HomeMy WebLinkAbout11-22-16 Planning and Development Board Meeting Agenda
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
November 15, 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 October 25th Planning Board
Meeting, the November 8th Design Review, and the November 15th Project Review Committee
Meeting as well as comments received via correspondence. Changes and updates as a result of the
comments are listed below, organized by subject.
Sidewalks
•The sidewalk along Green Street has been made a consistent 6’ width and will extend across
the garage entrance and connect with the staircase at the base of the Aurora Street Bridge.
•The sidewalk planting beds and the site furnishings have been arranged to optimize
pedestrian traffic. The Eastern portion of the side is deliberately narrowed with plantings to
create a corridor transitioning pedestrians form the neighborhood to the east to the urban
character of downtown.
Windows
•Fenestration at the corner of East State and Seneca Way has been doubled.
•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.
•Fenestration has been added to units overlooking the roof terrace to enliven the façade.
Landscape/Site Furnishings
•A plant palette has been selected to reference gorge conditions.
•The landscape within the courtyard has developed significantly.
•Sidewalk planting beds have been placed, including at the easternmost corner.
•Bike racks have been located.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
Ornamentation
•A new ornamental cornice treatment has been added to the curve facing The Commons.
•A cornice treatment has been selectively added to portions of the roofline.
Environmental
•Phase 1 ESA was submitted with a previous submittal. Phase II ESA will be submitted in
this package.
Mechanicals
•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.
Floor Plans
•Updated floor plans reflecting the changes to the roofline and façade of the building have
been included.
•The plan for the garage has been updated to show 69 spots for cars and a secure bicycle
parking area which can hold approximately 48 bicycles.
•An option for a multi-tenant retail space is presented in this plan.
New Renderings
•Renderings have been updated and a new rendering of the Green Street Side of the building
is complete so that all three sides of the building are represented.
Transportation
•A line of sight diagram is included in this submittal.
Construction
•A staging plan is included in this submittal.
In addition to these changes, this submittal includes updates to: Layout Plan, Demo Plan, Utility
Plan, E&S Plan, Grading Plan.
Comments yet to be addressed:
•Paving materials have not been selected.
•Landscape choices will continue to be developed, with the roof terrace and the sidewalk
plantings being developed between this writing and the Planning Board Meeting of
November 22nd.
•Signage has not been finalized.
•Lighting has not been determined.
•A materials list, keyed to one of the building renderings was submitted in October. A
materials board and samples will be presented at one of the next two Planning Board
meetings.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
•Railing type has not been finalized.
•Renderings showing a detail of the plaza area, the approach from the Aurora Street Bridge,
the approach from uphill on East State Street, and the view from directly outside the garage
entrance are being completed but are not included in this submittal.
•Transportation comments are being prepared by our transportation consultant, SRF, and
should be complete the week of the 28th of November.
•TG Miller, on behalf of this project, is seeking utility capacity verification. As soon as we
have verification from W&S and from NYSEG we will pass the information to the City.
We look forward to working with you and the surrounding community to re-envision the 301 E.
State Street block as a vital component of furthering the City’s intentions as outlined in its
Comprehensive Plan. We believe that this proposal supports the growth of Ithaca’s dynamic
downtown by supporting a range of activities and opportunities for future residents, while preserving
the character of this small city.
Sincerely,
Yamila Fournier
Inclusions:
Part 1 Part II ESA Summary (full report submitted electronically)
Part 2 11x17 Package
p2 Survey
p3 Demolition Plan
p4 Grading Plan
p5 E&S Plan
p6 Utilities Plan
p7 Traffic Line of Sight Study
p8 Layout Plan with Annotated Measurements
p9-10 Floor Plans
p11 Zoning Analysis
p12 Construction Operation Plan
p13 Site Plan
p14 Landscape Plan
p15-18 Renderings
TABLE 1
Trebloc Supplemental Phase II ESA Soil Boring Results
Detected
Compound
NYSDEC Part 375
Restricted
Residential SCOs
(ppb)
NYSDEC Part 375
Commercial SCOs
(ppb)
Sample Results (ug/kg)
B-13
(19.5-20’)
B-15
(20-21’)
B-17
(19-21’)
Ethylbenzene 41,000 390,000 ND ND 3,550
Methylcyclohexane NS NS ND 7,390 62,400
Total Xylene 100,000 500,000 ND ND 5,660
Notes:
SCO - Soil Cleanup Objective
ug/kg – microgram per kilogram
ND – Compound Not Detected
NS – No Part 375 SCO Exists
TABLE 2
Trebloc Supplemental Phase II ESA Groundwater Results
Detected
Compound
NYSDEC Water Quality
Standards
(ug/l)
Sample Results (ug/l)
MW-1
(B-13)
MW-2
(B-15)
MW-3
(B-17)
Acetone 50 ND ND 19.1
Chloroethane 5 ND ND 2.7
Ethylbenzene 5 ND ND 175
Methylcyclohexane NS ND 205 548
Total Xylene 5 ND 1.8 259
Notes:
ug/l – microgram per liter
ND – Compound Not Detected
NS – No Part 703.5 or TOGS Standard Exists
TABLE 3
Trebloc Phase II ESA
Test Pit Findings
Test Pit
Location Reason of Interest Test Pit Findings
TP-1 2012 geophysical investigation
identified a large metallic structure
on southern end of study area.
At a depth of 22” a concrete structure was encountered throughout the
entire test pit.
It’s assumed that reinforcing steel is present within the concrete structure.
No odor or PID detections.
TP-2 2012 geophysical investigation
identified a linear metallic structure
east of the planter island structure
within the study area.
A 2” steel pipe was encountered at a depth of 20” on the northern end of
the test pit. The pipe crossed the test pit in a southeast-northwest
direction.
No odor or PID detections.
TP-3 2012 geophysical investigation
identified a non-metallic structure
in the northeast corner of the study
area.
Two 2” steel pipes were encountered at a depth of 22” within the center of
the test pit, which traversed in an east to west direction.
A 4” cast iron sewer pipe was encountered at a depth of 4 feet.
Along the northern end of the test pit several large flat rocks were
observed.
No odor or PID detections.
A grab sample was collected from the bottom of TP-3 and submitted to
Accutest Laboratories for TCL VOC analysis.
TP-4 2012 geophysical investigation
identified metallic point sources
east of the central metallic mass
located within the center of the
parking lot of the study area.
Test pit installed to 5 feet.
A 4” cast iron sewer pipe was encountered at a depth of 4 feet along the
northern end of the test pit.
Along the southern end of the test pit either a large stone or concrete was
encountered at 5 feet.
No odor or PID detections.
A grab sample was collected from the bottom of TP-4 and submitted to
Accutest Laboratories for TCL VOC analysis.
TABLE 3
Trebloc Phase II ESA
Test Pit Findings
Test Pit
Location Reason of Interest Test Pit Findings
TP-5 2012 geophysical investigation
identified a central metallic mass
within the center of the parking lot
of the study area.
A 4” cast iron sewer pipe was encountered at a depth of 4 feet.
~1” water piping was encountered at a depth of 4 feet.
The northeast sidewall of the test pit had a vertical profile of concrete
block which appeared to be a dry well structure.
No odor or PID detections.
TP-6 2012 geophysical investigation
identified a non-metallic structure
south of the planter island
structure within the study area.
Several large flat rocks were observed at a depth of 4.5-5 feet.
No odor or PID detections.
DEMOLITION PLAN
GREEN SPACE
OUTDOOR SEATING
GRADING PLAN
GREEN SPACE
OUTDOOR SEATING
GREEN SPACE
OUTDOOR SEATING
UTILITY PLAN
RETAIL
10,600 S.F
GREEN SPACE
PAVED AREA
PLAZA
PROPOSED STARBUCKS
1,722 SF
TENANT 2
2,040 SF
TENANT 1
1,226 SF
PORTAL
MECH
MECH
SERVICE
TENANT 4
2,319 SF
PATIO
AREA
RESIDENTIAL
COMMON AREA
TENANT 5
2,764 SF
3'
TENANT 3
BICYCLE STORAGE
48 SPACES
MECH.
STORAGE
TRASH
EAST GREE
N ST
REET
ENTRY/
EXIT
RECYCLE
69 SPACES PARKING
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%
BALCONY
Zoning Worksheet
73 SPACE
S
WORKING
R
A
D
I
U
S
1
5
0
'
OF THE C
R
A
N
E
CRANE
TOWER
LOADI
N
G
&
U
N
L
O
A
DI
N
G
Z
O
N
E
PHASE II
EXIT/E
N
T
R
Y
PHASE I
EXIT/ENT
R
Y
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
INBOUN
D
B
UI
L
D
I
N
G
MATERI
A
L
D
E
LI
V
E
R
OUTB
O
U
N
D
B
UIL
DI
N
G
MATE
RI
A
L
R
O
U
T
E
RT. 79 HA
U
L
I
N
G
R
O
U
T
E
F
O
R
M
A
S
S
SOIL EXP
O
R
T
F
R
O
M
P
R
O
P
E
R
T
Y
CONSTRUCTION OPERATION PLANNORTH AURORA
STREET
EAST S
T
A
T
E
S
T
R
E
E
T
EAST
G
R
E
E
N
S
T
R
E
E
T
BIKE STO
R
A
G
E
STORAGE
MECH.
TRASH
±740 SF
RETAIL
10,600 S.F
GREEN SPACE
PAVED AREA
PLAZA
TABLE 1
Trebloc Supplemental Phase II ESA Soil Boring Results
Detected
Compound
NYSDEC Part 375
Restricted
Residential SCOs
(ppb)
NYSDEC Part 375
Commercial SCOs
(ppb)
Sample Results (ug/kg)
B-13
(19.5-20’)
B-15
(20-21’)
B-17
(19-21’)
Ethylbenzene 41,000 390,000 ND ND 3,550
Methylcyclohexane NS NS ND 7,390 62,400
Total Xylene 100,000 500,000 ND ND 5,660
Notes:
SCO - Soil Cleanup Objective
ug/kg – microgram per kilogram
ND – Compound Not Detected
NS – No Part 375 SCO Exists
TABLE 2
Trebloc Supplemental Phase II ESA Groundwater Results
Detected
Compound
NYSDEC Water Quality
Standards
(ug/l)
Sample Results (ug/l)
MW-1
(B-13)
MW-2
(B-15)
MW-3
(B-17)
Acetone 50 ND ND 19.1
Chloroethane 5 ND ND 2.7
Ethylbenzene 5 ND ND 175
Methylcyclohexane NS ND 205 548
Total Xylene 5 ND 1.8 259
Notes:
ug/l – microgram per liter
ND – Compound Not Detected
NS – No Part 703.5 or TOGS Standard Exists
TABLE 3
Trebloc Phase II ESA
Test Pit Findings
Test Pit
Location Reason of Interest Test Pit Findings
TP-1 2012 geophysical investigation
identified a large metallic structure
on southern end of study area.
At a depth of 22” a concrete structure was encountered throughout the
entire test pit.
It’s assumed that reinforcing steel is present within the concrete structure.
No odor or PID detections.
TP-2 2012 geophysical investigation
identified a linear metallic structure
east of the planter island structure
within the study area.
A 2” steel pipe was encountered at a depth of 20” on the northern end of
the test pit. The pipe crossed the test pit in a southeast-northwest
direction.
No odor or PID detections.
TP-3 2012 geophysical investigation
identified a non-metallic structure
in the northeast corner of the study
area.
Two 2” steel pipes were encountered at a depth of 22” within the center of
the test pit, which traversed in an east to west direction.
A 4” cast iron sewer pipe was encountered at a depth of 4 feet.
Along the northern end of the test pit several large flat rocks were
observed.
No odor or PID detections.
A grab sample was collected from the bottom of TP-3 and submitted to
Accutest Laboratories for TCL VOC analysis.
TP-4 2012 geophysical investigation
identified metallic point sources
east of the central metallic mass
located within the center of the
parking lot of the study area.
Test pit installed to 5 feet.
A 4” cast iron sewer pipe was encountered at a depth of 4 feet along the
northern end of the test pit.
Along the southern end of the test pit either a large stone or concrete was
encountered at 5 feet.
No odor or PID detections.
A grab sample was collected from the bottom of TP-4 and submitted to
Accutest Laboratories for TCL VOC analysis.
TABLE 3
Trebloc Phase II ESA
Test Pit Findings
Test Pit
Location Reason of Interest Test Pit Findings
TP-5 2012 geophysical investigation
identified a central metallic mass
within the center of the parking lot
of the study area.
A 4” cast iron sewer pipe was encountered at a depth of 4 feet.
~1” water piping was encountered at a depth of 4 feet.
The northeast sidewall of the test pit had a vertical profile of concrete
block which appeared to be a dry well structure.
No odor or PID detections.
TP-6 2012 geophysical investigation
identified a non-metallic structure
south of the planter island
structure within the study area.
Several large flat rocks were observed at a depth of 4.5-5 feet.
No odor or PID detections.
T
P-
3TP-2TP-5TP -4
TP-1TP-681.0080.00
07/08/16
Technical Report for
Barton & Loguidice
Trebloc Supplemental Phase II ESA, 301 East State Street, Ithaca, NY
1873.001.002
SGS Accutest Job Number: MC46629
Sampling Date: 06/27/16
Report to:
Barton & Loguidice
11 Centre Park
Rochester, NY 14614
dhanny@bartonandloguidice.com
ATTN: David Hanny
Total number of pages in report:
Certifications: MA (M-MA136,SW846 NELAC) CT (PH-0109) NH (250210) RI (00071) ME (MA00136) FL (E87579)
NY (11791) NJ (MA926) PA (6801121) ND (R-188) CO MN (11546AA) NC (653) IL (002337) WI (399080220)
DoD ELAP (L-A-B L2235)
This report shall not be reproduced, except in its entirety, without the written approval of SGS Accutest.
Test results relate only to samples analyzed.
New England • 50 Deangelo Drive • Building 1 • Marlborough, MA 01752 • tel: 508-481-6200 • fax: 508-481-7753 • http://www.accutest.com
Test results contained within this data package meet the requirements
of the National Environmental Laboratory Accreditation Program
and/or state specific certification programs as applicable.
Client Service contact: Frank DAgostino 508-481-6200
H. (Brad) Madadian
Lab Director
Sample Summary
Job No:
SampleCollected Matrix Client
Number Date Time By Received Code TypeSample ID
SGS Accutest Sample Receipt Summary
Job Number:MC46629 Client:BARTON
Date / Time Received:6/28/2016 9:30:00 AM Delivery Method:FedEx
Project:TREBLOC
Airbill #'s:8082 4294 4101
Cooler Security
1. Custody Seals Present:
Y or N
2. Custody Seals Intact:
3. COC Present:
4. Smpl Dates/Time OK
2. Cooler temp verification:
Cooler Temperature Y or N
1. Temp criteria achieved:
3. Cooler media:
IRGUN1
Ice (Bag)
Quality Control Preservation Y
1. Trip Blank present / cooler:
2. Trip Blank listed on COC:
3. Samples preserved properly:
4. VOCs headspace free:
Sample Integrity - Documentation Y or N
1. Sample labels present on bottles:
2. Container labeling complete:
3. Sample container label / COC agree:
Sample Integrity - Condition Y or N
1. Sample rec'd within HT:
3. Condition of sample:
2. All containers accounted for:
Sample Integrity - Instructions
1. Analysis requested is clear:
2. Bottles received for unspecified tests
3. Sufficient volume rec'd for analysis:
4. Compositing instructions clear:
5. Filtering instructions clear:
Intact
Y or N
Comments
-1,-3,-4: VOCs received in 2oz jar with zero headspace. Aliquoted into 1-MeOH and 2-DI vials by SGS staff
N N/A Y N N/A
Cooler Temps (Initial/Adjusted):#1: (0.1/0.1);
4. No. Coolers: 1
Sample Receipt Summary - Problem Resolution
CSR:Frank D'Agostino Response Date:6/29/2016
Response:Client was notified and responded with an email
Job Number:MC46629
SGS Accutest Sample Receipt Summary
Job Number:MC46777 Client:BARTON & LOGUIDICE
Date / Time Received:7/8/2016 9:30:00 AM Delivery Method:FedEx
Project:TREBLE SUPPLEMENTAL
Airbill #'s:
Cooler Security
1. Custody Seals Present:
Y or N
2. Custody Seals Intact:
3. COC Present:
4. Smpl Dates/Time OK
2. Cooler temp verification:
Cooler Temperature Y or N
1. Temp criteria achieved:
3. Cooler media:
IRGUN1
Ice (Bag)
Quality Control Preservation Y
1. Trip Blank present / cooler:
2. Trip Blank listed on COC:
3. Samples preserved properly:
4. VOCs headspace free:
Sample Integrity - Documentation Y or N
1. Sample labels present on bottles:
2. Container labeling complete:
3. Sample container label / COC agree:
Sample Integrity - Condition Y or N
1. Sample rec'd within HT:
3. Condition of sample:
2. All containers accounted for:
Sample Integrity - Instructions
1. Analysis requested is clear:
2. Bottles received for unspecified tests
3. Sufficient volume rec'd for analysis:
4. Compositing instructions clear:
5. Filtering instructions clear:
Intact
Y or N
Comments
8260 volume was not collected according to 5035 specifications as it was submitted as intact soil. Samples were aliquoted into 1-MeOH and 2-DI vials by SGS within 48 hrs. of collection.
N N/A Y N N/A
Cooler Temps (Initial/Adjusted):#1: (3.1/3.1);
4. No. Coolers: 1
Sample Receipt Summary - Problem Resolution
CSR:Frank D'Agostino Response Date:7/11/2016
Response:Confirmed, thank you
Job Number:MC46777
NOTE:
Revised FEAF, Part 3, for
301 E. State St. (City
Centre) to be sent under
separate cover.
330 East State Street, Ithaca, New York 14850 tel 607-277-0845 fax 607-277-2925 w w w . s c h i c k e l . c o m
•
•
•
•
•
•
•
•
•
12118EXISTINGCONDITIONSPLAN
12118DEMOLITIONPLAN
12118EROSION ANDSEDIMENTCONTROL PLAN
12118LAYOUTPLAN
12118GRADING ANDDRAINAGEPLAN
12118UTILITYPLAN
12118DETAILS
ADOPTED RESOLUTION Site Plan Review
Preliminary & Final Approval 500 S. Meadow St.
Wegmans 15,700-SF Retail Building
City of Ithaca Planning and Development Board
December 16, 2014
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan
Approval for a retail building, and
WHEREAS: the applicant proposes to construct a 15,700-SF retail building. The project site is a 17.7-acre
parcel that contains an existing 115,000-SF retail building (Wegmans), associated parking, and an access road
from Meadow Street. The new building will be located on an existing 201-space parking area. Project
development will include parking for 77 cars, internal sidewalks plus a sidewalk along the access road,
crosswalk striping, lighting and landscaping. The project is in the SW-2 Zoning District, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and
the State Environmental Quality Review Act, and is subject to environmental review, and
WHEREAS: the Planning Board, being that local agency which has primary responsibility for approving and
funding or carrying out the action, did on October 28, 2014 declare itself Lead Agency for the environmental
review, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-
12 A. (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on October 28, 2014, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and
other interested parties have been given the opportunity to comment on the proposed project and any received
comments have been considered, and
WHEREAS: in a letter dated October 28, 2014 from Ed Marx, Tompkins County Commissioner of Planning to
Lisa Nicholas, Senior Planner, Marx states: “To facilitate safe and convenient pedestrian travel from the
sidewalk on South Meadow Street to the Wegman’s supermarket site, we recommend the City require that the
landscaping proposed to the south of the parking lot and north of the existing tree lawn be replaced by a
sidewalk connecting to the currently proposed sidewalk heading west,” and
WHEREAS: the Planning Board, in agreement with the Commissioner’s recommendations, requested that the
applicant provide such a sidewalk, and the applicant has provided said sidewalk as part of a substantially
redesigned site plan, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on December 16, 2014
review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the
applicant, and Part 2 prepared by Planning staff; plans entitled “Topographic Survey Map for Wegmans Food
Market, 500 South Meadow Street (Sheets 1 and 2),” prepared by C.T. Male Associates, P.C. and dated 8/25/10;
“Material Board: Wegmans – Proposed Outparcel,” prepared by Wegmans Development Group and dated
October, 2014; “Overall Master Site Plan (C-1),” “Demolition Plan (C-2),” “Site Plan (C-3),” “Utility Plan (C-
4),” “Grading and Erosion Control Plan (C-5),” “Landscape Plan (C-6),” “Lighting Plan (C-7),” “Construction
Phasing Plan (C-8),” “Construction Details 1-5 (CD-1, CD-2, CD-3, CD-4, & CD-5),” prepared by T.Y. Lin
International, and “Ithaca Retail Conceptual Renderings,” prepared by Wegmans Development Group, all dated
12/1/14; and other application materials, and
WHEREAS: the Planning Board did on December 16, 2014 make a Negative Determination of Environmental
Significance, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final
Site Plan approval to the project, subject to the following conditions:
i. Submission of a revised landscape plan showing tree protection and soil remediation specifications to
the satisfaction of the City Forester, and
ii. Submission to the Planning and Development Board of revised elevations and material board sheet
showing replacement of EIFS Color 2 with fiber cement lap siding of a similar hue, and — on the
elevations — adding decorative light fixtures on the east elevation and adding at least one door on
either the east or the south elevation, and
iii. Submission of revised site plan showing continuous sidewalk crossing curb-cut along south access road,
and
iv. Windows are to be true transparent glass windows, and
v. Installation of inverted “U” bike racks (with ninety degree switch in their orientation) to be verified
before Certificate of Occupancy is issued.
Moved by: Schroeder
Seconded by: Randall
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Against: Fernández
Abstain: 0
Absent: 0
Vacancies: 0
ADOPTED RESOLUTION Site Plan Review
Preliminary & Final Approval 500 S. Meadow St.
Wegmans 15,700-SF Retail Building
City of Ithaca Planning and Development Board
December 16, 2014
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan
Approval for a retail building, and
WHEREAS: the applicant proposes to construct a 15,700-SF retail building. The project site is a 17.7-acre
parcel that contains an existing 115,000-SF retail building (Wegmans), associated parking, and an access road
from Meadow Street. The new building will be located on an existing 201-space parking area. Project
development will include parking for 77 cars, internal sidewalks plus a sidewalk along the access road,
crosswalk striping, lighting and landscaping. The project is in the SW-2 Zoning District, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and
the State Environmental Quality Review Act, and is subject to environmental review, and
WHEREAS: the Planning Board, being that local agency which has primary responsibility for approving and
funding or carrying out the action, did on October 28, 2014 declare itself Lead Agency for the environmental
review, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-
12 A. (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on October 28, 2014, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and
other interested parties have been given the opportunity to comment on the proposed project and any received
comments have been considered, and
WHEREAS: in a letter dated October 28, 2014 from Ed Marx, Tompkins County Commissioner of Planning to
Lisa Nicholas, Senior Planner, Marx states: “To facilitate safe and convenient pedestrian travel from the
sidewalk on South Meadow Street to the Wegman’s supermarket site, we recommend the City require that the
landscaping proposed to the south of the parking lot and north of the existing tree lawn be replaced by a
sidewalk connecting to the currently proposed sidewalk heading west,” and
WHEREAS: the Planning Board, in agreement with the Commissioner’s recommendations, requested that the
applicant provide such a sidewalk, and the applicant has provided said sidewalk as part of a substantially
redesigned site plan, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on December 16, 2014
review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the
applicant, and Part 2 prepared by Planning staff; plans entitled “Topographic Survey Map for Wegmans Food
Market, 500 South Meadow Street (Sheets 1 and 2),” prepared by C.T. Male Associates, P.C. and dated 8/25/10;
“Material Board: Wegmans – Proposed Outparcel,” prepared by Wegmans Development Group and dated
October, 2014; “Overall Master Site Plan (C-1),” “Demolition Plan (C-2),” “Site Plan (C-3),” “Utility Plan (C-
4),” “Grading and Erosion Control Plan (C-5),” “Landscape Plan (C-6),” “Lighting Plan (C-7),” “Construction
Phasing Plan (C-8),” “Construction Details 1-5 (CD-1, CD-2, CD-3, CD-4, & CD-5),” prepared by T.Y. Lin
International, and “Ithaca Retail Conceptual Renderings,” prepared by Wegmans Development Group, all dated
12/1/14; and other application materials, and
WHEREAS: the Planning Board did on December 16, 2014 make a Negative Determination of Environmental
Significance, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final
Site Plan approval to the project, subject to the following conditions:
i. Submission of a revised landscape plan showing tree protection and soil remediation specifications to
the satisfaction of the City Forester, and
ii. Submission to the Planning and Development Board of revised elevations and material board sheet
showing replacement of EIFS Color 2 with fiber cement lap siding of a similar hue, and — on the
elevations — adding decorative light fixtures on the east elevation and adding at least one door on
either the east or the south elevation, and
iii. Submission of revised site plan showing continuous sidewalk crossing curb-cut along south access road,
and
iv. Windows are to be true transparent glass windows, and
v. Installation of inverted “U” bike racks (with ninety degree switch in their orientation) to be verified
before Certificate of Occupancy is issued.
Moved by: Schroeder
Seconded by: Randall
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Against: Fernández
Abstain: 0
Absent: 0
Vacancies: 0
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