HomeMy WebLinkAbout11-25-14 Planning and Development Board Meeting AgendaCITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 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 Division – 607-274-6550 Community Development/IURA – 607-274-6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
If you have a disability & would like specific accommodation
to participate, please contact the City Clerk at 274‐6570 by
12:00 p.m., the day before the meeting.
NOTICE OF MEETING
The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on NOVEMBER 25TH, 2014 in COMMON
COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
Note: A DESIGN REVIEW COMMITTEE meeting will be held for agenda item 4. E., 114 Catherine Street.
AGENDA ITEM Start Time
1. Agenda Review 6:00
2. Privilege of the Floor (3‐minute maximum per person) 6:01
3. Special Order of Business: Disability Advisory Council Presentation ― Access Survey Results 6:10
4. Site Plan Review
A. Hancock Street Project (former Neighborhood Pride), Ithaca Neighborhood Housing Services
(INHS) ― Brief Introduction About Neighborhood Visioning Process
6:25
B. Project: Purity Ice Cream Renovations 6:40
Location: 700 Cascadilla Ave.
Applicant: John Snyder, for Bruce Lane, Owner
Actions: Consideration of Approval of Project Changes
C. Project: Major Subdivision & 5 Units of Housing 7:00
Location: 128 W. Falls St.
Applicant: Ron Ronsvalle
Actions: Public Hearing Consideration of Preliminary Site Plan and Subdivision Approval
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 two. 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 Lot 3, measuring 8,276 SF with
182 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, one driveway, 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, for which environmental review was completed on September 23, 2014.
The project has received Area Variances for an existing front‐yard deficiency, as well as new front‐ and rear‐
yard deficiencies and parking location.
APPLICANT OVERHEAD PROJECTOR NOTE::
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.)
AGENDA ITEM Start Time
4. Site Plan Review (cont.)
D. Project: 123‐Room Hilton Canopy Hotel 7:15
Location: 320‐324 E. MKL, Jr. Blvd./State St.
Applicant: Scott Whitham for Neil Patel
Actions: No Action ― Review of FEAF, Parts 2 & 3
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 an 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.
E. Project: 3‐Story Apartment Building 7:35
Location: 114 Catherine St.
Applicant: Jagat Sharma for Nick Lambrou
Actions: Design Review Public Hearing Determination of Environmental Significance
Consideration of Approval of Transportation Demand Management Plan
Consideration of Preliminary Site Plan Approval
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 spaces 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. Project: Ithaca Plaza ― Retail Expansion 8:05
Location: 222 Elmira Rd.
Applicant: Marx Realty & Improvement Co., Inc.
Actions: Declaration of Lead Agency
“An Equal Opportunity Employer with a commitment to workforce diversification.” 2
AGENDA ITEM Start Time
The applicant proposes to construct a one‐story, 3,400‐SF retail building with 49 parking spaces and associated
landscaping, walkways, and other site improvements. The 6.1‐acre project site contains an existing retail mall
with 258 parking spaces. The project site is predominantly paved; however, development requires the
removal of 0.2 acres (8.712 SF) of existing vegetation along the north property line and contiguous to the
drainage area. The project is in the SW‐2 Zoning District, which allows a maximum building setback of 34 feet
from the curbline. The project requires an Area Variance for the proposed 70’ setback. The applicant has
proposed a 4’‐tall architectural wall along a portion of the frontage. 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.
G. Project: Sketch Plan: Ithaca Children’s Garden at Cass Park 8:15
H. Project: Sketch Plan: 112 Blair St. ― 2 Duplexes & Parking 8:30
I. Project: Chain Works District Project ― Scoping Update (if needed) 8:45
5. Zoning Appeals (none)
6. Old/New Business
A. Planning Board Comments on Proposal to Amend R‐U Zoning District 8:50
B. Update on Proposal to Eliminate Off‐Site Parking in a Different Zone 9:00
7. Reports
A. Planning Board Chair (verbal) 9:10
B. Director of Planning & Development (verbal) 9:20
C. Board of Public Works Liaison (verbal) n/a
8. Approval of Minutes: 7/22/14 9:25
9. Adjournment 9:30
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 Site Plan Review
Façade, Materials, & Layout Modifications Purity Ice Cream Renovations
700 Cascadilla St.
City of Ithaca Planning & Development Board
November 25, 2014
WHEREAS: the project applicant is requesting design changes for the Purity Ice Cream Store Renovations at
700 Cascadilla Street, and
WHEREAS: the Planning Board granted Preliminary and Final Site Plan Approval for the original project on
July 23, 2013 and subsequently granted Modified Site Plan Approval for a reduced project on December 3,
2013. The applicant is now requesting additional changes, and
WHEREAS: in accordance with §276-6 D., “Changes to approved site plan,” the Director of Planning and
Development has reviewed the changes and determined the changes are significant enough to require re-
opening the review, but not significant enough to require a new Site Plan Review application, and
WHEREAS: the changes consist of the following: elimination of the second-story addition and proposed
retail addition on the west façade of the building; modifications to the parking lot layout ― including
relocation of the dumpster; façade and building materials changes; and addition of a delivery ramp on
Cascadilla Street, and
WHEREAS: the Board did on November 25, 2014 review revised drawings entitled: “Purity Ice Cream
Cascadilla Street/Meadow Street Perspective,” “Landscape Plan (A700),” “Exterior Elevations (A201),” and
“Exterior Building Materials (A203),” dated 11/18/14 and “Erosion and Sedimentation Plan (C101),”
“Demolition Plan (C102),” “Layout Plan (C103),” “Grading and Drainage Plan (C104),” “Utility Plan
(C105),” “Layout and ESC Plan 621 Cascadilla St. (C106),” “Grading and Drainage Plan-621 Cascadilla St.
(C107),” “Details 621 Cascadilla St. (C201),” “Details (C201),” dated 11/17/14 and prepared by John Snyder
Architects, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board agrees to the changes proposed by the
applicant, subject to the following conditions:
i. Tree removal will require a City Tree Permit, and
ii. Any work in the City right-of-way will require a Street Permit, and
iii. Submission of a revised Erosion and Sedimentation Plan showing adequate tree protection for City
trees, as per the recommendation of the City Forester that the entire treelawn should be fenced with
durable fencing, and
iv. Submission to Planning Board of revised Landscape Plan showing replacement of removed City tree,
and
v. For the completed Cascadilla Street parking lot:
a. Signage identifying it as a Purity Ice Cream parking area, and
b. Prominent “Employee Parking Only” signage for the seven parking spaces on the east side of this
lot (required mitigation per FEAF, Part 3), and
The following applicable, unsatisfied conditions from the December 3, 2013 Modified Final Site Plan
Approval:
vi. Submission to Planning Board of all project details, including but not limited to site furnishings,
lighting, signage, paving, fencing, and dumpster enclosure, and
vii. Submission to Planning Board of drawings showing screening of dumpsters and NYSEG transformer
at north corner of Purity Ice Cream site, and
1
viii. Submission to Planning Board of revised Landscape Plan showing both project parcels on a single
sheet, with their landscaping and pedestrian connections, and
ix. All rooftop mechanicals shall either be screened from public view or architecturally integrated into
the building, and
x. Applicant shall further explore the possibility of the Cascadilla Street parking lot being used solely by
project employees, and
xi. Approval of the project’s Storm Water Pollution Prevention Plan (SWPPP) by City of Ithaca
Stormwater Management Officer, and
xii. The project requires DOT approval for work in the State right-of-way and City of Ithaca approval for
work in the City right-of-way, and
xiii. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy.
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 1
2
PROPOSED RESOLUTION Site Plan Review
Preliminary Site Plan Approval 128 W. Falls St.
2 Duplexes & 1 Single-Family Home
City of Ithaca Planning and Development Board
November 25, 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 seven
off-street parking spaces, one driveway, sidewalks/walkways, and landscaping, and
WHEREAS: the project received Area Variances for an existing front-yard deficiency, as well as new front- and rear-
yard deficiencies; however, subsequent design changes require an additional appeal to the Board of Zoning Appeals
(BZA) for expanded Area Variances, 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: 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 November 25, 2014, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other
interested parties have been given the opportunity to comment on the proposed project and any comments received
have been considered, and
WHEREAS: the Planning and Development 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 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 (S-104.1 and S-104.2),” “Street Elevations (S-
105),” “Parking (S-106),” “Open Spaces (S-107),” and “Bioretention Areas (S-108),” 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, 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: the Planning Board has on November 25, 2014 reviewed and accepted as adequate: revised drawings
titled and “Site Layout Plan (S-102),” last revised on October 30, 2014, “Illustrative Plan ( S-102.1),” last revised on
November 11, 2014, and “Building Elevations (S-104.1,S-104.2, S-104-3, & S-104.4),” all either dated or last revised
on November 11, 2014 and all prepared by Lawrence Fabronni; and other application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board grants Preliminary Site Plan Approval for the
proposed project, subject to the following conditions:
i. Variance must be granted before Final Site Plan Approval, and
ii. Applicant to explore adding more windows to the rear façades of Buildings 1 and 2, and
iii. Submission of a revised site and landscape plans showing removal of planting areas along driveway.
Moved by:
Seconded by:
In Favor:
Against: 0
Abstain: 0
Absent: 0
Vacancies: 1
PROPOSED RESOLUTION Subdivision
Preliminary Subdivision Approval 128 W. Falls St.
City of Ithaca Tax Parcel #13.-2-20
City of Ithaca Planning and Development Board
November 25, 2014
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board
for a subdivision of City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls Street, 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, one driveway, sidewalks/walkways, and landscaping, and
WHEREAS: the project received Area Variances for an existing front-yard deficiency, as well as new front- and rear-yard
deficiencies; however, subsequent design changes require an additional appeal to the Board of Zoning Appeals (BZA) for
expanded Area Variances, 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 subdivision 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: 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 November 25, 2014, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested
parties have been given the opportunity to comment on the proposed project and any comments received have been considered,
and
WHEREAS: the Planning and Development 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 Part 2,
prepared by Planning staff; plans entitled “Subdivision Plat, 128 West Falls Street (S-100),” dated 6/23/14 and prepared by L.
Fabbroni, and other application materials, 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: the Planning Board did on November 25, 2014 grant Preliminary Site Plan Approval to the project, now, therefore,
be it
RESOLVED: that the City of Ithaca Planning and Development Board grants Preliminary Subdivision Approval to City of Ithaca
Tax Parcel #13.-2-20, located at 128 West Falls Street.
Moved by:
Seconded by:
In Favor:
Against: 0
Abstain: 0
Absent: 0
Vacancies: 1
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
1 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site? Yes No
Any construction on slopes of 15% or greater (15-foot rise per
100 feet of length) or where general slope in the project
exceeds 10%.
Yes No
Construction on land where depth to the water table is less
than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally
within 3 feet of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve
more than one phase or stage. Yes No
Evacuation for mining purposes that would remove more than
1,000 tons of natural material (i.e., rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in designated floodway. Yes No
Other impacts (if any): Construction Impacts – Need
Geotech Report and information on foundation type.
Yes No
2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges,
geological formations, etc.)? Yes No
Specific land forms (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
2 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER
3. Will project affect any water body designated as protected (under article 15 or 24 of
Environmental Conservation Law, E.C.L.)? Yes No
Developable area of site contains protected water body. Yes No
Dredging more than 100 cubic yards of material from channel
of protected stream. Yes No
Extension of utility distribution facilities through protected
water body. Yes No
Construction in designated freshwater wetland. Yes No
Other impacts (if any):
Yes No
4. Will project affect any non-protected existing or new body of water? Yes No
A 10% increase or decrease in surface area of any body of
water or more than 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of body of water that
exceeds 10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek,
Cayuga Lake, or Cayuga Inlet? Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
3 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER (cont.)
5. Will project affect surface or groundwater quality? Yes No
Project will require discharge permit. Yes No
Project requires use of source of water that does not have
approval to serve proposed project. Yes No
Construction or operation causing any contamination of a
public water supply system. Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
do not currently exist or that have inadequate capacity. Yes No
Project requiring a facility that would use water in excess of
20,000 gallons per day or 500 gallons per minute. Yes No
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an
obvious visual contrast to natural conditions.
Yes No
Proposed action will require storage of petroleum or chemical
products greater than 1,100 gallons. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
4 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER (cont.)
6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
Other impacts (if any): Project will be reviewed by the
City Stormwater Officer.
Yes No
IMPACT ON AIR
7. Will project affect air quality? Yes No
Project will induce 500 or more vehicle trips in any 8-hour
period per day. Yes No
Project will result in the incineration of more than 2.5 tons of
refuse per 24-hour day. Yes No
Project emission rate of all contaminants will exceed 5 lbs.
per hour or a heat source producing more than 10 million
BTUs per hour.
Yes No
Other impacts (if any): Construction Impacts. Need
information on mechanicals for restaurant.
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
5 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered species? Yes No
Reduction of any species, listed on New York or Federal list,
using the site, found over, on, or near site. Yes No
Removal of any portion of a critical or significant wildlife
habitat. Yes No
Application of pesticide or herbicide more than twice a year
other than for agricultural purposes. Yes No
Other impacts (if any):
Yes No
9. Will proposed action substantially affect non-threatened or non-endangered species?
Yes No
Proposed action would substantially interfere with any
resident or migratory fish, or wildlife species. Yes No
Proposed action requires removal or more than ½ acre of
mature woods or other locally important vegetation. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
6 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON AESTHETIC RESOURCES
10. Will proposed action affect views, vistas, or visual character of the neighborhood or
community? Yes No
Proposed land uses or proposed action components
obviously different from, or in sharp contrast to, current
surrounding land use patterns, whether man-made or natural.
Yes No
Proposed land uses or proposed action components visible to
users of aesthetic resources which will eliminate or
significantly reduce their enjoyment of aesthetic qualities of
that resource.
Yes No
Proposed action will result in elimination or major screening
of scenic views known to be important to the area. Yes No
Other impacts (if any): Project is in close proximity to
Downtown Ithaca National Register Historic District and
the East Hill Historic District and will be visible from
points within those districts, and beyond. See Part 3.
Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological
importance? Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any facility or site listed on or eligible for the
National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed located
within the project site. Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any site designated as a local landmark or in a
landmark district.
Yes No
Other impacts (if any): Project is in close proximity to
Downtown Ithaca National Register Historic District and
the East Hill Historic District and will be visible from
points within those districts, and beyond. See Part 3.
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
7 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of existing or future open spaces, or
recreational opportunities? Yes No
The permanent foreclosure of a future recreational
opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts (if any):
Yes No
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
13. Will proposed action impact the exceptional or unique characteristics of a site designated
as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state
agency? Yes No
Proposed action to locate within a UNA or CEA? Yes No
Proposed action will result in reduction in the quality of the
resource. Yes No
Proposed action will impact use, function, or enjoyment of the
resource. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
8 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation systems? Yes No
Alteration of present patterns of movement of people and/or
goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: Construction impacts. Removal of 60
public parking spaces. Cumulative impacts of multiple
downtown projects. Project under review by the City
Transportation Engineer. See Part 3.
Yes No
IMPACT ON ENERGY
15. Will proposed action affect community's sources of fuel or energy supply? Yes No
Proposed action causing greater than 5% increase in any
form of energy used in municipality. Yes No
Proposed action requiring creation or extension of an energy
transmission or supply system to serve more than 50 single-
or two-family residences.
Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
9 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during
construction of, or after completion of, this proposed action? Yes No
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day). Yes No
Proposed action will produce operating noise exceeding local
ambient noise levels for noise outside of structure. Yes No
Proposed action will remove natural barriers that would act as
noise screen. Yes No
Other impacts (if any): Construction Impacts. See Part 3.
Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety? Yes No
Proposed action will cause risk of explosion or release of
hazardous substances (i.e., oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be chronic low-level discharge or emission.
Yes No
Proposed action may result in burial of “hazardous wastes” in
any form (i.e., toxic, poisonous, highly reactive, radioactive,
irritating, infectious, etc.)
Yes No
Proposed action may result in excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in handling or disposal or
hazardous wastes (i.e., toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid, or contain gases).
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
10 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON PUBLIC HEALTH (cont.)
Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No
Use of any chemical for de-icing, soil stabilization, or control
of vegetation, insects, or animal life on the premises of any
residential, commercial, or industrial property in excess of
30,000 square feet.
Yes No
Other impacts (if any): Need Phase 1 ESA. See Part 3.
Yes No
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing community? Yes No
The population of the city in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals. Yes No
Proposed action will cause a change in the density of
land use. Yes No
Proposed action will replace or eliminate existing facilities,
structures, or areas of historic importance to the community. Yes No
Development will create demand for additional
community services (e.g., schools, police, and fire, etc.) Yes No
Proposed action will set an important precedent for future
actions. Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 ― Project Impacts
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
11 of 11
11/20/2014
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.)
Other impacts (if any): Need capacity analysis for
utilities,
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 —
11/20/2014 Page 1 of 4
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III
Hilton Canopy Hotel ― 330 E. State St./M.L.K., Jr. Blvd.
Date Created: 10/7/14
PROJECT DESCRIPTION
The applicant is proposing to build a seven‐story, 80’‐tall hotel with 123 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 is in
the CDB 100 Zoning District and 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. 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 parcel consolidation and possible subdivision.
IMPACT ON LAND
Information Needed:
• Limits of Disturbance
• Geotechnical Report and Foundation Type (if pile‐driving: type and durations)
IMPACT ON WATER
No impact anticipated.
IMPACT ON DRAINAGE
No impact anticipated.
IMPACT ON AIR
The project site is in a densely populated area. Construction is projected to last 18 months and will
likely be concurrent with several other construction projects in the downtown area.
The cumulative impacts of airborne dust could have a negative impact during the construction
period. The excavation and the preparation of foundations can also create the potential for
increased dust and dirt particles in the air. The applicant should employ the following applicable
dust‐control measures as appropriate:
• Misting or fog spraying site to minimize dust.
• Maintaining crushed stone tracking pads at all entrances to the construction site.
11/20/2014 Page 2 of 4
• Re‐seeding disturbed areas to minimize bare exposed soils.
• Keeping roads clear of dust and debris.
• Requiring trucks to be covered.
• Prohibiting burning of debris on site.
Information Needed:
• Mechanicals for restaurant
IMPACT ON PLANTS & ANIMALS
No impact anticipated
IMPACT ON AESTHETIC RESOURCES
The project site is located on the eastern end of the Commons, the City’s retail, tourism, and
entertainment center, and has frontage both on E. State Street and Seneca Street. At approximately
80’ and seven stories, the building will be visible from portions of the Commons, State Street, and
Seneca Street, and East Hill, and may be visible from points within the Ithaca Downtown National
Register Historic District and the East Hill Local Historic District.
Information Needed:
• Visualizations of project from various points selected by the Lead Agency
• Roof plan showing any mechanicals
IMPACT ON HISTORIC RESOURCES
The project is in close proximity to the Downtown Ithaca National Register Historic District and the
East Hill Historic District and will be visible from points within those districts, and beyond.
Information Needed:
• Visualizations of project from various points selected by the Lead Agency
• Roof plan showing any mechanicals
IMPACT ON OPEN SPACE AREA
No impact anticipated
IMPACT ON TRANSPORTATION
Information Needed:
• Analysis of removal of 60 public parking spaces (partially included below)
• Valet parking routes and usage rates
• Response to County Planning Commissioner comments (below)
• Response to City Transportation Engineer comments (below)
• Pedestrian safety/ circulation
• Bike parking
• Parking and drop‐off plan
11/20/2014 Page 3 of 4
In a letter, from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior
Planner, dated October 28, 2014, the following recommendation was given:
The City should require a full analysis of the impacts of this project including an assessment
of the traffic and parking impacts. Of particular interest are turning movements onto East
State/MLK Street upon exiting the site and the capacity of downtown parking facilities to
accommodate this and other projects under development downtown.
In a memorandum from Tim Logue, City Transportation Engineer, dated October 23, 2014, the
following comments were given:
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 space 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.
Parking
Seneca and Green Street Garage Capacity with Projected Hotel Usage as of November 2014
Seneca Garage
Spaces Occupied Spaces Available
Number %Number %
Total number of spaces in garage451Daytime 21060%24140%
Evening ‐Current *15042%30157%
Evening with Canopy Hotel**27377%17822%
*Includes 100 spaces under contract to the Hilton Garden Inn
**Assumes 100% hotel occupancy with one car/room
Green Street Garage
Spaces Occupied Spaces Available
Number %Number %
Total number of spaces in garage425Daytime 27164%15436%
Evening‐ Current 14033%28567%
Evening with Marriot Hotel*28467%14133%
*Assumes 100% hotel occupancy with one car/ room
Cayuga Street Garage
Spaces Occupied Spaces Available
Number%Number%
Total number of spaces in garage684Morning ‐ 10am 30845%37655%
Afternoon ‐ 2pm 28842%39658%
Evening ‐ current 11717%56783%
Evenings w/ Cayuga Apts*18527%50073%
* Assumes 1.5 cars per unit at 100% occupancy
Source: Frank Nagy, City Director of Parking
11/20/2014 Page 4 of 4
Pedestrian Circulation
• Pedestrian entrance into site from State Street needs to be analyzed. Need dimensioned
drawings of proposed layout.
Construction Impacts:
• Cumulative impacts of multiple downtown projects
• Anticipated interruptions in pedestrian, bike, and vehicular traffic
• Construction routing, staging, delivery plan, contractor parking, and pedestrian/bike access plan
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 temporarily but significantly impact vehicular ― including TCAT ― bike and
pedestrian movement. It is anticipated the project may require periodic partial road closure,
potential removal of parking, as well as sidewalk closure, during the construction period.
The Lead Agency is concerned about the cumulative impacts to downtown traffic, noise, air quality
and livability of multiple simultaneous construction projects in the downtown area during the 2015‐
2016 construction seasons.
(Potential mitigation could include directional signage in Green Street Garage.)
IMPACT ON ENERGY
No impact anticipated
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 will temporarily
produce noise that will affect residents and businesses in the immediate area. The Lead Agency
requires that the applicant limit noise‐producing construction activities to Monday‐Friday from 7:00
a.m. to 6:00 p.m.
IMPACT ON PUBLIC HEALTH
Information Needed:
• Phase 1 ESA
IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD
Information Needed:
• Capacity analysis for utilities
Prepared by: Lisa Nicholas, AICP, Senior Planner
Page 1 of 3
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III
114 Catherine St. Apartments
Date Created: 10/6/14
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 spaces in the back yard (to remain) and 6
spaces in the front yard (to be replaced by the new building). The project also includes 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 Transportation Management (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. The project requires Design Review.
IMPACT ON LAND
Project construction is projected to last approximately 15 months. The anticipated foundation will
be slab‐on‐grade, therefore, excavation will be limited.
No impact anticipated.
IMPACT ON WATER
No impact anticipated.
IMPACT ON DRAINAGE
No impact anticipated.
IMPACT ON AIR
The project site is in a densely populated area. Construction is projected to last 15 months and will
likely be concurrent with several other construction projects in a three‐block area.
The cumulative impacts of airborne dust could have a negative impact during the construction
period. The excavation and the preparation of foundations can also create the potential for
increased dust and dirt particles in the air. The applicant should employ the following applicable
dust‐control measures as appropriate:
• Misting or fog spraying site to minimize dust.
• Maintaining crushed stone tracking pads at all entrances to construction site.
• Re‐seeding disturbed areas to minimize bare exposed soils.
• Keeping the roads clear of dust and debris.
• Requiring trucks to be covered.
• Prohibiting burning of debris on site.
Page 2 of 3
IMPACT ON PLANTS & ANIMALS
The applicant should supply specifications regarding soil remediation and preparation for planting
areas that are currently paved parking.
No impact anticipated.
IMPACT ON AESTHETIC RESOURCES
No impact anticipated.
IMPACT ON HISTORIC RESOURCES
No impact anticipated.
IMPACT ON OPEN SPACE AREA
No impact anticipated.
IMPACT ON TRANSPORTATION
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 Transportation Management (TDM) Plan approved by the Planning Board.
The applicant has submitted a TDMP, dated 10/24/14 and prepared by Jagat Sharma. The TDMP
states that the project is deficient by 10 parking spaces and lists potential mitigation measures. The
applicant should address the following issues in the plan:
• No handicapped parking.
• Potential removal of stairs that connect to adjacent site.
• Bike parking is in a location that may conflict with pedestrian circulation.
• Additional parking is proposed off‐site in an adjacent lot.
• No incentives are offered by the applicant for the use of alternatives to private car trips (e.g.,
covered or interior bike parking, bus passes, carshare credits, etc.).
Construction is projected to last 15 months and will likely be concurrent with several other
construction projects in a three‐block area. The project is in a densely‐developed area in close
proximity to residential and commercial development.
Construction activities, particularly staging and deliveries, will temporarily but significantly impact
vehicular, bike, and pedestrian movements. It is anticipated the project may require periodic partial
road closure. Sidewalk closure during construction is only anticipated during curbing work and any
needed sidewalk repair. If staging is proposed to be on‐site, the applicant must provide for the
parking needs of the current residents.
Applicant will be required to provide information about contractor parking and construction delivery
routing before issuance of a Building Permit.
Page 3 of 3
There is a potential for cumulative negative impacts of several simultaneously‐occurring
construction projects in Collegetown in the 2015 through 2017 construction seasons. City staff is
working with project teams to coordinate construction activities.
City sidewalks, curbing, and other improvements disturbed during construction will be restored per
City regulations at the end of the project construction.
IMPACT ON ENERGY
No impact anticipated.
IMPACT ON NOISE & ODORS
Construction is projected to last 15 months and will likely be concurrent with several other
construction projects in a three block area. The project is in a densely developed area in close
proximity to residential and commercial development. Construction activities will temporarily
produce noise that will affect residents and businesses in the immediate area. The cumulative
impacts of construction noise could have a negative impact during the construction period. 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.
IMPACT ON PUBLIC HEALTH
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.
IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD
No impacts anticipated.
Prepared by: Lisa Nicholas, AICP, Senior Planner
PROPOSED RESOLUTION Site Plan Review
CEQR 114 Catherine St.
Apartments
City of Ithaca Planning and Development Board
November 25, 2014
NOTE: Adoption of this resolution is contingent upon a revised TDMP approved by the Planning Board.
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 spaces 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 Transportation Management Plan (TDMP) 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
has received 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: the Planning Board, being the local agency which has primary responsibility for approving and
funding or carrying out the action, did on October 28, 2914 declare itself Lead Agency for the environmental review
of the project, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on November 25, 2014
reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the
applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings: “Rendering-Catherine Street
(R.01),” “Location Plan, Site Photos, Survey (1.01),” “’Demo Plan, Disturbance Plan, Utility Plan (1.02),” “Parking
Plan, Project Data, Site Plan, Details (1.03),” “First Floor Plan, Typical Floor Plan (2.01),” “South Elevation
(3.01),” and “East and West Elevations (3.02),” with a latest revision date of 11/4/14 and prepared by Jagat P
Sharma; and other application materials, and
WHEREAS: the Planning Board has on November 25, 2014 reviewed and accepted a Transportation Demand
Management Plan (TDMP), prepared by Jagat P Sharma and dated 10/24/14, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that 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 Approval 114 Catherine St.
Apartments
City of Ithaca Planning and Development Board
November 25, 2014
NOTE: Adoption of this resolution is contingent upon approved revised TDMP.
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 spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the new building). The
project also includes 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 Transportation Management Plan (TDMP)approved by the Planning Board. 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: the Planning Board, being that 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, 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 all comments received have
been considered, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on November 25, 2014 reviewed
and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2
and 3, prepared by Planning staff; and the following drawings: “Rendering-Catherine Street (R.01), “Location Plan, Site
Photos, Survey (1.01),” “’Demo Plan, Disturbance Plan, Utility Plan (1.02),” “Parking Plan, Project Data, Site Plan,
Details (1.03),” “First Floor Plan, Typical Floor Plan (2.01),” “South Elevation (3.01),” and “East and West Elevations
(3.02)” with a latest revision date of 11/4/14 and prepared by Jagat P Sharma; and other application materials, and
WHEREAS: the Planning Board has on November 25, 2014 reviewed and accepted a Transportation Demand
Management Plan (TDMP), prepared by Jagat P Sharma and dated 10/24/14, now, therefore, be it
RESOLVED: the Planning Board does hereby grant Preliminary Site Plan Approval to project, subject to the following
conditions:
i. Submission of a revised landscape plan, and
ii. Written approval from the Fire Department, and
iii. Submission of a revised site plan indicating restoration of curb, and repair of sidewalk to original condition, if
damaged during construction, and
iv. Submission of revised elevations noting foundation color, and
v. Submission of project details including building materials, lighting, paving, signage, stairs railing, etc
Moved:
Second:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 1
PROPOSED RESOLUTION Site Plan Review
Declaration of Lead Agency 222 Elmira Rd.
Ithaca Plaza Retail Expansion
City of Ithaca Planning and Development Board
November 25, 2014
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a retail building to be located at 222 Elmira Road (Ithaca
Shopping Plaza) in the City of Ithaca, by Marx Realty & Improvement Co., Inc., and
WHEREAS: the applicant proposes to construct a one-story, 3,400-SF retail building with 49
parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre
project site contains an existing retail mall with 258 parking spaces. The project site is
predominantly paved; however, development requires removal of 0.2 acres (8.712 SF) of existing
vegetation along the north property line and contiguous to the drainage area. The project is in the
SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline.
The project requires an area variance for the proposed 70’ setback. The applicant has proposed a
4’-tall architectural wall along a portion of the frontage, 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 222 Elmira Road in the City of Ithaca.
Moved:
Second:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 1