HomeMy WebLinkAbout11-06-19 Common Council Meeting AgendaOFFICIAL NOTICE OF MEETING
A Regular meeting of the Common Council will be held on Wednesday, November 6,
2019, at 6:00 p.m. in the Common Council Chambers at City Hall, 108 East Green
Street, Ithaca, New York. Your attendance is requested.
AGENDA
1. PLEDGE OF ALLEGIANCE:
2. ADDITIONS TO OR DELETIONS FROM THE AGENDA:
3. PROCLAMATIONS/AWARDS:
4. SPECIAL ORDER OF BUSINESS:
4.1 A Public Hearing on the Mayor’s Proposed 2020 Budget
5. SPECIAL PRESENTATIONS BEFORE COUNCIL:
5.1 Presentation of Quarterly Employee Recognition Award
5.2 Reports of Municipal Officials
6. PETITIONS AND HEARINGS OF PERSONS BEFORE COUNCIL:
7. PRIVILEGE OF THE FLOOR – COMMON COUNCIL AND THE MAYOR:
8. CONSENT AGENDA ITEMS:
City Administration Committee:
8.1 Department of Public Works (DPW) - Amendment to Personnel Roster -
Resolution
9. CITY ADMINISTRATION COMMITTEE:
9.1 Adoption of 2020 Budget – Resolution
9.2 Adoption of 2020 Tax Rate – Resolution
9.3 Adoption of 2020 Ithaca Area Wastewater Treatment Plant Budget - Resolution
9.4 A Local Law Entitled “Confirmation of the Sidewalk Improvement District
Assessments, Budget, and Schedule of Work for Fiscal Year 2020”
9.5 City Controller’s Report
10. PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE:
10.1 An Ordinance to Establish the Ithaca Neighborhood Housing Services Former
Immaculate Conception School Planned Unit Development District
10.2 Permit Pursuant to Section 346-31 of the City Code Authorizing Field Trips 101,
Inc. to Use East Green Street as an Intercity Bus Pickup and Drop-Off Area -
Resolution
Common Council Meeting Agenda
November 6, 2019
Page 2
11. REPORTS OF SPECIAL COMMITTEES:
12. NEW BUSINESS:
13. INDIVIDUAL MEMBER – FILED RESOLUTIONS:
14. MAYOR’S APPOINTMENTS:
14.1 Appointment to Board of Zoning Appeals – Resolution
14.2 Reappointments to the Housing Board of Review – Resolution
14.3 Appointment to the Special Joint Sewer Committee – Resolution
15. REPORTS OF COMMON COUNCIL LIAISONS:
16. REPORT OF CITY CLERK:
17. REPORT OF CITY ATTORNEY:
18. MINUTES FROM PREVIOUS MEETINGS:
18.1 Approval of the September 4, 2019 Common Council Meeting Minutes –
Resolution
18.2 Approval of the October 2, 2019 Common Council Meeting Minutes –
Resolution
19. ADJOURNMENT:
If you have a disability that will require special arrangements to be made in order for you
to fully participate in the meeting, please contact the City Clerk at 274-6570 at least 48
hours before the meeting.
Out of consideration for the health of other individuals, please refrain from using
perfume/cologne and other scented personal care products at City of Ithaca meetings.
Thank you for your cooperation and understanding.
“This meeting can viewed via livestream on https://ithacany.viebit.com/”
______________________________
Sarah L. Myers, IMS, on behalf of
Julie Conley Holcomb, CMC
City Clerk
Date: November 1, 2019
8. CONSENT AGENDA ITEMS:
City Administration Committee:
8.1 Department of Public Works (DPW) - Amendment to Personnel Roster -
Resolution
WHEREAS, the Executive Assistant for the Superintendent of Public Works and
Engineering Division has requested a reduction in working hours from 40 hours to 30
hours per week for personal reasons; and
WHEREAS, the Department of Public Works is able to accommodate this request; now,
therefore be it
RESOLVED, That the workweek of the Executive Assistant position be and hereby is
reduced from forty (40) hours/week to thirty (30) hours/week pursuant to the employee’s
request; and, be it further
RESOLVED, That for the sole purpose of determining days worked reportable to the
New York State and Local Employees’ Retirement System, the standard workday for
this position shall be established at six (6) hours per day (thirty (30) hours per week).
9. CITY ADMINISTRATION COMMITTEE:
9.1 Adoption of 2020 Budget - Resolution
WHEREAS, this Common Council is now considering adoption of the Amended
Executive Budget for 2020 at its November 6, 2019 meeting as approved by the
Committee of the Whole; and
WHEREAS, it is the consensus of this Common Council that the total appropriations
and estimated revenues, as set forth in said Amended Executive Budget for 2020, and
as those amounts may be altered by action of this Common Council at its November 6,
2019 meeting, are adequate for the operation of the City during 2020; now, therefore be
it
RESOLVED, That this Common Council accepts and approves said Amended
Executive Budget for 2020, together with any additional changes made in said budget at
Council's November 6, 2019 meeting as the City of Ithaca Budget for 2020, in the total
amount of $80,362,900; and, be it further
RESOLVED, That the following sections of the 2020 Budget be approved:
A) General Fund Appropriations
B) Water Fund Appropriations
C) Sewer Fund Appropriations
D) Solid Waste Fund Appropriations
E) Sidewalk Special District Fund Appropriations
F) Stormwater Drainage Special District Fund Appropriations
G) General Fund Revenues
H) Water Fund Revenues
I) Sewer Fund Revenues
J) Solid Waste Fund Revenues
K) Sidewalk Special District Fund Revenue
L) Stormwater Drainage Special District Fund Revenue
M) Debt Retirement Schedule
N) Capital Projects
O) Schedule of Salaries and Positions - General Fund
P) Schedule of Salaries and Positions - Water & Sewer Fund
Q) Schedule of Salaries and Positions - Sidewalk Special District Fund
R) Schedule of Salaries and Positions - Solid Waste Fund
S) Schedule of Salaries and Positions – Stormwater Drainage Special District
Fund
T) Authorized Equipment - General Fund
U) Authorized Equipment - Water Fund
V) Authorized Equipment - Sewer Fund
W) Authorized Equipment - Solid Waste Fund
X) Authorized Equipment - Sidewalk Special District Fund Balance
Y) Authorized Equipment - Stormwater Drainage Special District Fund
9.2 Adoption of 2020 Tax Rate - Resolution
WHEREAS, the 2020 City of Ithaca Budget was approved, adopted, and confirmed in
the total amount of $80,362,900 on November 6, 2019 in accordance with a detailed
Budget on file in the Office of the City Controller; and
WHEREAS, available and estimated revenues total $55,919,300 leaving $24,443,600
as the amount to be raised by taxation; and
WHEREAS, the Assessment Roll for 2020 certified and filed by the Assessment
Department of Tompkins County, has been footed and approved and shows the total
net taxable valuation as $2,076,771,484; and
WHEREAS, under Charter provisions, the tax limit for City purposes amounts to
$38,156,709 for 2020; now, therefore be it
RESOLVED, That the tax rate for general purposes, for the fiscal year 2020, be, and
the same hereby is, established and fixed at $11.77 per $1,000 of taxable valuation as
shown, certified and extended against the respective properties on the 2020 Tax Roll,
thereby making a total tax levy, as near as may be, of $24,443,600, and be it further
RESOLVED, That the amount of said tax levy be spread, and the same hereby is levied
upon and against the respective properties as shown on said City Tax Roll, in
accordance with their respective net taxable valuation, at the rate of $11.77 per $1,000
of such taxable valuation, and be it further
RESOLVED, That the City Chamberlain be, and hereby is, directed to extend and
apportion the City Tax as above, and that upon the completion of the extension of said
Roll, the City Clerk shall prepare a warrant on the City Chamberlain for the collection of
said levy; and the Mayor and the City Clerk hereby are authorized and directed to sign
and affix the corporate seal to such warrant and forthwith to file the same with said Tax
Roll with the City Chamberlain, and be it further
RESOLVED, That upon the execution and filing of said warrant and Tax Roll with the
City Chamberlain, the amounts of the City Tax set opposite each and every property
shall hereby become liens, due, payable and collectible in accordance with provisions of
the City Charter and other laws applicable thereto, and be it further
RESOLVED, That the total sum of $80,362,900 be appropriated in accordance with the
adopted Budget to the respective Boards, Offices, and Departments of the City, for the
purposes respectively set forth therein. The 2020 Assessment Roll has been completed
and approved by the Assessment Department of Tompkins County and resulted in the
following valuation:
Total Value of Real Property $4,722,093,829
Less: Value of Exempt Property $2,681,223,800
$2,040,870,029
Plus: Value of Special Franchises $35,901,455
Net Value of Taxable Property $2,076,771,484
9.3 Ad option of 2020 Ithaca Area Wastewater Treatment Plant Budget -
Resolution
WHEREAS, this Common Council is now considering adoption of the Amended Joint
Activity Fund Budget for 2020 as approved by the Committee of the Whole; and
WHEREAS, it is the consensus of this Common Council that the total appropriations
and estimated revenues, as set forth in said Amended Joint Activity Fund Budget for
2020 and as those amounts may be altered by action of the Common Council at its
November 6, 2019 meeting, are adequate for the operation of the Ithaca Area
Wastewater Treatment Plant during 2020; now, therefore be it
RESOLVED, That this Common Council accepts and approves said Amended Joint
Activity Fund Budget for 2020, together with any additional changes made in said
budget at Council’s November 6, 2019 meeting, as the Ithaca Area Wastewater
Treatment Plant Joint Activity Fund Budget for 2020, in the total amount of $4,901,861;
and, be it further
RESOLVED, That the following sections of the 2020 Ithaca Area Wastewater Treatment
Plant Joint Activity Fund Budget be approved:
A) Joint Activity Fund Appropriations
B) Joint Activity Fund Revenues
C) Schedule of Salaries and Positions – Joint Activity Fund
D) Authorized Equipment – Joint Activity Fund
9.4 A Local Law Entitled “Confirmation of the Sidewalk Improvement District
Assessments, Budget, and Schedule of Work for Fiscal Year 2020”
WHEREAS, Section C-73 of the City Charter creates five Sidewalk Improvement
Districts (each a “SID”) for the construction and repair of sidewalk, and provides for an
assessment against each property located in each SID for the benefits received by the
property from said construction and repair; and
WHEREAS, the Board of Public Works has recommended a budget, schedule of work,
and schedule of assessments for Fiscal Year 2020, subject to review, amendment, and
confirmation by the Common Council; and
WHEREAS, Section C-73 provides that Council shall amend as appropriate and confirm
the SID assessments, budget, and schedule of work after a public hearing; and
WHEREAS, the appropriate public hearing has been held, and Council has given due
consideration to the comments made, if any,
Local Law No. 2019-
NOW, THEREFORE BE IT ENACTED by the Common Council of the City of Ithaca as
follows:
Section 1. Legislative Findings, Intent, and Purpose.
Pursuant to Municipal Home Rule Law Section 10(1)(ii)(c)(3) the City of Ithaca is
authorized to adopt a local law relating to the authorization, making, confirmation, and
correction of benefit assessments for local improvements.
The Common Council has reviewed the assessments, budget, and schedule of work
recommended by the Board of Public Works for Fiscal Year 2020, and makes the
following findings of fact:
A. The public hearing prior to confirmation required by Section C-73 has
been held, and all owners of property subject to a SID assessment
appearing to speak before Council have had an opportunity to do so.
B. The attached schedule of work, as recommended by BPW and previously
subject to review by Council, constitutes a set of local improvements, the
cost of which should be assessed against the properties located in the SID
in which the work is to be performed.
C. The attached budget, and the related assessments reflected on the
assessment roll kept on file with the City Clerk, are necessary to defray
the cost of construction and maintenance of sidewalk in the City, and
Council has made a legislative judgment that each property in each SID is
being assessed in proportion to the benefit received by that property from
the sidewalk construction and repair contained in the schedule of work.
Section 2. Confirmation of the Assessments, Schedule of Work, and Budget.
The Common Council approves and confirms the assessment roll, a copy of which is
maintained in the City Clerk’s office, and the budget and schedule of work attached
hereto, and imposes a lien upon each property so assessed as set forth in the
assessment roll.
In the event there are additional funds available following completion of the schedule of
work, or changes to the work plan are required for financial, engineering, or other
reasons, the Superintendent of Public Works or his or her designee may alter the
schedule of work in his or her discretion, as instructed by the Board of Public Works
from time to time; provided, however, that if such actions affect ten percent or more of
any Sidewalk Improvement District’s annual levy, such actions must be approved by
resolution of the Board of Public Works.
Section 3. Severability Clause.
Severability is intended throughout and within the provisions of this Local Law. If any
section, subsection, sentence, clause, phrase, or portion of this Local Law is held to be
invalid or unconstitutional by a court of competent jurisdiction, then that decision shall
not affect the validity of the remaining portions of this Local Law.
Section 4. Effective and Operative Date.
This Local Law shall be effective immediately after filing in the office of the Secretary of
State.
Proposed 2020 Sidewalk Improvement Distric (SID)--BASE BUDGETDistrict12345 TOTALEstimated 2020 SID Levy157,968$ 150,032$ 273,748$ 165,226$ 116,450$ 863,424$ Percentages18.3% 17.4% 31.7% 19.1% 13.5% 100%Admin & Supplies20,762$ 19,719$ 35,980$ 21,716$ 15,306$ 113,484$ Insurance4,245$ 4,031$ 7,356$ 4,440$ 3,129$ 23,200$ Subtotal - funding available132,961$ 126,281$ 230,413$ 139,070$ 98,015$ 726,740$ Capital Projects3,200$ 4,200$ 18,200$ 25,600$ Balance for 2020 work plan132,961$ 123,081$ 230,413$ 134,870$ 79,815$ 701,140$ Construction110,213$ 101,476$ 190,991$ 111,077$ 63,046$ 576,802$ Design-$ -$ -$ -$ -$ -$ Construction Inspection/16,100$ 15,291$ 27,901$ 16,840$ 11,869$ 88,001$ Engineering TechnicianMiscellaneous6,648$ 6,314$ 11,521$ 6,954$ 4,901$ 36,337$ Concrete Lifting/Concrete Cuttingupdated 31 Oct 2019
2020 PROPOSED Sidewalk Work Plan and Budget
District One
Side of
Street
Estimated
SF cost Cost (5' wide)
Available
Budget
Construction
Curb Ramps: King & Queen St./ N. Aurora St. 210 22$
23,100$
300 Utica St.East 165 22$ 18,150$
1100 N. Cayuga St. West 160 22$
17,600$
600 Stewart Ave. West 450 22$
49,500$
985 TOTAL 108,350$ 110,213$
Contingency
Construction
100 Heights Court North 100 22$ 11,000$
100 Heights Court South 80 22$ 8,800$
100 E. York St. North 350 22$
38,500$
100 E. York St.South 100 22$ 11,000$
500 N. Aurora St. West 340 22$ 37,400$
100 E. Lewis St. North 230 22$ 25,300$
100 E. Lewis St. South 200 22$ 22,000$
100 E. Yates St. North 230 22$ 25,300$
100 E. Yates St. South 170 22$ 18,700$
Design projects
198,000$
Future Collaboration with City Streets' Crews/Grant Money/Captial Projects
100 Thurston Ave. North 60,000$
900 Stewart Ave. West 65,000$
300 Fall Creek Dr. North 950 200,000$
City Block
Appr. Length of
sidewalk (linear
feet)
Total Contingency
2020 PROPOSED Sidewalk Work Plan and Budget
District Two
Side of
Street
Estimated
SF cost Cost (5' wide) Available Budget
Construction
100 Dryden Rd. North/South 200 22$ 22,000$
300 Eddy St. East/West 140 22$ 15,400$
100-300 College Ave. East/West 450 22$ 49,500$
790 TOTAL 86,900$ 101,476$
Contingency
Construction
100 Ithaca Rd. North 100 22$ 11,000$
200 Cornell St. East/West 180 22$ 19,800$
500 Mitchell St. North 100 22$ 11,000$
100 Linden Ave. West 550 22$ 60,500$
400 Dryden Rd. North 290 22$ 31,900$
200 Delaware Ave. West 400 22$ 44,000$
100 Delaware Ave. West 450 22$ 49,500$
Design projects
227,700$
Future Collaboration with City Streets' Crews/Grant Money/Captial Projects
1100 E. State St South 450 120,000$
400 Oak Ave North 900 244,000$
100-400 College Ave. Streetscape East/West 2400 264,000$
500-900 Giles St North 575 250,000$
City Block
Appr. Length of
sidewalk (linear
feet)
Total Contingency
2020 PROPOSED Sidewalk Work Plan and Budget
District Three
Side of
Street
Estimated
SF cost Cost (5' wide) Available Budget
Construction
100 Lake Ave. West 250 22$ 27,500$
100 E. Green St. (vault membrane repair) North 300 25$ 37,500$
600 W. Green St.North/South 350 22$ 38,500$
500 W. Green St.North/South 350 22$ 38,500$
200 S. Cayuga St.East 330 22$ 36,300$
100 S. Corn St.West 100 22$ 11,000$
1,680 TOTAL 189,300$ 190,991$
Contingency
Construction
300 W. Seneca St. North 280 22$ 30,800$
200 Monroe St. North 150 22$ 16,500$
200 E. Buffalo St. South 300 22$ 33,000$
100 E. Seneca St.North 300 22$ 33,000$
500 W. Seneca St.North 300 22$ 33,000$
300 W. Buffalo St.South 400 22$ 44,000$
100 W. Buffalo St.North 150 22$ 16,500$
100 S. Plain St.East 200 22$ 22,000$
200 Center St. South 200 22$ 22,000$
100 E. Court St. North 300 22$ 33,000$
400 Madison St.North/South 460 22$ 50,600$
Total Contingency 334,400$
Future Collaboration with City Streets' Crews/Grant Money/Captial Projects
City Block
Appr. Length of
sidewalk (linear
feet)
2020 PROPOSED Sidewalk Work Plan and Budget
District Four
Side of Street
Estimated
SF cost Cost (5' wide) Available Budget
Construction
100 E. Spencer St. & Curb Ramps North/South 400 22$ 44,000$
200 Cecil A Malone Dr. North/South 600 22$ 66,000$
1,000 TOTAL 110,000$ 111,077$
Contingency
Construction
300 Wood St. North 130 22$ 14,300$
100 Hawthorne Pl. North 350 22$ 38,500$
100 Hillvew Pl South 400 22$ 44,000$
300 Pleasant St. South 370 22$ 40,700$
200 Columbia St South 385 22$ 42,350$
500 S. Cayuga St. East 200 22$ 22,000$
400 Turner Pl. East 250 22$ 27,500$
132,550$
Future Collaboration with City Streets' Crews/Grant Money/Captial Projects
400 Hillview Pl South 650 223,000$
600-900 S. Aurora St East 1650 300,000$
300 Spencer Rd East/West 2100 400,000$
100 Giles St South 450 360,000$
200-300 Giles St East 1600 300,000$
City Block
Appr. Length of
sidewalk
(linear feet)
Total Contingency
2020 PROPOSED Sidewalk Work Plan and Budget
District Five
Side of
Street
Estimated
SF cost Cost (5' wide)Available Budget
Construction
300 N. Meadow St. West 80 22$ 8,800$
400 N. Meadow St. West 60 22$ 6,600$
500 N. Meadow St. West 60 22$ 6,600$
700 W. Court St. North 50 22$ 5,500$
300 S. Meadow St. East 150 22$ 16,500$
TOTAL 44,000$ 63,046$
Contingency
Construction
100-1100 Additional funding for Hector St Complete Street 50,000$
200 Cliff St.East 450 22$ 49,500$
400 Chestnut St. West 260 22$ 28,600$
200 Taughannock Blvd. West 80 22$ 8,800$
500 Esty St. North 80 22$ 8,800$
600 W. Buffalo St. North 80 22$ 8,800$
Design projects
154,500$
Future Collaboration with City Streets' Crews/Grant Money/Captial Projects
100-1100 Hector St North/East 7150 2,500,000$ Approved in 2019
Construction to begin in 2020
City Block
Appr. Length
of sidewalk
(linear feet)
Total Contingency
10. PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE:
10.1 An Ordinance to Establish the Ithaca Neighborhood Housing Services
Former Immaculate Conception School Planned Unit Development District
ORDINANCE NO. 2019-___
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca
that Chapter 325-13 of the City Code be amended as follows:
WHEREAS, on April 4, 2018, the Common Council adopted legislation creating a
Planned Unit Development Overlay District (PUDOD); and
WHEREAS, on March 14, 2019, the City of Ithaca received the enclosed application
from Ithaca Neighborhood Housing Services, for a Planned Unit Development (PUD)
project to be located at 320-324 & 330 W. Buffalo St, and 309 N. Plain Street; and
WHEREAS, the applicant is proposing to redevelop the former Immaculate Conception
School into a vibrant mixed-use community, specifically designed to address high-
priority local needs. The over-arching goal of this project is to provide both rental and
for-sale housing that is affordable at a range of household incomes (from less than 30%
AMI up to 100% AMI for the rental units and 80% AMI or below for the for-sale units)
and that is suitable for a range of household sizes (from single people to large families);
and
WHEREAS, the project will also provide space for non-profit organizations and will
transfer the existing gymnasium to the Greater Ithaca Activities Center (GIAC); and
WHEREAS, the project includes the following elements:
Retention of the 1948 wing of the existing school building
Demolition and replacement of the c. 1920’s wing of the school with a new
four-story wing
Connecting to the 1948 wing to form an “L”
Construction of an as-yet undetermined number of rental row houses
facing W. Buffalo Street between Catholic Charities and N. Plain Street
Demolition of the existing building at 309 N. Plain Street and construction
in that location of a group of rental row houses
Construction of a group of four for-sale row houses facing N. Plain Street
at W. Court Street
Retention and conversion of the two houses at 330 West Buffalo Street
into one or more rental units, or demolition to allow the construction of an
additional group of row houses facing W. Buffalo St.
; and
WHEREAS, the project is intended to provide the following benefits to the community:
Retention and rehabilitation of the Catholic Charities Building for their
continued use
Detachment of the gymnasium wing and sale to the City for GIAC’s use
Adaptive re-use of a portion of the existing school building for non-profit
service organizations.
Creating much needed rental and for sale affordable housing units.
WHEREAS, a public information session, hosted by the applicant, was held on May 13,
2019 and the meeting was advertised in the Ithaca Journal, the property was posted
with signs and property owners within 500 feet of the property were notified by mail of
the meeting; now, therefore
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca
that the City of Ithaca Establish the Former Immaculate Conception School Planned
Unit Development District as follows:
Section 1. Ithaca Neighborhood Housing Services Former Immaculate Conception
School Planned Unit Development District is hereby established as follows:
Ithaca Neighborhood Housing Services Former Immaculate Conception School
Planned Unit Development District (FICS-PUD)
Table of Contents
A. Legislative Intent
B. Sub Areas
C. Permitted Uses
1. Primary
2. Accessory
D. Parking/Loading Requirements
E. Area Requirements
1. Minimum Lot Size (SF)
2. Minimum Width in Feet at Street Line
3. Maximum Building Height
4. Maximum Percentage of Lot Coverage by Buildings
5. Yard Dimensions.
a. Required Minimum Front Yard
b. Required Minimum Side Yard
c. Required Minimum Other Side Yard
d. Required Minimum Rear Yard.
e. Minimum Building Height.
Ithaca Neighborhood Housing Services Former Immaculate Conception Planned
Unit Development District
Part 1
Zoning Code
A. Legislative Intent
1. On March 14, 2019, the City of Ithaca received the enclosed application
from Ithaca Neighborhood Housing Services, for a Planned Unit
Development (PUD) project to be located at 320-324 & 330 W. Buffalo St,
and 309 N. Plain Street. The applicant is proposing to redevelop the former
Immaculate Conception School into a vibrant mixed-use community,
specifically designed to address high-priority local needs. The over-arching
goal of this project is to provide both rental and for-sale housing that is
affordable at a range of household incomes (from less than 30% AMI up to
100% AMI for the rental units and 80% AMI or below for the for-sale units)
and that is suitable for a range of household sizes (from single people to
large families). The completed project is intended to provide the following
benefits to the community:
a. Retention and rehabilitation of the Catholic Charities Building for
their continued use.
b. Detachment of the gymnasium wing and sale to the City for GIAC’s
use.
c. Adaptive re-use of a portion of the existing school building for non-
profit service organizations.
d. Creating much needed rental and for sale affordable housing units.
B. SUB Areas. The FICS-PUD shall consist of 3 PUD-Sub Areas
1. FICS-1- This sub area contains the community gymnasium.
2. FICS-2-This sub-area will allow for residential and some commercial uses
and will contain buildings with a maximum height of 35’.
3. FICS-3-This sub area will contain the 4 story residential structure and the
refurbished school building, which will contain space for non-profit offices.
C. Permitted Uses.
1. Primary Uses
a. FICS-1
1) Public recreation.
2) Public and semi-public institution whose purpose is education
except that, within 200 feet of a residential district, any use other
than classrooms or living accommodations which conform to the
regulations of the adjacent residential district is permitted only by
special permit of the Board of Appeals (see § 325-9).
3) All municipal public buildings, facilities and functions.
b. FICS-2
1) One-family detached dwelling occupied by:
(a) An individual or family or functional family (see Ord.
97-1)(see definition, § 325-3) plus not more than one
unrelated occupant. (see Gen. Note 6)
(b) If dwelling is owner occupied, an individual or family
plus not more than two unrelated occupants.
(c) Two-family dwellings, each unit of which may be
occupied by an individual or family plus not more than
two unrelated occupants per unit
2) Two-family dwellings, each unit of which may be occupied by an
individual or family plus not more than two unrelated occupants per
unit
3) Church and related buildings
4) Public park or playground
5) Townhouse or garden apartment housing.
6) Row House (See § 325-45.2B13)
7) Business or Professional Office
a. FICS-3
1) One-family detached dwelling occupied by:
(a) An individual or family or functional family (see Ord. 97-1)
(see definition, § 325-3) plus not more than one unrelated
occupant. (see Gen. Note 6)
(b) If dwelling is owner occupied, an individual or family plus not
more than two unrelated occupants.
2) Two-family dwellings, each unit of which may be occupied by an
individual or family plus not more than two unrelated occupants per
unit
3) Church and related buildings
4) Public park or playground
5) Dwelling, Multiple or Multiple Residence (See §325-3)
6) Business or Professional Office
2. Accessory Uses
a. FICS-1
1) Accessory uses and service buildings for permitted uses,
upon issuance of a special permit as set forth in §325-9
b. FICS-2 and FICS-3
1) Required off-street parking.
2) Private garage for not more than 3 cars.
3) Structures for const. purposes, not to remain over two years.
4) Sign in connection with permitted use (see Chapter 272-Sign
Ordinance)
By Special Permit:
5) Towers or structures for receipt or transmission of electronic
signals for commercial purposes or for generation of
electricity to be used on the premises where generated in
any district (see § 325-9). Except for personal wireless
services facilities.
6) An Accessory Apartment (see § 325-10)
7) Home Occupations: See §325-9C{i}
B. Parking/Loading Requirements
1. Parking Requirement-None
2. Off Street Loading Requirement-None
Area Requirements
1. Minimum Lot Size (SF)
a. FICS-1: 3000SF
b. FICS-2 and FICS-3: None
2. Minimum Width in Feet at Street Line
a. FICS-1: 30’
b. FICS-2: 14’
c. FICS-3: 80’
3. Maximum Building Height
a. FICS-1: None
b. FICS-2: 3 Stories or 35’
c. FICS-3: 4 Stories or 48’
4. Maximum Percentage of Lot Coverage by Buildings
a. FICS-1: 90%
b. FICS-2: 50%
c. FICS-3: 50%
5. Yard Dimensions. Required Minimum Front Yard
a. FICS-1: 7’
b. FICS-2 and FICS-3: 15', porches, stoops, canopies allowed up to
5' from property line,
6. Required Minimum Side Yard:
a. FICS-1: 9’
b. FICS-2 and FICS-3: 0’ between units, 10' to public right of way or
20' to adjacent building.
7. Required Minimum Other Side Yard:
a. FICS-1: 9’
b. FICS-2 and FICS-3: 0’ between units, 5' to public right of way or 15'
to adjacent building.
8. Required Minimum Rear Yard:
a. FICS-1: 5’
b. FICS-2 and FICS-3: 10’
9. Minimum Building Height: None
Section 2. The City Planning and Development Board, the City Clerk and the Planning
Department shall amend the district regulations chart in accordance with the
amendments made herewith.
Section 3. Severability. Severability is intended throughout and within the provisions of
this local law. If any section, subsection, sentence, clause, phrase or portion of this
local law is held to be invalid or unconstitutional by a court of competent jurisdiction,
then that decision shall not affect the validity of the remaining portion.
Section 4. Effective date. This ordinance shall take effect immediately and in
accordance with law upon publication of notices as provided in the Ithaca City Charter.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Senior Planner
Date: October 3, 2019
RE: Ithaca Neighborhood Housing Services (INHS) –Former Immaculate Conceptions
School Planned Unit Development- Draft Zoning Proposal
Please find attached the draft PUD zoning ordinance for the INHS PUD proposal for
redevelopment of the former Immaculate Conceptions School.
The proposed zoning was previously discussed by this committee in July of this year. A summary
chart of the proposed zoning was circulated and a public hearing was held on August 14th. On
September 24, 2019, the Planning Board reviewed and approved a negative declaration of
environmental significance for this proposed project.
The project is currently working with the Planning Board in order to obtain conditional site plan
approval. Once the project receives site plan approval, it will return to the Common Council for
final PUD approval, possibly in November.
Please contact me if you have questions or comments on this proposal jkusznir@cityofithaca.org
607-274-6410.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
To: Planning and Economic Development Committee
From: Lisa Nicholas, Deputy Director of Planning
Date: October 1, 2019
RE: 320 Buffalo St (Immaculate Conception) PUD – Planning Board Update to Common Council
This update is submitted in accordance with the City’s PUD Ordinance, which requires that the Planning
Board update Common Council after each Planning Board meeting where the project is considered and
request ongoing written comments from the Common Council. Please submit any written comments for
the Planning Board to me at lnicholas@cityofithaca.org or Anya Harris at aharris@cityofithaca.org . Call
(607-274-6557) or email me directly with questions or requests for information.
Planning Board Update
The Planning Board reviewed the project at their September 24, 2019 meeting. The applicant reviewed
recent changes including removal of the previously proposed addition on the west end of the existing
school building as well as newly updated building elevations. The Planning Board reviewed the
environmental forms and issued a negative declaration of environmental significance – which is attached
for your reference.
The Planning Board expects to continue reviewing the project at the next meeting on October 22, 2019 ,
at which time they anticipate issuing preliminary & final site plan approval.
Other Project updates:
The Board reviewed the proposed PUD and submitted comments to Council (attached).
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
APPROVED RESOLUTION Site Plan Review
CEQR – Negative Declaration Mixed Use Housing
320 W Buffalo Street
Planning & Development Board
September 24, 2019
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan
Review for located at 320 W Buffalo Street by Lynn Truame for Ithaca Neighborhood Housing Services,
applicant and owner, and
WHEREAS: the project involves the renovation/conversion of the existing two-story former school building
into a mixed-use building, a new four-story apartment building, (2) three-unit townhome buildings, (1) four-unit
townhome building, the renovation/conversion of a single-family home into a two-family home, and the
renovation of the “Catholic Charities” Building. The overall project will contain 79 dwelling units with 130
bedrooms. Total increase in square footage on the site will be 44,305 SF (from 62,358 to 106,663 SF). 3,773 SF
of new and existing space in the former school will be commercial use and 2,055 SF will be rented to the
Greater Ithaca Activities Center (GIAC). Site development will require demolition of one wing of the existing
school building and one single-family home. The project also includes greenspace areas, 48 surface parking
spaces and other site amenities. The property is located in the R-2b zoning district; however, the applicant has
applied to Common Council for a Planned Unit Development (PUD), and
WHEREAS: This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”)
§617.4(b)(11)., and
WHEREAS: Common Council, NYS Department of Environmental Conservation, and the Tompkins County
Department of Health all potentially involved agencies in this action, have all consented to the Planning Board
acting as Lead Agency for this project, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primar y
responsibility for approving and funding or carrying out the action, did on June 25 2019, declare itself Lead
Agency for the environmental review of the project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on September 24, 2019, reviewed
and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant,
and Parts 2 & 3 prepared by Planning staff; drawings titled: “Boundary and Topographic Map Immaculate
Conception Church, No 320-330 West Buffalo Street, No. 309 North Plain Street, City of Ithaca, Tompkins
County, New York” dated 3-28-2019; “Existing Site Conditions Plan (C101)” ”Construction Plan (G100)”, “Site
Details- Paving (L501)” and “Site Details - Fixtures ((L502)” dated 5-24-19; and “Demolition Plan (C102)”,
“Erosion and Sediment Control Plan (C103)”, “Utility Plan (C104)”, ‘Grading and Drainage Plan (C105)” dated
7-8-19 and all prepared by TG Miller PC; “Site Plan (L001)’, “Layout Plan (L101)”, “Planting Plan (L103)” ,
“Elevations (A201)” –showing the mixed use building, and “Perspective Views (902)” all dated 7-8-19;
Drawings pertaining to Townhomes 2-2-2-3: “Floor Plans (A100, A101 & A102)”, “Elevations (A201 &
A202)”, “Perspectives (A203)” and ‘Sections (A301)”; Drawings pertaining to Townhomes 2-2-3: “Floor Plans
(A100, A101 & A102)”, “Elevations (A201 & A202)”, “Perspectives (A203)” and ‘Sections (A301)”:
Drawings pertaining to Townhomes 2-3-3: “Floor Plans (A100, A101 & A102)”, “Elevations (A201 & A202)”,
“Perspectives (A203)” and ‘Sections (A301)” all dated 8-15-19 and ‘prepared by Stream Collaborative, and other
application materials, and
WHEREAS: the City of Ithaca Parks Recreation and Natural Resources Commission, and other interested parties
have been given the opportunity to comment on the proposed project and any received comments have been
considered, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will
result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of
the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State
Environmental Quality Review Act.
Moved by: Glass
Seconded by: Elliott
In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: None
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
1
PROJECT DESCRIPTION
The project involves the renovation/conversion of the existing two-story former school building into a mixed-
use building, a new four-story apartment building, (2) three unit townhome buildings, (1) four-unit townhome
building, the renovation/conversion of a single family home into a two-family home, and the renovation of the
“Catholic Charities” Building. The overall project will contain 79 dwelling units with 130 bedrooms. Total
increase in square footage on the site will be 44,305sf (from 62,358 to 106,663sf). 6,028 sf of new and existing
space in the former school will be commercial use and 2,495 sf will be rented to the Greater Ithaca Activities
Center (GIAC). Site development will require demolition of one wing of the existing school building and one
single-family home. The project also includes greenspace areas, 48 surface parking spaces and other site
amenities. The property is located in the R-2b zoning district, however the applicant has applied to Common
Council for a Planned Unit Development (PUD).
This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”)
§617.4(b)(11).
IMPACT ON LAND
The 2.68 project site is a previously developed urban site in a densely developed area of the city. Current
conditions on the site include a large former school building, a gymnasium, three smaller buildings and two
large asphalt parking areas. Impervious coverage is currently 1.75 acres (76,184sf) or 65.3%. The proposed
project will decrease impervious surface by 2,661 sf to 1.69 acres (73,524 sf) or 63%.
Construction is expected to last 16 months. As shown on the Demolition Plan Site dated May 24, 2019 and
prepared by TG Miller, site preparation and will require the removal of portions of the existing school building,
one single family home, asphalt areas, walkways, fencing, landscaping, drainage structures and other site
features resulting in the disturbance of approximately 1.97 acres.
The applicant has submitted a Subsurface Investigation Report date July 2019 and prepared by Elwyn
Palmer Consulting Engineers PLLC. The report recommends the use of an H-pile foundation system for the
building addition and a slab foundation for the townhomes. Pile driving is expected to last 3 weeks. The
applicant has agreed to the following:
Building condition surveys of adjacent properties prior to construction
Continuous vibration monitoring during construction by an independent vibration monitoring
engineer
Surveys of existing adjacent construction for level control prior to and during construction
Strict compliance with the City ordinance for construction operations, including allowable
work days and work hours
Noise monitoring during pile driving operations
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
2
The applicant has stated that approximately 500 tons (approximately 3- 400 cubic yards) of debris and
materials will be removed from the site during demolition and site preparation. This equals approximately
20-28 trips, assuming that hauling is done with 14 cubic yard capacity dump trucks.
The Lead Agency has determined that based on the information above, and considering the long
development history of the site, no significant impact to land is anticipated.
IMPACT ON SURFACE WATER
There are no surface water features on or adjacent to the project site, therefore the Lead Agency
has determined that no significant impact to surface water is anticipated.
IMPACT ON GROUNDWATER
See impacts to Human Health
The Lead Agency has determined that based on the information detailed below, no significant impact to
groundwater is anticipated.
IMPACT ON FLOODING
The project site is not located in a 100- or 500-year flood zone.
The 2.68 project site is a previously developed urban site in a densely developed area of the city. Current
conditions on the site include a large former school building, a gymnasium, three smaller buildings and two
large asphalt parking areas. Impervious coverage is currently 1.75 acres (76,184sf) or 65.3%. The proposed
project will decrease impervious surface by 2,661 sf to 1.69 acres (73,524 sf) or 63%. Site preparation and
construction will result in the disturbance of approximately 1.97 acres.
The applicant has submitted a letter outlining the proposed approach to stormwater on the site to Scott Gibson,
City Stormwater Management Officer from Andrew Sciarabba, P.E. of TG Miller P.C. dated July 8, 2019. The
letter states that, in accordance with City Code, the project is categorized as a redevelopment site and, as such,
must include water quality controls because it does not reduce impervious surface by 25%. The letter states:
Water quality must be provided for the balance of the 25% reduction that could not be met (23.0%).
Disconnection of rooftop runoff and tree plantings will be utilized to reduce the water quality
requirements. Impervious areas will be directed to rain gardens to provide the balance of the
treatment.
Standard storm sewer improvements will consist of piping and storm structures as needed to
support the site grading. If infiltration results reveal suitable soils, dry wells may be installed within
one parking lot area.
Temporary erosion and sediment control practices to be selected for the construction phase will
focus on minimizing tracking soil off-site, controlling sediment transport and dust and filtering any
foundation dewatering discharges.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
3
Prior to issuance of a building permit a Full SWPPP (including NOI and MS4 SWPPP Acceptance
Form) will be prepared consistent with NYSDEC GP-0-15- 002, Chapter 9 of the New York State
Stormwater Management Design Manual and the City of Ithaca Stormwater Regulations. After
review and approval of the SWPPP by the SMO a Notice of Intent will be filed with the NYSDEC in
order to obtain coverage under the State’s SPDES General Permit for Stormwater Activities.
The Lead Agency has determined that based on the information above, no significant impact on flooding
is anticipated.
IMPACTS ON AIR
According to information provided by the applicant, construction is projected to last approximately 16
months. Excavation and preparation of foundations additionally create the potential for increased
airborne dust and dirt particles. Impacts to air quality will be limited to the period associated with
construction activities.
During construction, the applicant will employ the following applicable dust control measures, as
appropriate:
● Misting or fog spraying the site to minimize dust;
● Maintaining crushed stone tracking pads at all entrances to the construction site;
● Re-seeding disturbed areas to minimize bare exposed soils;
● Keeping roads clear of dust and debris;
● Requiring construction trucks to be covered; and
● Prohibiting burning of debris on site.
The Lead Agency has determined that with implementation of these mitigation measures during
construction, no significant impact to air is anticipated.
IMPACT ON PLANTS AND ANIMALS
The 2.68 acre site is previously developed. Approximately 63 percent of the site is currently impervious
surface including large parking areas. Site development will require the removal of six trees, including
one street tree, and all other vegetation for grading and site preparation. At project completion,
landscaped areas on the site will go from 40,510 sf under current conditions to 43,124 sf, an increase of
2,660 sf.
The applicant has submitted a landscaping plan dated 7/08/19 and prepared by Stream Collaborative. The
plan, which will be further developed during site plan review, includes twelve deciduous shade trees,
including two street trees and other landscaped areas.
The applicant has submitted a drawing titled Erosion and Sediment Control Plan (C103) dates July 8, 2019
and prepared by Stream Collaborative et.al. that shows protection of existing street trees and one interior
tree. Tree protection will be reviewed and approved by the City Forester before a building permit is
issued. The applicant will also add tree protection to the trees along the fence line at 327-329 W Court
Street.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
4
Based on information above the Lead Agency has determined no significant impact to plants and
animals is anticipated.
IMPACT ON AGRICULTURAL RESOURCES
The project site is not in or adjacent to an agricultural area.
Based on the information provided above, the Lead Agency has determined no significant impact to
agricultural resources is anticipated.
IMPACT ON AESTHETIC RESOURCES
According to the Tompkins County Scenic Resource Views, there are no scenic resources located adjacent
to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located
near the project site.
Based on the information above, the Lead Agency has determined that no significant impacts to
aesthetic resources is anticipated.
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
The site is not located within a historic district, and the existing site is not designated at the local or state
level as an historic resource
There are several downtown historic districts within a few blocks of the project site including the local
Downtown West District two blocks to the south, the local Dewitt District two blocks to the east and the
National Downtown District three blocks to the southeast. The locally designated Dennis Newton House
is also two blocks northeast of the site. The area surrounding the site is characterized by traditional
residential homes in a range of styles, built from the mid 1800’s to early 1900’s. The historic Beverly J
Martin Elementary school is a prominent feature of the neighborhood.
The project employs building styles and colors that aim to be compatible with the historic character of the
neighborhood. The townhomes are in a variety of styles, all have pitched roofs and porches and are of a
scale that is compatible with surrounding homes. The four-story addition to the existing school is of
similar mass and height as the adjacent elementary school and employs similar colors. The proposed
addition also has a one-story step-back on Buffalo Street to reduce the perceived height. Building
materials and design will be further developed during site plan review.
In addition, the FEAF Part I noted the potential for archeological resources on or near the site. As a result
the applicant submitted the project to the NYS Parks Recreation and Historic Preservation (NYSPRHP) for
review. The applicant has submitted a letter dated April 9, 2019 to Lynn Truame of INHS from Michael F
Lynch of NYSPRHP stating that no historic properties would be affected by the project.
Based on the information provided above, the Lead Agency has determined no significant impact on
historic and archaeological resources is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
5
IMPACT ON OPEN SPACE AND RECREATION
The project site is in a densely developed residential neighborhood and is adjacent to an elementary
school, GIAC, serving mainly youth, the City owned Alex Haley Pool, basketball courts and a large passive
recreation park. The site does not currently contain any public open space or recreation however the
former school had a small playground, which will not be retained. Development of the site will result in
an increase in public recreational facilities as the former school gym will be retained and sold to the City
of Ithaca for GIAC programing.
Based on the information above, the Lead Agency has determined that no significant impact to open space
and recreation is anticipated.
IMPACT ON CRITICAL ENVIRONMENTAL AREAS
There are no critical environmental areas located within the City of Ithaca. However, Tompkins County
identifies Unique Natural Areas (“UNAs”) throughout the county, which are part of the landscape that has
outstanding geological and environmental qualities, such as special natural communities, or plants and
animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation
and does not provide legal protection for an area, but signals that special resources may exist that require
project modification.
The closest UNA to the Project Site, 156, Six Mile Creek Valley, is over ½ away from the project site, and
as such, will have no impact it.
As a result of the information provided above and in discussions with the applicant, the Lead Agency has
determined no significant impact to Critical Environmental Areas is anticipated.
IMPACT ON TRANSPORTATION
The applicant has submitted a Trip Generation and Parking Letter from David Kruse, Transportation
Planner from SRF Associates to Lynn Truame of INHS, dated May 20 2019. The letter provides estimated
trip generation and parking demand under proposed conditions, gives an assessment of on-street parking
within a 5 minute walk of the site and provides recommendations.
The letter demonstrates that a Transportation Impact Study (TIS) is not warranted because the project’s
vehicle trip generation (at 23 entering/25 exiting trips during the AM peak hour and 26 entering and/29
exiting trips during the PM peak hour) is well below the guideline of 100 vehicle trips per hour on any
intersection approach. In the process of this argument, Kruse points out that trip generation under the
site’s previous long-term use as a school was significantly higher at the AM peak hour and also that trip
generation for the project will likely be lower than estimated due to the fact that it was not discounted
by factors such as site location, TDM efforts and data from other similar INHS project
The letter also makes the following conclusions and recommendation regarding parking:
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
6
● The overall On-Street Parking Utilization indicates there is an approximate 31.4% utilization rate
during the 6:00 AM peak period, an approximate 51.8% utilization rate during the 10:00 AM peak
period, and a 43.6% utilization rate during the 6:00 PM peak period.
● The projected baseline parking demand is 63 parking spaces. After application of shared parking
principles, the adjusted parking demand is 47 parking spaces. The proposed project will provide
48 on-site parking spaces. There is a projected surplus of one (1) on-site parking space to
accommodate the projected parking demand during the project site’s peak period. Should
additional parking be needed due to unforeseen periods of higher demand and based upon the
results of the On-Street Parking Utilization Assessment, there is sufficient on-street capacity to
accommodate additional parking demands without placing an unreasonable burden on the
neighborhood.
● Additional factors can reduce the demand for parking, such as bike share and car share facilities;
the use of nearby transit; carpooling; ride hailing services, such as Uber and Lyft; and unbundled
parking – parking spaces sold or rented separately from the building or unit space
Construction Impacts
Project construction is anticipated to last 16 months. During this time constructing activities will impact
transportation, particularly around the elementary school and GIAC. The applicant has submitted a
drawing titled “Construction Plan (G100)” dated 5/24/19 and prepared by Stream Collaborative. The
drawing shows two stabilized construction entrances on N Plain Street, chain link fence around the entire
site and job trailers located adjacent to the gym building. As seen on “Demolition Plan (C102)” dated
May 24, 2019, and “Utility Plan (C105)’ dated July 8, 2019, new water and sewer connections are required
to each building. This will require excavation into the City rights of way on W Buffalo and N Plain Streets,
which will temporarily disrupt pedestrian bike and vehicular traffic.
The applicant has submitted a letter dated September 4, 2019 from Richard J Potts, Vice President of
Construction for Hamilton/Stern to Lisa Nicholas, Deputy Director of Planning regarding construction
impacts and mitigations. The letter outlines staging (mostly on site), anticipated street and sidewalk
closures, and contractor parking and delivery and hauling routes, as outlined below:
Construction Staging & Delivery: The applicant proposes to fence the site and to stage materials on site
with the fenced area and the property line. Materials will be delivered via two gates located on North
Plain Street.
Anticipated Street/Sidewalk Closures: The letter states that streets and sidewalks will be closed only for
utility and curb cut construction. Sidewalks will also be closed when construction is exterior work is close
to the sidewalk. The applicant will work closely with the City to install proper signage and traffic
modification to ensure safety for all modes of transpiration.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
7
Contractor Parking: The letter states that contractor parking will be on site or on other legal on-street
parking spaces and lots. The Lead Agency encourages the applicant to explore contractor parking at a
remote lot.
The details of temporary closures will be defined as part of the required street permit, however the Lead
Agency requests that sidewalk closures resulting in street crossings, are kept to a minimum, particularly
when school is in session.
As a result of the information provided above, the Lead Agency has determined that no significant impact
on traffic is anticipated.
IMPACT ON ENERGY
The applicant has provided the following information about energy usage and systems design in
application materials dated September 5, 2019:
1. Energy Star
The project will include water fixtures that meet EPA’s Water Sense requirements.
All permanent appliances will be Energy Star rated.
2. Heat Pumps.
We intend to use electrically–powered VRP air-source heat pump systems in the multi-
family building.
We are investigating the possibility of using heat pump water heaters but until we have
completed a utility cost analysis we cannot commit to the type of water heating we will be
able to provide.
3. Renewables.
Roof surfaces are solar receptive to the extent possible, given the site layout and nature of
the existing buildings; however, we are not providing solar panels as part of this project due
to cost constraints.
4. Energy-efficient building design.
The building has been designed with a window-to-wall ratio of less than 25%.
The overall building shapes are simple.
The final R-value of the insulation has not been determined at this time, but it is our intent
to achieve a significant increase in R-value over code.
We will be conducting blower-door testing to confirm that infiltration has been minimized.
We are targeting Enterprise Green Communities certification for the project, along with
NYSERDA Low-rise New Construction Tier 1.
5. Lighting controls and high-efficient lighting technology
LED lighting will be used throughout the project
Occupancy sensors will be used in common areas within the multi-family building and photo
sensors will be used for exterior lighting.
6. High-efficiency heating and cooling systems
As noted above, the project will include VRP air-source heat pumps
We are unsure at this time of the method of water heating that will be employed, but are
investigating heat pumps. Options under consideration include heat pumps, electric
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
8
resistance water heaters, and a central gas-fired hot water system. Because this is an
affordable housing project we must calculate utility all for each of these systems and evaluate
their impact on the operational feasibility of the project before settling on the system that
will be used. Our priority will be to include the most efficient system available that is
acceptable to our public funders and that can be supported operationally by the project.
Heating and cooling systems will be located in conditioned space.
Our proposed heating/cooling system for the multi-family building includes energy recovery
ventilation.
If ductwork is used for the heating/cooling system, it will be leak-tested and sealed as
necessary.
7. Whole building energy modeling
The project will employ whole building energy modeling. Sustainable Comfort has been
retained as the sustainability consultant for the project.
As a result from the information provided above, the Lead Agency has determined that no significant
impact to energy is anticipated.
IMPACT ON NOISE, ODOR, AND LIGHT
The project site is in a densely developed residential neighborhood and is adjacent to an elementary
school, GIAC, serving mainly youth, the City owned Alex Haley Pool, basketball courts and a large passive
recreation park. The site has historically been very active, housing a Catholic day school that was in
operation for over one hundred years, as well as Catholic Charities of Tompkins County, which provides
a variety of programs to serve low income and vulnerable populations. The conversion to primarily
residential use is compatible with the neighborhood and is not expected to significantly increase noise
light or odor. The applicant has stated that any exterior lighting will be sharp cutoff to avoid light
spillage to adjacent properties.
Construction activities on the site will last approximately 16 months and will be expected to cause
significant but temporary noise impacts during site preparation, installation of the deep foundation system
and building erection. The applicant has submitted the completed Subsurface Investigation Report date
July 2019 and prepared by Elwyn Palmer Consulting Engineers PLLC. The report recommends the use of
an H-pile foundation system for the building addition and a slab foundation for the townhomes. Pile
driving is expected to last 3 weeks. The applicant has agreed to the following:
Building condition surveys of adjacent properties prior to construction
Continuous vibration monitoring during construction by an independent vibration monitoring
engineer
Surveys of existing adjacent construction for level control prior to and during construction
Strict compliance with the City ordinance for construction operations, including allowable
work days and work hours
Noise monitoring during pile driving operations
The applicant has agreed to complete pile driving during Ithaca City School District summer break and to
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
9
Pile driving should be limited to the hours of 9:00 AM to 4:30 P.M. Monday through Friday. Other noise
producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday
through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the
Director of Planning and Development).
As a result of the information provided above, the Lead Agency has determined the potential impacts
are temporary and the applicant has mitigated those impacts to the maximum extent practicable.
IMPACT ON HUMAN HEALTH
The applicant has submitted Phase 1 & 2 Environmental Site Assessments (ESA) dated January 2019 and
March 11, 2019 respectively, as well as a letter dated March 20, 2019 detailing results of groundwater
testing, all of which were prepared by Seeler Engineering P.C.
The Phase 2 ESA was done because Seeler identified one Recognized Environmental Concern (REC), the
former New York State Electric and Gas (NYSEG) Ithaca Court Street Manufactured Gas Plant (MGP), which
was previously located directly north of the project site. According to information provided by the
applicant, operations at the former NYSEG – Ithaca Court Street MGP resulted in the release of hazardous
wastes, including coal carbonization and water gas tars, including the chemicals polycyclic aromatic
hydrocarbons (PAH’s) and benzene, toluene, ethylbenzene, and xylene (BTEX). The Phase 2 ESA explored
whether the known nearby release of these hazardous wastes posed a potential threat to human health
and environment on the project site due to the exposure to soils, groundwater, and gas vapors.
To make this assessment, Seeler took a number of actions. First, they conducted a records review of all
available documents pertaining to the former NYSEG site and its remediation. Second, Seeler contracted
with Kenny Geotechnical Engineering Services on March 2019 to conduct soil and water sampling and
testing on the project site. During collection neither soil nor water showed visual or olfactory evidence of
contamination. Both soil and groundwater samples were tested for Volatile Organic Compounds (VOC’s)
and Semi-Volatile Organic Compounds (SVOC’s). All groundwater samples and all but one soil sample had
non-detectable concentrations of VOC’s and SVOC’s. Seeler determined that the one elevated SVOC soil
sample originated on site and was not indicative of a broad based impact. The conclusion of the
investigation was that the project site is not impacted by the former NYSEG site and that the REC could
be closed.
As a result of the information provided above, the Lead Agency has determined no significant
impact to human health is anticipated.
CONSISTENCY WITH COMMUNITY PLANS
The project is in the R2-b zoning district, however the applicant has applied for a Planned Unit
Development (PUD) from Common Council. The proposed PUD has 3 subzones as shown on the drawing
titled Layout Plan, dated 7/08/19 and prepared by Stream Collaborative.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Immaculate Conception - 320 W Buffalo St
Date Created: 6-5-19 Updated 8-4-19 and 9-16-19
10
Subzone 1 contains the existing school, the proposed 4-story addition and parking. Proposed zoning for
this area is a maximum of 4 stories and 48’, 50% lot coverage and minimum setbacks requirements of 15’
for the front yard (with exceptions for porches), zero feet between units, 10’ or 5’ to public rights of way
or 20 feet between adjacent buildings. Proposed uses include residential use throughout with commercial
and office restricted to the basement level of the building. Permitted accessory uses are the same as
those currently permitted in the R2-b zone.
Subzone 2 contains the proposed townhomes, the Catholic Charities building, common landscaped areas
and a small parking area. Proposed zoning for this area is a maximum of 3 stories and 35’. All other area
requirements ae the same as subzone 1. Proposed uses include residential throughout with commercial
and office restricted to the existing Catholic Charities building. Permitted accessory uses are the same as
those currently permitted in the R2-b zone.
Subzone 3 contains the existing gym building. Proposed zoning for this zone conforms to the existing
conditions on the site with 90% lot coverage and minimum setbacks requirements of 8’ for the front yard,
10’ for the side yard and 10’ for the rear yard, although the rear yard setback may be slightly adjusted.
Other area requirements and uses are proposed to be the same as the adjacent P-1 district.
Off street parking and loading are not required in any of the proposed zones
The conversion to primarily residential use is compatible with the neighborhood and is well located in
relation to transportation, shopping, schools, parks and social services. The project is consistent with the
community goal of adding affordable and for sale units to the City’s housing stock on and appropriate site.
As the site has historically been very active, the conversion to residential is not expected to negatively
impact the neighborhood.
Based on the information described above, the Lead Agency has determined that no significant impact
to community plans is anticipated.
CONSISTENCY WITH COMMUNITY CHARACTER
The project site is in a densely developed residential neighborhood and is adjacent to an elementary
school, GIAC, serving mainly youth, the City owned Alex Haley Pool, basketball courts and a large passive
recreation park. The site has historically been very active, housing a Catholic day school that was in
operation for over one hundred years, as well as Catholic Charities of Tompkins County, which provides a
variety of programs to serve low income and vulnerable populations. The conversion to primarily
residential use is compatible with the neighborhood and community character. Due the project’s central
location it will be well served by existing infrastructure, police, fire and other public services.
Based on the information provided above, the Lead Agency has determined no significant impact on
community character is anticipated.
Prepared by: Lisa Nicholas, Deputy Director of Planning, AICP
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 9 9
b. The proposed action may involve construction on slopes of 15% or greater.E2f 9 9
c. The proposed action may involve construction on land where bedrock is exposed, or
generally within 5 feet of existing ground surface.
E2a 9 9
d. The proposed action may involve the excavation and removal of more than 1,000 tons
of natural material.
D2a 9 9
e. The proposed action may involve construction that continues for more than one year
or in multiple phases.
D1e 9 9
f. The proposed action may result in increased erosion, whether from physical
disturbance or vegetation removal (including from treatment by herbicides).
D2e, D2q 9 9
g. The proposed action is, or may be, located within a Coastal Erosion hazard area.B1i 9 9
h. Other impacts: _______________________________________________________
___________________________________________________________________
9 9
Agency Use Only [If applicable]
Project :
Date :
FEAF 2019
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 9 9
b. The proposed action may affect or is adjacent to a geological feature listed as a
registered National Natural Landmark.
Specific feature: _____________________________________________________
E3c 9 9
c. Other impacts: ______________________________________________________
___________________________________________________________________
9 9
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 9 9
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 9 9
c. The proposed action may involve dredging more than 100 cubic yards of material
from a wetland or water body.
D2a 9 9
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 9 9
e. The proposed action may create turbidity in a waterbody, either from upland erosion,
runoff or by disturbing bottom sediments.
D2a, D2h 9 9
f. The proposed action may include construction of one or more intake(s) for withdrawal
of water from surface water.
D2c 9 9
g. The proposed action may include construction of one or more outfall(s) for discharge
of wastewater to surface water(s).
D2d 9 9
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 9 9
i. The proposed action may affect the water quality of any water bodies within or
downstream of the site of the proposed action.
E2h 9 9
j. The proposed action may involve the application of pesticides or herbicides in or
around any water body.
D2q, E2h 9 9
k. The proposed action may require the construction of new, or expansion of existing,
wastewater treatment facilities.
D1a, D2d 9 9
Page 3 of 10
l. Other impacts: _______________________________________________________
___________________________________________________________________
9 9
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 9 9
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 9 9
c. The proposed action may allow or result in residential uses in areas without water and
sewer services.
D1a, D2c 9 9
d. The proposed action may include or require wastewater discharged to groundwater.D2d, E2l 9 9
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
9 9
f. The proposed action may require the bulk storage of petroleum or chemical products
over ground water or an aquifer.
D2p, E2l 9 9
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
9 9
h. Other impacts: ______________________________________________________
__________________________________________________________________
9 9
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 9 9
b. The proposed action may result in development within a 100 year floodplain.E2j 9 9
c. The proposed action may result in development within a 500 year floodplain.E2k 9 9
d. The proposed action may result in, or require, modification of existing drainage
patterns.
D2b, D2e 9 9
e. The proposed action may change flood water flows that contribute to flooding.D2b, E2i,
E2j, E2k
9 9
f.If there is a dam located on the site of the proposed action, is the dam in need of repair,
or upgrade?
E1e 9 9
Page 4 of 10
g. Other impacts: ______________________________________________________
___________________________________________________________________ 9 9
6.Impacts on Air
NO YES The proposed action may include a state regulated air emission source.
(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 (N2O)
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
hydrochloroflourocarbons (HFCs) emissions
vi. 43 tons/year or more of methane
D2g
D2g
D2g
D2g
D2g
D2h
9
9
9
9
9
9
9
9
9
9
9
9
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 9 9
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 9 9
d.The proposed action may reach 50% of any of the thresholds in “a” through “c”,
above.
D2g 9 9
e. The proposed action may result in the combustion or thermal treatment of more than 1
ton of refuse per hour.
D2s 9 9
f. Other impacts: ______________________________________________________
__________________________________________________________________
9 9
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 9 9
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 9 9
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 9 9
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 9 9
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 9 9
f. The proposed action may result in the removal of, or ground disturbance in, any
portion of a designated significant natural community.
Source: ____________________________________________________________
E2n 9 9
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 9 9
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 9 9
i. Proposed action (commercial, industrial or recreational projects, only) involves use of
herbicides or pesticides.
D2q 9 9
j. Other impacts: ______________________________________________________
__________________________________________________________________
9 9
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 9 9
b. The proposed action may sever, cross or otherwise limit access to agricultural land
(includes cropland, hayfields, pasture, vineyard, orchard, etc).
E1a, Elb 9 9
c. The proposed action may result in the excavation or compaction of the soil profile of
active agricultural land.
E3b 9 9
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 9 9
e. The proposed action may disrupt or prevent installation of an agricultural land
management system.
El a, E1b 9 9
f. The proposed action may result, directly or indirectly, in increased development
potential or pressure on farmland.
C2c, C3,
D2c, D2d
9 9
g. The proposed project is not consistent with the adopted municipal Farmland
Protection Plan.
C2c 9 9
h. Other impacts: ________________________________________________________9 9
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 9 9
b. The proposed action may result in the obstruction, elimination or significant
screening of one or more officially designated scenic views.
E3h, C2b 9 9
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
9
9
9
9
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 9
9
9
9
e. The proposed action may cause a diminishment of the public enjoyment and
appreciation of the designated aesthetic resource.
E3h 9 9
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
9 9
g. Other impacts: ______________________________________________________
__________________________________________________________________
9 9
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
E3e 9 9
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 9 9
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 9 9
a.The proposed action may occur wholly or partially within, or substantially contiguous
to, any buildings, archaeological site or district which is listed on the National or
State Register of Historical Places, or that has been determined by the Commissioner
of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for
listing on the State Register of Historic Places.
Page 7 of 10
d. Other impacts: ______________________________________________________
__________________________________________________________________
9 9
e.If any of the above (a-d) are answered “Moderate to large impact may
occur”, 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
9
9
9
9
9
9
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
9 9
b. The proposed action may result in the loss of a current or future recreational resource.C2a, E1c,
C2c, E2q
9 9
c. The proposed action may eliminate open space or recreational resource in an area
with few such resources.
C2a, C2c
E1c, E2q
9 9
d. The proposed action may result in loss of an area now used informally by the
community as an open space resource.
C2c, E1c 9 9
e. Other impacts: _____________________________________________________
_________________________________________________________________
9 9
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 9 9
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 9 9
c. Other impacts: ______________________________________________________
__________________________________________________________________
9 9
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 - f. 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 9 9
b. The proposed action may result in the construction of paved parking area for 500 or
more vehicles.
D2j 9 9
c. The proposed action will degrade existing transit access.D2j 9 9
d. The proposed action will degrade existing pedestrian or bicycle accommodations.D2j 9 9
e.The proposed action may alter the present pattern of movement of people or goods.D2j 9 9
f.Other impacts: ______________________________________________________
__________________________________________________________________
9 9
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 9 9
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
9 9
c. The proposed action may utilize more than 2,500 MWhrs per year of electricity.D2k 9 9
d. The proposed action may involve heating and/or cooling of more than 100,000 square
feet of building area when completed.
D1g 9 9
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 9 9
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 9 9
c. The proposed action may result in routine odors for more than one hour per day.D2o 9 9
Page 9 of 10
d. The proposed action may result in light shining onto adjoining properties.D2n 9 9
e. The proposed action may result in lighting creating sky-glow brighter than existing
area conditions.
D2n, E1a 9 9
f. Other impacts: ______________________________________________________
__________________________________________________________________
9 9
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 9 9
b. The site of the proposed action is currently undergoing remediation.E1g, E1h 9 9
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 9 9
d.The site of the action is subject to an institutional control limiting the use of the
property (e.g., easement or deed restriction).
E1g, E1h 9 9
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 9 9
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 9 9
g. The proposed action involves construction or modification of a solid waste
management facility.
D2q, E1f 9 9
h. The proposed action may result in the unearthing of solid or hazardous waste.D2q, E1f 9 9
i. The proposed action may result in an increase in the rate of disposal, or processing, of
solid waste.
D2r, D2s 9 9
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
9 9
k. The proposed action may result in the migration of explosive gases from a landfill
site to adjacent off site structures.
E1f, E1g 9 9
l. The proposed action may result in the release of contaminated leachate from the
project site.
D2s, E1f,
D2r
9 9
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
9 9
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 9 9
c. The proposed action is inconsistent with local land use plans or zoning regulations. C2, C2, C3 9 9
d. The proposed action is inconsistent with any County plans, or other regional land use
plans.
C2, C2 9 9
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
9 9
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
9 9
g. The proposed action may induce secondary development impacts (e.g., residential or
commercial development not included in the proposed action)
C2a 9 9
h. Other: _____________________________________________________________
__________________________________________________________________
9 9
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 9 9
b. The proposed action may create a demand for additional community services (e.g.
schools, police and fire)
C4 9 9
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
9 9
d. The proposed action may interfere with the use or enjoyment of officially recognized
or designated public resources.
C2, E3 9 9
e. The proposed action is inconsistent with the predominant architectural scale and
character.
C2, C3 9 9
f. Proposed action is inconsistent with the character of the existing natural landscape. C2, C3
E1a, E1b
E2g, E2h
9 9
g. Other impacts: ______________________________________________________
__________________________________________________________________
9 9
Page 1 of 13
Full Environmental Assessment Form
Part 1 - Project and Setting
Instructions for Completing Part 1
Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding,
are subject to public review, and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to
any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist,
or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to
update or fully develop that information.
Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that
must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the
answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any
additional information. Section G requires the name and signature of the applicant or project sponsor to verify that the information
contained in Part 1is accurate and complete.
A.Project and Applicant/Sponsor Information.
Name of Action or Project:
Project Location (describe, and attach a general location map):
Brief Description of Proposed Action (include purpose or need):
Name of Applicant/Sponsor: Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
Project Contact (if not same as sponsor; give name and title/role): Telephone:
E-Mail:
Address:
City/PO:State: Zip Code:
Property Owner (if not same as sponsor): Telephone:
E-Mail:
Address:
City/PO:State: Zip Code:
Immaculate Conception Redevelopment
320 W. Buffalo St
See attached project description
Ithaca Neighborhood Housing Services
(607) 277-4500
ltruame@ithacanhs.org
115 W Clinton St
Ithaca NY 14850
Lynn Truame INHS
ltruame@ithacanhs.org
Ithaca
Page 2 of 13
B. Government Approvals
B.Government Approvals, Funding, or Sponsorship. (“Funding” includes grants, loans, tax relief, and any other forms of financial
assistance.)
Government Entity If Yes: Identify Agency and Approval(s)
Required
Application Date
(Actual or projected)
a.City Counsel, Town Board, 9 Yes 9 No
or Village Board of Trustees
b. City, Town or Village 9 Yes 9 No
Planning Board or Commission
c.City, Town or 9 Yes 9 No
Village Zoning Board of Appeals
d. Other local agencies 9 Yes 9 No
e. County agencies 9 Yes 9 No
f. Regional agencies 9 Yes 9 No
g. State agencies 9 Yes 9 No
h. Federal agencies 9 Yes 9 No
i. Coastal Resources.
i.Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway?9 Yes 9 No
ii.Is the project site located in a community with an approved Local Waterfront Revitalization Program? 9 Yes 9 No
iii. Is the project site within a Coastal Erosion Hazard Area?9 Yes 9 No
C. Planning and Zoning
C.1. Planning and zoning actions.
Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the 9 Yes 9 No
only approval(s) which must be granted to enable the proposed action to proceed?
•If Yes, complete sections C, F and G.
•If No, proceed to question C.2 and complete all remaining sections and questions in Part 1
C.2. Adopted land use plans.
a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site 9 Yes 9 No
where the proposed action would be located?
If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action 9 Yes 9 No
would be located?
b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway; 9 Yes 9 No
Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan;
or other?)
If Yes, identify the plan(s):
_______________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, 9 Yes 9 No
or an adopted municipal farmland protection plan?
If Yes, identify the plan(s):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
4 PUD Approval
4 Site Plan Review May 24, 2019
4 PUD approval
4 4 IURA(Funding)2/28/19
4 4 TCHDF (funding)10/01/19
4
4 OPWDD, DHCR 10/01/19, 12/06/19
4
4
4
4
4
4
4
4
Page 3 of 13
C.3. Zoning
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance.9 Yes 9 No
If Yes, what is the zoning classification(s) including any applicable overlay district?
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
b. Is the use permitted or allowed by a special or conditional use permit?9 Yes 9 No
c. Is a zoning change requested as part of the proposed action?9 Yes 9 No
If Yes,
i.What is the proposed new zoning for the site? ___________________________________________________________________
C.4. Existing community services.
a. In what school district is the project site located? ________________________________________________________________
b. What police or other public protection forces serve the project site?
_________________________________________________________________________________________________________
c. Which fire protection and emergency medical services serve the project site?
__________________________________________________________________________________________________________
d. What parks serve the project site?
__________________________________________________________________________________________________________
__________________________________________________________________________________________________________
D. Project Details
D.1. Proposed and Potential Development
a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all
components)?
_________________________________________________________________________________________________________
b. a. Total acreage of the site of the proposed action?_____________ acres
b. Total acreage to be physically disturbed?__________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor?_____________ acres
c. Is the proposed action an expansion of an existing project or use?9 Yes 9 No
i.If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units,
square feet)? % ____________________ Units: ____________________
d. Is the proposed action a subdivision, or does it include a subdivision? 9 Yes 9 No
If Yes,
i.Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types)
________________________________________________________________________________________________________
ii. Is a cluster/conservation layout proposed? 9 Yes 9 No
iii.Number of lots proposed? ________
iv.Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________
9 Yes 9 No
_____ months
_____
_____ month _____ year
e.Will the proposed action be constructed in multiple phases?
i.If No, anticipated period of construction:
ii.If Yes:
•Total number of phases anticipated
•Anticipated commencement date of phase 1 (including demolition)
•Anticipated completion date of final phase _____ month _____year
•Generally describe connections or relationships among phases, including any contingencies where progress of one phase may
determine timing or duration of future phases: _______________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
4
PUD overlay zone
4
4
PUD
Ithaca City Schools
Ithaca City Police
Ithaca Fire Dept.
City parks- Washington St Park, Alex Haley Park
2.68
2.35
4
4
4
6
TBD TBD
4
16
residential with some commercial (non-profit businesses)
Mixed - For-sale townhomes and gymnasium
Page 4 of 13
f. Does the project include new residential uses?9 Yes 9 No
If Yes, show numbers of units proposed.
One Family Two Family Three Family Multiple Family (four or more)
Initial Phase ___________ ___________ ____________ ________________________
At completion
of all phases ___________ ___________ ____________ ________________________
g. Does the proposed action include new non-residential construction (including expansions)? 9 Yes 9 No
If Yes,
i. Total number of structures ___________
ii.Dimensions (in feet) of largest proposed structure: ________height; ________width; and _______ length
iii.Approximate extent of building space to be heated or cooled: ______________________ square feet
h. Does the proposed action include construction or other activities that will result in the impoundment of any 9 Yes 9 No
liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage?
If Yes,
i.Purpose of the impoundment: ________________________________________________________________________________
ii.If a water impoundment, the principal source of the water: 9 Ground water 9 Surface water streams 9 Other specify:
_________________________________________________________________________________________________________
iii.If other than water, identify the type of impounded/contained liquids and their source.
_________________________________________________________________________________________________________
iv.Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres
v.Dimensions of the proposed dam or impounding structure: ________ height; _______ length
vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete):
________________________________________________________________________________________________________
D.2. Project Operations
a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? 9 Yes 9 No
(Not including general site preparation, grading or installation of utilities or foundations where all excavated
materials will remain onsite)
If Yes:
i .What is the purpose of the excavation or dredging? _______________________________________________________________
ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site?
•Volume (specify tons or cubic yards): ____________________________________________
•Over what duration of time? ____________________________________________________
iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them.
________________________________________________________________________________________________________
________________________________________________________________________________________________________
iv.Will there be onsite dewatering or processing of excavated materials? 9 Yes 9 No
If yes, describe. ___________________________________________________________________________________________
________________________________________________________________________________________________________
v.What is the total area to be dredged or excavated? _____________________________________acres
vi.What is the maximum area to be worked at any one time? _______________________________ acres
vii.What would be the maximum depth of excavation or dredging? __________________________ feet
viii.Will the excavation require blasting?9 Yes 9 No
ix.Summarize site reclamation goals and plan: _____________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment 9 Yes 9 No
into any existing wetland, waterbody, shoreline, beach or adjacent area?
If Yes:
i.Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic
description): ______________________________________________________________________________________________
_________________________________________________________________________________________________________
4
10 1 66
4
1
4
4
4
Page 5 of 13
ii.
iii.
Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or
alteration of channels, banks and shorelines. Indicate extent of activities, alterations and additions in square feet or acres:
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
Will the proposed action cause or result in disturbance to bottom sediments? Yes 9 No
If Yes, describe: __________________________________________________________________________________________
iv.Will the proposed action cause or result in the destruction or removal of aquatic vegetation?9 Yes 9 No
If Yes:
•acres of aquatic vegetation proposed to be removed: ___________________________________________________________
•expected acreage of aquatic vegetation remaining after project completion:________________________________________
•purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________
____________________________________________________________________________________________________
•proposed method of plant removal: ________________________________________________________________________
•if chemical/herbicide treatment will be used, specify product(s): _________________________________________________
v.Describe any proposed reclamation/mitigation following disturbance: _________________________________________________
_________________________________________________________________________________________________________
c. Will the proposed action use, or create a new demand for water? 9 Yes 9 No
If Yes:
i.Total anticipated water usage/demand per day: __________________________ gallons/day
ii.Will the proposed action obtain water from an existing public water supply? 9 Yes 9 No
If Yes:
•Name of district or service area: _________________________________________________________________________
•Does the existing public water supply have capacity to serve the proposal? 9 Yes 9 No
•Is the project site in the existing district? 9 Yes 9 No
•Is expansion of the district needed? 9 Yes 9 No
•Do existing lines serve the project site? 9 Yes 9 No
iii.Will line extension within an existing district be necessary to supply the project? 9 Yes 9 No
If Yes:
•Describe extensions or capacity expansions proposed to serve this project: ________________________________________
____________________________________________________________________________________________________
•Source(s) of supply for the district: ________________________________________________________________________
iv.Is a new water supply district or service area proposed to be formed to serve the project site? 9 Yes 9 No
If, Yes:
•Applicant/sponsor for new district: ________________________________________________________________________
•Date application submitted or anticipated: __________________________________________________________________
•Proposed source(s) of supply for new district: _______________________________________________________________
v.If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________
_________________________________________________________________________________________________________
vi.If water supply will be from wells (public or private), what is the maximum pumping capacity: _______ gallons/minute.
d. Will the proposed action generate liquid wastes?9 Yes 9 No
If Yes:
i.Total anticipated liquid waste generation per day: _______________ gallons/day
ii.Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and
approximate volumes or proportions of each): __________________________________________________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
iii.Will the proposed action use any existing public wastewater treatment facilities?9 Yes 9 No
If Yes:
•Name of wastewater treatment plant to be used: _____________________________________________________________
•Name of district: ______________________________________________________________________________________
•Does the existing wastewater treatment plant have capacity to serve the project?9 Yes 9 No
• Is the project site in the existing district?9 Yes 9 No
• Is expansion of the district needed?9 Yes 9 No
4
14,325
4
City of Ithaca
4
4
4
4
4
New Water services
City of Ithaca
4
4
14,325
Sanitary wastewater
4
Ithaca Area Wastewater Treatment Plant
City of Ithaca
4
4
4
Page 6 of 13
9 Yes 9 No •Do existing sewer lines serve the project site?
•Will a line extension within an existing district be necessary to serve the project?9 Yes 9 No
If Yes:
•Describe extensions or capacity expansions proposed to serve this project: ____________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
iv.Will a new wastewater (sewage) treatment district be formed to serve the project site?9 Yes 9 No
If Yes:
•Applicant/sponsor for new district: ____________________________________________________________________
•Date application submitted or anticipated: _______________________________________________________________
•What is the receiving water for the wastewater discharge? __________________________________________________
v.If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed
receiving water (name and classification if surface discharge or describe subsurface disposal plans):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
vi.Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point 9 Yes 9 No
sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point
source (i.e. sheet flow) during construction or post construction?
If Yes:
i.How much impervious surface will the project create in relation to total size of project parcel?
_____ Square feet or __ acres (impervious surface)
_____ Square feet or _____ acres (parcel size)
ii.Describe types of new point sources. __________________________________________________________________________
_________________________________________________________________________________________________________
iii.Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties,
groundwater, on-site surface water or off-site surface waters)?
________________________________________________________________________________________________________
________________________________________________________________________________________________________
•If to surface waters, identify receiving water bodies or wetlands: ________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
•Will stormwater runoff flow to adjacent properties?9 Yes 9 No
iv.Does the proposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater?9 Yes 9 No
f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel 9 Yes 9 No
combustion, waste incineration, or other processes or operations?
If Yes, identify:
i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles)
_________________________________________________________________________________________________________
ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers)
________________________________________________________________________________________________________
iii.Stationary sources during operations (e.g., process emissions, large boilers, electric generation)
________________________________________________________________________________________________________
g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit,9 Yes 9 No
or Federal Clean Air Act Title IV or Title V Permit?
If Yes:
i.Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet 9 Yes 9 No
ambient air quality standards for all or some parts of the year)
ii.In addition to emissions as calculated in the application, the project will generate:
•___________Tons/year (short tons) of Carbon Dioxide (CO2)
•___________Tons/year (short tons) of Nitrous Oxide (N2O)
•___________Tons/year (short tons) of Perfluorocarbons (PFCs)
•___________Tons/year (short tons) of Sulfur Hexafluoride (SF6)
•___________Tons/year (short tons) of Carbon Dioxide equivalent of Hydroflourocarbons (HFCs)
•___________Tons/year (short tons) of Hazardous Air Pollutants (HAPs)
*Redevelopment project resulting in reduction of
impervious cover of sf.
4
4
New sanitary laterals
4
4
2.34
Storm structures and pipes
on-site rain gardens then to city collection on N. Plain St
4
4
4
4
Page 7 of 13
h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants,9 Yes 9 No
landfills, composting facilities)?
If Yes:
i.Estimate methane generation in tons/year (metric): ________________________________________________________________
ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or
electricity, flaring): ________________________________________________________________________________________
_________________________________________________________________________________________________________
i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as 9 Yes 9 No
quarry or landfill operations?
If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust):
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial 9 Yes 9 No
new demand for transportation facilities or services?
If Yes:
i.When is the peak traffic expected (Check all that apply): Morning Evening Weekend
Randomly between hours of __________ to ________.
ii.For commercial activities only, projected number of truck trips/day and type (e.g., semi trailers and dump trucks): _____________
iii.
iv.
v.
Parking spaces: Existing ___________________ Proposed ___________ Net increase/decrease _____________________
Does the proposed action include any shared use parking? Yes No
9 Yes 9 No vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site?
vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric 9 Yes 9 No
or other alternative fueled vehicles?
viii. Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing 9 Yes 9 No
pedestrian or bicycle routes?
k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand 9 Yes 9 No
for energy?
If Yes:
i.Estimate annual electricity demand during operation of the proposed action: ____________________________________________
_________________________________________________________________________________________________________
ii.Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or
other):
________________________________________________________________________________________________________
iii.Will the proposed action require a new, or an upgrade, to an existing substation?9 Yes 9 No
l. Hours of operation. Answer all items which apply.
i. During Construction:ii.During Operations:
•Monday - Friday: _________________________•Monday - Friday: ____________________________
•Saturday: ________________________________•Saturday: ___________________________________
•Sunday: _________________________________•Sunday: ____________________________________
•Holidays: ________________________________•Holidays: ___________________________________
If the proposed action includes any modification of existing roads, creation of new roads or change in existing access, describe:
________________________________________________________________________________________________________
________________________________________________________________________________________________________
4
4
4
48 48 0
4
4
4
4
typical residential usage per unit (76 units)
NYSEG
4
7am-5pm
8am-3pm
0
0
24
24
24
24
Page 8 of 13
m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction,9 Yes 9 No
operation, or both?
If yes:
i.Provide details including sources, time of day and duration:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
ii. Will the proposed action remove existing natural barriers that could act as a noise barrier or screen?9 Yes 9 No
Describe: _________________________________________________________________________________________________
_________________________________________________________________________________________________________
n. W th ill prop e os actio ed havn e outd ligh oor ting? 9 Yes 9 No
If yes:
i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures:
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen?9 Yes 9 No
Describe: _________________________________________________________________________________________________
_________________________________________________________________________________________________________
o.Does the proposed action have the potential to produce odors for more than one hour per day?9 Yes 9 No
If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest
occupied structures: ______________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
p.9 Yes 9 No Will the proposed action include any bulk storage of petroleum (combined capacity of over 1,100 gallons)
or chemical products 185 gallons in above ground storage or any amount in underground storage?
If Yes:
i.Product(s) to be stored ______________________________________________________________________________________
ii.Volume(s) ______ per unit time ___________ (e.g., month, year)
iii.Generally, describe the proposed storage facilities:________________________________________________________________
________________________________________________________________________________________________________
q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides,9 Yes 9 No
insecticides) during construction or operation?
If Yes:
i.Describe proposed treatment(s):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
ii.Will the proposed action use Integrated Pest Management Practices?9 Yes 9 No
r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal 9 Yes 9 No
of solid waste (excluding hazardous materials)?
If Yes:
i.Describe any solid waste(s) to be generated during construction or operation of the facility:
•Construction: ____________________ tons per ________________ (unit of time)
•Operation : ____________________ tons per ________________ (unit of time)
ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste:
•Construction: ________________________________________________________________________________________
____________________________________________________________________________________________________
•Operation: __________________________________________________________________________________________
____________________________________________________________________________________________________
iii.Proposed disposal methods/facilities for solid waste generated on-site:
•Construction: ________________________________________________________________________________________
____________________________________________________________________________________________________
•Operation: __________________________________________________________________________________________
____________________________________________________________________________________________________
4
4
4
4
4
4
4
4
500 entire build
dumpster company that is to be utilized sorts and recycles off-site and provides ticket for waste diverted. Reuse of pulverized
concrete on site for fill material
recycling bins will be on-site
dumpsters
dumpsters
Page 9 of 13
s. Does the proposed action include construction or modification of a solid waste management facility?9 Yes 9 No
If Yes:
i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or
other disposal activities): ___________________________________________________________________________________
ii.Anticipated rate of disposal/processing:
•________ Tons/month, if transfer or other non-combustion/thermal treatment, or
•________ Tons/hour, if combustion or thermal treatment
iii.If landfill, anticipated site life: ________________________________ years
t. Will the proposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous 9 Yes 9 No
waste?
If Yes:
i.Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
ii.Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________
_________________________________________________________________________________________________________
________________________________________________________________________________________________________
iii. Specify amount to be handled or generated _____ tons/month
iv.Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility?9 Yes 9 No
If Yes: provide name and location of facility: _______________________________________________________________________
________________________________________________________________________________________________________
If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility:
________________________________________________________________________________________________________
________________________________________________________________________________________________________
E. Site and Setting of Proposed Action
E.1. Land uses on and surrounding the project site
a. Existing land uses.
i.Check all uses that occur on, adjoining and near the project site.
9 Urban 9 Industrial 9 Commercial 9 Residential (suburban) 9 Rural (non-farm)
9 Forest 9 Agriculture 9 Aquatic 9 Other (specify): ____________________________________
ii.If mix of uses, generally describe:
__________________________________________________________________________________________________________
__________________________________________________________________________________________________________
b. Land uses and covertypes on the project site.
Land use or
Covertype
Current
Acreage
Acreage After
Project Completion
Change
(Acres +/-)
•Roads, buildings, and other paved or impervious
surfaces
•Forested
•Meadows, grasslands or brushlands (non-
agricultural, including abandoned agricultural)
•Agricultural
(includes active orchards, field, greenhouse etc.)
•Surface water features
(lakes, ponds, streams, rivers, etc.)
•Wetlands (freshwater or tidal)
•Non-vegetated (bare rock, earth or fill)
•Other
Describe: _______________________________
________________________________________
4
4
4
4 school (BJM), public park
1.75
0 0 0
.93
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
Page 10 of 13
c. Is the project site presently used by members of the community for public recreation?9 Yes 9 No
i.If Yes: explain: __________________________________________________________________________________________
d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed 9 Yes 9 No
day care centers, or group homes) within 1500 feet of the project site?
If Yes,
i.Identify Facilities:
________________________________________________________________________________________________________
________________________________________________________________________________________________________
e. Does the project site contain an existing dam?9 Yes 9 No
If Yes:
i.Dimensions of the dam and impoundment:
•Dam height: _________________________________ feet
•Dam length: _________________________________ feet
•Surface area: _________________________________ acres
•Volume impounded: _______________________________ gallons OR acre-feet
ii.Dam=s existing hazard classification: _________________________________________________________________________
iii.Provide date and summarize results of last inspection:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility,9 Yes 9 No
or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility?
If Yes:
i. Has the facility been formally closed?9 Yes 9 No
•If yes, cite sources/documentation: _______________________________________________________________________
ii.Describe the location of the project site relative to the boundaries of the solid waste management facility:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
iii.Describe any development constraints due to the prior solid waste activities: __________________________________________
_______________________________________________________________________________________________________
g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin 9 Yes 9 No
property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste?
If Yes:
i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any 9 Yes 9 No
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site 9 Yes 9 No
Remediation database? Check all that apply:
9 Yes – Spills Incidents database Provide DEC ID number(s): ________________________________
9 Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________
9 Neither database
ii.If site has been subject of RCRA corrective activities, describe control measures:_______________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database?9 Yes 9 No
If yes, provide DEC ID number(s): ______________________________________________________________________________
iv.If yes to (i), (ii) or (iii) above, describe current status of site(s):
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
4
4
elementary school (BJM)
4
4
4
4
4
755015, V00590, V00661, 755008, 755014, 755013
Page 11 of 13
v.Is the project site subject to an institutional control limiting property uses?9 Yes 9 No
•If yes, DEC site ID number: ____________________________________________________________________________
•Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________
•Describe any use limitations: ___________________________________________________________________________
•Describe any engineering controls: _______________________________________________________________________
•Will the project affect the institutional or engineering controls in place?9 Yes 9 No
•Explain: ____________________________________________________________________________________________
___________________________________________________________________________________________________
___________________________________________________________________________________________________
E.2. Natural Resources On or Near Project Site
a. What is the average depth to bedrock on the project site? ________________ feet
b. Are there bedrock outcroppings on the project site?9 Yes 9 No
If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________%
c. Predominant soil type(s) present on project site: ___________________________ __________%
___________________________ __________%
____________________________ __________%
d. What is the average depth to the water table on the project site? Average: _________ feet
e. Drainage status of project site soils: 9 Well Drained:_____% of site
9 Moderately Well Drained: _____% of site
9 Poorly Drained _____% of site
f. Approximate proportion of proposed action site with slopes: 9 0-10%:_____% of site
9 10-15%: _____% of site
9 15% or greater: _____% of site
g. Are there any unique geologic features on the project site?9 Yes 9 No
If Yes, describe: _____________________________________________________________________________________________
________________________________________________________________________________________________________
h. Surface water features.
i.Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers,9 Yes 9 No
ponds or lakes)?
ii.Do any wetlands or other waterbodies adjoin the project site?9 Yes 9 No
If Yes to either i or ii, continue. If No, skip to E.2.i.
iii.Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal,9 Yes 9 No
state or local agency?
iv.For each identified regulated wetland and waterbody on the project site, provide the following information:
•Streams: Name ____________________________________________ Classification _______________________ •Lakes or Ponds: Name ____________________________________________ Classification _______________________•Wetlands: Name ____________________________________________ Approximate Size ___________________ •Wetland No. (if regulated by DEC) _____________________________
v.Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired 9 Yes 9 No
waterbodies?
If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________
___________________________________________________________________________________________________________
i.Is the project site in a designated Floo dway?9 Yes 9 No
j.Is the project site in the 100-year Floodplain?9 Yes 9 No
k.Is the project site in the 500-year Floodplain?9 Yes 9 No
l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer?9 Yes 9 No
If Yes:
i.Name of aquifer: _________________________________________________________________________________________
4
> 16
4
clay with some sand 100
5-7
4 100
4 100
4
4
4
4
4
4
4
4
4
Page 12 of 13
m. Identify the predominant wildlife species that occupy or use the project site: ______________________________
______________________________ _______________________________ ______________________________
______________________________ _______________________________ ______________________________
n. Does the project site contain a designated significant natural community?9 Yes 9 No
If Yes:
i.Describe the habitat/community (composition, function, and basis for designation): _____________________________________
________________________________________________________________________________________________________
ii.Source(s) of description or evaluation: ________________________________________________________________________
iii.Extent of community/habitat:
•Currently: ______________________ acres
•Following completion of project as proposed: _____________________ acres
•Gain or loss (indicate + or -): ______________________ acres
o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as 9 Yes 9 No
endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species?
p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of 9 Yes 9 No
special concern?
q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing?9 Yes 9 No
If yes, give a brief description of how the proposed action may affect that use: ___________________________________________
________________________________________________________________________________________________________
E.3. Designated Public Resources On or Near Project Site
a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to 9 Yes 9 No
Agriculture and Markets Law, Article 25-AA, Section 303 and 304?
If Yes, provide county plus district name/number: _________________________________________________________________
b. Are agricultural lands consisting of highly productive soils present?9 Yes 9 No
i.If Yes: acreage(s) on project site? ___________________________________________________________________________
ii.Source(s) of soil rating(s): _________________________________________________________________________________
c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National 9 Yes 9 No
Natural Landmark?
If Yes:
i.Nature of the natural landmark: 9 Biological Community 9 Geological Feature
ii.Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
d. Is the project site located in or does it adjoin a state listed Critical Environmental Area?9 Yes 9 No
If Yes:
i.CEA name: _____________________________________________________________________________________________
ii.Basis for designation: _____________________________________________________________________________________
iii.Designating agency and date: ______________________________________________________________________________
If Yes:
i.Species and listing (endangered or threatened):______________________________________________________________________________
________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________
If Yes:
i.Species and listing:____________________________________________________________________________________________________
_______________________________________________________________________________________________________________________
4
4
4
4
4
4
4
4
e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district ll!Yes0No
which is listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS
Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places?
If Yes:
i. Nature of historic/archaeological resource: 0 Archaeological Site Ill Historic Building or District
ii. Name: Eligible property:ITHACA GAS WORKS/DEMOLISHED, Dennis-Newton House
iii. Brief description of attributes on which listing is based:
f. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for ll]Yes[]No
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
g. Have additional archaeological or historic site(s) or resources been identified on the project site? 0 Yes ll]No
If Yes:
i. Describe possible resource(s):
ii. Basis for identification:
h. Is the project site within fives miles of any officially designated and publicly accessible federal, state, or local 0 Yes0 No
scenic or aesthetic resource?
I f Yes:
i. Identify resource:
ii. Nature of, or basis for, designation (e.g., established h ighway overlook, state or local park, state historic trail or scenic byway,
etc.):
iii. Distance between project and resource: miles.
1. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers O Yesi!ZI No
Program 6 NYCRR 666?
If Yes:
i. Identify the name of the river and its designation:
ii. Is the activity consistent with development restrictions contained in 6NYCRR Part 666? O YesONo
F. A dditiona l Info rmation
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any
measures which you propose to avoid or minimize them.
G. V erification
I ce rtify that the information provided is true to th e best of my kn owledge.
:i:!~=·~a:L :i:: ~::ff 4t ~~niL ~~
~H-5
PRINT FORM P age 13 of 13
EAF Mapper Summary Report Friday, May 17, 2019 10:59 AM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper. Digital data is not a
substitute for agency determinations.
B.i.i [Coastal or Waterfront Area]No
B.i.ii [Local Waterfront Revitalization Area]No
C.2.b. [Special Planning District]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h [DEC Spills or Remediation Site -
Potential Contamination History]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.i [DEC Spills or Remediation Site -
Listed]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.i [DEC Spills or Remediation Site -
Environmental Site Remediation Database]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.iii [Within 2,000' of DEC Remediation
Site]
Yes
E.1.h.iii [Within 2,000' of DEC Remediation
Site - DEC ID]
755015, V00590, V00661, 755008, 755014, 755013
E.2.g [Unique Geologic Features]No
E.2.h.i [Surface Water Features]No
E.2.h.ii [Surface Water Features]No
E.2.h.iii [Surface Water Features]No
E.2.h.v [Impaired Water Bodies]No
E.2.i. [Floodway]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.j. [100 Year Floodplain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.k. [500 Year Floodplain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.l. [Aquifers]No
E.2.n. [Natural Communities]No
1Full Environmental Assessment Form - EAF Mapper Summary Report
E.2.o. [Endangered or Threatened Species]No
E.2.p. [Rare Plants or Animals]No
E.3.a. [Agricultural District]No
E.3.c. [National Natural Landmark]No
E.3.d [Critical Environmental Area]No
E.3.e. [National or State Register of Historic
Places or State Eligible Sites]
Yes - Digital mapping data for archaeological site boundaries are not
available. Refer to EAF Workbook.
E.3.e.ii [National or State Register of Historic
Places or State Eligible Sites - Name]
Eligible property:ITHACA GAS WORKS/DEMOLISHED, Dennis-Newton
House
E.3.f. [Archeological Sites]Yes
E.3.i. [Designated River Corridor]No
2Full Environmental Assessment Form - EAF Mapper Summary Report
City of Ithaca Planning Board
Memorandum
To: Common Council
From: Planning & Development Board
Date: September 3, 2019
RE: Planning Board Comments on the Proposal for Planned Unit Development (PUD) zoning for the
INHS project to be located at 320-324 and 330 W Buffalo St and 309 N Plain Street.
At their August 27, 2019 meeting, the Planning and Development Board reviewed the above referenced
proposal and agreed to provide the following comments:
The Planning Board has been working with the applicant for several months through the site plan
review process. The Board anticipates completing environmental review at their September 24,
2019 meeting.
The Board supports residential use in this location, proximate to an elementary school, parks,
recreation facilities, services, shopping and public transportation.
The Board feels that the position of the buildings on the site, their heights and the proposed uses
as allowed under the proposed PUD, are compatible with the surrounding neighborhood fabric.
The Board feels that the proposed PUD is an appropriate response to the City’s long-term planning
goals and needs as outlined in the comprehensive plan.
The Board supports the adaptive reuse of buildings with historical importance to the community.
The Board supports the future creation of a mural facing Beverly J Martin Elementary School to
further integrate the project into the fabric of the neighborhood.
10.2 Permit Pursuant to Section 346-31 of the City Code Authorizing Field Trips
101, Inc. to Use East Green Street as an Intercity Bus Pickup and Drop-Off Area -
Resolution
WHEREAS, Section 346-31 of the City Code provides that “Unless otherwise provided
to the contrary, no bus or common carrier, whether for hire or not, shall be operated
upon, stop on or stand on any City street in the corporate limits of the City of Ithaca, nor
shall such bus or common carrier pick up or discharge passengers on any such City
street or curb, or any other public property, or at or within 200 feet of any City bus stop
in said corporate limits of the City of Ithaca, unless a permit is obtained therefor from the
Common Council of the City of Ithaca, or its designee, the issuance of which permit
shall be at the sole discretion of the Common Council of the City of Ithaca”; and
WHEREAS, Mike Fitzgerald, on behalf of Field Trips 101, Inc., submitted an application
seeking a permit to operate a daily charter bus providing transportation between Ithaca
and New York City; and
WHEREAS, City staff have reviewed the application and support granting the permit as
it provides for a fixed schedule that does not require adjustments to other intercity bus
schedules using the Green Street location; and
WHEREAS, on September 4, 2019 Common Council set a fee of $15 per arrival or
departure from East Green Street for occupancy of the right-of-way for the purposes of
operating an intercity bus; now, therefore be it
RESOLVED, That the Common Council hereby authorizes issuance of a permit to Field
Trips 101, Inc. with the following conditions:
1. Field Trips 101, Inc. must execute a bus permit agreement on the same permit
terms and conditions as other permittees currently operating from East Green
Street, and containing the City’s usual revocation and indemnification terms and
conditions;
2. The exact route, locations where passengers may be dropped off and picked up,
and times of operation shall be subject to approval by the Superintendent of
Public Works or his designee;
3. Said charter bus shall be operated on a pre-arranged basis only, with tickets
having been purchased in advance by passengers;
4. The operator(s) of the bus shall at all times ensure that the bus is not parked in a
manner that interferes with the ability of emergency vehicles to move or pass or
sight distance for pedestrians or motorists;
5. Permittee shall at all times maintain valid liability insurance coverage, as well as
present the City Attorney’s Office with proof of compliance with the New York
Workers’ Compensation Law
; and, be it further
RESOLVED, That the Superintendent of Public Works shall have the right to modify the
conditions above upon reasonable notice to the Permittee, suspend or revoke this
permit due to violation of the terms thereof, or due to any other action or failure to act,
on the part of the permittee or his agents, which poses a danger to the health or safety
of any members of the public, provided, however, that such suspension or revocation
shall be subject to review by Common Council upon written appeal of the permittee, to
the Mayor (which appeal, while pending, shall not stay said suspension or revocation).
tl
CITY OF ITHACA
APPLICATION FOR PERMIT PURSUANT TO SECTION 346.31 (BUSES)
OF THE CITY OF ITHACA MUNICIPAL CODE
l. Applicant's Name:Fs*o Tro*ls tot. c./.,)c
2. Address:?o fr,-,t, 3&l
6$e,(", ilY tq \) !,
.,
4
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Phone and Email: ..J ltlIk
Will the bus service be lbr public use or private use?
Type, Lengrh and Width of Vehicle:5?o /fu, Prcvosr C<zrc Lt-
./, c,9,T { t ,^,;/
te rf, Lo'
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6
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Seating Capacity
Proposed Dates/Times of operati on' ft17 rtdlbT '
, .fla
8. Bus shall be operated by:H. ltr Tr;0s t.t'JtA/t,
9. Will the bus service be operated upon, stop on or stand on any City sreet in the
corporate limits of the city of Ithaca? Yes No-
lf yes, please attach a detailed description of the proposed operation, including proposed
routes, days and times of operation, and arrival and departures times from each of the
proposed stops.
10. Shall the proposed bus service pick up or discharge passengers on any City street
or curb, or any other public property? Yes ts No
If yes, please specify where:
.li\TRA}IIC\TrJnsiluior Permi( Appti.ation.dG
I
I 1. Shall the proposed bus service pick up or drop off passengers at or within 200 feet
of any City bus stop? Yes _No
If yes, please specify where and what rates shall be charged:
Gtu., Sr' €,t
12. Do you have all required licenses and/or permits required from other
governmental agencies required to operate said buses (e.g tiom Department of Motor
vehiclesl New York State Department of Transportation, etc).
Yes No-
Specify which ones:L..-lc,..,,.hu Rc ;s taliar r) (+-*tl
ot ,l T CC ('
13. Specify what insurance coverage you have to cover the proposed operation
described herein. Please notc that one of the conditions of approval will be to name the
City of lthaca as a co-insured and to provide proof of compliance with NYS Workers'
Compensation [.arvr
Aralilr koj
For Offlce Use Onlv
Date received
Engineering Office review completed
Attorney's office review completed
Common Council approval
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14. MAYOR’S APPOINTMENTS:
14.1 Appointment to Board of Zoning Appeals – Resolution
RESOLVED, That Suzanne Charles be appointed to the Board of Zoning Appeals to
replace Lindsay Jones with a term to expire December 31, 2020.
14.2 Reappointments to the Housing Board of Review – Resolution
RESOLVED, That David Wahl be reappointed to the Housing Board of Review with a
term to expire December 31, 2021; and, be it further
RESOLVED, That William F. Olney be reappointed to the Housing Board of Review with
a term to expire December 31, 2021; and, be it further
RESOLVED, That John Barradas be reappointed to the Housing Board of Review with
a term to expire December 31, 2022; and, be it further
RESOLVED, That Christopher Anagnost be reappointed to the Housing Board of
Review with a term to expire December 31, 2022.
14.3 Appointment to the Special Joint Sewer Committee – Resolution
RESOLVED, That Scott Reynolds be appointed to the Special Joint Sewer Committee
to replace Brian Davis as a representative from city of Ithaca until such time as he is no
longer able to serve or is replaced by the city of Ithaca.