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HomeMy WebLinkAbout11-26-19 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 C E-Mail: dgrunder@cityofithaca.org PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on OVEMBER 26 ND 2019 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Start Times:Start times are approximate only—APPLICANTs are responsible for being available at whatever time(s)their agenda item(s)is actually discussed. AGENDA ITEM Approx. Start Time 1 Agenda Review 6:00 2 Special Order of Business—Proposed Accessory Dwelling Unit Legislation,Jenifer Kusznir&Alex 6:05 Phillips 3 Privilege of the Floor(3-minute maximum per person—if you will be speaking about a project with a6:30 scheduled PUBLIC HEARING below 4,you are highly encouraged to speak at that time) Board Response to Public Comment6:40 5 Approval ofMinutes:September 24, October 22, &Special Meeting October 29, 20196:50 Site Plan Review Project: Carpenter Circle Project 7:00 Location: Carpenter Park Road Applicant: Andrew Bodewes for Park Grove Realty LLC Actions: 0 Planning Board Comments on the Proposed PUD 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 Building A, a 64,000 SF 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 Building 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, transit access for TCAT, open green space, a playground, and access to the Ithaca Community Gardens. The project includes 187 internal parking spaces within Buildings B and C, 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 into four lots to separate each program element, resulting in Lot 1 measuring 2.086 acres and containing Building A, Lot 2 measuring 5.758 acres and containing Buildings B & C, Lot 3 measuring 2.12 acres and containing the community gardens, 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(13)(1)(d), (i), (k), and (13)(6) and (8)(a) and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(11). Project materials are available for download from the City website and are updated regularly: htfi s: www.cit ofithaca.or DocunrentCenfier Index 1014 Project: City Harbor 7:20 Location: 101 Pier Road Applicant: Jessica Edger-Hillman Actions: 13 Response to Planning Board Comments Regarding Architecture Project Description:The 11.09-acre project site consists of 8.33 acres of privately-owned land and 2.76 acres of adjacent City-owned parkland and road. The applicant proposes to redevelop the 8.33-acne project site and make improvements to 2.76 acres of adjacent City land. The project site consists of (3) privately-owned tax parcels. The building program will be a total of315,28OSF consisting of(1) 60,000SF medical office building, (2) five'storyresidentia| structures with a1ota| of172,9OOGSFand 111 housing units, (1) five-story mixed-use building with 77,800 GFA with 45 housing units, 15,743 SF of ground floor comnnercia! (expected to be a restaurant), and (1) 5,500SF 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 o new clubhouse and add parking. Site improvements on private property to include a 1,570-fmot pub|ica||y-accessible promenade along Cascadi||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(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental Quality Review Act("SEQRA") §617.4(b)(6\Uii> and (v). Project materials are available for download from the City xuebsite and are updated regularly: C Project: Mixed-Use Student Apartments 7:50 Location: 411-415 College Ave Applicant: VVhitharn Planning& Design for Student Agencies Actions: [] Project Updates & Discussion [] Review ofDraft FEAF Part 3 Project Description: The applicant proposes to construct a six-story building with a 7,O38SFfootprint, 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 [hacuna Block, as well as the existing outdoor patio and retaining walls. The parcel isinthe KXU-2Co||e8etownArea 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)(hK4), (k) and (n) and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(9). Project materials are available for download from the City*webskeand are updated regularly: D 313-317Tmughannock Blvd—Sketch Plan, Stream Collaborative 8:10 E 516 Stewart Ave—Student Housing—Sketch Plan,Jason Demarest 8:30 7 Zoning Appeals 8:50 � #3144,Area Variance, 123 Cascadi||a St 0 #3I45,Area Variance, 2O4 Lake Ave a #3147,area Variance, 3D6Bryant Ave If you have a disability&would like specific 8 Old/New Business accommodations to participate, 9:00 � Board Retreat — Recop 0 December PB Schedule—PRCl2/5 and PB12/17 9 Reports 9:20 A. Planning Board Chair please contact the City Clerk at 274-6570 by B. BPVVLiaison 12:00 p.m.,no later than 2 days(not including C. Director of Planning 0i Development 10 Adjournment 9:40 Pg.2 Out of consideration for the health of other individuals,please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings.Thank you for your cooperation and understanding. "An Equal Opportunity Employer with u commitment mwnmf000m,cm/ocamuu." City of Ithaca Planning Board 010 oil" Project Review Committee Notes for Thursday November 14,2019 Project Name: Mixed Use Student Housing for 411-415 College Av Applicant showed comparative upper-story floor plans with a 5' and a 12' stepback at the fifth floor and discussed the economic cost ofa12' s1epback. Applicant also presented more detailed plans and section of the p1aza&seating. • The Board is not settled nn the appropriate depth of the stepback Some felt that 7' may bea good compromise. It was suggested that there would be agreement of 12'stepback— anything less needs continued Board debate. m The applicant agreed to provide visualizations at 7' and reference the existing 7'stepback on the block. • The applicant needs to talk to the Zoning Administrator to determine if the requirement for a chamfer on corner properties in the MU-2CAFD applies to this project. |f so-applicant must seek o variance—or comply with the requirement. w Applicant is working with TG Miller to respond to transportation engineer's comments regarding crosswalk and bump-out location. w In response to a question about the operating hours of the plaza,the applicant responded that the intention is to maintain the current pattern of 24 hour access,though tables and chairs will be removed and stored atnight. w Need articulation/art, etc on west facing wall of plaza. • Weed Phase 1 ESA equivalent information forCE(IR • Add move in/move out plan tVFE8F Part 3 • Need basement and roof floorp|ans. Project Name: City Harbor Mixed Use Development Applicant distributed new layout and showed current designs and visualizations for stepback • Need new layout with Phase 2improvements • General agreement that the new layout ispreferable w Need more stripping, raised crosswalks, etc to insure safe pedestrian paths from parking to destinations • Need signage, marking, clear lines of sight to avoid vehicular/pedestrian conflicts at intersections with waterfront trail • There was general agreement that the stepback proposed for the Point West Building,though not zoning compliant,was acceptable. • After reviewing the visualizations,there was general agreement by the committee that the proposed step back and color change was a compelling compromise considering what could be built as-of-right. Members liked the variation in the fagade and felt that the new design was more interesting because each top floor unit was identifiable. • Staff agreed to prepare a draft FEAF Part 3 for the next meeting. Project Name: Carpenter Circle Mixed Use Development This project was removed from the PRC agenda—Board level discussion needed. S CITY ITHACA 0 ®0© o 1 E. Green St.—Third Floor Ithaca,NY 14$5 -5690 © ► JoAnn Cornish,Director DEPARTMENT OF PLANNING, BUILDING,ZONING, & ECONOMIC DEVELOPMENT Division of Planning&Economic Development Planning&Development—607-274-6550 Community DevelopmentllURA—607-274-6565 E-Mail: dgrunder@cityofithaca.org To: Svante Myrick, Mayor Planning&Development Board Common Council Mobility, Accessibility, and Transportation Commission Aaron Lavine, City Attorney Parks, Recreation&Natural Resources Commission Julie Holcomb, City Clerk Public Safety and Information Commission Gino Leonardi, Zoning Administrator Community Life Commission Mike Thorne, Superintendent of Public Works Mike Nieehwiadowicz, Deputy Building Commissioner JoAnn Cornish, Director of Planning, Building, and Economic Development Katie Borgella, Tompkins County Commissioner of Planning From: Jennifer Kusznir, Economic Development Planner Date: November 22, 2019 Re: Establishment of Regulations for Accessory Dwelling Units (ADUs) The purpose of this memo is to provide information on a proposal to establish regulations for developing ADUs in the R-I and R-2 zoning districts. Enclosed is a draft ordinance for your consideration. Concerns have been raised regarding infill housing development in the R-1 and R-2 Zoning Districts that is not in character with the surrounding neighborhood. The Planning Department has spent several months evaluating the issues and researching different options and has developed the enclosed proposed ordinance that includes the following regulations: • Limit all properties the R-1, R-2, CR-1, and CR-2 zoning districts to one primary structure per lot. • Allow properties in the R-1 and CR-1 zoning districts that have a one family dwelling to be able to construct one ADU, which may be attached or detached and may be located in the side or rear yard of the property. • Allow properties in the R-2 and CR-2 zoning districts that have a one or two-family dwelling units to be able to construct one ADU, which may be attached or detached and may be located in the side or rear yard of the property. • Restrict Detached Accessory Dwelling Units (DADUs) to be no more than 75% of the primary structure, but no more than 800SF. • Restrict Attached Accessory Dwelling Units (AADUs) to be no more than 33.3% of the primary structure, but no more than 800SF. • ADUs are not subject to the maximum lot coverage requirement, however,properties are required to maintain 35% contiguous green space. • Establish a set of site requirements, including side,rear, and primary structure setbacks for ADUs. The Planning and Economic Development of the Common Council will consider this proposal at their regularly scheduled meeting on December 11, 2019. Your comments are respectfully requested prior to December 5, 2019. If you have any questions, feel free to contact meat 274-6410. DRAFT PLANNING COMMITTEE: An Ordinance Amending the Munici2al Code of the City Ithaca, Chapter 325, Entitled "Zoning" In Order to Establish Regulations for the Development of Accessory Dwelling Units ORDINANCE . 1 . WHEREAS, in 2017, the City established the South Hill Overlay District (SHOD) in response to concerns that were raised by the South Hill neighborhood rapid in-fill (ADU' s) of development in the neighborhood and the impacts on both the aesthetic qualities and the character of the neighborhood, and WHEREAS,2 . the SHOD was intended to be a temporary measure to prevent further development until the City could establish regulations for this type of infill (ADU' s) , and 3. WHEREAS, in the interim, similar concerns about development pressure were raised throughout the City, and 4 . WHEREAS, City staff were directed to research how infill (ADU' S) development was regulated in other municipalities, and WHEREAS,5. Planning Staff spent several months researching other communities and developing proposals to encourage the development of accessory dwelling units (ADU' S) that would protect neighborhoods while allowing for housing options that could provide property owners with additional income, and 6. WHEREAS, on August 29, 2019, a community meeting was held, with approximately 70 people in attendance, who offered opinions on options to allow the development of appropriate ADU' s, and 7 . WHEREAS, and staff has considered feedback from the public, the Common Council, and other communities and has developed a set of regulations allowing property owners to develop ADU' s, where appropriate, and the means to protect neighborhoods from the negative impacts of over development, now therefore be i 1 11Pag ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325, Zoning, be amended as follows : Section 1 . Chapter 325-3B of the Municipal Code of the City of Ithaca, entitled "Definitions and Word Usage", is hereby amended to add the following new definitions : Accessory Dwelling Unit (ADU) — A second dwelling unit located in the rear or side yard on a lot with any one- family dwelling. The second unit is created secondary to, and is always smaller than the primary one-family dwelling. The unit includes its own independent habitable space including provision for sleeping, cooking, and sanitation, and is designed to be 01,1111, occupied by an individual or a family, plus not more than one unrelated occupant, independent of the primary dwelling units . 1 . Attached Accessory Dwelling Unit (AADU) - A room or set of rooms, basement, or any other space that is located within a primary structure, but is established as a separate dwelling unit . AADUs may be occupied by an individual or a family, plus not more than one unrelated occupant . 2 . Detached Accessory Dwelling Unit (DADU) - A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure . DADU' s may be occupied by an individual or a family, plus not more than one unrelated occupant . 3 . Out Building Conversion - A separate dwelling unit that is converted from an existing garage, carriage house, or other accessory structure . Contiguous Green Space - Green Space on a lot that is uninterrupted by structures or paved surfaces . Section 2 . Chapter 325-8 of the Municipal Code of the City of Ithaca, entitled "District Regulations", is hereby amended to add a new section F, entitled "Additional Restrictions in the R- 1, R-2, CR-1, and CR-2 Zoning Districts", to read as follows : F. Additional Restrictions in the R-1, R-2, CR-1, and CR-2 Zoning Districts . 21 Page Intent . This section authorizes the installation of accessory dwelling units in the R-1, R-2, CR-1, and CR-2 districts . The purpose and intent of permitting accessory dwelling units is : (a) To provide homeowners, especially those of low and moderate income, with a means of obtaining through rental income, companionship, security and services and thereby to enable them to stay more comfortably in homes and neighborhoods they might be forced to leave . (b) To add inexpensive rental units to the housing stock to meet the needs of smaller households, both young and old. (c) To make housing units available to low- and moderate- income households who might otherwise have difficulty finding homes within the City. (d) To develop housing units in family neighborhoods fluctuations in neighborhood demand for services . (e) To preserve and allow more efficient use of the City' s existing stock of dwelling while ensuring healthy and safe living environments . 4-e-+ (f) To allow for the creation of additional housing, while minimizing impacts to surrounding properties . (2) General Restrictions . (a) In the R-1, R-2, CR-1, and CR-2 Zoning Districts, only one primary structure is permitted as of right . _pe _p on 321 (3) Additional Requirements for Accessory Dwelling Units of Accessory Dwelling Units . Only one accessory dwelling unit, attached or detached, is permitted on a lot. +k.)+±,c) Parking. No additional parking is required for the accessory dwelling unit. Existing 3 1 Page required parking for the primary structure must' be maintained or replaced on site . ,+e+. ej Location'. Accessory Dwelling units may be located on any lot in the CR-1 or R-1 zoning district that contains a one-family dwelling and can ar y lot in the 'CR_ and R- coning district, that contains a one or two family dwelling. . ADUs are permuted in any side or rear' yard but not in the required front '!yard. Corner Lots shall be considered to have two front yards Additional Requirements for Detached ADUs . [a] ; Notwithstanding any ether requirements of this section, a minimum 10' from any property line _" _ re shall be required; � P f f [b] A DADU may not be placed less than 5 feet from the primary structure. +b--]-1 c] A DADU may not be placed within 10, + dI y- - �.ADUs are not sub°cct to the tnaximu lot covcra rcciuircl r�tg ho c cr, Sro crtics with AL)Us are required to maintain 35% contiguous greens ace. TO a 35% r /a onfiguLI ' t kk k T' 4IPa { } Number of Residents . Accessory Dwelling Units may, be have an occupancy of an individual or a family, plus not more than one unrelated occupant .' n� W t P a g e 6 1 P a. GI-9 }Appearance of Accessory Dwelling Units . Accessory Dwelling Units should not disrupt the overall architectural character of the neighborhood. A similar architectural style and roof pitch should connect the primary structure to the accessory dwelling unit . [1] Location of Entrances . New or additional front entrances are discouraged, but in any event must be compatible with the architectural style of the existing structure . Detached accessory dwelling units are exempt from this standard. +f-+ () Size Allowances . [1] Detached Accessory Dwelling Units- The maximum size of a DADU may be no more than 75% of the 41111,000 area of the primary structure or 800 square feet, whichever is less . [2] Attached Accessory Dwelling Units- The maximum size of an AADU may be no more than 33 . 3% of the [3] Out Building Conversion- Outbuilding conversions are exempt from all area requirements, including maximum lot coverage requirements, minimum green space requirements, and any setback requirements . -1E- MAINE*- 7 1 P a g e ti Permits"Speeial ithaeaI F is her-eby—omended, t\ P8 Section 43. Chapter 325-10 of the Municipal Code of the City of Ithaca, entitled "Accessory Apartments", is hereby deleted in its entirety, _ "Multiple 325-10 Multi St Uetures in f _2 A �s ru s e of a GR-2 zenes shall be made te the f f f drawings,shall E lee a recommendation from the Gity of Ithaca Planning & the fellewing eviteria and requirements most be met! 'a.) Location . Multiple primary stryetures may he f F f size,struetur reet the requirements of the City subject te all let area, and building size requirements established within the zening district (G.) EHterier Appearance . Multiple Primary en a let should be arehiteeturally eempatible and requirements shall lee , eizeept that, r r 4�. A m Section 5. The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 6. Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 7 . Effective date . This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter . 9 1 P a g Full Environmental Assessment Form Part I - Project and Setting Instructions for Completing Part l Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review,and may be subject to further verification. Complete Part I based on information currently available. If additional research or investigation would be needed to fully respond to any itern,please answer as thoroughly as possible based on current information;indicate whether missing information does not exist, or is not reasonably available to the sponsor;and,when possible,generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A&B. In Sections C,D&E,most items contain an initial question that must be answered either"Yes"or"No". If the answer to the initial question is"Yes",complete the sub-questions that follow. If the answer to the initial question is"No",proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the applicant or project sponsor to verify that the information contained in Part 1 is accurate and complete. A.Project and Applicant/Sponsor Information. Name of Action or Project: Amendments to the City Zoning Code to regulate the construction for Accessory Dwelling Units Project Location(describe,and attach a general location map): R-1,R-2,CR-1,and CR-2 zoning districts Brief Description of Proposed.Action(include purpose or need): Amendments to the City Zoning Code that includes the following regulations: •Limit all properties the R-1,R-2,CR-1,and CR-2 zoning districts to one primary structure per lot. •Allow properties in the R-1 and CR-1 zoning districts that have a one family dwelling to be able to construct one ADU,which may be attached or detached and may be located in the side or rear yard of the property. •Allow properties in the R-2 and CR-2 zoning districts that have a one or two-family dwelling units to be able to construct one ADU,which may be attached or detached and may be located in the side or rear yard of the property. •Restrict Detached Accessory Dwelling Units(DADUs)to be no more than 75%of the primary structure,but no more than 800SF. •Restrict Attached Accessory Dwelling Units(AADUs)to be no more than 33.3%of the primary structure,but no more than 800SF. •ADUs are not subject to the maximum lot coverage requirement,however,properties are required to maintain 35%contiguous green space. •Establish a set of site requirements,including side,rear,and primary structure setbacks for ADUs. Name of Applicant/Sponsor: Telephone:6072746550 City of Ithaca E-Mail: Aphillips@cityofithaca.org Address:108 East Green Street City/PO:Ithaca State: NY Zip Code:14850 Project Contact(if not same as sponsor;give name and title/role): Telephone:607-274-6556 Alex Phillips E-Mail:Aphillips@cityofithaca.org Address: City/PO: State: Zip Code: Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO: State: Zip Code: Page 1 of 13 FEAF 2019 B.Government Approvals B.Government Approvals,Funding,or Sponsorship. ("Funding"includes grants,loans,tax relief,and any other farms of financial assistance.) Government Entity If Yes:Identify Agency and Approval(s) Application Date Required (Actual or projected) a. City Counsel,Town Board, ®Yes❑No Adoption January 2020 or Village Board of Trustees b. City,Town or Village ®Yes❑No Comment/Review Planning Board or Commission c.City,Town or ❑YesE3No Village Zoning Board of Appeals d. Other local agencies ❑Yes[:]No e.County agencies ❑Yes[3No f. Regional agencies ❑Yes❑No g. State agencies ❑Yes[:]No h.Federal agencies ❑Yes[:[No i. Coastal Resources. i. Is the project site within a Coastal Area,or the waterfront area of a Designated Inland Waterway? ❑Yes❑No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? ❑Yes❑No N. Is the project site within a Coastal Erosion Hazard Area? ❑Yes❑No C.Planning and Zoning C.l.Planning and zoning actions. Will administrative or legislative adoption,or amendment of a plan,local law,ordinance,rule or regulation be the ®Yes❑No only approval(s)which must be granted to enable the proposed action to proceed? • If Yes,complete sections C,F and G. • If No,proceed to question C.2 and complete all remaining sections and questions in Part l C.2.Adopted land use plans. a.Do any municipally-adopted (city,town,village or county)comprehensive land use plan(s)include the site ®Yes❑No where the proposed action would be located? If Yes,does the comprehensive plan include specific recommendations for the site where the proposed action ❑Yes❑No would be located? b.Is the site of the proposed action within any local or regional special planning district(for example: Greenway; ❑Yes®No Brownfield Opportunity Area(BOA); designated.State or Federal heritage area;watershed management plan; or other?) If Yes,identify the plan(s): c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, ❑YesmNo or an adopted municipal farmland protection plan? If Yes,identify the plan(s): Page 2 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes❑No If Yes,what is the zoning classification(s)including any applicable overlay district? CR-1,CR-2, R-1,and R-2 b. Is the use permitted or allowed by a special or conditional use permit? 91 Yes❑No c. Is a zoning change requested as part of the proposed action? ❑Yes®No If Yes, i. What is the proposed new zoning for the site? CA.Existing community services. a.In what school district is the project site located? Ithaca City School Districts b. What police or other public protection forces serve the project site? Ithaca City Police and Fire c.Which fire protection and emergency medical services serve the project site? NA d. What parks serve the project site? NA D.Project Details D.I.Proposed and Potential Development a.What is the general nature of the proposed action (e.g.,residential,industrial,commercial,recreational; if mixed,include all components)? b. a. Total acreage of the site of the proposed action? acres b. Total acreage to be physically disturbed? acres e.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? acres c.Is the proposed action an expansion of an existing project or use? ❑Yes❑No i. If Yes,what is the approximate percentage of the proposed expansion and identify the units(e.g.,acres,miles,housing units, square feet)? % Units: d.Is the proposed action a subdivision,or does it include a subdivision? ❑Yes❑No If Yes, i. Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if mixed,specify types) ii. Is a cluster/conservation layout proposed? ❑Yes[:]No iii. Number of lots proposed? iv. Minimum and maximum proposed lot sizes? Minimum Maximum e. Will the proposed action be constructed in multiple phases? ❑Yes❑No i. If No,anticipated period of construction: months ii. If Yes: • Total number of phases anticipated • Anticipated commencement date of phase I (including demolition) month year • Anticipated completion date of final phase month year • Generally describe connections or relationships among phases,including any contingencies where progress of one phase may determine timing or duration of future phases: Page 3 of 13 f.Does the project include new residential uses? ❑Yes❑No If Yes,show numbers of units proposed. One Family Two Family Three Fancily Multiple Family four or more Initial Phase At completion of all phases g.Does the proposed action include new non-residential construction(including expansions)? ❑Yes❑No If Yes, i.Total number of structures ii. Dimensions(in feet)of largest proposed structure: height; width; and length iii. Approximate extent of building space to be heated or cooled: square feet h.Does the proposed action include construction or other activities that will result in the impoundment of any ❑Yes❑No liquids, such as creation of a water supply,reservoir,pond,lake,waste lagoon or other storage? If Yes, i. Purpose of the impoundment: ii. If a water impoundment,the principal source of the water: ❑ Ground water❑Surface water streams ❑Other specify: iii. If other than water,identify the type of impounded/contained liquids and their source. iv. Approximate size of the proposed impoundment. Volume: million gallons; surface area: acres v. Dimensions of the proposed dam or impounding structure: height; length vi. Construction rnethod/materials for the proposed dam or impounding structure(e.g.,earth fill,rock,wood,concrete): D.2. Project Operations a. Does the proposed action include any excavation,mining,or dredging,during constriction,operations,or both? ❑Yes❑No (Not including general site preparation,grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes: i.What is the purpose of the excavation or dredging? ii. How much material (including rock,earth, sediments,etc.)is proposed to be removed from the site? • Volume(specify tons or cubic yards): • Over what duration of time? iii. Describe nature and characteristics of materials to be excavated or dredged,and plans to use,manage or dispose of them. iv. Will there be onsite dewatering or processing of excavated materials? ❑Yes❑No If yes,describe. v. What is the total area to be dredged or excavated'? acres vi. What is the maximum area to be worked at any one time? acres vii. What would be the maximum depth of excavation or dredging? feet viii. Will the excavation require blasting? ❑Yes❑No ix. Summarize site reclamation goals and plan: b.Would the proposed action cause or result in alteration of,increase or decrease in size of,or encroachment ❑Yes❑No into any existing wetland,waterbody,shoreline,beach or adjacent area? If Yes: i. Identify the wetland or waterbody which would be affected(by name,water index number,wetland map number or geographic description): Page 4 of 13 ii. Describe how the proposed action would affect that waterbody or wetland,e.g. excavation,till,placement of structures,or alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres: iii.Will the proposed action cause or result in disturbance to bottom sediments? ❑Yes❑No If Yes,describe: iv. Will the proposed action cause or result in the destruction or removal of aquatic vegetation? ❑YesE]No If Yes: • acres of aquatic vegetation proposed to be removed: • expected acreage of aquatic vegetation remaining after project completion: • purpose of proposed removal(e.g.beach clearing,invasive species control,boat access): • proposed method of plant removal: • if chemical/herbicide treatment will be used,specify product(s): v. Describe any proposed reclamation/mitigation following disturbance: c. Will the proposed action use,or create a new demand for water? ❑Yes❑No If Yes: i. Total anticipated water usage/demand per day: gallons/day ii. Will the proposed action obtain water from an existing public water supply? ❑Yes ONo If Yes: • Name of district or service area: • Does the existing public water supply have capacity to serve the proposal'? ❑Yes❑No • Is the project site in the existing district? ❑Yes❑No • Is expansion of the district needed? ❑Yes❑No • Do existing lines serve the project site? ❑Yes❑No iii. Will line extension within an existing district be necessary to supply the project? ❑Yes❑No If Yes: • Describe extensions or capacity expansions proposed to serve this project: • Source(s)of supply for the district: iv. Is a new water supply district or service area proposed to be formed to serve the project site? ❑Yes❑No If,Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • Proposed source(s)of supply for new district: v. If a public water supply will not be used,describe plans to provide water supply for the project: vi.If water supply will be from wells(public or private),what is the maximum pumping capacity: gallons/minute. d.Will the proposed action generate liquid wastes? ❑Yes❑No If Yes: i. Total anticipated liquid waste generation per day: gallons/day ii. Nature of liquid wastes to be generated(e.g., sanitary wastewater,industrial;if combination,describe all components and approximate volumes or proportions of each): iii. Will the proposed action use any existing public wastewater treatment facilities? [:]Yes[:]No If Yes: • Name of wastewater treatment plant to be used: • Name of district: • Does the existing wastewater treatment plant have capacity to serve the project? ❑YesE]No • Is the project site in the existing district? ❑Yes❑No • Is expansion of the district needed? ❑YesE]No Page 5 of 13 • Do existing sewer lines serve the project site? ❑Yes❑No • Will a line extension within an existing district be necessary to serve the project? ❑Yes❑No If Yes: • Describe extensions or capacity expansions proposed to serve this project: iv. Will a new wastewater(sewage)treatment district be formed to serve the project site? ❑Yes❑No If Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • What is the receiving water for the wastewater discharge? v. If public facilities will not be used,describe plans to provide wastewater treatment for the project,including specifying proposed. receiving water(name and classification if surface discharge or describe subsurface disposal plans): vi. Describe any plans or designs to capture,recycle or reuse liquid waste: e.Will the proposed action disturb more than one acre and create stormwater runoff,either from new point ❑Yes❑No sources(i.e. ditches,pipes, swales,curbs,gutters or other concentrated flows of storrnwater)or non-point source(i.e.sheet flow)during construction or post construction? If Yes: i. How much impervious surface will the project create in relation to total size of project parcel? Square feet or acres(impervious surface) Square feet or acres(parcel size) ii. Describe types of new point sources. N. Where will the stormwater runoff be directed(i.e.on-site stormwater management facility/structures,adjacent properties, groundwater,on-site surface water or off-site surface waters)? • If to surface waters,identify receiving water bodies or wetlands: • Will stormwater runoff flow to adjacent properties? ❑YesE]No iv. Does the proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? ❑Yes❑No f. Does the proposed action include,or will it use on-site,one or more sources of air emissions,including fuel ❑Yes❑No combustion,waste incineration,or other processes or operations? If Yes,identify: i.Mobile sources during project operations(e.g.,heavy equipment, fleet or delivery vehicles) ii. Stationary sources during construction(e.g.,power generation,structural heating,batch plant,crushers) iii. Stationary sources during operations(e.g.,process emissions,large boilers,electric generation) g.Will any air emission sources named in D.2.f(above),require a NY State Air Registration,Air Facility Permit, ❑Yes❑No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet ❑Yes❑No ambient air quality standards for all or some parts of the year) ii. In addition to emissions as calculated in the application,the project will generate: • Tons/year(short tons)of Carbon Dioxide(CO,) • Tons/year(short tons)of Nitrous Oxide(N,O) • Tons/year(short tons)of Perfluorocarbons(PFCs) • Tons/year(short tons)of Sulfur Hexafluoride(SF6) • Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons(HFCs) • Tons/year(short tons)of Hazardous Air Pollutants(HAPs) Page 6 of 13 h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, Yes No landfills,composting facilities)? If Yes: i. Estimate methane generation in tons/year(metric): ii. Describe any methane capture,control or elimination measures included in project design (e.g.,combustion to generate heat or electricity,flaring): i.Will the proposed action result in the release of air pollutants from open-air operations or processes,such as ❑Yes❑No quarry or landfill operations? If Yes: Describe operations and nature of ernissions(e.g.,diesel exhaust,rock particulates/dust): j.Will the proposed action result in a substantial increase in traffic above present levels or generate substantial E]YesONo new demand for transportation facilities or services? If Yes: i. When is the peak traffic expected(Check all that apply): ❑Morning ❑Evening Weekend ❑randomly between hours of to ii. For commercial activities only,projected number of truck trips/day and type(e.g.,semi trailers and dump trucks): iii. Parking spaces: Existing Proposed Net increase/decrease iv. Does the proposed action include any shared use parking? ❑Yes❑No u If the proposed action includes any modification of existing roads,creation of new roads or change in existing access,describe: vi. Are public/private transportation service(s)or facilities available within 1/2 mile of the proposed site? ❑YesONo vii Will the proposed action include access to public transportation or accommodations for use of hybrid,electric ❑Yes❑No or other alternative fueled vehicles? viii.Will the proposed action include plans for pedestrian or bicycle accornmodations for connections to existing ❑Yes[]No pedestrian or bicycle routes? k.Will the proposed action (for commercial or industrial projects only)generate new or additional demand ❑YesONo for energy? If Yes: i. Estimate annual electricity demand during operation of the proposed action: ii. Anticipated sources/suppliers of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/local utility,or other): iii. Will the proposed action require a new,or an upgrade,to an existing substation? ❑Yes❑No 1. Hours of operation. Answer all iterns which apply. i. During Construction: ii. During Operations: • Monday-Friday: • Monday-Friday: • Saturday: • Saturday: • Sunday: • Sunday: • Holidays: • Holidays: Page 7 of 13 m.Will the proposed action produce noise that will exceed existing ambient noise levels during construction, ❑Yes❑No operation,or both? If yes: i. Provide details including sources,time of day and duration: ii. Will the proposed action remove existing natural barriers that could act as a noise barrier or screen? ❑Yes❑No Describe: n.Will the proposed action have outdoor lighting? ❑Yes❑No If yes: i. Describe source(s),loeation(s),height of fixture(s),direction/aim,and proximity to nearest occupied structures: ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? ❑Yes❑No Describe: o. Does the proposed action have the potential to produce odors for more than one hour per day? ❑Yes❑No If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest occupied structures: p.Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) ❑Yes❑No or chemical products 185 gallons in above ground storage or any amount in underground storage? If Yes: i. Product(s)to be stored ii. Volune(s) per unit time (e.g.,month,year) iii. Generally,describe the proposed storage facilities: q. Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, ❑Yes ❑No insecticides)during construction or operation? If Yes: i. Describe proposed treatment(s): ii. Will the proposed action use Integrated Pest Management Practices? ❑ Yes ❑No r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal ❑ Yes ❑No of solid waste(excluding hazardous materials)? If Yes: i. Describe any solid waste(s)to be generated during construction or operation of the facility: • Construction: tons per (unit of time) • Operation : tons per (unit of time) ii. Describe any proposals for on-site minimization,recycling or reuse of materials to avoid disposal as solid waste: • Construction: • Operation: iii. Proposed disposal methods/facilities for solid waste generated on-site: • Construction: • Operation: Page 8 of 13 s.Does the proposed action include construction or modification of a solid waste management facility'? ❑ Yes❑ No If Yes: i. Type of management or handling of waste proposed for the site(e.g.,recycling or transfer station,composting,landfill,or other disposal activities): ii. Anticipated rate of disposal/proeessing: • Tons/month,if transfer or other non-combustion/thermal treatment,or • Tons/hour,if combustion or thermal treatment iii. If landfill,anticipated site life: years t.Will the proposed action at the site involve the commercial generation,treatment,storage,or disposal of hazardous❑Yes❑No waste? If Yes: i. Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility: ii. Generally describe processes or activities involving hazardous wastes or constituents: iii. Specify amount to be handled or generated tons/month iv. Describe any proposals for on-site minimization,recycling or reuse of hazardous constituents: v. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? ❑Yes[:]No If Yes: provide name and location of facility: If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: E.Site and Setting of Proposed Action EA.Land uses on and surrounding the project site a. Existing land uses. i. Check all uses that occur on,adjoining and near the project site. ❑ Urban El Industrial ❑ Commercial ❑ Residential (suburban) ❑ Rural (non-farm) ❑ Forest ❑ Agriculture ❑ Aquatic ❑ Other(specify): ii. If mix of uses,generally describe: b. Land uses and covertypes on the project site. Land use or Current Acreage After Change Covertype Acreage Project Completion (Acres+/-) • Roads,buildings,and other paved or impervious surfaces • Forested • Meadows,grasslands or brushlands(non- agricultural,including abandoned agricultural) • Agricultural (includes active orchards, field,greenhouse etc.) • Surface water features (lakes,ponds,streams,rivers,etc.) • Wetlands(freshwater or tidal) • Non-vegetated(bare rock,earth or fill) • Other Describe: Page 9 of 13 c.Is the project site presently used by members of the community for public recreation? ❑Yes No i. If Yes: explain: d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals,licensed ❑Yes❑No day care centers,or group homes)within 1500 feet of the project site? If Yes, i. Identify Facilities: e.Does the project site contain an existing dam? ❑YesMNo If Yes: i. Dimensions of the darn and impoundment: • Dam height: feet • Dam length: feet • Surface area: acres • Volume impounded: gallons OR acre-feet ii. Dam's existing hazard classification: iii. Provide date and summarize results of last inspection: f Has the project site ever been used as a municipal,commercial or industrial solid waste management facility, ❑Yes❑No or does the project site adjoin property which is now,or was at one time,used as a solid waste management facility? If Yes: i. Has the facility been formally closed? Yes No • If yes,cite sources/documentation: ii. Describe the location of the project site relative to the boundaries of the solid waste management facility: iii. Describe any development constraints due to the prior solid waste activities: g.Have hazardous wastes been generated,treated and/or disposed of at the site,or does the project site adjoin ❑Yes❑No property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste? If Yes: i. Describe waste(s)handled and waste managerent activities,including approximate time when activities occurred: h. Potential contamination history. Has there been a reported spill at the proposed project site,or have any ❑Yes❑ No remedial actions been conducted at or adjacent to the proposed site? If Yes: i. Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site ❑Yes No Remediation database? Check all that apply: ❑ Yes—Spills Incidents database Provide DEC ID nurnber(s): ❑ Yes—Environmental Site Remediation database Provide DEC ID number(s): ❑ Neither database ii. If site has been subject of RCRA corrective activities,describe control measures: iii. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? ❑Yes❑No If yes,provide DEC ID number(s): iv. If yes to(i),(ii)or(iii)above,describe current status of site(s): Page 10 of 13 v. Is the project site subject to an institutional control limiting property uses? El Yes❑No • If yes,DEC site ID number: • Describe the type of institutional control(e.g.,deed restriction or easement): • Describe any use limitations: • Describe any engineering controls: • Will the project affect the institutional or engineering controls in place? ❑Yes❑No • Explain: E.2. Natural Resources On or Near Project Site a. What is the average depth to bedrock on the project site? feet b.Are there bedrock outcroppings on the project site? ❑Yes❑No If Yes,what proportion of the site is comprised of bedrock outcroppings? % c.Predominant soil type(s)present on project site: % d.What is the average depth to the water table on the project site? Average: feet e.Drainage status of project site soils:[] Well Drained: %of site ❑ Moderately Well Drained: %of site ❑ Poorly Drained %of site f. Approximate proportion of proposed action site with slopes: ❑ 0-10%: %of site ❑ 10-15%: %of site ❑ 15%or greater: %of site g.Are there any unique geologic features on the project site? ❑Yes❑No If Yes,describe: h. Surface water features. i. Does any portion of the project site contain wetlands or other waterbodies(including streams,rivers, ❑Yes❑No ponds or lakes)? ii. Do any wetlands or other waterbodies adjoin the project site? ❑Yes❑No If Yes to either i or ii,continue. If No,skip to E.2.i. iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, ❑Yes❑No state or local agency`? N. For each identified regulated wetland and waterbody on the project site,provide the following information: 0 Strearns: Name Classification • Lakes or Ponds: Name Classification • Wetlands: Name Approximate Size • Wetland No. (if regulated by DEC) v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired ❑Yes❑No waterbodies? If yes,name of impaired water body/bodies and basis for listing as impaired: i.Is the project site in a designatedFloodway? ❑Yes❑No j.Is the project site in the 100-year Floodplain? ❑Yes❑No k.Is the project site in the 500-year Floodplain? ❑Yes❑No 1.Is the project site located over,or immediately adjoining,a primary,principal or sole source aquifer'? ❑Yes❑No If Yes: i. Name of aquifer: Page 11 of 13 m. Identify the predominant wildlife species that occupy or use the project site: n.Does the project site contain a designated significant natural community? ❑Yes❑No If Yes: i. Describe the habitat/community(composition, function,and basis for designation): ii. Source(s)of description or evaluation: iii. Extent of community/habitat: • Currently: acres • Following cornpletion of project as proposed: acres • Gain or loss(indicate+or-): acres o.Does project site contain any species of plant or animal that is listed by the federal government or NYS as ❑Yes❑No endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species? If Yes: i. Species and listing(endangered or threatened): p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of ❑Yes❑No special concern? If Yes: i. Species and listing: q.Is the project site or adjoining area currently used for hunting,trapping,fishing or shell fishing? ❑Yes❑No If yes,give a brief description of how the proposed action may affect that use: E.3. Designated Public Resources On or Near Project Site a.Is the project site,or any portion of it,located in a designated agricultural district certified pursuant to ❑Yes❑No Agriculture and Markets Law,Article 25-AA, Section 303 and 304? If Yes, provide county plus district name/number: b.Are agricultural lands consisting of highly productive soils present? ❑Yes❑No i. If Yes: acreage(s)on project site'? ii. Source(s)of soil rating(s): c. Does the project site contain all or part of,or is it substantially contiguous to,a registered National ❑Yes❑No Natural Landmark? If Yes: i. Nature of the natural landmark: ❑Biological Community ❑ Geological Feature ii. Provide brief description of landmark,including values behind designation and approximate size/extent: d.Is the project site located in or does it adjoin a state listed Critical Environmental Area? ❑Yes❑No If Yes: i. CEA name: ii. Basis for designation: iii. Designating agency and date: Page 12 of 13 e.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district ❑Yes❑No which is listed on the National or State Register of Historic Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places'? If Yes: i. Nature of historic/archaeological resource: ElArchaeological Site ❑Historic Building or District ii. Name: iii. Brief description of attributes on which listing is based: f Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for ❑Yes❑No archaeological site,;on the NY State Historic Preservation Office(SHPO)archaeological site inventory? g.Have additional archaeological or historic site(-,)or resources been identified on the project site? ❑Yes❑No If Yes: i.Describe possible resource(s): ii. Basis for identification: h. Is the project site within fives miles of any officially designated and publicly accessible federal, state,or local ❑Yes❑No scenic or aesthetic resource? If Yes: i. Identify resource: ii. Nature of,or basis for,designation(e.g.,established highway overlook, state or local park, state historic trail or scenic byway, etc.): iii. Distance between project and resource: miles. i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers ❑Yes❑No Program 6 NYCRR 666? If Yes: i. Identify the name of the river and its designation: ii. Is the activity consistent with development restrictions contained in 6NYCRR Part 666? ❑Yes❑No F.Additional Information Attach any additional information which may be needed to clarify your project. If you have identified any adverse impacts which could be associated with your proposal,please describe those impacts plus any measures which you propose to avoid or minimize them. G. Verification I certify that the information provided is true to the best of my knowledge. Applicant/Sponsor Name City of Ithaca Date 11/22/2019 Signature Alex Phillips Title Planner PRINT FORM Page 13 of 13 Agency Use Only[If applicable] Full Environmental Assessment Form Project: Accessory Dwelling units Part 2-Identification of'Potential Project Impacts Date: 11/22/2019 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 ONO ❑YES 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 mAy 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: ❑ ❑ 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 ❑ ❑ 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 ❑ ❑ 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: ❑ ❑ 8. Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E3.a. and b.) NO ❑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 YES 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: ❑ ❑ 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 ❑ ❑ 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: 0 0 If any of the above(a-d)are answered"Moderate to large impact may e. occur",continue with the following questions to help support conclusions in Part 3: i. The proposed action may result in the destruction or alteration of all or part E3e,E3g, 0 0 of the site or property. E3f ii. The proposed action may result in the alteration of the property's setting or E3e,E3f, 0 11 integrity. E3g,E I a, Elb iii. The proposed action may result in the introduction of visual elements which De,E3f, 1-1 13 are out of character with the site or property,or may alter its setting. E3g,E3h, C2,C3 11. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a Lj�]NO YES 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 D E3 services",provided by an undeveloped area,including but not limited to stormwater E2h, storage,nutrient cycling,wildlife habitat. Elm,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 13 E3 with few such resources. Elc,E2q d.The proposed action may result in loss of an area now used informally by the C2c,Elc 13 13 community as an open space resource. e. Other impacts: 0 0 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical Lj�j NO YES environmental area(CEA). (See Part 1. E.3.d) If"Yes", answer questions a- c. If"No", go to Section 13. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may result in a reduction in the quantity of the resource or E3d 0 0 characteristic which was the basis for designation of the CEA. b.The proposed action may result in a reduction in the quality of the resource or EM 0 11 characteristic which was the basis for designation of the CEA. c. Other impacts: 0 0 Page 7 of 10 13. Impact on Transportation The proposed action may result in a change to existing transportation systems. /I NO YES (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: © ❑ 14. Impact on Energy The proposed action may cause an increase in the use of any form of energy. NO ❑YE (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 ❑ ❑ 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: 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 ❑ ❑ e. The proposed action may result in lighting creating sky-glow brighter than existing D2n,E1 a ❑ ❑ area conditions. f. Other impacts: ❑ ❑ 16. Impact on Human Health The proposed action may have an impact on human health from exposure ©NO ❑YES to new or existing sources of contaminants. (See Part 1.D.2.q., E. d. f. g. and h.) I "Yes", answer questions a- m. ff"No", go to Section 17. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action is located within 1500 feet of a school,hospital,licensed day 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: 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 ❑ ❑ that will require new or expanded public infrastructure. D2j g.The proposed action may induce secondary development impacts(e.g.,residential or C2a ❑ ❑ commercial development not included in the proposed action) h. Other: ❑ ❑ 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. [:]NO �f YES (See Part 1. C.2, C.3,D.2, E.3) I "Yes", answer questions a-g. I `"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 ❑ ❑ or designated public resources. e. The proposed action is inconsistent with the predominant architectural scale and C2,C3 ❑ ❑ character. f.Proposed action is inconsistent with the character of the existing natural landscape. C2,C3 ❑ ❑ Ela,Elb E2 ,E2h g. Other impacts:May result in additional dwelling units. ® ❑ PRINT FULL FORM Page 10 of 10 Agency Use Only [IfApplicablel Project: Date: Full Environmental Assessment Form Part 3-Evaluation of the Magnitude and Importance of Project Impacts and Determination of Significance Part 3 provides the reasons in support of the determination of significance. The lead agency must complete Part 3 for every question in Part 2 where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse environmental impact. Based on the analysis in Part 3,the lead agency must decide whether to require an environmental impact statement to further assess the proposed action or whether available information is sufficient for the lead agency to conclude that the proposed action will not have a significant adverse environmental impact. By completing the certification on the next page,the lead agency can complete its determination of significance. Reasons Supporting This Determination: To complete this section: • Identify the impact based on the Part 2 responses and describe its magnitude. Magnitude considers factors such as severity, size or extent of an impact. • Assess the importance of the impact. Importance relates to the geographic scope,duration,probability of the impact occurring,number of people affected by the impact and any additional environmental consequences if the impact were to occur. • The assessment should take into consideration any design element or project changes. • Repeat this process for each Part 2 question where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse environmental impact. • Provide the reason(s)why the impact may,or will not,result in a significant adverse environmental impact • For Conditional Negative Declarations identify the specific condition(s)imposed that will modify the proposed action so that no significant adverse environmental impacts will result. • Attach additional sheets,as needed. 18.Consistency with Community Character-Proposed action may result in additional dwelling units-Small to Moderate The proposed action is a change to the zoning ordinance that would limit the maximum number of primary structures on a lot to one. However,it will also remove the special permit requirement for accessory dwelling units. Allowing as of right dwelling units may result in some additional infill within neighborhoods. However,it is anticipated to be a small to moderate impact because the removal of multiple primary structures on a lot will reduce opportunities for larger developments within neighborhoods and replace it with more appropriate development. Determination of Significance- Type 1 and Unlisted Actions SEQR Status: ❑ Type 1 ❑Unlisted Identify portions of EAF completed for this Project: []Part 1 ❑Part 2 ❑Part 3 FEAF 2019 Upon review of the information recorded on this EAF,as noted,plus this additional support information and considering both the magnitude and importance of each identified potential impact,it is the conclusion of the as lead agency that: ❑ A. This project will result in no significant adverse impacts on the environment,and,therefore,an environmental impact statement need not be prepared. Accordingly,this negative declaration is issued. ❑ B. Although this project could have a significant adverse impact on the environment,that impact will be avoided or substantially mitigated because of the following conditions which will be required by the lead agency: There will,therefore,be no significant adverse impacts from the project as conditioned,and,therefore,this conditioned negative declaration is issued. A conditioned negative declaration may be used only for UNLISTED actions(see 6 NYCRR 617.7(d)). ❑ C. This Project may result in one or more significant adverse impacts on the environment, and an environmental impact statement must be prepared to further assess the impact(s)and possible mitigation and to explore alternatives to avoid or reduce those impacts. Accordingly,this positive declaration is issued. Name of Action: Name of Lead Agency: Name of Responsible Officer in Lead Agency: Title of Responsible Officer: Signature of Responsible Officer in Lead Agency: Date: Signature of Preparer(if different from Responsible Officer) Date: For Further Information: Contact Person: Address: Telephone Number: E-mail: For Type 1 Actions and Conditioned Negative Declarations,a copy of this Notice is sent to: Chief Executive Officer of the political subdivision in which the action will be principally located(e.g.,Town/City/Village of) Other involved agencies(if any) Applicant(if any) Environmental Notice Bulletin: http://www.dec.ny,gov/enb/enb.html PRINT FULL FORM Page 2 of 2 (O'WHITHAM PLANNING& DESIGN, PLLC November 20, 2019 Lisa Nicholas Division of Planning and Economic Development, City of Ithaca 108 E. Green Street, 3rd Floor Ithaca, N.Y. 14850 Re: Carpenter. Park Part 3 SEQR Determination Responses Dear Lisa: Attached please find some additional information to address questions on the Part 3 SEQR determination: PROJECT DESCRIPTION • Building A is the 42 unit affordable residential building • Buildings B and C are the two mixed-use • Building D 64,000 sf medical office building IMPACT ON LAND • Geotech Report- Final version is "Geotecbnical Engineefng Keport, Carpenter Parr, Ithaca NVY"Prepared by Terracon and dated 11/13/2019 • Depth to groundwater. —B-2 boring: 15' to groundwater B-3 boring: 8.3' to groundwater • Change in impervious cover% - 54% • Location of construction field office—See attached • Construction phasing and management plan—See attached • Construction Phasing Narrative: o Tentative construction phasing plan includes three general phases. The first phase includes overall site earthwork,installation of site utility infrastructure, and reconstruction of Carpenter Circle. The first building to be constructed will be the Medical.Office Building along with associated site finishes (i.e.—paving, curbing, Landscaping). The second phase will include the installation of the new site driveway off of State Route 13 along with associated traffic signal and roadway improvements to support the new driveway, the two mixed-use buildings, and associated site improvements (i.e. —paving, curbing,landscaping). Final phase includes the construction of the affordable building and related site improvements. Included in the first phase and ongoing phases will be close coordination with the community gardeners for uninterrupted access to the gardens as well as incorporation of safety Phonc:607.272.1290 I1'2 1:as1.S'1a1e,S'rFe1, Rear [Ihacr, M/14E550 (D'WHITHAM PLANNING& DESIGN, PLLC measures to ensure the construction zone traffic does not pose a threat to the general public. • Construction Impacts—Construction Phasing o As discussed in the construction phasing plan, there will. be three general phases associated with the construction of the different buildings. Phase 1- medical office building, Phase 2- mixed use buildings and Phase 3- affordable building. It is anticipated that Carpenter Circle will be utilized for the construction deliveries associated with the project. Given that Carpenter Circle is already in place, the work zone limits for Phase I are anticipated to be placed just west of the existing community gardens to allow access to the gardens. The site will be fenced and work zone isolated from the general.public beyond this point. Construction deliveries will be coordinated by the construction management team and will. be scheduled to occur between the hours of lam and 7pm, Monday through Friday. Construction work zone limits will evolve as subsequent phases commence,however it is anticipated that with each phase, there will be isolated access to work zones with general public prohibited from entering work zones via construction site fencing. The amount and types of deliveries range from full size tractor trailers to contractor pickup trucks. Deliveries will be scheduled based on coordination of trades performing installations and will.be limited to a `just in time" basis. .As each phase is completed, the amount of staging area for construction materials will be reduced as more of the site is opened to the general public. IMPACT ON GEOLOGIC FEATURES—No additional information needed IMPACT ON SURFACE WATER—No additional information needed. IMPACT ON GROUNDWATER—No additional information needed IMPACT ON FLOODING—No additional information needed IMPACT ON AIR—No additional information needed IMPACT ON PLyANTS.AND ANIMALS • Number, size, type of existing trees — See Tree Removal Plan • Trees to be removed— 56 See Tree Removal Plan • Acreage and percentage of landscaping— 1.121 acres or 10% • Proposed landscape—See attached Landscape Plan • Landscape Plan description o Landscape plan for Carpenter. Park includes a combination of community garden, pedestrian areas, plazas, and planted areas. Planted areas will draw heavily on native landscape plantings with an emphasis on habitat creation and stormwater management. • Number of trees to be replaced— 305 trees to be added, net 249 new trees IMPACT ON AGRICULTURAL.,RESOURCES —No additional information needed IMPACT ON AESTHETIC RESOURCES Phone (507,27-'.12911 1-12 11'as1.S'ta1( ,S'treet, Rear- 11hara, M'14850 (D'WHITHAM PLANNING& DESIGN, PLLC • All views have been provided, except for nighttime view of.Medical Office Building IMPACT ON HISTORIC.AND ARCHEOLOGICAL,RESOURCES—No additional information needed IMPACT ON OPEN SPACE AND RECREATION—No additional information needed IMPACT ON CRITICAL ENVIRONMENTAL AREAS—No additional information needed IMPACT ON TRANSPORTATION • Project team and. City of Ithaca are working closely with DOT to advance transportation questions • It is anticipated that Carpenter Circle will be utilized for the construction deliveries associated with the project.More information needed about anticipated number of deliveries IMPACT ON ENERGY • All buildings onsite will.achieve compliance with Ithaca Energy Code o Building A, B, and C will be using the Easy Path o Building D will use Whole-Building Path IMPACT ON NOISE ODOR &LIGHT—No additional information needed CONSISTENCY WITH COMMUNITY PLANS • PUD Uses and Other Area Requirements o The subzones listed are subject to the requirements .laid out in the PUD. Setback and parking requirements are as follows: • Required Front Yard Setback: No front yard setback is required other than enough for. a 5' sidewalk and an 8' tree lawn • Required Side Yard Setback: If the side yard faces a street, then no side yard is required except as necessary to provide a sidewalk and a tree lawn. No other setbacks are required • Required Rear Yard Setback: If the rear yard faces a street, then no side yard is required except as necessary to provide a sidewalk and a tree lawn. No other setbacks are required. o There are no minimum parking or loading requirements associated with this PUD. In an effort to reduce the amount of impervious surface throughout the project, interior parking has been incorporated in the two mixed-use buildings, and various surface parking areas include.large numbers of shared parking. • Analysis of how project is consistent with Community Plans o This PUD allows Carpenter Park to meet many goals and visions in Plan Ithaca. Affordable residential in subzone CCPUD-B and mixed-use buildings in CCPUD-C help to meet the needs of a growing population, creating housing options for all incomes. Permitted uses in the PUD allow for housing options for all ages as well. .A medical office building is also proposed in subzone CCPUD-C which will.help serve the most economically vulnerable members of the community. Of the projects currently proposed within the Waterfront Plan, Carpenter Park is the only project to Phone 607,272.;1251( r rg °rr hr l«ary(cr za; itlr r rac%c.cit;z.cr z 112 1'last.41,v( ,S 1r et, Rear [Ihaca, .\Y 14850 (D'WHITHAM PLANNING& DESIGN, PLLC include approximately 40 units of affordable housing, priced for those earning 50- 60%AMI. o Subzones CCPUD-B and CCPUD-C are woven together by multiple green spaces, with subzone CCPUD-.A, or the community gardens, as the largest. These green spaces offer areas for outdoor dining, events, stormwater management, and play, catering to the needs of a growing community of all. ages while also enhancing the landscape onsite, a majority of which are native plantings. A strong connection is developed through the site,linking the community to multiple amenities including the Ithaca Farmers Market, the new Greenstar, and Aldi that can be accessed as a pedestrian, by bicycle, or by transit, and shared parking can alleviate some traffic congestion caused during Farmers Market hours of operation. CONSISTENCY WITH COMMUNITY CHARACTER • Utility capacity analysis in process,we have been working with City Water and Sewer and anticipate a letter verifying capacity in the near future. Sincerely, Yamila Fournier Phone 607,27?.;1211(1 14 t,Ez.sl.'fi t€ ,S/ce/, Rear Ithaca, .\ / ;/4850 PA PASSERO ASSOCIATES LEGENU: �v rn vn,.ouc.ic.umou _al i i r � u r a\ e '�- o�sP - — ..�'�� z 1 xe < Qisvo w (TYR — -77 { / 44 w< f s, sp T --- �� � � - - «.. DE TA m� P.l DETAIL arP l / tl 6f PRptECb MEaU W T0.E:T(NvSk -'1� - IIhO.ICI;JECaRN D 142 FAA,NY 1 SUITE B ` -sf _ - HA'A,NY 0 PASSERO ASSOCIATES Y T TREES TO BE REMOVED:56 PROPOSED TREE MITIGATION • LARGE CANOPY TREES:99' SMALL CANOPY/ORNAMENTAL TREES:120 • EVERGREEN TREES:86 TREE REMOVAL PLAN CARPENTER PARK TOTAL OF 305 PROPOSED TREES *NYSEG EASEMENT LIMITS THE AMOUNT OF LARGE CANOPY TREES ON THE SOUTHWEST 20172440.0001 SIDE OF THE SITE.NYSEG STRONGLY RECOMMENDS NOT PLANTING LARGE CANOPY - TREES,ANYTHING OVER 25'AT MATURE HEIGHT,UNDER OVERHEAD LINES. C 101 I JUNE 2019 NOT FOR CONSTRUCTION —�L—J o o ry �, a? �t A r r �-_ @ t: �� _ E -- - �N 9 REVISION-DATE...... .. sx� j LANDSCAPE PLAN PROPOSED TREES SCALE:V-50'-O" DATE,-,-,, DWG NO: to A.RESIDENTIAL B.MIXED-USE C.MIXED-USE D.CAYUGA MEDICAL CENTER Approximate Loce4orr Construction Field Office t. t Conraectrt�nQ.:b„ t � { 4tit f�s tns�t i fr3 44s Ctrscar�il�ttSt;�' Ott � ti �` tt � � 4 t § � e +' ,:; .'`...� 'tii „.�. .. .� „:,,� �: ,�3�`„�,s}Z�`lIS tssi,�» .1�1.:¢�l3 ��b., is Y. ,tt<„�.� ':•.'r � x t t�l�r4a3r��SS,A".2,��%nr, ,}»� S, ,>� ,„y���?„p:.. s}�� �il ._��� ;h>•:.. `:. �\� k �`•3:..s,t�?}� .:�?����S`til�fir. a t ti � �, `�, :5 t � �: a \ i t x 2 Q �41l 2 2 '1 4, nn .. { i; HI T 11AM PLANNING&DESIGN,LLC CARPENTER PARK SITE PLAN N Phase 1 Construction Work Area A.RESIDENTIAL B.MIXED-USE (April 2020 to August 2020) C.MIXED-USE D.CAYUGA MEDICAL CENTER Proposed .Temporary rUction Fence ens f��get��e� uf�er. Coniaectittn to:..: ��: � Cc r2struCtic�In Work on ctrscarl,l�ttsr,� �r ^ � , �. w r sb of AT Proposed Terriparary ravel t Parking Area �. <I ,trCE�r3 ACCESS " f Existing Sidewalk yk t, .. S; 3 1 1 1 1 1 11 1.M PLANNING&DESIGN,PLC CARPENTER PARK SITE PLAN N Phase 2 Construction Work Area A.RESIDENTIAL B.MIXED-USE (August 2020 to TBD) C.MIXED-USE D.CAYUGA MEDICAL CENTER Proposed -Temporary orlStructlon Fence t�errs�Ut���tat��F u�}er ^ Confieciittntoz., Cascadillo5t; onstruCtlon Work Zor1NO F' z uz 4 a {4 z* Proposed Temporary Gravel "Parking Area .: .,, �4.4 •.. `jam" ,.;, y 1X�dt�? tls'}r'tr�C �srsCrest 4 `t4 �rdoo egCCoss �,Existing Sidewalk �v WHITHAM PLANNING&DESIGN,LLC CARPENTER PARK SITE PLAN N PA t.-GENU- PASSERO ASSOCIATES_ 3,F EXISTING SIGN TO BE r �. ,✓ Ens vnn+x rzn REMOVED ,,'T j yr wnni ax cE _ RIGHTABA OF WAY LINE ` TO NDED - 11 BE NDO ,m.hbnsl ' w RIGHT OF WAY LINE TO BE ABANDON DU (I C gi" j REMOVE AND DISPOSE EXISTING ROAD IT L1.0 D DISPOSE REMOVE AN SE s'S f SWCl EXISTING FENCE mx s I _ T ✓ RIGHT-OF-WAY - \. LINE TO BE ETO BERELOCATED � ".--._ ABANDONDED �£ k �h r vere)xx OVEANDDISPOSE ' mc; " s" A TING FOUNTAIN AND .WALK fF REMOVE AND DISPOSE EXISTING SIDEWALK skr ,1\ �2. ''.L,T M �`,`�,. HYDRANTTO mee BE RELOCATED .i. S'.'' _ SIGN �r PGH Access to '� -' PPVEMErvY 'Garden Plots / A ` d Utilizing Exist! \ _" n x Q� z as �. HYDRANTTO ( REMOVE-- F,� Sidewalks p'p ,,F p^�p^'� BE RELOCATED x " CONCRETE Proposed PGH i PAD J lTemporary Gavel / Parking Area (May 2020 to TAD) 14 spaces Minimum HI1,G S PIANNWJ1FND�^.ETIGN TdACA SIA NEEB iHACA NY'A9� 0712721290 _ � / PASSERO ASSOCIATES nre \ o N , PROPERTY LINE TO BE E^r° \ / 4@v AB ED ANDON �. / .Streetside ,�°°a�� °' Phase 1 Construction Work Area & Garden Recess Plan expansion Area (April 2020 to August 2020) EXISTING CONDITIONS& ROUTE 13 DEMOLISHION PLAN �� CARPENTER PARK 20172440.0001 C 104 b 4 I,.=20' MAY 2019 PA RIGHT-OF-WAY LINE TO BE ABANDONDED PASSERO ASSOCIATES GIND. RA L!'OAD RAILROAD TRACK us sw eex' 0 GCOU NO 3]G Oi-0G65 ea mE [ C 9A5YN TG367,P _ acc ys3 /F.Ndl'G k SOUi fRN RAILP.NAO "r 1. - - REMOVEANDDISPOSE N CPP NL.R82 _ - t EXISTING CATCH BASIN(TYP) iNY =CPP 5E t&3 6 `v` ..,-�-- ,It m L - - U e..,wrn.M _ !NV-l2 ANY SIN El J1 1110 Al—NI ., -�\\ -� \\ REMOVF AND D7SPOSE.FXISTING ROAD, '\\;,a - FF `� I .. .._„_ -- exnxe e,ec,re,rvearoe v A vA v vy v _ wow \ 'REMOVE AN V '` Vaw A A n�V ;a�� _:.YLY .. lf�':• I` 77$$,, 615POSE Of CEDARS(TYP) \ .� \ �\ \ \�\ {:' 1 _ "}' ._ ,£V w _......._. �y yv� i` Il�lf�e Garden \ v RIGHT-Of-WAY LINE 70 BE A ANDONDE B D \\� � t yvy�' v ti� yvv vA ,y rr REMOVE AND DISPOSE EXISTING FENCE' - feel \�.wV� A `A� \ V A V .A ,A�\V A V AvA �\.'`•.�A. A )y T L E R i d: P rt I i} � !' :;REMOVE AND DISPOSE ,p�:.. REMOVEAND \\, ..y ${ Awt. ,gX3STING FOUNTAIN AND DISPOSE OF \:1 .\ u\, �, \,. \ \ � \ \ k ii. { (4 SIDEWALK \\ \ �'�\ �`�\ TREE(TYP) �t .\ \� \ --< �'L`.. .:> :.`., �.1,:...-- -' t' \h \\ ..�\HYDRANT`TO BE �_ \. ;,\ \ \ \ \ .\e \ \ `\�. R u c FOUNTAIN 'y "� \ �-- - — CARPENTER PARi� c T CNu. CIIYOIIIIACA x IA Work Zonev'y v � v REMOVEA Ab HYDRANTTO e BE RELOCATED t REMOVE AND\ ;\ OS EXISTING \ \ \^y \' \. �' \ nNa3mooi'� /� �) DISPOSE OF \��\ SIGN RYP) \ \ •� �\�.\\\ \\ \ \`��\.\�\\\ } \\� SIDEWALK ;\ \ PR \�LINE \ PROPERTY LINE TO BE ABANDONED \ ,� \�"g^Cu nt^ri REMOVE AND \\\ \ \\ CT1�7C)Y`�C}! \+\\ DISPOSE EXISTING T T ��)I //^ II \ Construction 1 CONCRETE PAD \`� �\ \ \ �\ .\`Ae`�`'`\\gam \\\ \ \\\� \� REMOVE AND DISPOSE f4 T ...HI;HAM PIANNI,ryGAND DESIGN \.,Fend. � \ "�\ ��� ��� \ \ f EXISTING FENCE 14%eFlST$TA tS tUliEB A\�� TRACA NY n35e A\'.A V v AA v A ��� V V' A�v v �w. \ '\\ '�.\ ;.L \` PASSERO ASSOCIATES A'��A\:y \ v v % / VXv is \ _ - --------------- Z3 n — = �IEw YORK STATE ROUTE 13------------ EXISTING CONDITIONS& _ - — -- DEMOLISHION PLAN — CARPENTER PARK NORTH MEaoow STREET Phase 1 Construction Work area Access Plan 0 20172440 000101 (April 2020 to August 2020) ;os I,.=20' MAY 2019 PA t.-GENU- PASSERO ASSOCIATES_ 3,F EXISTING SIGN TO BE r �. ,✓ Ens vnn+x rzn REMOVED ,,'T j yr wnni ax cE _ RIGHTABA OF WAY LINE ` TO NDED - 11 BE NDO ,m.hbnsl ' w RIGHT OF WAY LINE TO BE ABANDON DU (I C gi" j REMOVE AND DISPOSE EXISTING ROAD IT L1.0 D DISPOSE REMOVE AN SE s'S f SWCl EXISTING FENCE mx s I _ T ✓ RIGHT-OF-WAY - \. LINE TO BE ETO BERELOCATED � ".--._ ABANDONDED �£ k �h r vere)xx OVEANDDISPOSE ' mc; " s" A TING FOUNTAIN AND .WALK fF REMOVE AND DISPOSE EXISTING SIDEWALK skr ,1\ �2. ''.L,T M �`,`�,. HYDRANTTO mee BE RELOCATED .i. S'.'' _ SIGN �r PGH Access to '� -' PPVEMErvY 'Garden Plots / A ` d Utilizing Exist! \ _" n x Q� z as �. HYDRANTTO ( REMOVE-- F,� Sidewalks p'p ,,F p^�p^'� BE RELOCATED x " CONCRETE Proposed PGH i PAD J lTemporary Gavel / Parking Area (May 2020 to TAD) 14 spaces Minimum HI1,G S PIANNWJ1FND�^.ETIGN TdACA SIA NEEB iHACA NY'A9� 0712721290 _ � / PASSERO ASSOCIATES nre \ o N , PROPERTY LINE TO BE E^r° \ / 4@v AB ED ANDON �. / .Streetside ,�°°a�� °' Phase 2 Construction Work Area & Garden Access Plan expansion Area (August 2020- TBD) m.�orm� EXISTING CONDITIONS& ROUTE 13 DEMOLISHION PLAN �� CARPENTER PARK .:20172440.0001 C 104 7b 4 MAY 2019 PA RIGHT-Or WAY LINE TO BE ASANDONDED GIND PASSERO ASSOCIATES_ xE t irk� _ RA Ct2dAo 1/AEPJ� . - �- _�.. �� RAILROAD'R2AC< mE [ x �. T_1L 1I�� 0 AGC­ NO 31 G Oi-0G65 YATCI 9ASN TY 38711 s Aa rs /P NOP G k SOUT fRN RAILP.AO ao s art REMOVE AND DISPOSE _ --------LT NV T,NIP SIT 38 it - am«smxoa rox�oo EXISTING CATCH BASIN(TYP) ._.4 s 'WY I,OPP Rt 8215 -., ------ _ i VL__.._ _ ___U� - amxcnoe..rwrn..m W4:.12°CPP SN 3tl9 Sty- _" :. '' »- x '; v* „ `.t : '� REMOVE,ANDI POSE,EXISFING RO D- REAAOVAAND. �^ +, I'« v: ss `„.'- - _\_ h -,": .._. '°'-Yr ---.,.,�g.-..y� E.-,.,,..J, Garden--. U IF I"" DISPOSE O'fi.CED R�`(TYIT��'. v`', .,, „ \ F ''' €, i fOCII.�AI4Ae 8 h / I Expansion Area ,RIGHT,OP-WAYANI�#.TO`kEABANDONi@ED` E� To i ',F "F „ W T�,x� 1 %EMOVE AND DISPOSEEXISTING FENCE .. 4 , `.h `; ``,,! v e �.` �,,F vh � , w yt:13 `I T- t, _ .. 1' " :3 ..'` V�`\ " �, ,, ,\ , s`h A '\ .,,h h+ 4 i yy>$ F 5 d C 3 REMOVE AND DISPOSE ),ls h `*'t,`4w REMOVE AND vti, y '`• ' `•,„„ '' tr e1 1 ! I "EXISTING f64NTAIN AND .. DISPOSE OpY a, ,'' �a+. k ``*. r-o, ) I i } SIDEWALK `\R {T`}P.A) HYgRANT Tl}.BE 2"3-P. RRERkoc,4i`ED ''h, .�-- . FI E1h`c`;x s'a.�:�'+> 'ia, 'ti ,,„Y< <<, w�-;r,�m�m — a�a=:. y ,v"=. 1 �,i.iF .'., __ _ ll�'�44 _ �__ F a,. Fh `h `` `\,` h.r*:."'x " "_`,, h,.';' ✓�� —� , Construction'Work Zone w y I, 4 -'ReMGVE(Nb a,,`i, c�+H h .I �`,,,�;.,',\ hti -' x` '«E ,, Nroeawr To i'moV¢AND �� DT��P EEX EXIST] �"+, - E'v., �; ^*.,, .x U` f wn hx,mw[ - BE RELOCATED D seoss oE` �IGk P s J \ „ �SID`SYiALv (�` ) `' ``*`, `', 4 IT ',, r',xgA e .'., v, x'" I'�, h, F'\, „ $U� �. 1'R;PERNi1NEYO ARXNUONEIyI, Y, '4 "x., `'o t r �l ( f `�. "� ,3 ``.„' I +..,.,� 1 +,\ F REMOVE AND „ `., � F'a 'F,4 R: `,' DISPOSE EXISTING 8 1 `''�.' ""` „ `,�, `F, �1� CONCRETE PAD i F h ?., `'F, Y *a, `*.r `h,,, C6,n tr` ..cta,Qn, ` `F �., `4 `:,,'`h„F`h'F Y`"n r „�., a�n77,h�`;, `^., ,,. F °h = h Fen6e exlsTo A NgoD sro E, ` „w wal As:,PLANNING AND DESIGN F b `, F h`h tir. `a N x TancA.wvaariTtr • bS ", `a �,„. °' „ `*, - \ `* 1 4, S„ '., '.*..., 6 127212rC ``\, «„' ``-„ h, ,,� .. * ,,, .wh ''h, x_g PASSER0 ASSOCIATES AT `h, a' " „`h „x„ �,,,h `h`4.:,.. .`1 `a.. `�'`.,; '�,'d••.:``,�," Ir' -j`� ` x, „ = t.,h hF,, i `v �.„ 4 �. --, b4 -------------------- - 91- -�� ` ¢ - _ - -- EXISTING CONDITIONS& _ __ _ NEW YORK STATE ROUTE 13 DEMOLISHION PLAN ---AG- CARPENTER PARK - — —NORTH MEADOW STREETLL Phase 2 Construction Work Xrea& Access Plan y(�� 7�7 (August 2020®T ) 201724400001 C 105 5 1"=20' MAY 2019 S CITY ITHACA 0 ®0© o 1 E. Green St.—Third Floor Ithaca,NY 1485 -5690 © ► JoAnn Cornish,Director DEPARTMENT OF PLANNING, BUILDING,ZONING, & ECONOMIC DEVELOPMENT Division of Planning& Economic Development Planning&Development—607-274-6550 Community DevelopmentllURA—607-274-6565 E-Mail: dgrunder@cityofithaca.org To: Svante Myrick, Mayor Planning&Development Board Common Council Mobility,Accessibility, and Transportation Commission Aaron Lavine, City Attorney Parks, Recreation&Natural Resources Commission Julie Holcomb, City Clerk Public Safety and Information Commission Gino Leonardi, Zoning Administrator Community Life Commission Mike Thorne, Superintendent of Public Works Mike Niechwiadowicz, Deputy Building Commissioner JoAnn Cornish, Director of Planning, Building, and Economic Development Katie Borgella, Tompkins County Commissioner of Planning From: Jennifer Kusznir, Economic Development Planner Date: November 22, 2019 Re: Planned Unit Development Draft Zoning Proposal-Park Grove Realty and Cayuga Medical at Carpenter Circle The purpose of this memo is to provide information regarding an application from Park Grove Realty and Cayuga Medical create a Planned Unit Development district at Carpenter Circle, tax parcels 36.-1-3.3 and 36.-1-3.5. The application being considered involves development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 3 stories of apartments. The site will also be developed with neighborhood streets, pedestrian and transit connections, shared parking, and green space. The project includes a plan to reconfigure, improve, and establish a pennanent site for the Ithaca Community Gardens. The total proposed development contains approximately 64,000 SF of medical office space, 215 new housing units, 42 of which will be designated as affordable units, 183 garage parking spaces, and 349 surface parking spaces. The proposed PUD zoning for the site includes the following zoning sub districts: ■ 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. ■ CCPUD-B-This is a residential sub area and is planned for a 4 story residential structure with 100% of the units designated as affordable. ■ CCPUD-C-This sub area is a mixed used district allowing for medical office, residential and small scale commercial uses. It is planned to have a medical facility and two 6-story mixed use buildings with ground floor commercial space and 5 stories of residential units. The site is currently zoned Market District, which doesn't allow for this project to be constructed in its currently proposed configuration. Enclosed is a draft zoning ordinance establishing the newly proposed PUD district and sub-areas. The Planning and Economic Development of the Common Council will consider this proposal at their regularly scheduled meeting on December 11, 2019. Your comments are respectfully requested prior to December 5, 2019. If you have any questions, feel free to contact meat 274-6410. Draft Resolution Planning & Economic Development Committee November 21, 2019 An Ordinance to Establish the Carpenter Circle Planned Unit Development District ORDINANCE NO. BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325-13 of the City Code be amended as follows : WHEREAS, on April 4, 2018, the Common Council adopted legislation creating a Planned Unit Development Overlay District (PUDOD) , and WHEREAS, on February 19, 2019, Whitham Planning and Design submitted an application on behalf of Park Grove Realty and Cayuga Medical Center for consideration to establish a Planned Unit Development district at Carpenter Circle, parcel numbers 36 . -1- 3 . 3 and 36-1-3 . 5, and WHEREAS, the applicant is proposing the development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 4 stories of apartments, and WHEREAS, the applicant will further develop neighborhood streets, pedestrian and transit connections, shared parking, and green space, and will work with Project Growing Hope, Inc . to reconfigure and improve the Ithaca Community Gardens, and support its establishment as a permanent site, and WHEREAS, the total proposed development contains approximately 64, 000 SF of medical office space, 215 new housing units, 42 of which will be designated as affordable units, 349 surface parking spaces, and 183 garage spaces, and WHEREAS, the project is intended to provide the following benefits to the community 1 . A permanent and improved space for community gardens open to the public; 2 . Generation of approximately 150 jobs; 3 . Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-600 of AMI; 4 . High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; 5 . An improved gateway into the City of Ithaca on Route 13; 6 . Alignment with the City' s Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone; and WHEREAS, the applicant has stated that the project could not proceed under the existing zoning due to setback and height requirements, and WHEREAS, a public information session, hosted by the applicant, was held on April 8, 2019 and the meeting was advertised in the Ithaca Journal, the property was posted with signs and property owners within 500 feet of the property were notified by mail of the meeting, and now therefore [Type text] Page 2 BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that the City of Ithaca Establish the Carpenter Circle Planned Unit Development District as follows : Section 1 . Carpenter Circle Planned Unit Development District is hereby established as follows : Table of Contents A. Legislative Intent B. Community Benefits C . Sub Areas D. Permitted Uses 1 . Primary 2 . Accessory E . Parking/Loading Requirements F. Area Requirements 1 . Minimum Lot Size (SF) 2 . Minimum Width in Feet at Street Line 3 . Maximum Building Height 4 . Maximum Percentage of Lot Coverage by Buildings 5 . Yard Dimensions . a. Required Minimum Front Yard b. Required Minimum Side Yard c . Required Minimum Other Side Yard d. Required Minimum Rear Yard. 6 . Minimum Building Height [Type text] Page 3 ARTICLE IVB Carpenter Business Circle Planned Unit Development Part 1 Zoning Code A. Legislative Intent 1 . On February 19, 2019, Whitham Planning and Design submitted a an application on behalf of Park Grove Realty and Cayuga Medical Center for consideration to establish a Planned Unit Development district at Carpenter Circle, parcel numbers 36 . -1-3 . 3 and 36-1-3 . 5 . The applicant is proposing the development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 4 stories of apartments . The completed project is intended to provide the following benefits to the community: a. A permanent and improved space for community gardens . b. Generation of approximately 150 jobs; c . Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-600 of AMI; d. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; e . An improved gateway into the City of Ithaca on Route 13; and f. Alignment with the City' s Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone . [Type text] Page 4 B. Community Benefits 1 . Benefits . The project is intended to provide the following benefits to the community: a. A permanent and improved space for community gardens open to the public b. Generation of approximately 150 jobs; c. Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-600 of AMI; d. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; e . An improved gateway into the City of Ithaca on Route 13; and f. Alignment with the City' s Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone . 2 . In the event that the applicant is not able to provide all of the listed community benefits, the applicant will be required to return to the Common Council to renegotiate the terms of the Planned Unit Development, which may include providing alternative benefits, or a direct payment in lieu of stated benefits . C. Sub Areas . The Carpenter Circle Planned Unit Development District shall consist of 3 PUD-Sub Areas 1 . CCPUD-A-This sub area is intended to be predominantly used for community gardens and may contain structures and parking areas that support the gardens . 2 CCPUD-B-This is a residential sub area. [Type text] Page 5 3 . CCPUD-C-This sub area is a mixed used district allowing for medical office, residential and small scale commercial uses . - CCPUU €; Cornrrrun ty Gardens t LL CCPUU Cu �xq ' 6 re 'Mixed Use E f T J F e , ,,7ry s f` sa _M i [Type text] Page 6 D. Permitted Uses . 1 . Primary Uses a . CCPUD-a 1) Community Gardens b. CCPUD-b 1) Multiple Family dwelling (See § 325-3) . c . CCPUD-c 1) Multiple Family dwelling (See § 325-3) . 2) Mixed-Use building. 3) Medical Facility. 4) Nursery school, child day care center, group Adult Day Care . 5) Nursing, convalescent or rest home . 6) Public park or playground. 7) Library. 8) Business or professional Office . 9) Bank or Monetary Institution . 10) Office of Government . 11) Public, private or parochial school . 12) Neighborhood commercial facility. 13) Retail store or Service Commercial Facility. 14) Restaurants, Fast Food Establishment, Tavern, with the exception of establishments where food or drink is intended to be served to or consumed by persons in automobiles . 15) Club, Lodge or Private Social Center. 16) Theater, Bowling Alley, Auditorium or Other Similar Place of Public Assembly. 17) Hotel/Motel . 18) Recreational or Cultural Facilities such as a Park, Playground, Art Museum. 19) Community gardens . 2 . Permitted Accessory Uses a. CCPUD-a 1) Structure to support garden use b. CCPUD-b and CCPUD-c 1) Any accessory use permitted in the ND Zone 2) Drive-Thru Banking Services 3) Parking Garages 4) Dock E . Parking/Loading Requirements 1 . Parking Requirement-None [Type text] Page 7 2 . Off Street Loading Requirement-None F. Area Requirements 1 . Minimum Lot Size (SF) 2 . Minimum Width in Feet at Street Line 3 . Maximum Building Height a. CCPUD-a 1) Maximum building height of 2 stories and 30' b. CCPUD-b 1) Maximum building height of 4 stories and 60' c . CCPUD-c 1) Maximum building height of 6 stories and 80' 4 . Maximum Percentage of Lot Coverage by Buildings-100%, Except for Required Setbacks 5 . Yard Dimensions . CCPUD-a is exempt from all lot area requirements . a. Required Minimum Front Yard for CCPUD-b and CCPUD-c- No front yard setback is required, except as necessary to provide a minimum 5 ' sidewalk and an 8 ' tree lawn b. Required Minimum Side Yard for CCPUD-b and CCPUD-c. If the side yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. c . Required Minimum Other Side Yard for CCPUD-b and CCPUD- c. If the side yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. d. Required Minimum Rear Yard for CCPUD-b and CCPUD-c. If the rear yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 6 . Minimum Building Height. There is no minimum building height in the CCPUD-a district. For CCPUD-b and CCPUD- c, New construction must be a minimum of 25' in height and 2 stories . Accessory structures of less than 250 SF may be 1 story. Section 2 . The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. [Type text] Page 8 Section 3 . Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 4 . Effective date . This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter . [Type text] Page 9 11/21/2019 City Harbor Additional Drawing Submission City Harbor Additional Drawing Submission David Herrick [dah@tgmillerpc.com] Sent: Wednesday, November 20, 2019 12:12 PM To: Lisa Nicholas Cc: Anya Harris Attachments:AS OF RIGHT STUDIES-city—l.pdf(7 MB) ; 191024 CITY HARBOR RENDERI—l.pdf(668 KB) Hi Lisa, Attached are the 'official' drawings for the City Harbor Development that we'll be prepared to speak to next Tuesday.The Phase 1 rendered site plan is what we've shared with the City on several occasions. Let me know if you have any questions.Thank you! David A. Herrick, P.E. Principal T.G. MILLER, P.C. Engineers and Surveyors 203 N.Aurora Street, Ithaca, NY 14850 T: (607)272-6477 x226 I F: (607)273-6322 I C: (607)327-1045 dah@tgmillerpc.com www.tg[gillerpc.com https://mail.cityofithaca.org/owa/?ae=Item&t=IPM.Note&id=RgAAAAARIsSZOEVsS4n2MKDkun3eBwDjpccsYj4cR7Vd9alRbaQ2AAAAGlhzAADjpccsYj... 1/1 t�. y F � x µMIFw F. 0. f r r 0 t Ira IIZL ij a„a exw,ar,y w ,,�� �;`. aka, ti`:, ,i'.•' �,fa A ,p �%i ., 1 Lu GUTHF41E ss� MLDICA . "�i,. `� i��ac�aatrie�a�wt�t �' � a d� s+ p ti�i M1 {+oy y y ^a vi i ft v PHASE I ::�a'ad t� t r, � F4k LE3tr;ysd filAY�' t c` PROPOSED PROJECT SITING AND MASSING AS OF RIGHT PROJECT SITING AND MASSING OVERLAY z'Y�j ra UMA n Yiz6t�� z } �s u' yt s �4tz � Y tt � a Y u n 1 PROPOSED PROJECT SITING AND MASSING AS OF RIGHT PROJECT SITING AND MASSING OVERLAY } I t� t i t £ t 1 it 2 i i 4 a l EE i m � n � r s�'Ll'3i tt?�7 PROPOSED PROJECT SITING AND MASSING AS OF RIGHT PROJECT SITING AND MASSING OVERLAY >ap, t � i s r} r �r4;4 ri r� e. U t 3 ' g. }ti� � r+rt C try r4 r ' r\g,r rt °" fig{ 4ARM " ..� � �" � d?ri k � � r ,�,� :P ea mW+�.. •. .L.� m� �" x& ���� E� `� �, '�� a��u �, Iv$1r ;.. ARMS ""� iC( NHIW uYe YAW ' k mtm auiJ[` � a e mill IN EM um' Wail 'Illin I Tor 1 q "� _°� ';W. � Pu� �. .,, .;., k$���■� �� e� �� �P. fin. %�- !� �. � �{€� � at y 1 w _ { �. WHITHAM, November 19,2019 Lisa Nicholas Division of Planning and Economic Development, City of Ithaca. 1.08 E. Green Street, 3rd Floor Ithaca,N.Y. 14850 Re: 411-415 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. • Architectural Updates o Stepback ■ The attached perspective comparison shows the visual difference between the 5'and 12' stepbacks,as was shown during the October Planning Board meeting,and includes a demonstration of the visual impacts of a 7'stepback. (page 5) • The Project Team proposes the 7'stepback for the 5rh and 6`h floors of the new building. • As was discussed during the recent 11114 Project Review Committee(PRC) meeting,a stepback was included in the M.O.U. that Student Agencies agreed to when the building was not listed as a locally designated historic landmark.A stepback is not required by zoning. ■ The attached Google Streetview images provides a visual of the existing 7'stepback located at 407 College Avenue.These images show that a 7'stepback is very effective,as the upper level of that building is not visually noticeable at street level.This is a precedent for the use of a 7'stepback within this block. (pages 6-7) ■ The attached floor plan drawings show the impact to the quantity and layouts of the 5th and 6th floor apartments that would result from a 5' (current design),7' (proposed change),or 12' stepback.These studies illustrate that a 12'stepback would result in the loss of 2 apartment units per floor whereas a 7`stepback would maintain the same number of units as currently designed, albeit smaller. When considered over the life of the building, the loss of a total of 4 leasable apartment units would create a significant financial hardship to Student Agencies,a not for profit company dedicated to providing experiential learning opportunities to local college students. (pages 8-10) ■ As presented during the October Planning Board meeting,the 5`h and 6`h floor facades will be of a dark brick material which assists in visually reducing the overall mass of the building. o Mechanicals • The attached roof plan shows the proposed locations of two rooftop mechanical units, an Energy recovery ventilator and an Evaporative cooler.These have been set in the South east corner of the roof to minimize the impact of these on Oak Ave and College Ave. (Page 11) o Ground Level Details Phone:607.272,1290 Finail.,wbitbap (,0u)bithfxraad si n.conz 142 Least State Street„ Rear Ithaca, .IVY/-/8 0 1 1 411 - 415 College Ave. I November Planning Board Updates WHITHAM P-IN11G S P11-R 1,1111 (OWHITHAM 13LANNING & DESIGN, PLLC ■ The design team has continued to develop the Ground floor of the College Ave facade to provide more depth at the window openings. The current drawings reflect a similar rhythm and configuration of what is experienced on 409 College Ave. The design team has also heard the comments regarding further articulation of the wall forming the west side of the loading area and will be developing this wall. • Plaza Updates o As discussed during the 11/14 PRC meeting,the current landscape site plan,conceptual sections,and proposed furnishings for the plaza are attached as a design update. (pages 12-16) • Curb Bump-Out and Pedestrian Crossing o The proposed pedestrian crossing and curb bump-out location for the College Avenue streetscape is included in the attached civil engineering drawings.The Project Team feels that this crossing location is safer for pedestrians and provides more clarity for drivers picking up or dropping off at the parallel parking spaces on the street.This proposed curb bump-out location has been coordinated with the City of Ithaca Engineering Department.There is the potential for a street tree planting within this curb bump-out,which will be included in any future landscape site plans. (pages 17-26) • Responses to Draft FEAF Part 3 o Imapct on Land ■ Geotechnical report attached. (pages 27-42) ■ Foundation report attached. (page 43) o Impact on Surface Water ■ A Basic SWPPP is attached for review.The project is under 1 acre in size and will not require a full SWPPP.The amount of impervious area on the site will be comparable to the existing amount of impervvous area on the site. o Impact on Plants and Animals ■ Bird Safe Glass is currently being pursued by the project team for use on the northern facade of the building. Material samples and additional information is forthcoming and may be available to show to the Board during the December Planning Board meeting. o Impact on Historic and Archaeological Resources ■ Mitigations of impacts • The Project team has committed to the mitigations as outlined in the M.O.U. submitted to Common Council during the process by which the project site was ultimately not designated as a local historic landmark.These are copied here for reference: o Student Agencies commits to develop the Site in a 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. o 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: ■ Continuation of the existing cornice line along the east side of the 400 block of College Avenue, including a setback for any floors above the cornice line. ■ Maintenance of the strong street wall along the east side of the 400 block of College Avenue. 2 C'laone 607..�72.P290 .l inaik a drzt P<x rr(x>zvdPrt/<tsacCcst z.com 1421 a"S Swte,Street, Rear �t/aca, N 14850 2 411 - 415 College Ave. I November Planning Board Updates t° �� w � � WHITHAM (OWHITH'AM PL A NNN ING, & D 1:SIGN E'LLC ■ Use of materials and colors on the street facade consistent with the existing structures along the east side of the 400 block of College Avenue. ■ Reference to the fenestration pattern along the east side of the 400 block of College Avenue. ■ Thoughtful integration of certain design elements from the current building(e.g. the lion's head and/or Greek cross medallions). ■ Creation and placement of a plaque on the new structure commemorating the history of the Site. • In response to the ILPC's advised additional mitigations, and as presented during the October Planning Board meeting and as part of this submission,the Project team proposes to: o Include a stepback of T,as previously described; o Articulate the different facade of this new building from the neighboring 409 College Avenue building with a red brick(as opposed to blonde brick); o Reduce the number of proposed material types by proposing the use of dark brick on the 5`i'and 6"floors as well as on the exterior wall of the loading area. o Articulate the first floor of the building by recessing the large storefront windows and doors and provide stepped brick piers between these windows. This treatment will be very similar to how 409 College Ave is treated. o Articulate the 5`h and 6"floors with a refined dark brick material and soldier coursing around the windows • In addition to these mitigations and as a response to further mitigations proposed by the ILPC,the Project team proposes o Documenting the existing building with HABS-level recordation;the Project team is currently in discussion with the Cornell Department of Historic Preservation as part of this task; o Physical representation of historic artifacts, including ■ Salvaged lions heads to be located on the College Avenue facade; ■ Interpretive signage on the ground level in a publicly accessible location; these details will be further refined as part of the site plan for the project. o Impact on Transportation ■ A description of the proposed construction process of the project will be included in the December Planning Board meeting submission to the furthest extent possible,including a construction staging plan,construction deliveries,contractor parking,pedestrian and bike access plan,planned road and sidewalk closures,and tenant move-in/move-out plans. o Impact on Energy ■ A decription of the proposed energy use,conservation, and sustainability of the project will be included in the December Planning Board meeting submission. o Impact on Noise,Odor,and.Light ■ The impacts on noise,odor,and light due to construction will be included in the December Planning Board submission.This will include a description of those impacts due to foundation construction. o Impact on Human Health 3 Pdrerne:60 2 2.1290 Ern ail..`whithaffzCc,ivhit/rr raadescv�.ceam 142 F ast,5`tratc 5rre=e, Rear /tbac4a, NY 14850 3 411 - 415 College Ave. I November Planning Board Updates �� �!' WHITHAM S '1 " P-NNING&D ISI,N.f LLC (D-WHITHAM., ■ An asbestos narrative will be available in early 2020. Samples will not be taken until current residents have moved out for their semester break.An asbestos report for the building is unavailable. o Consistency with Community Plans ■ The Project Team is in coordination with the City of Ithaca Zoning Department to confirm whether variances are needed for conformance to MU-2 CAPD.The zoning calls for the inclusion of a building chamfer if the building were a corner lot. ■ The Project team's interpretation of this condition is that the purpose of a building chamfer is to open an otherwise densely developed street corner. Considering that the project site is located immediately adjacent to a Cornell-owned parcel that will remain open to the sky as sidewalk and open space,a chamfer is not proposed. Zoning compliance will be further coordinated with the City and documentation will be provided to the Board. We look forward to continuing the public review process on what we feel is an exciting proposal. Sincerely, 0+� Kate Chesebrough Senior Designer,Whitham Planning&Design 4 Phone 607.2 7,1.190 1412 J-zst,5tai Sl,?-6ei> Rear Ithaca, NY 14850 4 411 - 415 College Ave. I November Planning Board Updates WHITHAM t Ir t t k � V� I I il. a 0 1 tll I I I I ti � r + tir�llh r� 9 �� � 13 <r kit 5'Step Back, 7'Step Back I Step Beck SETBACK PERSPECTIVE COMPARISON 5 411-415 College Ave. I November Planning Board Updates �`➢�� WIITTIIA1 1 u u rrre \ } e, N a � a r 7' STEP BACK PRECEDENTS l�IIITIIA 9 411-415 College Ave. I November Planning Board Updates ,... x„ ', ttt+?r GZ�k .. �f au.. a r h 7' STEP BACK PRECEDENTS 411-415 College Ave. I November Planning Board Updates WF1ITl IAA1 411-415 College Ave 11/13/19 Student Agencies 5' Step Back Plan View 1/8°=1,-0-, AP100 411-415 College Ave,Ithaca,NY 14850 2017054 LL LLJ n �i - - Of Ca _ J , REF. In, -- +s g \ \- �7 \ r a` ct o TOILET TOILET TOILET A TOILET-- O O O f 1D I J , of REF. REF. o� TOILET � REF. REF. LIVING ❑ P ❑ Q STUDIO STUDIO STUDIO 'A'STUDIO / \ BEDROOM BEDROOM 1 5' STEP BACK PLAN VIEW 8 411-415 College Ave. I November Planning Board Updates ... , .,,. 411-415 College Ave 11/13/19 Student Agencies T Step Back Plan View AP101 411-415 College Ave,Ithaca,NY 14850 2017054 on 1 I I T STEP BACK PLAN VIEW 9 411-415 College Ave. I November Planning Board Updates "1,�� WhIITII 1\4 411-415 College Ave 11/13/19 Student Agencies 12' Step Back Plan View AP102 411-415 College Ave,Ithaca,NY 14850 2017054 i �i 1 1l' 12' STEP BACK PLAN VIEW 10 411-415 College Ave. I November Planning Board Updates ? VVI3ITl I 1A4 1 2 3 4 I E ] 8 9 1g 11 12 _._._._...... _...._._._._._ _._._._._._._._._ _._1..._._._._._ _._._._._._._._._1 _._._._._._._._._ _._L..._._._._._ _._._._._._._._._L _._._ Q GENERAL ARCM I I ECTURAL NO I ES N N APl—'O,Planning Interior Qasign HI H I CONSTRUCTION LEGEND c�cvnnr_ L� - I O G� r G � L� �roo c w�our G oea. ooa oh r I ,o ,. I KEYED CONSTRUCTION NOTES _Y— i 0 E� E li r I \ - i L �-�� KEY PLAN Q f T I p z- II rti v 0 - _ 1 J U a� m 65 O "V ROOF PLAN AC.� s .. ......... ........_ _._.--------- ...._._.... ........ ......... ... ......... A A104 1 2 3 A 5 fi 7 8 9 1g 11 12 ROOF PLAN lI 411-415 College Ave. November Planning Board Updates fir` ��JHITI I 1A1 W xc ue a RA s> CC (1) P01 �` PAV01 AC it p 1 CP/TC AC — x AVO N BRA �cc AC " CPITC w (2) wx..,re RA \ e m a: RA ., r a _ ,�,�na ... x-zra� --..,w.,Y„u-_ _ 1.^ CURB { > 3RN3AV 3,93-noo '.. 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El- CONCEPTUAL DETAIL— SECTION AA' 13 411-415 College Ave. I November Planning Board Updates fir` V�LHITI I 1A1 I I -- zrs sr 4 i x11 4 x UP (S.3 a V F x \ P01 PAV01 102 S L 4 h. 02 S 13. i x x 4 MULCH z STONE 3' ONCRETE RETAINING WALL FEAR OODEN BENCH CONCRETE SIDEWALK, � �� W11H BACK, x FFF i SEE DEA11L { SEE MANUFACTURE SPECS. 2% � I'�, I III III EP STRIP LIGHTING /4 VO 0 m III IIII �• AVERS, CONCRETE Y G OOTING PAVERS,SEE SPECS x / Y a 4 o!I FOOTING x r t .- � RA is v f CE - COMPACTED AGGREGATE BASE - - y„�. x 4 PVC DRAINPIPE r1'-9 7 16" II '- �. DRAT NINO AGOREGATE AGGREGATE SUBGRAD III !i AC E OMPACIEO SUBGRAOE F _ CP/TC — (2) 10.VESTIBUI- p. Section BB' RA � :� ��� \ 89SF AZA RA aE>�,,A1K CUR 1� a EST SIDE STEPS. DMALK CONCEPTUAL DETAIL- SECTION BB' 14 e 411-415 College Ave. I November Planning Board Updates V�YHITI I Vi4 a x,- 011 4 i /\ UP /x k 4 x, a x x C2 x x x x x \ E-SUL 4.. P01 PAV01 102S .r RA x a x �/ C R SS DCnn� �4"vvC E 4 p to C cy 1- F - x AC T Ti CP/TC (2) x %, x � �o VESTIBut o. Section CC A v�\ . :� / x\\ a 89 SF - - - - °-- --- a !AZARA - CUR 1 31DEWALK NEST 80E STEPS ADEWALK.. CONCEPTUAL DETAIL- SECTION CC' 15 411-415Colle College J1MI1Nn g I November Planning Board Updates �. M x UP,x S 3 x d a x / j x � x a x \ x 4'-0 3/4"PLATFORM FOOTING--CONCRETE /ESTIBUL yy ®1 AV01 E. FE ED STRIP LIGHTING 71`_J OO SE MANUFACTURE SPECS. 7 r '1 X f ( =f ( a x e,�la r AVO ��, III I � '� _ �F' "� OLORED CONCRETEPAVERS, SEE SPECS. c. t3) - R = A i i ii i i Ali_ , iCC r � —2' 3' i - AGGREGATE SUBGRADE AC OMPACTED SUBGRADE x;, x T r CP/TC �2� x x RA ;0 VESTIBUL .. rb c 89 SF ' Section DD G x RA A CUR ' 1 a- NAI-K ------------------------ r SIqE STEPS NALK x N CONCEPTUAL DETAIL- SECTION AA' 16 411-415 College Ave. I November Planning Board Updates fir` VS<�rIIITI I 1A1 1 2 3 4 5 8 7 8 9 10 11 12 I I Architecture Planning Interior Design --------------- t w * Mrt e I a a.E "` ,�Peoaec.T r I �N LDcxnoN 4A� r. ......... s.oa'.ES _� r 'IF 1111u, o _ , 40!fs AC, 1 CIVIL DRAWING INDEX STANDARD ABBREVIATIONS 3 LOCATION MAP E E D D O N m d } N Z Q R o o N N o _ B .. m,�a u / m vuvE 6C1 v B Z rn V is rr„ a oc o rvo w _xv. x+ s Tyoov oawv - arvsrri�e "�rvG ' '"" SITE CIVIL.... `"' iw rvra.s uo tt r m usasv vca o co oc GENERAL A m A 4__ UTILITY OWNERS ANU CONTACTS s GENERAL NOTES 6 LEGEND cl oo o to 2 3 4 6 7 8 I or 9 s 10 t1 12 I SITE CIVIL GENERAL 17 411-415 College Ave. I November Planning Board Updates fir` GWIIITI I ANI 1 2 3 4 5 8 7 8 9 10 11 12 I I Architecture Planning Interior Design Ll:r4 mta,a. T a",bni[dBfi Ft.. Fi a H a: uj ec pAti "AMV40. z m C ®" d+ o �k 0 w,t s•d 71 t - "'e u F b7 '. F 2 _ o E ww d —qir t E fr D N 0 3t '� r OF D a ` r� nmfai O N v p �, od' c ar .— �.hr 2 V0 v 5U .,x SURVEY e MAP A A C000 1 2 3 4 1 5 6 7 8 9 10 11 12 BOUNDARY AND TOPOGRAPHIC MAP 18 411-415 College Ave. I November Planning Board Updates fir` VtrHITI I 1A1 2 3 4 5 6 7 8 9 10 11 12 Architecture P,,-"g OtKd.,Design H G -oz OAK AVENUE 40- D A --T z c CID LO c) L B LLY E .A LEJ A-0 FS('676 SO F�)err 1 I'll Iy EXISTING SITE EG NDITIONS A C101 1 2 3 4 5 8 7 8 EXISTING SITE CONDITIONS 19 411-415 College Ave. I November Planning Board Updates 1 2 3 4 5 8 7 8 9 10 11 12 I I Architecture Planning Interior Design H N T.C.�(ILLHR.P.G s G G OAK AVENUE F F c. m w.or os �r �-axn .j /'� / '�'".x y v,,,�� ✓ i ., i ✓,' ' �' N z VLD ;P N m � s n G a A 1 x'1iy'r9� '�� �(j ✓ / YY / \ vx✓ x ue nrz rvo ea z r 2 N SITE wr�uns r -*^• y er er aw�rn DEMOLITION ,.d K A PLAN A o C201 I 1 2 3 4 8 7 8 1 9 10 11 12 1 SITE DEMOLITION PLAN 20 411-415 College Ave. I November Planning Board Updates fir` ���HITI I 1A1 1 2 3 4 5 8 7 8 9 10 11 12 I I Architecture Plenning Interior Design H b / a s \ / /— _ ,� n n\ \ OAK AVENUE F x E o D / D a - u� O e I- > _�m w F1,111a m Pr�r a,=ae I , I w — ya "H .�a �Naaflm g U °rn i u� to 1 @ o) a� B � J �raa iam o acM r.� 2 rn U Y a[nor oswrv�[ .I v(9676 Hr so rr) NI S SITE -0 UTILITY A _ DE'LAAINION A L � s C202 I I t 2 3 4 5 a 8 7 8 9 10 o 11 12 SITE UTILITY DEMOLITION PLAN 21 411-415 College Ave. I November Planning Board Updates fir` ���HITI I 1A1 1 2 3 4 S 8 7 8 9 10 11 12 I it Architecture Planning Interior Design enu are,r w y ! n OAK AVENUE F F o,asc E \� s" A0, � E U / f ^ D L—I a _ FTT77 a z D rov m a� s �„ nrs F 1, � o � z o C) m / N o 0 0 B B s U t z Fs r ,so rr� SITE LAYOUT PLAN I I y 1 ALTERNATIVE A '—� "� —N— CURB LINE A C301 I t 2 3 4 5 8 T 8 9 10 11 12 1 SITE LAYOUT PLAN ALTERNATIVE CURB LINE 22 ;" ���HITIIIAn 411-415 College Ave. I November Planning Board Updates 1 2 3 4 5 8 7 8 9 10 11 12 I it Architecture Planning Interior Design H wr OAK AVENUE F z 6. � nne nanz I7r ?= LL Q R c - - s c ar i ass coLlsc r � � so m _ v ❑ .� ❑ vIII 10l so rr�.1Ph1 c v mss c 0 sa..... .... — .. e -- —— s, — — U as v e zLLL a e sn L r s �[uti o��z �r e,e soFr� GRADING& DRAINAGE A _ PLAN A — — C302 I t 2 3 4 5 6 7 8 9 10 a 11 12 1 GRADING AND DRAINAGE PLAN 23 411-415 College Ave. I November Planning Board Updates fir` Vt�HITI I 1A1 1 2 3 4 S 8 7 8 9 10 11 12 I it Architecture Planning Interior Design moo. H H OAK AVENUE / — s\ oPw r�o wuvK a �E ram_o sa sxm or"�r�w E i s. d 1 D U u M wIsI 0 a. r — - z .L sad , D Y" c ii. Alt 4t5 CPLLCC -NU[ a Q Q f� y � Z / a U U oN —L o k 6 2�' N B � F Ub n oxFr�vLL ­01ZI �tr 1 1 °so r'r) s .�-- x I UTILITY J) ° PLAN A e ,w. --�•Jlt. _ - —N— A i 5 C303 t 2 3 4 5 8 7 8 9 t0 o t1 12 SITE UTILITY PLAN 24 ;" ��)HITIIIAn 411-415 College Ave. I November Planning Board Updates 1 2 3 4 5 8 7 8 9 10 11 12 Aroh'tactUre I t� De91gn:aye rv�° �dm'Jm�.� m ...tea STABILIZED ENTRANCE oT 1L 11 SILT LOG INLET PROTECTION a SILT FENCE _E —tF— G \ c 1f �' OAK AVENUE 1IA Te L I i l v I rLNr I I F I I ... a aLZ 0 5 CONCRETE WASHOUT �� E ��' e �� E 11 rvti���rv,�s f, U D 5 1-11E AVENUE I I z � I wz ---r ----- ----- ----- ----- -- a F Q � s 9 . ry 4 C n I I m a Lt C 6 - ' 3 rL a v B r _ 0 o II I � a rn ra`°«rvro r vov<N a ry EROSION AND SEDIMENT A aawm Eco v>.�m CONTROL A PLAN s 4 _EROSION-& SEDIMENT-CONTROL-PLAN NOTES & SEQUENCING C401 TI 11— t 2 3 1 �4 15 8 7 8 9 oT 10 11 12 1 EROSION AND SEDIMENT CONTROL PLAN 25 411-415 College Ave. I November Planning Board Updates fir` 6WHITI I NI 1 2 3 4 5 8 7 8 9 10 11 12 w* .u, ArcHtecture 6 ra htd.,D 9n o&ea�7z ti ASPHALT PAVEMENT JOINT CLEANOUT TRENCH DRAIN 4 DRAINAGE INLET o,,o! a ro-AT _ N r ro�cn_r no ro scn;e 8� 9� — , 5 ASPHALT PAVEMENT 6 TRL+E PROTECTION � SANITARY LATERAL � SANITARY TRAAP E E Ly 1,:_ .a µ �. \ l C} o =71 > m c ADA ACCESSII3I,E RAMP SAMPLING TAP HYDRANT ASSEMBLY — WATER SYSTEM FITTINGS 11o..o sCIEE o—E tio,TO SCAT o,TO KAEE m oU a pDOa — B ` na .r Z All ,.ZJ.�..,,V. IT as 317E TILITY A oawu.� �„o„, »,� w DETAILS Fl �tt u 3 CONCRETE SIDF,WALIC PAVEMENT 4 TYPICAL STREET SECTION , GATE VALVE UTILITY TRENCH G501 or ro scAiE. .. o scu.c. ..... .No o s:aiE 1 2 3 4 6 7 8 9 10 11 12 SITE UTILITY DETAILS 26 411-415 College Ave. I November Planning Board Updates Elwyn Palm,er " CONSULTING ENGINEERS, PLLC Subsurface Investigation Report for Ithaca,Proposed New Development 411 College Avenue NY Prepared r: Steven Hugo, I HOLT Architects sh(@holt.com i Provided By: Elwyn& Palmer Consulting EngineersL 213 E.Seneca Street Ithaca,New York 14850 Phone 607.272.5060 Fax 607.272.5065 www.ElwynPaimer.com July 2019 27 411 - 415 College Ave. November Planning Board Updates �` WHITHAM �7 ,-INING&P["G',P Subsurface E P r Proposed 411 College Avenue Ithaca, Prepared for: Steven Hugo, AIA HOLT NY Architects A. INTRODUCTION As requested, we have completed a subsurface investigation consisting of one boring for the proposed new development at 411 College Avenue in Ithaca. The work was done in accordance with our proposal of May 3, 2019 that was authorized on June 11, 2019. This report will summarize the findings of the subsurface investigation that was performed at the site of the new development. This report includes a description of the work performed, a discussion of the findings, and our recommendations for foundation design. PROJECTB. I I and SCOPE OF WORK The project consists of construction of a new multi-story building. The new building will replace the existing building located on the site. We understand the existing building will be completely razed as part of the project. We have been provided with conceptual design drawings of the proposed new building. Our review of the drawings indicates the building will be steel-frame construction with a first floor elevation of 359 ft that will match the first floor elevation of the existing building. The new building will include a basement level with a floor elevation of 348 ft. We expect building footings will be bearing at approximately Elevation 345 ft. The scope of our work included advancing one soil boring near the northeast corner of the property immediately east of the existing dumpster located off Oak Avenue. A survey of the site was provided. The attached drawing S1 shows the approximate location of the boring. WWW.ELWYNPALMER.COM PAGE 1 OF 5 28 411 - 415 College Ave. November Planning Board Updates ITHAM E P C. SITE DESCRIPTION The project site is located at the southeast corner of the intersection of College and Oak Avenues in the Collegetown section of Ithaca. The site grades vary from Elevation 359 ft at the western edge to Elevation 364 ft at the northeast corner of the site. We understand the new development will occupy the entire site. Due to the site being nearly completely covered with the existing structure we were only able to advance one boring. We do not expect any significant grade changes as part of the proposed new development. D. SUBSURFACE INVESTIGATION The boring location was located in the field by Elwyn & Palmer. The driller contacted DigSafelyY to have all underground utilities marked prior to the start of drilling. The soil boring was advanced using 3 '/4 inch inside diameter hollow stem augers. Standard Penetration Tests were performed and split-spoon soil samples were taken using a 2 inch outside diameter split spoon sampler in accordance with ASTM D1586. Samples were taken continuously (2 ft intervals) to 10 ft after which samples were taken at 5 foot or "standard" intervals to the bottom of boring. Once rock was encountered the driller augered into the upper surface of the rock until auger refusal was encountered. A rock core was then obtained. The boring hole was backfilled with cuttings from the boring and on-site soils and capped with concrete. Samples were classified in the field by the driller with select samples being classified by the engineer in the field. A site plan showing the boring location and a log for the boring are attached. The attached boring log contains soil classifications and standard penetration test results. SUBSURFACEE. FINDINGS This section provides a description of the subsurface conditions encountered at the site. It is important to note that each boring is just a snapshot of the subsurface conditions at that location and subsurface conditions will vary across the site. Boring B1 was advanced from the northeast corner of the site through the concrete slab that supports the dumpster and parking. Based on the site survey we estimate the ground surface at the boring location to be approximately Elevation 364 ft. The boring encountered the 6-inch thick concrete slab underlain by loose sand and gravel fill to a depth of 5 ft. The fill was underlain by stiff-hard clay and silt that contained lesser amounts of fine sand and gravel to a depth of 25 ft. Cobbles were encountered in the boring from 7.8-8.7 ft and 10-11.5 ft below grade. Thickly bedded shale bedrock was encountered at 25 ft below grade. The drill auger was advanced into the upper level of shale until auger refusal was encountered at 25.5 ft. A 5 ft rock core was taken from 25.5 to 30.5 ft below grade. The core is an NX sized core that is approximately 2 inches in diameter. A nearly complete core was recovered and found to be thickly bedded gray shale with a Rock Quality Designation (RQD) of 86%. The RQD is a metric to describe rock cores and is calculated by summing the lengths of all pieces of the rock core that are greater than 4 inches and dividing by the total length of the core. Most of WW.EL_ YNPALMER.COM PAGE 2 OF 5 29 411 - 415 College Ave. November Plannin Board Updates VVI3ITHAIVI E P the pieces in this core are greater than the 4 inches required. A soil seam was found in the core at 29.3-29.5 ft. It is not uncommon to have seams in the local shale filled with clay and silt. A photo of the rock core is included in the Appendix. Standing groundwater was not encountered in the boring but samples were described as wet or saturated beginning at 13.5 ft below grade which is approximately Elevation 351 ft. With foundations expected to bear at approximately Elevation 345 ft groundwater control will be a factor in both design and construction. Basement wall design will need to consider the groundwater level and contractors will need to include groundwater control to allow construction of foundations in dry conditions. Also, surface drainage and precipitation into the excavation will need to be addressed during construction and all water will need to be directed away from and out of the excavation in accordance with local and NYS standards. F. GEOTECHNICAL ENGINEERING ANALYSIS We have completed an analysis of the soils at the site for the proposed new construction. Based on the information obtained from the soil boring, we believe the proposed structure can be supported on conventional shallow foundations and the proposed concrete slabs may be constructed as concrete slabs-on-grade provided they are constructed in accordance with the recommendations detailed below. We recommend additional borings be advanced at the site after demolition of the existing building. The additional borings should be located to more completely cover the site. The purpose of the additional borings would be to verify that the subsurface conditions encountered in the one boring are indicative of the conditions across the site. As previously stated we expect footings to bear at approximately Elevation 345 ft which is 19 ft below the surface elevation of the boring. A review of the log reveals the presence of stiff gray clay at this level. This material can provide good bearing but is moisture sensitive and will lose strength ad become soft if worked while wet. The contractor may want to consider placement of a mudmat to reduce the damage to the subgrade during construction and before foundation and slab placement. All subgrade should be inspected by a qualified person or representative of the engineer prior to placement of concrete forms. Inspection should include proofrolling of the subgrade below slabs-on-grade to determine stability of the subgrade soils. Foundations required for the new construction can be sized using an allowable bearing pressure of 4000 psf if bearing on compacted structural fill or the stable natural soils below the basement level. Groundwater will be a factor during the construction phase of this project and needs to be considered during the design phase. Contractor will need to include groundwater control operations for this project. Due to the proposed depth of construction, support of excavation will be required. These systems should be designed by an experienced licensed NYS professional engineer. We do .ELWYNPALM" ER.coryt PAGE 3 of 5 30 411 - 415 College Ave. I November Planning Board Updates WHITHAM E P not have information on the depth of foundations for the adjacent buildings. The support of excavation system will need to be designed to support those and the adjacent roadway. G. SEISMIC I Based on the soils encountered in the borings, the site can be classified as Seismic Site Class D according to the current edition of the Building Code of New York State. The subsurface exploration did not reveal soils vulnerable to liquefaction or collapse under seismic loading. Based on the location of the site and the site class, we determined a value for the maximum considered earthquake spectral response acceleration for short periods, (SMs) of 0.201 g, and at 1-second period (SM,) of 0.135g. RECOMMENDATIONSH. Based on the results of the subsurface investigation and engineering analyses, we have the following recommendations: Site Preparation and Excavation 1. Clear, grub, and strip topsoil and remove significant root structures within new construction areas. Remove any remnants of any existing structures encountered from within the new footprint. 2. Excavate to design subgrade level for footings and basement slab. The subgrade should be inspected by a qualified person or the Engineer. For the slab subgrade the inspection should include proofrolling. If the subgrade is found unsuitable, the subgrade should be over excavated to remove the unsuitable soils. Grade can then be raised to design subgrade elevation using compacted structural fill. 3. The structural fill should be compacted to at least 95% of the maximum dry density as determined in accordance with ASTIVI D1557. 4. All excavation should be performed in accordance with all OSHA and other applicable safety standards. 5. Dewatering operations should be configured to route surface runoff and groundwater away from site and out of the excavation. Operations shall conform to applicable environmental regulations. 6. When structural fill is required beneath foundations it shall consist of an engineered mix of crushed ledge rock conforming to the following gradation: Sieve Size Percent Passing 2" 100 ill 80-95 '/a" 45-75 #4 30-60 #40 10-40 200 0-7 WWW.ELWYNPALMER.COM PAGE 4 OF 5 31 411 - 415 College Ave. I November Planning Board Updates VVHITHAM E P Foundation and Slab Design and Construction 1. Foundations for the proposed new building should bear on stable natural materials or compacted select structural fill that is approved by the Engineer. Foundations should be placed a minimum of 42 inches below adjacent finished grade to protect against frost. 2. Foundation subgrade is to be free of loose or disturbed material. 3. Foundations may be sized using an allowable bearing pressure of 4000 psf if they are bearing on either compacted structural fill or sound natural subgrade. 4. The slab on grade shall be placed on 8 inches of compacted select material. The slab should be reinforced for strength and against cracking in accordance with ACI design standards. Concrete slab-on-grade shall be designed using a modulus of subgrade reaction of 150 pci. 5. Minimum width of column footings to be 30 inches, minimum width of wall footings to be 24 inches. 6. Select granular fill for beneath the slab shall be clean bank run gravel conforming to the following gradation: Sieve Size Percent Passing 2" 100 1/4"" 35-65 200 0-10 1. CLOSING Elwyn & Palmer has prepared this report based on our interpretation of the subsurface conditions at the project site and our understanding of the proposed project. Changes in scope, location, structure type, or loads should be brought to our attention for review to allow us to make changes as necessary to the recommendations provided. Elwyn & Palmer has performed these services in a manner consistent with the standard methods and level of care exercised by members of the geotechnical engineering profession. No warranty, expressed or implied, is made in connection with the providing of geotechnical engineering services. We appreciate the opportunity to be of service on this project. Please call if you have any questions or require additional information. Sincerely, ELWYN & PALMER CONSULTING I LLC N`Mic ael C. Palmer, PhD, PE Partner Attachments WW.EL.WYNPALMER.COM PAGE 5 OF 5 32 411 - 415 College Ave. November Planning Board Updates 0 ` WHITHAM APPENDIX www.ElwynPalmer.com 33 411 - 415 College Ave. November Planning Board Updates WHITHAM BORING LOCATION PLAN www.ElwynPalmer.com 34 WHITHAM 411 -415 College Ave. November Planning Board Updates , .,. .p O (D � . (D D .,. I 3 ` crN ^ (p cl may: �wR "n -0 y_) M Y � o O (D Q- D Q > O r < CID iV ^^''mm W Q (D ... r y �.< (D @CID _ ® F U) t 3 s h 41' COLLEGE AVk' e� t Q AN IN O 1 T ~ D II PLAN BORING Lu' N NOT TO SCALE BORING LOCATION N w W v-, BORING LOG www.ElwynPaler.com 36 411 - 415 College Ave. November Planning Board Updates WIHITHAM E, General Information and Key to Subsurface Logs The subsurface logs attached to this report present the observations and mechanical data collected by the driller at the site, supplemented by classification of the material removed from the boring as determined through visual identification by technicians in the laboratory. It is cautioned that the materials removed form the borings represent only a fraction of the total volume of the deposits at the site and may not necessarily be representative of the subsurface conditions between adjacent borings or between sampled intervals. The data presented on the subsurface logs together with the recovered samples will provide basis for evaluating the character of the subsurface conditions relative to the project. The evaluation must consider all the recorded details and their significance relative to each other. Often analyses of standard boring data indicate the need for additional testing or sampling procedures to more accurately evaluate the subsurface conditions. Any evaluation of the contents of this report and the recovered samples must be performed by Professionals. The information presented in the following list defines some of the procedures and terms used on the subsurface logs to describe the conditions encountered. 1. The figures in the depth column define the scale of the subsurface log. 2. The sample column shows the depth range from which the sample was recovered. The sample type column will show an "S"for split spoon sample, a"T"for a tube sample and a"C"for a rock core sample. 3. The sample number is used for identification o n sample containers and in laboratory reports. 4. The Blows on Sampler column shows results of the Standard Penetration Tests and indicates the number of blows required to drive a split spoon sampler into the soil. The number of blows required for each six inches of penetration is recorded. The first six inches of penetration is considered the seating drive. The number of blows required for the second and third six inches of penetration is termed the penetration resistance, N. The sampler diameter, hammer weight, and length of drop are noted on the log. 5. All recovered soil samples are reviewed in the laboratory by an engineering technician, geologist, or geotechnical engineer unless noted otherwise. The visual descriptions are made on the basis of a combination of the driller's field descriptions and observations and the sample as viewed in the laboratory. The method of visual classification is based primarily on the Unified Soil Classification System (ASTM D2487)with regard to particle size and plasticity. The relative portion by weight by weight of tow or more soil types is described for granular soils in accordance with "Suggested Methods of Test for Identification of Soils"by D.M. Burmister(ASTM Special Technical Publication No. 479, June 1970). The description of relative soil density or consistency is based on Penetration Test results. The description of soil moisture is based upon relative wetness of the soil as recovered and is described as dry, damp, moist,wet, and saturated. The presence of boulders and large gravel is sometimes, but not necessarily, detected by an evaluation of sampler blows or the behavior of the drill rig. 6. The description of rock is based on the recovered rock core and the driller's observations. 7. The stratification lines present the approximate boundary between soil types. Actual boundaries may vary between sampling intervals and the transition may be gradual. Solid stratification lines are based on the driller's field observations. 8. Miscellaneous observations and procedures noted by the driller are shown on the logs, including water level observations. It is important to realize the reliability of the water level observations depends upon the soil type(water does not readily stabilize in a hole through fine grained soils)and that drill water used to advance the boring may influence the observations. The groundwater level typically will fluctuate seasonally. One or more perched or trapped water levels may exist in the ground seasonally. All the available readings should be evaluated. If definite conclusion cannot be made, it may be necessary to examine the conditions more thoroughly through test pit excavations or observation wells. 9. The length of rock core run is defined as the length of penetration of the core barrel. Core recovery is the length of core recovered divided by the core run. The RQD(Rock Quality Designation) is the total pieces of NX core exceeding 4 inches in length divided by the core run. Fresh, irregular or drilling induced breaks are ignored and the pieces counted as intact lengths. RQD values are valid only for NX size cores (2.125"diameter). The barrel size is noted in the logs. www,ElwynPalmer.com 37 411 -415 College Ave. November Planning Board Updates ,`` WHITHAM an 111 1.1MIGS P-G..PLLC Definition of Descriptors used in Boring Logs Soil Type and Particle Size Soil Type Proportions Type Size Term Percent of Sample Boulder >12^ ^and" 35-50 Cobble 12"-3 some" 20-35 Gravel ^|dtlo^ 10-20 Coarse J- "tmoo^ 1-10 Fine %"'#4 Sand Coarse #4410 Medium #10440 Fin* #40'#200 Silt ^#200 Clay <#2UU Relative Compactness or Consistency Granular Soils Fine Grained Soils Descripto, Blows/ft(N) Descripto Blows/ft(N) Loose <11 Very Soft 0'2 N1ed'Donoa 11-30 Soft 24 Donne 31-50 Medium 4-8 Very Dense >51 stiff 8-15 Very Stiff 15'30 Hard ^3O Stratification Description Van/ed—Horizontal uniform layers orseams Layer—Soil deposit more than 0^thick Seam—Soil deposit less than O^thick Parting—Soi| deposit less than 1/8''thick Rock Classification Terms QualitY Terms Definition Hardness Soft Scratched byfingernail Medium hard Scratched easily bypenknife Hard Scratched with difficulty bypenknife Very hard Cannot bo scratched with penknife Weathering Very weathered Judged by the relative amounts of disintegration, iron staining, VYmn8hened core recovery, clay seams, etc. Sound Bedding Laminated/Fissile Less than 0.O8" Thinly bedded Y2^to2^ Medium bedded 2^to20 Thickly bedded 2ftto4ft K4auuiwa More than 0# 38 WH101AM 411 ' 415 College Ave. I November Planning �oeBoardUpdates �� Client ELWYN PALMER Boring No. B1 CONSULTING ENGINEERS Project No. Project LYON DRILLINGSheet 1 of 1 MQ6 Date Started 06/20/19 Location 411 COLLEGE AVE, BORING LOG Date Completed 06/20/19 ITHACA,NY I Driller HARRY LYON Boring Location AS STAKED,BY CLIENT Drill Rig CME 55 Casing 3 1/4"I.D.HOLLOW STEM AUGERS Surface Elevation 364 ft+/- Casing Hammer:Wt. Ib. Fal in. Ground Water Observations Soil Sampler 2"SPLIT SPOON Date Time Casing at Hole at Water at Sample Hammer:Wt. 140 lb. Fal 30 in. 06/20/19 3:30PM 25.5 30.5 DRY Rock Sampler: 06/20/19 5:40 PM OUT 24A 18.3 Other: Weather Conditions: 70 RAIN SOIL r Sample m Blows on Sampler o z Depth 070.5, 05/1.0d 1.0/15 15/2.0' N � MATERIAL DESCRIPTION REMARKS Rock o E From To E Recover E Depth of ® i4 Ft Ft U) Ft. % ROD n Change 1 0.5 2.0 S 3 4 5 9 t2 CONCRETE-----------------------------------------------------------_0.5 MOIST BROWN LOOSE COARSE TO FINE SAND 2 2.0 4.0 S 3 3 5 5 8 0.4 AND FINE_GRAVEL_______________________________________________ 0.8 MOIST BROWN LOOSE FINE SAND.TRACE 5 3 4.0 6.0 S 1 2 2 4 4 1.3 COARSE SAND TO FINE GRAVEL_(FILL)______________________4m4_-__ WET BROWN FINE SAND.TRACE SILT 4 6.0 8.0 S 4 6 14 20 20 1.5 PROBABLE FILLS 5.0 ----------------------- MOIST BROWN MEDIUM CLAY.SOME SILT 7.0 ----------------------------------------------------------- 5 8.5 %0 S 47 15 12 1.0 GRADES TO MOIST BROWN HARD CLAY AND 10 SILT.TRACE FINE GRAVEL 8.0 COBBLE 7.8-8.7 ------------------------------------------------------------------------------------- 6 10.0 10.0 S 50/0 0.0 SIMILAR BECOMES HARD 13.5 COBBLES 10-11.5 ------------------------------------------------------------------------------------- 7 13.5 15.5 S 3 5 6 26 11 1.5 SATURATED GREY MEDIUM SILT.TRACE CLAY 15.5 15 8 15.5 17.5 S 14 20 22 25 42 1.6 SIMILAR HARD 9 18.0 20.0 S 14 10 7 7 17 1.7---------------------------------------------------------------------------------- GRADES TO SATURATED GREY STIFF CLAY SOME_SILT-----------------------------------------------------------21.5-- 20 SATURATED GREY FIRM FINE TO COARSE SAND LITTLE FINE GRAVEL.TRACE SILT WITH OCCASIONAL COBBLES 10 24.0 25.4 S 5 12 50/A 0.0 25.2 ------------------------------------------------------------------------------------- 25 WET GREY SOFT LIGHTLY WEATHERED THICK 29.3-29.5 SOIL SEAM R1 25.5 30.5 C 4.6 92 86 BEDDED SHALE BORING TERMINATED AT 30.5 30 Elf- 35 40 45 39 50 74 SH AM PgAP.T.9LLYPHN SEISMIC DESIGN REPORT www.ElwynPalmer.com 40 411 - 415 College Ave. November Planning Board Updates WHITHAM U.S. Seismic Design Maps https://seismiemaps.org/ A OSHPD Student Agencies-411 College Avenue 11 College Ave, Ithaca, NY 1850, USA Latitude,Longitude:42.4422565,-76.4849855 t•aitti Sl c#.a'6 pus Rd Co roll ',"Sbhoelikopf Field Caseadllla Gorge Trail y La i ohool E Cowl t. Collelf to n Bagel v. Winiarns Sit y�5 666 tor ids; �D C 4,d Maple Ave, :v U Downtown > » 5L Miller St G g "haca Alliance to cot*St �� � Map data Oc 2010 Coogle Date 6/25/2019,10:32:40 AM Design Code Reference Document ASCE7-10 Risk Category II Site Class D-Stiff Soil Type Value Description. as 0.126 MCER ground motion.(for 0.2 second period) SI 0,056 MCER ground motion.(for 1.Os period) SMS 0,201 Site-modified spectral acceleration value SMI 0.135 Site-modified spectral acceleration value SDS 0.134 Numeric seismic design value at 0.2 second SA SDI 0.09 Numeric seismic design value at 1.0 second SA Type Value Description SDC B Seismic design category Fa t6 Site amplification factor at 0.2 second '.. Fv 2A Site amplification factor at 1.0 second PGA 0,056 MCEG peak ground acceleration FPGA 1.6 Site amplification factor at PGA PGAM 0.09 Site modified peak ground acceleration TL 6 Long-period transition period in seconds SsRT OA26 Probabilistic risk-targeted ground motion.(0.2 second) SsUH OA37 Factored uniform-hazard(2%probability of exceedance in 50 years)spectral acceleration SsD 1.5 Factored deterministic acceleration value.(0.2 second) S1 RT 0.056 Probabilistic risk-targeted ground motion.(1.0 second) S1 UH 0.063 Factored uniform-hazard(2%probability of exceedance in 50 years)spectral acceleration. S1D 0.6 Factored deterministic acceleration value.(1.0 second) '.. PGAd 0.5 Factored deterministic acceleration value.(Peak Ground Acceleration) CRS 0.917 Mapped value of the risk coefficient at short periods CRt 0.898 Mapped value of the risk coefficient at a period of 1 s '.. 41 411 - 415 College Ave. November Planning Board Updates �,� 1 M VVH 1THAM I'­cNwvS ISEucn.ruc. 1 of 2 6/25/2019, 10:32 AM U.S. Seismic Design Maps https://seismiemaps.org/ MCER Response Spectrum 0.3 0.2 CO m 0,1 a.a a 2 4 6 Period,7(sec) —Sa(g) Design Response Spectrum 0,15 0,10 cn 0.05 0,00 Q 2 4 6 Period,7(sec) Sa(g) DISCLAIMER While the information presented on this website is believed to be correct SEAOC/OSHPD.and its sponsors and contributors assume no responsibility or liability for its accuracy.The material presented in this web application should not be used or relied upon for any specific application without competent examination and verification of its accuracy,suitability and applicability by engineers or other licensed professionals.SEAOC I OSHPD do not intend that the use of this information replace the sound judgment of such competent professionals,having experience and knowledge in the field of practice,nor to substitute for the standard of care required of such professionals in interpreting and applying the results of the seismic data provided by this website.Users of the information from this website assume all liability arising from such use.Use of the output of this website does not imply approval by the governing building code bodies responsible for building code approval and interpretation for the building site described by latitude/longitude location in the search results of this webstie. 42 411 - 415 College Ave. November Planning Board Updates .� w.� �� WHITHAM I',""1116 S 1),ti rcn.rru: 2 of 2 6/25/2019, 10:32 AM Foundation Narrative Student Agencies Building November 15, 2O19 Ithaca, New York Building Structural System Overview: Six story mixed use building to be construction at 411-415 College Avenue, Ithaca, NY. Building occupancy will be commercial/retail on the first floor and residential above. The construction will include a full basement. FoundadonSID Design Summary: • 1I" thick4UOOpsineinforcedooncreteFoundadonVVaUuvvith24^x24" pi|astersatco|unnns. Top uf basement wall 11'-O"above basement floor level. • Insulated full hei8htw/rigid insulation on exterior wall face. • Sheet membrane waterproofing for below grade wall with perimeter footing drain. ~ 2'-2"thick concrete mat slab (4000 psi) reinforced with#0 reinforcing bars at 12" on center each way at top and bottom of mat over 6"crushed stone structural fill over 10 mil vapor barrier. The mat slab will make up the floor of the basement and support all foundation vvaUy, column pilasters, and stair and elevator shaft walls. • Bevatorpi[vvith1Z" concnutefuundationwaUs (4OOGpsi) onda2'-U° deepconcretepits|ab. Top of pit slab 4' or 5' below basement floor elevation, depending on elevator manufacturer. Sump pit in pit slab. Elwyn & Palmer Consulting Engineers PLLC. 213E. Seneca St, Ithaca, NY 14850 (807) 272-5000 Page 1 of 43 n. CITY OF ITHACA �7 108 E. Green Street—3rd Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING, & ECONOMIC DEVELOPMENT Gino Leori Secretary tote Board of Zoning Appeals Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: gleonardi@cityofithaca.org wWit BOARD OF ZONING APPEALS (BZA) AGENDA & LEGAL NOTICE CITY OF IT ACA BOARD OF ZONING APPEALS ( ZA): Notice is hereby given, pursuant to Section 325-40. B. (2) (g) of City of Ithaca Zoning Ordinance, Public Hearings will be held Tuesday, December 3, 2019 at 6:00 PM in Common Council Chambers, City Hall, 108 E. Green St., Ithaca, NY, to consider the following appeals: APPEAL #3143 106-112 N. TIOGA 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 applicant presented a proposal to the Board of Zoning Appeals at the November 5, 2019 and has revised the proposed window signs based on comments from the Board. The Sign Ordinance pen-nits 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 wall sign will be an additional 1.4 SF. The two window signs will be 5 SF each, totaling 10 SF. Based on the Board's comments, the applicant has reduced the size of each sign by more than 50% and is proposing to locate the signs at the top of each window to allow visibility into the gallery space from the Commons. Two signs have already been permitted for the property: an 18"by 18"projecting infonnation 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 172.75 SF of signage and will exceed the maximum allowable amount of signage by 27.75 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. APPEAL #3144 123 CASCADILLA AVE Appeal of property owner Julie Bakos for an Area Variance from Section 325-8, Column 11, Front Yard, Column 13, Other Side Yard, and Column 14/15 Rear Yard requirements of the Zoning Ordinance. The applicant proposes to construct a 105 square foot porch on the front of the property located at 123 Cascadilla Street. The porch will be 14' wide by 7' deep and will be built on the site of a previously demolished 14' wide by 5' 2" deep porch. The applicant also proposes to construct a second-story deck that will be 14' wide by 7' 6" deep directly above the lower porch. The second-story deck cannot be considered usable space, because it lacks the proper access (door) per the NYS Residential Code, The applicant would like to install the upper deck for aesthetic reasons to enhance the appearance of the two family home. The property has an existing front yard deficiency and the proposed deck and porch will project further into the front setback. The existing front yard will be reduced from 3.3' to 2.25' of the 10' required by the ordinance. The property has existing deficiencies in the other side yard and rear yard that will not be exacerbated by this proposal. The property is located in an R-2b 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. APPEAL #3145 204 LAKE STREET Appeal of Thomas Herman on behalf of the owner Audrey DeSilva and Robert Vanderlan for area variance from Section 325-8, Column 10, Percentage of Lot Coverage, Column 11, Front Yard, Column 13, Side Yard, Column 14/15, Rear Yard and Section 325-25, Location of Accessory Structure requirements of the Zoning Ordinance. The applicant proposes to construct a 166 square foot deck in the rear yard of the property located at 204 Lake Street. The deck will be located between the existing garage and the rear porch of the home. The applicant proposes to fence around the deck and install a hot tub for their use. The existing property is deficient in percentage of lot coverage by buildings having 38% of the 35% required by the ordinance. Adding the deck will increase the lot coverage to 40.9% which will exceed the 35% maximum coverage by 5.9%. The instillation of the deck will also create a rear yard deficiency reducing the rear yard from 33.9% to 20.5% of the 25% required by the ordinance. The property has existing deficiencies in front yard, side yard and the required setback for the garage that will not be exacerbated by this proposal. The property is located in an R-2b 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. APPEAL #3146 306 BRYANT AVENUE Appeal of STREAM Collaborative on behalf of the owner 306 Bryant Ave, LLC for area variance from Section 325-8, Column 4, Off-Street Parking, Column 6, Lot Area, Column 7, Lot Width, Column 10, Percentage of Lot Coverage, Column 11, Front Yard, Column 12, Side Yard, Column 13, Other Side Yard and Column 14/15, Rear Yard requirements of the Zoning Ordinance. The applicant proposes to alter the two unit dwelling to accommodate 10 unrelated residents at the property located at 306 Bryant Avenue. The property has established rights for 10 unrelated and the applicant would like to provide a bedroom for each of the tenants. The two units consist of a studio apartment and a 7 bedroom apartment. The applicant proposes to convert the studio apartment to a two bedroom apartment and the 7 bedroom unit to an 8 bedroom apartment. The property has no parking on site and the proposed alteration requires one additional parking space be provided. The property has established rights for the required 5 parking spaces and adding an additional bedroom to the 7 bedroom unit exacerbates the existing deficiency and therefore requires a variance to comply with the zoning ordinance. The property has existing deficiencies in lot area, lot width, percentage of lot coverage, front yard, side yard, other side yard and rear yard that will not be exacerbated by this proposal. 2 The property is located in a CR-3 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. ACCESSIBILITY: If you have a disability and would like specific accommodation to participate, please contact the City Clerk's Office at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. Gino Leonardi, Zoning Administrator Secretary to the Board of Zoning Appeals Publication Dates: November 27, 2019 and November 29, 2019. 3 " n V CITY OF ITHACA 9 „ Board of Zoning Appeals Notice Appeal Appeal, of the `Forrapkiras Center for llistiary and Culture on behalf of the ov'"ierTornpldris County -for a Sign Variance tresses Section 27 -d l 2 "Number and Size of Permitted Signs,of the Sign Ordinance. The applicant proposes to install seven banner signs, two window signs, and terse,wall sign at the property located at 10 -112 l _ Tioga Street. The proposed harasser- signs will be located at the second story and spaced between the existing windowoperrirags. The applicant also proposes to install a,wall' sign denoting,the Ttrrrapltiras Center ftrr 1listtrry and Culture above the main entrance and two window signs on the front of the Ithaca College art Gallery space.. The Sign Ordinance permits c n.,i ercial asses to have one freestanding sign or two walls signs with a iria imaarar, square footage of:50 SF per sign. The applicant proposes to install tea signs. 7 barriers, I wall sign, and 2 windowsigns) which will exceed the number of signs permitted by the ordinance. he applicant presented a proposal to the Board of Zotting Appeals at the. November 5, 2019 and has revised the proposed window signs hosed on comments from the Board The Sign Ordinance permits a commercial building to have a total sign,area not to exceed I,5 SF of si na e to every one linear foot of building frontage. The property has 6-75 linear feet of front , allowing for a`total of 145 SF of si nrag , 'fbe double-sided banners will be 1 " wide by , „ long or `0 SF each, totaling 140 SF. The mall sign-spill be ,in additional 14 SR The two wintio signs "gill be 5 SF each, totaling 10 SE Based on the Board's comments, the applicant has reduced the size,of each signs by more,than ,50%and is proposing to locate the signs at the top of each window to allow visibility into the gallery space from the Commons. Two signs have already been permitted for the property: an 1 " by 1 "projJecting information sin which is 2.25 SF used a 6,5 SF window sign for this Visitors'` Teter for a total of 8.75 SE The total square footage of the ten signs, when combined with the previously permitted' signs .75; SF), will amount to 172,75 SF of signage and will exceed' the maximum allowable amount ofsi gage by 27.75 SE The Tompkins Center for lhstory and Culture is considered a muse ni use and as such is permitted asp 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 Avindow signs are allowed under this provision. The square footage of these signs dues; not count toward;the,; maximum, sign area allowed by the Sign Ordinance. The property is located in the C -85 zoning district in which the proposed use is perinitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted ted before a sign pen-nit is issued. sz-iv l l/2l/201 City of Ithaca Board of Zoningeels Worksheet Appeal Number F1Z -3143 Address: 106-112 N.Tio a street Use District t'BD-85 Date. December 5,201 Tompkins Center for 1'ornpkius County Applicant History and Culture Owner. Application Type. Sign Variance; Sign Type Area Setback Projection Other Requirements Sign A Double-Sided Banners 7 m 20`Q 1,T 181, Not Illuminated {[0 Sty FT/side) Sign 111 Window Signs '?-5 SQ F f Not Illuminated Sign C(Permitted)* Projecting Sign 2.25 SQ FF 181, Not Illuminated Sign D Wall Sign; 14 SQ FT Not Illuminaated. Tompkins Center for History aka Culture Window Sign 11 Stet FT Not Illuminated (Permitted Installed')** Visit Ithaca(Permitted Window Si )a 6 5 Sty F"1 'Not Illuminated & Installed Rear Entrance Window Suns 2-2.5 SQ FT 'rot Illuminated lPermitted'I*5 I freestanding;sign or 2' wall sigfns„up to 25 square 1.5 S t`l"l%rr cv r�linear Regulations feet of signag e incidental foot of building frontage to the museum use l ' -7 banners,2 window ***I)e1_1-Proposed 173 Note Non-conforming signs,& 1 wall s n exceed S1a'of si na e exceeds Conditions the allowable limit. allowable limit. Notes: *:Sign C and the visit Ithaca sign Meet the requirements of the sign ordinance and no variance is required. museum is allowed up to 25 square fact for si nage that is incidental to the museum use, The Tompkins Center liar History&Culture window sign(already installed)and the rear entrance signaa e falls within this category and is Permiled, No variance is required, ***Any commercial building in the F:BD-85 district may leave a total sign area not to exceed 1.5 square feet of"signagfe to every one linear foot of building frontage(272-613(2)1 The.Tompkins Center for 1listo* .Culture has 96.75 feet of frontage,which allows for 145 SF of siginage. With the signs already permitted under the sign ordinance and those proposed under this variance.the buildings would have 172.75 SF of siglnage. Note:The signaage considered incidental to a museum use(16 SF)is not counted toward this total amount. I Center for History & Culture Thursday, November 21, 2019 The Board of Zoning Appeals City Hall, Common Council Chambers,3rd Floor io8 E. Green Street Ithaca, NY 1485o From: Ben Sandberg, Director of The History Center in Tompkins County, on behalf of the Tompkins Center for History and Culture Governance Committee. To The Board of Zoning Appeals, This letter is in response to a sign variance appeal, number 343, which was submitted for consideration to the Board of Zoning Appeals on November 5`h. The variance application was pulled temporarily after public hearing and discussion to allow the applicant to consider design alterations. The comments from the Board of Zoning Appeals were presented to the Governance Council of the Tompkins Center for History and Culture on November 13`h. The Governance Council reassessed the proposed designs, the current built environment, and the comments of the Board of Zoning Appeals. Please see our response to comments raised about each section of the variance application in the following sections: Community Arts Partnership Window Logos: The Board of Zoning Appeals expressed concern over the two Community Arts Partnership window logos in the gallery windows looking out onto the Commons. After discussion, the window logos have been reduced in size by almost 54%, and moved into the very top portion of the windows. The original designs were 38" x 41", and the resubmitted designs are now 23" x 31". The window sill is 3'6" off of the ground, and the bottom of the logo is now approximately 7'0" feet from ground level, well above the height of anyone looking into the Gallery space. The Governance Council did consider the recommendation to move the logo from the Gallery windows into the entrance way adjacent to the gallery, but ultimately decided against this. That entrance way is a staff entrance, and only accessible through a key fob distributed by the County. It is never open or accessible to the general public. The Governance Council feels that putting a logo above that door would confuse the public. The Tompkins Center for History and Culture Banners: The Governance Council decided against altering the proposed banner designs. The primary concerns expressed by the BZA concerned the color, text, and design of the banners. However, our variance application is for the number and square footage, which is appropriate for the number of individual institutions within the buildings partnership. yob-uo North Tioga Street,The Commons,Ithaca,New York 1485o Connecting Our Past,Present and Future I Center for History & Culture The Tompkins Center for History and Culture Typeface: There were no explicit objections to the proposed typeface Tompkins Center for History and Culture. Although the Board expressed some desire for additional window text detailing all of the organizations in the partnership, the Governance Council ultimately felt this would dominate the window space. To avoid contributing to perceived visual clutter, the Governance Council decided against introducing more window signage and text that would require additional sign variances. We are thankful for the input from the members of the Board of Zoning Appeals, and appreciative of your time on this matter. If there are further questions or concerns, please contact Benjamin Sandberg, Director of The History Center. I can be reached at director@ thehistorycenter,net, or via phone at (607) z73-8284, ext.222. With appreciation, Benjamin Sandberg Executive Director, The History Center in Tompkins County io6-iio North Tioga Street,The Commons,Ithaca,New York 1485o Connecting Our Past,Present and Future CAP windows e 3 { TCHC Const—tl n sgn{ 515t9 To '', lCi E.GreenSt. f�hird €"l�oarr° llhai a, rw 14h850-5690 °rrr r Leonardi,-t 5ror-d twf rartrtrp Appeals alb Sett f�rw ° fL,lcFahoriz 60!-27 6i7.rt f,,iv: U'17-274r 55X F-,tail, °-1,o aar,fi er itvo i€la a org, AR OF' ZONING APPEALSAPPLICATION 1, I'YPE OF APPEAL AREA VARIANCE Al'lal` L �__ 1 trrti_LED N B STAFr iSPMAL.,PERMIT HEARING DATE: USE VARIANCE �BUILDING iRiV `[' fit: (REQUIREDi SIGN VARlAi CEt RECEIPT 9: (All (FIL LED CI'10',�i, DEOSION,OR 1N°l'l..RPRf;,i` .1.1(.N OF ZONING Ol=l"IC .R. . PropertyAddress: µ�� �P .� � }� � Use Dist i tr Owner's Nanie, It �x '`t t �u �(hKJowI1er's'Address. m �' L '� i 501 City. State, zip f � � . t� tail tat" cttaa t t�I . . Appellants Address: I ���.� t _P _ t� ll - �� . Li � Cit w'�* � .. Late * _� 1p; F r z Ltd ' `� tI �ilsn . m_ �i`�lil: � . Attach Reason for Appeal (sere,"zoning Appeal Procedure I`orm") . xk1petlarit Certification: I certif the inhirXmation szihmitted with the appeal is true to 11,ze ?pest ` aky lt-nowIcjdgell ehej and I have read rarrrl c'rar itmilisrr with City of Ithaca Zoning Ordinance sections that appr ' to this ap,pecd irtc L Section 325-4f.1, describing the powers and duties of the board of rdn A1_71,?ea1s). I also ack7iorvledg the Board qf inay visit the pr gper ty and l.sp,ece r trl�y lee I r i 't� i [aave met/discussed this application with Zoning n ivision stcaltAV rto subm ssion Appellant Si_-.nature STATE OF NEW YORK. C0I..iNTY OF TOMPKINS T Notary Pubkc available at City Nail, &1" t"n to t4 r' d ky 0 f IMPORTANT- Wcrc rwSm apptications will be returned to the appticant and the apptican[wit['have to reapply, If ANOTHER OTY APPROVAL is required (e.g., site'Plan Review, Subdivision Review, Ithaca Landmarks Preservation Commission Review),this application wifl tikdly not be considered at the next scneduted BZA meeting date; otary Public If an apptication is submitted and subsequent CHANGrs are made to the proposal/project, a revised application witL be required, The original NOTARY i , application wit( not be considered a;pLaceholder for the on inai B A hearing 1 ompkins County date. Zoning Division staff wilt also not remove contents from earlier N, applications to complete a revised application. Applicants are responsibte for f ensuring a l information necessary for processing a Zoning Appeat is SUbrnittdd by the application deadline for a given RZA Bearing date; 1. Ordinance Section(s) for the Appeal: Page 2 ` 0 §325- 0 0 m" - - . . 7 0~ w° §325-^* §272- 0 §325- §272- & §325� � . / , ^ .� ^ , ' -� _Type ' ^ , - ' . ' 3. Environmental Assessment form used: _-Short Environniental� -Assessinent Form, , Loiig �---- r-Environmental FonnNot - ^ ' Applicable--~ - � ' Completed by the,Planning Division at preliminary-bearing for SPR � 4�A previous 'appeal Lj has, E has not, been made for this proposal: ' � ` Appeal- dated ^ � Appeal No. � ^ Appeal.No. dated __------- ' Appeal dated 5.Notes or Special Conditions: � CITY OF ITHACA �t J0 Furst Green *wheat--�- rc� Floor� �t�� �, "ti��� �"�a��� � � ��� ��a�� y, %, g�pg qq w, g q NG �aq 7 g p i y g ,py �^ y p g y r § a d f �,I IW.fl 4,Y k, ;.i O9:' # k.. ,@.'0.i' 9 i 4i R 1 s 'k_,P 1 7 $. 3.>l�td l,,,7k k :.L f k i .. i m . fp -di,Board Gino Lvornn of Zoniuo Appeals Sect i i a cl3 to y q dg fax. ':60 174-5-5,9 t'(3'aik ;."ies,76{ard'ut' €G;= "t .1,d 1.+atv SOWONI 0THERT& VN, CURRENT RECOkD'PROPERTY OWNER, OWNER'S AUTHORIZATIONFOR61 M TO: BOARD OF ZONING APPEALS (Ithaca, NY): � � 7 I'll �1-1 a , of ( ame threat.� dre.s~; 950 (t:it li funicipality) (State & Zip Code) Owner of the property at (Street&Number) am the stile owner of the above-mentioned property. This property is also owned by and I have kw 'owt°er of Attorney to authorize this appeal attach PO r I do hereby authorize 6 �� f l d "Setil { i' t ' to appeal or request a Variance or Special Permit on my (our) behalf. Nve understand the appeal will be heard at the meeting of the Board of Zoning Appeals. tttatej (Signature) STATE OF NEW YORK) LINTY OF TOM K Sworn to this� day to tlltikV t � o public"State of ark � 01061 + ' o ar Public a ill l W coftlonpl at , Note t those sirriia this forrrt lOwners authorizing Brother- to present an appeal on their behalf should be agate the Board may, in granting; relief,add reasonable conditions which then become on the property. ( ) Especially ww°here a Variance is being sought, the owner may be they trly person with detailed inforrtration about the property that is essential to the appeal, in such a case, authorizing another person to appeal inky he detrimental to the appeal, unless the owner is either- present at the hearing or sends ;another person frilly prepared to answer questions about the property and the feasibility of using it consistent with the Zoning Ordinance. CIT OF tt ii C A i s ttr t ...,nm '>r'l Floor. ° ttlt r�ta 1e s York i i i .5,600 . tP' l ` li;a i t3a . . �. a,yry.v, X. " G 'C N i� ' E E ;011M . W' � of Zoning i )pu. �l�Gino U wi di, oat ll„i � n y �t� t���i$c��C:. .9Y..t '�{t��k..��n5 9 ORDINANCENOTICE OF APPEAL REGARDING ZONING OR SIGN APPEALMY OF ITHACA, NEW YORK 7 Owners ofProperty within feet ofand others interested, (property address) " applicable to property;ra.at ed above, in t) zone. d_nameofperson or or anizatlon snaking appeal} + (check appropriate box) Area Variance Special Permit Use Variance S'Sign Variance" 11 Action, Decision„or Interpretation of Zoning Officer City regulations require you be notified of this appeal to the Board of Zoning Appeals , as described in the attached letter and provide the opportunity for you to comment on it and/or attend the meetings listed below. Anyone considered an interested party may speak for or against the appeal at the meetings listed below, or submit a written statement to the BZA beforefits designated me ti . There is a time limit of three " minutes for each interested party to address the BZA duringthe Public Hearing portion f the meeting. The Board of Zoning ,appeals bases its decision primarily on the written evidence submitted d 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 BZA meeting. This ease has also been referred to the ty's` Planning and Development Board that will advise the BZA, if granting the relief sought y the appellant will affect'long-term planning objectives. The date of the Planning Board's meeting regarding this appeal is also listed below. �� ` , The PLANNING BOARD will consider this case t ` " � at 6:00 P.M, in Common Coinicil Chambers, City ball, 108 E. Green St. Ithaca. The BOARD OF ZONING AgPEALS Will consider this ease on � � '`.; 7 at 6.00 RM. in Common Council Chambers, City Hall, 108 E. Green St.. Ithaca. v" 49 67 JJ siviature of Appellant dress plate IU The Tompkins Center for History and Culture 110 N.Tio a Street Ithaca, NY 14850 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 10 -11 N.Tio a Street, Ithaca NY 14850.The variance request includes 5 types of exterior signage for the exterior of the building. The work includes: Banners: 7 double-sided banners approximately 1 " x 80" on the second floor level. 4=of the banners are 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 fa ade. 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 10" high Letters implemented in between the first and second floors ofTCHC.The text says"Tompkins Center for History and Culture," and will 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 brae information sign with an "i" and vinyl "Visit Ithacal"graphics that will be installed on the exterior windows of the Visit Ithaca! retail space.The window graphics will be mounted on the interior of the glass. The proposed signage necessitates a 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.Tile 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 22n , 201 and the Board of Zoning Appeals will meet on November 5th, 2019 to make a final determination. Respectively yours, Benjamin Sandberg 500700 70,-3-2 500700 X-3-1 500700 61.-5-11 Joy L Barr Revocable Trust Fane,Jason Tompkins Trust Company 3 Tripharnmer Ln PO Box 642 110 N Tioga St Ithaca NY 14850 Ithaca NY 14851 Ithaca NY 14850 500700 70,346 500700 X-3-15 500700 61.4-5 Fare,Jason Farre,Jason City of Ithaca PO Box 642 PO Box 642 108 E Green St Itbaca NY 14851 Ithaca NY 14851 Ithaca NY 14850 500700 70,-3-11 500700 X-5-9 50070:0 70.-3-13 Farie,Jason Harold's Holding,LLC Philip on,Paul P PO Box 642 193 Draht Hill Rd 206 E State St Ithaca NY 14851,9102 Elmira NY 14901 Ithaca NY 14850 500700 7t1,-4-5-1 500700 M-3-4 500700 74-3-12 T114 Associates,LLC: S&S Partnership MDLD Family Ltd Partnership PO Box 6531 20 Rosina Dr 1140 Washington Ave Ithaca NY 14851 Ithaca NY 14850 Winterpark FL 32789 50070O 6L-5-10 500700 70.4-41 500700 70,-2-4 Hotel Syi-acuse LLC Ithaca Properties ILL Shaw,William R 130 E Seneca S( 1721 D North Ocean Ave Shaw,Gail N Ithaca NY 14850 ?v1edf6TdNY 11763 109 E Seneca St Ithaca NY 14850 500700 70,-'—) 29 500700 70-2-30 500700 70-2-25 KP Enterprises of Ithaca Inc Pargh,Jonathan Italthai,LLC 6 Stormy View Rd PO Box 459 130-32 E State St Ithaca NY 14850 Etna NY 13062 Ithaca NY 14850 500700 711.-2-24 500700 70.-2-22 500700 70.-2-20 Renvyle Assoc,LLC Lynn ram Limited Partnership Sciarabba,Karen 136 E State St 102 Iroquois PI Sciarabba,James Ithaca NY 14850 Ithaca NY 14850 119 E State St Ithaca' 14850 500700 70.-2-16 500700 M-2-17 500700 70.-2-15 Fane Enterprises Inc Wfisley,David E Fane Enterprises Inc PO Box 642 Wfisley,Rosemary PO Box 642 Ithaca NY 14851 1119 Coddington Rd Ithaca NY 14851 Ithaca NY 14850 500700 70--2-14 500700 70,-2-21 500700 70,-2-13 Dein,Robert H Purplefish Properties,LLC City of Ithaca 4000 Wailea,Alanui Dr,*2304 513 W Buffalo St 108 E.Green Street Kilici 111 96753 Ithaca NY 14850 Ithaca NY 14850 500700 7t1,-2-9 500700 70.-2-5 500700 70.-2-10 Tompkins Trust Company Tompkins Trust Company TC,3 Foundation,Inc 110 N Tioga St 110 N Tioga St 170 North St Ithaca NY 14850 Ithaca NY 14850 Dnden NY 13053 500700 70,-21-11 500700 70,-5-10 500700 70.-2-26 County of Tompkins Jedd,Jonathan Hjortshoj,Justin 125 E Court St Masse,Robert Brockman,Domenica Ithaca NY 1,4850 119 Third St 28 Whig St Ithaca NY 14850 Trumansburg NY 14886 500700 X-�227 5 0700 70,.-2-28 Warner's Way Enterprises,LLC KP Enterprises of Ithaca Inc PO Box 6576 6 Step View Rd Ithaca,NY 14851 Ithaca NY 14850 CITY OF ITHACA X. '108 East Green Street 3rd Floor ltliaca,NewYork - to ct a DEPARTMENT OF PLANNING, BUILDING,ZONING & ECONOMIC DEVELOP'NIENT Gino Leo arch, Secretary to the Board of Zoning appeals 'Fe, t l ;phcone: t tY7-?7 6 Faxx t�07-274-65 t�;rn aiL glcon ao ai��eit�'�3$�tl�ac,a.s�rg APPEALZONING : b E: City of Ithaca Board ofZoning Appeals Zoning Appeal # � . .mw r aft rrn all property owners within two hundred 00 feet or the boundaries of the lots Linder c nside�t on have lac as rnai:led a copy* of the enclosed notice as or before X affittri the notice -was mailed to the property owners at the addresses shown on the attached list of owners,rs, by depositingthe copy in a lost-paid properly addressed envelope, in a past office or an official depository under the exclusive caree and custody of the United Status Frost Office. l further affirm the names and addresses ofth property owners arc. the. sarne its the most recast assessment mall. 77 µ u-__ ._.{Xpp llant' Signature) PLEASE SIUBN11T THIS FORNI TO: City'o Ithaca Zoning Division Phone: (607) 274-6 t 108 E. Green St. rd F 1. Fax: (607) ?7 -65 5 Ithaca,NY 14850 Proposed Resolution Board of Zoning Ay' peals November 5, 2019 Approval of Zoning Appeal 3143, Sign Variance for 106-112 N. Tio a Street ^ Declaration, of Lead Agency for Environmental Review 111.,' fit , State i,aw and Section 1 6-6 of the City Code require that a lead agency be established for conducting envirorunerrtal review of projects in accordance with local and state environmental laver, and W11 P,-F,, S, State La-%v specifies that,for actions governed by local environmental review,the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed approval of zoning appeal 3143, sin variance for 106-112 N. Tirr a Street, is an"Unlisted" Action under the City of Ithaca Environmental l Quality Review Ordinance, and the State lira-irraramental Quality Review Act arrd is subject to environmental tal review,; now, therefore, be it RESOLVED, that the Board of Zoning Appeals of the City of Ithaca dries l.rer by declare itself.` lead agency for the environmental review of the approval of zoning appeal 3143, sign variance for 106-112 1 . Tioga Streit. Moved by Seconded by: In Favor- Opposed: Abstain: Proposed Resolution Turd of Zoning Appeals Novernber 5, 2019 Approval of Zoning :pp l 3143,Sign Variance for 1,06-1.12 N.Tioga Street;—Determination of Environmental Significance WHEREAS, the Tompkins Center ter History and Culture has applied for a sign variance `carry 72-6B(2),,requirements for building signs iia conuriercial zones, of the sign ordinance, and. WHEREAS,, appropriate environmental revie • has been conducted including the preparation of a Short Environmental Assessment l otni (S AF) dated September 19, 2019, ',ind WHEREAS, the proposed action is an :Unlisted" Action. under the City Environmental Quality Review Ordn'iance and the State; Envir raga-rental Quality RevIew Act, and WI-JEREAS. the Board of Zoning Appeals of the City of Ithaca; acting as lead agency, has reviewed the EA prepared by the applicant and the Zoning Administrator; now, there-fore, be it RESOLVED, that this Board of Zoning appeals as lead agency in this matter, hereby adapts as, its own the findings and conclusions rr ore fully sit forth in the Short Environmental Assessment, Form, dated September 19, 2019, and be it further RESOLVED, that this board of Zoning appeals, as lead agency in this matter,hereby determines that the proposed action at issue will not have a significant effect on the envitonment, and that further n ironi-nental review is unn cessa r, and be it further RESOLVED, that thi.s resolution constitutes notice of this negative declaration and that the Cityt Clerk is hereby directed to fie a copy of the snag, together \Nvi.th.,any attachments, in the. Cit'y Clerk's Office, and forward the same to arty other parties as required by law. Hayed by Seconded by In Favor_ Opposed: Abstain: Short Environmental Assessment Fornt Project of Instructions for Completing Part I-Project Information. The,applicant or project sponsor is responsible for the completion of Part Id Responses become part of the application for approval or funding,are subject to public review„and may be subject to farth.er verification. Complete Part 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 based on current infonnation, Complete all items in Par I. You may also provide any additional information which you believe will be needed by or useful to the learn agency; attach:additional pages as necessary to supplement any item. Part I -Project and Sponsor Information Name of diction or Project. Project Location(describe,and a ach a location map); e .. Brief Description of Proposed Action: t ,Name of Applicant or Sponsor: � Telephone: 2 (} ", .. . f 461 Address: ,®7— City/p ..� estate: Zip Code Lt 1.Does the proposed action only invoke the l illative adoption of a plan,local law,ordinance,ce, NO YES administrative axle,or regulation? If Yes,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 rewire a permit,approval or funding from any other governmental Aggency? NO YE If Yes,list agency(s)game and permit or approval; n .a.Tonal acreage of the site,of the proposed action? acres b.Tout acreage to be physically disturbed? �acres' c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor acres . Check all land rases that occur on,adjoining and near the proposed.action. ,: Cuban Rural(port-agriculture) industrial Cora ercial residential(suburban) €crest ElAgriculture []Aquatic E3 Other(specify); Par land Page 1 of 18.Does the proposed action include construction or other activities that result in the impoundment of water or other liquids(e.g.retention pond,waste lagoon,darn)? If Yes,explain purpose and size: Li 19, Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES solid waste management facility? If Yes,describe: 20.Has the site of the proposed action or an adjoining property been the subject of remediation(on,going or NO YES completed) for hazardous waste? If Yes,describe: t5 Li I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE 'U ) Applicant/s Cx-W- k— 91L 0- Dat ppa r name- Date: Signature: Page 3 of 3 genc°y Use Only [ f applicable] Project: 12 N,Tioga St - Short Environmental AssessmentForm Impact Assessinent Part 2 is to be completed by the Lead Agrencya An,wv r all of the following questions in Part 2 using the information contained in Part i and either materials submitted by the project sponsor or otherwise available to the revic-veer. When answering the questions the reviewer should be guided by the concept"Have my responses been reasonable considering the scale and context of the proposed action?" e� flu,or Moderate small for large impact impact` may may occur occurg 1. Will the,proposed action create a material conflict with an adopted land use plan or zoning regulations? El I I Will the proposed result in a change in the use,Or intensity Of use of land? El � Will the proposed action impair the character or quality `fthe existing community? __._. n 4. Will the proposed action have an impact on the environmental characteristics that caused the estahhshtrtent cal"a Critical Environmental tkrea(Ct A)? 5, Will the proposed action result in an adverse change in the:existing level cad"traffic or at ect existing infrastructure for mass transit,hiring or walkway? 6. Will the proposed action cause an increase in the use o,f energy and it fails to incorporate reasonably available energy conservation or re€rewahle e.nerg opportunities? 7, Will the proposed action impact existing: Li ar.public F private water supplies` _ b.public a private tv;astewater'treatment utilities? Y Will aural or ed acetic resources?ipa he character car quality of _ m the proposed p � 1 important dristarrae archaeological, arc 9. Will the proposed action result in an adverse change to natural resources(e.g., wetlands,� yvaterbodies,groundwater,air quality,flora and fauna)? I Oy Will the proposed action result it an increase in the potential for erosion,flooding or draa,nage problems? Li I I. Will the proposed action create a luvard to environmental resourc:es or human health? P' INT FORM Page, I oft RF 2019 Agency Use Only[If a plicable] Pra]ect. BZA 1 - 106-112 N. Date:- /1 / � Short Environmental Assessment Fora Part 3 Determination of Significance For every question in part v that was answered"moderate to large impact may occur",or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental,impact,please: complete Part d.Part 3 should,in sufficient detail,identify the impact,.including any measures or design elements that: have been included by the project sponsor to avoid or reduce impacts Part 3 should also explain hove'the lead agency, determined that the impact may or will not be significant.Each potential impact should be assessed considering its setting, Probability of occurring,duration, irreversibility,geographic scope and magnitude. Also consider the potential for short term,long-teen and cumulative irnpa ls., Fart 3 Not Applicable:for BZA 3143: Check this boy if you have determined,based on the information mrid analysis above and any supporting documentation, that the proposed action: may result intone or t-nore pate ntially Large or sippiticant adverse impacts and an environmental impact statement is required. Check this box if you have determined,based on the infc3rmation and analysis above,and any supporting documentation, that the proposed action will not result in any sik tificant,adverse environmental;impacts. City of Ithaca Board of Zoning appeal t 1/512C�t - - __ -- ---------- arse of Lead Apcncv Date Steven Beer Chair --. _ .......... Print or Type Narne of Responsible Officer in Lead Agency Title ofResponsible Officer ignature of,Responsible{�71�"ic er in Leaad Agency Lan re W I#reparer(i,( ff`tent frc�tta l�espcYttstblc Officer) cr} Page of TOM [ m o App mx ,a n crh I..on, f,t.-+ra ua3rfi rt,.rr.q,,v{my€, 1 s WK&,.r 7.0-5, .3 Amom i 9,SwkFl 'F° 0 Sq reV ol t`n p b{age-ng mood 64 IN AR OWN ON r r r � {t _ 1 { , w . x� ,ff „ _....... 4 yti ` t z 3 w SOUth buiUng North budding Inf attach with black banner mounts Sfg to bUilding facade {S fah �b Info Burkewill be blUe 4 as shown here an ME i l 1 a7ed by'W Banner general size and ,) acrrtent a s 1 4 1 �x r y a« 3Yf IMP Rear entrance signs 6, .p •w n a n t•G`at t>Yv¢rvx.f,�9t,,yx til reti CAP windows a \@,: .ta"`23 rZ dh � Arl S{xt i t ii7 �N :. tt � � S 1 ti,a 4 kkW M IC, ttrv.Ln.4�s 5M,3 q= QtY of Ithaca, N -w 750 FootBuffer for Parcel - Final Tax Roll 777 „ qq LEGEND U", _J ` fp f v„i9 9' v Y is t t r ( �� Tax,Parwl w eta jasg!k list sriv W riSGs.- �;.....s —..,�.—t x _<�+ � 9 t ( ? _� �^ rty t"na+rea I-apt+y ` s tim r ..0 Ail sPis,trsz Pct,+srii,>• l -iPi, r� I � Ei ,..q .�a 6"�'"` =Va"i z k,.c,:. I—„ `' ,i Sarkir�ra L5 a a�rtitata lts ati-' _ 3 �, ,. y .,r i pwce 64— m- �:.� 3 ,�„'t G+ trey am ,j +i. �,w.7 �j �' � 7. _{["^��.,� I F' trr'cI "`r,rtnca I 1 I P C - ( f ai{ -.m t5 --1 � i✓s �;�,� tom± _ t ..,.�__'t ( 1 ( ,r ,� uh t ruah,.r"; 1 � �_...t.�..<7 �..,..,�. ,--i k.."` -�{ .�. E + x �_� L p kpf g A i t 1 � [#y €+11sey t � a ' ty r ae t i' V" as i P i r + t to cq s i t r qq @@ 1'+,SD4 iht C°'M Mrrtaaara+3 oft this +t;vs s Pr1wdw+ or ciehttcd frhhj€1Ass tGs e>nttr�r� sir tern.ipe[f by rirltC?c€s all f+ 9 r Poft aa�sC Its w a, i s#3q. T(i+'p ctrtphxzrCc s¢Pa ssi. e+nteii�fia his-rac+.0a corat let r'y",,.r of the ini�?� �arrtrap4•e9 ivy a'n•oPata. } !�' CITY OF ITHACA n w Board iAppeals — Notice of Appeal APPEAL #3144 123 CASCA ILLA AVE Appeal of property owner Julie Bakos for an Area Variance from Section 325-8, Column 11, Front Yard, Column 13, Other Side Yard, and Column 14/15 Rear Yard requirements of the Zoning Ordinance. The applicant proposes to construct a 105 square foot porch on the front of the property located at 123 Cascadilla Street. The porch will be 14' wide by 7' deep and will be built on the site of a previously demolished 14' wide by 5' 2" deep porch. The applicant also proposes to construct a second-story deck that will be 14' wide by 7' 6"deep directly above the lower porch. The second-story deck cannot be considered usable space, because it lacks the proper access (door) per the NYS Residential Code. The applicant would like to install the upper deck for aesthetic reasons to enhance the appearance of the two family home. The property has an existing front yard deficiency and the proposed deck and porch will project further into the front setback. The existing front yard will be reduced from 3.3' to 2.25' of the 10' required by the ordinance. The property has existing deficiencies in the other side yard and rear yard that will not be exacerbated by this proposal. The property is located in an R-2b 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 11/22/2019 Cit,y of Ithaca Board eats Worksheet Appeal Number BZA-3144 Address 123 C scaillaAwe Use District R_211, Date 12/03/19 Applicant .Muse Bakos Owner Julie Bakos Application Type: Area Variance colurrsa5 3 4 5 to 7' 8 9 ll) 11 12 13 14/15 f Accessory Off-Street Off-Street Lot A eas L t Width Nunrber rat Height in %ek Lot Offi.r Sidi llersrys€a�S° ��ufdelatl� htrnnrrirtr�t cul�,ta�ara rule: Use Front Yard Side Yard or raurnbtr of reef, Buildirig Use Puking Loading3{Sq'Feet)' (Fact) Stories Feet Coverage Yard wlaltlaever is less llei Flit Existing One Condition Family , 3,049 139 2 —asp 33.4% 3.3 77 3 fa,+"or' 10, % and Use Dwelling District Two None 25�i�or 50"bttt rant None Regulations Family 3a000 35 3 35 35% 10 Its 5 for istirt Zane Required less than 30' Note Non- Conforming OK L19s OK OK OK OK OK17 t OK t M"< 1 ie Conditions Coedited ftat Condition Family ? 3,049 13 3 --20 34.E% 2.25 t � ta.�"ra 1t?. "� and/ort3se Dwelling Distrl et Two lstora 5%or 50'frart not Regulation Family 3 3,000 35 3 3 35% t 14 5 None for Proposed Zone Required less than 3R�" Note Non- Confortnin OK MA OK is€rA OK OK ails° OK OK De( OK l)r;l Dee N/A Conditions for tL2re2t of s r The lower porch deck is 7'in depth and the tipper deck extends an additional 6"over the lower deck.1be front and setback was measure to the furores[paint cal"the 7'-ta" upper deck: CITY OF ITHACA 108 E. Green St. Third Floor Ithaca.,NY t 50-5 90 `Z DEPARTMENT OF PLANNING,BUILDING,ZONING& ECONOMIC DIWELOPMENT ' Gino Leonardi,Board of Zoning Appeals Secretary 7'clephonei 07- 74- 55 Fax: 697-274-6 S -Mail: leoitiardi(?,,cit)otith�ca.or BOARD OF ZONING APPEALS JBZA) APPLICATION 1. TYPE OF APPEAL s R A VARIANCE APPEAL : (FILLED N 13Y STAFF) SPECIAL PERMIT HEARING DATE, USE VARIANCE BUILDING PERM __7__ __ _(i LnRFD) IG NI ,RIAN E RECEIPT ( {i'11,LE Sit BY S`,A F) ACTION,DECISION,OR INTEPWRETATION OF ZONING FrJCE 2. 'ropdrty li&ddr ss: Use District: o , �cam. i t t i _ Owner's Name: ��. � � �� � � -wn r' Address: ? City; . ca State- � � dip: . Appellant' Name. 'Rex k6_5 Appellant's Address: k, 1461_1 _ City: 1 State: zip; F 0 Telephone: 0,7 E-Mail; . Attacli Reason for Appeal (sore"Zoning Appeal ProcedureForm") 5. Appellant Certification: erto) the information submitted with, the appeal is true to the best of n lwl cl e lr lio and read and am familiar with, Cit, gf Ithaca ZoningOrdinance sections that ppy to this appeal (incL &crion 32540, ti cribi g the powers and duties of the Board of Zoning Appeal ). I also acknoll,,ledge the Board of Zoning. peals ?,nay visit the property and pec cal rrrt ro-,r Visz LJ t have net/dis uss d this application with Zoning ' iv�isio n afar-io r to submission, � pp �iax�t� Kati d STATE OF NEW ` 1RK LTCOUNTYFTOMPNNotary Public available at Cify Hall, Sworn,to this day of IMPORTANT* Iracoa nl.rrE applications will be returned to the applicant and the applicant will have to reapply. p If ANOTHER CITY APPROVAL Is required (e.g,, Site Plan Review,;5ubdivisioin review, r i, F Ithaca.Landmarks Preservation commission Review), this application will likely w r not be considered at the next.scheduled BZA meeting date. Notary Public If an application is submitted and subsequent cHANGE5 are ,,lade to the JASON R. CORNER proposal 1p reject, a revised application will be required_ The original application will not be considered a plaeehoider for the original B A hearing NOTARY pi:txt l MsT OF NEW YCi date. Zoning Division staff will also not remove contents from earlier too.i I C 06393967 applications to complete a revised application. Applicants are responsible for ouaiified 6n Broome County ��enssuring all rnforrnation necessary for processing a onin appeal is subrnttted Nair ornto i ion Pit a tl ay the application deadline for a given BZA hearing date. ****Office use only************ 1. Ordinance e tion(s)for the Appeat Page 2, Z.onina Ordinance Section being Ordinance;Section being Appealed 25_ 8 C lunm 11, 13, and 1 /1.5 -: 32 272-. §325- 2 2. Application of SEQRdetermination: T�'De i X 'F pe �UnLi ted . Finvironniental Assessment,form used Short Environmental :assessment Form Long Environmental ental assessment Fonu Completed by the Planning Division at preliminary hearing for SPR Not Applicable- Type 2 action and no further environmental review required previous appeal has Z has not, been made for this proposal: Appeal No. m .� dated Appeal No. _ : dated Appeal No. date Appeal l d. m date 5. Notes or Special on itions 'OF ITELMCA .°. 108 East Green Street r•d Root Ithaca,Nev,York 14 t- r� DEPARTMENT ° ANN G,BUILDINC-,ZONING ECO nCDE,,-V-ELOPMM-N-,T,, Gino Leon rdL,Board, of Zoning Appeals Secr y el p orr ; 601-" 7 5 0 c- 7-2,74µ 5 email-, gleonardi@cityoflthaca.aargg: NOTICE OF APPEAL REG.ARDING ZONIN'G OR SIGN ORDINJANICE CITE OF ITHACA,NEW YORK APPEAL NO, TO: Owners of Pr p rty wiflun 200 feet of and others interested. (property address) FROM: itlhe— &�QS applicable to property named above, in a(,n) zo_ne (name of person rar organization maldng appeal REGARDING::' (check appropriate box) area anance Sper TJ se,Variance --- require, you 5-1 -?cjtaffi_+td of this c p°p es' -ba Bo rd of w+thin A(-ap e-ai` ;�r A() ' e 1. a ha tlie afta-elied letter aTjAT provibade the opporc'. tlrt s far Ys;ft.t to a�oaaartseu"st trt. i:t > D-A' sr` tarTe-r_;^t 02,,e irateeUngt listed, b"'elo. Any"ore-, cot'it,ldered an, et"'e&u,e (ar)L r miay speak o ea %Lgain t tile, appeal 40 (ata= lu t ( 6. Is(.�.tt (a�elcoi;�m off" �-ubna t at,� ritren t,(:<x.ti�:�a.�nema ;to th LA b of itsdesignated rC.r eedi;t � There a time tt oat tar e ) minutes f:bwr each frrtarre t . par" to address the B Dt. during the Public 11earing portlon of flie meeting. The Board of Zoning appeals bases its decision primarily on the written evidence submitted end presented to it, the tes-timony of interested parti , and tr" and legal considerations. The written case record r U be available for review t the Zoning Division, Cite Halt, 108 E. Green St., Third Floor,; begmning one week- before the scheduled g This case has also been referred to the Ciqrs; Planning and v rr e t Board that will advise the BZA, if granting the reHef sought by the appenant %rill`affect` rrr 4 r m rrr obj th . date the trig Board's eating r" trr this appeal is also listed below., Tb.t PLANNING \AIiU consider rttis; case on � �� at 6M P,M, in Coimaion Cotrnc,rt Chainb rrs City Hall, 108 E. Green ee r. Ithaca. The B0.4RD OF ZOOMG �kPP BLS Will cansider this calm onp. at 6: 0 PAC in w F r qr Si e;t t p r t e us t I Front PorGh Rebuild M Soul ASMIA Aven±F' KMC% MY MAO Dear Neighbors, Nany of you may have noticed that our front porch was removed, it was structurally unsafe. We would like to rebuild the front porch with an upper deck, This proposal would include a slightly larger porch that aesthetically blends in with the neighborhood. By having an upper porch, it ensures safety precautions for the residents and functional usage. This proposed project requires an area variance because we do not currently meet the current awring raq&rsmerts of a ten Ant sEt-back are ME =-a-t p:rvt cM Eni- t in ots ov 'wi —S 'Pom! par! 17 �Y4 art A&147 00, Vis qrnperr� , the ::�a" will szoana Z: O&as Vto thE ;U-ne5l AnwEr varAlel to the ror :h an& oalkwaj , The 5a alk-way will not ba Asturted Mhe OVIAM prozess , RVIAna M!! use Me Parkinj space Zn Ve east site 0-': the hoosa am the Trarr la-il EE Mir %Orq QZM, The current size Jr footprint of the porch is too small to share a meal or invite neighbors over for a cup of coffee. We believe that while our proposal exacerbates a front yard zoning deficiency it will benefit the neighborhood in the long term MIA Sakos 500700 49.-1-8 500700 49.4-1 500700 49.4-10 Scb%,aru,Suzanne 415 North Tioga,LLC Guttman,Charles 114 Sears St 415NTiogaSt Wall act,Richard Ithaca NY 14850 Ithaca NY 14:850 411 N Tioga St Ithaca NY 14850 500700 4&-6-12 500700 46.-6-11 500700 49.-1-7 Groorne,Joan E Mapes,Barth D Schmitt,Ronald D 433 NHoga St Mapes,Rhonda E Schmitt,Carol Ithaca NY 14850> 116 Cascadilla St 302 E Upland Rd Ithaca NY 14850 Ithaca NY' 14850 500700 49,-4-11 500700 49.-1-6 500700 49.4-3 Meatball Properties,LLC Cederstrorn,Michael D I Kyle,Steven C 151 Beardsley Ln 120 Sears St Kyle, Sheila M Ithaca NY 14850 Ithaca Nor" 14850 130 Sears St ImacaNY 14850 500700 49,-1-2 500700 49.-1-4 500700 49.4-5 Osborn,Nancy Miller,Ashley M Mazza and Amici,LLC Mazza,James 126 Sears St,Apt 1 307'N Tioga St I I I Cascadilla Ave IthacaNY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 4&-6-10 500700 49.-3-1 500700 49.-3-6 Mapes,Barth D Temple,Charlene 'nie Lois E Ecklund and Paul,R Ecklund Rev T Mapes,Rhonda E 427rioga St N Ecklund,Paul R 116 Caseadilla St Ithaca NY 14850 425 N Tioga St Ithaca NY 14850 Ithaca NY 14850 500700 49.-3-2 500700 49,-2-2 500700 49.-2-1 Grout,Brian H Bakos,Julie Karlsen,Mark PO Box 3927 123 CascadillaAve Karlsen,Micaela Ithaca NY 14852 Ithaca NY 14850 209 Blake I-lilt Rd Van Ftten--.NY 14889 500700 49.-2-4 500700 49--2-21 500700 49.-2-22 Pancaldo. Zia, Speiser,Aaron E Kozlowski,Laura B 710 N Tjoga St Speiser,Sara M 125 Sears St Ithaca NY 14850 123 Sears St 1thacaNY 14850 Ithaca NY 14850 500700 49.-2-20 500700 49.-2-3 500700 49,-2-t 5 KBM Properties LLC Christopher George Corp Scott,Robert PO Box 143 418 Tioga St N 109 Sears St Ithaca NY 14851 1-thacaNY 14850 IthacaNY 14850 500700' 49.-2-19 500700 49.-2-18 500700 49-2-6 Dental,Properties Company,LLC Dental Properties Company,LLC Dental Properties Company,LLC 412 N Tioga St 412-14 N Tjoga St 412 N Tioga St Ithaca NY 14850 IthacaNY 14850 lthacaNY 14850 500700 49,-2-7 500700 46.-7-20 500700 46.-7-14 Dental Properties Company,LLC Ball,qlayton A Mengel,Dwight 408 N'Tioga St Ball,Priscilla A Mengel,Alisa Ithaca NY 14850 98 Yellow Barn Rd 43 6 N Tioga St Freeville NY 13068 Ithaca NY 14850 Berke,Daniel J Shank,Ga rda.: Trlchon,Eric Musick,KcIly Ak hank Oliver N rl-u.%Lauren N Tioga fat 428 N Bogs St 118 °; dill Ave 0 700 .-7-l 9 500700 46=7-18 Pullman,Joseph Kenigson,Ronald 3 5 Ail l~k�. Ad]Rd Bums,Tcresa M Rifie B kos Appeal tl 3144 l t4)s;'r"i iaii.cit ofithaca.c)i° 'o a,,`ac=lttem t=[PM.Not &id. fig.., Julie Lois Ecklund [lecklund@twcny,.rr.com] Sent Sunday,November 24, 2919 1:a9 PM To: Deborah Grunder; Gino Leonard November 24, 2019 ' O: The Board of Zoning Appeals `I'hc C ty's Panning and Development Committee 'e are in support ofgranting the variance requested by Julie l a os at 123 S. Cascadilla Avenue to extend the trout porch rebuild by 22 inches. Most properties on Cascat ilia Ave du not comply with the 1 1'ool set back. This stare t is a lows traffic side street its a 10 mils per hour zone. The porch rebuild will not interfere with foot-or car traffic. Paul and Lois;Ecklund 425 N Tio a St. Ithaca,NY t4850 I of 1 11/25/2019, :27 AM 123 Cascadilla Ave. bttl)s,,/it ail.city• fi1h ca.oTg/owa/?ae'=Iteiii& -IP .Note&id fig,... Charlene Temple ch rI tem l @ r aii.co l S nt:Monday,.November 25,2019,9:25 A Climb Leonard! I s awn Ln su pc:.'L of the appeal. -_ po #f 3144 . 1 of 1 11/25/201. ,9:29 AM CITE OF ITHACA " 108 East Green m---i F r h , N 'fork 14850-5690 e DEPARTMENT OF 1 ,BUILDING,Z DEVELOPMENT Gino Leon rdl,Board of Zoning Appealsi rr t nt 607 ZONING APPEAL CERTIFICATION OF MAILING E-: City Ithaca Board of Zoning Appeals Zoning Appeal a Inn all property owners within t o hundred feet of the boundaries of the lot(s)` der consideration have been mailed a copy of the enclosed notice on or before ' I affirm the notice was mailed to the property n r at the addresses shoe on the attached; list of owners, by depositing the copy in a post-paid properly addressed envelope, in a post office or an official depository.under the exclusive care and custody of the United States Post Office. 1 further affirm the names ss s oaf r perty owners are the same,as the most recent assessment roll.; ,r r r' fafrollant " nature 3 PLEASE SUBMIT TMS FORM TO: City of Ithaca Zoning Division ision Pbone: d j 7 - 55 108 E. Greets St., "R Fax: ( ) 27 - 55 Ithaca,NY 14850 Front Parch; 123 South Cascadifla Ave Lower Deck Plan showing existing deck area A entrame door Wyk I Front Porch Improvement 123 South Cascadilla Ave, Side Elevation ( s viewed prom street) I I I i I I Tsang nouve tvag �Nw� u Front Porch 123 South Cascadilla Ave Front Elevabon k, =LL t7l Ll k iF .. a Deck I l aanli Pit p tqy '2 ifl I P�.id�'..d4. ifi.mO0nl L§ ri 161, -a Sot .Mon ji6st hangers Flalng I irk is io 4 '^ttor 8 w 2 log S,lk,.P'0 PiCk64S +t M dwk Wi F RV of it i ._ a"` ;.tpporl posts space ; ` 06 wood post E �. anal,aestheUo, IT SaMbe ; deep a Cetke.: vol rest anchor `I or an f-bolt ill concvvate Side Elevation - from street Front Porch 123 South Cascadilla Ave Side Elevation (from street) F= x 9 1 1 1 1 0,25/1 roo 1 Roof `raming 2xI 0 AM DouNe band naWhed M,to post and �,-mufted AM= raPer Ues He Rf,'ofing a 2512 pAN '5 7, piywood, she.,aftiing Adhesive EPDM rubb ir roofirig Wood decking L--j r M x... e 0 ,y k C e q: e �a 1 a i 4 f . r �s JS Y g E t} r. F " � y p i x x .emu x r t i i 4 �4 �r 3 y a � " r �k & vaa 2° m I � P lW ittr.t5 ram, + t ) a, N i m� i x y �� `�� � � sit t �-�_� V:�"^� ��.,,, k � 4 �{�i' «.\�'�' akx �;' ���r cs� ��� � ��. a s i't 1`4 y�� l A9F— C -7 t to a 3128 l° Y 1tPE OZ-174 ME a l F1 M 'Pt? uxp ` a d W14 9IN FWND o As Na o cCa �1 �Y V AMEMDP-Ol p Surveyf 123 Southiffy Avenue-City of Ithaca; CountyTompkins r °1h$* Map moy n t be arced in cmmootion witfi a+1aurvat^Afftcavi�t"7s aiml�ar k{opaaysaawt,aa a ra4Ren� ENNIETH A.BAKER or mbobunlam to tbtoSn title Snaurencn �"oh�tny sauuvtCmGcrr�r�m �{ or r0turre arantaaa. rupyriot @ JP 3 ankun,.auruay . 1i1 t'I'P a r90Afit'V*d: Pr44P tBA,L CBaaPJ64V Yeti aR9' a#my.Wdtt tip + 4R69�P&XtBpep�t� zrvz I heresy martify -bo CPCU Gnrnmrunity Credit UnivratISAOit.iMunroo Title Law Offine$Samn P'ankawl � 't'#, i� a 3166isgd lends yrr,Now i6rk cit c as Vic+.0494 5,and that,this � map,correctly delineates anlaetual survey nd the ground made by me or under d hoot -r* � 1 sin,that it was dared try o ur �v#fih the ourrr e�F ppraotloa land r �� tt star sad ted bythe New"Fork State Association iesdoui!Tan and' t 7fou 7no visible encra ents either way meroaa pro es except as L ra LANE- sP P S x 412-174 ' U ¢ = io bi N PIPE FOUND f, :[ZOW Para FwgD 0 As OT p," T> or- �Z'5 /—ASCAD1LL4, AVENOE tK CC i TY SurveyYV AMENDED 9/S/01 123 Southdla Avenue-City of Ithaca Tompkins t yTh mop mvy nait b- uddd Sir omftacrtIon with a"o9mvey Aff°LeAmit*adr adtr,id" c�Y��a �.t ecuA.BAKER t o t�.`gt.M i"rt n, M.-K.ri.wm to s?lpt.i h titi. �.n�ur�nsax+t'�r�sa..Y'nat�a�u�rv� tl'� ¢^4 ®�a cw r'dtuP� ®ramtt ab§ unpyr1obt e MM eaker �?at o+t A ir`r Fats rRoncued P4� P 91G+MA3.i..5F^�lPS€1RiYEYtFY.. uns vela: � w 8CAK: T hereby r,arti y to anu community credit UpionaZMA MaanrOM Title TrImura Tine and Julie. MoAndursana�.'�m�� W T dinn s U6 ➢i d i7uiveyxr, ; l,6rk k -Cmse 2��r.�CJ��AiS,sxad Chtet time _�� i ctl cielineeies a etas3 sir eye ire d b sn�t s°n�xser sny�direct :, � sfc a d]��t it vv s pr of%�eec�arai e the eatax t ode practice fc�r land ,s�arvelys at ix to h ftse t v x date saa3a#ze of profe ona%Tand Surve -, s vz te r ra sacs vss�He:an�ars c iiaa is eiTkz s vwesp Rows property Hues : p& t aaaaeaswa City of Ithaca, NY - 750 Foot Buffer for Parcel - Final Tax Roll IS N=11" LEGEND 71 1,5 LrEWW' 'C—m— T 7 1-'-7 7-77,777',77 L U RAITI.-ST r E i Tax Parce 5 vw Related Ki,,Wfic PTop Ji C ly 0"t'Od pm�lerd, Ity'n Ity H10 �N +mOTIC ownm "'N x All HislorlZ Plotledma rj �'�--F f; �E LL paring 1-ols end&Ifages Bulldwgs UL t 3"Z, k 00 1 KAPPA N� I'll — I ""� 'k , " , " — kall'.ad parcei LJ Border % pkrK 'U"I" [mpem'0115&vlacms m1.0"MI, 5,0— p—R-1 a Irr /p- N ' it I walerway :-q =117 T, tl 'j r -4,41vi _7 Nq R, jrk Ji TZ 7 awl b'W 0 1-4f —T F5- F'-"ATE,if,t is T Na Op 1,"0 kN! 0 J-1 j 11 1 [ [1 U U11W�Lil L 1!6,804 JINJIINJIMMINJIMM 9,ST-37 Feet DW8 enhitmil On ihis nlnp Was pl-Ovkhke,or d raved Prf,,m dato developed,r crmipo ck";po to,oie city er Ithaca,an Eh e be�st avaih bla to rjaxe. Tho oionatorse do not Nam ant lho,arnivacy or wrrtp r,,temss of Ov informativ) priMed, 1 1d20,,12019 bomayW by the daw, a CITY OF ITHACA Board i is Notice of Appeal APPEAL 9 3145E STREET' `appeal of Thomas Herman on behalf of the oN,,,rer Audrey l eSilva and Robert Vanderlan for area variance from Section 32 - , Column 10, Percentage of Lot Coverage, Column 11, front Yard, Column 13, Side Yard, Column 14l15,Rear Yard arid Section 2 r 2 , Location fAccessory Structure requirements of the Zoning Ordinance. The applicant proposes to construct a 166 square foot deck in the rear yard of the property located at 204 Lake Street The deck will be located between the existing garage and the rear porch of the lionino The applicant proposes to fence around the deck and install a, hot tub for their-use.The existing property is deficient in percentage of lot coverage by buildings having % of the '% required ired by the ordinance. Adding the deck will increase the lot coverage;to 4 . % which will exceed the 3 5%maximum ur coverage by 5.9%. The instillation of the deck will. also create rear yard deficiency reducing the rear yard from,3 . %to 20.5%of the 25%required by the ordinance. ce. The property has existing deficiencies in front yard, side yard and the required setback for the garage that will not be exacerbated by this proposal, The property is;located in an RW b use district in which the proposed use is permitted. However,Section_ 325-38 requires that an area variance be granted before a building per it is issued. City of Ithaca Saar earls Worksheet Appeal Number BZA-3145. Address 2041,ace Street Use District f1.-2.1b Date 12/3/2019 Applicant Audrey Desilva/ obert Vanderlan Owner Audrey Desilnr0obert Vanderlan Application Type area Variance L'rlttr n 2 4 5 6 7 S 2 10 11 12 13 14,115 16 Aceessoiy Off-Street OIT Street Lot Area Lot Width Height in %of Lot;- other Front Re8ryaTd: %of depth lvlinientun Column'rifle Use Number of Stories Front YaM Side Yard or mnuoib r of fort, Building Use Fxaak�u 1..�7at1ia3 ISc2.Feet) (Feet) Number L's�w�Lrat�� Yard Whichever is less lloilvit Existing One Condition Family 3 572617 49.9f 2 22,5± 3 ';; 9.11 1 3' fi' i9or33.9% and Use Dwelling District t r None 26%or-5 'brat not Regulations Family 2 3,000 35 3 35 35% 10 16 5 None for xistln Nolte l equired Hess than 211" Note Non - Conforming g OK N/A OK N/A OK OK OK OK Teel',: lief: OK lief. OK N/A Conditions Proposed One; tfi ndition Farnily 3 5,726.17 49.9 V 2 22 5'± 40 9% 9 1' 15.3' l° 23.5'or 20 5% an&or Use Dwelling District Two None 25%tar 56"but..not Regulation Family 2 3.000 35 3 35 35% 10 10 5 None for Proposed Zone Required less(Iran 20"' Note None C onfot mint, OK N/A OK N/A OK OK OK OK Def, Def; OK *Del lief: N/A Conditions for F'=osal Motes: *The>garage is positioned 3',from the rear lot lime which meet the zoning ordinance,alothough the side setback,of tine garage is 2. 'of the 3`required by the ordinance. CITY OFi ' A 0 108 E.Green st.- Third Floor lthaca, " 14850-5690 Gino Leonardi,Board of Zoning Appeals Secretary Telephone: 607-274-6550 Fax: 607-274-6559 E-N-fait, c�8etarrardrrii'cafvolitlaaca,or�� BOARD OF ZONfNG APPEALS 1APPLICATION AREA VARIANCE APPEAL--, x _ (rrc.rrDr0a4f°L;°tl, F) St `N "ARIANC''E � $C��1�P m �"_ {r"rltar:Dai,:aaYsrMr=) ACTION,]DECISION,OR.INT-EMPRETATIO OF ONI'I G Off I 'ER . Property Address: Use District: C:I ,ner's Name: � i L Ommer`s Address: m, �t It t State: rr xp _ mm 3. Ap llar�t's ani ���, �€ � t� rrt�l� t. Epp llant's Address: �t tr t. . W,a city: Statei t ZIP . tt la Reason for Appeal (sets "Zotiing Appeal 11roceditre Form") . Appellant Certification-, l I: r ti ,, the it1fi)rmation submitted with the al.7,oe al is trrre to the best ctf my, wivledgefi)e lief- and 1 have read and amfia iliar'with City of Ithaca &-ming`min Ordinance sections that al.'I')�y to this tr yi c$ (inel. Section 2 - 0, describing the powers and dz4,,ties of the Bo and of onin 417p,eals). Ialso acknmvledge the Board c?ff trraira ,41)11e als irzgy visit the prlrp r-y� and I sl)ec ific ally°er mirsuc h visits. _ A t have noet/ctiscussed this application with onin Division staff pLior to submission. Appellant Signature STATE OF NEW YOI�K CO i �'C �P `> Notary Public available at Qta Hall. wom tta tl li. _ a t `' day of rappticant P RTANT': INCOMPLETE applications wilt be returned to the applicant and the ���.� uratl have to reapply. ANOTHE�OTYAPPRrrV4 is required (e. ., Site Plan Review Subdivision R view, aca Landmarks Preservation Commission Review),this application witl l€kety not be considered at the nest scheduted B A meeting date. Notary l tt lic� if an a s'=` pplacation is submitted and subsequent cnANGLa are made to the proposatlproject, a revised application wit[ be required. The original apptication wiU not be considered;a placdholder for the original BZA hearing, date. Zoning Division staff 'wilt also not remove contents from earlier' applications to comptete a revised application Applicants are responsible for ensuring all information necessary for processing a Zoning Appeal is submitted by the application deadline for a given BZA bearing date. Use 1, Ordinance Section(s) for the Appeal: Page 2 Zonimy Ordinance Section being A i ealed Si-an Ordinance, Section beina,Appealed * §325- 8 Column It 11, 13, wid 14/15 0 §272- * §325- 0 §272- 0 §272- 0 §272- 0 §272- a §32S- §272- 2. Application of SEQR detenni-nation: Cep s I X Type 2 Unlisted 3. Environmental Assess tea nt forni used: X— Short Environmental Assessment Form Long Environmental Form Lead Agency Deterriiination, of Significance Completed by the Planning Divis"ton at preliminary hearing for SPR 4, A previous appeal 1Lj has, H lias 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 ITHACA r 1,08 East Green Street— rd Floor Ithaca,New York 1 •-569 DEPARTMENT OF PLANNING, BUILDING,ZONING & ECONOMIC DEVELOPMENT Ginn Leonardi,Bayard of ZoningAppeals Secretary ` a Telephone: 07-274-6550 tax. 607-�r 4-6558 Email -1eona°di@cityofit aca,or- SO"WONI F 0TWR THAN[Sr.t .rtENTtrr CORD PROPERTY O55'NTR OWNER'S AUTHORIZATION ZONING PPEAL A. DATE: fi r_ __l' ,ro: BOARD OF ZONING .I.,S (Ithaca, ): s " (We)Aa�;_l���l°y� 1 of l (,Name,) (Street Address) (City/municipality) (State& Zia de) Owner of the property at (Street& Number) I am the style owner of the above-mentioned property. This property is also owned by and I have a Power of Attorney to authorize this appeal (attach P i do hereby authorize; to appeal r,, request a Variance r 'Special Permit on my (our) behalf. I ( we understand the appeal will be heard at the l _ meeting of the Board of Zoning Appeals. (Date) -, t r STATE W+y. { 'y�y� -�p'{q }�'+�g�� (Signature) . EW YORK) COUNTY Y OF .I" 'IPKJ a) available at City LN�11 Sworn to this _1_�'L day of 20 L PAMELA 8, H ANGER •• .. m � s .a r=,g Notary Public, State of New`cork Nos as Notary Qualifiedin Tompkins County , Commission Expires Note to those signing this form: (t) Owners 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 only person with detailed information about the property that is essential to the appeal. In such a case, aartbori in anotber 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 of using it consistent with the'-Zoning Ordinance. CITY OF ITHACA ` 108 East green Street— rd floor~ flhara; ew {ork 14850-6 DEPARTMENT OF PLANNING,BU ILDIN G,ZONING & ECONOMIC DIWELOPMENT Gino ORAI Telephone:Le 07 2765 Board f erriir F l 7 55 Email: v_leonarcfi@cityofithaca,org NOTICEE REGARDING ZONING OR, SIGNOIWINIAME MY OF ITHACA, NEW YORK APPEAL TO: Owners of Property within 200 feet of'_. .w�._ :` _.. �3�� �� and others interested, (propel-ty address)- F,110 'l. '= r'l 3 a plicable to proper°ty£;trarned above, it a(rt) '-L one. (name of person or organization making appeal) I Its l ING:; act eek apto-ri priate o-xa` Area::Variance Special Pe:rrnit Use Variance Sign Variance Notion,Decision, or Interpretation of daring Officer' City re,, latirrras require ou be notifiedI this appeal to the Board of Zoning Appeals (BZ , as described in the attached letter and provide the opportunity for you, to comment on it and/or attend the meetings listed below, Anyone considered an interested party rrr y speak for or against the appeal at the meetings listed below, or submit a written statement to the BLk before its designated meeting. There is time limit of three, i minutes for each interested party to address the BZA during the public Hearin 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 parties, and zoning and legal considerations. The written case record will he available for review at the Zoning Division, City :hall, 1. 18 E. Green St., Third Floor, beginning one week before the scheduled BZA meeting. This case has also been referred to the C ty's: Planning g and Development elrrpment Board that will advise the BZA, if granting the relief sought by the appellant will effect long-term planning objectives. The dale of the Planning Board's meeting regarding; this appeal is also listed.below. The PLANNING BOARD Wit] consider this case on � at 6:00 I .M, in C ` on Cow-teil Cbarnbers, City hall, 108 E. Green St. Ithaca. The BOARD OF ZONINc. APPLA S Will consider this cage on at 6.00 P.N1. ira Corn aa.on Council `la hers, City Hall, -108 E, Green St. Ithaca. liftx"O�_, ?,_1 6 6" 11%o-� AJ1Y I I/'Iel 'lr qg ate, afAppellant Add e s Date: Letter to Neighbors 204 Like Avenue is d single family, owner-occupied house located at the northwest corner of Labe Ave and Monroe Street..: What The proposed project involves creating a deck and hot tub space with protectivefencing between the existing house and garage - a space of approximately square feet 4' . ' . The deck will be constructed f cedar on a frame f 2x6 joists, just above the grade "), The two fences will also be of a ar and will provide privacy for the deck and hot tub. (see drawings) w Currently this space is an unused area between the house and garage with a rotten n fence running nin along the boundary between the neighbor and a low cedar screen fence running apposite. This proposal gives purpose to this unused space as a useful outdoor deck, hot tub and sitting;area and garden space. The rotten fence is to be replaced with a new, substantial cedar fence and the lower existing fence opposite will also be replaced with a new cedar fence for privacy` and security. The character of the property will be preserved and enhanced. The impact n views from the street will be minimal. Why This proposal requires an area variance due t ; its deficiency in side yard and rear yard setbacks. The require ' side yard setback and ' rear yard setback would allow for only a portion of the deck as proposed, rendering the project pointless. We are asking for a variance to these setbacks that this stall backyard enclosure can become useful for the purpose described, Given the low visual impact from the street and the fairly easily reversible nature of this project a wooden deck at grade) we are asking for this area variance, 1011712019 ('43,9 unread)-tr rtt,oodf rm@yahtaa,corca-Yahoo Mail lrbacza:514Y 14850 lthac a NY W85) Ithaca NY 14850 70 34A-45r 51OMO A-5 9 500700 34.9-13 atken'ra ily ltealiy.L1 C Paimer,Jonathan S TleMicli,Anni" 125 Geaung Cir 1038 Kraft Rd Bri.:sori,Grad 1dram 511' 14850; Ithaca NY 1a 850 114 Monroe St 7thac a`15'" 14850 5011 t -34,-r!-3 511i17011 34.-9 11. 5€0700 3-4,-9-12. Muratori„Frederick Bukcn Faraily Re2lty IIX Heuficlr,ekraim 114 Lake Ave 135 taenung Circle B wia,clad lffiacaNY 14850 1thacaN)" 14850 11a4MoaroeSweat lthaaca NY 1.3400 500700 45.-3-t 300700 .34.-11-6 500700 34 l-a ('try of lthaca rorestee 36firt F Jane T cnuetla 108 11 Green,St: Kilgorc,Patricia Aritie 3atTe,Linda hhacat NY 1485E 216 Lake Ave PO Box 4 Ithaca 14Y 14857 Meridale NY 13806 500700 34A)-2 500700 34-9_16 5007041 45,a-1 Belles,Ronald Hayes,Thm thy S'. v l iers Edward C7 105 tvliadis-on st 211 First St Waters,Menlee lthara NY 148503429 lthaea NY 14850 33 Farmhouse Cane ,'borhL s7dJ d1 f35 500700 45.4-2 500700 Orr 4-5 500'700 45 4-4 Ho9t,Donn a Larame Holxbvur,Linda` hlentage Park"9ownbousesF Inv, 113 Monroe tat 4 8 8 Mori roe,St 680 Ridge Rd llimenNY 14850 lalrtacal.4' 14830 CnnsingNY 14882 500700 45.-4-5 5007Clf1 43.4--21 500700 45A-20 5N'°atdh ,Gar,' D avidsan-3oianson,Sarah Mcclilloch,Je aneoe' r, E agits Flead Rd 119 rifst st 115 First St ltha i NY 14850 11bacs NY 1$550 lthoca tY 131130 https/)ma49.yral-tries t omldifolderslifniessa esf 830gfAMSarxpRbaOiXaiH7g7YyLBEEJB1 ?.src=fp&futlscrL n,=7, L/1. CITY OF ITHACA `c 108 East Green Street rd Floor Ittr c ,Nero ork1,4850-5690 F _ r p . I PLANNING,BUILDING, � � mil" { Gino Leonardi,Board of Zoning Appeals Secretary Al R ry Tele ho= 60 7-27 - 550 Fax. 60 7 274- 5 .in azI g1eonai-di@6tyafithaca,oqg a ZONING ATPEAL CEWHFICATION OF IVIMLING RE: City of Ithaca Board of Zoning Appeals Zoning Appeal# 1, affirm all property owners r�r'thi �-Nv hundred ( 0) -f t of-t boundaries of the lot(s) under consideration have been railed a copy t` the enclosed notice on or before t /I-1 /7_017 . l affirm the notice was mailed to the property ammers at the addresses shown are: the attached list of owners, by depositing the copy in a post-paid properly* addressed envelope, lrr a post office or an official depository, raider the exclusive care and custody of the Unit d States Post'Office, I further" affill'a= the names and addresses oftli property owners are the same as the r°nost recent assessment ruff; -7-t_ _-Y(7 Pj PLEASE S'(JBNIIT,rmS FORM TO- Cats.of Ithaca Zorting Division Phone: (607) 274-6550 108 E. Green at., 1d Fl Fxx: (607) 274-6558< Ithaca,NY 14850 ShortEnvironniental Assessment ear Instructions for ComplEfing Part 1 -Project Information. 'rhe applicant or project sponsor is responsible for the ccampietion of pant 1. Responses become part of the application for approval or funding,are,subject to public review,and may be subject to further verification. Complc to 1lart I lased on infia-oration currently available, If additional research or investigation Nvould be needed to fully respond.to any item,please answer as thoroughly as possible based on current iriforn-ation. Complete all items in Dart I, You may also provide array, additional infortnatiora which you believe will be needed by or useful to the lead agency,- attach:additional pages as necessary to supplement any item. Part 1 -project and Sponsor Information Name of Action or Project; p Project Location(describe,and attach a location r ap): Brief Description of Proposed Action: t? i ' s`t` t i.., . i' c; � f rJf"+`+ '1 tad •" Name of Applicant orSponsor: Teleplrone: r p _ ;l-Bails Address: Etwf7P0 State. Zap Code: " cf' , t I.floes the proposed action o involve the legislative adoption of a plan, loyal law,ordinance _O' YES administrative rule.,or regulation? If'des,attach a narrative description oftlae intent of:`the proposed action and the environmental resources that ET 1:1 niaay°be affected in the municipality and proceed to fart 2. 1f no,continue to question 2, � . Does the proposed action require a permit,approval or funding frown away amber governmental Agency'? NO YE If Yes,list agency(s)name and permit or approval: 3.a,Total acreage of the,site of the proposed action`°' aw.acres A b,Total acreage to be physically disturbed? acres c..Total acreage(project site and any contiguous properties)owned - - or controlled by tbp applicant or project sponsor"? _ 1..., . _acres "Ti x t' , i a "heck all,land apses that occur on,adjoining and near the proposed action. 13rban Rural(non-aggr culture) C]Sidustrial FI Ckorrrnercial EJ Residential(suburban) Forest ElAgriculture El Aquatic E10ther(specify)'---- Par Imm Page: of 3: 5. Is the proposed action, NO YES, N/A a. A pen-nitted use'under the zoning regulations? b. Consistent with the adopted comprehensive plan? r I Li 6, Is the proposed action consistent with the predominant character c)f the existing built or natural NO VE S landscape? 0 ET 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environnientalkrea? NO YES If Yes, identif.V'- 8. a. Will the proposed action result in a substantial increase in traffic above present levels'? NO YES r= Lj b—Are public transportation service(s)available at or near the site of the proposed action? iz -1:1 c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? 9.Does the proposed action rneet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirernen is describe deli gyn features and technologies: N, A, ----------- ------------- ------------------------ --------------------- ---------- ---------- 10. Will the proposed action,connect to an existing public/private water supp, NO —YES If No,describe method year providing potable water: ( Jk rt-r 1—cl' 11, Wit] the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing waste)vater treatment: 12. a.Does the site contain as structure that is listed on either the State or National Register of Historic NO YES Places? b. Is the proposed action located in an archeological sensitive area? Li 13. a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,con in NO YES wetlands or other waterbodies regulated by a federal,state of local agency? Li b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres., ------------------- -------- --------------- 14, Identify the t- ypical habitat types that occur on,or are fikely to be found on the project site. Check all that apply: 0 Shoreline 0 Forest El AgriculturaUgrasslands El Early mid-successional 0 Wetland s —Urban 0 Suburban 15.Does the site of the proposed action contain any species of animal,or associated habitats,-fisted NO YES by the State or Federal government as threatened or endangered']? Ej 11 16.Is the project site located in the 100 year flood plain? Nfl Y S 17.Will the proposed action create storm water discharge,either ftorn point or non-point sources? NO 'ES If Yes, a.Will storm water discharges floNw,, to adjacent properties? NO [:]YFS b°Will storm water discharges be directed to established conveyance systems(runoff and stonn,drains)? if Yes,briefly describe: NO DYES Page 2 of 3 Ilk �0 Ape _, 4e wY +.#yp '„ wAl 7a-r'0-33 67 ----^,y. �..„..^- d r AAA 41W rat A4re S t t✓ �i avRptr' t sexes "..:m. e ...._.`P-,�..— -.,,� — .......m..„,__ �, t � � .�"v�*fr�"..'-�'r%*.P' /�.:JtP.J'"Pl✓''',ur+^cz'�" t,/ Al r g mm0 Ile r, 'ere --"g �.. � amp ,n , r r_- "b"��"'',tf ..�,r� ,�'"✓��'.''.J""r'sr'J' '-«"`„..t: ' 7 110`- Al . AMt,LAND SURVEMG rrovr.. r AMSs TO THS W MUST COWLY Wpraa SECtION 720,SMMSON 2 OF 11W NEW YOW SrATE E / P43, 1'Y$Y, NE 5' �9 MCAMU LAW,AU CER7kMkT0*S MEPEC@d AAE 5 AbD FOR MS MWAND C 3 THE V W,W MAP ( +) I Tavrs PAP NOT auM+Aitn Usrrr WCOMACnOR Wrr"A PwE-Y r.FMwor 'CE E_' I hereby certify to 4, 4_ that I am a licensed land surveyor,New York Stale License No. and that this map correctly delineates an actual survey on than ground made by rye or under my direct r 7-rV,4e,4 superilsion,that it was prepared in accordance with the Current code of practice for land title surveys adapted by the New York Association of professional Land Surveyors- and that I tortrrd no visible encroachments either may mass property lines except as shorn hereon, c. r y -10 er,- eZ '1 .5r . ` Y-- -00 SIGNED: DATED: r � 6 m t ask, a.a N � rx b n t " z �s a xN— G ti ps EX) k 'AN ---------------- tv- +*,:.=�,.��.v�,aa spa �t r.. e ---------------- w', -nos so 11 canton _. f w. �.� .�.. .. -- 4 .. ----------- - Ca tTja oil two So _ . ee p� ..n1 CY Vzti �x e It T i ,V rn I � I � J e ar, -ear — 1.,x , `_ear Cedar 1" x T Cedar Cedar DOE f E T T . � , V�l ----------- _ y .7 - 4,q Garden with Hot Tub T, Mary Zebell scaler 1 2":1'-0" garden design & site plannin� 0 5 10 20 Bilge Residence � Ithaca,, NY 1,4850 City of Ithaca, NY Foot Buffer for Parcel - Final Tax Roll --` '- � I _as;a:.:. � =rr r: �" �t`"••:.`. ... .. 'L%,,� Note Nil t t,? "v, v ' , f _3, '}ax ^arca�.fs sv l' �atE€t€I1ast�c " 'n;,v's.;a-' '; .t �� --l-- §_€:� " t 4"";W ,� Laty }1'ynei Property .. j `, �` s,�„- . _� r saardrissaica ff a AN f Pistarrc F rxaraar4res ,, £ •. '�,r> tt "°` r y-a t �``1. ,a. �` a`t�9Crik `o':� "vc � „a•. t ;'_F a".'�6i ... _ a( �...-t i. .d Eaaaks gtLi44 srw'Gamgns; Z, 1 ¢ ,ma j` �� 3" saakeStntav- l a La ` ¢ II t( d 1lit parcel 4 'J v {C 7 i �[i tSts�r '`° Stu i '� I d 1,1'.:I � .m Parr "r X � t "is Er�4aet-+Ft u "rt r$ ... .,a.4 ,„ 'aa, °a'w �.w .. ) { �k k f a.ks � 'ri�.. t�.�..,. ,�, ^c,.�s'_N aS"'-."--�_.. �L.. �' ,t �i� r`a m ¢ ti ""ia ata ra�v. ar..an,�ra KM e tT. m.. raw 5%r , sri t .. r'� i 3a a fir+ ur 1t1 y _ x ,,✓a" 't"tar 4 L ,PD&= � i�d r h _ t '� f !MI11 ;. , ` l - t �ell-lfi «w � t `x a t L i I ( ILI t � _. pat 3 s `t t, x \ F$ vs '^� 1, r! �rf- { ti f�, t� '�" a a 'w�"^t "� , =a i j ,. ,. V ?;^l , i ------------ LI a R­� h 411 p * 1 1 IL L !. �� �""- 5#Irs a7&�3at#a!'Grtg .°a ,.aw',a € — w 4 � 4 87&6A Feet Date e rontaif sed on kt u,map was provided of derived trout dae a developed or compkid by the City tag tt@t am,Ind is the be,81 ava hale to data The Ofigi oatom do aot win aaaraataa. of and infcrmWitin Feinted: 11d321201 por raved by lhOr9etk,, a t `v a CITY OF ITHACA a iRii Board of Zoning Appeals Notice of Appeal APPEAL #3146 306 BRYANT AVENIJE Appeal of STREAM Collaborativecan behalf of the owner 306 Bryant Ave, 1,LC for area variance from Section .75- , Column 4, Off-Street larking, C olu nn 6,Lot Area, Column mn 7,Lot Width, Cf lturin 10 Percentage of Lot Coverage, C olurmi 1.1, Front Yard,, Column 12, Side Yard, Column 13, Other Side `hard and Column 14/15, dear "hard requirements is of the Zoning Ordinance. The applicant proposes t alter the two unit dwelling to accommodate 10 unrelated residents at the property Iocat d at 3 06 Bryant Avenue. The property has established rights for 10 unrelated and the applicant would like to provide bedroom for each ofthe tenants,'The two units consist of a studio apartment and a 7 bedir o n apartment. The applicant proposes to convert the studio apartment to a two bedroom apartment and the 7 bedroom unit to an 8 bedroom apartment, The property has no parking on site and the proposed alteration_ requires one additional parking spice be provided. The property has established rights for the required }parking spaces and adding an additional bedroom to the 7 bedroom unit exacerbates the existing; deficiency and;therefore requires a variance to comply with the zoning, ordinance. The property has existing, deficiencies in lot area, lot width,percentage of lot coverage, front yard., side yard,,other side yard and rear yard that will tact be exacerbatedby this proposal, The property is located in a Cn'R-3 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 t 1tf420t , City of Ithaca Board of Zoning Appeals Worksheet Appeal Number 13ZA-3146 Address 306 Bryant Avenue Bldg,Area I 110 SF Required Provided Use District CR-3 Date J 2L3/2019 Required Green Space @ 30% 575 806 Applicant Charlie O'Connor Owner 306 Bryant Ave,LLC Landscape @ 75% 431 489 Application Type: Area Varinace Hard Stape @ 25% 144 317 Number 2 3 4 5 6 7 8 9 10 11 12 13 W15 16 Rear yard; %of depth or cotumn'ruie, Use Accessory Use Off-Street Off-Sireet Lot Area l.utWidth Number of Height in %of Lot Coverage Front Yard Side Yard Other Side number of feet,whichever Minimum Building Parking Loaditig �Sq,Feet) (Feet) Stories Feet Yard is less Height Existing Condition Multiple 0 1,916 35W' 3 32± 57.9% T4' 4'-5 1 1.4'or 3% and Use r-- 20%or 20' District �1-2�Fa_mi.ly None 40%Bldg. 20'Min. Regulations Multi 5 3500 40 3 35 10 5 5 whichever is less I Stories Min. ittl Required 30%Green for Existing Multiple - Buffer Req, 10'Ve& Note'Non- Conforming OK N/A Def NI/A Def Def OK OR DiA- pit Def, Def Def. De 1', OK Conditions Ok-Gfeen spacc Proposed Condition Multiple 0 1,916 35,07' 3 T6"32± 57�9% - 4f-5" 1.4'ar 3% 'v' and/or Use District 1-212amily None 40%Bldg. 20%or 20' 20',Min. Regulations 6 3500 40 3 35 10 5 5 whichever is less Multiple Required 30%Creep 2 Stories Min. forProposed Multi le *10'Veg.Buffer Req. Note Non- Coil Form ing Dcf-1 kit Coiem,,c OK N/A E)ef' N/A Def Def OK OK Del, Def Def, Def OK Conditions OK-GFeim Space for Proposal *See-325-45.2B(IO) CR-3 FORM BASE REQUIRENTENTS Structure Floor Height Parking Setback Primary Structure Street Roof ColurnriTitle Type Doors&Entries Street Upper Garage Pa_rldng Porches Spacing Faqade Pitch of Gable Level Stories Space,_. Lenggh 6:12 Min. 12:12 Max. Proposed Pitched roof- 3rd floor within pitched Condition Primary I on street-facing fay ade Front Porch roof and/or Use District Furictioning entry:on street-facing 20'muf. Front Porch 101 Min.beimeen B lank Pitch Roof Required fa aide I tnim from At front Sited Roof Not allowed as primary Regultuirm Primary Corner lots: I functioning entry on 9'Min, Wmin. fiont faqade Required See- primary structure Wall 8' *3rd Story Bab,Space.-Fully contained for Proposed street facing facade. faqade 325412B(5) on the same parcel Max. in pitched roof.See.325-45,2B(1 1)50% Note Non- Conforl-ning O K OK OK N/A N/A OK VA OK OK Conditions for Proposal ITT OF ITHACk 'x 10 E- .,tweed €.— hir Floo• lthacaNY 14850-5690 I`11tI'�,II`�'NIEN�'OF 1'1 j NN1NG,BUILDING,ZONING ECONOMIC 11� .I tl1�t 1. a�1 Gino L,eonardi,Board of Zoning appeals Secretarjr i' 1c+pi7ane: 607-174-6550 Fax: 607-27=4a655 E-Mail gjeonaTdfi divolithae r.orgBOARD OF ZONING ; . ZA) APPLICATION' I TYPE OF APPEAL USE m3 tRL iii lit E] SIGN VARIANCE RECEIPT4- (FILLED IN BY STAFr) ACTION, DECISION,OR INTE P °IATI N OF ZONING OFFICER ( .Import#Address: -3c 6 Use District. �. .. _ , � ., . State: Y, zin: ` 3.Appellant'sNaryie: � d = " ri ply � �. . . � City- State: t\k zir,): ..® 1_/.& .cl Telephone: ... ._MaiI , (e., m w a kitsch Reason son for Appeal (see"Zoning Appeal Procedure Form"') 5. Appellant ititic tion- I cerrto�, the injbrnzation submitted .with the appeal is true to the best Qf rnry l nowledgelbell , and 1 have read and c nifinrriltar rvith City of Ithaca Zoning ordinance .sections that apply to this appeal(lra 1. 35ec,tion 5-40, describing the ?rrivers and duties Qf the Board of Zonin /'lla�,.eals), I c� art so;acknowledge the Board Qf Zor^ing, p earls niczy visit the property and I spec�ficaI4�pernzit such visits. 1 tra-re rrretdiscussed this application witlr Zoning Division staff 1:gicr_Tto subrrrissio . Rant Signature STATE- OF NEW YORK COLTNTY OF TOMPKI S T Notary Public available at City Hall. ,vvom to this . ' _day of IMPORTANT: ItrcompixTE applications will be returned to the appli7Review, applicant wilt have to reapply. . .. .<, t. 10t If ANOTHER CITY APPROVAL is required (e.g., Site Plan Review, SubdiviIthaca.tandrnars Preservation onrrnlssfor ReviewJ.. this applicatro not be considered at the next scheduled BZA meeting date. Notary Publt If an application is submitted and subsequent CHANGES are made to the prpposaltproject, a revised application will be required. The original Deborah J. hoover application wilt not be considered a ptacholder for the original BZ.A hearing Notary Public, State of New 0 date. Zoning Division staff will also not remove contents from earlier No, 01HO6020 i3 applications to complete a revised application. Applicants are responsible for ualifded In Tompkins Coup ensuring all information necessary for processing a Zoning Appeal is submitted omr,fission E,.Kprre 08-3 -241 by the application deadline for a liven II heartrl date, ****: zcaca°�a"ca�a4�c-h*********Office use l. Ordinance Section(s) for the Appeal: Page 2 oni Ordinarice Section bale ) al d Sias C rdi a c Section being .p�p� al d` 7 t; 2 _ 27 -: 25— 7 -.. 32 ® 72- 5- §272- 2. Application of SEQR determination: _ Type l ._X Type 2 —Unlisted . Environmental Assessment form used:. X Short Environmental Assessment F rn Long Environmental Form Lead, Agent Determination f Significance Completed plated y the Planning Division at preliminary hearing for SPA . A previous appeal El has, Z has not, been made for this proposal: Appeal No. dated Appeal No. , dated Appeal No. dated Appeal No. _, dated .dotes or Special Conditions: CITY OF H° C � 108E, -:;araaa taar�t - rral loor� lthae. eve York t4 tt ,6 0 h" °"�: N°�i �,, MAINER'S AUTHORIZATION FORM ZONING 4 1 2 /1 O- BOARD OF ZONING APPEALS (Ithaca, .: e Charlie O'Connor Buffalo Street of __ _ _ (I�a agar) (street Address) Ithaca NY 14850 (City/municipality ) (State& ZipCode) Owner of the property at 306 Bryant Ave, Ithaca (street&Numbee) f am the style owner of theabove-mentioned property. This property,.,is also net by and I have a Power of Attorney ne to authorize thisappeal h do Craig o i h r f Collaborative ti ire cra�ie to appeal or request Variance e or Special Permit � (Trig) behar 1 (rye) understand the appeal will b heard at the 1 lmeetingof the Board of Zoning Appeals. r (]date)' w..FP (Signature) STATE OF NEW . 'LINTY OF T D Notary Public available at City Halij aa.0 Sworn to this,--. day of Notary Public Noe to those sl r irr ibis k2 N (fOwners authorizing in another to present an appeal on their behalf should be aware the Board may, in granting relief,add reasonable conditions which then become binding rrrr the pr e Especially where ar Variance is being sought,the owner may be the only person with detailed information about the property that is essential to the appeal. In such a case, authorizing in nother person to appeal way be detrimental to the appeal, artless the owner is either present at the hearing or sends another person fully prepared to arms Fer* questions about the property and the feasibility of-using it consistent with the Zoning Ordinance. CITY OF ITHACA East Green Street --3rd Floor Ithaca,New York 14850-5690 � DEPXRT-AIL,NT OF PLANNTNG, li1JLDIN(,,,' t t1 t,, & ECONOMIC EL ` inn Leoneardi, Board of Zoning Appeals Secretary 'elephon ; 07-274-6550 Fax: 07A274- 5i Email: gl actardiu clt offttthaea,tar, NOTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE CITY OF . , NEWYORK APPEAL NO. 3 T Owners of Property Within in 200 feet of 306Bryant Avenue and others interested. tpropert raddress) _._ _ Modern Living �Rentals a plica to t op rt na-in cl ab -\t , in (n) , - n (nune ofperson or cargmization makin taeal) REGAING: (check appropriate,box) Area Variance Special hermit Use Variance Sign Variance Action,Decision,or int q retation of Zoning Officer City regulations require you be notified of this appeal to the Board of Zoning Appeals , as. described in the attached letter and provide the opportunity for you to comment on itand/or attend the: meetings listed below. Anyone c nNider`e are utter sted ty- a speak fear err again.st,tti-e-appealt the meetings listed below, or submit a written statement to the BZA;before its designated meeting. "here is a: time limit of threeminutes for each interested party to address the RZA during the Public Hearing portion of the meeting. e 'Board of_Zoning Appeals leases its decision primarily on the written evidence submitted an presented to it, the testimony of interested patties, and zoning and legal considerations. The written case > record will be available for review at the Zoning Division, City all, 108 E. Green St., Third Fluor, beginning were week before`the scheduled BZA meeting. This case has also been referred tote it 's, Planning and Development Board that will advise the BZA, if granting the :relief sought by the appellant will affect long-term planning w ectives. The date of the Planning Board's meeting regardingthis appeal is also listed below. The PLANNING BOARD will consider this case on 111 / 1 at. 6:00`'p,M� in Coinnion otmcil Chambers,rRs, tit ill 108 E, Green St. Ithaca., The try OIL ZONING APPEALSWill consider this case on 1 f I fl1 at 6:00 PM ire pan nion Council Chambers, City Hall, 108 E. Green St. 1that~a 1 Stag Street rtd Floor, Ithaca, NY 14850 11/19/2019 Signature of AptiacHant Address Date NUM01990 STREAM COLLABORATIVE architecture+ landscape archRecture dpc October 17, 2019 Board of Zoning appeals and property owners within 200 feet of 306 Bryant Ave,ithaca NY 11 n behalf of Modern Living Rentals„ we are requesting zoning variance for the parking requirements, to allow for alterations to be performed to the residence listed above., Please see the attached Reason for Appeal for more information n on the required variance. Sincerely, No h Dam re t Principal CEO STREAM COLLABORATIVE rcN4t : cftire t October 16, 2019 The Reason r -306 BryantAve We are requesting a variance of the need for an additional parking space. The proposed actions are interior modifications to the existing room layouts. One action is to split two larger bedrooms into three smeller bedrooms. This action meets all of the city requirements for bedroom sizes The second action expands a large bedroom into an existing, enclosed porch area;, and splits the room into two bedrooms, This action also meets all of the City requirements for bedroom sizes. The results are that the current 1 bedroom unit and 7 bedroom unit, will become a bedroom unit and an 8 bedroom unit. The house is currently allowed an occupancy of 10 people_ All of the work to be done, will occur inside of the existing structure, and the only work on the exterior walls will be the addition of a couple of new egress windows in the new; bedrooms. These actions together result in the requirement of an additional parking space because of the bedroom counts. The; building is currently allowed a total occupancy of 10 people; between the two units, because a couple of the existing bedrooms are large enough for double occupancy. 'The proposed changes would increase the number of bedrooms, but not increase the number of occupants. However, this increase in bedrooms increases the number of parking spaces. needed. The existing building currently has no parking associated with it.since there is no proposed increase in occupancy'for the house, it is only logical that the current parking arrangement and demand (which is no perking) would be adequate for the tenant's needs after the building modifications. This reduction`of surface+ parking is consistent with transportation demand management strategies for the City of Ithaca and specifically in areas that are well served by public transit, carshare bike hare and walkable to services The owner would like to provide bus passes for any tenant interested in hawing one. 16008-306 Bryant Five-Neighbors within 200 feel: Parcel Owner Flailing Address 500700 67.-4-1 Rudan,Doreen 3 100 Wildfl,ower Dr Ithaca NY 1 850 500700 64.-9-9 Lower;William L louver,Patricia'M 433 Floral Ave Ithaca NY 14850 S00700 64,-9-10 241 Linden Ave LLC 307 Bostwick Rd Ithaca NY 14850; 500700 64.9-1 Arnaudoff,Emilie Arnaudoff,Dimeter 202 Linden Ave Ithaca NY 148SO 500700 64,-9-5 Lower,William l 433 Floral Ave Ithaca NY 14850 500700 64.-9-8 Lower;Wr Hbarn L 433 Floral Ave Ithaca NY 14850 500700 64,-9-7 PBC,&Associates,LLC 1304 Mecklenburg Rd Ithaca NY 14850 S00700 64:9 4 Lower;Patricia M 433 Floral Ave Ithaca NY 14850 500700 64.-9-6 Pea Family Realty,LLC;: 408 College Ave Ithaca.NY 14850 500700 67.-3-3 4 L Properties of Ithaca LLC 307 Bostwick Rd Ithaca NY 14850 500700 64.- -2 Po Realty,LLB 18 Smugglers Path; Ithaca NY 14850 530700 64.-9-3 Liguori,Margaret K Po Box 6437 Ithaca NY 14,851 500700 64.40 8 Linden Avenue Associates 204 Glenside Rd Ithaca NY 14850 500700 64.414-I Demosgohnny,LLC 8 Clenford Lane: E.Northport NY 11731 500700 64.40a10 I3emosjohnny,LLC 8 Cilenford Lane E.Northport NY 11731; 500700 64.40.11 Demoslohnny,,LLC 8 Glenford Lane E.Northport NY 11731 500700 64.-10-1:5 Colle etowvn Crossing,LLC`- PO Box 7058 Ithaca hay 14851 500700 67.-1-1 301 CA Associates,LLC 15 Thornwood Dr Ithaca NY 14851 500700 64.40-13 301 CA Associates,LLC 15 Thornwood Dr Ithaca NY 14850 500790'64.-10_7 Dry-Lin LLC 1001W Seneca St Ithaca NY 14850 500700 64.40-3 209-215 Dryden Associates,LLC' 15 Thornwood Drive Ithaca NY 14851 5€0700 64.-8®1- O'Connor,Kevin 9 Parkway Pl Ithaca NY 1 850 5D0700 64,8 11 301 Bryant Avenue,LLC 307 Bostwick Rd Ithaca NY 14851 50070IO 64-8-A Lower,William L Lower,Patricia M 433 Floral Ave Ithaca NY 14850 500760 64.-8-4 Louver,William L Lower,Patrlca A 433 Floral Ave Ithaca NY 14850 500700 64.-8-2 Lower,William L Lower,Patricia M 433 Floral Ave Ithaca NY 14850 50070 64.-8.10 West Shore Apartments,LLC 107 Worth St Ithaca NY 14850 500700 6T-3-2 Mazza and Amid,LLC 307 N Tioga 5t Ithaca NY 148SO 500700 6T-3-1 Lower,Laura A; Lower,Patricia M 441 Floral Ave Ithaca NY 14850 CITY OF t., H tt°x no Leonardi, Board of Zoning Appeals Secretary % p.y i.xrf s4 t r ? S ;Pt . kd a ,o;r � ;�; e 0. wx: s �`�33ES ZONING APPEAL CERTIFICATION City I Ithaca Board of Zoning appeals Zoning Appeal 1346 Christina King , affirm all property owners within two h- dr d ( dt ) feet of dl boundaries of the lot(s) under consideration have been mailed a copy of the nclos d notice on or before' 1171 l t aff rin the notice was mailed,to the property owners at the addresses shown on, the attached list of owners, by depositing the copy in a post-paid properly addressed envelope, i ,a past office or an official depository trader the exclusive care and custody eel"the United States post Office. l f irtb r affin the nanies and addresses ofthe property crs are the same as the to st ccent assessment r li PLEASE SUBMIT THIS FORM TO: City of Ithaca Zoning Division n Phone: ( 07) 274-6550; 108 . Green St., "j FL Fa x: (6,07)274-6558 Ithaca,NY 14850 306 BRYANT AVENUE OCCUPANCY COMPARISON Apt. Floor Room Existing Occupancy Floor Proposed Rm (Proposed 5F ;occupancy _ _ _ . _. . _ - _ � .. � Basement _ igsmt. R/LR m 13631 11 1 Bsmt. ,BR 110 1Bsmt. — ' it/Din.— 1_641 [Rsmt. BR 11 1_ 1 (llsmt LR 1 1 _. .,01 31 Apt. I !Bsmt; 01. 11 1 R. 126G_ 1 �BR 18 ` 31 1sBR 11 � 1 _. - �_ _._ �. , ,,..,_ w. __1 .................... _. 11 [DR � 12 1 � 1 d R 1491 _ _ _ _ _. _.- - _ _ _ � 11 ILR 15 ' 11LR 157 _ 12 !EAR 11 1 21BR 1041 1 `2 (RR 15 1 21RR 931 1' .... - - � � _ � _ . 12 IBR 1341 21 21 R 99i 1 113 IR 13 2, _ 2..,'RR 1141 1 RR j 1291 2, 1 31BR ( 136 2 Total 8 15503 14; 31RR I 129 2 _ _� .. Total 10 1i2 13 Devi w of the proposed alteration to the building at 306 Bryant Avenue revealed the *overall;occupancy of the building is being reduced from 14 to 13.The number of bedrooms has increased from R to 10.The bedrooms increase affects apartment 1 only and requires an additional ( ) parking"space, A variance for the one (1) parking space is required far the building, i The determination for an extension or enlargement of a non-conforming-use or structure is based on: if the alteration increases the number of persons allowed by the bedroom size, number of units, or creates or exacerbates are deficiencies caused by the ­r _, � w.. alteration to the building,structure,or land, _ . L N . _. I * Overall Occupancy. calculation of all the bedroom sizes, according to the housing code, for the number of related occupants. Short Environmental Assessment Instructions for Complegag Part f-Project Information. The applicant or project sponsor is responsible for the completion of Bark 1. 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 (eased on infornration currently;available, It additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all iterns in Part I, You may also provide any additional inf ration which you believe will be needed by or useful to the lead agency-,attach additional pages as necessary to supplement any item.- "art f Project and Sponsor Information Name of Action or Project: 306 Bryant Ave Project Location(describe,and attach a location rnap) 08 Bryant Ave, Brief Description of Proposed Action; A very large,existing bedroom is to be extended irr o an existing enclosed porch area,and.split into 2 separate bedrooms.And two eraser large bedrooms will be split into 5 smaller bedrooms, acne of Applicant or Sponsor: Telephone: C -6 7-3 Q4 Charlie O'Connor lu-Mail: charile0modernllvingrentals.com Address: 00 G Buffalo Street,suite 201 _'ityf'PO: state, Zip Code: Ithaca NY 14850- ,Dries the proposed action only involve the legislative adoption of a plan,local later,ordinance, NO YES administrative rule„or regulation?' If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that + may be affected in the numicipal ity=and proceed to Dart 2. If no,continue to question 2 , Does the proposed action require a pennit,approval or funding,f-orn any ether go errunentalAgency? NO YES If Yes, list agency(s)name and permu,or approval; Li .a. Total acreage of the site of the proposed action? �®. ® 044,acres b.Total acreage to be physically distut-bed? ___ acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? .044 acres 4. Check all laid sues that occur on,adjoining and near the proposed.action. Urban ural(non-a xr-iculture) C31ndustrial E3Commercial 0 residential(suburban) forest OAgricultuxe El Aquatic: E3 Other(specify)i:®v f'arland Page';f of 5 Is the proposed action, _N`O YES N/A a. A permitted use under the zoning regulations? 1:1 0- b,Consistent with the adopted comprehensive plaW? L_J 6. Is the proposed action consistent with the predominant character of the existing built or natural K0— YE __ landscape'? El Z 7 Is the site of the proposed action located in,or does it adjoin, a state listed Critical Environmental Area? YES If Yes,identify; EJ 8, a.Will the proposed action result in a substantial increase in traffic above present levels'? NO YES Z 01 b.Are public transportation service(s)available at or near the site of the proposed action? e. Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? 9.Does the proposed action meet or exceed the state energy code requirements`'' NO If the proposed action will exceed requirements,describe design features and technologies: r---I Li I O Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for prox6ding potable water: I I,Wi It the proposed action connect to existing wastewater utilities? NO YES if No,describe method for providing wastewater treatrnent: 12. a.Does the site contain a structure that is listed on either-`the State or National Register of I-fistoric NO YES Places? 1:1 b, Is the proposed action located in an archeological sensitive area? I - Li 13, a,Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wet]ands or other waterbodies regulated by a federal,state or local agency? b.Would the proposed action physically alter,or encroach into.,any existing wettand or waterbody? 21 El If Yes,identify the wetland or waterbody,and extent of alterations in square feet or merest 14, Identify the typical habitat types that occur on,or are,likely to be found on the project site,. Check all dint apply: D Shoreline 0 Forest 0 Agricultural/grasslands El Early mid successional El Welland Z Urb an, C1 Suburban 15.Does the site of tire proposed action contain any species of animal,or associated habitats, listed by the State or Federal goverturicirt as threatened or endangered? Li 16. Is the project site located in the 1,00 year flood plain? VES 17,Will the proposed action create storm water discharge,either fi-om point or non-point sources"? NO VES If Yes, a. Will storrn water discharges flow to adjacent properties? NO E]YES Li b,Will stone water discharges be directed to established conveyance systems off and storm drains)? If Yes,briefly describe.- nNO E]YES, Page 2 of 3 18.Does the proposed action include construction or other activities that result in the impoundment of INN YES water or other liquids(e,g,retention pond,waste lagoon,dam)? If Yes,explain purpose and size: 19.Has the site of the proposed action or an ad�joining property been the location of air active or closed NO NTS solid waste management facility? If Yes,describe: L_J 20.Has the site,of the proposed action or an adjoining property been the subject of rernediation(ongoing or NO YES completed)for hazardous waste? If Yes,describe- ------- I �kFFIRNI 7TIkT Fly HE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicarillsponsor nanie: Date:-WL-7ZI J-- Signature Page 3 of 3 __ m.� r. _...... 4 �....,. G491M13 tY5A;95ir k{34 ofv ON%,k'm ..._..,.�. ,.�..,;... ',�..._...- � � cc Q` 9p 1{ ttLL y" 4 �k S n. � I � MUT F ,n . Vj $N......,.na>S� �; ...� s j 3 i IJ Ti'* jv a = a, .a j t STREAM c COLLABORAVVE � Fua i s a i g � �u i •v_• � YFfrh kii15F h �' r uar.t, AEDR qLl 8SF x�.rcruxaa ': �7. a PORCH kAl c u { i 4i Vi PL,4 1 FLau�F, ------- €L4!Car:4qf hb � r __ e W !! 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