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10-22-19 Planning and Development Board Meeting Agenda
CITY OF TI ACA " a 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 .Z DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish,Director Planning&Development—607-274-6550 Community Development/IURA—607-274-6565 00C 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 CTOBER 22ND,2019 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Start Times:Start times are approximate only—APPucANTs are responsible for being available at whatever time(s)their agenda item(s)is actually discussed. AGENDA ITEM Approx. Start Time 1 Agenda Review 2 Privilege of the Floor(3-minute maximum per person—if you will be speaking about a project with a 6: 5 scheduled PUBLIC HEARING below b,you are highly encouraged to speak at that time) 3 Approval ofMinutes:August 27, 2019 :15 Site Plan Review A Project: Immaculate Conception Redevelopment Project (Mixed-Use Housing) 6:2 Location: 320 W Buffalo Street Applicant: Ithaca Neighborhood Housing Services Actions: 0 Consideration of Preliminary& Final Site Plan Approval 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(13)(1)(k), (n), (13)(6), and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(11) for which the Lead Agency made a negative declaration no environmental significance on September 24, 2019. Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.orjDocumentCenterf index/101 Project: Carpenter Circle Project 6:50 Location: Carpenter Park Road Applicant: Andrew Bodewes for Park Grove Realty LLC Actions: O Review of FEAF Part 3 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, 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 ofIthaca Environmental Quality Review Ordinance §176- 4(0)(1)(d), (i), (k), and (13)(5) and (0)(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: C Project: City Harbor 7:20 Location: 1O1 Pier Road Applicant: Jessica Edger-Hillman Actions: [3 Project Presentation [J Public Hearing Project Description:The 11D9-acre project site consists of8.33 acres of privately-owned land and 2.76 acres of acUacentCity'nvvned parkland and road. The applicant proposes to redevelop the 8.33-eore project site and make improvements to 2.76 acres of adjacent City land. The project site consists of (]) privately-owned tax parcels. The building program will be a total of3t6,28OSF consisting of(1) 60^000SF medical office building, (2) five-story residential structures with atota| of172,9OQGSF and I11 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) 5,5005F 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 1, the applicant proposes to realign the end of Pier Road, extend it to e new clubhouse and add parking. Site improvements on private property to include a 1,570fbot pub|ica||y'access|b|e promenade along [aocadi||a [reek, 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(13)(1Xd\, (h)(Z\, (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 Cbyvvebdte and are updated regularly: D Project: Mixed-Use Student Apartments 7:40 Location: 411-415 College Ave Applicant: VVhitham Planning& Design for Student Agencies Actions: 0 Project Updates & Discussion 0 Review ofFEAF Part Project Description: The applicant proposes to construct a six-story building with a 7,O3QSFfootprint, 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 Cbacona 8|mch, as well as the existing outdoor patio and retaining walls. The parcel isin the MU-2 [o||u0etovvnArea Form District (CAFD) and requires Design Review. This has been determined to be a Type 1 Action under the City ofIthaca Environmental Quality Review Ordinance §176- 4(B)(1)(h)(4), (k) and (n) and the State Environmental Quality Review Act ("SE{lRA") §617.4(b)(9). Project materials are available for download from the C|tVwwebdte and are updated regularly: Pg.l 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^commitment m workforce mveo/ocmou." E Apartments& Parking—215 E State Street(The Commons)—Sketch Plan 8:05 5 Zoning Appeals 8:30 • #3141—310 E State St,Sign Variance • #3142—66 Woodcrest Ave,Area Variance • #3143—110 N Tioga St, Sign Variance 6 Old/New Business 8:50 • Special Meeting—October 29, 2019 • Board Retreat 7 Reports 9:00 A. Planning Board Chair B. BP W Liaison C. Director of Planning& Development 8 Adjournment 9:20 If you have a disability&would like specific accommodations to participate, 9319M 19 0 [IMM please contact the City Clerk at 274-6570 by 12:00 p.m.,no later than 2 days(not including weekends and holidays) 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 Employer with a commitment to workforce diversification." From: Tim Logue Sent: Wednesday, October 16, 2U1q4:54PM To: Lisa Nicholas Cc: Eric Hathaway; Kent Johnson; John Licitro Subject: Oct SPR comments Hi Lisa, Bic, Kent and I reviewed the packet of materials and have the following comments 411-415 College Ave (comments also sent to project team) Concerned that ADA ramp at corner will not have adequate landing and for permit will need more detail on dimensions and elevations. What do you think about relocating the bump-out from the existing location to this corner? It would allow for a ADA ramp for the east/west crosswalk and could allow for a couple bike racks. VVe appreciate the indoor bike room for residents, although it will be somewhat awkward to get into through the vestibule. Can a few outdoor racks be provided, perhaps two as noted above and two on Oak? We are not wed to the existing pavers. We are fine with asphalt under the parking/loading zone. We are also fine with no pavers behind the curb. Stamped concrete could be fine, but it won't match anything, so perhaps just concrete to the back of curb? Open to alternates. We will need a construction work zone traffic control plan for sidewalks and streets. This will be a very complicated corner to work on. We are open to new street lights. If you want to match Bnezzano center's fancy lights, ok open to other proposals. We do not have standard street light selected forCo||egetovvn otherwise. We want to keep the circular intersection, and TCATdoea use the turnaround heavily (as do many vehicles), but are open to a discussion of redesign. We talked a bit about designing it to be a standard roundabout, which might work, though the bus stop in the circle is awkward, and TCAT has always wanted a northbound bus stop opposite the CPA[ stop. Certainly open to proposals to make it more pedestrian friendly. Would need ho collaborate with Cornell since it seems to he partially their property. City Harbor Eric is working on the traffic study and will have comments shortly. The three of us have some concerns about street/driveway layout &design and parking and think it might be useful to meet with the project team to review and better understand their intentions. Emerson subdivision - vvediscussedthismnrning vvithAri Carpenter Business Park- Eric continues to review the traffic study and coordinate with NYBDOT Thanks, Tim Tim Logue PROPOSED RESOLUTION, Site Plan Review Preliminary 'inal Approval Mixed-Use Housing 0 W BuffaloStreet Planning&Development Board txt ber 22,1019 WHEAEAS. the City of Ithaca Planning d Development Board has onepending,application for Site Plan Review for a mixed use hrmsmg,project to be located at 320 W Buffalo alc Street by Lynn Truame for Ithaca Neighborhood Housing,Services,applicant owner,and WHEREAS.-the project involves the renovation/conversion of existing two-story,former school building into mixed-use, building, a new four-story a drrt'baildin , (2) three-unit townhome buildings, (1) four-unit townhome btul °a& ;the renovation/conversion of a single-family home into a two-family home, and the renovation of the "Catholic Charities" Building. The s verall`;project will contain 79 'dwelling units 'with 130 bedrooms.'Total increase square footage on thesite will be 44,105 p(fro 2,3,5 to 106,663 ST). ,773 p of now d existing space in the former school will be commercial use, d 5 5 SP will he rented to the Greater l baca Activities Center (C 1 C), Site development will require demolition of one wing of the existing school building d one,single-family home.' project also includes greenspace areas,48,surface parking spaces- d other site,amenities,as well as a subdivision and transfer of the gym,to Cll , Y The property is located in the R- b zoningtr'3ct however, the applicant has applied to Common Council for a Planned Unit Development , arid a is has been determined to be a Type 1,Action under the City of IthacaEnviforunental Quality Review Oidinance 17 -4 (1)(k, (n), (13)(6), And the State Eirvironnioirtal Quality °d* Act (9' " 11;4j(l l),and WHEMS.- Common Council, NYSDepartment of Environmental, Conservation, d the Tompkins County Department,of Health all potentially involved agencies in this action, have all errs red'to the Planning Board actt , s' lead agency,for this project,, d WHEREAS.- the City of Ithaca, Planning d Development,Board, being the local'agencywbich has,primary responsibility for approving d funding or carrying out the action, did on June 25, 2019, declare itself Lead Agency for the environmental view of the project,and WREAEAS.-legal notice was published and property posted is accordance with Chapters 7 - t d d 17 - 1 ( (2)(c)of the City ofIthaca Grade,and WMEREAS. the'Planning and Development Board held the requiredpublic Hearing on July 23,2019,and WWEAEAS. this Beard, acting as Lead agency in EnvironmentalReview,has on ,eptember24, 2019,reviewed d accepted as adequate.te.a pall EnvirmimentalAssessment Form, . ,Part 1,submitted by the applicant,and Parts 2& 3 prepared by Planning staff,drawings,titled:"Boundary and'Tope ruphic lldap Immaculate Conception Church,ch, o 320-330 West BuffaloStreet, No. 309'North plain Street, City of Ithaca, Tompkins County, New ' oW dated - - 019; "Existing, Site Conditions Pia ( I01)" "Construction pl ,(GI0l)7, "Site' etail - paavin (L5 1Y`and"Site Details'-Fixtures((L5 2y'dated 5- 4-1 ;and` einolition plan(Cl,02)","Erosion and Sediment Control Plan(Cl 0 )","Utility,Plan(C l t 4y., `Grading and raina a Pl (C"1 5 'dated 7-8-19 amiall prepared by TG Miller PC; "Layout Plan(L1 1y', "pl ` Pl (1,103)" and' a errrent Plan( .100)"'dated - 1 -1 ; `Site Plan(1,001)7',`Elevations( ; lax--shoWin to mixed use building, d "Perspective`dews,( 02)" all dated 7y -1 ; Drawings pertaining to Tow o es - -2-3. "Floor plans(AlQ01 A101 &A102)", "Elevations (A201 & A202y', "perspectives ( 3)" and `Sections ( 311 '; Drawings pertaining,to Townhornes 2-2- . "Floor plans 0100, A101 & A102)". "Elevations (A2 1 & A202)", `Perspectives ( t13)" d 'Sections � , � w � � m e e i r M � � STREAM COUABORATIVE 'man LU �w t+ , y e - . ti n yv v �j u bkC PELEVhk147Pd L) uj ysA mom. Lo yj s y may , .; y U— 0 0 0 cr k u a S r N'tR7N SC€b�hYYN r sx R s , Am K „ ShPP C0.nVAi".diNS Alcb reLevnria L201 son =® ®` MEN nR M ®®® M low —j M30 c ■ 711a �����i�`1 �..� �. ��:sa�.a�'�r�;a� �w���, ■ 5����, r�kt e�.s �e ��~t, i to �� � i a' i, r }rt , ®®®Y ®® ®® ® ®® ®® n ® ®® 1� '® A ®A ®�® r�l ®� �� �� ®� '®® � ®. ■� 1 .ark„ v. I 1°0 �R. I ® ® MEN ONE ® ® ®® ®® ® ® ®® m .®..7 ®. ®r ..®..,_ ...® son @no a m__�� { ® ® ® a ® ® ® ®. c;® �� t`,�..��',�t�®�'c`�§���,�`,,t��,+�c�"�,.����'��5� ® ® ® � ® ® s ®`��� � ® � � ® � ■ ���*.®wry � � , e t§J`w'Sit';+:itti''+'�4L"�Y`cSUS i `k•,° "z',."�"�'ih t}'"z3 a. ? :*.`vs 1�B " ® 3,,. } FIE 12:zy^'a\`.a)�.." ', s�\ �a,..a�dL\ ",\ �{S`�x tY,7 \\ �,c 2 li'k ' ,'` �, `• 2................. t { +, c ..s� ,�s.�� �, a Itw{:k tJ iti t.. �},. �, a,: z,\�`ta�, ,# ,k`•. 2 �,�,.. t 3tf{} it,'t tTt m g �� c. � 4 1 � MEN m ,.:ME 0 . • IN `` ti T� �: zt li^3''�l's las.�.�.`��.. l � FULL ENVIRONMENTAL ASSESSMENT FOR -Part III Project Name: Carpenter Park Development Project Created on October 1 201 PROJECT DESCRIPTION The project seeks to develop the existing 10.8 acre parcel located adjacent to Route 13 and off of Third Street.The parcel currently contains 2.1 acres of community gardens—an access road 'Carpenter Circle Road) and one storage building to be removed.The proposal includes Buildin A-a 64,000sf medical office building, Buildings B & C -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 Buildir D -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, and transit access for TCAT, open green space, a playground and access to the Ithaca Community Gardens. The project includes 187 internal arking spaces within Buildings B and C-and 349 and4G0 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 Rte 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 into 4 lots to separate each program element resulting in Lot 1 measuring 2.086 acres and containing the Buildin A° Lot 2 measurin 5,758 acres and containin ` Buildin s B & C° Lot 3 meas iring 2.12 Acres and containingir the communit ardens• and Lot 4 measuring .833 acres and containing Building D. 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 (13)(6) and (8)(a)', and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(11). NOTE: All mitigations referenced in this document have been proposed by and/or agreed to by the applicant. IMPACT ON LAND Existing Conditions The Project Site is currently largely vacant and contains one structure that will be demolished as part of the project. There is a roadway, Carpenter Circle which is a Cul-De-Sac extending south from Third Street. A large portion of the site, 3.7 acres is encumbered by overhead utility wires. Additionally, the site contains 2.1 acres of community gardens on both the east and west side of carpenter circle.The balance of the property is maintained ground cover. Proposed Conditions Project construction is expected to have 3 overlapping phases and last a total of approximately 24 months. The Project will alter 9.4-acres including the construction of four buildings, surface parking and vehicular access, new pedestrian paths,outdoor plazas, a reconfiguration of the community gardens and other landscape amenities. As the site is largely vacant development will result in a net increase of approximately six acres of impervious surfaces. Reference getech report Information needed: Page 1 of 16 Last updated: Thursday, October 17, 2019 • Depth to groundwater • Change in impervious cover Foundation Construction &Site Preparation The Project involves the construction of four separate buildings between four and six stories,all with slab on grade construction, over a Project Site that has generally flat topography and subsurface conditions. Construction will last approximately 24 months. Site preparation and excavation is expected to a last approximately 18 months. The Applicant has submitted a Geotechnical Engineering Report prepared by Terracon dated July 24, 2018. The Site will involve 86,805 SF of building footprint for the four buildings'. The foundation system for the four proposed buildings will include rigid inclusions and standard footings and slabs. Rigid inclusions include drilling a grid system in the existing soils and filling those areas with compacted aggregate. Once installed,the soil is improved to allow for the construction of a conventional foundation system. The site has been designed to balance the earthwork and limit the amount of material which would have to be imported or hauled off site. The Project also includes installation of a construction field office that will be in operation for the duration of the Project. Where is this? Need construction phasing and management plan Impacts and Mitigations The following mitigations are proposed by Applicant to minimize potential impacts to land: • A StormwaterlPollution Prevention Plan ("SWPPP") has been prepared in compliance with NYS Department of Environmental Conservation's("DEC') regulations for stormwater management. The SWPPP will require the installation of temporary practices to provide erosion and sediment controls during construction as well as permanent stormwater,practices to treat and manage stormwater runoff following completion of the Project; • The field office will be restored to its original condition at Project completion; and • SWPPP inspections will be conducted by a qualified professional a minimum of once per week. • Portions of the project not actively under construction will be seeded and stabilized. The Lead Agency has determined that with the mitigations proposed by Applicant, no significant impacts to land are anticipated. IMPACT ON GEOLOGIC FEATURES There are no unique or unusual land forms on the Project Site that will be impacted as part of the Project. Accordingly,the Lead Agency has determined that no significant impact to geologic features is anticipated. IMPACT ON SURFACE WATER Existing Conditions Page 2 of 16 Last updated: Thursday, October 17. 2O19 The Project Site is located approximately 300-400 feet east of the Cayuga Lake inlet with no direct adjacency. Runoff from the site enters an existing storm sewer system and drains west under the railroad tracks eventually discharging to the inlet. Currently, there is no stormvvater management on site and the runoff discharges untreated. There are no surface waters or wetlands on the site. Proposed Conditions The Project includes the construction of four buildings, surface parking and vehicular access, new pedestrian paths, outdoor plazas, reorganization of the community gardens and other landscape amenities and results in a net increase of six acres of impervious surface. Stormwater will be collected in a new private stormwater system which is comprised of surface green infrastructure (GI) practices, underground storage chambers and storm sewers, The GI practices include bio- retention, dry swales, rain gardens and street trees. The water will continue to discharge at the same point as existing conditions.Additionally, roof runoff from Building B will be directed to an underground fiberglass cistern which will serve the community gardens for irrigation. Potable water will be provided to the site via an existing on site watermain owned and maintained by the City of Ithaca. The site will not directly draw water from any existing water body. Impacts and Mitigations The project incorporates stormwater practices that have been designed to treat the runoff in accordance with the NYSIDEC General Permit requirements for water quality and runoff reduction. The following mitigations are proposed by the Applicant to minimize potential impacts to water: • The SWPPP will require the installation of temporary practices to provide erosion and sediment controls during construction as well as permanent stormwater practices to treat and manage stormwater runoff following completion of the Project. • The Applicant is proposing low flowfixtures and other water conservation features to minimize water usage. • A cistern will be installed to collect runoff and provide irrigation for the community gardens. • Organic filters, rain gardens and underground stormwater chambers will be installed to treat runoff. Note: Pervious pavement was considered as a potential mitigation measure; however,due to the soil conditions which include an impervious shallow clay layer, it was determined that it would not be an appropriate The Lead Agency has determined that with the mitigations proposed by Applicant, no significant impacts to surface water are anticipated. IMPACT ON GROUNDWATER The project site does not contain high groundwater and will not discharge contaminants into the soils. Additionally, there will not be any wells or intake tu service the project. Accordingly, the Lead Agency has determined that no significant impact to groundwater isanticipated. IMPACT ON FLOODING Existing Conditions The site is primarily flat and ranges in elevation from approximate|y3O5 to 391. According to FEIVIA Firm map 36O85OOQQ18dated9/2g/1981PortionsofthesitefaUvvithin2bneB—"Areasbetweenthe1OOyearand5OOyear floodplain".The remaining areas of the site are within Zone C"Areas of minimum Flooding. Page 3Of16 Last updated: Thursday, October 17, 2019 Proposed Conditions The majority of the site will be constructed on fill or at an elevation higher than the existing grade. Building pad elevations range from 388 to 390.5 to ensure that all grades are above the 500 year floodplain level. All four of the proposed buildings will utilize slab on grade construction. Stormwater management practices are designed to reduce the peak rate of stormwater runoff. During the 100 year storm event,there is a 37.72% reduction in the peak rate of flow. Impacts and Mitigations The following mitigations are proposed by the Applicant to minimize potential impacts to flooding: • Buildings constructed above the 500 year floodplain level. • Site constructed on fill. • Slab on grade construction. • Implementation of stormwater management practices to reduce site discharge rates. The Lead Agency has determined that with the mitigations proposed by Applicant, no significant impacts to flooding are anticipated. IMPACT ON AIR Existing Conditions The site is currently vacant and does not include facilities that affect air quality. Proposed Conditions The project does not include uses that require air quality controls for safe operation. Construction is expected to last 24 months, during which time Site preparation activities, including cut / fill for Site preparation, has the potential to create airborne dust. Impacts and Mitigations The amount of construction-generated dust depends on several factors, including soil conditions, moisture content, amount of time soils are exposed to the wind and sun, weather-related factors, and construction practices. The Applicant will use dust-control measures, as needed, during construction as described in the stormwater,pollution prevention plan. The following mitigations are proposed by the Applicant to minimize potential impacts to air: • Watering truck during dry periods. • Seeding and stabilization of areas not actively involved in construction. • Construction of stabilized entrance to limit dirt tracking onto adjacent roadways. • Keeping roads clear of dust and debris; • Requiring construction trucks to be covered; and • Prohibiting burning of debris on site Based on the information above,the Lead Agency has determined that the Project does not involve activities that require air quality control permits. With adherence to dust control measures during the construction period,the Lead Agency has determined that no significant impact to air is anticipated. Page 4 of 16 Last updated: Thursday, October 17, 2019 IMPACT ON PLANTS AND ANIMALS Existing Conditions The Project site is 10.7 acres and currently consists of a paved cul-de-sac,-and vegetated areas that are maintained groundcover_(mowed grass)and 2.1 acres of active community gardens. The site currently;contains X trees ranging from Xdbh to Xdbh, including a large stand of cottonwoods at the site entrance. The open space and trees are likely habitat for birds, insects and small mammals. The EAF mapper has identified the site a potential habitat for the Gray Petaltail dragonfly. The New York Natural Heritage Program identifies the gray petaltail dragonfly as a species of"special concern," in the area of the project site, 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. The seepage areas represent the larval habitat for these populations, while the adults use both the seepage areas and the stream courses." The project site is in a flat area of the city. It does not contain nor is it near the type of habitat described above. Therefore, it is reasonably concluded development of this site does not impact gray petaltail habitat. • ' Need number,size and species of trees on site—(There are 50- 0 trees on site) Proposed Conditions Site preparation will affect 9.4 acres and will include removal of most areas of lawn and XX trees. Once construction of the project is complete, a significant amount of landscaping will be installed throughout the project. The landscaping includes street trees,screening,foundation planting, landscaped stormwater treatment areas and shade trees in the parking lots. • Need number, size species and condition-of trees to be removed (I'counted about 40 on the demo plan), • Need'acreage and percentage of landscaping • Need proposed landscape plan Impacts and Mitigations Project Site development will result in a net reduction of six acres of landscape/pervious surface including the removal of X trees. 2.1 acres ofcommunity garden space will be retained and reorganized. Removal of the existing trees and landscaping may impact birds, insects and small mammals on the site. • Describe the proposed landscape plan including#and type of trees Mitigations: • Permanent retention of 2.1 acres of community garden • Introduction of more diverse and varied plant materials' • Number&size of trees to be replaced Page 5 of 16 Last updated: Thursday, October 17, 2019 The Lead Agency has determined that with the mitigations proposed by Applicant, no significant impacts to plants and animals are anticipated. IMPACT ON AGRICULTURAL RESOURCES Existing Conditions Approximately 2.1 acres of community gardens are located on the site on both the east and west side of Carpenter Circle.The gardens are actively used by members of the community and are an asset to the city residents. Proposed Conditions The project includes retaining and reorganizing the community gardens to better suit the overall development parcel. As part of the reorganization process, the community gardens will be improved with new soil, terraced grading, irrigation and fencing. Based on the information above, the Lead Agency has determined that 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 site is in a prominent location of the City and is highly visible from the Route 13 Corridor. Additionally, due to the proximity of the site to the Cayuga Lake outlet, development on the site will be visible from the points on the flood control channel and Cass Park. Proposed Conditions • Describe Buildings&Height • Describe and reference visualizations In addition to the visual analysis which provides only basic massing of the buildings, the Applicant has also provided several renderings of the proposed buildings that include more information about building design and materials. Impacts and Mitigations • Describe points at which the project will be most visible Impacts to views from the west will be mitigated with the installation of dense vegetation and landscaping along the western edge of the property. The Lead Agency has determined that with further development of the building and landscape design, which is required in conjunction with Site plan review before the Lead Agency, no significant impacts to Aesthetic Resources are anticipated. IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES The site is not located within a historic district, and the existing site is not designated at the local or state level as an historic resource. The closest designated historic resource is the Lehi h Valley Railroad Station on Inlet Island, approximately% mile from the site. Page 6 of 16 Last updated: Thursday, October 17. 2O19 The EAF M er identified this site as b ::Iheolo�uically sensitive area. This is likeiv due to the sites proximity to the waterfront. heffeject-site is currently vacant and has previously been disturbed for the development of the commqnjjy_&�� installation of powerlines, the constrq�c�tion of�Ca, enter Circle Road and associated infrastructure and the | dhe[ehore,A*c-*��the Lead Agency has determined that no significant impact to historic and archaeological is anticipated. IMPACT ON OPEN SPACE& RECREATION Existing Conditions The Project Site does not contain public parks or public open spaces. However, the Project Site does contain a community garden that serves the community. Residents utilizing the community gardens are able to access the site via the existing Carpenter Circle infrastructure. Proposed Conditions The Project proposes to retain, reorganize and improve the community gardens to better utilize the site for the mixed use development. The same as current conditions and will be improved with imported soils, d grading, irrigation and fencing. Additionally, formalized parallel parking will be provided along the new internal roadway adjacent to the gardens. The Lead Agency has determined that because the gardens will be retained and improved, there are no adverse impacts to Open Space and Recreation as a result of this Project. IMPACT ON CRITICAL ENVIRONMENTAL AREAS There are no critical environmental the City of Ithaca. However,Tompkins County identifies Unique Natural A s") throughout e 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 re8ion. A UNA is not a regulatory designation and dues not provide legal protectionfor an area, but signals that special resources may exist that require rojeot modification, The are several UNAs on or near the waterfront including the Biological Field Station (UNA 99), Fuertes Bird Sanctuary (UNA 100), and The Hog Hole (UNA 98), however the project site is not near orwithin anyoftheseUNAs. The closest UNA to the project site is UNA#Octopus Cliffs,which is approximately l/2 mile from the site and on the west side of the flood control channel. Due to the distance noimpact is anticipated - IMPACT ON TRANSPORTATION Existing Conditions The proposed Carpenter Park development is located southwest of the intersection of North Meadow Street (NYS Routes 13/34)and Third Street in the City of Ithaca,Tompkins County, New York.The site is currently vacant as part of the Carpenter Business Park and is accessible via Carpenter Circle. Surrounding the proposed development is Third Street to the north, North ��eadowStreet to the east, commercial development to the south, and railroad tracks to the west. Land uses in the vicinity of the Page 7 Of 16 Last updated: Thursday, October 17, 2019 project site include light industrial,commercial,the Ithaca Farmers Market, Ithaca Community Gardens, and residential. Several Transportation studies have been submitted by the applicant and are currently on file with the City including: - Multi-Modal Transportation Impact Evaluation - Break In Access Traffic Evaluation Pedestrian Facilities The City of Ithaca is noted for high levels of walking for daily transport. In relation to the proposed site, sidewalks are located at and adjacent the North Meadow/Third Street and North Meadow Street/Cascadilla Street intersections, as well as throughout the neighborhood to the southeast of the project site. No sidewalks are located along North Meadow Street between Cascadilla Street and Third Street due to NYSDOT prohibitions and "Without Access" designations. Pedestrian crosswalks and countdown signals (only at the signalized intersections) are present at the study intersections. Bicycle Facilities The city is expanding its bicycle infrastructure through the use of on-street bicycle lanes, shared lane markings (sharrows), and a bicycle boulevard plan. There are no dedicated bicycle facilities within the study area. However,the Cayuga Waterfront Trail is present. Bicycling along NYS Routes 13/34 between Dey Street and Warren Road is prohibited by law. Transit Facilities Tompkins Consolidated Area Transit(TCAT) provides transit service to the greater study area. Ridership is approximately four million trips per year as of 2017 (2017 Annual Report). Route 13 provides service closest to the project site and operates Monday through Saturday on one-hour headways with stops at the adjacent Aldis development Traffic Volume A historical analysis of traffic indicates that volumes along Route 13 have been relatively consistent from 2006 to 2018. The 218 ADT was 3 ,098 and the highest recorded volume was 32,731 in 2007. Capacity Analysis A capacity analysis was performed at a number of intersections in the project area as noted in the Technical reports provided by SRF and Associates. The capacity analysis uses Level of Service(LOS)to gage the functionality of each intersection. The following LOS results are noted: • Most approaches operate at LOS "D" or better during both peak hours. The following intersections experience one or more movements with LOS "E" or worse: North Meadow Street/Dey Street & Willow Avenue, North Meadow Street/Third Street, North Fulton Street/West Buffalo Street, South Fulton Street/West State Street, South Fulton Street & South Meadow Street/West Clinton Street,Taughannock Boulevard/West Buffalo Street, and Taughannock Boulevard/West State Street. • At the intersection of North Meadow Street/Dey Street & Willow Drive, all northbound movements operate at LOS"E" or worse during the PM peak hour. Page 8 of 16 Last updated: Thursday, October 17, 2019 • At the intersection of North Meadow Street/Third Street, both the northbound and southbound left movements operate at LOS "E" during the PM peak hour. • At the intersection of North Fulton Street/West Buffalo Street, the westbound left turn movement operates at LOS „F„ during the AM Peak hour and LOS "E" during the PM peak hour. • At the intersection of South Fulton Street/West State Street, the westbound left turn movement operates at LOS "F" during the AM Peak hour and LOS "E" during the PM peak hour. • At the intersection of South Fulton Street &South Meadow Street/West Clinton Street, both northbound movements operate at LOS "E" during the PM peak hour. • At the intersection of Taughannock Boulevard/West Buffalo Street, the eastbound left and thru movements operate at LOS "F" during both peak hours. The westbound left movement during the PM peak hour operates at LOS "E". • At the intersection of Taughannock Boulevard/West State Street,the eastbound left and thru movements operate at LOS "F" during the PM peak hour. Proposed Conditions Access to the project site is proposed via Third Street and a new signalized intersection along North Meadow Street opposite an extension of Fifth Street.The proposed intersection will require a NYSDOT Break in Access to provide a new connection to NY Route 13. Two access scenarios were therefore analyzed in detail in the above referenced studies: 1)sole access via the existing Third Street connection to North Meadow Street and 2) access via both Third Street as well as the proposed new signalized roadway connection along North Meadow Street. It is noted that the proposed new signalized intersection will require a "Break In Access" from NYSDOT. The proposed break in access is addressed in the Access Modification Justification Report which is on file with the City of Ithaca. The proposed project will install sidewalks internally and along its frontage between Third Street and Cascadilla Street. On-site bicycle facilities will be installed and accommodations for transit will be made. Future Development and Local Growth Construction'of the proposed Carpenter Park Development is anticipated to be completed within three (3)years. City of Ithaca officials were contacted to discuss projects within the study area that are under construction or approved.The only project identified is the GreenStar Food Co-op which will be moving from its current location at 701 W Buffalo Street to a new larger building located at 770 Cascadilla Street. Traffic related to this development was added to the study area intersections. To account for any background growth in the area, including any unforeseen developments in the project study area aside from the previously mentioned project, a 0.5% per year growth rate was applied to existing traffic volumes at the study area intersections for the 3-year forecast. Vehicular Traffic Generation The TIS calculated that the Carpenter Park development is expected to generate approximately 174 entering/120 exiting vehicle trips during the weekday AM peak hour and 176 entering/245 exiting vehicle trips during the PM peak hour. Transportation Demand Management (TDM) Plan Page 9 of 16 Last updated: Thursday, October 17. 2O19 The project site is situated adjacent to one of the area's most congested corridors. To address this challenge, the proposed project seeks, first, to reduce overall travel demand through a development plan that improves connections between the City nf Ithaca and the waterfront; is designed for opeople- focused experience versus the typical auto'ccntricnnenta|ity; and a successfu| TDK4 plan. The project proposes improvement projects that enhance the nearby walking and bicycling network, and designs for on-site transit service. Finally, the proposed project recommends lane modification and roadway capacity improvements to increase vehicle capacity within the study area. TIDIVI or Commute Trip Reduction (CTR) initiatives will have a noticeable impact on reducing travel and parking demands. TDIVI is the application of strategies and policies to reduce Single Occupant Vehicle (SOV)travel demand, or to redistribute this demand in space or in time.TDIVI strategies aim to produce a more efficient use of transportation resources and increase the efficiency of a transportation system. TDIVI programs have many potential benefits. They can reduce the total number of vehicle miles traveled (VIVIT)by promoting alternatives to driving alone.This in turn can lead to less traff ic congestion, reduce the possibility that system upgrades or new facilities will be required, lower road maintenance costs, improve air quality, and results in less ozone pollution. Employers of the project will use TIDIVI programs to reduce overhead costs, enhance productivity, and reduce employee turnover. TIDIVI programs also improve the use of public transit services, bikeways, and sidewalks by educating users about their travel options and coordinating trips between users with similar trip patterns. The project applicant is committed to reducing the project site's travel and parking demands and will utilize a combination of the TIDIVI strategies described within.The goal of this plan is to reduce SOV trips by 15% from baseline mode shares (in this case, nearly 100% SOV as a conservative approach) within two years of project site occupancy. Future transportation surveys, critical to the success of the TIDIVI Plan, will ensure compliance and determine if adjustments are needed to maintain, if not exceed, the 15% reduction target. Vehicular Capacity and Proposed Improvements Between background and full build conditions, total network delay (in vehicle hours) increases during both peak hours by approximately 22% during the AM peak hour and 12% during the PM peak hour. Specifically, the capacity results at North Meadow Street/Third Street result in LOS "F" for most movements during the PM peak hour under full build conditions. Notable changes include the westbound Third Street movements (traveling towards the waterfront) and the arterial North Meadow Street movements, primarily during the PM peak hour.The overall LOS is projected to change from "B" to "C" during the AM peak hour and from "D"to "F" during the PM peak hour. Mitigation alternatives were considered,such as optimizing signal coordination and offsets throughout the network and constructing additional travel/turn lanes (e.g., North Fulton Street/Buffalo Street, Taughannock Boulevard/Buffalo Street). A review of signal optimization showed that the signals are currently optimized. Additionally, constructing additional travel/turn lanes at intersections and along the corridor is not feasible due to ri8h1-of+may constraints and the potential adverse impact that intersection widening would have on the urban fabric and pedestrian experience. Therefore, recommendations to improve network-level conditions include lane striping changes at North Fulton Street/Cascadi||a Street and South Fu|tonStreet/5eneca Street,as well as purpusefu|TDK4 strategies.The lane striping changes consist of restriping the southbound curbside right-turn only lanes to provide shared thru/right-turn lanes. Restriping alone is projected to provide a modest benefit during Page 10 of 16 Last updated: Thursday, October 17. 2O19 the critical PM peak hour. Some road widening may be required at the Cascadilla Street intersection to accommodate the recommended change in lane usage. When app|yinKTDM strategies, the analysis results are further improved during both peak hours. Between full build conditions and full build conditions with mitigation and TDM strategies,total network delay(in vehicle hours) decreases during both peak hours by approximately 5% during the AM and PM peak hours. Between background and full build conditions with mitigation and TDM strategies, total network delay(in vehicle hours) increases during both peak hours by approximately 16%during the AM peak hour and 7%during the PM peak hour. Between full build conditions with mitigation and TDM strategies and West Side Access conditions with mitigation (same lane striping changes) and TDM strategies, total network delay (in vehicle hours) decreases during both peak hours by approximately 7% during the AM peak hour and 17% during the PM peak hour. Between background and West Side Access conditions with mitigation and TDM strategies, total network delay (in vehicle hours) increases by approximately 7% during the AM peak hour and decreases by approximately 4%during the PM peak hour. The results indicate that the additional access point on North Meadow Street and the proposed TDM strategies both result in overall corridor improvements. The new intersection is designed to provide an exclusive northbound left turn lane for traffic entering the new roadway as well as two lanes for traffic exiting onto South Meadow Street. One lane entering the roadway is sufficient to accommodate the traffic entering without impeding traffic on South Meadow Street. In addition,the signal warrant analysis indicates that a new three-color traffic signal is warranted at this intersection. Additional proposed improvements to improve network-level conditions include lane striping changes at North Fulton Street/Cascadilla Street and South Fulton Street/Seneca Street. The lane striping changes consist of restriping the southbound curbside right-turn only lanes to provide shared thru/right- turn lanes. Restriping alone is projected to provide a modest benefit during the critical PM peak hour. Because the project is mixed-use in nature, a shared parking analysis was performed. Given the mix of uses and time-of-day factors for demand for each land use, shared parking synergies will occur. The applicant presented several site plans throughout the course of the environmental review. In each case, the number of surface parking spaces was reduced from the previous version. The total baseline parking demand for the entire project site is 683 spaces, of which 260 spaces is attributable to the market-rate apartments. After complete utilization of the structured parking, there is a remaining baseline demand of 500 spaces. Compared to the surface parking supply of 349 spaces, there is a deficit of 151 spaces. However,the application of shared parking synergies results in a demand of 396 spaces, which still results in a deficit of 47 spaces.Therefore, it is critical that TDM strategies be implemented to reduce the travel and parking demands of the project site. Transit The applicant has worked closely with TCAT to secure a new transit route through the project site. It is anticipated that T[AT will enter (or exit) the site from third street and travel south through the development area. TCAT will then enter the_property and Greenstar before exiting (or entering) Page 11 Df16 Last updated: Thursday, October 17. 2O19 atCascadiUa Street. The southern connection toadjacent properties is designed to allow transit and pedestrian access but restrict vehicular access. Bus stops are proposed internal tothe site and along the proposed transit route. Pedestrian Connectivity The project proposes a number mf pedestrian focused improvements including sidewalks along route 13, connectivity to properties to the north and south, namely Greenstar and the Public Market and an internal pedestrian grid of sidewalks. The installation of the intersection at Fifth Street will provide a new pedestrian crossing of Route 13 allowing residents tothe south and east to access the properties to the west and the waterfront trail. Construction Impacts-need information about deliveries and hauling Impacts and Mitigations The Applicanth following U of which will be formalized before finalSite Plan approval, to mitigate traffic impacts associated with the increase in student and staff population: 1 Construction of a four-way intersection including turn lanes and a pedestrian connection at the project entrance and Fifth Street. 2. The implementation of a transportation demand management plan. 3. A new TCAT route through the site with on-site bus stops. 4. Lane modifications and striping as outlined in the Traffic Study. 5. Pedestrian and Bike improvements including: a. New sidewalks along route 13 b. A new pedestrian crossing to route 13 c. Connectivity to GreenStar to the south and the Public Market to the North d. Bike racks and bike storage on site at each building e. Internal grid of sidewalks f. Plazas and patios IMPACT ON ENERGY Existing Conditions The site is currently vacant and therefore its development will result in an overall increase in energy usage. Proposed Conditions While the addition of four buildings to this site will result in an increase in energy usage, the buildings will be designed for energy efficiency ay described below. All four buildings will be participating in a NYSERDA building energy efficiency program which will ensure that the buildings achieve at least 25%energy savings over a code baseline building. Whole building energy models will be developed for each building and will be used to evaluate building performance and energy usage. The buildings will be participating in the following NYSERDAprograms: Page 120f16 Last updated: Thursday, October 17. 2O19 • Building D—Medical Office Building: NYSERDAComnnercia| New Construction Program • Building 8 and [ — Mixed-Use Market Rate Apartment Buildings: NYSERDA Multifamily New Construction Program m Building A—Affordable Apartment Building: NYSERDA Low Rise Residential New Construction Program Key aspects of the design to reduce energy usage are asfollows: • Air source heat pumps will be used for heating and cooling at all four buildings.Air source heat pumps are 200%-300%more efficient than electric resistance heat. Heat pumps selected for the apartments will be on the Northeast Energy Efficiency Partnership Cold Climate heat pump list. Utilizing | cti ity for heating and cooling is critical to reducing CO2 emissions.As the electric grid is transitioned to cleaner carbon free technologies, such as solar and wind,the project's total CO2 emissions will also reduce over time. • Building envelope components will be designed to prevent heat transfer, reduce overall energy usage and help limit energy demand during peak times of year. • LED lighting will be used throughout the project to reduce electric demand and overall electricity usage. Lights will be carefully selected and placed to achieve a low lighting power density(LPD)while still meeting the needs of the facilities. Occupancy sensors and lighting controls will be used throughout to further reduce energy usage. • All appliances in the apartments will be Energy Star rated and water fixtures will EPA WaterSense labeled. Gas usage will be limited at the project site. While the final design is not yet complete the goal is to use gas for process loads only (such as commercial cooking and/or humidification for the medical office building). The project is currently evaluating the feasibility of onsite solar PV including rooftop solar,ground mounted solar, and solar carports. There is an existing easement for the power transmission lines which will likely prevent the ability to install carports above the parking lot to the west of Buildings B and C. The project is also considering installing solar in an off-site remote location to help offset the usage onsite. Compliance with the Ithaca Energy Code Supplement (proposed for the City of Ithaca)will be achieved as follows: 1 Building D—Medical Office Building: Easy Path with at least 6 points 2 Building B and C—Mixed-Use Market Rate Apartment Buildings: Easy Path with at least 6 points 1 Building A—Affordable Apartment Building: Compliance path not yet finalized but likely Whole-Building Path 0 Needed : Documentation of compliance with Ithaca Energy Code Impacts and Mitigations The addition of these four buildings to the project site will result in an increase in energy usage for this location and the City of Ithaca. However, as described above, many strategies are being taken to reduce onsite energy usage. In addition, limiting onsite gas usage is critical to reducing CO2 emissions now, and in the future. The location of, and facilities within, the project site will also help mitigate energy usage by reducing the need for transportation. Based on the information above, and with the mitigations proposed by the applicant, the Lead Agency has determined that, no significant impacts to energy are anticipated as a result of this Project. IMPACT ON NOISE, ODOR& LIGHT Existing Conditions Page 13 of 16 Last updated: Thursday, October 17. 2O19 The site is currently vacant, other than the community gardens and does not produce and noise, light or odors. Proposed Conditions Construction is expected to last approximately two years. During this time noise producing construction activities will be present from both building construction and the site work proposed for the Project Site. Mechanical equipment serving the proposed buildings will include energy recovery units,air-handling units,make- up air handling units, exhaust tans, fan-coil units (interior to the buildings and serving interior spaces) and emergency generators. Exterior lighting will include fixtures at parking lots and building entrances as well as Pedestrian-scale fixtures including light standards and bollards. Project Site lighting will be dark sky compliant LED fixtures that include cutoffs to focus lighting in needed areas and minimize light spillover onto adjacent areas.The lighting system will be designed to provide high quality lighting that is glare-free, flexible and easily adjusted for user comfort and ease of use,The lighting system will be designed including a color temperature of 3500K. Impacts and Mitigations Noise The Applicant is proposing the following noise-control strategies be incorporated into the Project design as equipment selection and placement decisions are made: • Selection of packaged air-handling units: sound-producing fans are internal to these units and shielded from exterior sound receptors by insulated panels that both reduce heat loss/gain and provide sound attenuation; • Sound-attenuating enclosures on all emergency generators; • Scheduling emergency generator testing between 7:30 AM and 9:00 PM; • Locating rooftop equipment away from the roof edge. Doing so maximizes the shielding of residents from rooftop generated sound; Noise resulting from normal construction practices is inevitable and will impact the surrounding area. There is currently no plan for blasting operations during construction, Construction noise will be muffled to the extent practical and will not exceed levels allowed by law. In accordance with local noise ordinances construction activities that result in exterior noise will be limited to 7:00 AM to 7:00 PM M-F and Saturday 7 AM to 5 PM. The Applicant is proposing_Dark-Sky compliant LED light fixtures for all exterior lighting. The Lead Agency has determined that with the mitigations proposed by the Applicant as well as further refinement of lighting design during Site Plan review, no significant impacts to noise, odors or light are anticipated asa result of this Project. IMPACT ON HUMAN HEALTH The Project Site has no known history of potential contamination. Therefore,construction activities are not anticipated to involve the handling or transport of any hazardous materials. Residential and commercial operations will not involve the generation, storage, handling ordisposal of hazardous materials and will not store quantities of natural gas or other flammable liquids. Page 14Of16 Last updated: Thursday, October 17, 2019 Medical facility operations will involve the production of medical waste, the handling and disposal of which will be in compliance with all State and Federal Laws regulating medical waste. Solid waste will be stored in on-site dumpster enclosures with regularly scheduled pick up. The Lead Agency has determined that, based on the information above, no significant impacts to human health are anticipated as a result of this Project. CONSISTENCY ITH COMMUNITY PLANS The development will also advance many of the general goals set forth in Plan Ithaca including • Dense mixed use development serving a variety of income levels • Extension and improvements to the public transportation system • Extension and connectivity of sidewalks to enhance the public experience • Development of and investment in the waterfront • Increased transportation choices • Development of Energy efficient minimal fossil fuel buildings • Reduction of Parking and reduced impervious surfaces • Attractive landscaping and Green Infrastructure The project site is in the Market District within the Waterfront Plan Area. The final draft of the Plan, which is slated for adoption in late 2019, identifies the following characteristics for the Market District: • Encourage Mixed-Use Development— Future development should include a mix of development types and uses, including commercial and:residential uses. • Support Established Uses — Future development should enhance/protect the existing uses, including retaining a space for the Ithaca Farmers Market and rowing and boating users. • Encourage Synergistic:Uses — This area could benefit by incorporating synergistic uses into planned projects, such as food production and community kitchens, which could enhance the Ithaca Farmers Market. The applicant has applied for a Planned Unit Development(PUD)from Common Council. The proposed PUD has 3 s.ubzones: 1. CCPUD-A-This sub area is intended to be predominantly used for community gardens and may contain small structures' and parking areas that support the gardens. The subarea has a maximum building height of 2 stories and 30' 2. CCPUD-B-This is a residential sub area with a maximum building height of 4 stories and 60' 3. CCPUD-C-This sub area is a mixed used district allowing for medical office, residential and small scale commercial uses with a maximum building height of 6 stories and 80' • Insert description of PUD Uses and other area requirements • Insert analysis of how the project and PUD is consistent with Community Plans for the Area. The project also proposes transportation improvements that further overall City goals for the area and have significant benefits outside of the project boundaries. Carpenter Park will extend the urban fabric of downtown Ithaca through the implementation of a street grid system, pedestrian connectivity,a new Page 15 of 16 Last updated: Thursday, October 17, 2019 traffic signal and improvements to the pedestrian network. The internal north-south road will provide pedestrian bike and TCAT access to Cascadilla Street, changes to Route 13 that will improve traffic flow, pedestrian and bike access and extend the urban grid into the waterfront area. Based on the information above, the Lead Agency has found the project to be consistent with community plans and goals. CONSISTENCY IT U I CHARACTER As described extensively above, the project site is primarily vacant with established community gardens. In the 90's the City installed a road (Carpenter Circle)with granite curbs, drainage and sidewalks to encourage private development on the site. However, due to a combination of factors, a desirable development project was not, until this time, proposed for the site. The project integrates several features that enhance community character. Including the following: 1. Retention and improvement of the Community Gardens assures continued access to a facility that is important to the community 2. The proposed project adds approximately 42 units of affordable housing in the emerging waterfront area. 3. There is no predominate architectural scale and character in the area but the project is consistent with the planned characteristics of the area.The project introduces residential and mixed use development on a long vacant site in a prime location with high visibility and proximity to goods, services and multimodal transportation. 4. Verify capacity analysis(utilities) 5. The project will create new demand for.City services, however this demand will be offset by the significant increase in tax revenue resulting from the project.'' Page 16 of 16 J)'WHITHAM PLAN N.1NG& DLSIGN, 1°LLC October 16,2019 Lisa Nicholas Division of Planning and Economic Development,City of Ithaca 108 E. Green Street, 3rd Floor Ithaca.,N.Y. 14850 Re:41.1-41.5 College Avenue Site Plan.Review—October Planning Board Updates Dear Lisa: On behalf of the project team,attached please find updates Site Plan Review materials for the 411-415 College Avenue project to supplement previously submitted materials, and as a response to discussions with the Board to date. These updates are summarized as follows,and can be described further during the October Planning Board meeting. Plaza Design Updates ■ Seating and planting material updates. Architectural Design Updates ■ West Facade(College Avenue) o Material changes • Change from blonde brick to red terra cotta brick on facade at floors 1-4.This contributes to differentiation between this building and the neighboring 409 College Avenue building, as discussed during the September Planning Board meeting. • Increased the height of the 4th Floor cornice to break up the roof line. This is similar to how the other roof lines on the block are treated. ■ Utilize a grey brick at the 5th and 6th floor to reduce the total number of materials present in the design. ■ Simplified the windows on the 5th and 6th floors ■ Enlarged the cornice line between the 1st and 2nd floors to recall this element from the existing building ■ Indicate proposed locations for the Lion heads retained from the existing building ■ North Facade(Oak Ave) ■ Utilize a grey brick at the 5th and 6th floor and at the loading area to reduce the total number of materials present in the design. • Simplified the windows on the 5th and 6th floors ■ Architectural Renderings shown during the September Planning Board meeting are included in this submission, as well. We look forward to continuing the public review process on what we feel is an exciting proposal. Sincerely, Kate Chesebrough Senior Designer,Whitham Planning&Design I-' one 607, 271.129i1 Email. c rdrrtrr ar r =z rite tzrae sr rr.u+azra 142 East,5taw,, 4'trea, .ear ithaca,N)"148350 411-415 College Avenue w . � a tarr�di `�frua a�tsa ��.�, ta� QQ ryry 1. € i r c u 1 q � t$F LO SITE,PLAN COLLEGE AVENUE xW vV Plaza Materials Update 411-415 College Avenue Planning Board Updates �� VJ ITlt,1M October 22,2019 2 Gray Masonry t + Brick wp fi, ar E t'r" fix R El CAD D 11 t r It Blue Reflective Glass Brick Granite September 2019 Planning Board Meeting October 2019 Planning Board Meeting College Avenue Elevation Comparison 411-415 College Avenue Planning Board Updates �V�Ii1T[1.1�t October 22,2019 3 V, ROOF SWTH FLOOR PLAN � e t t r x= Hq.Lt3Of2 � z:Rr�s*'an'S, `f&lf70 FF P�+"Sf� MA,�. HEB College Avenue Elevation 411-415 College Avenue Planning Board Updates i 1 T11.1 1 October 22,2019 4 n Grayt_vlasOnry ,.• tr ;.;. ;:.. '�',.. �'?� ,; �':;�r r "��#:� � }} >3 .0 v Blue Reflective Glassy 4 \ Bluestone z aY } aa� „ , , ��r ry Granite September 2019 Planning Board Meeting October 2019 Planning Board Meeting Oak Avenue Elevation Comparison 411-415 College Avenue Planning Board Updates F �N'i11TII NI October 22,2019 5 RAF 420 0" y'.. +,�y, \ e. '`,.�y," �,� y k %�� ,.,a.�. '�� u., a y�.rt„�v�s.��3�'r�x,u�.,s u�h �ks:-y� •,s.. r ��`�� r s ±a� �'^";°:'" ...,.. �"�• ,, .,; .., •: ,. `�>x, ,�:.:. ., *a�,,. �:,�� _'. >�"u•�,a.. '�"za.u,,a`a`` x ,z�� .�.:.,.x, "i x •"<, ''� "2a k' `r u a.`r\ r,s l"�:i` \, ro :t•,... .ear.x , s.u'ui.,,.* ti : u ,:,@X"k Fl r�.C)t7#'2?L.AStC v �,,,, ,.•ir:�. p `..h�`�a„�4-,. .c, °n ,-�. slx';o �� ,.�,, ' ',. sx,t ti• ez ,a, x r, .,.ar. a :z' ticsY r,` ..sm xsti, :*1f v ] FIFTH FLOOR +.n Y 4 L i y a s a x, t $ u„ y Oak Avenue Elevation 411-415 College Avenue Planning Board Updates , �� IITII,I-I October 22,2019 6 a ttx sa a c ` 4 � r� e i a 4 c i k t ......... S ' W y ty 1 - � p � i t „ u All Street Level Perspective 411-415 College Avenue Planning Board Updates �/ �ITHAM October 22,2019 7 t s11� t v gg � s. s y 1 � I t , r rr �u "�. + �'�`At�11r�ti3�'`,�7 r t'MR i.c �"'��� �' � �:���a�n�4`�5'�.���,����. t y�. � 1��),�Y��2 t k�,• t . Y a t Y, 1 �Il,ial Aerial Perspective 411-415 College Avenue Planning Board Updates sek� '�rf�MJANI October 22,2019 8 } ��l\\41.as4c�lPq y°S`1+���y cylh... 4�� v. :,•,: „1'�, ,, :,�a`�xt '; "��';�,,.„Y xc+ ,t. x �y�. Mks i3:ts s4� rsN:"1t'x4' r •` �:- ��7'�,>44 `�r~��,�S},.,tat, t}�i' '�t t�yu�t?���� �' i �� � �.,,x,;(4 ���'�� x:.. .s� .✓x. 3 �0#1 lyrb�. r a t, e ^ t A u Vl 9 , II I' x + 5 3 e prr w 4 n � aF y l b n r a rk x� Aerial Perspective-Plaza Zoom In 411-415 College Avenue Planning Board Updates &�'t I1THAM October 22,2019 9 Agency Use Only[If applicable] Full Environmental Assessment Form Project: �1,-�15 College Ave Part 2-Identification of'Potential Project Impacts Date: 9-30-19 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 walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2,the form identifies the most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed,the lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area,complete the Coastal Assessment Form before proceeding with this assessment. Tips for completing Part 2: • Review all of the information provided in Part 1. • Review any application,maps,supporting materials and the Full EAF Workbook. • Answer each of the 18 questions in Part 2. • If you answer"Yes"to a numbered question,please complete all the questions that follow in that section. • If you answer"No"to a numbered question,move on to the next numbered question. • Check appropriate column to indicate the anticipated size of the impact. • Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box"Moderate to large impact may occur." • The reviewer is not expected to be an expert in environmental analysis. • If you are not sure or undecided about the size of an impact,it may help to review the sub-questions for the general question and consult the workbook. • When answering a question consider all components of the proposed activity,that is,the"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 132a ❑ ❑ 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 132e,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 FEAF 2019 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 ma 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`1No", move on to Section 4. Relevant No,or Moderate Part I small to large Question(s) impact impact may mmy occur occur a. The proposed action may create a new water body. D2b,D1h ❑ ❑ b.The proposed action may result in an increase or decrease of over 10%or more than a 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 intakes)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). h.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, Dla,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 ❑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 ❑ ❑ 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. E21,132c It. Other impacts: ❑ ❑ 5. Impact on Flooding The proposed action may result in development on lands subject to flooding. NO ❑YES (See Part 1. E.2) 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 ❑ ❑ 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 c ❑ ❑ or upgrade? Page 3 of 10 g. Other impacts: El 6. Impacts on Air The proposed action may include a state regulated air emission source. [:]NO ®YES (See Part 1. D.2.f.,D.2.h,D.2.g) If"Yes", answer questions a-f. I,f"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(COz) 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"c", D2g ❑ ❑ above. e.The proposed action may result in the combustion or thermal treatment of more than 1 D2s ❑ ❑ ton of refuse per hour. £Other impacts:Construction impacts only ® ❑ 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- `. Z "No", move on to Section 8. 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 Elm 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:Potential impact on birds due to a large expanse of glass close to habitat ❑ (Cascadilla Gorge) . Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E3.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.l.b, E.3.h.) If"Yes", answer questions a- I'`No", a to Section 10. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.Proposed action may be visible from any officially designated federal, state,or local E31i ® ❑ scenic or aesthetic resource. b.The proposed action may result in the obstruction,elimination or significant E3h,C2b ® ❑ 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) ® ❑ ii.Year round ® ❑ 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 ® ❑ ii. Recreational or tourism based activities Elc ® ❑ e. The proposed action may cause a diminishment of the public enjoyment and E3h ® ❑ appreciation of the designated aesthetic resource. f. There are similar projects visible within the following distance of the proposed Dla,Ela, ® ❑ project: Dlf,Dlg 0-1/2 mile /2-3 mile 3-5 mile 5+ mile g. Other impacts:Impact to the urban aesthetics of 400 block of College Ave ❑ 10. Impact on Historic and Archeological Resources The proposed action may occur in or adjacent to a historic or archaeological NO ©YES resource. (Part 1. E.3.e, f. and g.) If"Yes", answer questions a- e. If`No", go to Section 11. Relevant No,or Moderate Part I small to large Question(s) impact impact may a. The proposed action may occur wholly or partially within,or substantially contiguous - may_occur occur- - - to,any buildings,archaeological site or district which is listed on the National or E3e ❑ IZI State Register of Historical Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places. b.The proposed action may occur wholly or partially within,or substantially contiguous E3f ® ❑ 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 E39 ® ❑ to,an archaeological site not included on the NY SHPO inventory. Source: Page 6 of 10 d. Other impacts: El El 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, of the site or property. E3f ii. The proposed action may result in the alteration of the property's setting or E3e,E3f, F-1 integrity. E3g,E I a, Elb iii. The proposed action may result in the introduction of visual elements which De,E3f, EJ W1 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,Elc 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 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 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 1:1 El characteristic which was the basis for designation of the CEA. c. Other impacts:Project site is adjacent to Cascadifla Gorge (UNA 136:Cascadilla Gorge) Page 7 of 10 13. Impact on Transportation The proposed action may result in a change to existing transportation systems. [:]NO ZYES (See Part 1. D.2.j) I "Yes", answer questions a-f I "No", go to Section 14. Relevant No,or Moderate Part I small to large Question(s) impact impact may may 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 ❑ ❑ f. Other impacts:Construction 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) I "Yes", answer questions a- e. If"No", go to Section 15. 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. e. 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 D1g ® ❑ feet of building area when completed. e.Other Impacts: ❑ El 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 questions a- I No", 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, D2m,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 ❑ 0 e. The proposed action may result in lighting creating sky-glow brighter than existing D2n,E1 a ® ❑ area conditions. f. Other impacts:Temporary Construction 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 El d ® ❑ care center,group home,nursing home or retirement community. 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 E 1 g,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 D2s,Elf, ® ❑ project site. D2r in. Other impacts:Need Phase 1 ESA ❑ ❑ 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,Dlc, ® ❑ 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 0 ❑ 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 OYES (See Part 1. C.2, C.3,D.2, E.3) I "Yes", answer questions a-g. I `"Nv",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,D 1 f ® ❑ 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 ❑ IZI or designated public resources. e. The proposed action is inconsistent with the predominant architectural scale and C2,C3 ❑ IZI 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 CITY OF IT ACA � 108 E. Green St.—Third Floor Ithaca,NY 1485 -5690 DEPARTMENT OF PLANNING,BUILDING,ZONING, & ECONOMIC DEVELOPMENT Division of Planning& Economic Development # re Telephone: Planning&Development—607-274-6550 Community Deveiopment/IURA—607-274-6565 E-Mail: dgrunder@cityofithaca.org From: Ithaca Landmarks Preservation Commission To: JoAnn Cornish,Director of Planning and Development Lisa Nicholas,Deputy Director,Planning and Development, Members of the Planning and Development Board Date: October 16,2019 Subject: Advisory Review-Redevelopment Proposal for 411-415 College Avenue At the regular Ithaca Landmarks Preservation Commission (ILPC)meeting on October 10,2019,the Commission reviewed the redevelopment proposal for the 411-415 College Avenue site currently being considered by the Planning and Development Board. The purpose this memo is to provide background information on the site, and summarize the Commission's advisory feedback on the design of the proposed new building, and mitigations for the loss of this significant historic resource. As part of the Collegetown planning process and the development of the Collegetown Urban Plan and Conceptual Design Guidelines (Collegetown Plan) in 2009, a reconnaissance-level historic resource survey of the area was conducted by former Alderperson Mary Tomlan and Planning and Development Board Chair John Schroeder. The resulting survey,known as Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown,Individual Buildings,Architectural Ensembles and Landscape Features,identified approximately 30 properties within the study area that possessed some architectural and/or historical value. Based on this document and recommendations in the Collegetown Urban Plan& Conceptual Design Guidelines,the ILPC conducted an intensive-level survey of twelve of the identified properties that appeared to meet the eligibility requirements for local designation in 2012.411-415 College Avenue,historically known as the Chacona Block,was one of the properties selected to be studied as part of this survey. In August 2017, the ILPC used the information gathered as part of the intensive-level survey to recommend the designation of the Chacona Block as an individual local landmark,noting the resource met all five criteria outlined in the Landmarks Ordinance(Section 228 of the Municipal Code). The ILPC's resolution summarizing the architectural,historical and cultural value of the resource is attached for reference purposes only. The proposed designation was reviewed by the Planning and Development Board as required by the Landmarks Ordinance in September 2017, and the Board found the proposal was supported by the Collegetown Plan and the City's comprehensive plan,Plan Ithaca, and recommended Common Council approval of the designation. It was then reviewed by the Planning and Economic Development Committee in October 2017 and the group voted to move the proposal on to Common Council with the recommendation to disapprove the designation. In November 2017, Common Council voted to deny the local landmark designation of 411-415 College Avenue. As part of the designation review process,the New York State Historic Resource Inventory Form(copy attached)prepared for the Chacona Block was submitted to the State Historic Preservation Office(SHPO) for an initial determination of eligibility for listing in the State and National Registers of Historic Places. SHPO found the building is eligible for listing based on its "associate[ion] with events that have made a significant contribution to the broad patterns of our history," and"embodi[ment] of the distinctive characteristics of a type,period or method of construction; or represents the work of a master; or possess high artistic values; or represents a significant and distinguishable entity whose component may lack individual distinction."This determination is the State's recognition of the building's historic and architectural value. It is also important to note that the Chacona Block is one of only two buildings on College Avenue determined to be eligible for listing on the State and National Registers of Historic Places; the other is the Former No. 9 Fire Station at 311 College Avenue. As requested by the Planning and Development Board,the ILPC reviewed the design for the proposed new building at 411-415College Avenue and discussed potential mitigations for the loss of the historic resource. The Commission advisory comments are noted below. After reviewing the project narrative prepared by Wbitharn Planning and Design and dated 9/3/19, and drawings dated 9/3/19 an prepared by HOLT Architects, the ILPC gave the following feedback on the design for the new building: • The 5' stepback of the fifth and sixth stories does not adequately reduce the perceived size, scale, and massing of the upper stories. The stepback of these stories should be at least 15". • A meaningful break between the facades of 409 and 411-415 College Avenue is needed to maintain the architectural rhythm of this urban block; • The number of exterior cladding materials should be reduced to add design and material cohesivity to the west and north elevations as well as the lower and upper stories; • More articulation is needed on the first story to establish a pedestrian-scaled street level; • Architectural elements are needed on the north elevation to ground the upper stories of the building. When viewed from the north,the fifth and sixth stories appear to be floating above the glazed lower stories; • More articulation is needed on the fifth and sixth stories to give the building a finished appearance. The ILPC also reviewed the proposed mitigations outlined in the Memorandum of Commitment(MOC) prepared by Student Agencies in 2017 (attached). After careful consideration of the MOC, the Commission recommends the following additional actions to adequately mitigate the loss of the historic resource: • Historic American Building Survey(NABS)-level recordation of 411 and 413-15 College Avenue by a historic preservation professional specializing in the documentation historic buildings. Documentation should meet the standards outlined in the National Park Services' NABS Guidelines and include a history,photographs and drawings of the building; • Architectural and construction material salvage by qualified local organizations, including Historic Ithaca and Ithaca ReUse; • Physical representation of the history of the site on the new building, including the incorporation of salvaged(historic lions head and Greek cross medallions) and new elements in the building design and the installation of interpretative signage. The ILPC suggests installing the historic medallions and interpretative signage in a protected, publically accessible area on the north elevation. It also suggests installing contemporary interpretations of the historic medallions on the College Avenue faqade, reflecting the original placements of these iconic features; • Binding peer design review to ensure the highest quality architecture for this significant and iconic site. The Commission recommends a peer design review committee consisting of members of the Planning and Development Board, ILPC,preservation community, and the general public. ILPC Meeting—08/08/17 Resolution—RA-3 Local Landmark Designation of the Chacona Block,411-415 College Avenue SOLUTION: WHEREAS, as set forth in Section 228-3 of the Municipal Code,the Ithaca Landmarks Preservation Commission (ILPC) may recommend to Common Council the designation landmarks and districts of historic and cultural significance, and WHEREAS, the public hearing opened on Tuesday,July 11, 2017 for the purpose of considering a proposal to designate the Chacona Block at 411-415 College.Avenue as a City of Ithaca landmark has been concluded on August 8,2017, and WHEREAS, the ILPC has reviewed the New York State Building & Structure Inventory Form dated August 1, 2012, including the Narrative Description of Property and the Narrative Description of Sign�icance prepared by the Secretary of the Commission, L. Truame, based on materials submitted to the ILPC in 2012 by Sara Johnson and Kristen Olsen of Historic Ithaca,Inc.,with Mary Raddant Tomlan, City Historian, and WHEREAS, the ILPC has also reviewed the revised New York State Building&Structure Inventory Form dated August 8 2017 including the Narrative Description of the Proper 0 and the revised Narrative Description of Significance prepared by the Secretary of the Commission, B. McCracken, based materials provided by Christine O'Malley and Sara Johnson of Historic Ithaca,Inc., and Mary Raddant Tomlan, City Historian, and WHEREAS, the proposal is a Type II action under the NYS Environmental Quality Review Act and the City Environmental Quality Review Ordinance and as such requires no further environmental review, and WHEREAS, consideration of the Chacona Block as an historic resource was introduced in a report prepared by Mary Tomlan and John Schroeder on June 14, 2009 entitled Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features, and WHEREAS the Collegetown Urban Plan &Conceptual Design Guidelines, endorsed by Common Council in August, 2009, recommends that "historically significant resources within the entire Collegetown Planning Area which merit designation as local landmarks, but which currently have no such protection, should be identified by the Ithaca Landmarks Preservation Commission and designated by Common Council," and WHEREAS, based on the information provided in the Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features document and the recommendation from the Collegetown Urban Plan &Conceptual Design Guidelines, the ILPC conducted an intensive- level survey of twelve properties within the Collegetown Planning Area that appeared to meet the eligibility requirements for local designation as set forth in Section 228-38 of the Municipal Code in 2012 , and Ithaca Landmarks Preservation Commission Meeting Held Tuesday,August 8,2017 Chacona Block WHEREAS, the New York State Historic Resource Inventory Form, which is being used as the basis for considering this recommended designation, was prepared as part of the aforementioned intensive-level survey, and WHEREAS, Section 228-3 of the Municipal Code defines the criteria for designation of an individual landmark as follows: 1. Possesses special character or historic or aesthetic interest or value as part of the cultural, political, economic, or social history of the locality,region, state, or nation; or 2.Is identified with historically significant person(s) or event(s); or 3. Embodies the distinguishing characteristics of an architectural style; or 4. Is the work of a designer whose work has significantly influenced an age; or 5. Represents an established and familiar visual feature of the community by virtue of its unique location or singular physical characteristics. RESOLVED, that the Commission adopts as its own, the documentation and information more fully set forth in the expanded New York State Building Structure Inventory Form dated August 8, 2017, and be it further RESOLVED, that the Commission has made the following findings of fact concerning the proposed designation. As described in the Narrative Description of Sign fcance portion of the New York State Historic Resource Invento r Form prepared by L. Truame and dated August 1, 2012, the Chacona Block and the adjacent areas that are identified as tax parcel#64.-2-1,is a structure deemed worthy of preservation, by reason of its value to the city as enumerated below: Per criterion 1, the Chacona Block possesses special historical and aesthetic interest as a part of the development, heritage and cultural characteristics of the City of Ithaca through its close association with the development and growth of Cornell University, as an example of the early-twentieth century response to the changing housing needs and preferences of those seeking housing in close proximity to Cornell University, and for its role in the development of Collegetown as an urban neighborhood separate from downtown Ithaca and with its own distinct character. As described in the Narrative Description of Sign f cance Cornell University offered few lodging opportunities for its students, faculty and staff when it open in 1868. As a result, boarding and rooming houses as well as many student-oriented service industries were established in close proximity to the 2 Ithaca Landmarks Preservation Commission Meeting Held Tuesday,August 8,2017 Chacona Block university starting in the 1870s and 1880s. By the first two decades of the 2011, century, preference in the rental housing market in Ithaca,particularly among the faculty and staff living in the area that would become known as Collegetown,had shifted away from single-room rentals like those found in the boarding and rooming houses to flat-style apartmentsa urban-housing mode that contained kitchen, bathroom and living areas in one private unit. Built between 1911. and 1912, the Chacona Block was one of the first mixed- use mercantile-residential buildings to be constructed near the University to meet this demand. Its three ground-floor commercial spaces housed businesses that catered to the ever growing student population while the upper-story flats provided independent housing opportunities for professionals living in Collegetown. The Narrative De cription of Sig icance further notes that"the construction of the Chacona Block was a key part of Collegetown's transformation from an extension of the downtown housing and services to a vibrant neighborhood with a distinct identity." As one of the first mixed-use commercial-style buildings on College Avenue, the construction of the Chacona Block marked the beginning of the gradual urbanization of the 400 block of that street, a process that allowed the street to become the commercial and housing center of a neighborhood centered on the needs of students. Per criterion 2, the Chacona Block is identified with historically significant person(s) or event(s) through its association with the Chacona family, the proprietors of a chain of successful confectionery and ice cream shops in Ithaca and beyond in the late nineteenth- and early-twentieth centuries, and John N. Chacona, specifically. As noted in the Narrative Description of Significance,John N. Chacona,was an active and influential member of the Greek-American business community in Ithaca at the turn of the 2011, century. John N. Chacona was born in Sparta, Greece in 1884 and immigrated to the United States at the age of nine. He settled in the Ithaca area in 1899 and worked at the Chacona Candy Company on East State Street with his cousin,John P. Chacona,John P. Chacona was known as "Big John" and John N. Chacona was known as "Little John". The two operated successful confectionary stores together and independently, not only in Ithaca but also in Buffalo and Syracuse. When their partnership dissolved,John N. opened several independent confectionary shops, the first being at 416 Eddy St. He also operated the Sugar Bowl restaurant, a business he purchased from John P. Chacona.John N. commissioned the Chacona block in 1912 and opened another confectionary shop in the storefront at 415 College Avenue. With its close proximity to Cornell University, this shop and John N. Chacona, himself, became important parts of the social lives of Cornell University students 3 Ithaca Landmarks Preservation Commission Meeting Held Tuesday,August 8,2017 Chacona Block Per criterion 3, the Chacona Block embodies the distinguishing characteristics of an architectural style. As noted in the Narrative Description of Significance, the Chacona Block is a good local example of the commercial form of the Renaissance-Revival Style. The building's architecture also represents a community-supported movement to make the buildings in Collegetown more fire resistant in the early-20th century. The building was designed to be "fire proof," and was constructed of fire-resistant materials,heated with steam, and illuminated with electric lights to reduce the danger of fire. Furthermore, the building derives additional significance from its unique architectural features that reflect the heritage of the family, that commissioned it. Positioned between the windows on fourth story, the Eon's head and Greek cross decorative plaques denote the Chacona family's Greek origins. Per criterion 4, the Chacona Block is the work of a designer whose work has significantly influenced an age. As noted in the Narrative Descrption of Significance, the building's designer,John M.Wilgus,was a locally well-known architect in the late-nineteenth and early- twentieth centuries. He was responsible for the design of several Collegetown- area mercantile-residential buildings,including the McAllister Block at the corner of Eddy and Williams Streets (1907),the John J Gainey Block (demolished) at the corner of College Avenue and Dryden Rd (1899), and another Gainey Block at 315-317 College Avenue (1908). He also designed the brick commercial building at 114-118 South Cayuga Street and several downtown residences,many of them located in National Register Historic Districts. Wilgus's pragmatic designs ranged widely in terms of architectural style and programmatic use, and reflected the functional and economic needs of his clients. Per criterion 5,The Chacona Block represents an established and familiar visual feature of the community by virtue of its unique location or singular physical characteristics. Located at the corner of College and Oak Avenues and opposite the stone bridge over Cascadilla Creek, the Chacona Block at 411-415 College Avenue has served as a gateway building into the Collegetown neighborhood from Cornell University since its construction in 1912, As noted in the Narrative the Description of Sign fcance, this prominently located property was sought after as a business location by the early 1900s and its development,including marketing and sale of the property design and construction of the building, 4 Ithaca Landmarks Preservation Commission Meeting Held Tuesday,August 8,2017 Chacona Block and the appearance and amenities of the completed building,were well documented in numerous local and regional publications. RESOLVED, that the Ithaca Landmarks Preservation Commission, determines that based on the findings set forth above, the Chacona Block at 411-415 College.Avenue meets criterion 1, 2, 3, 4, and 5 defining a Local Landmark as set forth in Section 228-4 of the Municipal Code,Landmarks Preservation,and be it further RESOLVED, that the Commission hereby recommends the designation of the Chacona Block at 411-415 College Avenue as a City of Ithaca local historic landmark. RECORD OF VOTE: Moved by: K. Olson Seconded by: S. Stein In Favor: S. Stein, D. Framer, E. Finegan, K. Olson,J. M.inner Against: 0 Abstain: 0 Absent: S. Gibian,M.M. McDonald Vacancies: 0 5 Submit by Email W yrint Fo�m� INVENTORYHISTORIC RESOURCE NYS OFFICE OF PARKS,RECREATION OFFICE USE ONLY &HISTORIC PRESERVATION P.O.BOX 189,WATERFORD,NY 12188 USN: (518)237-8643 IDENTIFICATION Property name(if any) Chacona Block Address or Street Location 411-415 College Avenue County Tompkins Town/City Ithaca Village/Hamlet: Owner Student Agencies, Inc. Address 409 College Avenue, Ithaca, NY 14850 Original use mixed-use Current use mixed-use Architect/Builder,if known John M. Wilgus Date of construction,if known 1911-12 DESCRIPTION Materials-- please check those materials that are visible Exterior Walls: ❑ wood clapboard ❑ wood shingle ❑ vertical boards ❑ plywood ❑ stone ❑ brick ❑ poured concrete ❑ concrete block ❑ vinyl siding ❑ aluminum siding ❑ cement-asbestos F✓ other: stucco Roof: ❑ asphalt,shingle ❑ asphalt, roll ❑ wood shingle ❑ metal ❑ slate Foundation: ❑ stone ❑ brick ❑ poured concrete ❑ concrete block Other materials and their location: Alterations, if known: see continuation sheet Date: Condition: ❑ excellent ® good ❑ fair ❑ deteriorated Photos Provide several clear,original photographs of the property proposed for nomination. Submitted views should represent the property as a whole. For buildings or structures,this includes exterior and interior views,general setting,outbuildings and landscape features. Color prints are acceptable for initial submissions. Please staple one photograph providing a complete view of the structure or property to the front of this sheet. Additional views should be submitted in a separate envelope or stapled to a continuation sheet. Maps Attach a printed or drawn locational map indicating the location of the property in relationship to streets, intersections or other widely recognized features so that the property can be accurately positioned. Show a north arrow. Include a scale or estimate distances where possible. Prepared by: B. McCracken address 108 E. Green St., Ithaca, NY 14850 Telephone: (607)274-6555 email bmccrackencityofithaca.org Date 8/8f17 (See Reverse) STATE AND NATIONAL REGISTERS PROGRAM HISTORIC RESOURCE INVENTORY FORM z PLEASE PROVIDE THE FOLLOWING INFORMATION Narrative Description of Property: Briefly describe the property and its setting. Include a verbal description of the location (e.g., north side of NY 17,west of Jones Road); a general description of the building,structure or feature including such items as architectural style(if known), number of stories,type and shape of roof(flat,gabled, mansard,shed or other), materials and landscape features. Identify and describe any associated buildings, structures or features on the property,such as garages,silos, privies, pools,gravesites. Identify any known exterior and interior alterations such as additions, replacement windows,aluminum or vinyl siding or changes in plan. Include dates of construction and alteration, ifknown. Attach additional sheets asneeded. See continuation sheet Narrative Description of Significance: Briefly describe those characteristics by which this property may be considered historically significant. Significance may include, but is not limited to,a structure being an intact representative of an architectural or engineering type or style(e.g.,Gothic Revival style cottage, Pratt through- truss bridge); association with historic events orbroad patterns oflocal,state ornational history(e.g.,a cotton mill from a period of growth in local industry, a seaside cottage representing a locale's history as a resort community, a structure associated with activities of the"underground railroad.");or by association with persons or organizations significant ata local,state or national level. Simply put,why is this property important to you and the community. Attach additional sheets as needed. See continuation sheet Revised 9109 rimm Services auemu ^oivimi^n for oimto,ivPreservation ~New York State Office=v Parks,Recreation and Historic Preservation ~www^ympamm,umm/shpu ��� Narrative Description of Property: Chacona Block, 411-415 College Avenue,Ithaca, NY � r OW WE 9 u The Chacona Block is a 3 1/2-story, commercial-style, stucco-clad building constructed in 1911-1912 in the Renaissance Revival Style. Three plaques on the building's favade depict lions' heads and a Greek cross, a reference to builder John N. Chacona's Greek heritage. The building occupies a prominent location in the heart of Collegetown at the edge of the Cornell University campus. It is among the earlier commercial-style buildings constructed in Collegetown to provide both rental apartments and commercial space. Located at the corner of College and Oak Avenues at a prominent site adjacent to the campus of Cornell University, this representative of the commercial, Renaissance Revival Style is a mixed- use building housing commercial space in its three ground-floor storefronts and residential space in its upper stories. The building anchors the corner of a continuous row of mixed-use, commercial buildings on the southern side of the College Avenue Bridge. The Chacona Block and the Larkin Building, located in the salve commercial row, were constructed in the early twentieth century and set the tone for the late-twentieth century buildings that complete the block today. Neighboring wood-frame buildings were replaced by these newer commercial buildings, appropriately-scaled and complimentary to the historic Chacona and Larkin buildings as well as their neighbor across the street, Sheldon Court. The Chacona's location on a trapezoidal-shaped, corner lot allows for a large, outdoor gathering space on its north elevation, currently used as an outdoor dining area for Collegetown Bagels, which occupies the storefront of 415 College Avenue. This space is important to the neighborhood's character,providing a gathering space for the Cornell University and Collegetown community in a neighborhood with little outdoor public space. To the north of the Chacona Block, the historic stone arch College Avenue bridge across Cascadilla Creek connects the Collegtown neighborhood to the Cornell University campus. To the immediate east is St. Luke Lutheran Church at 109 Oak Avenue, constructed in 1923-24. Further along Oak Avenue are late-nineteenth and early-twentieth century homes, most converted for student or fraternity housing, and the Caseadilla School on the corner of Oak and Summit Avenues. Across College Avenue to the west are Sheldon Court and Cornell's Schwartz Center for the Performing Arts, with Cascadilla Hall further west. To the south along the 300 block of College Avenue are more commercial buildings, most of them dating from the late- twentieth and early-twenty-first centuries; along the 100 and 200 blocks of College Avenue are forneriy single-family homes converted to student apartments, except for the Grand View House at 209 College Avenue,the last surviving of Collegetown's great boardinghouses. The Chacona Block is constructed of hollow clay tile and brick with a steel frame. The building's three-bay, four-story principal facade (west) contains three storefronts in the first story, with a simple cornice dividing the first story from the upper stories of the building. Each bay of the second and third stories contains a group of three 6/1 windows, with the center window being slightly wider than the two flanking it. In the fourth story,the center windows of the north and south bays are replaced with a round lion's-head plaque. In place of the center bay's center window is a round plaque depicting a shield emblazoned with a Greek cross. The flanking windows on the fourth story are 4/1 and shorter than the windows of the stories below. The west fagade is capped by a wide cornice and stepped parapet. Upper floor windows throughout the building lack moldings or ornament, with the exception of simple sills clad in the same pebble-dash stucco as the walls. The northernmost storefront, designated as 415 College Avenue, consists of a central expanse of plate glass topped with several fixed sash each containing many small lights in a grid pattern of 9 units in width, 7 in height. This glazing pattern appears to be original to the building, and continues into the angled, sheltered storefront entrance shared by the entrance to the northern apartments' stair hall as well as the entrance to the center storefront, designated as 413 College Avenue. The ceiling of the sheltered entrance is finished with pressed metal panels, likely original to the building. Surmounting the plate glass windows of the center storefront is an art- glass transom window, likely original to the building, partially visible behind a modern sign. The southernmost storefront, at 41.1 College Avenue, departs in appearance from the northern two and was extensively altered sometime after 19751. Where it once had a sheltered entrance similar to the one shared by 413 and 415, it now has a vaguely Gothic-Revival style appearance, including windows with pointed-arch mullions, a round-arched entry door, and heavy wood paneling and moldings. Brick pilasters mark the north and south corners of the west fagade and delineate the 411 and 41.3 storefronts. In a 1975 photograph, these appear to be stuccoed and/or painted to match the exterior wall treatment of the upper stories.2 The north facade of the Chacona Block consists of six bays, with single 6/1 windows on the second and third stories centered over first-story bays of large plate-glass windows each topped. with two transom sash containing 6 lights. The exception to the pattern is in the second bay from the east, which contains paired 6/1 windows on the second and third stories over a glass 1 New York State Building-Structure Inventory Form photograph, 1975, Historic Ithaca, Inc., Ithaca, NY 2 Ibid. greenhouse-type structure (added after 1975 3) within the first story bay which provides a second entrance to the commercial space. There are no fourth-story windows on the north facade. The brick wall and pilasters dividing the bays of the first story appears to have been originally stuccoed to match the upper stories. The wall terminates in a parapet which steps down towards the rear (east) of the building, disguising a low-slope shed roof. A palimpsest suggests that the height of the building was increased at some point prior to 1954.4 At the rear (east) faqade, a three-story partially-enclosed addition (at one time open porches) includes a fire escape. At the south, the single-story storefront of 409 College Avenue forms a continuous streetwall at the ground level. The upper floors of the south faqade are similar to the north faqade, except for the elevator shaft of 409 College Avenue which adjoins the Chacona Block about midway along the south faqade, providing elevator access to both 409 and 411-415. Narrative Description of Significance: Chacona Block, 411-415 College Avenue, Ithaca, NY The Chacona Block is architecturally significant as a nearly intact example of a local interpretation of the commercial form of the Renaissance Revival Style. The Chacona Block is significant for its close association with the growth and development of Cornell University, as an example of the early-twentieth century response to the changing housing needs and preferences of those seeking to reside in proximity to the campus, and for its role in the development of Collegetown, particularly College Avenue, as an urban neighborhood separate from downtown Ithaca and with its own distinct character. Built in 1911-12 as a mixed-use, fireproof, commercial-style building replacing an earlier wood boardinghouse, the construction of the Chacona Block on a site adjacent to the campus of Cornell University established it as one of Collegetown's most prominent and recognizable buildings. The Chacona Block has additional local significance for its association with John N. Chacona, the owner of a successful chain of confectionary and ice cream shops in Ithaca, as well as with the larger Greek business community in Ithaca. The building's designer, John M. Wilgus,was locally well-known in the late 19th and early 20th centuries as the architect of several Collegetown-area mercantile-residential buildings, including the McAllister Block at the corner of Eddy and Williams Streets (1907-08), the John J. Gainey Block(demolished) at the corner of College Avenue and Dryden Road (1899), and another Gainey Block at 315-317 College Avenue (1908), as well as the Chacona Block. Wilgus also designed the brick commercial building at 114-118 S. Cayuga St. and several downtown residences, many of which are located within National Register districts. Ibid Tompkins County Department of Assessment,Tompkins County Tax Assessment photograph, 1954, Historic Ithaca, Inc., Ithaca, NY. Wilgus's father John B. Wilgus and uncle Henry L. Wilgus were successful merchants who erected the Wilgus Block at the corner of State and Tioga Streets. Along with the rest of Collegetown and much of the present-day city of Ithaca, the Chacona Block property was part of the extensive holdings amassed by Simeon DeWitt following the allotment of lands within the Military Tract. The area now called Collegetown was settled relatively early due to the abundant water power provided by Cascadilla Creek. In 1827 Otis Eddy, for whom Eddy Street is named, established his cotton mill on the current site of Cascadilla Hall. Eddy had already constructed a dam in Cascadilla Gorge to direct water to his mill pond. Called Willow Pond, it endured until the 1890s, crossed by Huestis Street immediately north of the present-day sites of the Chacona Block and Sheldon Court. Much of the land on East Hill was farmed or grazed during the early 19th century, and in 1857 the DeWitt farm north of Cascadilla Creek was purchased by Ezra Cornell, who would go on to donate 200 acres for the campus of his namesake university. To the south of the creek, much of present-day Collegetown was part of the 2 1-acre John and Samuel Giles estate. Possibly anticipating commercial and residential development after the opening of Cornell University in 1868, the Giles heirs divided the estate into urban—size parcels and sold them in the 1870s. The lot that would become 411-415 College Avenue was identified as Lot#4 of the John and Samuel Giles estate; the lot that would become 409 College Avenue was Lot#3.5 The shortage of student housing that continues to plague Cornell today began as soon as the University opened in 1868. At that time, the university provided only two lodging facilities: Cascadilla Hall and a portion of Morrill Hall. Cascadilla Hall was repurposed building designed (but never used) as a water-cure sanitarium located on the rim of the gorge across Cascadilla Creek from the campus. Morrill Hall was the first building designed and constructed for university use, and included both residential and instructional space. Those who did not lodge on campus rented rooms in homes downtown and endured multiple daily treks up East Hill before omnibus service began in 1876. It appears that the first structure on the site of the Chacona Block was the boardinghouse constructed for Ellen M. Murphy in 1884 to cater to Cornell University students living off- campus in proximity to the student-oriented services beginning to flourish at the edge of campus. The house appears in an undated photograph prior to 1904 as a 2—story frame gable-and-ell structure with several projections and additions probably intended to maximize the number of rentable rooms.6It was one of four large, wood frame, residential style buildings on the east side of the block. This prominently located property across from Sheldon Court was sought after as a 'Deed conveying 413-415 College Avenue to Student Agencies Properties, Inc.from Lynn Breedlove and Gary Gut, May 19 1977,Office of the Tompkins County Clerk, book 557, page 467, Ithaca, NY. Deed conveying 411 College Avenue to John E.Van Natta from Giles heirs,April 8 1876, Office of the Tompkins County Clerk, book 9, page 325, Ithaca, NY. 6 Carol Sisler, Margaret Hobbie, and Jane Marsh Dieckmann,eds., Ithaca's Neighborhoods, (Ithaca, NY: DeWitt Historical Society of Tompkins County, 1988), 168.The photograph also shows the Otis Eddy Mill Pond,which had disappeared by the time the publication of the 1904 Sanborn Maps company fire insurance map of Ithaca. business location by the early 1900s, with a January 9, 1908 Ithaca Daily News article reporting that Ms. Murphy turned down an offer of$13,000 for the property amid speculation that the east side of the 400 block of College Avenue would soon be developed into one business block.' During the planning of the Chacona Block in 1911, it was noted that Mr. Chacona had not yet decided whether the existing boardinghouse building would be torn down or relocated.' The heyday of the Collegetown boardinghouses lasted from around 1880 to 1915. During this time, they provided meals to many who lodged elsewhere—downtown or within fraternity houses that lacked dining facilities. The advent of on-campus cafeterias sounded the death-knell for the boardinghouses, already losing business to the newer rooming-houses and apartment buildings appearing in Collegetown. By 1919 only one of the four early boardinghouses remained on the 400 block of College Avenue. John N. Chacona purchased 411 and 413-415 College Avenue from Ellen Murphy on June 30, 1911. The Chacona Block was constructed to reflect the existence of the two parcels, with a masonry wall dividing the ground floor along the property line. For many years following Chacona's ownership, the two parcels were held by different owners. The plans for the new building were made public August 3, 19119 and newspaper coverage followed the project until its completion in 1912. The cost of the building was estimated at $30,000-$40,000. It contained space on the ground floor for three shops, and three six-room flats on each of the second and third floors, all "strictly up-to-date with all modem conveniences," including a vacuum cleaning system, steam heat, and electric light.'0 The attic was designated for storage. The northern two apartments on each floor were accessible from a common, skylit stairway and hall, while the southern apartments were reached from a separate entrance and stair hall, lit by windows opening to a narrow light well between the southern and central units. Masonry, structural steel and carpentry work was contracted to the Ithaca Contracting Company, plumbing and heating work were done by W. C. Dean, wiring and electrical work by Davis- Brown Electrical Company, "painters and decorators"were the finn of Vredenburg, Kelly& Bell, and the windows, plate glass, and builder's hardware were supplied by Treman, King & Co.]I The Chacona Block apartments were representative of flat-style apartment units, an urban housing mode that contained kitchen, bathroom, and living areas in one private unit. This type of apartment became popular in Ithaca during the first two decades of the twentieth century, particularly in Collegetown. The building was designed by the locally prominent architect, John M. Wilgus, who enjoyed a more than forty-five year career in the field. In contrast to most of his professional contemporaries such as A. B. Dale, William H. Miller, Clinton Vivian, and the partners of the firm of Gibb & Waltz, John M. Wilgus was raised in Ithaca, where his family was actively I Ithaca Daily News,January 9, 1908, page 5. 8 Ithaca Chronicle and Democrat,August 17, 1911, page 5. Ithaca Weekly Journal,August 3,1911, page 6. 10 Ithaca Chronicle and Democrat,August 17, 1911, page 5.Ithaca Daily Journal, July 13,1912, page 9. 11 Ithaca Daily News,August 16, 1911, page 3. involved in the business and social life of the city from the mid-I 91h through the early-201h centuries. His father John B. and uncle Henry L. Wilgus commissioned the Wilgus Block, erected in 1867-68 at the southwest comer of State and Tioga Streets, home to the Wilgus Bros. retail firm and Wilgus Hall (later Wilgus Opera House), a site now occupied by a portion of the Center Ithaca building. Local newspapers regularly reported on activities and events associated with Wilgus family members, such as the February 5, 1880, wedding of John M. and Carrie Thompson, the daughter of Ithaca grocer Thaddeus Thompson, complete with a description of the bride's attire, wedding gifts (including a calendar clock) and the presence of the "city orchestra" at the reception.12 The marriage in 1890 of John's sister, Lois, to Cornell graduate J. Herbert Ballantine, a member of the noted New Jersey brewing company, was covered as "the nuptial event of the season."13 The press followed the career of John's brother, Charles, who purchased and consolidated two newspapers in Ravenna, Ohio, commissioning John to design a substantial new building there in 1904.14 The travels of John, Carrie and their daughter Amelia were also noted by the local papers, whether trips to visit friends in Auburn, New York, to the Pan-American Exposition in Buffalo in 1901 or to visit family in Pasadena, California in 1913.15 John M. Wilgus began his architectural career in the mid-I 880s, and as a member of an established family within the Ithaca community, he likely had numerous social and business connections that would bolster his long and successful career. Unlike some of his contemporaries, John M. Wilgus did not pursue architectural studies at Cornell University or work in the prestigious office of William H. Miller. After some limited design work on his own, he partnered with Alfred B. Dale, a well-known local architect during the last half of the I 9th century. '6 Dale's works included the Boardman House at 120 E. Buffalo St. (DeWitt Park Historic District), the Griffin Block at 224 E. State St. (NR Ithaca Downtown Historic District), and the Andrus-Whiton House at 222 S. Aurora St. (Individual Local Landmark). Although this partnership was short-lived," it undoubtedly gave Wilgus valuable professional experience and exposure to potential clients within and outside of the community. In June 1887, Wilgus set up his own office in the Wilgus Block, and began designing buildings that ranged widely in terms of architectural style and programmatic use.18 His works included everything from single-family residences to three- and four-story mixed-use buildings to a least one religious structure. Some of his early residential works included the F. M. Bush House at 110 N. Albany St. (1889; Downtown West Historic District), E. P. Gilbert House at 518 E. State St. (c. 1893; East Hill Historic District), and C. A. Ives duplex at 204 N. Cayuga St. (1893; DeWitt Park Historic District).19 Wilgus's mixed-use commercial and apartment buildings included the Livingston Apartments at 318 E. Seneca St. (1896), 114-118 S. Cayuga St. (1898; NR Ithaca Downtown Historic District), the McAllister Block at 418-426 Eddy St. (1894-95; redesigned and rebuilt 1908-09 after fire; East Hill Historic District), and the Gainey Block at 315-317 College Avenue 12 Ithaca Daily Journal, February 6, 1880, page 4. "Ithaca Democrat, September 25, 1890, page 1. 14 Ithaca Democrat, August 29,, 1895, page 5;Ithaca Daily Journal, May 28, 1904, page 3, respectively. "Ithaca Daily Journal, June 16, 1904, page 3;October 5, 1901, page 3; February 3, 1913, page 6, respectively. 16 Ithaca Daily./ournal,Aug. 17, 1883, page 3; 1886 Ithaca City Directory. Ithaca Daily Journal,June 9, 1887, page 3. 18 1888 Ithaca City Directory. 19 Ithaca Daily Journal,Apr. 17, 1888, page 3;Ithaca Daily Journal,Jan.9, 1889, p.3;Ithaca Democrat,Aug. 17, 1893, page 5. (1908).20 These buildings exhibit characteristics that reflect Wilgus's pragmatic and economical approach to building design, specifically their relatively simple brick faqades with limited ornamentation. One of Wilgus's more distinctive commissions, the First Church of Christ, Scientist again demonstrated his ability to meet the aesthetic, practical and financial needs of his clients. Located at the base of Cascadilla Park, an early-20th century planned residential development along Cascadilla Gorge, this Craftsman Style church was designed to meet the aesthetic requirements of this upscale development and the financial restrictions of the congregation that commissioned it. Built in 19 10-11, the church's simple design reflected the architectural quality of the surrounding residences, provided the programmatic space needed by the congregation, and proved buildable within the limited means of the organization.21 The design of the Chacona Block at 411-415 College Avenue reflected this same practical approach to design as well as the architect's consideration of the needs and wishes of his client. Reminiscent of his other mixed-use, commercial, and apartment buildings, Wilgus's design for the Cbacona Block included a relatively unadorned west faqade and north elevation, a simple wood cornice and a stepped parapet. The building's large windows openings, skylight over the central interior staircase and light well between 411 and 413-415 College Avenue admitted natural light into the interior spaces and reduced the need for artificial light, an expensive amenity in 1912. The original storefronts on the 413-415 College Avenue reflected this same design approach but on a much smaller scale. The large plate glass windows at street level on the west faqade and north elevation allowed pedestrians to easily see the merchandise within the shops. The prism-glass transoms over the plate glass windows on the west fagade provided ventilation through their casement openings and directed natural light into the deep commercial spaces, again reducing the need for artificial light. The wood cornice above the glazed storefronts and the recessed doors completed the simple, yet highly functional, storefront composition. The client's influence on the design was most distinctly represented in the pebble-dash stucco exterior, a unique feature of this design, and the west fagade's stone plaques. The building's distinctive lion's head and Greek cross decorative plaques at the fourth floor bore witness to John N. Cbacona's native land. Wilgus's design also addressed concerns about life-safety in the quickly urbanizing Collegetown neighborhood. Fires remained a tremendous threat in the neighborhood well into the early-20th century. This danger was the result of the lack of running water in some buildings, the continued use of kerosene and gas lighting, and the lack of organized fire protection for Collegetown. Although the Company No. 9 firehouse was established in 1895 and a better water supply secured, major fires continued to destroy properties on the hill. A 1907 fire damaged several Eddy Street buildings, including the locations of the John Cbacona Candy Company store, the Student Agencies laundry, and a men's clothing shop, possibly the Toggery Shops which moved 11 Ithaca DailyJournal, Feb. 15, 1910, page 5; National Register of Historic Places, Ithaca Downtown Historic District, Ithaca,Tompkins, New York, National Register#04NR05326;Ithaca Democrat,Sept. 13, 1894, page 5,and Ithaca Daily Journal, Nov. 11, 1908, page 3;Ithaca Daily Journal, Mar. 28, 1908, page 6, respectively. 21 Ithaca Daily./ournal, May 23, 1910, page 3;July 15, 1910, page 3. to the new Chacona Block along with the candy store in 1912. The modem rooming houses and apartment buildings constructed in the early 1900s— Sheldon Court, the Larkin Building and others—were constructed of fire-resistant materials, heated with steam, and illuminated with electric lights to reduce the danger of fire. Wilgus incorporated these features as well as structural terra cotta the and stucco, steel framing and abundant sources of natural light into the design to reduce the threat posed by fire.22 The commissioner of the Chacona Block, John N. Chacona, was an active and influential member of the Greek-American business community in Ithaca at the turn of the 20' century. John N. Chacona was born in Sparta, Greece in 1884 and immigrated to the United States at the age of nine. He settled in the Ithaca area in 1899 and worked at the Chacona Candy Company on East State Street with his cousin, John P. Chacona.23John P. Chacona was known as "Big John" and John N. Chacona was known as "Little John". These nicknames were commonly known and frequently used to distinguish John P. from John N. in newspaper accounts of their business and family activities. The two operated successful confectionary stores together and independently, not only in Ithaca but also in Buffalo and Syracuse. When their partnership dissolved, John N. opened several independent confectionary shops, the first being at 416 Eddy St. He also operated the Sugar Bowl restaurant, a business he purchased from John P. Chacona.24 With the completion of the Chacona block in 1912, John N. opened another confectionary shop in the storefront at 415 College Avenue. With its close proximity to Cornell University, Chacona's confectionary shop at 415 College Avenue, and John N. Chacona, himself, became important parts of student life. In the April 26, 1918 issue of the Cornell Daily Sun, the satirical "Freshman Rules for 1918-19" referenced the store in rule number three: "no freshman shall be allowed in Chacona's or downstairs in Candyland under any circumstances, nor upstairs in either, unless accompanied by an upperclassman."25 References to the John N. Chacona and his candy shop appeared regularly in the Cornell Era, a student produced publication published between 1868 and 1924. A poem titled "Fame"by Morris Bishop, class of 1913 and later Cornell historian, in the 1912-1913 issue of this publication included these lines: "With the John N. Chacona Hussars/Then followed the Greeks of the Candy Trade,/Their Martial rage to evince/And red-haired youths spoiled my drinks/(I've hardly recovered since). ,26 Apart from Chacona's confectionary shop in 415 College Avenue, the storefronts at 411 and 413 College Avenue were occupied by numerous student-oriented businesses in the second and third decades of the 20th century, including The Toggery Shops, a billiards establishment, A &B 21 An announcement in a local newspaper awarding the bids for the construction of the building noted that the building was to be constructed of hollow the with a stucco exterior, and that steel was to be used for girders and beams. The masonry,structural steel and carpentry contract was reported to have been let to Ithaca Contracting Company.Ithaca Chronicle&Democrat, August 17, 1911, page X. Upon completion of the Chacona Block,the No. 9 hook and ladder truck was called out to determine whether the extension ladder could reach the top of the new building; it exceeded the height of the building by five feet.Ithaca Daily News, May 17, 1912, page 3 13"J.N. Chacona's Twenty Years," Ithaca Daily News, August 16,1919, page 5 "They Linked Greece to Ithaca," The Ithaca Journal,July 15, 1989,page 14A. zs Cornell Daily Sun,April 26, 1918 21"Fame," Cornell Era, 1912-13, (Ithaca, NY:Cornell University Press),3. Stores selling student supplies, and the Orchard Tea Shop. Pop's Place, the confectionary shop and, later, restaurant operated by John G. Papayanakos, replaced the Chacona shop in the corner space at 415 College Avenue. During this time, at least two physicians rented flats for use as offices, while they resided elsewhere. Several Chacona family members, including John N. Chacona, also lived in the building. Although it was in a prime location for attracting student renters, the building's other early occupants were widows and professionals, including the principal of the Cascadilla School, suggesting that the six-room flats were beyond the means of most students at the time.27 The relocation of John N. Chacona's confectionary shop from Eddy Street to College Avenue was part of a larger shift in student- and university-oriented businesses from Eddy Street to College Avenue in the early decades of the twentieth century. Other businesses that moved from Eddy Street to College Avenue at this time were L.C. Bement's Toggery Shops, relocating to the Chacona Block, and the Taylor& Co. Book Shop, relocating to ground floor of Sheldon Court. While the nineteenth century saw student-oriented development both downtown and at the edge of campus with a concentration along Eddy Street, in the early twentieth century, the construction of large, commercial-style mixed-use buildings firmly established the 400 block of College Avenue as the heart of Collegetown. The construction of the Chacona Block was a key part of the area's transformation from an extension of downtown housing and services to a vibrant neighborhood with a distinct identity. The distinct shift was documented in following passage in the October 16, 1912 issue of the Cornell Alumni News: Mercantile changes have taken place on the fringe of the campus. Right at the end of College Avenue (Huestis Street), near the campus entrance, across from Sheldon Court, Little John Chacona has built a big stucco block for stores and apartments. Little John sells candy and ice cream there. One of the stores in the block has been occupied by L.C. Bement, the hatter, hosier, etc., etc., who has given up his shop on Eddy Street. Taylor&Company also have closed their Eddy Street store and have doubled the size of the Triangle Book Shop in Sheldon Court. Business tends to seek the center of population, and the student center has moved up the hill in recent years. Hence the removals from Eddy Street. College Avenue now drains a big area of students every day, and it is lined with shops for two long blocks.28 The dual nomenclature of College Avenue in this passage alluded to a significant event that permanently marked this street as the geographic center of Collegetown. With support from the street residents and business owners, the City of Ithaca renamed Huestis Street as College Avenue in 1908. Three years after opening his 415 College Avenue store, he sold the business to his brothers, Paul and Marcus, when he sailed to Greece to visit family. Upon his return to Ithaca in 1917, John N. purchased the confectionary back from his brothers and operated the business until 1919, Ithaca city directories, 1864-1981, Historic Ithaca, Inc., Ithaca, NY. 28 Cornell Alumni News,October 16, 1912. when he sold the shop and block and returned to Greece, this time to bring his wife and children back to Ithaca." He also established Cozy Comers, a"delicatessen lunch and imported food novelty shop," at the corner of E Buffalo and N. Aurora Streets in 1926.30 In 1919 John N. Chacona sold the Chacona Block and confectionary business to James P. and John G. Papayanakos, immigrants or their descendants hailing from the same Greek village as the Chaconas. Papayanakos' business became known as Pop's Place and operated at 415 College Avenue until 1977 under a series of owners, many of whom were Greek-American.31 In fact, the ownership of the building and proprietorship of tenant businesses at 413-415 College Avenue through much of the twentieth century appears to have been by immigrants and/or their descendants from the same village.32The close business associations of these families were part of the national pattern of cultural and family ties maintained by Greek and other immigrant groups. The southern portion of the Chacona Block, 411 College Avenue, came under different ownership in 1925 when it was sold to George F. Doll, the proprietor of a men's clothing shop occupying the storefront of 411. In 1954 he sold the property to Emmet M. and Mabel Doane (Mabel operated the Hill Beauty Shoppe out of the storefront of 411), who in turn sold to Student Agencies Properties, Inc. in 1972. The owners of 413-415 College Avenue at that time, Lynn Breedlove and Gary Gut, sold the northern portion of the Chacona Block to Student Agencies in 1977, once again consolidating the two parcels' ownership. Student Agencies Properties, Inc. is a wholly-owned subsidiary of Student Agencies, Inc., the oldest independent student-run company in the United States. It was founded in 1894, providing laundry and other profitable services to the student population. For several years the company was sold from board to board, as students graduated and moved on, before it was finally incorporated in 1910. With over$2 million in annual revenues, Student Agencies is the second- largest employer of students after Cornell, and its services include shipping and storage, moving, campus promotions, note-taking, housing, and publication of the Comellian Yearbook.33 Student Agencies had made improvements and modifications to the Chacona Block over the last 30 years, including the installation of a sprinkler system. In the 1990s 411 and 413-415, which already shared a single fire escape, were consolidated into a single parcel. 29 Ithaca Daily Journal, February 15, 1917,page 5. Advertisement, The Ithaca Journal, February 19, 1926,page 13. 31"Pop's Place, Higher rent ends the experiment," Ithaca Journal,June 9, 1977, page 20. 12 Directory of the Tsintzinian Heritage Society of America. Owners of 413-415 College Avenue included James P. and John G. Papayanakos(likely two of three brothers who settled in Ithaca in the mid-1920s),George P. Nickles (original name Nikolaides), Peter J. Poulos(a John J. Poulos reportedly came to Ithaca before 1913),and Constantine J. Manos(original name Voulomanos). Long-term leases on the candy shop were given to Constantine J. Manos and George Conomikes(originally Economikis). 31"Our Company,"Student Agencies, Inc.,accessed June 29,2012, www.studentagencies.com/info.php?page=our_company Today, the tenants of the Chacona Block's storefronts—two eateries and a store selling t-shirts and other Cornell-logo gear—reflect changes to the character of Collegetown and the orientation of its businesses in the late twentieth and early twenty-first centuries. The variety of businesses catering to students and other residents once included bookstores, salons and barbershops, eateries, and clothing and shoe stores. Today, dining and entertainment are by far the largest proportion of business types in the neighborhood. The residential units within the Chacona block, reorganized to offer 1-bedroom to 5-bedroom apartments, remain highly desirable as student rentals. MEMORANDUM OF COMMITMENT This MEMORANDUM OF COMMITMENT is made this 1$t day of November 2017 by Student Agencies Properties, Inc. ("Student Agencies"), a wholly--owned subsidiary of Student Agencies Foundation, Inc., an education-focused charitable organization with offices at 409 College Avenue, Ithaca, NY 1450, in favor of the Common Council of the City of Ithaca, having offices at 106 East Green Street, Ithaca, New York ("City"). RECITALS: WHEREAS, Student Agencies is the owner of certain real property located in the City of Ithaca, County of Tompkins and State of New York, known as 411- 15 College Avenue, City of Ithaca, State of New York, Tax Map Parcel 64.-2-1 ("Site"); and WHEREAS, Student Agencies understands and shares the community's striating affinity for the corner of College Avenue and Oak Avenue; in particular, the outdoor space along the north side of the building located on the Site; which holds many lasting memories for generations of Ithacans and Cornellians; and WHEREAS, Student Agencies recognizes the importance of the Site being occupied by a ,building that is contextually sensitive to the existing architectural and cultural fabric of the 400 black of College Avenue; and WHEREAS, Student Agencies, having a longstanding and continuing commitment to being an engaged and contributing community member, wishes' to develop the Site in a manner that gives the City of Ithaca, and current and future residents, a new space that thoughtfully blends new and old, and enables future generations of lthacans and Cornellians to create their own Iasting memories at the Site; NOW, THEREFORE, unless and until the City designates the current buildings on the Site as individual landmarks or establishes a historic district in which the Site is located pursuant to the City of Ithaca Landmarks Preservation Ordinance or any similar law, which would materially alter the physical development potential of the Site, Student Agencies hereby makes the following commitments to the City: I. Student Agencies commits to develop the Site in way that includes an outdoor space that is comparable to the outdoor space that is currently located along;the north side of the building located on the Site. 2, Student Agencies commits to develop the Site in a way that incorporates the following design elements, subject to all required municipal approvals and the requirements of applicable law; a. Continuation of the existing cornice line along` the east side of the 400 black of College Avenue, including a setback for any floors above the cornice line. 216006 3228928v2 - . Maintenance of the strong street wall along the east side of the 400 block of College Avenue. c. Use of materials and colors`on the street fagade consistent with the existing structures along the east side of the 400 block of College Avenue. d. Reference to the fenestration pattern along the east side of the 400 block of College Avenue. e. Thoughtful integration of certain design elements from the current building (e.g, the Ilon's head and/or Greek crass medallions}. f. Creation and placement of a plaque on the new structure commemorating the history of the Site. IN WITNESS E WHEREOF, the undersigned have caused this Memorandum of Commitment to be executed and delivered by its ;duly authorized representatives as of the date first set forth above. STUDENT AGENCIES O E TI S, INC. By: Kyle R. Karnes Title: Chief Executive Officer By. Luke Bushner ®® Title: President 216006 3228928y2::- STATE F NEW YORK } COUNTY OF TOMPKINS )ss.: n this of o beforee the undersigned, personally appeared , known to e or proved to me on the basis s tisft evidence t a the individual whose name is subscribed to the within instrument and acknowledgedto me that he executed the same in his capacity and that by;his signature on the instrument, the individual or the person upon behalf of whom the individual acted, executed theinstrument. NOTARYLIC STATE OF NEWYORK COUNTY OF TOMPKINS )ss.: O rr this y of 2017 before me, the undersigned, personally e red , known to me or proved to me n the is of s isfactory evidence to be the individual whose name is subscribed to the withininstrument and acknowledged to me that he executed the same in his capacity and that by his signature on the instrument, the individual or the person upon behalf of whomthe individual acted, executed the instrument. NOTARY PUBLIC 3 MOOS 32263280 CITY OF ITHACA Board of Zoning Appeals — Notice of Appeal APPEAL #3141 301 EAST STATE STREET Appeal of Collegetown Bagels for a sign variance from Section 272-4 A (1), requirements for projecting signs. The property at 301 E. State Street is located on a triangular lot that fronts on E. State Street, S. Aurora Street, and E. Green Street. Collegetown Bagels is a tenant in a commercial space located on the E. State Street side of the building and proposes to install one projecting sign on that side of the new building. The projecting sign is a two-sided, 9.2SF sign that contains the restaurant name and logo on each side of the sign. The sign is 31.5"wide by 21" tall and will be mounted on a steel tube that will project 35" from the building facade. The sign ordinance requires that a sign project no more than 18" from the surface to which the sign or sign structure is attached. The sign will project over the restaurant's outdoor seating area and will not encroach upon the public right-of-way. The property is located in a CBD-120 use district in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18, requires that variances be granted before a sign permit is issued. mw 10/15/2019 City of Ithaca Board of ZoningAppeals Worksheet Appeal Number BZA-3141 Address: 301 E. State Street Use District CBD-120 Date: November 5,2019 Applicant Collegetown Bagels Owner: City Centre Assoc. LLC Application Type: Sign Variance Sign Type Area Setback, ' ' Projection Other Requirements Collegetown Bagels Projecting Sign 9.2 SF(4.6 SF per side) 35" ** Not Illuminated Regulations 2 Wall Signs Per Business 2-50 S.F.Wall Signs Per are pennitted Business are permitted Note Non-conforming OK* OK Def.*** Conditions *Two other businesses in the building(Ithaca Ale House and Chase)have permitted signs. City Centre was granted a variance in March Notes: 2019 for a 160 SF projecting sign. **Proposed sign is 21"tall by 31.5"wide. The sign structure is 35"wide. The bottom of the sign will hang 8'3" above grade. ***Per 272-4A(1),no portion of a sign or its supporting structure shall project more than 18" from the surface to which the sign or sign structure is attached.The proposed sign structure will project 35" from the building facade. CITY OF 117HACA Itlg E reen St.—Third Floor Ithaca,NY I i1- 6 0 fo DEPARTMENT OF PLANNING,BUILDING,WNING&ECONOMIC DEVELOPMENT Gino Leona rdl Board of Zoning Appeals Seereta r i Telephone,: 607-2 4-6550 I`4= 607-27 -655 -MaiL gleonardie cityoffiha a"car APPLICATIONBOARD OF ZONING APPEALS, B,LA . TYPE OF APPEAL: E]AREA VARIANCE APPEAL#: (FILLED rN BY STAFF) SPECIAL PERMIT HEARING DATE: LJ USE VARIANCE BUILDING PE IT#: c UIRE ) *"_ I i VARIANCE" .t,:I fit`: (FILLED rN BY STAFF) ACTION,DECISION, R INTERPRETATION OF ZONING OFFICER . Property address: Use District: wnr' M e MQ er's Address. gym ` City: State: y T 644-1 . sp ell is me: K115 ppellant's Address: City: a ' M t State: IVY Zip: r� . Attach Reason forAppeal(see"Zoning Appeal Procedure Fo '' . Appellant Certification: I cert the information submitted with the appeal is true to the best of rray kno led elbelie ` and I have read and arrr fomili ar with City o .fthaca Zoning Ordinance sections that apply to this appeal("incl. Section 325-40, describing the powers and ditties of the hoard of Zoning Appeals). I also acknowledge rN the Board of Zoning,4,ppeals mqv visit the property and I specifically r tt uch visits. I have met/discussed this application with. Zoning � 1 �Division staff pLior to submission.. Appell i nature STATE OF NEWYORK COUNTY OF TOMPKINSLTNotary Public available at City Halt Swornto this dad ofIMPORTANT iNcomptzrr applications will be returned to the applicant and the applicant will have to reapply. 20 t If ANOTHER Crry APPROVAL is required (e.g., Site Ptan Review, Subdivision Review, Ithaca Landmarks Preservation Commission review),this application will likely not be considered at the next scheduled BZA meeting date.: crlary I'tx lie if an application is submitted and subsequent cHANGEs are evade to the proposal/project, a revised application gilt be required. The original application will not be considered a ptacehotder for the odginat BZA hearing date. Zoning Division staff will also not remove contents from earlier ;i¢ptvy ` r rc ``` New York applications to complete a revised application. Appticants are responsible for Qu e r�ir pit e�, t ��s�i ensuring all information necessary for processing a Zoning Appeat is submitted rriMM "n Exr_,tross,. . ". "'E, by the application deadline fear a gis�erp BSA hearing date: use 1. Ordinance Section(s) for the Appeal: Page 2 Zoning Ordinance Section being Appealed Sign Ordinance Section being Appealed • §325- • §272-4AJI)������ • §325- • §272- • §325- • §272- • §325- • §272- • §325- • §272- • §325- • §272- 2. Application of SEQR determination: _Type I _Type 2 X Unlisted 3. Environmental Assessment form used: —X Short Environmental Assessment Form Long Environmental Form Lead Agency Determination of Significance Completed by the Planning Division at preliminary hearing for SPR 4. A previous appeal F-I has, E has not, been made for this proposal: Appeal No. dated Appeal No. dated Appeal No. dated Appeal No. dated 5. Notes or Special Conditions: Sh,ort Environmental Assessment Form Ott I -Prqject Information Instructions for 't7tat A frrt Part I—Project Information. The applicant or project sponsor is responsible for the completion aaI"I'ar°t I. responses bccorno part of°the application for approval or funding,are.subject to public mview, and may be subject to firrtt er verification. Complete fart l based on information currently available, If'additional research or investigation would be needed to fully respond to any item,please answer as thoroughly'as possible leased on current information, Complete all items in fart I,You may also provide any additional information which you believe will be needed by or useful to the lead agency,attach additional pages as necessary to supplement any hers. Part I—Project and Sponsor triforrination Name of Action or Projeet;. Installation of Business Sign Project I:,,ocaation(describe,and attach as location mail): 301"F State Street Bri ef Description of ProposedAction: Inst Ration of projecting mall sign on the exterior of the building- Sign will be 31 5"r wade by 21„high the sign structure wilt project 38"from the building and will extend over the private seating area. Name of Applicant or Sponsor: Telephone: ollegetown Bagels E-ywlail: 400 N. Meadow Street city'fpo:. S tate: Zip C ode-,Ithaaca 14880 1; Does the proposed action only involve the legislative adoption of as plan, local lave,ordinance, NO YE administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that array£be affected in the municipality and proceed to Part 2., Ifno,continue'to question 2;, 2. Does the proposed action require as peranits approval or faandin;g f'rorn any other gpveraaiment Agency?.. mm O "r'L If Yes, list aaperacy(s)name and permit or approwval 5., a.Total acreage of the site of the proposed..action? 0 acres b.Total acreage to Inc.physically disturbed? 0 acres c.Total acreage(project site:and zany.contiguous properties)owned or controlled by the applicant or'project sponsor? �� � �acres 4 Check all land uses that occur on,are adjoining or near the proposed action. 5; Urban Ruraal(neon„a>griculture) El Industrial Commercial [:1 Residential (suburban) barest Agriculture aquatic 0 Oath r( pecify)t EJ Parkland 5, Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? El I I. ZI El- b. Consistent with the adopted comprehensive plan? 0 Z D NO YES 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? -- 17-1 Lj 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area'? NO YES If Yes,identify: —------------------------------- NO YES 8 a, Will the proposed action result in a substantial increase in traffic above present levels? b. Are,public,transportation services available at or near the site, of the proposed action? 1:1 c. Are any pedestrian accommodations or bicycle routes available on or near the site ofthe proposed action? 0 9. Does the propo-s`edactioW—rncet or exceed the state energy,code requirements? NO NT�,S If the proposed action will exceed requirements,describe design features and technologies: —------------------------- —---------------------- El 1:1 —--——-----------—----- A Will the proposed action connect to an e-xisting public/private water supply? NO YES If No,describe method for providing potable hater---------------------------- r----I Not applicable(sign installation) 1:1 0 I t. Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method ft,)r providing wastewater treatment: ................ Not applicable(sign installation) 1:1 El ----------- 12. a.Does the projcctsite contain,or is it substantially contiguous to,a building,archaeological site,or d:istrict> NO YES which is listed on the National or State Register of Historic Places,or that has been determined by the Commissioner of the NY S Office of Parks,Recreation and Historic Preservation to be eligible for fisting on the State Register of Historic Places? b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive fior archaeological sites on the NY State Flistoric Preservation Office(SI-rPO)archaeological site inventory? 13, a. Does any portion of the site of the proposed action,or lands adjoining the proposed,action,contain No NTS re wetlands or other waterbodies regulated by a federal,slate or local agency? b. Would the proposed action physically alter,or encroach into,,any existing wetland'or waterbody? 21 Ej ............ If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: -------------------------- Page 2 of 3 7 tl he 'Rc C"fic%k all Ohm"S me olow wom q 10, o n arc 11ch 10 j" A"Mou, Koh mki-mm-ow'd MON, ED romn L 7r, un" u'r 11,Prq'7"—,,"i-a'cmm—omm dnk >;0 JJ T-a—m-n-w-—L ; red habowts Imint In dw MY-7-- I Foleral R�'NrTIT1,110t1t ale 0T :�l z pn�jecl sae iocattei In flit: It t�zu fks"d rL Fff 411 17 ih th Y,el e Propomi way cuaw shnal malm eah�,,r If yos, E - El 11 *11 swnn"am, doeMgm IT Wood to eyAlWwd amolvanwo v; .9nn1 dTum'4'1 et O u0oTrR f Yt�,-bT tell,, ..........— thc owhobommmomm ohcr ow"mAlm "wMiremb in the inqumMmm tiWmgu Whet OPUS K g. 10011M JIM "Ale Jap= dws P 401 0jM11 tht:J'W-Pklli dMi ILU Of the 1mpw1u1Tnu:',n� I, sae 7-1heIny—mid-—aciAT-m—on So -w_wWwd sK—"mw —,A- 7 77, "Maymlem M-0 0 W q 0 ,I f dine, Pn up ,e j 4"R M q an adfo U my 1 To h Rk", t 1tv, a,%:, u-,1111 iellh Cc Nt-- A v e- "oev, I(,,'I,.,RTI,FY THAT THE INFORMATION PRO'VIDED ABOVE IS TRUE AND ACCURATE TO THE BEET OF NIN'KNOWLEDGE G. he'onown Bap1-,, S I,,-, lan un." --—------------------- Agency Use Only [If applicable] rojeco ZA 3141-301 E, StateStreet(CTB) lrat jo,,+4(2oj ShortEnvironmental Assessment Form Part 2-ImpaetAssessment Part 2 is to be completed by the Lead Agency, Answer all of the fol to-xing rluestiomi in Part 2 using the information contained in Part 1 and'other materials submitted b the project sponsor or othetwise available to the reviewer, When answering the questions the reviewer should be guided by the concept"Have try responses been reasonable considering the,scale and context of the proposed action? No,or Moderate small to large impact s itapact: may 1 may occur occur �i. tlic propose d ' action create a material conflict with an adopted land use plan Or issuing regulations? Z El 2. Will the pna)posed action result in acliange in the use or intensity`of use of land? � . Will the proposed action impair the character or quality of the existing c.o inuty? al. Will the proposed action have art inipaa;t tore the envin,'mmental characteristics that caused tire: establishment of"a Critical Environmental l -eat(CEA) 5 Will the proposed action result in an adverse change,in the existing level of traffic or of cct existing infrastructure for mass transit,biking or vaallcwu o � 6 . mWill the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available enerl y conservation or renew able energy opportunities? 7 Will the proposed action impact existing a,public./private water supplies? fo.public/pri Bite wastewater treatment utilities? Will the proposed action inrgoatr the charter or quality of important historic.,archaeological, t i architectural or aesthetic.resoiircess? , Will the proposed action resint in an adverse change to natural resources(e.g.,w darids, r aaterlrcrdles,groundwater, air quality,flora and fluna) 10. Will the proposed action result in an increase in the potential for crosiotr,flooding or drainage prolrlerm 11 Will the proposed action create a hazard to environmental resources or hurnanhealth? � v )age 1, cif SEF 2019 Agency Uic Only�TfaP wlaea&,ale] daae. 1 14/ 9 1 Short Environmental , si is or Part 3 Deferinination qf Significance For every,question in Part 2 that was answered°'taacsaddrate to laaa fie impact may aac•eae, car If there is a need to explain why a Prrr-ticular element of the proposed action may or will riot result in a significant adverse environmental impact,please complete Part I Part 3 should.in sufficient detail,IrferatifV the impact,including any taacasures or design elements that have been included by the project sponsor to avoid or reduce impacts Part ;should also expLaftt how the lead atesae detertaaitaed that tlae impact may or will net be sftaaifdc:aarat.Each potential impact should be assessed considering Its setting, probability of occurring,duration, irreversibility,Peaaf r-aphic:scope and traaPra taacde= Also consider the potential for shvart- teaara,long-term and curntrlative impacts, Cart 3:Not Applicable for BZA:3141 ------ Check this box It you have determined,based on the taaffarraaaaticad and analysis above,and any supporling docuffientation, t3a at the,'proposed aetaaart aaaay, result in one or ttaore potentially lame or significant adverse impacts,and an environmental intpaet statenrent;is required Check,this box if you have determined,based on the information and analysis above,and any supporting documentation, n, that the proposed action will riot result i arty significant adverse environm-eratal impacts. City of tth a Board of Zoning Appeal t"N/al 01 ----- _ _ _.._. .__ -.� Naante of Lead Agency Date Steven Beer Chair Print'or t ae Name of ResponsibleOflieer in Lead ; tvrary^" �., ... �Title arf� c c tas'I le Officer ? . _ .... Signatturr of Responsible Officer in Lead Agency tPra tt rc of f*reparer(if different from Responsible Of'fice6, w .w,�._U.I--------- ...... _ w_�.. ....�. __.....�..u.. ._ _..�. _ _... EPRINT FORS Pate 2 of Proposed Resolution Board of Zoning Appeals Approval of Zoning.. ,<Sign Variance o 301 E. State Scree —Declaration of Lead Agency for Environtnental Review WHEREAS, State Law and Section 1 -6 of the, icy Code require that a lead ageney be established h for conducting environmental review of projects in accordance with local and state crivironnaental law, and WI-IF'REr' ,State, Law specifies that, liar actions governed by local environmental review,the lead agency s aall be that local agency Which has priniaar ° responsibility for approving and funding or cart�ying out the action, and: WHEREAS, the proposed approval:of zoning appeal 3141, sign variance for 30 1 E. State Street, is an "Unlisted" Action under the City,, of Ithaca 1 ri iraaaamiental t taaality Review Ordinance, and the State Environmental Quality Review Act and is SLIltjCCt to environmental entaal review; now, therefore, be it RESOLVED, that the Board of Zoning Appeals of'the City of Ithaca class hereby declare itself lead agencyfor than environmental review of the approval ofzt-ara°ing tappeaal 3141, sign variance for 01E. State Street, Moved by-. Seconded by: In Favor: Opposed- Abstain- Proposed Resolution Board of ZoningAppeals November r , 01 Approval of Zoning Appeal 3141, Sign Variance for 301 E. State Street— Determination f Environmental Significance 'YN"HERE S, C lleg tarwn Bagels has applied fear ra sign variance from " -4A(1), requirements for prqjecting si aas, of the sign ordinance, and WHEREAS, appropriate environmental entaal review has been conducted irlClUding the preparation of Short Environmental Assessment Form (SEA ;), dated October 4,2019 rrnd "r =l tl'RE S, the proposed action is rare "Unlisted" Action under the City, I", won-n-rental Quality Review Ordinance and the State l a virrrraraaerrtral Quality Review Act, rartrl WHEREAS, the Board of Zoning Appeals of the City of Ithaca, :acting as lead agency, has reviewed the Sl°Frr F prepared by the li st anr.l the Zoning Administrator; no,v, therefore, be it RE,SOLVED, that this Board of ZoningAppeals as lead agency in dais nm atter,,hereby adopts as its own the findings and conclusions more hilly set forth in 'the Short: Environmental entral Assessment Foraaa, dated, October 4, 2019,' tared be it further, E L lt),that this;Board of Zoning App)cals, as lead ra en ,�,," in this matter,hereby determines that the proposed nation at issue Will r101 have a significant effect on the environment, and that further envirorurie atral review is unriec ssr ,, rand be it further RESOLVED, that this resolution constitutes notice of this negative a echarration rand that the t"its°' Clerk is hereby directed to tile ra copy of the staraac R together with any rattrachratents, in the City Clerk's Office, and forward the snags to any other parties as required by lam. Moved by: Seconded`last In Favor- Opposed- Abstain: 108 East Green Street _3 rd Floor I that:a, N ew York 14850 5690 DEPARTMENT OF PLANNING, BUILDING,ZONING & ECONOMIC DEVELOPMENT Gino Leonaardi surd of Zoning Appeals Secretaq del phone, 607-74-6550 Fax. 607-2 " -65 5 mail v APPLICATION SONI .t NEN tD°t'11ER ITIAN[°Ur{ra,EN] RECORD t'tatl£EraTY OWNER. OWNER'S AUTHORIZATION FORM ZONING APPEAL : 3141DATE: _ 1 f4/ 1 TO: OF ZONING APPEALS (Ithaca, )m I (We) t of 30 Plaza rive i ettt°e Associates, ,..: (yt rr ie) (StreetAddress) Vestal New'York 13850 (City/Municipality) (State&Zip Grate) Owner of the property at 301 East State Street Member (Street& Number) I am the sole-ow-ner of the above-mentioned property. This property is also owned by and I have a Power of Attorney�to authorize this appeal (attach , I do hereby authorize Lindsey Brous Gitlin of Colle e Town Ba9cls to appeal or request a Variance or Special Permit on my (our) behalf. l (wire) understand the appeal will be heard at the November 3,2019 meetingof the Board of Zoning Appeals, (Date) (Signature) s,rAT Y ,l [TATTY OF It Broome _t3c�tar �bl�c aware l� i pity gal! Sworn to this Clay of ill tq UtiORA 0.p Na Pobld ,Stata of NOVI yort No.0 030504t,�t Notary tr lic pest tra is %)OT o Cou"O y aattx to tlttrst;si 1ntnt this fear~tit., (1) Owners authorizing another to present an appeal on their~ behalf should he aware the Board may, in gratin relief,add reasonable conditions which then become binding on the property. ( ) Especially where ra Variance is being sought, the owner may be the only person with detailed information about the property that is essential tat the appeal. In such a erase,authorizing another person to appeal may be detrimental to the appeal, unless the owner is, either present at the hearing or sends another person fully prepared to answer questions about the property and the feasibility or using it consistent with the Zoning Ordinance. CITE Of ITHACA 108 East Green Street rd Floor It aca,NewY rk 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING& ECONOMIC DEVELOPMENT A... lino Lerrrrardi,Board of Zoning Appeals Secretary Telephone: 7- 74-6550 Fax: 07- 7 - mail: gleonardi@cityofithaca.org- NOTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE CITY OF ITHACA,NEW YORK . Owners of Property within 200 feet of �C,I 'lee and others,interested, mm. (property address) tam.rrr applicable to property named brave,in a(n) ' 'l ""motaea; f"M or per on�Lgriiatis�n rnaicing appcaali I' f t (check appropriate box) Area Variance Special Permit Use Variance Sig Variance Action,Decision,or interpretation of Zoning Officer City regulations require you be notified f this appeal to the Boardof Zoning Appeals A),, as described in the attached letter a 'provide e opportunity for you to co to and/or comment it e attend the meetings listed belra Arrytarre considered an interested party may spear for or against the appeal at the meetings listed below,or submit d written statement tote BZA before its designated meeting. There is a time limit of three ( minutes for each interested partyto address the BZA.during the Public<Hearing portion of t e meeting. The Board of Zoning Appeals lases its decision primarily on the `'written, evidence submitted and presented to it, the testimony of interested parties, and zoning and legal considerations. The written case record will be available for review at the Zoning Division, City Hall, 108 E. Green St., Third Floor, beginning one week before the scheduled eeting. This case has also been referred to the Cit 's Planning and Development Board that will advise the BZA,if grantingthe relief"sought byte appellant will affect long-term planning objectives. The date of the planning Board's meeting regarding this appeal is`also listed below. The'e PLANNING Capwill consider this ease on 10, -2 ilk at 6:00 P.M. in Common Council Chambers, City ball, 10 . Green St. Ithaca. The BOARD OF'ZONwG APPFALs will consider this ease on lcl at 6:00 P.M. in Common Council Cbatrabers,City Hall, 108 E. Green St. Ithaca. AJ iOJ III P_q Sid re f Appellant address Date 500700 500700 69,-1-5,2 500700 70,-3-9 Sciarebba,Karen Ithaca Lhinin Renewat Agency Scianabba,Karen Sckwhbtt,James tO8 E Green St Sciarabba,larnes 119 E State St' fthaci NY 14950 119 E sume S1 Ithace NY 14850 ldaacaNY 14850 5(KI)77()0 70,-3-8 MXMX.) 69-1-1 MW(Yj 7(1-3-7 Sckirab!oa,Karen City Can Lre A'ssociales,1,LC Shen Properties,LLC Sciarabba,James 301,I Plaza Drive 16 Arbor Point Court 119 E State St Vestal NY 13850 St Charles M() 63303 ItIumi NY 14850 XWOO 70A- S(WOO 69-5-3 5007W 69,-5.2 Uey'Joseph Cope,Edward A Mc:(M.Tcoid 306 E State ST, Cope,CaroUne 11 kfcGill,Behada RlwcaNY 14850 116 W Buffalo St,Sufte I A 330 Nelson Rd Ithatot NY 14850 Ithaca NY 14S50 5007(10 69.-5-I 5LI0700 70-4-41 500M.) 69 2-20 C i y o f bal ae a City of ftbac 1 14,11 Seneca Way-LLC 103 E G reen S r I Oi E Green St J10 BOX 678 Ithaca INY 14850 [that niNam 14850 Vestal NY 13851 500700 69�-2,21 500700 70,-,4-4,2 500700 X-4 43 True,Jercone B Ithaca Propard",1-LC Hotel Ithaca,Llx, 2 Eytmes Drive 1721 D North Ocea Ave 6710A Rockledge DR Suite 420 Ithaca NY 14850 NNTcd ford N`Y 11763 TkthesdaMD 20817 500700 69.-1-11 50000 69-1-14 5(:11)7CK,) 69,-1-6,2 13aley,Joseph Daley,Joseph, Ithaaa Downtown Assoc,LLC 306 E Stare St 306 E State St 15 Fiihera,Rd,Satire 201 Ithaca NTY' 14850 Ithaca NY 1,4850 T'ittyford NY' 1,453.4 5M700 69,-1 7 500700 6&-1-4 50M,00 69--5-4 Carey Buildin.-Asmwiwei LLC conimmit- y School of Musie Teelekis,Sophia PO Box 6531 &Arts in Tompkim"Co Twfek-Lq,lohn hhua 9Y 1,4851 330 East State St 1,09 Hudson St Tdraca NTY 14850 1thacaN-Y 14850 5(07W, 69.4-14 5()WOO 69.-6-3 G are way Con=ous,1,1-C GP.A lkfana:ement,LLC PO Box 6531 Pf,)Box 6531 Ithaca 14851 fthaca NY 1485 1 } } i September 1.9,2019` Re: City Centre City Centre building sign Variance Dear Neighbor(s): e are writing to inform you that our new Collegetown Bagels location at City Centre on 301 E.State Street is seeking a variance for the proposed sign. The City Board of Zoning Appeals will be meeting to consider the case on November 5, 2019 at6pm at the Council Chambers, City Hall,,108 E.'green St. Ithaca: The project is proposing a hanging sign that comes out of the building on a square steel tube with the sign hanging below it.The sign will stick out 35 inches from the building and hang over our seating area,, The sign will not intrude onto the public walk way.The sign will be to the left of our front door on State .Street.The sign is not backlit and will be lit only by the existing lights on the building. I have enclosed a diagram of the proposed sign. In the commercial zone where 301 E.State Street is located,the sign ordinance states that businesses can only have signs that Mick out tS inches from the building. However,we believe that visibility will be better for pedestrians and street traffic by a sign that hangs perpendicular to the building and will be appropriate for the site. If you have any questions or concerns or require additional information, please feel free to contact me. Sincerely, Lindsey Brous (607) 73-0 8 lindsey@collegetownbagels.com 400 N. Meadow Street, Ithaca as as to STEEL MOUNTING PLATE RED x DARK GRAY ...m� CONCRETE ANCHORSIEXPANSION SHIELDS END VIEW xP WHITE .. Iry SEAL-TIGHT APPLIED AT ALL PENETBATIONS BLACK 2roa aa' as SQUARESTEEL TUBE 1 MISSION!! it IN r� ,,---,,---PAINTED INLINE PAINTED WHITE ALUMINUM PANS--------` . as x..............�uw:- .. al: m. " a deep DOUBLE SIDED STICKOUT SIGN Centreow. w r Bagels K APPROVAL,legetown B ' go y FILE NAME,: got MER I la a#29altlaA,L DRAWING AND DESIGN 157 •PROP TY Y NOT a;s OUPU CATED OR SP a" ! 6f'6EaR. 09€A T AS A€)RAWT G OR SIGN, IT1401t'i&�I S '.�AXTON SIC, CORP,I RAWINC aaa� aa,spa aaa2 {vay#� 4raa .a aaaaar�aa x a.. µr 'You€� a Baal as raaav � a�Y0N*.PJB Pmtvkd SIGN P1 4, f (,,fr,'CH k')*l lkm n a9ed is rtkia[e Y j,yam k SIGN 02 PermOtted by code x 20,7 ski 4 " c , 4 'ITHACA L HOUS ,. 1 � .f. $ �` DRAWN(-,0,91 c as. C°,!a �y' �r ` ,«`•✓ r —rat a,`;_a. N a. .a ✓'` — ray, -.,� °a IkW ot" VARIANCE 6UNTB'D 10 ;b r PERMITTED D BY COD SIGN LOCATOR A 4 i � Y d i F � l k k M1 a d i y i. i; ,e F tS � 'm'tldw�aae* k r, n� , t { r , l u S III c . n. i � City of Ithaca, NY- 750 Foot Buffer fbr Parcel -2017 Final Tax Roll r, 1 LEGEND L t . , } �� ,„,t Tax Parcels w Related Historic Prop 1� t ..:, " n ..t=.,..? _ s ... 1 _ AM City Owned Property ' ` . w �.h.. = 6 ti 9 1pa ti°fi ,a.l. �,- (. �. Historic District �dOU-11FL11"va'111 LO.Bi,LA w+az€tt "" _� ^^ Al,! 1„u �..� 6"t r Bill ^"4� t. �� ,:� Historic Properties I ..1ti ?l Parking Lots and Garages i Buildings Railroad Parcel � t Border A Park 4[ � p un eci ous Surfaces =.,�,- Paved walk orS.r— P--Road } Paved Park ng b 1 �ii + LjPavetl Roatlway or Publ c Road { d _ 1 ! 3 � t �' �� � ��.��- ""`'d^••• �'.. Unpaved Urve or Waik or Surface f• Waterway k k jjr— )A—ikv `�... kfkiac� ..., #�� t tt is x 1 � [ __r.� "a� '. � "x�""1�1'x. 3 xwx� tv u,�S •.*fit, � t F""'v �•`'� t,.� �� U, p `_ rm � 1'I[1 t r r=-- � � � �b" i✓• I =. ���`�S.�a a �`ty'*� S I [ tj r C t „ 't k I .x 4 C t I t Nd E i �i 1-5,745 1 957.51 Feet on this mopw e pvvkbd or dwrli from dda dwimloped or compiled by tin CRY of Hum,mrid Is the bad mliallile to dula,The wVnuwm do not werr tEthe soazwW or colinplellainew of the lnkwnwdm Printed: 2/19/2019 podmi by the den. G 1n �:ll Board of Zoning Appeals — Notice of Appeal APPEAL #312 66 WOODCREST AVENUE Appeal of Emily Petrina, Firehouse Architecture LAB, on behalf of property owners Chris and Cindy Milner, for an area variance from Section 325-8, Column 10, Maximum Lot Coverage by Buildings, Column 11, Front Yard, Column 13, Side Yard, and Column 14/15, Rear Yard requirements of the Zoning Ordinance. The applicant proposes to add a roof to the existing front stoop and to construct a screened-in porch on the rear of the dwelling located at 66 Woodcrest Avenue. The addition of the roof to the front stoop is intended to provide shelter from weather throughout the year and will not create new or exacerbate existing deficiencies. The applicant also proposes to construct a 306-square foot screened-in porch on the north side of the house. The new porch will allow the property owners to enjoy their yard for more of the year. It will also provide a visual screening of the main portion of the house from users of the adjacent access path to the East Ithaca Recreation Way. The property is currently deficient in lot coverage by buildings and the addition of the new porch will increase this deficiency from 21.9% to 24.5% of the allowable 20%. It will also create a rear yard deficiency by reducing the rear yard setback to 27' 7" of the required 31'. The property has existing front and side yard deficiencies that will not be exacerbated by the proposal. The property is located in an R-la residential use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued. gl 3/18/19 a, �o o � 0 3 � r coo O � -a r _ 0 o v t2 O O v 0 o U � ® O � w ev 73 c O O V CrS ap an � H + ❑ tbro T cl V a. CLr o o o a o 0 0 0 o 0 `ITV OF ITHACA 108 E.Green St.—Third Floor ltlinea,NY 14850-5690 inn Leonardi,Secretary to the Board of Zoning Appeals' ry Telephone: 607-274-65 0 Fax: 607-274-6 1,°'-rail: BOARDLIB . "I`YPE,' OF APPEAL: AL: AREA VARJANCr APPEAL#: 2 1 q (FILLED IN to,s,rA r) USE VARIANCLBUILDING PERMIT Il _.3 SIGN VARIANcri RECEIPT 4: rN BY STAFF) ACTION,,DECISION,,OR IsN`l' RPRF.'1'A` [ON OF ZONING F] I rR 66 Woodcrest AveR-1 ,� Property Address: � Ist� I �stt°� t .. Owner's Tarlac: Chris& Cindy Milner Owner's Address: 66 4ltoodcrest Ave City: Ithaca State: ..__.... NY Zip: 1 660 . pellant"s Name: Emily M Petrin , FHA.LAB A ell is Address: 136 W State Street City: Ithaca State: NYZip: 14850 Telephone: 16 t - 66 -m il. emily@fhalab.com .Attach Reason for Appeal (see"Zoning Appeal al Procedure Fo rt" . Appellant Certification: I certifi,, the ,?1btwttatlon ;sitb aaftted n4th the appeal is trtie to the best , n no rt, c elbelief; and I hcrve read ad nd airs fcltniltcrr with :it ,of Ithaca Zoning Ordinance sections that app y to this appeal trrc L Section 5.40, describing the powers and duties qf1he Board ofZoning rflrPeaal s). l'cal sar etc° n ou'ledg the Board q17oning Appeals maj,, visit the proper ,and.I spegfiscally permit such visits I have metldiscussed this application with Zoning livsit,n staff` tea slalrtrrissicail, Allafat iztattar STATE OF NE W PORK COUNTY OF TOMPKINS T Notary Public available at City tlall. ON Sworn to this 20 dad" crl' IMPORTANT: 1nco PtETE apptieatior s wilt be returned to the applicant and the applicant will have to reapply. CIJ r If ANOTHER CITY r�F9'IfiOVAL is required (e.g,, Site flan Review, Subdivision Review, Ithaca Landmarks preservation Commission Review), this applications witt tikety not be considered at the next scheduled BZA meeting date.: ;No tary Public: � If an application is submitted and subsequent CHANGES are made to the proposattproject, a revised application will be required. The original tliA' Iw t `ita application wilt not be, considered a ptaceholder for the original A hearing s srai T t h ieatc .t tT yr' rrxrf date. Zoning Division staff will also not remove contents from earlier 9 49755 d applications to complete a revised application. Applicants are responsible for w4 .��i ti.l rr� iss i imr�rrrT= ensq�n all information necessary for processing a Tuning Appeal 15 sulmitted by the application deadline for a given 87A hearing date. use 1. Ordinance Section(s) for the Appeal: Page 2 Zoning Ordinance Section being Appealed Sign Ordinance Section being Appealed • §325- 8 Column 10, 11, 13, and 14/15 • §272- • §325- 0 §272- • §325- • §272- • §325- • §272- • §325- • §272- • §325- • §272- 2. Application of SEQR determination: —Type I X Type 2 Unlisted 3. Environmental Assessment form used: Short Environmental Assessment Form Long Environmental Assessment Form X Not Applicable Completed by the Planning Division at preliminary hearing for SPR 4. A previous appeal ❑ has, M has not, been made for this proposal: Appeal No. dated Appeal No. dated Appeal No. dated Appeal No. dated 5. Notes or Special Conditions: CITY OF l HAC l East Green it aat--_3rd Floor Ithaca, York 8.5 - 4 DEPARTMEN'r OF PLANNING,l ttll.0ING,ZONING l C0N lC DFVELt EN,r t3'ino Lcrr raardi,Secretary to the Board of o nirng Appeals Ta lcphariw 607.2 - 55ti r aa: 607-27 w655 Fjnaail: icon ardi(iigcatyortLh�,ic�,i,or �wVSorrwtrr" ar its 1:ouwwor ZONING tkraEALAiaraA'wt ION a 41 NGSII11MITTEAVS IGN raraov OWNER'S AUTHORIZATION ZONING PEAL ; DATE: /19/201 TO: BOARD OF ZONING APPEALS avan, :;. (We) Claris Milner of 66,WoodcrestAve l taarrr l ti°ect ddre sl Idea 14850 (City/municipality) (State&Zip t"aaatcl Owner ner of the property at 66.� st Ave (Street& l rarxatrrr) t am the sole owner of the above-m,entioned property. This ro rt is also owned by and I have ar Power of Attorney to aarrt trrU this appeal (attach l do hereby trnrtlnanrt c Emily M Petrina to appeal or request Variance or Special, Permit on my (our) tenant. t t understand the appeal will be heard at the 11/5/2019 meeting of the tram° of o nirnp Ap,eaals , (Date), P lu"gip. S',uaatrrrri STATE OF NEW VORK) COtINTY OFTOMPKINS) otaf Pins avaitable at CityHatt "lt^arrn to this day of Mindy M, Isch ill NOTARY PUBLIC,STATE OF NEW1 Registration No. 01IS6126204, ° Qualified in Erie County t P..fic Commission EXPIros May 2. 2021 rit tar tlnrrsc sirrarr tars trar°rra< (1) Owners s authorizing another to lires rrt an appeal on their behalf should; e aware the board "lay,, in granting relief,add reasonable conditions which theft lnecarrttra binding on the property. 1 1 Especially where r as Variance is being sought, the owner may be the only person with detailed information about; (tie property that is essential to the appeal, In such an eosc,authorizing another person to appeal may be,detrimerntarl, to the appeal,Baal, rataless the (owner is either present at the hearing or sends another person on ully prepared tar answer questions about the property hers$the feasibility of using it consistent with the Zoning Ordinance. CITY OF ITHACA 108 East Green trer:t- Ord Floor Ithaca, New York 14850-5690 lmrEPARwt MENT OF PLANNING,BUIL ltNG,ZONING & ECONOMIC DE VELt PME t' Gina Leonar di Secretary to the Board ol'Zoning raalapeals. °telephorw 607�274. 550 Fax: 607- 7 - 55 Finailr ��a�aaasrcli�r€�tr���atiriaaa� , NOTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE CITY OF ITHACA, NEW YORK APPEAL NO. TO: Owners of Property �vithira 200 ,fect cat°" 66 Woodcrest Ave, Ithaca Y 14850 and others intercsted, (1rrol eny address) Y'l,t l '1;,.... Emily rl P tiara , 1= LAB _ _ _ applicable to property rr<arraed aahsav ,,in as(ta) Ft-1 aWcrr�re, (aaaaana nt' eron ororpana zaCtsara making aarata�aart REGARDING: Wicvk'appropriatc box) Area Vaariaanee Use Variattact 'I Sip Varia nee Aefloxi, Decision,or Interpretation of Zoning Off—wer City regulations require you he notified of this appeal to than Board of Zoning Appeals A) as described in the attached letter and provide the a alrlrarrtrartit , for you to comment on it and/or tittered the meetinars listed below. Anyone considered an interested party, rataa sir air for- or against the appeal at the meetings listed below, or submit to written n statement to the BZA before its designated ineetin. . There is time liroit of three minutes year each interested part to address the BZA during the Public Hearing portion of the mecting. `blase Board of oni r Appeals bases its decision primarily on the written evidence submitted and presented to it the t stiratony of interested parties, and zoning and legal considerations. m he written case record will be available for review at than Zoning Division,ision, City Hall, it 8 E. Green St., Third Floor, beginning one week before the scheduled BZA meeting. This case has .also been referred to this Ci't ' Planning and Development Board that will advise the ,Z , if granting the relief sought by the appellant will affect brig-term planning objectives. The slates of the Planning Board's meeting regarding this appeal is also listed below. Foe PLANNINg BOARD will consider this case on 10d / l 1 at ti 00 P.M. in C"Ortr11101a Council l`ltaamhers, City l hall, 108 E. Green St. Ithaca, 'rhay BOARD OF NIN APPEALS av ill am~a`arasid r this-caase oil 't VW019 al t:00 P. 4. in Coninion Council Chambers,rs, City l:laall, 108 L.. Green Si. Ithaca. 136 W State Street, Ithaca N"' 14850 Jd 0I 1 m m �� � �� � ��� ��� � ���� 0������� �� LAB �� � �� 0 � ���� �� �����������0 � �� � � � �~�� �� �� � ��� �~ ������ Firehouse Architecture LAB, PLUC Emily K4. Petrina, RALEEDAPBD+[ enn||y@fho|abzom October 7, 2O19 Neighbors of Chris and Cindy Milner GGVVoodcrestAvenue Ithaca, NY14O5O RE: Notice of Appeal—Zoning Appeal No. 3142, Proposed Alterations to 66UVoodcmest Avenue Dear Neighbors, I am sending this letter to you on behalf of Chris and Cindy Milner, owners and residents of 66 Woodcrest Avenue. Chris and Cindy would like to make two improvements to their existing home, which will give them more functional spaces throughout the year as well as afford them more privacy. Proposed Scope of Work 1. Adding a roof tu the existing front stone entry 2. Constructing a rear-yard screened-in-porch on the north side of the house Lot Coverage This proposed work exceeds the Lot Coverage requirements for the R-1a zone. Currently the house occupies 2,G5Osqft, or21.94Y6of the allowable 2,4l6sqDor2O%coverage. The proposed work described above would create an additional 306sqft,for a total proposed coverage of2,956sqft, orZ4.47%. Existing Setback Deficiencies l. Existing Master Bedroom Addition encroaches on the front-yard setback by 7'-2", reducing the required 25' setback 1o17''1U" 2. Existing Garage encroaches on the East side-yard setback by 11", reducing the required 10' setback to B'-l" Neither of these existing deficiencies will be exacerbated by this proposal. Proposed Setback Deficiency 1. New 1O'x3O' screened-in-por:his proposed un the north side of the house. The porch will encroach on the rear-yard setback by3''5", reducing the required 31' (25Y6 overall depth) setback to 27''7" Page 1of2 The new rear-yard setback deficiency is not insignificant, however we don't feel that we are creating any new egregious conditions for the neighbors tu the west atG2VVoodcrest Ave, ortu the east a170VVomdcrestAve. As you may know, between 66 Woodcrest Ave and 70 Woodcrest Ave,there is an access path that pedestrians and bicyclists use tn get 10 the East Ithaca RecWay. The path passes within feet of the KAi|ner's home with direct lines of sight into o bedroom and living room on the north side. As a result, we are proposing a screened- in-porch which will extend in front of these two rooms, providing a visual buffer between the house and the access path. The screened-in-porch will also allow the Milner's to enjoy their rear-yard views for a greater portion of the year. Thank you for the opportunity to discuss this project with you! |f you have any questions or concerns, please feel free to reach out meatemi|y@fho|ahzonn. There will bea public hearing for this project at the Planning and Development Board meeting on 10/22/19, and then also at the Board of Zoning Appeals meeting on 11/5/1D. Sincerely, Emi|y M. Pe{rina, RA LEEDAP 8D+[ Firehouse Architecture Lab, PLLC Page 2of2 500700 112-2-10 500700 111-2-15 500700 111-2-16 Swever,Jennifer Lynn Barton,Williarn T Redard,Claire PO Box 153 Ryan,Chen!] Garbarino,James Ithaca NY 14851 61 Woodr-rest Ave PO Box 7074 Ithaca NY 14850 Ilhaca NY 14851 500700 H 1-2-13 5(X)700 112,22-12 500700 112-2-14, Meidlinger,Matadi Blumkin,Joy A Brwman,Benjamin J Meicifinger.David Winker,Lewis A I-ang,Carrie G 71 WooderesONve '70 Woodcrest Ave 65 Woodcrest Ave Ithaca NY 14850 Ithaca NY 14850 fthaca NY 14850 5(X)7(X) 111-2-11 500700 112-2-9 503089 W-1-4,22 Milner,Cynthia A Smith,Michelle K Cornell University Milner,Christopher.1 Smith,Jeremy A PO 13ox DH 66 Wooderest Ave 58 WoodcreSL AVe Ithaca NY 14853 Ithaca NY 14850 Ithaca NY 14850 5030,89 60,-1-18 503089 00,1-19 503089 60-1-25.1 comcfl University Comell University Meidlinger,Mandl 130 Box DI-I PO Box DH Mcidlinger,I)avid Ithaca NY 14853 Ithaca NY 14853 71 Woodcrestave Ithaca NY 14850 503089 60-1-36 503089 59,-2-20.8 503089 60-1-37 Meidlinger'David J Waller.M R aureen Cornell University Meidlinger,Ma,di S Russel,Aaron D PO Box DI-I 71 WoodcrestAve 130 Homestead Crrcic Ithaca NY 14853 IthacaNY 14850 Ithaca NY 14850 ITV OF ITHACA 108 East Green Street-m- 3rd Floor Ithuca,NmYork I II-5690 x DEPARTMENT OF PLANNING,BUILDING,ZONING & ECONOMIC [ EVLI, I' ^IId r Gioo ,Lconardi,Secretary to the It aard of Zoning I is A °➢eleiiEaone, 607 27 t 050 Vivv, 607-274-6i58 f.jma& Icon rdi(aacit +rt`nhaca,org APPEALZONING CER'nFICATION OF MAILING : City of Ithaca Board of Zoning Appeals Zoning App l 1, slM P t as s FHA,LAB aaffarm a]I property owners within two hundred (`00) feet ail`the boundaries of the lasts tinder consideration have been taaaaaleal as copy of the enclosed notice on or before 10/15/2019 I affirm the notice,was mailed to the property owners at the addresses slaa.,vvn orl the attached list gat`oen cna, by depositing the op its a least-pail properly addressed etiv lop , lay 'a past office or an olliciaal depository under the exclusive aware and custody of the United States Post Orfice, I further aaf irm the mamas ,and addresses tote property cafe ems are the same as the mo,st recent assessment roll: t App l laarat s i n tare.).� C ty of Ithaca Zoning Division Plaonca (607) 74-6 d 108 E. 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'� t xtwda,ma: nT�daa LEGEND 1 F tyKf, r L= Rk To ivr y i —S h5sr„QLF LAD BUTLER a tiro Tax Parcels w Related Historic Prop City Owned Property c^: I,NlL� R Parking ic Properties t Historic District All Historic Properties . ta Buildings and 6a Ga rages es Railroad r` es`"t tti Parcel t.! ✓.�__�. =._g jr tirt i Border $ Park Impervious Surfaces �.w.,. Paved Walk or Surace or Pr vats Road 3 -EI,.TE t`3•i, ENLEk' Paved Parkn r.. Payed rzoaaww r Pere Road Unpaved Drve o,Waik or Surface n a t`�tls � »}c'�+.t t � ' Waterway t, Town Hydra Centerline Town t 4 tt� Parcels Town Hydro Polygons .•,�t. b'}. t "t iW IiNT�"}>N 1'k.,.,U,i t�k,`t �'ftttANF h Nt#'t`° own Parks ."v'Lfl`I 1Tz.@'s.k RAY L...P li 7 y at a b„ t .,� r Mot,, .' ,yi A t' titrr. tt ) ; try IM,r kR' , LAS "WME EAwF,`P Of,, 4 B FTN NEW_'trildl-F.rVn r`t`* a � t 1-5,804 967.37 Feet Data 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 Printed: 10/4/2019 portrayed by the data. G 1n Board of Zoning Appeals — Notice of Appeal APPEAL # 3143 1.06-112 N. T1 GA STREET Appeal of the Tompkins Center for History and Culture on behalf of the owner Tompkins County for a Sign Variance from Section 272-6 B (2),Number and Size of Permitted Signs, of the Sign Ordinance. The applicant proposes to install seven banner signs, two window signs, and one wall sign at the property located at 106-112 N. Tioga Street. The proposed banner signs will be located at the second story and spaced between the existing window openings. The applicant also proposes to install a wall sign denoting the Tompkins Center for History and Culture above the main entrance and two window signs on the front of the Ithaca College Art Gallery space. The Sign Ordinance permits commercial uses to have one freestanding sign or two walls signs with a maximum square footage of 50 SF per sign. The applicant proposes to install ten signs, (7 banners, 1 wall sign, and 2 window signs) which will exceed the number of signs permitted by the ordinance. The Sign Ordinance permits a commercial building to have a total sign area not to exceed 1.5 SF of signage to every one linear foot of building frontage. The property has 96.75 linear feet of frontage, allowing for a total of 145 SF of signage. The double-sided banners will be 18" wide by 80" long or 20 SF each, totaling 140 SF. The two window signs will be 10.8 SF each, totaling 21.6 SF, and the wall sign will be an additional 14 SF. Two signs have already been permitted for the property: an 18" by 18"projecting information sign which is 2.25 SF and a 6.5 SF window sign for the Visitors' Center for a total of 8.75 SF. The total square footage of the ten signs, when combined with the previously permitted signs(8.75 SF),will amount to 184.35 SF of signage and will exceed the maximum allowable amount of signage by 39.35 SF. The Tompkins Center for History and Culture is considered a museum use and as such is permitted up to 25 square feet of signage incidental to that use. The existing "Tompkins Center for History and Culture" window sign (located over the front entry) and the two proposed rear entrance window signs are allowed under this provision. The square footage of these signs does not count toward the maximum sign area allowed by the Sign Ordinance. The property is located in the CBD-85 zoning district in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. mw 10/11/2019 U � M U o wr � .n. y N o � Via, b c O o > o cy wCY d d d o n o bn N d v N a o N a w o o U C/D n * Q 'ti) to N cN 3 Y U to H o U tb bu atlo CIDon cl. � tb y a rrL. NO O Q c a°Ji J " CIO p ° C3 a c 4-+ a on an an ea u W a ^a p a CAQj o A a a U a rY `y 108 E.Gree a St. " laird Flour` 1€ aca,ANY 1 1 . �69, i 1 i X 1 1 . 111 T1 ti { € 3. I'Y [f11aL 1 ;, C C `1 OMI 1�1v1"1=1�{)PMENT wa 7 Gino 1 vor ram=di,Board ofZoning Appeals�ecreury � u,I P f 1:, r 1- ii *''. , ,ny^L,✓ 1 .l� o 6f 7-1, it i� 1 �h. c.t., 61X7-a7-1,-p"4 i„x d','.�lai1 �.�.I-:isncir Yi ciih o f I tie I+..4`-�,, BOARD OF ZONING APPEALS (BZA) APPLICATION I TYPE OF APPEAL: kREA VARIANCE APPEALi` 3143 (FRIED UN M STAFF) SPECIAL PER�MIT HEARING DATE: SI E VARtANc,`1 s 1 IFtII t)1I � _. tt c t SIGN k`AR_IAN(,E C :C I . 61113 (FILLFC,VNI BY STAFF) -1 ACTION,DE °r ION,OR INTERPRETATION OF ZONING tFFIC T1 Property Address- � �� � � ° ��. � v Use Districv CBD 85 ''yyyyy {y ry- k^yry,�em p ptpp +ry�].♦ �^gW R qr} M J V A&fir 3.' L AAA°w.+.�tl�{ f p �4 f9 k. $ i "L.�""k ,,4,1 O��ner's r��'k.&�..1,L�..ss- 9 �„ t��T M1,.-� �_ City: � � � statc. .alp. � `+ pp Cit T .. - -- State- ,..---- Zip; ellala.orae: 1N� ._« d mtlilr �� y t tit " . . . . t-Vta h person for Appeal (se ""Zoning Appeal Procedure Forni") . Appellant Certification: I cer,4U,y the iIL ff rrtnatton stibinttted with the ayoa�mal is true to the best Qf /rev non-vtedj elbelic:f and l have read and a,,nfitndUar ivith C itj, of It cre cr Zoning Ordinance sections that gplxly, to this a`r'l ecd("freer Section 2 -4 , rlc�s° rtlairk( tl'ie atiri er,�ct.n clr(ties taj'tlre L oar d of Zaning,41)peald ). [also a k`aacrwtedge the Board irk trrrlrz< 1tlrl-mcals may visit the ~h a fsfts m y I have met/discussed this application with Zoning Div isiort staff prt r tta .Hirai sion. Appellant Signaftire STATE OF NEW YORK COUNTY OFT OMPl'INS �TZN4,c:tttary:Pubfic available at City ball. WesM to this dad. of - rIMPORTANT� INCOMPtt.,t applications s+ R ire returned to the appticant and the pp€karat Witt have to reapply. _ _ u sr�err�i� iryna� R +r r Is required (e.g., it P€an Review,aevr* Subdivision evi w !theca Landmarks preservation Commission Review), this application frill€ikely not be considered at the next scheduled BZA meeting date, otary Public If an application is submitted and subsequent L€CANGES are made to the PAULETTE ROSA proposal/project, a revised application +gill be required. The originat NOTARY ;LB ,STATIEE Of NEW YORK apptication ~rail€ not be considered a p€aceh older for the original BZA hearing NO.81TE6156411110 date. Zoning division staff will also not remove contents from earlier TompkinsQualfff"In applications to complete a revised application. Alopticants are responsiMe for ensuring alt information necessary for processing a Zoning appeal is submitted by the application deadline fora 0iven 8ZA hearing date. use 1. Ordinance Section(s) for the Appeal: Page 2 Zoning Ordinance Section being Appealed Sign Ordinance Section being Appealed 0 §325- 0 §272-6BL2 ������� 0 §325- 0 §272- 0 §325- 0 §272- 0 §325- e §272- 0 §325- 0 §272- 0 §325- 0 §272- 2. Application of SEQR determination: _Type I _Type 2 X Unlisted 3. Environmental Assessment form used: —X Short Environmental Assessment Form Long Environmental Form Not Applicable Completed by the Planning Division at preliminary hearing for SPR 4. A previous appeal [I has, M has not, been made for this proposal: Appeal No. dated Appeal No. dated Appeal No. dated Appeal No. dated 5. Notes or Special Conditions: Shortvie*onmental Assessment Form Part I - Project Information Instructions for Part I-Project Information. The applicant or project sponsor is responsible for the completion of Part I. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification.. Complete Part I based on information currently available. if additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current iirforaaaation. Complete all items in Part 1, You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item Part I -Project and Sponsor Information ]Marne of Action or Project: f .,k t' Project Location(describe,and a ach a;location neap);;: N ,i Thief Description of Proposed Action. t � 1:P1 " Marne of Applicant or Sponsor: _ Telephone: ,. try Address: tv `ityfpo: Mate, Zip Code , I.Does the proposed action only involve the legislative adoption of plan„local law,ordinance, NO YES administrative rule,or regulation? IfYes,attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2. If no,continue to question 2. . Does the proposed action require a pennit,approval or funding from any other governmental agency? NO YiS— If' es,list agency(s) acme and permit or approval: 4 3 a.Total acrea e ro,fthe site of the proposed action? acres b.Total acreage to be physically disturbed? acres' c.Total acreage(project site and any contiguous properties)owned or controlled by the applic nt or project sponsor'? acres CNhec.k all land uses that occur on,adjoining and near the proposed action. Urban Rural(icon-a viculture Industrial Commercial Residential(suburban) crest ClAgricutture 0 Aquatic E30ther(specify);_ Parkland Page I of 3 Is the proposed action, NO YES TRIP - a.A permitted use under the o ing regulations? b.Consistent with the adopted comprehensive plan"?' fr. Is the proposed action consistent with the predominant character of the existing built or natural NO YES landscape? Li 7 Is the site of the proposed action located in,;or dens it adjoin,a state Listed Critical;Environmental Area NO YES If Yes,identify: t5 . a,Will the proposed action result in a substantial increase in traffic above present levels? NO YES b.Are public transportation service(s)available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near site ofthe proposed action? e Does the proposed action meet or exceed the state energy aide requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: �a.mLi 1 . Will the proposed action connect to an existing public/prit ate water supply? NO YES If No,describe method for providing potable water: M 1:1 11.Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: 17. a.Does the site contain a structure that is listed on either the State or National Register of]historic N �; YES Places? b. Is the proposed action located in an archeological sensitive area? Li 13.a,Does any portion of the site ofile proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal,state or local agency? EL b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbo y: If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres. 14. Identify the typical habitat types that ocean on,or are likely to be found on the project site. Cheep all that apply; Shoreline OForest 0 Agricultural/grasslands 0 Early mid-successional Wetland L than 0 Sub-urban 15.Does the site of the proposed action contain any species ofanimal,or associated habitats,listed'. NO YES by the Mate or Federal government as threatened or endangered? El 16.1s the project site located in the 100 year flood plaits? YES 17,Will the proposed action create storrn water discharge,either from point or non-point sources? NO YES If Yes, a, Will storm water discharges flaw to adjacent properties?' No YES b.Will storm.water discharges be directed to established conveyance systems(runoff and storm drains)? f't es,briefly describe; NO "DES Page 2 of 3 Agency Use Mealy°itt'applicable] Praalcct: F Z:A: 1413 a 116-112 Nd Tinge SL —g Date: 9119/201 Part 2 -l r act A ssessmen t Pat 2 is to be completed by the Lead Agency. Answer all orthefiollowing questions in Part?using the information contained in fart ➢ and rather materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have nay=`responses been reasonable considering he scale and context of the proposed action?" No,or Moderate small to large impact impact i may may occur; occur 1. Will the,proposed create a material conflict with an adopted land use plan or zoning regulations? ? Willi.hc proposed action result in a charge in the use or intensityof use of land? 7 3. Will the proposed action impair the character or quality of the sistina ccaataa unit ? 4. Wi➢I the proposed faction have an impact can the entrronmental characteristics that caused the establishment of Critical Environmental Area( EA)? S. Wilt the proposed action result in an adverse change in the existing level of traffic or f g affect existing infrastructure tear ra°ass transit,biking or walkway? h Will the proposed action cause an increase in the use of energy and it faiIs;to incorporate reasonably available energy conservation or renewable encrgy Opportunities?s? T Will the proposed action iatapact e istin& aa.Public private water supplies? b.public/private wastewatertreatment utilities? �Oti Li Will the proposed action impair that:character or quality of hriportant historic, archaeological, architectural or aesthetic resource;'? El c ...Will the proposed action result in an adverse changge to natural resources(e.g,,wetlands, ,vaaterbodies, groundwater, air quality, flor-a and fauna)? 10. Will the proposed action result in an increase in the potential tiaal for erosion,flooding or drainage problems? l 1 Will the proposed action create a hazard to environmental resources or human health? Z El [:::PRINWT_FORM Page I of" ettcfr Use OnI),[If applicable] Dart 119/19 Part 3 Determination of SignTicance For every,question in Part, d that was answered"moderate to harge impact t may occur",,or it there is a geed to,explain wily a particular element of the proposed action may or will not gestalt its a signif-attt adveroc environmental l impact,pleas complete Part 3. Part 3 sfaaaatrld,in srrffieietat detail,idcsrtih,,the impact. including any riaeasrrres or design elements that; have been included by the prgjec:t sponsor to avoid or reduce impacts, fart; should also explain haass the lead agency deteratirirred that the impact may or will not be significant, [racks potential impact should be assessed considering its setting, probability of occurring,duration, irreversibiliq,,geographic scopeand rtarrttr tc de, Atso consider tire potential for.short_ teats,lea]tL-terry and'itran laa iye impacts, Part d NotApplicable for BZA 3143 w.,. „,,. _._. ._..... Check this lace if you have determined, Lased on the inRir Nation and analysis above,and any supporting documentation, that the proposed actin ratan° result in one or roore potentially large or significant adve se impacts and an environmental impact statement is required, Check this box if you have determined,based on the:inlbrttaafion and aarralysis above,and any sr pportingdoc ul-nentation,- thaat the proposed action will not;result in any si�rcuficaant adverse environmental impacts, City of Ithaca Board of Zoning Appeals f 1/5/2 if _ . w.� '"aame.of Lead Agency Date Steven Beer hWr Pri tit or Type Name of Responsitale Officer in Load Agency µk Title of Responsible Oflicer i r nature of R sponsible Officer in I e ad gene r fi at are cat€'re f�arr rw tat dalfcre rtt frearat If cspr trsr�le tafitecri PRINT FORM N...� age 2 Sri" Proposed Resolution Board of Zoning Appeals Approval of Zoning Appeal a Sign Variancefor 106,-112 N. Tioga Street — Declaration of LeadAgency for Environmental Review WHEREAS, State Law and ection 1 6-6 of the C,ity Code require that a lead agency established for conducting environmental review of prqjects in accordance with ducal and stag environmental law, and WHEREAS, State Law specifies that,for actions overnetl by local etavtr-arrfcr meal review,,the lea agency shall be that local agency, which has primary r spotasibility approving in d funding or carding rr t the action, rarraf W dl,REAS, the proposed approval of zoning appeal 3143, sign n variance for 1 6-1 I2 N. ...l.,l a Street, is an"Unlisted" Action Linder the City of Ithaca Environmental t rrrr ity Review Ordinance, and the State 1Irrwir'tanrarcrrtal Quality Review Act and is sufjj;act to environmental review; now, therefore,ore, be i IkE'SO ED, that the Board of Zoning Aj-,.)_peals of the Cityof If rac a does hereby declare itself lerard,a eney l r the environmental review of the approval ar[`zoning appeal 3143, sign vw-iance, for 1 -112 Nw Tiog a Street. Moved by, Seconded by: In,d.rawort Opposed: Abstain Proposed Resolution Board of Zoning Appeals ovcrrahcr 5, 2019 Approval ol"Zoning Appeal 3143,Sign Variance or 106-112 N.111ioga Street—Determination of Environmental Significance W1 IEREAS, the "Fornpkins Center for History, and Culture has applied for ;a sin variance from 7 '-6B( , requirements for buildit'),g signs in r: aaaarracrrai l zones, of the sign ordinance. and WFIEREAS, appropriate nvirortme t ➢ review has s bee n conducted including the preparation rrf;:� Short Environmental Assessment Forma 1 tAF),<dated September 1 , 2019, and WHEREAS,I1-:I t AS, the proposed action is an "Unlisted" Action tam the "its} F"Tivironnicnial Quality Review Ordinance and the State Envirorrrricratral Quality Review Act, and WHEREAS,, the Board of Zoning Appeals of the Cite ofIthaca, actin as lead agency, bets reviewed the E prepared by the applicantand the Zoning Administrator now, therefore, be I R, ESOLVED, that this Board of Zoning Appeals as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth in the Short I arav rc rtmentral Assessment form, dated September 19, 2019, rand he it further RES01 E ,that this board of Zoning Appeals,, as lead ragene ° in this matter, hereby ctcrn ira s that the proposed action at issue vdll not have sa significant effect on the envirtrran-writ, and;that tcrrther environmental review is unnecessary, and be it. further RESOLVED,, that this resolution constitutes notice cat"'this negative declaration and that the City Clerk is hereby directed to file a coy of the strraac, together with any cattrcch.raa:crats, in the City Clerk's Office, and forward the sea ne to any other parties as required by law. Moved by-. Seconded by: Ira Favor: Abstiira:: CITY OF tI Cr ` 4 10 East Green Street 3rd Floor ItIm a, New Yo 1 50--6 0 l I:pw l ll ; I l t�.� ° l t , llf�lLl l 1, L "�1 d h{"(I [';)"tl1t:' l L; `l:t�C7l'r'lf` `I` Gino Leomir°rli, Board of Zoning Appeals Secretarl, 60 a m ,-t, w,r t'4[x: 6 J a-2 74-6 .,s O$'r`I,r'SU&MI TI[IS[,"O lI IF ZONI.+sC;AI'I'EIA APPLICATION'IS BEIN(,StTRX1JTTE ,'ST =N4—,D 13 SO)ti;FON'€r t`I`IHER TI[AN CURRENT RE,CORD PROPER TY OWNER. OWNER'S ZONING APPEAL 3143 X17 TO. BOARD OF ZONING NPPEALS (Ithaca, NY)- (dame (Street (ldr"ess) y.� ' t : " LIN—V %fj lrrrritilralit ) (State& dip Code) Owner of the prxoper°ty in (Street& Number) t ani the stale owner of the above-mentioned property. This propert- y is also owned by and I have a Power of Attorney to authorise this appeal (attach PO A). tl �1 to hereby atrtlrcarir ' 3t i.�- ttaappeal of request Variance or Special Permit tali y (rater) behalf. ` ;(rye rrnder stand the appeal will be heard at the IL meeting of the Board of Zoning Appeals. ( a te) (Signature) STATE OF NEW 'ORK COUNTY OF TOMPK � �t,,y &, i1,trIe t�atv�l Sworn to this 1 day° of AUTUMN JANIELLE EDAIARDS It th r t ut r Publi .State of N804 101S1S4S4 PublicQualified inTiollaCountl 0Mfa8j0nExpjra0dober23,2 Note to those sionino- this form: (1) Ovaers authorizing another to present an appeal on their behalf should be aware the Board may, in granting relief,add reasonable conditions which then become binding,on the property. ('2) Especially where a Variance is being sought,the owner may be the my person with detailed information about the property that is essential to the appeal. In such a arse,authorizing another person to appeal inky be detrimental to the appeal, unless the owner is either present at the hearing or sends another person fully prepared to ansvve"r questions about the property and the feasibility of ruing it consistent with r the Zoning Ordinance.nce. t 108 east Green rrr .t—3rd Floor Itltaca,New ork 14 -5690 CAno Leonarth,Board of Zoning Appeals Secretaq lelephon 07-274-6550 Fav 607-27445558 gicori rct �),cilyo ithaca or ORDINANCENOTICE OF APPEAL REGARDING ZONING OR SIGN CITY OF ITHACA, NEW YORK APPEALN . 3143 : Owners of Property within 200 feet f L1�J 71t)aA_-&—and others interested. (prop rty addr ss applicable to property named above, in rtp rank of p rso n or or aaiz on maki appeal) REGARDING: (check appropriatebox) area Variance Special Pennit` Use Variance ign Variances Action,Decision,or Interpretation of ZoningDucar City regulations l ir" rr be notified f this I to the Boardf Zoning , as s i n the attached letter and providethe opportunity for to comment on it and/or attend the meetings listed below. n considered interested party ay speak for or against the appeal at the meetings listed, below, or submit a writtenstatement to the BZA before its designated meeting. T ere is time limit oft r° minutes for each interested partyto address the erring the PublicHearing portion of the meeting. The Board of Zoning Appeals bases its decision primarily on the written evidence submitted an presented to it, the testimony of interested amiss, and and legal considerations. The written'case record will be available for review at the ZoningDivision, City fall, 108 E. Green St., Third Floor, beginning one week beforethe scheduled tin " This case has also been referred to the City's Planningand nt Board that will advise the RZA, if granting the relief sought by the appellant ill affect long-term pla nin ti . The date of the PlanningBoard's meeting regarding this appeal is also listed below. The PLANNING 1JOARD Will consider ibis case on 3 at 6-00 P.M, in Common Council Chambers, City ball, 108 E. Green, t. Ithaca. The BOARD F ZONING APPEALS Will consider this case o �� * �•, t 6. O , 1. in , f CommonCouncil Cbarnbers, City lull, 108 E. Gleam St. Ithaca, ro Signa,turc of Appellant Address Date The Tompkins Center for History and Culture 110W.Tioga Street Ithaca, NY1485O Dear Property Owner, We are writing to inform you of an application for a sign variance at The Tompkins Center for History and Culture, located at 106-112 N.Tioga Street, Ithaca NY 14850.The variance request includes 3 types of exterior signa8e for the exterior of the building.The work includes: Banners: 7doub|e-sidedbanneoapproxinnate|y18" x8O" onthesecondf|oor|eve|.4ofthehannersare located above the Ithaca College Art Gallery, alternating with the existing windows. 3 additional banners are planned above the Visit Ithaca! Location, and again spaced between the existing windows.The banner design are single colors,with text,that includes the Tompkins Center for History and Culture logo.Text includes phrases like "Explore our history," "Imagine Our Possibilities," and "Connecting Our Past." Banners are mounted with black banner mounts to the building fagade. Window Graphics:The proposed window graphics are for the exterior windows of the Ithaca College Art Gallery. Tompkins Center for History and Culture Type:Approximately 1O" high letters implemented inbetween thefirstandsecondf|oorsofTCHC.Thetextsays "TonnpkinsCen1erforMistoryandCu|ture," andvvi|| be evenly spaced across the 22' length of the front of the atrium. In addition to the signage detailed above,the Tompkins Center for History and Culture is installing two signs that did not require a variance through the City of Ithaca.The two signs include a blue information si8nvvithan "i", andviny! °Visit |thaca!" graphicsthatwiUbeinstaUedontheexteriorvvindowsofthe Visit Ithaca! retail space.The window graphics will be mounted on the interior of the glass. The proposed siQna8e necessitates sign variance because the total number of signs and the total square footage is greater than the maximum allowed under the City's Sign Ordinance.The Tompkins Center for History and Culture is requesting the variance be granted to improve way finding for our new location. If you have any concerns, please reach out to Benjamin Sandberg, the Executive Director of The History Center in Tompkins County.Alternatively, the Planning Board Review Meeting will occur on October 22 d, 2019, and the Board of Zoning Appeals will meet on November Sth, 2019 to make a final determination. Respectively yours, Benjamin Sandberg 500,700 70A-2 500700 70.-3-1 500700 61,-5-11 Joy L Haff Revocable Trust Fane,Jason Tompkins Trust Company 3 Triphartarter Ln PO Box 642 1101 Tioga St Ithaca NY 14850 Ithaca NY 14851 Ithaca NY 14850 500700 70.-3-16 500700 70-3-15 500700 61,4-5 Fane,Jason bane,Jason City of Ithacaa PO Box 642 PO Box 642 108 E Green St Ithaca NY 14851 Ithaca NY 14851 Ithaca NY 14850 500700 70-3-11 500700 70,5-9 500700 70,-3-13 Fane,Jason Harold's Holding,I1..0 Philipson,Paul P PO Box 642 193 Draht Hill Rd 206 E State St ItKava NY 148519102 Elmira NY 14901 Ithaca NY 14850 500700 70.4-5.1 500700 70,34 500700 70,342 TTH Associates,LLC S&S Partnership N113L1 Faindy Lid Partnemitip PO Box 6531 20 Rosina Dr 1140 Washington Me Ithaca NY 14851 Rhaca NTY 14850 'Arintcrtrark FL 32789 500700 61,540 500700 70,442 500,700 70,24 Hotel Syracuse LLC Ithaca Propertiei LUC Shaw,Arilliarn R 130 E Soneca St 1721 D North Occan Ave Shaw,Gail N Ithaca NY 14850 Medford NY 11763 109 E Seneca St Ithaca NY 14850 500700 70,2-29 500700 70,2-30 5(9)700 70,-2-25 KP Enterprises of Ithaca Inc Pargh,Jonathan Italthar,LIX to Stormy View Rd PO Box 459 130-32 E State St Ithaca NY 14850 Etna NY 13062 Ithaca NY 14850 500700 70.-2-24 500700 70,2-22 500700 70.-2-20 Renvyle Assoc,LLC Lynn Fran Limited Partnership Sciarabba, area 136 E State St 102 Iroquois PI Sciarabba,James Ithaca NY 14850 Ithaca NY 14850 119 E State St Ithaca NY 14850 5007M 70.-2-16= 500700 70,247 500700 70A-15 Fan Enterprises Inc Wrisley,David E Fane Enterprises Inc PO as 642 Wrisley,Rosemary PO Box 642 Ithaca NY 14851 1119 Coddington Rd Ithaca NY 14851 Ithaca NY 14950 500700 70.-2-14 500700 70,2-21 500700 70--2-13 Dein,Robert H Purplefish properties,LLC, City of Ithaca 4000 Wailea,Alarmi Dr,#2304 513 W Buffalo St 108 E,Green Street KiheiHl 96753 Ithaca NY 14850 Ithaca NY 14850 500700 70,2-9 500700 70.-2-5 500700 M-2-1 0 Tompkins Trust Company Tompkins Trust Company TO Foundation,Inc 110 N Tioga St 110 N Traga St 170 North St Ithaca NY 14850 Ithaca NY 14850 Dryden NY 13053 500700 70,2-11 500700 70-5-10 500700 70,1116 County of Tompkins Jedd,Jonadian lijortsh0j,Justin 125 E Coun St 'Masse,Robert Brockman,Dornenica Ithaca NY 14850 119 Third St 28 Whig St Ithaea NY 14850 Truntansburg NY 14886 500700 70,2-27 500700 70,2-28 Wamer's W#Enterprises,LLC KP Enterprises of Ithacabc PO Box 6576 6 Stormy View Rd Ithaca NY 14851 Ithaca NY 14950 V OF ITHACA 108 East G rasa Street— rrt Floor Ithaca, eiv York 14850-5690 l PLANNING, IIPAR IN ECONOMIC P ENT ° Gino Leon r di,Secretary to the Board of Zoning Appeals ' R -�74-65 27 -65 ardi yityofihaca.�yTelephone: 07 x � ZONING APPEAL CERTIFICATION OF MAILING City of Ithaca o of Zoning Appeals; Zoning e l o }. . r , ' ' '' , affirrxr all propertyowners within t }xtrrxdred f} ' feet cif'the boundaries of the lots under con idc tion have been mailed a crape of the enclosed notice on or before, /5 l affirm the notice was mailed to the property tamers at' he addresses shown on the attached list of owners, by depositing the copy in a past-paid properly addressed envelope, in a past office or an official depository under the exclusive care and custody of the United States feast Office. 1 frrrther affirm the names and addresses of'the properly owners are the same as the most recent assessment roll. ,C { pp llant's i ra to PLEASE f IT THIS FORM'll C'}tr of Ithaca Zoning-Division Phone: t71- 10 E. Green t., 3rd I'l.. Fax: (607) 27 - 55 ' Ithaca,NY 14850 TCHC Exter�or signage�-'.,!sbn-tates Information sigm TCHC-type; Approx-18";x,18"ritmd dinr,,Uri, kpj�wc'x'8"high iever5,painted vvhate,cut ivlv vinyl, Wiindoiv giIaphjcs. riletaL molinte"J on O'f Stud-rixjmnfed fir,exwfioy of bijddin3,'Rnlal approi�,21 Apprc,x,18 x 80'dou path-siclect Appi'cxs� 70 Sq,feet oh viny[ buildiino, Barmets vvith pole podeu, graphic,ic,mof,,inved on interior(,-if gla�s a. &On CC Re quiad ....... OM oil --------------------- Room FM�M "" IMF CV A, 36'6" 22'6" yy 38,91, frevii ftrr '��W bq We h £ b fi ms �.0 } fiZ4 t 21it} F t t t � a+ } A a 4 zl � F }£rz `u�Fi l�tii � yak'fii � l ty L�4 South buHding North budding Double-sided bangers are 18"¥ "` attach with black banner mounts to building facade , e banners, 1 _ w p infra bubble � will be blue as shown bare 1 n' C, on P03C I Banner general size and placment Visit Ithaca windows P � r� r, w r� d �tk u� Rear entrancesigns c * \ S Ns 1 titk" Ric JS){t # S v G mCNs�'Ce rv+[aa e.a,'wr�wn 5 s, u CAP windows r ra rxc lariamt Required V � t 4 City of Ithaca, NY - 750 Foot Buffer for Parcel - Final Tax Roll m t t „ $ LEGEND 7777 t s P x fix;' �i��1 � �� a Tax Parcels w Related Historic Prop zz— t „iy� �c ..t City Owned Property Historic District � t'. .TM S �, p 3°f=""T' ',,"tom�-.,.. a,: All Historic Properties s t r.'"�„'^ ""�„` �`t„a""�`'r`�.. t ��k p a,'r. Parking Lots and Garages „a s t t .I _ e C"5. `, a .: Buildings 1 Railroad s3 a r .a Parcel y .� j, f Border C Park Impervious Surfaces I ���tt� I -xp��..�..,z�... . ,,.„y`y'`^.w�. �4�s`4•, �� .�.W..j� �.,, } �� n—d walk o�sart—o,P.yam Road Pavetl Park rig nRaved Roatlway a,a0r,,Road unp—d Droe or walk or Surf— Waterway Vie.. .�.�„ 64 4 l�1 T P ni s i "t Y ��yy ' 4X t Y r y_.. � , t i✓r ' � s"�SfrCS': `rt���\��,'a�s ,� � .� i P € m1 z .,....,.,-.�.,.. r rt rr �? uk'^`�k 1 *"a"*-,,, [ r.a 1 ur r t r� py`dv r �C I Lt f � 7 t -N dr P I kd l a kdt"EY'y`kat rn¢skt Rv < d dl°w Xt �' ;' „•�' #t r '' ., rwf r it C u Yt_JCm ` k A' ,?? 4+. `R: m n @, W p w 11 I 4 i s t 1-5,804 967.37 Feet Data 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 Printed: 10/11/2019 portrayed by the data.