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HomeMy WebLinkAbout10-28-14 Planning and Development Board Meeting Agenda  CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT DIVISION OF PLANNING & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 E-Mail: dgrunder@cityofithaca.org Fax: 607-274-6558 E-Mail: iura@cityofithaca.org Fax: 607-274-6558   NOTICE OF MEETING  The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on OCTOBER 28TH, 2014 in COMMON  COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.     APPLICANT OVERHEAD PROJECTOR NEEDS:   The City only has a VGA plug/cable available to  connect to our overhead projector.  If you  need to connect another way, you will need to  provide your own ADAPTOR.  (Macs & many  newer, lighter laptops may not have a VGA  port.)  1. Agenda Review    2. Privilege of the Floor (3‐minute maximum per person)    3. Site Plan Review   A. Project:  Purity Ice Cream Renovations  Location: 700 Cascadilla St.   Applicant: John Snyder for Bruce Lane  Anticipated Board Action(s):  Consideration of Project Changes    B. Project:  123‐Room Downtown Hotel  Location: 320‐324 E. M.L.K., Jr./E. State St.  Applicant: Scott Whitham for Neil Patel   Anticipated Board Action(s):  Declaration of Lead Agency and Consideration of Resolution to Common Council in  Support of Infill Development in Downtown     Project Description:  The applicant is proposing to build a six‐story, 70’‐tall hotel with 123 guest rooms.  The  ground floor will include a breakfast room, a bar/lounge, a meeting room, and an approximately 2,000‐SF  retail/restaurant space.  The second floor includes meeting rooms, a fitness area, and a outdoor terrace.    Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows.  The site  layout features a drop‐off area with a glass and aluminum porte‐cochère, a 12‐space parking area, bike racks  and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca  Way.  The project is in the CDB‐100 Zoning District.  The project site consists of three tax parcels: two  currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of  another tax parcel in private ownership, also used as parking.  Parcel consolidation and possible subdivision  will be required.  This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance,  §176‐4 B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject  to environmental review.  The project has received DESIGN REVIEW and requires approvals by the IURA and  Common Council for the sale of City property.     C. Project:  Chain Works District Redevelopment Project   Location: 620 S. Aurora St.  Applicant: Scott Whitham/Jamie Gensel for David Lubin of Unchained Properties   Anticipated Board Action(s):  Declaration of Lead Agency & Potential Determination of Environmental  Significance    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 to Common Council for a Planned Unit  Development (PUD) for development of a mixed‐use district, which includes residential, commercial, office,  and manufacturing.  The project is a mixed use development consisting of four primary phases: (1) the  redevelopment of four existing buildings (21, 24, 33, & 34); (2) the repurposing of the remaining existing  existing buildings; (3) potential future development within areas of the remainder of the site adjacent to the  existing buildings/parking areas; and (4) future developments within remaining areas of the site.  This is a Type  I Action under the City of Ithaca Environmental Quality Review Ordinance, §176‐4 B. (6), and the State  Environmental Quality Review Act, §617.4 (b)(3), and is subject to environmental review.  The project requires  a subdivision and approvals from the Town of Ithaca.     D. Project:  15,700‐SF Retail Building  Location: 500 S. Meadow St.  Applicant: Wegmans Food Markets, Inc.   Anticipated Board Action(s):  Declaration of Lead Agency, Public Hearing, Determination of Environmental  Significance, & Consideration of Preliminary Site Plan Approval    Project Description:  The applicant proposes to construct a 15,700‐SF retail building.  The project site is a 17.7‐ acre parcel that contains an existing 115,000‐SF retail building (Wegmans), associated parking, and an access  road from Meadow Street.  The new building will be located on an existing 201‐space parking area.  Project  development will include parking for 88 cars, internal sidewalks, crosswalk striping, lighting, and landscaping.   The project is in the SW‐2 Zoning District.  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.      E. Project:  3‐Story Apartment Building   Location: 114 Catherine St.   Applicant: Jagat Sharma for Nick Lambrou  Anticipated Board Action(s):  Declaration of Lead Agency    Project Description:  The applicant proposes to construct a 3‐story apartment building, with a footprint of  1,974 SF and containing one 5‐bedroom and two 6‐bedroom units.  The project site contains an existing  apartment building and a 13‐space parking lot with 7 in the back yard (to remain) and 6 spaces in the front  yard (to be replaced by the new building).  The project also includes the removal of one curb‐cut.  The project  is in the CR‐4 Zoning District, which requires either: (1) off‐street parking in accordance with §325‐45.5 F; 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 an Unlisted Action under the City of Ithaca Environmental Quality  Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review.  The project requires DESIGN REVIEW.     F. Sketch Plan: Upson Hall Renovations    G. Sketch Plan: 302‐306 College Ave.  “An Equal Opportunity Employer with a commitment to workforce diversification.” 2   H. Sketch Plan: 402 S. Cayuga St.    4. Zoning Appeals   • Appeal #2958, Area Variance, 203 Third St.  • Appeal #2959, Area Variance, 714 N. Aurora St.  • Appeal #2964, Area Variance, 1108 N. Cayuga St.  • Appeal # 2966, Sign Variance, 120 S. Aurora St.    5. Old/New Business   A. Planning Board Comments Proposal to Amend the RU Zoning District  B. Update on Proposal to Eliminate Off‐Site Parking in a Different Zone  C. Minor Amendment to Site Plan Review Ordinance ― Fee Structure     6. Reports  A. Planning Board Chair (verbal)  B. Director of Planning & Development (verbal)  C. Board of Public Works Liaison (verbal)    7. Approval of Minutes:  7/22/14 & 9/23/14    8. Adjournment  Site Plan Review/Subdivision Applications & Associated Materials are accessible  electronically via the “Online Documents” portion of the City web site  (http://www.egovlink.com/ithaca/docs/menu/home.asp), under  “Planning_and_Economic_Development” > “Site_Plan_Review_Project_Applications,”  in the relevant year/month folder.  Subdivision application materials can be similarly  located, in the “Subdivision_Applications” folder.    Zoning Appeal Materials are also accessible electronically via the “Online Documents”  portion of the City web site, under “Planning_and_Economic_Development” >  “Planning_and_Development_Board” > “Zoning_Appeals,” and in the relevant  year/month folder.    Other Meeting Materials scheduled for substantive discussion at this meeting, but not  associated with a specific Site Plan Review application or Zoning Appeal, may also be  accessible electronically via the “Online Documents” portion of the City web site, under  “Agendas” > “Planning_and_Development_Board,” in the relevant year/month folder,  alongside today’s agenda.  ACCESSING MEETING MATERIALS ONLINE    “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 PROPOSED RESOLUTION City of Ithaca Planning & Development Board Declaration of Lead Agency Downtown Hotel 320-324 M.L.K., Jr./E. State St. October 28, 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 panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochère, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation, possible Subdivision, and Design Review are required, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject to environmental review, and WHEREAS: it has been requested that the New York State Department of Transportation, the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the New York State Department of Transportation, the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council have consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board is by way of this resolution declaring its intent to act as Lead Agency in environmental review for the proposed project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Declaration of Lead Agency Chain Works District Redevelopment Project 620 S. Aurora St. City of Ithaca Planning & Development Board October 28, 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 the Chain Works District 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 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 to Common Council for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The project is a mixed-use development consisting of four primary phases: (1) the redevelopment of four existing buildings (21, 24, 33, & 34); (2) the repurposing of the remaining existing existing buildings; (3) potential future development within areas of the remainder of the site adjacent to the existing buildings/parking areas; and (4) future developments within remaining areas of the site. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (6), and the State Environmental Quality Review Act, §617.4 (b)(3), and is subject to environmental review. The project requires a Subdivision and approvals from the Town of Ithaca, 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 Common Council, the Planning Board, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the NYS Department of Health, the NYS Department of Transportation, and the NYS Department of Environmental Conservation, and WHEREAS: Common Council, the Planning Board, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the NYS Department of Health, the NYS Department of Transportation, and the NYS Department of Environmental Conservation have all consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board is by way of this resolution declaring itself Lead Agency in Environmental Review for the proposed project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 10/23/2014 Page 1 of 11 City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III     620 S. Aurora St. ― Chain Works District   Date Created: 10/14/14      PROJECT DESCRIPTION    The project is a mixed‐use development consisting of four primary phases: (1) the redevelopment of  four existing buildings (21, 24, 33, & 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 State Rte. 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 Zoning District (City) and as  Industrial (Town).  The applicant has applied for a Planned Unit Development (PUD), site plan and  subdivision review with the City and a Planned Development Zone (PDZ) with the Town of Ithaca.   The project will involve approvals by the following agencies:  • Common Council  • Planning and Development Board  • Town of Ithaca Board  • Town of Ithaca Planning Board  • Tompkins County Departments of Health  • New York State Department of Transportation  • New York State Department of Environmental Conservation  • New York State Department of Heath    Development History of the Site  The 95 acre project site contains the former Morse Chain factory, the largest manufacturing facility  in Tompkins County which operated for over 80 years at this location.  The Morse Chain Company  was incorporated in Trumansburg in 1901, and erected a new 80,000‐square foot plant on the  project site in 1906 for manufacturing automobile chain.   Between 1914 and 1916 the Ithaca plant  quadrupled in size and expanded its operations beyond automobile chains to airplanes, adding  machines, electric clocks, and typewriters.   By 1928, the plant expanded again to develop the roller  chain and pocket‐sized calculator.  The facility continued to develop and expand in 1946, 1957‐59,  1963‐65, 1967‐69, and in the 1970s, reaching its current size of over 800,000 square feet.    In the early 1980s, portions of the business were moved to other locations, such as a new facility on  Warren Road near the Ithaca Airport.  By 1983, Borg‐Warner sold the property to Emerson Power  Transmission, where it continued to develop new products in the existing facility. Emerson  continued to operate and employ many Ithacans through the 1990s and 2000s.  In 2007, it began to  migrate operations to Cincinnati, OH and by 2011 it officially ended its operations in Ithaca and  closed the factory.    10/23/2014 Page 2 of 11 IMPACT ON LAND    The site measures 95 acres and straddles the City /Town border.  The project site is bounded as  follows:   To the east the property follows S Aurora Street /NYS Route 96 B, a major transportation  corridor that connects downtown Ithaca to South Hill, Ithaca College, and the residential  neighborhoods in the Towns of Ithaca.  It is a primary route for travelers from Binghamton  and points south.       To the north the property borders lower residential neighborhoods comprised primarily of  single and multiple family homes    To the west, the property slopes steeply to meet Spencer Street then traces the back of the  residential properties lining the east side of Spencer Road.   In the Town of Ithaca, the  property line traces the alignment of the former Lehigh Valley Railroad and future Gateway  Trail, as well as a large parcel of undeveloped land    To the south the property borders South Hill Business Campus in the Town of Ithaca.     In general the property slopes steeply east‐to‐west with the highest elevation, of approximately  800’, being at the top of South Aurora Street and the lowest, of approximately 440’, being where the  property meets Spencer Street.   The drawing titled “Conceptual Site Plan Diagram and Slope  Analysis” dated 10‐21‐14 (Exhibit A) and submitted by the applicant, illustrates that 53.3 acres of the  site have slopes over 15% and 42 acres have slopes of less than 15%.  Portions of the site that are  currently developed are primarily located in areas in which the slopes are less than 15% grade.   Potential future development beyond the rehabilitation of the existing structures will be primarily  located in areas with slopes less than 15%, while areas with slopes greater than 15% will be  conserved.     77 acres, or approximately 80% of the project site is currently forested (34 acres/35%) or in some  unspecified vegetated state (43.7 acres/45.5%), while 17.3 acres, or 20% is comprised of buildings  roads, and other impervious surfaces.   Conceptual plans anticipate an increase on impervious  surfaces of 11.2 acres (from 17.3 acres to 28.5 acres) or approximately 11%.      Natural features of the site include exposed bedrock along the steeper slopes of the property and a  heavily wooded area in the southern portion of the site.  Apart from the topography of the site, the  extent and quality of other natural features, including vegetation, is not well understood. More  information is needed about the undeveloped areas of the site in order to determine potential  impacts of site disturbance and future development.      IMPACT ON WATER & DRAINAGE    Conceptual plans anticipate an increase on impervious surfaces of 11.2 acres (from 17.3 acres to  28.5 acres) or approximately 11%.      There are two unnamed tributaries that converge and run east to west within the project site to Six  Mile Creek. No other surface water or ephemeral water features are known to exist.  The hydrology  of the site is not well understood.  Some on‐site stormwater infrastructure is in place due to  previous development, all of which preceded current State, Local and Federal storm water  regulations. There are numerous catch basins to collect stormwater runoff but the extent,  connections and outfalls of the system is not known.    10/23/2014 Page 3 of 11   Stormwater discharges from construction activities for the project are required to obtain permit  coverage through New York’s State Pollution Discharge Elimination System (SPDES). The design of  the stormwater infrastructure shall follow the New York State Department of Environmental  Conservation (NYSDEC) SPDES General Permit for Stormwater Discharges from Construction Activity  (GP‐0‐10‐001) requirements as well as City and Town development guidelines.      More information is needed in order to determine and evaluate existing hydrology and stormwater  infrastructure and the potential impacts of future development and construction activities.      See Impacts to Public Health for information on groundwater contamination.     IMPACT ON AIR    Potentially impactful noise and odors may be a result of construction and remediation activities as  well as proposed future uses.     Traffic generated as a result of the project could have an impact on air quality on the intensity of the  proposed uses.  Congestion and slow moving traffic could elevate the amount of exhaust emission in  the area.      IMPACT ON PLANTS AND ANIMALS  77 acres, or approximately 80% of the project site is currently forested (34 acres/35%) or in some  unspecified vegetated state (43.7 acres/45.5%). Conceptual plans anticipate an increase on  impervious surfaces of 11.2 acres (from 17.3 acres to 28.5 acres) or approximately 11%.   This will  likely include removal of mature trees and other potentially important vegetation.      The flora and fauna on the site is not well understood.  A flora and fauna survey is needed to  determine potential impacts of future development and construction activities.      IMPACT ON AESTHETIC RESOURCES    The project site sits high above the center of the City and the existing buildings are a prominent  feature from points within the downtown area and the residential neighborhoods to the north.   The  site extends for approximately ¾ of a mile along South Aurora Street, along which views of the  existing buildings and parking areas are often screened by mature vegetation and limited low  density residential development.  There is one prominent view into the site from South Aurora  Street at the northernmost corner.      There are various and expansive views to Cayuga Lake and surrounding areas from within the site.    More information is needed to determine potential impacts to aesthetic resources.  At a minimum,  the following should be considered:     • Design principles for architecture, landscaping, green space, site lighting, screening and  other aesthetic considerations (potential Design Guidelines)  • Renderings and elevations.  • Visual simulations from adjacent areas that may be impacted  • Landscaping, including location and types of plantings and how they may reduce any  adverse visual impacts  10/23/2014 Page 4 of 11 ƒ Visuals and sections that demonstrate how the existing grade elevation with the  development works with sight lines and viewsheds internal/external to the site  ƒ Proposed signage.    IMPACT ON HISTORIC AND ARCHEOLOGICAL RESOURCES    The majority of the 95 acre site is in an undeveloped state.   A Phase I Cultural Resources Inventory  should be completed to identify any potentially significant impacts to cultural resources.      IMPACT ON OPEN SPACE AND RECREATION     The project site contains a portion of the future alignment of the planned Gateway Trail, which will  connect downtown Ithaca and South Hill neighborhoods to the future Black Diamond Trail (BDT), via  the old Lehigh Valley Railroad alignment and an existing bridge over Route 13 at the entrance to the  City.   In 2013, the property owner of 620 S Aurora Street submitted a subdivision application to the  Planning Board for consideration.  The Planning Board, acting as Lead Agency in the Environmental  Review of the subdivision, did on October 23, 2013 issue a negative declaration of environmental  significance subject to implementation of the mitigations required in the FEAF Part 3, which state  “that a continuous permanent easement for the Gateway Trail be established and recorded on the  final subdivision plat before subdivision approval is granted. The easement should allow for  construction, public use, and maintenance of the future trail and should either follow the preferred  alignment — that which follows the former railroad right of way — or an equivalent feasible  alignment that is agreeable to the City.”    Negations regarding a mutually acceptable trail alignment  are ongoing.      Discussion of the trail in the FEAF Part 3 for the subdivision, accepted by the Lead Agency on 0ctober  23, 2013, is applicable to this new action and reads as follows:    The Black Diamond Trail is a major local and State‐supported trail initiative that will connect  Robert H. Treman, Buttermilk Falls, Allan H. Treman and Taughannock Falls State Parks.  The  New York State Office of Parks, Recreation, and Historic Preservation (OPRHP) describes the  trail in the executive summary of the Black Diamond Trail Final Master Plan/Environmental  Impact Statement:    “The Black Diamond Trail is a 15‐mile, off‐road pedestrian and bicycle dedicated trail facility  proposed for Tompkins County, New York. The trail will provide residents and visitors with an  alternate way to travel to several destinations in the county including the four major State  Parks and many other popular community destinations in the City of Ithaca and the Towns of  Ithaca and Ulysses. The trail’s setting includes stream bottomlands, the urban setting of the  City of Ithaca and pastoral rural lands.”  The document identifies the Gateway Trail as a spur trail, connecting the BDT to the South  Hill Recreation Way, describing it on page v‐57 of the document:     “The northern spur trail will be developed jointly by the OPRHP, City of Ithaca and Town of  Ithaca as the Gateway Trail. The trail will utilize the Gateway Bridge installed by the City of  Ithaca in 2000 and the OPRHP’s land purchased in 1984. The Gateway Trail is intended to link  the developing trail network in the City of Ithaca to the Town of Ithaca’s trails south and east  of the city. For much of its course, the Gateway Trail will use the abandoned railroad corridor  that traverses the south hill. The trail will also link the City’s south and east neighborhoods to  10/23/2014 Page 5 of 11 Buttermilk Falls State Park, the Black Diamond Trail and the City of Ithaca’s developing  Southwest Area, including the future Southwest Natural Area Park.”    In a letter, dated September 4, 2013, from Ed Marx, County Commissioner of Planning and  Community Sustainability, to Lisa Nicholas, Senior Planner, the County determined the  project might have inter‐community or county‐wide impacts to the former Lehigh Valley  Railroad right‐of‐way, “which is an important future trail corridor.”    In comments submitted on October 14, 2013 from the Conservation Advisory Council (CAC)  to the Planning and Development Board, the CAC recommended that the Board:    “Clarify public access for the Black Diamond Trail through both OU‐1 & OU‐2.  Secure an  easement or some other means of ensuring the Black Diamond Trail can continue through or  around OU‐1.”    In a letter dated October 17, 2013 from Susan Ritter, Director of Planning for the Town of  Ithaca, to Lisa Nicholas, Senior Planner, Ritter writes:     “As you are aware, the Town of Ithaca (with the City of Ithaca and NYS Parks as partners)  received funding several years ago to construct the Gateway Trail along this former railroad  grade. This multiuse trail will connect the South Hill Recreation Way with Buttermilk Falls  State Park and eventually serve as a vital link to the Black Diamond Trail which will also  provide connections to other area trails. Development of this trail has unfortunately been  stymied for many years by the failure to gain legal trail access through the EPT [Emerson  Power Transmission] property. In more recent years, with the property being offered for sale,  EPT officials have been disinclined to engage in any discussion concerning a trail easement to  allow access on their property. While disappointing, the prospect for sale of the property has  given the Town hope that a solution would be reached with an eventual new owner who  would see the value and opportunity this multiuse trail would offer in any redevelopment of  the site.    Upon approval of this subdivision, a key piece of the proposed trail will remain in EPT  ownership, and it is our fear that the company will remain a disinterested party to the future  of the Gateway Trail. The current subdivision request, therefore, presents an important  opportunity to actively engage in dialogue with EPT officials to find and explore concrete  solutions for trail access; one that addresses EPT's security and maintenance needs, while still  ensuring a viable trail connection. The Town urges the City to postpone any decision on the  subdivision request until meaningful and constructive discussions take place on the future of  this very important community asset.”    In comments received October 18, 2013, the City Transportation Engineer, Tim Logue, writes:    “The old railroad right of way through this property is a critical component of a proposed city‐ wide network of interconnected, multi‐modal pathways that Public Works and Planning have  considered in a draft trail plan for the City. In fact, the network has a very real potential to  expand into a trail system of regional significance, with connections to the NYS Black  Diamond Trail, the City’s Cayuga Waterfront Trail, and the Town of Ithaca’s South Hill  Recreation Way and Gateway Trail. This proposed 25 mile trail network would have limited  intersections with vehicular traffic and would connect the South Hill, Inlet Valley, West Hill,  Northside and Fall Creek neighborhoods with the waterfront, numerous state parks and  important commercial districts. The benefits could be significant in the realms of  transportation, recreation, economic development (including tourism), and public health. It  10/23/2014 Page 6 of 11 would be very wise to include this trail right of way in the continued and coordinated planning  for growth and development in this area.”    IMPACT ON TRANSPORTATION  The project will significantly increase development density in an area that is characterized by a  heavy volume of commuter traffic to South Hill, including Ithaca College.  The development is in  close proximity to residential neighborhoods, which will be impacted by increased traffic volume.  The development’s proximity to the downtown core and Ithaca College make it well situated for  alternative modes of transportation (walking, biking, car pooling, and mass transit), however, the  potential impact on this area will need careful study in order to determine the magnitude of the  impacts and most effective mitigations.       The applicant will provide a detailed discussion and complete analysis of the Traffic Impact Study  (TIS) for the proposed project, identifying all potential impacts the Project will have on the  transportation system, along with incremental mitigation measures.  The TIS will include a  description of the existing roadway network, peak traffic volumes, and associated Level of Service  (LOS).  There will also be discussion as to any potential post‐development impacts on the  improvements, and traffic and mitigation.    IMPACT ON ENERGY    A Utility Capacity Analysis is needed to determine any impacts to energy.     IMPACT ON NOISE AND ODORS    Potentially impactful noise and odors may be a result of construction and remediation activities as  well as proposed future uses.     IMPACT ON PUBLIC HEALTH     Environmental History of Site    Borg‐Warner Corporation owned the property from approximately 1928 to 1983 and manufactured  automotive components and power transmission equipment. Trichloroethene (TCE) was utilized by  Borg‐Warner Corporation for degreasing metal parts up until the late 1970s.  Emerson Power  Transmission (EPT) currently owns the Site.  Investigations in 1987 revealed groundwater  contamination at the Site that reportedly emanated from a fire‐water reservoir located on the  western portion of the property.  Due to this contamination, the Site was added to the New York  State Inactive Hazardous Waste Disposal Site Registry in July 1987 as a Class 2 site and is currently  undergoing remediation.    There is a New York State Department of Environmental Conservation (NYSDEC) Record of Decision  (ROD) for the Site from 1994 and a ROD Amendment from 2009.  The original ROD in 1994 was  predominantly based on a Remedial Investigation (RI) completed in 1991 along with additional  studies.  The 2009 ROD Amendment was predominantly based on a Supplemental RI completed in  2008 along with additional studies.  The previous RIs were completed while the Site was an active  industrial facility and the remedial objective at the time was for re‐use as an industrial facility.  The  potential purchaser of the Site intends to redevelop the Site for mixed uses that include residential,  commercial and industrial uses.    10/23/2014 Page 7 of 11 LaBella Associates, P.C. conducted a Phase II Environmental Site Assessment (ESA) at the former  Emerson Power Transmission (EPT) facility located at 620 South Aurora Street, Ithaca, New York,  hereinafter referred to as the “Site”.  Excluded from the definition of the “Site” is an area of the  property designated as “OU‐1” in the Emerson Power Transmission Company application for minor  subdivision to the City of Ithaca, Tax Parcel #106.‐1‐8.  Full copies of the Phase I and II ESAs are  available on‐line:  http://tinyurl.com/Emerson‐ESA    The Phase II ESA was completed to determine whether suspected impacts associated with the  Recognized Environmental Conditions (RECs) identified in the Phase I ESA existed and to begin the  process of evaluating the extent of those impacts.  A brief summary of the results of the Phase II ESA  highlighting the more significant findings are presented below. (For all refernces see  http://tinyurl.com/Emerson‐ESA)     TCE in Groundwater & Soil – Building 24  A facility drawing identified former plating operations within Building 24 in an area where  elevated VOC concentrations in sub‐slab soil vapors were previously detected.  The Phase II  work identified TCE impacts beneath Building 24 in shallow soil and overburden groundwater in  proximity to SB‐401 and in the uppermost weathered bedrock layer in proximity to LBA‐MW‐ 40S.  Impacts were not identified in bedrock groundwater beneath the weathered layer (i.e., top  3‐ft.) in wells installed in Building 24.  However, TCE was identified in an apparent groundwater  discharge emanating from beneath the former transformer pad on the west side of Building 24  and discharging to the drainage feature in this area.    Building 14/15 Salt Pots/Cyanide Area and Barium/Cyanide in Groundwater  Building 14 has a history of being utilized for salt baths and Building 15 was known to store  cyanide.  In addition, a former Building 16 located in the northern portion of current Building 35  appears to have utilized cyanide.  As recently as 1981, barium chloride, sodium cyanide and  copper cyanide were used at the Site.  Based on these operations, several borings and  monitoring wells were advanced in/around Buildings 14 and 15.    Elevated concentrations of barium were identified in several locations including residual  crystalline materials on top of the concrete in Building 14, within the concrete floor slabs in the  areas of the salt pots and within underlying bedrock beneath the salt pots.  In addition, a sample  of the bedrock in the area of the salt baths detected barium at a concentration of 4,720 parts  per million (ppm) which is almost 12 times the NYSDEC Part 375‐6 Restricted Residential Soil  Cleanup Objective (SCO) of 400 ppm and almost 6 times the NYSDEC Part 375‐6 Protection of  Groundwater SCO.  Barium also exceeded the NYSDEC Part 375‐6 Restricted Residential and  Protection of Groundwater SCOs in several soil samples down gradient of this area that were  collected/analyzed as part of the 2008 Supplemental RI.    As part of the Phase II ESA, barium was detected in 48 groundwater samples with 11 of those  samples exceeding the Part 703 Groundwater Standard at a number of locations throughout the  property with a range of 1.3 to 10.8 times the Groundwater Standard.  Cyanide was detected in  33 groundwater samples with 18 of those samples exceeding the Part 703 Groundwater  Standard at a number of locations throughout the property with a range of 1.65 to 44 times the  Groundwater Standard.    Free Petroleum Product  Historically, operations at the Site involved significant amounts of oils (cutting oil, quench oil,  etc.)  Areas with potential petroleum sources were evaluated.  A former quench oil pit in  Building 9 where previous testing noted petroleum odors was identified as one of several  10/23/2014 Page 8 of 11 potential areas of concern for releases of oil.  The petroleum product impacts discovered to date  appear to be the result of at least two different sources, specifically, two subsurface quench pits  located in Building 9 and 14, with the impacts found generally around and directly downgradient  of those areas.  Furthermore, the 2009 ROD identified other areas of petroleum impacts.    VOCs in Groundwater in MW‐29  Monitoring well LBA‐MW‐29 (located between Buildings 2 and 17) was installed during the  initial stage of the Phase II ESA for several purposes which included: 1) evaluating a proposed  ‘Degreaser Tank’ in Building 17; 2) groundwater down gradient of Building 2; and, 3) the sanitary  sewer within the alleyway between Buildings 2 and 17.  A groundwater sample from this  monitoring well identified chlorinated VOCs (CVOCs) with a total concentration of approximately  1.45 ppm.  The worst case impacts are present between approximately 27‐ft. and 39‐ft. below  ground surface (bgs).    As part of the second stage of Phase II testing additional wells were placed in the vicinity of LBA‐ MW‐29 to delineate the extent of impacts found in LBA‐MW‐29.  Concentrations of chlorinated  VOCs similar to those observed in LBA‐MW‐29 were not observed in the supplemental wells.   Based on the supplemental results, it does not appear that a large scale source is present in this  area; however, there may be a need to address and/or monitor the impacts identified in LBA‐ MW‐29.    Southwestern Portion of Site ‐ Building 30/Rice Paddy/Driveway Area  Based on disturbances seen on historical aerials and prior testing which identified elevated  concentrations of metals, PCBs and SVOCs in the southwestern portion of the Site, LaBella  advanced test borings and test pits in the southern portions of the Site in the area of Building  30, the ‘Rice Paddy’ area and in the area of the service road that extends south to the surface  water tributary to Six Mile Creek.  This testing identified metals (arsenic, barium, cadmium,  chromium, copper, and lead) in several samples of soil/fill materials at concentrations above the  NYSDEC Part 375‐6 Restricted Residential and/or Protection of Groundwater SCOs.  Pesticides  were detected in one sample within the Rice Paddy area at concentrations above the NYSDEC  Part 375‐6 Restricted Residential SCOs and the same sample also detected PCBs above the  Protection of Groundwater SCO.  Samples from this area analyzed for Full Toxicity Characteristic  Leachate Procedure (TCLP) did not identify any concentrations above the characteristic  hazardous waste criteria.  TCE and PCE were also detected in a soil sample just north of Building  30 but only the TCE concentration exceeded the Restricted Residential SCO.    Sediments & Seeps  Based on surface contours and drainage ways at the Site, sediment samples were collected to  evaluate potential areas of accumulated contaminants.  Drainage areas are located down  gradient of the main plant building and samples of sediment from two drainage areas identified  concentrations of SVOCs, metals, pesticides and PCBs at concentrations that exceed the criteria  identified in NYSDEC Technical Guidance for Screening Contaminated Sediments (1999).  These  sediment areas are located down gradient (northwest) of Buildings 17/18 and Building 34.   Based on the impacts above the NYSDEC sediment criteria, these two sediment areas appear to  warrant further evaluation.    Four seep samples were also analyzed.  One seep sample was collected from below the former  transformer pad on the western side of Building 24.  This seep flows into a drainage feature that  runs parallel to Building 24 and flows to the north.  This sample was analyzed for PCBs and  VOCs; although PCBs were not identified above laboratory method detection limits, TCE was  detected at a concentration over 6 times the Groundwater Standard in this sample.  Also, one of  10/23/2014 Page 9 of 11 two seep samples collected from the basement of Building 18 (numerous pipes with running  water were observed entering the basement) identified concentrations of cis‐1,2‐DCE and vinyl  chloride above the Part 703 Groundwater Standard.  The discharge location for this seep has not  yet been determined.  A resampling of that seep performed by Emerson was nondetect for all of  the constituents mentioned.  A sample of another seep emanating from a retaining wall at the  top of Cayuga Street (directly downgradient of the Former Degreaser Area) detected TCE slightly  above Groundwater Standards.    Residual Materials in Sanitary/Wastewater Conveyance Piping, Manholes & Pits  After observing sludge in a number of manholes and pits, LaBella collected samples from several  of these structures.  The results of this testing identified elevated concentrations of metals in  numerous sludge samples and elevated cyanide in two samples (one interior pit and one in an  apparent former oil/water separator in the former scrap loading dock area at the top of South  Cayuga Street).  Three of the four samples analyzed for reactivity detected reactive sulfides.    PCB Impacts  Two of the 17 samples of concrete beneath/in proximity to former and current pad mounted  and pole mounted transformers identified PCBs above 1 ppm.  These 2 concrete samples were  collected from the concrete pad northwest of Building 24.  In addition, one surface soil sample  with PCBs greater than 1 ppm was collected beneath the asphalt pavement in proximity to this  same pad, indicating a release of PCBs to the environment requiring remediation.    CVOCs in Soil in SB‐223  A soil sample collected from SB‐223 located approximately 50 feet east of Building 14 at a depth  of 1‐ft. bgs detected PCE above Restricted Residential and Protection of Groundwater SCOs.    Soil Vapor Intrusion  The Phase II ESA testing included select building for SVI evaluation that were not previously  tested or that were tested to confirm previous results.  The Phase II ESA testing indicated the  following additional requirements for buildings at the Site:  a. Mitigation of Buildings 5, 6 and 18  b. Monitoring of Buildings 2 (basement portion), 9, 13A, and 17    It should also be noted that the other buildings evaluated for SVI as part of the Phase II ESA also  detected some level of VOCs in the sub‐slab and indoor air.  SVI testing for free cyanide in  Buildings 8, 14, 15 and 35 did not identify concentrations of cyanide above laboratory MDLs in  the sub‐slab soil gas or indoor air.    Additional Investigation/Remediation    The results of the Phase II ESA were shared with NYSDEC and Emerson.  NYSDEC is currently  reviewing work plans submitted by Emerson to further delineate impacts to soil and groundwater  discovered by the Phase II ESA.  Emerson is also developing a work plan to remediate the PCB  release discovered around the former transformer pad outside Building 24 to be submitted to the  Environmental Protection Agency and NYSDEC for approval before proceeding with additional  action.  Additional delineation will be needed before a determination can be made about what  other remediation and/or mitigation is required at the Site to allow for its proposed redevelopment.    NOTE: The area of the firewater reservoir is known as Operable Unit 1 (OU‐1) was not evaluated as  part of this Phase II ESA.  This parcel is not yet subdivided from the project site, and when  subdivision is complete, parcel boundaries of OU‐1 will be overwhelmingly contiguous with the  10/23/2014 Page 10 of 11 project site.  Information about the contamination history and cleanup program for this site should  be considered.      Potential Impacts from Proposed Uses:    The proposed project is a mixed use development and will have an industrial component.  The range  of industrial uses anticipated may include assembly, food production, storage, incubators,  fabricators, welding, etc. that can co‐exist on a site with other commercial and residential uses.   Heavier industrial uses such as foundries are not anticipated.    Industrial uses may require the use  or storage of materials that will require Spill Prevention, Control and Countermeasure (SPCC) Plans.   If that is the case, the Applicant/Tenants will apply to the appropriate State/Federal Agencies, and if  necessary, the City or Town of Ithaca, for any needed approvals.   All City/Town/State/Federal  regulations we be followed.    IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NIEGHBOORHOOD    The project will impact the growth of the community.    It differs in concentration and intensity of  land use and can be expected to have impacts to the surrounding neighborhoods and possibly other  areas of the community.  Impacts could include those related to changes in the flow of traffic  (pedestrian, vehicular & bicycle), concentration of need for public safety response and utility  capacity.   The project will also impact the visual character particularly of South Aurora Street,     A Utility Capacity Analysis is needed to determine any impacts.  The Applicant has met initially with  the City of Ithaca Department of Public Works (DPW) to discuss the existing public water and  sanitary sewer services to the existing buildings.  Initial discussions indicate there is sufficient  capacity within the public systems for the Project.  The Applicant will provide estimates of public  water usage and sanitary sewer loadings, as well as coordinate with DPW to analyze the capacity for  future development.      DETERMINATION:    It is this reviewer’s opinion that several of the impacts as identified in the FEAF for the proposed  Planned Unit Development, Site Plan and Subdivision relating to the Chain Works District project are  potentially large.   Furthermore, it is not possible to identify mitigation measures without additional  investigation and evaluation by qualified experts.  It is the reviewer’s determination that this project  may result in one or more major impacts that cannot be reduced and may have a significant impact  on the environment.  The reviewer recommends that a Positive Declaration of Environmental  Significance be issued and that a Generic Environmental Impact Study be prepared for the Chain  Works District project.     Prepared by: Lisa Nicholas, AICP, Senior Planner                     10/23/2014 Page 11 of 11 EXHIBIT A   PROPOSED RESOLUTION Site Plan Review CEQR Chain Works District Redevelopment Project 620 S. Aurora St. City of Ithaca Planning & Development Board October 28, 2014 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for the Chain Works District 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 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 to Common Council for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The project is a mixed-use development consisting of four primary phases: (1) the redevelopment of four existing buildings (21, 24, 33, & 34); (2) the repurposing of the remaining existing existing buildings; (3) potential future development within areas of the remainder of the site adjacent to the existing buildings/parking areas; and (4) future developments within remaining areas of the site. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (6), and the State Environmental Quality Review Act, §617.4 (b)(3), and is subject to environmental review. The project requires a Subdivision and approvals from the Town of Ithaca, 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: 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: Common Council, the Planning Board, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the NYS Department of Health, the NYS Department of Transportation, and the NYS Department of Environmental Conservation have all been identified as involved agencies, and WHEREAS: it has been requested that the Common Council, the Planning Board, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the NYS Department of Health, the NYS Department of Transportation, and the NYS Department of Environmental Conservation consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the Common Council, the Planning Board, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the NYS Department of Health, the NYS Department of Transportation, and the NYS Department of Environmental Conservation have consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Conservation Advisory Council and other interested agencies have been given the opportunity to comment on the proposed project, now, therefore, be it RESOLVED: that this Planning and Development Board, having declared itself Lead Agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth on the Full Environmental Assessment Form (FEAF), Parts 1, 2, and 3, and be it further 2 RESOLVED: that this Planning and Development Board, as Lead Agency, hereby determines that the proposed action of site plan approval for the proposed Chain Works District Redevelopment Project may have one or more significant environmental impacts, and that a Positive Declaration of Environmental Significance be issued, and that a Generic Environmental Impact Statement (GEIS) be prepared, and be it further RESOLVED: that this resolution constitutes notice of this Positive Declaration of Environmental Significance and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk’s Office, and forward the same to any other parties as required by law. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review CEQR Chain Works District Redevelopment Project 620 S. Aurora St. City of Ithaca Planning & Development Board October 28, 2014 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for the Chain Works District 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 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 to Common Council for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The project is a mixed-use development consisting of four primary phases: (1) the redevelopment of four existing buildings (21, 24, 33, & 34); (2) the repurposing of the remaining existing existing buildings; (3) potential future development within areas of the remainder of the site adjacent to the existing buildings/parking areas; and (4) future developments within remaining areas of the site. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (6), and the State Environmental Quality Review Act, §617.4 (b)(3), and is subject to environmental review. The project requires a Subdivision and approvals from the Town of Ithaca, 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: 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: Common Council, the Planning Board, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the NYS Department of Health, the NYS Department of Transportation, and the NYS Department of Environmental Conservation have all been identified as involved agencies, and WHEREAS: it has been requested that the Common Council, the Planning Board, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the NYS Department of Health, the NYS Department of Transportation, and the NYS Department of Environmental Conservation consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the Common Council, the Planning Board, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the NYS Department of Health, the NYS Department of Transportation, and the NYS Department of Environmental Conservation have consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Conservation Advisory Council and other interested agencies have been given the opportunity to comment on the proposed project, now, therefore, be it RESOLVED: that this Planning and Development Board, having declared itself Lead Agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth on the Full Environmental Assessment Form (FEAF), Parts 1, 2, and 3, and be it further 2 RESOLVED: that this Planning and Development Board, as Lead Agency, hereby determines that the proposed action of site plan approval for the proposed Chain Works District Redevelopment Project may have one or more significant environmental impacts, and that a Positive Declaration of Environmental Significance be issued, and that a Generic Environmental Impact Statement (GEIS) be prepared, and be it further RESOLVED: that this resolution constitutes notice of this Positive Declaration of Environmental Significance and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk’s Office, and forward the same to any other parties as required by law. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 TSB TSB TSB SSP TSB Elec.Box T S B TSB NY S E G 2 7 TSB TMH TMH SSP TSB S o u t h M e a d o w S t r e e t ( N . Y . S . R o u t e 1 3 ) Stop Sign Con c re te Curb C o n c r e t e Wa lk V a u lt Concrete Curb C o n c r e t e C u r b C o n c r e t e C o n c r e t e Wa lk C o n c r e t e Wa lk Concrete Curb Concrete Curb Stop Sign Grass Grass Grass Grass Grass Grass Sign Merge Arrow Concrete Curb Concrete Curb Granite Curb Grass Grass De lin e a t o r C o n c r e t e Wa lk " No S t a n d in g " Concrete Curb G r a n it e C u r b "10 MPH" G r a s s G r a s s Grass C o n c r e t e C u r b C o n c r e t e C u r b P r o p e r t y L in e Asphalt Grass G r a s s G r a s s G r a s s G r a s s G r a s s G r a s s Asphalt L.P. L.P. L.P. Conc. Walk Recycling" Grass "Tompkins County Granite Curb Property Line Sign Stop C o n c r e t e Wa lk Arrow Merge Sign Stop C o n c r e t e C u r b L.P. Pad Conc. Box on Control "Exit" Sign Sign Brick 31 NYSEG 22 NYSEG R ig h t - o f - Wa y L in e PROPOSED RETAIL 15,700 SF W B- 67 A A S H T O 200 4 ( U S) WB-67 AASHTO 2004 (US) WB-67 AASHTO 2004 (US) WB-67 AASHTO 2004 (US) E N T R A N C E M A IN 153.5' 10 1 . 3 ' EXIT EMERGENCY ENTRANCE DELIVERY ROOM MECH/ELEC. DOCK RAMP LOADING DOCK LOADINGLPLP LP LP LP LP LP LP LP LP LP LP LPLP LP LP LP ENCLOSURE DUMPSTER U N A U T H O R IZ T IO N A L T E R A T IO N O R A D D IT IO N S T O T H IS 14 5 S E C T IO N 7 2 0 9 A N D A R T IC L E 14 7 S E C T IO N 7 3 0 7 . D R A W IN G IS IN VIO L A T IO N O F S T A T E E D U C A T IO N L A W A R T IC L E STORE NO. DWG NO. IT H A C A - W E G M A N S P R O J E C T : D R A W IN G : C H E C K E D B Y 15 0 0 B R O O K S A VE N U E P .O . B O X 3 0 8 4 4 C O P Y R IG H T 2 0 0 8 B Y W E G M A N S F O O D M A R K E T S IN C ., A L L R IG H T S R E S E R VE D . T H E S E D O C U M E N T S A R E T H E P R O P E R T Y O F W E G M A N S F O O D M A R K E T S IN C . N O D U P L IC A T IO N IS P E R M IT T E D W IT H O U T W R IT T E N A P P R O V A L F R O M W E G M A N S F O O D M A R K E T S IN C . C IV IL E N G IN E E R IN G D E V E L O P M E N T G R O U P R O C H E S T E R , N E W Y O R K 14 6 0 3 - 0 8 4 4 O W N E R : F IL E P R O J E C T L O C A T IO N : S C A L E D R A W N B Y : D E S IG N P R IN T S A R E F O R : C O N S T R U C T IO N ( 5 8 5 ) - 4 6 4 - 4 6 0 0 D A T E B ID D IN G R E V IE W P E R M IT N O . R E VIS IO N D A T E N E B C O N S T R U C T I O N F O O D M A R K E T S , I N C . C ( 5 8 5 ) 5 1 2 - 2 0 0 0 R O C H E S T E R , N Y 1 4 6 0 4 2 5 5 E A S T A V E N U E 800-962-7962 Dig Safely. New York Dig With Care Respect the Marks Confirm Utility Response Wait The Required Time Call Before You Dig digsafelynewyorkwww..org M R H 5 0 0 S O U T H M E A D O W S T R E E T C IT Y O F IT H A C A C O U N T Y O F T H O M P K IN S , S T A T E O F N E W Y O R K 1"= 2 0 ' 071020102040 SCALE IN FEET 60 W e g m a n s It h a c a - W in e S t o r e _ S it e P la n .d w g GENERAL NOTES RESTORATION NOTES LIMIT OF NEW PAVEMENT RESTORATION LEGEND CONCRETE PAVING (TRUCK LOADING AREA/WALKWAY) 4. 3. 2. 1. WITH ASPHALT FILLER (NYSDOT MATERIAL SPEC. 702.0700). NEW-TO-EXISTING ASPHALT PAVEMENT JOINTS SHALL BE SEALED BE FLUSH WITH THE EXISTING ADJACENT AREA THAT IS TO REMAIN. ASPHALT SHALL BE COMPACTED TO A SMOOTH FINISH AND SHALL CUT FULL DEPTH, SO THAT ALL LINES ARE STRAIGHT AND TRUE. AREA. THE PERIMETER OF THE DISTURBED AREA SHALL BE SAW SHALL BE REQUIRED TO REPLACE THE DAMAGED OR EXCAVATED ARE DISTURBED AS PART OF THE CONSTRUCTION, THE CONTRACTOR WHEN ADJACENT ASPHALT, CONCRETE OR PAVING STONE AREAS HEALTHY STAND OF GRASS IS OBTAINED. OF TOPSOIL, SEED AND MULCH AND SHALL BE WATERED UNTIL A ALL DISTURBED UNSURFACED AREAS SHALL RECEIVE FOUR INCHES MATERIALS, AND STONES LARGER THAN 1 INCH IN SIZE. TREE ROOTS PIECES OF ASPHALT AND OTHER EXTRANEOUS SHALL BE THOROUGHLY COMPACTED AND FREE OF GRASS CLUMPS, FOUR INCHES OF THE FINISHED SURFACE. ON-SITE MATERIAL ON-SITE MATERIAL MAY BE USED TO BACKFILL THE AREA WITHIN WHEN RESTORING LAWN AREAS ADJACENT TO NEW CONSTRUCTION, OF THE OWNER. CONSTRUCTION MUST BE RESTORED IN KIND TO THE SATISFACTION THE ADJACENT AREAS DISTURBED OR DAMAGED DURING SITE DATA 24'/30' 20'/30' 1 SPACE/500 S.F.= 30 15,200 S.F.* 30 MATCH EXISTING, TYP, LIMIT OF PAVEMENT, MATCH EXISTING, TYP. LIMIT OF PAVEMENT, 1 7 ' 2 2 ' 1 9 ' 18 ' 18'24'18'18'24'18' 9 ' 2 4 ' 3 0 ' 2 0 ' R EXISTING CURB, TYP. CURB, MATCH END PROPOSED EXISTING CURB, TYP. CURB, MATCH END PROPOSED LAWN LAWN 36' 1 0 ' 7 ' 1 0 ' TYP.TYP.TYP.TYP.TYP.TYP. T Y P . DRIVE AISLE SIZE (MINIMUM/FIRE LANE) PARKING STALL SIZE BUILDING REAR SIDE FRONT PARKING SETBACKS REAR SIDE FRONT (ALONG ST 13) BUILDING SETBACKS MAX. BUILDING COVERAGE MAX. BUILDING HEIGHT ZONING REQUIREMENTS CURRENT ZONING: SOUTH WEST ZONING DISTRICT (SW-2) RETAIL SITE AREA: 1.7 ACRES (75,200 SQ. FT.) CURRENT SITE AREA: 17.7 ACRES (771,513 SQ. FT.) 8.5'x18' - 90° (MIN.) 5 FT 5 FT. 5 FT. 5 FT. 20 FT. N/A 15' MIN. - 34' MAX. 60% 5 STORIES REQUIRED LIMIT OF DISTURBANCE, TYP. EXISTING CURB MATCH 6 ' 6 ' 12' 1 6 ' 11' 14 ' 14' 26' 9'x18' (90°) 13 FT. N/A 52 FT. 26 FT. N/A 42 FT. 34 FT. 21% 2 STORIES PROPOSED 9' 18 ' 2 4 ' 18 ' TYP. T Y P . T Y P . T Y P . 17' 21' 17 17 34 3A 3B 3C 3D STANDARD DUTY PAVEMENT SECTION HEAVY DUTY PAVEMENT SECTION STANDARD DUTY CONCRETE SIDEWALK HEAVY DUTY CONCRETE NEW CURB GRANITE CURB (SHEET 6 of 16) S IT E P L A N ANY WORK WITHIN THE RIGHT-OF-WAY. BE REQUIRED BY THE SITE CONTRACTOR PRIOR TO THE START OF A HIGHWAY WORK PERMIT FROM THE APPROPRIATE AGENCY SHALL CATCH BASIN WITHIN THE PAVEMENT AREA. A CONCRETE APRON SHALL BE INSTALLED AROUND EACH EXISTING AND MUST BE VERIFIED BY THE GENERAL CONTRACTOR. ALL ELEVATIONS SHOWN ARE IN REFERENCE TO THE BENCHMARK COMPLETED. BY CODES AND/OR THE JURISDICTIONAL AUTHORITY ARE REQUIRED INSPECTIONS AND/OR CERTIFICATIONS REQUIRED THE CONTRACTOR IS RESPONSIBLE TO ENSURE THAT ALL SHALL BE RESPONSIBLE FOR ANY DAMAGE INCURRED. AND IRRIGATION COMPONENTS INTENDED TO REMAIN. CONTRACTOR CONTRACTOR SHALL MAINTAIN AND PROTECT EXISTING LANDSCAPING MAY 1, 2014" WITH ALL CURRENT ADDENDUMS. ENGINEERING, NEW YORK STATE DEPARTMENT OF TRANSPORTATION, SPECIFICATIONS, CONSTRUCTION AND MATERIALS, OFFICE OF REFERENCES TO NYSDOT STANDARDS SHALL MEAN THE "STANDARD TIMES DURING CONSTRUCTION. CONTRACTOR SHALL MAINTAIN ACCESS TO THE BUILDING AT ALL CONSTRUCTION MANAGER. AND SATISFACTORY MANNER AS APPROVED BY THE WEGMAN'S PUBLIC ADJACENT TO THE CONSTRUCTION AREAS, IN AN ADEQUATE PROVIDE FOR THE CONVENIENCE AND SAFETY OF THE GENERAL WILL INSURE THE LEAST OBSTRUCTION TO TRAFFIC AND SHALL THE CONTRACTOR SHALL CONDUCT THE WORK IN A MANNER THAT CONSTRUCTION MANAGER. WEGMANS STANDARD SPECIFICATIONS OR AS SPECIFIED BY WEGMANS CONSTRUCTION METHODS AND MATERIALS SHALL MEET OR EXCEED CONSTRUCTION MANAGER. CONTRACTOR SHALL COORDINATE ALL WORK WITH WEGMANS DATED AUGUST 25, 2010. BY C.T. MALE ASSOCIATES, P.C. TITLED TOPOGRAPHIC MAP AND PLANS WERE PREPARED FROM A TOPOGRAPHIC SURVEY COMPLETED 11. 10. 9. 8. 7. 6. 5. 4. 3. 2. 1. 18' 9 ' 3 B 3B 3A 3 A 3C 3C TYP. GRANITE CURB, (SEE DETAIL ON DWG NO. CD-1) CONCRETE STAIRS WITH RAILING, 3D DRAINAGE INLETS, TYP. CONCRETE APRON AROUND 3D C-3 BIKE RACK PROPOSED MATCH BUILDING MATERIALS DECORATIVE SCREEN WALL TO FLOOR AREA IN THE BUILDING. SQUARE FEET OF NET 1 SPACE FOR EACH 500 RETAIL STORE: PARKING 13 74' R 10 ' R 5 0 ' R 10'R10'R 3'R 5'R 5'R 20'R 1 0 ' R 3'R 20'R 4 ' 5 ' 8 ' 4 3 . 8 ' 33.9' 24.1' 7 . 5 ' 6 ' 7.5'10.3' 7.5' DUTY PAVEMENT, TYP. LIMIT OF HEAVY 17.3' 10'R 3'R 5'R 5 ' R 5 ' R 5 ' R 5'R 5'R 13 R E T A IL S T O R E SIGNS AND "ONE-WAY" "DO NOT ENTER" LOCATION DUMPSTER EXISTING CURB, TYP. CURB, MATCH END PROPOSED LAWNLAWN LAWN LAWNLAWN LAWN LIMIT OF DISTURBANCE, TYP. 8 ' 10 / 2 0 / 14 1313 52 2 HANDICAP 84 REGULAR 2" 6" 6" 5" 5" 5" 5" TSB TSB TSB SSP 8" Maple 8" Maple 8" Maple 8" Maple 8" Maple 8" Maple 8" Maple 8" Maple 8" Maple 8" Maple TSB 10" Maple Elec.Box 8" 8" 8"8"8"8"8"8"8" 2" T S B TSB NY S E G 2 7 TSB TMH TMH 8" Maple 8" Maple 8" Maple 8" Maple 10" Maple 10" Maple 10" Maple 8" Maple SSP TSB 8" Maple P r o p e r t y L in e L a n d s c a p e d Ar e a Landscaped Area Landscaped Area L.P. L.P. L.P. Property Line Area Landscape MAPLE 8" MAPLE 8" MAPLE 8" MAPLE 8" MAPLE 8" MAPLE 8" MAPLE 8" MAPLE 8" MAPLE 8" MAPLE 8" L.P. Maple 8" 31 NYSEG 22 NYSEG R ig h t - o f - Wa y L in e PROPOSED RETAIL 15,700 SFE N T R A N C E MAIN 153.5' 10 1. 3 ' EXIT EMERGENCY ENTRANCE DELIVERY ROOM MECH/ELEC. DOCK RAMP LOADING DOCK LOADINGLPLP LP LP LP LP LP LP LP LP LP LP LPLP LP LP LP ENCLOSURE DUMPSTER U N A U T H O R IZ T IO N A L T E R A T IO N O R A D D IT IO N S T O T H IS 14 5 S E C T IO N 7 2 0 9 A N D A R T IC L E 14 7 S E C T IO N 7 3 0 7 . D R A W IN G IS IN VIO L A T IO N O F S T A T E E D U C A T IO N L A W A R T IC L E STORE NO. DWG NO. IT H A C A - W E G M A N S P R O J E C T : D R A W IN G : C H E C K E D B Y 15 0 0 B R O O K S A VE N U E P .O . B O X 3 0 8 4 4 C O P Y R IG H T 2 0 0 8 B Y W E G M A N S F O O D M A R K E T S IN C ., A L L R IG H T S R E S E R VE D . T H E S E D O C U M E N T S A R E T H E P R O P E R T Y O F W E G M A N S F O O D M A R K E T S IN C . N O D U P L IC A T IO N IS P E R M IT T E D W IT H O U T W R IT T E N A P P R O V A L F R O M W E G M A N S F O O D M A R K E T S IN C . C IV IL E N G IN E E R IN G D E V E L O P M E N T G R O U P R O C H E S T E R , N E W Y O R K 14 6 0 3 - 0 8 4 4 O W N E R : F IL E P R O J E C T L O C A T IO N : S C A L E D R A W N B Y : D E S IG N P R IN T S A R E F O R : C O N S T R U C T IO N ( 5 8 5 ) - 4 6 4 - 4 6 0 0 D A T E B ID D IN G R E V IE W P E R M IT N O . R E VIS IO N D A T E N E B C O N S T R U C T I O N F O O D M A R K E T S , I N C . C ( 5 8 5 ) 5 1 2 - 2 0 0 0 R O C H E S T E R , N Y 1 4 6 0 4 2 5 5 E A S T A V E N U E 800-962-7962 Dig Safely. New York Dig With Care Respect the Marks Confirm Utility Response Wait The Required Time Call Before You Dig digsafelynewyorkwww..org M R H 5 0 0 S O U T H M E A D O W S T R E E T C IT Y O F IT H A C A C O U N T Y O F T H O M P K IN S , S T A T E O F N E W Y O R K 1"= 2 0 ' 071020102040 SCALE IN FEET 60 W e g m a n s It h a c a - W in e S t o r e _ S it e P la n .d w g R E T A IL S T O R E L A N D S C A P E P L A N LEGEND 6" Deciduous LAWN AREA LIMITS OF DISTURBANCE EXISTING TREE TO REMAIN AREA OF MULCH PROPOSED TREE\SHRUB 15% KENTUCKY BLUEGRASS BLEND (USE AT LEAST 3 CULTIVARS) 20% PERENNIAL RYEGRASS (ALL-STAR OR DSAHER II) 65% FINE FESCUS (RELIANT OR BILJART) 4-5 LBS/1,000 S.F. SEED SCHEDULE S o u t h M e a d o w S t r e e t ( N . Y . S . R o u t e 1 3 ) B & B B & B KEY SIZE ROOTBOTANICAL NAME COMMON NAME QUANT. PLANT LIST DECIDUOUS TREES Pyrus Calleryana 'Aristocrat'ARISTOCRAT FLOWERING PEAR RED OAKQuercus Rubra 2 •"-3" CAL. 2 •"-3" CAL. PLANTING NOTES REFER TO PLANTING DETAILS ON DWG. NO. C-21. THE FIELD. REMOVE UPON STABILIZATION OF GROUND COVER. MEASURES AS SHOWN ON THE PLANS AND AS REQUIRED IN CONTRACTOR TO PROVIDE AND MAINTAIN EROSION CONTROL THIS CONTRACT. ON SITE WHICH ARE NOT PART OF THE IDENTIFIED WORK OF ITEMS DAMAGED OUTSIDE CONSTRUCTION LIMITS OR DISTURBED CONTRACTOR IS RESPONSIBLE TO REPAIR OR REPLACE ALL ACCEPTANCE OF THE PROJECT. MOWING, AND PROTECTION FROM TRAFFIC UNTIL FINAL CONTRACTOR SHALL MAINTAIN ALL WORK INCLUDING WATERING, MINIMUM OF 1 YEAR TIME FROM SUBSTANTIAL COMPLETION. CONTRACTOR SHALL GUARANTEE ALL PLANTED MATERIALS A INSPECTION AT DELIVERY BY THE OWNER. IN REASONABLE TIME. ALL PLANTS ARE SUBJECTED TO PLANTS SHALL BE DELIVERED ONLY AS THEY CAN BE INSTALLED STANDARD HORTICULTURAL PRACTICE PRIOR TO INSTALLATION. PRUNE TREES IN ACCORDANCE WITH SPECIFICATIONS AND HEALTHY STAND OF GRASS APPEARS. MAINTAINED BY THE CONTRACTOR UNTIL SUCH TIME AS A TO A MINIMUM DEPTH OF 4". THESE AREAS SHALL BE ALL DISTURBED LAWN AREAS SHALL BE COVERED WITH TOPSOIL MULCH. ALL PLANT BEDS TO RECEIVE THREE INCHES (3") OF HARDWOOD TO THE OWNER'S REPRESENTATIVE. LINES PRIOR TO PLANTING AND SHALL REPORT ANY CONFLICTS CONTRACTOR SHALL LOCATE AND VERIFY ALL EXISTING UTILITY BODIED FOR SPECIFIC SPECIES. MIDDLE TO UPPER END OF THAT RANGE. PLANTS TO BE FULL PROVIDED SHALL BE A FAIR REPRESENTATION OF THAT RANGE WHERE PLANT SIZE IS INDICATED AS A RANGE, THE PLANTS OF NURSERYMEN, INC. NURSERY STOCK PUBLISHED BY THE AMERICAN ASSOCIATION GUIDLEINES ESTABLISHED BY THE AMERICAN STANDARD FOR ALL NEW PLANT MATERIAL SHALL CONFORM TO THE MINIMUM 12. 11. 10. 9. 8. 7. 6. 5. 4. 3. 2. 1. PC TC QR 48 C-6 (SHEET 9 of 16) MU L C H MU L C H PLANTED BY WEGMANS ANNUALS TO BE L A W N L A W N 2 QR 19 TC 3 TC LAWN LAWN 2 AC 1 PC 1 PC AC 6 2 •"-3" CAL.B & BAcer x. fremanii 'Cetzam'CELEBRATION MAPLE PERENNIALS CONTAINERHP SHRUBS Texus x.m. 'Chadwickii'CHADWICK'S YEW 24" HT.B & B 4 AC PLANTED BY WEGMANS ANNUALS TO BE EF 17WINTERCREEPER 24" HT.B & B VJ 16JUDD VIBURNUM B & B Euonymus fortunei MATURE SIZE 3' HT./3' SPR. Viburnum juddi 6' HT./6' SPR. CS 8Cornus sericea RED OSIER DOGWOOD 4' HT./10' SPR.#5 CONT.18-24" SPR. 24-30" HT. IM 6 #5 CONT.18-24" SPR.Ilex x meserveae BLUE HOLLY 8' HT./6' SPR. VT 2 8' HT./8' SPR.Viburnum trilobum AMERICAN CRANBERRYBUSH 24-30" HT. 45' HT./20' SPR. 40' HT./25' SPR. 80' HT./30' SPR. 3' HT./5' SPR. 48 6 EF 5 EF 3 IM 2 CS 2 CS 2 CS 3 IM 2 CS 3 TC 3 SA 3 EF 4 VJ 3 EF 4 VJ 2 VT 3 SA AUTUMN JOY STONECROPSedum Spectabile 'Autumn Joy'NO. 2 CONTAINERSA 2' HT./2' SPR.6 Hemerocalis x.NO. 1 18" HT./2' SPR. 12 HP 12 HP 12 HP 8 RP 4 VJ RP 16 24" HT.3' HT./3' SPR.Rosa pink knockout PINK KNOCKOUT ROSE #5 CONT. B & B 2 QR NOT TO SCALE TYPICAL PARKING LOT LANDSCAPE ISLAND PLANTING ENLARGEMENT DETAIL NO. 1 NO. 1 ENLARGEMENT DETAIL REFER TO PLANTING NO. 1 ENLARGEMENT DETAIL REFER TO PLANTING MULCH 1 PC LAWN LAWN L A W N DAYLILY (YELLOW) 2 PC 2 PC 1 PC 5 TC 5 TC 5 TC 5 TC LAWN LAWN LAWN LAWN MULCH 6 TC 6 EF 10 CS 6 EF 11 VT 10 / 2 0 / 14 2 QR 2 QR 8 8 ITH A C A R E T A I L CO N C E P T U A L R E N D E R I N G S LEFT/NORTH ELEVATION FRONT/WEST ELEVATIONRIGHT/SOUTH ELEVATION BACK/EAST ELEVATION ALUMINUM COPING TYP. DECORATIVE SCREEN WALL TO MATCH BUILDING MATERIALS SPLIT FACE BLOCK DOMINE BROWN WITH STONE WINDOW SILL SCREEN WALL FIELD BRICK AMHERST BLEND EIFS COLOR 2 112 SANDWOOD BEIGE ELEV. +29’-2” TOP OF HI PARAPET ELEV. +26’-6” TOP OF LO PARAPET ELEV. +11’-6” BOTTOM OF AWNINGS ELEV. +0’-0” ALUMINUM COPING TYP. STANDING SEAM ROOF #07 REDWOOD SPLIT FACE BLOCK DOMINE BROWN WITH STONE WINDOW SILL EIFS COLOR 2 112 SANDLEWOOD BEIGE FIELD BRICK AMHERST BLEND TENANT SIGNAGE ALUMINUM COPING TYP. DECORATIVE SCREEN WALL TO MATCH BUILDING MATERIALS EIFS COLOR 4 3945 FUDGE TENANT SIGNAGE ALUMINUM COPING TYP. EIFS COLOR 4 3945 FUDGE STANDING SEAM ROOF #07 REDWOOD LOADING DOCK BEYOND SPLIT FACE BLOCK DOMINE BROWN WITH STONE WINDOW SILL STOREFRONT ENTRY DOORS FIELD BRICK AMHERST BLEND EIFS COLOR 2 112 SANDLEWOOD BEIGE ELEV. +29’-2” TOP OF HI PARAPET ELEV. +26’-6” TOP OF LO PARAPET ELEV. +11’-6” BOTTOM OF AWNINGS ELEV. +0’-0” TENANT SIGNAGE ALUMINUM COPING TYP. FIRE EXIT DOOR FIELD BRICK AMHERST BLEND SPLIT FACE BLOCK DOMINE BROWN WITH STONE WINDOW SILL EIFS COLOR 4 3945 FUDGE STANDING SEAM ROOM #07 REDWOOD EIFS COLOR 2 112 SANDLEWOOD BEIGE PROPOSED RESOLUTION Site Plan Review Declaration of Lead Agency 500 S. Meadow St. Wegmans 15,700-SF Retail Building City of Ithaca Planning & Development Board October 28, 2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 15,700-SF retail building to be located at 500 S. Meadow Street in the City of Ithaca, by Wegmans Food Markets, Inc. applicant and owner, and WHEREAS: the applicant proposes to construct a 15,700-SF retail building. The project site is a 17.7-acre parcel that contains an existing 115,000-SF retail building (Wegmans), associated parking, and an access road from Meadow Street. The new building will be located on an existing 201-space parking area. Project development will include parking for 88 cars, internal sidewalks, crosswalk striping, lighting, and landscaping. The project is in the SW-2 Zoning District, 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: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Site Plan Approval for the proposed project, to be located at 500 S. Meadow Street in the City of Ithaca. Moved: Second: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review CEQR 500 S. Meadow St. Wegmans 15,700-SF Retail Building City of Ithaca Planning & Development Board October 28, 2014 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a retail building, and WHEREAS: the applicant proposes to construct a 15,700-SF retail building. The project site is a 17.7-acre parcel that contains an existing 115,000-SF retail building (Wegmans), associated parking, and an access road from Meadow Street. The new building will be located on an existing 201-space parking area. Project development will include parking for 88 cars, internal sidewalks, crosswalk striping, lighting, and landscaping. The project is in the SW-2 Zoning District, 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: 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 Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on October 28, 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 October 28, 2014 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning staff; plans entitled “Topographic Survey for Wegmans Food Market, 500 South Meadow Street (Sheets 1 and 2),” prepared by C.T. Male Associates, P.C and dated 8/25/11; “Overall Master Site Plan (C-1),” “Demolition Plan (C-2),” “Site Plan (C-3),” “Utility Plan (C-4),” “Grading and Erosion Control Plan (C-5),” “Landscape Plan (C-6),” “Lighting Plan (C-7),” “Construction Phasing Plan (C-8),” and “Construction Details 1−5 (CD-1, CD-2, CD-3, CD-4, & CD-5),” dated 9/7/14 and all prepared by T.Y. LIN International; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval 500 S. Meadow St. Wegmans 15,700-SF Retail Building City of Ithaca Planning & Development Board October 28, 2014 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for a retail building, and WHEREAS: the applicant proposes to construct a 15,700-SF retail building. The project site is a 17.7-acre parcel that contains an existing 115,000-SF retail building (Wegmans), associated parking, and an access road from Meadow Street. The new building will be located on an existing 201-space parking area. Project development will include parking for 88 cars, internal sidewalks, crosswalk striping, lighting, and landscaping. The project is in the SW-2 Zoning District, and   WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on October 28, 2014 declare itself Lead Agency for the environmental review of the project, 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 October 28, 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 October 28, 2014 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning staff; plans entitled “Topographic Survey for Wegmans Food Market, 500 South Meadow Street (Sheets 1 and 2),” prepared by C.T. Male Associates, P.C and dated 8/25/11; “Overall Master Site Plan (C-1),” “Demolition Plan (C-2),” “Utility Plan (C-4),” “Grading and Erosion Control Plan (C-5),” “Lighting Plan (C-7),” “Construction Phasing Plan (C-8),” and “Construction Details 1−5 (CD-1, CD-2, CD-3, CD-4, & CD-5),” dated 9/7/14; and “Site Plan (C-3),” “Landscape Plan (C-6),” “Conceptual Renderings,” dated 10/20/14 and all prepared by T.Y. LIN International; “Material Board, Wegmans – Proposed Outparcel,” dated October 2014; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board did on October 28, 2014 determine the proposed project will result in no significant impact on the environment, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Submission for approval by the Planning Board of building materials, and ii. Written approval from the City Stormwater Management Officer, and iii. Written approval from the City Fire Chief, and iv. Bike racks to be installed before a Certificate of Occupancy is issued. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Declaration of Lead Agency 114 Catherine Street Apartments City of Ithaca Planning and Development Board October 28, 2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for an apartment building to be located at 114 Catherine Street in the City of Ithaca, from Jagat Sharma, applicant for Nick Lambrou, owner, and WHEREAS: The applicant proposes to construct a 3-story apartment building, with a footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The project site contains an existing apartment building and a 13-space parking lot with 7 in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the new building). The project also includes the removal of one curb-cut. The project is in the CR-4 Zoning District, which requires either: (1) off-street parking in accordance with §325-45.5 F; 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 an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. The project requires DESIGN REVIEW, and WHEREAS: this 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: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Site Plan Approval for the proposed project, to be located 114 Catherine Street in the City of Ithaca. Moved: Second: In Favor: Against: Abstain: Absent: Vacancies: 1