2d.Wetland [as per Article 24 of Environmental Conservation Law(ECL)] 0 0
2e. Water Surface Area 0 0
2f. Public 0 0
2g. Water Surface Area 1 0 _ 0
2h.Unve etated(rock,earth, or fill) 0 0
2i. Roads, buildings, and other paved surfaces 0.521 E 0.5
2j. Other(indicate type) 0 0
t
What is predominant soil type(s) on project site (e.g., HdB, silty loam, etc.): TBD
b. Soil Drainage: Well-Drained %of Site
TBD E] Moderately Well-Drained %of Site
_ LJ Poorly Drained %of Site
4a. Are there bedrock outcroppings on project site? ❑Yes ZNo LNN/A
4b. What is depth of bedrock? TBD (feet)
14c. What is depth to the water table? TBD (feet)
5. Approximate percentage of proposed project site X 0-10% 100 % 10-15% %
with slopes: 15% or greater %
6a.�Is project substantially contiguous to, or does it ZYes L]No /A a
contain a building, site or district, listed on or East Hill Historic District, De Witt Park Historic
eligible for the National or State Register of District, Strand Theatre, US Post Office--Ithaca,
Historic Places? Ithaca Downtown_
6b. ...Or a designated local landmark or located in a DYes ❑No L]N/A
local landmark district?
7. Do hu ing and/or fishing opportunities currently , ❑Yes ®No ❑N/A If yes, identify each species:
exist in the project area.
3
4
B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate):
1a. Total contiguous area owned by project sponsor in acres: 0.521 or square feet:
lb.Project acreage developed: 0.521 Acres initially: 0.521 Acres ultimately. 0.521
lc. Project acreage to remain undeveloped: 0
Id.Length of project in miles (if appropriate): or feet: 123'
mle. If project is an expansion, indicate percent of change proposed: 0 %
If. Number of off-street parking spaces existing.ap_prox. 60 proposed: 13
1g. Maximum vehicular trips generated(upon completion ofproject)per day: to be done and per hour:to be don
lh.Height of tallest proposed structure in feet. 92'
lj Linear feet of frontage along a public street or thoroughfare that the project will occupy? 65'
Specify what type of natural material(i.e.,rock, earth, etc.) and how much will be removed from the site:
TBD or added to the site: TBD
Specify what type of vegetation(trees, shrubs, ground cover) and how much will be removed from the site: '
acres: TB Ytype of vegetation: TBD
4. Will any mature trees or other locally important vegetation be removed for this project? No
5. Are there any plans for re-vegetation to replace vegetation removed during construction? N/A
6. If sin -phase prSject, anticipated period of construction: 12 months (includin demolition
multi-phased prAect, anticipated period of construction: N/A months includin demolition
7a. Total number of phases anticipated: 1
7b.Anticipated date of commencement for first phase: 3-4 month_2014_year(including demolition)
7c. Approximate completion date of final phase: 3-5 month 2014 year.
7d.Is phase one financially dependent on subsequent phases? Yes o /A
8. Will blasting occur during construction? Yes o /A If yes, explain:
E% N�umber of jobs generated during construction: TBD After project iscompleted: 35 -�
10.Number of jobs eliminated by this project: None Explain:
111. Will project require relocation of any projects or facilities? Yes O o O /A If yes, explain:
12a. Is surface or subsurface liquid waste disposal involved?aYes [[DZNNo�/A; if yes, explain:
12b. If#12a is yes, indicate type of waste-(sewage, industrial, etc): N/A
12c. If surface disposal,where specifically will effluent be discharged? N/A ,
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased
by proposal? ;Yes 'iX] o T/A If yes, explain:-
14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100-year flood
plain? QYes FMNo 1/A
i
5
PROJECT DESCRIPTION concluded
rb. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet
Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, or Silver Creek? (Circle all that apply.)
,]
14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as
described in Article 24 of the ECL? ElYes o
Fd. If#14a., b., or c. is yes, explain: N/A
15a. Does project involve disposal of solid waste? 191Yes o El /A
F15b. If#15a. is yes, will an existing solid waste disposal facility be used? DYes El DN/A
15c. If#15b. is yes, give name of disposal facility: Seneca Meadows and its location: Seneca Falls,N
15d Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill?
!Yes i)4 {o /A If yes, explain: _
15e. Will any solid waste be disposed of on site? Dyes DNo M/A If yes, explain:
i
16. Will project use herbicides or pesticides? Yes o /A If yes, speci
17. Will project affect a building or site listed on or eligible for the National or State Register of Historic
Places or a local landmark or in a landmark district? DYes DNo M/A; if yes, explain:
18. Will project produce odors9 es oIM /A If es, explain:
19. Will project product operating noise exceed the local ambient noise level during construction?
_MXes No D•l/A After construction? 0 Yes o /A
0. Will project result in an increase of energy use? 'Yes o /A If yes, indicate types)
--7
Electric,Gas
1. Total anticipated water usage per day in gals./day: TBD Source of water: J TBD
6
C. ZONING AND PLANNING INFORMATION _
1. Does the proposed action involve a planning or zoning decision? Yes o /A If yes, indicate {
the decision required:
CM Zoning Amendment ❑Zoning Variance ❑New/Revision of Master Plan FE-1] Subdivision
0 Site Plan Special Use Permit Resource Management Plan ❑Other:
2. What is the current zoning classification of site? CBD-100;Central Business District Yl
3. If the site is developed as permitted by the rp esent zoning, what is the maximum potential development?
None, 100'Height
4 is proposed use consistent with present zoning? Yes o /A
. If#4 is no, indicate desired zoning: N/A
6. If the site is developed by the proposed zoning,what is the maximum potential development of the site?
_ N/A _
7. Is the proposed action consistent with the recommended uses in adopted local land-use plans?
(XI Yes ❑No FO
/A If no, explain:
8. What is the dominant land use and zoning classification within a 1/a mile radius of the project?
(e.g., R-la or R-lb) Central Business District
9. Is the proposed action compatible with adjacent land uses? `Yes o /A Explain:
10a. If the proposed action is the subdivision of land,how many lots are proposed? N/A
10b. What is the minimum lot size proposed? N/A
11. Will the proposed action create a demand for any community-provided services? (e.g., recreation,
education, police, fire protection, etc.)? Yes [3No [[:]N/A Explain: parking
If yes, is existing capacity sufficient to handle projected demand? Yes ❑No ❑N/A
Explain: project will work with city to solve
12. Will the proposed action result in the generation of traffic significantly above present levels?
❑Yes Mo EMINUA traffic study to be completed
i
If yes, is existingroad network adequate to handle additional traffic?
Yes Mo /A Explain: TBD
7
A APPROVALS
1. Approvals:
ra. Is any Federal permit required? es o El /A Specify:
b. Does project involve State or Federal funding or financing? Yes o 0 /A If Yes, Specify:
2c. Local and Regional approvals:
Type of Submittal Approval
Agency Yes or No Approval Re wired Date Date
Common Council Yes Property Transfer 7/22/14
Board of Zoning Appeals (BZA) Yes Subdivision
Planning&Development Board Yes Site Plan 8/14/14
Ithaca Landmarks Preservation
Commission(ILPC)
Board of Public Works BPW) Yes Property Transfer 7/22/14
Fire Department
Police Department
Building Commissioner
Ithaca Urban Renewal Agency
i (IURA) Yes Urban Renewal Project 6/3/14 6/26/14 l
s
E. INFORMATIONAL DETAILS
Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts
associated with your proposal,please discuss such impacts and the measures which you propose to mitigate or avoid
them.
F. VERIFICATION
I certify that the information provided above is true to the best of my knowledge.
Applicant/Sponsor Name: Scott Whitham
Signature: A
Title: President,Whitham Planning and Design
END OF PART 1 :�
9
Full Environmental Assessment Form
Part I - Project and Setting
Instructions for Completing Part 1
Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding,
are subject to public review,and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to
any item,please answer as thoroughly as possible based on current information;indicate whether missing information does not exist,
or is not reasonably available to the sponsor;and,when possible,generally describe work or studies which would be necessary to
update or fully develop that information.
Applicants/sponsors must complete all items in Sections A&B. In Sections C,D&E,most items contain an initial question that
must be answered either"Yes"or"No". If the answer to the initial question is"Yes",complete the sub-questions that follow. If the
answer to the initial question is"No",proceed to the next question. Section F allows the project sponsor to identify and attach any
additional information. Section G requires the name and signature of the project sponsor to verify that the information contained in
Part lis accurate and complete.
A.Project and Sponsor Information.
Name of Action or Project:
Hampton Boutique Hotel
Project Location(describe,and attach a general location map):
Eastern downtown Ithaca;300 block of E.MILK Jr./E.State Street;Seneca Way between Contemporary Trends and CSMA
Brief Description of Proposed Action(include purpose or need):
The proposal will redevelop a parking lot in the heart of downtown Ithaca where the former Strand Theater once stood,and to reinvigorate the public realm
in this core area of downtown.The project is a 7-story boutique hotel,80'-0"tall(92'-0"top of penthouse),74,200 gsf with 123 guestrooms. The ground
floor will include a cafe and bar,a retreat area,public restrooms,a garden patio,and approximately 2,000 sf of retail space. The second floor will
accommodate a fitness room,board room,meeting room,roof terrace,and guest rooms. Floors 3-7 are dedicated to guestroom program.
Exterior fagade materials on the ground floor will be brick veneer,precast concrete,aluminum storefront,folding glass walls and a metal and backlit glass
vehicular drop-off canopy. Other typical floors will use brick veneer,composite metal panel,fiber cement lap siding and punched aluminum"warehouse"
style windows.
Name of Applicant/Sponsor: Telephone:607.379.9175
Scott Whitham E-Mail:
whitham@whithamdesign.com
Address:123 South Cayuga Street,Suite 201
City/PO:Ithaca State:New York Zip Code:14850
Project Contact(if not same as sponsor;give name and title/role): Telephone:
same as above E-Mail:
Address:
City/PO: State: Zip Code:
Property Owner (if not same as sponsor): Telephone: 607.277.5500
Neil Patel E-Mail: neil@baywoodhotels.com
Address:
6747 Falcons Point
City/PO: victor State: New York Zip Code:14564
Page 1 of 13
B.Government Approvals
B.Government Approvals,Funding,or Sponsorship. ("Funding"includes grants,loans,tax relief,and any other forms of financial
assistance.)
Government Entity If Yes:Identify Agency and Approval(s) Application Date
Required (Actual or projected)
a.City Council,Town Board, ❑Yes❑No
or Village Board of Trustees
b.City,Town or Village EYes❑No City of Ithaca Planning&Economic Division;Site 8/14/2014
Planning Board or Commission Plan
c.City Council,Town or ❑Yes❑No
Village Zoning Board of Appeals
d.Other local agencies ®Yes❑No City of Ithaca Board of Public Works-Property 7/22/14
transfer to Ithaca Urban Renewal Agency
e.County agencies ❑Yes❑No
f.Regional agencies ❑Yes❑No
g.State agencies ❑Yes❑No
h.Federal agencies ❑Yes❑No
i. Coastal Resources.
i. Is the project site within a Coastal Area,or the waterfront area of a Designated Inland Waterway? ❑Yes Olo
ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? ❑YesONo
iii. Is the project site within a Coastal Erosion Hazard Area? ❑YesONo
C.Planning and Zoning
C.I.Planning and zoning actions.
Will administrative or legislative adoption,or amendment of aplan,local law,ordinance,rule or regulation be the ❑Yes®No
only approval(s)which must be granted to enable the proposed action to proceed?
• If Yes,complete sections C,F and G.
• If No,proceed to question C.2 and complete all remaining sections and questions in Part 1
C.2.Adopted land use plans.
a.Do any municipally-adopted (city,town,village or county)comprehensive land use plan(s)include the site ❑Yes®No
where the proposed action would be located?
If Yes,does the comprehensive plan include specific recommendations for the site where the proposed action ❑Yes❑No
would be located?
b.Is the site of the proposed action within any local or regional special planning district(for example: Greenway ❑Yes®No
Brownfield Opportunity Area(BOA);designated State or Federal heritage area;watershed management plan;
or other?)
If Yes,identify the plan(s):
c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, ❑Yesp]No
or an adopted municipal farmland protection plan?
If Yes,identify the plan(s):
Page 2 of 13
C.3. Zoning
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. ®Yes❑No
If Yes,what is the zoning classification(s)including any applicable overlay district?
OBD-607 Central Business District
b. Is the use permitted or allowed by a special or conditional use permit? ®Yes❑No
c.Is a zoning change requested as part of the proposed action? ❑Yes®No
If Yes,
i.What is the proposed new zoning for the site?
CA.Existing community services.
a.In what school district is the project site located? Ithaca City School District
b.What police or other public protection forces serve the project site?
of Ithnrn Polire Department
c.Which fire protection and emergency medical services serve the project site?
City of Ithaca Fire Department
d.What parks serve the project site?
nPwitt Park,Washington Park,Gass Park,Allan TremAn crate MaNne Park Buffermilk Falls State Park
D.Project Details
D.1.Proposed and Potential Development
a.What is the general nature of the proposed action(e.g.,residential,industrial,commercial,recreational;if mixed,include all
components)? Commercial
b. a.Total acreage of the site of the proposed action? 0.521 acres
b.Total acreage to be physically disturbed? 0.521 acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? 0.521 acres
c.Is the proposed action an expansion of an existing project or use? ❑Yes®No
i. If Yes,what is the approximate percentage of the proposed expansion and identify the units(e.g.,acres,miles,housing units,
square feet)? % Units:
d.Is the proposed action a subdivision,or does it include a subdivision? [--]Yes®No
If Yes,
i. Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if mixed,specify types)
ii. Is a cluster/conservation layout proposed? ❑Yes❑No
iii. Number of lots proposed?
iv. Minimum and maximum proposed lot sizes? Minimum Maximum
e.Will proposed action be constructed in multiple phases? ❑Yes®No
i. If No,anticipated period of construction: 12 months
H. If Yes:
• Total number of phases anticipated
• Anticipated commencement date of phase 1 (including demolition) month year
• Anticipated completion date of final phase month year
• Generally describe connections or relationships among phases,including any contingencies where progress of one phase may
determine timing or duration of future phases:
Page 3 of 13
f.Does the project include new residential uses? ❑Yes®No
If Yes,show numbers of units proposed.
One Family Two Family Three Family Multiple Family four or more
Initial Phase
At completion
of all phases
g.Does the proposed action include new non-residential construction(including expansions)? ®Yes❑No
If Yes,
i.Total number of structures 1
ii. Dimensions(in feet)of largest proposed structure: 90' height; 126'-8"width; and 112'-2"length
iii. Approximate extent of building space to be heated or cooled: 74.200 square feet
h.Does the proposed action include construction or other activities that will result in the impoundment of any ❑Yes®No
liquids,such as creation of a water supply,reservoir,pond,lake,waste lagoon or other storage?
If Yes,
i. Purpose of the impoundment:
ii. If a water impoundment,the principal source of the water: ❑Ground water❑Surface water streams ❑Other specify:
iii.If other than water,identify the type of impounded/contained liquids and their source.
iv. Approximate size of the proposed impoundment. Volume: million gallons;surface area: acres
v. Dimensions of the proposed dam or impounding structure: height; length
vi. Construction method/materials for the proposed dam or impounding structure(e.g.,earth fill,rock,wood,concrete):
D.2. Project Operations
a.Does the proposed action include any excavation,mining,or dredging,during construction,operations,or both? ❑Yes❑✓No
(Not including general site preparation,grading or installation of utilities or foundations where all excavated
materials will remain onsite)
If Yes:
i.What is the purpose of the excavation or dredging?
U. How much material(including rock,earth, sediments,etc.)is proposed to be removed from the site?
• Volume(specify tons or cubic yards):
• Over what duration of time?
iii. Describe nature and characteristics of materials to be excavated or dredged,and plans to use,manage or dispose of them.
iv.Will there be onsite dewatering or processing of excavated materials? ❑Yes❑No
If yes,describe.
v.What is the total area to be dredged or excavated? acres
vi.What is the maximum area to be worked at any one time? acres
vii. What would be the maximum depth of excavation or dredging? feet
viii. Will the excavation require blasting? ❑Yes❑No
ix. Summarize site reclamation goals and plan:
b.Would the proposed action cause or result in alteration of,increase or decrease in size of,or encroachment ❑Yes❑✓No
into any existing wetland,waterbody,shoreline,beach or adjacent area?
If Yes:
i. Identify the wetland or waterbody which would be affected(by name,water index number, wetland map number or geographic
description):
Page 4 of 13
ii. Describe how the proposed action would affect that waterbody or wetland,e.g. excavation,fill,placement of structures,or
alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres:
i
I
iii. Will proposed action cause or result in disturbance to bottom sediments? ❑Yes❑No
If Yes,describe:
iv. Will proposed action cause or result in the destruction or removal of aquatic vegetation? ❑Yes[—]No
If Yes:
• acres of aquatic vegetation proposed to be removed:
• expected acreage of aquatic vegetation remaining after project completion:
• purpose of proposed removal(e.g.beach clearing,invasive species control,boat access):
• proposed method of plant removal:
• if chemical/herbicide treatment will be used,specify product(s):
v. Describe any proposed reclamation/mitigation following disturbance:
c.Will the proposed action use,or create a new demand for water? ®Yes❑No
If Yes:
i. Total anticipated water usage/demand per day: TBD gallons/day
H. Will the proposed action obtain water from an existing public water supply? ®Yes❑No
If Yes:
• Name of district or service area: City of Ithaca Downtown
• Does the existing public water supply have capacity to serve the proposal? ®Yes❑No
• Is the project site in the existing district? ®Yes❑No
• Is expansion of the district needed? ❑Yes®No
• Do existing lines serve the project site? 0 Yes❑No
iii.Will line extension within an existing district be necessary to supply the project? ❑Yes❑No
If Yes:
• Describe extensions or capacity expansions proposed to serve this project:
• Source(s)of supply for the district:
iv. Is a new water supply district or service area proposed to be formed to serve the project site? ❑ Yes❑No
If,Yes:
• Applicant/sponsor for new district:
• Date application submitted or anticipated:
• Proposed source(s)of supply for new district:
v. If a public water supply will not be used,describe plans to provide water supply for the project:
vi.If water supply will be from wells(public or private),maximum pumping capacity: gallons/minute.
d.Will the proposed action generate liquid wastes? ❑Yes RIM
If Yes:
i. Total anticipated liquid waste generation per day: gallons/day
ii. Nature of liquid wastes to be generated(e.g.,sanitary wastewater,industrial;if combination,describe all components and
approximate volumes or proportions of each):
iii. Will the proposed action use any existing public wastewater treatment facilities? ❑Yes[]No
If Yes:
• Name of wastewater treatment plant to be used:
• Name of district:
• Does the existing wastewater treatment plant have capacity to serve the project? ❑Yes❑No
• Is the project site in the existing district? ❑Yes❑No
• Is expansion of the district needed? ❑Yes❑No
Page 5 of 13
• Do existing sewer lines serve the project site? ❑Yes❑No
• Will line extension within an existing district be necessary to serve the project? ❑Yes❑No
If Yes:
• Describe extensions or capacity expansions proposed to serve this project:
iv.Will a new wastewater(sewage)treatment district be formed to serve the project site? ❑Yes❑No
If Yes:
• Applicant/sponsor for new district:
• Date application submitted or anticipated:
• What is the receiving water for the wastewater discharge?
v. If public facilities will not be used,describe plans to provide wastewater treatment for the project,including specifying proposed
receiving water(name and classification if surface discharge,or describe subsurface disposal plans):
vi, Describe any plans or designs to capture,recycle or reuse liquid waste:
e.Will the proposed action disturb more than one acre and create stormwater runoff,either from new point ❑Yes®No
sources(i.e.ditches,pipes,swales,curbs,gutters or other concentrated flows of stormwater)or non-point
source(i.e.sheet flow)during construction or post construction?
If Yes:
i. How much impervious surface will the project create in relation to total size of project parcel?
Square feet or acres(impervious surface)
Square feet or acres(parcel size)
ii. Describe types of new point sources.
iii. Where will the stormwater runoff be directed(i.e.on-site stormwater management facility/structures,adjacent properties,
groundwater,on-site surface water or off-site surface waters)?
• If to surface waters,identify receiving water bodies or wetlands:
i
• Will stormwater runoff flow to adjacent properties? ❑Yes❑No
iv. Does proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? ❑Yes❑No
f. Does the proposed action include,or will it use on-site,one or more sources of air emissions,including fuel ®Yes❑No
combustion,waste incineration,or other processes or operations?
If Yes,identify:
i.Mobile sources during project operations(e.g.,heavy equipment,fleet or delivery vehicles)
U. Stationary sources during construction(e.g.,power generation,structural heating,batch plant,crushers)
iii. Stationary sources during operations(e.g.,process emissions,large boilers,electric generation)
g.Will any air emission sources named in D.2.f(above),require a NY State Air Registration,Air Facility Permit, ❑Yes❑No
or Federal Clean Air Act Title IV or Title V Permit?
If Yes:
i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet ❑Yes❑No
ambient air quality standards for all or some parts of the year)
ii. In addition to emissions as calculated in the application,the project will generate:
• Tons/year(short tons)of Carbon Dioxide(CO2)
• Tons/year(short tons)of Nitrous Oxide(N20)
• Tons/year(short tons)of Perfluorocarbons(PFCs)
• Tons/year(short tons)of Sulfur Hexafluoride(SF6)
® Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons(HFCs)
• Tons/year(short tons)of Hazardous Air Pollutants(HAPs)
Page 6 of 13
h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, ❑Yes®No
landfills,composting facilities)?
If Yes:
i. Estimate methane generation in tons/year(metric):
U.Describe any methane capture,control or elimination measures included in project design(e.g.,combustion to generate heat or
electricity,flaring):
i.Will the proposed action result in the release of air pollutants from open-air operations of processes,such as ❑Yes®No
quarry or landfill operations?
If Yes:Describe operations and nature of emissions(e.g.,diesel exhaust,rock particulates/dust):
j.Will the proposed action result in a substantial increase in traffic above present levels or generate substantial ❑Yes®No
new demand for transportation facilities or services?
If Yes:
i.When is the peak traffic expected(Check all that apply): ❑Morning ❑Evening ❑Weekend
❑Randomly between hours of to
ii. For commercial activities only,projected number of semi-trailer truck trips/day:
iii. Parking spaces: Existing Proposed Net increase/decrease
iv.Does the proposed action include any shared use parking? ❑Yes❑No
v. If the proposed action includes any modification of existing roads,creation of new roads or change in existing access,describe:
vi. Are public/private transportation service(s)or facilities available within 1/2 mile of the proposed site? ❑Yes❑No
vii Will the proposed action include access to public transportation or accommodations for use of hybrid,electric ❑Yes❑No
or other alternative fueled vehicles?
viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing ❑Yes❑No
pedestrian or bicycle routes?
k.Will the proposed action(for commercial or industrial projects only)generate new or additional demand RJYes❑No
for energy?
If Yes:
i. Estimate annual electricity demand during operation of the proposed action:
ii. Anticipated sources/suppliers of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/local utility,or
other):
iii.Will the proposed action require a new,or an upgrade to,an existing substation? ❑Yes❑No
1.Hours of operation. Answer all items which apply.
i. During Construction: U. During Operations:
• Monday-Friday: • Monday-Friday:
• Saturday: • Saturday:
• Sunday: • Sunday:
• Holidays: • Holidays:
Page 7 of 13
m.Will the proposed action produce noise that will exceed existing ambient noise levels during construction, ❑Yes❑No
operation,or both?
If yes:
i. Provide details including sources, time of day and duration:
H. Will proposed action remove existing natural barriers that could act as a noise barrier or screen? ❑Yes®No
Describe:
n.. Will the proposed action have outdoor lighting? ®Yes[]No
If yes:
i. Describe source(s),location(s),height of fixture(s),direction/aim,and proximity to nearest occupied structures:
H. Will proposed action remove existing natural barriers that could act as a light barrier or screen? ❑Yes®No
Describe:
o. Does the proposed action have the potential to produce odors for more than one hour per day? ❑Yes®No
If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest
occupied structures:
p.Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) ❑Yes®No
or chemical products 185 gallons in above ground storage or any amount in underground storage?
If Yes:
i. Product(s)to be stored
H.Volume(s) per unit time (e.g.,month,year)
iii. Generally describe proposed storage facilities:
q.Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, ❑Yes 0No
insecticides)during construction or operation?
If Yes:
i.Describe proposed treatment(s):
H. Will the proposed action use Inte ated Pest Management Practices? ❑ Yes ❑No
r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal ® Yes ❑No
of solid waste(excluding hazardous materials)?
If Yes:
i.Describe any solid waste(s)to be generated during construction or operation of the facility:
• Construction: tons per (unit of time)
• Operation : tons per (unit of time)
H. Describe any proposals for on-site minimization,recycling or reuse of materials to avoid disposal as solid waste:
• Construction:
• Operation:
iii. Proposed disposal methods/facilities for solid waste generated on-site:
• Construction:
• Operation:
Page 8 of 13
s.Does the proposed action include construction or modification of a solid waste management facility? ❑Yes 0 No
If Yes:
i. Type of management or handling of waste proposed for the site(e.g.,recycling or transfer station,composting,landfill,or C
other disposal activities):
H. Anticipated rate of disposal/processing:
• Tons/month,if transfer or other non-combustion/thermal treatment,or
• Tons/hour,if combustion or thermal treatment
iii. If landfill,anticipated site life: years
t.Will proposed action at the site involve the commercial generation, treatment,storage,or disposal of hazardous ❑Yes 0No
waste?
If Yes:
i.Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility:
ii. Generally describe processes or activities involving hazardous wastes or constituents:
iii.Specify amount to be handled or generated tons/month
iv.Describe any proposals for on-site minimization,recycling or reuse of hazardous constituents:
v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? ❑Yes❑No
If Yes:provide name and location of facility:
If No:describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility:
E.Site and Setting of Proposed Action
E.1.Land uses on and surrounding the project site
a.Existing land uses.
i. Check all uses that occur on,adjoining and near the project site.
0 Urban ❑ Industrial 0 Commercial ❑ Residential(suburban) ❑ Rural(non-farm)
❑ Forest ❑ Agriculture ❑ Aquatic ❑ Other(specify):
H. If mix of uses,generally describe:
Multi-story apartments gro and floor commPrdal b sines as and narking garag ar in vicinity
b.Land uses and covertypes on the project site.
Land use or Current Acreage After Change
Covertype Acreage Project Completion (Acres+/-)
• Roads,buildings,and other paved or impervious
0.521 0.5 0.21
surfaces
• Forested 0 0 0
• Meadows,grasslands or brushlands(non-
agricultural,including abandoned agricultural) o 0 0
• Agricultural 0 0 0
(includes active orchards,field,greenhouse etc.)
• Surface water features 0 0 0
(lakes,ponds, streams,rivers,etc.)
• Wetlands(freshwater or tidal) 0 0 0
• Non-vegetated(bare rock,earth or fill) 0 0 0
• Other
Describe:
Page 9 of 13
c.Is the project site presently used by members of the community for public recreation? ❑YesE]No
i.If Yes:explain:
d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals,licensed ®Yes❑No
day care centers,or group homes)within 1500 feet of the project site?
If Yes,
i.Identify Facilities:
Community School of Music and Arts
e.Does the project site contain an existing dam? ❑Yes®No
If Yes:
i.Dimensions of the dam and impoundment:
• Dam height: feet
• Dam length: feet
• Surface area: acres
• Volume impounded: gallons OR acre-feet
ii. Dam's existing hazard classification:
W.Provide date and summarize results of last inspection:
f.Has the project site ever been used as a municipal,commercial or industrial solid waste management facility, ❑Yes®No
or does the project site adjoin property which is now,or was at one time,used as a solid waste management facility?
If Yes:
i.Has the facility been formally closed? ❑Yes❑ No
• If yes,cite sources/documentation:
ii.Describe the location of the project site relative to the boundaries of the solid waste management facility:
W.Describe any development constraints due to the prior solid waste activities:
g.Have hazardous wastes been generated,treated and/or disposed of at the site,or does the project site adjoin ❑YesONo
property which is now or was at one time used to commercially treat,store and/or dispose of hazardous waste?
If Yes:
i.Describe waste(s)handled and waste management activities,including approximate time when activities occurred:
h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any ❑YesE No
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i. Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site ❑Yes❑No
Remediation database? Check all that apply:
❑ Yes—Spills Incidents database Provide DEC ID number(s):
❑ Yes—Environmental Site Remediation database Provide DEC ID number(s):
❑ Neither database
ii. If site has been subject of RCRA corrective activities,describe control measures:
W. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? R]Yes❑No
If yes,provide DEC ID number(s):755010
iv. If yes to(i),(ii)or(iii)above,describe current status of site(s):
Page 10 of 13
v. Is the project site subject to an institutional control limiting property uses? ❑Yes❑No
• If yes,DEC site ID number:
• Describe the type of institutional control(e.g.,deed restriction or easement):
• Describe any use limitations:
• Describe any engineering controls:
• Will the project affect the institutional or engineering controls in place? ❑Yes❑No
• Explain:
E.2. Natural Resources On or Near Project Site
a.What is the average depth to bedrock on the project site? feet
b.Are there bedrock outcroppings on the project site? ❑Yes®No
If Yes,what proportion of the site is comprised of bedrock outcroppings? %
c.Predominant soil type(s)present on project site: %
d.What is the average depth to the water table on the project site? Average: feet
e.Drainage status of project site soils:❑ Well Drained: %of site
❑ Moderately Well Drained: %of site
❑ Poorly Drained %of site
f.Approximate proportion of proposed action site with slopes: 0 0-10%: ioo %of site
❑ 10-15%: %of site
❑ 15%or greater: %of site
g.Are there any unique geologic features on the project site? [1 YesR]No
If Yes,describe:
h. Surface water features.
i. Does any portion of the project site contain wetlands or other waterbodies(including streams,rivers, ❑YesRJNo
ponds or lakes)?
H. Do any wetlands or other waterbodies adjoin the project site? R]Yes❑No
If Yes to either i or ii,continue. If No,skip to E.21
iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, ®Yes[--]No
state or local agency?
iv. For each identified regulated wetland and waterbody on the project site,provide the following information:
• Streams: Name Classification
• Lakes or Ponds: Name Classification
• Wetlands: Name Approximate Size
• Wetland No.(if regulated by DEC)
v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired ❑Yes ONo
waterbodies?
If yes,name of impaired water body/bodies and basis for listing as impaired:
i.Is the project site in a designated Floodway? ❑Yes ONo
j.Is the project site in the 100 year Floodplain? [—]Yes ONo
k.Is the project site in the 500 year Floodplain? ❑Yes®No
1.Is the project site located over,or immediately adjoining,a primary,principal or sole source aquifer? ❑Yes ZNo
If Yes:
i. Name of aquifer:
Page 11 of 13
in. Identify the predominant wildlife species that occupy or use the project site:
n.Does the project site contain a designated significant natural community? ❑Yes®No
If Yes:
i.Describe the habitat/community(composition,function,and basis for designation):
H. Source(s)of description or evaluation:
iii. Extent of community/habitat:
• Currently: acres
• Following completion of project as proposed: acres
• Gain or loss (indicate+or-): acres
o.Does project site contain any species of plant or animal that is listed by the federal government or NYS as ❑YesoNo
endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species?
p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of OYes❑No f
special concern?
q.Is the project site or adjoining area currently used for hunting,trapping,fishing or shell fishing? ❑Yes RINo
If.yes,give a brief description of how the proposed action may affect that use:
E.3. Designated Public Resources On or Near Project Site
a.Is the project site,or any portion of it,located in a designated agricultural district certified pursuant to ❑Yes oNo
Agriculture and Markets Law,Article 25-AA,Section 303 and 304?
If Yes, provide county plus district name/number:
b.Are agricultural lands consisting of highly productive soils present? ❑Yes pINo
i.If Yes: acreage(s)on project site?
H. Source(s)of soil rating(s):
c. Does the project site contain all or part of,or is it substantially contiguous to,a registered National ❑Yes ENo
Natural Landmark?
If Yes:
i. Nature of the natural landmark: ❑Biological Community ❑ Geological Feature
H.Provide brief description of landmark,including values behind designation and approximate size/extent:
d.Is the project site located in or does it adjoin a state listed Critical Environmental Area? ❑Yes®No
If Yes:
i. CEA name:
H. Basis for designation:
W.Designating agency and date:
Page 12 of 13
e.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district 0 Yes❑No
which is listed on,or has been nominated by the NYS Board of Historic Preservation for inclusion on,the
State or National Register of Historic Places?
If Yes:
i. Nature of historic/archaeological resource: ❑Archaeological Site ®Historic Building or District
ii. Name:East Hill Historic District,De Witt Park Historic District,Strand Theatre,US Post Office--Ithaca,Ithaca Downtown...
iii.Brief description of attributes on which listing is based:
f.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for OYes❑No
archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory?
g.Have additional archaeological or historic site(s)or resources been identified on the project site? ❑Yes®No
If Yes:
i.Describe possible resource(s):
U. Basis for identification:
h.Is the project site within fives miles of any officially designated and publicly accessible federal,state,or local OYes❑No
scenic or aesthetic resource?
If Yes:
i. Identify resource: Buttermilk Falls State Park Cayuga Lake Scenic Byway
ii. Nature of,or basis for,designation(e.g.,established highway overlook,state or local park,state historic trail or scenic byway,
etc.):State Park;Scenic Byway
iii.Distance between project and resource: 2-3 miles.
i. Is the project site located within a designated river corridor under the Wild,Scenic and Recreational Rivers ❑Yes®No
Program 6 NYCRR 666?
If Yes:
i.Identify the name of the river and its designation:
ii. Is the activity consistent with development restrictions contained in 6NYCRR Part 666? []Yes❑No
F.Additional Information
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal,please describe those impacts plus any
measures which you propose to avoid or minimize them.
G. Verification
I certify that the information provided is true to the best of my knowledge.
Applicant/Sponsor Name Scott Whitham Date 9/16/2014
Signature Title President,Whitham Planning and Design
PRINT FORM Page 13 of 13
EAF Mapper Summary Report Wednesday, August 13, 2014 9:32 AM
Disclaimer: The EAF Mapper is a screening tool intended to assist
L-625
project sponsors and reviewing agencies in preparing an environmental
�2•'4--1-3 assessment form(EAF).Not all questions asked in the EAF are
I 1 - � �'12; _ _•1.1 . 'I answered by the EAF Mapper.Additional information on any EAF
. 5-
2.-5-i i question can be obtained by consulting the EAF Workbooks. Although
J___---- ---- the EAF Mapper provides the most up-to-date digital data available to
DEC,you may also need to contact local or other data sources in order
..r Enc� . to obtain data not provided by the Mapper.Digital data is not a
substitute for agency determinations.
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B.i.i [Coastal or Waterfront Area] No
B.i.ii [Local Waterfront Revitalization Area] No
C.2.b. [Special Planning District] Digital mapping data are not available or are incomplete.Refer to EAF
Workbook.
E.1.h [DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF
Potential Contamination History] Workbook.
E.1.h.i [DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF
Listed] Workbook.
E.1.h.i [DEC Spills or Remediation Site- Digital mapping data are not available or are incomplete. Refer to EAF
Environmental Site Remediation Database] Workbook.
E.1.h.iii [Within 2,000' of DEC Remediation Yes
Site]
E.1.h.iii [Within 2,000' of DEC Remediation 755010
Site - DEC ID]
E.2.g [Unique Geologic Features] No
E.2.h.i [Surface Water Features] No
E.2.h.ii [Surface Water Features] Yes
E.2.h.iii [Surface Water Features] Yes - Digital mapping information on local and federal wetlands and
waterbodies is known to be incomplete. Refer to EAF Workbook.
E.2.h.v[Impaired Water Bodies] No
E.2.i. [Floodway] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2J. [100 Year Floodplain] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.k. [500 Year Floodplain] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.1. [Aquifers] No
Full Environmental Assessment Form - EAF Mapper Summary Report I
L"cLL IIcLl I IVV
E.2.o. [Endangered or Threatened Species] No
E.2.p. [Rare Plants or Animals] Yes
E.3.a. [Agricultural District] No
E.3.c. [National Natural Landmark] No
E.3.d [Critical Environmental Area] No
E.3.e. [National Register of Historic Places] Yes - Digital mapping data for archaeological site boundaries are not
available. Refer to EAF Workbook.
E.3.e.ii [National Register of Historic Places - East Hill Historic District, De Witt Park Historic District, Strand Theatre, US
Name] Post Office--Ithaca, Ithaca Downtown Historic Cistrict
E.3.f. [Archeological Sites] Yes
E.3.i. [Designated River Corridor] No
Full Environmental Assessment Form - EAF Mapper Summary Report 2
PROJECT INFO:
HOTEL Ground Floor Area 12,400 sf
PEDESTRIAN
BOH PROGRAM: lS'� 2-7 Floor Area (10,230 x 6) 61,800 sf
'�
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Employee /�
• 2 offices,small work room, �." Total Building Area 74,200 sf
housekeeping,4 cubicles
Trash room
• Elec and PBX rooms
Fire command room Guestrooms 123
• Food Prep -
• Laundry-2 washers/2 dryers
Total Parking Spaces 13
/ RESTAURANT
/ TENANT
2,000 SF Building Height 7 stories
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CAFE&BAR
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hjm No. 1161 Seplemkr15,2014
Proposed Hotel PERSPECNVEVIEWFROM 6roupooapa004immorporated
is wm4N?
Ithaca, NY SENECAWAY ?9?m
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-cochere, 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 13.(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
4DWHITHAM
PLANNING & DESIGN, LLC FAGAN
ENGINEERS
5. LAND SURVEYORS PC
September 16, 2014
Division of Planning & Economic Development, City of Ithaca
108 E. Green Street
Ithaca, N.Y. 14850
RE: Chain Works District Site Plan Application-Additional Information
FE Project#2011-104
Dear City of Ithaca, Division of Planning & Economic Development:
On behalf of the Applicant, UnChained Properties, LLC, enclosed please find the following,
which provides additional information for the Site Plan Application dated August 21, 2014, of the
95-acre property located along the 96B corridor, S Aurora Street / Danby Road where Turner
Street and South Cayuga Street meet the Northern edge of South Hill:
• Full Environmental Assessment Form- State (EAF) updated 09/16/2014;
• Full Environmental Assessment Form- City (EAF) updated 09/16/2014;
• Project Drawings
o Site Plan- Existing Conditions
o Concept Master Plan
o Phasing Plan
o Site Plan 1-A
o Site Plan 1-13
o Site Plan 1-C (3 sheets)
The project is a mixed-use development consisting of four primary phases: 1) the
redevelopment of four existing buildings (21, 24, 33 and 34); 2) the repurposing of the remaining
existing Emerson Power Transmission/Morse Chain Factory on South Hill; 3) potential future
development within areas of the remainder of site adjacent to the existing buildings/parking
areas; and 4) future development with areas of the remainder of the site. This redevelopment
project will create a new District consisting of residential, offices, commercial, manufacturing,
and open space within the existing 821,200 square foot facility.
The 95-acre property is located along the 96B corridor, S Aurora Street/ Danby Road, and
where Turner Street and South Cayuga Street meet the Northern edge of South Hill. The site is
currently zoned as an Industrial Zone District (City) and as Industrial (Town). Phase 1 is as
follows:
Building 21 - 43,340 sf
Building 24 - 111,050 sf (Existing) with 129,570 sf(Developed)
Building 33 - 22,000 sf
Building 34 - 148,600 sf
Phone:607.379.9175 Email:whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
113 East Chemung Place, Elmira,NY 14904 1 PH:607.734.2165 FX:607.734.2169
www.FaganEngineers.com
3203772_1
Page 2
Site Plan Application-Additional Information
September 16, 2014
Sincerely,
WHITHAM PLANNING & DESIGN, LLC FAGAN ENGINEERS & LAND SURVEYORS, P.C.
Scott Whitham James B. Gensel, P.E., CPESC
President President
enclosures
cc: David Lubin - UnChained Properties, LLC
Paul Sylvestri, Esq. - Harter Secrest& Emery, LLP
Chain Works District Project Team
M AJob Data Directory12 01112011-1 04W.pprovalsllnitial SubmittaOSubmiltal 05-29-2014.doc
Phone:607.379.9175 Email:whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
113 East Chemung Place, Elmira, NY 14904 1 PH:607.734.2165 FX:607.734.2169
www.FaganEngineers.com
3203772_1
0
CITY OF ITHACA
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
Purpose: This Full Environmental Assessment Form(FEAF) is designed to help applicants and agencies determine, in an orderly
manner,whether a project or action may be significant. The question of whether an action may be significant is not always easy to
answer. Frequently, there are aspects of a proposed action that are subjective or immeasurable. It is also understood those who
determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns
affecting the question of significance.
The FEAF is intended to provide a method whereby applicants and agencies can be assured the determination process has been
orderly,comprehensive in nature,yet flexible enough to allow introduction of information to fit a project or action.
FEAF Components:
Part 1: Provides objective data and information about a given action and its site. By identifying basic project data,it assists
in a review of the analysis that takes place in Parts 2 and 3.
Part 2: Focuses on identifying the range of possible impacts that may occur from a project or action. It provides guidance as
to whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form
also identifies whether an impact can be mitigated or reduced.
Part 3: If any impact in Part 2 is identified as potentially large,then Part 3 is used to evaluate whether or not the impact is
actually important.
THIS AREA IS FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS
Identify the portions of FEAF completed for this action: OPart 1 0Part 2 []Part 3
Upon review of the information recorded on this FEAF(Parts,2,and 3,if appropriate), and any other supporting information,and
considering both the magnitude and importance of each impact,it is reasonably determined by the Lead Agency that:
QA. The Proposed Action will not result in any large and important impact(s)and will not have a significant impact on the
environment;therefore,A NEGATIVE DECLARATION WILL BE PREPARED.
L]B. Although the proposed action could have a significant impact on the environment,there will not be a significant effect
for this Unlisted Action,because the mitigation measures described in PART 3 have been required;therefore,A
CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED.
FIC. The proposed action may result in one or more large and important impacts that may have a significant impact on the
environment;therefore,A POSITIVE DECLARATION WILL BE PREPARED.
A Conditioned Negative Declaration is only valid for Unlisted Actions.
Name of Action: Chain Works District Redevelopment Project
Name of Lead Agency:
Name and Title of Responsible Officer in Lead Agency:
Signature of Responsible Officer in Lead Agency:
Signature of Preparers
Date: 9/16/2014
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
PART 1—PROJECT INFORMATION
(prepared by project sponsor/applicant)
NOTICE: This document is designed to assist in determining whether the action proposed may have a
significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these
questions will be considered part of the application for approval and may be subject to further verification and
public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is
expected that completion of the FEAF will depend on information currently available and will not involve
new studies, research, or investigation. If information requiring such additional work is unavailable, so
indicate and specify each instance.
Name of Action: Chain Works District Redevelopment Project
Location of Action: NYS Route 96B (Danby Road) south of the intersection with Hill ViewTerrace
Name of Applicant/Sponsor: Scott Whitham/Jamie Gensel
Address: 123 South Cayuga Street,Suite 201 / 113 East Chemung Place
City/Town/Village: Ithaca /Elmira State: NY ZIP: 14850/ 14904
Business Phone: 607 379 91 75/607.734.2165
Name of Owner(if different): UnChained Properties,LLC/David Lubin
Address: 225 Colonial Drive
City/Town/Village: Horseheads State: NY ZIP: 14845
Business Phone: 607.739.3826
Description of Action:
The project is a mixed-use development consisting of four primary phases: 1) the redevelopment of four
existing buildings (21,24, 33 and 34);2) the repurposing of the remaining existing Emerson Power
Transmission/Morse Chain Factory on South Hill;3) potential future development within areas of the
remainder of site adjacent to the existing buildings/parking areas;and 4) future development with areas
of the remainder of the site.This redevelopment project will create a new District consisting of
residential,offices, commercial, manufacturing, and open space within the existing 821,200 square foot
facility.The 95-acre property is located along the 96B corridor, S Aurora Street/Danby Road, and where
Turner Street and South Cayuga Street meet the Northern edge of South Hill.The site is currently zoned
as an Industrial Zone District (City) and as Industrial (Town). Phase 1 is as follows:
4
Building 21 -43,340 sf
Building 24- 111,050 sf(Existing) with 129,570 sf(Developed)
Building 33 -22,000 sf
{' Building 34- 148,600 sf
g
i
2
Please complete each question (indicate N/A, if not applicable).
A. SITE DESCRIPTION
Physical setting of overall project, both developed and undeveloped areas.
1. Present Land Use: Urban ❑Industrial ❑Commercial ❑Public ❑Forest
❑Agricultural ❑Other:
2. Total area of project area: 95.9 acres square feet(Chosen units apply to following section_als_o.)
L Approximate Area(Units in Question 2 apply to this section.) Currently After Completion
—d
g2a. Meadow or Brushland(non-agricultural) TBD TBD
E 2b.Forested 34 30
2c. Agricultural 0 tt: 0
2d.Wetland [as per Article 24 of Environmental Conservation Law(ECL)] 0 0 F�
2e. Water Surface Area TBD TBD ]
2f. Public � 0 0
2g. Water Surface Area 1 TBD L TBD
2h.Unvegetated (rock, earth, or fill) TBD TBD
2i. Roads, buildings, and other awed surfaces 17.3 IF 28.5 1
2j. Other (indicate type) Mix between wooded,meadow,other green! 43.7 36.5
a. What is predominant soil type(s) on project site (e.g.,HdB, silty loam, etc.): -
Lordstown (LoF)-28.6%;Lord stown/Tu I ler/Ovid (LtB)- 12.8%; Lordstown/Tuller/Ovid (LtC)- 18.2%
3b. Soil Drainage: Ll Well-Drained % of Site
�X Moderately Well-Drained 6 %of Site
�X Poorly Drained 94 % of Site
[ a. Are there bedrock outcroppings on project site? XQYes �To LIN/A
��, b. What is depth of bedrock? some areas < 1 (feet) _
,4c. What is depth to the water table? > 8 (feet)
5. Approximate percentage of proposed project site X 0-15% 41.7%
with slopes: X 15% or reater 52.4
6a. Is project substantially contiguous to, or does it es X o /A
contain a building, site or district, listed on or
eligible for the National or State Register of
Historic Places?
6b. ...Or a designated local landmark or located in a
local landmark district? oyes XNo ®N/A
7. Do hunting and/or fishing opportunities currently Yes E10 L]N/A If yes identify each species:
exist in the project area?
3
S_I_TE DESC_R_IPTION (concluded)
8. Does project site contain any species of plant XQyes ❑No ❑N/A
and/or animal life identified as threatened or
endangered? According to:
See response from NYS Natural Heritage Program Identify each species:
9. Are there any unique or unusual landforms on the QYes �To N/A
project site (i.e., cliffs, other geological
formations)? Describe:
10. Is project site currently used by the community or , []Yes ZNo []N/A
neighborhood as an open space or recreation
area? If yes, explain:
11. Does present site offer or include scenic views ❑X Yes FINo []N/A
known to be important to the community?
Describe: View of Cayuga Lake/Ithaca
12.Is project within or contiguous to a site X❑Yes []No E]N/A
designated a Unique Natural Area(UNA) or
critical environmental area by a local or state Describe: Buttermilk Falls State Park
agency?
13. Streams within or contiguous to project area: a. Names of stream(s) or name(s) of river(s) to which
Unnamed Intermitent Streams
it is a tributary:
14. Lakes,ponds, or wetland areas within or ]a Name(s): TBD
g project contiguous to ro'ect area: Size(s) )
s in acres : TBD
_ (
[15. Has site been used for land disposal of solid ®yes ®No []N/A
an hazardous wastes?
Describe:
On NYS Inactive Hazardous Waste Site Registry as Class 2
16. Is the site served by existing public utilities? Ayes QNo ON/A
a. If Yes, does sufficient capacity exist to allow
connection? QYes ONo [JN/A TBD
b. If Yes,will improvements be necessary to Ayes QNo QN/A TBD
allow connection?
4
B. PROJECT DESCRIPTION
Physical dimensions and scale of project (fill in dimensions as appropriate)
Ia. Total contiguous area owned by project sponsor in acres: 95.03 or square feet. 1
rib.Project acreage developed: TBD Acres initially: 18.5 Acres ultimately: TBD
lc. Project acreage to remain undeveloped: TBD
�ld.Length of project in miles (if appropriate): or feet:- TBD
le. If project is an expansion,_mdicate percent of change proposed: TBD
i
1L Number of off-street parking spaces existing: TBD proposed: TBD
lg. Maximum vehicular trips generated(upon completion of project)per day: TBD and per hour: TBD
d
lh.Height of tallest pr posed structure in feet. TBD
lj. Linear feet of frontage along a public street or thoroughfare that the project will occupy? TBD
2. Specify what type of natural material (i.e., rock, earth, etc.) and how much will be removed from the site:
TBD or added to the site: TBD
Specify at type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site:
acres: TBD ty e of ve etation: TBD _
4. Will any mature trees or other locally important vegetation be removed for this project? TBD _
5. Are there any plans for re-vegetation to replace vegetation removed during construction? TBD
6. If single- hase pro'ect, anticipated period of construction: N/A months (includin demolition)
7. If multi-phased project, anticipated period of construction: TBD months (including demolition)
u 7a. Total number of phases anticipated: TBD
7b.Anticipated date of commencement for first phase: month year(including demolition)
IF 7c. Approximate completion date of final phase: month year.
7d.Is phase one financially dependent on subsequent phases? Yes o /A
8. Will blasting occur during construction? Loyes 10
JNo /A If yes, explain:
9. Number of jobs generated during construction: TBD After project is completed: TBD
10 Number of jobs eliminated by this project: TBD Explain:
11.Will project require relocation of any projects or facilities?❑Yes �o❑N/A If yes, explain:
12a. Is surface or subsurface liquid waste disposal involved? Yes �o D]N/A; if yes, explain:
Typical domestic sanitary wastewater,and some industrial depending on future tenants
12b. If#12a is yes, indicate type of waste (sewage, industrial, etc): see above _
12c. If surface disposal, where specifically will effluent be discharged? TBD
13. Will surface area of existing lakes,ponds, streams, or other surface waterways be increased or decreased
by proposals nYesX (No CN/A If yes, explain:
44a. Will project or any portion of project occur wholly or partially within or contiguous to the 100-year flood
plain? Yes ;X;_1ot�N/A
5
PROJECT DESCRIPTION(concluded)
14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet
Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, or Silver Creek? (Circle all that apply.)
14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as
described in Article 24 of the ECL? rYes
14d. If#14a.,b.,or c. is yes, explain: N/A
15a. Does project involve disposal of solid waste? Yes o /A �
15b. If#15a. is yes,will an existing solid waste disposal facility be used? UZYes iao ON/A TBDA
15c. If#15b. is yes, give name of disposal facility: TBD and its location: TBD
15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill?
�Yes o /A If yes, explain: TBD
15e. Will any solid waste be disposed of on site? UYes ONo /A If yes, explain: TBD
16. Will project use herbicides or pesticides? uYes 0 o /A If yes, specify: TBD
17. Will project affect a building or site listed on or eligible for the National or State Register of Historic
Places or a local landmark or in a landmark district? Yes O o M/A; if yes, explain:
18. Will project produce odors? Yes o /A If yes, explain:
19. Will project product operating noise exceed the local ambient noise level during construction?
Yes o /A After construction? 0 Yes o /A
0. Will project result in an increase of energy use? Yes o /A If yes, indicate type(s):
TBD
Fl. Total anticipated water usage per day in gals./day: TBD Source of water: TBD
6
C. ZONING AND PLANNING INFORMAL ION
1. Does the proposed action involve a planning or zoning decision? LYes LNo --; /A If yes, indicate
the decision required:
M Zoning Amendment ❑Zoning Variance New/Revision of Master Plan r� Subdivision
0 Site Plan Special Use Permit ❑Resource Management Plan FE-1]Other:
What is the current zoning classification of site? Industrial Zone District
If the site is developed as permitted by the rp esent zoning, what is the maximum potential development?
None
i4. Is proposed use consistent with present zoning? Yes o /A
5. If#4 is no, indicate desired zoning: Mixed-use
6. If the site is developed by the proposed zoning,what is the maximum potential development of the site?
TBD
7. Is the proposed action consistent with the recommended uses in adopted local land-use plans?
®Yes o /A If no, explain:
8. What is the dominant land use and zoning classification within a '/4 mile radius of the project?
(e.g.,R-la or R-lb) Residential,Commercial, Institution
9. Is the proposed action compatible with adjacent land uses? Yes o /A Explain:
F10a. If the proposed action is the subdivision of land, how many lots are proposed? TBD
lOb. What is the minimum lot size proposed? TBD
11. Will the proposed action create a demand for any community-provided services?(e.g.,recreation,
education,police, fire protection, etc.)? nYes NMo [0:]N/A Explain:
If yes, is existing capacity sufficient to handle projected demand? [0]Yes Mo M/A
Ex lain: TBD
12. Will the proposed action result in the generation of traffic significantly above present levels?
Yes Mo M/A TBD
If yes, is existing road network adequate to handle additional traffic?
Yes Mo MIA Explain: Tgp
__9
7
A APPROVALS
[1. Approvals:
7
a. Is any Federal permit required? Yes o /A Specify:
b. Does project involve State or Federal funding or financing. Yes o /A If Yes, Specify.
TBD
c. Local and Regional approvals:
Type of Submittal Approval
Agency Yes or No Approval Required Date Date
Common Council Yes PUD Zoning 5/30/14
Board of Zoning Appeals (BZA)
Planning& Development Board Yes Site Plan 8/21/14
Ithaca Landmarks Preservation
Commission(ILPC)
Board of Public Works (BPW)
Fire Department
Police Department
Building Commissioner
Ithaca Urban Renewal Agency
(IURA)
8
E. INFORMATIONAL DETAILS
Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts
associated with your proposal,please discuss such impacts and the measures which you propose to mitigate or avoid
them.
F. VERIFICATION
I certify that the information provided above is true to the best of my knowledge.
Applicant/Sponsor Name: Scott Whitham /Jamie Gensel
Signature:
Title: President,Whitham Planning and Design; President, Fagan Engineers
END OF PART 1
9
Full Environmental Assessment Form
Part 1 -Project and Setting
Instructions for Completing Part 1
Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding,
are subject to public review,and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to
any item,please answer as thoroughly as possible based on current information;indicate whether missing information does not exist,
or is not reasonably available to the sponsor;and,when possible,generally describe work or studies which would be necessary to
update or fully develop that information.
Applicants/sponsors must complete all items in Sections A&B. In Sections C,D&E,most items contain an initial question that
must be answered either"Yes"or"No". If the answer to the initial question is"Yes",complete the sub-questions that follow. If the
answer to the initial question is"No",proceed to the next question. Section F allows the project sponsor to identify and attach any
additional information. Section G requires the name and signature of the project sponsor to verify that the information contained in
Part lis accurate and complete.
A.Project and Sponsor Information.
Name of Action or Project:
Chain Works District Redevelopment Project
Project Location(describe,and attach a general location map):
Located on NYS Route 96B(Danby Road)south of the intersection with Hill View Terrace
Brief Description of Proposed Action(include purpose or need):
The project is a mixed-use development consisting of four primary phases:1)the redevelopment of four existing buildings(21,24,33 and 34);2)the
repurposing of the remaining existing Emerson Power Transmission/Morse Chain Factory on South Hill;3)potential future development within areas of the
remainder of site adjacent to the existing buildings/parking areas;and 4)future development with areas of the remainder of the site.This redevelopment
project will create a new District consisting of residential,offices,commercial,manufacturing,and open space within the existing 821,200 square foot
facility.The 95-acre property is located along the 96B corridor,S Aurora Street/Denby Road,and where Turner Street and South Cayuga Street meet the
Northern edge of South Hill.The site is currently zoned as an Industrial Zone District(City)and as Industrial(Town).Phase 1 is as follows:
Building 21- 43,340 sf
Building 24-111,050 sf(Existing)with 129,570 sf(Developed)
Building 33- 22,000 sf
Building 34-148,600 sf
Name of Applicant/Sponsor: Telephone:607-739-3826
Unchained Properties,LLC/David Lubin E-Mail: lubin2@aol.com
Address:225 Colonial Drive
City/PO:Horseheads State:NY Zip Code:14845
Project Contact(if not same as sponsor;give name and title/role): Telephone:607.734-2165
it
James B.Gensel,P.E.,CPESC E-Mail:James.Gensel@FaganEngineers.com
Address:
113 E.Chemung Place
City/PO: State: Zip Code:
Elmira NY 14904
Property Owner (if not same as sponsor): Telephone: 314-553-1953
Emerson Power Transmission Corporation E-Mail: Steve.Clarke@emerson.corn
Address:
8000 West Florissant Avenue
City/PO: St.Louis State: Mo Zip Code:63136
Page 1 of 13
B.Government Approvals
B.Government Approvals,Funding,or Sponsorship. ("Funding"includes grants,loans,tax relief,and any other forms of financial
assistance.)
Government Entity If Yes:Identify Agency and Approval(s) Application Date
Required (Actual or projected)
a.City Council,Town Board, mYes❑No City of Ithaca-PUD Zoning May 30,2014
or Village Board of Trustees Town of Ithaca-PDZ Zoning
b. City,Town or Village mYes❑No City of Ithaca Planning-Site Plan/Master Plan After Town Board&Common Council agree
Planning Board or Commission Town of Ithaca Planning-Site Plan/Master Plan to consider PDZ/PUD.
c.City Council,Town or ❑YesmNo
Village Zoning Board of Appeals
d.Other local agencies ❑YesmNo
e.County agencies mYes❑No Tompkins County Planning Department Referral via Lead Agency(239-m)
f.Regional agencies mYes❑No Tompkins County Area Development Interested Agencies
Tompkins Consolidated Area Transit
g. State agencies mYes❑No NYSDOT-Highway Occupancy Permit NYSDOH
NYSDEC-GC SPDES/Environmental-ROD NYS OPRHP
h.Federal agencies ❑YesmNo
i. Coastal Resources.
i. Is the project site within a Coastal Area,or the waterfront area of a Designated Inland Waterway? ❑YesmNo
ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? ❑YesmNo
iii. Is the project site within a Coastal Erosion Hazard Area? ❑YesmNo
C.Planning and Zoning
C.1.Planning and zoning actions.
Will administrative or legislative adoption,or amendment of a plan,local law,ordinance,rule or regulation be the ❑YesmNo
only approval(s)which must be granted to enable the proposed action to proceed?
• If Yes,complete sections C,F and G.
• If No,proceed to question C.2 and complete all remaining sections and questions in Part I
C.2.Adopted land use plans.
a.Do any municipally-adopted (city,town,village or county)comprehensive land use plan(s)include the site mYes❑No
where the proposed action would be located?
If Yes,does the comprehensive plan include specific recommendations for the site where the proposed action mYes❑No
would be located?
b. Is the site of the proposed action within any local or regional special planning district(for example: Greenway mYes❑No
Brownfield Opportunity Area(BOA); designated State or Federal heritage area;watershed management plan;
or other?)
If Yes,identify the plan(s):
Remediaton Sites:755010,Remediaton Sites:C755012A
c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, ❑YesmNo
or an adopted municipal farmland protection plan?
If Yes,identify the plan(s):
Page 2 of 13
C.3. Zoning
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. ®Yes❑No
If Yes,what is the zoning classification(s)including any applicable overlay district?
The site is currently zoned as an Industrial Zone District(City)and as Industrial(Town). The Applicant is seeking a rezoning to PUD(City)and PDZ
(Town).If City PUD Law is not enacted,the Applicant request rezoning to allow Office Use at Building 21.
b. Is the use permitted or allowed by a special or conditional use permit? ❑Yes®No
c.Is a zoning change requested as part of the proposed action? ®Yes❑No
If Yes,
L What is the proposed new zoning for the site?The Applicant is seeking a rezoning to PUD(City)and PDZ(Town). See(a)above.
CA.Existing community services.
a.In what school district is the project site located? Ithaca City School District
b.What police or other public protection forces serve the project site?
City of Ithaca Police Department and Tompkins County Sheriff Department
c.Which fire protection and emergency medical services serve the project site?
City of Ithaca Fire Department
d.What parks serve the project site?
City/Town of Ithaca Park and Trail Systems. The site will be connected to the existing trail system.
D.Project Details
D.1.Proposed and Potential Development
a.What is the general nature of the proposed action(e.g.,residential,industrial,commercial,recreational;if mixed,include all
components)? Mixed-use including residential,commercial, retail and industrial. There will also be recreational space as part of the
total project program.
b.a.Total acreage of the site of the proposed action? 95.03 acres
b.Total acreage to be physically disturbed? TBD acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? 95.03 acres
c.Is the proposed action an expansion of an existing project or use? ❑Yes®No
i.If Yes,what is the approximate percentage of the proposed expansion and identify the units(e.g.,acres,miles,housing units,
square feet)? % Units:
d.Is the proposed action a subdivision,or does it include a subdivision? ❑Yes®No
If Yes,
L Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if mixed,specify types)
ii.Is a cluster/conservation layout proposed? ❑Yes❑No
iii.Number of lots proposed?
iv.Minimum and maximum proposed lot sizes? Minimum Maximum
e.Will proposed action be constructed in multiple phases? ®Yes❑No
i. If No,anticipated period of construction: months
H. If Yes:
• Total number of phases anticipated TBD
• Anticipated commencement date of phase 1(including demolition) 4 month 2015 year
• Anticipated completion date of final phase 12 month N30year
• Generally describe connections or relationships among phases,including any contingencies where progress of one phase may
determine timing or duration of future phases:
Phasing and Schedule TBD.The project will be completed in multiple phases over a period of many years.We anticipate that the initial phases will involve
the redevelopment of the existing structures.The later phases of the project would involve new development.
Page 3 of 13
f.Does the project include new residential uses? ®Yes❑No
If Yes,show numbers of units proposed.
One Family Two Family Three Family Multiple Family four or more
Initial Phase TBD
At completion
of all phases TBD
g.Does the proposed action include new non-residential construction(including expansions)? ®Yes❑No
If Yes,
i.Total number of structures TBD-GEIS
ii.Dimensions(in feet)of largest proposed structure: TBD height; TBD width; and TBD length
iii.Approximate extent of building space to be heated or cooled: TBD-Part of the GEIS square feet
h.Does the proposed action include construction or other activities that will result in the impoundment of any ❑Yes®No
liquids,such as creation of a water supply,reservoir,pond,lake,waste lagoon or other storage?
If Yes,
i.Purpose of the impoundment:
U. If a water impoundment,the principal source of the water: ❑Ground water❑Surface water streams Other specify:
iii. If other than water,identify the type of impounded/contained liquids and their source.
iv. Approximate size of the proposed impoundment. Volume: million gallons;surface area: acres
v.Dimensions of the proposed dam or impounding structure: height; length
vi. Construction method/materials for the proposed dam or impounding structure(e.g.,earth fill,rock,wood,concrete):
D.2. Project Operations
a.Does the proposed action include any excavation,mining,or dredging,during construction,operations,or both? ❑YesZNo
(Not including general site preparation,grading or installation of utilities or foundations where all excavated
materials will remain onsite)
If Yes:
i What is the purpose of the excavation or dredging?
ii.How much material(including rock,earth,sediments,etc.)is proposed to be removed from the site?
• Volume(specify tons or cubic yards):
• Over what duration of time?
iii. Describe nature and characteristics of materials to be excavated or dredged,and plans to use,manage or dispose of them.
iv. Will there be onsite dewatering or processing of excavated materials? ❑Yes No
If yes,describe.
v.What is the total area to be dredged or excavated? acres
vi.What is the maximum area to be worked at any one time? acres
vii.What would be the maximum depth of excavation or dredging? feet
viii.Will the excavation require blasting? QYesE]No
ix. Summarize site reclamation goals and plan:
b.Would the proposed action cause or result in alteration of,increase or decrease in size of,or encroachment Yes®No
into any existing wetland,waterbody,shoreline,beach or adjacent area?
If Yes:
i. Identify the wetland or waterbody which would be affected(by name,water index number,wetland map number or geographic
description): There are no wetlands within the Project Parcel.
Page 4 of 13
H.Describe how the proposed action would affect that waterbody or wetland,e.g.excavation,fill,placement of structures,or
alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres:
iii.Will proposed action cause or result in disturbance to bottom sediments? ❑Yes❑No
If Yes,describe:
iv.Will proposed action cause or result in the destruction or removal of aquatic vegetation? ❑Yes❑No
If Yes:
• acres of aquatic vegetation proposed to be removed:
• expected acreage of aquatic vegetation remaining after project completion:
• purpose of proposed removal(e.g.beach clearing,invasive species control,boat access):
• proposed method of plant removal:
• if chemical/herbicide treatment will be used,specify product(s):
v.Describe any proposed reclamation/mitigation following disturbance:
c.Will the proposed action use,or create a new demand for water? [Z]Yes❑No
If Yes:
i.Total anticipated water usage/demand per day: TBo-GEIS gallons/day
ii.Will the proposed action obtain water from an existing public water supply? ZYes❑No
If Yes:
• Name of district or service area: City of Ithaca
• Does the existing public water supply have capacity to serve the proposal? m Yes❑No
• Is the project site in the existing district? m Yes❑No
• Is expansion of the district needed? ❑Yesm No
• Do existing lines serve the project site? m Yes❑No
iii.Will line extension within an existing district be necessary to supply the project? ❑Yes ONo
If Yes:
• Describe extensions or capacity expansions proposed to serve this project:
i
• Source(s)of supply for the district: Six Mile Creek is the source of water for the CIWS.
iv. Is a new water supply district or service area proposed to be formed to serve the project site? ❑Yes®No
If,Yes:
• Applicant/sponsor for new district:
• Date application submitted or anticipated:
• Proposed source(s)of supply for new district:
v.If a public water supply will not be used,describe plans to provide water supply for the project:
I
vi.If water supply will be from wells(public or private),maximum pumping capacity: gallons/minute.
d.Will the proposed action generate liquid wastes? m Yes❑No
If Yes:
i. Total anticipated liquid waste generation per day: TBD gallons/day
H.Nature of liquid wastes to be generated(e.g.,sanitary wastewater,industrial;if combination,describe all components and
approximate volumes or proportions of each):
Combination. Mostly typical domestic sanitary wastewater with some industrial depending on future Tenants.
iii. Will the proposed action use any existing public wastewater treatment facilities? [Z]Yes❑No
If Yes:
• Name of wastewater treatment plant to be used: Ithaca Area Wastewater Treatment Facility
• Name of district:
l
• Does the existing wastewater treatment plant have capacity to serve the project? mYes❑No
• Is the project site in the existing district? OYes❑No
• Is expansion of the district needed? ❑YesmNo
Page 5 of 13
• Do existing sewer lines serve the project site? ®Yes❑No
• Will line extension within an existing district be necessary to serve the project? ❑Yes®No
If Yes:
• Describe extensions or capacity expansions proposed to serve this project:
iv.Will a new wastewater(sewage)treatment district be formed to serve the project site? ❑Yes®No
If Yes:
• Applicant/sponsor for new district:
• Date application submitted or anticipated:
• What is the receiving water for the wastewater discharge?
v. If public facilities will not be used,describe plans to provide wastewater treatment for the project,including specifying proposed
receiving water(name and classification if surface discharge,or describe subsurface disposal plans):
vi. Describe any plans or designs to capture,recycle or reuse liquid waste:
e.Will the proposed action disturb more than one acre and create stormwater runoff,either from new point ®Yes❑No
sources(i.e.ditches,pipes,swales,curbs,gutters or other concentrated flows of stormwater)or non-point
source(i.e.sheet flow)during construction or post construction?
If Yes:
i.How much impervious surface will the project create in relation to total size of project parcel?
Square feet or 28.8 acres(impervious surface)
Square feet or 95.9 acres(parcel size)
ii.Describe types of new point sources. Roof drainage and parking area runoff from redevelopment of existing facilities and construction of new
ones.
iii.Where will the stormwater runoff be directed(i.e.on-site stormwater management facility/structures,adjacent properties,
groundwater,on-site surface water or off-site surface waters)?
TBD-Most stormwater runoff will be directed to on-site mitigation structures tributary to existing outfalls
• If to surface waters,identify receiving water bodies or wetlands:
TBD-Unnamed Intermittent Streams on-site
• Will stormwater runoff flow to adjacent properties? ®Yes❑No
iv.Does proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? ®Yes❑No
f. Does the proposed action include,or will it use on-site,one or more sources of air emissions,including fuel ®Yes❑No
combustion,waste incineration,or other processes or operations?
If Yes,identify:
i.Mobile sources during project operations(e.g.,heavy equipment,fleet or delivery vehicles)
TBD
ii. Stationary sources during construction(e.g.,power generation,structural heating,batch plant,crushers)
TBD
iii. Stationary sources during operations(e.g.,process emissions,large boilers,electric generation)
TBD
g.Will any air emission sources named in D.2.f(above),require a NY State Air Registration,Air Facility Permit, ❑Yes❑No
or Federal Clean Air Act Title IV or Title V Permit?
If Yes: Unknown at this time.Any individual air permitting req.by future occupant will be addressed at the relevant site plan review.
i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet ❑Yes❑No
ambient air quality standards for all or some parts of the year)
ii. In addition to emissions as calculated in the application,the project will generate:
• Tons/year(short tons)of Carbon Dioxide(CO2)
• Tons/year(short tons)of Nitrous Oxide(N20)
• Tons/year(short tons)of Perfluorocarbons(PFCs)
• Tons/year(short tons)of Sulfur Hexafluoride(SF6)
• Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons(HFCs)
• Tons/year(short tons)of Hazardous Air Pollutants(HAPs)
Page 6 of 13
h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, ❑Yes®No
landfills,composting facilities)?
If Yes:
i. Estimate methane generation in tons/year(metric):
ii.Describe any methane capture,control or elimination measures included in project design(e.g.,combustion to generate heat or
electricity,flaring):
i.Will the proposed action result in the release of air pollutants from open-air operations or processes,such as ❑Yes®No
quarry or landfill operations?
If Yes:Describe operations and nature of emissions(e.g.,diesel exhaust,rock particulates/dust):
j.Will the proposed action result in a substantial increase in traffic above present levels or generate substantial ®Yes❑No
new demand for transportation facilities or services?
If Yes:
i. When is the peak traffic expected(Check all that apply): ®Morning ®Evening ❑Weekend
❑Randomly between hours of to
ii. For commercial activities only,projected number of semi-trailer truck trips/day:
iii.Parking spaces: Existing Proposed Net increase/decrease
iv. Does the proposed action include any shared use parking? ®Yes❑No
v. If the proposed action includes any modification of existing roads,creation of new roads or change in existing access,describe:
i
The Full Scope of the Traffic Impacts to be determined during the GEIS process.
vi. Are public/private transportation service(s)or facilities available within%2 mile of the proposed site? ®Yes❑No
vii Will the proposed action include access to public transportation or accommodations for use of hybrid,electric ®Yes❑No
or other alternative fueled vehicles?
viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing ®Yes❑No
pedestrian or bicycle routes?
k.Will the proposed action(for commercial or industrial projects only)generate new or additional demand ZYes❑No
for energy?
If Yes:
i.Estimate annual electricity demand during operation of the proposed action:
TBD
ii.Anticipated sources/suppliers of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/local utility,or
other):
via grid/NYSEG
iii. Will the proposed action require a new,or an upgrade to,an existing substation? ❑Yes®No
1.Hours of operation. Answer all items which apply.
i.During Construction: ii. During Operations:
• Monday-Friday: TBD • Monday-Friday: Mixed-Use-24hrs
• Saturday: TBD • Saturday: Mixed-Use-24hrs
• Sunday: TBD • Sunday: Mixed-Use-24hrs
• Holidays: TBD • Holidays: Mixed-Use-24hrs
Page 7 of 13
m.Will the proposed action produce noise that will exceed existing ambient noise levels during construction, ®Yes❑No
operation,or both?
If yes:
i. Provide details including sources,time of day and duration:
Typical noise associated with construction. Hours:TBD
ii. Will proposed action remove existing natural barriers that could act as a noise barrier or screen? ❑Yes®No
Describe:
n..Will the proposed action have outdoor lighting? ®Yes❑No
If yes:
i. Describe source(s),location(s),height of fixture(s),direction/aim,and proximity to nearest occupied structures:
TBD-Dark Sky Compliant Fixtures will be the Design Goal
ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? ❑Yes®No
Describe:
o. Does the proposed action have the potential to produce odors for more than one hour per day? ❑Yes®No
If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest
occupied structures:
p.Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) ❑Yes❑No
or chemical products 185 gallons in above ground storage or any amount in underground storage?
If Yes: Unknown at this time. Individival industrial tenant requirements will be addressed at the relevant future site plan review.
i.Product(s)to be stored
ii.Volume(s) per unit time (e.g.,month,year)
iii. Generally describe proposed storage facilities:
q.Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, ®Yes ❑No
insecticides)during construction or operation?
If Yes:
i. Describe proposed treatment(s):
Typical landscaping/lawn maintenance.
ii.Will the proposed action use Integrated Pest Management Practices? ❑ Yes ❑No
r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal ® Yes []No
of solid waste(excluding hazardous materials)?
If Yes:
i.Describe any solid waste(s)to be generated during construction or operation of the facility:
• Construction: TBD tons per TBD (unit of time)
• Operation : TBD tons per TBD (unit of time)
ii.Describe any proposals for on-site minimization,recycling or reuse of materials to avoid disposal as solid waste:
• Construction: Project will strive for LEED ND goals
• Operation: TBD as part of the GEIS
iii. Proposed disposal methods/facilities for solid waste generated on-site:
• Construction: Permitted Landfill
• Operation: Permitted Landfill
Page 8 of 13
it
s.Does the proposed action include construction or modification of a solid waste management facility? ❑Yes® No
If Yes:
i. Type of management or handling of waste proposed for the site(e.g.,recycling or transfer station,composting,landfill,or
other disposal activities):
ii. Anticipated rate of disposal/processing:
• Tons/month,if transfer or other non-combustion/thermal treatment,or
• Tons/hour,if combustion or thermal treatment
iii. If landfill,anticipated site life: years
t.Will proposed action at the site involve the commercial generation,treatment,storage,or disposal of hazardous ❑Yes®No
waste?
If Yes:
i.Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility:
H. Generally describe processes or activities involving hazardous wastes or constituents:
iii.Specify amount to be handled or generated tons/month
iv. Describe any proposals for on-site minimization,recycling or reuse of hazardous constituents:
v. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? ❑Yes❑No
If Yes:provide name and location of facility:
If No:describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility:
E.Site and Setting of Proposed Action
E.I.Land uses on and surrounding the project site
i
a.Existing land uses. P
i. Check all uses that occur on,adjoining and near the project site.
® Urban ® Industrial ® Commercial ® Residential(suburban) ❑ Rural(non-farm)
❑ Forest ❑ Agriculture ❑ Aquatic ❑ Other(specify):
ii. If mix of uses,generally describe:
The existing 95.9 acre project parcel includes 821,000 sf of industrial building space and related infrastructure The adiacent parcels contain residential,
commercial and institutional uses. A NYSEG substation is also adjacent to the site.
b.Land uses and covertypes on the project site.
Land use or Current Acreage After Change
Covertype Acreage Project Completion (Acres+/-)
• Roads,buildings,and other paved or impervious
surfaces 17.3 28.5 +11.5
• Forested 34.0 30.0 -4.0
• Meadows,grasslands or brushlands(non-
agricultural,including abandoned agricultural)
• Agricultural 0.0 0.0 0.0
(includes active orchards,field,greenhouse etc.)
• Surface water features
(lakes,ponds,streams,rivers,etc.)
• Wetlands(freshwater or tidal) 0.0 0.0 0.0
• Non-vegetated(bare rock,earth or fill)
• Other
Describe:Areas consisting of mix between wooded, 43.7 36.5 -7.2
meadow and other green spaces.
Page 9 of 13
c.Is the project site presently used by members of the community for public recreation? ❑Yes❑✓ No
i. If Yes:explain:
d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals,licensed mYes❑No
day care centers,or group homes)within 1500 feet of the project site?
If Yes,
i. Identify Facilities:
South Hill Elementary School
e.Does the project site contain an existing dam? ❑YesmNo
If Yes:
i.Dimensions of the dam and impoundment:
• Dam height: feet
• Dam length: feet
• Surface area: acres
• Volume impounded: gallons OR acre-feet
ii.Dam's existing hazard classification:
W. Provide date and summarize results of last inspection:
f.Has the project site ever been used as a municipal,commercial or industrial solid waste management facility, ❑YesmNo
or does the project site adjoin property which is now,or was at one time,used as a solid waste management facility?
If Yes:
i. Has the facility been formally closed? ❑Yes❑ No
• If yes,cite sources/documentation:
U.Describe the location of the project site relative to the boundaries of the solid waste management facility:
W. Describe any development constraints due to the prior solid waste activities:
g.Have hazardous wastes been generated,treated and/or disposed of at the site,or does the project site adjoin m Yes❑No
property which is now or was at one time used to commercially treat,store and/or dispose of hazardous waste?
If Yes:
i. Describe waste(s)handled and waste management activities,including approximate time when activities occurred:
The site is currently on the NYS Inactive Hazardous Waste Site Registry as Class"T.
h. Potential contamination history. Has there been a reported spill at the proposed project site,or have any m Yes❑ No
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site m Yes❑No
Remediation database? Check all that apply:
❑ Yes—Spills Incidents database Provide DEC ID number(s):
® Yes—Environmental Site Remediation database Provide DEC ID number(s): 755010,C755012A
❑ Neither database
ii. If site has been subject of RCRA corrective activities,describe control measures:
iii. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? m Yes❑No
If yes,provide DEC ID number(s).755010,755015,C755012A
iv. If yes to(i),(ii)or(iii)above,describe current status of site(s):
i
Page 10 of 13
v. Is the project site subject to an institutional control limiting property uses? ❑Yes®No
• If yes,DEC site ID number: 755010
• Describe the type of institutional control(e.g.,deed restriction or easement):
• Describe any use limitations:
• Describe any engineering controls:
• Will the project affect the institutional or engineering controls in place? ❑Yes❑No
• Explain:
While there are no binding institutional or engineering controls currently in place,the ROD is based on such future controls including industrial use only.
Meeting with the NYSDEC to start the ROD Amendment process.
E.2. Natural Resources On or Near Project Site
a.What is the average depth to bedrock on the project site? Some areas<1 feet
b.Are there bedrock outcroppings on the project site? m Yes❑No
If Yes,what proportion of the site is comprised of bedrock outcroppings? <1 %
c.Predominant soil type(s)present on project site: Lordstown(LoF) 28.6 %
Lordstown/Tuller/Ovid(LtB) 12.8
Lordstown/Tuller/Ovid(LtC) 18.9%
d.What is the average depth to the water table on the project site? Average: >8 feet
e.Drainage status of project site soils:❑ Well Drained: %of site
® Moderately Well Drained: 6%of site
® Poorly Drained 94%of site
f.Approximate proportion of proposed action site with slopes: ❑ 0-10%: %of site
® 0-15%: 41.7 %of site
® 15%or greater: 52.4 %of site
g.Are there any unique geologic features on the project site? ❑YesmNo
If Yes,describe:
h.Surface water features.
i.Does any portion of the project site contain wetlands or other waterbodies(including streams,rivers, ®Yes❑No
ponds or lakes)?
ii.Do any wetlands or other waterbodies adjoin the project site? mYes❑No
If Yes to either i or ii,continue. If No,skip to E.2.i.
iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, ❑YesmNo
state or local agency?
iv.For each identified regulated wetland and waterbody on the project site,provide the following information:
• Streams: Name Classification
• Lakes or Ponds: Name Classification
• Wetlands: Name Approximate Size
• Wetland No.(if regulated by DEC)
v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired ❑YesmNo
waterbodies?
If yes,name of impaired water body/bodies and basis for listing as impaired:
i.Is the project site in a designated Floodway? ❑YesmNo
j.Is the project site in the 100 year Floodplain? ❑YesmNo
k.Is the project site in the 500 year Floodplain? ❑YesmNo
1.Is the project site located over,or immediately adjoining,a primary,principal or sole source aquifer? ❑YesmNo
If Yes:
i.Name of aquifer:
Page 11 of 13
i
in. Identify the predominant wildlife species that occupy or use the project site:
Typical Native Species such as: Squirrels Raccoons
Opossum White Tail Deer Rabbits
Skunks Native Snakes Fox
n.Does the project site contain a designated significant natural community? ❑YesmNo
If Yes:
i.Describe the habitat/community(composition,function,and basis for designation):
ii. Source(s)of description or evaluation:
W. Extent of community/habitat:
• Currently: acres
• Following completion of project as proposed: acres
• Gain or loss(indicate+or-): acres
o.Does project site contain any species of plant or animal that is listed by the federal government or NYS as m Yes❑No
endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species?
See response from NYS Natural Heritage Program
p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of mYes❑No
special concern?
See response from NYS Natural Heritage Program
q.Is the project site or adjoining area currently used for hunting,trapping,fishing or shell fishing? ❑YesmNo
If yes,give a brief description of how the proposed action may affect that use:
E.3. Designated Public Resources On or Near Project Site
a.Is the project site,or any portion of it,located in a designated agricultural district certified pursuant to ❑YesmNo
Agriculture and Markets Law,Article 25-AA,Section 303 and 304?
If Yes, provide county plus district name/number:
b.Are agricultural lands consisting of highly productive soils present? ❑YesmNo
i. If Yes:acreage(s)on project site?
U. Source(s)of soil rating(s):
C. Does the project site contain all or part of,or is it substantially contiguous to,a registered National ❑YesmNo
Natural Landmark?
If Yes:
i. Nature of the natural landmark: ❑Biological Community ❑ Geological Feature
ii. Provide brief description of landmark,including values behind designation and approximate size/extent:
d.Is the project site located in or does it adjoin a state listed Critical Environmental Area? ❑YesmNo
If Yes:
i.. CEA name:
ii. Basis for designation:
iii. Designating agency and date:
i
II
Page 12 of 13
e.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district ❑YesO No
which is listed on,or has been nominated by the NYS Board of Historic Preservation for inclusion on,the
State or National Register of Historic Places?
If Yes:
i.Nature of historic/archaeological resource: El Archaeological Site ❑Historic Building or District
ii.Name:
iii. Brief description of attributes on which listing is based:
f.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for ®Yes❑No
archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory?
g.Have additional archaeological or historic site(s)or resources been identified on the project site? ❑Yes®No
If Yes:
i.Describe possible resource(s):
ii. Basis for identification:
h.Is the project site within fives miles of any officially designated and publicly accessible federal,state,or local ®Yes❑No
scenic or aesthetic resource?
If Yes:
i. Identify resource: Buttermilk Falls State Park
ii.Nature of,or basis for,designation(e.g.,established highway overlook,state or local park,state historic trail or scenic byway,
etc.): State Park
iii.Distance between project and resource: 1.5 miles.
i. Is the project site located within a designated river corridor under the Wild,Scenic and Recreational Rivers ❑YesONo
Program 6 NYCRR 666?
If Yes:
i.Identify the name of the river and its designation:
U.Is the activity consistent with development restrictions contained in 6NYCRR Part 666? ❑Yes❑No
F.Additional Information
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal,please describe those impacts plus any
measures which you propose to avoid or minimize them.
G. Verification
I certify that the information provided is true to the best of my knowledge.
I
Applicant/Sponsor Name James B.Gensel,PE,CPESC Date May 30,2014 updated September 15,2014
Signature Title Engineer for Applicant
I
I
I
PRINT FORM Page 13 of 13
I
EAF Mapper Summary Report Wednesday,April 09,2014 t0:34 PM
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a� 'A, c C obtlaln tlate nol pnavltletl by IM1e Mapper.Dlattal Gete�e not e
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�' Irn inert.as TomX atF�.a lcenal.Ea.� mbav wa.nlne ",e�{�,y!�IT�'ia�Eri.'�•a�i�,a'a
B.I.i[Coastal or Wetartront Area] No
B.LiI[Local Waterfront RaNtalizaHon Area] No
C.2.b. [Spacial Planning District] Yes-Digital mapping data era not available for all Special Planning Disiric[s.
Refer to EAF Workbook.
C.2.b. [Special Planning District-Names] Remedia[on Si[es:7550'I O, Ramediaton Sites:C7550'12A
E.1.h [DEC Spills or Ramadiatton Si[e- Yas-Digital mapping data'for Spills Incidents are not available for this
Pokantial Contamina[lon History] location. Rafar to EAF Workbook.
E.1.h.i[DEC Spills or Ramadiatton Site- Yes
Listed]
E.f.h.i [DEC Spills or Remadietion Sites- Yes
Environmental Sites Ramadiatton Database]
E.1.h.i[DEC Spills or Ramadiaton Sites- �550t0, C7550'12A
DEC ID Number]
E.'I.h.iii [Within 2.000'of DEC Ramadiation Yes
Sites]
E.'I.h.iii[Within 2,000'of DEC Remadia[ion ]55010,7550'15, C7550'12A
Sites-DEC ID]
E.2.g[Unique Geologic Features] No
E.2.h.i [Surtaca Water Features] Yas
E.2.h.fi [Surtaca Wetar Features] Yas
E.2.h.ili [Surtaca Water Features] No
E.2.h.v[Impaired Water Botlies] No
E.2.i. [Floodway] Digital mapping data era not available or are incomplete. Refer to EAF
Workbook.
E.2.j. ['100 Year Floodplain] Digital mapping data era not available or are incomplete. Refer to EAF
Workbook.
Full Environmental Assessment Form- EAF Mapper Summary Report �
E.2.k. [500 Year Floodplain] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.1. [Aquifers] No
E.2.n. [Natural Communities] No
E.2.o. [Endangered or Threatened Species] Yes
E.2.p. [Rare Plants or Animals] Yes
E.3.a. [Agricultural District] No
E.3.c. [National Natural Landmark] No
E.3.d [Critical Environmental Area] No
E.3.e. [National Register of Historic Places] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.3.f. [Archeological Sites] Yes
E.3.i. [Designated River Corridor] No
Full Environmental Assessment Form - EAF Mapper Summary Report 2
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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
ONINrm: LOT COVERAr3E & HE0r= HTS
e Proposed Lot
Coverage ( %
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Lot 2 ® 28.8%
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LOT COVERAGE
o Lot Area Building Coverage Percentage
Lot 1 3686 832 22.6%
Lot 2 4389 1264 28.8%
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116 W Falls 5026 896 17.8% Al
114 W Falls 5019 1232 24.5% wraus SIreW
112 (Lyons double lot 5001 728 14.6°h
110 W Falls 5012 957 19.174,
108 W Falls 4004 972 24.3%
106 W Falls 2989 991 33.2%
102 W Falls 2999 692 23.1%
1110 N Cayuga 6581 1831 27.8% 2
105 W Falls 45581 14511 31.8% _
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I I I W Falls 8507 1775 20.9°k � — - T
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Vacant 6899 487 7.1%
121 W Falls 558al 2272
Total 72241 17389 24.1% 14
Minus Vacant Lots 60330 15945 26.4%
1 28 WEST FALLS STREET - PROPOSED SITE PLAN DESIGN - 9/ 1 6/1 4
LOT COVERAGE ® NEUGHBORINs BLOCKS
Block A Block B
Lot Area Buildina Covera a Percentage Lot Area Building Coverage Percents
102 E Falls 2,481 1,605 64.7% 1101 N Cayuga 6,419 1,534 23.97/.
104 E Falls 2,805 1,104 39. 1103 N Cayuga 3,498 1,468 42,0%
106 E Falls 3,764 1,920 51.0% 1105 N Cayuga 5,193 1,473 28.4%
108 E Falls 3,811 1,617 42.4% 1109 N Cayuga 5,232 1,596 30.5%
1203 N Cayuga 2,275 809 35.6% 107 E Falls St 4,429 1,141 25.8%
110 E Falls 4,598 1,725 37.5% 109 E Falls St 9,099 1,687 18.5%
112 E Falls 5,038 1,937 38.4% 113 E Falls St 4,722 1,348 28.5%
114-16 E Falls 5,050 1,217 24.1% 115 E Falls St 5,280 1,671 31.6%
118 E Falls 5,477 2,170 39.6% 117-19 E Falls St 5,887 2,673 45.4%
120 E Falls 9,058 2,148 23.7% 121 E Falls St 6,620 3,185 48.1%
1205 N Cayuga 2,526 1,448 57.3% 123-25 E Falls St 2,780 1,602 57.6%
1207 N Cayuga 2,487 1,068 42.9% 106 E Lincoln St 5,354 1,878 35.1%
103 E York 4,999 2,053 41.1% 114 E Lincoln St 5,571 2,102 37.7%
105-07 E York 5,083 2,133 42.0% 202 E Lincoln St 2,775 1,385 49.9%
109 E York 5,000 2,315 46.3% 204 E Lincoln St 2,787 1,013 36.3%
115 E York 5,043 962 19.1% 206 E Lincoln St 3,465 1,174 33.9%
117-19 E York 4,999 1,858 37.2% .208 E Lincoln St 2,329 1,459 62.6%
121 E York 4,495 1,084 24.1% 210-12 E Lincoln St 3,935 1,763 44.8%
123 E York 3,754, 1,654 44. 0 214-16 E Lincoln St 2,934 1,893 64.5%
1106 N Tioga St 4,629 1,710 36.9%
1204 N Tioga 3,5881 1,040 29.0-/b 1108 N Tioga St 4,647 1,731 3 7.2 0%d1;
1210 N Tioga 3, 740 197%
1110-12 N Tioga St 5,778 2,413 :41.8%
90,091 32,607 36.2% 103,363 37,899 36.7%
1 28 WEST FALLS STREET PROPOSED SITE PLAN DESIGN 9/ 1 6/ 1 4
LOT COVERAGE — NEIGHBORING BLOCKS
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1 ZB WEST FALLS STREET — PROPOSED SITE PLAN DESIGN — 9/ 1 8/ 1 4
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
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NAUTICAL LIGHT
CF / INC / MH El
PRODUCT INFORMATION:
• 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.
rsPECIFY LENGTH]
CP-106
Ballast Housing
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CO-Copper Metallic Finish Shown NL1008 10" 8"
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MODEL WATTS BALLAST LAMP ENCLOSURE MOUNTING FINISH***
NLI008CF 13/18/26/32 EX-Electronic MAX 32w CF/70w MH/100w INC SP10-90'Fitting 10"Straight Arm GW-Gloss White
NLI012CF 13/18/26/32 120/277v(18/26) GJ1 -Glass Lamp Enclosure SP16-90°Fitting 16"Straight Arm GB-Gloss Black
FJ 1 -Frosted Lamp Enclosure SP20-90°Fitting 20"Straight Arm EG-Evergreen
NLI008MH 50/70 EX-Electronic PS3-Prismatic Jar CP6-Wall Pipe Interface(INC) VE-Verde Green
NLI012MH 50/70 120/277v(50/70) SSl -Side Glare Shield CP3-CP6 Decorative Cover(INC) AY-Aero Yellow
BS1 -Bottom Glare Shield CP106-Wall Ballast Housing(CF/MH) BL-Blue Streak
NLI008INC 100w HM"-Hang Mount OR-Orange
NLI012INC 100w PM"-Pendant Mount RD-Red Baron
BZ-Bronze
CO-Copper Metalic
SI-Silver
MM-Metal Finish(Brushed
Copper,Brushed
Aluminum,Polished Brass)
Consult Factory
CC-Custom Color
Specify Length in Inches
NL1008CF 26 EX GJ1 SP10/CP106 GW See SPECTRUM
Color Chart for a
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Dimensions shown are nominal.Spectrum Lighting is
continually improving products and reserves the right
to make changes that will not alter performance or PROJECT: TYPE:
appearance with or without written notice. MADE IN THE
SPECTRUM CAT. , ,
LIGHTING, INC
w w w.s p e c l i g h t. c o m 994 Jefferson Street, Fall River, MA 02721 508.678.2303 FAX 508,678.2260
INFINIUVI'll
MINI PIER LIGHT
GV SERIES 14W LED M 0
PRODUCT INFORMATION:
• 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 finishes. Interior finished gloss
white with color exterior. Standard fixture damp
location listed.
• WL-Wet location available.
• Manufactured and tested to UIL Standards No.
1598/8750.
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9.5
MODEL dVATTS KELVIN DRIVE
MPN1209LEDGV 14W 27K-2700°K ELEC1-Electronic,1 20V 14 WATTS MAX: WALL MOUNT GW-Gloss White
14201m 30K-30001K ELEC2-Electronic,277V FJ1 -Frosted SP1 0-10"Straight Arm GB-Gloss Black
35K-3500°K Lamp SP16-16"Straight Arm EG-Evergreen
40K-4100°K DO]01-Spectrum 0-1 OV Enclosure SP20-20"Straight Arm VE-Verde Green
Dimming 120v CP6-Wall Pipe Interface(INC) AY-Aero Yellow
tot% WL-Wet Location CP3-CP6 Decorative Cover(INC) BL-Blue Streak
DO102-Spectrum 0-10V (Pendant CP106-Wall Ballast Housing(CF/MH) OR-Orange
Dimming 277v Type CEILING MOUNT RD-Red Baron
to 1% Or Wall CD`-Cord and Cable Mount BZ-Bronze
DS101-Spectrum 0-1 OV Mount Only) (No WL) CO-Copper Metalic
Dimming 120v CDCC'-Coil Cord and Cable SI-Silver
to 10% Mount(No WL) MM-Metal Finish(Brushed
DS 102-Spectrum 0-1OV CM*-Cord Mount Copper,Brushed
Dimming 277v HIM`-Hang Straight Pendant Aluminum,Polished Brass)
to 10% PM'-Pendant/Straight Mount consult factory
CP13-Ballast Housing CC-Custom Color
See SPECTRUM
�*Color
hart for
a fulllist
EXAMPLE; MPN1209LEDGV 14W 40K DS101/FJ2 WL/CP104 SP12/TW
Dimensions shown are nominal.Spectrum Lighting
is continually improving products and reserves the PROJECT: TYPE:
right to make changes that will not attar performance MADE IN THE
or appearance with or without written notice.
CAT.NO.:
SPECTRUM
LIGHTING INC. WWW.SPECLIGHT.COM • 994 JEFFERSON STREET,FALL RIVER,MA 02721 508.678.2303 FAX 508.678.2260
REV 2
swacn�an°'9W INSTRUETION
PRODUCT: 65146 Tajo Kayak Storage System•Page 1 of 1
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.
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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-I 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.(I)(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 (Al)" and "Third and Fourth Floor Plan
(Al2),"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
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 (1,901)," "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 (Al)" and
"Third and Fourth Floor Plan (Al2)," 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
2
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 1 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 6t"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 13.(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.
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,
2
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, & Cafe)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.
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.
4
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:
5
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 2"d 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 6ch 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
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site? ® Yes [:]No
Any construction on slopes of 15% or greater(15-foot
rise per 100 feet of length) or where general slope in the ® ❑ ❑ Yes ❑ No
project exceeds 10%.
Construction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No
than 3 feet.
Construction of parking facility/area for 50 or more vehicles. ❑ ❑ [:] Yes ❑ No
Construction on land where bedrock is exposed or generally ❑ ❑ ❑Yes ❑ No
within 3 feet of existing ground surface.
Construction that will continue for more than 1 year or ❑ ❑ ® Yes ❑ No
involve more than one phase or stage.
Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No
1,000 tons of natural material (i.e., rock or soil) per year.
Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No
Construction in designated floodway. ❑ ❑ ❑ Yes ❑ No
Other impacts (if any):
❑ ❑ ❑Yes ❑ No
2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges,
geological formations, etc.)? ❑Yes ❑ No
Specific land forms (if any):
❑ ❑ ❑Yes ❑ No
1 of 11
9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON WATER
3. Will project affect any water body designated as protected (under article 15 or 24 of
Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No
Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No
Dredging more than 100 cubic yards of material from channel ❑ ❑ ❑ Yes [:] No
of protected stream.
Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No
water body.
Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No
A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No
water or more than 10,000 sq. ft. of surface area.
Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No
exceeds 10,000 sq. ft. of surface area.
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ Yes ❑ No
Cayuga Lake, or Cayuga Inlet?
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
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9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON WATER(cont.)
5. Will project affect surface or groundwater quality? ❑ Yes ® No
Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No
Project requires use of source of water that does not have ❑ ❑ ❑ Yes ❑ No
approval to serve proposed project.
Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No
public water supply system.
Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No
Liquid effluent will be conveyed off the site to facilities which El ❑ ❑ Yes ❑ No
do not currently exist or that have inadequate capacity.
Project requiring a facility that would use water in excess of El ❑ [:] Yes ❑ No
20,000 gallons per day or 500 gallons per minute.
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an ❑ ❑ ❑ Yes [:] No
obvious visual contrast to natural conditions.
Proposed action will require storage of petroleum or chemical El ❑ ❑ Yes ❑ No
products greater than 1,100 gallons.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
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9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON WATER(cont.)
6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No
Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No
Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No
Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
IMPACT ON AIR
7. Will project affect air quality? ❑ Yes ❑ No
Project will induce 500 or more vehicle trips in any 8-hour ❑ ❑ [:] Yes ❑ No
period per day.
Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No
refuse per 24-hour day.
Project emission rate of all contaminants will exceed 5 lbs.
per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No
BTUs per hour.
Other impacts (if any): Construction Impacts.
❑ ❑ ❑ Yes ❑ No
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9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered species? ❑ Yes ❑ No
Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No
using the site, found over, on, or near site.
Removal of any portion of a critical or significant wildlife ❑ ❑ ❑ Yes ❑ No
habitat.
Application of pesticide or herbicide more than twice a year ❑ ❑ ❑ Yes ❑ No
other than for agricultural purposes.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
9. Will proposed action substantially affect non-threatened or non-endangered species?
❑ Yes ❑ No
Proposed action would substantially interfere with any ❑ ❑ Yes ❑ No
resident or migratory fish, or wildlife species.
Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No
mature woods or other locally important vegetation.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
5of11
9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON AESTHETIC RESOURCES
10. Will proposed action affect views, vistas, or visual character of the neighborhood or
community? ® Yes [—] No
Proposed land uses or proposed action components
obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No
surrounding land use patterns, whether man-made or natural.
Proposed land uses or proposed action components visible to
users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No
significantly reduce their enjoyment of aesthetic qualities of
that resource.
Proposed action will result in elimination or major screening ❑ ❑ ❑ Yes ❑ No
of scenic views known to be important to the area.
Other impacts (if any): Project site is 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 ❑ ❑ ❑ Yes ❑ No
National or State Register of Historic Places.
Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No
within the project site.
Proposed action occurring wholly or partially within, or
contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No
landmark district.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
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9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of existing or future open spaces, or
recreational opportunities? ❑ Yes ❑ No
The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No
opportunity.
A major reduction of an open space important to the
community. ❑ ❑ [:] Yes ❑ No
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
13. Will proposed action impact the exceptional or unique characteristics of a site designated
as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state
agency? [—] Yes ❑ No
Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No
Proposed action will result in reduction in the quality of the El ❑ ❑ Yes ❑ No
resource.
Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No
resource.
Other impacts (if any):
❑ ❑ [—] Yes ❑ No
7of11
9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation systems? ® Yes ❑ No
Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No
goods.
Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No
Other impacts: Construction impacts, cumulative
impacts of multiple simultaneous construction projects
in Collegetown. ❑ Z ❑ Yes ❑ No
Applicant should provide information about tenant
transportation needs.
IMPACT ON ENERGY
15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No
Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No
form of energy used in municipality.
Proposed action requiring creation or extension of an energy
transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No
or two-family residences.
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
8of11
9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during
construction of, or after completion of, this proposed action? ® Yes ❑ No
Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No
sensitive facility?
Odors will occur routinely (more than one hour per day). ❑ ❑ [—] Yes ❑ No
Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No
ambient noise levels for noise outside of structure.
Proposed action will remove natural barriers that would act as El ❑ ❑ Yes ❑ No
noise screen.
Other impacts (if any): Construction impacts.
❑ ❑ ❑ Yes ❑ No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety? ❑ Yes ❑ No
Proposed action will cause risk of explosion or release of
hazardous substances (i.e., oil, pesticides, chemicals, El ❑ ❑ Yes ❑ No
radiation, etc.) in the event of accident or upset conditions, or
there will be chronic low-level discharge or emission.
Proposed action may result in burial of"hazardous wastes" in
any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ [—] Yes ❑ No
irritating, infectious, etc.)
Proposed action may result in excavation or other
disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No
solid or hazardous wastes.
Proposed action will result in handling or disposal or
hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ ❑ Yes ❑ No
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid, or contain gases).
9of11
9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON PUBLIC HEALTH (cont.)
Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No
Use of any chemical for de-icing, soil stabilization, or control
of vegetation, insects, or animal life on the premises of any El ❑ ❑ Yes ❑ No
residential, commercial, or industrial property in excess of
30,000 square feet.
Other impacts (if any): Existing building 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 ❑ ❑ ❑ Yes ❑ No
population.
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No
this proposed action.
Proposed action will conflict with officially adopted plans or ❑ ❑ ❑ Yes ❑ No
goals.
Proposed action will cause a change in the density of ® ❑ ❑ Yes ❑ No
land use.
Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No
structures, or areas of historic importance to the community.
Development will create demand for additional ❑ ❑ [:] Yes ❑ No
community services (e.g., schools, police, and fire, etc.).
Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No
actions.
Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No
more businesses.
10 of 11
9/18/2014
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 327 Eddy Street — Mixed-Use
Date Created: 8/4/14
Small-to- Potential Can Impact Be
Moderate Large Reduced by
Impact Impact Project Change?
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.)
Other impacts (if any):
❑ ❑ ❑ Yes ❑ No
19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown
— If any action in Part 2 is identified as a potential large impact,
or if you cannot determine the magnitude of impact, proceed to Part 3 —
11 of 11
9/18/2014
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