Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
03-26-19 Planning and Development Board Meeting Agenda
Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la March 15, 2019 Lisa Nicholas, Senior Planner Planning Division, City of Ithaca, 108 E. Green Street, 3rd Floor Ithaca, NY 14850 Dear Lisa, JoAnn, and members of the City of Ithaca Planning and Development Board In response to the questions from the February 26th planning board meeting, attached please find additional site plan review materials for the North Campus Residential Expansion project. As you already know, work within the City includes new buildings, pavements and landscaping. The design team will present Architectural design responses for the façade along Jessup Road at the next planning board meeting. Enclosed you will find the following: An updated view from Triphammer Road (View 6 from SEQR) A map showing the location of the architectural mock up on site A copy of the fire access plans as approved by Tom Parsons Annotated architectural ground-floor plans ADA path of travel diagram If you have any questions or require further information, please do not hesitate to call. We are looking forward to reviewing the site design for the project at your March 26th meeting, when we are hoping the portions of the project in the City’s jurisdiction can be considered for Preliminary Site Plan approval. We understand that this would allow the applicant to apply for an earthwork permit to begin preliminary work in the city (earthwork, utilities and foundations). I am copying the Village of Cayuga Heights and the Town of Ithaca on this letter and all of the materials, as we anticipate preliminary site plan consideration for the portions of the project in their respective municipalities in March and April, respectively. Sincerely, Kimberly Michaels Principal Cc: Susan Ritter, Town of Ithaca Brent Cross, Village of Cayuga Heights 2 of 4 Updated Visualization (view 6, pages 108-109 from SEQR) As requested by the Planning Board, View 6 from the SEQR document, Triphammer Road Looking Northeast, has been updated to include the most current architectural and site information. Existing View (below): The view looking northeast along Triphammer Road is taken at the intersecti9on of Triphammer Road and Wait Avenue. In the foreground the sidewalk along the southwest side of Triphammer Road is visible. To the northwest the vehicular entrance to the Wait Avenue Cooperative is visible. In the midground the western facades of Clara Dickson Hall, Kappa Delta, Delta Gamma and Sigma Alpha Mus are visible as well as the intersection at Sisson Place. In the background the western façade of George Jameson Hall is visible. 3 of 4 Proposed view from SEQR documents (below): 4 of 4 Updated, Current Proposed View (below): March 15, 2019 North Campus Residential Expansion - Mock-Up Location Mock-Up Location 2D2C2B2A1C1D1B1A4A4A4B4B3A3B3C3A5C5B5A2B5B3B3B5FLOORS3FLOORS5FLOORS5FLOORS5FLOORS6FLOORS3FLOORS5FLOORS2 FLOORS(above grade)3 FLOORS(above grade)3FLOORS3FLOORS4FLOORS3FLOORS3FLOORS3FLOORS5FLOORS3FLOORS3FLOORS5FLOORS3FLOORS5FLOORS1.5 FLOORS(dining space open to ceiling)6FLOORS6FLOORS5 FLOORS(above grade)4 FLOORS(above grade)FDCFDCFDCFDCFDCFDCFDC3FLOORSFDCFDC0 12060 240120ikon.5 architectsFire Access Plan Undergraduate Housing 02.18.2019Appel CommonsMews HallGeorge JamesonHallRobert Purcell Community CenterMary Donlon HallClara DicksonHallAkwe:konCourtHallDelta GammaKappa DeltaKayHallBauerHallBalchHallCarol Tatkon CenterHR 5LR 6LR 7LR 8LR 10LR 9Cradit Farm DrivePleasant Grove Road Jessup RoadTripham m e r R o a d Wait A v e n u eJessup RoadHasbrouck ApartmentsTripham m e r R o a d TriTri phapha mm mmmer mer rrJessup RoadJessup RoadesesesR d Pleasant Grove Road Cradit Farm DriveaaaeeWait A v e n u e LEGENDPROPOSED FIRE ACCESSFIRE ACCESS ROAD - 20’ Minimum WidthFIRE ACCESS WALK - 12’ Minimum Width to 20’ Maximum WidthEXISTING FIRE ACCESSFIRE ACCESS ROAD - 20’ Minimum WidthFIRE ACCESS WALK - 12’ Minimum Width to 20’ Maximum WidthROOF ACCESS STAIRWELLPROPOSED FIRE HYDRANTEXISTING FIRE HYDRANTPROPOSED AERIAL ACCESS SET UP LOCATIONBIORETENTION/STORMWATER PLANTER LOCATIONFIRE DEPARTMENT CONNECTIONFAAFAAFAAFAAFAAFAAFAAFAAFAAFAABy Tom Parsons at 3:40 pm, Mar 04, 2019Chief Tom ParsonsDigitally signed by Chief Tom Parsons DN: cn=Chief Tom Parsons, o=City of Ithaca, ou=Ithaca Fire Department, email=tparsons@cityofithaca.org, c=US Date: 2019.03.04 15:43:58 -05'00' MARY DONLON HALL3026COOPERATIVE122OPERATIVE302 WAIT COOPERATIVE2525BALCH HALL30095320553205632066320673207FUERTES OBSERVATORY2018FUERTES OBSERVATORY2018CLARADICKSON HALL3018MEWS HALL3203COURT HALL3202ROBERT PURCELLCOMMUNITY CENTER321293209(JAM)JUSTABOUTMUSIC83208JEROME H. HOLLANDINTERNATIONALLIVING CENTER313 WAIT AVE.4773536 THURSTON AVE.2438319 WAIT AVE.2582307 WAIT AVE.2590308 WAITTERRACE2501KAPPA DELTA4771117 TRIPHAMMER RDDELTA GAMMA4768AKWE:KON3091TOBINFIELD HOUSE263010UJAMAA3210DELTADELTA DELTA4770HELEN NEWMAN HALL2616ROBERT J. & HELEN APPELCOMMONS3204BAUER HALL3202APLG RDPRV STN5213KAY HALL3202KPHAMMER RD 124PI DELTA PSI4781APPELTENNISCOURTS5966CHASBROUCKAPARTMENTS31301GEORGEJAMESONHALL3201PROGRAM HOUSE DRIVEJESSUPBASKET BALLTENNIS COURTS4419JESSUPFIELD SHED2630ANORTHCROSS ROADAVENUEWAIT A V E N U E TRIPHAM M E R R O A D WAIT AVEJESSUP PLACEABJCDEFGH1212GEORGE JESSUP ROADGEORGE JESSUP ROADGEORGE JESSUP ROADCRADIT FARM DRIVESISSON PLACEPROGRAM HOUSE D R I V E SISSON PLACETRIPHAMMER ROADPLEASANT GROVE ROADHASBROUCK CIRCLECRADIT FARM DRIVECRADIT FARM DRIVEPLEASANT GROVE ROADHASBRO 2D2C2B2A1C1D1B1A4A4A4B4B3A3B3C3A5C5B5A2B5B3B3B5FLOORS3FLOORS5FLOORS3FLOORS5FLOORS5FLOORS6FLOORS3FLOORS5FLOORS2 FLOORS(above grade)3 FLOORS(above grade)3FLOORS3FLOORS4FLOORS3FLOORS3FLOORS3FLOORS5FLOORS3FLOORS3FLOORS5FLOORS3FLOORS5FLOORS1.5 FLOORS(dining space open to ceiling)6FLOORS6FLOORS5 FLOORS(above grade)4 FLOORS(above grade)FDCFDCFDCFDCFDCFDCFDCFDCFDCFDCFDC20'x20'TENT22'15'12'26'20'20'12'24'18'24'26'20'15'14'20'20'26'12'12'11'19'20'20'20'21'20'20'20'20'20'33'36'26'20'14'12'20'40'x80'TENT20'x20'TENT40'x80'TENT20'x20'TENT40'x60'TENT20'x20'TENT80'x180'TENT20'x20'TENT40'x100'TENT36.00'26'26'12'15'15'24'24'20'22'20'20'20'22'36'20'15'30'20'26'26'14'20'24'24'24'28'30'DRAWING NO.:DRAWN BY:DATE:SHEET TITLE:PROJECT TITLE:864 Mapleton RoadPrinceton, NJ 08540609.919.0099fax 609.919.0088a r c h i t e c t sikon.5ArchitecturePlanningResearchStrategywww.ikon5architects.comProfessional License NumberVERSIONSNo. DateDescription Feb 01, 2019 - 11:46amPROJECT NO.: P105.00UNDERGRADUATESTUDENT HOUSINGCORNELL UNIVERSITYITHACA, NYLANDSCAPE ARCHITECT:FIRE PROTECTION, PLUMBING,MECHANICAL, ELECTRICAL ENGINEER:STRUCTURAL ENGINEER:CIVIL ENGINEER:ARCHITECT:February 1, 201900 60' 120'FIRE ACCESS - TRUTURNING AND EVETENT LOCATIONSL0.02JVBNOTE: TURNING MOVEMENTS SHOWNREPRESENT IFD LADDER TRUCKBy Tom Parsons at 3:42 pm, Mar 04, 2019Chief Tom ParsonsDigitally signed by Chief Tom Parsons DN: cn=Chief Tom Parsons, o=City of Ithaca, ou=Ithaca Fire Department, email=tparsons@cityofithaca.org, c=US Date: 2019.03.04 15:43:05 -05'00' CULiftCULiftCULiftFIRRHDFIRRHDFIRRHDRHDRHDCULiftCULiftFIRRHDALL WALKSWITHIN QUADMEET ADA REQUIREMENTALL WALKSWITHIN QUADMEET ADA REQUIREMENT Page 1 of 10 Full Environmental Assessment Form Part 2 - Identification of Potential Project Impacts Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could be affected by a proposed project or action. We recognize that the lead agency=s reviewer(s) will not necessarily be environmental professionals. So, the questions are designed to walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2, the form identifies the most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed, the lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area, complete the Coastal Assessment Form before proceeding with this assessment. Tips for completing Part 2: Review all of the information provided in Part 1. Review any application, maps, supporting materials and the Full EAF Workbook. Answer each of the 18 questions in Part 2. If you answer “Yes” to a numbered question, please complete all the questions that follow in that section. If you answer “No” to a numbered question, move on to the next numbered question. Check appropriate column to indicate the anticipated size of the impact. Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box “Moderate to large impact may occur.” The reviewer is not expected to be an expert in environmental analysis. If you are not sure or undecided about the size of an impact, it may help to review the sub-questions for the general question and consult the workbook. When answering a question consider all components of the proposed activity, that is, the Awhole action@. Consider the possibility for long-term and cumulative impacts as well as direct impacts. Answer the question in a reasonable manner considering the scale and context of the project. 1. Impact on Land Proposed action may involve construction on, or physical alteration of, NO YES the land surface of the proposed site. (See Part 1. D.1) If “Yes”, answer questions a - j. If “No”, move on to Section 2. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may involve construction on land where depth to water table is less than 3 feet.E2d b. The proposed action may involve construction on slopes of 15% or greater.E2f c. The proposed action may involve construction on land where bedrock is exposed, or generally within 5 feet of existing ground surface. E2a d. The proposed action may involve the excavation and removal of more than 1,000 tons of natural material. D2a e. The proposed action may involve construction that continues for more than one year or in multiple phases. D1e f. The proposed action may result in increased erosion, whether from physical disturbance or vegetation removal (including from treatment by herbicides). D2e, D2q g. The proposed action is, or may be, located within a Coastal Erosion hazard area.B1i h. Other impacts: _______________________________________________________ ___________________________________________________________________ "HFODZ6TF0OMZ<*GBQQMJDBCMF> 1SPKFDU %BUF 130 Cherry St 3-7-18 Page 2 of 10 2. Impact on Geological Features The proposed action may result in the modification or destruction of, or inhibit access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, NO YES minerals, fossils, caves). (See Part 1. E.2.g) If “Yes”, answer questions a - c. If “No”, move on to Section 3. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Identify the specific land form(s) attached: ________________________________ ___________________________________________________________________ E2g b. The proposed action may affect or is adjacent to a geological feature listed as a registered National Natural Landmark. Specific feature: _____________________________________________________ E3c c. Other impacts: ______________________________________________________ ___________________________________________________________________ 3. Impacts on Surface Water The proposed action may affect one or more wetlands or other surface water NO YES bodies (e.g., streams, rivers, ponds or lakes). (See Part 1. D.2, E.2.h) If “Yes”, answer questions a - l. If “No”, move on to Section 4. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may create a new water body. D2b, D1h b. The proposed action may result in an increase or decrease of over 10% or more than a 10 acre increase or decrease in the surface area of any body of water. D2b c. The proposed action may involve dredging more than 100 cubic yards of material from a wetland or water body. D2a d. The proposed action may involve construction within or adjoining a freshwater or tidal wetland, or in the bed or banks of any other water body. E2h e. The proposed action may create turbidity in a waterbody, either from upland erosion, runoff or by disturbing bottom sediments. D2a, D2h f. The proposed action may include construction of one or more intake(s) for withdrawal of water from surface water. D2c g. The proposed action may include construction of one or more outfall(s) for discharge of wastewater to surface water(s). D2d h. The proposed action may cause soil erosion, or otherwise create a source of stormwater discharge that may lead to siltation or other degradation of receiving water bodies. D2e i. The proposed action may affect the water quality of any water bodies within or downstream of the site of the proposed action. E2h j. The proposed action may involve the application of pesticides or herbicides in or around any water body. D2q, E2h k. The proposed action may require the construction of new, or expansion of existing, wastewater treatment facilities. D1a, D2d Page 3 of 10 l. Other impacts: _______________________________________________________ ___________________________________________________________________ 4. Impact on groundwater The proposed action may result in new or additional use of ground water, or NO YES may have the potential to introduce contaminants to ground water or an aquifer. (See Part 1. D.2.a, D.2.c, D.2.d, D.2.p, D.2.q, D.2.t) If “Yes”, answer questions a - h. If “No”, move on to Section 5. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may require new water supply wells, or create additional demand on supplies from existing water supply wells. D2c b. Water supply demand from the proposed action may exceed safe and sustainable withdrawal capacity rate of the local supply or aquifer. Cite Source: ________________________________________________________ D2c c. The proposed action may allow or result in residential uses in areas without water and sewer services. D1a, D2c d. The proposed action may include or require wastewater discharged to groundwater.D2d, E2l e. The proposed action may result in the construction of water supply wells in locations where groundwater is, or is suspected to be, contaminated. D2c, E1f, E1g, E1h f. The proposed action may require the bulk storage of petroleum or chemical products over ground water or an aquifer. D2p, E2l g. The proposed action may involve the commercial application of pesticides within 100 feet of potable drinking water or irrigation sources. E2h, D2q, E2l, D2c h. Other impacts: ______________________________________________________ __________________________________________________________________ 5. Impact on Flooding The proposed action may result in development on lands subject to flooding. NO YES (See Part 1. E.2) If “Yes”, answer questions a - g. If “No”, move on to Section 6. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in development in a designated floodway.E2i b. The proposed action may result in development within a 100 year floodplain.E2j c. The proposed action may result in development within a 500 year floodplain.E2k d. The proposed action may result in, or require, modification of existing drainage patterns. D2b, D2e e. The proposed action may change flood water flows that contribute to flooding.D2b, E2i, E2j, E2k f. If there is a dam located on the site of the proposed action, dam E1e Proposed project will create 8,530 g/day new demand for water Page 4 of 10 g. Other impacts: ______________________________________________________ ___________________________________________________________________ 6. Impacts on Air The proposed action may include a state regulated air emission source. NO YES (See Part 1. D.2.f., D,2,h, D.2.g) If “Yes”, answer questions a - f. If “No”, move on to Section 7. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. If the proposed action requires federal or state air emission permits, the action may also emit one or more greenhouse gases at or above the following levels: i. More than 1000 tons/year of carbon dioxide (CO2) ii. More than 3.5 tons/year of nitrous oxide (N2 ) iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons (PFCs) iv. More than .045 tons/year of sulfur hexafluoride (SF6) v. More than 1000 tons/year of carbon dioxide equivalent of hydrochlorofl urocarbons (HFCs) emissions vi. 43 tons/year or more of methane D2g D2g D2g D2g D2g D2h b. The proposed action may generate 10 tons/year or more of any one designated hazardous air pollutant, or 25 tons/year or more of any combination of such hazardous air pollutants. D2g c. The proposed action may require a state air registration, or may produce an emissions rate of total contaminants that may exceed 5 lbs. per hour, or may include a heat source capable of producing more than 10 million BTU=s per hour. D2f, D2g d.The proposed action may reach 50% of any of the thresholds in “a”through “c”, above. D e. The proposed action may result in the combustion or thermal treatment of more than 1 ton of refuse per hour. D2s f. Other impacts: ______________________________________________________ __________________________________________________________________ 7.Impact on Plants and Animals The proposed action may result in a loss of flora or fauna. (See Part 1. E.2. m.-q.) NO YES If “Yes”, answer questions a - j. If “No”, move on to Section 8. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a.The proposed action may cause reduction in population or loss of individuals of any threatened or endangered species, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. E2o b. The proposed action may result in a reduction or degradation of any habitat used by any rare, threatened or endangered species, as listed by New York State or the federal government. E2o c. The proposed action may cause reduction in population, or loss of individuals, of any species of special concern or conservation need, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. E2p d. The proposed action may result in a reduction or degradation of any habitat used by any species of special concern and conservation need, as listed by New York State or the Federal government. E2p Page 5 of 10 e. The proposed action may diminish the capacity of a registered National Natural Landmark to support the biological community it was established to protect. E3c f. The proposed action may result in the removal of, or ground disturbance in, any portion of a designated significant natural community. Source: ____________________________________________________________ E2n g. The proposed action may substantially interfere with nesting/breeding, foraging, or over-wintering habitat for the predominant species that occupy or use the project site.E2m h. The proposed action requires the conversion of more than 10 acres of forest, grassland or any other regionally or locally important habitat. Habitat type & information source: ______________________________________ __________________________________________________________________ E1b i. Proposed action (commercial, industrial or recreational projects, only) involves use of herbicides or pesticides. D2q j. Other impacts: ______________________________________________________ __________________________________________________________________ 8. Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) NO YES If “Yes”, answer questions a - h. If “No”, move on to Section 9. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may impact soil classified within soil group 1 through 4 of the NYS Land Classification System. E2c, E3b b. The proposed action may sever, cross or otherwise limit access to agricultural land (includes cropland, hayfields, pasture, vineyard, orchard, etc). E1a, Elb c. The proposed action may result in the excavation or compaction of the soil profile of active agricultural land. E3b d. The proposed action may irreversibly convert agricultural land to non-agricultural uses, either more than 2.5 acres if located in an Agricultural District, or more than 10 acres if not within an Agricultural District. E1b, E3a e. The proposed action may disrupt or prevent installation of an agricultural land management system. El a, E1b f. The proposed action may result, directly or indirectly, in increased development potential or pressure on farmland. C2c, C3, D2c, D2d g. The proposed project is not consistent with the adopted municipal Farmland Protection Plan. C2c h. Other impacts: ________________________________________________________ Removal of approximately 20 trees - including some on adjacent land. Page 6 of 10 9. Impact on Aesthetic Resources The land use of the proposed action are obviously different from, or are in NO YES sharp contrast to, current land use patterns between the proposed project and a scenic or aesthetic resource. (Part 1. E.1.a, E.1.b, E.3.h.) If “Yes”, answer questions a - g. If “No”, go to Section 10. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Proposed action may be visible from any officially designated federal, state, or local scenic or aesthetic resource. E3h b. The proposed action may result in the obstruction, elimination or significant screening of one or more officially designated scenic views. E3h, C2b c. The proposed action may be visible from publicly accessible vantage points: i. Seasonally (e.g., screened by summer foliage, but visible during other seasons) ii. Year round E3h d. The situation or activity in which viewers are engaged while viewing the proposed action is: i. Routine travel by residents, including travel to and from work ii. Recreational or tourism based activities E3h E2q, E1c e. The proposed action may cause a diminishment of the public enjoyment and appreciation of the designated aesthetic resource. E3h f. There are similar projects visible within the following distance of the proposed project: 0-1/2 mile ½ -3 mile 3-5 mile 5+ mile D1a, E1a, D1f, D1g g. Other impacts: ______________________________________________________ __________________________________________________________________ 10. Impact on Historic and Archeological Resources The proposed action may occur in or adjacent to a historic or archaeological NO YES resource. (Part 1. E.3.e, f. and g.) If “Yes”, answer questions a - e. If “No”, go to Section 11. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may occur wholly or partially within, or substantially contiguous to, any buildings, archaeological site or district which is listed on or has been nominated by the NYS Board of Historic Preservation for inclusion on the State or National Register of Historic Places. E3e b. The proposed action may occur wholly or partially within, or substantially contiguous to, an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory. E3f c. The proposed action may occur wholly or partially within, or substantially contiguous to, an archaeological site not included on the NY SHPO inventory. Source: ____________________________________________________________ E3g Page 7 of 10 d. Other impacts: ______________________________________________________ __________________________________________________________________ e. If any of the above (a-d) are answered “ ”, continue with the following questions to help support conclusions in Part 3: i. The proposed action may result in the destruction or alteration of all or part of the site or property. ii. The proposed action may result in the alteration of the property’s setting or integrity. iii. The proposed action may result in the introduction of visual elements which are out of character with the site or property, or may alter its setting. E3e, E3g, E3f E3e, E3f, E3g, E1a, E1b E3e, E3f, E3g, E3h, C2, C3 11. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a NO YES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part 1. C.2.c, E.1.c., E.2.q.) If “Yes”, answer questions a - e. If “No”, go to Section 12. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in an impairment of natural functions, or “ecosystem services”, provided by an undeveloped area, including but not limited to stormwater storage, nutrient cycling, wildlife habitat. D2e, E1b E2h, E2m, E2o, E2n, E2p b. The proposed action may result in the loss of a current or future recreational resource.C2a, E1c, C2c, E2q c. The proposed action may eliminate open space or recreational resource in an area with few such resources. C2a, C2c E1c, E2q d. The proposed action may result in loss of an area now used informally by the community as an open space resource. C2c, E1c e. Other impacts: _____________________________________________________ _________________________________________________________________ 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical NO YES environmental area (CEA). (See Part 1. E.3.d) If “Yes”, answer questions a - c. If “No”, go to Section 13. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in a reduction in the quantity of the resource or characteristic which was the basis for designation of the CEA. E3d b. The proposed action may result in a reduction in the quality of the resource or characteristic which was the basis for designation of the CEA. E3d c. Other impacts: ______________________________________________________ __________________________________________________________________ Proposed property will be visible by users of adjacent open space Page 8 of 10 13. Impact on Transportation The proposed action may result in a change to existing transportation systems. NO YES (See Part 1. D.2.j) If “Yes”, answer questions a - . If “No”, go to Section 14. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Projected traffic increase may exceed capacity of existing road network. D2j b. The proposed action may result in the construction of paved parking area for 500 or more vehicles. D2j c. The proposed action will degrade existing transit access. D2j d. The proposed action will degrade existing pedestrian or bicycle accommodations. D2j .The proposed action may alter the present pattern of movement of people or goods.D2j . Other impacts: ______________________________________________________ __________________________________________________________________ 14. Impact on Energy The proposed action may cause an increase in the use of any form of energy. NO YES (See Part 1. D.2.k) If “Yes”, answer questions a - e. If “No”, go to Section 15. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action will require a new, or an upgrade to an existing, substation. D2k b. The proposed action will require the creation or extension of an energy transmission or supply system to serve more than 50 single or two-family residences or to serve a commercial or industrial use. D1f, D1q, D2k c. The proposed action may utilize more than 2,500 MWhrs per year of electricity.D2k d. The proposed action may involve heating and/or cooling of more than 100,000 square feet of building area when completed. D1g e. Other Impacts: ________________________________________________________ ____________________________________________________________________ 15. Impact on Noise, Odor, and Light The proposed action may result in an increase in noise, odors, or outdoor lighting. NO YES (See Part 1. D.2.m., n., and o.) If “Yes”, answer questions a - f. If “No”, go to Section 16. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may produce sound above noise levels established by local regulation. D2m b. The proposed action may result in blasting within 1,500 feet of any residence, hospital, school, licensed day care center, or nursing home. D2m, E1d c. The proposed action may result in routine odors for more than one hour per day. D2o Project will increase electrical demand by 923,118 kWh/yr Page 9 of 10 d. The proposed action may result in light shining onto adjoining properties.D2n e. The proposed action may result in lighting creating sky-glow brighter than existing area conditions. D2n, E1a f. Other impacts: ______________________________________________________ __________________________________________________________________ 16. Impact on Human Health The proposed action may have an impact on human health from exposure NO YES to new or existing sources of contaminants. (See Part 1.D.2.q., E.1. d. f. g. and h.) If “Yes”, answer questions a - m. If “No”, go to Section 17. Relevant Part I Question(s) No,or small impact may cccur Moderate to large impact may occur a. The proposed action is located within 1500 feet of a school, hospital, licensed day care center, group home, nursing home or retirement community. E1d b. The site of the proposed action is currently undergoing remediation.E1g, E1h c. There is a completed emergency spill remediation, or a completed environmental site remediation on, or adjacent to, the site of the proposed action. E1g, E1h d.The site of the action is subject to an institutional control limiting the use of the property (e.g.easement deed restriction) E1g, E1h e. The proposed action may affect institutional control measures that were put in place to ensure that the site remains protective of the environment and human health. E1g, E1h f. The proposed action has adequate control measures in place to ensure that future generation, treatment and/or disposal of hazardous wastes will be protective of the environment and human health. D2t g. The proposed action involves construction or modification of a solid waste management facility. D2q, E1f h. The proposed action may result in the unearthing of solid or hazardous waste. D2q, E1f i. The proposed action may result in an increase in the rate of disposal, or processing, of solid waste. D2r, D2s j. The proposed action may result in excavation or other disturbance within 2000 feet of a site used for the disposal of solid or hazardous waste. E1f, E1g E1h k. The proposed action may result in the migration of explosive gases from a landfill site to adjacent off site structures. E1f, E1g l. The proposed action may result in the release of contaminated leachate from the project site. D2s, E1f, D2r m. Other impacts: ______________________________________________________ __________________________________________________________________ Page 10 of 10 17. Consistency with Community Plans The proposed action is not consistent with adopted land use plans. NO YES (See Part 1. C.1, C.2. and C.3.) If “Yes”, answer questions a - h. If “No”, go to Section 18. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action’s land use components may be different from, or in sharp contrast to, current surrounding land use pattern(s). C2, C3, D1a E1a, E1b b. The proposed action will cause the permanent population of the city, town or village in which the project is located to grow by more than 5%. C2 c. The proposed action is inconsistent with local land use plans or zoning regulations. C2, C2, C3 d. The proposed action is inconsistent with any County plans, or other regional land use plans. C2, C2 e. The proposed action may cause a change in the density of development that is not supported by existing infrastructure or is distant from existing infrastructure. C3, D1c, D1d, D1f, D1d, Elb f. The proposed action is located in an area characterized by low density development that will require new or expanded public infrastructure. C4, D2c, D2d D2j g. The proposed action may induce secondary development impacts (e.g., residential or commercial development not included in the proposed action) C2a h. Other: _____________________________________________________________ __________________________________________________________________ 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. NO YES (See Part 1. C.2, C.3, D.2, E.3) If “Yes”, answer questions a - g. If “No”, proceed to Part 3. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may replace or eliminate existing facilities, structures, or areas of historic importance to the community. E3e, E3f, E3g b. The proposed action may create a demand for additional community services (e.g. schools, police and fire) C4 c. The proposed action may displace affordable or low-income housing in an area where there is a shortage of such housing. C2, C3, D1f D1g, E1a d. The proposed action may interfere with the use or enjoyment of officially recognized or designated public resources. C2, E3 e. The proposed action is inconsistent with the predominant architectural scale and character. C2, C3 f. Proposed action is inconsistent with the character of the existing natural landscape. C2, C3 E1a, E1b E2g, E2h g. Other impacts: ______________________________________________________ __________________________________________________________________ PRINT FULL FORM 03.6.2019 Page 1 130 Cherry Street Ithaca, NY ITHACA ARTHAUS SITE PLAN REVIEW Submission Prepared by : COVER LETTER Vecino Group Ithaca Arthaus Site Plan Review Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street Suite B Ithaca, NY 14850 1 March 20, 2019 Attn: Lisa Nicholas City of Ithaca Planning Division 108 East Green Street Ithaca, NY 13850 Lisa, On behalf of the project team, attached please find updates to the proposed Ithaca ArtHaus development project at 130 Cherry Street. These updates reflect the current proposed plans for the project, originally submitted in January 2019. For the purposes of this submission, the attached notes outline the project team’s responses to the following comments received since our last submission on 3/6/2019: •Project Review Committee – Thursday March 14, 2019 •Planning Staff regarding SEQR review – Wednesday March 13, 2019 •Other notable updates to the project are described in this narrative, as well. We look forward to continuing the public review process for what we believe will be an excellent project. Thank you, Kate Chesebrough Whitham Planning & Design 03.6.2019 Page 2 130 Cherry Street Ithaca, NY ITHACA ARTHAUS SITE PLAN REVIEW Submission Prepared by : COVER LETTER Vecino Group Ithaca Arthaus Site Plan Review Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street Suite B Ithaca, NY 14850 2 Project Review Committee – Notes re: updates since submission March 6 2019 •Ground floor changes o More usable space on Inlet side; not concerned about loss of parking spaces. o Plan includes square footages, numbers of parking spaces for cars, mopeds, bikes o Trees, shrubs, vines proposed to screen parking on Inlet side will have adequate soil volumes for healthy growth. o Walkway on Inlet side of building no longer proposed; required egress hardscape is indicated. Patio on Inlet still proposed. •Architectural progress o Façades of all four sides of the building are indicated in elevations and perspective renderings. •Site Plan o Proposed street trees on Cherry Street are columnar varieties, height appx 50’, spaced 30’ o.c.; these are typical street tree sizes for urban neighborhoods and reflect the project team’s understanding of the intention for the character of the street. Street trees as proposed are being coordinated with the Fire Chief. o Current site plan was prepared based on intentions of zoning with 8’ tree lawn separating cars and pedestrians on 5’ minimum walkway, even though site plan calls for parallel parking in what would be the 8’ tree lawn zone in another plan that doesn’t include parallel parking. Sidewalks as proposed are being coordinated with the Engineering department. Notes from Planning Staff re: SEQR review, 3/13/19 •Construction plan o Timeline, duration, phases, of construction See site logistics plan from Vecino •August 2019 mobilize •March 2020 structure complete •January 2021 interior finishes complete •February 2021 project occupancy •Updated Civil Plans o Civil plans have been resized to be legible at 11x17. o Grading plan includes description of approximate amount of soil to be removed. o Utilities plan includes description of stormwater approach for site as discussed with City Engineering staff. o Demolition plan notes have been clarified regarding number of trees to be removed. •ESA Phase 1 re: soil vapors o See letter attached regarding the presence of soil vapors; these are below regulatory levels of New York State and do not pose a threat to construction workers for the project or to future residents of the project. Additional Updates •Geotechnical: additional information o Depth to bedrock at additional boring locations are indicated in attached plan. These findings indicate that the deep-pile foundation system as proposed will be an appropriate strategy for supporting the building. 03.6.2019NOTE: NOT TO SCALEPage 3 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by : 03.6.2019NOTE: NOT TO SCALEPage 4 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by : 03.6.2019NOTE: NOT TO SCALEPage 5 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by : 03.6.2019NOTE: NOT TO SCALEPage 6 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by : 03.6.2019NOTE: NOT TO SCALEPage 7 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by : 03.6.2019NOTE: NOT TO SCALEPage 8 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by : 03.6.2019NOTE: NOT TO SCALEPage 9 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by : 03.6.2019NOTE: NOT TO SCALEPage 10 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :CHERRY STREETNORTHPERSPECTIVE 03.6.2019NOTE: NOT TO SCALEPage 11 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :CHERRY STREETSOUTHPERSPECTIVE 03.6.2019NOTE: NOT TO SCALEPage 12 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :INLETWESTPERSPECTIVESCREENING 03.6.2019NOTE: NOT TO SCALEPage 13 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :CAYUGA INLETCHERRY STREET5'ABCDNDNDNDNUPDNDN1101 SFCOMMUNITYROOM152STORAGE109MECHANICAL110RESTROOM108RESTROOM107OFFICE104OFFICE103CLASSROOM114CLEANUP111STUDIO SPACE113OFFICE112278 SFFITNESS153MECH105VESTIBULE101LOBBY102VESTIBULE106STAIR 3ST3STAIR 2ST2STAIR 1ST1ELEVEL1BN(5)BN(5)BG(20)BN(3)CA(35)RT(3)BN(5)CO(3)CA(35)AR(3)AR(4)CS(3)BG(12)CO(3)CA(35)CA(35)CA(35)CA(35)CA(35)CA(35)CA(45)AR(4)RT(3)CO(5)BN(1)BG(7)BG(13)BG(19)CA(50)CA(27)CO(1)CO(3)BG(21)CO(5)CO(3)CO(5)BG(5)CO(5)CO(3)CO(10)BG(25)BG(12)BG(12)CO(3)RT(1)BN(7)CO(5)BN(5)RT(1)RT(5)CS(1)CS(1)BN(5)BN(5)RT(3)BN(7)BN(3)CA(35)PQ(4)PQ(2)PQ(4)PQ(3)PQ(3)CONCCONC PAVCONCCONCBLLRDBLLRDBLLRDBLLRDLT POLELT POLELT POLELT POLESTRNG LTWALL MOUNTBIKE RACKSOIL - PLANTING SOILAT TREE PIT, STRUCTURALSOIL BENEATH PAVINGSOIL - PLANTING SOILAT TREE PIT, STRUCTURALSOIL BENEATH PAVINGSOIL - PLANTING SOILAT TREE PITSOIL - PLANTING SOILAT TREE PIT,STRUCTURALSOIL BENEATH PAVINGSOIL - PLANTING SOILSOIL - PLANTING SOILSOIL - PLANTING SOILPQ(2)PQ(4)CA(17)DWG NO:Ithaca ArtHausSite PlanSite PlanDATE: 3.11.19L-1.0SCALE: 18" = 1'-0"REVISION - DATEN 03.6.2019NOTE: NOT TO SCALEPage 14 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :As NotedKMS18089-b.dwg2018.089JBGCELC0TITLE SHEETDesign By:Drawing Name:Project No.:Checked By:ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORKIt Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.Scale:Drawn By:Site Plan Drawings ForARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA, TOMPKINS COUNTY, NEW YORKEXISTING CONDITIONSJanuary 15, 2019LOCATION MAPVECINO GROUP305 WEST COMMERCIAL ST.SPRINGFIELD, MO 65803PREPARED FOR:NO.TITLE INDEX OF DRAWINGSC3SITE PLANC4C5 GRADING PLANC6 UTILITY PLANPRELIMINARY PRINTCopyright © 2019 Fagan EngineersDate:January 15, 2019Rev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning Comments11x17 Prints are 1/2 SizeE & S PLANC7E & S DETAILSC8C9CIVIL DETAILSC2DEMOLITION PLANAREA MAPC1C10130 CHERRY STREETTAX ID# 77.-4-3PROJECT LOCATION:CIVIL DETAILSLAST REVISED: March 20, 2019 03.6.2019NOTE: NOT TO SCALEPage 15 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :LEGENDDrawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORKChecked By:Project No.:Drawing Name:Design By:AREA MAPC1CELJBG2018.08918089-b.dwgKMS00 200' 400'Rev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning Comments1" = 200'11x17 Prints are 1/2 SizeDate:January 15, 2019PRELIMINARY PRINTCopyright © 2019 Fagan Engineers 03.6.2019NOTE: NOT TO SCALEPage 16 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :LEGENDDrawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORKChecked By:Project No.:Drawing Name:Design By:EXISTINGCONDITIONSC2CELJBG2018.08918089-b.dwgKMS00 20' 40'Rev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning Comments1" = 20'11x17 Prints are 1/2 SizeDate:January 15, 2019PRELIMINARY PRINTCopyright © 2019 Fagan Engineers 03.6.2019NOTE: NOT TO SCALEPage 17 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :LEGENDDrawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORKChecked By:Project No.:Drawing Name:Design By:DEMOLITION PLANC3CELJBG2018.08918089-b.dwgKMS00 20' 40'Rev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning Comments1" = 20'11x17 Prints are 1/2 SizeDate:January 15, 2019PRELIMINARY PRINTCopyright © 2019 Fagan Engineers 03.6.2019NOTE: NOT TO SCALEPage 18 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :LEGENDDrawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.Checked By:Project No.:Drawing Name:Design By:SITE PLANC4CELJBG2018.08918089-b.dwgKMSRev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning Comments1" = 20'11x17 Prints are 1/2 SizeDate:January 15, 2019ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORK00 20' 40'PRELIMINARY PRINTCopyright © 2019 Fagan EngineersTAX MAP # 77.-4-3 03.6.2019NOTE: NOT TO SCALEPage 19 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :LEGENDDrawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.Checked By:Project No.:Drawing Name:Design By:GRADING PLANC5CELJBG2018.08918089-b.dwgKMSRev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning Comments1" = 20'11x17 Prints are 1/2 SizeDate:January 15, 2019ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORK00 20' 40'PRELIMINARY PRINTCopyright © 2019 Fagan Engineers 03.6.2019NOTE: NOT TO SCALEPage 20 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :LEGENDDrawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.Checked By:Project No.:Drawing Name:Design By:UTILITY PLANC6CELJBG2018.08918089-b.dwgKMSRev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning Comments1" = 20'11x17 Prints are 1/2 SizeDate:January 15, 2019ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORK00 20' 40'PRELIMINARY PRINTCopyright © 2019 Fagan Engineers 03.6.2019NOTE: NOT TO SCALEPage 21 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :Drawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORKChecked By:Project No.:Drawing Name:Design By:CIVIL DETAILSC7CELJBG2018.08918089-b.dwgKMSRev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning CommentsAs Noted11x17 Prints are 1/2 SizeDate:January 15, 2019CONDITION SCHEMATIC REQUIREMENTSWATERMAIN / SEWER CROSSING DETAILPRELIMINARY PRINTCopyright © 2019 Fagan Engineers... 03.6.2019NOTE: NOT TO SCALEPage 22 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :Drawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORKChecked By:Project No.:Drawing Name:Design By:CIVIL DETAILSC8CELJBG2018.08918089-b.dwgKMSRev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning CommentsAs Noted11x17 Prints are 1/2 SizeDate:January 15, 2019PRELIMINARY PRINTCopyright © 2019 Fagan EngineersR7-8 03.6.2019NOTE: NOT TO SCALEPage 23 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :LEGENDDrawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORKChecked By:Project No.:Drawing Name:Design By:E & S PLANC9CELJBG2018.08918089-b.dwgKMSRev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning Comments1" = 20'11x17 Prints are 1/2 SizeDate:January 15, 2019E&S PLAN NOTES:1.ONLY LIMITED DISTURBANCE WILL BE PERMITTED TOPROVIDE ACCESS TO THE SITE FOR GRADING ANDACQUIRING BORROW TO CONSTRUCT THOSE BMPS.2.EROSION AND SEDIMENT BMPS MUST BECONSTRUCTED, STABILIZED, AND FUNCTIONALBEFORE SITE DISTURBANCE BEGINS WITHIN THETRIBUTARY AREAS OF THOSE BMPS.3.AFTER FINAL SITE STABILIZATION HAS BEENACHIEVED, TEMPORARY EROSION AND SEDIMENTBMPS MUST BE REMOVED. AREAS DISTURBEDDURING REMOVAL OF THE BMPS MUST BESTABILIZED IMMEDIATELY.4. STOCKPILE HEIGHTS MUST NOT EXCEED 35 FEET.STOCKPILE SLOPES MUST BE 2:1 OR FLATTER.5.UNTIL THE SITE IS STABILIZED, ALL EROSION ANDSEDIMENT BMPS MUST BE MAINTAINED PROPERLY.MAINTENANCE MUST INCLUDE INSPECTIONS OF ALLEROSION AND SEDIMENT BMPS AFTER EACHRUNOFF EVENT AND ON A WEEKLY BASIS. ALLPREVENTATIVE AND REMEDIAL MAINTENANCEWORK, INCLUDING CLEAN OUT, REPAIR,REPLACEMENT, REGRADING, RESEEDING,REMULCHING AND RENETTING MUST BEPERFORMED IMMEDIATELY. IF EROSION ANDSEDIMENT CONTROL BMPS FAIL TO PERFORM ASEXPECTED, REPLACEMENT BMPS, ORMODIFICATIONS OF THOSE INSTALLED WILL BEREQUIRED.6.SITE CONTRACTOR TO BECOME CO-PERMITTEEPRIOR TO EARTHWORK ACTIVITIES COMMENCING.SITE CONTRACTOR IS RESPONSIBLE FOR ALLCONDITIONS OF THE E&S PERMITS.CONSTRUCTION SEQUENCE1.ALL PAGE NUMBERS (P. 5*.**) REFER TO THE NEWYORK STATE GUIDELINES FOR URBAN EROSIONAND SEDIMENT CONTROL.2. INSTALL STABILIZED CONSTRUCTION ENTRANCE (P.5A.75). WIDTH: - TWELVE (12) FT. MINIMUM, BUT NOTLESS THAN THE FULL WIDTH AT POINTS WHEREINGRESS OR EGRESS OCCURS. IF ONLY ONEENTRANCE IS USED THE MINIMUM WIDTH SHALL BETWENTY-FOUR (24) FEET.3. STANDARD SILT FENCE (P. 5A.19) SHALL THEN BEPLACED AROUND ALL DISTURBED AREAS.4. CLEAR AND GRUB THE SITE. STRIP TOPSOIL ANDSTOCKPILE ON-SITE WITH PERIMETER SILT FENCEAND VEGETATIVE COVER.5. CONSTRUCT BUILDING FOUNDATION AND ENCLOSEBUILDING.6. CONSTRUCT STORM WATER BASINS AND PERFORMLAND GRADING IN ACCORDANCE WITH MANUAL (P.5B.49). INSURE ALL RUNOFF IS DIVERTED TO THESEDIMENT BASIN UNTIL THE SITE IS STABILIZED(80% COVERAGE).7. CONSTRUCT PROPOSED STORM SEWER ANDINSTALL TEMPORARY SEDIMENT TRAPS (P. 5A.41)AT EACH INLET.8. INLET PROTECTION (P. 5A.27) SHALL BE PLACEDAROUND ALL STORM DRAIN INLETS. UTILIZE TYPE IIIN AREAS OF EXCAVATION AND TYPE III INPAVEMENT AREAS. CONVERT ALL FABRIC DROPINLET PROTECTION TO TYPE III IN-PAVEMENTPROTECTION UPON PAVING WITHIN PROJECTAREA.9. INSTALL ROCK OUTLET PROTECTION (P. 5B.21) ATALL STORM SEWER OUTLETS.10.FINALIZE CONSTRUCTION OF MAIN PROJECTELEMENTS INCLUDING INFRASTRUCTURE AND NEWPAVEMENT.SPREAD TOPSOIL, FINE GRADE, SEED, MULCH ANDESTABLISH VEGETATIVE COVER.REMOVE SEDIMENT FROM ANY SEDIMENT TRAPSOR BASINS.REMOVE TEMPORARY EROSION CONTROLMETHODS WHEN CONTRIBUTING DRAINAGE AREASARE STABILIZED.00 20' 40'PRELIMINARY PRINTCopyright © 2019 Fagan Engineers 03.6.2019NOTE: NOT TO SCALEPage 24 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :Drawn By:Scale:It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.ARTHAUS SITE PLAN130 CHERRY STREET, CITY OF ITHACA,TOMPKINS COUNTY, NEW YORKChecked By:Project No.:Drawing Name:Design By:E & S DETAILSC10CELJBG2018.08918089-b.dwgKMSRev.Date Revision Description1.2/22/19 Building & Garage Revisions2.3/06/19 City Planning Submission3.3/20/19 Per City Planning CommentsAs Noted11x17 Prints are 1/2 SizeDate:January 15, 2019BURIED FABRICDROP INLETWITH GRATE2"X4" WOOD FRAMEGATHER EXCESSAT CORNERSFRAMEFABRICSTAKEPRELIMINARY PRINTCopyright © 2019 Fagan Engineers 03.6.2019NOTE: NOT TO SCALEPage 25 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by :LANDSCAPESITE PLAN 03.6.2019NOTE: NOT TO SCALEPage 26 130 Cherry Street Ithaca, NYITHACAARTHAUSSITE PLANREVIEWSubmission Prepared by : 03.6.2019 Page 27 130 Cherry Street Ithaca, NY ITHACA ARTHAUS SITE PLAN REVIEW Submission Prepared by : 1 03.6.2019 Page 28 130 Cherry Street Ithaca, NY ITHACA ARTHAUS SITE PLAN REVIEW Submission Prepared by : 1 Page 1 of 2 Part 2 Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept “Have my responses been reasonable considering the scale and context of the proposed action?” No, or small impact may occur Moderate to large impact may occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 2. Will the proposed action result in a change in the use or intensity of use of land? 3. Will the proposed action impair the character or quality of the existing community? 4. Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area (CEA)? 5. Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit, biking or walkway? 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7. Will the proposed action impact existing: a. public / private water supplies? b. public / private wastewater treatment utilities? 8. Will the proposed action impair the character or quality of important historic, archaeological, architectural or aesthetic resources? 9. Will the proposed action result in an adverse change to natural resources (e.g., wetlands, waterbodies, groundwater, air quality, flora and fauna)? 10. Will the proposed action result in an increase in the potential for erosion, flooding or drainage problems? 11. Will the proposed action create a hazard to environmental resources or human health? SEAF 2019 224 Fair St - Perdita Flats March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¶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¶WR ¶RIWKH¶UHTXLUHGE\WKHRUGLQDQFH7KHDSSOLFDQWZRXOGDOVROLNHWRFRQVWUXFWDWZRVWRU\DGGLWLRQRQ WKHUHDURIWKHKRPHWKDWZLOOFRPSO\ZLWKWKHVHWEDFNUHTXLUHPHQWVRIWKH]RQLQJRUGLQDQFH7KHDSSOLFDQWZLOO EHUHPRYLQJDRQHVWRU\DWWDFKHGVKHGWKDWFXUUHQWO\KDVDVLGH\DUGVHWEDFNRIIHHWRIWKHIHHWUHTXLUHGE\ WKHRUGLQDQFH7KHQHZWZRVWRU\DGGLWLRQDQGGHFNZLOOEHFRQVWUXFWHGWRFRPSO\ZLWKWKHIRRWVLGH\DUG VHWEDFNUHTXLUHPHQW7KHSURSHUW\KDVH[LVWLQJGHILFLHQFLHVLQORWZLGWKDQGERWKVLGH\DUGVWKDWZLOOQRWEH H[DFHUEDWHGE\WKHSURSRVDO &,7<2),7+$&$ (*UHHQ6WUHHW²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¶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¶V2IILFHDWE\ SPEXVLQHVVGD\V QRWLQFOXGLQJZHHNHQGVKROLGD\V EHIRUHWKHPHHWLQJ *LQR/HRQDUGL 6HFUHWDU\WRWKH%RDUGRI=RQLQJ$SSHDOV 3XEOLFDWLRQ'DWHV 0DUFK DQG0DUFK gl 3/18/19 APPEAL # 3114 224 FAIR STREET Appeal of STREAM Collaborative on behalf of the owners Umit Sirt and Courtney Royal for Area Variance from Section 325-8, Column 4, Off-Street Parking requirements of the Zoning Ordinance. The applicant proposes to construct a net-zero energy efficient building at the property located at 224 Fair Street. The proposed three-story building will be located on the corner of Wood Street and Fair Street and will contain four residential apartments. The four-unit dwelling requires four on-site parking spaces to comply with the zoning ordinance. Due to site constraints and the zoning restrictions for parking placement, the applicants’ options for providing parking are very limited. The property has two front yards and the ordinance allows only 25% to be utilized for parking. Furthermore, the parking spaces cannot be located within the required front yard setback. Parking in the side or rear yard is also limited and is not permitted in the required setbacks. The applicant is proposing to provide an ADA accessible ramp that has its access point in the side yard. The ramp will reduce the available side yard and the access to the ramp limits the space to provide parking. The rear yard meets the minimum setbacks although there is not enough additional area to permit parking without a variance. Therefore, the applicant proposes to use the limited rear yard area for raised bed gardening and green space and requests a variance for the required four parking spaces. The property is located in an R-3b residential use district in which the proposed use is permitted. However, Section 325-38 requires that area variances be granted before a building permit is issued. CITY OF ITHACA Board of Zoning Appeals Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal Number 3114AddressNW corner of Wood and Fair StreetsUse DistrictR-3bDate4/2/2019ApplicantSTREAM CollaborativeOwnerUmit Sirt and Courtney RoyalApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/15 16Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front Yard Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseVacant LotN/A 0 0 4699.7 66.27/71* 0 0 0% N/A N/A N/A N/A 0District Regulations for ExistingMultiple Dwelling ZoneN/A N/ANone RequiredN/A N/A 4 40 40% 10 10 520% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOk Ok Ok Ok Ok Ok Ok Ok Ok Ok Ok Ok Ok OkProposed Condition and/or Use4 Unit DwellingNone 0 0 4699.7 66.27/71* 3 32' 3" 36.9% 10' 10' 8'-6" 20' or 28.2% 3District Regulation for ProposedMultiple Dwelling ZoneN/A 4None Required4000 50 4 40 40% 10 10 520% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOk OkDef.Ok Ok Ok Ok Ok Ok Ok Ok Ok Ok OkNotes:* The property is a corner lot with frontages on Wood Street and Fair Street LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterwayCity of Ithaca, NY - 750 Foot Buffer for Parcel - 2017 Final Tax Roll5,804Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.1/3/20191:Feet967.37Printed: Receipt#59033 BZA Variance for 402 Wood Street Appeal # 3114 1/23/2019 1 $150.00 $150.00Area Variance (Multiple/Comm. Code Qty Description Permit # Price Extended Price A8020-2110 $150.00Total Price Balance Due 1/23/2019 $150.00322 Date $150.00Total Payment Check #Payment 11/23/2019 gl 3/18/19 APPEAL # 3122 112 FAYETTE STREET Appeal of Emily Petrina, Firehouse Architecture LAB, on behalf of property owner Janna Edelman for area variance from Section 325-8, Column 7, Lot Width, Column 11, Front Yard, and Columns 12 and 13, Side Yard requirements of the Zoning Ordinance. The applicant proposes to replace the existing front porch and construct a two-story addition with a deck on the rear of the dwelling located at 112 Fayette Street. The front porch is in need of repair, and the applicant proposes to rebuild the porch and extend it the full width of the home. The existing porch is 3.33 feet from the front property line and extending it will reduce the setback from 3.33’ to 2.75’ of the 10’ required by the ordinance. The applicant would also like to construct a two-story addition on the rear of the home that will comply with the setback requirements of the zoning ordinance. The applicant will be removing a one-story attached shed that currently has a side yard setback of 4 feet of the 5 feet required by the ordinance. The new two-story addition and deck will be constructed to comply with the 5 foot side yard setback requirement. The property has existing deficiencies in lot width and both side yards 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. CITY OF ITHACA Board of Zoning Appeals Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3122Address112 Fayette StreetUse DistrictR-2bDate04/02/19ApplicantEmily Petrina, Firehouse Architecture Lab, PLLCOwnerJanna EdelmanApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/15 16Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Dwelling1 0 4,544 33 2 +/-19' 20.75% 3.33' 7.2' 0.7' 85.3' or 63.8%District Regulations for ExistingTwo Family Zone1None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OK OK N/AOKDef.OK OK OKDef. Def. Def.OK N/AProposed Condition and/or UseOne Family Dwelling1 0 4,544 33 2 +/-19' 29.78% 2.75' 7.2' 0.7' 72' or 53.9%District Regulation for ProposedTwo Family Zone1None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK OK OK N/AOKDef.OK OK OKDef. Def. Def.OK N/ANotes: _______________________________________________________________________________________ ****************************Office use only******************************* 1. Ordinance Section(s) for the Appeal:Page 2 Zoning Ordinance Section being Appealed Sign Ordinance Section being Appealed §325- 8 Columns 7, 11, 12, 13_______ ____•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ 2. Application of SEQR determination: __ Type 1 _X_ Type 2 ___Unlisted 3. Environmental Assessment form used: _____ Short Environmental Assessment Form _____ Long Environmental Form _____ Lead Agency _____ Determination of Significance _____ Completed by the Planning Division at preliminary hearing for SPR _ X__ Not applicable 4. A previous appeal has, has not, been made for this proposal: Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ 5. Notes or Special Conditions: 309 W Green St Ithaca, NY 14850 March 10, 2019 Dear Members of the Planning & Development Board and Board of Zoning Appeals: We are writing in support of the application by Janna Edelman for area variances at 112 Fayette Street. Janna & Will and their family are long- term residents who have put a lot of care into the renovation of their home and we appreciate their significant investment in the neighborhood. They participated in the development of the new Greater Southside Neighborhood Plan – attending a recent Open House held at our home and providing feedback on the Plan – and we know that the neighborhood is a special place to them. We feel that neither the existing conditions (that put the house into non- conformance) nor the proposed new conditions at 112 Fayette Street requiring area variances create undesirable change in the neighborhood. In contrast, the work that Janna & Will are doing is compatible with the traditional character of the Southside neighborhood. Sincerely, Camaron Cohen & C.J. Randall cc: Janna Edelman Emily A. Petrina, RA, LEEP AP BD+C, Firehouse Architecture LAB, PLLC Camaron Cohe LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterwayCity of Ithaca, NY - 750 Foot Buffer for Parcel - 2017 Final Tax Roll3,290Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.3/5/20191:Feet548.38Printed: mw 4/2/19 APPEAL # 3123 527 N. AURORA STREET Appeal of property owner Robert Morache of Shandor Holdings, LLC foran area variance from Section 325-8, Column 4,Off-Street Parking, Column 10, Percentage of Lot Coverage, Column 11, Front Yard, Columns 12 and 13, Side Yard, and Column 14/15 Rear Yard requirements of the Zoning Ordinance. The property at 527 N. Aurora Street is a two-family residence with a neighborhood commercial facility (a hair salon) that is allowed by a special permit issued on March 1, 2011. As a condition of the special permit, the property owner must provide the required four off-street parking spaces within 500’ of the property. The applicant leased the required spaces from a neighboring property owner until 2017, but the owner is no longer able to lease the spaces. The applicant seeks a variance for the required four parking spaces. Off-street parking has never been provided on site, and there is no area available to provide the required spaces on the property due to site constraints. Residents of the property and customers of the commercial use will park on-street, on either N. Aurora Street or E. Marshall Street. The property also has existing deficiencies for percent of lot coverage, both front yards, and the rear yard. These deficiencies 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. CITY OF ITHACA Board of Zoning Appeals Notice of Appeal City of IthacaBoard of Zoning Appeals WorksheetAppeal NumberBZA 3123Address527 N. Aurora StreetUse DistrictR-2bDate04/02/19ApplicantRob MoracheOwnerShandor Holdings LLCApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title Use Accessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardSide YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseTwo family dwellingneighborhood commercial facility*0 0 3,180 50'/63.6' ** 2 +/- 25' 78.4% 2.5 1 9.4' 9" or 1% 2District Regulations for ExistingTwo Family ZoneBy special permit4None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OKDef.OK OK OK OK OKDef. Def. Def.OKDef.OKProposed Condition and/or UseTwo family dwellingneighborhood commercial facility*0 0 3,180 50'/63.6' ** 2 +/- 25' 78.4% 2.5 1 9.4' 9" or 1% 2District Regulation for ProposedTwo Family ZoneBy special permit4None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK OKDef.OK OK OK OK OKDef. Def. Def.OKDef.OKNotes:** 527 N. Aurora Street is a corner property with street frontage on both N. Aurora Street and E. Marshall Street.* A special permit for a neighborhood commercial facility was issued by the BZA on March 1, 2011. As a condition of the special permit, the property owner was required to lease the required parking spaces within 500' of the property. Four parking spaces were leased from a neighboring property onwer until 2017. _______________________________________________________________________________________ ****************************Office use only******************************* 1. Ordinance Section(s) for the Appeal: Page 2 Zoning Ordinance Section being Appealed Sign Ordinance Section being Appealed §325- 8 Column 4, 10, 11, 12, 13, and 14/15 _ • §272- ___________________________________ §325- _________________________________ • §272- ___________________________________ §325- _________________________________ • §272- ___________________________________ §325- _________________________________ • §272- ___________________________________ §325- _________________________________ • §272- ___________________________________ §325- _________________________________ • §272- ___________________________________ 2. Application of SEQR determination: __ Type 1 ___ Type 2 _X_ Unlisted 3. Environmental Assessment form used: __X_ Short Environmental Assessment Form _ ___ Long Environmental Form _____ Lead Agency _____ Determination of Significance _____ Completed by the Planning Division at preliminary hearing for SPR 4. A previous appeal has, has not, been made for this proposal: Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ 5. Notes or Special Conditions: ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ Proposed Resolution Board of Zoning Appeals April 2, 2019 Zoning Appeal 3123, Area Variance for 527 N Aurora Street – Declaration of Lead Agency for Environmental Review WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that,for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed approval of zoning appeal 3123, an area variance for 527 N. Aurora Street, is an “Unlisted” Action under the Cityof Ithaca Environmental Quality Review Ordinance, and the State Environmental Quality Review Act and is subject to environmental review; now, therefore, be it RESOLVED, that the Board of Zoning Appeals of the City of Ithaca does hereby declare itself lead agency for the environmental review of zoning appeal 3123, area variance for 527 N. Aurora Street. Moved by: Seconded by: In Favor: Opposed: Abstain: Proposed Resolution Board of Zoning Appeals April 2, 2019 Zoning Appeal 3123, Area Variance for 527 N Aurora Street – Determination of Environmental Significance WHEREAS, Robert Moracheon behalf of Shandor Holdings, LLC has applied for an area variance from 325-8, Column 4, Off-Street Parking, Column 10, % of Lot Coverage, Column 11, Front Yard, Columns 12 and 13, Side Yard, and Column 14/15, Rear Yard requirements of the Zoning Ordinance, and WHEREAS, appropriate environmental review has been conducted including the preparation of a Short Environmental Assessment Form (SEAF), dated March 6, 2019, and WHEREAS, the proposed action is an “Unlisted” Action under the City Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and WHEREAS, the Board of Zoning Appeals of the City of Ithaca, acting as lead agency, has reviewed the SEAF prepared by the applicant and staff; now, therefore, be it RESOLVED,that this Board of Zoning Appeals as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth in the Short Environmental Assessment Form, dated March 6, 2019, and be it further RESOLVED,that this Board of Zoning Appeals, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk’s Office, and forward the same to any other parties as required by law. Moved by: Seconded by: In Favor: Opposed: Abstain: LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterwayCity of Ithaca, NY - 750 Foot Buffer for Parcel - 2017 Final Tax Roll3,290Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.3/5/20191:Feet548.38Printed: mw 4/2/19 ʊ x x x x x x LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterwayCity of Ithaca, NY - 750 Foot Buffer for Parcel - 2017 Final Tax Roll3,290Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.3/5/20191:Feet548.38Printed: &,7<2),7+$&$ (DVW*UHHQ6WUHHW,WKDFD1HZ<RUN %8,/',1*',9,6,217+)ORRU 7HOHSKRQH )D[ $QNH+RIIVWDHWWHU 6$OEDQ\6W ,WKDFD1<