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06-27-17 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 JUNE 27TH , 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: Mixed Use Apartments – Harold Square 6:10 6:10 Location: 123-129 E State/ MLK St (the Commons) Applicant: L Enterprises LLC Actions: Satisfaction of Conditions Project Description: The Board approved project changes with conditions on May 23, 2017. The Applicant was asked submit revised materials to return to satisfy the conditions in June. B . Project: Apartments (Short-Term Rental) 6:30 Location: 238 Linden Ave Applicant: Trowbridge Wolf Michaels for DRY-LIN Inc. Actions: Public Hearing Determination of Environmental Significance Preliminary & Final Approval Approval of Transportation Demand Management Plan Project Description: The applicant proposes to construct a 4-story apartment building with habitable basement to provide short term housing for the adjacent Johnson School. The building will be 13,715 GSF and contain 24 single-bed efficient apartments. The below grade apartments will look out onto lower courts/light wells at both the front and back of the building. Two of the four front entrances include stairs that span the lo wer courts. The project includes new landscaping, walkways, retaining walls, walkways, lighting, signage and exterior trash and recycling area. The project site is currently vacant and is used as a staging area. 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 has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h) and (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review. 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 C Project: McDonalds Rebuild 6:50 Location: 372 Elmira Road Applicant: McDonalds USA LLC Actions: Declaration of Lead Agency Public Hearing Determination of Environmental Significance Recommendation to BZA Project Description: The applicant proposes to replace the existing 4,800 SF restaurant facility with a new 4,400 SF building, construct a side-by-side drive-thru, install new landscaping, a dining patio, lighting, signage and a masonry landscape wall, as well as reconfigure the parking layout. The project is in the SW-2 Zoning District and requires area variances. 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 D . D Project: Residential Mixed Use (DeWitt House) 7:00 7:00 Location: 310-314 N Cayuga Street Applicant: Kimberly Michaels, Trowbridge Wolf Michaels for Frost Travis, Owner Actions: Preliminary and Final Approval Project Description: The applicant proposes to construct a four-story mixed use building that has footprint of 25,640 SF and 86,700 gross SF. The building will contain 2,000 SF of community space, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 space) bike storage and mechanicals. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents’ plaza. The new building will use a portion of the exiting building foundation. A deep foundation system is proposed to support the building. The project is in the CBD-50 Zoning District and the Dewitt Park Local Historic District. The project received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission on February 14, 2017. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h)[4], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (b) (9) for which the Planning Board issued a Negative Declaration of Environmental Significance on May 23, 2017.and is subject to environmental review. E Project: Apartments 7:20 Location: 323 Taughannock Blvd Applicant: Noah Demarest for Rampart Real LLC Actions: Satisfaction of Conditions Project Description: The Board approved the project with conditions on May 23, 2017. The Applicant was asked to submit revised materials to return to satisfy the conditions in June. F . Project: Finger Lakes ReUse Commercial Expansion and Supportive Apartments 7:40 Location: 214 Elmira Road Applicant: Finger Lakes ReUse Actions: Public Hearing Determination of Environmental Significance Project Description: The applicant proposes to will expand the existing office and retail center with a new +/- 26,100sf attached 4-story mixed-use building to include retail, office, and 25 units of transitional housing fronting Elmira Road. A 8,100 SF covered outdoor inventory building and a 600 SF pavilion are also proposed. The new parking and loading layout will reduce the number of curb cuts on Elmira road from 5 to 2. An improved sidewalk will be constructed to provide a safer link between the existing pedestrian bridge connecting the Titus tower property to Elmira Road. The building will have landscaped entrances facing Elmira Road and these will be connected to the new building entrances giving residents and patrons arriving on foot direct access to the street. The project site is in the B-5 Zoning District and requires an area variance. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 G . Project: Apartments (60 Units) 8:00 Location: 232-236 Dryden Road Applicant: Noah Demarest of Stream Collaborative for Visum Development Group Actions: Determination of Environmental Significance Preliminary and Final Approval Approval of Transportation Demand Management Plan Project Description: The applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed in order to allow for each building to have a different grade plane (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review. H 709-713 Court Street – Housing – Sketch Plan 8:20 4. Zoning Appeals #3073, 372 Elmira Road, Area Variance #3074, 372 Elmira Road, Sign Variance #3075, 627 Warren Place, Special Permit #3076, 221 W. Lincoln St, Area Variance #3077, 409 N Meadow St, Special Permit #3078, 339 Geneva Street, Area Variance 8:45 5. Old/New Business A. Planning Board Comments on the Proposal to Rezone Areas of the Waterfront 8:50 6. Reports A. Planning Board Chair (verbal) 9:10 B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 7. Approval of Minutes: May 23, 2017, April 25, 2017, and November 22, 2016 (time permitting) 9:30 8. Adjournment 9:35 ACCESSING MEETING MATERIALS ONLINE 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. City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 1 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physic al change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Site was previously cleared and graded. Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 2 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 3 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 4 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Short term construction impacts only. Appropriate dust mitigation measures should be employed. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 5 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a ye ar other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Three mature/large trees and one ornamental tree will be removed. Fifteen small and 2 taller new trees are proposed. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 6 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 7 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoym ent of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 8 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Potential cumulative construction impacts due to multiple concurrent projects in close proximity. Project Requires a Transportation Demand Management Plan. See Part 3 Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 9 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Short term construction impacts only. Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 10 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts: Project Name: Apartments (24 Units) 238 Linden Ave Date Created: 4-5-17 Updated on 4/25/17 11 of 11 4/26/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Contemporary style differs from more traditional houses to immediate south. Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — Page 1 of 7 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: Apartments (24) 238 Linden Ave Date Created: 4/5/17 Updated by the Planning Board on 4/25/17 PROJECT DESCRIPTION The applicant proposes to construct a 4-story apartment building with habitable basement to provide short term housing for the adjacent Johnson Graduate School of Management. The building will be 13,715 GSF and contain 24 single-bed efficiency apartments. The below grade apartments will look out onto lower courts/light wells at both the front and back of the building. Two of the four front entrances include stairs that span the lower courts. The project includes new landscaping, retaining walls, walkways, lighting, signage and an exterior trash and recycling area. The project site is currently vacant and is used as a staging area. 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 has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h) and (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review. IMPACT ON LAND The .414 acre project site is vacant and is currently used as a staging area for the contiguous construction project at 209-215 Dryden Road. Construction is expected to last less than 12 months. The applicant has provided the following information about foundation work: This is based on the findings and recommendations from the ‘Report of a Subsurface Exploration and Geotechnical Engineering Evaluation for the Johnson Graduate School of Management’ prepared by Stopen Engineering on July 16, 2015. This report includes 3 borings taken from the 238 Linden Avenue site. Findings indicate that the bedrock is an average of +/- 14’ below the proposed basement floor slab elevation of +734’. This being the case, conventional spread footings and foundations will be designed to bear directly on stable natural subgrade and/or compacted structural fill. Sheeting and shoring will be required along the north, east, and south faces of the site, while open excavation can be performed along the west side of the site. Expected duration of excavation, sheeting & shoring, and footings & foundation work is 3 months. Approximately 1,400 CY of material is expected to be excavated and hauled off the site as a result of excavating for the building foundations. Assuming the use of a 12 CY haul truck, this equates to about 116 truckloads. The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from the City Engineering Department. Page 2 of 7 IMPACT ON WATER No Impact is anticipated. IMPACT ON DRAINAGE The applicant has provided the following information regarding drainage: Within the street right-of-way, the site slopes generally from the back of sidewalk down toward the curb line. Stormwater runoff from this area of the site is collected by the City of Ithaca storm sewer system with drainage inlets located approximately 220 feet south on Linden Avenue. An extension of the City storm sewer was recently installed along the curb line in front of the site to the neighboring Johnson School site to the north. The extension in the street terminates with a new (yet to be installed) inlet located below the curb off the northeast corner of the site. The site outside the street right-of-way slopes generally from the north to a low point along the south property near the rear of the site. There is no formal storm collection system within the site and stormwater runoff drains overland onto the neighboring property to the south. After leaving the site, runoff continues generally to the south within the rear yards of the existing buildings before entering the Collegetown Crossing site where it is collected by the site storm system which drains to the City storm sewer system on College Avenue. Stormwater runoff from the sidewalk and other areas of the site in front of the building will continue to drain overland to the curb line and the City storm sewer on Linden Avenue. Storm sewer improvements will include a new inlet at the curb line and a new 6-inch storm sewer lateral to serve the new building. Stormwater runoff from all roof areas of the new building will drain by gravity to the new storm sewer lateral. Given the elevation of the lower building level, groundwater from the foundation drains and surface runoff from the lower level court yards will be pumped up to the gravity service lateral. Runoff from the remaining landscaped areas of the site will continue to flow overland to the neighboring property to the south. The total area of soil disturbance on the site will be less than 0.2 acres and the project will not be required to complete a ‘Full’ Stormwater Pollution Prevention Plan (SWPPP) or submit a Notice of Intent to obtain permit coverage for stormwater discharges from the NYSDEC. The project will exceed certain thresholds in the City of Ithaca stormwater regulations that will require a ‘Basic’ SWPPP. The Basic SWPPP will include an erosion and sediment control plan with temporary measures to be installed and maintained during construction. The temporary measures will be designed in accordance with the current NYSDEC standards. Post-construction stormwater management practices are not required. The project will result in a decrease of runoff to the neighboring properties to the south. No Impact is anticipated. IMPACT ON AIR Construction Impacts: Construction is projected to last approximately 9 months and will be concurrent with several other construction projects in Collegetown within a two-three block distance. The cumulative impacts of Page 3 of 7 airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. During construction, the applicant will employ the following applicable dust-control measures as appropriate: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to the construction site • Re-seeding disturbed areas to minimize bare exposed soils. • Keeping roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. IMPACT ON PLANTS AND ANIMALS Site development will require the removal of three mature trees and one ornamental tree. The landscape plan includes 15 new ornamental trees plus 2 taller trees and other landscaping. No impact is anticipated. IMPACT ON AESTHETIC RESOURCES No impact is anticipated. IMPACT ON HISTORIC RESOURCES No impact is anticipated. IMPACT ON OPEN SPACE AREA No impact is anticipated. IMPACT ON TRANSPORTATION Construction is projected to last approximately 9 months and will be concurrent with several other construction projects in Collegetown within a two-three block distance Construction Impacts- Cumulative and Project Specific: Approximately 1,400 CY of material is expected to be excavated and hauled off the site as a result of excavating for the building foundations. Assuming the use of a 12 CY haul truck, this equates to about 116 truckloads. The applicant has provided the following description of proposed construction staging: 238 Linden Avenue is sited 17 feet back from the property line. There is also approximately 13 feet from the property to the curb for a total 28 feet of working space. Given that the proposed building is a wood framed, four story structure we are not anticipating the need for a crane other than for occasional use to set material on the roof. Construction material will be delivered to the site via Dryden Road and Linden Ave. Trucks will park parallel to the curb in the existing parking lane. Conventional 'Lull' style telescopic forklifts will lift the material from the delivery trucks to the building site. These same forklifts will be used to place the material on the building structure. Construction fencing will be erected on the north, east and south side of the site. The fencing on the east side will run out to the curb line. Pedestrian detour signs directing pedestrians to the sidewalk on the east side of Linden Avenue will be placed at both the north and south sides of the site. Flagmen will be employed as necessary to direct traffic around the material delivery trucks and trucks hauling off material from the site. All vehicles will access the site via Dryden Road, Page 4 of 7 turn on to Linden Avenue and continue down Linden to Mitchell Street. Our Street Permit Application will be based on utilizing the sidewalk and parking spaces in front of the building for the duration of the project. The City is actively coordinating public, private and utility projects in Collegetown for the 2017 construction season. At this time, the City is considering several options to facilitate pedestrian, bike, transit and vehicular movement along College Avenue and to minimize conflicts due to multiple simultaneous projects. The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from the City Engineering Department. The permit will dictate access requirements and repair or replacement of impacted city property. The Lead Agency has the following concerns: • Maintenance of pedestrian access and potential road closures during excavation, shoring and construction • Traffic impacts resulting from excavation hauling • Construction deliveries and staging • Contractor parking. The majority of workers should be required to park at a remote off-site location outside of the Collegetown area. The applicant should provide documentation of this arrangement. Project impacts (Non-construction related): The project site is in the CR-4 Collegetown Area Form District (CAFD). District regulations state that if no parking is provided the applicant must either: (1) obtain a variance for relief of parking requirements; or (2) demonstrate full compliance with the NYS Building Code or Residential Code for new construction and implement a Transportation Demand Management Plan (TDMP) that is approved by the Planning Board. The applicant has provided the following statement as a Transportation Demand Management Plan: No off -street parking is proposed as part of the project. Tenants will be short-term attendees of the Executive Education program at the Johnson Graduate School of Management and will walk next door to the Breazzano Family Center for Business Education. Services located within the mixed-use Collegetown district and Cornell University are well within walking distance. Multiple TCAT bus stops are located in close proximity to provide public transportation to non-walkable regional destinations. The applicant may also have storage parking available off-site at another project on E. State Street. Normally, the Planning Board requires additional TDMP measures such as offering carshare memberships or shuttle bus service, but this is an unusual situation due to this project’s functional link to the adjacent Johnson School Building. No long term impacts are anticipated. IMPACT ON ENERGY In a letter date April 24, 2017 from Ex Marx, Tompkins County Commissioner of Planning and Sustainability to Lisa Nicholas, Senior Planner, the County recommended the following modifications to the project: Page 5 of 7 Based on the review of the materials received, it is unclear as to measures the applicant as considered to reduce the energy use of this project. We recommend the applicant explore, and document, the range of energy saving options the project could consider. Those options could include but not be limited to the following: Solar PV. To increase the potential use of rooftop solar either now or at some point in the proposed buildings' lifetime we recommend that rooftop mechanicals be placed in such a way so as to allow for maximum rooftop solar potential. Heat pumps. To help reduce the need for natural gas, we recommend the consideration of the use of heat pumps to provide heating and cooling to the units. The applicant has provided the following statement regarding Sustainability and Energy Use: Given the economic and ecological burdens upon our world, we seek to design buildings and interiors that are environmentally responsible, economically logical and socially just. We are committed to sustaining the earth’s natural resources and to maximizing environmental stewardship in all we design. We envision a world where buildings are intricately linked to the balance of nature; where buildings reduce our consumption and impact on the earth’s resources and in some cases where buildings can restore ecological processes. For each and every project, we explore ways of walking more gently upon this earth. Our design process inventively uses green approaches to advance the architectural metaphor or theme of a project. Green design elements are not added to a building solution, they are integrated in the design to advance and support the architectural experience and composition. Preliminary Sustainable Initiatives on this project include: Exterior Envelope • Reflective horizontal surfaces (paving and TPO roofing) to reduce heat gain • Rain Screen Wall assembly with Fiber Cement Panels • Insulated Low-E Glazing w/Ceramic Frit • Concrete footings & foundations Interior Environment • Natural day lighting and views out at all occupied spaces • Energy Efficient Lighting Controls and fixtures using LED technology • Low water use plumbing fixtures • The HVAC system that consists of an efficient VRF system with an approximate rating of 18 EER, exceeding the current energy code. Condensing boilers will be provided as a supplemental/backup heat for the VRF system which is about 95% efficiency. Interior Materials • Recyclable carpet backing • Low VOC paints IMPACT ON NOISE AND ODORS Construction will last approximately 9 months. The project is in a densely developed residential area. Noise producing construction activities will temporarily affect residents in the immediate area. Noise producing construction activity will be limited to the hours of 7:30 to 7:30 pm Monday through Friday, Page 6 of 7 and Saturday with the prior notification of the Director of Planning. IMPACT ON PUBLIC HEALTH The applicant has submitted a Phase 1 Environmental Site Assessment prepared by Resource Associates and with a revision date of March 27, 2017. No Recognized Environmental Conditions were identified on the property. IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD The project site is in a densely developed area near the central core of Collegetown. The immediate area is primarily residential, characterized by a large variety of predominantly older multi-family student residences. The project site is in the CAFD (CR-4) Zoning District. These districts were created to produce a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. The project meets the district requirements of CR-4 and does not require any variances. The project removes an existing home, however, the Lead agency has determined that the project meets the goals stated above. The applicant has provided information about the utility capacity and required improvements for the project: Water An existing copper water service to the site from the existing City main in the street was disconnected in advance of the neighboring Johnson School project. All remaining water piping and appurtenances will be removed from the site. Water service to the new building will be supplied by the City of Ithaca distribution system from their East Hill pressure grid. New fi re and domestic services will be ductile iron from the existing 8-inch main in the street. Normal static water pressure at the main is approximately 90 psi. The average daily water demand for the new building is estimated to be approximately 1,200 gpd based on 24 single-bed efficiency apartments and an estimated water use of 50 gallons per day per apartment. The existing distribution system is believed to be more than adequate to supply the estimated domestic water demands. The available fire flows and residual pressures for the City system need to be determined but are expected to be adequate to serve the building. Sanitary Sewer Sanitary sewer service to the site was previously provided by the City of Ithaca collection system with a service lateral connected to the existing sewer main in the street. The existing service lateral was disconnected in advance of the neighboring Johnson School project. The remaining onsite piping will be removed by the project. Sanitary improvements will include a new 6-inch gravity service lateral equipped with a sanitary trap outside the building. Pumping of sanitary waste from the lower level of the building up to the new gravity lateral is expected to be necessary given the lack of fall to the sewer main in the street. An alternative gravity sewer connecting to the existing main approximately 70 feet south of the site will also be considered. Page 7 of 7 Treatment of all sewage is provided by the Ithaca Area Wastewater Treatment Facility (IAWWTF) on Third Street. The capacity of the collection system and treatment plant to accept any increases in sewage flows from the property is believed adequate but will need to be confirmed with the City. Electric and Telecommunications Improvements to provide electric and telecom services to the new building will be determined by the respective utility companies and coordinated with the project. The services are expected to be below grade in conduit from the existing utility poles located near the southeast corner of the site. Natural Gas Gas to the new building is expected to be provided with a new service from NYSEG’s recently installed medium pressure main located under the sidewalk in front of the building. Prepared by: Lisa Nicholas, AICP, Senior Planner and Updated by the Planning Board on 4/25/17. PROPOSED RESOLUTION Site Plan Review CEQR – Negative Declaration Apartments ( 238 Linden Ave Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for an apartment building at 238 Linden Ave by Trowbridge Wolf Michaels for DRY-LIN Inc., and WHEREAS: the applicant proposes to construct a 4-story apartment building with habitable basement to provide short term housing for the adjacent Johnson Graduate School of Management. The building will be 13,715 GSF and contain 24 single-bed efficient apartments. The below grade apartments will look out onto lower courts/light wells at both the front and back of the building. Two of the four front entrances include stairs that span the lower courts. The project includes new landscaping, walkways, retaining walls, lighting, signage and an exterior trash and recycling area. The project site is currently vacant and is used as a staging area. 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 has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h) and (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action has, on April 25, 2017, declared itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 27, 2017, 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; drawings titled:” Topographic Map No. 209-215 Dryden Road, No. 238- 240 Linden Ave, City of Ithaca Tompkins County, New York” dated 7/2/15 and prepared by TG Miller PC, and “Existing Site Conditions (C101)”, “Site Demolition (C102)”, “Erosion and Sediment Control Plan (C104)”, and “Site Utilities Details (C201)” dated 3/28/17 and “Planting Details (L5.00)” dated 3/27/17 and “Architectural Site Plan (A1.00)”, “Architectural Site Plan Details (A1.01)” and “Planting Plan and Schedule (L4.01)” and “Front Elevation and Building Section (A4.00)” with a latest revision date of 5-10-17 and “Building Elevations (A401)” dated 5-10-17 and all prepared by ikon.5 architects et.al. and the following undated drawings: “Site/Zoning”, “Site Plan”, “Site Section”, two drawings titled “Street Elevation”, “South Elevation”, “West Elevation” and “North Elevation” prepared by ikon.5 architects, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval Apartments (Short Term Rental) 238 Linden Ave Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for an apartment building at 238 Linden Ave by Trowbridge Wolf Michaels for DRY-LIN Inc., and WHEREAS: the applicant proposes to construct a 4-story apartment building with habitable basement to provide short term housing for the adjacent Johnson Graduate School of Management. The building will be 13,715 GSF and contain 24 single-bed efficient apartments. The below grade apartments will look out onto lower courts/light wells at both the front and back of the building. Two of the four front entrances include stairs that span the lower courts. The project includes new landscaping, walkways, retaining walls, lighting, signage and an exterior trash and recycling area. The project site is currently vacant and is used as a staging area. 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 has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h) and (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action did, on April 25, 2017, declared itself Lead Agency for the 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 June 27, 2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 27, 2017, 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; drawings titled:” Topographic Map No. 209-215 Dryden Road, No. 238- 240 Linden Ave, City of Ithaca Tompkins County, New York” dated 7/2/15 and prepared by TG Miller PC, and “Existing Site Conditions (C101)”, “Site Demolition (C102)”, “Erosion and Sediment Control Plan (C104)”, and “Site Utilities Details (C201)” dated 3/28/17 and “Planting Details (L5.00)” dated 3/27/17 and “Architectural Site Plan (A1.00)”, “Architectural Site Plan Details (A1.01)” and “Planting Plan and Schedule (L4.01)” and “Front Elevation and Building Section (A4.00)” with a latest revision date of 5-10-17 and “Building Elevations (A401)” dated 5-10-17 and all prepared by ikon.5 architects et.al. and the following undated drawings: “Site/Zoning”, “Site Plan”, “Site Section”, two drawings titled “Street Elevation”, “South Elevation”, “West Elevation” and “North Elevation” prepared by ikon.5 architects, 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 Planning Board did on June 27, 2017, determine that the proposed project would result in no significant impact and did 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. Any work in the City Right of Way will require a Street Permit, and ii. Bike racks must be installed before a certificate of occupancy is granted. iii. Noise-producing construction shall be limited to the hours of 7:30 A.M. and 7:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 7:30 P.M. with advance notification to and approval by the Director of Planning and Development), and iv. A staging plan must being approved by the Building Division and Engineering before issuance of a building permit. v. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, etc. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One PROPOSED RESOLUTION Site Plan Review Transportation Demand Management Plan Apartments (Short Term Rental) 238 Linden Ave Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for an apartment building at 238 Linden Ave by Trowbridge Wolf Michaels for DRY-LIN Inc., and WHEREAS: the applicant proposes to construct a 4-story apartment building with habitable basement to provide short term housing for the adjacent Johnson Graduate School of Management. The building will be 13,715 GSF and contain 24 single-bed efficiency apartments. The below grade apartments will look out onto lower courts/light wells at both the front and back of the building. Two of the four front entrances include stairs that span the lower courts. The project includes new landscaping, walkways, retaining walls, lighting, signage and an exterior trash and recycling area. The project site is currently vacant and is used as a staging area. The project site is in the CR-4 Collegetown Area Form District (CAFD), and WHEREAS: as no parking is proposed for the project, the applicant has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: 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, and WHEREAS: the Board has on June 27, 2017 (and as part of a submission dated March 28, 2017) reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) and prepared by Trowbridge Wolf Michaels , now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 238 Linden Avenue. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One PROPOSED RESOLUTION Site Plan Review Lead Agency Commercial Rebuild (McDonalds) 372 Elmira Road Planning & Development Board June 27, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the removal and replacement of the existing commercial building (McDonalds) at 372 Elmira Road by McDonalds USA LLC, applicant and owner, and WHEREAS: The applicant proposes to replace the existing 4,800 SF restaurant facility with a new 4,400 SF building, construct a side-by-side drive-thru, install new landscaping, a dining patio, lighting, signage and a masonry landscape wall, as well as reconfigure the parking layout. The project is in the SW-2 Zoning District and requires area variances, and WHEREAS: 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, and WHEREAS: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action does hereby declare itself Lead Agency for the environmental review of the project, and Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 1 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physic al change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 2 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 3 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 4 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any) Reduction in impervious surface from existing conditions. Stormwater management will be reviewed by the City Stormwater Officer. Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 5 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 6 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 7 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 8 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 9 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 10 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Yes No IMPACT ON GROWTH AND CH ARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Requires Area Variances Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: McDonalds Rebuild Date Created: 4/4/17 11 of 11 4/6/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — PROPOSED RESOLUTION Site Plan Review CEQR – Negative Declaration Commercial Rebuild (McDonalds) 372 Elmira Road Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the removal and replacement of the existing commercial building (McDonalds) by McDonalds USA LLC, applicant and owner, and WHEREAS: The applicant proposes to replace the existing 4,800 SF restaurant facility with a new 4,000 SF building, construct a side-by-side drive-thru, install new landscaping, a dining patio, lighting, signage and a masonry landscape wall, as well as reconfigure the parking layout. The project is in the SW-2 Zoning District and requires area variances, and WHEREAS: 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, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action has, on June 27, 2017 declared itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on April 25, 2017 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 prepared by Planning staff; drawings titled: “Site Plan (C-4)” with a revision date of 5/25/17, and “Demolition Plan (C-3)”, “Site Plan (C-4)”, “Grading and Drainage Plan (C-5)”, “Utility Plan (C-6)”, “Soil Erosion and Sediment Plan (C-7)”, Soil Erosion and Sediment Notes and Detail Sheet (C-8)”, “Landscape Plan (C-9)”, “Landscape Notes and Details (C-10)” and “Construction Detail Sheet (C-11, C-12 & C-13)” prepared by , and Bohler Engineering and dated 3/22/17 and “2015 Standard Building 48587 – Wood/Wood -CYT Ready (A2.0) showing east and north building elevations, and “2015 Standard Building 48587 – Wood/Wood - CYT Ready (A2.1) showing south and west building elevations both prepared by URS Architecture and Engineering and dated 4/25/16 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One June 19, 2017 DeWitt House 31-314 North Cayuga St. Ithaca, NY Site Plan Review Additional Materials WASTE HANDLING Travis Hyde Properties and HOLT Architects met with a representative a waste removal company that Travis Hyde utilizes for some of its other properties. Based on their knowledge of the Travis Hyde operation and the needs of the facility, they have advised the following: Waste and Recycling Collection: 1. The ground floor parking garage includes a Trash Room that will contain the following: a. A 2 CY (cubic yard) compactor and two 2 CY dumpsters, 1 of which will be connected to the compactor. b. 6 - 96 gallon recycling containers. c. 2 - 96 gallon containers for compostable materials. 2. Each story of the building will have a Trash Room with a chute discharging into the compactor and space for 1 - 96 gallon recycling container. Building maintenance staff will move recycling containers to the Trash Room as needed. 3. Compostables will be collected by building maintenance staff and taken to the Ground Floor Trash Room. Waste Pick up: 1. It is anticipated that waste pick up will occur up to twice a week. The waste removal company will roll 1 dumpster from the Trash Room to curbside. A rear loading truck will likely be utilized. One traffic lane on Court St. will be blocked while the dumpster is discharged into the truck. 2. Recycling will be picked up once a week on a separate schedule. 3. Compostables will be picked up once a week on a separate schedule. PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval Mixed Use Residential 310-314 N Cayuga Street Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a residential mixed use building by Trowbridge Wolf Michaels for Frost Travis, and WHEREAS: the applicant proposes to construct a four-story mixed use building that has footprint of 25,640 SF and 86,700 gross SF. The building will contain 2,000 SF of community space, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 spaces), bike storage and mechanicals. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents’ plaza. The new building will use a portion of the existing building foundation. A deep foundation system is proposed to support the other parts of the building. The project is in the CBD-50 Zoning District and the Dewitt Park Local Historic District. The project received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission on February 14, 2017, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h)[4], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (b) (9) and is subject to environmental review., and WHEREAS: Tompkins County Department of Health, and the Tompkins County Legislature, both potentially involved agencies consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on April 25, 2017, declare itself Lead Agency for the 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 May 23, 2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on May 23, 2017, 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; drawings titled “Existing Conditions Plan (C101)”, “Utility Demolition Plan (C102)”, “Erosion and Sediment Control Plan (C103)”, “Drainage Plan (C104)”, “Utility Plan (C105)” and “Details (C201)” dated 3-8-17, and “Rendered Site Plan (L001)”, “Demolition Plan (L101)”, “Layout Plan (L201)”, “Grading Plan (L301)”, “Site Details (L501 & 502)”, “Lower Level Parking Plan (A100)”, “First Floor Plan (A101)”, “First Floor Plaza Level (A101A)”, “Second Floor Plan (A102)”, “Third Floor Plan (A103)”, “Fourth Floor Plan (A104)”, “Green Roof Plan (L003)”, “Exterior Elevations, North and East Elevations (A201)”, “Exterior Elevations, West and South Elevations (A202)”, “Exterior Elevations, Courtyard – South and West Elevations (A203)”, “Enlarged Elevation/Materials (A204)”, “West Court St. Entrance (A301)”, “West Court St. View From West (A302)” and “West Court St. View From East (A303)” all dated 3- 14-17, and “Planting Plan (L410)” with a revision date of 5/9/17 all prepared by Holt Architects et.al. and an unattributed drawing titled “Preliminary Logistics” dated 5-8-17 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 Planning Board did on May 23, 2017 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: the ILPC reviewed and approved the building materials on May 9, 2017, and WHEREAS, this Board did on June 27, 2017 review and accepted as adequate revised drawings titled, “Exterior Elevations, North and East Elevations (A201)”, “Exterior Elevations, West and South Elevations (A202)”, “Exterior Elevations, Plaza-South, East & West Elevations (A203)”, “Enlarged Elevations Materials (A204)” and “Additional Materials (A204 A) all dated 6-20-17 all prepared by Holt 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. Submission of building materials, 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, and iv. A Staging Plan must be approved by Building and Engineering before issuance of a building permit, and v. Pile installation shall be limited to 8:00 a.m. to 4:00 p.m., Monday through Friday, and the applicant will make every effort to complete pile installation before the start of the 2017 secondary school year, and vi. Noise-producing construction (with the exception of pile driving as dictated above) shall be limited to the hours of 7:30 A.M. and 7:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 7:30 P.M. with advance notification to and approval by the Director of Planning and Development), and vii. Any work in the City Right of Way will require a Street Permit, and viii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, etc. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One 323 TAUGHANNOCK BLVD Design Review 05.17.2017 323 TAUGHANNOCK BLVD CONTEXT AND INSPIRATION 323 TAUGHANNOCK BLVD 1ST SLAB 0" 2ND SUB FLOOR 10' - 0" 3RD SUBFLOOR 20' - 0" 1ST SLAB 0" 2ND SUB FLOOR 10' - 0" 3RD SUBFLOOR 20' - 0" Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 123 S. 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6:126:126:126:126:126:126:126:125:125:125:12Project#DatePRELIMINARYNOTFORCONSTRUCTIONSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA234BCD1/8"=1'Ͳ0"5/23/20172:43:05PMC:\Users\Noah\Documents\2013032Ͳ323TaughannockBlvdͲTOWNHOUSE_noah@streamcolab.com.rvtA103ROOFPLAN2013032323TAUGHANNOCKBLVDMAY23,2017RAMPARTREAL,LLCCITYOFITHACA,NYSITEPLANREVIEWREVISIONSȴDESCRIPTION DATE1/8"=1'Ͳ0"1ROOFPLAN City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 1 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physic al change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Portion of project in 100 Year floodplain. See Part 3 Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 2 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): The project is contiguous to an unnamed drainage ditch. Appropriate E&S controls will be employed. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 3 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 4 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Portion of the project in 100 year floodplain. A SWPPP may be required. See Part 3 Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Short term construction impacts only. Appropriate dust mitigation measures should be employed. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 5 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 6 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 7 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 8 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Traffic Impact Study provided and will be reviewed by the Transportation Engineer. See Part 3 Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 9 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Short term construction impacts only. Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 10 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Phase 1 Environmental Site Assessment and other information submitted. See Part 3 Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Area Variance required for height. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent f or future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2: Project Impacts Project Name: Commercial Expansion & Supportive Apartments- 214 Elmira Rd Date Created: 4-5-17, Updated 5-30-17 11 of 11 6/20/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — Page 1 of 4 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: Finger Lakes ReUse Commercial Expansion & Supportive Apartments Date Created: 5-31-17 PROJECT DESCRIPTION The applicant proposes to expand the existing office and retail center with a new +/-26,100sf attached 4-story mixed-use building to include retail, office, and 22 units of transitional housing fronting Elmira Road. A 7,435 SF covered outdoor inventory building and a 600 SF pavilion are also proposed. The new parking and loading layout will reduce the number of curb cuts on Elmira road from 5 to 2 and provide 70 parking spaces. An improved sidewalk will be constructed to provide a safer link between the existing pedestrian bridge connecting the Titus Tower property to Elmira Road. The building will have landscaped entrances facing Elmira Road and these will be connected to the new building entrances giving residents and patrons arriving on foot direct access to the street. The project site is in the B-5 Zoning District and requires and area variance. The applicant is proposing two sections of 3” high brick architectural wall to screen the parking area This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. IMPACT ON LAND The project site is in a developed and primarily paved state. Site development will decrease impervious surface by approximately 22,000 SF (.5 acres) on the 2.374 acre site through increased landscaping, stormwater controls and a 5,000SF green roof on the 4 story building. The applicant has submitted a letter dated April 21, 2017 from David Elwyn PE to Noah Demarest regarding preliminary subsurface investigation of the site and associated foundations recommendations. The letter concludes that pile foundations will be required for the 4-story building and a mat foundation will likely be possible for the covered materials storage building. A portion of the property is within the 100 year floodplain and the project has been design to prevent damage from or impediment of flood waters. No significant impacts are anticipated. IMPACT ON WATER The project site is contiguous to an unnamed drainage ditch that runs along the north property line. The Site Layout Plan (L101) dated 5-15-17 calls out a planting bed in this area. The applicant should further develop the landscape plan in this area. The applicant proposes to replace the existing pedestrian bridge that crosses the ditch. Appropriate erosion and sedimentation controls should be employed to prevent sediment from entering the ditch. No significant impacts are anticipated. Page 2 of 4 IMPACT ON DRAINAGE A portion of the property is within the 100 year floodplain and the buildings have been design to prevent damage from or impediment of flood waters. The applicant has submitted a letter dated May 9, 2017 to Mike Niechwiadowicz, Director of Code Enforcement from Noah Demarest, Principal of Stream Collaborative detailing the relevant design features: To anticipate future flooding, the Existing Building, Stocked Inventory Building, and portion of the new 4-story building shall meet or exceed the requirements of ASCE 24-14, Flood Resistant Design and Construction, to comply with the NYS Building Code. FEMA deems ASCE 24-14 to meet or exceed the minimum National Flood Insurance Program (NFIP) for buildings and structures. The following is a summary of features that will be addressed in the design based on Flood Design Class 2 for Zone Building Performance 1. New structural fill shall be designed to be stable under conditions of flooding. 2. Non-engineered openings and/or engineered openings shall be in at least two walls and located no more than 1 foot above the exterior finish elevation of 385'. 3. New concrete slab-on-grade shall comply with ASCE 24-14 4. Stairway and ramps shall be designed to resist flood loads and minimize transfer of loads to foundations or breakaway without causing damage to the main structure. 5. Doors in the new building (which are above the 100-yr flood plain shall be designated as the emergency exit in case of flooding. 6. Dry flood proofing measures will be employed as needed. 7. The property is not located in an erosion-prone area, mudslide area, alluvial fan area, high velocity area, or in an ice jam and debris area. Flood Damage- Resistant Materials: 1. Existing materials shall be retrofit to include flood damage resistant materials below the Design Finish Elevation of 3.3' (1' above 100-yr flood plain). Attendant Utilities and Equipment 1. Any attendant utilities and equipment shall be relocated to the new building or raised 3.3' above existing finish elevation. 2. Any fuel supply lines shall be retrofit with float operated automatic shut-off valves. 3. Exterior electrical components shall be relocated 3.3' above existing finish elevation. 4. Any tanks shall be anchored to resist at least 1.5 times the potential buoyant and other flood forces assumed to act on empty tanks. 5. The new elevator cab shall be equipped with controls that prevent the cab from descending into flood waters. 6. The new elevator shaft shall be designed to resist flood loads The Director of Code Enforcement has indicated his acceptance of this proposed approach. Page 3 of 4 Site development will decrease impervious surface by approximately 22,000 SF (.5 acres) on the 2.374 acre site through increased landscaping, stormwater controls and a 5,000SF green roof on the 4 story building. The applicant has submitted a letter dated May 18, 2017 to Scott Gibson, the City Stormwater Management Officer from Steve Rowe PE of TG Miller PC. Regarding a stormwater permit for the project. The letter outlines the approach to stormwater on the site and recommends that the project be considered a “Redevelopment Project”. A redevelopment project that results in no increases in impervious area or hydrology is exempt from installing water quantity controls as well as the requirements for runoff reduction. A project that results in a reduction of impervious cover by "a minimum of 25%" is exempt from installing water quality controls. Gibson has indicated that he concurs with this approach. No significant impacts are anticipated. IMPACT ON AIR No significant impacts are anticipated. IMPACT ON PLANTS AND ANIMALS No significant impacts are anticipated. IMPACT ON AESTHETIC RESOURCES No significant impacts are anticipated. IMPACT ON HISTORIC RESOURCES No significant impacts are anticipated. IMPACT ON OPEN SPACE AREA No significant impacts are anticipated. IMPACT ON TRANSPORTATION The applicant has submitted a Traffic Impact Assessment dated April 19, 2017 and prepared by SRF Associates. The study, which will be reviewed by the City Transportation Engineer, concludes that the project will not result in significant operational impacts to the transportation network. IMPACT ON ENERGY No significant impacts are anticipated. IMPACT ON NOISE AND ODORS No significant impacts are anticipated. IMPACT ON PUBLIC HEALTH The applicant has submitted a letter dated June 25, 2015 from Richard Brazell, NYSDEC Regional Spill Engineer to Dian Cohen, Executive Director of the Finger Lakes ReUse Center regarding Spill No: 15- 02977 at 214 Elmira Road. The letter states: Page 4 of 4 The Department has reviewed the records and data submitted by you regarding cleanup actions at the above referenced petroleum spill site. These records included, but were not limited to Microbac Laboratories Analytical Report #J5E0335, dated June 16, 2015. Based on such review, the Department has determined that you have completed the necessary cleanup and removal actions, and no further remedial activities are necessary. Nothing contained herein shall be construed as barring, diminishing, or in any way limiting the Department's authority under the Navigation Law or the Environmental Conservation Law, including the authority to require additional remedial work, if necessary. The Lead Agency recognizes that any determination regarding the need for site remediation, as well as the standard to which clean-up is required for the intended end-use, is under the jurisdiction of NYSDEC, NYS Department of Health, and the U.S. Department of Housing and Urban Development (HUD). If site development requires that impacted soils be disturbed or reveals that additional contamination exists on site, the applicant is required to follow established protocols of the applicable agencies. No significant impacts are anticipated. IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBOORHOOD The project is in the B-5 Zoning District and requires a height variance. No significant impacts are anticipated. Prepared by: Lisa Nicholas, AICP PROPOSED RESOLUTION Site Plan Review CEQR Negative Declaration Finger Lakes ReUse Commercial Expansion and Supportive Apartments 214 Elmira Road Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for commercial expansion and supportive apartments by Finger Lakes ReUse, applicant and owner, and WHEREAS: the applicant proposes to expand the existing office and retail center with a new +/-26,100sf attached 4-story mixed-use building to include retail, office, and 25 units of transitional housing fronting Elmira Road. A 8,100 SF covered outdoor inventory building and a 600 SF pavilion are also proposed. The new parking and loading layout will reduce the number of curb cuts on Elmira road from 5 to 2. An improved sidewalk will be constructed to provide a safer link between the existing pedestrian bridge connecting the Titus tower property to Elmira Road. The building will have landscaped entrances facing Elmira Road and these will be connected to the new building entrances giving residents and patrons arriving on foot direct access to the street. The project site is in the B-5 Zoning District and requires an area variance, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (10), and is subject to Environmental Review, WHEREAS: it was requested that Tompkins County Planning Commissioner, Tompkins County Department of Health (TCDOH), NYS Homes and Community Renewal (HCR) and the NYS Homeless and Housing Assistance Program (HHAP) and the Ithaca Urban Renewal Agency (IURA), all potentially involved agencies, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: All above listed agencies provided written consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: : the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on March 28, 2017, declare itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on May 23, 2017, 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; drawings titled “Site Layout Plan (L101)”, “Grading Plan (L102)”, “Planting Plan (L103)”, “Site Details (L501)”, “1st Floor Plan – North (A1)”, “1st Floor Plan – West (A2)”, “1st Floor Plan – South (A3)”, “2nd Floor Plan (A4)”, “3rd Floor Plan (A5)”, “4th Floor Plan (A6)”, “Roof Plan (A7)”, “East and West Elevations (A8)”, “North Elevation (A9)”, “Southeast Elevation (A10)”, “Southwest Elevation (A11)”, “Stocked Inventory-North Elevation (A12)”, “Stocked Inventory-South Elevation (A13)”, “Stocked Inventory-West Elevation (A14)” all dated 5-15-17 and the following undated drawings titled “Southeast Perspective” and “Southwest Perspective”, “Northeast Perspective and Northwest Perspective”, “Pavilion Schematic” and “Pavilion Schematic–Plan” all prepared by Stream Collaborative, and “Existing Conditions Plan (C101)”, “Demolition Plan (C102)”, “Erosion and Sediment Control Plan (C103)”, “Utility Plan (C104)” and “Details (C201)” all dated 2-16-17 and prepared by Stream Collaborative and TG Miller PC 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One Page 1 of 6 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: Apartments- 232-236 Dryden Ro ad Date Created: 5/3/17 Updated 5/16/17 and 5-23-17 by the Planning Board, and 6/9/17, and 6/20/17 by staff. New text is highlighted in yellow PROJECT DESCRIPTION The applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed in order to allow for each building to have a different grade plane (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review. IMPACT ON LAND The project site is in a developed area of College Town. The project proposes to reduce the amount of impervious surface on site by 9,000 SF from existing conditions. A portion of the site has slopes over 15%. Approximately +/-4000 CY of material is expected to be excavated and hauled off the site as a result of excavating for the building foundations. Assuming the use of a 12 CY haul truck, this equates to about 330 truckloads. The applicant has submitted a memo dated May 1, 2017 from David Elwyn, PE of Elwyn Palmer Consulting Engineers to Noah Demarest of Stream Collaborative describing the recommended pile foundation system. The letter states: Our recommended foundation system for support of the two proposed 4-story wood frame apartment buildings at 232-236 Dryden Rd is to use steel pipe piles to transfer foundation loads to competent rock located approximately 46’ below existing grade. Our subsurface investigation, done in March of this year, encountered some type of fill consistent with urban environments to a depth of 1-8 ft below grade. Underlying the fill was loose sand with varying amounts of silt and gravel with nearly all being of loose consistency to a depth of 34-48 ft below existing grade. At this depth a thin layer of stiff to hard silt commonly called glacial till was encountered. This was underlain by shale bedrock. One 5 ft core of the bedrock was taken in Boring B1 and the rock was found to be very competent. We believe piles will be an economical solution. Given the loose consistency of the soil overlying the rock, the piles should be installed quickly and without much driving Page 2 of 6 disturbance. Piles will also reduce the earthwork which would otherwise be required for the installation of large spread footings, and will essentially eliminate the potential for building settlement. The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from the City Engineering Department. No significant impact is anticipated/ IMPACT ON WATER IMPACT ON DRAINAGE IMPACT ON AIR Construction is projected to last approximately 8 months and will be concurrent with several other construction projects in Collegetown within a two-three block distance. The cumulative impacts of airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. During construction, the applicant will employ the following applicable dust-control measures as appropriate: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to the construction site • Re-seeding disturbed areas to minimize bare exposed soils. • Keeping roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. IMPACT ON PLANTS AND ANIMALS Nine new ornamental trees and eight new shade trees are proposed. No impact anticipated IMPACT ON AESTHETIC RESOURCES See Impact to Historic Resources No impact anticipated IMPACT ON HISTORIC RESOURCES The project site contains a former dormitory (currently known as ‘High Chaparral’) for the adjacent Cascadilla School. The building, which will be demolished, was originally designed by William Henry Miller. It has been much altered over the years and retains few vestiges of the original grand structure – pictured to the right in an undated photograph. The applicant met with the Design Review Committee on June 8th, 2017. The Committee made the following comments, recommendations and requests: Page 3 of 6 • In comments submitted before the meeting, Elliot noted corrections needed to the north elevation: the yellow elements should extend past the roofline and there should be a tower projection seen on the left part of the drawing. • A crown molding detail should be added to materials sheet and it should be indicated on elevations or materials sheet where it will be used • Applicant to submit floor plans other new and revised drawings for Project Review • Schroeder expressed appreciation for the ways in which the applicant used design elements to reference the existing building (designed by William Henry Miller) in its original state. These include: 1. Using a color scheme that is consistent with a historic image of the building 2. Incorporating stick work at the upper story of the building in reference to the original design 3. Incorporating brackets of historic design on the front balconies • Windows on the front façade and balconies should better align • All rooftop mechanicals not appearing on the elevations should be screened in the same manner as shown in drawings dated 6-1-17 • Applicant to provide a detail of the stair and landing area on Dryden Road. It should include paving, lighting, landscaping, retaining walls etc. The applicant agreed to install a historic plaque on the site showing the original building. No impact anticipated IMPACT ON OPEN SPACE AREA No impact anticipated IMPACT ON TRANSPORTATION Construction is projected to last approximately 12 months and will be concurrent with several other construction projects in Collegetown within a two-three block distance Construction Impacts- Cumulative and Project Specific: Approximately +/- 4000 CY of material is expected to be excavated and hauled off the site as a result of excavating for the building foundations. Assuming the use of a 12 CY haul truck, this equates to about 330 truckloads. The project is adjacent to the Cascadilla School and its girls’ dorm. The Cascadilla School is a day and boarding high school serving students grades nine through twelve. The campus consists of 3 buildings; one academic building with 9 classrooms and two dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the New York State public school academic calendar. 14 staff are employed at the school The project site is located between the girls’ dorm and the academic building. School officials have expressed concerns that construction will impede pedestrian access between the two buildings. The applicant has submitted a drawing titled “Work Zone Traffic Control Plan (C100)” dated 6-13-17 and prepared by Stream Collaborative et al showing two routes from the girls dorm to the Cascadilla school, one to be used during exterior construction and a more direct route to be used after the Page 4 of 6 exterior shell construction is complete. In addition to private construction projects affecting Collegetown (particularly College and Linden Avenues) in the next 3-5 years, upgrades to infrastructure are also planned. College Ave. will be affected by a NYSEG replacement/upgrade of gas and electric service as well as the City-planned upgrade of water and sewer service. An upgrade to telecommunications facilities is also expected. This work is tentatively scheduled for 2019 and 2020 and is anticipated to require lane or street closure. The City is actively coordinating public, private and utility projects in Collegetown for the 2017 construction season. At this time, the City is considering several options facilitate pedestrian, bike, transit and vehicular movement along College Ave and to minimize conflicts due to multiple simultaneous projects. The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from the City Engineering Department. The permit will dictate access requirements and repair or replacement of impacted city property. The Lead Agency has the following concerns: • Maintenance of pedestrian access from the Cascadilla School’s adjacent dormitory to the school building. • Maintenance of pedestrian access and potential road closures during excavation, shoring and construction • Traffic impacts resulting from excavation hauling • Construction deliveries and staging • Contractor parking. The majority of workers should be required to park at a remote off-site location outside of the Collegetown area. The applicant should provide documentation of this arrangement. Contractors should insure that workers will not to impeded school activities, particularly staff parking. Project impacts (Non-construction related): The project site is in the CR-4 Collegetown Area Form District (CAFD). District regulations state that if no parking is provided the applicant must either: (1) obtain a variance for relief of parking requirements; or (2) demonstrate full compliance with the NYS Building Code or Residential Code for new construction and implement a Transportation Demand Management Plan (TDMP) that is approved by the Planning Board. The applicant has provided a Transportation Demand Management Plan that has the following components: 1. There is no parking being constructed or bundled with the cost of the living unit. 2. The building will have a bike storage room for residents, and outdoor bike parking for visitors in compliance with site plan review requirements. 3. Every qualifying tenant will be provided with a membership to Ithaca Carshare as a part of their lease (subject to approval of each individual member by Carshare). There are multiple cars available directly in Collegetown and across the City of Ithaca. In addition, if Carshare deems it necessary to add a vehicle to serve new members generated by the project, a Carshare space will be included in the streetscape improvements to Summit Ave 4. Tenants will be provided with information about where to park their car should they choose to own one while they are living in Ithaca. Page 5 of 6 5. Tenants will be provided with information regarding the city’s policy for on-street parking and consequences for violations including ticketing, towing and booting. In additions, the project provides a needed pedestrian connection from Dryden Road to Summit Ave. IMPACT ON ENERGY The applicant has stated that they are exploring a net-zero building with no fossil fuels. IMPACT ON NOISE AND ODORS Construction will last approximately 12 months. The project is in a densely developed residential area and is adjacent to the Cascadilla School and its girls’ dorm. The Cascadilla School is a day and boarding high school serving students grades nine through twelve. The campus consists of 3 buildings; one academic building with 9 classrooms and two dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the New York State public school academic calendar. Noise producing construction activities, especially foundation work, will temporarily affect residents in the immediate area. The applicant has submitted a memo dated May 1, 2017 from David Elwyn, PE of Elwyn Palmer Consulting Engineers to Noah Demarest of Stream Collaborative describing the monitoring during pile foundation construction. The letter states: To ensure that noise, vibration, and disruption from pile driving operations are properly controlled, we will include in our bid specifications requirements similar to what we have used for other recent projects in Ithaca constructed on piles, including: Building condition surveys of adjacent properties prior to construction Continuous vibration monitoring during construction by an independent vibration monitoring engineer Surveys of existing adjacent construction for level control prior to and during construction Strict compliance with the City ordinance for construction operations, including allowable work days and work hours Noise monitoring during pile driving operations The applicant has agreed to make every attempt to complete pile driving before the start of the Cascadilla school year and to limit noise producing construction activity to the hours of 7:30 to 7:30 pm Monday through Friday, and Saturday 9:00 A.M. to 7:30 P.M. with prior notification of the Planning Director. IMPACT ON PUBLIC HEALTH The applicant has submitted a Phase 1 Environmental Site Assessment dated April 2017 and prepared by GeoLogic NY Inc. The study found no evidence of recognized environmental conditions in connection with the Property. Page 6 of 6 The existing building likely contains asbestos. Removal of any asbestos-containing material in the existing building will be done by a NYS Licensed Asbestos Contractor. IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NIEGHBORHOOD The project site is in a densely developed area near the central core of Collegetown. The immediate area is primarily residential, characterized by a large variety of predominantly older multi-family student residences as well as larger institutional buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD). The CAFDs were created to produce a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. The project meets the district requirements of CR-4 and does not require any variances. The Lead agency has determined that the project meets the goals stated above. The applicant has provided statement about the utility capacity and required improvements for the project: The water, sewer and electricity usage will be typical of residential development in the City of Ithaca and the current systems are more than capable of serving the new demand. Heating and cooling systems have not yet been designed, so the extent of fossil fuel use has yet to be determined. No Impact is anticipated. Prepared by: Lisa Nicholas, AICP, Senior Planner PROPOSED RESOLUTION Site Plan Review CEQR – Negative Declaration Apartments (60 Units) 232-236 Dryden Road Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for apartments located at 232-236 Dryden Road by Noah Demarest for Visum Development Group, applicant and owner, and WHEREAS: the applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed, each with two grade planes, in order to allow for different grade planes (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing house and apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review, and WHEREAS: Tompkins County Department of Health, a potentially involved agency, has consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action did, on May 23, 2017, declared itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 27, 2017, 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 revised by the Planning Board; drawings titled: “ Survey Map No. 114 Summit Avenue & No. 232-238 Dryden Road, City of Ithaca, Tompkins County, New York” dated 11-23- 16 and “ Work Zone Traffic Control Plan (C100)’, “Existing Site Conditions (C101)”, “Utility Demolition Plan (C102)”, “Site Utility Plan (C103)”, “Erosion and Sediment Control Plan (C104)”, and “Details (C201 & C301)” dated 6-12-17 and prepared by TG Miller PC; and “Demolition Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plan – 232 Dryden (L102)”, “Grading Plan – 236 Dryden (L103)”, “Planting Plan (L104)”, “Pavement Details (L501)” “Site Details (L502)”, “North and East Elevations (A201)”, “South and West Elevations (A202)”, “Bird’s Eye Views”, “Views from Summit Ave” and “Exterior Features (two sheets)”, all dated 6-13-17 and prepared by Stream Collaborative, and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval Apartments (60 Units) 232-236 Dryden Road Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for apartments located at 232-236 Dryden Road by Noah Demarest for Visum Development Group, applicant and owner, and WHEREAS: the applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed, each with two grade planes, in order to allow for different grade planes (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing house and apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review, and WHEREAS: Tompkins County Department of Health, a potentially involved agency, has consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action did, on May 23, 2017, declared itself Lead Agency for the 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 May 23, 2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 27, 2017, 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 revised by the Planning Board; drawings titled: “ Survey Map No. 114 Summit Avenue & No. 232-238 Dryden Road, City of Ithaca, Tompkins County, New York” dated 11-23- 16 and “ Work Zone Traffic Control Plan (C100)’, “Existing Site Conditions (C101)”, “Utility Demolition Plan (C102)”, “Site Utility Plan (C103)”, “Erosion and Sediment Control Plan (C104)”, and “Details (C201 & C301)” dated 6-12-17 and prepared by TG Miller PC; and “Demolition Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plan – 232 Dryden (L102)”, “Grading Plan – 236 Dryden (L103)”, “Planting Plan (L104)”, “Pavement Details (L501)” “Site Details (L502)”, “North and East Elevations (A201)”, “South and West Elevations (A202)”, “Bird’s Eye Views”, “Views from Summit Ave” and “Exterior Features (two sheets)”, all dated 6-13-17 and prepared by Stream Collaborative, and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board did on June 27, 2017, determine that the proposed project would result in no significant impact and did 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 floor plans, and ii. Submission of a revised planting plan with complete planting schedule, and iii. Submission of details for proposed interpretive signage, and iv. Submission to Planning Board of all project details, including but not limited to building materials, site furnishings, lighting, signage, paving, fencing, and railings, and v. Pile installation shall be limited to 8:00 a.m. to 4:00 p.m., Monday through Friday, and the applicant will make every effort to complete pile installation before the start of the 2017 secondary school year, and vi. Noise-producing construction (with the exception of pile driving as dictated above) shall be limited to the hours of 7:30 A.M. and 7:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 7:30 P.M. with advance notification to and approval by the Director of Planning and Development), and vii. Any work in the City Right of Way will require a Street Permit, and viii. Bike racks must be installed before a certificate of occupancy is granted. ix. A staging plan must being approved by the Building Division and Engineering before issuance of a building permit. x. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, etc. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One PROPOSED RESOLUTION Site Plan Review Transportation Demand Management Plan Apartments (60 Units) 232-236 Dryden Road Planning & Development Board June 27, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for apartments located at 232-236 Dryden Road by Noah Demarest for Visum Development Group, applicant and owner, and WHEREAS: the applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed, each with two grade planes, in order to allow for different grade planes (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing house and apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD), and WHEREAS: as no parking is proposed for the project, the applicant has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review, and WHEREAS: the Board has on June 27, 2017 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP), as part of a submission dated June 13th, 2017, and prepared by Stream Collaborative , now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 232- 236 Dryden Road. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: One TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: June 28, 2017 SUBJECT: Planning Board Comments for Zoning Appeals #3073, #3074, #3075, #3076, 3077 & #3078 On June 27, 2017 members of the Planning and Development Board discussed the above-listed Zoning Appeal and agreed to forward the following recommendation: APPEAL # 3073 372 Elmira Rd Area Variance Appeal of Steve Wilson of Bohler Engineering on behalf of the owner McDonald’s USA, LLC for an area variance from the requirements of the Zoning Ordinance for Section 325-8, Column 7, Width at Street, Column 11, Front Yard and Section 325-29.2 B (2), which allows one-third of the building frontage requirement to be substituted for an architectural wall. The applicant proposes to demolish the existing building known as McDonald’s and construct a new 4,552 SF building at the property located at 372 Elmira Road. The new McDonald’s building will be positioned to accommodate a new two lane drive thru, outdoor seating area, and provide adequate queuing for vehicles waiting to turn onto Elmira Road. The property located at 372 Elmira Road is in the SW-2 Zone, which requires 35% of the property’s street frontage must be occupied by buildings that are located between 15-34 feet from the front yard street curb. The applicant proposes to construct the building, having a building frontage width of 46.7’, which is 21.4 % of the 35% street frontage required by the ordinance. In addition, the building front will be setback 56 feet from the Elmira Street curb. The zoning ordinance requires building setbacks to be a minimum of 15’ to 34’ from the street curb. The applicant proposes to provide 73’ of architectural wall that will be setback approximately 29’ from the street curb. The zoning ordinance, Section 325-29.2 B (2), allows up to one-third of the 35% building frontage requirement, to be satisfied by an integrated architectural wall. The one-third allowance is permitted for buildings that meet the 15-34’ setback requirements, but fall short of the 35% of street frontage by building. The applicant proposes to construct the architectural wall as mitigation for these deficiencies. The property is located in an SW-2 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 negative planning impacts with this appeal. In this case, the impact is positive because it allows for an outdoor dining area and more extensive landscaping in the front of the property. 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 APPEAL # 3074 372 Elmira Rd Sign Variance Appeal of Steve Wilson of Bohler Engineering on behalf of the owner McDonald’s USA, LLC for a sign variance from Section 272-7A, size requirements of permitted signs. The applicant proposes to demolish the existing McDonald’s building and construct a new building at the property located at 372 Elmira Road. The applicant proposes to install 5 new wall signs on the new McDonald’s building. The signs include 3 wall arch signs and 2 McDonald’s wordmark signs. The property is located in the SW-2 zone district where the allowable area of building signage is limited to 1.5 SF of sign area per 1 linear foot of the building frontage. The proposed building has 46.7’ of building frontage which would allow a total sign area of 70.05 SF. The total square footage of the 5 proposed signs is 108 SF. There is an existing pole sign on the property that was granted a variance on July 6, 2010 for size of permitted signs and setback requirements of the zoning ordinance. The freestanding pole sign will remain the same and not be exacerbated by the proposed project. The property is located in an SW-2 use district in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. The Planning Board does not identify any long term negative planning impacts with this appeal. However, the Board notes that the variance request is not large and questions why the applicant cannot comply with the sign ordinance APPEAL # 3075 627 Warren Place Special Permit Appeal of Irina and Alexey Chernyakov for a Special Temporary Permit for an Accessory Apartment as required by Section 325-10 of the Zoning Ordinance. The applicant would like use the existing accessory apartment that is in their home located at 627 Warren Place. The previous owner Daniel Benedict constructed the accessory apartment and on April 4, 1994, was issued a special temporary permit by the Board of Zoning Appeal. Special permits are issued for a three-year period and must be renewed for an additional three-years by periodic housing inspections. The property files indicate that Mr. Benedict did not have the housing inspections that were required to renew the special permit. Therefore, the special permit is not valid and the current owners would like to have a temporary special permit issued to use the accessory apartment. The accessory apartment is located in the basement level of the home and has a separate entrance that faces the rear yard. The apartment consists of a living room, kitchen, bathroom, and one bedroom for a total of 454.6 S.F. of habitable living space. Section 325-10D (4) requires accessory apartment to not exceed 33 ⅓ of the total habitable space within the primary dwelling. The apartment contains approximately 27% of the total habitable space, meeting the requirement of the zoning ordinance. The property at 627 Warren Place is located in an R-1a zoning district where the installation of an accessory apartment is an allowed accessory use. However, Section 325-10 requires that the Board of Zoning Appeals grant a Special Temporary Permit for the accessory use prior occupancy. The Planning Board does not identify any long term negative planning impacts with this appeal. APPEAL # 3076 221 W. Lincoln St Area Variance Appeal of Nancy Wells on behalf of the owner James W. Carroll Estate for an area variance from Section 325-8, Column 4, Off-street Parking, Column 10, Lot Coverage, Column 11, Front Yard, Column 12, Side Yard, and Column 13, other Side Yard requirements of the zoning ordinance. The applicant requested a Lot Line Adjustment for the two contiguous properties located at 221 W. Lincoln Street and 108 Short Street. The parcel at 221 W. Lincoln Street has 3216.78 SF of lot area and the applicant would like to consolidate the rear portion of the lot, approximately 144.9 SF into the neighboring lands at 108 Short Street. The ordinance requires lot line adjustments cannot be adjusted if it creates a zoning deficiency in either lot. The proposed Lot Line Adjustment will create a new deficiency for the property located at 221 W. Lincoln Street. The percentage of lot coverage by building for 221 W. Lincoln Street will be increased from 37.7% to 39.5% of the 35% lot coverage required by the ordinance. The parcel at 221 W. Lincoln Street has a number of existing deficiencies in off-street parking, front yard, side yard and other side yard, that will not be exacerbated by the proposed Lot Line Adjustment. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 290-6, requires a variance be granted before a Lot Line Adjustment is issued. The Planning Board does not identify any long term negative planning impacts with this appeal. APPEAL # 3077 409 N Meadow Street Area Variance Appeal of Chrys Gardener on behalf of the owner Cornell Federal Credit Union, for a Community Garden Special Permit as required by Section 325-9C (4) (e) of the Zoning Ordinance. The applicant proposes to install a community garden at the Cornell Federal Credit Union property located at 409 N. Meadow Street. The community garden will be located on the portion of the property that fronts Esty Street and will contain 7 garden plots for neighbors. The applicant proposes to maintain the existing buffer landscape and install a fence along the Esty Street sidewalk portion of the property. In addition, the applicant requests a variance for the required parking space due to the bank’s need for customer parking and the lack of available spaces on site. Section 325-9C (4) (e) [6] [d], requires the applicant to provide at least one off-street parking space for the use of the gardeners. The property is located in two zone districts, WEDZ-1b and R-2b use districts in which the proposed accessory use is permitted. However, Section 325-9C (4) (e) requires that Community Gardens be permitted only by special permit granted by the Board of Zoning Appeals. The Planning Board does not identify any long term negative planning impacts with this appeal. The impact is positive as the project provides a community benefit and the Comprehensive Plan states the desirability of community gardens throughout the City. APPEAL # 3078 339 South Geneva Street Area Variance Appeal of Noah Demarest on behalf of the owner John Barber for an area variance from Section 325-8, Column 4, Off-street parking, Column 6, Lot Area, Column 11, Front Yard, Column 12, Other Front Yard, Column 13, Side Yard, and Column 14/15, Rear Yard requirements of the ordinance. The applicant proposes to convert an existing garage into a single family home at the property located at 339 S. Geneva Street. The zoning ordinance requires that properties with more than one primary structure comply with the minimum lot area for each permitted primary use. The existing 3 unit dwelling requires 7,000 SF in lot area and the proposed single family home requires 5,000 SF of lot area. The existing parcel has 7,971.48 SF of the 12,000 SF of lot area required for both buildings. The conversion of the garage to an apartment will also require one additional parking space to meet the requirement of the zoning ordinance. The property currently has 4 parking space on site. As part of the proposal, the 2 spaces in the garage will be eliminated, leaving 2 of the 5 parking spaces required by the ordinance. The garage structure will also be deficient in the required side and rear yard dimensions. The garage is positioned .1’ from the side lot line, a 5’ side yard is required. The rear lot line is 3’ from the structure, the ordinance requires a 20’ rear yard. The property has existing deficiencies in both front yards that will not be exacerbated by the proposal. The property is located in an R-3aa residential 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 negative planning impacts with this appeal. The appellant is using an existing building, the design improves its contextually and infill housing is desirable where appropriate.