HomeMy WebLinkAbout09-24-19 Planning and Development Board Meeting Agenda
PLANNING & DEVELOPMENT BOARD AGENDA
The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on SEPTEMBER 24TH,
2019 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Approx. Start
Time
1 Agenda Review 6:00
2 Special Order of Business – Green Building Code – Presentation & Discussion, Nick Goldsmith 6:05
3 Privilege of the Floor (3-minute maximum per person ― if you will be speaking about a project with a
scheduled PUBLIC HEARING below Ø, you are highly encouraged to speak at that time)
6:25
4 Approval of Minutes: July 23, 2019 6:40
5 Site Plan Review
A Project: Harold Square Mixed Use 6:50
Location: 123-127, 133, 135 & 137-139 E State Street (The Commons)
Applicant: David Lubin
Actions: Approval of Conditions
Project Description: The applicant received approval for project changes on February 26, 2019. The applicant
has submitted materials to satisfy conditions of the approval.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/666
B Project: Student Housing 7:05
Location: 815 S. Aurora Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Updates/ response to Comments Consideration of Final Site Plan Approval
Project Description: The project applicant proposes a new 66-unit student housing complex (approximately
17,900 SF footprint) 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 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), (B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11)
for which the Planning Board as Lead Agency made a Negative Determination of Environmental Significance on
July 23, 2019.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/982
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JoAnn Cornish, Director
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed.
Pg. 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 Employer with a commitment to workforce diversification."
C Project: Student Apartments 7:25
Location: 238 Dryden Road
Applicant: Todd Fox for Visum Development
Actions: Public Hearing Determination of Environmental Significance Recommendation
to BZA
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, or
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 requires area variances.
This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and is subject to environmental review.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/1090
D Project: Immaculate Conception Redevelopment Project (Mixed Use Housing) 7:40
Location: 320 W Buffalo Street
Applicant: Ithaca Neighborhood Housing Services
Actions: Determination of Environmental Significance
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), (B)(6), 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/DocumentCenter/Index/1016
E Project: Carpenter Circle Project 8:00
Location: Carpenter Park Road
Applicant: Andrew Bodewes for Park Grove Realty LLC
Actions: Project Presentation- Overview Public Hearing
Project Description: The project seeks to develop the existing 8.7-acre vacant parcel located adjacent to Route
13 and off of Third Street. The proposal includes a 64,000 SF medical office; two mixed-use buildings, which will
include ground-level retail/restaurant/commercial uses of 23,810 SF, interior parking, 166 market-rate
apartment units, and 4,652 SF of amenity space; and a residential building offering +/-42 residential units for
residents earning 50-60% AMI. Site amenities will include public spaces for residents and visitors, bike parking,
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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."
transit access for TCAT, open green space, a playground, and access to the Ithaca Community Gardens. The
project includes 349 surface parking spaces and an internal road network with sidewalks and street trees. The
project sponsor is seeking a Break in Access from NYS DOT to install an access road off of Route 13. The
property is located in the Market District; however, the applicant has applied to Common Council for a Planned
Unit Development (PUD). The project will require subdivision to separate each program element. This has been
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-
4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) 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/DocumentCenter/Index/1014
F Project: City Harbor 8:20
Location: 101 Pier Road
Applicant: Jessica Edger-Hillman
Actions: Project Presentation & Discussion – Site Plan & Parking
Project Description: The 11.09-acre project site consists of 8.33 acres of privately-owned land and 2.76 acres of
adjacent City-owned parkland and road. The applicant proposes to redevelop the 8.33-acre project site and
make improvements to 2.76 acres of adjacent City land. The project site consists of (3) privately-owned tax
parcels. The building program will be a total of 316,280 SF consisting of (1) 60,000 SF medical office building, (2)
five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five-story mixed use
building with 77,800 GFA with 45 housing units, 15,743 SF of ground floor commercial (expected to be a
restaurant), and (1) 5,500 SF Community Building to support golf, boating and other recreational activities
associated with the adjacent City-owned Newman Golf Course. Improvements on City property in Phase 1 of
the plan include the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and
additional and reorganized parking. After Phase I, the applicant proposes to realign the end of Pier Road, extend
it to a new clubhouse and add parking. Site improvements on private property to include a 1,570-foot
publically-accessible promenade along Cascadilla Creek, including construction of a new seawall and
replacement of existing docks, waterfront parks, a paddle park, internal circulation streets, bus stops, surface
parking for 400 cars, and landscaping. This has been determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental
Quality Review Act (“SEQRA”) §617.4(b)(6)(iii) and (v).
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/783
G Project: Mixed Use Student Apartments 8:40
Location: 411-415 College Ave
Applicant: Whitham Planning & Design for Student Agencies
Actions: Project Presentation Declaration of Lead Agency
Project Description: The applicant proposes to construct a six-story building with a 7,038 SF footprint, ground
floor retail, and 56 student apartments on floors two through six. The project includes a partially covered
outdoor plaza area on land partially owned by Cornell. Project development will require the removal of the
existing four-story building known as the Chacona Block, as well as the existing outdoor patio and retaining walls.
The parcel is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This has been
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-
4(B)(1)(h)(4), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(9).
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 Employer with a commitment to workforce diversification."
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/1101
5
Zoning Appeals
x # 3136 – 238 Dryden Road – Area Variance
x # 3138 –105 Valentine Place, Area Variance
x # 3139 – 770 Cascadilla St (Greenstar), Sign Variance
x #3140 – 111-115 The Knoll, Sign Variance
BZA materials available at:
http://www.cityofithaca.org/AgendaCenter/ViewFile/Agenda/_10012019-1954
9:00
6 Old/New Business 9:10
7
Reports
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development
9:20
8 Adjournment 9:40
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)
APPROVED RESOLUTION City of Ithaca
Approval of Project Changes Site Plan Review
Harold’s Square (Mixed-Use Project)
123-127, 133, 135 & 137-139 E. State St. (The Commons)
Planning & Development Board
February 26, 2019
WHEREAS: the project applicant is requesting materials and building façade changes for the proposed
Harold’s Square Mixed-Use Project. The project was originally approved by the Board on August 27,
2013, and for which the Board subsequently granted a two-year extension of Site Plan Approval until
August 27, 2017. The Board later approved building façade and materials changes on August 23, 2016,
and on May 23, 2017, and
WHEREAS: in accordance with §276-6 D., “Changes to approved site plan,” the Director of Planning
and Development has reviewed the changes and determined the changes are significant enough to require
re-opening the review, but not significant enough to require a new Site Plan Review Application, and
WHEREAS: The applicant is now requesting the following changes: replacement of precast concrete
elements on the first floor north and west facades with Terra Cotta, as previously approved for the 2 nd to
5th floors; replacement of precast concrete copings on the 5th story roof at the north and west facades with
aluminum composite panel copings; the addition of residential balconies to the NW, SE and SW corners
of the building; elimination of two windows per floor on the south façade of the building to comply with
the percent openings allowed by the 2015 International Building Code as adopted by New York State;
redistribution of the windows on the five-story portion of the west façade, retaining the same number of
windows; removal of 30 micro-units from the 2nd to 5th floors to accommodate 10,000 SF of commercial
space; increasing the Terra Cotta cladding on the east elevation of the 2nd to 5th floors to cover the entire
façade facing the courtyard (replacing insulated metal panel on this portion of the façade); and
introducing Terra Cotta cladding on the 1st floor of the Sage Building west elevation facing the courtyard,
and other façade changes, and other façade changes, and
WHEREAS: the Board has on February 26, 2019, reviewed and accepted as adequate: revised plans
entitled “Proposed Building Materials, North Elevation,” “Proposed North Elevation,” “Comparative
Partial North Elevation,” and “Comparative North Elevation Perspectives,” dated February 15, 2019, and
all prepared by CJS Architects, and
WHEREAS: the Board has, on February 26, 2019, determined that the proposed changes are consistent
with the Negative Declaration of Environmental Significance filed on June 25, 2013, therefore, no further
Environmental Review is required, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board approves the changes proposed by
the applicant, subject to the following conditions:
Unmet Agreed Upon Mitigations as Per FEAF, Part 3, Adopted on June 25, 2013
i. Noise-producing construction activities shall be limited to Monday through Friday between 7:30
a.m. and 7:30 p.m., and
ii. Rehabilitation of the Sage Block will include the following:
a. Maintaining the existing terra cotta cornice at the north and northwest corner of the
building, and
b. Cleaning, repointing, and repairing the existing exterior masonry walls, and
c. Repair and/or replacement of the existing roof, and
d. New fenestration at existing masonry openings on the north and west sides of the
building. When practical, existing windows will be repaired, but if they are deteriorated
to the point of requiring replacement, they will be replaced to match design, color,
texture, and perhaps material construction, and
e. Replacement window design will reflect a characteristic William H. Miller divided-light
pattern at the upper window areas, similar to what currently exists on the Sage Block
building, and
f. The incorporation of the west fenestration into the new project atrium space, and
g. The existing interior character will be restored and maintained wherever possible, with
additional modifications developed per the needs and requirements of potential tenants,
and
iii. Plans for the exterior renovation of the Sage Block will require review and approval by the Ithaca
Landmarks Preservation Commission (ILPC), using the same standards it uses to evaluate
proposed work on locally-designated buildings. Of particular interest are (1) the preservation of
the entire cornice; (2) evaluation of the existing fenestration by a qualified professional with
significant experience in restoring wood windows; (3) proper techniques for cleaning, repointing
and repairing the existing exterior masonry; and (4) reconstruction of the northwest corner where
brickwork is interlocked with the brickwork of 135 E. State Street, and
iv. The carved limestone detailing and green roof tiles of 123-127 E. State Street shall be salvaged
and donated to an architectural elements reuse firm or agency — or, if feasible, the salvaged
carved limestone detailing could be used in the interior of the Harold’s Square project, if the
applicant so desires, and
Additional Unmet Conditions Identified in Site Plan Review:
v. Submission to Planning Board of site details, including, but not limited to, lighting, signage, site
furnishings and paving materials, and
vi. Submission to the Project Review Committee of the final 4th floor roof plan (now 5th floor); this
plan shall incorporate a light-colored roofing material and, if feasible, some areas of green roof,
and
vii. Tower roof shall also be of light-colored roofing material, and
viii. Bicycle storage for retail, office and residential tenants shall be provided within the building, and
ix. Approval from the Planning Board of the proposed bridge connection to the Green Street Parking
Garage, and
x. Bridge connection to the Green Street Parking Garage requires approval from the Board of Public
Works, and
xi. Applicant must obtain an encroachment agreement for any portion of the project, including door
swings, that impacts City property, and
xii. Any changes to the design of the building that affects the exterior appearance, including rooftop
mechanicals, must be reviewed and approved by the Planning Board, and
xiii. Approval in writing from the Fire Department confirming the project complies with all life safety
needs, and
xiv. Approval in writing from the City Stormwater Management Officer.
New Conditions Related to the Approved Changes
i. Submission to Planning Board of a site plan and elevations for the courtyard entry area, and
ii. Submission to the Planning Board of a revised fifth floor rooftop plan and relevant elevations,
showing partial screening of the rooftop mechanicals to include a potential a green screen, and
iii. Applicant will revise the Commons façade elevation of the building section with the fifth floor
terrace to remove horizontal banding - consistent with proposed elevations dated October 24,
2018.
Moved by: Jones
Seconded by: Johnston
In Favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancy: None
125 East State StreetIthaca, NY 14850Exhibit B Courtyard Area Site Plan(3 of 3)haroldsq.wordpress.com> ŶƚĞƌƉƌŝƐĞƐ//͕>>/(*(1'/2'
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ɨ
August 7, 2019ɨ
Ithaca, NY 14850ɨ
Dear Lisa Nicholas and Planning Board,ɨ
ɨ
Please find attached revised renderings and elevations in response to comments made at the
last planning board meeting. The following has been changed:
● The cultured stone has been replaced with brick and we brought the brick all the way
around the north elevation to reduce the monolithic face of that side
● The large foam cornice at the roofline has been removed and we created a smaller
cornice at the top of the 3rd story which is made of a composite polyash trim (made by
Boral)
● The top story has also been changed from the insulated concrete form construction to a
metal stud wall which allows us to use a metal panel siding on the top story instead of
the stucco which further breaks up the facade and helps reduce the apparent height of
the building
● This top story has a thinner wall profile and can be stepped back about 5+/-inches from
the walls below creating what appears to be a 3 story building with a simple
contemporary penthouse story.on top
We will bring updated material samples to the planning board meeting on 9/24/19 to share with
the board.
Sincerely,ɨ
Noah Demarest
Principal + CEO
cc:
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City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: 238 Dryden Road (Address= 322-326 Dryden Road)
Date Created: 9-4-18, Updated 9-16-18
1
PROJECT DESCRIPTION
The applicant is proposing to construct a 4 story apartment building and associated site improvements on a
vacant portion of a .777 acre (33,865 sf) lot shared with 2 other apartment buildings. The building will contain
8 dwelling units with 16 bedrooms. Site development requires the removal of existing landscaped areas and
the removal, relocation, or 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 must submit a Transportation Demand Management
Plan (TDMP) for approval by the Planning Board in accordance with district regulations. The project requires
area variances for rear yard setback, lot coverage and greenspace requirements.
This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and is subject to environmental review.
IMPACT ON LAND
The project is on a vacant portion of a .777 acre (33,865sf) site that contains two apartment buildings,
landscaping walkways, a bioretention and other site amenities. The project will disturb approximately 10,600
SF and result in an increase of 2,500 SF of impervious surface.
The applicant has submitted a letter/report to Noah Demarest of Stream Collaborative from Michael Palmer
Ph.D. PE of Elwyn Palmer Consulting Engineers PLLC dated April 4, 2017 concerning subsurface exploration at
232-238 Dryden Road. The letter concludes the following:
……. While we had anticipated finding bedrock at shallower depths this was not the case. Based on
the early findings of the exploration and the consistent findings that followed in the remainder of
the borings we recommended to Mr. Fox the use a deep foundation system such as timber piles or
8 inch diameter steel pipe piles. The piles will bear in either the stiffer soil overlying the rock or on
the bedrock. Based on the proposed layout of the building we anticipate piles being in the 30-45
ft range for length. We believe this will be an economical solution and due to the loose consistency
of the soil overlying the rock should be installed quickly and without much driving disturbance.
See Impacts to Noise and Odor for mitigations for foundation construction.
The Lead Agency has determined that based on the information above, no significant impact to land is
anticipated.
IMPACT ON SURFACE WATER
There is no surface water located on the site.
The Lead Agency has determined that based on the information above, no significant impact to surface
water is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: 238 Dryden Road (Address= 322-326 Dryden Road)
Date Created: 9-4-18, Updated 9-16-18
2
IMPACT ON GROUNDWATER
The applicant has submitted a letter/report to Noah Demarest of Stream Collaborative from Michael
Palmer Ph.D. PE of Elwyn Palmer Consulting Engineers PLLC dated April 4, 2017 concerning subsurface
exploration at 232-238 Dryden Road. Based on information provided in the letter depth to
groundwater is 9-21’ below the surface. The letter states,
Boring B4 noted soils as being wet at 4.5 ft but not saturated until 21.5 ft. There may be some
perched water in this location. Based on the findings we don’t anticipate groundwater being an
issue during construction but contractors should be prepared with groundwater control
measures.
The Lead Agency has determined that based on the information above, no significant impact to
groundwater is anticipated.
IMPACT ON FLOODING
The project site is not located in a 100- or 500-year flood zone
The applicant has submitted a Basic Stormwater Pollution Prevention Plan (SWPPP) dated June 14, 2019
and prepared by T.G. Miller P.C. The report states that the project will disturb approximately 10,600 SF
and result in an increase of impervious surface of approximately 2,500 SF over existing conditions.
Changes to the existing stormwater system to accommodate the new building will include removal of the
bioretention area at the end of Summit Ave, a new storm service to pipe runoff to the City system, new
inlets north of the building and a new buried sand filter practice to treat stormwater before release into
the City stormwater system. Location and details of the on-site system are shown on drawings titled “Site
Utility Plan (C103)” and “Details (C202)” prepared by TG Miller P.C. and dated 6/14/19. The Lead Agency
recognizes that approval and monitoring of the SWPPP is under the jurisdiction of the City Stormwater
Management Officer.
The Lead Agency has determined that based on the information above and with adherence to stormwater
practices in the approved SWPPP, no significant impact is anticipated.
IMPACTS ON AIR
According to information provided by the applicant, construction is projected to last approximately 12
months. Excavation and preparation of foundations additionally create the potential for increased
airborne dust and dirt particles. Impacts to air quality will be limited to the period associated with
construction activities.
During construction, the applicant will employ the following applicable dust control measures, as
appropriate:
x Misting or fog spraying the site to minimize dust;
x Maintaining crushed stone tracking pads at all entrances to the construction site;
x Re-seeding disturbed areas to minimize bare exposed soils;
x Keeping roads clear of dust and debris;
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: 238 Dryden Road (Address= 322-326 Dryden Road)
Date Created: 9-4-18, Updated 9-16-18
3
x Requiring construction trucks to be covered; and
x 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
Site development will require the removal of existing trees and shrubs on the slope as shown in the
Demo Plan (D100) dated 9-3-19 and prepared by Stream Collaborative. The applicant has proposed new
landscaping including three shade trees and four ornamental trees as well as other plantings.
Based on the information provided above, the Lead Agency has determined no significant impact to
plants and animals is anticipated.
IMPACT ON AGRICULTURAL RESOURCES
The project site is not in or adjacent to an agricultural area.
Based on the information provided above, the Lead Agency has determined no significant impact to
agricultural resources is anticipated.
IMPACT ON AESTHETIC RESOURCES
According to the Tompkins County Scenic Resource Views, there are no scenic resources located adjacent
to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located
near the project site.
The project is in the CAFD and is subject to the Collegetown Design Guidelines and Design Review.
Design Review was conducted at the August 27 meeting of the Planning Board. The Board reviewed
elevations dated 8-16-19 and 8-21-19 and had the following comments and requests:
x Although corrugated metal is not a recommended building material, Board members approved
its use because it is not extensive and is balanced by other materials such as wood and metal
paneling.
x The applicant agreed that the ceiling of the balconies would have roofs similar to the other
building on the site, and would not be exposed beams.
x The Board requested a visualization and sample of the material for the retaining walls on Dryden
Road.
x The Board requested more information/ visualizations of the front entry area to better
understand its design and purpose.
x Applicant must verify if the rooftop mechanicals are visible from the street.
Based on the information above, the Lead Agency has determined that no significant impacts to
aesthetic resources is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: 238 Dryden Road (Address= 322-326 Dryden Road)
Date Created: 9-4-18, Updated 9-16-18
4
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.
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 does not contain any public open space.
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 UNA #136 - Cascadia Gorge, which is 200 feet from the northernmost
boundary of the project site and 300 feet from the portion of the site proposed for new development.
The project site slopes away from the UNA and the area between it and the UNA is highly developed with
roads and buildings.
As a result of the information provided above the Lead Agency has determined no significant impact to
Critical Environmental Areas is anticipated.
IMPACT ON TRANSPORTATION
Construction Impacts:
Construction is projected to last approximately 12 months. Approximately +/- 1,100 CY of material is
expected to be excavated and hauled off the site as a result of excavating for the building foundations.
Assuming the use of a 12 CY haul truck, this equates to about 92 truckloads.
The project is adjacent to the Cascadilla School, a day and boarding high school serving students grades nine
through twelve. The campus consists of 3 buildings: one academic building with 9 classrooms and two
dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the
New York State public school academic calendar.
The applicant has submitted a drawing titled “Construction Plan (G100)” dated 6-10-19 and prepared by
Stream Collaborative showing a materials storage area at the end of Summit Ave behind the proposed
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: 238 Dryden Road (Address= 322-326 Dryden Road)
Date Created: 9-4-18, Updated 9-16-18
5
building and adjacent to one of the recently built apartment buildings. The drawing also indicates that the
sidewalk fronting Dryden Road will be fenced during construction and that the street frontage will be used
for deliveries and unloading. This plan would minimize impacts to Cascadilla School as it separates
construction activities from dorm and the school. Pedestrians would be impacted by closure of the sidewalk.
The proposed arrangement is subject to approval by the Ithaca Fire Department and likely requires
permission of adjacent property owners for use of Summit Ave.
The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from
the City Engineering Department. The permit will dictate access requirements and repair or replacement
of impacted city property. The Lead Agency has the following concerns:
• Maintenance of pedestrian access and potential road closures during excavation, shoring and
construction.
• Traffic impacts resulting from excavation hauling.
• Construction deliveries and staging.
• Contractor parking. The majority of workers should be required to park at a remote off-site
location outside of the Collegetown area. The applicant should provide documentation of this
arrangement. Contractors should insure that workers will not impede Cascadilla School activities,
particularly staff parking.
Project impacts (Non-construction related):
The project site is in the CR-4 Collegetown Area Form District (CAFD). District regulations state that if no
parking is provided the applicant must either: (1) obtain a variance for relief of parking requirements; or
(2) demonstrate full compliance with the NYS Building Code or Residential Code for new construction and
implement a Transportation Demand Management Plan (TDMP) that is approved by the Planning Board.
The applicant has provided a Transportation Demand Management Plan in application materials dated
9-4-19 that has the following components:
x There is no parking being constructed or bundled with the cost of the living unit.
x The building will have a bike storage room for residents, and outdoor bike parking for visitors in
compliance with site plan review requirements.
x Every qualifying tenant will be provided with a membership to Ithaca Carshare as a part of their
lease (subject to approval of each individual member by Carshare). There are multiple cars
available directly in Collegetown and across the City of Ithaca.
x Tenants will be provided with information about where to park their car should they choose to
own one while they are living in Ithaca.
x Tenants will be provided with information regarding the city’s policy for on-street parking and
consequences for violations including ticketing, towing and booting.
In addition, the project maintains a needed pedestrian connection from Dryden Road to Summit Ave.
As a result of the information provided above, the Lead Agency has determined that no significant
impact on traffic is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: 238 Dryden Road (Address= 322-326 Dryden Road)
Date Created: 9-4-18, Updated 9-16-18
6
IMPACT ON ENERGY
The applicant has submitted the following information regarding energy use and conformance to the
Tompkins County Recommendations for New Construction (2018).
1. Energy Star.
x The project will include water fixtures that meet EPA’s Water Sense requirements.
x All permanent appliances will be Energy Star rated.
2. Heat Pumps.
x Air sourced heat pumps will be used throughout the building.
x Electric water heaters will be used
3. Renewables.
x Roof surfaces are solar receptive to the extent possible, however, we are not providing solar
panels as part of this project due to cost constraints.
4. Energy-efficient building design.
x The building has been designed with a window-to-wall ratio of less than 25%.
x The overall building shape is simple.
x The final R-value of the insulation has not been determined at this time, but it is our intent to
achieve an increase in R-value over code.
x Best practices will be used for air sealing to minimize infiltration and stack effects.
For buildings over 20 units: (Though only 8 units are proposed there are some items we intend to meet.)
5. Lighting controls and high-efficient lighting technology
x LED lighting will be used throughout the project
x Occupancy sensors will be used in common areas and photo sensors will be used for exterior
lighting.
6. High-efficiency heating and cooling systems
x Heating and cooling systems will be located in conditioned space.
x Energy recovery ventilation will be used where required.
x If ductwork is used for the heating/cooling system, it will be leak-tested and sealed as necessary.
7. Whole building energy modeling
x Whole building modeling will not be completed. However, ComCheck will be performed to show
code compliance with code energy requirements.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: 238 Dryden Road (Address= 322-326 Dryden Road)
Date Created: 9-4-18, Updated 9-16-18
7
As a result of the information provided above, the Lead Agency has determined that no significant
impact to energy is anticipated.
IMPACT ON NOISE, ODOR, AND LIGHT
Based on information provided by the applicant construction will last approximately 12 months and will
include deep foundations. The project is in a densely developed residential area and is adjacent to the
Cascadilla School, a day and boarding high school serving students grades nine through twelve. The
campus consists of 3 buildings: one academic building with 9 classrooms and two dorms. Enrollment is
approximately 50 students of which 30-50% are boarders. The school follows the New York State public
school academic calendar.
Noise producing construction activities, especially foundation work, will temporarily affect residents in
the immediate area.
The following is proposed to mitigate any potential impacts foundation work:
y Building condition surveys of adjacent properties prior to construction
y Continuous vibration monitoring during construction by an independent vibration
monitoring engineer
y Surveys of existing adjacent construction for level control prior to and during
construction
y Strict compliance with the City ordinance for construction operations, including
allowable work days and work hours
y Noise monitoring during pile driving operations
The applicant has agreed to make every attempt to complete pile driving during school breaks and to limit
noise producing construction activity to the hours of 7:30 A.M to 7:30 P.M. Monday through Friday, and
Saturday 9:00 A.M. to 7:30 P.M. with prior notification of the Planning Director. Pile driving should be
limited to the hours of 9:00 AM to 4:30 P.M. Monday through Friday.
IMPACT ON HUMAN HEALTH
The applicant submitted a Phase 1 Environmental Site Assessment dated April 2017 and prepared by
GeoLogic NY Inc. The study found no evidence of recognized environmental conditions in connection
with the Property.
As a result of the information and mitigation measures provided above, the Lead Agency has
determined no significant impact to human health is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: 238 Dryden Road (Address= 322-326 Dryden Road)
Date Created: 9-4-18, Updated 9-16-18
8
CONSISTENCY WITH COMMUNITY PLANS
The project requires area variance for rear yard setback, lot coverage and greenspace requirements. As
stated below, the Lead Agency finds that the project is consistent with the goals of the Collegetown Plan
and the CAFDs and is appropriate urban infill on a small site.
Based on information provided by the applicant in the project narrative dated 9/4/19, City water and
sewer mains will be relocated and upgraded to accommodate the new building. The project will require
approval by the Ithaca Fire Department to insure that it meets all life safety needs.
Based on the information described above, the Lead Agency has determined that no significant impact
to community plans is anticipated.
CONSISTENCY WITH COMMUNITY CHARACTER
The project site is in a densely developed area near the central core of Collegetown. The immediate area
is primarily residential, characterized by a large variety of predominantly older multi-family student
residences as well as larger institutional buildings. The project site is in the CR-4 Collegetown Area Form
District (CAFD). The CAFDs were created to produce a dynamic urban environment in which uses reinforce
each other and promote an attractive, walkable neighborhood. The Lead agency has determined that
the project meets the goals stated above.
Based on the information provided above, the Lead Agency has determined that no significant impact to
community character is anticipated.
Prepared by: Lisa Nicholas, Deputy Director of Planning, AICP
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
1
PROJECTDESCRIPTION
Theprojectinvolvestherenovation/conversionoftheexistingtwoͲstoryformerschoolbuildingintoamixedͲ
usebuilding,anewfourͲstoryapartmentbuilding,(2)threeunittownhomebuildings,(1)fourͲunittownhome
building,therenovation/conversionofasinglefamilyhomeintoatwoͲfamilyhome,andtherenovationofthe
“CatholicCharities”Building.Theoverallprojectwillcontain79dwellingunitswith130bedrooms.Total
increaseinsquarefootageonthesitewillbe44,305sf(from62,358to106,663sf).6,028sfofnewandexisting
spaceintheformerschoolwillbecommercialuseand2,495sfwillberentedtotheGreaterIthacaActivities
Center(GIAC).Sitedevelopmentwillrequiredemolitionofonewingoftheexistingschoolbuildingandone
singleͲfamilyhome.Theprojectalsoincludesgreenspaceareas,48surfaceparkingspacesandothersite
amenities.ThepropertyislocatedintheRͲ2bzoningdistrict,howevertheapplicanthasappliedtoCommon
CouncilforaPlannedUnitDevelopment(PUD).
ThishasbeendeterminedtobeaType1ActionundertheCityofIthacaEnvironmentalQualityReview
Ordinance§176Ͳ4(B)(1)(k),(n),(B)(6),andtheStateEnvironmentalQualityReviewAct(“SEQRA”)
§617.4(b)(11).
IMPACTONLAND
The2.68projectsiteisapreviouslydevelopedurbansiteinadenselydevelopedareaofthecity.Current
conditionsonthesiteincludealargeformerschoolbuilding,agymnasium,threesmallerbuildingsandtwo
largeasphaltparkingareas.Imperviouscoverageiscurrently1.75acres(76,184sf)or65.3%.Theproposed
projectwilldecreaseimpervioussurfaceby2,661sfto1.69acres(73,524sf)or63%.
Constructionisexpectedtolast16months.AsshownontheDemolitionPlanSitedatedMay24,2019and
preparedbyTGMiller,sitepreparationandwillrequiretheremovalofportionsoftheexistingschoolbuilding,
onesinglefamilyhome,asphaltareas,walkways,fencing,landscaping,drainagestructuresandothersite
featuresresultinginthedisturbanceofapproximately1.97acres.
TheapplicanthassubmittedaSubsurfaceInvestigationReportdateJuly2019andpreparedbyElwyn
PalmerConsultingEngineersPLLC.ThereportrecommendstheuseofanHͲpilefoundationsystemforthe
buildingadditionandaslabfoundationforthetownhomes.Piledrivingisexpectedtolast3weeks.The
applicanthasagreedtothefollowing:(NeedDocumentation)
y Buildingconditionsurveysofadjacentpropertiespriortoconstruction
y Continuousvibrationmonitoringduringconstructionbyanindependentvibrationmonitoring
engineer
y Surveysofexistingadjacentconstructionforlevelcontrolpriortoandduringconstruction
y StrictcompliancewiththeCityordinanceforconstructionoperations,includingallowable
workdaysandworkhours
y Noisemonitoringduringpiledrivingoperations
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
2
Theapplicanthasstatedthatapproximately500tons(approximately3Ͳ400cubicyards)ofdebrisand
materialswillberemovedfromthesiteduringdemolitionandsitepreparation.Thisequalsapproximately
20Ͳ28trips,assumingthathaulingisdonewith14cubicyardcapacitydumptrucks.
TheLeadAgencyhasdeterminedthatbasedontheinformationabove,andconsideringthelong
developmenthistoryofthesite,nosignificantimpacttolandisanticipated.
IMPACTONSURFACEWATER
Therearenosurfacewaterfeaturesonoradjacenttotheprojectsite,thereforetheLeadAgency
hasdeterminedthatnosignificantimpacttosurfacewaterisanticipated.
IMPACTONGROUNDWATER
SeeimpactstoHumanHealth
TheLeadAgencyhasdeterminedthatbasedontheinformationdetailedbelow,nosignificantimpactto
groundwaterisanticipated.
IMPACTONFLOODING
Theprojectsiteisnotlocatedina100Ͳor500Ͳyearfloodzone.
The2.68projectsiteisapreviouslydevelopedurbansiteinadenselydevelopedareaofthecity.Current
conditionsonthesiteincludealargeformerschoolbuilding,agymnasium,threesmallerbuildingsandtwo
largeasphaltparkingareas.Imperviouscoverageiscurrently1.75acres(76,184sf)or65.3%.Theproposed
projectwilldecreaseimpervioussurfaceby2,661sfto1.69acres(73,524sf)or63%.Sitepreparationand
constructionwillresultinthedisturbanceofapproximately1.97acres.
TheapplicanthassubmittedaletteroutliningtheproposedapproachtostormwateronthesitetoScottGibson,
CityStormwaterManagementOfficerfromAndrewSciarabba,P.E.ofTGMillerP.C.datedJuly8,2019.The
letterstatesthat,inaccordancewithCityCode,theprojectiscategorizedasaredevelopmentsiteand,assuch,
mustincludewaterqualitycontrolsbecauseitdoesnotreduceimpervioussurfaceby25%.Theletterstates:
Waterqualitymustbeprovidedforthebalanceofthe25%reductionthatcouldnotbemet(23.0%).
Disconnectionofrooftoprunoffandtreeplantingswillbeutilizedtoreducethewaterquality
requirements.Imperviousareaswillbedirectedtoraingardenstoprovidethebalanceofthe
treatment.
Standardstormsewerimprovementswillconsistofpipingandstormstructuresasneededto
supportthesitegrading.Ifinfiltrationresultsrevealsuitablesoils,drywellsmaybeinstalledwithin
oneparkinglotarea.
Temporaryerosionandsedimentcontrolpracticestobeselectedfortheconstructionphasewill
focusonminimizingtrackingsoiloffͲsite,controllingsedimenttransportanddustandfilteringany
foundationdewateringdischarges.
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
3
PriortoissuanceofabuildingpermitaFullSWPPP(includingNOIandMS4SWPPPAcceptance
Form)willbepreparedconsistentwithNYSDECGPͲ0Ͳ15Ͳ002,Chapter9oftheNewYorkState
StormwaterManagementDesignManualandtheCityofIthacaStormwaterRegulations.After
reviewandapprovaloftheSWPPPbytheSMOaNoticeofIntentwillbefiledwiththeNYSDECin
ordertoobtaincoverageundertheState’sSPDESGeneralPermitforStormwaterActivities.
TheLeadAgencyhasdeterminedthatbasedontheinformationabove,nosignificantimpactonflooding
isanticipated.
IMPACTSONAIR
Accordingtoinformationprovidedbytheapplicant,constructionisprojectedtolastapproximately16
months.Excavationandpreparationoffoundationsadditionallycreatethepotentialforincreased
airbornedustanddirtparticles.Impactstoairqualitywillbelimitedtotheperiodassociatedwith
constructionactivities.
Duringconstruction,theapplicantwillemploythefollowingapplicabledustcontrolmeasures,as
appropriate:
Ɣ Mistingorfogsprayingthesitetominimizedust;
Ɣ Maintainingcrushedstonetrackingpadsatallentrancestotheconstructionsite;
Ɣ ReͲseedingdisturbedareastominimizebareexposedsoils;
Ɣ Keepingroadsclearofdustanddebris;
Ɣ Requiringconstructiontruckstobecovered;and
Ɣ Prohibitingburningofdebrisonsite.
TheLeadAgencyhasdeterminedthatwithimplementationofthesemitigationmeasuresduring
construction,nosignificantimpacttoairisanticipated.
IMPACTONPLANTSANDANIMALS
The2.68acresiteispreviouslydeveloped.Approximately63percentofthesiteiscurrentlyimpervious
surfaceincludinglargeparkingareas.Sitedevelopmentwillrequiretheremovalofsixtrees,including
onestreettree,andallothervegetationforgradingandsitepreparation.Atprojectcompletion,
landscapedareasonthesitewillgofrom40,510sfundercurrentconditionsto43,124sf,anincreaseof
2,660sf.
Theapplicanthassubmittedalandscapingplandated7/08/19andpreparedbyStreamCollaborative.The
plan,whichwillbefurtherdevelopedduringsiteplanreview,includestwelvedeciduousshadetrees,
includingtwostreettreesandotherlandscapedareas.
TheapplicanthassubmittedadrawingtitledErosionandSedimentControlPlan(C103)datesJuly8,2019
andpreparedbyStreamCollaborativeet.al.thatshowsprotectionofexistingstreettreesandoneinterior
tree.TreeprotectionwillbereviewedandapprovedbytheCityForesterbeforeabuildingpermitis
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
4
issued.Theapplicantwillalsoaddtreeprotectiontothetreesalongthefencelineat327Ͳ329WCourt
Street.
BasedoninformationabovetheLeadAgencyhasdeterminednosignificantimpacttoplantsand
animalsisanticipated.
IMPACTONAGRICULTURALRESOURCES
Theprojectsiteisnotinoradjacenttoanagriculturalarea.
Basedontheinformationprovidedabove,theLeadAgencyhasdeterminednosignificantimpactto
agriculturalresourcesisanticipated.
IMPACTONAESTHETICRESOURCES
AccordingtotheTompkinsCountyScenicResourceViews,therearenoscenicresourceslocatedadjacent
toorinvicinityoftheProjectSite.Additionally,therearenolocallyidentifiedscenicresourceslocated
neartheprojectsite.
Basedontheinformationabove,theLeadAgencyhasdeterminedthatnosignificantimpactsto
aestheticresourcesisanticipated.
IMPACTONHISTORICANDARCHAEOLOGICALRESOURCES
Thesiteisnotlocatedwithinahistoricdistrict,andtheexistingsiteisnotdesignatedatthelocalorstate
levelasanhistoricresource
Thereareseveraldowntownhistoricdistrictswithinafewblocksoftheprojectsiteincludingthelocal
DowntownWestDistricttwoblockstothesouth,thelocalDewittDistricttwoblockstotheeastandthe
NationalDowntownDistrictthreeblockstothesoutheast.ThelocallydesignatedDennisNewtonHouse
isalsotwoblocksnortheastofthesite.Theareasurroundingthesiteischaracterizedbytraditional
residentialhomesinarangeofstyles,builtfromthemid1800’stoearly1900’s.ThehistoricBeverlyJ
MartinElementaryschoolisaprominentfeatureoftheneighborhood.
Theprojectemploysbuildingstylesandcolorsthataimtobecompatiblewiththehistoriccharacterofthe
neighborhood.Thetownhomesareinavarietyofstyles,allhavepitchedroofsandporchesandareofa
scalethatiscompatiblewithsurroundinghomes.ThefourͲstoryadditiontotheexistingschoolisof
similarmassandheightastheadjacentelementaryschoolandemployssimilarcolors.Theproposed
additionalsohasaoneͲstorystepͲbackonBuffaloStreettoreducetheperceivedheight.Building
materialsanddesignwillbefurtherdevelopedduringsiteplanreview.
Inaddition,theFEAFPartInotedthepotentialforarcheologicalresourcesonornearthesite.Asaresult
theapplicantsubmittedtheprojecttotheNYSParksRecreationandHistoricPreservation(NYSPRHP)for
review.TheapplicanthassubmittedaletterdatedApril9,2019toLynnTruameofINHSfromMichaelF
LynchofNYSPRHPstatingthatnohistoricpropertieswouldbeaffectedbytheproject.
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
5
Basedontheinformationprovidedabove,theLeadAgencyhasdeterminednosignificantimpacton
historicandarchaeologicalresourcesisanticipated.
IMPACTONOPENSPACEANDRECREATION
Theprojectsiteisinadenselydevelopedresidentialneighborhoodandisadjacenttoanelementary
school,GIAC,servingmainlyyouth,theCityownedAlexHaleyPool,basketballcourtsandalargepassive
recreationpark.Thesitedoesnotcurrentlycontainanypublicopenspaceorrecreationhoweverthe
formerschoolhadasmallplayground,whichwillnotberetained.Developmentofthesitewillresultin
anincreaseinpublicrecreationalfacilitiesastheformerschoolgymwillberetainedandsoldtotheCity
ofIthacaforGIACprograming.
Basedontheinformationabove,theLeadAgencyhasdeterminedthatnosignificantimpacttoopenspace
andrecreationisanticipated.
IMPACTONCRITICALENVIRONMENTALAREAS
TherearenocriticalenvironmentalareaslocatedwithintheCityofIthaca.However,TompkinsCounty
identifiesUniqueNaturalAreas(“UNAs”)throughoutthecounty,whicharepartofthelandscapethathas
outstandinggeologicalandenvironmentalqualities,suchasspecialnaturalcommunities,orplantsand
animalsthatarerareorscarceelsewhereinthecountyorregion.AUNAisnotaregulatorydesignation
anddoesnotprovidelegalprotectionforanarea,butsignalsthatspecialresourcesmayexistthatrequire
projectmodification.
TheclosestUNAtotheProjectSite,156,SixMileCreekValley,isover½awayfromtheprojectsite,and
assuch,willhavenoimpactit.
Asaresultoftheinformationprovidedaboveandindiscussionswiththeapplicant,theLeadAgencyhas
determinednosignificantimpacttoCriticalEnvironmentalAreasisanticipated.
IMPACTONTRANSPORTATION
TheapplicanthassubmittedaTripGenerationandParkingLetterfromDavidKruse,Transportation
PlannerfromSRFAssociatestoLynnTruameofINHS,datedMay202019.Theletterprovidesestimated
tripgenerationandparkingdemandunderproposedconditions,givesanassessmentofonͲstreetparking
withina5minutewalkofthesiteandprovidesrecommendations.
TheletterdemonstratesthataTransportationImpactStudy(TIS)isnotwarrantedbecausetheproject’s
vehicletripgeneration(at23entering/25exitingtripsduringtheAMpeakhourand26enteringand/29
exitingtripsduringthePMpeakhour)iswellbelowtheguidelineof100vehicletripsperhouronany
intersectionapproach.Intheprocessofthisargument,Krusepointsoutthattripgenerationunderthe
site’spreviouslongͲtermuseasaschoolwassignificantlyhigherattheAMpeakhourandalsothattrip
generationfortheprojectwilllikelybelowerthanestimatedduetothefactthatitwasnotdiscounted
byfactorssuchassitelocation,TDMeffortsanddatafromothersimilarINHSproject
Theletteralsomakesthefollowingconclusionsandrecommendationregardingparking:
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
6
Ɣ TheoverallOnͲStreetParkingUtilizationindicatesthereisanapproximate31.4%utilizationrate
duringthe6:00AMpeakperiod,anapproximate51.8%utilizationrateduringthe10:00AMpeak
period,anda43.6%utilizationrateduringthe6:00PMpeakperiod.
Ɣ Theprojectedbaselineparkingdemandis63parkingspaces.Afterapplicationofsharedparking
principles,theadjustedparkingdemandis47parkingspaces.Theproposedprojectwillprovide
48onͲsiteparkingspaces.Thereisaprojectedsurplusofone(1)onͲsiteparkingspaceto
accommodatetheprojectedparkingdemandduringtheprojectsite’speakperiod.Should
additionalparkingbeneededduetounforeseenperiodsofhigherdemandandbaseduponthe
resultsoftheOnͲStreetParkingUtilizationAssessment,thereissufficientonͲstreetcapacityto
accommodateadditionalparkingdemandswithoutplacinganunreasonableburdenonthe
neighborhood.
Ɣ Additionalfactorscanreducethedemandforparking,suchasbikeshareandcarsharefacilities;
theuseofnearbytransit;carpooling;ridehailingservices,suchasUberandLyft;andunbundled
parking–parkingspacessoldorrentedseparatelyfromthebuildingorunitspace
ConstructionImpacts
Projectconstructionisanticipatedtolast16months.Duringthistimeconstructingactivitieswillimpact
transportation,particularlyaroundtheelementaryschoolandGIAC.Theapplicanthassubmitteda
drawingtitled“ConstructionPlan(G100)”dated5/24/19andpreparedbyStreamCollaborative.The
drawingshowstwostabilizedconstructionentrancesonNPlainStreet,chainlinkfencearoundtheentire
siteandjobtrailerslocatedadjacenttothegymbuilding.Asseenon“DemolitionPlan(C102)”dated
May24,2019,and“UtilityPlan(C105)’datedJuly8,2019,newwaterandsewerconnectionsarerequired
toeachbuilding.ThiswillrequireexcavationintotheCityrightsofwayonWBuffaloandNPlainStreets,
whichwilltemporarilydisruptpedestrianbikeandvehiculartraffic.
TheapplicanthassubmittedaletterdatedSeptember4,2019fromRichardJPotts,VicePresidentof
ConstructionforHamilton/SterntoLisaNicholas,DeputyDirectorofPlanningregardingconstruction
impactsandmitigations.Theletteroutlinesstaging(mostlyonsite),anticipatedstreetandsidewalk
closures,andcontractorparkinganddeliveryandhaulingroutes,asoutlinedbelow:
ConstructionStaging&Delivery:Theapplicantproposestofencethesiteandtostagematerialsonsite
withthefencedareaandthepropertyline.MaterialswillbedeliveredviatwogateslocatedonNorth
PlainStreet.
AnticipatedStreet/SidewalkClosures:Theletterstatesthatstreetsandsidewalkswillbeclosedonlyfor
utilityandcurbcutconstruction.Sidewalkswillalsobeclosedwhenconstructionisexteriorworkisclose
tothesidewalk.TheapplicantwillworkcloselywiththeCitytoinstallpropersignageandtraffic
modificationtoensuresafetyforallmodesoftranspiration.
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
7
ContractorParking:TheletterstatesthatcontractorparkingwillbeonsiteoronotherlegalonͲstreet
parkingspacesandlots.TheLeadAgencyencouragestheapplicanttoexplorecontractorparkingata
remotelot.
Thedetailsoftemporaryclosureswillbedefinedaspartoftherequiredstreetpermit,howevertheLead
Agencyrequeststhatsidewalkclosuresresultinginstreetcrossings,arekepttoaminimum,particularly
whenschoolisinsession.
Asaresultoftheinformationprovidedabove,theLeadAgencyhasdeterminedthatnosignificantimpact
ontrafficisanticipated.
IMPACTONENERGY
Theapplicanthasprovidedthefollowinginformationaboutenergyusageandsystemsdesignin
applicationmaterialsdatedSeptember5,2019:
1. EnergyStar
x TheprojectwillincludewaterfixturesthatmeetEPA’sWaterSenserequirements.
x AllpermanentapplianceswillbeEnergyStarrated.
2. HeatPumps.
x Weintendtouseelectrically–poweredVRPairͲsourceheatpumpsystemsinthemultiͲ
familybuilding.
x Weareinvestigatingthepossibilityofusingheatpumpwaterheatersbutuntilwehave
completedautilitycostanalysiswecannotcommittothetypeofwaterheatingwewillbe
abletoprovide.
3. Renewables.
x Roofsurfacesaresolarreceptivetotheextentpossible,giventhesitelayoutandnatureof
theexistingbuildings;however,wearenotprovidingsolarpanelsaspartofthisprojectdue
tocostconstraints.
4. EnergyͲefficientbuildingdesign.
x ThebuildinghasbeendesignedwithawindowͲtoͲwallratiooflessthan25%.
x Theoverallbuildingshapesaresimple.
x ThefinalRͲvalueoftheinsulationhasnotbeendeterminedatthistime,butitisourintent
toachieveasignificantincreaseinRͲvalueovercode.
x WewillbeconductingblowerͲdoortestingtoconfirmthatinfiltrationhasbeenminimized.
WearetargetingEnterpriseGreenCommunitiescertificationfortheproject,alongwith
NYSERDALowͲriseNewConstructionTier1.
5. LightingcontrolsandhighͲefficientlightingtechnology
x LEDlightingwillbeusedthroughouttheproject
x OccupancysensorswillbeusedincommonareaswithinthemultiͲfamilybuildingandphoto
sensorswillbeusedforexteriorlighting.
6. HighͲefficiencyheatingandcoolingsystems
x Asnotedabove,theprojectwillincludeVRPairͲsourceheatpumps
x Weareunsureatthistimeofthemethodofwaterheatingthatwillbeemployed,butare
investigatingheatpumps.Optionsunderconsiderationincludeheatpumps,electric
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
8
resistancewaterheaters,andacentralgasͲfiredhotwatersystem.Becausethisisan
affordablehousingprojectwemustcalculateutilityallforeachofthesesystemsandevaluate
theirimpactontheoperationalfeasibilityoftheprojectbeforesettlingonthesystemthat
willbeused.Ourprioritywillbetoincludethemostefficientsystemavailablethatis
acceptabletoourpublicfundersandthatcanbesupportedoperationallybytheproject.
x Heatingandcoolingsystemswillbelocatedinconditionedspace.
x Ourproposedheating/coolingsystemforthemultiͲfamilybuildingincludesenergyrecovery
ventilation.
x Ifductworkisusedfortheheating/coolingsystem,itwillbeleakͲtestedandsealedas
necessary.
7. Wholebuildingenergymodeling
x Theprojectwillemploywholebuildingenergymodeling.SustainableComforthasbeen
retainedasthesustainabilityconsultantfortheproject.
Asaresultfromtheinformationprovidedabove,theLeadAgencyhasdeterminedthatnosignificant
impacttoenergyisanticipated.
IMPACTONNOISE,ODOR,ANDLIGHT
Theprojectsiteisinadenselydevelopedresidentialneighborhoodandisadjacenttoanelementary
school,GIAC,servingmainlyyouth,theCityownedAlexHaleyPool,basketballcourtsandalargepassive
recreationpark.Thesitehashistoricallybeenveryactive,housingaCatholicdayschoolthatwasin
operationforoveronehundredyears,aswellasCatholicCharitiesofTompkinsCounty,whichprovides
avarietyofprogramstoservelowincomeandvulnerablepopulations.Theconversiontoprimarily
residentialuseiscompatiblewiththeneighborhoodandisnotexpectedtosignificantlyincreasenoise
lightorodor.Theapplicanthasstatedthatanyexteriorlightingwillbesharpcutofftoavoidlight
spillagetoadjacentproperties.
Constructionactivitiesonthesitewilllastapproximately16monthsandwillbeexpectedtocause
significantbuttemporarynoiseimpactsduringsitepreparation,installationofthedeepfoundationsystem
andbuildingerection.TheapplicanthassubmittedthecompletedSubsurfaceInvestigationReportdate
July2019andpreparedbyElwynPalmerConsultingEngineersPLLC.Thereportrecommendstheuseof
anHͲpilefoundationsystemforthebuildingadditionandaslabfoundationforthetownhomes.Pile
drivingisexpectedtolast3weeks.Theapplicanthasagreedtothefollowing:(NeedDocumentation)
y Buildingconditionsurveysofadjacentpropertiespriortoconstruction
y Continuousvibrationmonitoringduringconstructionbyanindependentvibrationmonitoring
engineer
y Surveysofexistingadjacentconstructionforlevelcontrolpriortoandduringconstruction
y StrictcompliancewiththeCityordinanceforconstructionoperations,includingallowable
workdaysandworkhours
y Noisemonitoringduringpiledrivingoperations
TheapplicanthasagreedtocompletepiledrivingduringIthacaCitySchoolDistrictsummerbreakandto
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
9
Piledrivingshouldbelimitedtothehoursof9:00AMto4:30P.M.MondaythroughFriday.Othernoise
producingconstructionactivitieswillbelimitedtothehoursbetween7:30A.M.and5:30P.M.,Monday
throughFriday(orSaturday9:00A.M.to5:30P.M.withadvancenotificationtoandapprovalbythe
DirectorofPlanningandDevelopment).
Asaresultoftheinformationprovidedabove,theLeadAgencyhasdeterminedthepotentialimpacts
aretemporaryandtheapplicanthasmitigatedthoseimpactstothemaximumextentpracticable.
IMPACTONHUMANHEALTH
TheapplicanthassubmittedPhase1&2EnvironmentalSiteAssessments(ESA)datedJanuary2019and
March11,2019respectively,aswellasaletterdatedMarch20,2019detailingresultsofgroundwater
testing,allofwhichwerepreparedbySeelerEngineeringP.C.
ThePhase2ESAwasdonebecauseSeeleridentifiedoneRecognizedEnvironmentalConcern(REC),the
formerNewYorkStateElectricandGas(NYSEG)IthacaCourtStreetManufacturedGasPlant(MGP),which
waspreviouslylocateddirectlynorthoftheprojectsite.Accordingtoinformationprovidedbythe
applicant,operationsattheformerNYSEG–IthacaCourtStreetMGPresultedinthereleaseofhazardous
wastes,includingcoalcarbonizationandwatergastars,includingthechemicalspolycyclicaromatic
hydrocarbons(PAH’s)andbenzene,toluene,ethylbenzene,andxylene(BTEX).ThePhase2ESAexplored
whethertheknownnearbyreleaseofthesehazardouswastesposedapotentialthreattohumanhealth
andenvironmentontheprojectsiteduetotheexposuretosoils,groundwater,andgasvapors.
Tomakethisassessment,Seelertookanumberofactions.First,theyconductedarecordsreviewofall
availabledocumentspertainingtotheformerNYSEGsiteanditsremediation.Second,Seelercontracted
withKennyGeotechnicalEngineeringServicesonMarch2019toconductsoilandwatersamplingand
testingontheprojectsite.Duringcollectionneithersoilnorwatershowedvisualorolfactoryevidenceof
contamination.BothsoilandgroundwatersamplesweretestedforVolatileOrganicCompounds(VOC’s)
andSemiͲVolatileOrganicCompounds(SVOC’s).Allgroundwatersamplesandallbutonesoilsamplehad
nonͲdetectableconcentrationsofVOC’sandSVOC’s.SeelerdeterminedthattheoneelevatedSVOCsoil
sampleoriginatedonsiteandwasnotindicativeofabroadbasedimpact.Theconclusionofthe
investigationwasthattheprojectsiteisnotimpactedbytheformerNYSEGsiteandthattheRECcould
beclosed.
Asaresultoftheinformationprovidedabove,theLeadAgencyhasdeterminednosignificant
impacttohumanhealthisanticipated.
CONSISTENCYWITHCOMMUNITYPLANS
TheprojectisintheR2Ͳbzoningdistrict,howevertheapplicanthasappliedforaPlannedUnit
Development(PUD)fromCommonCouncil.TheproposedPUDhas3subzonesasshownonthedrawing
titledLayoutPlan,dated7/08/19andpreparedbyStreamCollaborative.
CityofIthaca
FULLENVIRONMENTALASSESSMENTFORM–PartIII
ProjectName:ImmaculateConceptionͲ320WBuffaloSt
DateCreated:6Ͳ5Ͳ19Updated8Ͳ4Ͳ19and9Ͳ16Ͳ19
10
Subzone1containstheexistingschool,theproposed4Ͳstoryadditionandparking.Proposedzoningfor
thisareaisamaximumof4storiesand48’,50%lotcoverageandminimumsetbacksrequirementsof15’
forthefrontyard(withexceptionsforporches),zerofeetbetweenunits,10’or5’topublicrightsofway
or20feetbetweenadjacentbuildings.Proposedusesincluderesidentialusethroughoutwithcommercial
andofficerestrictedtothebasementlevelofthebuilding.Permittedaccessoryusesarethesameas
thosecurrentlypermittedintheR2Ͳbzone.
Subzone2containstheproposedtownhomes,theCatholicCharitiesbuilding,commonlandscapedareas
andasmallparkingarea.Proposedzoningforthisareaisamaximumof3storiesand35’.Allotherarea
requirementsaethesameassubzone1.Proposedusesincluderesidentialthroughoutwithcommercial
andofficerestrictedtotheexistingCatholicCharitiesbuilding.Permittedaccessoryusesarethesameas
thosecurrentlypermittedintheR2Ͳbzone.
Subzone3containstheexistinggymbuilding.Proposedzoningforthiszoneconformstotheexisting
conditionsonthesitewith90%lotcoverageandminimumsetbacksrequirementsof8’forthefrontyard,
10’forthesideyardand10’fortherearyard.Otherarearequirementsandusesareproposedtobethe
sameastheadjacentPͲ1district.
Offstreetparkingandloadingarenotrequiredinanyoftheproposedzones
Theconversiontoprimarilyresidentialuseiscompatiblewiththeneighborhoodandiswelllocatedin
relationtotransportation,shopping,schools,parksandsocialservices.Theprojectisconsistentwiththe
communitygoalofaddingaffordableandforsaleunitstotheCity’shousingstockonandappropriatesite.
Asthesitehashistoricallybeenveryactive,theconversiontoresidentialisnotexpectedtonegatively
impacttheneighborhood.
Basedontheinformationdescribedabove,theLeadAgencyhasdeterminedthatnosignificantimpact
tocommunityplansisanticipated.
CONSISTENCYWITHCOMMUNITYCHARACTER
Theprojectsiteisinadenselydevelopedresidentialneighborhoodandisadjacenttoanelementary
school,GIAC,servingmainlyyouth,theCityownedAlexHaleyPool,basketballcourtsandalargepassive
recreationpark.Thesitehashistoricallybeenveryactive,housingaCatholicdayschoolthatwasin
operationforoveronehundredyears,aswellasCatholicCharitiesofTompkinsCounty,whichprovidesa
varietyofprogramstoservelowincomeandvulnerablepopulations.Theconversiontoprimarily
residentialuseiscompatiblewiththeneighborhoodandcommunitycharacter.Duetheproject’scentral
locationitwillbewellservedbyexistinginfrastructure,police,fireandotherpublicservices.
Basedontheinformationprovidedabove,theLeadAgencyhasdeterminednosignificantimpacton
communitycharacterisanticipated.
Preparedby:LisaNicholas,DeputyDirectorofPlanning,AICP
A
B
CDE WATERFRONTPROMENADELINEAR BENCHRESIDENTIAL PATIOSPOINT EAST BUILDINGWATERFRONTPROMENADETERRACE PARKCOMPLETE STREETCITY HARBORBUS STOPBIORETENTIONWATERFRONTPROMENADEMEADOW PARKTO GUTHRIEMEDICAL OFFICEBUILDINGWATERFRONTPROMENADETO CAYUGAWATERFRONT TRAILBIKE DISMOUNTAREAPADDLE PARKBOAT LAUNCHRAMPBOAT LAUNCHTO WILLOW AVENUEWATERFRONTPROMENADETHE STEPSPOINT WEST BUILDINGTHE POINT PATIOTHE POINT LAWNSECTION A - THE LAUNCH
SECTION B - THE PARK
SECTION C - THE CONNECTION
SECTION D - THE BENCHES
SECTION E - THE STEPS
SECTION DIAGRAMS
WATERFRONT PROMENADE
SEPTEMBER 18, 2019
SECTION DIAGRAMS
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SECTION DIAGRAMS
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SCHEMATICDESIGNNOT FOR CONSTRUCTIONOR BIDDINGDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG123456789101234567891011 12HI11 12HIWARNING: It is a violation of NewYork State Law for any person,unless acting under the direction ofa licensed Architect, to alter thisdocument in any way. If a documentbearing the seal of an Architect isaltered, the altering Architect shallaffix to such document his seal andthe notation "altered by" followed byhis signature, the date of suchalteration, and a specific descriptionof the alteration.6/27/2019 1:43:55 PM09/04/2019E17-33SAS101 Pier Road, Ithaca, New YorkCity Harbor, LLCCity Harbor DevelopmentPhase 1REVISION SCHEDULENAME DATEDAHC301LAYOUTPLAN
SCHEMATICDESIGNNOT FOR CONSTRUCTIONOR BIDDINGDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG123456789101234567891011 12HI11 12HIWARNING: It is a violation of NewYork State Law for any person,unless acting under the direction ofa licensed Architect, to alter thisdocument in any way. If a documentbearing the seal of an Architect isaltered, the altering Architect shallaffix to such document his seal andthe notation "altered by" followed byhis signature, the date of suchalteration, and a specific descriptionof the alteration.6/27/2019 1:43:55 PM09/04/2019E17-33SAS101 Pier Road, Ithaca, New YorkCity Harbor, LLCCity Harbor DevelopmentPhase 2REVISION SCHEDULENAME DATEDAHC303LAYOUTPLAN
3495 Winton PlaceBuilding E, Suite 110Rochester, NY 14623(585) 272-4660www.srfa.netPROPOSED CITY HARBOR DEVELOPMENTSHARED PARKING ASSESSMENT12-4 AM 5 AM 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PMResidential 156 DU 100% 97% 90% 77% 56% 45% 40% 37% 36% 36% 37% 43% 45% 55% 66% 73% 77% 86% 92% 97% ITE 220Medical-Dental Office 60 KSF 0% 0% 0% 12% 43% 88% 99% 100% 83% 74% 94% 93% 86% 54% 25% 10% 7% 3% 1% 0% ITE 720Fine/Casual Dining 4.5 KSF 0% 0% 0% 3% 8% 11% 15% 40% 75% 75% 65% 40% 50% 75% 95% 100% 100% 100% 95% 75% ULI Shared Parking 2nd EditionGolf 9 Holes 0% 0% 2% 5% 15% 25% 45% 55% 45% 30% 30% 45% 70% 100% 80% 55% 30% 15% 0% 0%Google Popular Times1Marina 115 Berths 0% 0% 0% 0% 5% 45% 70% 85% 100% 100% 80% 75% 70% 65% 60% 55% 45% 30% 0% 0%Google Popular Times212-4 AM 5 AM 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PMResidential 236 236 229 212 182 132 106 94 87 85 85 87 101 106 130 156 172 182 203 217 229 35.8%Medical-Dental Office 275 0 0 0 33 118 242 272 275 228 204 259 256 237 149 69 28 19 8 3 0 41.7%Fine/Casual Dining 470001457193535311924354547474745357.1%Golf70 001411183239322121324970563921110010.6%Marina 31000021422263131252322201917149004.7%TOTAL HOURLY DEMAND 659 236 229 214 220 266 385 427446 411 376 422 431 437404 344 302 283 278 265 264 100%MAXIMUM SHARED DEMAND 446SHARED PARKING REDUCTION 32%Notes:1. Deerwood GC, Shadow Lake GC, Webster West GC2. Erie Basin MarinaTIME-OF-DAY FACTORS FOR WEEKDAY DEMANDSIZE/UNITSLAND USESOURCEPARKING DEMAND BY TIME-OF-DAYLAND USEPEAK DEMANDPERCENT OF BASELINE PARKING DEMAND010020030040050060012-4 AM 5 AM 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PMPARKING DEMAND BY TIME-OF-DAYPARKING SPACESMarinaGolfFine/Casual DiningMedical-Dental OfficeResidentialTotal Capacity85th Percentile^͗ͰWƌŽũĞĐƚƐͰϮϬϭϴͰϯϴϬϯϭŝƚLJ,ĂƌďŽƌͲ/ƚŚĂĐĂͰϯϴϬϯϭ͘ϰhƉĚĂƚĞͰWĂƌŬŝŶŐͰ^ŚĂƌĞĚWĂƌŬŝŶŐĂůĐƐͲϬϳͲϭϭͲϭϵ
G103SHAREDPARKINGDIAGRAMPROGRESSPRINTNOT FOR CONSTRUCTIONOR BIDDINGABCDEFGABCDEFG1234567891012345678910WARNING: It is a violation of NewYork State Law for any person,unless acting under the direction ofa licensed Architect, to alter thisdocument in any way. If a documentbearing the seal of an Architect isaltered, the altering Architect shallaffix to such document his seal andthe notation "altered by" followed byhis signature, the date of suchalteration, and a specific descriptionof the alteration.DATE:PROJECT:OTHER:DRAWN BY:5/15/2019 2:15:43 PM9/10/2019101 Pier Road, Ithaca, New YorkCity Harbor, LLCCity Harbor DevelopmentE17-33SASREVISION SCHEDULENAME DATEDAHPhase 1RESIDENTIALMEDICAL OFFICE BUILDINGGOLF COURSE & FINE/CASUAL DININGRESIDENTIAL & MARINAMEDICAL OFFICE BUILDING &FINE/CASUAL DININGMEDICAL OFFICE BUILDING &MARINAPHASE 1 PARKING COUNT NEWMAN GOLF COURSE 45 CITY HARBOR 173 GUTHRIE MOB 243 TOTAL SPACES = 461124±203±62±32±22±18±461±9/16/201940
G104SHAREDPARKINGDIAGRAMPROGRESSPRINTNOT FOR CONSTRUCTIONOR BIDDINGABCDEFGABCDEFG1234567891012345678910WARNING: It is a violation of NewYork State Law for any person,unless acting under the direction ofa licensed Architect, to alter thisdocument in any way. If a documentbearing the seal of an Architect isaltered, the altering Architect shallaffix to such document his seal andthe notation "altered by" followed byhis signature, the date of suchalteration, and a specific descriptionof the alteration.DATE:PROJECT:OTHER:DRAWN BY:5/15/2019 2:15:43 PM9/10/2019101 Pier Road, Ithaca, New YorkCity Harbor, LLCCity Harbor DevelopmentE17-33SASPhase 2REVISION SCHEDULENAME DATEDAHPHASE 2 PARKING COUNT NEWMAN GOLF COURSE 102 CITY HARBOR 141 GUTHRIE MOB 239 TOTAL SPACES = 482RESIDENTIALMEDICAL OFFICE BUILDINGGOLF COURSE/COMMUNITY CENTERGOLF COURSE, FINE/CASUAL DINING& MARINAMEDICAL OFFICE BUILDING &FINE/CASUAL DININGMEDICAL OFFICE BUILDING &MARINA157±203±22±64±22±14±482±9/16/2019NEWMAN COMMUNITY CENTER
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LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterwayCity of Ithaca, NY - 750 Foot Buffer for Parcel - Final Tax Roll5,804Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.9/13/20191:Feet967.37Printed:
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