HomeMy WebLinkAbout10-30-18 Planning & Development Board Meeting Agenda
PLANNING & DEVELOPMENT BOARD
NOTICE OF SPECIAL MEETING & AGENDA
A Special Meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6 p.m. on Tuesday, OCTOBER 30, 2018 in
SECOND FLOOR CONFERENCE ROOM , City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Start Time
1. Agenda Review 6:00
2. Project: Major Subdivision (4 Lots) 6:05
Location: Cherry Street, Tax Parcel # 100.-2-1.21
Applicant: Nels Bohn for the Ithaca Urban Renewal Agency (IURA)
Actions: Consideration of Final Subdivision Approval
Project Description: The IURA is proposing to subdivide the 6-acre parcel into four lots. Lot 1 will measure 1.012
acres, Lot 2 will measure 1.023 acres, Lot 3 will measure 2.601 acres, and Lot 4 will measure .619 acres. Lot 3 will
be sold to Emmy’s Organics (see below), Lot 4 will be left undeveloped for future trail use, and Lots 1 & 2 will be
marketed and sold for future development. This subdivision is part of a larger development project that is a Type I
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4)
the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a
Negative Declaration of Environmental Significance on September 25, 2018.
3. Project: North Campus Residential Expansion (NCRE) 6:15
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Discussion Only- No Action
1. Board discussion & questions – Energy Section
2. Overview of Public Comments
3. Board discussion & questions – non- energy related (time permitting)
4. Overview of Internal & Involved Agency Comments (time permitting)
5. Review of FEAF Parts 2 & 3 (time permitting)
6. Next Steps
All NCRE materials are available for download at: http://www.cityofithaca.org/DocumentCenter/Index/811
4. Adjournment 8:15
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
ACCESSING ONLINE PROJECT MATERIALS
Site Plan Review & Subdivision Applications (and Related Documents) — Site Plan Review application documents are accessible electronically via the “Document
Center” on the City web site (www.cityofithaca.org/DocumentCenter), under “Planning & Development” > “Site Plan Review Project Applications,” and in the relevant
address folder. Subdivision application materials can be similarly located, but in the “Subdivision Applications” folder.
Agenda — You may access this agenda (including attachments) by going to the “Agenda Center” on the City web site (www.cityofithaca.org/agendacenter), under
“Planning & Development Board.” For ease-of-access, a link to the most recent Planning Board agenda is always accessible on the Planning Board home page:
http://www.cityofithaca.org/354/Planning-Development-Board.
Please do not hesitate to contact the Planning Division office if you have any questions or you need any assistance accessing the project materials. You are also
welcome to visit the Planning Division during regular office hours (8:30-4:30, Monday through Friday) to view original hardcopy materials.
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NCRE Est Schedule as of 10/24/2018
Meeting / Action Date
PB Meeting - Sketch Plan 5/22/2018
Site Plan Application Submitted 7/15/2018
Planning Board Meeting Intent to Declare LA 7/24/2018
Planning Board - Meeting 8/28/2018
Declaration of Lead Agency
Presentation- Overview, Energy & Transportation
Planning Board - PRC Meeting 9/12/2018
PEDC Meeting - Energy Prenentation 9/12/2018
Planning Board - Meeting 9/25/2018
Presentation - Building Design
Public Hearing - (not closed)
Planning Board -PRC 10/10/2018
Planning Board - Meeting 10/23/2018
Public Hearing - (closed)
Planning Board - Special Meeting 10/30/2018
Overview of Public Comments
Overview of Involved Agency & Internal Comments
Review of Draft FEAF Parts 2 & 3
Board and Counsel Discussion & Questions
Next Steps
Planning Board -PRC 11/14/2018
Planning Board - Meeting 11/27/2018
Review of FEAF Parts 2 & 3
Planning Board -PRC 12/5/2018
Planning Board - Meeting 12/18/2018
Potential CEQR Determination
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Part 2 - Identification of Potential Project Impacts
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Green Building Poilicy County Action Plan Town Action Plan - See Part 3
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PRINT FULL FORM
Last updated: Wednesday, October 24, 2018
Page 1 of 16
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM - Part III
Project Name: North Campus Residential Expansion
Cornell University
This is a working draft document and is not complete. Highlighted text indicates outstanding
items or those needed discussion
PROJECT DESCRIPTION
The applicant proposes to construct two residential complexes (one for sophomores and the other
for freshmen) on a 26 acre project site on Cornell University’s North Campus. The sophomore site will
have four residential buildings with 800 new beds and associated program space totaling 299,900 SF
and a 1,200-seat, 59,700 SF dining facility. The freshman site will have three new residential buildings
(each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated
program space. The buildings will be between two and six stories using a modern aesthetic. The
project also includes reorganization of existing parking and vehicular access, new pedestrian paths,
outdoor plazas and other landscape amenities.
The project is in three municipalities and three zoning districts. The sophomore site is mainly in the
City of Ithaca’s the U-I zoning district with a small portion in the Village of Cayuga Heights’ Multiple
Housing District. All buildings at the sophomore site are in the City where the proposed five stories
and 55 feet are allowed. The freshmen site traverses the City and Town lines with 223,400 SF in the
City’s U-1 Zoning district, and 177,800 in the Town’s Low Density Residential District (LDR). Buildings
at the freshman site have been designed to comply with the allowed five stories and 55 feet in the
City and the allowed two stories in the Town. The proposed use is allowed in the town by special
permit.
This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review
Act (“SEQRA”) § 617.4 (b)(5)(iii).
Need:
x The field office should be part of SPR. How big is it and how many trailers will be there? It
will be there for 3 years 4 months.
x Emergency Access & Transportation Plan
IMPACT ON LAND
Existing Conditions
The 26 acre project site is in a developed area of campus with roads, paths, buildings, programed
greenspaces and recreation facilities. The site contains approximately 10 acres of roads buildings and
paved surfaces, including CC lot with 386 parking spaces, several other parking lots, 1.4 acres of
artificial turf, and 15.5 acres of lawn and other landscaped areas. The site has varied topography with
10% or the land having slopes of 15% or greater, and 4% of the land having slopes between 10 and
15%.
Last updated: Wednesday, October 24, 2018
Page 2 of 16
Proposed Conditions
The project will alter 26 acres including the construction of six buildings, reorganization of existing
parking and vehicular access, new pedestrian paths, outdoor plazas, retaining wall and other
landscape amenities and result in a net increase of 6 acres of impervious surfaces. The project also
includes a construction field office to be located at the existing basketball and tennis courts north of
the sophomore. This site will be repaired/replaced in kind after construction is complete.
The applicant has provided the following information regarding construction sequencing:
In general, the sequencing is expected as follows:
x Sophomore Site – Construction from February 2019 to May 2021
x First-year Student Site – Construction from June of 2019 to May of 2022
x Robert Purcell CC Parking – Construct and complete during the spring/summer
of 2019
x Program House Drive & Connection to RPCC Loading – Construct and complete
during the spring/summer of 2020
x Mary Donlon Hall Quad Area – Construct and complete during the
spring/summer of 2021
Foundation Construction & Site Preparation
The project involves the construction of six separate buildings of between one and five stories, most
having full basements, over a 26 acre site with varied topography and subsurface conditions.
Construction will last approximately 37 months. Site preparation and excavation is expected to a last
approximately 12-18 months and will at times be concurrent on both sites.
The applicant has submitted two Geotechnical Engineering Evaluations for Foundation Design
prepared by John P Stopen Engineering LLP for Integrated Acquisition and Development – one for Site
#1 (Freshman site) dated 2-8-17 and the other for Site #2 ( the sophomore site) dated 2-7-18. Site
#1 will involves 70,000 SF of building footprint for three to five story buildings and 18,000 SF of
footprint for the one story dining hall. Site #2 involves 98,000 SF of footprint for buildings between
two and five stories.
Foundation construction will require extensive cutting and filling and subsurface stabilization
techniques depending on local conditions. Excavation is not expected to impact bedrock, therefore
no blasting is anticipated. According to the reports, the site’s varying topography will require both
localized raising of grades by up to 16 feet and lowering of grades by up to 7 feet for foundation
preparation. There are three soil layers on both sites; old fill, silt and glacial till, of which only the
latter is suitable for a foundation base without intervention. The report recommends the use of one
of four stabilization techniques: Deep Dynamic Compaction (DDC) which achieves compaction using
a drop weight; aggregate piers to stabilized fine soils; grout columns; and removal and replacement.
According to information provided by the applicant, DDC is a ground improvement technique that
densifies soils and fill materials by using a drop weight. The drop weight, typically a heavy steel weight,
is lifted and dropped onto the footing ground surface to reach a level of required compaction. The
ground below is improved by vibrations from the weight. The depth of improvement is determined
by the magnitude of the drop weight, the drop height, and the number of drops per point. Drop
locations are typically on a grid pattern, the spacing being determined by subsurface conditions, drop
Last updated: Wednesday, October 24, 2018
Page 3 of 16
weight configuration, and foundation requirements. This method results in depressions at each drop
point that need to be backfilled. Typically, the depressions are filled and compacted as work
progresses, then the improved area is regraded to design levels and proof rolled. Depending on the
end ground use, backfill might consist of on-site spoil or imported structural fill.
Foundation construction combined with site preparation will involve the removal of approximately
55,000 CY of materials from the site, including soils, pavements, plant materials and demolition debris.
The applicant states that:
55,000 cubic yards of cut material will result in approximately 3,700 15-cubic yard truck hauling
trips. Excavation for the sophomore site is expected to generate approximately 45% of the cut
material and take approximately a year to complete. Excavation for the first-year student site
is expected to generate approximately 45% of the cut material and take approximately a year
to complete. For approximately six months, excavation on the two sites is anticipated to
overlap. Excavation for the related quad, paths and parking lots is expected to generate
approximately 10% of the cut material and will take place over three spring/summer seasons
(see construction sequencing)
Impacts and Mitigations
The project will permanently alter 26 acres including the construction of six buildings, reorganization
of existing parking and vehicular access, new pedestrian paths, outdoor plazas, retaining wall and
other landscape amenities and result in a net increase of 6 acres of impervious surface. The project
will also temporarily alter existing basketball and tennis courts north of the sophomore site for use as
a construction field office. Construction is anticipated to last 37 months during which large areas of
land will be in a disturbed state and 55,000 CY of materials will be removed from the site. Foundation
construction will not require blasting but may include deep dynamic compaction.
According to information provided by the applicant, DDC:
….is not particularly noisy (unlike driving piles with a hammer) and is relatively clean, but
the vibrations that improve the subgrade can possibly have adverse effects on nearby
structures. Therefore, buildings adjacent to the improvement zone must be monitored to
verify that vibrations at the buildings remain below a safe level. Typically a 30 to 50 foot
buffer zone is sufficient from adjacent buildings. Based on our current assessment of the
soils, construction would anticipate utilizing a 10-ton hammer and a small crane so the
vibrations/noise would not be extensive. The vibration issue also applies to certain buried
pipes. This will be evaluated and monitored on a case by case basis during construction.
Our current understanding is that the sub-contractor can compact six to eight thousand
square feet of building footprint per day, therefore the total number of working days is
approximately two months on an interval basis. This two-month period includes all
potential DDC work at the sophomore and first-year sites.
The following mitigations are proposed to address potential impacts to land:
x A Stormwater Pollution Prevention Plan (SWPPP) will be required in compliance with NYS
Department of Environmental Conservation’s (DEC) regulations for stormwater management.
The SWPPP will require the installation of temporary practices to provide erosion and
sediment controls during construction as well as permanent stormwater practices to treat
and manage stormwater runoff following completion of the project.
Last updated: Wednesday, October 24, 2018
Page 4 of 16
x The field office site will be restored to its original condition at project completion
x Monitoring of DDC as described above
The Lead Agency has determined that with the proposed mitigations, no significant impacts to land
are anticipated.
IMPACT ON WATER
Existing Conditions
The project site is located to the north of Fall Creek and Beebe Lake and is approximately 150 feet
above the elevation of Fall Creek (at the Thurston Avenue bridge) and 65 feet above Beebe Lake. The
southern section of the contract limit line for the first-year student housing site is closest to the Fall
Creek Gorge, however, it is separated from lands immediately adjacent to the gorge by Cradit Farm
Drive. A vegetative buffer exists along the walls and along the rim of the Fall Creek Gorge south of
Cradit Farm Drive.
Cornell University maintains its own potable water system (Public Water Supply #NY5417686) that
serves campus and portions of the surrounding community. Water to the system is drawn from Fall
Creek and treated at the Cornell Water Filtration Plant on Caldwell Road. The system is also connected
to, uses some water from, the Bolton Point water system that draws water from Cayuga Lake. The
current Design Average Day Demand for water on North Campus is approximately 191,000 gallons per
day (gpd) based on FY2017 meter readings. Although most water to North Campus is supplied from
the Cornell Filtration Plant, meter readings taken at the Pleasant Grove PRV Station over the last 4.5
years indicate the Bolton Point system supplies on average approximately 3,840 gpd to the system.
This amount represents approximately 2.0% of total consumption on North Campus.
Proposed Conditions
The project will permanently alter 26 acres including the construction of six buildings, reorganization
of existing parking and vehicular access, new pedestrian paths, outdoor plazas, retaining wall and
other landscape amenities and result in a net increase of 6 acres of impervious surface. Construction
and anticipated to last 37 month during which large areas of land will be in a disturbed state resulting
in a potential for increased erosion.
NCRE will increase the average day demand of water by approximately 104,000 gpd–calculated with
a conservative design average day rate of 50 gpd per resident. This will increase the total Future
Design Average Day Demand of to 295,000 gpd, or 205 gpm.
Impacts and Mitigations
The project will permanently alter 26 acres including the construction of six buildings, reorganization
of existing parking and vehicular access, new pedestrian paths, outdoor plazas, retaining wall and
other landscape amenities and result in a net increase of 6 acres of impervious surface. Construction
is anticipated to last 37 month during which large areas of land will be in a disturbed state resulting
in a potential for increased erosion.
The projected increase in demand is estimated to be 104,000 gallons per day, which equates to one
sixth (1/6) of a cubic foot per second (cfs). During August, the lowest flow month, Fall Creek’s
average flow is at 35 cfs. Even during the drought of 2016 flows were 16-25 cfs. The NCRE’s need of
0.167 cfs is not significant.
Last updated: Wednesday, October 24, 2018
Page 5 of 16
The capacity of Cornell’s Water Filtration Plant is 3.6 MGD while the average daily demand on
campus is currently 1.5 MGD (NCRE will add 104,000 gpd). In addition, Cornell has many tools at its
disposal while monitoring the flow of Fall Creek. Cornell continuously monitors the USGS gauging
station on Fall Creek.
The following mitigations are proposed to address potential impacts to water:
x A Stormwater Pollution Prevention Plan (SWPPP) will be required in compliance with NYSDEC
regulations for stormwater management. The SWPPP will require the installation of
temporary practices to provide erosion and sediment controls during construction as well as
permanent stormwater practices to treat and manage stormwater runoff following
completion of the project. All temporary practices will be designed in accordance with the
July 2016 New York State Standards and Specifications for Erosion and Sediment Control (aka
Blue Book). All permanent practices will be designed in accordance with the NYSDEC January
2015 Stormwater Management Design Manual.
The Lead Agency has determined that with the proposed mitigations, no significant impacts to water
are anticipated.
IMPACT ON DRAINAGE
Existing Conditions
The entire project site is approximately 26 acres of which 10.1 acres (39%) is impervious surface and
15.5 acres (61%) is grass, landscape and other pervious surfaces.
The project is located within a larger approximate 70-acre watershed which covers a large portion of
North Campus extending as far east as the Hasbrouck Apartment complex east of Pleasant Grove
Road. Five separate subareas within the watershed and their associated outfalls have been identified.
Subareas one and two are generally located along the George Jessup Road corridor with their
respective outfalls discharging toward the north and west. Significant portions of these subareas are
within the Village of Cayuga Heights and City of Ithaca, with a relatively minor area to the east within
the Town of Ithaca. Stormwater runoff from these subareas discharges to University storm sewers on
the north side of Jessup Road before flowing generally within open channels and gorges through the
Village and City and ultimately discharging to Cayuga Lake to the west. The lands within these two
subareas impacted by the project are located generally along the north edge of the proposed
sophomore site.
Stormwater runoff from subarea three is collected by University storm drainage systems before
discharging to the City storm sewer collection system at the outfall on Triphammer Road. The runoff
flows in the City system generally to the south and east before discharging to the Fall Creek Gorge
below the Thurston Avenue Bridge. All the buildings and a majority of the site improvements
associated with the sophomore site are located with subarea three. Most, if not all, areas of the
subarea are within the City of Ithaca.
Subareas four and five cover a large area of North Campus generally to the east. Project improvements
associated with the first-year student site are located within these subareas. The outfalls for these
Last updated: Wednesday, October 24, 2018
Page 6 of 16
subareas are located to the south where stormwater runoff discharges to Beebe Lake on Fall Creek,
which is classified by NYSDEC as a fifth order stream in this l ocation. The vast majority of lands within
subarea four are within the City of Ithaca. Subarea five straddles the City-Town corporation line with
most lands, including the upper reaches, falling within the Town of Ithaca. The outfalls for both
subarea four and five are located within the City. Prior to discharging to Beebe Lake, stormwater
runoff from the subareas is treated by two existing hydrodynamic treatment facilities installed
upstream of each outfall.
Proposed Conditions
The project will permanently alter 26 acres including the construction of six buildings, reorganization
of existing parking and vehicular access, new pedestrian paths, outdoor plazas, retaining wall and
other landscape amenities and result in a net increase of 6 acres of impervious surface.
The project site will result in minor changes in the boundaries between the three impacted subareas
and small changes in the subarea boundaries with an approximate 1.9-acre increase in the size of
subarea four and a commensurate reduction in subarea five. Overall, the rates and volumes of runoff
from both subareas are expected to increase due to the increases in impervious surfaces.
The applicant is proposing the following:
Temporary Erosion and Sediment Controls
The SWPPP will include erosion and sediment control plans and details with requirements for the
practices to be employed and maintained during construction until all areas of the site have been
stabilized. The temporary practices will likely include silt fence, stabilized entrances, drainage inlet
protect, erosion control blankets and sedimentation basins. Discharges from all excavation
dewatering operations will be to geotextile filter sacks or other approved practices. All stormwater
runoff from un-stabilized areas of the site will be required to pass through control practices before
discharge. The SWPPP will include sequencing requirement and regular inspections and reporting, in
accordance with the State Pollution Discharge Elimination System (SPEDES) General Permit and MS4
regulations.
Permanent Stormwater Management
In accordance with MS4 regulations, redevelopment that result in an increase of impervious cover are
required to provide controls for both stormwater quality and quantity including runoff reduction. In
this case, the management practices will include Water Quality Volume (WQv) treatment equivalent
to 25% of the existing impervious soil cover plus 100% of any increase in impervious cover are required
to be sized in accordance with criteria in the Design Manual related to Runoff Reduction Volume (RRv),
Channel Protection Volume (Cpv), Overbank Flood (Qp) and Extreme Storm (Qf) requirements.
Projects that discharge directly to fifth order streams and larger are exempt from the Channel
Protection Volume, Overbank Flood and Extreme Storm requirements.
Sophomore Site (Subareas one, two and three)
The project will increase site imperviousness on the sophomore site by approximately 1% (0.15
acres). As required by the Redevelopment Standards, the project will install water quality
practices to provide quality treatment equivalent to 25% of the existing impervious cover plus
100% of the additional impervious cover. Treatment on the sophomore site is expected to be
provided primarily with the installation of bioretention filter practices. The site design will
prioritize the treatment of runoff from the higher pollution elements of the site which in this
Last updated: Wednesday, October 24, 2018
Page 7 of 16
case are the proposed parking, roadways and loading dock areas. Treatment of runoff from
roofs and pedestrian paths will be included to meet the minimum WQv requirements. Relative
to stormwater quantity, the project will maintain or improve the existing hydrology within
subareas one, two and three, and maintain or reduce the peak rates and volumes of runoff to
each outfall. The proposed filter practices will help to reduce the rates and volumes of runoff
from the site, and modeling of the practices will be included in the SWPPP. Other strategies and
practices to attenuate the rates of discharge from the site will include pervious pavements and
over-sizing of the proposed filter treatment practices. The SWPPP will include a comprehensive
hydrological analysis for each subarea to confirm the project results in no impact to the existing
downstream storm drainage facilities and channels. Most of the existing drainage systems on
the site will be removed and replaced by the project, and the new drainage facilities will be
designed to have sufficient capacity to pass peak flows from storm events with a 10- year return
frequency or greater. Storm sewers in certain locations will be designed for 100-year or greater
storm events especially where flooding of buildings is a concern. In other locations, the grading
will be designed to provide overland flow paths where runoff rates exceed the 10-year peak
capacity of the below-grade storm sewer system. Overland flow paths will also be provided
where smaller sewers are more susceptible to clogging. In all cases, the storm sewers and
grading will be designed to safely pass runoff from 100-year storm events without flooding
buildings or causing damage to critical facilities.
First-year Student Site (Subareas four and five)
The project will increase the amount of pavement and building on the first-year student site
by approximately 4.4 acres, from 3.1 acres to 7.5 acres, and the playing field will introduce
approximately 1.4 acres of new artificial turf field on the site. In accordance with the Design
Manual, the project will provide water quality treatment volume equivalent to 25% of the
existing impervious soil cover plus 100% of the additional impervious cover. The artificial turf
as well as all pavements and buildings will be considered impervious for determining the
required WQv for the site. Similar to the sophomore site, treatment on the first-year student
site will mainly be provided by installing bioretention filter practices integrated into the site
landscape at several locations. Again, similar to the sophomore site, the design will prioritize
the treatment of runoff from the higher pollution elements of the site such as the parking and
roadways. To meet the minimum WQv and RRv requirements, treatment of runoff from roofs
and pedestrian paths will also be provided. Other management practices to be employed will
include pervious pavements, surface sand filter practices and stormwater planters.
Stormwater runoff from subareas four and five discharges to Fall Creek, which at this location
is a fifth order stream. In accordance with the General Permit, the portions of the project
within these subareas are exempt from providing quantity controls for the CPv (1-year return
frequency storm), Qp (10-year storm) and Qf (100-year storm). The requirements for runoff
reduction are not exempt, and practices to provide the minimum RRv volume will be provided
by the project
In addition to the above requirements, the project will be required to employ four Better Site Design
techniques, of which applicant expects to employ the following:
• Preservation of Undisturbed Areas / Locating in Less Sensitive Areas
The project is located on previously disturbed lands as opposed to existing undeveloped
lands.
• Pavement Reduction
Last updated: Wednesday, October 24, 2018
Page 8 of 16
Pervious pavement may be used in place of traditional pavements for certain areas of the
project site. The porous pavement would reduce the amount of runoff generated by these
areas, along with providing stormwater treatment and some detention.
• Building-Footprint Reduction
All proposed buildings are multi-story which will reduce the total building footprint and
therefore the amount of impervious roof area on the site.
• Bioretention
Stormwater treatment will be provided throughout the project with the use of bioretention
filters.
• Rooftop Runoff Reduction Mitigation
Runoff from portions of the rooftop will be directed to bioretention filters.
• Tree Planting
The tree planting credit can be taken for preserving existing trees or planting new ones. As
part of the design for this project 320 new trees will be planted and 264 existing trees will
be maintained throughout the site.
Impacts and Mitigations
The project will permanently alter drainage patterns and increase volumes on the 26 acre project site.
Construction is anticipated to last 37 month during which large areas of land will be in a disturbed
state resulting in a potential for increased erosion.
According to information provided by the applicant:
Compared to the 128-square mile Fall Creek watershed, the project will disturb about 25
acres or 0.04 square miles which equates to about 0.03%, three one-hundredths of a percent
of the watershed. Furthermore, The 10-, 50-, 100- and 500-year peaks for the Fall Creek
watershed at Cayuga Lake have been estimated by FEMA to be 5,920 cubic feet per second
(cfs), 8,950 cfs, 10,430 cfs and 14,400 cfs, respectively. Based on the current hydrologic
calculations our civil engineer estimates the peak rates of runoff discharging to Fall Creek
directly from subareas four and five will increase by approximately seven cfs, from 65 cfs to
72 cfs, during the 10-year storm, and approximately eight cfs, from 143 cfs to 151 cfs, during
the 100-year storm. It is not expected that the quantity or timing of the volumes of run-off
from this project will damage downstream structures.
Relative to water quality, the project will employ bioretention filter practices throughout the
site to provide treatment for runoff from over 7.5 acres of the impervious areas on the site.
The practices target higher polluting parking areas, loading docks and vehicular drives but
will also treat runoff from lower polluting pedestrian paths and roofs. In addition to quality
treatment, the bioretention filters will also provide runoff reduction volume through
infiltration, evaporation and transpiration. The infiltration provided by the practices will
increase the recharge of groundwater on the site and help to reduce the volumes of runoff
especially during smaller storm events. To increase the amounts of runoff reduction volume
provided, most of the filter practices are oversized relative to the minimum required for
quality treatment.
The Lead Agency has determined that with best practices and regulatory adherence for storm water
retention and water quality in accordance with the approved SWPPP, no significant impacts to
drainage is anticipated.
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Page 9 of 16
IMPACT ON AIR
Existing Conditions
Proposed Conditions
x Construction Activities
x New dining hall – venting
Impacts and Mitigations
E&S Controls
Construction is expected to last over three years, during which time site preparation activities will
create the potential for increased airborne dust and dirt particles. The amount of construction-
generated dust depends on several factors, including soil conditions, moisture content, amount of
time soils are exposed to the wind and sun, weather-related factors, and construction practices.
The applicant will use the following dust-control measures, as needed, during construction:
x Misting or fog spraying site to minimize dust.
x Maintaining crushed stone tracking pads at all entrances to the construction site.
x Reseeding disturbed areas to minimize bare exposed soils.
x Keeping the roads clear of dust and debris.
x Requiring trucks to be covered.
x Prohibiting the burning of debris on site.
Insert information about venting
IMPACT ON PLANTS AND ANIMALS
Existing Conditions
The project is in a developed area of campus with roads, paths, buildings, programed greenspaces
and recreation facilities. The applicant has submitted an arborist report dated May 29, 2018 which
provides an inventory and assessment of all trees on the 26 acres project site. The report states that
there are a total of 555 trees of all sizes within the project limits of which 458 have a diameter at
breast height (DBH) of less than 12” and 97 have a DBH of greater than 12”.
Proposed Conditions
Site preparation and construction will require the removal of 250 smaller trees and 41 mature trees
as well as lawn areas and landscaped beds. 17 trees are slated for potential transplanting. Landscape
plans have been submitted and the applicant states that 320 new large canopy trees will be planted
as well as other landscaping including low grasses and woody plants in bioretention areas as well as
ornamental grasses, shrubs, and smaller multi-stem trees throughout the project site.
Impacts and Mitigations
Site development will result in a net reduction of 6 acres of lawn and landscape/pervious surface and
the removal of 291 trees. As a result, a moderate impact on plants is expected. However, the removal
of trees will be mitigated by the installation of new landscape that includes 17 trees to be potentially
transplanted and 320 new trees and other plant materials.
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Page 10 of 16
A more detailed Planting Plan will be developed during site plan review and will include a full plant
schedule and planting specifications.
The Lead Agency has determined that with the proposed mitigations, no significant impacts to
plants and animals are anticipated.
IMPACT ON AESTHETIC RESOURCES
Existing Conditions
The 26 acre project site is in Cornell’s North campus area. This area of is primarily residential
characterized by fairly intense development of dorms ranging from nine to three stories tall in
differing architectural styles and sizes. The area also has student facilities, such as dining halls,
peripheral athletic fields, integrated open spaces and several surface parking lots, including the 386
space CC lot directly off of Jessup Road. Add American Indian Center
The project site is close to residential neighborhoods east, west and north of campus. Forest Home
to the east in the Town of Ithaca and Cornell Heights to the west in the City of Ithaca are both lower
density residential neighborhoods and Historic Districts. The northern portion of the site boarders
the Village of Cayuga Heights within the campus and has a mix of larger scale residential development
across Jessup Road, smaller scale nonresidential University buildings, and athletic fields.
The Tompkins County Scenic Resources Inventory identifies one Distinctive View and one Noteworthy
View which are near the project site. Neither of these views will be significantly changed by the
project. The Tompkins County Scenic Resources Inventory also identifies Forest Home Drive as a
Scenic Byway.
Proposed Conditions
y Describe adjacency to Cornell Heights Historic District
y Sophomore Site – describe massing & location
y Freshmen site is not visible from points outside campus
y Sophomore site is on Village line and more visible from points outside of campus- however
it replaces a parking lot
Impacts and Mitigations
y Insert Comments for Town of Ithaca/ Village of Cayuga Heights
x Freshman campus is not maximum height
x Most views are preserved
IMPACT ON HISTORIC RESOURCES
Existing Conditions
Proposed Conditions
Impacts and Mitigations
IMPACT ON OPEN SPACE AREA
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Page 11 of 16
Existing Conditions
Proposed Conditions
Impacts and Mitigations
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
The 26 acre project site is in proximity to two Unique Natural Areas (UNA’s). The sites chosen for the
first-year student and sophomore residence halls are located between 825 and 75 feet north of the
Beebe Lake Woods/Gorge Unique Natural Area (UNA-132). A second UNA (UNA-104), which includes
Palmer Woods is the next closest to the project, located 350 feet away to the north.
The proposed action is not expected to reduce the quantity or quality of the unique natural area, nor
impact the function or enjoyment of the resource.
The Lead Agency has determined that no adverse impacts to the Beebe Lake Woods/Gorge UNA or
Palmer Woods are anticipated.
IMPACT ON TRANSPORTATION
Insert comments and responses from City Transportation Engineer Town of Ithaca & Village of
Cayuga Heights
Proposed Conditions
Description of revised road and parking layout
Need Emergency Access and Transportation Plan
Construction Activities
The applicant has provided the following information regarding hauling from excavation:
55,000 cubic yards of cut material will result in approximately 3,700 15-cubic yard truck
hauling trips. Excavation for the sophomore site is expected to generate approximately 45%
of the cut material and take approximately a year to complete. Excavation for the first-year
student site is expected to generate approximately 45% of the cut material and take
approximately a year to complete. For approximately six months, excavation on the two sites
is anticipated to overlap. Excavation for the related quad, paths and parking lots is expected
to generate approximately 10% of the cut material and will take place over three
spring/summer seasons (see construction sequencing). On average, each site is expected to
generate approximately 1,665 haul trips over a period of a year (3,700 *0.45). This averages
to approximately 6-7 trucks a day (1,665/261 working days in a year = 6.3) for each site. When
both sites are actively excavating, an average of 12-14 haul trips per day is anticipated. The
haul trips will be spread throughout the day, and peak hour additions to the traffic network,
during the most active site excavation, are likely to consist of only 2 trucks.
Northcross Road, a campus-owned connection between A Lot and Je ssup Road, is anticipated
to be closed in order to be used for staging of deliveries and trucks during construction. The
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Page 12 of 16
vehicular and bus loop through A lot (which has two exits on to Pleasant Grove Road) will
remain open. Approximately one acre of open lawn area north of A-lot (currently a Frisbee
golf course) is anticipated to be used for contractor parking.
The applicant has also stated that construction deliveries are expected to fluctuate between 10 to
20 per day with a maximum of five arrivals and departures during the morning and afternoon peak
times at the height of construction. (will this be during the summer?) The applicant intends to
schedule special deliveries (oversized loads and multiple truck loads) to be outside of peak travel
times. All construction vehicles will be directed to use Route 13, via Triphammer Road to Hanshaw
Road and take Pleasant Grove to enter and exit site.
The applicant estimates the maximum workforce to be 280 onsite at any one time, with 75-100
workers being the norm during the construction period. It is estimated that the maximum workforce
size for the Balch Hall renovation will be 50 onsite at any one time, with 20-30 workers being the norm
during the construction period. The one-time maximum workforce sizes for the two projects are not
anticipated to coincide.
The daily workforce will typically arrive prior to 8:00 a.m. and depart prior to 4:30 p.m. These times
are outside the morning and afternoon peak commuter times on adjacent public and private roads.
Since traffic is less during these off-peak times the actual effect of the work force added to traffic is
minimized
y Daycare drop off pick up
Post Construction-
y Need approved Emergency Access Plan
y Move in/move out
y Parking
Description of pedestrian and bike circulation & amenities
Impacts and Mitigations -
Construction
The applicant intends to provide contractor parking on Palm Road to avoid parking at other locations
within the City of Ithaca, Town of Ithaca, Village of Cayuga Heights, or on campus. Contractors will be
shuttled to the site along a designated route through campus and will be prohibited from traveling
through Forest Home.
University community members who use the CC parking lot south of Jessup Road and other parking
spaces disrupted by construction will be re-directed to other parking areas on campus. A-lot permit
holders will not be displaced as a result of construction activities. Cornell will manage all impacts
from construction parking within its surplus of campus parking inventory
Emergency
Operations
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Page 13 of 16
Vehicular
Pedestrian and Bike
x Impacts at Thurston & Triphammer
x Ped crossing north of Thurston Ave bridge
IMPACT ON ENERGY
Exiting Conditions:
Cornell has a district energy system powered by its Combined Heat and Power Plant (CHPP) which
uses gas to generate electricity and heat to meet a large share of the energy needs on the Ithaca
Campus. The CHPP utilizes “waste heat” from the initial generation of electricity for additional
electricity production and heat for the campus. According to information submitted by the applicant,
this dual use is an extremely effective use of energy; up to 80% of the source energy can be converted
to some useful form. (By contrast standard power plants release heat generated heat and a standard
gas turbine-generator converts only about 33% of the source energy to some useful form.)
Cornell’s Lake Source Cooling (LSC) utilizes the university’s chilled water loop to cool campus buildings.
LSC uses Cayuga Lake’s deep water passing through a heat exchanger to cool the campus’s chilled
water loop. The same water (typically raised in temperature from 39°F to 45-55°F) is then returned
directly to the lake, without addition of any chemicals or other additives. According to information
submitted by the applicant, LSC’s efficiency significantly reduces peak electric use because a minimal
increase in energy is needed to increase in pump speed and ramp up production.
Describe other sources of energy used on campus and capacity
Describe current state of Earth Source Heating (ESH) and timeline
Cornell’s Climate Action Plan of 2009 formalized energy conservation efforts. The main goal from the
climate action plan demands the Ithaca Campus to reach Carbon Neutrality by 2035. Infrastructure
that supports this goal includes Cornell’s District Energy System: Lake Source Cooling, solar farms,
hydroelectric plant, and Central Energy Plant that utilizes Combined Heat and Power. Cornell’s Ithaca
Campus has grown 20% in square footage between 2000 and 2018. Despite this growth, the energy
usage of Cornell’s Ithaca Campus has remained relatively constant from 2000.
Proposed Conditions
Energy Use during Constriction:
Construction of the buildings will produce a one-time release of greenhouse gas emissions. The
Energy and Emissions Impact Assessment of the North Campus Residential Expansion at Cornell
University by Taitem Engineering estimates how much emissions would be created during
construction. This also includes the energy that goes into preparing the site and putting up the
buildings, and also accounts for the projected vehicle miles of the construction workers to get to the
site from residences. Electrical usage calculations include the emissions from the Cornell Central Plant
(CHPP), which is expected to provide power to the contractors during construction. Embodied energy
within the materials used to construct the builds is expected to generate roughly 10,800 equivalent
tons of CO.
Last updated: Wednesday, October 24, 2018
Page 14 of 16
Energy Use during Operations:
NCRE will have total square footage of approximately 761,000 sf, representing a 4% overall increase
in campus building square footage. According to information submitted the project will increase
overall energy usage on campus by 1.4%. The project requires the extension of distributions lines to
the project sites.
In the applicant’s report a supplementary 3rd party report—Energy and Emissions Impact Assessment
of the North Campus Residential Expansion at Cornell University—Taitem Engineering—July 6, 2018—
states that the CHPP will supply 95% of the electricity used by the proposed buildings. The regional
power grid will supply 5% of the electricity used in the proposed buildings, as well as 100% of the
electricity needed to drive LSC. Natural gas consumption by the CHPP will increase as needed to meet
the electric needs of the proposed and baseline buildings, (in practice Cornell may choose to sell less
electricity and keep the natural gas consumption steady).
The report also report details the heating needs of the expansion:
In the proposed expansion, 81% of the steam for heat and hot water in the buildings is
provided by waste heat from the cogeneration process (initial generation of electricity). No
emissions were added for this heat or gas consumption because the emissions are accounted
for in the production of the electricity. The electricity generation that creates this waste heat
consumes 90.3% of the natural gas used by CHPP.
The duct burners burn gas at an annual efficiency of 97% by utilizing waste heat from the
turbine generators. They supply 16% of the steam needed by this site, meeting most of the
steam needs that are not supplied by the cogeneration electrical generation process. The duct
burners consume 7.7% of the gas used at CHPP.
The remaining steam use (4%) is provided by dedicated heating boiler which have an efficiency
of 85% and are used primarily during periods of peak demand.
The NCRE project introduces low-temperature heat distribution to the Ithaca Campus. NCRE is the
first Cornell project required to meet new low-temperature heat requirements. Previously, because
heat was distributed as steam, building designs included radiators and heating coils that operated at
180° or higher. This higher temperature rating allowed for slightly smaller radiators and coils to
minimize cost. Cornell is now requiring projects like NCRE to design building heat transfer equipment
for lower temperatures (130° F max), and Cornell will supply the new facilities with heat via hot water
instead of steam. Since heat will be supplied as hot water to each building, the buildings will be ready
for a future Cornell-wide hot water distribution system (to replace the current distribution system,
which is mostly steam-based). This transition to a new distribution system will improve the feasibility
for renewable energy sources—Earth Source Heat, waste heat integration, solar hot water, and heat
pump integration— to drive Cornell’s district energy system.
Energy Conservation through Building Performance:
Insert information about building performance and standards
The two buildings of Sophomore site are connected by corridors at the basement level. This
Sophomore site will share generous first floor common spaces and amenities, including a fitness
center, dining hall, lounges, study space, bicycle storage faci lities, and various other associated spaces
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Page 15 of 16
to support residential living (shared kitchens, small lounges, etc.). The first-year student site will
consist of three separate buildings. These buildings will also have some shared common spaces:
lounges, communal pantries and bike storage.
All residential programming in the expansion has a window-to-wall ratio (WWR) of 22%. And WWR in
all the buildings of the expansion range from 31.5% to 39.3%. The ground halls, social and communal
spaces, and the dining hall are listed as having “significantly higher WWR because they are social
spaces where providing extra daylight is high priority.” However, no precise ratio is provided to assess
the WWR of these programs like the residential spaces of the expansion. Finally, all the buildings in
the expansion employ flat roofs, which provides the ability to maximize solar access (for potential use
of photovoltaics or solar thermal arrays) independent of building/block orientation.
Description of increased demand from other sources (transportation)? Taitum
Impacts and Mitigations
Synopsis of comments received and impacts suggested – see attached synopsis
Some questions/issues to consider for this section:
x How much more gas/energy use will this project result in – for the City? The county?
x Does this increase in energy have a large impact? Who/what does it impact and for what
duration?
x Can upstream GHG emission and other environmental impacts of fracking be considered
under SEQR for a local housing project?
x Is the use of gas as an energy source specific to this project?
x Are there practicable alternatives that result in less energy/gas use? Should the applicant
explore these?
x Can/should the applicant be required to build this project or a portion to higher energy use
standard than proposed?
IMPACT ON NOISE AND ODORS
Existing Conditions
Proposed Conditions
Impacts and Mitigations
IMPACT ON PUBLIC HEALTH
Existing Conditions
Proposed Conditions
Impacts and Mitigations
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
Existing Conditions
Last updated: Wednesday, October 24, 2018
Page 16 of 16
Proposed Conditions
x Additional 104,000 GPD wastewater
x Additional 104,000 GPD additional water demand
x Utility upgrades – fire loop, sanitary sewer etc.
x Emergency Services and Access Plan needed
x Potential impact on local housing market – Community Character total enrollment to a
maximum of 900 more – 225 at a time in application. Pg 225 of application
Prepared by: Lisa Nicholas, AICP
NCRE Comments – Main Themes
10-19-18
As of October 23, 2018 the Board has received over 100 public comments- excluding involved agency
and internal comments. Five are in support of the project, the remaining comments are critical of the
project’s use of natural gas.
Thematic Synopsis of Energy Comments
The environmental review of this project should consider upstream GHG emissions and other
environmental and health impacts associated with fracking because the energy to heat and electrify the
project will be provided by Cornell’s Combined Heat and Power Plan (CHPP) which uses natural gas as its
source energy.
The measurement of GHGs in the NCRE materials is inaccurate/ invalid/misleading because the
methodology used for these calculations was developed before the widespread use of gas extracted
through fracking and therefore does not account for its associated upstream GHG emissions. (9+)
Using energy from the NYSEG grid would /might result in lower emissions/ be greener/ more sustainable
because the grid is dynamic in terms of energy sources, NYSEG’s parent company has a stated
commitment to increase the proportion of renewable sources feeding the grid and NY Reforming the
Energy Vision (REV) has a goal of 50% of electricity coming from renewable sources by 2030. By
contrast, the CHPP, though it is highly efficient, will use 100% gas as its source energy source until a
potential and uncertain future conversion to Earth Source Heating.
The applicant should provide comparisons and case studies demonstrating how the proposed buildings
compare to existing net zero dorms.
The proposal to use natural gas (through the CHPP) to provide heat and electricity to the project is in
conflict with Cornell’s own goal to be net zero by 2035 and the recommendations, research and
conclusions of Cornell’s Senior Leaders Climate Action Working Group (SLCAWG)
Because the energy to heat and electrify the project will be provided by CHPP which uses natural gas as
its source energy, the project conflicts with local plans and goals such as the City’s Green Building Policy,
2020 Tompkins County Energy Strategy, Cooperative Extension Local Energy Study, etc.
Thematic Synopsis of Building Performance
Performance should be as good as or better than recent projects such as Maplewood Apartments in
Ithaca (which used heat pumps) or Cornell’s near net zero building on Roosevelt Island
Building performance should be improved to: Near net zero, passive solar, reduce window to wall ratio
Synopsis of Comments pertaining to SEQR Compliance & Environmental Impact Statement (EIS)
Environmental Impact Statement (EIS)
x An EIS has been done for projects of similar (smaller) size
x The magnitude of the potential impact is large for energy use, SF of building space to be heated
and cooled and extension of a distribution system to the equivalent of 500 homes or more.
x Would require the exploration of alternatives to the use of natural gas (because of upstream
emissions and other environmental and health impacts and long-term effects associated with
fracking
NCRE Comments – Main Themes
10-19-18
x There are practicable alternatives to the use of natural gas (e.g. hydro, water sourced heat
pumps)
x The impacts of GHG as a result of the project are large
x Upstream emissions can/must be considered under SEQR
SEQR Compliance
x The applicant is in charge of the schedule and is rushing the process
x The selection of a methodology for evaluating GHG emissions is meant to be a
joint/collaborative decision between several agencies
x The applicant is deciding what information to provide – when it should be the Lead Agency
x Staff is misguiding the Lead Agency regarding its responsibilities under SEQR under a number of
issues
Cayuga Heights Planning Board Comments to the City of Ithaca’s Planning and Development
Board Regarding Cornell North Campus Residential Expansion (NCRE) SEQRA Review
September 28, 2018
1
Energy Use
No NCRE building is located within Cayuga Heights, and the Board has not taken a position
nor is providing comments on building energy use. However, two Board members have
expressed concern with Cornell’s proposed use of natural gas for this project and would like
to see more of a commitment by Cornell to use alternatives to fossil energy sources in this
project.
Parking
The Board has concerns with the NCRE parking plan. The net loss of spaces due to this
project is 396. Cornell assumes that excess capacity existing elsewhere in its campus parking
system will make up for the loss of these spaces. The Board does not doubt that this excess
capacity exists, but questions the assumption that excess capacity existing elsewhere in the
parking system will make up for both the net loss of parking spaces and the increased
demand for parking spaces resulting from the NCRE project upon completion. A September
4, 2018 Energy and Transportation PowerPoint presentation states CC lot to be underutilized
with 110 vehicles occupying 386 spaces. On 4/25/2018 at approximately 11:00 AM the Board
Chair did a count of parking spaces in CC and A lots and found 193 vehicles parked in CC lot
and 83 available parking spaces in A lot. Based on this count, which admittedly is a finding
for only one day, excess capacity in A lot would be insufficient to make up for the existing
parking demand associated with the loss of CC lot spaces, not to mention the increase in
parking demand from additional students and employees associated with NCRE upon
completion. Parking lots suggested by Cornell as alternatives to CC and A lots are
Hasbrouck, Anna Comstock North, and Hurlburt House. While the Anna Comstock North
lot is closer to the Core Campus than either the CC or A lots, the Hasbrouck and Hurlburt
House lots are farther away, making them potentially less convenient to use. A reduction in
parking availability and/or making available parking less convenient is not necessarily a bad
thing since reducing parking availability may be the best way to pry commuters from their
cars and get them to use alternative transportation or to walk. Unfortunately, it also has the
potential to shift parking demand beyond the Cornell campus to adjacent public streets.
Many of these streets are located in Cornell Heights, but some are located in Cayuga Heights.
Additionally, the difficulty of finding on-campus parking after completion of the NCRE
could encourage more people to park illegally in lots such as those at the Congregational
Church (Highland Road) or at the Corners Community Shopping Center and then ride TCAT
or walk to campus, a practice which already occurs. Cornell’s 2008 Master Plan for the
Ithaca Campus recommends creating a campus circulator providing high-frequency transit
service within the campus that would, among other benefits, facilitate and encourage
parking at the periphery of the Core Campus. There is no mention made of a campus
circulator servicing peripheral parking in NCRE documentation, but perhaps one should be
Cayuga Heights Planning Board Comments to the City of Ithaca’s Planning and Development
Board Regarding Cornell North Campus Residential Expansion (NCRE) SEQRA Review
September 28, 2018
2
considered. Moreover, greater attention could have been given in NCRE documentation to
North Campus parking issues associated with move-in day and reunion weekend. The CC
parking lot is typically overwhelmed by those events with vehicles strewn about Jessup
Road, parked on treelawns, etc., and a more detailed plan explaining how these issues will be
handled would be helpful.
Traffic
The Board cannot support the traffic study’s statement that there will be no significant
adverse impacts on vehicular traffic, particularly on the Village’s roads and intersections,
during the years of construction and thereafter. Although, in NYSDEC terminology, the
estimated increase will not be “substantial,” i.e. it will be less than 100 additional peak hour
vehicular trips, and many of the turning movements at Village intersections in the
Community Corners area received failing Level of Service (LOS) grades prior to this project,
there will be an increase in traffic associated with this project, especially in the peak PM
hour upon project completion, and this increase will likely exacerbate existing delay times
even if it does not produce worse LOS grades. The traffic study concludes that the existing
roadway network has the capacity to handle the project’s increase in traffic, yet failing LOS
grades suggest the opposite may be true. NYSDEC guidance for SEQRA states that the
impact of a traffic increase can be rated moderate to large despite the increase not being
“substantial” if the increase adds a level of traffic to an area where, “due to current road,
traffic, and intersection conditions, the road does not have the capacity to handle it.” The
NCRE did not create failing LOS grades for Village intersections, but it will almost certainly
worsen these conditions even if the degree to which they will worsen can be debated.
Accordingly, the Board would be grateful if the City’s Planning and Development Board and
the City’s Traffic Engineer would give the traffic data contained in the NCRE traffic study a
second look, consider the impact of the NCRE project on the Community Corners area
intersections, and determine whether this impact should be judged to be “moderate.” If the
impact is “moderate,” Cornell should take steps to mitigate the impact. Potential long-term
mitigation could include establishment of a park-and-ride lot in a North Triphammer Road
mall to “catch” commuters before they drive through the Village, which might in turn
require TCAT to add express bus routes. In addition, Cornell’s 2008 Master Plan for the
Ithaca Campus suggests creating a new road link from Warren Road to Pleasant Grove Road,
north of the Robert Trent Jones Golf Course, to reduce Cornell-related traffic on Hanshaw
Road and ease congestion at the Hanshaw and Pleasant Grove Road intersections as well as to
divert Cornell-bound traffic heading south on Warren to Pleasant Grove. Potential
mitigation during project construction could include banning construction truck traffic
during peak AM and PM traffic hours and requiring the project to return to its original plan
Cayuga Heights Planning Board Comments to the City of Ithaca’s Planning and Development
Board Regarding Cornell North Campus Residential Expansion (NCRE) SEQRA Review
September 28, 2018
3
of busing contractors to the construction sites from Palm Road near Route 366 rather than
allowing them to park in the Frisbee golf course near A lot adjacent to Pleasant Grove Road.
From: Eric Hathaway
Sent: Wednesday, September 12, 2018 3:51 PM
To: Lisa Nicholas
Cc: Kent Johnson; Tim Logue; John Licitra; Lynne Yost
Subject: September 2018 Site Plan Review Comments
Hi Lisa,
Below are comments on the September Site Review Packet:
North Campus
x The applicant must provide analysis showing the capacity of other nearby parking lots to absorb
the displaced parking demand from the CC lot
x The applicant must quantify the number of parking spots to remain the the vicinity of the
proposed housing sites and provide calculations for the reasoning for the number of spaces
provided.
x The applicant must meet with TCAT and Ithaca Carshare and bike share representatives to
discuss strategies to encourage usage of these services to reduce vehicular trips associates with
the proposed development. Documentation of these conversations must be provided for City
review.
x The applicant must supply the manual turning traffic counts data (including existing pedestrian
counts) and Synchro worksheets for review. It is likely that a sampling of pedestrian traffic
volume counts will be required in the Fall to verify the numbers collected in February.
x Midday traffic analysis and light meter analysis must be provided for the following intersections:
o Triphammer/Wait
o Wait/Thurston (east)
o Thurston/Cradit Farm
o Thurston/University/Forrest Home/East Ave
x The applicant must provide analysis for the number of assumed service vehicles to access the
proposed sites
x The applicant must investigate designing improvements to enhance pedestrian safety along the
corridor between the intersection of Triphammer Road/Wait Avenue and University/Forrest
Home/Thurston.
x The applicant must provide further details regarding the data used to assume the percentage of
freshman and sophomore students that bring a vehicle to campus.
x The applicant must clarify how parking occupancy varies throughout the day in the CC lot.
x The applicant must verify their methodology for increasing pedestrian volumes levels in future
analysis based on anticipated growth from the development.
x The applicant must provide strategies on how to prevent relocated parking demand from
impacting local residential neighborhood parking demand in the vicinity of the proposed site.
x The study states that some of the roadways in the study area would be more appropriately
signed for 25 miles per hour instead of 30. Specific analysis should be provided to verify this
assumption.
x The applicant must upgrade the following sections of sidewalk and curb ramps per ADA
standards to accommodate the increased pedestrian demand:
o An ADA Ramp is needed at Wait Ave and Triphammer Rd Intersection on the east side.
o The sidewalk along Wait Ave 300 block on the east side has surface defects on
approximately 10% of the sidewalk.
o The 100 block of Triphammer Rd between Wait Ave and Sisson Pl. has a 4 foot wide
broken sidewalk--this should be replaced with a 5 wide sidewalk.
o Curb ramps on Triphammer Road crossing Sisson Pl intersection lacks detectable
warnings on the curb ramps.
o The sidewalk network on the east side of the 100 block of Triphammer Rd between
Sisson Pl. and Jessup Rd must be completed.
o At the Jessup Rd. and Triphammer Rd. intersection, 4 new ADA ramps are needed.
x Sight distance analysis must be provided at the proposed driveway onto Triphammer Road.
x The applicant must provide a discussion of the proposed bike parking strategy for the proposed
site.
Eric Hathaway, P.E.
Transportation Engineer
City of Ithaca
607-274-6530
RE: FW: September 2018 Site Plan Review Comments
Eric Hathaway
Sent:Tuesday, October 02, 2018 1:40 PM
To: Kimberly Michaels [kam@twm.la]
Cc: Lisa Nicholas
Hi Kimberly,
I have taken a look at the technical appendix and have a few related comments:
The applicant must supply a figure showing pedestrian volumes for each of the study periods at the study intersection
The future 2022 build analysis does not show an increase in pedestrian volumes at the study intersection. Justification
must be provided for this assumption or the analysis should be updated.
The applicant must provide updated peak hour counts at the East Ave/Thurston Ave/University Ave intersection to
verify levels of bicycle and pedestrian traffic in the February counts.
It appears that the number of conflicting pedestrians shown at the East ave/Thurston Ave/University Ave intersection
might not be placed correctly. For instance, no pedestrians are shown crossing the east leg of the intersection, while
the most are crossing the north leg. This is contrary to my observations.
The East Ave/Thurston Ave/University Ave intersection experiences increased LOS D operations under build
conditions. The applicant must propose mitigation for this condition.
I also realize there was some comment below I did not respond to on Friday. Regarding service vehicles, I was looking for
reasoning for assuming that 10-20 service trucks per day assumed in the traffic study. Also, could you provide information on
the number of freshman and sophomores enrolled during 2017-2018 and 2018-2019 academic year?
Thanks.
Eric
Eric Hathaway, P.E.
Transportation Engineer
City of Ithaca
607-274-6530
From: Eric Hathaway
Sent: Friday, September 28, 2018 2:55 PM
To: Kimberly Michaels
Subject: RE: FW: September 2018 Site Plan Review Comments
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The applicant must quantify the number of parking spots to remain the the vicinity of the proposed housing sites and
provide calculations for the reasoning for the number of spaces provided.
See pages 159-161 of the SEQR notebook and page 11 of the Traffic Study report
The applicant must meet with TCAT and Ithaca Carshare and bike share representatives to discuss strategies to
encourage usage of these services to reduce vehicular trips ass ociates with the proposed development.
Documentation of these conversations must be provided for City review.
Cornell has been meeting with TCAT. I'll check if they met with Carshare or bikeshare and get back to you. I'll see what I
can get for "documentation of these conversations"
The applicant must supply the manual turning traffic counts data (including existing pedestrian counts) and Synchro
worksheets for review. It is likely that a sampling of pedestrian traffic volume counts will be required in the Fall to
verify the numbers collected in February.
It is likely that all of this is in the attached appendix.
Midday traffic analysis and light meter analysis must be provided for the following intersections:
Triphammer/Wait
Wait/Thurston (east)
Thurston/Cradit Farm
Thurston/University/Forrest Home/East Ave
Eric, I'm not a traffic engineer - but can you tell me why this is necessary for SEQR? If the study shows the peak hour, worst
case - why would mid-day be included?
The applicant must provide analysis for the number of assumed service vehicles to access the proposed sites
Page 18 of the traffic study.
The applicant must investigate designing improvements to enhance pedestrian safety along the corridor between the
intersection of Triphammer Road/Wait Avenue and University/Forr est Home/Thurston.
See page 166. Cornell has committed to working on a solution here in coordination with the City.
The applicant must provide further details regarding the data used to assume the percentage of freshman and
sophomore students that bring a vehicle to campus.
It is based on the number of permits purchased.
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Sight distance analysis must be provided at the proposed driveway onto Triphammer Road.
I talked to the traffic engineer about this - she's already looked at it. I'll ask her to write something up.
The applicant must provide a discussion of the proposed bike parking strategy for the proposed site.
Bicycle racks and repair station locations are shown on in the drawing set on Layout Sheets L2.01 through L2.06
The plan must be updated to show a continuous sidewalk network to the proposed building
I don't understand this comment. There are sidewalks to all the buildings.
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Please see Transportation comments from City Engineering for NCRE below.
Lisa Nicholas, AICP, Deputy Director of Planning
Planning Division
108 E Green Street
Ithaca, NY 14850
607-274-6557
From: Eric Hathaway
Sent: Wednesday, September 12, 2018 3:51 PM
To: Lisa Nicholas
Cc: Kent Johnson; Tim Logue; John Licitra; Lynne Yost
Subject: September 2018 Site Plan Review Comments
Hi Lisa,
Below are comments on the September Site Review Packet:
North Campus
The applicant must provide analysis showing the capacity of other nearby parking lots to absorb the displaced
parking demand from the CC lot
The applicant must quantify the number of parking spots to remain the the vicinity of the proposed housing sites and
provide calculations for the reasoning for the number of spaces provided.
The applicant must meet with TCAT and Ithaca Carshare and bike share representatives to discuss strategies to
encourage usage of these services to reduce vehicular trips associates with the proposed development.
Documentation of these conversations must be provided for City review.
The applicant must supply the manual turning traffic counts data (including existing pedestrian counts) and Synchro
worksheets for review. It is likely that a sampling of pedestrian traffic volume counts will be required in the Fall to
verify the numbers collected in February.
Midday traffic analysis and light meter analysis must be provided for the following intersections:
Triphammer/Wait
Wait/Thurston (east)
MEMORANDUM
CITY OF ITHACA
DPW – WATER & SEWER DIVISION
510 FIRST STREET
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SUMMARY OF CURRENT AND FUTURE SEWER CAPACITY
THURSTON AVENUE SEWER
Peak flows from Report (mgd)
Current Design + Varna
2.36 2.70 2.77
Notes:
1. Refer to "City-Town Sanitary Sewer Interceptor" drawings for MH #'s
2. Sisson Pl sewer enters at MH6
3. Sewer overall "capacity" calculated at 80% full, which is approximately 98% capacity of a full pipe
4. Flows in million gallons per day (mgd)
5. Varna development assumed 200 units, 2.3 people/unit, 50 gpd per person, 3.1x peaking factor
6. Orange highlight indicates capacity used is >= 70%
Length Capacity
From MH To MH Segment (LF) (MGD) Current Design Design + Varna
1 2 1 134 4.79 49% 49% 56%
2 3 2 41 5.87 40% 40% 46%
3 4 3 170 4.56 52% 52% 59%
4 5 4 100 5.10 46% 46% 53%
5 6 5 142 2.17 108% 108% 124%
6 7 6 131 2.98 79% 91% 91% Segment Length (lf)
7 8 7 130 8.26 29% 33% 33%5-6 273
8 9 8 89 8.92 26% 30% 30% 13-25 1791
9 10 9 123 7.59 31% 36% 36%Total 2064
10 11 10 146 6.96 34% 39% 39%
11 12 11 219 5.69 41% 47% 47%
12 13 12 135 9.35 25% 29% 29%
13 14 13 238 3.48 68% 78% 78%
14 15 14 106 3.30 71% 82% 82%
15 16 15 118 3.38 70% 80% 80%
16 17 16 91 3.56 66% 76% 76%
17 18 17 63 3.91 60% 69% 69%
18 19 18 106 3.81 62% 71% 71%
19 20 19 121 3.79 62% 71% 71%
20 21 20 117 4.26 55% 63% 63%
21 22 21 177 5.00 47% 54% 54%
22 23 22 237 4.60 51% 59% 59%
23 24 23 232 3.16 75% 86% 86%
24 25 24 48 3.50 67% 77% 77%
25 26 25 137 3.60 65% 75% 75%
26 27 26 88 14.65 16% 18% 18%
27 28 27 49 18.37 13% 15% 15%
28 29 28 49 9.91 24% 27% 27%
29 30 29 208 4.91 48% 55% 55%
30 31 30 17 4.76 50% 57% 57%
31 32 31 105 4.69 50% 58% 58%
32 33 32 173 6.06 39% 45% 45%
33 34 33 194 5.46 43% 49% 49%
34 35 34 153 6.04 39% 45% 45%
35 36 35 114 5.52 43% 49% 49%
36 37 36 155 5.35 44% 50% 50%
37 38 37 64 53.73 4% 5% 5%
38 39 38 205 16.42 14% 16% 16%
% of Capacity Used
Sections to Upgrade
Rev: 10/15/18
Thurston/Cradit Farm
Thurston/University/Forrest Home/East Ave
The applicant must provide analysis for the number of assumed service vehicles to access the proposed sites
The applicant must investigate designing improvements to enhance pedestrian safety along the corridor between
the intersection of Triphammer Road/Wait Avenue and University/Forrest Home/Thurston.
The applicant must provide further details regarding the data used to assume the percentage of freshman and
sophomore students that bring a vehicle to campus.
The applicant must clarify how parking occupancy varies throughout the day in the CC lot.
The applicant must verify their methodology for increasing pedestrian volumes levels in future analysis based on
anticipated growth from the development.
The applicant must provide strategies on how to prevent relocated parking demand from impacting local residential
neighborhood parking demand in the vicinity of the proposed site.
The study states that some of the roadways in the study area would be more appropriately signed for 25 miles per
hour instead of 30. Specific analysis should be provided to verify this assumption.
The applicant must upgrade the following sections of sidewalk and curb ramps per ADA standards to accommodate
the increased pedestrian demand:
An ADA Ramp is needed at Wait Ave and Triphammer Rd Intersection on the east side.
The sidewalk along Wait Ave 300 block on the east side has surface defects on approximately 10% of the
sidewalk.
The 100 block of Triphammer Rd between Wait Ave and Sisson Pl. has a 4 foot wide broken sidewalk--this
should be replaced with a 5 wide sidewalk.
Curb ramps on Triphammer Road crossing Sisson Pl intersection l acks detectable warnings on the curb
ramps.
The sidewalk network on the east side of the 100 block of Triphammer Rd between Sisson Pl. and Jessup Rd
must be completed.
At the Jessup Rd. and Triphammer Rd. intersection, 4 new ADA ramps are needed.
Sight distance analysis must be provided at the proposed drivew ay onto Triphammer Road.
The applicant must provide a discussion of the proposed bike parking strategy for the proposed site.
Emmys
The plan must be updated to show a continuous sidewalk network to the proposed building
Eric
Eric Hathaway, P.E.
Transportation Engineer
City of Ithaca
607-274-6530
FW: NCRE: Thurston Avenue Interceptor
Erik Whitney
Sent: Tuesday, October 02, 2018 12:33 PM
To: Lisa Nicholas
Cc: Matthew Sledjeski; Scott Gibson
Attachments:Thurston Avenue Intercepto~1.pdf (1 MB )
Hello Lisa,
Regarding Thurston Avenue Interceptor: Attached please find Cornell's Engineer T.G. M iller's assessment along with
additional analysis by Matt Sledjeski, PE W&S Civil Engineer. Also find, email from a couple of weeks ago explaining Matt's
analysis below. If you have any questions either Matt or I are available.
Regards,
Erik Whitney, PE
Assistant Superintendent
City of Ithaca DPW
Water & Sewer Division
510 First Street, Ithaca NY 14850
O: (607) 272-1717
C: (607) 280-1041
From: Matthew Sledjeski
Sent: Tuesday, September 18, 2018 1:57 PM
To: Scott Gibson; Erik Whitney; dthaete@town.ithaca.ny.us
Subject: RE: NCRE: Thurston Avenue Interceptor
Good afternoon,
After our meeting last week, I sat down with the sewer capacity calculations provided through TG
Miller to look at a few things:
1. Confirmed that the sewer capacities provided were calculated for pipes flowing full.
2. Recalculated the capacity of each segment assuming that pipes are "at capacity" when flowing 80%
full. The new (Q/Qfull) is about 98% of a full pipe so not a huge difference.
3. I plotted the capacity of each segment on the attached chart (green shaded area). Also plotted on
the same chart is the percentage of available capacity used based on current flows and future flows.
All flows were pulled from the Cornell report. Reference the manhole numbers on the drawing
included in the attachment.
The biggest chokepoint is appears to be the segment just upstream of the "Sisson Pl" connection. The
sewer flattens out at this point even though the pipe is 16". This segment won't have the new North
Campus flows through it though.
Other areas near 80% of available capacity are on the downhill stretch of Thurston, mostly 10"
diameter from MH 12-24. This section includes the manholes we opened at the intersection of
Thurston & Stewart.
See what you think -- we can discuss further at our next meeting.
Matt Sledjeski
Civil Engineer
City of Ithaca Department of Public Works
Water & Sewer Division
510 First Street
Ithaca, NY 14850
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01020304050600%20%40%60%80%100%120%1 2 3 4 5 6 7 8 9 1011121314151617181920212223242526272829303132333435363738Capacityat80%Full(MGD)PercentofAvailableCapacityPipeSegmentThurstonAvenueSewerInterceptorCapacitySewerCapacity80%Full%ofCapacityCurrentFlows%ofCapacityatDesignFlows
DRAWING NO.:
DRAWN BY:
DATE:
SHEET TITLE:
PROJECT TITLE:
Professional License Number
VERSIONS
No. Date Description
04.30.2018
TGM
PROJECT NO.: P105.00 (TGM E17-47)
UNDERGRADUATE
STUDENT HOUSING
CORNELL UNIVERSITY
ITHACA, NY
864 Mapleton Road
Princeton, NJ 08540
609.919.0099
fax 609.919.0088
a r c h i t e c t s
ikon.5
Architecture
Planning
Research
Strategy
www.ikon5architects.com
LANDSCAPE ARCHITECT:
FIRE PROTECTION, PLUMBING,
MECHANICAL, ELECTRICAL ENGINEER:
STRUCTURAL ENGINEER:
CIVIL ENGINEER:
ARCHITECT:
FIG.1
CITY-TOWN
SANITARY
SEWER
INTERCEPTOR
CU NORTH CAMPUS HOUSING
SANITARY SEWER IMPACTS
CITY-TOWN INTERCEPTER SEWER
THURSTON AVENUE TO LAKE STREET SEWER
CAPACITY
MH ELV FALL LENGTH SLOPE DIA. n-VALUE GPD COMMENTS
1 799.5
1.3 134 0.97% 16 0.013 4,895,586
2 798.2
0.6 41 1.46% 16 0.013 6,012,694
3 797.6
1.5 170 0.88% 16 0.013 4,668,814
4 796.1
1.1 100 1.10% 16 0.013 5,212,928
5 795
-1 142 0.20% 16 0.013 2,222,800
6 796
-1 131 0.20% 18 0.013 3,043,012
7 797
2 130 1.54% 18 0.013 8,439,797
8 795
1 TO 8 4.5 848 0.50% 16 0.013 3,514,555 Average 0.5% HGL
3 89 3.37% 16 0.013 9,125,381
9 792
3 123 2.44% 16 0.013 7,762,354
10 789
3 146 2.05% 16 0.013 7,124,749
11 786
3 219 1.37% 16 0.013 5,817,333
12 783
5 135 3.70% 16 0.013 9,565,408
13 778
15 238 6.30% 10 0.013 3,563,167
14 763
6 106 5.66% 10 0.013 3,376,772
15 757
7 118 5.93% 10 0.013 3,456,902
16 750
6 91 6.59% 10 0.013 3,644,467
17 744
5 63 7.94% 10 0.013 3,998,469
18 739
8 106 7.55% 10 0.013 3,899,160
19 731
9 121 7.44% 10 0.013 3,870,861
20 722
11 117 9.40% 10 0.013 4,351,936
21 711
23 177 12.99% 10 0.013 5,116,304
22 688
26 237 10.97% 10 0.013 4,701,014
23 662
12 232 5.17% 10 0.013 3,227,942
24 650
0.25 48 0.52% 16 0.013 3,587,028
25 649.75
0.75 137 0.55% 16 0.013 3,677,526
26 649
8 88 9.09% 16 0.013 14,986,114
27 648
7 49 14.29% 16 0.013 18,786,089
28 641
25 49 51.02% 10 0.013 10,137,970
29 616
26 208 12.50% 10 0.013 5,018,039
30 590
2 17 11.76% 10 0.013 4,868,213
31 588 Kline Road, VCH Connection
12 105 11.43% 10 0.013 4,798,163
32 576
33 173 19.08% 10 0.013 6,198,876
33 543
30 194 15.46% 10 0.013 5,581,344
34 513
29 153 18.95% 10 0.013 6,179,201
35 484
18 114 15.79% 10 0.013 5,639,789
36 466
23 155 14.84% 10 0.013 5,467,353
37 443
9 64 14.06% 24 0.013 54,951,760
38 434
33 205 16.10% 15 0.013 16,788,969
39 401