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HomeMy WebLinkAbout01-24-17 Planning and Development Board Meeting Agenda PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JANUARY 24TH, 2017 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Approx. Start Time 1. Agenda Review 6:00 2. Privilege of the Floor (3-minute maximum per person ― if you will be speaking about a project with a scheduled PUBLIC HEARING below , you are highly encouraged to speak at that time) 6:01 3. Site Plan Review A. Project: Amici House & Childcare Center 6:10 Location: 661-701 Spencer Rd. Applicant: Tom Schickel for Tompkins Community Action (TC Action) Actions:  Consideration of Preliminary & Final 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. 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 APPLICANT OVERHEAD PROJECTOR NOTE: The City only has a VGA plug/cable available to connect to our overhead projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 B. Project: City Centre — Mixed Use Project (Housing & Retail) 6:30 Location: 301 E. State/M.L.K., Jr. St. Applicant: Jeff Smetana for Newman Development Group, LLC Actions:  Public Hearing  Potential Consideration of Preliminary Approval Project Description: The applicant proposes to redevelop the 0.759-acre site with an 8-story, up to 111’-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 vehicu lar 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 has received Design Review. It requires a Zoning Variance for rear yard setback. 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. C. Project: College Townhouse Project 7:00 Location: 119, 121, & 125 College Ave. Applicant: Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP Actions:  Approval of Trans. Demand Management Plan  Consideration of Preliminary & Final Approval 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. D. Project: Apartments (5 Units) 7:30 Location: 126 College Ave Applicant: Visum Development Group Actions:  Public Hearing  Approval of Trans. Demand Management Plan  Consideration of Preliminary & Final Approval 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 has received 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 the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review. “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 E. Project: Apartments (9 Units) 7:50 Location: 210 Linden Ave Applicant: Visum Development Group Actions:  Public Hearing  Approval of Trans. Demand Management Plan  Consideration of Preliminary & Final Approval 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 a lower 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 has received 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. F. 107 S Albany St - Sketch Plan 8:10 G. 821 Cliff Street – Parking for Business in a Residential Zone 8:30 4. Zoning Appeal: 8:50 3056, Area Variance, 301 E State St. 5. Old/New Business: A. Sidewalk on Worth Street- Planning Board Resolution to Board of Public Works B. 2017 Planning Division Work Plan – Planning Board Comments C. Update — Joint Planning Board/ILPC Meeting (DeWitt House) 9:00 6. Reports A. Planning Board Chair (verbal) 9:20 B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 7. Approval of Minutes: (time permitting) 9:40 8. Adjournment 9:45 ACCESSING MEETING MATERIALS ONLINE Site Plan Review & Subdivision Applications Site Plan Review application documents are accessible electronically via the “Document Center” on the City web site (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. Zoning Appeal Materials are also accessible electronically via the “Document Center” on the City web site, under “Board of Zoning Appeals." Agenda: You may access this agenda (including attachments) by going to the “Agenda Center” on the City web site (www.cityofithaca.org/agendacenter), under “Planning & Development Board.” For ease-of-access, a link to the most recent Planning Board agenda is always accessible on the Planning Board home page: http://www.cityofithaca.org/354/Planning-Development-Board. Draft Resolution by Planning & Development Board Recommending to Board of Public Works that Funding be Approved for Design & Implementation of Sidewalks on Worth Street to Connect the Maplewood Graduate and Professional Student Housing Project to Belle Sherman Neighborhood and School January 24, 2017 WHEREAS: the City of Ithaca and the Town of Ithaca recently approved the Maplewood Graduate and Professional Student Housing Project, and WHEREAS: the project will 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 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, and WHEREAS the project site is adjacent to the East Hill Recreation Trail and spans from Maple Avenue to Mitchell Street, and WHEREAS: the project has three connections to the East Hill Rec Way, one of which is midway between Maple Avenue and Mitchel Street which could feasibly be extended to Walnut Street in the Town, then connecting to Worth Street in the City, and WHEREAS: such a connection would knit the development into the urban street layout and provide residents of the development with safe pedestrian passage between the project and Belle Sherman School, both of which are desirous urban planning goals, and WHEREAS: this connection, if achieved, would require a crosswalk and sidewalks to be installed on Walnut Street in the Town and sidewalks to be installed on Worth Street, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board recommends to the Board of Public Works that funding be approved for the design and implementation of a sidewalk on Worth St, and that City engineering staff work with the Town to encourage the above referenced improvements in the Town. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0 1/20/2017 Tompkins Com unity Action pr oposed site plan https://m ail.cityofithaca.org/owa/?ae=Item&t=IPM.Note&id=RgAAAABmuq%2fS3BPFT5pLl%2fuHF0ZDBwBPJEJUk%2b1HRKUVyKboeHtkAAAAjkYyAABPJ...1/2 Tompkins Comunity Action proposed site plan Dan Hoffman [creekwalker97@aol.com] Sent:Thursday, January  19, 2017 3:56 PM To:Lisa Nic holas; Charles Py ott Cc:nutter.dave@me.c om; andrejs@oz olins.com    Dear Lisa and Planning Board members, I'm following up on my brief phone conversation on Wednesday, with Lisa, about the Tompkins Community Action (TCA) proposal, and the trail along the former railroad corridor that passes through that area, and am sending this message to the Planning and Development Board (via Charles), as well. Lisa indicated that the trail route is or could be entirely outside the TCA property and that therefore it does not have to be addressed in TCA's proposed site plan. Here are my concerns. ­ As you know, the former railroad corridor that runs along the westerly side of South Hill represents a great opportunity to enhance the pedestrian/bike trails in the Ithaca area.  For many years, the intention has been to connect that corridor to the Black Diamond Trail.and the South Hill Recreation Way.  A system of that scope would enable Ithaca to take a great leap forward in recreational and alternative transportation amenities, and would enhance our reputation in this increasingly important field.  (It should be noted that although the corridor is not currently fully accessible to the public ­ because Emerson employs guards to prevent people from using the northerly section ­ the public sections to the south of Emerson are in regular use.) ­ At the same time, this corridor provides a pedestrian/bike connection (from both the trail that descends South Hill as well as Spencer Road) to Buttermilk Falls State Park.  This connection could be especially important to folks in the City who aren't able to drive to the Park or to afford the automobile entrance fee.   ­ While NYS Parks owns much of the 33­foot­wide former RR corridor (to the south and north of TCA), for some reason TCA (or a former owner of the property, perhaps Evaporated Metal Films) gained title to the section adjacent to both of TCA's parcels. Most of that section now consists of an upper­level parking lot for TCA. Thus, continuation of the trail past this section would require either getting permission to go through the TCA parking lot or shifting the trail to the Parks property to the east. ­ According to the TG Miller survey of the TCA property (which is used as the base for TCA's site plan drawings), a portion of the easterly boundary of TCA's property is roughly equivalent to the easterly extent of the "asphalt­parking" portion of TCA's upper­level parking area.  However, the current TCA parking area extends (encroaches) further to the east, onto NYS Parkland, into what is depicted in the survey as the "gravel parking" area.  At the northerly end of the asphalt parking area, this encroachment is about 10 feet, before it is stopped by a steep embankment (at least 10 feet high at the northerly edge of TCA's paved area, populated by a number of large trees).  It is obvious from tire tracks that this encroachment area is heavily used.  On a recent visit, I saw 3 vehicles parked haphazardly in this encroached­upon area;  many more would be possible. 1/20/2017 Tompkins Com unity Action pr oposed site plan https://m ail.cityofithaca.org/owa/?ae=Item&t=IPM.Note&id=RgAAAABmuq%2fS3BPFT5pLl%2fuHF0ZDBwBPJEJUk%2b1HRKUVyKboeHtkAAAAjkYyAABPJ...2/2 ­ At the southerly end of the TCA property, TCA's use creates an even more substantial encroachment on NYS Parkland (to provide access to the upper­level parking area, which would otherwise be blocked by the TCA office building).  The TG Miller survey cites a claimed "easement" for ingress and egress in this area, but notes that "no record of easement found or provided at time of survey [in 2014]."  This encroachment interferes with the potential direct route of the trail as it returns to the original RR corridor, and leads to both Buttermilk Park and the connector to the future Black Diamond Trail (across the so­called "bridge to nowhere").  However, the TCA site plan assumes continuation (and much greater use) of its encroachment and indicates no mitigation of the issues this use poses for the trail. ­ The viability of a state­of­the­art pedestrian/bike trail past the TCA property depends upon a site plan that stipulates certain critical elements, including: ­ Clear easterly boundary/distinct edge of TCA upper­level parking area and associated use (not beyond TCA property line) ­ Minimum viable/practical width of the adjacent trail corridor (10 feet? 12 feet?  More?), below (i.e., west of) embankment.  Presumably, this trail should have the same standards as the highly­successful Waterfront Trail. ­ TCA (parking lot) use limited to its own property (i.e., no continuation of current encroachment to the east ­ as that would render a viable, separated trail impossible, due to the steep and tall embankment that starts approximately 10 feet into State property).' ­ Physical separation of the trail corridor from TCA's parking lot, via landscaping or other barrier on TCA property.  Without such a separation, there is no reason to believe that vehicular encroachment on to the parkland would not continue. ­ Current upper level parking area has 13 marked spaces, on its paved portion (all within the commercial zoning district); gravel extension to the north probably accommodates about 6 more.  TCA proposes to enlarge the parking lot to 36 spaces, on pavement, with more than half the spaces to be located in the residential zoning district.  Per Section 325­20 of City Code, all new or enlarged parking areas in residential districts require screening from neighboring properties, but the "planting plan" for TCA's proposed site plan shows no screening or planting anywhere along the lengthy boundary with Buttermilk Falls State Park (and the trail). Sincerely, Dan Hoffman 415 Elm Street City of Ithaca (607) 273­1323 "An Equal Opportunity Employer with a commitment to workforce diversification." CITY OF ITHACA 108 East Green Street, Ithaca, New York 14850-6590 Graham Kerslick, Fourth Ward Telephone: 607-273-4620 gkerslick@cityofithaca.org Fax: 607-274-6432 January 19, 2017 Dear Members of the Planning & Development Board, I’m writing to make comments on item 3D on the agenda for your January 24th meeting: Project: Apartments (5 Units); Location: 126 College Ave; Applicant: Visum Development Group Material sent to property owners within 200 feet was helpful, however I was concerned that there were no details of the west elevation, the rear of the building, facing Blair St. The more complete set of drawings provided in the full agenda package helps address this concern. Given the steep slope of this property the design of this rear façade will have a significant impact on the nearby Orchard Place historic district. The College Ave perspective shows attractive balconies on each floor and the current west elevation shows a design that appears to respect the privacy, noise and potential litter concerns of the adjacent neighborhood. I encourage the Board to ensure that this consideration be maintained in the building design and landscaping on the west side of this proposed development to minimize any negative impacts on the adjacent neighborhood. I believe the developer is receptive to this suggestion, but I urge that every effort be made to preserve the mature spruce trees located along the west side of the property, facing Blair St., for the following reasons: • On this steeply sloped site the mature trees stabilize the soil, reduce soil erosion and slow storm water runoff. • As our summers become hotter and drier these mature trees provide much needed shade and moisture retention, to the benefit of residents and wildlife – particularly birdlife. • The height of these mature trees helps provide visual interest to the surrounding roof lines and are an important element in linking area buildings to the surrounding natural environment. • On a personal note I would be saddened if these trees were removed, since we can see them from our kitchen window! Thank you for your attention. Sincerely, 330 East State Street Ithaca, New York 14850 Tel 607.277.0845 Fax 607.277.2925 CONSULTANT SEAL OWNER Tompkins Community Action, Inc. 701 Spencer Road Ithaca, NY 14850 661-701 SPENCER RD.ITHACA, NEW YORK 14850TOMPKINS COMMUNITY ACTIONAMICI HOUSE & CHILD CARE CENTERPROJECT NO. 12118 DRAWING TITLE DRAWING NO. drawn by scale CONSULTANT'S PROJECT NO. E16-32 rev date issued for 9-23-2016 1"=20' AJS/TRT SITE PLAN APPLICATION 1of1 AUTOTURN 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 January 18, 2017 Ms. Lisa Nicholas, Deputy Director Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca, NY 14850 Re: Tompkins Commnuity Action - Amici House and Child Care Center SA Project No. 12118 Dear Ms. Nicholas: Attached for Final Site Plan Approval are drawings that were amended to address concerns raised by Fire Chief Tom Parsons. The amendments made to the drawings are summarized as follows: CHANGES IN THE FRONT 1. The driveway in front of Child Care has been widened to accommodate a fire truck at two points: • The transition driveway between the TCAction/Amici parking area and the Child Care area was widened from 10 feet to 12 feet. • The exit driveway onto Spencer Road was widened from 15 feet to 17 feet. 2. A new fire hydrant has been added south of the front entry driveway near Spencer Road. CHANGES IN THE REAR 3. A fire truck turnaround was provided at the rear of the site. 4. A new fire hydrant planned at the rear of the site was relocated to the south near the turnaround. 5. A new pole light planned at the rear parking lot has been relocated a little to the south to avoid a conflict with the turnaround 6. Parking for Child Care area has been reduced from 11 to 9 spaces at the rear lot so that the total provided for Child Care has been reduced from 18 to 16. Only 10 spaces are required by Zoning. Please feel free to contact me if you have any questions concerning this matter. Sincerely yours, Thomas M. Schickel, RA Firm Principal cc: Lee Dillon, TCAction Carrie Berman, TCAction Joseph Bowes, INHS Lynn Truame, INHS 330 East State Street Ithaca, New York 14850 Tel 607.277.0845 Fax 607.277.2925 CONSULTANT SEAL OWNER Tompkins Community Action, Inc. 701 Spencer Road Ithaca, NY 14850 661-701 SPENCER RD.ITHACA, NEW YORK 14850TOMPKINS COMMUNITY ACTIONAMICI HOUSE & CHILD CARE CENTERPROJECT NO. 12118 DRAWING TITLE DRAWING NO. drawn by scale CONSULTANT'S PROJECT NO. E16-32 rev date issued for 9-23-2016 1"=20' AJS/TRT SITE PLAN APPLICATION C102 DEMOLITION PLAN 11-10-2016 PRC MEETING 330 East State Street Ithaca, New York 14850 Tel 607.277.0845 Fax 607.277.2925 CONSULTANT SEAL OWNER Tompkins Community Action, Inc. 701 Spencer Road Ithaca, NY 14850 661-701 SPENCER RD.ITHACA, NEW YORK 14850TOMPKINS COMMUNITY ACTIONAMICI HOUSE & CHILD CARE CENTERPROJECT NO. 12118 DRAWING TITLE DRAWING NO. drawn by scale CONSULTANT'S PROJECT NO. E16-32 rev date issued for 9-23-2016 1"=20' AJS/TRT SITE PLAN APPLICATION C103 EROSION AND SEDIMENT CONTROL PLAN · · · · 11-10-2016 PRC MEETING 1-16-2017 REVISED PER TOM PARSONS 330 East State Street Ithaca, New York 14850 Tel 607.277.0845 Fax 607.277.2925 CONSULTANT SEAL OWNER Tompkins Community Action, Inc. 701 Spencer Road Ithaca, NY 14850 661-701 SPENCER RD.ITHACA, NEW YORK 14850TOMPKINS COMMUNITY ACTIONAMICI HOUSE & CHILD CARE CENTERPROJECT NO. 12118 DRAWING TITLE DRAWING NO. drawn by scale CONSULTANT'S PROJECT NO. E16-32 rev date issued for 9-23-2016 1"=20' AJS/TRT SITE PLAN APPLICATION C104 LAYOUT PLAN 10-11-2016 PRC MEETING 11-10-2016 PRC MEETING 1-16-2017 revised per tom parsons 330 East State Street Ithaca, New York 14850 Tel 607.277.0845 Fax 607.277.2925 CONSULTANT SEAL OWNER Tompkins Community Action, Inc. 701 Spencer Road Ithaca, NY 14850 661-701 SPENCER RD.ITHACA, NEW YORK 14850TOMPKINS COMMUNITY ACTIONAMICI HOUSE & CHILD CARE CENTERPROJECT NO. 12118 DRAWING TITLE DRAWING NO. drawn by scale CONSULTANT'S PROJECT NO. E16-32 rev date issued for 9-23-2016 1"=20' AJS/TRT SITE PLAN APPLICATION C105 GRADING AND DRAINAGE PLAN 10-11-2016 PRC MEETING 11-10-2016 PRC MEETING 1-16-2017 REVISED PER TOM PARSONS 330 East State Street Ithaca, New York 14850 Tel 607.277.0845 Fax 607.277.2925 CONSULTANT SEAL OWNER Tompkins Community Action, Inc. 701 Spencer Road Ithaca, NY 14850 661-701 SPENCER RD.ITHACA, NEW YORK 14850TOMPKINS COMMUNITY ACTIONAMICI HOUSE & CHILD CARE CENTERPROJECT NO. 12118 DRAWING TITLE DRAWING NO. drawn by scale CONSULTANT'S PROJECT NO. E16-32 rev date issued for 9-23-2016 1"=20' AJS/TRT SITE PLAN APPLICATION C106 UTILITY PLAN 10-11-2016 PRC MEETING 11-10-2016 PRC MEETING 1-16-2017 revised per tom parsons PROPOSED RESOLUTION City of Ithaca Planning & Development Board Preliminary & Final Amici House & Childcare Center 661-701 Spencer Rd January 24, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a transitional housing building and childcare center, known as the Amici House, by Tom Schickel for Tompkins Community Action (“TCAction”) and WHEREAS: the applicant proposes 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 TCAction 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 Spenc er Road, and expanded parking from 44 to 61 spaces. Site development will include demolition of two existing houses currently used for TCAction 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, and WHEREAS: 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.), and is subject to Environmental Review, and WHEREAS: State Law specifies that, for actions governed by local Environmental Review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: Tompkins County Planning, NYS Homes and Community Renewal, and NYS Homeless and Housing Assistance Program provided written consent, and Tompkins County Department of Health did, by not responding to the request within 30 days, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: that the City of Ithaca Planning and Development Board did on November 22, 2016 declare itself Lead Agency for the Environmental Review of the proposed project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on November 22, 2016, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on November 22, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Boundary and Topographic Map No. 661-711 Old Spencer Road, City of Ithaca, Tompkins County, New York,” dated 10/28/16 and prepared by T.G. Miller, P.C, “Aerial Perspective (A000),” and “Site Section Trail Map (A001),” dated 10/14/16; and “Site Plan (101-A),” “Layout Plan (C104),” “Planting Plan (L100),” “Demolition Plan (C102),” “Erosion and Sediment Control Plan (C103),” “Grading and Drainage Plan (C105),” “Utility Plan (C106),” “Details (C201),” “Amici House Elevations (A201 & A202),” and “Childcare Elevations (A211),” all dated 11/10/16; and “Street Elevation (A220),” “First Floor Plan (A101),” “Second and Third Floor Plan (A102),” “Fourth & Fifth Floor Plans (A103),” and “Childcare Floor Plan (A111),” dated 9/23/16 and all prepared by Schickel Architecture; and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the City of Ithaca Planning and Development Board did, on November 22, 2016 determine the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accepted as adequate the following new revised drawings showing site adjustments required to accommodate fire access: “Planting Plan (L100)”, “Demolition Plan (C102),” “Erosion and Sediment Control Plan (C103),” “Grading and Drainage Plan (C105),” “Utility Plan (C106),” and “Layout Plan (C104)” dated with a revision date of 01/16/17 and all prepared by Schickel Architecture; and other application materials, now, therefore, be it RESOLVED: that the Planning Board hereby grants Preliminary and Final Site Plan Approval to the project, subject to the following conditions: i. Submission of building materials samples, and ii. All work in the City Right of Way will require a Street Permit, and iii. Removal of any City trees requires a Tree Permit, and iv. Bike racks to be installed before a Certificate of Occupancy is issued, and Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 January 18, 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 Submission Updates Dear Lisa: Thank you for reviewing this proposal for the redevelopment of 301 E. State Street. Based on notes from the Project Review Committee of January 17th, we are attaching the following four pages: • East State Street Elevation with tower heights and lateral plane measurements • Roof Plan with solar array locations and screening • Measured layout detail of NW corner of site – cool weather condition • Measured layout detail of NW corner of site – warm weather condition with café seating Sincerely, Yamila Fournier 01.17.17 01.17.17 RETAIL ±10,995 SF TENANT 2 ±1,694 SF TENANT 1 ±3,504 SF TENANT 3 ±2,304 SFPATIO AREA TENANT 4 ±2,873 SF RETAIL ENTRY 7'-9"11 ' - 1 1 "8'-9"12'-1" 9'-7" 8'-10" 12'- 2 " 10' - 6 "16'-4"6' - 5 " NOTE: WHEN CAFE SEATING IS NOT BEING USED, CLEAR PATH OF TRAVEL EXTENDS FULL WIDTH FROM CURB TO BUILDING. © 2016 by HUMPHREYS & PARTNERS ARCHITECTS, LP The arrangements depicted herein are the sole property of Humphreys & Partners Architects, LP and may not be reproduced in any form without its written permission. Architectural conceptual site plans are for feasibility purpose only. Revisions may occur due to further investigation from regulatory authorities and building code analysis. Dimensions shown are of a strategic intent only. Refer to surveys and civil drawings for technical Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV.01-18-2017HITHAM PLANNING & DESIGN, LLC SEASONAL SITE PLAN COOL SEASON (NOVEMBER-APRIL) RETAIL ±10,995 SF TENANT 2 ±1,694 SF TENANT 1 ±3,504 SF TENANT 3 ±2,304 SFPATIO AREA TENANT 4 ±2,873 SF RETAIL ENTRY 7'-9"11 ' - 1 1 "8'-9"12'-1" 9'-7" 8'-10" 12'- 2 " 10' - 6 " SEASONAL ROPE BARRIER16'-4"NOTE:PAVERGRATE SYSTEM AROUND TREES AND PAVING AT CAFE AREAS IS FLUSH WITH SIDEWALK AND ALLOWS A CLEAR PATH OF TRAVEL. MOVEABLE TABLES ALLOW FOR FLEXIBILITY IN SIDEWALK WIDTH. 6' - 5 " © 2016 by HUMPHREYS & PARTNERS ARCHITECTS, LP The arrangements depicted herein are the sole property of Humphreys & Partners Architects, LP and may not be reproduced in any form without its written permission. Architectural conceptual site plans are for feasibility purpose only. Revisions may occur due to further investigation from regulatory authorities and building code analysis. Dimensions shown are of a strategic intent only. Refer to surveys and civil drawings for technical Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV.01-18-2017HITHAM PLANNING & DESIGN, LLC SEASONAL SITE PLAN WARM SEASON (APRIL - NOVEMBER) PROPOSED RESOLUTION City of Ithaca Planning & Development Board Preliminary Approval City Centre — Mixed-Use (Housing & Retail) 301 E. State/M.L.K., Jr. Street January 24, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for an eight-story mixed-use building by Jeffrey Smetana for Newman Development Group, LLC, and WHEREAS: the applicant proposes to redevelop the 0.759-acre site with an 8-story, 111’-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 mixture 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 69 parking spaces and bicycle storage with 48 interior spaces. The project is in the CBD-120 Zoning District, and has received Design Review. It requires a zoning variance for rear yard setback, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h)[4], (k) and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv) and (11), and is subject to Environmental Review, and WHEREAS: NYS Department of Transportation and Tompkins County Department of Health provided written consent and the Ithaca Development Authority did, by not responding to the request within 30 days, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on October 25, 2016 declare itself Lead Agency for environmental review of the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Boundary & Topographic Survey, No. 301 East State Street, City of Ithaca, Tompkins County, New York” dated 2/24/16 and prepared by T.G. Miller P.C., and “Demolition Plan”, “Grading Plan”, Erosion and Sediment Control Plan”, “Construction Plan”, “Site Plan”, “Utilities Plan”, “Zoning Analysis”, “Layout Plan”, “Paving Plan”, “Parking Plan”, “ Landscape Plan”, “Preliminary Planting List”, “ Floor Plans- Garage & Ground”, “Elevations, E State Street”, “Elevations, Aurora Street”, Elevations, Green Street”, “ Section AA, East to West”, Section BB North to South”, Section Across Aurora Street”, “Section EE Across State Street”, “Preliminary Building Materials”, “Rendering 1- From South”, “Rendering 2- From Bridge”, “Rendering 3 –From East”, “Rendering 4-From North”, “Rendering 5 – From Above”, and Rendering 6- Plaza Detail”, all dated 12/05/16 and prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: in a letter dated December 20, 2016, from Ed Marx, Commissioner of Planning to Lisa Nicholas, Senior Planner, the County determined that the project might have inter -community or county- wide impacts and recommended the following modifications:  To help advance energy performance of the buildings we recommend a condition of the site plan be to require facade transparency of less than 30% to meet code requirements as opposed to the proposed transparency which appears to exceed this percentage.  To increase the potential use of rooftop solar beyond the 7.5kw system proposed at some point in the proposed buildings' lifetime, we recommend that rooftop mechanicals be placed in locations that allow for maximum rooftop solar potential.  To ensure safe pedestrian travel around the site, we recommend a full analysis of the pedestrian crossings of Aurora and E. State Streets be conducted. If recommended mitigation measures are recommended, those should be a required condition of approval, and WHEREAS: in response to Marx’s comments the applicant has 1) confirmed that the proposed glazing exceeds energy efficiency requirements, 2) confirmed that the rooftop layout allows for future solar expansion and 3) that the City Transportation engineer has reviewed and the layout and not identified any pedestrian issues, and WHEREAS: the Board, acting as Lead Agency did, on December 20, 2016 determine that the proposed project will result in no significant impact on the environment and issues a Negative Declaration of Environmental Significance, and WHEREAS: the Lead Agency made the determination that this project would not have significant impacts to aesthetic resources and historic resources based on the set of six renderings listed above and dated 12-05-16, and not on any submitted floorplans or elevations, which, at that time, are not consistent with these renderings, 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 January 24, 2017, and WHEREAS: the Planning Board, has on January 24, 2017 review and accept as adequate the following drawings new, revised and retitled drawings: “Site Plan”, “Zoning Analysis”, “Site Layout”, “Erosion and Sediment Control Plan”, “Grading Plan”, “Utilities Plan”, “Construction Plan- Shoring Plan”, “Landscape Plan- Ground Level & Green Roof (L101)”, “Landscape Details – Green Roof (L104)”, “Landscape Details – Planting (L105)”, Landscape Lighting Plan (L106)”, “Garage Level Plan, 1st Floor Plan (A401 & A402)”, “2nd Level Through 7th Level Floor Plans (A403-A406)”, “8th Level Floor Plan, Roof Plan (A407 & A408)”, “East State Street Elevation (A410)”, “South Aurora Street Elevation (A411)”, “Building Materials – S Aurora & E Green A”, “Building Materials – E State & E Green A”, “Sketchup Model from Across S Aurora (Sk01)”, “Sketchup Model from S Aurora Bridge (Sk02)”, “Rendering from South (R02)”, “Sketchup Model from Green St Sidewalk (Sk03)”, “Rendering From East (R03)”, “Sketchup Model from E State St Approach (Sk04)”, “Rendering from Above Northwest (R04)”, “Rendering of Northwest Corner, Detail (R05)”, and “Rendering from S Aurora Bridge”, all dated 01/11/17, and all prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and WHEREAS: the project has not yet received the required area variance, however the Board has extensively reviewed the project over several months, now, therefore, be it RESOLVED: that the Planning Board does herby grant preliminary Site Plan Approval subject to the following conditions: i. Granting of the required area variance by the Board of Zoning Appeals before the applicant can seek Final Site Plan Approval, and ii. Approval specifically excludes all signage, which will be reviewed and approved at such time as the applicant has prepared a full sign package, and iii. Submission of a revised planting plan with removal of dotted line indicating underground tree well, iv. Submission to the Planning Board for review and approval of all site details including but not limited to exterior furnishings, bollards, paving, railings, signage, lighting, etc., and v. Submission of revised lighting plan showing all exterior lighting, and vi. Submission of revised elevation showing of façade facing Aurora St Bridge as shown in drawing SK01 dated 1-11-17 showing 1) brick replacing gray panel on first floor and 2) vertical ‘slot’ adjacent to tower as either all glass or a lighter grey panel, and vii. Submission of revised elevations showing taller windows or a row of transom windows or glass block on eight floor of towers, and viii. Submission of a plan showing addition of bollards at corner of Aurora and E State/MLK St. such that bollards wrap the corner, and ix. Any work in the City Right of Way will require a Street Permit, and x. Transformer, if needed, will be located such that it is not visible from the public right of way, and xi. Bike racks must be installed before a certificate of occupancy is granted. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None PROPOSED RESOLUTION College Townhouse Project APPROVAL OF TDMP City of Ithaca 119, 121 & 125 College Ave. City of Ithaca Planning & Development Board January 24, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for townhouses and an apartment building by Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP, for 119-125 CA Associates, LLC, and WHEREAS: 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 consists of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form Districts (CAFD). It has received Design Review, and WHEREAS: 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, and WHEREAS: the Board has on January 24, 2017 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) dated 12-15-16 and prepared by Trowbridge Wolf Michaels Landscape Architects LLP, now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 119-125 College Avenue. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None PROPOSED RESOLUTION College Townhouse Project Preliminary & Final City of Ithaca 119, 121 & 125 College Ave. City of Ithaca Planning & Development Board January 24, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for townhouses and an apartment building by Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP, for 119-125 CA Associates, LLC, and WHEREAS: 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 consists of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form Districts (CAFD). It has received Design Review, and WHEREAS: 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, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on November 22, 2016 declare itself Lead Agency for environmental review of the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on December 20, 2016, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20, 2016 review and accept as adequate a Full Environmental Assessment Form (F EAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: a set of undated drawings submitted with a cover memo dated 12-8-16 and a cover sheet dated 12-13-16, and titled “Site Plan”, “Site Section”, “College Avenue”, “College Avenue Elevation (showing street view)”, “College Avenue Elevation (showing below grade portions of the buildings in relation to the ground plane)”, “Streetscape”, “End Elevations”, “Ramp at Center Passage- Building 1 South”, “Ramp at Center Passage- Building 2 North”, “Building 3 Court Elevation”, “Building 1 & 2 Court Elevations”, “Building 3 Rear Elevation” and “Materials”, all prepared by ikon.5 architects, and “Site Surface Demolition Plan (C105)” dated 12/09/16 and “Survey Map, No. 119-125 College Avenue, City of Ithaca, Tompkins County, New York” dated 05/20/16, both prepared by TG Miller P.C., and “Existing Site Conditions (C101)”, “Utility Demolition Plan (C102)”, “Site Utility Plan (C103)”, “Erosion and Sediment Control Plan (C104)”, “Details (C201)” and “Site Details (L5.00)” prepared by ikon.5 architects et al, and “Site Plan Streetscape Option A (A1.00A)”, “Site Plan Streetscape Option B (A1.00B)” and “Street Elevation & Site Section (A4.00)” and all dated 10/14/16 and prepared by ikon.5 architects, and other application materials, and WHEREAS: the Planning Board did on December 20, 2016 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accepted as adequate new and revised drawings titled: “Site Plan (A1.00)”, “Architectural Site Details (A1.01)” , “Site Lighting Plan (L2.02)”, “Grading Plan (L3.01)”, “Planting Plan and Schedule (L4.01)”, “Site Details (L5.00)” and “Pla nting Details (L5.01)” all dated with a revision date of 01/11/17 and prepared by ikon.5 architects, and other application materials 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. Any work in the City Right of Way will require a Street Permit, and ii. Submission of record copies of the Site and Planting Plans that shows a note indicating that the portion of the project containing the sidewalk and associated streetscape landscaping along College Ave are subject to future approval by the Board, and iii. Submission of a revised record copy of drawing A1.01 that clarifies the treatment of light wells, and iv. Submission for approval by the Planning Board of site details including but not limited to signage, exterior furnishings, exterior lighting, paving, etc., and v. Assurance from the applicant that there will be no light spillage or glare emanating from interior light fixtures to the exterior of the building, and, vi. Transformer, if needed, will be located such that it is not visible from the public right of way, and vii. Bike racks must be installed before a certificate of occupancy is granted. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None FIRST FLOOR673' ‐ 3"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"SECOND FLOOR682' ‐ 7 1/8"THIRD FLOOR691' ‐ 11 1/4"FOURTH FLOOR701' ‐ 3 3/8"ROOF PLAN710' ‐ 7 1/2"NICHIHA 18" HIGH FIBER CEMENT PANELSCOLOR 11X12 BALCONY TRIMCOLOR 5STUCCOCOLOR 6FIBER CEMENT CLAPBOARD W/ 5" EXPOSURECOLOR 2FIBER CEMENT PANEL W/ 1 X 3 BATTENS @ 8" OC COLOR 4WINDOW TRIM COLOR 17 1/2 X 3/4 WINDOW TRIMCOLOR 35/4X4 CORNER BOARD COLOR 2 11 1/4 TRIMCOLOR 31 X 3 EAVE W/ 2‐PIECE FRIEZE BOARD COLOR 45/4X12 WATERTABLECOLOR 35/4X4 SIDE AND 5/4X6 HEAD CASINGSCOLOR 2WINDOW CLADDINGCOLOR 5BRUSHED ALUMINUM4X3 DOWN SPOUTMATERIAL COLORS1 ‐ NICHIHA YELLOW2 ‐ ALLURA FIBER OLIVE GREEN3 ‐ DARK GREEN4 ‐ FIBER CEMENT WOOD5 ‐ BLACK6 ‐ GRAYPRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/8" = 1'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtA2.1EAST ELEVATION1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1/8" = 1'‐0"1EAST ELEVATION LOWER FLOOR663' ‐ 10 7/8"FIRST FLOOR673' ‐ 3"SECOND FLOOR682' ‐ 7 1/8"THIRD FLOOR691' ‐ 11 1/4"FOURTH FLOOR701' ‐ 3 3/8"ROOF PLAN710' ‐ 7 1/2"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/8" = 1'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtA2.2NORTH ELEVATION1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1/8" = 1'‐0"1NORTH ELEVATION LOWER FLOOR663' ‐ 10 7/8"FIRST FLOOR673' ‐ 3"SECOND FLOOR682' ‐ 7 1/8"THIRD FLOOR691' ‐ 11 1/4"FOURTH FLOOR701' ‐ 3 3/8"ROOF PLAN710' ‐ 7 1/2"PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/8" = 1'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtA2.3WEST ELEVATION1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1/8" = 1'‐0"1WEST ELEVATION LOWER FLOOR663' ‐ 10 7/8"FIRST FLOOR673' ‐ 3"SECOND FLOOR682' ‐ 7 1/8"THIRD FLOOR691' ‐ 11 1/4"FOURTH FLOOR701' ‐ 3 3/8"ROOF PLAN710' ‐ 7 1/2"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/8" = 1'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtA2.4SOUTH ELEVATION1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1/8" = 1'‐0"1SOUTH ELEVATION 126124128PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1" = 10'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtA2.5STREET ELEVATION1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT HOUSE#126CONCRETEWALKASPHALTDRIVE18"SPRUCEWOOD RETAINING WALLDETERIORATINGENT. ELEV.=668.0ENT. ELEV.=668.0ENT. ELEV.=675.9CONCRETEWALK9.0'±9.1'±10.4'±WIREFENCEPORCHRR TIERETAINING WALLFENCE POST1.2'± SOUTH& EAST OFCORNERPIPEFOUNDPIPEFOUND4.09'PINFOUNDPIPEFOUNDTM# 68-6-6J & W HOUSE (R.O.)482848-003# 68-6-14T ITHACA LLC (R.O.)7589-001TM# 68-6-8122 COLLEGE AVE ITHACA LLC (R.O.)588111-0018NN 00°09'57" E50.00'N 89°56'09" W79.09'S 00°16'43" W50.00'S 89°56'16" E79.19'HOUSE#130HOUSE#122BLOCKWALLCONCRETEWALLWOOD RETAININGWALLCONCRETEWALLCONCRETEWALKCURBFACECURBCUTSTREETLINESTREETLINEWIREFENCE275.4'± TO SOUTH LINEOF COOK STREET6 7 0 6656 6 0 6 5 5 6 6 0 6 6 5670675 6716 5 526"SPRUCE14"SPRUCE16"SPRUCE24"MAPLE7.8'±7.9'±PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1" = 10'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtL100EXISTING SITE PLAN1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT0'10'5' PIPEFOUNDPIPEFOUND4.09'PINFOUNDTM# 68-6-6J & W HOUSE (R.O.)482848-003 68-6-14T ITHACA LLC (R.O.)7589-001TM# 68-6-8122 COLLEGE AVE ITHACA LLC (R.O.)588111-001NN 00°09'57" E50.00'S 00°16'43" W50.00'S 89°56'16" E79.19'HOUSE#130HOUSE#122LOCKWALLCONCRETEWALLWOOD RETAININGWALLCONCRETEWALLCONCRETEWALKCURBFACECURBCUTSTREETLINESTREETLINEWIREFENCE275.4'± TO SOUTH LINEOF COOK STREET26"SPRUCE14"SPRUCE16"SPRUCE24"MAPLE7.8'±7.9'±COLLEGE AVE12.06126 COLLEGE AVE.1972 SFTRENCH DRAINMIN REQUIRED SETBACKDN 7RLIMESTONE QUARRY BLOCK RETAINING WALLDN 2 RDN 3 R5.0015.835.086' HIGH TIGHT BOARD FENCEWASTE TOTES38.5050.5018.21PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1" = 10'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtL101SITE LAYOUT PLAN1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT0'10'5' PIPEFOUNDPIPEFOUND4.09'PINFOUNDTM# 68-6-6J & W HOUSE (R.O.)482848-003# 68-6-14T ITHACA LLC (R.O.)7589-001TM# 68-6-8122 COLLEGE AVE ITHACA LLC (R.O.)588111-001HOUSE#130HOUSE#122LOCKWALLCONCRETEWALLWOOD RETAININGWALLCONCRETEWALLCONCRETEWALKCURBFACECURBCUTSTREETLINESTREETLINEWIREFENCE275.4'± TO SOUTH LINEOF COOK STREET6756 7 0 6656 6 0 6 5 5670675 6716 5 526"SPRUCE14"SPRUCE16"SPRUCE24"MAPLE7.8'±7.9'±COLLEGE AVE126 COLLEGE AVE.1972 SFTW 663.03661.04BW 658.00668.50672.00672.33673.83674.50675.50674.251ST FLOOR     673.25BASMENT       664.25WINDOW WELL668.75PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1" = 10'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtL201GRADING PLANS1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT0'10'5' PIPEFOUNDPIPEFOUND4.09'PINFOUNDTM# 68-6-6J & W HOUSE (R.O.)482848-003# 68-6-14T ITHACA LLC (R.O.)7589-001TM# 68-6-8122 COLLEGE AVE ITHACA LLC (R.O.)588111-0018NN 00°09'57" E50.00'S 00°16'43" W50.00'S 89°56'16" E79.19'HOUSE#130HOUSE#122LOCKWALLCONCRETEWALLWOOD RETAININGWALLCONCRETEWALLCONCRETEWALKCURBFACECURBCUTSTREETLINESTREETLINEWIREFENCE275.4'± TO SOUTH LINEOF COOK STREET26"SPRUCE14"SPRUCE16"SPRUCE24"MAPLE7.8'±7.9'±COLLEGE AVE126 COLLEGE AVE.1972 SFAREARECOCSNS4COC2SNS4VPBLAWNLAWNLAWNNOTE:SIDEWALK, CURBING AND PLANTINGS ARE SUBJECT TO CHANGE DEPENDENT UPON FUTURE IMPROVEMENTS TO  COLLEGE AVE. BY CITY.PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC As indicatedC:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtL301PLANTING PLAN1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENT 2"‐3" SINGLE GROUND HARDWOOD BARK MULCHPLANTING MIX ‐ TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART)4" TOPSOIL FOR LAWNSSPADED EDGE ‐ TYPICAL2'‐0" MINCOMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING2" SINGLE GROUND HARDWOOD BARK MULCHPLANTING MIX ‐ TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART)5'‐0"SPADED EDGE ‐ TYPICALCOMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING3X ROOT BALLROOT BALL + 6"PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/2" = 1'‐0"C:\Users\Noah\Documents\2016035 ‐ 126 College Ave ‐ SITE_noah@streamcolab.com.rvtL501PLANTING DETAILS1/17/20172016033126 COLLEGE AVECITY OF ITHACA, NYVISUM DEVELOPMENTPLANTING SCHEDULEKEY QTY. BOTANICAL NAME COMMON NAME INSTALLED SIZE MATURE SIZESHRUB ‐ DECIDUOUSCOC 3 Chamaecyparis obtusa Crippsii Crippsii Hinoki Falsecypress #7 CONTAINER 5' WIDESNS 14 Spirea nipponica 'Snowmound' SNOWMOUND SPIREA #5 CONTAINER 4' WIDEVPB 1 Viburnum prunifolium BLACKHAW VIBURNUM #5 CONTAINER 8' TALL 6' WIDETREE ‐ EVERGREENPAB 2 Picea abies NORWAY SPRUCE 6' TALL 60' TALLTREE ‐ SHADEARE 3 Acer rubrum RED MAPLE 2‐1/2" CALIPER 40' TALL 1/2" = 1'‐0"1TYPICAL PERENNIAL PLANTING 1/2" = 1'‐0"2TYPICAL TREE PLANTING PROPOSED RESOLUTION Apartments (5 Units) APPROVAL OF TDMP City of Ithaca 126 College Ave. City of Ithaca Planning & Development Board January 24, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 5 unit apartment building by Visum Development Group, and WHEREAS: 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 existing 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 has received 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. It has received Design Review, and WHEREAS: This is a 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, and WHEREAS: the Board has on January 24, 2017 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) dated 12-15-16 and prepared by Stream Collaborative, now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 126 College Avenue. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None PROPOSED RESOLUTION Apartments (5 Units) Preliminary & Final City of Ithaca 126 College Ave. City of Ithaca Planning & Development Board January 24, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 5 unit apartment building by Visum Development Group, and WHEREAS: 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 existing 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 has received 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. It has received Design Review, and WHEREAS: This is a 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, and WHEREAS: The Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on December 20, 2016 declared itself Lead Agency for the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on January 24, 2017, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20, 2016 reviewed and accepted as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Existing Site Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plans (L201)”, “Planting Plan (L301)”, “Planting Details (L501)”, “Basement Plan (A100)”, and “First Floor (A101)” all dated 11/22/16 and “ East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South Elevation (A2.4)” and “Street Perspective (A9.1)” all dated 12/7/16 and all prepared by Stream Collaborative, and other application materials, and WHEREAS: the Planning Board did on December 20, 2016 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, now, therefore, be it WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accepted as adequate new and revised drawings titled: “Existing Site Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plans (L201)”, “Planting Plan (L301)”, “Planting Details (L501)”, “ East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South Elevation (A2.4)”, “Street Elevation (A2.5)”, and “Street Perspective (A9.1)” all dated 01-17-17 and prepared by Stream Collaborative, and other application materials, 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 record copy of the Site Plan showing a note indicating that the portion of the project containing the sidewalk and associated streetscape landscaping along College Ave are subject to future approval by the Board, and ii. Any work in the City Right of Way will require a Street Permit, and iii. Transformer, if needed, will be located such that it is not visible from the public right of way, and iv. Bike racks must be installed before a certificate of occupancy is granted. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: None FIRST FLOOR PLAN718' - 0"SECOND FLOOR727' - 4 1/8"THIRD FLOOR736' - 8 1/4"FOURTH FLOOR746' - 0 3/8"ROOF PLATE755' - 4 1/2"2 1/2" 1'-0"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/8" = 1'‐0"C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtA2.1EAST ELEVATION1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1/8" = 1'‐0"1EAST FIRST FLOOR PLAN718' - 0"SECOND FLOOR727' - 4 1/8"THIRD FLOOR736' - 8 1/4"FOURTH FLOOR746' - 0 3/8"ROOF PLATE755' - 4 1/2"9' ‐ 4 1/8" 9' ‐ 4 1/8" 9' ‐ 4 1/8" 9' ‐ 4 1/8"PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/8" = 1'‐0"C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtA2.2NORTH ELEVATION1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1/8" = 1'‐0"1NORTH FIRST FLOOR PLAN718' - 0"BASEMENT PLAN709' - 0"SECOND FLOOR727' - 4 1/8"THIRD FLOOR736' - 8 1/4"FOURTH FLOOR746' - 0 3/8"ROOF PLATE755' - 4 1/2"FIBER CEMENT PANELCOLOR 1STEEL BALCONY COLOR 5STUCCO COLOR 6FIBER CEMENT CLAPBOARD 5" EXPOSURE COLOR 25/4X4 SIDE AND 5/4X6 HEAD CASINGSCOLOR 25/4X4 CORNER BOARD COLOR 2 5/4X3 WOOD RAILINGNATURAL WOODCOLOR 4COLOR 31X12 FASCIACOLOR 11X10 FRIEZECOLOR 11X12 W/ 1X3 TRIM COLOR 29' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 0"METAL ROOFMATERIAL COLORS1 ‐ LIGHT GRAY2 ‐ CHARCOAL GRAY3 ‐ RED4 ‐ NATURAL WOOD5 ‐ BLACK6 ‐ MEDIUM GRAYPRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/8" = 1'‐0"C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtA2.3WEST ELEVATION1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1/8" = 1'‐0"1WEST FIRST FLOOR PLAN718' - 0"SECOND FLOOR727' - 4 1/8"THIRD FLOOR736' - 8 1/4"FOURTH FLOOR746' - 0 3/8"ROOF PLATE755' - 4 1/2"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"9' ‐ 4 1/8"2" REVEALWOOD GATEPRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1/8" = 1'‐0"C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtA2.4SOUTH ELEVATION1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1/8" = 1'‐0"1SOUTH 210208212PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1" = 10'‐0"C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtA2.5STREET ELEVATION1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtA9.1STREET PERSPECTIVE1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT N 89°58'27'' E26.70'S 89°19'16'' E83.20'S 00°04'36'' E52.15'N 89°55'13'' W109.63'N 00°21'43'' W52.97'BURIEDPIPEPIPEFOUND0.46'0.15'PINFOUNDWIREFENCEGRAVELPARKINGCONCRETEWALKHOUSE#212CARPORTGARAGEG-RAILCURBFACECURBCUTASPHALTENTRANCECONCRETEWALKPINFOUNDPINFOUNDPINFOUNDPIPEBURIEDMAZZA & AMICI, LLC (R.O.)586773-001R PROPERTIES, LLC (R.O.)852/152GOLDER (R.O.)588948-001STREETLINEETENORTH LINE STREETWOODCURB89.50' (P TOP)20.13' (P TOP)PIPE FOUND0.5' N'LYOF CORNER20"MAPLE30"MAPLE2.4'±13.0'±2.6'±1.8'±12.2'±2.9'±LINDEN AVENUE210 LINDEN AVEFOOTPRINT:2880 SFLIMESTONE QUARRY BLOCK RETAINING WALL7.208.50 31.75 10.004.00UP 3RENTRYTREE TO REMAINFF=718'BSMT=709'BSMT CLG=717'REQ SETBACK20.00 MINREQ SETBACK5.00 MINCOVERED ENTRY14.00CONCRETE PATIOCONCRETE WALKTRASH TOTES6' HIGH TIGHT BOARD FENCE W/ GATEREPLACE CONCRETE SIDEWALK AS NEEDEDLIMESTONE QUARRY BLOCK RETAINING WALLUTILITY POLE13' ‐ 4 1/4"40' ‐ 1"5' ‐ 0"72' ‐ 0"PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1" = 10'‐0"C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtL101PROPOSED SITE PLAN1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1" = 10'‐0"1LAYOUT PLAN0'10'5' N 89°58'27'' E26.70'S 89°19'16'' E83.20'S 00°04'36'' E52.15'N 89°55'13'' W109.63'N 00°21'43'' W52.97'7177 16 715 7 1 4 7 1 3 7 1 2 7117 1 0 71571471571671771820"MAPLE30"MAPLE718.00TW 22.15718.00717.33717.33717.25716.58716.41716.58716.58708.50708.50BW 12.18BW 12.18TW 15.65TW 15.65713.16713.06713.00715.23BW 19.15LINDEN AVENUE210 LINDEN AVEFOOTPRINT:2880 SFFF=718'BSMT=709'BSMT CLG=717'715.33PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1" = 10'‐0"C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtL201GRADING PLANS1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1" = 10'‐0"1GRADING PLAN0'10'5' N 89°58'27'' E26.70'S 89°19'16'' E83.20'S 00°04'36'' E52.15'N 89°55'13'' W109.63'N 00°21'43'' W52.97'BURIEDPIPEPIPEFOUND0.46'0.15'PINFOUNDASPHALTPARKINGWIREFENCEGRAVELPARKINGCONCRETEWALKHOUSE#212CARPORTGARAGEG-RAILHOUSE#CURBFACECURBCUTASPHALTENTRANCECONCRETEWALKPINFOUNDPINFOUNDPINFOUNDPIPEBURIEDMAZZA & AMICI, LLC (R.O.)586773-001BEER PROPERTIES, LLC (R.O.)852/152LOWER (R.O.)597918-001GOLDER (R.O.)588948-001204206 LINDEN AVE LL(STREETLINETREETLINEO NORTH LINEOOL STREETWOODCURB89.50' (P TOP)20.13' (P TOP)PIPE FOUND0.5' N'LYOF CORNER20"MAPLE30"MAPLE2.4'±13.0'±2.6'±1.8'±12.2'±2.9'±QRFQRFLSACJKQRFPODHQOCSM3CSM4PODHQO3LAWNLAWNLAWNLAWNLAWNCSM2STS5LAWNLINDEN AVENUE210 LINDEN AVEFOOTPRINT:2880 SFFF=718'BSMT=709'BSMT CLG=717'CSM3PRELIMINARYNOT FOR CONSTRUCTION p: 607.216.8802 | WWW.STREAMCOLAB.COM©STREAM Collaborative Architecture + Landscape Architecture DPC  1" = 10'‐0"C:\Users\Steven\Documents\2016035 ‐ 210 Linden Ave ‐ SITE1_stevenPUFGL.rvtL301PLANTING PLAN1/17/20172016035210 LINDEN AVECITY OF ITHACA, NYVISUM DEVELOPMENT 1" = 10'‐0"1PLANTING PLAN0'10'5' PROPOSED RESOLUTION Apartments (9 Units) APPROVAL OF TDMP City of Ithaca 210 Linden Ave. City of Ithaca Planning & Development Board January 24, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 9 unit apartment building by Visum Development Group, and WHEREAS: 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 a lower terrace accessible from the basement apartment. All above-ground apartments will have a balcony. 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 has received 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, and WHEREAS: This is a 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 , and WHEREAS: the Board has on January 24, 2017 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) dated 12-15-16 and prepared by Stream Collaborative, now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 126 College Avenue. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None PROPOSED RESOLUTION Apartments (9 Units) Preliminary & Final City of Ithaca 210 Linden Ave City of Ithaca Planning & Development Board January 24, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 9 unit apartment building by Visum Development Group, and WHEREAS: 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 a lower terrace accessible from the basement apartment. All above-ground apartments will have a balcony. 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 has received 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, and WHEREAS: This is a 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 , and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on December 20, 2016 declare itself Lead Agency for the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on January 24, 2017, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20, 2016 reviewed and accepted as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Existing Site Plan/Demo Plan (L100)”, “Proposed Site Plan (L101)”, “Grading Plans (L201)”, “Planting Plan (L301)”, “Planting Details (L501)”, “Basement Plan (A100)”, and “First Floor (A101)” all dated 11/22/16 and “East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South Elevation (A2.4)” an d “Street Perspective (A9.1)” all dated 12/7/16 and all prepared by Stream Collaborative, and other application materials, and WHEREAS: the Planning Board did on December 20, 2016 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accepted as adequate new and revised drawings titled: “Proposed Site Plan (L101)”, “Grading Plans (L201)”, “Planting Plan (L301)”, “ East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South Elevation (A2.4)”, “Street Elevation (A2.5)”, and “Street Perspective (A9.1)” all dated 01-17-17 and prepared by Stream Collaborative, and other application materials, 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. Any work in the City Right of Way will require a Street Permit, and ii. Transformer, if needed, will be located such that it is not visible from the public right of way, and iii. Bike racks must be installed before a certificate of occupancy is granted. iv. Any work in the City Right of Way will require a Street Permit Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: None TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: January 25, 2017 SUBJECT: Comments for Zoning Appeal #3056 On January 24, 2017 members of the Planning and Development Board discussed the above-listed Zoning Appeal and agreed to forward the following recommendation: APPEAL # 3056 301 EAST STATE STREET (City Centre) Area Variance Appeal of Marc Newman on behalf of the owner Trebloc Development Co. for an area variance from Section 325-8, Column 14/15, rear yard requirements of the zoning ordinance. The applicant proposes to demolish the existing building located at 301 E. State Street and construct new 8 story mixed use building. The proposed building will contain below grade parking for 69 cars, multiple retail spaces on the first floor, and 193 apartments on the remaining 7 floors. The 301 E. State Street lot is located on the triangular parcel of land bordered by E. State Street, S. Aurora Street, and E. Green Street. The rear yard of the building will be located on the E. Green Street portion of the lot which abuts land owned by NYS Department of Transportation. The DOT parcel is part of the NYS Route 79 right-of-way and varies in width from 12.8’- 36.8’ from the curb to the rear property line of the 301 E. State Street parcel. The applicant proposes to utilize a portion of the DOT land for access to the underground parking and landscape the remaining area as an open buffer between the sidewalk and the new building. In order to provide ample parking for the residents and size the building accordingly, the applicant proposes to construct the new 8 story building 1.7’ from the rear property line. The zoning ordinance requires a 10’ rear yard. The property is located in a CBD-120 use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued. The Planning Board does not identify any long term planning issues with this appeal. The project site is highly visible and the building will have major facades on all streets, including Green. Additionally there is a large swath of DOT property located between the project site and the sidewalk on the Green Street- which functionally acts as a rear yard – and which will be landscaped by the applicant. 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 CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT JoAnn Cornish, Director of Planning and Development Telephone: 607-274-6550 Fax: 607-274-6559 Email: dgrunder@cityofithaca.org TO: Planning and Development Board Planning Committee of Common Council FROM: JoAnn Cornish, Director of Planning and Development DATE: December 14, 2016, Revised December 30, 2016 RE: Department of Planning, Building, Zoning, and Economic Development Projects and Work Plan 2016 - 2017 A. 2016/2017 MAJOR PLANNING PROJECTS UNDERWAY 1. City Parks Master Plan 2. Design Standards for Collegetown and Downtown 3. Residential Energy Score Project 4. Southside Neighborhood Plan including MLK Walkway & Assistance with Digital Tour 5. Strategic Plan for City Facilities 6. Waterfront Master Plan and Revised Zoning B. 2017 ANTICIPATED PLANNING PROJECTS 1. Cayuga Street Streetscape Improvements 2. College Avenue Streetscape Improvements 3. Strategic Housing Study 4. Green Building Policy C. MULTI-YEAR PLANNING PROJECTS 1. Dredging 2. DEC Land Acquisition on Inlet Island 3. Relocation of DOT Facilities/URI Grant Application 4. Ithaca Area Wastewater Treatment Facility Micro Grid Project 5. Historic Properties and Districts D. ONGOING TASKS 1. Integration of Planning Division Files into Property Management Database 2. Revisions to City Zoning Ordinance 3. Updates to City Zoning Ordinance E. MAJOR DEVELOPMENT PROJECTS UNDER CONSTRUCTION 2016/2017 KEY: NAtd No Application to date nSPA Needs Site Plan Approval (Not yet being reviewed) rSPA Received Site Plan Approval uSPR Undergoing Site Plan Review UC Under Construction uER Undergoing Environmental Review 2 1. Downtown a. City Centre (nSPA) b. Dumpster/Trash/Recycling for the Commons Relocation/Reconfiguration c. Harold Square (Downtown Mixed-Use Project), The Commons (rSPA) d. Hilton Canopy Hotel (rSPA) d. Hotel Ithaca and Conference Center (UC) e. Spencer Street 212 – 215, Apartments (UC) f. Tompkins Financial Headquarters Building and Drive Thru (UC) 2. Collegetown a. College Avenue 119, 121, 125, Townhouses (nSPA) b. College Avenue 126, Apartments (nSPA) c. College Avenue 201, Apartments (UC) d. College Avenue 330, Redevelopment (Former Green Café) e. Collegetown Terrace Apartments Building #7 (UC) f. Dryden Road 209-215, Johnson School of Management (UC) g. Linden Avenue 210, Apartments (nSPA) h. Stewart Avenue 400 – 406 (Chapter House Rebuild) (rSPA) 1. Cornell a. Gannett Health Services Facility (UC) b. Hughes Hall Renovations (UC) c. Rand Hall Renovations (nSPR) d. Upson Hall Renovations (UC) 2. West End a. Elmira Savings Bank (UC) 3. Other a. 210 Hancock Street Mixed Use Development (UC) b. Chain Works District (uER) c. Redevelopment of Former Carpenter Business Park d. Redevelopment of Former Ithaca Gun Factory Site e. Redevelopment of Former Library Site (nSPA) f. Water Treatment Plant (UC) F. NEW ORDINANCES (by Request – Subject to Available Staff Time) a. Create a Steep Slope Protection Ordinance (Request from CAC) b. Create a Stream Corridor Protection Ordinance (Request from CAC) c. Additions to the Site Plan Review Ordinance – Criteria for Tree Preservation, Plant Selection and Planting Site Construction, Plant Materials and Maintenance (STAC) a. Analysis for possible inclusion of Form Ithaca’s City Character Code G. ORDINANCE REVISIONS a. Revise the City Environmental Quality Review Ordinance to include climate change considerations (greenhouse gas reduction, renewable energy, energy efficiency, solid waste management practices, etc.). b. Revise/Update Telecommunications Ordinance