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Home My WebLink About07-23-19 Planning and Development Board Meeting Agenda CITY F ITHACA 108 E. Green St. —Third Floor Ithaca, NY 14 50-569 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish, Director - � Planning& Development—607-274-6550 Community Development/IURA— 607-274-6565 " ' RArt E-Mail: dgrunder@cityofithaca.org PLANNING & DEVELOPMENT BOARD AGENDA REVISED The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JuLY 23RD, 2019 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Start Times:Start times are approximate only—APPLIcANTs are responsible for being available at whatevertime(s)their agenda items)is AGENDA ITEM ARMN. Start Time 1 Agenda Review6:00 2 Privilege of the Floor(3-minute maximum per person —if you will be speaking about a project with a6:05 scheduled PUBLIC HEARING below b,you are highly encouraged to speak at that time) 3 Approval ofMinutes:June 25,2019 6:25 Design Review Project: Signage-Tompkins County History Center6:30 Location: 106-112 N Tioga Street(Bank Alley) Applicant: Tompkins Center for History&Culture Actions: 0 Design Review for Proposed Signage Signage for this project is subject to the Downtown-Design-Guidelines Project materials are available for download from the City website at: https://www.cityofithaca.org/DocumentCenterLindex 10 3 5 Subdivision Review Project: Minor Subdivision :4 Location: 243 Cliff Street Applicant: Laurel Hart&Dave Nutter Actions: 0 Consideration of Conditional Subdivision Approval ProjectDescription: The applicant proposes to subdivide the .36 acre site into two parcels and build one single family home. The subdivision will result in Parcel A measuring .152 acres (6,638 SF)with 66 feet of frontage on Cliff Street and containing an existing single family home and garage, and Parcel B measuring .218 acres ( 9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning District, which has the following minimum requirements: 5,000 SF lot size and 40 ft of street frontage for single family homes, 10 foot front yard, and 10 and five foot side yards and a rear yard of 20% or 50 feet, but not less than 20 feet. Access to the proposed home on Parcel B will be via a new access drive connecting to Park Road. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (`°SEQRA") §617.4(b)(11 for which the Planning Board, acting as Lead Agency, made a negative determination of Environmental Significance on June 25,2019. Project materials are available for download from the City website and are updated regularly: https://www.citvofithaca.or,g/DocumentCenter/index/1030 6 Site Plan Review A Project: Construction of a Single Family Home 6:5 Location: 243 Cliff Street Applicant: Laurel Hart&Dave Nutter Actions: C3 Consideration of Conditional Subdivision Approval Project Description: The applicant proposes to construct a single family home on a newly subdivide parcels (see above). Access to the proposed home on Parcel B will be via a new access drive connecting to Park Road. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §17G- 4(B)(2),and the State Environmental Quality Review Act("SE[lRA°)§617.4(b)(11 for which the Planning Board,acting as Lead Agency, made a negative determination of Environmental Significance on June 25,2019 Project materials are available for download from the City uxebsiteand are updated regularly: 11028 B Project: Elm 3tApartments 7:00 Location: 2O3-211 Elm St Applicant: Lynn Truame for Ithaca Neighborhood Housing Services Inc. (|NHS) Actions: 0 Extension of Site Plan Approval Project Description: The proposed project consists of the demolition of one single family home and two apartment buildings and the construction of a single I2,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. The Planning Board Approved this pro/ectonOctober24, 2017. The applicant is now requesting anextension. [ Project: Chain Works District Redevelopment Plan 7:10 Location: 62OS. Aurora St. Applicant: Jamie Gense|for David Lubin of Unchained Properties Actions: 0 Design Review 0 Discussion of Outstanding Items for Final Approval Project Description: The proposed Chain Works District is located on a 95-acre parcel traversing the City and Town of |thaca's municipal boundary. It is a proposed mixed-use development consisting of residential, office, commercial, retail, reotaurant/caf6, warehousing/distribution, manufacturing, and open space. Completion of the Project is estimated to be over u seven-to-ten year period and will involve renovation of existing structures aswell as new structures to complete a full bui|doutof 1,706,1505F. The applicant applied for a Planned Unit Development (PUD) for development of a mixed-use district, and site plan review for Phase l of the development in 2014. The project also involves a Planned Development Zone (PUZ) in the Town and subdivision. This project isaType | Action under the City of Ithaca [ode, Environmental Quality Review Ordinance, @174- G (8)(1)(i),(j),(k),(n), (2), (6), (7),(8)(a)and (b) and the State Environmental Quality Review Act §617.4(b)(2),(3), (S)(iii),(6)(i),and (iv),for which the Lead Agency issued a Positive Declaration of Environmental Significance on October 38,2014. The Lead Agency held subsequently Public Scoping on November 18, 2014. The Lead Agency deemed the Draft GBS adequate for public review on March 8, 2016, held the public hearing on March 2B, 2U16 and accepted comments until May 1U, 2U16. The Lead Agency filed a Notice of Completion for the FGB5 on March 5,2019. The FGE|S includes the original DGBE, all comments and responses on the DGE|S, revised information resulting from those comments, and updated information since the publication of the DE|S. The Board adopted findings on March 26,2019. The applicant is now proposing Phase 1 of the project which entails the rehabilitation of buildings 21 and 24. Project materials are available for download from the CitymebsKe: 119 D Project: Arthouson Cherry Street 7:30 Location: l3O Cherry Street Applicant: VVhiLham Planning& Design Actions: OConsideration of Amended Negative Declaration of Environmental Significance 0 Consideration of Preliminary&Final Site Plan Approval Project Description: The applicant proposes an es-of-ri8htfive-story building approximately 63 feet of height with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet. The site is currently the location of AJ Foreign Auto. The program includes ground floor covered parking for approximately 53 vehicles, plus 7,000SFof potential retail/office and amenity space geared towards artists' needs. Building levels two through five will house approximately 120 studio, one bedroom and two-bedroom residential units. The total building square footage is 97,500 SF. All residential rental units will be restricted to renters earning GQto 80 percent of the Area Median Income. The north edge of the property will include a public ly-a ccessible path leading to an inlet overlook. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review p8.2 Out of consideration for the health of other individuals,please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings.Thank you for your cooperation and understanding. "An Equal Opportunity cnipuyvrwuuo commitment m workforce u*comou/ioo.^ Ordinance § 176-48(1)(k),(h)[2],(n)„and the State Environmental Quality Review Act("SEQRA")§617.4(b)(11). Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.qrg/DocumentCenterlindex/946 E Project: Student Housing 7:5 Location: 815 S. Aurora Street Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox&Charlie O'Connor Actions: 11 Determination of Environmental Significance 71 Potential Consideration of Preliminary Site Plan Approval Project Description: The project applicant proposes a new 66 unit student housing complex comprised of three buildings constructed on hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain (2) one-bedroom units, (41) two-bedroom units, and (23) three-bedroom units. Amenities will include a gym and media room,with access to an outdoor amenity space on the first floor of building B, and a roof terrace and lounge on the fourth floor of building B. The project shares the 2.85 acre site with an existing cell tower facility, garages, an office and a one-bedroom apartment. Site improvements will include walkways and curb cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at existing site entry at the south end of the property, with a new fire lane to be constructed in front of the buildings A & B at the northern end of the site.The project will include 67 parking spaces,as required by zoning. The property is located in the R-3b Zoning District. 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), (13)(2), and the State Environmental Quality Review Act("SEQRA")§617.4(b)(11). Project materials are available for download from the City website and are updated regularly: https:// mcityofithacaoorg/DocumentCenter/Index/ 8 F Project: Commercial Building—3,450 SF8:10 Location: 410 Elmira Road Applicant: PW Campbell for Visions Credit Union Actions: ® Public Hearing 0 Determination of Environmental Significance Project Description: The applicant proposes to construct a 3,450 SF commercial building with a drive-through, parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project site. The site is currently vacant. The project site is in the SW-3 Zoning district and will likely require an area variance. The project is subject to the Southwest Area Design Guidelines. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2),and the State Environmental Quality Review Act("SEQRA")§617.4(b)(11). Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.org/DocumentCenterLindex 101 Project: Immaculate Conception Redevelopment Project( Mixed Use Housing) 8:30 Location: 320 W Buffalo Street Applicant: Ithaca Neighborhood Housing Services Actions: C3 Project Presentation 13 Public Hearing 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 49,389 SF, from 62,358 to 111,747. 9,274 sf of new and existing space in the former school will be commercial use. 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), (13)(6), and the Pg.3 Out of consideration for the health of other individuals,please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings.Thank you for your cooperation and understanding. "An Equal Opportunity Employerwith a commitment to workforce diversification." State Environmental Quality Review Act("SEQRA")§6I7.4(b)(11). Project materials are available for download from the ChVvwebsbe and are updated regularly: H Project: Carpenter Circle Project 8:50 Location: Carpenter Park Road Applicant: Andrew Bodevves for Park Grove Realty LLC Actions: OReviewofFEAF Parts 1 &2 Project Description: The project seeks to develop the existing 8.7 acne vacant parcel located adjacent to Route 13 and off of Third Street in. The proposal includes a 64000sf medical office, two mixed-use buildings which will include ground-level retail/restaurant/commercial uses of 23,810st interior parking, 166 market-rate apartment units, and4,652 sfof amenity space and a residential building offering+/-42 residential units for residents earning 50-60% AW4|. Site amenities will include public spaces for residents and visitors, bike parking,and transit access for TCAT open green space, a playground and access to the Ithaca Community Gardens. The project |ndudes4OO surface parking spaces and an internal road network with sidewalks and street trees. The Project Sponsor isseeking a Break in Access from 0Y3 DOT to install an access road off of R1e 13. The property is located in the Market District, however, the applicant has applied to Common Council fora Planned Unit Development (PUD). The project will require subdivision to separate each program dement. This has been determined to be a Type 1Acdon under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (i), (k), and (B)(G) and (8)(a) and the State Environmental Quality Review Act ("SEORA") @517.4(b)(11). Project materials are available for download from the City website and are updated regularly: | Project: Student Apartments 9;10 Location: 232 Dryden Road Applicant: Todd Fox for VisumDevelopment Actions: [7 Project Presentation [7 Declaration of Lead Agency Project Description: The applicant is proposing to construct a four-story building with eight apartments and associated site improvements. The .884-acre project site contains two recently completed apartment buildings. Site development requires the removal of existing landscaped areas and the removal, relocation, mr upgrading of water and sewer lines within Summit Avenue. Site improvements will include retaining walls, landscaping, walkways, and exterior bike racks. Parking for bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District(CAFD)and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. The project is likely to require area variances. This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmen1a| {lua|ityRevievvAc1("SEQR4")andrequiresenvironmenta| review. Project materials are available for download from the City website and are updated regularly: 5 Zoning Appeals 9:20 0 3129—Area Variance,825 Taber Street 0 323O—Area Variance, 2O5 Fairmount Avenue 0 3131—Area Variance, 215 Mitchell Street 0 3132—Area Variance, 315 Elmira Road 0 3133—Sign Variance, 900VV. State Street BZA materials available at: Pg.4 Out of consideration for the health of other individuals,please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings.Thank you for your cooperation and understanding. "An Equal Opportunity cinpuyor with u commitment m workforce omenmou/ioo.^ 6 Old/New Business 9:30 • PRC Meeting—Potential Time Change • Inclusionary Zoning/Zoning to Promote Affordable Housing 7 Reports 9:40 A. Planning Board Chair B. BPW Liaison C. Director of Planning& Development 8 Adjournment 10:00 If you have a disability&would like specific accommodations to participate, please contact the City Clerk at 274-6570 by 12:00 p.m.,no later than 2 days(not including weekends and holidays) Pg.5 Out of consideration for the health of other individuals,please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings.Thank you for your cooperation and understanding. "An Equal Opportunity Employer with a commitment to workforce diversification." TCHC Exterior signage estimates Information sign: 1 CHC type: Approx.18"x 18"round sign,on Approx.10"high letters,painted white,cut aluminum/high density vinyl, Banners: Window graphics: metal,mounted on exterior of stud-mounted on exterior of building: Approx.18"x 80"dOUble-sided Approx.70 Sq.feet of vinyl building: Design costs:Approx,3 hrs,of time:$420.00 Banners with pole pockets: graphic,mounted on interior of Design costs:Approx,4 hrs.of Design costs:Approx.9 I-irs.of glass: tirne:$560.00 Production:34 metal letters:$2,890.00 Installation cost:$1,350.00 tirne:$1,260.00 Design costs(if artwork 34 acrylic letters:$1,875.00 supplied):Approx.5 hrs,of tirne: Production:printed/painted metal Production:banners+black $700.00 sign,with wall mount brackets: mounting hardware,top and $675.00 titii botrorn:$1,995.00 Production:Static cling fOP interior of giass:$525.00 Installation cost:$300.00 Installation cost:$525.00 f . Installation cost(regardless of number of panels):$460.00 75s Q "N M NOUN rh ............. 0 N c' IN ISO RMART ART Ir fl SPACE M ''I TCHC Constraim J�j, South building North building 1(({�, •zl�Siik}�i�kSt''} �zk z�S s�`'�1��'�il��l SZ�s•��k 2 f2rtQ�s��`z�{e4�q ��xsc��jk��:�� : 'as �� S�`zt•�� ID, ,14 }�l zo z z )311 Double-sided banners are 1 "x 80" 1 �' lnfo attach with black banner mounts Sign to building facade o Info bubble ' a will be blue +/- " as shown here s Banner general size and placment TCWC Cb-t—ti-s19n 5,15,19 Visit Ithaca windows m Y' i P. t s Rear entrance signs __-___________________________-. ____. TCWC Cosrst—tFon slgn 515 i3 CAP windows a, n, py � k � a � s � r n s TCWC Cosrst—tFon slgn St6.t9 r r � ; � M w w s r WHEREAS. a public Ifearing for the proposed action was held on June 25,2019,and WUEXUAS. this Board, has, on Daily 23, 2019 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, nd Darts 2 and 3 prepared by Plannin,g staff d drawings titled "Boundary and 'Topographic leap No. 2 s7-2 9 & 243 Cliff Street, City of Ithaca, Tompkins County, New York' dated 1/10/19 and "Subdivision leap No. 243 Cliff Street, City of Ithaca, Tompkins County,New 'fork"dated 411 71q and prepared by TG biller PC,and other application materials, ; and WHEREAS.- the City of Ithaca Parks, Recreation, and Natural al Resources Commission, Tompkins County Department of Planning & Su inability, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, the City Planning Board, acting as Dead Agency, did determine, as more clearly elaborated in the FEAF,that the Applicant has mitigated any potentially significant impacts to the environment, and WHEREAS. the City of Ithaca !Planning and Development apment Board did, on June 25, 2019 determine the proposed project would will result in no significant impact on the environment and did make a Negative Declaration of Environmental Significance, and WHEREAS. this Board, has, on July 23, 2019 reviewed and accepted as adequate, a revised survey titled "Subdivision Map No.243 Cliff Street, City of Itbaca, Tompkins County,New oik" `th a revision date of 71 11 ,and the Planning o d has determined that the revised subdivision is consistent with the Julie 25, 2019 Negative Declaration of Environtriental Significance and that no further'environmental review is required,and WHEREAS. the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates that, provided the aforementioned portion of the adjacent property is purchased d consolidated with the proposal Parcels A&B,the resultant parcels will conform to area requirements in the R-3a Zoning District,now, therefore, he it that the Planning and Development Board does herby grant preliminary & final subdivision approval to the project subject to the following conditions. i. Submission of three t ' paper copies of the dal approved plat showing new boundary line resulting from purchased land, all having a raises seal and signature) of a registered licensed surveyor,and ii. Documentation of consolidation'of purchased land. Moved by: Seconded by: In favor; Against: Abstain: Absent: Vacancies: None PROPOSED Singlefamily Rome&Associated Site Improvements eli aFinal Approval 243 Cfiff St Tax Parcel,#51-6.1, City of Ithaca Planning&Development Board Jul qJ WHEAW.- an application has beery submitted for review and approval by the City of Ithaca Planning d Development ent Board for a subdivision, the construction, of one single family horse and, associated site improvements ents to be located at 243 Cliff Street,and E . the applicant proposes to subdivide the . " re site into two parcels andbuild, one single family house and install associated site,improvements. access to the proposed home on ParceIB will be via a tre ,access;drive onnect,bi to Park Road. The property is in th R- a Zb in Distri6tand W .- due to the site's,adjacency:to parkland, this has been determined be a Type I A,ction under the City of Ithaca'EuVironmentallQuality review t rdi oe 1 d- , 'and th,6-StatoEuviroximindal Quality Review Act 'SE " l7. 1 I s,and, WHEREAS. that theTlaming Board,being local agency whichhas primary responsibility for approving and funding,or carrying out the action,, did oultme25 2019 declare itself Lead Agency Ebirsrental l eyrie for tare proposed project,,and, WHEREAS.- legal notice was published and property posted in-acc andwith Chapters 7 wd d) and 17 6-1 (A) (e),of the City of Ithaca Code,and WWEREAS.-,,a public 116. m for the,proposed action was held.on June 25, dl , d WHEREAS:this,Board,,acting a lead Agency,in Environmental Review,did,obi June 25,2019 review and accept as adequate: a FuflEnvirormientlal Assessment Form(FEAF)Jart 1, submitted by the applicant, and Parts—Parts-2 and 3prepared by,Plarmingi s dra rin titled`"Boundary,and Topographic flap No: 237-239 243 Cliff t t-Ci y f Ithaca, 6mpkJns my°, "e � ork" dated lr�lp/l rt�` nbdivis on p BSc, 1 Cliffr'e t,City df Ithaca, `o rrp f o ,Now York"dated-7/16/119 and prepared,by,,T,, ,,G,miller PC, d "Foundation Plan, Cl"',dated / :/I , art annotated -1 drawing sbowing,sto .t r,,,,managem nt, practices and dated 6/12/191 ,and all prepared by P onsulti , ee draw s showing building elevations labeled L—Vl, ,E , EV3 & EV4 ,dated 5/24/19, and prepared by,1CON Legacy d other application materials,and WHEREAS. the City Planning Bard, acting as Lead Agency, did determine,e,as more clearly elaborated in the pE ",that theApplicant has mitigated any potentially significant impacts to the,environmen and OWEREAS. thbCityoflthata,,PlanninganoDevelopment'Board, ,di,4, bn, Junle25,,,1'0,19detertbinothp proposed project would gill resri t in no significant=pact on the e virdrunent`arid did male a Negative Declaration of Environmental Significance,ports,therefore, be it RESOLVED. that the Planning and Development Board,does herby grant preliminary al subdivision approval to the project subject to the following conditions- i. Submission of building materials,and, it. Any Aiture,ohanges should be submitted to the Planning o d for review and approval,and iil. This site plan approval do not preclude any outer permit that is required by City Code,such as sign permits,tree permitsistreet permits'.etc.,and Moved by: Seconded b . In favor. At: Abstain, : Absent Vacancies: None i PARCELS C&D I PROPOSED PARCELS TO BE CONVEYED BY 407 HOLDINGS LLC I TO LAUREL HART AND DAVID NUTTER xI P/O INSTRUMENT No. 467606-001 rI P/O TAX MAP PARCEL N0.42-2-2.1 &2.3 ARE4=0.064 ACRES TO STREET LINE I rar Mar TA 21 CEL arr of Ir acu(R o) an ol.omcs a ('C) 7421152 ereos ooi _— I "N 8T29a_29"E�9�•64,__ — \\\ TT I n-o "N 8T29'29"E 1 ITT 10238' nnAEPER of SET _ _ _IIII-- —— TIN IT PARCEL D S 09'44'O6"E I PARCEL C k I ARE4=0.031 ACRES PIN S 89'4324"W S 02'72'20"E 14.00' rnurr0 I 13.93' 1 3Z30' `°UND N 05'53'01 W AREA=0.033 ACRES En_ NarzTN_of rR,�Dlun sraEer _ I 4.00' S 8T2759W i_ Ot_�48' —— S 8T2759"W 98.48' i N 8T2759"E 903.75° APP rP 0T aNsa�L � h E� AKK OAr To,A _ 0 / �nI I il� I ✓ - / � I I /�// DBE aEMOvmSHAD/ I I I ----�——" -III r ticjl I Im n�E,/I I N I% /� z A, _ OCEPI'E I k o III IIIIII I�j/j II _P: E N of D L Oi _ PARCEL B AREA=0.218 ACRES (9484 SQ. FT) " `' III., �'�IiII I III PARCEL A F T�< e� AREA=0.152 ACRES T,EI"E STo„Ew (6636SQ. tT.)� IrnII Ii # c 4924 W r� T '� II EouTvO �.�� I;'. uHr n - P a IRA E n Pw "E I (— INTO S 8T4924 W �.... �I 96.46' se —— —�—_._ N 8T4 712.83 = _.. O__ sr SS 20 T9 o03Y0J EDGEM PIN y o I 7 s>^ _ ET Dr_ m T ? P " I �� TIT1E MFORMAAON fi N/� I PARGELS A&B DE144IN sR o_) F Q LAURAND EL HART to o I rURNAROUN I� DAVID NUTTER DEED BOOK 878, PAGE 42 PIN INSTRUMENT No. 2019-03807/ M TAX MAP PARCEL No.53-6-1 ?> rnxD <J TOTAL ARE4=0.370 ACRES TO STREET LINE - --------- --- --------- - —_G—m N 20' W 'y+ Pr"I II N 87*4924"E 4.32' I�II�I I IIII �o Pw FOUND \\ I PIPE N\' FDUNU _ _ PIN \ I RYNh rot Nn I I I '� I1 O leC>D DCS l ` RANCIGH F M LI UA TEL 0YTN[f;S'HIY(R_0.) 5 i{'1 "' E 14 \I _ _ ^- A N oI 597581-003 1 IIET,MRN I1 II- OF _lLIIEl,MAIN PllPFll UNI '^ ❑ C TCH B slu REFERENCE MAPS: 'I� I iR CR PAPPE 1.) SURVEI MAP N Z 3. F STREE D17LD NC -HER 11, 19-1 By T.G. FIRS NVDR M!L E <, III—IlL �I I"""IIII 1 L"1Y 0 E Z LLE5 PC CURVET . MAP A 27 23.f CLIFFSTRfET...'DATED OC C6ER],2008 PI' G T. H IIIII PROPOSED _ry DYSION LINE M ` II REVISED TITLE: A111111 // b { DATA GRAPHIC SCALE ® SUBDIVISION MAP TG°t „.w No. 243 CLIFF STREET R = 0 16 32 48 T. G. MILLER P.C. ENGINEERS AND SURVEYORS CITY OF ITHACA, TOMPKINS COUNTY, NEW YORK 6' 303 NORiH AURORA Si2EEt 4°<`a L h RHAC NEW YORK e 77 x PHONEE(50�)272 DATE IFI Rti"yet x`Tx 4/18/2019 S1900e Neighboft.— CHARTERED MEMBER July 22, 2019 Lisa Nich0as Manning Division 10 L, Green St. Ithaca, NY 14850 Pe.: Request for extension of Site Plan Approval, 20 -209 Elm Street Dear Ms. Mcholas: n October 24, 2017, INNS received Preliminary and Pinai Site Plan Approval for the demolition and replacement of the existing buildings located at 203, 205, and 207-209 Elm Street, We are happy to report that this project received a fundlng award from the State of New York earlier this year and we are moving toward closing and construction start. Our schedule currently has a projected construction closing date of October SO with start of construction in early November. 6t is very possible,though,that we may not be ready to pull our building permit before our Site Plan Approval expires on October 24, 201.9, Wherefore, l am writing to request a one-month extension of our approval,to November 24, 2019a Thanks very much for your consideration of this request, Please iet me Know if you need any additional information. .«Np lnc �bly, Lyn Truame ,1 Serer Housing Developer 121 —... �-...-_. ._....._ 115 WestClinton Street-Ithaca,New York 14S50 � (6 7) 77-4500 � (6o7)277-4536 e fax 010Puwiry www.ithacanhs.org PROPOSED RESOLUTION Site Plan Review Site Plan Approval Extension Apartments (Rebuild) 203-209 Elm Street Planning & Development Board July 23, 2019 WHEREAS: the City of Ithaca Planning and Development Board Granted Final Site Plan Approval for construction of an apartment building at 203-209 Elm St. by Lynn Truame for Ithaca Neighborhood Housing Services (INNS) on October 24, 2017, and WHEREAS: the proposed project consists of the demolition of one single family homes and two apartment buildings and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and has received two area variances for relief from rear yard setback and parking requirements, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1)(h)[3], and the State Environmental Quality Review Act ("SEQRA") § 617.4 (11) for which the Planning Board, acting as Lead Agency, did, September 26, 2017, issues a Negative Declaration of Environmental Significance, and WHEREAS: the applicant is requesting an extension of the site plan approval for 12 months, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does herby grant the requested extension until October 2020. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: None CITY OF ITHACA 4 108 E. Green St.—Third Floor Ithaea,NY 14 50-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT EE: � JoAnn Cornish Director Planning&Development 607-274-6550 Community Development/IURA—607-274-6565 E-Mail: dgrunder@cityof"ithaca.org TO: Planning& Development Board FROM: Lisa Nicholas, Deputy Director of Planning DATE: July 18, 2019 RE: Chainworks District Phase 1—Final Site Approval for Phase 1- Process and Issues The purpose of this memo is to outline the remaining process for approval of Phase 1 of the CWD project and to identify site plan issues for discussion. I have prepared and attached a draft site plan approval resolution for discussion only at the July 23`d meeting. With amendments it may be considered for of adoption at the August 27 meeting. Overview of process In accordance with the City's Planned Unit Development(PUD)ordinance, environmental review and final site plan approval for at least one phase of the project must be complete before Common Council can adopted a PUD. Once the CWD PUD and Design Guidelines are adopted by Common Council, there are several milestones that must be met before the site can be developed. These include many items listed in the GEIS Findings, such as NYSDEC issuance of an amended Record of Decision and subsequent clean- up of the site to standards that would allow the proposed uses, as well as subdivision and purchase of the property by the Project Sponsor. Compliance with PUD zoning The applicant has submitted a zoning analysis for the project,which has been reviewed by Gino Leonardi, the City's Zoning Administrator. The purpose of this analysis is to determine if the project complies with the zoning regulations in its district. In this case, the zoning analysis was to assure the proposed project complied with the proposed CW3b Subarea of the proposed Chainworks District PUD. During the analysis the applicant identified several needed amendments to clarify language and address existing buildings. These changes will be proposed in the final version of the PUD. Compliance with Design Guidelines The applicant is also proposing design guidelines for the project, which Council will adopt along with the PUD. The Planning Board will implement these guidelines through the Design Review Process, such as is already done with the Downtown and Collegetown Design Guidelines. The applicant has provided the attached letter to the Board in which Phase 1 of the project is evaluated for conformance with the proposed design guidelines. Issues to Discuss on July 23 1. Review of Site& Landscape Plan 2. Review of Building Elevations 3. Items out of Compliance with proposed Design Guidelines (see attached memo) 4. Parking in front yard of Building 21 FAGAN ENGINEERS Sz July 18, 2019 s. Lisa Nicholas, Deputy Director Planning Division City of Ithaca 108 East Green Street, 3rd Floor Ithaca, NY 14850 RE: Chain Works District Design Guidelines Compliance Tax Map Parcel #106-1-8 FE Project 2011-104 Dear Ms. Nicholas: As per our discussions after the July PRC meeting, we have developed a compliance list for the Phase I Site Plan based on the PUD Schedule A: Design Guidelines. Phase I consists of the redevelopment of Buildings 21 and 24 in the CW3B Sub Area. The compliance list follows the Design Guideline Sections: A. Introduction/intent The redevelopment of Buildings 21 and 24 meets the intent of the Chain Works District (CWD) by reducing sprawl by repurposing existing buildings. B. Sub Areaand Character Intent Buildings 21 and 24 comply with the CW313 intent by promoting higher density, mixed-use buildings. C. Design Review Process This list has been developed to assist the Design Review Committee during the process. D. Precedent Images Not applicable. Phase I consists of existing buildings that define the character of CWD. 113 East t'i emun3 Race, Elmira, New York 1 904 1 P 60T734.3163 1 F 607,134 . 169 1 If.agar .n gineer,cone Page 2 Design Guideline Compliance July 10. 2019 E. Building Guidelines Energy Building 21: The existing roof does not CVrnp|y with the Solar Reflectivity Index (SR|) Of 78 (min.) for O@L roofs. FuiUn2 mBp|8ceDleA1 rOOhDg shall COrnp|y. Even though the operable vviDdDvV guideline is only for new buildings, the Developer does propose new, operable windows for the building redevelopment. Building 24: Phase | includes a penthouse level addition with the proposed roofing C0rnp|yinQ with the 78 (min.) SR|. Even though the operable window guideline is only for new buildings, the Developer does propose new, operable windows for the building redevelopment. Architecture Building 21: The existing 24" L@|| parapet for the f|8L roof complies. The existing fagade materials is concrete, which will be repainted, is @ durable material with @ thickness that is greater than 1/4^ The proposed 8|uDliOu[O CQrOpOSiie panel system Sh8|| also comply. Because of the existing topography and architectural building layout, it VVoU|d be difficult to significantly alter the building fag8de to provide sOl8||-SC8|e detail. Building 21 will be improved by restoring the vviDdQw0 in place Of solid panels and establishing 5iO[gfrODL entrances OD both the 88Si and west elevations. All secondary facades include detailing consistent with the prirn2ryh]Vgde. Building 24: The proposed penthouse addition includes 8 24^ iB|| parapet and other measures of hiding the nneCh8niC@| equipment will also be reviewed. The existing f8gade Dl@tg[i@|s is concrete, which will be repainted, is G durable [O8te[i@| with a thickness that is greater than 1/4" The proposed redevelopment OfBuilding 24 includes street level / at-grade architectural elements to Create small-scale detail, enjoyable at the pedestrian level. All secondary facades include detailing consistent with the priDl@ryf@gade. Windows, Awnings and Doors The windows in both Phase | buildings are rectangular and square with nlu|Up|e panes to be consistent with the character of the buildings. The vvindQvv openings for the existing Upper f|OQrS are not in compliance with the 50% (max.) of the w@|| area for either bUi|ding, however the penthouse addition to Building 24 does comply. There are no 8vvDiOgB or balconies proposed for either building. Building 21 is not currently accessed via the thoroughfare Side of the building. Building 24 has one main entry in the center of the -320' wide building. Because Phase | CDnsiSLS of the redevelopment of existing buildings, it would be difficult to significantly alter the floor plans. The first floor ofboth buildings is proposed COOl[De[CiS| with bsg8deg|azing in compliance with the minimum 70% requirement. There are no proposed opaque obstructions proposed in the glazing area. There are no proposed blank walls for either building's first floor. 1{3 East ChemunQPlace, Bmira, New York 149O4 1 PhO7734,2105 1 FGO7,734 2189 1 Fm8anEngineero.00nn Page 3 Design Guideline Compliance July 18, 2019 Renovation & Reuse of Buildings The redevelopment of Buildings 21 and 24 is in compliance with this Section since at least 20% of the surface will be retained/restored to preserve the existing character of the buildings as required by subsection (b). Landscaping and General Site Street and Yard Landscaping The proposed street trees and rain gardens depicted on CS-5.1 and 5.2 in compliance with this Section. The plant selection is native/climate adapted with non-invasive species. Street Screens and Fences This Section is not applicable for Phase I. Public Planting Areas Additional planting details are required to demonstrate compliance. Street Trees Sheet CS-5.2 demonstrates compliance for this Section since Phase I includes two streets near Building 24. There are no streets proposed near Building 21. The street trees are spaced at no greater than 40 feet except on the east side of both streets where existing topography prohibits the placement of trees or requires the removal of existing vegetation. Parking Lot Requirements There are three existing parking areas to be redeveloped. The existing tree lines will be preserved with all parking lots associated with Phase 1, with additional trees proposed along the boundary, islands, and median. The landscaping plan associated with Building 21 contains twenty-five (25) tree plantings for the proposed 103 parking spaces. The landscaping plan associated with Building 24 contains forty-five (45) tree plantings for the proposed 202 parking spaces. Site Selection for Tree Planting The tree lawns associated with the new thoroughfares are eight (8) feet wide as required. The tree lawns provide greater than the required 50 sf of porous openings. Notes shall be added to the landscaping plan to comply with this Section. All tree plantings will meet the required spacing as outlined in this Section. Plaza Design This Section is not applicable for Phase 1. Subsequent Phases include the demolition of Building 1 1A with the development of a Plaza in compliance with this Section within 1/4mile of Buildings 21 and 24. 113 East Chernung P ace, EEIrnira, New York 14904 1 P 607,734,2165 1 6 607,734 .2169 1 FaganEngineers.corn Page 4 Design Guideline Compliance July 18, 2019 Thoroughfare Assembly Thoroughfares Type A and C are associated with Phase I in the vicinity of Building 24 and are subject to review by the Fire Department for life safety purposes. Signage Not applicable at this time since no tenants have been determined. As tenants are determined for the commercial / office space, they will be directed to the associated signage regulations and restrictions for compliance adherence. Public Lighting As a condition of approval, a final lighting plan complying with this Section will be provided. Please feel free to contact me if you have any questions, comments or require additional information, Sincerely, FAGAN ENGINEERS & LA URVEYORS, P.C. 1" 7/ J 1 J es B. Gensel, P.E., CPESC /esident cc: David Lubin - UnChained Properties, LLC Paul Sylvestri, Esq. - Harter Secrest & Emery, LLP L:\PROJECTS\2011\2011-104Wpprovals\Site Plans\Phase IThase I Design Guidelines 07-18-2019.doc 113 East Chemung Race, Elmira, New York 14904 1 P 60T'734.2165 1 F 60T734 .2169 1 FaganEngineers.com Chain Works District Planned Unit Development SCHEDULE A . DESIGN GUIDELINES December 3, 21 RAFT" City of Ithaca Planned Unit Development Zone Y� > �l fi Z � ti F a Table of Contents A. Introduction B. Sub Area Enumeration and Intended Character C. Design Review Process D. Precedent Images E. Building Guidelines F. Landscaping and General Site Guidelines G. Thoroughfare Assembly K Signage I. Lighting List of Figures and Tables Figure 1 —Chain Works District Location Map Figure 2 —Chain Works District Sub Areas A. Introduction The purpose of this document is to describe the Design Guidelines intended to create a vibrant and walkable mixed-use district in a way that respects and enhances the form and character of the industrial heritage of the Chain Works District. Below, Figure I — Chain Works District Location Map, depicts the Chain Works District boundary and its location within the Town and City of Ithaca. J 'j 10" All"' V, -A a0l Q] 5� KA 'zf V9 T .. ......... MIN _A . .R yy t 1. ......... 7 E ......... 7 1 ......... P. x AIR Figure 1 Chain Works District Location Map 1' |ntent The Chain Works District is intended to: a) Develop and model a neighborhood district designed to accommodate pedestrians and cyclists, with functional and attractive landscaping; b\ Create an identifiable community that bridges the City and Town of Ithaca by reactivating a property with an idle industrial COnlp|eX; C) Avoid sprawl by repurpDsing existing structures with potential future development where adequate infrastructure exists, comprised of greater mix of uses than the existing Industrial zoning a||OvvS; d\ Protect environmentally valuable and sensitive areas by limiting all intense development to approximately one-third of the 95-acre property, retaining open space as an ecological and recreational amenity for the neighborhood and surrounding community; e\ Promote human-scaled development and social connectivity within the Chain VVO[hS District and around the community by creating pedestrian oriented pathways and streets; 0 Encourage walking, biking, car sharing, and public transit byproviding the nlinirDuOl amount of parking necessary for Chain Works District residences and businesses; O) Utilize 8z3ning strategy that creates an aesthetic and safe neighborhood district to help foster a sense Oy community and connectivity with the surrounding cOrOOluOiU88| h\ Improve public access to the South Hill Recreation Way and Black Diamond Trail with the planned Gateway Trail through the Chain Works District; i) Celebrate the property's history by retaining the existing industrial character of the structures in their repWrpQSing; j\ Demonstrate how a meaningful open space network may be created within a former 800,000+ sf industrial complex, in conjunction with potential new infi|| development Ofmixed uses retaining greater open space than is ordinarily required; k) Encourage a vibrant and walkable mixed-use neighborhood. L z _ I W B. Sub Area and Character Intent .. . 28 r 1 T q +�. f CW3 a r *aaacF a a6 s ap 9>,kF Fu?wb`aNa;A x 51YM b,d 4,G ii..y.NVe h'h'k4^d.. 100 t MKBORk€OOV a FIE2At SUS A..FEA:JrCW2,. Nn6...*d ,a tir t,.P d..J UAk4 ae» Y>z, a�C+tl S�C`iL bid A$vP:k�4+tdr Po}s` Mt ixX*+k a.+b'r #a?'xN enxF,�2 `ci,:W3+•�- Figure 2—Chain Works District Sub Areas Sub Areas are delineated within the Chain Works District as shown in Figure 2, Chain Works District Sub Areas. Sub Area and Character Intent Natural Area / CW1. These areas consist of lands approximating or reverting to a wilderness condition, including lands unsuitable for development due to topography, hydrology, or vegetation. The CW1 Sub Area is intended to permanently protect areas from development that would damage the contiguity, quality, character, and ecological function of natural areas. These are permanently preserved as natural open space with the following permitted uses: passive recreation, stormwater management facilities which may consist of constructed wetland or other water cleansing and stormwater practices, gardens, walking / recreational trails that may provide pedestrian connectivity to other zones, and other alike or corresponding non-intrusive uses. New structures are only allowed if they serve as auxiliary to a permitted use. Sheds, park restrooms, pavilions, gazebos, visitor centers, or affiliated buildings needed to maintain this area are examples of permitted auxiliary structures allowed in the Natural Area / CW1. Parking is permitted by special approval, but only appropriate amounts and types of parking will be permitted to support the allowable uses within the district. Neighborhood Center Area / CW3 A&B. These areas will consist of higher density mixed-use buildings that accommodate retail, office, and other commercial uses, rowhouses, apartments, and incubator/artisan uses, and light industrial use are permitted by special permit in buildings #13A, 13B, and 35. Adult uses are excluded. It has a tight network of streets, with sidewalks, and buildings set close to the sidewalks. Open spaces consist of plazas in addition to green space. In the CW3A Sub Area, development is limited to 4 stories. Development in the CW313 Sub Area is limited to 6 stories, with an allowance for an additional 1-2 stories on the downhill side below grade plane. Neighborhood Edge Area / CW3C. This area will consist of higher density residential buildings. Adult uses are excluded. It has a tight network of streets,with sidewalks, and buildings set close to the sidewalks. Open spaces consist of plazas and parks. In the CW3C Sub Area, development is limited to 6 stories with no additional stories allowed on the downhill side below grade plane. C. Design Review Process The City of Ithaca Design Review Ordinance requires design review of projects in the Chain Works District in accordance with Chapter 160: Design Review. The intent is to promote desirable growth and promote excellence in architecture and urban design. The Design Review Committee of the Planning and Development Board is responsible for design review. The Committee will use this document to guide the design review process and make recommendations. In addition to design review, a project must be reviewed by the full Planning and Development Board to verify that it complies with the base zoning standards in the City of Ithaca Municipal Code (in this case, Planned Unit Development 1), the provisions of the Site Plan Review Ordinance and the Findings Statement adopted after completion of the FGEIS for this project. All locally designated historic properties are exempt from design review because they undergo a special approval process conducted by the Ithaca Landmarks Preservation Commission (ILPC). D. Precedent Images The following images were selected as precedents to provide examples of qualities or characteristics that are reflective of and complementary to the Project goals of creating a vibrant, human-scaled mixed—use development while respecting and enhancing the specific industrial heritage of the Project site. CW2A— Scale, Massing and Articulation tt These images exhibit preferred characteristics related to: s: • Building Height y • Building Massing g • Building Scale o� • Material/Cladding Variety • Glazing Percentage • Blank Wall Extents 4. • Fagade Length rON i S s; $: i l,10m, } �sr 3 p it �t Y E,r ro �v� `t lw` v a s. }4 ,krk �'Yt w� omi 4 yp YK e St t a i ... .. �3 J5t t# These images exhibit preferred characteristics related to: { • Building Height • Building Massing • Building Scale Material/Cladding Variety �� • Glazing Percentage t • Blank Wall Extents • Fagade Length Front Fagade Y S Eh> • Front Stoop . Recessed Entry • Landscaped Buffer • Mitigation of Site Grade * k Wmil Million IN µt F z r �v. t� These images exhibit preferred ? characteristics related to: • Building Height t u> • Building Massing g ti � � 3 � ,r,i � • Building Scale £ 8, • Material/Cladding Variety Glazing Percentage Blank Wall Extents • Fagade Length • Front Fagade • Front Stoop • Recessed Entry v • Landscaped Buffer • Mitigation of Site Grade t h nF This image exhibits preferred " - characteristics related to: � • Building Height • Building Massing - Building Scale - Material/Cladding Variety • Glazing Percentage Blank Wall Extents • Fagade Length �3 • Front Fagade Front Stoop t � • Recessed Entry • Landscaped Buffer , . Mitigation of Site Grade 3 — Scale, Massing Articulation t 0YG\ ` This image exhibits preferred characteristics related to • Building Height • Building Massing • Building Scale • Material/Cladding Variety • Glazing Percentage • Blank Wall Extents 3; • Fagade Length 3 Front Fagade �� • Recessed Entry • Structural Articulation/Expression O t , This image exhibits preferred characteristics related to; 1; PM r n . • Building Height • Building Massing • Building Scale `t • Material/Cladding Variety • Glazing Percentage • Blank Wall Extents • Fagade Length • Front Fagade •Articulation/Expression This image exhibits preferred characteristics related to: • Building Height • Building Massing • Building Scale • Material/Cladding Variety • Glazing Percentage • Blank Wall Extents • Fagade Length • Front Fagade • Recessed Entry •Articulation/Expression < This image exhibits preferred characteristics related to: ,t • Building Height • Building Massing • Building Scale K • Material/Cladding Variety �b • Glazing Percentage 4 • Blank Wall Extents Fagade Length . Front Fagade • Front Stoop Landscaped Buffer • Mitigation of Site Grade — Existing Buildings — Scale, Massing rich 1 t ' These images exhibit preferred characteristics related to: t t ttt t ��s4 • Building Height 4S$ • Building Massing • Building Scale �� • Material/Cladding Variety }t y t Glazing Percentage f j}4t tk° • Blank Wall Extents • Fagade Length • Front Fagade • Integration of Existing and New Fs {ee n} This image exhibits preferred characteristics related to: y • Building Height 3 „ • Building Massing • Building Scale r • Glazing Percentage y. • Blank Wall Extents • Fagade Length • Compact Streetscape These images exhibit preferred characteristics related to: • Building Height � • Building Massing • Building Scale • Material/Cladding Variety • Glazing Percentage • Blank Wall Extents ... , v • Fagade Length • Integration of Existing and New �N t R �4tq t E. Building Guidelines Energy a. In new buildings, natural ventilation should be made available to all rooms by providing operable windows where the open window area is at least 4% of the floor area of the room being ventilated. The operable windows should be distributed to maximize the direction of prevailing breezes. b. The Solar Reflectivity Index for flat roofs should be a minimum of 78. c. The Solar Reflectivity Index for sloped roofs should be a minimum of 29. d. The Solar Reflectivity Index for pavement should be a minimum of 29. Except pavement shaded by trees. e. Solar photovoltaic/solar thermal energy systems are permitted. Architecture a. Pitched roofs along frontage line facing facades, if provided, should be symmetrically sloped no less than 5:12, except that roofs for porches, dormers and attached sheds may be no less than 2:12. b. Flat roofs should be screened from view from the frontage line by parapets a minimum of 24 inches high, or higher as required to conceal mechanical equipment. All utilities and mechanical equipment must be screened from public view. (a) Incorporation of mechanicals into stories with occupiable space is encouraged; if this is done, mechanicals will be calculated as part of building height. (b) Alternatively, mechanicals will not be measured as part of building height, provided that: 1) The mechanical equipment is not incorporated into stories with occupiable space; 2) The mechanical equipment is architecturally integrated into the building; and 3) he mechanical equipment is less than one-third of the building footprint and does not exceed 9 feet in height above the roof. c. Frontage line facing facades on floors below 50 feet tall or below any required stepback, should use a durable outer material with a thickness greater than 1/4 inch. Examples: Brick, stone, wood, cement, and traditional stucco/plaster are almost always thicker than 1/4 inch. Thin stucco as applied in many Exterior Insulation and Finish Systems (EIFS), vinyl and aluminum siding, fiberglass and sheet metal panels are frequently thinner than 1/4 inch, and would not comply with this guideline. d. Frontage line facing facades should be constructed from a material that provides small-scale detail. Either the height or width of any material uninterrupted by a change in color or thickness should be less than 8 inches. (For example, lap siding may be unlimited in length as long as it is no more than 8" high) Alternative larger scale durable fagade materials may be allowed through Planning Board review. e. Structures should blend in with natural surroundings and with the colors and textures of the existing/adjacent early twentieth century industrial/historic structures through preferred use of stone, brick, concrete and/or natural wood and/or metal siding. In all cases, structures shall be constructed and maintained so predominating exterior wall colors (including the colors of basement walls on the downhill side of the structure) and sloped roof surfacing materials repeat the colors found most commonly in the land, vegetation and historic buildings around the site. Furthermore, at least 65% of the building facade area should have a light reflectance value (LRV) less than 65%. f. Architectural variety is important for community character. While primary facades facing thoroughfares should be prioritized, secondary facades visible from other properties should include architectural detailing that is consistent with the primary fagade. Windows, Awnings and Doors a. All windows larger than 6 SF in area (with the exception of shopfronts) should be vertical or square in proportion. Arched-top windows are allowed so long as the overall dimensions of the window assembly are taller than they are wide. b. Multi-pane glass or the appearance of multipane glass should be used to break up windows larger than 20 SF, except for shopfront windows. c. Openings above the first story should not exceed 50% of the total building wall area, with each facade being calculated independently. d. Awnings should not be backlit. e. Awnings on shopfronts should be a minimum of 4 feet deep. Adjustable roll-up awnings are encouraged. f. Shopfront awnings are encouraged to encroach above the public pedestrian way as long as no support or structure is lower than 7 feet high within the public right of way. g. Doors of commercial buildings should allow visual access to the interior of the building. h. Balconies and porches should be visibly supported by columns, or architectural brackets, made of or covered by cement, stone, cast iron, wood, steel, aluminum or brick. i. The maximum distance between functional entries measured along thoroughfare is 85 feet. j. Residential fagade glazing (% front fagade area between 2'-12' above the sidewalk) should be at least 30%. k. Commercial fagade glazing (% front fagade area between 2'-12' above the sidewalk) should be at least 70%. 1. A maximum of 20% of the glazing area should be obscured by opaque or translucent obstructions including but not limited to signs, mullions, muntins, decorative architectural elements, screening, frosting, and etching. m. Maximum length of blank walls should be 85'. Renovation & Reuse of Buildings a. The retention of at least 20% of the surface of historic buildings is required except when authorized by the Ithaca Landmarks Preservation Commission and/or NYSOPRHP. Calculating Surface: 1. Each assembly (vertical or horizontal) maybe calculated as up to three layers of surface area. For vertical building elements, the layers include structure, enclosure, and interior finish. For horizontal building elements, the layers include structure, floor finish, and ceiling finish. 2. Structural support elements, such as columns, beams, and studs, are considered part of the larger surfaces they support. Calculate the surface area of these elements as equal to surface area of the wall. 3. Not all projects will have all layers present at the beginning of construction, depending on the state of the building. If a layer that existed before construction or demolition is removed and replaced with new material, it must be included in the calculation. If an existing layer was removed and not replaced, it is excluded from the calculations. Examples: • A project has a floor assembly consisting of structural slab, ceiling tiles, and carpeting. The structural slab and ceiling tiles are reused, but the carpet is removed and not replaced because the design uses the exposed structural concrete as the finish material. Exclude the carpeting from the calculation but count the slab as reused. • A building has an existing steel structure, brick enclosure, and drywall. The project is reusing the structure and enclosure but replacing the existing drywall with new drywall. The team must include all three existing layers in the denominator but only the reused portions in the numerator. .. A building has an existing steel structure and brick enclosure, with no drywall or interior finish. Include only those two layers in the reuse calculations. b. Restoring and /or rehabilitating existing structures-to-remain in a way that preserves, reflects, and promotes the inherent historic and architectural significance of these selected buildings. This may include: • Cleaning and repairing existing exterior walls • When practical, repairing and restoring existing fenestration at existing openings • Replacing existing windows (deteriorated to the point of inoperability) to closely emulate the design, pattern, color, and perhaps material construction of what currently exists on various existing CWD structures • Wherever possible, restoring and maintaining the interior character of key existing structures with additional modifications developed to meet the needs and requirements of potential tenants. • Working with a preservation professional to adequately photo document those structures that will be demolished, so that an historical record will remain of the architecture, context and materials removed. • Selectively preserving historically significant elements of buildings, both internal and external, that contribute to the historical narrative of both the structure and the Morse Chain Factory itself. F. Landscaping and General Site Guidelines Street and Yard Landscaping a. Where feasible and environmentally acceptable, stormwater should be treated, slowed and infiltrated as close to where it falls as possible: Street trees should be planted below the grade of the sidewalk and the street in structural cells with sufficient root space, or in tree lawns. Rain gardens and bioswales should be installed to infiltrate runoff from parking lots, thoroughfares, plazas and other impervious surfaces. Where vegetative solutions are not feasible, porous concrete or porous asphalt may be specified for sidewalks, parking lots, and plazas to infiltrate stormwater. b. Native or climate adapted plant perennial landscapes should replace turf grass where possible and should be diverse. They should be placed lower than walkways, not mounded up. c. All landscaping should be restricted to non-invasive species. d. In addition to these guidelines, all projects should comply with all DEC stormwater requirements. e. Screening, ground cover and other plantings will be considered in site design and site plan review. Street Screens and Fences a. Street screens should be used to screen parking when it is placed along the side of a building. Screening should cover at least 75% of the linear frontage that is not dedicated to the access drive. b. Street screens should be constructed of a material with durability similar to materials guidelines for front facades. Screening should be no more than 25% open and at least 6 feet high. c. Street screens should match the setbacks of adjacent buildings. d. Fences and walls along thoroughfares should be 3.5 feet or lower. e. Chain link fencing should not be erected between the front facade and frontage line. Public Planting Areas a. Planting details should be appropriate to growing healthy trees, taking into account tree species, root medium, and width and soil volume of planter strips or wells. b. Tree species in the project area should not be considered invasive according to USDA or Cornell Cooperative Extension, Street Trees Street trees should be provided on both sides of all streets where possible and practical. Exceptions relate to topography, soil conditions or areas where road follows existing forest that will be maintained. Other site constraints may make street trees inappropriate for a particular location. In addition, the following guidelines apply: CW3A+B: Provide street trees on both sides of at least 60% of new and existing streets within the project between the vehicle travel way and walkway, at intervals averaging no more than 40 feet (excluding driveways and utility vaults). Planting intervals should be appropriate based on type of tree proposed. Parking Lot Requirements Provide shade by planting no fewer than one (1) tree per ten (10) parking spaces in islands within parking areas. Existing trees that are preserved on the edges of parking lots may count against the required tree count if at least 30% of their canopy extends over parking spaces. Site Selection for Tree Planting a. Tree lawns should be equal to or greater than 8 feet wide, wherever possible b. Tree pits should have a porous opening at least 50 square feet (e.g.5' x1 0', 8' x 8', etc.). c. Trees should not be planted: within 20' from the corner of intersecting streets within 35' in front of a stop sign within 15' from hydrants within 15' from a utility or street light pole within 15' of where driveway intersects with thoroughfare within 4' of the street curb (additionally, trees should be planted as far from the sidewalk as possible) d. Breakout underground soil paths between tree lawns and adjacent private green space should be considered when tree lawns are less than or equal to 8 feet wide. This provides a deep path for tree roots to grow into the adjacent private property while minimizing sidewalk damage as the tree grows. e. No tree is to be planted directly under or in competition with an existing large tree. f. For tree planting sites under single or triple phase utility wires, trees that mature at 30' tall or less should be specified. It is preferred that utility wires be located underground. g. Smaller trees (<30' at maturity) require a minimum of 240 cubic feet of soil (e.g.8 x 10 x 3=240 cubic feet) per tree, unless there is opportunity for the tree to grow into adjacent green space. h. Small trees should have a mature shape and stature so that pedestrians may eventually walk under them. i. Medium-large trees (>30' at maturity) require a minimum of 720 cubic feet of soil (e.g. 60' x 6' x 2'=720 cubic feet) per tree, unless there is opportunity for the tree to grow into adjacent green space on the other side of the sidewalk. j. Planning staff may grant an administrative exception to site selection for tree planting guidelines a-i based on professional judgment and site conditions. Tree Planting a. Open planting sites in areas with little or no shade should be given priority over already shaded streets. b. Where feasible, pavement should be removed to make spaces for trees in areas lacking shade. c. On main thoroughfares, large trees maturing at a height greater than 30' should be planted in all sites unless there are primary electric lines overhead. Where primary wires are present, trees maturing at a height of 30' or less should be planted. d. Based on research, planting of bare-root trees in the fall should continue to be the main method of planting. Evergreens or large trees should be planted balled and burlapped in the spring. e. All newly planted trees should have irrigation bags and mulch during their first growing season. f. After the first year, the mulch should be renewed and low expandable tree trunk guards placed around the bases of young trees until they reach 6" caliper. g. In areas with heavy pedestrian traffic, sunken tree pits with grates or a permeable tree pit system aggregate covering are appropriate. h. Species should not be over-planted. As a rule, no one species should make up more than 5% of the total population. i. Species should be used that: 1) Are tolerant of site conditions and not invasive 2) Have few management problems 3) Meet functional and aesthetic needs 4) Are resistant to pests Plaza Design Locate 90% of planned and existing dwelling units and nonresidential use entrances within a 1/4-mile walk of at least one civic and passive use space. The spaces must be at least 1/6 acre in area. Spaces less than 1 acre, such as 'pocket parks,' must have a proportion no narrower than 1 unit of width to 4 units of length. Open Space Courtyards, street-adjacent plazas, linear outdoor dining areas and other open spaces provide places for customers and tenants to gather and engage in activities. When located adjacent to a public space, these features can activate and enhance the pedestrian experience. A project should incorporate open space into a site design where feasible via the following guidelines: • Consider placing an open space so that it is visually and physically connected to a public space. • Link an open space to internal site features and the public realm. • Size an open space to be adequate for its function. • Enclose an open space by framing it with building edges, landscaping or other site elements. • Site an open space to maximize sun exposure. • Program an open space with site features or activities that will keep it lively and occupied. G. Thoroughfare Assembly Intent—Thoroughfare assemblies for the Chain Works District are intended to create streets, roads and sidewalks that prioritize in the following order, slow and safe travel for people walking; people riding bikes; people taking transit; people driving in cars; and lastly, people moving freight. The specific dimensions focus on keeping lane widths to the minimum that is practical in order to calm traffic. On- street parking is encouraged wherever possible to buffer and protect people walking on sidewalks from auto traffic. Vehicular traffic speed and counts are kept low in order to facilitate shared multi-modal uses. Many of the thoroughfare assemblies are designed around a yield condition where two-way traffic is allowed but autos must yield to oncoming traffic in order to pass. This yield condition is described by American Association of State Highway and Transportation Officials (AASHTO) as "typical" for residential streets and it creates the conditions most conducive to naturally slow and careful driving, as is necessary to make roads safe for people walking and biking. In general sidewalks should be at least 5'; however, the City 0fIthaca F,|GDOiDg & DSv8k}prOe[t Board may grant approval for the ADA rnininnUnn. 4'. at its discretion if all ADA conditions are met and special Assembly Type A is intended to serve most of the development, this yield condition street may include occasional bump-outs into the parking area to accommodate street trees if there is not room for a continuous tree lawn due to site topography. With two 8' travel lanes, average size cars (6' wide) will easily pass each other but will naturally slow down to do so. On rare occasions when two larger vehicles encounter each other they may need to yield to pass in driveways, intersections or open parking spaces. People riding bikes will ride in the traffic lanes due to the low expected speeds and traffic counts on these streets. THOROUGHFARE ASSEMBLIES: TYPE A Thoroughfare Type Street Sub Area Assignment CW3 Right-of-Way Width 56 feet Pavement Width 30 feet Movement Slow Design Speed 25 MPH Pedestrian Crossing Time XX seconds Traffic Lanes 2 lanes Parking Lanes Two sides @ 7 feet marked both sides Curb Radius 10 feet Walkway Type 4 foot sidewalk`minimum,8 foot at mixed-use' Planter Type 7 foot planter bump outs Curb Type Granite curb Landscape Type. Trees at 30'o.c.avg. Transportation Provision Bus route and Bikes share lane ................. Perspective View E ........... 6-0" B.-O.. 7'-0" 81-91 81-CF, 7'-0" 81-0,, 6-0" 30'-0" 56-0" Assembly Type B is intended to be used between residential clusters where parking is not needed and as access between existing surface parking lots. This yield condition street will handle low traffic volumes and will encourage slow travel speeds where walking and biking are prioritized. With 16' clear space in the lane and the availability of adjacent sidewalk space without obstructions firetrucks will be able to access and spread supports easily in emergency situations but other large vehicles should not frequently use these roads under non-emergency circumstances. THOROUGHFARE ASSEMBLIES: TYPE B Thoroughfare Type Street Sub Area Assignment CW3 Right-of-Way Width 42 feet Pavement Wdth 16 feet Movement Slaw Design Speed 25 MPH Pedestrian Crossing Time XX seconds Traffic Lanes 2 lanes Parking Lanes None Curb Radius 10 feet Walkway Type 4 foot minimum sidewalk Planter Type 8 foot continuous tree lawn Curb Type Granite curb Landscape Type, Trees at 39 o.c.avg, Transportation Provision Bikes share lane Perspective View Assembly Type C is a one way alley/driveway with parallel parking on one side. The narrow lanes, low speeds and limited traffic make this assembly appropriate for people riding bikes to share the lane with slow moving cars. THOROUGHFARE ASSEMBLIES: TYPE G Thoroughfare Type Street Sub Area Assi gnment CW3 Right-of-'way Width 36 feet minimum Pavement width 15 feet Movement Slow Design Speed 25':MPH Pedestrian Crossing Time XX seconds` Traffic Lanes 1 lane Parking Lanes one-side @ 7 feet minimum unmarked Curb Radius 10 feet VValkway Type 4 foot minimum sidewalk' Planter Type 0 foot continuous planter Curb Type Granite curb Landscape Type. Trees at 30'o.c.avg. Transportation Provision Bikes share lane i i r, t Perspective View T-0. 8'-0" 8'-0.. 4-0" 35'-0" Assembly D is an off-street parking area that also provides emergency fire access, the 20 foot fire lane could be stripped smaller or include a rolled curb area to reduce the space available for cars to keep speed low while maintaining emergency access options. THOROUGHFARE ASSEMBLIES: TYPE Thoroughfare Type Parking alley Sub Area Assignment GW3 Right-of-Way Width NIA Pavement Width 36 feet" Movement Slaw Design Speed 25 MPH Pedestrian Crossing Time N/A Traffic Lanes i lane ; Parking Lanes Reverse angled Curb Radius 10 feet Walkway Type 4-8 foot sidewalk Planter Type 8 That continuous tree lawn Curb Type Granite Curb Landscape Type. Trees at 30'o.c.avg. " Transportation Provision Bikes share lane Perspective View OPI 8'-0 9-01, 16'-0" 20°-D" Assembly Eieapedestrian priorityshared street, also known asaVVooner[ This neighborhood street type aUovvo vehicles as infrequent guests but is mainly intended for people walking and biking. Assembly E will be used exclusively inthe space that will be created between the existing buildings when the development process opens the space between buildings 2-0 and buildings 8, 10 and 13. The area where slow and careful driving is allowed is flush with the sidewalks where driving is not aUowed, people walking and biking will generally use the middle of the road. but have the option of moving to the side to let slow vehicles through. Assembly F is an option for part of the woonerf between the existing buildings, Assembly E,where a planter can further compress the auto traffic lane, forcing a queuing /yield condition where cars in opposite directions must slow and wait for an opportunity to carefully pass — having an exceptional traffic calming effect while also introducing some natural beauty in to the area where there is enough light for trees to survive. Bicycles and people walking will dominate the road way but vehicles will be allowed as careful guests. THOROUGHFARE ASSEMBLIES: TYPE F Thoroughfare Type Woonerf Sub Area Assignment CVV3 Right-of-Way Width 20 feet+J- Pavement Width 20 feet+f- Movement Slow ' Design speed 25 MPH Pedestrian Crossing Time N/A Traffic Lanes 2 lanes yield ' Parking Lanes None,15 minute loading Curb Radius 10 feet Walkway Type 3 foot minimum Flush sidewalk Planter Type 7 foot flush planters Curb Type Flush granite curb Landscape Type Smell trees @ 30 feet o.c, a Transportation Provision Bikes share lane t t Perspective View 3'-0„ 7'-0" 7'-0" 3-0.. 20'-0" IMAM Table XX Signage CW1 CW3ACW3BCW3C SPECIFICATIONS Nameplate Sign �s b.Area max 3 sf i c.Math max lg in . �i @@@ d Height I max3In a Depth{projection - max 4in .. 1 _ f.Cleara nce m3nAft �j g.Apex max 7 ft h.4ettea Height n/a Outdoor Misplay Gasp ti h.Area max 6 sf e>VVfldtlt,. max 3.5 ft Ak d,Height tnax 3. t @.Depth{P in Projection max 5 in J .._. g.clearanee nn 4 ft .. .--. --. h,Apex n/a i,Latter Height n/a Shingle&gn a,Quantity 1 per facade,Y max 6,Area Asf a c WkIth d Height max2ft ,., 1 Depth{Progettinn amas,24t g.clearance min7ft i h.Apex n1a t Letter Height max 6ln 1 Sidewalk Sign 1 � a.Quantrty.. 'I per business 6.Area max a sf c.Mdth maK 261n .. € s d.Haight max 42 in f.Depth Projection n/a g,clearance. n/a h,Apex max 42 in i.Letter Height n/a window Sign a.Quantity I per window b.Area max.25%of glass li c.Width varies d.#Height varies �rRp { Depth/projection n/® g.Clearance; A R h.Apex tt/a s it 1 Lehrer Height max 6 in lE i 20 I ~ Public Lighting Lighting varies in brightness and also in the character of the fixture according bo the Sub Area. "Table XX Lighting Standards by Sub Area" shows three sizes of street light that are appropriate for different contexts and building mounted light requirements. K4oxirnuno light levels measured at the building Frontage Line are described for each Sub Area. All new lighting inthe City of Ithaca must comply with dark sky requirements. 22 Table XX Lighting Standards by Sub Area = Specification, BrGG <I'�g and�20'Tall These lights should rfilybe 1used In auto oriented areas Anenal streets, ind ustrial areas and large parking lots May be used in existing parking lots that area more than 1 00 froma building " OS 21'and>l2 Tall-Ideal for neighborhood streets and pietas Each fxture must have a haWight uplighf--glare (BUG)rating(as defined in IES TM-1 5-11 Addendum A)ofno more than B2 U2 G2 r—ol umn &12 Ta I-:Focused on providing lightfor pedestrians st Tsis l g ht typ e should have an ap earanc e that is ter` Inlerestngfbr pedestrians atcloso range Each fuxture must have a backlight-upligh€glare "(BUG)rating(as defined in IES TM-15 11 Adendurri Ono more.than 02-U2 G2 Bollard 4 Tall Focused on providing fightfnr pedestrians This light type should have an apearanoethat is:. ■ ■ ,■.. t .;■ rnterestng for pedestrians at close range. Each fixture musthave a backlight upllght-glare' (BUG)rating(as defined in IES TM-1 6-11 Addendum A)ofno more than B2 U3 LG2 Huildinq Mounted Each newfixture must have a backlight upl ghi- ■ glare(BUG)rating(as defihe�d in IESTIM-15-11 'Addendum ofno morethan B2 U2-G2 Task Area Average Not to Exceed Wilding Entrance 2 is 5 fC. Active Bul Iding Approach 0.2 fr 5 f Sidewall 0.2 k SLurface of Signs 2 fic P`ark p ru f . tp 2 :1, 4:1) MIS fe 1021C, l".) 2 k 24 POSE'D RESOLUTION Site flan Review Preliminary Final Approval Chain Works District Redevelopment Project Phase 1 620 S Aurora St City of Ithaca Planning Developmentfloard August 27,2019 lW r1 '. the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for the Phase I of the Chain Works District Redevelopment Project (C ) to be located at 620 S. Aurora Street by Jamie Censel of pagan Engineers & Land Surveyors PC, for David Lubin, Project Sponsor, Unchamed'Properties (UP), d the overall proposed CWD seeks to redevelop and rehabilitate the +/- 0,00 - P former Morse ChainiE erson Power Transmission facility, located on a -acre parcel traversing the City and Town of Ithaca's municipal boundary, The applicant has applied to Common Council fear- Planned Emit Development (P ) for a nuxed%rase district, which includes residential, commercial, office, manufaotu' ring and a natural area, and which consists of four primary phases. (1) ;the redevelopment of four existing buildings (21, 24, 33 34)1 (2) ;the repurposing of the remaining existing buildings; (3) potential future developaraenit rithin areas of the remainder of the site adjacent to the existing buildings/parkin areas; and (4) future developments i '` remaining areas of the site. The project also requires a subdivision approval and a prtavals from the Town of Itha a for a Planned'Development Zone and site plan approval., and WHEREAS. The proposed project exceeds to sholds defined -firr Type I projects in both the State and City Environmental Quality Review Law. Type I actions learry with tlaer the, presumption that it is likely to have a significant effect on the environment. Specifically.Abis pr6jett exceeds the hype I thresholds as defined in Chapter 176 of the City of Ithaca Code, Envirownental Quality Il vie ;0rdmanc6, 7 - a ( )(l)(i),0),(k),(n), (2), (6), (2).( )(a)an(l(b) and the sate Envir6firrietatal duality Review Aot T7n (b)(2 ( )x(y)(id),(6)(i),and(iv), and RHEREAS. the City of Ithaca'-"Planning ai d:Developm "card, as Lead,. Agency, made a Positive Declaration of Environmental Significance tart` 9tober 2014, direct g the Project Sponsor to prepare a Draft Generic E-nviromnental Impact Statement(IIGE tqevidu#te potential impacts of the proposed project,and WHEREAS. on, �toher 1 8, 2014$ the Cify taf Ithaca Planning and Development Board held both an Agency Scoping Session and a f'i lic Scoping Session4to ides issues to be analyzed in the GEIS, and WHEREAS. the City.of Ithaca Plainim g and Development board did; can January 13, 20`1 , approve a Scoping Document, and WHEREAS: the City of Ithac yPlanning,afid Development Board, as Lead. Agency for the purpose of enviromnental review, did on March 8,2016 " "° w theDGEIS submitted by the project Sponsor for completeness and adequacy for the purpose of public review anal c _. 'ant, and with the assistance of City Staff and the City's consultants, Adam Walters of Phillips Lytle LLP,find th-&:bGEIS to be satisfactory with respect to its scope, content,and adequacy,and WHEREAS. on March 29, 2016, a public hearing was held by' the Planning and Development hoard to obtain comments from the public on potential environmental impacts of the proposed action as evaluated in the DGEI , and written comments for the same purpose were accepted until May 25 2016,;and WHEREAS. the Planning d I evelopmem card as Lead Agency, did on March.26,2019 accept the final LEIS for the C as complete for filing, having duly considered the potential adverse environmental impacts and proposed mitigating measures as required under 6 NYCRR Part 617 (the SEQRA regulations) and Chapter 176 of the Cite o Ithaca.Code(the City of Ithaca Environmental Quality Review Ordinance,CE R ),and 1 of 3 WHEREAS: on March 26 2019, the Planning]hoard adapted the Findings Statement, which was a"positive" findings statement, meaning that the proposed Project was potentially`appro ale" (a relevant term used in the tate' "SEQR Handbook") oy the Planning Board, as to its site plan, and WMEREAS. the Planning Board has used the Findings Statement to assist in its review of the proposed site plan, and in considering conditions that should be applied to any approval thereof,and WHEREAS. In accordance with the City of Code regarding Pig s; "When and if the Planning acid Development Board has completed its environmental review of the project to the extent required tinder< EQ d CEQRO and has issued a, contingent site plan approval or in the ease of a multiphase project has issued a preliminary contingent site plan approval of multiple phases along with a final contingent site plat approval of at least one phase, the project will return to the Common Council for final consideration of the adoption of the P D,which at Council°s discretion may be authorized for one or all phases of a multiphase project, and WHEREAS. this is a multiphase project, for which the Planning board granted preliminary site plan approval for the Conceptual Overall Site Layout Plan on May 28, 2019, with the condition that prior to final site plan approval of` Phase' 1, the applicant must submit a full site plan review application that includes all required materials and demonstrates compliance with the FGEIS, the approved conceptual site 'layout plan d the proposed Chainworks District PUD and Design Guidelines, and WHEREAS. the applicant is now seeking final site plan approval for Phase l of the project which involves the redevelopment of the existing Buildings 21 and 24 and associated site Work as outlined in the GEIS.As stated in the GEI , Building 21 is a 4-story building with a total gross floor area (GFA) of 43,400 sf and will be redeveloped as cc nim rcial/off`ice space. As the original windows of Building,21 were removed and infilled with panels,the Applicant proposes to remove the panels and installed new windows. The concrete fapde will be restored and painted. New aluminum storefronts entrances will be installed at the front andt rear main doors. Building 24 is an 117,450 sf, -story building with a basement level that is partially exposed.. The proposal is to redevelop the basement level and first story as commercial/office space,redevelop the;second and third story as residential, and construct a new fourth story for residential use -for a total space of 135,450 sf. The existing portion of the building is also concrete that will be restored and painted.All windows will be replaced in compliance with the current building code. Associated site work involves the sidewalk and parking area restoration,resurfabing of existing parking areas,pavement reductions to defir e the access and parking areas, new sidewalks can. Turn,er Place, landscaping„ and limited site prep for future buildings, Phase I will be accessed via Drives l and lI on NYS route 96B with a connection through to Building 24. The access to building 24 also includes access can."I er Place and South Cayuga Street. Phase 1 is in the proposed CW3B Sub Area of the Chainworks District PLM, and WHEAEAS.- the Board has, on August 27, 2019 reviewed and accepted as adequate the following plans: "Existing Conditions( _2)" "Demolition and Phasing ;Mara (CS-3)" "Site Plan (CS-4)", "Landscaping Plan (CSµ5.1 & CS- 5 2)", "Utility flan (CS-7)", `Civil Details (CS-8)", "E S Plan (C _9)" and E : .Details (CS-1 )" all with the latest revision date of - -19 and prepared by Fagan Engineering , and "Building 21 Elevations (A-1)", "Building 24 Elevations (A_2)" "Building 21 Flour Plan(A-3)"and "Building 24 Floor Plata (A-4)", all with the latest revision date of ®2-19 and prepared by CIS Architects, and ether application,materials, and WHEREAS. the Planning Board has determined that the .Phase 1 of the project complies with the proposed Design Guidelines, except in the following cases: INSERT INFORMATION WHEREAS: ll',lSEI T°Statement about Potential changes to the PUD 2 cif 3' now, therefore, be it ED that the Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to Phases l of the proposed Chainworks Distract Project, subject tole following con,ditions: INSERT RT All Conditions From Findings Statement: Additional Conditions Identified Durin2 Site Plan Review: 1. Adoption of the proposed PUD by Common Council . Adoption of the Proposed PDZ by the Town of Ithaca. Submission of a construction management information to include r<rh ber of contractors, hours of operations, contractor parking and delivery and hauling routes . Submission of information regarding bile parking and storage and,rack type 5. Sub nissioir of a more detailed landscaping plang,=showin among other things,planting specifications, . Approval of subdivision,to include finalization of the easement for the Gateway,ay,trail d Response to the Tompkins County Energy Guidelines '. Submission to and approval by the Planning Board of all project details including building materials, site furnishings, si na e, lighting etc, Approval in writing from the Ithaca Fire Department that all fire access requirements have been satisfied, and Moved by. nd by In Favor: Against: Abstain: Absent: Vacancies: Done of Agency Use Only[If applicable] Full Environmental Assessment Form Project 130 cherry St Part 2-Identification of Potential Project Impacts Date: 3-7-18 Updated 7/18/19 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 walls 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"whole 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) I "Yes", answer questions a-j. ff`No", move on to Section 2. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may involve construction on land where depth to water table is E2d ❑ ❑ less than 3 feet. b.The proposed action may involve construction on slopes of 15%or greater. E2f ® ❑ c.The proposed action may involve construction on land where bedrock is exposed,or E2a ® ❑ generally within 5 feet of existing ground surface. d.The proposed action may involve the excavation and removal of more than 1,000 tons D2a ® ❑ of natural material. e. The proposed action may involve construction that continues for more than one year Dle ® ❑ or in multiple phases. f.The proposed action may result in increased erosion,whether from physical D2e,D2q ® ❑ disturbance or vegetation removal(including from treatment by herbicides). g.The proposed action is,or may be,located within a Coastal Erosion hazard area. Bli ® ❑ h. Other impacts: ❑ ❑ Page 1 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) I "Yes", answer questions a- c. I "No", move on to Section 3. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.Identify the specific land form(s)attached: Egg ❑ ❑ b.The proposed action may affect or is adjacent to a geological feature listed as a E3c ❑ ❑ registered National Natural Landmark. Specific feature: c. Other impacts: ❑ ❑ 3. Impacts on Surface Water The proposed action may affect one or more wetlands or other surface water NO OYES bodies (e.g., streams,rivers,ponds or lakes). (See Part 1_ D.2,E.2.h) I "Yes", answer questions a- 1. If `No", move on to Section 4. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may create a new water body. D2b,D 1 h ® ❑ b.The proposed action may result in an increase or decrease of over 10%or more than a D2b ® ❑ 10 acre increase or decrease in the surface area of any body of water. c. The proposed action may involve dredging more than 100 cubic yards of material D2a ® ❑ from a wetland or water body. d.The proposed action may involve construction within or adjoining a freshwater or E2h tidal wetland,or in the bed or banks of any other water body. e.The proposed action may create turbidity in a waterbody,either from upland erosion, 132a,D2h ® ❑ runoff or by disturbing bottom sediments. f. The proposed action may include construction of one or more intake(s)for withdrawal D2c ® ❑ of water from surface water. g.The proposed action may include construction of one or more outfall(s)for discharge D2d ® ❑ of wastewater to surface water(s). It.The proposed action may cause soil erosion,or otherwise create a source of D2e ® ❑ stormwater discharge that may lead to siltation or other degradation of receiving water bodies. i. The proposed action may affect the water quality of any water bodies within or E2h ® ❑ downstream of the site of the proposed action. j.The proposed action may involve the application of pesticides or herbicides in or D2q,E2h ® ❑ around any water body. k.The proposed action may require the construction of new, or expansion of existing, D 1 a,D2d ® ❑ wastewater treatment facilities. Page 2 of 10 1. Other impacts: ❑ 4. Impact on groundwater The proposed action may result in new or additional use of ground water, or ❑NO W]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 No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may require new water supply wells,or create additional demand D2c on supplies from existing water supply wells. b.Water supply demand from the proposed action may exceed safe and sustainable D2c ❑ ❑ withdrawal capacity rate of the local supply or aquifer. Cite Source: c. The proposed action may allow or result in residential uses in areas without water and Dla,D2c 0 El sewer services. d.The proposed action may include or require wastewater discharged to groundwater. 132d,E21 e. The proposed action may result in the construction of water supply wells in locations 132c,Elf, ® ❑ where groundwater is,or is suspected to be,contaminated. Elg,Elh f. The proposed action may require the bulls storage of petroleum or chemical products 132p,E21 ® ❑ over ground water or an aquifer. g.The proposed action may involve the commercial application of pesticides within 100 E2h,D2q, ❑ ❑ feet of potable drinking water or irrigation sources. E21,D2c h. Other impacts:proposed project will create 8,530 glday new demand for water ® ❑ 5. Impact on Flooding The proposed action may result in development on lands subject to flooding. ❑NO ❑YES (See Part 1. E.2) I "Yes", answer questions a- Q. If"No", move on to Section 6. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may result in development in a designated floodway. E2i 0 ❑ b.The proposed action may result in development within a 100 year floodplain. E2j ❑ ❑ c. The proposed action may result in development within a 500 year floodplain. E2k ® ❑ d.The proposed action may result in,or require,modification of existing drainage D2b,D2e ❑ ❑ patterns. e.The proposed action may change flood water flows that contribute to flooding. D2b,E2i, ® ❑ E2j,E2k f.If there is a dam located on the site of the proposed action,is the dam in need of repair, E 1 e ® ❑ or upgrade? Page 3 of 10 g. Other impacts: ❑ I ❑ 6. Impacts on Air The proposed action may include a state regulated air emission source. [:]NO ZYES (See Part 1. 13.2.17., D,2,h,D2.g) If"Yes", answer questions a-f. If"No", move on to Section 7. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur 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) D2g ® ❑ ii. More than 3.5 tons/year of nitrous oxide(N20) D2g ® ❑ iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons(PFCs) D2g ❑ ❑ iv.More than.045 tons/year of sulfur hexafluoride(SF6) D2g ® ❑ v. More than 1000 tons/year of carbon dioxide equivalent of D2g ❑ ❑ hydrochloroflourocarbons(HFCs)emissions vi.43 tons/year or more of methane D2h ® ❑ b.The proposed action may generate 10 tons/year or more of any one designated D2g ® ❑ hazardous air pollutant,or 25 tons/year or more of any combination of such hazardous air pollutants. c. The proposed action may require a state air registration,or may produce an emissions D2f,D2g ® ❑ 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. d.The proposed action may reach 50%of any of the thresholds in"a"through"e", D2g ® ❑ above. e. The proposed action may result in the combustion or thermal treatment of more than 1 D2s 0 ❑ ton of refuse per hour. f Other impacts:on-site air Quality may be impacted by adjacency to metal scrap yard-see Fart 3 ❑ ❑ 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 Lf"Yes", answer uestions a- `. T "No", move on to Section&. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may cause reduction in population or loss of individuals of any E2o ❑ 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. b.The proposed action may result in a reduction or degradation of any habitat used by E2o ® ❑ any rare,threatened or endangered species,as listed by New York State or the federal government. c. The proposed action may cause reduction in population,or loss of individuals,of any E2p ® ❑ 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. d.The proposed action may result in a reduction or degradation of any habitat used by E2p ® ❑ any species of special concern and conservation need,as listed by New York State or the Federal government. Page 4 of 10 e.The proposed action may diminish the capacity of a registered National Natural E3c 0 ❑ Landmark to support the biological community it was established to protect. f. The proposed action may result in the removal of,or ground disturbance in,any E2n ® ❑ portion of a designated significant natural community. Source: g.The proposed action may substantially interfere with nesting/breeding,foraging,or E2m 0 ❑ over-wintering habitat for the predominant species that occupy or use the project site. h.The proposed action requires the conversion of more than 10 acres of forest, Elb ® ❑ grassland or any other regionally or locally important habitat. Habitat type&information source: i.Proposed action(commercial,industrial or recreational projects,only)involves use of D2q ❑ ❑ herbicides or pesticides. j.Other impacts:Removal of approximately 20 trees-including some on adjacent land. ❑ ❑ 8. Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) RINO YES I "Yes", answer questions a- h. I "No", move on to Section 9. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may impact soil classified within soil group 1 through 4 of the E2c,E3b ❑ ❑ NYS Land Classification System. b.The proposed action may sever,cross or otherwise limit access to agricultural land Fla,Elb ❑ ❑ (includes cropland,hayfields,pasture,vineyard,orchard,etc). c. The proposed action may result in the excavation or compaction of the soil profile of E3b ❑ ❑ active agricultural land. d.The proposed action may irreversibly convert agricultural land to non-agricultural Elb,E3a ❑ ❑ uses,either more than 2.5 acres if located in an Agricultural District,or more than 10 acres if not within an Agricultural District. e. The proposed action may disrupt or prevent installation of an agricultural land El a,Elb ❑ ❑ management system. f. The proposed action may result,directly or indirectly,in increased development C2c,C3, ❑ ❑ potential or pressure on farmland. 132c,D2d g.The proposed project is not consistent with the adopted municipal Farmland C2c ❑ ❑ Protection Plan. h. Other impacts: ❑ ❑ Page 5 of 10 9. Impact on Aesthetic Resources The land use of the proposed action are obviously different from, or are in [:]NO OYES sharp contrast to, current land use patterns between the proposed project and a scenic or aesthetic resource. (Part 1. E.La, E.Lb, E.3.h.) If"Yes", answer questions a. 10. Relevant No,or Moderate Part I small to large Question(s) impact impact may may oc ur occur a. Proposed action may be visible from any officially designated federal, state, or local E3h 0 El scenic or aesthetic resource. b.The proposed action may result in the obstruction,elimination or significant E3h,C2b 0 E] screening of one or more officially designated scenic views. c. The proposed action may be visible from publicly accessible vantage points: E3h i. Seasonally(e.g.,screened by summer foliage,but visible during other seasons) ID 0 ii.Year round El d.The situation or activity in which viewers are engaged while viewing the proposed E3h action is: E2q, i. Routine travel by residents,including travel to and from work El 0 ii. Recreational or tourism based activities Elc El IZI e. The proposed action may cause a diminishment of the public enjoyment and E3h El appreciation of the designated aesthetic resource. f. There are similar projects visible within the following distance of the proposed Dla,Ela, El project: Dlf,Dlg 0-1/2 mile 1/2-3 mile 3-5 mile 5+ mile g. Other impacts: El El 10. Impact on Historic and Archeological Resources r-7-i The proposed action may occur in or adjacent to a historic or archaeological yJNO YES resource. (Part 1. E.3.e, f. and g.) If"'Yes", answer questions a - e. If"'No", go to Section 11. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may occur wholly or partially within, or substantially contiguous E3e 13 0 to,any buildings,archaeological site or district which is listed on or has been nominated by the NYS Board of Historic Preservation for inclusion on the State or National Register of Historic Places. b.The proposed action may occur wholly or partially within,or substantially contiguous E3f 0 0 to,an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory. c. The proposed action may occur wholly or partially within,or substantially contiguous E3g 0 13 to,an archaeological site not included on the NY SHPO inventory. Source: Page 6 of 10 d. Other impacts: 0 0 If any of the above(a-d)are answered"Moderate to large impact may e. 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 E3e,E3g, 0 0 of the site or property. E3f ii. The proposed action may result in the alteration of the property's setting or E3e,E3f, 0 11 integrity. E3g,E I a, Elb iii. The proposed action may result in the introduction of visual elements which De,E3f, 1-1 13 are out of character with the site or property,or may alter its setting. E3g,E3h, C2,C3 11. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a NO ZYES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part 1. C.2.c, E.I.c., E.2.q.) If"Yes", answer questions a- e. If"No", go to Section 12. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may result in an impairment of natural functions,or"ecosystem D2e,Elb services",provided by an undeveloped area,including but not limited to stormwater E2h, storage,nutrient cycling,wildlife habitat. E2m,E2o, E2n,E2p b.The proposed action may result in the loss of a current or future recreational resource. C2a,E I c, C2c,E2q c. The proposed action may eliminate open space or recreational resource in an area C2a,C2c with few such resources. Elc,E2q d.The proposed action may result in loss of an area now used informally by the C2c,El c El community as an open space resource. e. Other impacts: El 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical Lj�j NO YES environmental area(CEA). (See Part 1. E.3.d) If"Yes", answer questions a- c. �f"No", go to Section 13. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may result in a reduction in the quantity of the resource or E3d 0 1:3 characteristic which was the basis for designation of the CEA. b.The proposed action may result in a reduction in the quality of the resource or EM 0 1:1 characteristic which was the basis for designation of the CEA. c. Other impacts: 0 0 Page 7 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) I "Yes", answer questions a- . I "No", go to Section 14. Relevant No,or Moderate Part I small to large Question(s) impact impact may _TAy occur occur a.Projected traffic increase may exceed capacity of existing road network. D2j ® ❑ b.The proposed action may result in the construction of paved parking area for 500 or D2j ® ❑ more vehicles. c. The proposed action will degrade existing transit access. D2j ® ❑ d.The proposed action will degrade existing pedestrian or bicycle accommodations. D2j ® ❑ e.The proposed action may alter the present pattern of movement of people or goods. D2j ® ❑ £ Other impacts: ❑ ❑ 14. Impact on Energy The proposed action may cause an increase in the use of any form of energy. NO ©YES (See Part 1. D.21) 1C"Yes", answer uestions a- e. T "No", o to Section I5. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action will require a new,or an upgrade to an existing, substation. D2k 0 ❑ b.The proposed action will require the creation or extension of an energy transmission D 1 f, ❑ ❑ or supply system to serve more than 50 single or two-family residences or to serve a Dlq,D2k commercial or industrial use. c. The proposed action may utilize more than 2,500 MWhrs per year of electricity. D2k ® ❑ d.The proposed action may involve heating and/or cooling of more than 100,000 square Dlg ® ❑ feet of building area when completed. e.Other Impacts:Project will increase electrical demand by 923,118 kWhlyr ® ❑ 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.) I "Yes", answer uestions a- I `1Vo", o to Section 16. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may produce sound above noise levels established by local D2m regulation. b.The proposed action may result in blasting within 1,500 feet of any residence, 132m,Eld ® ❑ hospital,school,licensed day care center,or nursing home. c. The proposed action may result in routine odors for more than one hour per day. D2o ® ❑ Page 8 of 10 d.The proposed action may result in light shining onto adjoining properties. D2n ® ❑ e. The proposed action may result in lighting creating sky-glow brighter than existing D2n,El ® ❑ area conditions. f. Other impacts: ❑ ❑ 16. Impact on Human Health The proposed action may have an impact on human health from exposure ❑NO ©YES to new or existing sources of contaminants. (See Part 1.D.2.q., E. d. f. g. and h.) I "Yes", answer questions a-m. ff"No", go to Section 17. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action is located within 1500 feet of a school,hospital,licensed day E1d ® ❑ care center, rou home,nursil7 home or retirement communit . b.The site of the proposed action is currently undergoing remediation. Elg,Elh ® ❑ c. There is a completed emergency spill remediation,or a completed environmental site Elg,Elh ® ❑ remediation on,or adjacent to,the site of the proposed action. d. The site of the action is subject to an institutional control limiting the use of the Elg,Elh ® ❑ property(e.g.,easement or deed restriction). e. The proposed action may affect institutional control measures that were put in place Elg,Elh ® ❑ to ensure that the site remains protective of the environment and human health. f. The proposed action has adequate control measures in place to ensure that future D2t ® ❑ generation,treatment and/or disposal of hazardous wastes will be protective of the environment and human health. g.The proposed action involves construction or modification of a solid waste D2q,Elf ® ❑ management facility. h.The proposed action may result in the unearthing of solid or hazardous waste. D2q,Elf ® ❑ i. The proposed action may result in an increase in the rate of disposal,or processing,of 132r,D2s ® ❑ solid waste. j. The proposed action may result in excavation or other disturbance within 2000 feet of Elf,Elg ® ❑ a site used for the disposal of solid or hazardous waste. Elh k.The proposed action may result in the migration of explosive gases from a landfill Elf,Elg ® ❑ site to adjacent off site structures. 1.The proposed action may result in the release of contaminated leachate from the 132s,E If, ® ❑ project site. D2r in. Other impacts:on site air quality may be impacted as a result of adjacency to metal sera ❑ yard. See Part 3 Page 9 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 No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action's land use components may be different from,or in sharp C2,C3,DI ❑ ❑ contrast to,current surrounding land use pattern(s). Ela,Elb b.The proposed action will cause the permanent population of the city,town or village C2 ❑ ❑ in which the project is located to grow by more than 5%. c.The proposed action is inconsistent with local land use plans or zoning regulations. C2,C2,C3 ❑ ❑ d.The proposed action is inconsistent with any County plans,or other regional land use C2,C2 ❑ ❑ plans. e. The proposed action may cause a change in the density of development that is not C3,D 1 c, ❑ ❑ supported by existing infrastructure or is distant from existing infrastructure. Did,Dlf, Did,Elb f. The proposed action is located in an area characterized by low density development C4,D2c,D2d ❑ ❑ that will require new or expanded public infrastructure. D2j g.The proposed action may induce secondary development impacts(e.g.,residential or C2a ❑ ❑ commercial development not included in the proposed action) h. Other: ❑ ❑ 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. [:]NO ❑f YES (See Part 1. C.2, C.3,D.2, E.3) I "Yes", answer questions a-g. I "No",proceed to Part 3. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may replace or eliminate existing facilities,structures,or areas E3e,E3f,E3g ® ❑ of historic importance to the community. b.The proposed action may create a demand for additional community services(e.g. C4 ® ❑ schools,police and fire) c. The proposed action may displace affordable or low-income housing in an area where C2,C3,Dlf ® ❑ there is a shortage of such housing. Dig,Eta d.The proposed action may interfere with the use or enjoyment of officially recognized C2,E3 ® ❑ or designated public resources. e. The proposed action is inconsistent with the predominant architectural scale and C2,C3 ® ❑ character. f.Proposed action is inconsistent with the character of the existing natural landscape. C2,C3 ® ❑ Ela,Elb E2 ,E2h g. Other impacts: ❑ ❑ PRINT FULL FORM Page 10 of 10 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[iiI F ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration Any text differing from the -23-19 FEAF Part III is underlined, PROJECT DESCRIPTION The applicant proposes a five-story building approximately 63 feet in height with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet.The site is currently the location of AJ Foreign Auto.The program includes ground floor covered parking for approximately 36 vehicles, plus 7,600 SF of retail/office and amenity space geared towards artists' needs. Building levels two through five will house approximately 120 studio, one-bedroom and two-bedroom residential units. The total building square footage is 97,500 SF. All residential rental units will be restricted to renters earning 50 to 80 percent of the Area Median Income (`°AMI").The north edge of the property will include a publicly accessible path leading to the Inlet.The project may require approval from NYSDEC for proposed improvements to their adjacent property. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-413(1)(k), (h)[2], (n), and the State Environmental Quality Review Act ("SEQRA") § 617.4(b)(11) for which the Lead Agency made a negative declaration of environmental significance on April 23, 2019. In May 2019, during which time the Lead Agency was preparing for final site plan approval of the project, the Lead Agency was presented with new information pertaining to potential environmental conditions on the site related to air quality. In accordance with §176-7 E. of CEQR and §617.7(e)of SEQRA,the Lead Agency decided to amend this negative determination in order to consider the new information in the environmental review. IMPACT ON LAND The .82-acre project site is on Cherry Street and adjacent to Cayuga Inlet. Cherry Street is primarily characterized by industrial and commercial land uses, while the Cayuga Inlet and its banks are used for passive recreation and boating. According to information provided by the applicant, the project site has been fully developed since 1910, initially for residential uses and then subsequently redeveloped for commercial use in the late 1970s.The site may have been used as a filling station before operating as an automotive repair facility for the last 20 years (i.e.,AJ Foreign Auto). The project site is currently used as an automotive repair business and is occupied by an approximately 5,000 SF one-story building and a large unpaved parking and car storage area. The southern edge of the site contains some vegetation and trees. Based on information provided by the applicant in their March 6, 2019, submission, preliminary soil borings have been completed and the building foundation will be deep piles with cap footing,grade beams and structural slab on grade, where required. The estimated depth to bedrock on the site ranges from 1 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[iii ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration approximately 70 feet to 100 feet below grade. As a result, no blasting is anticipated for construction. Based on information provided by the applicant, pile driving will last 35 days or approximately 6 weeks. IMPACT ON SURFACE WATER The project site is adjacent to the Cayuga Inlet. Construction is anticipated to last approximately 18 months. During site preparation and foundation construction, there will be increased potential for erosion that may impact the Inlet. The applicant has submitted an Erosion and sedimentation Plan dated 3-6-19 showing silt fencing around the perimeter of the property and other erosion control measures. The applicant has also submitted information about stormwater management on the drawing titled "Utility Plan (C6)" dated 3-6-19. The notes state that on-site stormwater will be managed through the use of (at least) two drywell structures within the parking garage. Overflow will be directed into the City's existing storm sewer on Cherry Street. The City Stormwater Officer will review these plans as well as the SWPPP,which will address construction and post-construction stormwater practices. The applicant has also stated that choice of stainless steel material for outdoor screening will avoid adverse impacts that other materials may have on adjacent waterways (e.g., Corten steel) as they begin to weather. In addition,the applicant notes: the design of the building has been moving toward a CMU first floor wall system along with ribbed/corrugated metal paneling. This allows for the use of prefinished metal siding that should not corrode or degrade into any local water sources." The Lead Agency has determined that based on the information above, no significant impact to surface water is anticipated. IMPACT ON GROUNDWATER According to information provided by the applicant on January 15, 2019, the proposed project is located in an area currently serviced by public utilities (e.g., water and sewer). The project will be served by potable water provided by the City of Ithaca, and will not draw from groundwater resources.Anticipated water demand is approximately 8,350 gallons per day, which the existing public water supply has the capacity to service. The project site is listed in the NYSDEC Environmental Site Remediation database(site no.755007) due to historic coal tar contamination. According to the NYSDEC's March 2003 Record of Decision for the site, the NYSDEC concluded that no further action was required,and no use restrictions needed to be imposed on the site. The proposed land use for the site is lower intensity than historic uses, being primarily residential and public gathering space, and therefore no contaminants are anticipated to be introduced to the site. The Lead Agency has determined that based on the information above, no significant impact to groundwater is anticipated. 2 PROPOSED RESOLUTION Site Plan Approval Amended Negative Declaration 130 Cherry Street-Arthaus City of Ithaca Planning &Development Board July 23,2019 WHEREAS. on April 23, 2019, the City of Ithaca Planning and Development Board determined that the proposed Arthaus Project at 130 Cherry St would 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, and WHEREAS. the applicant proposes an as-of-right five-story building approximately 63 feet in height with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet. The program includes ground floor covered parking for approximately 36 vehicles, plus 7,600 SF of potential retail/office and amenity space geared towards artists' needs. Building levels two through five will house approximately 120 studio, one-bedroom and two-bedroom residential units. The total building square footage is 97,500 SF. The north edge of the property will include a publicly accessible path to the Inlet, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance § 176-413(1)(k), (h)[2], (n), and the State Environmental Quality Review Act("SEQRA") § 617.4(b)(I 1), both of which require environmental review, and WHEREAS. in accordance with §176-7 E. of CEQR and §617.7(e) of SEQRA, the City of Ithaca Planning and Development Board acting as Lead Agency has determined that (1) new information has been discovered, and the Lead Agency has determined that no significant adverse impact will occur, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on June 25, 2019 reviewed and accepted as adequate the new information consisting of. a revised Full Environmental Assessment Form (FEAF), Parts 2 and 3, prepared by Planning staff and a letter and from Peter Wissoker dated May 28, 2019, and supporting material, a response letter from J Kevin Cassil, Principal Scientist for Environmental Works, INC. dated June 10, 2019, and a report titled Metals in Air Testing Area IH Ambient Air Sampling Delta Project No. 2019.316.001, and other supporting materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby amend the Negative Declaration issued on April 23, 2019 to include the above-mentioned information in the environmental record, and be it further RESOLVED: that based on all supporting documentation related to air quality, the City of Ithaca Planning and Development Board, acting as Lead Agency, does hereby determine that the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: None Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[ifl ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration IMPACT ON FLOODING The project site is not located in a 100-or 500-year flood zone. The Lead Agency has determined that based on the information above, no significant impact on flooding is anticipated. IMPACTS ON AIR See Impacts to Human Health According to information provided by the applicant, construction is projected to last approximately 18 months. During construction, generators may be required to provide power to the site. 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 the mitigation measures during construction identified above, no significant impact to air is anticipated. IMPACT ON PLANTS AND ANIMALS According to the Demolition Plan provided on March 6, 2019, proposed redevelopment will require the removal of approximately 20 trees,which primarily consist of box elder with a few catalpa and red maples. Twelve of the 20 trees identified for removal are 8" or greater DBH. Wildlife likely to be encountered on or near the project site include invertebrates and occasional birds. The New York Natural Heritage Program identifies the gray petaltail dragonfly as a species of "special concern," indicating that it is at risk of becoming threatened.The general habitat of the gray petaltail can be described as hillside seeps and fens in areas of deciduous forest (Dunkle 2000). According to the New York Natural Heritage Program: "In New York, all known populations are found at rocky gorges and glens with deciduous or mixed forests. Small shallow streams flow through the gorges and glens, and these streams are fed by hillside seepage areas, groundwater fed seepage streamlets or fens. 3 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III r3[iiI ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration The seepage areas represent the larval habitat for these populations, while the adults use both the seepage areas and the stream courses." Population loss of this species has primarily been attributed to suburban development trends.The project site is a previously developed site that is noted for relatively flat terrain, despite being located adjacent to the Cayuga Inlet. In addition, no development is proposed on or near the banks, which is part of a NYSDEC easement. Based on the development history of the site and its historic uses, it is unlikely that any wildlife habitat exists on the project site. Therefore, 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. However, the project site will be highly visible from residential areas across the Inlet, waterfront natural areas, open spaces and parks, and other vantage points within the waterway and around its edges. The applicant has designed the project to both retain the industrial aesthetic of the surrounding land uses and be compatible with its adjacency to waterways and recreational areas. The project incorporated the following features to achieve this end: • Materials colors will vary from dark to light as the building rises • The water-facing side of the building has variation of the fagade plan to break up the mass • Several features connect the project to the water—including a public walkway form Cherry Street to the water's edge and a proposed patio area • The project includes trees on two sides of the building Both the building design and landscape plan will be further developed during site plan approval. See also Impacts on Open Space and Recreation, Impacts on Critical Environmental Areas,and Consistency with Community Character. Based on the information above,the Lead Agency has determined that no significant impacts to aesthetic resources is anticipated. 4 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[iil ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration 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. According to the NYSDEC EAF Mapper, the site is located in an archaeologically sensitive area. However, the site has experienced extensive prior disturbance based on its use for industrial/commercial purposes, so no archaeological resources are anticipated to be encountered or disturbed during construction. As a result of historic site use and based on the information provided above, the Lead Agency has determined no significant impact on historic and archaeological resources is anticipated. IMPACT ON OPEN SPACE AND RECREATION The project site will be highly visible by users of the Inlet and the existing Cayuga Waterfront Trail, and to proposed segments of the existing Black Diamond Trail. The Cayuga Waterfront Trail is a 5.5 mile multi- use trail that connects many of Ithaca's waterfront destinations, including Cass Park,the Farmers' Market, and the Visitors' Center. The Black Diamond Trail is a 15-mile pedestrian and cyclist trail located on the western shore of Cayuga Lake. The trail connects four major state parks, as well as other regional community destinations. Improvements include development of segments from which the project site may be visible. Both of these recreational resources, as well as Cass Park, currently have views of the Cherry Street industrial area and the project site. As these corridors transition, efforts are being made to fit into the community character while also accommodating changing land uses. The project aims to incorporate architectural styles that are compatible with the surrounding area, while accommodating a transitioning land use that is in synergy to the vision for the Enterprise Zone,as defined in Plan Ithaca.As such, no major impact to open space and recreation is anticipated, but the project aims to improve the character of the site from automotive to mixed-use with public access areas, providing more public spaces and amenities. See also Impacts on Community Character. 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 is Octopus Cliffs (UNA 137), which is located across the Cayuga Inlet from the site. Although the project will be visible, the applicant is carefully considering architectural 5 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[iiI ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration materials and colors that will coincide with the surrounding transitional industrial corridor, and be less impactful to natural areas, residences, and parks that may be impacted by the structure. 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 proposed project is primarily a residential development with some public gathering space on the main floor to be utilized during special events. It is estimated that morning traffic generated will be an average of approximately 38 additional trips. The average number of trips generated during the afternoon peak hours is estimated to be 49 additional trips. According to the City Engineer in correspondence dated February 25, 2019, the existing road infrastructure and planned improvements (e.g., Brindley Street Bridge project)will adequately serve this projected demand. The project proposes on street parking and a sidewalk in front of the building.As it appears that these are not in the public ROW, an access easement will be required. Line of sight will be evaluated before a landscape plan is finalized. The site will accommodate approximately 36 new on-site parking spaces for residential and guest parking and five parallel parking spaces along Cherry Street. Special events are anticipated to occur during limited days/times on the evenings and weekends. Surrounding businesses primarily have daily operation schedules and are industrial in nature, with the exception of Found Flea and Cherry Arts, which also have some evening and weekend operations.As a result, it is not anticipated that site traffic will interfere with traffic and circulation from surrounding land uses. In addition,the project team is accommodating approximately 54 enclosed and secure bike parking spaces dedicated for resident use, and approximately 8 outdoor bike parking spaces are proposed for visitors. The team is also in discussions with Ithaca Carshare, LimeBike, and TCAT bus service regarding the potential location of these services on or near the project site to encourage alternate transportation options. 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 project proposes to increase annual electricity demand by 923,118 kWh/year. The building will not use natural gas except for the potential of an industrial-scale oven at the ground floor gathering space. The project is considering solar panels, which are currently being tested for feasibility. The project is pursuing New York State Energy Research Development Association's Tier II or Tier III certification. In addition,the project is working with the County Business Energy Advising Program, and is holding itself to the locally proposed Green Building Policy Standards. 6 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration The project has worked to address each of the seven recommendations outlined in the Tompkins County Energy Recommendations, as submitted in a March 1, 2019, deliverable from Taitum Engineering. According to the deliverable, the project will comply with the recommendations outlined in the County's strategy. Specific measures from the project plan are cited as follows: • The building will be all-electric • All appliances and water fixtures will be Energy Star rated and meet the EPA's Water sense requirements; • Heat pumps will be utilized for heating, cooling and domestic water heating, and will be selected based on the North East Energy Efficiency Partnerships Cold Climate heat pumps list. • The roof will be designed to handle the potential for future solar loads and is considering installation of some solar PV during construction; • The building has been designed to allow for adequate lighting, and to reduce unnecessary energy loss.The building has been design to have R-values greater than code resulting in a performance that is at least 20 percent better than code; • Lighting will be LED and lighting controls installed in almost all spaces. A combination of bi-level lighting, occupancy sensors and photo sensors will be used throughout the project; • High efficiency cold climate air source heat pumps will be used for heating and cooling and perform higher than code requirements. The ventilation system will use Energy Star kitchen and bathroom exhaust fans in each apartment, ducted directly to outdoors. Heating and cooling ductwork will be located in each apartment, and testing will be performed during construction to ensure leakage is less than the Energy Star requirement (<4 CF /100 SF). Each apartment will have control over its own heating and cooling equipment. Split system and/or VRF heat pumps will be utilized in common area spaces with individual control of the indoor units for each space. • Taitum Engineering has built a conceptual model and is working with the design team to use this model to make informed decisions.The whole building energy model is at least 25% better than code and complies with NYSERDA Tier II performance levels. 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 LIGHT The project will produce temporary construction noise, particularly during pile driving. According to the site plan application provided by the applicant, construction is anticipated to last approximately 18 months.The project is located in an industrial area,with some commercial activity. The building foundation will be deep piles with cap footing, grade beams and structural slab on grade, where required. The estimated depth to bedrock on the site ranges from approximately 70 feet to 100 feet below grade. As a result, no blasting is anticipated for construction. Based on information provided by the applicant, pile driving will last 35 days or approximately 6 weeks. This has the potential to produce temporary noise impacts in the area and across the inlet. 7 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[ifi ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration Noise producing construction activities will temporarily impact area properties and will be limited to the hours of 7:00 a.m.to 5 p.m. Monday through Friday. Site lighting may cast light onto adjoining properties. The project is proposing to incorporate LED light fixtures and to be dark sky compliant.A final lighting plan will be submitted during site plan review. The Lead Agency has received comments regarding the potential for increased noise, particularly for residents across the inlet, due to the introduction of residential use and activity in close proximity to the water. The concern is that sound is amplified as it travels over the water and that the flat surface of the building will itself reflect and possibly amplify sound. The Lead Agency finds that the project and use are in conformance with the City's vision for a vibrant waterfront. Increased activity will create noise, however the Lead Agency does not find that residential use will create a potential significant impact. As a result from the information provided above, the Lead Agency has determined that no significant impacts to Noise Odor and Light are anticipated. IMPACT ON HUMAN HEALTH As described in other sections, the project site was a former automotive repair facility and filling station that operated on the site since the 1970s to present day. Prior to the site's industrial/commercial development, the site was residential. A Phase I Environmental Site Assessment ("ESA") was completed for the site on October 29, 2018.The Report highlighted the following conclusions: • The subject property appears to have been utilized as an automotive repair facility for at least 20 years. The operation of an automotive repair facility at the Site for several decades suggests the potential for impact to the soil and possibly groundwater at the • Site by chemicals related to automotive service activities. This represents an REC and a potential VEC to the Subject Property. • The Floor Drain Investigation Report indicates that the former floor drain at the facility may have discharged to soil beneath the building. This represents an REC and a potential VEC to the site."' • The Site was previously classified as a retail petroleum. This represents an REC and a potential VEC to the Site. • The poor housekeeping practices, documented releases and related activities and conditions at the salvage yard and other facilities to the east of the Site represent an REC and a potential VEC to the Site. As described in the ESA Report,the subject property had no significant environmental conditions listed in any of the Environmental Data Resources ("EDR") database searches.Adjacent properties were noted for spill incidents, listings as hazardous waste generators, and containing Aboveground Storage Tanks ("ASTs"). 8 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[iil ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration The applicant has submitted a letter from J Kevin Cassil, Principal Scientist for Environmental Works, Inc, which addresses potential soil and water vapor issues. He states: The findings of the Phase 1 ESA are further qualified by the results of the Focused Investigation.As is described in the Focused Investigation Report and in the Environmental Risk Management Summary("ERMS"), "no contamination was observed in soil at the Site above regulatory levels of the State of New York." Diesel-range organic chemicals were observed in groundwater at only one location. The source of this condition is not known, since groundwater results around this isolated result indicated no detectable concentrations of these onalytes. Therefore, the source of this observance may be small and isolated, if even still present. The concentrations observed could present an indoor vapor exposure condition under certain conservative conditions. However, it is not anticipated that the concentrations observed will present an indoor vapor exposure concern under the conditions expected for the proposed development. This is discussed further in the ERMS. The risk of exposure from groundwater is considerably different from the risk of exposure to surface soil. Exposure to soil vapors is an issue for accumulation of vapors within the interior of an inhabited building. The presence of diesel-range components in a limited area of groundwater does not present a short-term exposure risk to construction workers performing pile driving or other construction activities at the Site. At the May 28, 2019 Planning Board meeting the Lead Agency was made aware of potential air quality issues at the site due to its adjacency to a metal recycling and processing facility. The Lead Agency had not considered this potential impact in its negative declaration of April 23, 2019. Information, provided in a letter to the Planning Board from Peter Wissoker dated May 28, 2019, questioned whether the air quality at the project site would be healthy for its future residents. Wissoker cited information on the Phase 1 ESA submitted by the applicant that during 2015-2017 air quality at the facility was not at recommended levels in four different categories and also cited research done in Houston, Texas that found an elevated presence of particulates the air in neighborhoods proximate to metal processing facilities. In response to this potential issue, the applicant arranged for air sampling. The applicant has provided the methods and results of the sampling in a report by Delta Engineers,Architects& Land Surveyors dated July 18, 2019. The report includes the sampling data and a cover letter explaining the results. The letter states the following: The following is in regard to the area ambient air sampling conducted at the property located at 130 Cherry Street in Ithaca, New York. The purpose of the testing was to examine if the operations of the nearby scrap facility(located across Lrom 130 Cherry St.)have impact on the 9 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[iii ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration air quality of the subject property. The area air sampling scope included metals in air for the following four constituents: (1) Chromium (metallic), (2) Copper, (3) Iron Oxide and(4) Lead. These four metals are believed to be a part of the scrapping facility's sorting operation, thus were selected for sampling/lab analysis. On Monday, July 15th, 2019 Delta Industrial Hygienist Patrick Reardon was onsite to perform the baseline air sampling and monitor activities within the vicinity of the samples and subject property. See Attachment A: IH Air Sample Survey Form for a log of the sampling activities. Ambient air sampling included the collection of four(4)area air samples(plus one field blank); two on the subject property (north and south), one in greenspace across Six Mile Creek and the last east of the scrapping facility, near train tracks on Cecil Malone Drive(see Attachment C: Google Map, air sampling location drawing for details). Metals (as reference above) area air sampling and analysis was performed by NIOSH 7301 Methodology. Air sampling was conducted using a 37mm MCE cassette attached to a low-flow battery-operated pump with tygon tubing. Each air sample was pre-calibrated to 2.0 Ipm for run for a total of 120 minutes (240 liters of air). The cassettes were then capped and shipped along with Chain of Custody for analysis(at RUSH turn-around). See Attachment B for Laboratory Results. Summary of Lab Results Apart from employee workplace exposures, no standard exists far ambient air exposure to metals in air (residential setting). General Industrial Hygiene guidelines and good practices were used as a point of reference. Based on the reported results, none of the sampled metal constituents tested (Cr Cu, Fe or Pb) were found to have a reportable concentration; as all were reported as Below the Limit of Detection for a given location (including the field blank). Please Note: the OSHA workplace exposure standards for the metals tested with the lab's reported Limit of Detection (LOD)in parentheses were as follows: Chromium 1l& ill:TPEL)0.5 mg/m3, [LOD)(0.0031 mg/m3) Copper: 1.0 mg/m3, (0.0031 mg/m3); Iron Oxide: 10 mg/m3, (0.012 mg/m3) and Lead:0.05 mg/m3, (0.0031 mg/m3). The lab's LOD for these constituents was several orders of magnitude below the OSHA workplace exposure levels and all samples were reported as being below the LOD. As such, the reported lab results appear to indicate that no significant risk of exposure is present and no further sampling is recommended As a result of the information and mitigation measures provided above, the Lead Agency has determined no significant impact to human health is anticipated. CONSISTENCY WITH COMMUNITY PLANS The project,as proposed,is consistent with the future land use plans expressed in the City of Ithaca's 2015 Comprehensive Plan ("Plan Ithaca"). Plan Ithaca recognizes the area as the City's industrial park, established in the 1990s. The plan identifies the Cherry Street corridor as an Enterprise future land use area, defined as areas targeted for expansion of business and employment opportunities as well as particular residential uses. 10 Amendment to the Negative Declaration of 4-23-10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FOR —Part III a[iii L ProjectName:Arthaus Apartments-130 Cherry Street Date Created: 3/1 /19, Updated /2/19, /17/19, /23/19 and 6/5/1 And 7118/19 for the Amended Negative Declaration The project site was rezoned from industrial use to the Cherry Street District (CSD) in 2018 to encourage a more diverse mix of uses including residential use. The project site is also within the planning area for the Waterfront Plan, which is slated for adoption in late 2019. The project furthers the planned characteristics for the area as identified in the draft of the plan: more mixed use and/or live/work space, retention of the industrial character, improvements to multimodal transportation connections and development of 24/7 activity. Based on the information described above,the Lead Agency has determined that no significant impact to community plans is anticipated. CONSISTENCY WITH COMMUNITY CHARACTER As noted above the intention of the CSD is to transform the area to mixed use while retaining its industrial aesthetic. The applicant proposes flexible space that is open to the public for arts events, with a possible ground-floor cafe, and with public space on the inlet in addition to its mix of affordable housing units.The proposed public spaces and residential units are intended to appeal to artists,which will complement and support other area organizations including the Cherry Artspace, and Found Antiques, both of which are located on the same corridor. In addition to use, the applicant aims to construct a building compatible to the surrounding industrial character of the neighborhood. Based on the information provided above, the Lead Agency has determined no significant impact on community character is anticipated. Prepared y: Lisa Nicholas, Deputy Director of Planning, AICP REC is an acronym for"Recognized Environmental Conditions." RECs,as defined by the American Society for Testing and Materials are:the presence or likely presence of any hazardous substances or petroleum products in,on, or at a property: (1)due to release to the environment; (2) under conditions indicative of a release to the environment;or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions." "VEC is an acronym for"Vapor Encroachment Conditions." A VEC is the presence or likely presence of chemical vapors in the sub-surface of the Subject Property caused by the release of vapors from contaminated soil or groundwater either on or near the Subject Property. The Floor Drain Investigation Report was completed April 14, 2005. 11 860 Hooper Road Fndwell, NY 13760 Tel:607,231,6600 Fax:607.231,6650 t.&DELTA www.delta-eas.com !ENGINEERS,ARCHITECTS, & LAND SURVEYORS ME= July 18, 2019 Mr. J. Kevin Cassil, Principal Scientist Environmental Works, Inc. 1455 East Chestnut Expressway Springfield, MO 65802 Re: Property located at 130 Cherry Street,Ithaca, NY: Metals in Air Testing Area IH Ambient Air Sampling Delta Project:No. 2019.316.001 Dear Mr. Cassil, The following is in regard to the area ambient air sampling conducted at the property located at 130 Cherry Street, in Ithaca, New York. The purpose of the testing was to examine if the operations of the nearby scrap facility (located across from 130 Cherry St.)have impact on the air quality of the subject property. The area air sampling scope included metals in air for the following four constituents: (1) Chromium (metallic), (2) Copper, (3) Iron Oxide and(4) Lead. These four metals are believed to be a part of the scrapping facility's sorting operation, thus were selected for sampling/lab analysis. On Monday, July 15th, 2019 Delta Industrial Hygienist Patrick Reardon was onsite to perform the baseline air sampling and monitor activities within the vicinity of the samples and subject property. See Attachment A: IH Air Sample Survey Form for a log of the sampling activities. Ambient air sampling included the collection of four(4)area air samples (plus one field blank);two on the subject property (north and south), one in greenspace across Six Mile Creek and the last east of the scrapping facility, near train tracks on Cecil Malone Drive (see Attachment C: Google Map, air sampling location drawing for details). Metals (as reference above) area air sampling and analysis was performed by NIOSH 7301 Methodology. Air sampling was conducted using a 37mm MCE cassette attached to a low-flow battery-operated pump with tygon tubing. Each air sample was pre-calibrated to 2.0 Ipm for run for a total of 120 minutes (240 liters of air). The cassettes were then capped and shipped along with Chain of Custody for analysis (at RUSH turn-around). See Attachment B for Laboratory Results. Summary of Lab Results Apart from employee workplace exposures,no standard exists for ambient air exposure to metals in air(residential setting). General Industrial Hygiene guidelines and good practices were used as a point of reference. Based on the reported results, none of the sampled metal constituents tested (Cr, Cu, Fe or Pb) were found to have a reportable concentration; as all were reported as Below the Limit of Detection for a given location(including the field blank). Please Note: the OSHA workplace exposure standards for the metals tested with the lab's reported Limit of Detection (LOD) in parentheses were as follows: Chromium II& III: [PEL] 0.5 mg/m3, [LOD] (0.0031 mg/m3) Copper: 1.0 mg/m3, (0.0031 mg/m3); Iron Oxide: 10 mg/m3, (0.012 mg/m3) and Lead: 0.05 mg/m3, (0.0031 mg/m3). The lab's LOD for these constituents was several orders of magnitude below the OSHA workplace exposure levels and all samples were reported as being below the LOD. As such, the reported lab results appear to indicate that no significant risk of exposure is present and no further sampling is recommended. ............................... .......................................... . ........I "We are a seamless extension of our clients'organizations" DELTA ENGINEERS, ARCHITECTS, &LAND SURVEYORS, DPC Page 2 of 5 If you have any questions, or require any other information, please feel free to contact me at your convenience. Respectfully, DELTA ENGINEERS, ARCHITECTS, & LAND SURVEYORS, DPC Robert M. Cherevko Project Manager Attachments ------------------------------------------------------------------------------------------------------------------- We are a seamless extension of our clients'organizations" DELTA ENGINEERS, ARCHITECTS, &LAND SURVEYORS, DPC Page 3 of 5 Attachment A 130 Cherry Street, Ithaca, NY Industrial Hygiene Air Sample Survey Form ------------------------------------------------------------------------------------------------------------------- We are a seamless extension of our clients'organizations" INDUSTRIAL HYGIENE AIR SAMPLE SURVEY FORM Sample Date: 07/15/2019 Laboratory: ESIS 860 Hooper Road ADELTAEndwell,NY 13760 Laboratory Report#:C1960855 Tel:607.isi.6650 ENGINEERS,ARCHITECTS,B LAND SURVEYORS www.delta-eas.com Project: 130 Cherry Street,Ithaca,NY;Ambient Air IH Sampling Project: 130 Cherry Street,Ithaca,NY Building/Location:Unoccupied Structure for Demo Work Area:Ambient Air Sampling Project#:2019.316.001 Client:Environmental Works Inc. Client Contact:Kevin Cassill Rotameter#: MESA Lab 510 Turn Around Time:Next Day RUSH Shift: 1.Day Frequency 1.Daily 2.2-3A k 3.Weekly 4.2-3/tno Duration 1.0-30 min 2,30-60 tn" 1-2 hr 4.2-4 hr q! 4f 2.Eve. 3.Night Operation 5.Monthly 6.2-3/yr 7.Yearly &.Special Operation 5.4-6 hr 6.4-6 hr 7.8 hr 8.>8 hr 1 2 3 4 tPersonal} Or Area Area Area Area Area NOTE: Sample 150705 ee Em to ID# n/a n/a n/a n/a -Metals; Field Employee Blank not entered on this Testing Location(Column No.) South of Building North of Building West River East by train tracks In Form Sidewalk &facility Sample# 150701-Metals 150702-Metals 150703-Metals 150704-Metals Flow Rate(Ipm) 2.0 2.0 2.0 2.0 Sample Duration(min.) 120 120 120 120 Volume(liters) 240 L 240 L 240 L 240 L Operation Ambient Air Ambient Air Ambient Air Ambient Air Activity/Task n/a n/a n/a n/a Source Description Metals reclemation Metals reclemation Metals reclemation Metals reclemation sorting station sorting station sorting station sorting station Materials/Products Used Adjacent properties Adjacent properties Adjacent properties Adjacent properties metals metals metals metals Exposure Origin Ambient Operator mbient Operato Ambient perator mbient Operator Industrial/Office/Environmental Environmental Environmental Environmental Environmental Exposure Ventilation Description(if present) n/a n/a n/a n/a. Ventilation Used Yes No Yes No Yes No Yes No Respirator Description(if used) n/a n/a n/a n/a. Respirator# n/a n/a n/a n/a PPE Description(if used) n/a n/a n/a n/a PPE Adequate Yes No Unknown Yes No Unknown Yes No Unknown Yes No Unknown Laboratory# C1960855 C1960855 C1960855 C1960855 Stressor CAS# Concentration/Unit Concentration/Unit Concentration/Unit Concentration/Unit 8 hr TWA mg/M' mg/M3 mg/M, mg/M' mg/M3 Chromium,Metallic as Cr(0) 7440-47-3 <0.0031 <0.0031 <0.0031 <0.0031 Copper 7440-50-8 <0.0031 <0.0031 <0.0031 <0.0031 Iron Oxide 1309-37-1 <0.012 <0.012 <0.012 <0.012 Lead 7439-92-1 <0.0031 <0.0031 <0.0031 <0.0031 BLD-Below Limit of Blank was BLD for Detection All constituents 860 Hooper Road Endwell,NY 13760 Tel:607.231.6600&DELTAFax:607.231.6650 ENGINEERS,ARCHITECTS,&LAND SURVEYORS www.delta-eas.com Delta Engineers,Architects&Land Surveyors DPC Analyte:Metals Pre-Cal Date:07/12/19 Post Cal Date: 07/15/19 Field Calibrated By: RMC/PR Analyte: Pre-Cal Date: Post Cal Date: Field Calibrated By: t 2 3 4 Sample# 150701-Metals 150702-Metals 150703-Metals 150704-Metals Pump Type Low-Flow Battery Low-Flow Battery Low-Flow Battery Low-Flow Battery Pump Mfg. Gillian Gillian Gillian Gillian Pump Model BDXII BDXII BDXII BDXII Pump Serial#/Name 20161101116 20170102102 20170102101 20161101125 Calibrator Mfg. MESA Labs MESA Labs MESA Labs MESA Labs Calibrator Model Defender 510 Defender 510 Defender 510 Defender 510 Calibrator Serial#/Name 155508 155508 155508 155508 Pre Cal Flow Rate(Ipm) 2.001 1998 2.001 2.002 Post Cal Flow Rate(ipm) 2.002 1.999 2.002 1.999 Lower Flow Rate(lpm) --- --- Media 37 mm(MCE) 37 mm(MCE) 37 mm(MCE) 37 mm(MCE) Media Lot# 18174-7E1-0298 18174-7E1-0298 18174-7E1-0298 18174-7E1-0298 Time On 0935 1005 0956 0946 Time Off(with lunch/break) --- --- --- Time On(with lunch/break) --- - - --- Time Off 1135 1205 1156 1146 Pump Cheek(s) 1030 1105 1056 1045 Calculations: Exposure during the unsampled period is:©Same as sample period Zero Other Shift Length: N/A Actual Length of Sampled Work: N/A Time Course of Events/Comments: The IH and IHT arrived onsite at 130 Cherry St.,Ithaca,NY at 0915 and obtained keys to the gate from Lisa/Molly. The IH and IHT began to set up 4 ambient air samples-2 immediately adjacent to the structure in question, I in a greenspace across from 130 Cherry St. and 1 near an intersection of Cecil Malone Drive (near train tracks); per the scope of work. All metals air sampling pumps were pre-calibrated to 2.0 1pm,prior to arriving onsite.Ambient air samples were collected using low-flow battery perated pumps,set up on air sampling stands,approximately 3-5' off the ground. The building in question was"up-wind"(wind blowing in an easterly to westerly direction)from a potential contamination source-Weitsman Metal SortingFacility.acility.NOTE:following set up of sample 150702-Metals (North of Bldg.) landscaping operations (lawn cutting, leaf blowing) took place in the immediate vicinity of that air sample. The IH elected to void and re-take that sample (vs. obscuring the 37mm cassette). The area can be described as semi-active industrial with tractor trailers/construction vehicles regularly travelingnearby.earby.No trains and no work on the gravel piles near location 1 during the sampling event. Samples were all collected by 1205.The IH&IHT exited by 1215. See Goggle map for air sampling locations. SIH/IH Sampler: PMR Date Completed: 07/15/19 Collector: ❑x 37MM MCE; ❑37 MM PVC ❑Impinger ❑Silica Gel ❑Passive Dosimeter Data Entered By RMC Date Entered":07/16/19 ❑Charcoal Tube ❑Other Sent to Lab By: PMR Date Entered:07/15/19 Delta Engineers,Architects&Land Surveyors DPC DELTA ENGINEERS, ARCHITECTS, &LAND SURVEYORS, DPC Page 4 of 5 Attachment B 130 Cherry Street, Ithaca, NY ESIS/Chubb Laboratory Sample Results ------------------------------------------------------------------------------------------------------------------- We are a seamless extension of our clients'organizations" LABOBATORYANALYSIS REPORT Chubb Environmental Health Laboratory 100 Sebethe Drive,Suite A-5 Cromwell,CT 06416 (860)635-6475 or(800)243-4903 To: Robert Cherevko Report#: C1960855 Delta Engineers Architects &Land Surveyors 860 Hooper Road P.O. No.: Endwell,NY 13760 Project 2019.316.001 - 130 Cherry Street Ithaca NY Date Received: 07/16/2019 Date Reported: 07/17/2019 Page I of 2 Case Narrative This report shall not be reproduced except in full,without the written approval of the laboratory. Unless noted,the condition of samples on receipt was acceptable. Results relate only to items tested in the condition received. Weighted concentrations reported are based on values provided by the client. Approved By: ;Vdty.'4 L/bf.m Patrick Dunn-Laboratory Manager Date: 7/17/2019 LABORATORYANALYSIS REPORT Chubb Environmental Health Laboratory 100 Sebethe Drive,Suite A-5 Cromwell,CT 06416 (860)635-6475 or(800)243-4903 To: Robert Cherevko Report#: C1960855 Delta Engineers Architects &Land Surveyors 860 Hooper Road P.O.No.: Endwell,NY 13760 Project 2019.316.001 - 130 Cherry Street Ithaca NY Date Received: 07/16/2019 Date Reported: 07/1.7/2019 Page 2 of Analysis:Metals in Air Analytical Method:Inductively Coupled Plasma;NIOSH 7301 -NICE Filter Prep Date: 07/16/19 Analysis Date: 07/16/19 Sample Air Volume Number Liters Component ug mg/m3 150701-Metals 240 Chromium <0.750 <0.0031 Copper <0.750 <0.0031 Iron Oxide <2.86 <0.012 Lead <0.750 <0.0031 150702-Metals 240 Chromium <0.750 <0.0031 Copper <0.750 <0.0031 Iron Oxide <2.86 <0.012 Lead <0.750 <0.0031 150703-Metals 240 Chromium <0.750 <0.0031 Copper <0.750 <0.0031 Iron Oxide <2.86 <0.012 Lead <0.750 <0.0031 150704-Metals 240 Chromium <0.750 <0.0031 Copper <0.750 <0.0031 Iron Oxide <2.86 <0.012 Lead <0.750 <0.0031 150705-Metals --- Chromium <0.750 Reporting Limit:0.750 ug Copper <0.750 Reporting Limit:0.750 ug Iron Oxide <2.86 Reporting Limit:2.86 ug Lead <0.750 Reporting Limit: 0.750 ug Analytical results do not require blank correction. Date: 7/17/2019 E IS,INC,. RE —QUEST RE—QUEST FOR ANALYTICAL S ; VICS FOR INTERNAL USE ONLY DBA Environmental Health Laboratory `Lab approval is REQUIRED for RUSH analysis Report „ One a,f the ACE Groff of�'omt,anies °Please call aheadAdditional charges apply. ,� 100 Sebethe Drive Suite A-5 � Log In Date:� Standard TAT: �� Next Day RUSH TA Cromwell, CT 06416 E1U (860)635-6475 or(800)243-4903 FAX(860)635-6750 3 Drry i2USH TAT* Sane Day Ruses TAT* Control M. Send INVOICE To: Robert M.Chcrevko Send RESULTS To: Robert M.Cherevko Company Name: Delta Engineers,Architects&Land Surveyors Company Name: Delta Engineers,Architects&Land Surveyors i Mailing Address: 860 Hooper Road Mailing Address: 860 Hooper Road City,State,Zip: Endwell,NY 13760 City,State,Zip:'' Endwell,NY 13760 Accts.Payable Phone#: 607-231-6600 AP Fax No: Phone No: 607-231-6676 Fax No: 607-231-6640 Acets.Payable E-mail: E-mail rcherevko@delta-eas.com PO#,Ref#(If Required)t -Project 2019.316.001 Division: Endwell Environmental Dept Sampling Location: 130 Cherry Street,,Ithaca,NY Sampling Description: Metals by ICP NIOSH 7301 For Cr,Cu,Fe and Pb ONLY CHAIN OF CUSTODY S nature: Print Name Date/Time. RESULTS DELIVERY Relinquished by: p.2 O? ,` (check`aR that apply) Received at lab b"". Acts table Unacce tgblc' Phone Y P p : ', i►+r E--Mail :'�" Fax EHL# SAMPLE IDENTIFI°CAT N 4 MEDIA ANALYSIS DESIRE[! NO' S DATE SAMPLING TOTAL SAMPLE (Lab Use (a 3 sample minimum charge applies when less (Record location.operation, RATE TIME, VOLUME —PA1 than 3 a'each ci ec anal de rs uesied.,a other rom SAMPLED .� .�" pounds :scent,etc) ,. l I50701-Metals 37mm MCE NIOSH 7301 01 n 7t1512019 2 120 240 L 2 150702-Metals 37mm MCE NIOSH 7301 7/1512019 2 120 z 7 240 L 3 150703-Metals 37mm MCE NIOSH 7301 7 7115/2019 2 120 240 L 4 150704-Metals 37mm NICE NIOSH 7301 ll ,1A JP 7115)2019 2 120 240L 5 150705-Metals 37mm MCE NIOSH 7301 Field Blank 7/15/2019 -n/a n/a n/a 6 8 9 10 ll 12 _ 13 14 15 l6 - FOR NOTES ONLY: Analyze for Chromium,Copper,Iron and Lead ONLY;RUSH TATA day Rev 2011-02 WHITE LAB COPY YELLOW ;CUSTOMER COPY Pg of DELTA ENGINEERS, ARCHITECTS, &LAND SURVEYORS, DING Page 5 of 5 Attachment C 130 Cherry Street, Ithaca, NY Google Map-Air Sample Locations Drawing ------------------------------------------------------------------------------------------------------------------- "We are a seamless extension of our clients'organizations" hi t i sample: t}pj 150703-Metals hjt x " t 1� n a ,r 4 3 a s s Ai Zr } �j v ?c