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Home My WebLink About05-22-18 Planning & Development Board Meeting Agenda PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on MAY 22TH, 2018 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) 6:05 3. Subdivision Review A. Project Minor Subdivision 6:15 Location 508-512 Edgewood Pl Tax Parcel # 62.-2-4 Applicant : Christopher Anagnost for Randolph C & Melanie L Murphy Actions  Declaration of Lead Agency Project Description: The applicant is proposing to subdivide the .718 acre (31,276 SF) property into two tax parcels: Parcel A measuring .326 acres (14,205 SF) with a width of 83.42 feet on Edgewood Place and containing an existing garage and driveway and Parcel B measuring .279 acres (12,136 SF) with a width of 61.30 feet on Edgewood Place and containing an existing single family home. The parcel is in the R-3a Zoning District which requires a minimum lot size of 7,000 SF, width at-street of 50 feet, front yard setback of 10’ and side yard setback s of 10 and 5 feet, and a rear yard setback of 20%, or 50 feet. The site is in the East Hill Historic District; therefore, any future structure would be subject to approval by the Ithaca Landmarks Preservation Commission, as well as site plan review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h), and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review. B. Project Minor Subdivision 6:30 Location 101 Pier Road Tax Parcel # 17.-1-1.2 Applicant Organic Waterfront LLC Actions  Declaration of Lead Agency Project Description: The applicant is proposing to subdivide the 7.816 acre property into two tax parcels: Parcel A measuring 3.846 acres with 388.3 feet of frontage on Willow Ave and 182.3 feet of frontage on Pier Road , and containing four existing buildings; and Parcel B measuring 3.970 acres with approximately 450 feet of frontage on Pier Road and containing one existing building. The property is in the Newman District which has a minimum side yard setbacks of 5 feet excluding town homes, and a rear yard setback of 20 feet from top of bank for properties located along the waterfront, and no minimum requirements for lot size, street frontage, or front yard. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h), and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review. The property is slated for future mixed-use development; however, the applicant is proposing to subdivide the property at this time to sell a portion of the property. These circumstances warrant a segmented environmental review for the subdivision, as a full environmental review will be conducted during the site plan approval process for the entire future development project comprising both parcels. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 JoAnn Cornish, Director DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 4 Site Plan Review A. Project Hilton Canopy Hotel 6:45 Location 115 Seneca Way Applicant : Whitham Planning and Design on behalf of Baywood Hotels Actions  Consideration of Conditions and Project Changes Project Description: This project, the construction of a seven-story hotel with 131 guest rooms, was approved on February 23, 2016. The applicant has submitted materials to satisfy conditions and is also requesting minor project changes. B. Project Tompkins Financial – Signage 7:00 Location 118 E. Seneca Street Applicant : Tompkins Trust Company Actions  Satisfaction of Conditions (Approval of Signage) Project Description: This project was approved on December 22, 2015. The applicant has submitted the proposed signage package for Board review and approval. The proposal requires variances because it exceeded the allowable area (see variances below). C. Project Retail Expansion (3,200 SF) 7:20 Location 744 S Meadow Street Applicant : James Boglioli for Benderson Development Corp Actions  Determination of Environmental Significance Consideration of Preliminary & Final Approval Project Description: The applicant is proposing to build a 3,200 SF addition to the western end of the existing 17,546 retail space. The project will require the removal of an existing dumpster enclosure – which will be relocated to an expanded dumpster area behind the building to the south. The project includes the additions of two parking spaces to the existing lot. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and requires environmental review. D. Project Duplex 7:40 Location 207-209 First Street Applicant : David Barken for Barken Family Realty LLC Actions  Public Hearing  Determination of Environmental Significance  Recommendation to BZA Project Description: The applicant is proposing to build a duplex and install associated site improvements on the 12,609 SF (.3 acre) project site which comprises two tax parcels each containing one duplex. The project contains communal outdoor spaces including raised garden beds, exterior trash enclosures and walkways. Site devel opment requires the removal of three mature trees. The current large parking area at the rear of 207 First will be converted to greenspace. The project requires two area variances: one for an existing side yard setback deficiency and the other to reduce parking by one space. This has been determined to be a Type II Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”). However, because this action has been determined to have potential impacts to the surrounding neighborhood, it is being reviewed as an Unlisted Action. “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 D. Project GreenStar Cooperative Market 8:00 Location 750-770 Cascadilla St Applicant Noah Demarest for The Guthrie Clinic Actions  Public Hearing  Determination of Environmental Significance Project Description: The applicant proposes to relocate GreenStar Cooperative Market from its current location at 701 West Buffalo Street to an existing 29,978 SF building on a 2.8 acre project site comprising two tax parcels at 750 & 770 Cascadilla Street. The site is currently occupied by two one-story concrete block structures, covering 37,615 SF and 29,978 SF. There is 17,543 SF of greenspace, and the remainder of the site is paved. The larger of the two buildings will be demolished to make way for a 160+/- car parking area, which will feature new landscaping and stormwater treatment systems. New greenspaces, entry and an outdoor café will be developed around the perimeter of the building. The building will be connected to Cascadilla Street by a new sidewalk along the east edge of the lot, and new sidewalks will be installed along the Cascadilla Street frontage to connect the site with the City sidewalk network. A timber structure along the street edge will incorporate signage and parking lot screening and create a defined street edge. The project is in the waterfront Market District (MD). This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(d) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) and requires environmental review. E. Project Apartments (60 Units) 8:20 Location 232-236 Dryden Road Applicant Stream Collaborative for Visum Development Group Actions  Consideration of Approval of Revised Transportation Demand Management Plan Project Description: The applicant has revised the site plan such that the previously proposed off-site parking is no longer included in the project and has updated the TDMP narrative to reflect this. F. North Campus Residential Initiative – Sketch Plan 8:40 5. Zoning Appeals  #3094, 318-320 W Seneca St, Area Variance  #3095, 417 E. Lincoln St., Area Variance  #3096, 207-209 First St, Area Variance  #3097, 202 E Tompkins St, Area Variance  #3098, 118 E Seneca St, Sign Variance 9:00 6. Old/New Business A. Chainworks District FGEIS – Special Meeting on May 29 B. Committee of the Whole Meeting Chainworks May 30th 9:15 7. Reports A. Planning Board Chair (verbal) B. Director of Planning & Development (verbal) 9:30 8. Approval of Minutes: April 24, 2018 9:45 9. Adjournment 9:50 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. 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. Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding. To: City of Ithaca Planning and Development Board From: Joel Fredell and Susan Nassar, 208-210 Lake Avenue, Ithaca NY 14850 Re: Project Proposal by David A. Barken for 207-209 First St., Ithaca NY 14850 Date: May 15, 2018 cc: Robert Aaron Lewis, Chair; Matthew F. Johnston; Jack Elliott; Emily Petrina; Mitch Glass; McKenzie Lauren Jones; Lisa Nicholas, Deputy Director of Planning & Development We have now met with Lisa Nicholas and David Barken, and would like to express our concerns briefly based on new information from these meetings. 1. We share our back property line with the back property line at 207 First St. The current site plan positions the proposed duplex within 10 feet of that line. Ms. Nicholas informs us, and Mr. Barken confirms, that City of Ithaca zoning requires a 33 foot setback from the back property line for the new structure, so a substantial variance would be required – over 2/3 of the required setback would be discarded. We ask that the required setback be accommodated in a new site plan, and we will oppose any zoning variance that does not protect our property from major negative impacts. If Mr. Barken’s neighbors are constrained by City zoning to accept this new density in a residential neighborhood, then it is only fair and reasonable that Mr. Barken is constrained by City zoning requirements to mitigate impacts on his neighbors. 2. Our back property is already hemmed in by a back house flush with our south property line at 206 Lake Ave.; both it and the front house are rental units owned by an absentee landlord and densely occupied. The proposed three duplexes could house along our west side 18 unrelated people under City zoning rules, along with romantic partners and others. Another major structure close to our back yard will make that green space much less desirable, if not unuseable, our home more noisy, our streets more clogged with traffic. A 33 foot setback would substantially mitigate the effects of this existing and potential density. 3. Given the density already in place around us, major new impacts will force us to move, and almost certainly create another absentee landlord property from the house we’ve lived in for 25 years. As Ms. Nicholas pointed out, 70% of Ithaca housing is rental. Everyone deserves good housing, but if owner occupation is still seen as valuable at all in the City, then the zoning rules in residential neighborhoods need to be enforced fairly or owner-occupied units will be forced out in favor of rentals and, increasingly, AirBnB. STREAM Collaborative architecture + landscape architecture dpc 108 W. State Street Ithaca, NY 14850 5/15/2018 Lisa Nicholas Senior Planner Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca, N.Y. 14850 Dear Lisa: I’m attaching to this letter some supplemental information to support the application for site improvements at 770 Cascadilla Street for GreenStar’s relocation. The site plans have been revised in response to specific concerns and questions from the City Engineering department and the City Forrester. We are hopeful this information will help complete the requirements for the environmental review and allow us to move forward with the preliminary and final site plan approval in June. 1. The first vehicle entrance has been changed to be ingress only and reduced to 16 feet wide. This allows for more queuing for cars along Cascadilla Street heading East. 2. The width of the east walkway increased from 5 feet to 9 feet wide with 1 foot of flush shoulder and a 3ft high decorative fence (owner’s authorization has been requested but is still pending). 3. A break in the fence was added with a new sidewalk connection to Mirabito so customers can move freely between both properties (owner’s authorization has been requested but is still pending). 4. The bollards have been drawn on the plan such that they are not in the walkway. This is shown on Detail L501/B3. 5. The width of the porous paver strips in the parking lot increased from 3ft to 4ft to allow more water to infiltrate to the tree roots and we left a 4ft x 4ft mulch opening around each tree. These trees will be planted in typical organic plant mix but the roots can spread out into the structural soil. 6. Notes were added to the planting plan describing the extent of structural soil which is to be used for the pavers and adjacent asphalt in a continuous trench that is 8 ft wide and 2.5 ft deep. 7. The tree species in the parking lot has been changed to honey locust. 8. The street trees along Cascadilla have been changed to crabapples due to overhead power lines. 9. The 2 oak trees in the east side of the parking lot have been removed (due to overhead power lines) and replaced with 11 serviceberry trees to break up the view of the parking lot from Rt 13 and Purity. 10. The parking striping along the north property line has been removed from the project. To be agreed upon at a later date with the owner of that land (CMC). 11. More information has been added to the parking lot tree detail L103/D1 to show the tree guards and wheel stops as well as a plan view to show the mulch opening. Sincerely, Noah Demarest AIA, RA, RLA, LEED AP Principal noah@streamcolab.com 607.216.8802 Greenstar Cooperative Market 770 Cascadilla St, City of Ithaca, New York 2018.03.235.15 Project Description The project in the waterfront Market District (MD) involves the relocation of the Greenstar Cooperative Market from its current location at 701 West Buffalo Street to an existing 29,978sf building at 770 Cascadilla Street. The building is located on a 1.3 acre parcel. A second parcel includes a 37,615sf concrete block building which will be demolished for parking. The 29,978sf building will be upgraded with new insulation and metal siding to improve the appearance. Additions along the south and east sides of the building (facing Cascadilla St and Rt 13) will have a timber frame aesthetic and mark significant functional elements of the store such as the entry, loading dock, outdoor café and mezzanine stairway. Between the store and Cascadilla Street will be a +/-160150 car parking area controlled by the applicant. The parking area will incorporating incorporate state of the art stormwater management practices. A timber structure along the street edge will serve as a gateway to the property and incorporate signage and parking lot screening. Site Improvements The site is currently occupied by two one-story concrete block structures, covering 37,615sf and 29,978sf. There is 17,543sf of greenspace, and the remainder of the site is paved (areas taken from cad survey). The larger of the two buildings will be demolished to make way for a 160+/- 148 car parking area, which will feature new landscaping and stormwater treatment systems. New greenspaces, entry and an outdoor café will be developed around the perimeter of the building. The building will be connected to Cascadilla Street by a new 9 foot sidewalk along the east edge of the lot, and new sidewalks will be installed along the Cascadilla Street frontage to connect the site with the City sidewalk network. A timber structure along the street edge will incorporate signage and parking lot screening and create a defined street edge. The decision to demolish the larger building which is closest to Cascadilla Street was influenced by certain realities of large scale grocery retail. The 37,615sf building is situated on the site such that public access to the necessary parking area would have been very difficult, given the lack of circulation area around the larger building. The resulting parking area would have been virtually invisible to arriving shoppers, the majority of whom would arrive by car. Perhaps the biggest problem with having the building between the street and the parking would be the necessity to have a street-facing entry, AND a parking- facing entry, with two complete checkout lines and a lack of distinction between front and back of store. This would have significant negative impacts on store arrangement, promotional opportunities at the entry, and staffing 2 checkout locations. By retaining the smaller building with parking in the front, the store and parking are visible to all shoppers, regardless of how they arrive, and as such will simplify wayfinding. A single entry and checkout will allow for a more easily comprehendible store layout, simpler staffing, and a greater ability to capture attention from shoppers for promotions, sales, and educational outreach, without having to duplicate efforts at two entries. Zoning Compliance Requirements: The site is in the MD waterfront zone which has no minimum lot size, no minimum width at the street line, no parking requirement, and no loading requirement. Allowed lot coverage is 100%. The maximum building height is 63 feet and 5 stories, and the minimum building height (for new construction) is 25 feet and 2 stories, with a minimum 12’ high first floor. There is no front yard required except to provide a 5’ sidewalk and 8’ tree lawn. Side yards are required to be 5’, and the rear yard for properties not fronting on the water is 10’. One bike parking space is required for every 2500sf of net assignable floor area (4 spaces min). Proposed conditions: The new parking lot will include 161’ of frontage on Cascadilla Street. Approximately 160 parking spaces and 2 loading spaces will be provided. The main building and accessory structures will cover approximately 27% of the lot. The existing building is Greenstar Cooperative Market - 2 of 7 one story +/-20’ high. A mezzanine will be added. The building to remain is existing and as such the minimum building height for new construction does not apply. The existing building is set back approximately 240’ from Cascadilla Street, has side yard setbacks of 9.3’ and 12’, and a rear yard setback of 15’. The required amount of bike parking is 12 spaces, all of which will be provided adjacent to the front door under a canopy with additional bike parking as required by the owner. Program The project proposes re-use of an existing 29,978sf warehouse type building as a cooperative grocery store. Program will include a sales floor, commercial kitchen/bakery, sit-down café, educational program space, loading and storage areas, and administrative offices. Stormwater The two parcels are currently covered by +/-81,518sf of impermeable surface, including parking areas, sidewalks and buildings. The proposed re-development will reduce the amount of impermeable surface on the property to +/-80,534sf, adding +/-984sf of vegetated area. Areas are those within property boundary. Additional paving and green area changes may occur within the Cascadilla St right of way and on adjacent properties as needed to tie parking and landscape into existing. The parking area will be designed with flush curbing around central landscape strips, comprised of porous pavers, allowing water to freely flow into the paver areas prior to entering the stormwater distribution system. A hydrodynamic separator will be installed to treat stormwater and a small rain garden will be installed to treat runoff from the entry sign roof. Roof drains of the existing 29,978sf building currently daylight to lawn areas and will not be altered. Demolition of the 37,615sf building will remove this amount of surface area from direct connection to City storm drains. A separate stormwater narrative (attached) has been prepared by T.G. Miller, P.C. and will be submitted to Scott Gibson, City Stormwater Management Officer, for review and approval. Landscape A planting plan had been developed to address the street edges, entry, outdoor café, and building perimeter, such that these spaces are a lush experience with interest throughout the seasons. All plantings will be selected to be naturally drought tolerant with no irrigation installed, and manual watering only required during the period of initial plant establishment. Strong consideration has been given for native or naturalized plants. The base plantings will be augmented by the owner with additional perennials and annuals to change with the seasons. No large trees currently exist on the site, and there are no large street trees along Cascadilla Street adjacent to this property. New street trees and trees within the parking area, and adjacent to the outdoor café will be added, per the planting plan. Site Lighting Building mounted lighting will be installed at building entries to allow for safe access to the building and contribute to a friendly and inviting night-time environment. The outdoor café area will be lit with pole lights and lighting under the canopies. The parking area will be lit with pole mounted light fixtures, and the timber structure along Cascadilla Street will feature lighting to create a friendly and inviting environment along the street. All light fixtures will be LED sharp cut-off and dark-sky compliant. Utilities and Energy The water, sewer and electricity usage will be typical of commercial development in the City of Ithaca and the current systems are more than capable of serving the new demand. Demolition of the existing 37,615sf building on the site will remove its energy demand, and the retrofitting of the remaining building will use more efficient lighting and mechanical systems than the existing. The building envelope of the building to remain will be upgraded to comply with the current energy code, thus reducing its energy use for heating and cooling. Heating and cooling systems have not yet been designed, so the extent of fossil fuel use has yet to be determined. We are exploring the possibility of building a net-zero-ready building with no fossil fuels on-site. New water, sanitary, gas, electric and telecommunications services will be extended to the renovated building. Greenstar Cooperative Market - 3 of 7 Traffic The impact on automobile traffic of the new retail store is expected to be negligible, with the primary impact being more turning movements at the Fulton and Cascadilla intersection, which already has a traffic light. SRF Associates has was been hired by the development team and they are actively workingworked with NYSDOT and City Engineers to identify any potential traffic impacts and suggested mitigation. The SRF report is anticipated to be completed by the end of March.concludes the proposed project will not result in any potentially significant adverse traffic impacts to the study area intersections. The complete report with supporting data has been provided to both the city planning and engineering departments. One suggested change that has now been incorporated into the site plan is to make the eastern curb cut an ingress only with the western curb cut providing ingress and egress. This increases the length for queuing cars heading east along Cascadilla St. The location is within walking distance of many residential neighborhoods and will be connected to the city sidewalk network after sidewalk improvements associated with this project. Ample bike parking will be provided on site. There are signaled intersections at Cascadilla and Meadow, and Cascadilla and Fulton, with pedestrian controls allowing for safe crossing of the Rt13 arterials. The site is not directly served by TCAT, however the #13 bus passes within 4 blocks, and the #14 within 5 blocks of the site. Future TCAT service through the site would be possible once the adjacent Carpenter Business Park development is completed. Transportation Demand Management Plan There is no parking requirement for code compliant buildings in the new Market District. However, a grocery store has a significant parking demand. 148 off street parking spaces will be provided with an additional 17 spaces possibly provided on the adjacent land to the north to be shared in common with multiple owners. The following is a summary of the anticipated parking demand provided by GreenStar’s General Manager. This information was also shared with SRF Associates and directly contributed toward their traffic impact study conclusions. GreenStar’s West End expansion to 770 Cascadilla street Parking Requirements & context -Brandon Kane, General Manager 5/1/2018 Current West End store of 701 West Buffalo Street & 700/702 campus Current West End total approximate SF: 29,000 Current West End store approximate SF: 5,500 Current West End campus total parking spaces: 181 Current West End store = 58 Tompkins Trust lot leased on Seneca Street = 32 Space, warehouse, classroom parking = 91 Greenstar Cooperative Market - 4 of 7 Relocation to 770 Cascadilla Street Total building SF: 35,219 Total retail SF: 16,600 Total parking spaces in present site plan: 150. An additional 17 spaces may be available through a shared-use agreement between GreenStar Co-op & the Owner of Palisades property. Institution of Transportation Engineers recommendation: average of 3.7 parking spaces (for retail customers only) needed per 1,000 Square Feet of Gross Floor Area GreenStar GFA = 35,219/1,000 = 35.22 35.22 X 3.7 = 130 parking spaces needed for GreenStar retail store customers only GreenStar Events & Classrooms will also be hosted on site. Although large events will occur the average event is estimated to be daily between 4pm and 12am with 24.4 average class attendees per night, 7 days per week. This figure is not included in the retail customer calculation above. GreenStar estimates that it will have 75 staff members on site at any given time during operating hours of 7am – 11pm, 7 days per week. If 70% of 75 on site staff drive vehicles an additional 53 parking spaces will need to be provided. Total average parking spaces needed for West End relocation to 770 Cascadilla Street: 208 Weekday Saturday Sunday Weekday Saturday Sunday Supermarket, Suburban 850 KSF 3.78 3.92 3.05 5.05 4.94 NA Description/ITE Code Units ITE Vehicle Parking Generation Rates 85th PercentileAverage Greenstar Cooperative Market - 5 of 7 Retail Customer = 130 Class & Event attendees = 25 Staff parking = 53 The Administrator of GreenStar’s market study (G2G Research) was contacted regarding parking. This is their response: “An acceptable level of parking for your store is 6 spaces per 1,000 total GLA. So, 211 parking spaces for both your customers and staff” GreenStar’s business model is based on transaction size. Each parking space is valued at approximately $500 per day at present or $180,000 per year in revenue. Any loss of parking spaces could cost the co-op up to $180,000 per year in sales. Conclusions 1. Although the current West End campus offers much more total parking (181) than the proposed relocation (148) the consolidated nature of the relocation parking makes up for the loss. 2. 148 spaces for retail, events and staff is already severely inadequate according to both the ITE and market study professionals. 3. Therefore 148 parking spaces in itself is a mitigation to parking for GreenStar’s requirements. 4. Given the retail sales value of GreenStar’s parking spaces. GreenStar should offer incentives to its staff to use alternative transportation to reduce its parking need burden. 5. GreenStar cannot offer incentives for customers given the supermarket business model is reliant upon transaction size associated with passenger vehicles. 6. GreenStar should consider leasing off-site parking for staff and class attendee use to free up as many retail parking spaces as possible. Components of the Transportation Demand Management Plan (TDMP) 1. Building less parking than the anticipated demand is the most significant component of the TDMP. 2. A new city sidewalk is being constructed along Cascadilla street with good connectivity to the entire city. 3. A 9 ft wide pedestrian/bike pathway is being constructed along the east property boundary to facilitate direct path from the street to the front entry for both modes of transport. 4. The building will have ample outdoor bike parking for visitors far exceeding site plan review requirements including racks for 12 bikes under cover and 10 bikes uncovered. 5. Additional space for the new Lime Bikes bike share program (both covered and uncovered) is available throughout the property (no bike racks are necessary for Lime Bikes). Lime Bikes include baskets for carrying groceries and can be picked up and dropped off anywhere in the city including one way trips. 6. If Carshare deems it necessary to add a vehicle to serve new members generated by this project, a Carshare space will be included along Cascadilla Street in one of the newly constructed on-street parallel parking spaces. 7. Every qualifying staff member will be provided with a membership to Ithaca Carshare (subject to approval of each individual member by Carshare). Greenstar Cooperative Market - 6 of 7 Site Photos Figure 11: Google Earth view of site. Figure 2: View of site from Cascadilla St Greenstar Cooperative Market - 7 of 7 Figure 3: View of site from Citgo Figure 4: View of site from Rt 13 Page 2 of 2 Greenstar Cooperative Market 770 Cascadilla St, City of Ithaca, New York 2018.05.04 Proposed Parking Lot Trees Canopy trees in the parking lots were selected based on their ability to grow quickly to provide significant shading of the asphalt surface and cars, their known tolerance of salt and wet conditions given the high water table, and their known ability to thrive within CU Structural Soil (see attached specifications for each species selected). The trees will be planted in continuous trenches of CU Structural soil that will be approximately 8 ft wide by 2.5 ft deep. Urban street trees require approximately 2 cubic feet of soil for every square foot of canopy. This equates to roughly 800 cubic feet of soil for a tree with a 30 ft diameter canopy. Trees that share the same planting bed require even less soil than a single standalone tree because they can share the same volume. With the trees spaced 36 feet apart that means the soil volume will be 720 cubic feet for every tree. This is sufficient given that the trees are all sharing the continuous volume of soil. Each tree will also be protected with custom designed tree guards similar to the one shown below with details included in the drawing set. We are also proposing to install a wheel stop at each parking space that aligns with a tree similar to what is shown in the example images below. The intent is to make it physically impossible for a vehicle to damage these trees without first damaging the vehicle. These images do not show the trees in exactly the same configuration as the proposed site plan but they do illustrate the concept of a curbless parking lot. The elimination of curbs creates a completely barrier free parking lot for people and allows water to flow freely into the permeable pavers to the tree roots. C.O.C.O.C.O.C.O.C.O.C.O.C.O. C.O. C .O .C.O.G T G G GG G 48.29' +/-8'GARDEN SHED ASPHALT PLANTBEDPLANTBEDLAWNLAWNLAWNCONC1CONC1LAWNCONC1 LAWN LAWN PAVER2 LAWN LAWN LAWN ASPHALT LAWN CONC1 PAVER1 PAVER2 FORKLIFT SHED MAIN ENTRANCE (ADA) CAFE ENTRANCE (ADA) PROPANE TANKS STORAGE DUMPSTERS (3) CURB 16'23.5'4'17.5'22'27'243'10'20' PARKING LOT IMPROVEMENTS TO ADJACENT PROPERTY TO BE NEGOTIATED PAVER2 NORTHFARM STAND P3P3L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 SE1 SE1 SE239.5'4'57'4'57.5'9'R 10'R 30'PAVER1 20'21.01' +/-39'LAWN TRASH COMPACTOR CARDBOARD COMPRESSOR COMPRESSOR GATE 20'9'36'34'P.O.B. 36'243' 297'20'40'4'5'SE2 SE3 SE3 SE3 SE3 L1 SE3 R2 R1 R1 POSSIBLE TRANSFORMEPAD AS REQUIRED ASPHALT PLANT BED PAVER1 PAVER1PAVER1 PAVER1 PLANTBEDPAVER1 31.5'18.5'18'10' GREASE TRAP R2 R2 CURB --------EVEV S2 S2 S1 PLANT BED EXISTING ASPHALT WITH FUTURE PARKING STRIPING NOT INLCUDED IN PROJECT (SUBJECT TO APPROVAL BY ADJACENT OWNER) 770 CASCADILLA STREET GREENSTAR COOPERATIVE MARKETCASCADILLA STREETNY S R T 1 3 MIRABITO RICK'S RENTAL PALISADES CMC 1 1 1 CONC1 1 Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD 1" = 30'-0"5/15/2018 10:06:53 AMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL101 LAYOUT PLAN 2018003GREENSTAR @ 770 CASCADILLA ST5/15/18ORGANIC WATERFRONT, LLCCITY OF ITHACA, NYSITE PLAN REVIEW GENERAL SHEET NOTES - SITE LAYOUT 1 Refer to Specifications, DIVISION 01, for additional information and requirements. 2 General contractor shall notify all utility owners having underground utilities on site prior to excavation. Contractor shall contact utility locating company and locate all utilities prior to any excavation. 3 See civil drawings for layout of underground utilities. 4 See electrical drawings for layout of underground electrical and lighting. 5 Install expansion joints every 30' in concrete and in areas where concrete abuts curbs and other fixed objects. 6 Verify dimensions and accept conditions before proceeding with work. Report discrepancies to landscape architect before proceeding. 7 Do not scale drawings. 8 Walks, drives, curbs, parking, and building locations to be laid out in the field by a licensed surveyor. 9 Dimensions to curbs are to exposed faces unless otherwise noted. REVISIONS Δ DESCRIPTION DATE 1 CEQR 5/15/18 NORTHMCS 1 MCS 1 MCS 1 PCS 8 PCS 9 PCT 3 MSI 1 MSI 1 MSI 1 GTH 8 GTH 8 AGA 11 GTH 1 GTH 1 COS 9 COS 10 PVP 8 CAK 8 CAK 8 PVP 6 CAK 8 POD 1 CAK 7 PVP 4 COS 5 POD 2 SDP 3 PVP 6 POD 2 COS 2 COS 7 PVP 4 CAK 12 PVP 3 PCT 2 POD 28'AREA OF STRUCTURAL SOIL 8' WIDE X 2.5' DEEP CONTINUOUS TRENCH 1 1 1 1 1 1 DECIDUOUS SHADE TREE EVERGREEN TREE WOODY SHRUBS PERENNIAL SHRUBS ORNAMENTAL TREE PLANT LEGEND BARK MULCH STRUCTURAL SOIL PLANT MIX ADJACENT PAVING 4'2' UNDERDRAIN - COORDINATE WITH CIVIL DWGS4'1' 1' 1' 2"x1/2" STEEL BARS (4 TOTAL) #5 REBAR HOOPS 0.5'0.5'24" GRANITE WHEEL STOP 2'4'4'2'1.5' 0.5' PLAN VIEW SOIL PLANT MIX 2.5'0.5'1 24" GRANITE WHEEL STOP POROUS PAVERS ON STRUCTURAL SOIL BARK MULCH ASPHALT STEEL TREE GUARD 2" SINGLE GROUND HARDWOOD BARK MULCH PLANTING MIX -TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART) 5'-0" SPADED EDGE -TYPICAL COMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING 3X ROOT BALLROOT BALL + 6"2"-3" SINGLE GROUND HARDWOOD BARK MULCH PLANTING MIX -TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART) 4" TOPSOIL FOR LAWNS SPADED EDGE -TYPICAL 1'-6" MINCOMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD As indicated5/15/2018 10:07:01 AMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL103 PLANTING PLAN 2018003GREENSTAR @ 770 CASCADILLA ST5/15/18ORGANIC WATERFRONT, LLCCITY OF ITHACA, NYSITE PLAN REVIEW PLANTING SCHEDULE KEY QTY.BOTANICAL NAME COMMON NAME INSTALLED SIZE MATURE SIZE COMMENTS SHRUB - DECIDUOUS COS 33 Cornus sericea RED TWIG DOGWOOD #5 CONTAINER 6' TALL 6' WIDE POD 7 Physocarpus opulifolius 'Diablo' NINEBARK #5 CONTAINER 8' TALL AND WIDE SDP 3 Salix discolor PUSSYWILLOW #2 CONTAINER 6' WIDE 10' TALL SHRUB - PERENNIAL CAK 43 Calamagrostis × acutiflora 'Karl Foerster' FEATHER REED GRASS #3 CONTAINER 3' WIDE 3' TALL PVP 31 Panicum virgatum 'Prairie Fire'PRAIRIE FIRE SWITCH GRASS #1 CONTAINER 2' WIDE 5' TALL TREE - ORNAMENTAL AGA 11 Amelanchier canadensis SERVICEBERRY 6 FEET TALL 15' wide MULTISTEM MSI 3 Malus 'Sargentii'COMMON CRABAPPLE 1.5"25' TALL MCS 3 Malus 'Snowcloud'SNOWCLOUD CRABAPPLE 1.5"25' TALL PCT 4 Prunus cerasifera 'Thundercloud' THUNDERCLOUD PURPLE LEAF PLUM 1.5"25' TALL TREE - SHADE GTH 18 Gleditsia triacanthos var. inermis 'Halka™' (Christie) HALKA HONEYLOCUST 2" CALIPER 40' TALL SALT TOLERANT TREE -EVERGREEN PCS 17 Pinus cembra 'Klein'SWISS STONE PINE 6 FEET TALL 15' GENERAL SHEET NOTES - PLANTING 1 Refer to Specifications, DIVISION 01, for additional information and requirements. 2 Consult landscape architect on shape of bed edge and placement of all plants prior to installation. 3 Only nursery-grown plant materials shall be acceptable. All trees, shrubs and ground covers shall comply with applicable requirements of ANSI z60.1, American standard for nursery stock. 4 All planting beds to be excavated to a minimum depth of two feet and replaced with amended topsoil consisting of 1 part screened topsoil, 1 part compost and 1 part sand. 5 Tree pits in lawn to be excavated to depth of root ball plus six inches and shall be three times the width of the root ball. 6 Deciduous trees shall have a caliper of at least 2 1/2 inches at breast height (DBH) at the time of planting. 7 All trees in lawn areas to receive five-foot diameter mulch rings. 8 Install 3 inches of natural shredded bark mulch in all planting beds. 9 No plants or trees shall be located beneath building overhangs. 10 Sun/shade lawn mix - deep till any compaction due to construction and install 4" of amended topsoil. 11 Warranty all plant materials for a period of 1-year beyond the date of substantial completion. 1/2" = 1'-0"D1 TYPICAL TREE PLANTING IN PAVEMENT 1/2" = 1'-0"C1 TYPICAL TREE PLANTING 1/2" = 1'-0"A1 TYPICAL PERENNIAL PLANTING REVISIONS Δ DESCRIPTION DATE 1 CEQR 5/15/18 1 CONCRETE SLAB 6 X 6 X W1.4 X W1.4 MESH, FLAT SHEETS ONLY SET ON CHAIRS COMPACTED SUBBASE COMPACTED SUBGRADE NOTES 1. SEE PLANS FOR TOOL JOINTS (TJ), EXPANSION JOINTS (EJ), LAYOUT WIDTHS, RADII AND FINISHES 2. 2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES 8" 5" WIDTH AS SHOWN ON PLAN CROSS SLOPE AS SHOWN ON GRADING PLAN CONCRETE SLAB (2) 6 X 6 X W2.9 X W2.9, 2" MIN. CLR. TOP AND BOTTOM COMPACTED SUBBASE COMPACTED SUBGRADE NOTES 1. SEE PLANS FOR TOOL JOINTS (TJ), EXPANSION JOINTS (EJ), LAYOUT WIDTHS, RADII AND FINISHES 2. 2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES 1'-0" 8" WIDTH AS SHOWN ON PLAN CROSS SLOPE AS SHOWN ON GRADING PLAN NOTES 1. TOOL JOINTS EVERY 5'-0" MAX TYPICAL OR EQUALLY SPACED BETWEEN SITE FEATURES. 2. EXPANSION JOINTS ARE REQUIRED EVERY 50' AND AT FIXED FEATURES LIKE BUILDINGS, LIGHT POSTS, PADS, ETC. 3. OVERLAP MESH SHEETS 1'-0" MIN 1/2" EXPANSION JOINT (EJ) AND JOINT SEALANT 1/2" S.S. DOWEL x24" W/ PLASTIC SLEEVE AT 18" O.C. CONCRETE WALK SUBBASE SUBGRADE 1' DEEP TOOL JOINT (TJ) W/ 1/4" RADIUS MEDIUM BROOM FINISH WIDTH AS SHOWN ON PLANWIDTH AS SHOWN ON PLANNOTES 1. BROOM PERPENDICULAR TO LINE OF TRAFFIC TOOLED EDGE AROUND EACH SCORE JOINT AND EACH EXPANSION JOINT 2" SUBBASE COURSE MATERIAL, TYPE 4 SOIL STABILIZATION FABRIC SAW-CUT AND 2" DEEP MILL 12" WIDE BOTH SIDES PRIOR TO INSTALLING ASPHALT TOP COURSE TACK COAT EXISTING PAVEMENT PAVEMENT RECONSTRUCTION OR FULL DEPTH MILLING 1'-0"SEAM SEALER MUST BE APPLIED TO ALL JOINTS NOTES: 1. PRIOR TO DEMOLITION ADJACENT ASPHALT MUST BE SAW-CUT FULL DEPTH OF PAVEMENT 2. TACK COAT MUST BE APPLIED TO ALL HORIZONTAL AND VERTICAL SEEMS PRIOR TO PLACEMENT OF TOP-COURSE NYSDOT TYPE 7 TOP COURSE ITEM 403.198902 NYSDOT TYPE 3 BINDER ITEM 403.138902 2"3"1'-0"NYSDOT TYPE 7 TOP COURSE ITEM 403.198902 NYSDOT TYPE 3 BINDER ITEM 403.138902 COMPACTED SUBBASE COURSE MATERIAL, TYPE 4 SOIL STABLIZATION FABRIC TO WRAP AT ENDS 1'-0" 3" 2" ADJACENT PAVING INTEGRAL CONCRETE CURB CONTROL JOINT #4 BAR CONTINUOUS TOP AND BOTTOM WELDED WIRE MESH4"6" BIKE RACK PER MANUFACTURER INSTALLATION INSTRUCTIONS CORE INTO PAVERS AND CONCRETE, FILL WITH POR-ROK OR EPOXY GROUT, SET RACK LEVEL TO GRADE CONCRETE PAVEMENT 5 1/2"4'-4"5 1/2"6'-4"1'-0"2'-4"4"6X6 PT WOOD POSTS 12" CONCRETE CAP 1'-0" 1X6 LARCH WOOD1 1/2"5 1/2"#1 WASHED GRAVEL SECTION1"5/4 X 5/4 WOOD STOP NOTE: 1. SEAL ALL CUTS WITH WOOD PRESERVATIVE 2. COAT SIDES W/ ROOFING CEMENT BELOW GRADE LEAVING END GRAIN UNCOATED BACK ELEVATION FRONT ELEVATION 4 1/2"EXPANSION JOINT 3'-0"2'-0"1 " ADJACENT PAVING VARIES - SEE LAYOUT PLAN NOTE: 1. SEAL ALL CUTS WITH WOOD PRESERVATIVE 2. COAT SIDES W/ ROOFING CEMENT BELOW GRADE LEAVING END GRAIN UNCOATED7 1/2" 8x8 PT WOOD BOLLARD 9'-0"1'-0"3'-0"EXISTING GRANITE CURB WOOD FENCE 1'-0"6X6 PT WOOD POSTS 12" CONCRETE CAP 1'-0" 5/4X4 LARCH WOOD 3/4"6'-6"#1 WASHED GRAVEL BACK ELEVATION SECTION1"5 1/2" 4'-1 1/2" 5 1/2" FRONT ELEVATION NOTE: 1. SEAL ALL CUTS WITH WOOD PRESERVATIVE 2. COAT SIDES W/ ROOFING CEMENT BELOW GRADE LEAVING END GRAIN UNCOATED ADJACENT PAVING GRANITE CURB 1/2" BATTERED FACE, 6" DOWN FROM SAWN TOP ADJACENT PAVING OR PLANTING 3000 PSI CONCRETE BACKING FULL LENGTH OF CURB, FORCE CONCRETE THROUGH BACK OF JOINTS, GROUT FRONT AND TOP OF JOINTS FLUSH W/ 1:2 MORTOR MIX 1:3:6 DRY MIX UNIFORM PILES AT EACH END AND ON 3 FOOT CENTERS BENEATH CURB FOR FULL LENGTH OF CURB NOTES RADIUS CURBING SHALL BE USED ON ALL RADII LESS THAN 100 FEET.6"1'-4"3"1'-3" MIN. POROUS PAVERS W/ #8 STONE IN OPEN JOINTS COMPACTED #2 SUBBASE #8 CRUSHED STONE SETTING BED GEOTEXTILE SEPARATION FABRIC #57 CRUSHED STONE2"4"Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD As indicated5/15/2018 10:07:02 AMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL501 SITE DETAILS 2018003GREENSTAR @ 770 CASCADILLA ST5/15/18ORGANIC WATERFRONT, LLCCITY OF ITHACA, NYSITE PLAN REVIEW 1" = 1'-0"A2 TYPICAL LIGHT DUTY CONCRETE WALK 1" = 1'-0"B2 TYPICAL HEAVY DUTY CONCRETE WALK 1" = 1'-0"C2 TYPICAL CONCRETE JOINTS 1/2" = 1'-0"A3 TYPICAL CONCRETE BROOM FINISH 1" = 1'-0"B1 TYPICAL ASPHALT PATCH DETAIL 1" = 1'-0"A1 HEAVY DUTY ASPHALT 1" = 1'-0"D1 CONCRETE CURB 1/2" = 1'-0"A4 BIKE RACK 1/2" = 1'-0"D3 WOOD SCREEN 1/2" = 1'-0"B3 TYPICAL WOOD BOLLARD 1/2" = 1'-0"C3 WOOD FENCE 1" = 1'-0"C1 GRANITE CURB 1" = 1'-0"D2 POROUS PAVERS REVISIONS Δ DESCRIPTION DATE 1 CEQR 5/15/18 1 6.23'10.02'HEMLOCK LAP SIDING 5/4X4 HEMLOCK TRIM TIGHT BOARD FENCE 6.33'15.43'10.02'9'22.59'9.83'HEMLOCK TIMBER STRUCTURE GALVANIZED CORRUGATED METAL ROOF HEMLOCK LAP SIDING LIGHT FIXTURE SIGN DECAL STONE PLINTH Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD 1/4" = 1'-0"5/15/2018 10:07:50 AMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL502 SITE STRUCTURES 2018003GREENSTAR @ 770 CASCADILLA ST5/15/18ORGANIC WATERFRONT, LLCCITY OF ITHACA, NYSITE PLAN REVIEW 1/4" = 1'-0"C3 FORK LIFT SHED REAR ELEVATION 1/4" = 1'-0"B3 FORK LIFT SHED SIDE ELEVATION REVISIONS Δ DESCRIPTION DATE 1 CEQR 5/15/18 1/4" = 1'-0"C1 FARM STAND ELEVATION BACK 1/4" = 1'-0"B1 FARM STAND ELEVATION LEFT-RIGHT INTERSECTION AT RT 13 AND CASCADILLA ST VIEW OF SERVICE AREA FROM PALISADES PARKING LOT 1 VIEW OF SERVICE AREA FROM GREENSTAR PARKING LOT Page 1 of 7 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: Greenstar Relocation Date Created: 4-2-18, Updated 4-24-18 & 5-14-18 PROJECT DESCRIPTION The applicant proposes to relocate Greenstar Cooperative Market from its current location at 701 West Buffalo Street to an existing 29,978 sf building on a 2.8 acre project site comprising two tax parcels at 750 & 770 Cascadilla Street. The site is currently occupied by two one-story concrete block structures, covering 37,615sf and 29,978sf. There is 17,543sf of greenspace, and the remainder of the site is paved. The larger of the two buildings will be demolished to make way for a 160+/- car parking area, which will feature new landscaping and stormwater treatment systems. New greenspaces, entry and an outdoor café will be developed around the perimeter of the building. The building will be connected to Cascadilla Street by a new sidewalk along the east edge of the lot, and new sidewalks will be installed along the Cascadilla Street frontage to connect the site with the City sidewalk network. A timber structure along the street edge will incorporate signage and parking lot screening and create a defined street edge. The project is in the waterfront Market District (MD). This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(d) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) and requires environmental review. IMPACT ON LAND The project site is in a developed state. According to information submitted by the applicant, the existing conditions on the 2.8 acre project site has 104,425 SF (85.6%) impervious surface and 17,543 SF (14.4%) of vegetated area. The applicant proposes to decrease impervious surface to 101,488 SF (83.2%) and increase pervious surface to 20,480 (16.8%). There will be no major excavation or foundation preparation as no new buildings are being constructed. The project includes the construction a 160+/- space parking lot on an area currently occupied by an existing building. Therefore the construction of the parking lot will not increase impervious surface on the site over existing conditions. Although the depth to the water table is likely less than 3 feet in the area of the project site, construction does not include any excavation as no new buildings are proposed. No impact is anticipated. IMPACT ON WATER No impact is anticipated. IMPACT ON DRAINAGE The applicant has submitted a letter from Steve Rowe P.E. to Scott Gibson, City Stormwater Management Officer (SMO), dated March 23, 2018 which provides a narrative for stormwater Page 2 of 7 management on site. The City SMO will review all stormwater plans to insure that compliance is met. The letter states the following: As the site will not be reducing by a minimum of 25%, the project is not exempt from water quality controls. Water quality must be provided for the balance of the 25% reduction that could not be met (24.0%). An impervious area equivalent to 24.0% of the existing impervious surface (0.45 acres) will be treated by a combination of a rain garden, porous pavers and a hydrodynamic separator unit. Some of the existing #770 Cascadilla Street downspouts will be directed to a dry well, providing additional water quality treatment. Standard storm sewer improvements will consist of catch basins spaced in the parking lot as needed to support the site grading. Temporary erosion and sediment control practices to be selected for the construction phase will focus on minimizing tracking soil off-site, controlling dust and filtering any foundation dewatering discharges. Prior to issuance of a building permit a Full SWPPP (including NOI and MS4 SWPPP Acceptance Form) will be prepared consistent with NYSDEC GP-0-15- 002, Chapter 9 of the New York State Stormwater Management Design Manual and the City of Ithaca Stormwater Regulations. After review and approval of the SWPPP by the SMO a Notice of Intent will be filed with the NYSDEC in order to obtain coverage under the State’s SPDES General Permit for Stormwater Activities. No impact is anticipated. IMPACT ON AIR Construction is projected to last approximately 9 months and will not include foundation preparation as no new buildings are proposed. The temporary impacts of airborne dust could have a minor negative impact during the site disturbance period. 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. No impact is anticipated. IMPACT ON PLANTS AND ANIMALS No impact is anticipated. IMPACT ON AESTHETIC RESOURCES The project in the waterfront area and will be visible from users of the Cayuga Waterfront Trail and the Old Cayuga Inlet. The project will replace an existing building with a 160 +/-- space parking. Page 3 of 7 The Lead Agency had requested that the applicant remodel the street facing building for the store and demolish the rear building for the parking area so that parking could be behind the building and out of public view. The applicant has demonstrated that this option is not feasible because there would not be sufficient maneuvering room or visibility for vehicles, particularly delivery trucks. To address the Lead Agency’s concerns, the applicant has incorporated several features to enhance the visual appeal of the parking area and to provide screening where possible, including the following (also see Impact to Transportation and drawing titled Site Structures (L502) dated 5/8/18):  Installation of a sidewalk and street trees along Cascadilla Street  Installation of a fence and landscaping along the street edge  Installation of a substantial farm stand to provide a building presence on the street No impact is anticipated. IMPACT ON HISTORIC RESOURCES No impact is anticipated. IMPACT ON OPEN SPACE AREA The project is in the waterfront and will be visible from users of the Cayuga Waterfront Trail and Old Cayuga Inlet. The project will replace an existing building 160 +/- space parking. The applicant has proposed some interior plantings and other features that will partially screen the parking and enhance its visual appeal. Also see Impact on Aesthetic Resources. No impact is anticipated. IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS The project site is not in or contiguous to a UNA. No impact is anticipated. IMPACT ON TRANSPORTATION The applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates for GreenStar Natural Foods Market and dated April 2018. The TIS states the following conclusions: This study evaluates the potential traffic impacts resulting from the proposed GreenStar Market. Based upon the analyses, the results indicate that the proposed development will not have significant adverse traffic impacts on the existing roadway network. The following sets forth conclusions and recommendations based upon the results of the analyses: 1. A total of 79 entering/73 exiting vehicle trips are projected during the weekday PM peak hour, while during the Saturday midday peak hour, a total of 90 entering/87 exiting vehicle trips are projected. 2. The capacity analyses indicate the traffic impacts can be accommodated under full build conditions. Physical intersection modifications were considered to improve traffic flows, such as intersection widening, but were dismissed based upon right-of-way constraints, impacts to the pedestrian experience, and marginal capacity improvements. Page 4 of 7 3. At the intersection of N Fulton Street/Cascadilla Street, an optional consideration was made relative to restriping the existing southbound approach from shared left/thru, thru, and right-turn only to shared left/thru, thru, shared thru/right. Doing so improves the southbound Level of Service from “B” to “A” during the PM peak hour and from “D” to “B” during the Saturday midday peak hour under full build conditions. 4. While there are projected Level of Service impacts from the relocation of the GreenStar Market at the study intersections analyzed in this report, the new location offers significant indirect safety benefits to the area transportation system. The current GreenStar site is accessed via multiple uncontrolled mid-block curb cuts along W Buffalo Street and W Seneca Street. These access points are also in proximity to the adjacent railway and the effects of train crossings. The proposed market location reduces the number of access points to a single controlled access location (N Fulton Street/Cascadilla Street) and significantly reduces the number of potential conflict points that exist in relation to current site driveways. 5. The proposed project will not result in any potentially significant adverse traffic impacts to the study area intersections. The report is under review by the NYSDOT who exercises jurisdiction over the section of Route 13 (N Fulton and N Meadow Streets) that may be affected by this project. NYSDOT may require mitigations such as the addition of a designated left turn lane at the N Meadow and Cascadilla Street intersection, a right turn lane at Fulton and Cascadilla and/or adjustment of signal timing. Parking Lot Design The Lead Agency is concerned that the introduction of a large parking area in the waterfront district may have negative visual, circulation and environmental impacts. The Lead Agency felt that the originally proposed layout plan dated 3/23/18 did not provide adequate, safe and pleasant pedestrian and bike circulation and questioned the tree planting scheme. The Lead Agency identified the health and growth of the proposed trees as important for both for aesthetic reasons – as the project is on the waterfront -as well as environmental reasons to provide shade to mitigate a potential heat island effect. The City Engineering Division submitted several comments regarding the parking lot layout, lack of pedestrian and bike connection, and trip generation. Among other things, the Engineering Division recommended an 11 foot multi use bike and pedestrian access in conformance with standards for multi use trails. The City Forester also submitted comments questioning the planting arrangement for the trees. Parking Demand: For the reasons stated above, the Lead Agency asked the applicant to consider reducing the number of parking spaces in order to devote more room to landscaping, stormwater management and bike and pedestrian amenities. Brandon West, GreenStar General Manager provided the following Information regarding current and future parking demand in the revised project description dated 5-1-18: Page 5 of 7 Current West End Store Parking Supply Total Commercial Building Area = 34,000 SF with approximately 5,000F SF of active retail Parking spaces on sites 58 Tompkins Trust lot leased on Seneca St 32 Space, warehouse, classroom parking 91 Total 181 Relocation to 750-770 Cascadilla Street – Proposed parking Total Commercial Building Area = 35,291 SF with office, event space and 16,494 SF of active retail. Proposed parking spaces 148 Potential shared spaces 17 (subject to a shared-use agreement) Total 165 West has stated that GreenStar’s actual parking demand is closer to 208-211 spaces due to expanding the workforce by approximately 53 employees and the retail space by over 10,000 SF, which is approximately three times the size of the current space. The applicant has stated that 130 spaces are needed for the retail business and 75 spaces are needed for staff who drive to work and participants of classes and events. Classes and events have approximately 24 participants 7 days a week from 7am to 11 pm. For the reasons stated above, reducing parking is not a feasible alternative. Therefore the applicant agreed to investigate design changes to address the Lead Agency’ concerns (see below). Since the applicant is concerned about not having sufficient parking to meet demand they are proposing a Transportation Demand Management Plan (TDMP) with the following to strategies to reduce parking demand: 1. Building less parking than the anticipated demand is the most significant component of the TDMP. 2. A new city sidewalk is being constructed along Cascadilla Street with good connectivity to the entire city. 3. A 9 ft wide pedestrian/bike pathway is being constructed along the east property boundary to facilitate direct path from the street to the front entry for both modes of transport. 4. The building will have ample outdoor bike parking for visitors far exceeding site plan review requirements including racks for 12 bikes under cover and 10 bikes uncovered. 5. Additional space for the new Lime Bikes bike share program (both covered and uncovered) is available throughout the property (no bike racks are necessary for Lime Bikes). Lime Bikes include baskets for carrying groceries and can be picked up and dropped off anywhere in the city including one way trips. 6. If Carshare deems it necessary to add a vehicle to serve new members generated by this project, a Carshare space will be included along Cascadilla Street in one of the newly constructed on-street parallel parking spaces. 7. Every qualifying staff member will be provided with a membership to Ithaca Carshare (subject to approval of each individual member by Carshare). Page 6 of 7 Revised Parking Lot and Site Design In response to the above comments from the City Engineering Division, the City Forester and the Lead Agency, the applicant made the following changes to the parking lot layout as shown in a revised drawing titled “Planting Plan (L103)” dated 5/11/18 and prepared by Stream Collaborative.  The easternmost vehicular entrance closest to Fulton Street/Rte 13 has been changed to ingress only to avoid queuing problems during peak trip times  The public sidewalk has been extended to the intersection of Fulton Street/Rte 13 (subject to NYSDOT approval)  The walkway/ bikeway connecting the sidewalk to the store along the east property line has been widened to 9’  A fence, landscaping and a connecting sidewalk has been added to the adjacent property (subject to owner’s approval) to enhance the walkway/bikeway and connect the two properties  The volume of structural soil for internal tree planting has been expanded to a continuous 8’ wide and 2.5’ deep trench  A 4’x 4’ open area has been provided for each tree in the parking area  Tress species have been changed to honey locust The Lead Agency has determined that theses design changes address the potential impacts to the maximum extent practicable. IMPACT ON ENERGY The applicant has provided the following information regarding energy: The water, sewer and electricity usage will be typical of commercial development in the City of Ithaca and the current systems are more than capable of serving the new demand. Demolition of the existing 37,615sf building on the site will remove its energy demand, and the retrofitting of the remaining building will use more efficient lighting and mechanical systems than the existing. The building envelope of the building to remain will be upgraded to comply with the current energy code, thus reducing its energy use for heating and cooling. Heating and cooling systems have not yet been designed, so the extent of fossil fuel use has yet to be determined. We are exploring the possibility of building a net-zero- ready building with no fossil fuels on-site. New water, sanitary, gas, electric and telecommunications services will be extended to the renovated building. No impact is anticipated. IMPACT ON NOISE AND ODORS The project site is not in a residential area. Noise producing construction activities will entail demolition of an existing building and site improvements. No foundation work is required as no new buildings are proposed. Construction noise will be temporary. Page 7 of 7 No impact is anticipated. IMPACT ON PUBLIC HEALTH The applicant has submitted asbestos inspection reports for both 750 (the building to be demolished) and 770 (the building to remain) Cascadilla Street prepared by LCP Group, Inc and dated 6/23/17. The inspection found limited amounts of asbestos in both structures. Remediation and removal will be conducted by and approximately licensed contractor. The applicant has submitted a report from GeoLogic Inc, dated February 15, 2017 and addressed to Chris Wood of Hunt Engineers, Architects and Surveyors, referencing Phase II ESA–Limited Subsurface Evaluation. The letter describes subsurface evaluations that were conducted to further investigate two recognized areas of concern on the site: historic use of an 800,000 gal. above ground gasoline storage tank for which the removal and subsurface conditions are undocumented, and release of gasoline at the adjacent property which is upgradient of the project site. The investigations entailed seven soil borings to test soil and groundwater and one monitoring well. Soils samples tested in the field did not indicate evidence of contamination and were therefore not submitted for laboratory testing. Groundwater samples were tested and found to contain some volatile and semi volatile compounds. The laboratory report was subsequently submitted to NYSDEC for review The report contains a response letter from Richard J Brazell, PE, NYS DEC Regional Spill Engineer dated February 16, 2017 in reference to spill number 16-09887 at 770 Cascadilla Street. The letter states: The NYS Department of Environmental Conservation (the Department) has made a determination that no further remediation is required with regard to the referenced petroleum spill site. The Department has reviewed the records and data submitted by you, found in a Limited and Focused Subsurface Soil & Groundwater Investigation Report for the property Identified as: 770 Cascadilla Street, Ithaca, NY 14850, dated January 2017 and prepared by Geologic Inc. Based on such review, the Department has determined that spill 16-09887will be closed. The Lead Agency recognizes that should any further contamination be found during construction, the determination regarding the need for potential remediation is under the jurisdiction of NYSDEC. No impact is anticipated. IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD The project will replace an existing building with a 160- space parking. The applicant has proposed some interior plantings that will partially screen the parking. See Impact on Transportation and Aesthetic Resources. Prepared by: Lisa Nicholas, AICP, Deputy Director of Planning Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la May 4, 2018 JoAnn Cornish, Director of Planning and Development Department of Planning and Development City of Ithaca 108 East Green Street Ithaca, NY 14850-5690 Susan Ritter, Director of Planning Planning Department Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 Brent Cross, Village Engineer Village of Cayuga Heights 836 Hanshaw Road Ithaca, NY 14850 RE: North Campus Residential Expansion (NCRE). Dear JoAnn, Susan, Brent, and respective members of the planning boards: Cornell University is planning the construction of new residence halls on North Campus. The proposed buildings are located in both the Town and the City of Ithaca. A small portion of site work (primarily sidewalks) is located in the Village of Cayuga Heights. We would like to introduce the project with a sketch plan presentation to your respective planning boards on May 15 (Town of Ithaca), May 22 (City of Ithaca) and May 29 (Village of Cayuga Heights). Enclosed is a brief project description and project location map. Our design team will bring additional visual materials to the meeting. If you have questions, or need additional information, please do not hesitate to call. Sincerely, Kimberly Michaels Principal 2 Project Description Project Purpose, Need & Benefit Cornell is a residential university, and the first two years of the educational experience on campus are foundational to students’ academic success, personal development and the ability to build a cohesive community. The additional residence halls to be developed in the North Campus Residential Expansion will enable Cornell to provide more intentional and consistent support during the most formative years of the student experience. Cornell initiated a Housing Master Planning process in January 2016 to develop a near and long-term strategy for undergraduate student housing that would optimize the University’s student housing portfolio, improve the student experience, support the University’s academic mission and support the surrounding community’s goal of providing affordable housing. During the planning process, multiple stakeholders were consulted including students, faculty, staff, administrators, representatives from the Greek community, local residents and officials from the City and Town of Ithaca, Village of Cayuga Heights and Tompkins County. The Housing Master Plan demonstrated that Cornell’s greatest housing challenge is the lack of suitable inventory to meet demand and accommodate students in appropriate living environments that meet their developmental and programming needs. Campus housing is particularly problematic for undergraduate students, as fierce competition for a limited number of beds has resulted in a lottery system that creates intense anxiety among first-year students and sophomores and difficulty living in the same place on campus for more than one year. Cornell also faces significant deferred maintenance in its residence halls and community buildings. The greatest needs occur in some of the University’s most iconic, historic residence halls, including Balch Hall, Risley Hall and the West Campus Gothics. The sheer number of students living off campus has created tremendous upward pressure on rents in nearby neighborhoods, especially in the City of Ithaca, without a corresponding increase in the quality of housing, exposing many students to unsafe living conditions and high market rents. The proposed residence halls will allow the University to address multiple issues. Upon completion, the North Campus Residential Expansion will give Cornell the ability to house 100% of its first-years in developmentally appropriate campus housing and 100% of its sophomores in campus residence halls, co-ops, and Greek housing. By adding 2,000 beds and a dining facility on North Campus by August of 2022, the North Campus Residential Expansion (NCRE) will address a significant deficit of on-campus housing for Cornell students, as well as accommodate an anticipated increase in enrollment. Project Program North Campus will be home to first-year and sophomore sites that provide individual identities for each class year but promote interaction through new dining, recreation, and open space. Cornell will utilize approximately 800 of the new beds for sophomore students and 1,200 for first-year students. First-year students will continue to be housed on North Campus as established by the North Campus Residential Initiative of 2001, but Cornell now will have capacity to house all of them in developmentally-appropriate housing that focuses on a common first-year experience and building community. This project also will provide more sophomore students with the option to remain on North Campus, creating greater continuity in their student experience. Cornell is enthusiastic about the opportunity to provide an environment which fosters more mentorship and interaction between first-year and second-year students outside the classroom, and believes that the introduction of new residential options will enhance the success of other program-specific residential environments, such as the West Campus House System. The project will be developed on two sites on North Campus. The first is the CC parking lot – a 386-space parking lot located along Jessup Road across from Jessup Fields. The second will be on a portion of the recreational fields that are north of Appel Commons (one of Cornell’s Community Centers). The CC parking lot will become student housing for sophomores. This site will host approximately 800 new student beds, a 1,200-seat dining hall and central student lounge/social spaces. The new dining facility will replace the 3 Robert Purcell Marketplace Eatery in the Robert Purcell Community Center (RPCC). RPCC will continue to serve as a community and conference center for North Campus. A new recreation space is also being explored as an integrated element in one of the sophomore buildings. The recreation fields north of Appel Commons will become an expanded first-year living community. This site will include approximately 1,200 new student beds and outdoor recreation amenities. The North Star Dining Room in Appel Commons will continue to serve students on North Campus. Consistent with Cornell’s other residence halls, each new building will have a Residence Hall Director (RHD) who is a live-in, professional staff member. The RHD provides community and program development, administrative management, and support for his/her residence hall. All new buildings also will have Faculty Fellows who spend time interacting with students, sharing meals, and attending programs with residents. Additionally, the new first-year student buildings will each have a Faculty-in-Residence who also lives in the building. This role helps create a shared experience and supportive environment that fosters academic and intellectual learning and personal development. Through creative floor plans, Cornell strives to provide residence halls that enhance the residential experience, and encourage interaction and collaboration among students. The buildings aim to draw students out of their rooms and into ample common areas in support of group study, social interaction, and group programs in spacious lounges and nearby cafés. Seminar/classroom style rooms also will be incorporated to facilitate Learning Where You Live courses. Project Architecture & Landscape Character The buildings will be between three and five stories using a modern aesthetic that pulls from and expands on the admirable qualities of many of the existing buildings on the North Campus. Articulated facades, durable quality materials and social uses on the ground floor will be important features of new residence halls, utilizing innovative design to meet the needs of future undergraduates and creating a platform for engaging community interactions. Abundant social spaces such living rooms, lounges, study rooms, wellness rooms, multi-purpose rooms and communal kitchens are dominant on the ground floor. Lounges and study rooms are also included on each floor of residential living. A generous amount of glass is intended to be used wherever there are social spaces, creating a strong visual relationship with the exterior environment and bringing light into the living spaces. Loggias at the ground level are proposed for buildings on both sites, creating opportunities for interior activities to spill out into the landscape. With respect to the landscape surrounding the buildings, site planning strategies reflect the important role of open space on the Cornell campus. A hierarchy of memorable open spaces are being developed that are green, flexible, accessible, and interconnected and that enhance social functions. Large open lawns are planned that are suitable for passive recreation as well as for staging events and possible tent set-up. These flexible open lawns are planned near ground floor social spaces. Groves of large shade trees and flowering understory trees are planned where residential living units extend to the ground floor. The vegetation is planned to create a greater sense of privacy while still allowing filtered light and views for security. Outdoor plazas and furnishings will accommodate a range of uses from group activities to individual study. Creative handling of stormwater is envisioned in order to celebrate and make visible the university’s commitment to green infrastructure. Terraced stormwater planters are envisioned as features adjacent to primary walkways. Site circulation and grading will optimize accessibility and connectivity across North Campus. The site for first-year student housing includes an outdoor amphitheater suited for staged dramatic productions, performances and informal gatherings. The amphitheater is adjacent to a cafe on the ground floor with at-grade access to the stage area. The first-year student site also includes a multi-purpose field and one basketball court adjacent to the residence halls. The four existing tennis courts will remain. Project Description 4 At both sites, parking facilities sufficient to service ADA requirements, residence hall live-in staff and maintenance/ delivery access will be provided. Site lighting will be thoughtfully integrated with the rest of the site with LED fixtures that include cutoffs to focus lighting in needed areas and minimize light spillover onto adjacent areas. For orientation, attached please find a diagram that overlays the proposed building footprints on an aerial photograph of North Campus. Project Description File: T:\PROJECTS\Cornell University Undergrad Student Housing\ACAD\LIDAR\TWMLA BASE_LiDAR_LEAF Boundaries.dwg Plot Date: 3/28/2018 L201 LAYOUT PLAN5 Project Location Map Proposed Sophomore Housing Proposed First-year Housing Jessup Rd Cradit Farm Dr Pleasan t Grove RdTr iphamme r Rd Carol Tatkon Center Helen Newman Hall Appel Commons Mews Hall Mary Donlon Hall Clara Dickson Hall Balch Hall Court Hall Kay Hall Bauer Hall Robert Purcell Community Center George Jameson Hall Akwe:kon Delta Gamma Kappa Delta Townhouse Community Hasbrouck Apartments HR5 LR6 LR7 LR8 LR9 LR10 Jerome Holland International Living Center Jessup Field Tobin Field House Wait Terrace VILLAGE OF CAYUGA HEIGHTS TOWN OF ITHACACITY OF ITHACACITY OF ITHACA Wa i t A v e Fuertes Observatory TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: May 23, 2018 SUBJECT: Comments for Zoning Appeal #3094, 3095, 3096, 3097 & 3098 Members of the Planning and Development Board discussed the above-listed Zoning Appeals and agreed to forward the following recommendations: APPEAL # 3094 318-320 WEST SENECA STREET Appeal of Edward Cope and Peter Penniman for an Area Variance from Section 325-8, Column 4, Off- Street Parking, Column 11, Front Yard, Column 12, Side Yard and Section 325-32 C(3), Enlargement of a Non-Conforming Structure, requirements of zoning ordinance. The property located at 318-320 W. Seneca Street contains two 1-bedroom apartments and one 3-bedroom apartment in the building. The three apartments have a total of 5 bedrooms and the occupancy is limited to four unrelated individuals. The applicant would like to increase the occupancy to five unrelated and occupy the 5 bedrooms in the building. The increase in occupancy is defined by the zoning ordinance as an enlargement. The zoning ordinance prohibits the enlargement of a non-conforming structure unless the property complies with the parking and area requirements of the zone in which it is located. The property complies with the area requirements, but does not have the required number of parking spaces on site. The ordinance requires three parking spaces for the three units in the building. There are existing deficiencies in the front yard and side yard that will not be exacerbated by the proposal. The property is located in an R-3b residential use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued The Planning Board does not identify any long term planning impacts with this appeal. APPEAL # 3095 417 EAST LINCOLN STREET Appeal of Josh Mack on behalf of the owner Lillian Fan for an Area Variance from Section 325-8, Column 6, Lot Area, Column 7, Lot Width, Column 10, Percentage of Coverage by Buildings, Column 11, Front Yard, Column 12, Other Front Yard, and Column 14/15, Rear Yard requirements of zoning ordinance. The applicant proposes to construct a landing on the newly enclosed front porch at the property located at 417 E. Lincoln Street. The applicant recently received a building permit to enclose the front porch and found that the existing front stairs had deteriorated. In order to replace the concrete stairs, the new stairs must meet the NYS Building Code. The NYS code requires a minimum 3’ landing be installed at doorways leading to each stairway. Therefore, the applicant proposes to install a 3’ x 5’-5” stair landing on the front porch. The existing porch is set back from the front property line approximately 5.7’. The new landing will encroach an addition 3’ into the required 10’ front yard setback, leaving a 2.6’ front yard setback. The stair landing will also increase the percentage of coverage by building. Currently, the lot coverage is 43.6% and the 3’ x 5’-5” landing will increase the lot coverage to 44.5% of the 35% CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 JoAnn Cornish, Director DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org allowed by the ordinance. There are existing deficiencies lot area, lot width, other front yard, and rear yard that will not be exacerbated by the proposal. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued. The Planning Board does not identify any long term planning impacts with this appeal APPEAL # 3096 207-209 FIRST STREET Appeal of David Barken on behalf of the owner Barken Family Realty, LLC for an Area Variance from Section 325-8, Column 4, Off-Street Parking, Column 11, Front Yard, and Column 14/15 Rear Yard requirements of zoning ordinance. The parcels at 207 First Street and 209 First Street are two separate parcels and each contains a 2-two family dwelling on each lot. The applicant proposes to consolidate the two parcels and construct an additional two family dwelling on the consolidated parcel. By consolidating the parcels, the applicant would like to create a pocket community layout and provide ample green space between the buildings. The applicant proposes to position the new dwelling 10’ from the rear lot line. The zoning ordinance requires the rear yard to be a minimum of 25% of the lot depth. The lot depth is 132.58 feet and the required rear yard is 33.1 feet. The proposed project will contain a total of six dwelling units and requires six parking spaces to the meet the off-street parking requirement. The applicant proposes to maintain the existing five parking spaces on the property, thereby minimizing the paved area needed to accommodate the six required parking spaces. There is an existing deficiency in the front yard of 209 First Street that will not be exacerbated by the proposal. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued. APPEAL # 3097 202 EAST TOMPKINS STREET Appeal of Bettsie Park for an Area Variance from Section 325-8, Column 11, Front Yard and Column 12, Other Front Yard requirements of zoning ordinance. The applicant proposes to reconfigure the interior of the two-family dwelling and demolish a one story addition on the rear of the building located at 202 E. Lincoln Street. As part of the proposal, the applicant proposes to construct a second story roofed entry deck, associated stairs, and landings for access to the second floor apartment. The property, located at 202 E. Lincoln, is on a corner lot and the entry stairs and landings will align with the existing façade along Utica Street. According to the zoning ordinance, corner lots must have front yards on both street-facing sides. The address side of the parcel is considered the Front Yard and the additional front is considered the Other Front Yard. The other front yard along Utica Street has an existing deficiency and constructing the entry, stairs, and landings exacerbates this deficiency. Currently, the building is 1’-6” from the other front yard property line and measures approximately 43 feet in length. With the landing and stairs, the length of the building footprint will increase to 53’, exacerbating the other front yard deficiency by an additional 8 feet in length. In the R2b zone, the ordinance requires a 10’ front yard setback. There is also an existing deficiency in the front yard facing Tompkins Street that will not be exacerbated by the proposal. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued The Planning Board does not identify any long term planning impacts with this appeal and feels that the project improves the property from existing conditions. APPEAL # 3098 118 EAST SENECA STREET Appeal of Greg Wilder representing Tompkins Trust Company for a Sign Variance from Section 272-6 B (2) size requirements of sign ordinance. The Tompkins Trust Company recently constructed a new seven story office building located at 118 E. Seneca Street. The office building will be used as the corporate headquarters for four affiliate companies: Tompkins Advisors, Tompkins Trust Company, Tompkins Financial, and Tompkins Insurance. The applicant would like to install two wall signs signifying the “Tompkins Financial” company and brand symbol. One sign will be located at the second floor level facing E. Seneca Street and the second sign would be located on the north side of the building at the seventh floor level. The sign ordinance allows 1.5 S.F. of sign area per foot of building frontage and further limits the sign area to 50 S.F. for a maximum of two signs per business. The building at 118 E. Seneca Street is 123.5’ in length which would allow the maximum of 50 S.F. per sign. The Tompkins Financial sign, on the south side of the building facing E. Seneca Street, is 139 S.F and will be approximately 29 feet above the grade. The sign will exceeds the allowable square footage of 50 S.F. by an additional 89 S.F. The second sign will be located approximately 95 feet above grade, on the top story of the north side of the building. The sign is 184.5 S.F. and exceeds the allowable square footage of 50 S.F. by an additional 134.5 S.F. The applicant has received a sign permit for three other business signs for the building which complied with the requirements of the sign ordinance. The property is located in a CBD-100 business use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a permit is issued.