HomeMy WebLinkAbout12-13-16 Planning and Development Board Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.”
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PLANNING & DEVELOPMENT BOARD
PROJECT REVIEW COMMITTEE & DESIGN REVIEW COMMITTEE
NOTICE OF MEETING & AGENDA
TO: City of Ithaca Project Review Committee (Planning & Development Board)
FROM: Lisa Nicholas, Senior Planner
DATE: December 7, 2016
SUBJECT: Agenda for Project Review & Design Review Committee Meeting: TUESDAY, DECEMBER 13TH , 2016
Meeting is scheduled to begin at 9:00 a.m. in the Third Floor Conference Room (behind Common Council Chambers), City
Hall, 108 E. Green St. Please call Charles Pyott at 274-6550, if you cannot attend or you require additional information.
9:00 Project: Amici House & Child Care Center
Location: 661-701 Spencer Rd.
Applicant: Tom Schickel for Tompkins Community Action (TC Action)
Anticipated Board Action(s) in December: Consideration of Preliminary and Final Site Plan Approval
Project Description: The applicant is proposing to construct two new buildings on the site to provide supportive
housing for young homeless people and their children, as well as childcare. A 5-story, 20,785-SF building with a
footprint of 4,215 SF will be built to adjoin the existing TC Action office building. On the first floor, it will contain a
children's playroom, meeting/training room with an adjoining kitchen, a case conferencing room, public restrooms,
and mechanical support spaces; and the upper floors will contain 23 efficiency apartments. The 1-story, 7,010-SF
Child Care Center will provide 5 classrooms for Head Start and Early Head Start. This building is designed with an
open courtyard facing the rear of the site with a fence on the southeast side. The project also includes new
landscaping, a sidewalk on Spencer Road, and expanded parking from 44 to 65 spaces. Site development will
include demolition of two existing houses currently used for TC Action programming. The project site is in both the
SW-2 and the R-2a Zoning Districts and has received the required area variances and a special permit from the Board
of Zoning Appeals. The project site is contiguous to Buttermilk Falls State Park. This is a Type 1 Action under the
City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.) & (h.) (3.), and the State
Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), for which the Board, acting as Lead Agency, issued a
negative declaration of environmental significance on November 22, 2016.
9:15 Project: Maplewood Graduate Student Housing Project
Location: Veteran’s Ave. (between Maple Ave. & Mitchell St.)
Applicant: Scott Whitham, Whitham Planning & Design, LLC, for Cornell University
Anticipated Board Action(s) in December: Adoption of Findings Statement, Public Hearing, Consideration of
Preliminary and Final Site Plan Approval
Project Description: The applicant proposes to redevelop the existing 170-unit and 372-bedroom Maplewood
housing complex into a new project with 500-600 units and up to 975 bedrooms. The units are to be a mixture of
townhomes, stacked flats, and multi-family apartment buildings. The project will include a community center, some
neighborhood-scaled retail, and internal circulation network, including connections to adjacent East Hill Recreation
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
E-Mail: dgrunder@cityofithaca.org
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Way, landscaping, lighting, and other amenities. The project site is approximately 17 acres — 0.75 of which is in the
City of Ithaca and is proposed to contain a road, landscaping, and a plaza with a covered TCAT bus stop. The
applicant intends to develop the Town portion of the site as a Planned Development Zone (PDZ), while the City
portion will comply with current R-3b Zoning District regulations. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (k) & (i), and the State Environmental Quality
Review Act (“SEQRA”), §617.4 (b) (11), and is subject to Environmental Review. The Town of Ithaca, acting as Lead
Agency for Environmental Review of the project, issued a Positive Declaration of Environmental Significance at its
May 2016 meeting and accepted as adequate Draft Environmental Impact Statement (DEIS) on September 20, 2016.
The Town Planning Board filed a Notice of Completion on November 30th, 2016, which can be viewed here:
http://www.town.ithaca.ny.us/major-projects/maplewood. The Town Board will consider adoption of a Findings
Statement on December 20, 2016.
9:30 Project: City Centre
Location: 301 E. State St./M.L.K, Jr. St.
Applicant: Jeff Smetana for Newman Development Group, LLC
Anticipated Board Action(s) in December: Review of FEAF Part 3, Potential Determination of Environmental
Significance, Recommendation to BZA
Project Description: The applicant proposes to redevelop the 0.759-acre site with an 8-story, 106’-tall, 187,536-GSF
mixed-use building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of building amenity
and support space on the ground level. Upper floors will have a mix of unit types (studio, 1-, and 2-BR) for a total of
193 units. The ground level also includes a loading/delivery/trash area with vehicular access provided from N. Aurora
Street to a circular drop-off area. The main vehicular access to the site is off E. Green Street to a below-grade
parking deck with 72 parking spaces and bicycle storage. The project is in the CBD-120 Zoning District, and requires a
Zoning Variance for rear yard setback. The project has received Design Review. This is a Type I Action under the City
of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h) [4], (i), (k), and (n), and the State
Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv), and (11), and requires Environmental Review.
10:00 Zoning Appeals
• 3053, Sign Variance, 310 Taughannock Blvd
• 3055, Area Variance, 113 Farm Street
• 3056, Area Variance, 301 E State Street
Project Review & Design Review Meeting
10:10 Project: Four-Story Apartment Building (5 Units)
Location: 126 College Ave.
Applicant: Visum Development Group
Anticipated Board Action(s) in December: Declaration of Lead Agency
Project Description: The applicant is proposing to construct a 4-story (with occupied basement) apartment building
with a total of 5 units (one on each floor) and 28 bedrooms on the .0908 acres (3,957 SF) project site. The project is
expected to attract primarily student tenants. Site improvements include walkways landscaping and a retaining wall
with and upper terrace accessible from the basement apartment. All above-ground apartments will have a balcony
facing College Ave. Site development will require the removal of the exiting house with its associated retaining
walls, driveway curbcut, walkways and one mature tree. Four mature trees in the rear of the property will be
preserved. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As
no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan
(TDMP) for approval by the Planning Board in accordance with district regulations. This is an Unlisted Action under
Additional materials for the Design Review Committee Meeting
will be sent under separate cover
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the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review
Act (“SEQRA”), and is subject to Environmental Review.
10:30 Project: Four-Story Apartment Building (9 Units)
Location: 210 Linden Ave
Applicant: Visum Development Group
Anticipated Board Action(s) in December: Declaration of Lead Agency
Project Description: The applicant is proposing to construct a 4-story (with occupied basement) apartment building
with a total of 9 units and 36 bedrooms on the .1324 acres (5,769 SF) project site. The project is expected to attract
primarily student tenants. Site improvements include walkways, landscaping and a retaining wall with an upper
terrace accessible from the basement apartment. All above-ground apartments will have a balcony facing Linden
Ave. Site development will require the removal of the existing house, driveway, curbcut, and one mature tree. One
mature tree in the rear of the property will be preserved. The project site is in the CR-4 Collegetown Area Form
District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a
Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district
regulations. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),
and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review.
10:50 Project: College Townhouse Project
Location: 119-125 College Ave.
Applicant: Trowbridge Wolf Michaels, LLP
Anticipated Board Action(s) in November: Public Hearing, Review of Full Environmental Assessment Form (FEAF),
Parts 2 & 3, potential determination of Environmental Significance.
Project Description: The applicant is proposing to construct three new apartment buildings with a total of 67 units
(a mix efficiencies, one bedroom, and two bedroom apartments) on the 0.476-acre (20,734 SF) project site. Two of
the buildings, designed as row house apartments, are located along College Avenue, while the third building, a
garden apartment building, is located behind, in the rear portion of the site. All buildings will be four stories and 45’
tall with habitable basements. Tenants are expected to be short-term visiting Cornell faculty. Since no parking is
proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for
approval by the Planning Board. The project site consist of 3 tax parcels (to be consolidated) in the CR-4
Collegetown Area Form District (CAFD). It requires Design Review. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.), and the State Environmental Quality Review
Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review.
11:10 Agenda Review: 12/20/16 Regular Meeting
11:20 Adjournment
cc: Mayor Svante Myrick & Common Council
Dr. Luvelle Brown, Superintendent, ICSD
Jay Franklin, Tompkins County Assessment
ACCESSING ONLINE DOCUMENTS
Site Plan Review & Subdivision Application Documents
Site Plan Review application documents are accessible electronically
via the “Document Center” on the City web site
(http://www.cityofithaca.org/DocumentCenter), under “Planning &
Development” > “Site Plan Review Project Applications,” and in the
relevant year/month folder. Subdivision application materials can be
similarly located, but in the “Subdivision Applications” folder.
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
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STATE ENVIRONMENTAL QUALITY REVIEW FINDINGS STATEMENT
Town of Ithaca Planning Board
Maplewood Graduate and Professional Student Housing Redevelopment Project
_______________________________________________________________________
Pursuant to Article 8 (State Environmental Quality Review Act –SEQR)of the Environmental
Conservation Law and 6 NYCRR Part 617,the Town of Ithaca Planning Board,as the Lead Agency,
makes the following findings:
Name of Action:Maplewood Graduate and Professional Student Housing
Redevelopment Project.
Description of Action:The project involves demolishing the existing Maplewood Apartments
housing complex,located between Maple Avenue and Mitchell Street,
Town of Ithaca Tax Parcel No.’s 63.2 1,63.2 2,63.2 3,63.2 10.2,and
63.2 14,and redeveloping the +/17 acre site with 474 residential units
(studios and 1 4 bedroom units)in a mix of townhomes,stacked flats,
and multi family apartment buildings.The project will also include
some small retail,new interior streets,parking areas,pedestrian
facilities,open spaces,storm water facilities,and a community center.
Agency Jurisdiction:Town of Ithaca Planning Board Lead Agency for the environmental
review.Town Planning Board actions include Site Plan Approval &
Special Permit.
FEIS Accepted:November 22,2016
FEIS Filed:November 30,2016
Findings Statement Adopted:xx,xx,2016 (TBD)
I.INTRODUCTION
Compliance with State Environmental Quality Review (SEQR)
This document is a Findings Statement that pertains to the proposed Maplewood Graduate and
Professional Student Housing Redevelopment project.It is prepared pursuant to,and as required by,
6 NYCRR Part 617.11.The Town of Ithaca Planning Board is the Lead Agency and is responsible for
considering Site Plan Approval and Special Permit.This Findings Statement is based upon the facts
and conclusions in (1)the Draft Environmental Impact Statement (DEIS)for the project,received on
August 2,2016,revised on September 13,2016 and accepted by the Town of Ithaca Planning Board
on September 20,2016,and (2)the Final Environmental Impact Statement (FEIS),received on
November 8,2016,revised on November 15,2016,and accepted by the Planning Board on November
22,2016.
This Findings Statement demonstrates that the Town of Ithaca Planning Board,as Lead Agency,has
complied with all of the applicable procedural requirements of Part 617 in reviewing this matter,and
that the Planning Board has given due consideration to the above referenced documents prepared in
conjunction with this action.Further,this Findings Statement contains the facts and conclusions in
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
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the DEIS and FEIS relied upon by the Town of Ithaca Planning Board to support future decisions
related to these documents.
Potential Environmental Impacts Leading to Preparation of an Environmental Impact Statement
Potential impacts were identified in the Final Scoping Document related to the proposed Maplewood
Graduate and Professional Student Housing Redevelopment project,which was accepted by the
Town of Ithaca Planning Board on July 19,2016.The identified impacts include the following:
A. Land Use and Zoning:increased density,increased allowable building height,change in zoning
from High Density residential (HDR)to Planned Development Zone (PDZ)to allow increased
density,compatibility with surrounding land uses and with the Town of Ithaca Comprehensive
Plan.
B. Soils and Topography:construction on slopes greater than 15%,increase in impervious cover,
tree and vegetation removal,soil erosion and sedimentation control,excavation and removal of
materials (truck routing discussed in “Construction and Demolition Activities”),construction on
land with possible shallow depth to water table.
C. Water Resources:increased runoff and potential flooding,soil erosion and sedimentation control
(related to stormwater impacts),changes in drainage patterns,degradation of water quality from
urban pollutants.
D. Transportation and Circulation:increased traffic on existing street network,increased population
utilizing public transit,pedestrian and bicycle networks,increased number of parking spaces on
site,impacts to existing fire,ambulance and police access to the area.
E. Utilities:increased water service demands/usage where there is insufficient water service
capacity,increased sewer service demands/usage,increased demand/usage on telephone,cable
television,telecommunications and high speed internet accessibility,impact of light spillage onto
adjacent parcels.
F. Aesthetic Resources and Neighborhood Character:compatibility with and relationship to existing
development adjacent to and in the vicinity of the proposal (in terms of architectural style,scale,
density,building heights),visual impact of the proposed development on the surrounding
neighborhood and the community at large.
G. Community Services:greater demand on emergency services,solid waste management,
educational services,health care services,recreation facilities.
H. Greenhouse Gas (GHG)Emissions/Effect of Project on The Use and Conservation of Energy:
analysis of project GHG emissions as it relates to increased energy usage,energy efficiency in
buildings and in project design,energy conservation measures,use of renewable energy sources.
I. Construction and Demolition Activities:generation of noise,dust and vibration during
construction,impacts on neighborhood related to hours of construction and construction on
weekends,impacts related to contractor parking,construction traffic on existing street network
(truck routing plan).
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
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II.ENVIRONMENTAL IMPACTS
A.Land Use and Zoning
Impacts and Proposed Mitigation
The Maplewood Graduate Student Housing Redevelopment project involves a significant increase in
density,from the 170 unit/372 bed development that exists on the site to a 474 unit/887 bed
development that will exist after completion of the project.The existing one story structures will be
replaced with a mix of 4–story apartment buildings and 2.5 3 story townhomes and stacked flats.
There will be no change in the residential land use characteristic or the graduate student population
demographic that will live in the Maplewood development.
The Town of Ithaca Comprehensive Plan recommends focusing new residential development in areas
near major employment centers and the City of Ithaca boundary.The Maplewood project meets the
Plan’s recommendation,as it is located on an infill site within both the Town and City of Ithaca.The
project is also next to Cornell University campus,about 1.2 miles east of downtown Ithaca,and within
a 10 to 20 minute walk of East Hill Plaza and the center of Cornell’s Collegetown area.
The Comprehensive Plan also recommends denser,mixed use development in the Mitchell
Street/Maple Avenue/Pine Tree Road area,which includes the Maplewood site.The Plan has
designated the Maplewood project site as an area where traditional neighborhood development
(TND)would be appropriate.The project involves a change in the town’s zoning from the current
“High Density Residential”zoning designation to a “Planned Development Zone”(PDZ).
The PDZ language for Maplewood utilizes a form based code,TND zoning approach that includes
design standards for many elements of the development.The height and density of buildings within
the project will be mitigated through design that is sensitive to the surrounding area,particularly the
residential neighborhoods along Mitchell Street on the south side of the project and along the East
Hill Recreation Way on the west side of the project.Specific mitigations related to aesthetics and
building design are described below in Section F.Aesthetic Resources and Neighborhood Character.
Discussion and Findings
The Lead Agency finds that:
The form based zoning approach and PDZ language will provide clarity in guiding site planning for the
redevelopment and will minimize adverse environmental impacts to the maximum extent practicable.
B.Soils and Topography
Impacts and Proposed Mitigation
Construction of this project will take place in several phases over the course of 18 months.Phases 1
4 will include the demolition of the existing Maplewood structures,followed by site preparation,
which will include clearing vegetation,establishing access roadways and construction staging areas,
and installing temporary erosion control measures,underdrains and permanent stormwater basins.
Temporary erosion control measures would include the placement of silt fence,curb inlet
protections,stabilized stone construction entrances,soil cover and temporary seeding,check dams,
and dust control measures.All details of the Erosion and Sediment Control Plan will be incorporated
into a Stormwater Pollution Prevention Plan (SWPPP)that meets the requirements of the NYS
Department of Environmental Conservation (NYS DEC),under the State Pollutant Discharge
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
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Elimination System (SPDES)and the Town of Ithaca requirements for stormwater management.The
SWPPP will be reviewed and approved by the Town of Ithaca Public Works Department prior to
preliminary site plan approval.Per NYS DEC requirements,development areas within each of the
phases will generally be delineated to limit disturbance to five acres at any given time.
The site largely consists of man made fill from previous development,along with a few areas with
steep slopes.There are also some areas where the depth to water table is shallow.As proposed,the
steepest portions of the property (slopes of 15%or more)will remain undisturbed.Soil stabilization
will be accomplished by using soil covers and temporary seeding,with mulching and/or hydro
seeding to be applied to areas with low slopes that have been stripped of natural vegetation,and rip
rapping,matting and/or sodding for permanent soil stabilization.The project also will include the
installation of underdrains,which will mitigate areas with shallow depth to water table.
The project will preserve some of the existing vegetation on the site,but there will be tree and
vegetation loss and an overall increase in impervious surface (approx.1.3 acres).The project will
include significant re landscaping of the site,which will mitigate the impacts of vegetation loss as well
as provide screening between the development and the surrounding neighborhoods.The SWPPP for
the project will also include measures to mitigate the increase of impervious surface as a result of the
project (discussed in greater detail below,C.Water Resources).
Please see below Section H.Construction and Demolition Activities for findings related specifically to
construction and demolition activities,including excavation and removal of materials,construction
staging,contractor parking,impacts related to dust,noise and vibration during construction,
construction hours,etc.
Discussion and Findings
The Lead Agency finds that:
Although the project will disturb a significant portion of the existing site,the proposed plans appear
to be sensitive to the site and the surrounding area,and will involve the least amount of disturbance
that is necessary for the project.The proposed mitigations noted above will minimize adverse
environmental impacts to the maximum extent practicable,and should be incorporated as conditions
of Planning Board site plan approval.
C.Water Resources
Impacts and Proposed Mitigation
The proposed development will result in an increase of 1.3 acres of impervious surface,increasing the
potential for flooding,erosion,and increased pollutant export if not mitigated.Changes to the
existing drainage patterns of the site will also occur as the land is re graded to construct buildings,
parking areas,and roads.In the absence of stormwater controls,both runoff volume and peak
discharge rate would increase as a result of the proposed project.
Water quality treatment for the project will be achieved through the construction of rain gardens,bio
retention filters,vegetated swales and other green infrastructure practices.Treatment will also
involve the incorporation of on site stormwater storage basins that will serve as sediment basins
during construction and as permanent stormwater facilities after construction.All erosion control
measures and post construction related permanent stormwater management practices will meet NYS
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
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DEC design and implementation guidelines.As noted in the Soils and Topography section above,all
details of the Erosion and Sediment Control Plan will be incorporated into a Stormwater Pollution
Prevention Plan (SWPPP)that meets the requirements of the NYS DEC,under the State Pollutant
Discharge Elimination System (SPDES)and the Town of Ithaca requirements for stormwater
management.The SWPPP will be reviewed and approved by the Town of Ithaca Public Works
Department prior to preliminary site plan approval.
The on site stormwater storage basins,combined with underground detention basins,will control
rates of runoff from the site during the 1,2,10,25 and 100 year design storms.Both the stormwater
practices and the stormwater infrastructure within the site will require ongoing maintenance to
ensure proper functioning and long term pollutant removal performance.A formal Operation,
Maintenance,and Reporting Agreement will be developed between the Applicant and the Town that
will include the requirements regarding the proposed permanent practices as part of this project.The
Agreement will also give the Town the ultimate authority,at the expense of the Applicant,to
implement any action needed to maintain the functions of the stormwater infrastructure in the event
that the Applicant does not undertake such actions themselves.The Operations,Maintenance,and
Reporting Agreement will be a required condition of the site plan approval.
Discussion and Findings
The Lead Agency finds that:
While the project will result in an increase in stormwater runoff and impacts to water quality,the EIS
has adequately addressed these impacts with proposals for implementing necessary mitigation
measures.The mitigation measures will be developed further in the required SWPPP and in the site
plan materials,and will need to be reviewed and approved by the Town of Ithaca Public Works
Department.The proposal calls for construction related erosion control measures,which,if properly
installed and maintained,should adequately control sediment laden runoff from leaving the site.The
proposed design and proper installation of permanent stormwater facilities that address water
quality and runoff impacts,along with continuous and long term maintenance of these facilities,will
minimize adverse environmental impacts related to water resources to the maximum extent
practicable.
D.Transportation and Circulation
Impacts and Proposed Mitigation
The traffic evaluation in the EIS studied traffic volumes projected from the full build out of the
Maplewood re development project and the resulting impacts on Mitchell Street,Maple Avenue and
nearby intersections.The study included an analysis of existing conditions,along with no build and
build scenarios.The 327 Eddy Street Mixed Use Apartment Building,Dryden South Mixed Use
Project,Collegetown Crossing,Collegetown Terrace Apartments and 209 215 Dryden Road projects
(all located in the City of Ithaca)were taken into account in the calculations,as these nearby projects
had either been recently approved,were under construction or were under review by the City of
Ithaca Planning Board at the time of the Maplewood EIS Scoping process.In addition,the study
examined the cumulative impacts of the Maplewood project combined with approved and recently
completed projects within an approximate 2/3 mile radius of the project,with particular focus on the
2008 Cornell Master Plan for the Ithaca Campus and its South Campus Precinct.
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
6
According to the traffic study,the Maplewood project will generate approximately 78 entering/68
exiting vehicle trips during the weekday AM peak hour and 55 entering/68 exiting vehicle trips during
the PM peak hour.These increases are reflected in the study results shown in Tables 3.4 4 and 3.4 5
of the DEIS and the revised traffic study results on pages 102 and 103 of the FEIS.The tables show
that nearly all study intersections currently operate and will continue to operate at a level of service
(LOS)C or better,with the exception of the Pine Tree Road/Maple Ave intersection (in the eastbound
left movement)which currently operates at a LOS D.That intersection will remain at a LOS D after
full buildout of the Maplewood project,so the project will not have a significant impact on that
intersection.The only intersection in the traffic study that showed a change in LOS at all was the PM
westbound movement at the Mitchell Street/Ithaca Road intersection.The intersection fell from a
LOS B to a LOS C in the PM peak.
Although the project may not significantly affect the LOS efficiency at the study intersections,traffic
generated by the project may exacerbate existing problems with speeding on Mitchell Street and
Maple Avenue.To mitigate this,the FEIS notes a number of streetscape improvements with traffic
calming measures as part of the design of the project,including:
Installation of curbing and associated drainage,asphalt milling and repaving,landscaping and
street trees on Mitchell Street and Maple Avenue along the project frontage
Installation of street trees and other landscaping in front of Cornell’s High Voltage Lab on
Mitchell Street
Installation of raised crosswalks at the intersections of the East Ithaca Recreation Way at
Mitchell Street and Maple Avenue
Additionally,the applicant proposes to financially contribute toward the installation of traffic calming
measures located outside of the project,along Mitchell Street and Maple Avenue,including:
Speed humps on the 700 block of Mitchell Street and other area determined by the town/city
Signage on Mitchell Street to alert motorists of reduced speed entering the project area
Regarding the existing and proposed pedestrian and bicycle network,the project’s internal elements
will include a system of sidewalks and connections throughout the site.Along the frontage,the
project will include a new sidewalk along Maple Avenue that will connect to the existing sidewalk on
that road in the City of Ithaca,and a redeveloped sidewalk along Mitchell Street.The East Ithaca
Recreation Way traverses through the project site and will be enhanced with landscaping as part of
the project.The proposed cross walks noted above will improve the connections to the East Ithaca
Recreation Way.
As there will be an increase in the population at Maplewood,the project also includes an increase in
the number of parking spaces on the site.The EIS indicates that the 887 bed project would generate
a need for up to 424 parking spaces,given the historic parking needs and trends of the Maplewood
graduate student population,and the presence and heavy use of existing public transit and other
alternative modes of transportation readily accessible in the area.The project includes the
implementation of a “Traffic Demand Management”plan (TDM)to mitigate any potential impacts
related to the lack of on site parking for the project.As part of the site plan review,the Planning
Board may require that the applicant commit to implementing the list of TDM strategies that are
recommended on pages 3 42 and 3 43 of the DEIS.
Regarding public transit service and access,the area currently contains many designated transit stops
for the TCAT bus service along Maple Avenue,including at least two that are located within ¼mile of
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
7
the project.The northern portion of the project is well served by TCAT routes 82 and 92.There is no
TCAT bus service along Mitchell Street,so residents living along the south end of the Maplewood
development will need to walk to the Maple Avenue stops to catch the bus to Cornell,East Hill Plaza,
and downtown Ithaca.The northern portion of the Maplewood project that is located within the City
of Ithaca municipal boundary includes the installation of a new bus shelter and bus turnaround area
to serve the residents of the development.
Discussion and Findings
The Lead Agency finds that:
Except for the Mitchell Street/Ithaca Road intersection,the levels of service (LOS)for the study
intersections do not fall below LOS C.However,at many intersections,additional seconds of delay
will occur as a result of the project.The additional delays will add to the existing traffic issues and
frustrations noted by many residents who have commented orally and in writing through the EIS
process.
The EIS includes a number of strategies that will mitigate the impacts of the projected increase in
traffic related to the project and also slow traffic down as it enters the larger Belle Sherman
neighborhood.The EIS also includes several solutions to offset the reduced parking that will be
supplied for the project.The Planning Board will require that all of the mitigation measures noted
above and in the EIS are incorporated into the project as part of the site plan review,as the proposed
measures will minimize adverse environmental impacts related to transportation to the maximum
extent practicable.
E.Utilities
Impacts and Proposed Mitigation
Water:The project site lies within the Town of Ithaca Water Improvement Areas,with water being
supplied by the Southern Cayuga Lake Intermunicipal Water Commission (Bolton Point)for domestic
use and firefighting purposes.The Pine Tree Road water storage tank services this area.The Town
hired GHD as a consultant to study the water demands of the East Hill service area.GHD evaluated
existing and future conditions,including future demands from the Maplewood project (draft report
entitled Town of Ithaca's East Hill Water Study).The study indicates that there is adequate pressure
and flow to service the new Maplewood Project and surrounding service area,however,the required
3 day water storage capacity cannot be met because the 200,000 gallon Pine Tree water storage tank
is undersized.
The GHD study indicates that the Town needs a 400,000 gallon tank to meet current demand and that
the Maplewood development will add an additional demand of 45,900 GPD (as stated with the GHD
study),requiring that,with the combined needs,that a 600,000 gallon tank be added to the East Hill
system,as well as other infrastructure upgrades.
Discussions have commenced with the Project Sponsor and representatives of Cornell University to
insure that the East Hill Water System be upgraded with an approximately 600,000 gallon water
storage tank.Cornell University will be donating and transferring land to the Town to provide a site
on which the new water storage tank will be located.The parties are working cooperatively towards
a solution to the water storage capacity inadequacy issue.To insure that demands for the new water
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
8
service can be met,no occupancy of the Maplewood development should be allowed until the new
600,000 gallon tank is installed and operational.
The water system for the Maplewood project will be replaced with a new +/1,700 feet of 8 inch
ductile iron water main,a new fire meter to improve flow rates during fire events,new hydrants and
other system improvements.The sequencing of removing the old infrastructure and replacing it with
new infrastructure needs to be carefully planned so that fire protection is maintained throughout the
site during project demolition and construction phases.Specific existing hydrants must remain active
during demolition and foundation installation,and wood framing must not be permitted until the
new hydrants on the new distribution system are installed and active.
Sewer:The proposed development will require new sewer infrastructure.The plan includes 2,000
feet of 8 inch PVC sewer main with each apartment building and townhome having a separate lateral
connection to the sewer main.The existing connection to the sanitary sewer line,located along the
East Ithaca Recreation Way,will be maintained.The DEIS analyzed the capacity of the sewer system
to handle the additional sanitary sewer load from the development.The analysis determined that
there is sufficient capacity in the Town of Ithaca sewer pipe mains to convey the additional flows
from the project site to the jointly owned Mitchell Street interceptor.Based on communications with
the City of Ithaca,it was also determined that there is sufficient capacity in the existing jointly owned
sewer interceptor (the main containing City and Town combined flows)to convey the additional flows
to the Ithaca Area Wastewater Treatment Plant (IAWWTP).
Analysis of cumulative flows for approved,but yet to be developed project in the City,with the
Maplewood project,confirmed City of Ithaca staff’s determination that there is available capacity in
the interceptor sewer line of the existing mains from the City/Town line to the IAWWTP for these
future flows.Based on these determinations,no significant impacts to the sewer supply or
connections are anticipated.
Telephone,Cable TV,Internet:The DEIS indicates that updated telecommunications facilities will
provide service to the development and that they will be served by an independent
telecommunications provider.Given the availability of these services to the site,no deficiency in the
provision of telecommunications facilities are anticipated.
Lighting:Outdoor lighting will include lighting for sidewalks,drive lanes,and parking areas.With
proper planning and design,light spillage onto neighboring property can be minimized while still
providing adequate lighting for public safety.Proposed outdoor light fixture details (cut sheets)will
need to be submitted as part of the site plan submission to insure compliance with the Town’s
Outdoor Lighting Law and a photometric plan will also need to be approved by the Planning Board
review to insure light trespass to neighboring properties is minimized.
Discussion and Findings
The Lead Agency finds that:
No adverse impacts related to utility services are anticipated if the above described mitigation
elements or site plan requirements are implemented.The proposed mitigations will serve to
minimize adverse environmental impacts related to utilities to the maximum extent practicable,and
should be incorporated as conditions of Planning Board site plan approval.
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
9
F.Aesthetic Resources and Neighborhood Character
Impacts and Proposed Mitigation
The character of the neighborhood surrounding the project is a mix of single family homes,
apartment complexes,and industrial/institutional structures of varying heights,architectural styles
and building massing.The DEIS states that there is no predominant architectural style in the
neighborhood around the Maplewood project,when in fact the Craftsman,Farmhouse and Bungalow
styles are predominant architectural housing styles in the overall neighborhood,accounting for 35%
of all structures that make up the neighborhood (or more than 40%,if including the “vinyl”craftsman
styles in the adjacent Belle Sherman cottages project –designs that were specifically chosen to blend
in with the surrounding neighborhood).
The applicant originally chose the “Warehouse or Railroad Vernacular”style for the entire
Maplewood project.According to the neighborhood assessment in the DEIS,this style was among
the least dominant architectural styles found in the neighborhood,and therefore was particularly out
of character with the residential buildings along the Mitchell Street frontage.
The FEIS,however,contains a modified architectural design for the Mitchell Street frontage that is in
character with the existing historic neighborhood along Mitchell Street.The new plan also includes
smaller townhomes and similar architectural features for two of the apartment buildings along the
East Ithaca Recreation Way that face Worth Street in the City of Ithaca.
In terms of visual impacts,there are no scenic resources identified in the Town of Ithaca Scenic
Resource Inventory that would be impacted by the proposed development.The development will be
very visible from Mitchell Street,Maple Avenue,the Belle Sherman Cottages development located
immediately west of the project,and also along some of the adjacent residential streets in the City of
Ithaca.However,the visual impacts of the project will be significantly mitigated by (1)re designing
the architectural styles of the Mitchell Street structures to blend in with the existing Mitchell Street
neighborhood,(2)setting the project further back from the East Ithaca Recreation Way and having
smaller town homes and buildings with similarly re designed features across from Worth Street and
(3)adding significant and varied landscaping throughout the project and along all sides of the
property.These mitigation measures,along with other site elements such as signage and lighting,
will be evaluated by the Planning Board as part of site plan review.
Discussion and Findings
The Lead Agency finds that:
The project’s impact on views will be significantly mitigated by the architectural re designs,additional
setbacks,smaller townhomes,and vegetative buffering noted above and further described in the FEIS
for the project.The proposed mitigations will serve to minimize adverse environmental impacts
related to aesthetic resources and neighborhood character to the maximum extent practicable,and
should be incorporated as conditions of Planning Board site plan approval.
G.Community Services
Impacts and Proposed Mitigation
The increase in the Maplewood resident population will increase demands on community services
such as police and fire protection,solid waste management,educational services,health care services
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
10
and recreation.The EIS adequately documents that full development of the Maplewood
development will not have a significant impact on these services.
The Ithaca Fire Department is responsible for fire and emergency medical service calls to East Hill in
the Town of Ithaca (Bangs ambulance also responds to emergency medical calls).The two
development access points will be easily accessed by Ithaca Fire Department (IFD)apparatus.Final
project road designs will be assessed by the IFD during site plan review.
In terms of police services,the EIS contains correspondence from Jamie Williamson of the Ithaca
Police Department (IPD),stating that IPD is more than capable of handling the added police services
anticipated from the Maplewood project.
Regarding solid waste management,the Tompkins County Recycling and Solid Waste Center has
indicated in the EIS that they have the capacity to handle the additional waste generated by the
project.The Center is currently operating at 18%of the facility’s solid waste capacity and 35%of its
recyclables capacity.
In terms of educational services,the EIS notes that the existing Maplewood project has had an
average of 4 elementary school aged children over the last 5 years.The EIS anticipates that number
to increase to 10 total elementary school aged children with the increase in Maplewood residents.
The Belle Sherman Elementary School can accommodate 360 students and currently enroll 334.The
increase in elementary school age children will not have a significant impact on the ICSD capacity or
operations.
Related to health care services,all of the residents of Maplewood will be connected to Cornell
University,with access to Gannett Health Services and health insurance through Cornell.The project
is not increasing the number of graduate and professional students that are attending Cornell.
Gannett Health Services has sufficient capacity to accommodate all of the graduate and professional
students,whether they all live in Maplewood or in other parts of the town.
Finally,with regard to recreational facilities,the existing East Ithaca Recreation Way will be enhanced
with new landscaping,fencing and other amenities,which will be a positive impact for users of the
trail.The overall re development of the Maplewood site will allow for several new recreational paths
throughout the development,along with landscaped seating areas,new playgrounds,open areas for
passive recreation and other features.
Discussion and Findings
The Lead Agency finds that:
The Maplewood project will provide adequate police and fire protection,solid waste management,
educational services and health care services.These services,along with the increase in recreational
amenities related to the development,will serve to minimize adverse environmental impacts on
community services to the maximum extent practicable.
H.Greenhouse Gas Emissions/Effect of Proposal on the Use and Conservation of Energy
Impacts and Proposed Mitigation
According to the DEIS,the existing Maplewood development generated 1,258,000 kg CO2 per year in
greenhouse gas (GHG)emissions,utilizing natural gas as the primary energy source.The proposed
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
11
development,with more than double the population and a significant increase in the number of
buildings and potential energy usage,will generate 1,388,000 kg CO2 per year.The DEIS included an
analysis of the amount of GHG emissions related to the construction of the project,including the
energy used to prepare the site and construct the buildings,and the number of vehicular miles
traveled by workers coming to and from the site from their residences.
The DEIS and FEIS states that the developer of the Maplewood project is committed to only using
electricity for the project’s energy source and that the project will further incorporate many of the
mitigation measures listed in the NYS DEC’s “Guide For Assessing Energy Use And Greenhouse Gas
Emissions In An Environmental Impact Statement.”Additionally,the project will incorporate all of the
energy conservation measures for a Zero Energy Building listed in Table 5.2 of the DEIS (Chapter 5,
page 5 4).
The FEIS expands upon the energy commitment by stating that the developer will purchase 100%of
the energy used for the project from renewable sources,with “renewable source”defined as a
source that is not depleted when it is used,such as solar,wind or hydro power.
Discussion and Findings
The Lead Agency finds that:
The proposal to commit to purchase renewable energy for 100%of the project,combined with
constructing buildings to Zero Energy Building standards and incorporating the majority of the NYS
DEC’s mitigation measures listed in the guide noted above will serve to minimize adverse
environmental impacts related to greenhouse gas emissions to the maximum extent practicable.
These mitigation measures should be incorporated as conditions of Planning Board site plan approval.
I.Construction and Demolition Activities
Impacts and Proposed Mitigation
Construction related traffic to and from the project site will be generated by workers,material and
equipment delivery,and hauled away site materials related to the demolition of the existing
Maplewood development.The number and type of vehicles will vary,depending on the phase of
construction.As mentioned in Section B Soils and Topography (above),construction of this project
will take place in several phases over the course of 18 months.Phases 1 4 will include the demolition
of the existing Maplewood structures,followed by site preparation,which will include clearing
vegetation,establishing access roadways and construction staging areas,and installing temporary
erosion control measures,underdrains and permanent stormwater basins.
Construction of the project will generate noise,dust and vibration from equipment,construction
vehicles,worker traffic,and delivery vehicles.Noise levels caused by construction activities will also
vary depending on the phase of construction.To mitigate noise impacts to adjacent and nearby
residences,noise producing construction related activities on the site at or above 85 dB will be
limited to the hours of 8am to 6pm,Monday through Friday/Saturday (Draft EIS,page 4 9).Examples
of common items that produce noise at 85 dB include garbage disposals,food blenders,diesel trucks
going 40 mph at 50 foot distance,and milling machines (link to source of information regarding noise:
http://www.industrialnoisecontrol.com/comparative noise examples.htm).
The Final EIS (Response 29D,page 68 and Response73F,page 71)states that the developer
anticipates that there will be a need to work weekends.This means that there is a chance that the
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
12
project could potentially produce similar levels of noise as a diesel truck between 8am and 6pm every
day of the week for an unspecified amount of time (as it depends upon on the phase of construction).
The project will employ various methods of control to minimize excessive dust associated with earth
moving,such as site grading,back filling,and excavation.These methods include the use of soil
compaction,water sprinkling,and the use of crushed stone or gravel along construction roads.By
controlling the sources of dust,no significant adverse impacts are expected to occur.
Construction staging can be accommodated on site,so there is no anticipated queuing of
construction related traffic on area roadways and no long term street closures.In order to maintain
safe traffic conditions during construction,the project construction team will supply a person to wave
traffic with flags during any construction activities that would impact traffic or pedestrian travel.
Contractor parking,on the other hand,cannot be accommodated on site.The proposal includes
parking for contractors and workers in the former Courtside Fitness Center parking lot located off of
Pine Tree Road (the lot behind and next to the current Rite Aid pharmacy).The lot has been left
vacant since the fitness center was demolished in 2008.The location is not only large enough to
accommodate the workers while not impacting the nearby commercial businesses,but is within easy
walking distance to the project.
In order to haul materials and deliveries into and out of the site with the least impact to the adjacent
city neighborhoods,the project includes a truck routing plan that uses Mitchell Street as the primary
route east to either Ellis Hollow Road or to Pine Tree Road and out to NYS Route 79 East.The
secondary traffic route includes using Maple Avenue to Pine Tree Road to Ellis Hollow Road and out
to Game Farm Road.The variation of routes will disperse truck traffic so that no one street will bear
the full amount of traffic related to the project.
Discussion and Findings
The Lead Agency finds that:
The impacts related to construction traffic,dust,and noise will be temporary in nature and will entail
several mitigation measures.Nevertheless,the proposed days of construction have not been
mitigated and include potential construction every day of the week for an unspecified amount of
time.To adequately mitigate noise and vibration impacts to the adjacent residences around the
project during construction,construction should be prohibited all day on Sundays and federal
holidays and work should not be routinely scheduled for Saturdays,but could be permitted if
required by extenuating circumstances,such as severe weather,subject to approval by the Director
of Code Enforcement.
The SWPPP that is submitted for the project will include mitigation for dust and debris related to the
project.The SWPPP will be reviewed and approved by the Town of Ithaca Public Works Department
prior to preliminary site plan approval.The proposed truck routing plan will need to comply with the
Town of Ithaca Road Preservation Law for any portions of the plan that traverse Town of Ithaca roads.
The proposed contractor parking site is an ideal location,as it is close enough for workers to walk to
the job site without having to take a shuttle or park on city or town streets near the site.The Planning
Board can condition any approvals related to contractor parking during site plan review of the
project.Such conditions of approval could require that the parking be temporary only,with no time
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
13
extensions beyond completion of the Maplewood project,and site restoration once the project is
completed.
The proposed mitigations above will serve to minimize adverse environmental impacts related to
construction and demolition to the maximum extent practicable,and should be incorporated as
conditions of Planning Board site plan approval.
III.DISCUSSION OF ALTERNATIVES
Several alternative development plans were presented and evaluated in the EIS,including:
A. No Action Alternative,in which the project site remains undeveloped
B. As of Right/Development In Accordance With Existing Zoning Alternative
C. Reduced Scale And Alternative Layout Development Scenarios
D. Reduction in Greenhouse Gas Emissions Alternative
Below is a discussion of each alternative:
A. No Action Alternative:An evaluation of the No Action Alternative is required under 6 NYCRR
617.9(b)(5)and involves the scenario where the Maplewood property remains undeveloped.
Under this scenario,none of the impacts identified in the EIS would occur.There would be no
impacts to soils and topography,water resources,vegetation,traffic,community facilities and
utilities,or greenhouse gas emissions.The existing development would continue to degrade
and create negative aesthetic impacts on the surrounding community.
The Town’s Comprehensive Plan indicates that this property is appropriate for residential
development,particularly high density development,and it is currently zoned as such.Public
water and sewer,along with bicycle and pedestrian facilities and public transit,are all
available to the site.Additionally,the property is very close to Cornell campus and other
community services,making it a walkable and easily accessible area for residential
development.The No Action Alternative would not be a reasonable alternative,given the
viability of this site for development and the current zoning and availability of public
amenities that support it.
B. Development In Accordance with Existing Zoning Alternative:This Alternative includes
developing the entire Maplewood property to full build out in accordance with the current
density for the High Density Residential Zone and not considering the topographic constraints
or any other environmental conditions of the site.In this scenario,approximately 79 house
lots would be scattered across the property,each 9,000 square feet in size and containing
two family homes,for a total of 158 units (primary unit plus accessory unit on each lot).The
homes would be various styles,sizes and heights,with maximum heights of 36 feet from the
lowest exterior grade,and would contain individual driveways along an internal roadway
system.The EIS follows a different methodology for calculating the density in accordance
with existing zoning,but end results are similar.Regardless which methodology used in
calculating the density,there would be no provision for preservation of the slopes or any
other environmentally sensitive characteristics of the property.The Mitchell family cemetery
might or might not be preserved.This Alternative would be the most environmentally
damaging of all the Alternatives.
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
14
Additionally,the development of the Maplewood project in accordance with existing
zoning would not meet the goals of the newly adopted Town of Ithaca Comprehensive Plan,
which has identified the project site as appropriate for High Density “Traditional
Neighborhood Development”(TND)that would allow significantly higher density than allowed
by current zoning.Therefore,this Alternative is not preferred.
C. Reduced Scale and Alternative Layout Development Scenarios:As a result of continued
review of the plans during the EIS process,the project applicants revised their original plan,
and the revised plan became the proposed action that was evaluated in the Final EIS.The
Draft and Final EIS explored several scenarios involving either a reduction in scale or
alternative layout and design,including:
1. Shorter buildings along Mitchell Street (no more than 3 stories tall)
2. Residential style architecture for buildings along Mitchell Street (example photo with
gabled rooflines,front porches,residential windows fewer windows,etc.)
3. Fewer units,along with fewer corresponding parking spaces
4. Building mass variation for any apartment buildings along Mitchell Street
5. Re orientation of buildings to maximize solar access
A discussion of the scenarios is provided below:
1,2,and 4 Shorter buildings along Mitchell Street;Residential style architecture;Building
mass variation for any apartment buildings along Mitchell Street The original plan for the
project,found in the Draft EIS,proposed 4 story apartment buildings along Mitchell Street,
with modern designs,flat roofs and other non residential features that made the project look
institutional and out of character with the Mitchell Street neighborhood.
The revised plan found in the Final EIS removed the 4 story apartment building along Mitchell
Street and replaced it with 2½and 3 story townhomes containing pitched roofs,dormers,
porches,and other craftsman and bungalow residential style architectural features that make
the project blend in with the existing Mitchell Street neighborhood.As the revised plan
eliminated the apartment building,the need to vary the building massing along Mitchell Street
(#4 above)was no longer required.The revised plan similarly replaced the large apartment
buildings that face Worth Street on the west side of the project,located adjacent to the East
Ithaca Recreation Way,with the same 2 ½and 3 story townhomes as those planned for
Mitchell Street.
For the Maple Ave portion of the project,the proposed apartment building in the revised plan
retained its modern look,but was broken into two shorter apartment buildings,thereby
reducing façade length and building massing.The building massing was further reduced
through building design elements,including base middle top articulation,projected masonry
bays that create a look of a predominantly 3 story building with an attic level,hyphens and
building material variations.Finally,the apartment buildings along Maple Avenue and
throughout the remainder of the project were modified to include balconies,porches and
other residential features.
The revised plan found in the Final EIS is preferable to the original plan found in the Draft EIS
because the aesthetic and neighborhood impacts associated with the revised plan are
significantly reduced.The revised plan blends in architecturally and is in scale with the
residential character of the Mitchell Street neighborhood and the residences located adjacent
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
15
to East Ithaca Recreation Way,thereby fully mitigating any negative impacts to those areas.
Thus,the revised plan has become the proposed action.
3.Fewer units,along with fewer corresponding parking spaces –The Final EIS notes that,with
the introduction of the reduced scale townhomes along the Mitchell Street frontage noted
above,the original 474 unit,887 bed plan was reduced to 443 units and 873 beds,amounting
to a 6%reduction of units.The parking spaces related to the project were also reduced
proportionally with the reduced number of units,resulting in a reduction in overall impervious
project area and a more efficient site layout to accommodate the topography.This Alternative
coincides with the revised plan,which is the proposed action.
5.Re orientation of buildings to maximize solar access –This Alternative explored the option of
re orienting the site layout such that the buildings could maximize solar PV access.As noted in
the Draft EIS and explained above,the property is located on a diagonal grid to true north
south and the buildings follow multiple orientations,depending on their location.The EIS
found that re orienting the buildings to maximize solar access would be negligible in terms of
energy savings but that the cost to install PV on the site was found to significantly exceed the
cost of purchasing renewable energy sources for the project.The overall goal of renewable
energy use and energy efficiency has been adequately addressed in the Draft and Final EIS (as
described in Sections G and I of this Findings Statement)and has been achieved with the
developer’s commitment to purchasing 100%of its energy from renewable sources.
Therefore,this Alternative is not preferred.
D. Reduction in Greenhouse Gas Emissions (GHG)Alternative:This Alternative discussed the
total annual GHG emissions for the proposed action (including proposed mitigation measures)
and included a quantitative comparison to the total GHG emissions of the alternatives listed
above,where practicable.The Draft EIS adequately explained which alternatives listed above
were rejected and the reasons for the rejection.
The revised project plan,described in the Final EIS and noted as the proposed action amongst
the Alternatives above,will incorporate many of the mitigation measures listed in the NYS
DEC’s “Guide For Assessing Energy Use And Greenhouse Gas Emissions In An Environmental
Impact Statement.”Additionally,the project will incorporate all of the energy conservation
measures for a Zero Energy Building listed in Table 5.2 of the DEIS (Chapter 5,page 5 4).
These mitigations,coupled with the developer’s commitment to purchase 100%of the energy
used for the project from renewable sources,with “renewable source”defined as a source
that is not depleted when it is used,such as solar,wind or hydro power,will successfully
reduce the total annual GHG emissions for the project.
Based on an analysis of the Alternatives,the Lead Agency finds that:
The revised plan proposed by the applicant in the Final EIS,combined with the mitigations
described in the Draft and Final EIS and this Findings Statement,minimizes or mitigates
adverse environmental impacts to the greatest extent practicable.The project is consistent
with the Town of Ithaca’s Comprehensive Plan.
The project will result in a denser development that will be walkable to Cornell campus,the
Belle Sherman Elementary School,and the East Hill Plaza commercial area.Residents of the
development will have easy access to public transit and trails,and will live in a development
Draft Findings Statement – Maplewood Redevelopment Project, December 6, 2016
16
that blends in with the surrounding neighborhood,making the development part of the
existing community.In terms of traffic impacts,with one exception,the levels of service for
the study intersections are not currently below LOS C,and the levels of service are not
projected to fall below LOS C in the Build scenarios.The traffic mitigations listed in the Draft
and Final EIS and this Findings Statement will help to reduce the additional delays at
intersections and driveways the project would otherwise cause.
The analysis above of the alternatives to the proposed action describes why they are or are
not reasonable,feasible,or preferable to the proposed action.For the reasons set forth in the
analysis of each alternative,the Planning Board is selecting Alternative C Reduced
Scale/Alternative Layout Development Scenario,with all scenarios except scenario #5
(reorientation of buildings to maximize solar access).
IV.CERTIFICATION OF FINDINGS TO APPROVE
Having considered the Draft and Final Environmental Impact Statements,and having considered the
preceding written facts and conclusions relied on to meet the requirements of 6 NYCRR Part 617,this
Statement of Findings certifies that:
1. The requirements of 6 NYCRR Part 617 have been met;and
2. Consistent with social,economic,and other essential considerations from among the
reasonable alternatives available,the action is one that avoids or minimizes adverse
environmental impacts to the maximum extent practicable,and that adverse impacts will
be avoided or minimized to the maximum extent practicable by incorporating as conditions
to the decision those mitigative measures that were identified as practicable.
Town of Ithaca Planning Board
_________________________________Fred Wilcox____________
Signature of Responsible Official Name of Responsible Official
_________Chairman__________________________________________
Title of Responsible Official Date
Town of Ithaca Planning Board
Town of Ithaca Town Hall
215 North Tioga Street
Ithaca,NY 14850
City of Ithaca
FULLENVIRONMENTAL ASSESSMENT FORM -Part III
Project Name:City Centre
Date Created:11-9-16/Updated 11/29/16
Yellow shaded text =information needed
PROJECT DESCRIPTION
The applicant proposes to redevelop the 0.759-acre site with an B-storv.106/-talt 187/536-GSF mixed-use
building/with approximately 10/800 SF of new ground-floor retail space and 10/700 SF of building amenity
and support space on the ground level.Upper floors will have a mix of unit types (studio/1-/ and 2-BR)for a
total of 193 units with 307 bedrooms/potential occupants. The ground level also includes a loading/delivery
with vehicular access provided from N. Aurora Street to a circular drop-off area. The main trash area is within
the underground parking area. The main vehicular accessto the site is off E.Green Street to a below-grade
parking deck with 69 parking spaces and bicycle storage.The project is in the CBD-120 Zoning District/and
hasreceived Design Review and a Zoning Variance:for rear yard setback. This is a Type I Action under the City
of Ithaca Environmental Quality Review Ordinance .("CEQRO II L §176-4 B~(l)(h)[4L (iL [k), and (n), and the
State Environmental Quality Review Act (/SEQRAIIL §61?4 (6.)(ivL and (ilL and requires Environmental
Review.
B~sed on revised drawings dated 1~.:05-16 the building has been moved 2.5 feet tothe east. The main result
of this relocation is the allowance of a wider sidewalk on S:Aurora Street.
Information Needed:
Construction hauling] staging parking plans
Colored keyed elevations
Visualizations from Green and/or Aurora St from pedestrian level
Visualization-EState Street mid-block in from of Carey building
Visualization from EState Street approach
Responses to transportation Engineer comments:A traffic study including future build and no-build scenarios
an(.jte~~nical appendix must be provided for review .
•-._--.*
IMPACT ON LAND
The project site is located in th~downtown core/ in a densely developed mixed-use environment.
Construction is expected to last for approximately 20 months.
The applicant has submitted a document titled Report of a Subsurface Exploration and Geotechnical
Engineering Evaluation [or a Proposed 9-Story Building/prepared by John P.Stopen Engineering LLP and
dated 5-20-2016.The study concludes that:
Our evaluations determined that the proposed 9-story building with basement should be constructed on an
approximately 26-inch-thick concrete mat foundation.The mat will require coating and detailing to protect
the structural reinforcing from the de-icing chemicals that would fall off cars in the winter. As a practical
matter,the mat must extend beyond the basement wall by several feet.The excavation should be supported
with steel sheet piling or soldier piles and lagging that are braced with tieback anchors.
In regard to required shoring for foundation construction the report states:
Page 1 of 13
We evaluated temporary earth support systems for the basement that willbe required along State Street and
South Aurora Street;and a portion of East Green Street.The most practical system will be probably drilled-in
soldier piles and timber lagging with tieback anchors. Tieback anchors will need to extend beyond the
property line and under the street.We believe th.e City of Ithaca may be willing to grant permission for the
anchors based on previous projects.Also;the existing utilities should be checked for confirmation that they do
not conflict with the tiebacks.
Foundation construction will require the removal of 18,000 cy of materials from the site. This will generate
approximately 1/500 truck trips (assuming a 10-wheeler truck with a 12 CY capacity},with the material being
hauled to a local dump site approximately 10 miles away.
Potential Impacts
Due to the fact that foundations must extend several feet beyond the basements wall and that shoring will be
required the Lead Agency is concerned about potential impacts to the public right-of-way and pedestrian and
vehicular access during construction as well as the long term safety and stability of the affected public
streets.
The Lead Agency recognizes that all work in or affecting the public right-of-way will require a Street Permit
from the City Transportation Engineer. The permit will dictate access requirements and repair or replacement
of impacted city property.The Lead Agency is concerned about the maintenance of pedestrian access and
potential road closures during excavation,shoring and construction.See Impact on Transportation
Also See Impacts on Transportation and Public Health
IMPACT ON WATER
No impact anticipated
IMPACT ON DRAINAGE
The project site is a previously developed site a within the urban core and is within 100 feet of Six Mile Creek.
There are no existing permanent stormwater controls on the project site.Stormwater runoff from
approximately half of the project site generally runs in a northerly direction to the City storm sewer on East
State Street.Runoff from the remainder of the site drains in a southerly direction to the City storm sewer on
East Green Street.Both of the City storm sewers discharge into Six Mile Creek.
According to the applicant,all of the site stormwater will continue to discharge into Six Mile Creek through the
City's stormwater collection system.Post-construction stormwater will be required to match existing flows
and water quality treatment of pollutants per the City Stormwater Law will be installed.A Full SWPPP will be
required but is not yet developed.The applicant will work with the City Stormwater Managements Officer to
implement an approved SWPPP.
IMPACT ON AIR
The project site is in the densely developed downtown core.
The Lead Agency is concerned about potential impacts,particularly to pedestrians,from noise; smell, and air
flow emanating from mechanical vents. The applicant has stated in a memo dated 12-5-16 from Yamila
Fornier of Whitham Planning and Design to Lisa Nicholas that all venting will be routed to the roof or into the
Green Street planted area and that there will be no impact on the pedestrian sphere. The Lead Agency
Page 2 of 13
expects that exterior venting to be designed and located such that it does not impact the pedestrian sphere.
Any exterior venting near the pedestrian zone will be submitted and reviewed by the LeadAgency.
Construction Impacts &Mitigations
Construction is projected to last approximately 20 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.
During construction}the applicant will employ the following applicable dust-control measures as appropriate:
•Misting or fog spraying site to minimize dust.
•Maintaining crushed stone tracking pads at all entrancestothe construction site. 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.
See Impacts to Aesthetic Resources in regard to any rooftop mechanicals
IMPACT ON PLANTS AND ANIMALS
Site development requires the removal of all existing landscaping including eighteen trees. The applicant has
proposed a conceptual Landscape Plan} dated November 22.,2016 that seems to provide dense plantings.
The plan provides locations of plantings and a palette of potential plants material.During site plan review
the landscape plan will tie developed that will include a detailedplanting plan with size and number of
species}detailed planting specifications and detailed tree protection plans. The LeadAgency notes that much
of the proposed landscaping along Green Streetwill require approval for the NYS DOT. This landscaping is an
important aesthetic component of the project as it provides both visual screening and a more welcoming
pedestrian environment.The applicant has provided documentation of their communication with NYSDOT
dated DeeernberZ,2016 regarding its approval of this aspect of the project.
The LeadAgency has determined that this project will not have significant impacts to Plants and Animals.
IMPACT aNAESTHETIC RESOURCES
The project site is on E. State /M.L.K.} Jr. St. in the block preceding,the eastern end of the Commons}the
City's retail}tourism,and entertainment center. The project site is in close proximity to the Downtown Ithaca
National Historic District,the boundary of which comprises the building on the northeast corner of Aurora
Street and E. State Street,directly north of the project site, and the buildings along the north side of the
Commons,northwest of the project site. The lthaca Downtown Historic District includes commercial and
mixed-use buildings,which are predominantly made of brick.
At 1.2 acres and occupying an entire triangular city block,the project site is large for a downtown
redevelopment parcel. Its prominent location at the eastern gateway to the commons,combined with its
large size, make the site extremely prominent.
Potential Impacts and Mitigations
Page 3 of 13
The applicant presented the project to the Design Review Committee on November 8, 2016. The committee
had the following suggestions and requests:
• A Landscape Plan is needed and should include planting along the sidewalk and visible planting on
roof terrace
• Site sections are needed to understand the relationship between ground floor level and street level
•Explore the use of additional windows at the corner of Green and E.State/MLK
• Add windows to the top floor of the darker gray towers that can be seen from the street level
•There is a lack of windows on the lower east corner of the south facade
• Add patterning or some other decorative element to accentuate the curved metal banding near the
top of building at E State/MLK and Aurora Streets.r,
•T.9.analy~e tQ.~vi..~YClIIm~act ofthe proposed signage-submit visualizations of the prdjectfrom the
upper E.State/MLK Street..
• Need visualizations or renderings from Green and Aurora .St to views of the south facade of the
building and landscape.
• Need more details about signage-Schroeder felt that four signs is too many.
• Need project details such as paving for plaza area,lighting,exterior furnishings etc.
• Need plan and rendering or elevations showing rooftop mechanicals.Rooftop mechanicals should
be architecturally integrated or not visible.
The applicant provided revised drawings and project information.In a memo dated November 15, 2016 from
Yamila Fournier of Whitham Design and Planning,their response to aesthetic issues was outlined as such:
•Fenestration at the corner of East State and Seneca Way has been doubled.(See drawing titled
""Rendering 3~From Seneca WayJl dated 11-22-16)
•Additional windows have been added to the Green Street side of the building.There are two
expanses along that side of the building without windows (at a stair column and at a utility area).
Both those areas will have significant landscaping,(See drawing titled "Rendering 1- From Hudson
Street"dated 11-22-16)
•Fenestration has been added to,..units overlooking the roof terrace to enliven the facade,(I don't see
this reflected in the drawings -LMN)
• A new ornamental cornice treatment has been added to the curve facing The Commons.(See
drawing titled "Rendering 2- From the Commons"dated 11-22-16)
• A cornice treatment has been selectively added to portions of the roofline.(See drawing titled
"Rendering 2- From the Commons"dated 11-22-16)
• A rendering showing potential rooftop mechanicals screening is included in this submittal.How
much,if any,of that screening will ultimately be necessary to block views has yet to be determined.
(See drawing titled "Rendering 4- From the Commons"dated 11-22-16)
• A plant palette has been selected to reference gorge conditions.(See drawing titled "Landscape
Plan"dated 11-22-16)
Page 4 of 13
• The landscape within the courtyard has developed significantly..(See drawing titled "Site Plan" dated
11-22-16)
•Sidewalk planting beds have been placed}including at the easternmost corner.(See drawing titled
"Site Plan" dated 11-22-16)
The applicant has provided significant landscaping along Green Street to both soften the building as well
create a more pleasant pedestrian environment in this area. The Lead Agency notes that much of the
proposed landscaping along Green Street will require approval for the NYS DOT.This landscaping is an
important aesthetic component of the project as it provides both visual screening and a more welcoming
pedestrian environment.The applicant has provided documentation of their communication with NYSDOT
dated December 2} 2016 regarding its approval of this aspect of the project.
Still need:
•Visualization of entrance at Aurora Street
•Building materials samples and colored keyed elevations
The Lead Agency has identified details that will} asa whole}affect the aesthetics of the project and that will
be further developed during site plan review. These include:
•Location and potential screening of exterior transformers
• Public plaza details including paving pattern}bollards,lighting and furnishing
• Private plaza details including paving pattern}bollards.Ilghting and furnishing
•Further developments of the Landscape Plan
•Window treatments
• Signage will be developed and approved .ata later time.
Also see Impacts to Historic Resources.
IMPACT ..()NHlSTORIC RESOURCES
The project site is on E.State/M.L.K~JJr.St. in the block preceding the eastern end of the Commons}the Citv's
retail}tourism}and entertainment center.The project site is in close proximity to the Downtown Ithaca
National Historic District.Its boundary comprises the building on the northeast corner of Aurora Street and
E.State Street,directly north of the project site} and the buildings along the north side of the Commons}
northwest of the project site. The Ithaca Downtown Historic District includes commercial and mixed-use
buildings}which are predominantly made of brick.
Potential Impacts and Mitigations:
The proposed 8-story} 106}-tall building occupies a large prominent parcel.Because of its scale and proximity
to the Historic District} its design -including massing} height}architectural expression} and building
materials - have the potential to significantly impact the character}feeling} and experience of the district.
The applicant has taken the following steps to mitigate any potential impacts to the Historic District:
•Building height is limited to eight stories (eleven stories is allowed by zoning).
• A varied roofline with step-backs further diminishes the perceived height of the building
Page 5 of 13
• The building mass is broken -up by use varying materials as well as modulating the facade of the
upper floors
• Brick cladding is used on the two ground floors along EState and Aurora as well the upper floors at
the corner facing the Historic District.
• The facades that are most visible from the Historic District include a high level of architectural
detailing including balconies,cornices,varying facade planes, and varying materials.
The Lead Agency has determined that this project will not have significant impacts to Historic Resources.
IMPACT ON OPEN SPACE AREA
No impact anticipated
IMPACT ON TRANSPORTATION
The applicant has stated the following transportation goal:
As a development in the core of downtown;City Centre places its residents in a walkable
neighborhood/well supported by public transit. There will be 68 vehicular parking spots available to
residents in a below-grade garage. Within the garage there will be charging areas to support
residents with electric vehicles. The developers are in discussion with Ithaca CarShare to determine
if one or more car share spots within the garage in order to support Ithacans who choose not to
own a car. Bicycle use is encouraged through the use ·of a secure bicycle parking area with a
capacity of up to 48 bicycles/complete with workbench.Outside the building there are three more
bicycle parking areas/one within the co-urtyard/one outside the residential entrance to the building/
and one near the commercial portion of the building.Together these willbe able to secure up to 40
more bicycles.
The applicant has provided email documentation of their communication with NYSDOT dated December 2,
2016 regarding its approval of the ingress/egress from Green Street.They state:
We were able to get down to the site during some field visits and have had a chance to review the
proposed concept plan.We do not have any issue with the proposed driveway location or layout.
We would like the peak hour traffic to be supplied for the future submission since it appears to
parking spaces may have changed since we last saw this. Please proceed in your design with the
concept summited to the NYSDOT in the attached e-mail.
The applicant has submitted an updated Transportation Impact Study prepared by SRF and dated December
2016.PROVIDE SUMMARY
The Lead Agency has received the following comment from the City Transportation Engineer:
• A traffic study including future build and no-build scenarios and technical appendix must be provided for
review.
Additional comments are e><p~cte.d tqfollo\iV.
Page 6 of 13
Transportation - Parking:
The downtown core has three publically-owned parking garages with a total capacity of 1520 spaces.
Metered on-street parking is available on most streets. There are a limited number of small private surface
lots.
The applicant has submitted an updated Transportation Impact Study prepared by SRF and dated December
2016 that estimates parking demand at approximately 166 spaces (38 retail and 166 residential).The study
estimates that a 70%of residents will have cars -resulting in a conservative parking demand of 175 spaces
for residential use (250 bedrooms X .7 =175). This number is reduced to 128 by considering factors such as
access to carshare, high walkability,bicycle parking, land use.rnix,access to transit.As the project will
provide 69 spaceson site,off-site parking demand is97 spaces,
There are three parking garages in downtown Ithaca withatbtal1520 parking spaces: Green garage has 385
parking spaces; Seneca Street has451 parking spacesand Cayuga Street has 684 parking spaces. Basedon
information provided by the City Parking Directorin December of 2016,projected available parking in the
garagesis as shown in the table below. There appears to be sufficient capacity to accommodate the project.
Garage Parking Spaces Available
Daytime Evening Overnight
Green 35 42 138
Seneca 139',170 ',2.:29
Cayuga 61 ,311 '400,
Total Available 235 523:767,
Source:City Director ofpar king,peeember 2106
The LeadAgency has determined that this projectwill not have significant impacts to parking.
Transportation-Pedestrian Facilities
The2;,~:r8ject will lncludeapproxlmatelv 10,800SFOfnew ground-floor retail space and 10,700 SF of building
arnenitv.and support spaceon the ground level as well as 193 housing units. The retails space includes a
partially covered plaza for outdoor gathering and possibly dining. The street level residential entry will be at
the midpointofthe building on E.State Street with additional entries at the garage level and rear courtyard.
The additional residential and commercial density on this block will greatly increase pedestrian traffic
particularly at the corner of E State and Aurora Street.According to the drawing titled "Layout Plan" dated
12-05-16,the applicantisproposing the following sidewalk widths:
• Green Street - a consistent 6'sidewalk width with 6'unobstructed travel path
• S Aurora Street -total width and unobstructed travel path is a consistent 12 Jl1'
• E State Street -total width varies between 14'_4Jl and 12'with an unobstructed travel path
between 14'-4"and 7'_5"
The LeadAgency generally advocates for a sidewalk width in the urban core of at least 12'from building face
to curb and 9-'of unobstructed travel path. The lead Agency finds the 6'width on Green Street to be
acceptable because site grades will make it difficult to widen the sidewalk and pedestrian traffic will is lighter
Page 7 of 13
on Green Street.The Lead Agency also finds that the proposed sidewalk widths along EState Street as they
are offset by a generous widths at the pedestrian plaza and along S.Aurora Street
The Lead Agency has determined that this project will not have significant impacts to pedestrian facilities.
Transportation - Transit
The downtown core is also the hub of the Tompkins County Consolidated Transportation's (TCAT)route
network.There are six TCATstops within one quarter mile of the project site!including the network's two
main transfer stations at Green and Seneca Streets!which nearly all routes begin! end or pass though.
Service to Cornell and Ithaca College runs from 6 am until 2:30 am six days a week with buses as frequent as
every ten minutes during peak travel times.
Transportation -Construction Impacts:
The Lead Agency is concerned about the construction impacts of this project as well as the cumulative
impacts of multiple concurrent downtown '.construction projects on vehicular!pedestrian and bike
movements.The project site occupies an entire city block with approximately 850 linear feet of sidewalk on
all sides of the site and five on-street metered parking spaces on State Street.
There are multiple concurrent major construction projects occurring-or planned to soon occur in the
immediate area -within or contiguous to the block bounded by EState /MLK St,Aurora St, Seneca Street and
Seneca Way. These projects are as follows:
•Canopy Hotel -Construction pending -estimated completion-date 2018
•Tompkins Financial Headquarters -estimated completion-date 2017
•Hotel Ithaca -estimated completion-date 2017
The applicant has submitted a drawing titled "Construction Plan"dated 11-22-16 and has initiated
coordination with the City Engineering Department regarding construction coordination.The Lead Agency
recognizes that all work in or affecting the public right-of-way will require a Street Permit from the City
Transportation Engineer. The permit will dictate access requirements and repair or replacement of impacted
city property.The LeadAgency has the following concerns:
•Maintenance of pedestrian access and potential road closures during excavation!shoring and
construction
•Traffic impacts resultingfrom hauling of excavated materials
•Construction deliveries and staging
•Construction Parking (the majority of workers should be required to park offsite - at a location
outside of the downtown area)
IMPACT ON ENERGY
The applicant has submitted the following sustainability statement:
City Centre"as an urbaninfill project is in a unique position to fulfillsustainability goals as set out by the
City of Ithaca and by TompkinsCountythrough their respective Comprehensive Plans and Energy Plans.
Page 8 of 13
Land Use and Economic Development Goals
Both the City and County Plans promote nodal or compact mixed-use infill development with higher
residentialdensities and a range of housingtypes (studios"one-bedroom"and two-bedroom units).At the
heart of downtown,City Centerplacesits residents within walkable distance to employers,services,and
entertainment. CityCenter willbe on the tax rolls and willincrease the property value significantlyover
the existing l-story building.
Food"Natural Resources,and Water Goals
The greenroojand terrace willbe populated with edibletrees, shrubs, and perennials.Withinthe
2,ooOsf of planted greenroof area"native plants will be 'favored to further contribute to Ithaca's
biodiversity.Some stormwater willbe stored onsitefor use ln~w(Jtering planted areas.
Waste Goals
Residentswillbe encouraged to recycle with in-apartment sortinq untts and trash and recycling rooms on
each floor.Each unit will include andin-sinkdisposalunit to keep organicsout of the waste stream.
GHG Goals and Energy Systems
Keeping in mind the City of Ithaca Energy Action Plan and the Tompkins County Energy and Economic
Development Task Force Draft FinaIReport,City Centerwillmove awayfrom the use of naturalgas where
possible.All heating and cooling will be handled throuqh electric-based air source heat pumps. All
residentialcookingand laundry will be.hondled with etectricenerqy-star rated appliances.Apartment and
mechanical systems electricity will be provided by NYSEG.In order to minimize the electrical consumption"
the building willhave a hIgh~efficiency envelope,high:ef!iciency Window glazing"LED lightingthroughout,
and occupancy sensors wiJlbe utilizedfor management of e/ectricaluse in the building units. Sensors will
be includedin living spaces and in ancillary areas such as closets.Additionally,the apartment windows
will be utilizing a fiberglass framing system,which is far superior to metal systems from a thermal
performance point of view.Hallway and common area electricity willbe supplied via a 7.5KWrooftop
mounted s"tJlCirarrCJy.Alllightswillbe LEQ.
Natural gas use will be limitedto the hot water system"commercial cooking needs for ground floor
tenants, hallway heating when necessary,and the backup generator. Domestic Hot Water will be
qeneratedusinq highefficiencynatural gas boilers,with water stored to handle the building demand.This
system will also provide the minimal heating needs for the subterranean parking garage. Natural Gas
based water heatiru;is selected based on the high thermal conversion efficiency and the low carbon
footprint compared to that of electricity which is produced during the high domestic hot water use
periods.This [acltity wil!have its primaryhot water demands between 6 and 8 am"and between 6 and 8
pm.based on showering and cooking/cleaning,respectively.Wind and solar production levels that are
coincident with this time period are low.In order to mitigate use of natural gas heated hot water, all
fixtures willbe low flow and alltoilets willbe dualflush.Each residentialfloor willhave a centralfiltered
water dispenser,so residents canhavefree access to filtered potable water.
Materials
Newman Development Corp isinvested in exploring re-used and recycledmaterials. Theyhave committed
to usingcertified wood, recycledcarpetingtiles, kitchen cabinets and counters with recycledcontent and
are exploring other opportunities for use of recycledmaterials. Some particularly interesting materials
choices includereusinggranitecounterscrapsfor paving.
Page 9 of 13
IMPACT ON NOISE AND ODORS
There are multiple concurrent major construction projects occurring-or planned to soon occur in the
immediate area -within or contiguous to the block bounded by EState St/MLK Blvd}Aurora St, Seneca Street
and Seneca Way.These projects are:
•Canopy Hotel-Construction pending -estimated completion-date 2018
•Tompkins Financial Headquarters -estimated completion-date 2017
•Hotel Ithaca -estimated completion-date 2017
Construction is expected to last approximately 20 months.
Potential Impacts and Mitigations:
Adjacent residents and businesses will be affected by the cumulative impacts of numerous simultaneous
construction projects.
•Potential limit of construction hours for noise producing construction activities
IMPACT ON PUBLIC HEALTH
The applicant has submitted a Phase 1 Environmental Assessment (ESA)dated March 2016 and prepared by
Barton and Loguidice OPC.The executive summary makes the following conclusion:
8&L has identified the historic filling station and associated underground storage tanks, as well as the known
petroleum contamination in the subsurface soil, as a recognized environmental condition (REC),based on the
results of prior investigations at the property.Future site development may require the handling and disposal
of petroleum-contaminated soils and former UST structures.Additional investigation,including test pits to
evaluate whether UST components remain on site and a groundwater investigation,may be warranted to
fully delineate the contamination at the property.
Prior to any future site development resulting in demolition or renovation of the existing building, it is
recommended thdt the on-site structure be evaluated for the presence of lead- and asbestos-containing
materials.
The applicant has submitted a Supplemental Phase II ESA prepared by Barton and Loguidice and dated July
22}2016.The purpose of this study was to further the 2012 Phase II ESA which identified impacts and
potential structures from the historic filling station located on the eastern side of the parcel.The impacts
were observed at depth}and did not appear to have any direct pathway for current exposure.Confirmatory
excavations and a groundwater investigation were recommended to further define the extent of the
detected impacts and structures.The 2016 study was based on data collected from six soil borings and three
temporary groundwater monitoring wells.
The study concludes:
The Phase ./1 ESA consisted of the installation of six soil borings, six test pits and three temporary groundwater
monitoring wells. Visual petroleum impacts were observed at the groundwater interface,which ranged from
19-20 feet below grade within soil borings 8-13,8-15,and 8-17.Soil samples collected from these locations do
not demonstrate voe concentrations greater than NYSDEC seos,but will likely contain nuisance petroleum
odors that willrequire special soil management when excavated.
Page 10 of 13
Groundwatersamples collectedfrom one of the three temporary monitoring wells demonstrated detections of
VOCs at concentrations greater than NYSDECfs water qualitystandards. The groundwater impacts exceeding
standards appear to be limited to the eastern corner of the site. The VOC concentration data and
groundwater flow direction (east to west/northeast)supports that a petroleum sourcemay be present east of
the site.Prior spills have been reported in the vicinity,including directly east of the area of impact (Green
Street intersection and Ithaca Coffee Co.parking lot) and due north of the property (during geotechnical
boringsfor the adjacent building construction).Thesearea spills and the identified impacts on the site suggest
a generalregionalimpact.
The test pitfindings identified a 2 H undergroundsteel piping wi~hin test pits TP-2 and TP-3 which could have
been a vent/fill ordispensinglinefor an underground petroieumstoraqe tank. Other test pitfindingsincludea
4 11 cast iron sewer pipe (TP-3f TP-4 &TP-5}f a series of 1
11 watersuppl»pipes (TP-5}f a dry wellstructure was
alsoobserved adjacent to test pit TP-5 and a concrete stnlcturewas identified within test pit TP-1.USTs were
not identified during the Phase "activities,and the probability~-fora UST remaining on the site in low.
However,due to the history of the site,and tnelimitations with-the radar techniques and accessibility
-impediments at the site, the presence of a UST remainsasmall possibility.
In consideration of your pending site development it would appear that if your excavation depths approach
the groundwater table/then handling of oetroleumunoacted.spoiis and groundwater willbe required.The
cost to address these site condltionssbould be included in your site planning. The estimated limits of
petroleum impacted soils (soils that contain iiuisonce odors)are presented as Figure 2.Basedon the depth of
petroleum impacted soils ranging from 19-21 feet below qroundsurface,there is approximately 285 cubic
yards of petroleum impocted soils thatveouk:require specia/handling if excavated. Some additional
quantities should be assumedto the west-of the parking lot ptantei island, where the investigation was
prohibited.The focus ofthe impacted areas ofthe site appears-tobe the northeast corner.
NYSDEC Spill No.1202183 was previously opened for this site. A copy of this Phase"ESA report should be
submitted to the Region 7 Spills.Office of the NYSfJEq to provide updated information regarding the closed
spillon tnesite.Although NYSDEC previouslyclosed the spillbased on the original investigation that produced
simitariiate,we would recommend corflrmotionwith NYSDEC that no additional site characterization is
reouired.rina that they are in agreement with handlingany impacted soilor groundwater encountered during
site development construction. -
The Lead Agency recognizes that-any determination regarding the need for soil or groundwater remediation
or disposal is under-the jurisdiction of NYSDEC and potentially the NYS Department of Health. If during site
development}impacted soils orgroundwater are discovered}the applicant is required to follow established
protocols of the applicable .agencies.The applicant should provide documentation of any such activity to
LeadAgency.
Lead and asbestos surveys are required before a building permit is issued. Should any lead or asbestos be
found in the existing building the applicant will be required to contract with a licensed professional for
appropriate abatement.
Page 11 of 13
IMPACT ON GROWTH AND CHARACTEROF COMMUMITY OR NIEGHBOORHOOD
The project is in the downtown core which features a dense mix of restaurants,shops, bars and
entertainments venues,government and service buildings,and apartments.The City has up-zoned large
portions of the downtown core in recent years in order to encourage increased density -particularly
residential.
There are currently nine larger apartment or mixed use buildings with 20 or more units within the downtown
core (defined as the area bounded by Clinton Street/Buffalo Street/Seneca Way and including both sides of
those streets)and many upper story apartments on the primary and secondary Commons.Downtown
dwelling units are generally a mix of market rate and luxury units,with one 50 unit building being
permanently affordable to those of low to moderate incomes
Downtown*Apartments with More than 20 Units
Building Name Number Number of Parking Spaces
of Units Bedrooms provided/required
/Residents**
Dewitt Building 41 71 43/0
Gateway Commons 25 42 14/0
Seneca Way 38 45 54/75
Cayuga Green 68 96 0/0
Cayuga Residences 45 65 0/0
Center Ithaca 62 71 0/0
Roy Park Building ~1 45 0/0
Commons West 6?71 0/0
Breckenridge 50 65 14/0
.c•.Totals:415 571 125
....
Source:Cityof Ithaca Property Database,2015
*Defined by the area bounded by Clinton Street/Buffalo Street/Seneca Way and including
both sides of the boundary streets.
**Assumes 1 resident per bedroom
Proposed Project &Pot.ential Impacts:
The project will bring 193 new units and up to 307 residents new residents to the downtown core.With
this number of residents,the project is the largest apartment buildings in the above table,and
approximately three times the size of Cayuga Green Apartments,the largest of the group,with 96
bedrooms/residents,
The Lead Agency finds that the project will significantly increase the residential density in the downtown
core. Recognizing the many potential benefits of increased residential density for both the downtown and
the City as a whole,the LeadAgency has also examined its potential impact on the following:
1.Impact on Downtown character-increased residential density
2. Emergency services -potential additional services needed
3.Utility capacity
1.Impact on Downtown Character -Increase in residential density:
Page 12 of 13
Ithaca Commons,in which the City recently invested over 15 million dollars,is one of only a handful of
pedestrian malls in the country and is cited as one of the top tourist attractions in the region.The
Commons has a broad appeal and is intended to be welcoming to all segments of the community as well as
tourists and other visitors.Downtown residents have a unique role in maintaining the Vibrancy of the
downtown.
Once fully leased,the project will increase the population living downtown by up to 307 residents.This is
expected to have an overall beneficial impact to the retail and restaurant environment that could enhance
the downtown's appeal the general public,tourists and visitors.
2. Emergency Services and New Demand from Project Need sign off form IPD &IFD
3.Utility Capacity and New Demand Created by the Project:
Need more information about utility capacity and any needed upgrades.
Project will use water in excess of 20JOOO gallons per day or 500 gallons per minute.Need to verify
capacity.
Prepared by:Lisa Nicholas,AICP
Page 13 of 13
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
December 5, 2016
Lisa Nicholas
Division of Planning and Economic Development, City of Ithaca
108 E. Green Street, 3rd Floor
Ithaca, N.Y. 14850
Re: 301 East State Street – Site Plan Review— Updated Application Submission
Dear Lisa:
Thank you for reviewing this proposal for the redevelopment of 301 E. State Street.
On behalf of the developer and design team, I am attaching an updated Site Plan Review application
for your review. This submission addresses comments received at the November 22nd Planning Board
Meeting as well as comments received from via correspondence regarding the FEAF Part III.
In addition, this submission includes a significant change to the site layout: the building has been
angled slightly and moved 2.5’ to the east. This has a number of implications, including but not
limited to:
• Change in grading
• Change in sidewalks: The sidewalk along Aurora Street, from planting bed to curb, ranges
from 10.7’-12.4’ wide. The sidewalk along East State Street, from planting bed to curb,
ranges from 12’-14.4’ wide. This additional width may allow the project to maintain a
sidewalk on Aurora Street during portions of construction. See next point for how tree pits
affect sidewalks.
• Change in streetside planting. All streetside planting beds have been removed. In order to
accommodate wider sidewalks, tree pits will be utilizing a “Paver-Grate” system, allowing
pedestrians to have an unobstructed walking experience within 12” of the trunk of any street
tree.
• Changes to shoring, construction, and foundation: The project team has had a discussion
with the City engineers. This new configuration means shoring and construction will have
less impact on Aurora Street.
Sincerely,
Yamila Fournier
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
Table of Contents
Cover Letter/Memo
Table of Contents
Part 1
Page 1 Building Aesthetics Narrative
Page 2 Sustainability Statement
Page 4 FEAF Narrative Responses
Part 2
Page 1 Cover Sheet
Page 2 12.05 Site Survey
Page 3 12.05 Site Context
Page 4 12.05 Demolition Plan
Page 5 12.05 Grading Plan
Page 6 12.05 Erosion & Sediment Control Plan
Page 7 12.05 Construction Plan
Page 8 12.05 Site Plan
Page 9 12.05 Utilities Plan
Page 10 12.05 Zoning Analysis
Page 11 12.05 Layout
Page 12 12.05 Paving Plan
Page 13 12.05 Parking Plan (Car, Car Share, E Car & Bike)
Page 14 12.05 Landscape Plan
Page 15 12.05 Preliminary Plant List
Page 16 12.05 Floor Plans – Garage & Ground
Page 17 12.05 Floor Plans – Floors 2-8
Page 18 12.05 Floor Plans – Roof Plan
Page 19 12.05 Elevation – E State Street
Page 20 12.05 Elevation – Aurora Street
Page 21 12.05 Elevation – Green Street
Page 22 12.05 Section AA – East to West
Page 23 12.05 Section BB – North to South
Page 24 12.05 Section Across Aurora Street
Page 25 12.05 Section EE – Across State Street
Page 26 12.05 Prelim Bldg Materials
Page 27 12.05 Rendering 1 – From South
Page 28 12.05 Rendering 2 – From Bridge
Page 29 12.05 Rendering 3 – From East
Page 30 12.05 Rendering – From North
Page 31 12.05 Rendering – From Above
Page 32 12.05 Rendering 6 – Detail
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
Table of Contents, continued
Part 3
Attachment 1 DOT Correspondence
Attachment 2 Capacity Letter from IPD
Attachment 3 Traffic Study (Findings only, full report with all appendices submitted to the city as a
separate document)
Not included in this Submission, but previously submitted:
FEAF Part 1
Phase 1 ESA
Phase 2 ESA
Existing Traffic Conditions Report
Geotechnical Report
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
1
Building Aesthetics Narrative 12.05.2016
The 301 City Centre Project has undergone a variety of design analyses and design iterations. The initial
design called for a 9 story building with a straight façade along State Street. Hearing concerns about massing,
the design team explored multiple options for the building’s orientation and massing including: a “U-Shape”
design of the building with open space oriented to the northwest, a “Squeezed accordion” shape to bring the
building’s wings closer together, and lower-rise development on East State Street to facilitate more sunshine
on the northern side of the street. An open space analysis proposed how alternative building orientation
would also affect light and air on State Street and the effect of orienting open green space toward State Street.
The revised design included stepping back portions of the 7th and 8th floors to facilitate more sunshine
reaching State Street, and the addition of balconies and the articulation of the façade facing East State Street
to mitigate the massing.
Next, fenestration at the corner of East State and Seneca Way being doubled. Additional windows have been
added to the Green Street side of the building. Fenestration has been added to units overlooking the roof
terrace. Increased fenestration fundamentally changes the nature of the building and enlivens the façade.
An ornamental treatment was added to the cornice of the building, where the curve of the building is facing
The Commons. A cornice treatment has also been selectively added to portions of the roofline.
Additionally, the changes in materiality and coloring create an articulation on the building’s façade, which
gives and alternative perception of massing, making the proposed building feel more dynamic and not
imposing.
Most recently, the entire building has been shifted 2.5 feet to the East creating more sidewalk space on Aurora
Street as well as more sidewalk space along the curved entrance of the proposed building facing The
Commons.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
2
Sustainability Statement, 12.05.2016
City Centre, as an urban infill project, is in a unique position to fulfill sustainability goals as set out
by the City of Ithaca and by Tompkins County through their respective Comprehensive Plans and
Energy Plans.
Land Use and Economic Development Goals
Both the City and County Plans promote nodal or compact mixed-use infill development with
higher residential densities and a range of housing types (studios, one-bedroom, and two-bedroom
units). At the heart of downtown, City Center places its residents within walkable distance to
employers, services, and entertainment. City Center will be on the tax rolls and will increase the
property value significantly over the existing 1-story building.
Mobility & Transportation Goals
As a development in the core of downtown, City Centre places its residents in a walkable
neighborhood, well supported by public transit. There will be 68 vehicular parking spots available to
residents in a below-grade garage. Within the garage there will be charging areas to support residents
with electric vehicles. The developers are in discussion with Ithaca Car Share to determine if one or
more car share spots within the garage in order to support Ithacans who choose not to own a car.
Bicycle use is encouraged through the use of a secure bicycle parking area with a capacity of up to 48
bicycles, complete with workbench. Outside the building there are three more bicycle parking areas,
one within the courtyard, one outside the residential entrance to the building, and one near the
commercial portion of the building. Together these will be able to secure up to 40 more bicycles.
Food, Natural Resources, and Water Goals
The greenroof and terrace will be populated with edible trees, shrubs, and perennials. Within the
2,000sf of planted greenroof area, native plants will be favored to further contribute to Ithaca’s
biodiversity. Some stormwater will be stored on site for use in watering planted areas.
Waste Goals
Residents will be encouraged to recycle with in-apartment sorting units and trash and recycling
rooms on each floor. Each unit will include and in-sink disposal unit to keep organics out of the
waste stream.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
3
GHG Goals and Energy Systems
Keeping in mind the City of Ithaca Energy Action Plan and the Tompkins County Energy and
Economic Development Task Force Draft Final Report, City Center will move away from the use of
natural gas where possible. All heating and cooling will be handled through electric-based air source
heat pumps. All residential cooking and laundry will be handled with electric energy-star rated
appliances. Apartment and mechanical systems electricity will be provided by NYSEG. In order to
minimize the electrical consumption, the building will have a high-efficiency envelope, high-
efficiency window glazing, LED lighting throughout, and occupancy sensors will be utilized for
management of electrical use in the building units. Sensors will be included in living spaces and in
ancillary areas such as closets. Additionally, the apartment windows will be utilizing a fiberglass
framing system, which is far superior to metal systems from a thermal performance point of view.
Hallway and common area electricity will be supplied via a 7.5KW rooftop mounted solar array. All
lights will be LED.
Natural gas use will be limited to the hot water system, commercial cooking needs for ground floor
tenants, hallway heating when necessary, and the backup generator. Domestic Hot Water will be
generated using high efficiency natural gas boilers, with water stored to handle the building demand.
This system will also provide the minimal heating needs for the subterranean parking garage.
Natural Gas based water heating is selected based on the high thermal conversion efficiency and the
low carbon footprint compared to that of electricity which is produced during the high domestic hot
water use periods. This facility will have its primary hot water demands between 6 and 8 am, and
between 6 and 8 pm, based on showering and cooking/cleaning, respectively. Wind and solar
production levels that are coincident with this time period are low.
In order to mitigate use of natural gas heated hot water, all fixtures will be low flow and all toilets
will be dual flush. Each residential floor will have a central filtered water dispenser, so residents can
have free access to filtered potable water.
Materials
Newman Development Corp is invested in exploring re-used and recycled materials. They have
committed to using certified wood, recycled carpeting tiles, kitchen cabinets and counters with
recycled content and are exploring other opportunities for use of recycled materials. Some
particularly interesting materials choices include reusing granite counter scraps for paving.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
4
FEAF Part 3 Narrative Responses 12.05.2016
Impact on Land
As stated in the FEAF Part 1, Page 5, 18,000cy of natural material will be removed. All natural
material will be trucked 9.7 miles to Sultana Soil & Stone in Brooktondale (see Part 2, Page 7).
Impact on Water
All calculations for the water use on this site are based on 20,000 gallons per day or 500 gallons per
minute. We have requested a capacity letter from Erik Whitney for water and sanitary sewers based
on 20,000 gpd water demand. We are awaiting a letter from Tompkins County Water and Sewer to
confirm system capacity, but are confident that there will be no capacity issues.
Impact on Drainage
All of the site stormwater will discharge into Six Mile Creek through the City’s stormwater
collection system. We will be required to match existing flows and provide water quality treatment
of pollutants per the City Stormwater Law. We will submit a stormwater narrative and ultimately a
Full SWPPP to Scott Gibson for his approval.
Impact on Air
The ventilation of the facility will be accomplished utilizing Heat Recovery Ventilation Equipment.
This equipment will also be controlled as required for floor pressurization. Exhaust from bathrooms
and other areas will be returned to the Heat Recovery Units, where energy will be exchanged with
supply air coming into the building for the purpose of ventilation. Ventilation air will be delivered to
hallways, rooms and tenants as required to meet the requirements of the NYSMC.
Venting will be routed to the roof or into the Green Street planted area. No venting will impact the
pedestrian sphere.
Impact on Plants and Animals
The project will create a vegetated buffer along Green Street on DOT property. According to our
latest correspondence (see Attachment 2) the DOT wrote, “We were able to get down to the site
during some field visits and have had a chance to review the proposed concept plan. We do not have
any issue with the proposed driveway location or layout.” Further correspondence will define the
terms of the land use agreement.
Impact on Aesthetic Resources
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
5
The mitigations made to date have been collected in narrative form on Page 1 of this document.
Site sections, elevations, plans, and renderings are included in Part 2 of this document.
FEAF Part 3 Narrative Responses 12.05.16, continued
There will be no information regarding signage in this submission, other than the signage included
in renderings for placeholder purposes only. The signage envisioned for the project (3-4 large
vertical signs on the building, some signage on the awning, some signage lit, some not) will require a
sign variance. The Project expects to go through a sign design and approval process after this Site
Plan approval process is complete.
The building façade materials will consist of fiber cement panels in 4 shades, brick in a shade to be
determined, and black or charcoal gray aluminum. In addition, the project will use railings and
fence panels on all balconies, color to be determined. Sidewalks will use a combination of cement
and pavers. Cobbles are being explored for the interior plaza turnaround. The green roof will utilize
pedestal mounted pavers and gravel. The rooftop terrace will utilize pedestal mounted pavers and
upcycled granite cutoffs. All materials and samples will be presented at the December 20th Planning
Board Meeting.
Impact on Transportation, During Construction
Please see Part 2, Page 7 for a Construction staging plan. We are in communication with the DOT
regarding a construction-phase land use agreement and will provide that information as soon as it is
ready.
Impact on Transportation, During Regular Building Operation
SRF is conducting a traffic study. Please see Attachment 4.
The Line of Sight study for the Green Street entrance will need to be updated with the shifted
building footprint. The Line of Sight study for the Aurora Street entrance is being completed and
will be submitted as soon as possible.
Bicycle parking has been detailed. Please see the parking plan, Part 2 Page 13.
Impact on Energy
See Sustainability Statement, Part 1 Page 2.
Impact on Growth and Character of Community Neighborhood, Parking
Please see traffic study for parking demand discussion.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
6
Impact on Growth and Character of Community Neighborhood, Community Services
To date we have received confirmation of positive capacity from the Ithaca Police Department (See
Attachment 3). We are awaiting letters of capacity from the Ithaca Fire Department and the Ithaca
City Public Schools.
FEAF Part 3 Narrative Responses 12.05.16, continued
Impact on Growth and Character of Community Neighborhood, Utility Capacity
Consultants are currently awaiting responses from NYSEG and the City of Ithaca Water and Sewer
Division.
Part 2, Page 1
CITY CENTRE
City Centre Project
December 20, 2016
Part 2, Page 2
12.05 Site Survey
Part 2, Page 3
12.05 Site Context
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016 Part 2, Page 4
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016
Part 2, Page 5
12.05 Grading Plan
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016
Part 2, Page 6
12.05 Erosion & Sediment Control Plan
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016
Part 2, Page 7
73 SPACES
WORKING RAD
I
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S
1
5
0
'
OF THE CRAN
E
CRANE
TOWER
LOADING
&
U
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PHASE II
EXIT/EN
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PHASE IEXIT/ENTRY
PHASE I:DEMOLITION, TEMPORARY SHORING SYSTEM & MASS EXCAVATION
PHASE II:CONCRETE FOUNDATION, STRUCTURAL STEEL ERECTION & BUILDING SUPER STRUCTURE
NOTES:
* CONSTRUCTION WORKERS WILL BE
PARKING IN PUBLIC CITY GARAGES
* SUBCONTRACTOR STORAGE STAGING
IS WITHIN PARKING GARAGE
INBOUND B
UI
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MATERIAL
D
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SOIL EXPORT
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CONSTRUCTION OPERATION PLAN
DURATION OF PHASE I IS APPROXIMENTLY 4 MONTHS
DURATION OF PHASE II IS APPROXIMENTLY 20 MONTHS
No. 314-3
2
0
EAST STAT
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S
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BUILDING
No. 101-1
1
1NORTH AU
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BUILDING
& ARTS IN TOMPKINS COUNTY (R.O.)424053-001TAX MAP PARCEL No. 69-1-4
No. 326-3
3
0
EAST STAT
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BRICK BUI
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D
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COMMUNITY SCHOOL OF MUSIC
NORTH
AURORA
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TREE
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EAST STAT
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EAST
G
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TUPUPDN
UPUPDNBIKE STORAGE
STORAGE
MECH.
TRASH
±740 SF
Part 2, Page 8
12.05 Site Plan
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016 Part 2, Page 9
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016
Part 2, Page 10
October 25, 2016 Page 5
City Centre
Downtown Ithaca, NY
NEWMAN DEVELOPMENT GROUP
HUMPHREYS & PARTNERS l WHITHAM PLANNING AND DESIGN, LLC l T.G. MILLER, P.C.
Zoning Worksheet
12.05 Zoning Analysis
3’3’
4.2’
0.8’
1.2’
1.9’
3.2’
4.4’
5.5’
4.9’
5.1’
2.5’
Part 2, Page 11
12.05 Layout Plan
EXISTING STREET TREE
FOUNDATION PLANTING BEDS
PERENNIALS, SHRUBS,
ORNAMENTAL TREES
PROPOSED STREET TREE
VERTICAL PLANTED SCREEN
VINES
BIKE PARKING
6 SPACES
24" O.C. TYP.
PLANTED SLOPE
PERENNIALS, SHRUBS,
ORNAMENTAL TREES,
EVERGREEN AND DECIDUOUS TREES
BIKE PARKING
6 SPACES
24" O.C. TYP.
BIKE PARKING
8 SPACES
24" O.C. TYP.
19.9'32.0'19.6'
6.1'
8.0'9.8'6.0'12.0'
3.0'
12.0'
R10.0'9.7'9.2'9.0'8.3'
PROPOSED STREET TREE 14.4'12.0'7.9'10.7'
9.3'
12.4'
9.7'
9.6'
10
.
9
'20.8
'
18
.
0
'
15.2'
11.1'
6.0'
R10.0'
0'30'60'90'
GRAPHIC SCALE
Part 2, Page 1212.05 Paving Plan
Part 2, Page 13
12.05 Parking Plan
Part 2, Page 14
12.05 Landscape Plan
Part 2, Page 15
12.05 Preliminary Plant List
Part 2, Page 16
12.05 Floor Plans - Garage & GroundEAST GREEN STREETMECH
RETAIL
±10,870 SF
TENANT 2 ±1,722 SF
TENANT 1
±3,501 SF
PORTAL
MECH
SERVICE
TENANT 3
±2,319 SF
PATIO
AREA
RESIDENTIAL
COMMON AREA
TENANT 4
±2,764 SF
GREEN SPACE
OUTDOOR SEATING 3'3'OPEN TO BELOW
EAST GREEN STREETBICYCLE STORAGE
48 SPACES
MECH.
STORAGE
TRASH
RECYCLE
69 SPACES PARKING
EAST GREEN STREETMECH
RETAIL
±10,870 SF
TENANT 2 ±1,722 SF
TENANT 1
±3,501 SF
PORTAL
MECH
SERVICE
TENANT 3
±2,319 SF
PATIO
AREA
RESIDENTIAL
COMMON AREA
TENANT 4
±2,764 SF
GREEN SPACE
OUTDOOR SEATING 3'3'OPEN TO BELOW
EAST GREEN STREETBICYCLE STORAGE
48 SPACES
MECH.
STORAGE
TRASH
RECYCLE
69 SPACES PARKING
Ground Floor
Basement Plan
Floors 2-6 Floor 7
Floor 8
Part 2, Page 17
Unit Tabulation
E3
A0
A1
City Centre - Ithaca, NY
1 bed / 1 bath
Studio
Units Type
±720 SF.
±605 SF.
±509 SF.
SQ. FT.
36
2
Units
32.64%
Total Mix %
18.65%
1.04%
A2 ±689 SF.28 14.51%
A3 ±734 SF. 7 3.63%
B0 ±914 SF. 7 3.63%
±1,335 SF. 6 3.11%
±907 SF. 7 3.63%
±1,090 SF. 7 3.63%
±1,414 SF. 7 3.63%
±987 SF. 5 2.59%
±942 SF.14 7.25%
1 bed / 1 bath
1 bed / 1 bath
1 bed / 1 bath
2 bed / 2 bath
63
B1 2 bed / 2 bath
B2 2 bed / 2 bath
B3 2 bed / 2 bath
B4 2 bed / 2 bath
B5 2 bed / 2 bath
B6 2 bed / 2 bath
±830 SF. 4 2.07%B7 2 bed / 2 bath
193 100.0%Totals
73
Units
32.64%
Total Mix %
37.82%
57 29.53%
63
193 100.0%
12.05 Floor Plans - Floors 2-8
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com November 15, 2016
SCALE: 3/32" = 1'-0"
0' 16' 32' 64'
(24"x36" SHEET)
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com November 15, 2016
SCALE: 3/32" = 1'-0"
0' 16' 32' 64'
(24"x36" SHEET)BALCONY
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com November 15, 2016
SCALE: 3/32" = 1'-0"
0' 16' 32' 64'
(24"x36" SHEET)
Part 2, Page 18
12.05 Floor Plans - Roof Plan
CENTER OF CORRIDOR BELOW
7' X 2.5' X 80" TYP. CLUSTER
HRU 12'X8'X 8'
HRU 12'X8'X 8'
C
E
N
T
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R
O
F
CO
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B
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LOW
HUMPHREYS & PARTNERS ARCHITECTS, L.P.5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com December 5, 2016
SCALE: 3/32" = 1'-0"
0' 16' 32' 64'
(24"x36" SHEET)
16'-6"6"9'-1"6'-0"1'-6"6"9'-1"1'-6"6'-0"9'-1"6"6'-0"6"1'-6"9'-1"9'-1"1'-6"6"6'-0"6'-0"1'-6"6"9'-1"1'-6"6'-0"slab
window6"1'-6"6'-0"85'-1"5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com November 18, 2016
SCALE: 3/32" = 1'-0"
0' 16' 32' 64'
(24"x36" SHEET)
Part 2, Page 19
16'-6"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"slab
window6"9'-1"1'-6"6'-0"76'-1"95'-9"OPENING TO COURTYARD
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com November 18, 2016
SCALE: 3/32" = 1'-0"
0' 16' 32' 64'
(24"x36" SHEET)
Part 2, Page 20
16'-6"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"slab 6"9'-1"1'-6"6'-0"95'-9"85'-1"16'-6"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"6"9'-1"1'-6"6'-0"slab6"9'-1"1'-6"6'-0"5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com November 18, 2016
SCALE: 3/32" = 1'-0"
0' 16' 32' 64'
(24"x36" SHEET)
Part 2, Page 21
Part 2, Page 22
Part 2, Page 23
Part 2, Page 24
Part 2, Page 25
Part 2, Page 26
Part 2, Page 27
Part 2, Page 28
12.05 Rendering 2 - From Bridge
Part 2, Page 29
12.05 Rendering 3 - From East
Part 2, Page 30
Part 2, Page 31
12.05 Rendering 5 - From Above
Part 2, Page 32
12.05 Rendering 6 - Plaza Detail
From:David Kruse dkruse@srfa.net
Subject:Fw: 301 State Street - City of Ithaca
Date:December 5, 2016 at 9:30 AM
To :Yamila Fournier fournier@whithamdesign.com
Cc:whitham@whithamdesign.com, Stephen Ferranti sferranti@srfa.net
Yamila:
Please see the response below from NYSDOT.
Thanks
David L. Kruse, AICP
Community Planner
SRF & Associates
3495 Winton Place, Bldg. E, Suite 110
Rochester, New York 14623
[tel] 585.272.4660 | [fax] 585.272.4662
Integrating Transportation with People & Places
From: Olds, Jacob D. (DOT) <Jacob.Olds@dot.ny.gov>
Sent: Friday, December 2, 2016 11:21 AM
To: David Kruse
Cc: Crowley, Kris_na (DOT); Stephen Ferran_; Stevens, Richard D. (DOT)
Subject: RE: 301 State Street - City of Ithaca
Dave,
We were able to get down to the site during some field visits and have had a chance to review the proposed
concept plan. We do not have any issue with the proposed driveway loca_on or layout.
We would like the peak hour traffic to be supplied for the future submission since it appears to parking spaces
may have changed since we last saw this. Please proceed in your design with the concept submieed to the
NYSDOT in the aeached e-mail.
Let us know if this is an adequate review for your mee_ng on Monday.
Regards,
Jacob Olds
NYSDOT
333 E. Washington St
Syracuse, NY 13202
P: (315)428-4623
F: (315)428-4311
"Blessed is that man that maketh the Lord his trust, and respecteth not the proud, nor such as turn aside to lies." - Psalm 40:4
From: David Kruse [mailto:dkruse@srfa.net]
Sent: Wednesday, November 30, 2016 2:46 PM
From:Peter Jenkins jenkins@whithamdesign.com
Subject:Fwd: 301 City Centre (301 East State Street) Police Service
Date:December 5, 2016 at 10:28 AM
To :Yamila Fournier fournier@whithamdesign.com, Scott Whitham whitham@whithamdesign.com
Mila, below is the response from Officer Jamie Williamson regarding police services (IPD) for City Centre. Thanks. -Pete
---------- Forwarded message ----------
From: Jamie Williamson <JWilliamson@cityofithaca.org>
Date: Thu, Dec 1, 2016 at 10:24 AM
Subject: RE: 301 City Centre (301 East State Street) Police Service
To: Peter Jenkins <jenkins@whithamdesign.com>
Peter-
Good afternoon and Happy Thursday to you. Regarding 301 City Centre and it's impact
on the Ithaca Police Department, we are more than capable of handling the added
police services anticipated from this project. Your project will certainly strain our staffing
and personnel, but we're up to the task no doubt. It would likely be a reactive approach,
though. We simply do not have the staffing to have an officer on site or in the immediate
neighborhood 24/7, although the number of residents and workers would increase the
need for that to happen. It's just not something we can provide right now. We have an
officer assigned to the Ithaca Commons 24/7, but he/she is appropriately responsible for
other areas of the Commons. Private security measures might be more feasible if you
are looking for a more significant or "heavy" police presence. If that is the case please
let me know; I have excellent ties with several local companies that provide top-notch
security services.
Good luck on your endeavor, I hope success finds you well.
Warmly,
-Jamie
Officer Jamie Williamson
Public Information Officer
Ithaca Police Department
120 East Clinton Street
Ithaca, New York 14850 USA
Office 607-216-3221
Cell 607-227-3953
From: Peter Jenkins [jenkins@whithamdesign.com]
Sent: Thursday, December 01, 2016 10:04 AM
To: Jamie Williamson
Cc: Scott Whitham; Yamila Fournier
Subject: 301 City Centre (301 East State Street) Police Service
Good Morning Officer Williamson,
f or t h e p r o p o s e d
301 East State Street
City Centre
C i t y o f I t h a c a
T o m p k i n s C o u n t y , N ew Y ork
December 2016
Project No. 36010
Prepared For:
B o x 3 7 8
3 0 0 P l a z a D r i v e
V e s t a l , N e w Y o r k 1 3 8 5 1
Prepared By:
3 4 9 5 W i n t o n P l a c e
B u i l d i n g E , S u i t e 1 1 0
R o c h e s t e r , N e w Y o r k 1 4 6 2 3
Transportation Impact Study
iv December 2016
Transportation Impact Study Proposed 301 East State Street – City Centre City of Ithaca, New York
EXECUTIVE SUMMARY
OVERVIEW
The primary purpose of this report is to identify and evaluate the potential traffic impacts
associated with the proposed 301 East State Street/MLK Jr. Street (Project Site) Development
(City Centre) in the City of Ithaca, Tompkins County, New York. In addition, pedestrian, bicycle
and transit conditions, considerations and improvements are identified.
In an effort to define traffic impact, this report identifies existing traffic conditions, future
background traffic conditions including area growth, and determines the future traffic operations
that result from the proposed development. Future traffic volumes and operating conditions are
evaluated. Parking generation and demand associated with the proposed development is
evaluated. An assessment of pedestrian circulation and safety conditions with the proposed
project in operation are included.
The proposed Site is located at 301 East State Street, east of North Aurora Street, in the City
of Ithaca, Tompkins County, New York. The specified parcel of land is bounded by East State
Street to the north, Seneca Way to the east, Green Street to the south, and North Aurora
Street to the west. The site is currently occupied by Elmira Savings Bank (the Trebloc Building
site).
The proposed 301 East State Street development is a mixed-use residential and retail project
located in the heart of downtown Ithaca. Its location is at the eastern gateway to Ithaca
Commons. The proposed development provides approximately 193 apartment units (250 beds)
and 10,600 square feet (SF) of retail space divided between five separate spaces, a fitness area,
and a residential common area. A loading area is proposed in the central courtyard.
Parking for the building’s residents will be provided on-site via 69 vehicle parking spaces.
Another 48 bicycle parking spaces are provided in a locked storage unit. Access to the proposed
on-site parking garage is located along E. Green Street. Residents will have the option to
purchase monthly, full access parking permits at the City’s garages (e.g., Green Street and
Seneca Street). For purposes of this study, all remaining residents projected to be utilizing
private vehicles during the peak hours of study are assigned to the Green Street parking garage
due to proximity and availability of evening and overnight parking availability.
Retail visitors and employees are expected to take advantage of the City’s parking garages and
on-street parking locations.
An access point will be provided along Aurora Street to be used for loading and unloading of
service vehicles during off-peak hours.
The proposed Project will be constructed and operational by Fall of 2018. The City of Ithaca’s
project database was reviewed to determine any other specific developments that are currently
approved or under construction that would generate additional traffic in the study area. The
Ithaca Marriott and Canopy Ithaca Hotels were identified and their corresponding trip
generation figures have been added to the study area roadways. Additionally, based upon
historical traffic volumes in the CBD area, a 1% per year growth rate has been applied to
existing traffic volumes at the study area intersections for the projected build-out period.
v December 2016
Transportation Impact Study Proposed 301 East State Street – City Centre City of Ithaca, New York
This report considers and evaluates the following transportation and operational conditions:
Existing traffic conditions during the weekday AM and PM peak hour intervals.
Mutli-modal considerations.
Future background traffic conditions during the same peak intervals three years into the
future considering general area growth patterns and nearby developments.
New traffic generated by the proposed project.
Parking generation by residents, visitors, and employees.
Distribution of site generated traffic.
Development of future traffic conditions during the previously noted peak intervals,
assuming the site fully built and operational.
Sight distance evaluation.
Transportation Demand Management Plan.
The report that follows details the study procedures, analyses, and transportation related
recommendations associated with development of the proposed Project.
CONCLUSIONS & RECOMMENDATIONS
This Transportation Impact Study identifies and evaluates the potential traffic impacts that can
be expected from the proposed 301 East State Street development in the City of Ithaca. Based
upon the results of the analyses, the proposed Project will have traffic impacts on the existing
transportation network that can adequately mitigated as outlined in this study. The following
sets forth the conclusions and recommendations based upon the results of the analyses:
1. The proposed Project is anticipated to generate 46 entering/94 exiting vehicle trips during
the AM peak hour and 80 entering/45 exiting vehicle trips during the PM peak hour.
2. Minor signal timing changes are needed at four study intersections:
East State Street/Seneca Way West
East State Street/Aurora Street
East Seneca Street/North Aurora Street
Green Street/South Cayuga Street
3. With the recommended signal timing mitigation in place, the proposed project will not
result in any potentially significant adverse traffic impacts to the study area intersections.
4. The available sight distance along Green Street exceeds the required SSD at the proposed
access connection from the Project Site onto Green Street; however, the desirable ISD is
not sufficient. Given that the required SSD is met, no mitigation is recommended.
5. Pedestrian walkways and connections to existing sidewalks are included.
6. Bicycle racks are provided on-site.
7. The demand for parking indicates a required 166 parking spaces. Using the Green Street
Parking Garage and other available parking locations (off-street and on-street) throughout
the downtown, there are sufficient parking spaces available to accommodate the average
daily and overnight parking needs for the Project’s residents and retail users.
vi December 2016
Transportation Impact Study Proposed 301 East State Street – City Centre City of Ithaca, New York
8. A Transportation Demand Management program is recommended to reduce Single
Occupancy Vehicle trips and parking space requirements.
Page 1 of 8
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM - Part III
Project Name: College Townhomes 119-125 College Ave
Date Created: 12-1-16
Yellow Highlighted Text = Information needed
PROJECT DESCRIPTION
The applicant is proposing to construct three new apartment buildings with a total of 67 units (a mix of
efficiencies, one-bedroom, and two-bedroom apartments) on the 0.476-acre (20,734 SF) project site.
Two of the buildings, designed as row house apartments, are located along College Avenue, while the
third building, a garden apartment building, is located behind, in the rear portion of the site. All buildings
will be four stories and 45’ tall with habitable basements. Tenants are expected to be short-term visiting
Cornell faculty. Since no parking is proposed for the project, the applicant will submit a Transportation
Demand Management Plan (TDMP) for approval by the Planning Board. The project site consist of 3 tax
parcels (to be consolidated) in the CR-4 Collegetown Area Form District (CAFD). It has received Design
Review.
This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),
§176-4 B. (1.) (k.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is
subject to Environmental Review.
Information needed:
• Demolition Plan with limits of disturbance
• Information on foundation construction /geotechnical report
• Construction Staging Plan – including deliveries & off-site contractor parking
• Truck deliver an disposal route
• Building elevations – all facades
• Phase 1 & 2 ESA or equivalent
• Sustainability statement
IMPACT ON LAND
The .476 acre project site is a in a developed area just outside the center of the Collegetown Core.
Project development will require the demolition of three existing houses and associated walkways,
retaining wall, curbcuts, parking areas, sheds, eleven trees, and other site features.
As the site is fully developed, land will be affected as a result of construction activities, specifically
foundation preparation.
Need the following information: Demolition Plan with limits of disturbance, information on foundation
construction, geotechnical information, drainage and grading plans, etc.
IMPACT ON WATER
No Impact is anticipated
Page 2 of 8
IMPACT ON DRAINAGE
The project will be increase in impervious surface by approx. 7,200 SF over existing conditions.
The applicant has submitted a Memo to JoAnn Cornish, Director of Planning and Development and
Members of the Planning Board from Kathryn Wolf Principal of Trowbridge Wolf Michaels LLP dated 11-
2-16, that provides the following information regarding drainage and stormwater management:
The site and surrounding lands slope generally from northeast to southwest. Runoff from the
adjoining lots above the site to the north and east drains overland onto the site with no formal
drainage system. Runoff from the neighboring properties combines with runoff from the site and
continues overland to the street at College Avenue where it is collected by the City of Ithaca
storm sewer system. The existing onsite drainage facilities include primarily house gutters and
downspouts that discharge at the surface.
The two existing drainage inlets behind House #119 and trench drain at the driveway have long
been inoperable due to clogging with sediment and debris. The lack of existing onsite drainage
facilities has resulted in significant flows over the existing gravel driveways with significant
erosion, and sediment leaving the site.
The existing City storm sewer system includes inlets and 15-inch storm sewer piping located
along the west curb line of College Avenue. The sewer system flows toward the south, and then
west along Mitchell Street, before ultimately discharging to Six Mile Creek southwest of the
Collegetown Terrace site.
Improvements will include numerous onsite drainage inlets, site area drains, trench drains,
foundation drains and associated storm sewer piping to collect runoff entering the site from the
north and east, and runoff from the proposed buildings and improved site. Since the lower levels
of Buildings 1 and 2 are lower than the City storm sewer system, the areaways of these two
buildings, along with their foundation drains, will be connected to sumps below their respective
lower level floor slabs and pumped up to the building storm services exiting the buildings higher
up. All other areas of the site including the building roofs will be sewered by gravity. The drainage
system for the Building 3 foundation drains and adjacent site areas at the lower building level will
be equipped with a backwater valve where it connects to the onsite storm system to prevent
flooding of the interior building space.
The onsite storm sewer system will connect to the existing City storm sewer across the street at
the west curb line of College Avenue where a new drainage inlet will provided at the point of
connection.
The total area of soil disturbance on the site will be less than one acre and the project will not be
required to complete a 'Full' Stormwater Pollution Prevention Plan (SWPPP) or submit a Notice of
Intent to obtain permit coverage from the NYSDEC for stormwater discharges. The project will
exceed certain thresholds in the City of Ithaca stormwater regulations that will require a 'Basic'
SWPPP. The Basic SWPPP will include an erosion and sediment control plan with temporary
practices to be installed and maintained during construction. The temporary practices will be
designed in accordance with the current NYSDEC standards. Based on the current site plan the
Page 3 of 8
amount of impervious area on the site will be slightly reduced. Post-construction stormwater
management practices are not required.
IMPACT ON AIR
Construction Impacts:
Construction is projected to last approximately 12 months and will be concurrent with several other
construction projects in Collegetown within a two-three block distance. 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.
During construction, the applicant will 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. 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.
IMPACT ON PLANTS AND ANIMALS
According the drawing titled “Existing Site Conditions (C101) dated 11-04-16, site development will
require the removal of eleven trees. A landscape plan is in development that includes approximately 23
new trees and other landscaping.
No impact is anticipated
IMPACT ON AESTHETIC RESOURCES
The applicant presented the project to the Design Review Committee on November 8, 2016. The
committee had the following suggestions and requests:
• Since the project team did not yet have building elevations for the majority of the facades, it was
agreed that this is a preliminary meeting and that a future Design Review meeting would be
necessary. (this meeting is scheduled for Tuesday December 13th)
• The project team presented the preferred site layout (with street trees near property line rather
than curb line). Schroeder stated his preference for street trees at the curbline. There was
discussion about the need and timeline for a streetscape plan for College Avenue that could be
implemented as new projects are built. It was decided that finalization of the streetscape portion
of the project could be a condition of site plan approval as a streetscape design should be in
place sometime next year.
• The project team presented four possible designs for the bay windows of the townhomes.
Schroeder stated that the option showing curved glass was preferable. The applicant will
investigate the feasibility of that option.
Page 4 of 8
• There will be no windows on the sides of the townhomes as they are at the lot line. The applicant
confirmed that there will be a pattern to the finishes to add interest.
• The building finish material will be a composite panel system with pronounced joints. Schroeder
recommended differentiating the base of the building with either a masonry base (preferred) or a
change in color or material.
• Schroeder asked that some interest be added to the concrete retaining walls (scoring or planting)
and that the basement-level outdoor space be usable to the residents.
Also see Impact on Historic Resources
IMPACT ON HISTORIC RESOURCES
The project includes the removal of three original homes that were identified in the 2009 Collegetown
Historic Resources Survey.
The Lead Agency recognizes that these buildings are not designated as Local Landmarks and are therefore
not protected under local or state law. They were included in the above referenced survey as structures
worthy of further study or documentation.
At the request of the Lead Agency, the applicant has submitted a document titled Property
Documentation and History report 119, 121 and 125 College Avenue, Ithaca New York prepared by Bero
Architecture PLLC and dated October 25, 2016. The purpose of the document is to provide a permanent
a record of these buildings as a mitigation for their removal.
No impact is anticipated.
IMPACT ON OPEN SPACE AREA
No impact is anticipated
IMPACT ON TRANSPORTATION
Construction is projected to last approximately 12 months and will be concurrent with several other
construction projects in Collegetown within a two-three block distance, two of which are on College Ave
– one directly across the street - that are expected to be under construction in 2017.
Construction Impacts- Cumulative and Project Specific:
Due to the slope of the site, foundation work will require excavation of approximately 5,150 CY of
materials. This will generate approximately 430 truck trips (assuming a 10-wheeler truck with a
capacity of 12 cubic yards).
Potential truck trips for foundation construction for nearby projects in the 2017 construction
season. All assuming a 10-wheeler truck with a capacity of 12 cubic yards.
• 201 College Ave: 4,300 CY of materials will generate approximately 360 truck trips
• 210 Linden Ave – 600 CY of material will generate 50 truck trips
• 126 College Ave – 400 CY of material will generate 34 truck trips
Page 5 of 8
Total of 874 truck trips for foundation excavation – potentially all in the same 3-6 month period.
Need: Duration of foundation construction
In addition to private construction projects affecting Collegetown (particularly College Avenue) in
the next 3-5 years, upgrades to infrastructure are also planned. College Ave will be affected by a
NYSEG replacement/upgrade of gas and electric service as well as the City- planned upgrade of
water and sewer service. An upgrade to telecommunications facilities is also expected. This work is
tentatively scheduled for 2019 and 2020 and is anticipated to require lane or street closure. During
this time the City intends to also implement a streetscape plan (currently in development) for
College Avenue that is likely to include relocation of the curb, removal of some parking and
improved pedestrian, bike and transit amenities.
Need- Construction staging plan
Describe City efforts to address the 2017 construction season
Project impacts (Non-construction related):
The project site is near central Collegetown and within walking distance to Cornell and downtown
Ithaca. According to information provided by the applicant, it is expected that tenants will walk to
and from the nearby campus and use its privately owned and operated shuttle bus that will stop
directly in front of the proposed development and provide transportation on to and from the
Cornell campus. TCAT also operates multiple bus stops within walking distance of the proposed
development.
The project sponsor has stated that they will provide off-site parking in the vicinity of the project for
those tenants desiring parking. It is expected that personal vehicles would be predominantly stored
during the week, and utilized during weekends and for longer trips.
The project site is in the CR-4 Collegetown Area Form District (CAFD). District regulations state that
if no parking is provided – the applicant must either: (1) obtain a variance for relief of parking
requirements; or (2) or demonstrate full compliance with the NYS Building Code or Residential Code
for new construction and implement a Transportation Demand Management Plan (TDMP) that is
approved by the Planning Board.
In an email dated 12-5-16, the Lead Agency has received the following comments from the City
Transportation Engineer;
• The applicant must describe the number of times per day that the proposed shuttle service
will be provided, the proposed route and dimensions/capacity of the shuttle vehicle.
• Details must be provided as to the location and number of off-site parking spaces that will
be provided to residents.
• If "Site Plan Streetscape Option B" is proposed, it will be necessary for the applicant to sign a
maintenance agreement City for the sidewalk that is proposed on private property.
• All sidewalk proposed along the site frontage must be constructed per PROWAG ADA
requirements.
Page 6 of 8
Sidewalk/streetscape issue is will be developed further – Lisa to insert explanation
No long term impacts are anticipated
IMPACT ON ENERGY
Need project sustainability statement
IMPACT ON NOISE AND ODORS
Construction will last approximately 12 months. The project is in a densely developed residential
area. Noise producing construction activities will temporarily affect residents in the immediate
area.
Does the Lead Agency want to limit noise producing construction hours?
IMPACT ON PUBLIC HEALTH
Need Phase 1 & 2 Environmental Site Assessment (ESA) or equivalent
IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NIEGHBOORHOOD
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 CAFD (CR-4) 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 CR-4 district as
follows:
The Collegetown Residential 4 district primarily contains multi-family dwelling units, and
while single-family and two-family residential uses are permitted, it is expected that multi-
family residential will remain the predominant use. The intent is this will be a medium-
density residential district, consistent with the vision outlined in the 2009 Collegetown
Urban Plan & Conceptual Design Guidelines to concentrate additional development in the
central areas of Collegetown.
This district serves as an essential bridge, both in density and built form, between the
Collegetown Residential 1-3 and Mixed Use districts. Redevelopment is encouraged, but it is
essential that new construction meet the district requirements to ensure a consistent
transition between the higher-density and lower-density zoning districts. District regulations
permit buildings of up to 4 stories and 45 feet in height; a building must meet both
requirements. Maximum lot coverage by buildings is greater than in the Collegetown
Residential Districts 1-3 but not as high as allowed in the Mixed Use Districts. In terms of
Page 7 of 8
form, the district requirements provide property owners with choices between architectural
features intended to create buildings compatible with those in adjacent zoning districts.
The project meets the district requirements of the CR-4 and does not require any variances. The project
removes three existing homes, however, the Lead agency has determined that the project meets the
goals stated above.
The applicant has submitted a Memo to JoAnn Cornish, Director of Planning and Development and
Members of the Planning Board from Kathryn Wolf Principal of Trowbridge Wolf Michaels LLP dated 11-
2-16, that provides information about the utility capacity and required improvements for the project.
Information in the memo is summarized below:
Water
Water service to the new building will be supplied by the City of Ithaca distribution system from their
East Hill (Maple Avenue Tank) pressure grid. The average daily water demand for the proposed buildings
is estimated to be approximately 3,100 gallons per day. The existing distribution system is adequate to
supply the estimated domestic water demands.
The available fire flows and residual pressures supplied by the City system will need to be determined but
are expected to be adequate to serve the building.
Sanitary Sewer
Sanitary sewer service to the site is currently provided by the City of Ithaca collection system with service
laterals connected to an 8-inch sewer main in the street on College Avenue. The capacity of the
collection system and treatment plant to accept any increases in sewage flows from the property is
believed adequate based on initial conversations with DPW staff.
Electric and Telecommunications
Electric and telecommunication services to the existing houses on the site are overhead from utility poles
located adjacent to the east curb line of College Avenue. Service to the site for both electric and
telecommunications is expected to be below ground in conduit to Building 1 from the utility pole near
the southeast corner of the #125 house lot. Sub-services to the other 2 buildings will be in conduit from
Building 1. The electric transformers for the project are expected to be mounted on the existing pole. The
improvement will need to be confirmed by the utility companies providing services. Provisions will need
to be made to accommodate any potential future relocation of the existing aerial facilities to below
ground along the College Avenue corridor.
Natural Gas
Service to the new building will be needed to supply gas-fired equipment for heat, hot water and possibly
backup power generation. The existing gas distribution system includes an existing low pressure main
below the sidewalk on the east side of the street. NYSEG has plans to extend their medium pressure
system along this section of College Avenue. Gas service is expected to be provided to Building 2 with
sub-services to the other 2 buildings. All gas improvements will need to be confirmed by NYSEG in
coordination with the project
Electric and Phone Service
Service to the site for both electric and telecommunications is expected to be below ground in conduit to
Building 1 from the utility pole near the southeast corner of the #125 house lot. Sub-services to the other
Page 8 of 8
2 buildings will be in conduit from Building 1. The electric transformers for the project are expected to be
mounted on the existing pole. Provisions will need to be made to accommodate any potential future
relocation of the existing aerial facilities to below ground along the College Avenue corridor.
Prepared by: Lisa Nicholas, AICP, Senior Planner
1
ZONING APPEAL #3054 222 ELMIRA ROAD
(J. DEMAREST)
Appeal of Jason Demarest, architect, for Ithaca Joint Venture, owners of 222 Elmira Road for a variance
from Section 272-9 B., setback requirements of the Sign Ordinance. The applicant proposes to install
a new monument sign at the property located at 222 Elmira Road. The new sign will be located on the
west edge of Ithaca Shopping Plaza, in close proximity to the newly constructed entrance to DiBella’s
Subs restaurant. The owner recently applied for a Sign Permit, but was notified the sign structure did
not meet the setback requirements of the Sign Ordinance. The monument structure was constructed
according to Site Plan Approval, but it is too close to the public highway’s right-of-way. The Sign
Ordinance, Section 272-9 B., requires freestanding sign structures be set back at least 10’ from the
street right-of way. The structure is approximately 6” from the street right-of-way.
The property at 222 Elmira Road is in the SW-2 Zoning District where business signs are allowed;
however, the Sign Ordinance, Section 272-18, requires variances be granted before a Sign Permit is
issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
1
ZONING APPEAL #3054 222 ELMIRA ROAD
(J. DEMAREST)
Appeal of Jason Demarest, architect, for Ithaca Joint Venture, owners of 222 Elmira Road for a variance
from Section 272-9 B., setback requirements of the Sign Ordinance. The applicant proposes to install
a new monument sign at the property located at 222 Elmira Road. The new sign will be located on the
west edge of Ithaca Shopping Plaza, in close proximity to the newly constructed entrance to DiBella’s
Subs restaurant. The owner recently applied for a Sign Permit, but was notified the sign structure did
not meet the setback requirements of the Sign Ordinance. The monument structure was constructed
according to Site Plan Approval, but it is too close to the public highway’s right-of-way. The Sign
Ordinance, Section 272-9 B., requires freestanding sign structures be set back at least 10’ from the
street right-of way. The structure is approximately 6” from the street right-of-way.
The property at 222 Elmira Road is in the SW-2 Zoning District where business signs are allowed;
however, the Sign Ordinance, Section 272-18, requires variances be granted before a Sign Permit is
issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
1
ZONING APPEAL #3054 222 ELMIRA ROAD
(J. DEMAREST)
Appeal of Jason Demarest, architect, for Ithaca Joint Venture, owners of 222 Elmira Road for a variance
from Section 272-9 B., setback requirements of the Sign Ordinance. The applicant proposes to install
a new monument sign at the property located at 222 Elmira Road. The new sign will be located on the
west edge of Ithaca Shopping Plaza, in close proximity to the newly constructed entrance to DiBella’s
Subs restaurant. The owner recently applied for a Sign Permit, but was notified the sign structure did
not meet the setback requirements of the Sign Ordinance. The monument structure was constructed
according to Site Plan Approval, but it is too close to the public highway’s right-of-way. The Sign
Ordinance, Section 272-9 B., requires freestanding sign structures be set back at least 10’ from the
street right-of way. The structure is approximately 6” from the street right-of-way.
The property at 222 Elmira Road is in the SW-2 Zoning District where business signs are allowed;
however, the Sign Ordinance, Section 272-18, requires variances be granted before a Sign Permit is
issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of IthacaBoard of Zoning Appeals WorksheetAppeal NumberBZA-3054Address: 222 Elmira RoadUse DistrictSW-2Date: November 28, 2016ApplicantJason DemarestOwner: Ithaca Joint VentureApplication Type:Sign VarianceSignTypeAreaSetbackProjection Other RequirementsFreestanding SignMonument Sign10.66 S.F.6" from R.O.W.RegulationsPermitted.5 S.F. per L.F. of Building Frontage (23.5 S.F. Permittted)10' From R.O.W.Note Non-conforming ConditionsOKOKDef.Notes:
BOARD OF ZONING APPEALS (BZA) APPLICATION
1. TYPE OF APPEAL:
Area Variance APPEAL #: _____________________ (filled in by staff)
Special Permit HEARING DATE: _______________
Use Variance BUILDING PERMIT #: ___________ (required)
Sign Variance RECEIPT #: ____________________ (filled in by staff)
Action, Decision, or Interpretation of Zoning Officer
2. Property Address: ___________________________________________________ Use District: __________
Owner’s Name: __________________________________________________________________________
(Name of Owner)
Owner’s Address: _________________________________ City: ______________ State: ____ Zip: _______
3. Appellant: ______________________________________________________________________________
(Name of Appellant)
Appellant’s Address: _________________________________ City: ______________ State: ____ Zip: ______
Telephone: ____________________________ E-Mail: ___________________________________________
4. Attach Reason for Appeal (see instructions sheet/checklist)
5. Appellant Certification: I certify the information submitted with the appeal is true to the best of my
knowledge/belief; and I have read and am familiar with those City of Ithaca Zoning Ordinance sections that
apply to this appeal (incl. Section 325-40, describing the powers and duties of the Board of Zoning Appeals). I
also acknowledge the Board of Zoning Appeals may visit the property and I specifically permit such visits.
_____________________________________
Signature of Appellant
STATE OF NEW YORK
COUNTY OF TOMPKINS
Sworn to this ______ day of
___________________, 20____
___________________________
Notary Public
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Phyllis Radke, Director of Zoning Administration
Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: cpyott@cityofithaca.org
IMPORTANT: INCOMPLETE applications will be returned to the applicant and the
applicant will have to reapply.
If ANOTHER CITY APPROVAL is required (e.g., Site Plan Review, Subdivision Review,
Ithaca Landmarks Preservation Commission Review), this application will likely
not be considered at the next scheduled BZA meeting date.
If an application is submitted and subsequent CHANGES are made to the
proposal/project, a revised application will be required. The original
application will not be considered a placeholder for the original BZA hearing
date. Zoning Division staff will also not remove contents from earlier
applications to complete a revised application. Applicants are responsible for
ensuring all information necessary for processing a Zoning Appeal is submitted
by the application deadline for a given BZA hearing date.
I have met or discussed this application with Zoning
Division staff prior to submission.
NOTE:The City Clerk’s Office on the First Floorof City Hall has a Notary Public available.
__________________________________________________________________________________________
**************************** OFFICE USE ONLY *******************************
1. Ordinance Section(s) for the Appeal:
Zoning Ordinance Section Being Appealed Sign Ordinance Section Being Appealed
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
2. Application of SEQR determination: Type 1 Type 2 Unlisted
3. Environmental Assessment form used:
Short Environmental Assessment Form (SEAF)
Full Environmental Assessment Form (FEAF)
Lead Agency
Determination of Significance
Completed by Planning Division at preliminary hearing for Site Plan Review
4. A previous appeal has / has not been made for this proposal:
Appeal No. _________, dated _____________
Appeal No. _________, dated _____________
Appeal No. _________, dated _____________
Appeal No. _________, dated _____________
5. Notes or Special Conditions:
____________________________________________________________________
____________________________________________________________________
____________________________________________________________________
________________________________________________________________
ELECTRONIC SUBMISSIONS: Please provide electronic versions of ALL documents submitted to: cpyott@cityofithaca.org.
E-MAILING LARGE FILES: Incoming e-mails to the City must be under 10 MB in size (incl. the message envelope itself), so please either provide a
CD-ROM, a flash/thumb drive, or use a free file-sharing web site, like: www.hightail.com, www.dropbox.com, www.google.com/drive, etc. You can
also split documents into smaller parts and send multiple e-mails/files.
CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF)
Project Information
(to be completed by applicant or project sponsor)
1. Applicant/Sponsor:
2. Project Name:
3. Project Location:
4. Is Proposed Action:
New Expansion
Modification/Alteration
5. Describe project briefly:
6. Precise Location (road intersections, prominent landmarks, etc., or provide map):
7. Amount of Land Affected:
Initially: ______ Acres or Sq. Ft. Ultimately: ______ Acres or Sq. Ft.
8. Will proposed action comply with existing zoning or other existing land use
restrictions?
Yes No If no, describe briefly:
9. What is present land use in vicinity of project:
Residential Industrial Agricultural Parkland/Open Space
Commercial Other _________________
Describe:
10. Does action involve a permit/approval or funding, now or ultimately, from
governmental agency (federal/state/local): Yes No
If yes, list agency name and permit/approval type:
11. Does any aspect of the action have a currently valid permit or approval?
Yes No
If yes, list agency name and permit/approval type:
12. As a result of proposed action, will existing permit/approval require modification?
Yes No
I certify the information provided above is true to the best of my knowledge.
PREPARER'S SIGNATURE: ____________________________ DATE: ________
PREPARER'S TITLE: __________________________________
REPRESENTING: _____________________________________
Scale:Project No:Date:Drawn by:Checked by:Copyright Jason K Demarest, Architect301 S. Geneva StreetSuite 101Ithaca, New York 14850p: 607.330.4555 f: 607.330.4508www.jkdarchitect.com8/14/2015 5:54:33 PM222 Elmira Rd - Ithaca, NY 14850PR1.1Concept ViewsIJV01Pad BuildingIthaca Joint Venture08/14/15JKDJKDPRELIMINARY - NOT FOR CONSTRUCTIONRevision ScheduleNumber DescriptionDate1Concept Perspective2EXT- View from North Turn Lane3EXT - View of Patio4EXT - View from Entry Walk to Patio5EXT- View from East6EXT- View from South Traffic Light
301 S. Geneva St. - Suite 101 – Ithaca, NY 14850 P: (607) 330-4555 F: (607) 330-4508 1 of 1
To: Neighbors within 200 feet of 222 Elmira Rd
From: Jason K. Demarest, AIA
Date: 10/21/2016
Re: Tenant Signage
The owner of 222 Elmira Rd, Ithaca Joint Venture, is proposing to install signage on both sides
a small site wall. The west edge of the site wall is approximately 3" from the property line. The edge
of the proposed signage will be approximately 6" from the property line. The City's sign regulations
require freestanding signs to have a setback of 10 feet from the public right of way line but allow a
projection of 5 feet back toward that line. The western property line adjacent to this site wall is also
the highway line or public right of way. The need for a sign setback variance was overlooked by the
owner and the city during the project review process.
This project created a new entrance to the Ithaca Shopping Plaza and a monument sign was
originally planned. During the site plan review process the sign location was shifted from directly adjacent
to the new entrance to in front of the building (see a view titled “View from North Turn Lane" on drawing
PR1.1, Concept Views). The original entrance or monument sign location would have blocked the view
of the building from this prime viewing location for southbound traffic. The design was also changed to be
a small monument sign and the location was integrated into the site walls as part of the variance and site
plan approvals for the project. The new location serves to pull people that are northbound on Rt. 13 past
the main plaza entrance and monument sign and get them to the preferred entrance for the new building
(see “View from South Traffic Light” on sheet PR1.1). This sign is effectively an entrance sign and is
permitted by zoning otherwise.
Sincerely,
Jason Demarest, Architect
3055