HomeMy WebLinkAbout05-24-16 Planning and Development Board Meeting Agenda
PLANNING &DEVELOPMENT BOARD
AGENDA
The regular meeting of the PLANNING &DEVELOPMENT BOARD will be held at 6:00 p.m.on MAY 24TH,2016 in COMMON
COUNCIL CHAMBERS,City Hall,108 E.Green Street,Ithaca,NY.
AGENDA ITEM Approx.Start Time
1.Agenda Review 6:00
2.Privilege of the Floor (3minute maximum per person if you will be speaking about a project with a
scheduled PUBLIC HEARING below ,you are highly encouraged to speak at that time)
6:02
3.Special Order of Business:Incentive Zoning &Site Plan Review Discussion (Lynn Truame)6:10
4.Subdivision Review
A.Project:Minor Subdivision 6:30
Location:312314 Spencer Rd.
Applicant:Charlie O’Connor,Modern Living Rentals
Actions:Determination of Environmental Significance Recommendation to BZA
Project Description:The applicant proposes to consolidate,then subdivide,three tax parcels:#105.7 1.1 and
#116.1 1,with a combined area of approximately 0.212 acres (9,234 SF),and containing an existing singlefamily
house;and #116.1 2,measuring approximately 0.395 acres (17,206 SF)and containing an existing singlefamily
house.The new proposed parcels will be:Lot 1,measuring 8,571 SF with approximately 166.78’of frontage on
Old Elmira Road;Lot 2,measuring 5,600 SF with approximately 45’of frontage on Old Elmira Road;and Lot 3,
measuring 12,260 SF with approximately 191’of frontage on Spencer Road and containing the two existing
houses.The proposed Lot 3 requires and Area Variance for a deficient front yard setback.This is an Unlisted
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)and the State Environmental
Quality Review Act (“SEQRA”)and requires Environmental Review.
5.Site Plan Review
A.SKETCH PLAN:Two Duplexes at 312314 Spencer Rd.6:45
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 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
APPLICANTOVERHEAD PROJECTOR NOTE:
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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
laptopsmay not have a VGA port.)
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.
Start Times:Start times are approximate only —APPLICANTS are responsible for being available at whatever time(s)their agenda item(s)is actually discussed.
“An Equal Opportunity Employer with a commitment to workforce diversification.” 2
B.Project:Apartment Building 7:05
Location:201 College Ave.
Applicant:Noah Demarest,STREAM Collaborative,for Visum Development Group
Actions:Declaration of Lead Agency PUBLIC HEARING Determination of Environmental
Significance Recommendation to BZA
Project Description:The applicant proposes to build a 5story apartment building on a 0.173 acre lot at the
corner of College Avenue and Bool Street.The building will contain 44 dwelling units with approximately 76
bedrooms.The basement level will have a trash room,a fitness room with windows looking out to the street,
and a bicycle garage for approximately 20 bikes with ramp access from a doorway on Bool Street.Other
proposed amenities include landscaping,lighting,4 outdoor bike racks,and street trees.The project is proposing
a curb bumpout that will require approval form the Board of Public Works.The site has a 17’difference in
elevation from the southwest corner to the northeast corner,rising from 690.00 to 707.00.Site development
will require the removal of the existing 2story woodframed house containing 1 apartment with 12 bedrooms,
gravel parking area,and five trees.The project is in the MU1 Collegetown Area Form District (CAFD)and
requires Area Variances.This is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”),§1764 B(1)(k)&(h)[4],and the State Environmental Quality Review Act (“SEQRA”),
§617.4(b)(11),and is subject to Environmental Review.
C.Project:Elmira Savings Bank 7:35
Location:602 W.State St./M.L.K.,Jr.St.
Applicant:Kim Michaels,Trowbridge Wolf Michaels Landscape Architects,LLP
Actions:Declaration of Lead Agency PUBLIC HEARING Potential Determination of Environmental
Significance Recommendation to BZA
Project Description:Applicant proposes to renovate existing twostory brick building at corner of West State and
Meadow Streets for branch bank functions on first and second floor.Basement will be used for mechanical
equipment and tenant storage;also proposed is mall 700SF twostory addition,necessary for vertical circulation
(stair and elevator).Site ingress/egress is provided from existing curbcuts on Meadow Street and West State
Street (egress only).Two drivethrough lanes will be provided for bank transactions,one of which will serve as
island station with pneumatictube connection to remote teller.The second will provide access to night deposit
and ATM station at building’s west exterior wall.17 parking spaces are proposed.Applicant also proposes to
remove 2 onstreet parking spaces on State St.to expand the sidewalks and add street trees.Other site
improvements include landscaping,signage,and lighting.Project site consists of 3 tax parcels:72.2 13,which
contains existing twostory brick building;72.2 11,which contains existing asphalt parking area and curbcut to
N.Meadow St.;and 72.2 10,which contains two houses.Project development will require consolidation of tax
parcels and demolition of two homes.Project is in WEDZ1a Zoning District and requires an Area Variance to
allow for addition of onestory canopy on west side of building over drivethrough lanes.Project also requires
approval for removal of parking and curb bumpout.This is an Unlisted Action under City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”)and State Environmental Quality Review Act (“SEQRA”),and
requires Environmental Review.
D.Project:Brindley Street Bridge 8:00
Location:W.State St.at Cayuga Inlet
Applicant:City of Ithaca
Actions:Review of Revised FEAF,Parts 2 &3 Comments to Lead Agency (BPW)
Project Description:The project will relocate current Brindley Street Bridge to align with W.State
St./Taughannock Blvd.intersection through the construction of a new single span extending Taughannock Blvd.
over the Cayuga Inlet to Taber Street.The project will retain existing Brindley Street Bridge and south approach
road for pedestrian and bike use.
“An Equal Opportunity Employer with a commitment to workforce diversification.” 3
6.Zoning Appeals 8:25
#3024,Area Variance,312314 Spencer Rd.
#3025,Area Variance,201 College Ave.
#3026,Area Variance,125 Farm St.
#3027,Area Variance,220 Cobb St.
#3028,Special Permit/Area Variance,339 Center St.
#3029,Area Variance,207 Grandview Ave.
#3030,Area Variance,602 W.State St.
#3032,Area Variance,121 W.Court St.
#3033,Sign Variance,120 S.Aurora St.
7.Old/New Business
A.Chain Works District DGEIS —Updated Schedule &Special Meeting Schedule
8:35
8.Reports
A.Planning Board Chair (verbal)
8:40
B.Director of Planning &Development (verbal)
C.Board of Public Works Liaison (verbal)
9.Approval of Minutes:July 28,2015,September 22,2015,January 26,2016,March 22,2016,
&April 24,2016 (time permitting)
8:50
10.Adjournment 8:51
ACCESSING MEETING MATERIALS ONLINE
SitePlan Review &Subdivision Applications(and Related Documents)
SitePlan Review applicationdocumentsare accessible electronically via the “Document Center”on the City web site (www.cityofithaca.org/DocumentCenter),under
“Planning&Development”>“Site Plan Review Project Applications,”andin the relevant year/month folder.Subdivision applicationmaterialscan be similarly located,
butin the “Subdivision Applications”folder.Zoning Appeal Materialsare alsoaccessible electronically via the “Document Center”on the City web site,under “Board of
ZoningAppeals."
Agenda
You may access this agenda (including attachments)by going to the “Agenda Center”on the City web site (www.cityofithaca.org/agendacenter),under “Planning &
Development Board.”For ease of access,a link to the most recent Planning Board agenda is always accessible on the Planning Board home page:
http://www.cityofithaca.org/354/Planning Development Board.
PROPOSED RESOLUTION Minor Subdivision
CEQR Negative Declaration City of Ithaca Tax Parcels 105.-7-1.1, 116.-1-1, & 116.-1-2
312-14 Spencer Rd.
City of Ithaca Planning & Development Board
May 24, 2016
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a Minor Subdivision (preceded by consolidation) of City of Ithaca Tax Parcels 105.-7-1.1,
116.-1-1, and 116.-1-2, located at 312-314 Spencer Road by Charlie O’Connor for Modern Living Rentals, and
WHEREAS:the applicant proposes to consolidate, then subdivide, three tax parcels: #105.-7-1.1 and #116.-1-1,
with a combined area of approximately 0.212 acres (9,234 SF), and containing an existing single-family house; and
#116.-1-2, measuring approximately 0.395 acres (17,206 SF) and containing an existing single-family house. The
new proposed parcels will be: Lot 1, measuring 8,571 SF with approximately 166.78’ of frontage on Old Elmira
Road; Lot 2, measuring 5,600 SF with approximately 45’ of frontage on Old Elmira Road; and Lot 3, measuring
12,260 SF with approximately 191’ of frontage on Spencer Road and containing the two existing houses. The
project is in the R-2a and B-5 Zoning Districts. The proposed Lot 3, in the R-2a District, requires and Area
Variance for a deficient front yard setback, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the
State Environmental Quality Review Act, both of which require Environmental Review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290,
Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one
additional buildable lot, and
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving, funding
or carrying out the action, did on April 26, 2016 declare itself the Lead Agency for the project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on May 24, 2016 review and accept
as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2,
prepared by Planning staff; a draft Subdivision plat entitled “Subdivision Plan 312-314 Spender Road (L101),”
dated 3/17/16 and prepared by STREAM Collaborative; and other application materials, 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 recognizes that information received and reviewed for this
Subdivision indicates one of the resultant parcels requires an Area Variance for relief from area requirements in the
R-2a Zoning District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed Subdivision will
result in no significant impact on the environment and 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: 0
May 16, 2016
To members of the Planning & Development Board:
Since commenting to the Planning & Development Board last month regarding the large evergreen
trees currently on the property at 201 College Avenue, I happened to see in my files a sketch
envisioning that site developed but with the trees apparently intact.
That sketch came from Part II (pp. 5.18-19, to be provided) of the “2009 Collegetown Urban Plan
& Conceptual Design Guidelines” endorsed by the Common Council in August 2009. Like the
form-based Collegetown zoning enacted in 2014, the 2009 plan proposed that development be
concentrated in the core of the area while protecting surrounding neighborhoods; the specifics of
its suggested zoning differed from that enacted, however, permitting taller structures at the center
with buildings of lesser height envisioned for a number of College Avenue properties north of
Bool Street, more akin to those along the west side of Linden Avenue. The sketch on p. 5.19
actually refers to development on the two combined sites immediately north of Bool Street, with
a footprint that seemed to preserve the trees of note, and quite possibly (judging from the site plan
on p. 5.18) the equally important trees on the Linden Avenue site.
I understand that the property in question here is solely that at 201 College Avenue, with its current
zoning permitting a greater building envelope, and I would not want to see a proposal that would
combine more than two properties, or one that would seek to increase, by variance, the enacted
zoning’s reduced heights along Linden Avenue. Those points having been made, I offer this
material for your consideration.
With apologies for the somewhat erratic presentation from a relatively unfamiliar computer.
Thank you,
Mary Tomlan
[attachments]
PROPOSED RESOLUTION Apartment Building
Declaration of Lead Agency 201 College Ave.
Site Plan Review
City of Ithaca Planning & Development Board
May 24, 2016
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: 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 201 College Avenue, by Noah Demarest for
Visum Development Group, and
WHEREAS:the applicant proposes to build a 5-story apartment building on a 0.173-acre lot at the corner
of College Avenue and Bool Street. The building will contain 44 dwelling units with approximately 76
bedrooms. The basement level will have a trash room, a fitness room with windows looking out to the
street, and a bicycle garage for approximately 20 bikes with ramp access from a doorway on Bool Street.
Other proposed amenities include landscaping, lighting, 4 outdoor bike racks, and street trees. The project
is proposing a curb bump-out that will require approval form the Board of Public Works. The site has a
17’ difference in elevation from the southwest corner to the northeast corner, rising from 690.00 to 707.00.
Site development will require removal of the existing 2 story wood-framed house containing 1 apartment
with 12 bedrooms, gravel parking area, and five trees. The project is in the MU 1 Collegetown Area Form
District (CAFD) and requires an Area Variance for rear yard setback, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §176-4 B(1)(k) & (h)[4], and the State Environmental Quality Review Act (“SEQRA”),
§617.4(b)(11), and is subject to Environmental Review, and
WHEREAS: the Board of Public Works has 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: 0
Page 1 of 5
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM —Part III
Project Name:Student Housing —201 College Ave.
Date Created:4/13/16 Updated:5/5/16 &5/17/16
The document has been updated to include relevant portions of applicant’s responses to the
5/5/16 version of the document,as well as information discussed in the Project Review
Committee on 5/17/16.New text is underlined.
PROJECT DESCRIPTION
The applicant proposes to build a 5 story apartment building on a 0.173 acre lot at the corner of
College Avenue and Bool Street.The building will contain 44 dwelling units with approximately 76
bedrooms.The basement level will have a trash room,a fitness room with windows looking out to
the street,and a bicycle garage for approximately 20 bikes with ramp access from a doorway on
Bool Street.Other proposed amenities include landscaping,lighting,4 outdoor bike racks,and
street trees.The project is proposing a curb bump out that will require approval form the Board of
Public Works.The site has a 17’difference in elevation from the southwest corner to the northeast
corner,rising from 690.00 to 707.00.Site development will require the removal of the existing
2 story wood framed house containing 1 apartment with 12 bedrooms,gravel parking area,and five
trees.The project is in the MU 1 Collegetown Area Form District (CAFD)and requires Area
Variances.This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”),§176 4 B(1)(k)&(h)[4],and the State Environmental Quality Review Act (“SEQRA”),
§617.4(b)(11),and is subject to Environmental Review.
IMPACT ON LAND
Approximately 4,300 CY of material will be removed from the site.The building foundation will
consist of standard shallow foundations with perimeter strip footings and spread footings,with 10"
and 8"Concrete Masonry Unit walls.Temporary shoring will be installed as required on the north
and east sides of the lot in order to protect adjacent properties.
Approximately 20,000 CY of material will be removed from the site.More information is needed
about foundation construction.
IMPACT ON WATER
No impact anticipated.
IMPACT ON DRAINAGE
No impact anticipated.
IMPACT ON AIR
Construction Impacts:
Construction will last approximately 13 months.The project is in a densely developed area in close
proximity to residential and commercial development.Due to the slope of the site,foundation work
will require excavation of approximately 20,000 CY of material.This will generate approximately
1,660 truck trips (assuming a 10 wheeler truck).More information is needed regarding duration of
excavation and hauling route.
Page 2 of 5
How will dust impacts be handled during the construction period?
Due to the slope of the site,foundation work will require excavation of approximately 4,300 CY of
materials.This will generate approximately 36 truck trips (assuming a 10 wheeler truck),with the
material being hauled to a local dump site.The location of the dump site will be determined by the
excavation contractor.The applicant anticipates the trucks will leave the site,head south on College
Ave.to Mitchell Street,then to Route 79 heading east.
No hazardous materials are present.Excavation work should last three to four weeks.The site is
too small to allow for any stockpiling of earth;and the eventual subgrade is rock,so there should be
a minimal amount of dust or debris to contend with.If,during construction,dust becomes an issue,
the contractor will use water to mitigate.
IMPACT ON PLANTS AND ANIMALS
Site development includes removal of 6 8 large/mature white pines.The Lead Agency has received
several comments from nearby residents regarding impacts due to the loss of these trees.
IMPACT ON AESTHETIC RESOURCES
See Impacts to Historic Resources.
IMPACT ON HISTORIC RESOURCES
The project site is in close proximity to two local landmarks:the John Snaith House is directly across
the street and the Grand View House is within the same block on the east side of College Ave.
While acknowledging the goals of the CAFD,the Lead Agency has concerns about the size,shape,
and height of the building in relation to its immediate context.The Lead Agency has stated the
following concerns and requested the following additional information:
Concern that the building appears too ‘boxy’
The sidewalk on College Avenue should meet American Society of Civil Engineers standards
for unobstructed sidewalk width in urban areas
The pedestrian level experience of the building
The Planning Board intends to continue to work with the applicant during Site Plan Review to
further develop the façade details,building materials,and other design aspects that will address
these issues.
The Lead Agency has requested,and the applicant has agreed,to push the proposed planters back
two feet to further increase the width of the sidewalk on College Ave.and to allow for expansion of
the tree pits,which —as proposed —do not conform to the City standard for size.
IMPACT ON OPEN SPACE AREA
No impact is anticipated.
Page 3 of 5
IMPACT ON TRANSPORTATION
Construction Impacts:
Construction will last approximately 13 months.The project is in a densely developed area in close
proximity to residential and commercial development.Due to the slope of the site,foundation work
will require excavation of approximately 4,300 CY of material.This will generate approximately 360
truck trips (assuming a 10 wheeler truck),with the material being hauled to a local dump site.The
location of the dump site will be determined by the excavation contractor.The applicant
anticipates the trucks will leave the site,head south on College Ave.to Mitchell Street,then to
Route 79 and head east on Route 79.No hazardous materials are present.Excavation work should
last three to four weeks.The site is too small to allow any stockpiling of earth;and the eventual
subgrade is rock,so a minimal amount of dust or debris is anticipated.If,during construction,dust
becomes an issue,the contractor will use water to mitigate.A stone construction entrance will be
built to minimize tracking of dirt and debris onto College Ave.and a sweeper will be brought in as
needed.Due to the slope of the site,foundation work will require excavation of approximately
20,000 CY of material.This will generate approximately 1,660 truck trips (assuming a 10 wheeler
truck).More information is needed regarding duration of excavation and hauling route.
There is little room on the property for construction support.Construction activities,particularly
staging and deliveries,will temporarily but significantly impact vehicular,bike,and pedestrian
movements.It is anticipated the project may require periodic road closure,potential removal of
parking,as well as sidewalk closure during the construction period.The applicant presented these
issues to the Board of Public Works on 5/9/16 and was informed all street work and closures will be
coordinated directly with the Engineering Division.The applicant is currently working with
Engineering staff to coordinate these activities.
The applicant should provide more information regarding the intended plan for these activities.
There is a potential for cumulative negative impacts of several simultaneously occurring
construction projects in Collegetown in the 2016 and 2017 construction seasons.
City sidewalks,curbing,and other improvements,disturbed during construction,will be restored per
City regulations at the end of the project construction.
Project Impacts:
The project site is a corner property.Currently,the property has a sidewalk on both sides,as well as
a narrow grass strip between the sidewalk and curb.The new building will be set back
approximately 9 feet from the property line on College Ave.and will have 4 foot wide planters on
both street facing façades.The applicant is proposing to remove existing sidewalks and grass strip
to be replaced by a wider sidewalk with tree pits (3 on Bool St.and 2 on College Ave.).The Lead
Agency has requested,and the applicant has agreed,to move the building back farther from the
property line to create a more open feeling on the street.As the applicant did not reduce the size of
the building —to accomplish the push back —the resulting footprint requires an Area Variance
from the Board of Zoning Appeals.
Due to the proximity of the overhead power lines to the location of the building,the applicant
originally proposed to bump out the curb at the corner and relocate the utility pole farther away
from the building and within the proposed bump out.The proposed new location of the pole as
shown on the drawing titled “Demo and Layout Plan,”dated 3/29/16 appears to be in conflict with
Page 4 of 5
pedestrian movements and should be reconsidered.The bump out would have removed one on
street parking space.Due to the proposed building push back,the utility pole on College Ave.no
longer needs to be relocated and,therefore,a bump out is no longer proposed.Utility poles on
Bool Street will be relocated to the south side of Bool Street.
More information is needed about deliveries and accommodation for trash removal.
There is no parking requirement in the M U1 CAFD Zone and no on site parking is proposed.The
site is well served by TCAT,offering access to Cornell University,downtown,and other prime
destinations.The building will have an internal ramp accessed bike garage (20 spaces)for residents,
and outdoor bike parking (4 spaces)for visitors,in compliance with Site Plan Review requirements.
New +/8’8”to +/12’wide sidewalks will be installed along both streets,including a new
accessibility sidewalk ramp at the corner,consistent with current City standards.
IMPACT ON ENERGY
No impact is anticipated.
IMPACT ON NOISE &ODORS
Construction is anticipated to last 13 months.The project is in a densely developed area in close
proximity to residential and commercial development.Construction activities,including foundation
work,will temporarily produce noise that will affect residents and businesses in the immediate area.
IMPACT ON PUBLIC HEALTH
The applicant has submitted a Phase 1 Environmental Site Assessment prepared by GeoLogic,Inc.,
and dated April 2016.The report evaluated the basement and exterior of the property.The 1st
floor,2nd floor,and attic were excluded from the assessment.The report found no evidence of
recognized environmental conditions in relation to the property.
The existing building to be demolished may contain asbestos or other hazardous substances that
could potentially be released during construction/demolition.Any hazardous materials in the
existing buildings should be removed by appropriately licensed contractors.
IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD
The project site is in a densely developed area near the central core of Collegetown.The immediate
area is primarily residential,characterized by a large variety of predominantly older multi family
student residences.
The project site is in the Mixed Use 1 CAFD (MU 1)Zoning District.These districts were created to
produce a dynamic urban environment in which uses reinforce each other and promote an
attractive,walkable neighborhood.Enacted by Common Council in January 2014,CAFD describes
the MU districts as follows:
Located in central Collegetown,the Mixed Use districts allow the highest density within the
Collegetown Area Form Districts.Redevelopment is anticipated and encouraged (with the
exception of designated local landmarks),and the intent is to concentrate the majority of
additional development within these districts.
Page 5 of 5
The Mixed Use district regulations have been designed to encourage exceptional urban design
and high quality construction.The Mixed Use 1 district permits buildings of up to 5 stories and
70 feet in height while the Mixed Use 2 district allows buildings of up to 6 stories and 80 feet
in height.A building cannot exceed either requirement.While it may be feasible to design a
building with a greater number of stories within the maximum allowed height in feet,the
intent of the district regulations is to meet both requirements.The additional building height
in feet has been allowed for the purpose of providing adequate space for mechanicals and
accommodating high quality design features and finishes.
The project site is at the edge of the MU 1 CAFD Zoning District where the district transitions to CR
4,the residential district that allows the highest density.The applicant has proposed a step down at
the corners the 5th floor facing College Avenue.
While acknowledging the goals of CAFD,the Lead Agency has concerns about the size,shape,and
height of the building in relation to its immediate context.The Lead Agency has stated the following
concerns and requested the following additional information:
Submission of a shadow study
Consideration of mounting solar panels on the building for use by the adjacent property
owner to the north,whose roof mounted solar panels will presumably be shaded by the
project
Concern that the building appears too ‘boxy’
The sidewalk on College Avenue should meet American Society of Civil Engineers standards
for unobstructed sidewalk width in urban areas
The pedestrian level experience of the building
The Planning Board intends to continue to work with the applicant during Site Plan Review to
further develop the façade details,building materials,and other design aspects that will address
these issues.
The Lead Agency has requested,and the applicant has agreed,to push the proposed planters back
two feet to further increase the width of the sidewalk on College Ave.and to allow for expansion of
the tree pits,which —as proposed —do not conform to the City standard for size.
Prepared by:Lisa Nicholas,AICP
PROPOSED RESOLUTION Apartment Building
CEQR Negative Declaration 201 College Ave.
Site Plan Review
City of Ithaca Planning & Development Board
May 24, 2016
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 201 College Avenue, by Noah Demarest for
Visum Development Group, and
WHEREAS:the applicant proposes to build a 5-story apartment building on a 0.173-acre lot at the corner
of College Avenue and Bool Street. The building will contain 44 dwelling units with approximately 76
bedrooms. The basement level will have a trash room, a fitness room with windows looking out to the
street, and a bicycle garage for approximately 20 bikes with ramp access from a doorway on Bool Street.
Other proposed amenities include landscaping, lighting, 4 outdoor bike racks, and street trees. The project
is proposing a curb bump-out that will require approval form the Board of Public Works. The site has a 17’
difference in elevation from the southwest corner to the northeast corner, rising from 690.00 to 707.00. Site
development will require removal of the existing 2 story wood-framed house containing 1 apartment with
12 bedrooms, gravel parking area, and five trees. The project is in the MU 1 Collegetown Area Form
District (CAFD) and requires an Area Variance for rear yard setback, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §176-4 B(1)(k) & (h)[4], and the State Environmental Quality Review Act (“SEQRA”),
§617.4(b)(11), and is subject to Environmental Review, and
WHEREAS: the City of Ithaca Planning and Development Board did, on May 24, 2016 declarr itself Lead
Agency in Environmental Review for the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on May 24, 2016 review and
accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and
Parts 2 and 3 prepared by Planning staff; drawings titled “ Demo and Layout Plan,” “Grading and Planting
Plans,” “Level 1,” “Basement,” and “Levels 3-5,” dated 3/29/16; and “Southwest Corner Perspective,”
“West Elevation,” “East Elevation,” “South Elevation - Bool St. Façade,” and “North Elevation,” dated
4/13/16; and “North to South Site Section,” and “East to West Site Section,” dated 5/11/16 and prepared by
STREAM Collaborative; and other application materials, 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, 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 that a Negative Declaration for purposes of Article 8
of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State
Environmental Quality Review Act.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 0
From:Jeanne Grace
Sent:Wednesday,May 18,2016 11:24 AM
To:Charles Pyott
Subject:[Elmira Savings Bank]
Elmira Savings Bank Project.
I am concerned with visibility with trees being planted on either side of the exit on State St side.We
have gone to planting trees 10 from driveways to reduce likelihood the trees will impede driver visibility
up and down the street when exiting.
I am concerned about soil volume for the new trees.I suggest sharing our proposed site plan
requirements to ensure there is enough soil volume for the street trees.Expanding the amount of
porous surfacing around the trees and adding structural soil would be a good start.
I also know that the County Beautification brigade was interested in getting more space for gardens at
this intersection.Could suggest to developers to reach out to them to see if creating a garden bed for
them to maintain could be possible rather than just brick on the State St side of the building.
I was also contacted by the neighbor of 201 College Ave project.I have yet to go take a look at the
spruce trees he was concerned about but I hope to do that this afternoon and I share with the board my
opinion on that.
thanks,
Jeanne Grace
City Forester
PROPOSED RESOLUTION Building Expansion &Renovations
Declaration of Lead Agency 602 W. State Street (Elmira Savings Bank)
Site Plan Review
City of Ithaca Planning & Development Board
May 24, 2016
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: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for building renovations, expansion, and site improvements to be located at 602 W.
State Street by Trowbridge Wolf Michaels Landscape Architects, LLP, and
WHEREAS:the applicant proposes to renovate existing two-story brick building at corner of West State
and Meadow Streets for branch bank functions on first and second floor. Basement will be used for
mechanical equipment and tenant storage; also proposed is a small 700-SF two-story addition, necessary for
vertical circulation (stair and elevator). Site ingress/egress is provided from existing curb-cuts on Meadow
Street and West State Street (egress only). Two drive-through lanes will be provided for bank transactions,
one of which will serve as an island station with pneumatic-tube connection to remote teller. The second
will provide access to a night deposit and ATM station at building’s west exterior wall. 17 parking spaces
are proposed. Applicant also proposes to remove 2 on-street parking spaces on State St. to expand the
sidewalks and add street trees. Other site improvements include landscaping, signage, and lighting. Project
site consists of 3 tax parcels: 72.-2-13, which contains existing two-story brick building; 72.-2-11, which
contains existing asphalt parking area and curb-cut to N. Meadow St.; and 72.-2-10, which contains two
houses. Project development will require consolidation of tax parcels and demolition of two homes.
Project is in the WEDZ-1a Zoning District and requires an Area Variance to allow for addition of one-story
canopy on west side of building over drive-through lanes. Project also requires approval for removal of
parking and curb bump-out, and
WHEREAS: this is an Unlisted Action under City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) and State Environmental Quality Review Act (“SEQRA”), and requires Environmental
Review, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead
Agency for the Environmental Review of the project.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 0
PROPOSED RESOLUTION Building Expansion &Renovations
CEQR Negative Declaration 602 W. State St. (Elmira Savings Bank)
Site Plan Review
City of Ithaca Planning & Development Board
May 24, 2016
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for building renovations, expansion, and site improvements to be located at 602 W State Street
by Trowbridge Wolf Michaels Landscape Architects, LLP, and
WHEREAS:the applicant proposes to renovate existing two-story brick building at the corner of West State and
Meadow Streets for branch bank functions on the first and second floor. Basement will be used for mechanical
equipment and tenant storage; also proposed is a small 700-SF two-story addition, necessary for vertical circulation
(stair and elevator). Site ingress/egress is provided from existing curb-cuts on Meadow Street and West State Street
(egress only). Two drive-through lanes will be provided for bank transactions, one of which will serve as an island
station with pneumatic-tube connection to remote teller. The second will provide access to a night deposit and ATM
station at the building’s west exterior wall. 17 parking spaces are proposed. Applicant also proposes to remove 2 on-
street parking spaces on State St. to expand the sidewalks and add street trees. Other site improvements include
landscaping, signage, and lighting. Project site consists of 3 tax parcels: 72.-2-13, which contains existing two-story
brick building; 72.-2-11, which contains existing asphalt parking area and curb-cut to N. Meadow St.; and 72.-2-10,
which contains two houses. Project development will require consolidation of tax parcels and demolition of two
homes. Project is in the WEDZ-1a Zoning District and requires an Area Variance to allow for addition of one-story
canopy on west side of building over drive-through lanes. The project also requires approval for removal of parking
and curb bump-out, and
WHEREAS: this is an Unlisted Action under City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)
and State Environmental Quality Review Act (“SEQRA”), and requires Environmental Review, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary
responsibility for approving and funding or carrying out the action did on May 24, 2016 declare itself Lead Agency in
Environmental Review for the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on May 24, 2016 review and accept as
adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by
Planning staff; drawings titled “Erosion, Sediment Control and Demolition Plan (C101),” “Utility Plan and Details
(C102),” “Demo Plan (L101),” “Layout Plan (L201),” “Grading Plan (L301),” “Planting Plan (L401),” “Site Details
(L501 & L502),” “First Floor Plan (A1.1),” “Second Floor Plan (A1.2),” “East Elevation (A2.1),” “North Elevation
(A2.2),” “South Elevation (A2.3),” “West Elevation (A2.4),” and “Perspectives (A3.1 & A3.2),” all dated April 15,
2016 and prepared by HOLT Architects; and other application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, and other interested parties have been given the
opportunity to comment on the proposed project and any comments received have been considered, 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 that a Negative Declaration for purposes of Article 8 of the
Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental
Quality Review Act.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 0
ELEVATION LOOKING WEST
CAYUGA INLET
BRINDLEY STREET OVER
ALTERNATIVE 2 5/16/2016
STREAMBED
CAYUGA INLET
A Conditioned Negative Declaration is only valid for Unlisted Actions
Please complete each question (indicate N/A, if not applicable)
Chosen units apply to following section also
Units in Question 2 apply to this section
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
1 of 11
5/16/2016
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%. (Bridge abutment and wingwall
construction)
Yes No
Construction on land where depth to the water table is less
than 3 feet. (Roadway embankment construction) Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally
within 3 feet of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve
more than one phase or stage. Yes No
Evacuation for mining purposes that would remove more than
1,000 tons of natural material (i.e., rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in designated floodway. Yes No
Other impacts (if any):
Yes No
2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges,
geological formations, etc.)? Yes No
Specific land forms (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
2 of 11
5/16/2016
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):
Discharge of Fill below OHWM and Bed / Bank
Disturbance (Scour protection and roadway embankment
construction)
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? (Cayuga Inlet) Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
3 of 11
5/16/2016
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. (Water siltation
from excavation will be contained within turbidity curtain
installed around work area)
Yes No
Proposed action will require storage of petroleum or chemical
products greater than 1,100 gallons. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
4 of 11
5/16/2016
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
New drainage pattern via closed drainage system on
relocated Brindley Street. 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):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
5 of 11
5/16/2016
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): Approximately ¼ acre of wooded area
to be removed on south bridge approach.
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
6 of 11
5/16/2016
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):
Wooded/brush area between railroad bed and relief
channel will be largely replaced with new bridge and
approach roadway.
Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological
importance? Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any facility or site listed on or eligible for the
National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed located
within the project site. Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any site designated as a local landmark or in a
landmark district.
Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
7 of 11
5/16/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of existing or future open spaces, or
recreational opportunities? Yes No
The permanent foreclosure of a future recreational
opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts (if any):
Yes No
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
13. Will proposed action impact the exceptional or unique characteristics of a site designated
as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state
agency? Yes No
Proposed action to locate within a UNA or CEA? Yes No
Proposed action will result in reduction in the quality of the
resource. Yes No
Proposed action will impact use, function, or enjoyment of the
resource. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
8 of 11
5/16/2016
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. (Relocated roadway) Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts:
Yes No
IMPACT ON ENERGY
15. Will proposed action affect community's sources of fuel or energy supply? Yes No
Proposed action causing greater than 5% increase in any
form of energy used in municipality. Yes No
Proposed action requiring creation or extension of an energy
transmission or supply system to serve more than 50 single-
or two-family residences.
Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
9 of 11
5/16/2016
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. (daytime
construction noise)
Yes No
Proposed action will remove natural barriers that would act as
noise screen. (existing tree removals) Yes No
Other impacts (if any):
Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety? Yes No
Proposed action will cause risk of explosion or release of
hazardous substances (i.e., oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be chronic low-level discharge or emission.
Yes No
Proposed action may result in burial of “hazardous wastes” in
any form (i.e., toxic, poisonous, highly reactive, radioactive,
irritating, infectious, etc.)
Yes No
Proposed action may result in excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in handling or disposal or
hazardous wastes (i.e., toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid, or contain gases).
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
10 of 11
5/16/2016
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):
Yes No
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing community? Yes No
The population of the city in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals. Yes No
Proposed action will cause a change in the density of land
use. Yes No
Proposed action will replace or eliminate existing facilities,
structures, or areas of historic importance to the community. Yes No
Development will create demand for additional community
services (e.g., schools, police, and fire, etc.) Yes No
Proposed action will set an important precedent for future
actions. Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 Project Impacts
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
11 of 11
5/16/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.)
Other impacts (if any):
Yes No
19. Is there public controversy concerning the proposed action? Yes No Unknown
— If any action in Part 2 is identified as a potential large impact,
or if you cannot determine the magnitude of impact, proceed to Part 3 —
Page 1 of 3
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM - Part III
Project Name: Replacement of Brindley Street Bridge
Date Created: 3/28/2016
Updated: 5/14/2016
PROJECT DESCRIPTION: This project will relocate Brindley Street to align with the West State
Street/Taughannock Boulevard intersection through construction of a new single span bridge
carrying Brindley Street over Cayuga Inlet. The existing structure and south approach will be
converted for non-motorized use by pedestrians and bicyclists.
IMPACT ON LAND
The proposed project includes bridge relocation; full depth roadway reconstruction; major approach
roadway realignment; new sidewalks, and new drainage along Brindley Street. The proposed
roadway realignment will provide a tree lawn / snow storage area between the curb and the
sidewalk on the west side of the roadway. The roadway re-alignment will increase vehicle safety
along Brindley Street by eliminating the existing one lane bridge.
Construction of the proposed bridge abutments, superstructure, and placement of stone fill
protection will not impact the existing water surface elevations.
It is anticipated that the project will be constructed in one (1) construction seasons beginning in
early spring of 2017. It is anticipated that the project will substantially complete (open to full traffic)
by November of 2017.
IMPACT ON WATER
Installation of the new bridge abutments and placement of stone fill protection will require
construction within Cayuga Inlet. Proper soil erosion and sediment control measures (cofferdams,
stabilized construction entrances, silt fence, turbidity curtains, etc) will be implemented to minimize
impacts to the waterway. A NYSDEC Protection of Waters Permit, NYSDEC State Pollution Discharge
Elimination System (SPDES) General Permit, NYSDEC Section 401 Water Quality Certification and
USACOE Nationwide Permit 14 will be obtained prior to construction.
The relocated Brindley Street will require a new closed storm water drainage system to convey
storm water off of the roadway.
IMPACT ON AIR
No significant impacts are anticipated.
Page 2 of 3
IMPACT ON PLANTS AND ANIMALS
Approximately ¼ acre of wooded land south of Cayuga Inlet between the old railroad bed and the
relief channel will be impacted by the proposed construction. Approximately 40 trees 3” or greater
diameter at breast height (DBH) will be removed in this area. In addition, approximately 30 trees 3”
or greater DBH will be removed along the north bank of Cayuga Inlet adjacent to the existing City
parking lot.
New trees are proposed on the south side of the inlet on both sides of relocated Brindley Street as
mitigation for the lost forest area and as a traffic calming measure. Consultation will be made with
the City forester for species selection and density.
IMPACT ON AESTHETIC RESOURCES
The new bridge location and relocated portion of Brindley Street will provide for a new visual
appearance to the existing natural/wooded area. The new structure will provide Texas aesthetic
railing and period lighting consistent with other bridges in the City.
IMPACT ON HISTORIC RESOURCES
A Phase 1 Cultural Resource Study was performed in April 2016. Testing did not locate prehistoric or
historic sites within the project area, and no further work is recommended. A Phase 1 Architectural
Survey was also performed. No buildings or structures within the architectural project area were
identified as eligible for the Historic Register.
The results are subject to concurrence from the NYSDOT Regional Cultural Resource Coordinator
and the NYS Office of Parks, Recreation and Historic Preservation.
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
No significant impacts are anticipated.
IMPACT ON TRANSPORTATION
The existing transportation system will be impacted during construction of the project due to the
required tie-in of the new Brindley Street alignment and existing West State Street and Tabor Street.
The completed project will improve both pedestrian and vehicle mobility and safety through the
project area.
IMPACT ON ENERGY
No significant impacts are anticipated.
IMPACT ON NOISE AND ODORS
Removal of existing trees through the proposed Brindley Street re-alignment corridor is required.
These trees currently help to provide a natural sound barrier between the existing buildings and the
Page 3 of 3
roadway. As part of this project, new trees will be planted but it will take time until they become
effective natural sound barrier. Typical odors and noise consistent with construction projects will
likely occur during day time hours only.
IMPACT ON PUBLIC HEALTH
No significant impacts are anticipated.
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
This project is essentially an extension of Taughannock Boulevard, which has been identified as an
element of the City’s Six Point Traffic Plan Evaluation report. The project will provide improved
access to the Southwest Development Area.
Prepared by: David L. Kennicutt, PE, Sr. Project Manager, Delta Engineers, Architects, & Land
Surveyors, P.C.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
1 of 4
TO:Board of Zoning Appeals
FROM:Planning &Development Board
DATE:May 25,2016
SUBJECT:Comments for Zoning Appeals 3024,3025,3026,3027,3028,3029,3030,3032,&3033
On May 24th,2016,members of the Planning and Development Board discussed the above listed Zoning Appeals
and agreed to forward the following recommendations:
APPEAL #3033 120 SOUTH AURORA STREET (ITHACA MARRIOTT)
Area Variance —Signage
Appeal of Matt Jalazo for Hotel Ithaca,LLC,owners of 120 South Aurora Street for variance from Sign Ordinance,
Section 272 6 B.(2),which allows a maximum of two wall signs per business in the commercial zoning district
and limits the size of each sign to a maximum 50 SF.
Hotel Ithaca is currently constructing a multi story Marriott Hotel at 120 South Aurora Street at the east end of
Ithaca Commons.On November 4,2014,Hotel Ithaca was granted Sign Variances from Section 272 6 B.(2),
which provides that each business in a commercial district is limited to two building (wall)signs and each sign
cannot be larger than 50 SF.In 2014,Hotel Ithaca requested the Board grant variances to erect six wall signs.
The Board approved four of the six signs.Two of the approved signs are directional signs to be located on west
side of the hotel.The third approved sign advertises the hotel’s restaurant.The fourth approved sign was a
combination address and “name”sign at front entrance facing Aurora Street.On March 1,2016,the Board
approved one additional sign to be located on the third floor level,facing the Commons.
Hotel Ithaca’s current appeal to the Board is a request for one additional sign for the hotel at 120 South Aurora
Street.The proposed sign is a wall sign with the “Marriott”name,to be located on exterior of the 10th floor level
and facing East Green Street.This proposed sign will be 76 SF,which also exceeds the 50 SF Sign Ordinance
maximum size threshold.Hotel Ithaca believes the size and lighting scheme of the requested sign are
appropriate for the hotels’massing and location.
The 120 South Aurora Street property is in a CBD 140 Zoning District where wall signs are permitted;however,
Section 272 18 requires the applicant receive variances for the number and size of the additional signs
requested,before a Sign Permit can be issued.
The Board previously approved the size and location of this signage and does not have any further issues with this
appeal.
APPEAL #3032 121 WEST COURT STREET
Area Variance —Parking
Appeal of Christopher Anagnost on behalf of owner Tompkins County Senior Citizens Council for Area Variance
from Section 325 8,Column 4,Off Street Parking and Column 13,Other Side Yard Dimension,requirements of
the Zoning Ordinance.The building located at 121 W.Court Street consists of an office space on the first floor
and a three bedroom apartment on the second floor.The two uses require a total of 11 parking spaces.The
CITY OF ITHACA
108 E.Green Street —3rd Floor Ithaca,NY 14850 5690
DEPARTMENT OF PLANNING,BUILDING,ZONING,&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
Email:dgrunder@cityofithaca.org Email:iura@cityofithaca.org
Fax:607 274 6558 Fax:607 274 6558
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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tenants of this property were utilizing the neighboring parking lot at 119 W.Court Street,which is owned by the
same owner.But the owner now intends to sell the property located at 121 W.Court Street,which has no
parking on site.The applicant is proposing to adjust the lot line to the east approximately 10’9”to make room
for 5 new parking spaces of the 11 spaces required by the Ordinance.The property has an existing side yard
deficiency,having 2’of the 5’required by the Ordinance,which will not be exacerbated by the proposal.
The property at 121 W.Court Street is located in a B 1a business use district in which the proposed use is
permitted;however,Section 325 38 requires a variance be granted before a Building Permit is issued.
The Planning Board does not identify any long term planning issues in this appeal.
APPEAL #3030 602 WEST STATE STREET
Area Variance —Minimum Stories
Appeal of HOLT Architects on behalf of owner Elmira Savings Bank for Area Variance from Section 325 16 F.(1),
Number of Stories,requirement of the Zoning Ordinance.The applicant proposes to convert existing vacant
building located at 602 W.State Street to the Elmira Savings Bank.As part of the project,a canopy structure will
be added to west side of the building to cover 2 drive through pneumatic tube stations.Property is located in
the WEDZ 1a zone where there is a minimum 2 story or 24’height requirement.The new canopy will be a one
story structure,approximately 12 feet in height.
The property is located in the WEDZ 1a,West End Development Zone,in which the proposed use is permitted.
However,Section 325 38 requires a variance be granted before a Building Permit is issued.
The Planning Board does not identify any long term planning issues in this appeal.The Board suggest the Zoning
Code be revised to exclude canopies from minimum story requirements.
APPEAL #3029 207 GRANDVIEW AVENUE
Area Variance
Appeal of Michael Perehinec,Jr.Esq.,on behalf of owner Brent Campagni,for Area Variance from Section 325 8,
Columns 12 and 13,Side Yard Dimensions,of the Zoning Ordinance.In 1972,a permit was issued to then owner
Kenneth Fiero to install a deluxe modular home at the property located at 207 Grandview Avenue.The modular
home was positioned on the property with one side yard having 5’and the other side yard having 15’5”;the
Ordinance required side yards to be 10’and 10’respectively.Soon after project was completed in 1973,Mr.
Fiero constructed a 12’x20’carport in the side yard without a permit.This reduced the compliant side yard
dimension from 15’5”to 3’9”of the 10’required by the Ordinance.A Certificate of Occupancy was never issued
and the building remained in non compliance with the Zoning Ordinance.Not until a recent housing inspection
was it discovered that the issues with the carport permit or side yard deficiencies were never resolved.Current
owner intends to sell the property and needs a Certificate of Compliance issued.The Building Division cannot
issue the Certificate of Compliance without granting a variance for existing deficiencies.
The property is located in an R 2a residential use district in which the proposed use is permitted.However,
Section 325 39 requires a variance be granted before a Certificate of Compliance is issued.
The Planning Board does not identify any long term planning issues in this appeal.The appeal is for an existing
issue for which the current owner is not at fault.
APPEAL #3028 339 CENTER STREET
Special Permit
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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Appeal of Meghan Prichard on behalf of Andrew Lunn for a service commercial facility Special Permit as required
by Section 325 9 C.(1)(e),and a variance from Section 325 8,Column 4,Off Street Parking,Column 11,Front
Yard,Column 12,Other Front Yard,and Column 14/15,Rear Yard,requirements of the Zoning Ordinance.The
applicant proposes to re establish a home salon in basement area of property located at 339 Center Street.
Between 1937 and 1978,a salon was operating in the basement by the original owner Lillian Morgan.Since that
time,the salon equipment in the basement remained and is still fully operational.Resuming the business
requires no new construction to re establish the home salon.The applicant resides in one of the apartments in
the 2 family home and would like to utilize existing equipment to start a salon business.
The property at 339 Center Street has two parking spaces on site and lacks one parking space for the business,as
required by the Zoning Ordinance.There are existing area deficiencies in the front yard,other front yard,and
rear yard that will not be exacerbated by this proposal.This property is located in an R 2b use district where a
service commercial facility is permitted;however,Section 325 9 requires a Special Permit and Area Variance be
granted before a Certificate of Occupancy is issued.
The Planning Board does not identify any long term planning issues in this appeal.
APPEAL #3027 220 COBB STREET
Appeal of Sue Cosentini on behalf of the owner Daniel Barbash for an Area Variance from Section 325 8,Column
11,Front Yard Dimension,of the Zoning Ordinance.The applicant proposes to construct an addition on the
building located at 220 Cobb Street.The addition will consist of a sunroom,storage space,and a mudroom that
will be constructed on the south side of existing home.A portion of the addition will extend into the front yard.
Existing dwelling has a front yard deficiency,having 17.5’of the 25’required by the Ordinance.The new
addition will encroach into required front yard approximately 2’,leaving 23.1’of the 25’required by the
Ordinance.
The property is located in an R 1b residential use district,in which the proposed use is permitted.However,
Section 325 38 requires a variance be granted before a Building Permit is issued.
The Planning Board does not identify any long term planning issues in this appeal.However,it is not possible to
determine any potential aesthetic impacts to the neighborhood,because the appellant did not provide elevations
for the façade facing the public way.
APPEAL #3026 125 FARM STREET
Area Variance
Appeal of Richard Ford on behalf of 125 Farm Street Land Trust for Area Variance from Section 325 8,Column 4,
Parking,Column 10,Percentage of Coverage,Column 11,Front Yard,and Column 12/13,Side Yard,
requirements of the Zoning Ordinance.The property located at 125 Farm Street is a two family dwelling
consisting of a 3 bedroom apartment on the first floor and a 1 bedroom apartment on the second floor.The
applicant proposes to reconfigure the interior of the two family dwelling and create two 3 bedroom apartments.
The reconfiguration will increase the occupancy from 5 to 6 unrelated individuals for the building.The property
has no on site parking and the interior changes will not exacerbate existing deficiencies in parking,percentage of
lot coverage,front yard,or side yards.
The property at 125 Farm Street is located in an R 2b residential zone district,in which the proposed use is
permitted;however,Section 325 38 requires Zoning Variances be granted before a Building Permit can be
issued.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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The Planning Board does not identify any long term planning issues in this appeal,as this is a minor request for a
pre existing condition.
APPEAL #3025 201 COLLEGE AVENUE
Area Variance
Appeal of Noah Demarest,STREAM Collaborative,on behalf of Visum Development Group for an Area Variance
from Section 325 8,Column 14/15,Rear Yard,and 325 45.2 G.(1)(C),Functioning Entry Distance,requirements
of the Zoning Ordinance.The applicant proposes to demolish existing building located at 201 College Avenue
and construct a 5 story,44 unit apartment building.As part of the building design,the applicant proposes to
increase sidewalk width from 8’to 12’along the pedestrian thoroughfare on College Avenue.The applicant
would like to maintain proposed square footage of the building and move the building east toward the rear
property line to accommodate the increase in sidewalk width.This will result in a rear yard reduction to 5’1”of
the 10’required by the Ordinance.
The proposed building is located on the corner of College Avenue and Bool Street.The building façade along
Bool Street is required to have a maximum of 35’between functioning entries.The applicant proposes to install
one main entry along Bool Street in a recessed courtyard,approximately 57’from the building corner.Due to
the sloping topography of Bool Street,adding 2 additional entry points would require installing one elevated
entry and steps,and one excavated entry to an already constrained site condition.
The property at 201 College Avenue is located in a MU 1 Zoning District where the proposed apartment building
is a permitted use;however,Section 325 38 requires variances to be granted before a Building Permit can be
issued.
The Planning Board does not identify any negative long term planning issues in this appeal.Moving the building
footprint into the rear yard setback allows for wider sidewalks and street trees on College Avenue.
APPEAL #3024 312 314 WEST SPENCER ROAD
Area Variance
Appeal of Noah Demarest,STREAM Collaborative,for the owner,Giuliano Lucatelli,Jr.,for an Area Variance
from Section 325 8,Column 11,Front Yard,requirement of the Zoning Ordinance.The applicant proposes to
consolidate two parcels located at 312 and 314 W.Spencer Road and re subdivide the lot into three new parcels.
One parcel will contain existing buildings at 312 and 314 W.Spencer Rd.The other two parcels will be
configured as two buildable lots.However,the building located at 314 W.Spencer Road has existing front yard
deficiency,having 16.5 feet of the 25 foot front yard setback required by the Zoning Ordinance.
The property at 314 W.Spencer Rd.is located in an R 2b Zoning District where the proposed use is permitted;
however,General Municipal Law,Article 3,Section 33,states a subdivided plat must comply with a
municipality’s Zoning Ordinance.Compliance can therefore only be achieved if the BZA grants this variance for
front yard deficiency.
The Planning Board does not identify any long term planning issues in this appeal,as this is a minor request for a
pre existing condition.