HomeMy WebLinkAbout11-26-19 Planning and Development Board Meeting Agenda
PLANNING & DEVELOPMENT BOARD AGENDA – Revised
The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on
NOVEMBER 26 ND, 2019 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Approx. Start Time
1 Agenda Review 6:00
2 Special Order of Business – Proposed Accessory Dwelling Unit Legislation, Jenifer Kusznir & Alex
Phillips
6:05
3 Privilege of the Floor (3-minute maximum per person ― if you will be speaking about a project with a
scheduled PUBLIC HEARING below Ø, you are highly encouraged to speak at that time)
6:30
4 Board Response to Public Comment 6:40
5 Approval of Minutes: September 24, October 22, & Special Meeting October 29, 2019 6:50
6 Site Plan Review
A Project: Carpenter Circle Project 7:00
Location: Carpenter Park Road
Applicant: Andrew Bodewes for Park Grove Realty LLC
Actions: 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(B)(1)(d), (i), (k), and
(B)(6) and (8)(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/1014
B Project: City Harbor 7:20
Location: 101 Pier Road
Applicant: Jessica Edger-Hillman
Actions: Response to Planning Board Comments Regarding Architecture
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JoAnn Cornish, Director
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed.
Pg. 2
Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented
personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding.
"An Equal Opportunity Employer with a commitment to workforce diversification."
Project Description: The 11.09-acre project site consists of 8.33 acres of privately-owned land and 2.76 acres of
adjacent City-owned parkland and road. The applicant proposes to redevelop the 8.33-acre project site and
make improvements to 2.76 acres of adjacent City land. The project site consists of (3) privately-owned tax
parcels. The building program will be a total of 316,280 SF consisting of (1) 60,000 SF medical office building, (2)
five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five-story mixed-use
building with 77,800 GFA with 45 housing units, 15,743 SF of ground floor commercial (expected to be a
restaurant), and (1) 5,500 SF Community Building to support golf, boating and other recreational activities
associated with the adjacent City-owned Newman Golf Course. Improvements on City property in Phase 1 of
the plan include the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and
additional and reorganized parking. After Phase I, the applicant proposes to realign the end of Pier Road, extend
it to a new clubhouse and add parking. Site improvements on private property to include a 1,570-foot
publically-accessible promenade along Cascadilla Creek, including construction of a new seawall and
replacement of existing docks, waterfront parks, a paddle park, internal circulation streets, bus stops, surface
parking for 400 cars, and landscaping. This has been determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental
Quality Review Act (“SEQRA”) §617.4(b)(6)(iii) and (v).
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/783
C Project: Mixed-Use Student Apartments 7:50
Location: 411-415 College Ave
Applicant: Whitham Planning & Design for Student Agencies
Actions: Project Updates & Discussion Review of Draft FEAF Part 3
Project Description: The applicant proposes to construct a six-story building with a 7,038 SF footprint, ground
floor retail, and 56 student apartments on floors two through six. The project includes a partially covered
outdoor plaza area on land partially owned by Cornell. Project development will require the removal of the
existing four-story building known as the Chacona Block, as well as the existing outdoor patio and retaining walls.
The parcel is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This has been
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-
4(B)(1)(h)(4), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(9).
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/1101
D
313-317 Taughannock Blvd – Sketch Plan, Stream Collaborative 8:10
E
516 Stewart Ave – Student Housing – Sketch Plan, Jason Demarest 8:30
7
Zoning Appeals http://www.cityofithaca.org/AgendaCenter/ViewFile/Agenda/_12032019-2005
x #3144, Area Variance, 123 Cascadilla St
x #3145, Area Variance, 204 Lake Ave
x #3147, area Variance, 306 Bryant Ave
8:50
8
Old/New Business
x Board Retreat -- Recap
x December PB Schedule – PRC 12/5 and PB 12/17
9:00
9
Reports
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development
9:20
10 Adjournment 9:40
If you have a disability & would like specific
accommodations to participate,
please contact the City Clerk at 274-6570 by
12:00 p.m., no later than 2 days (not including
City of Ithaca Planning Board
Project Review Committee Notes for Thursday November 14, 2019
Project Name: Mixed Use Student Housing for 411-415 College Ave
Applicant showed comparative upper-story floor plans with a 5’ and a 12’ stepback at the fifth floor and
discussed the economic cost of a 12’ stepback. Applicant also presented more detailed plans and
section of the plaza& seating.
x The Board is not settled on the appropriate depth of the stepback. Some felt that 7’ may be a
good compromise. It was suggested that there would be agreement of a 12’stepback –
anything less needs continued Board debate.
x The applicant agreed to provide visualizations at 7’ and reference the existing 7’ stepback on the
block.
x The applicant needs to talk to the Zoning Administrator to determine if the requirement for a
chamfer on corner properties in the MU-2 CAFD applies to this project. If so- applicant must
seek a variance – or comply with the requirement.
x Applicant is working with TG Miller to respond to transportation engineer’s comments regarding
crosswalk and bump-out location.
x 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 at night.
x Need articulation/art, etc on west facing wall of plaza.
x Need Phase 1 ESA equivalent information for CEQR
x Add move in/move out plan to FEAF Part 3
x Need basement and roof floorplans.
Project Name: City Harbor Mixed Use Development
Applicant distributed new layout and showed current designs and visualizations for stepback
x Need new layout with Phase 2 improvements
x General agreement that the new layout is preferable
x Need more stripping, raised crosswalks, etc to insure safe pedestrian paths from parking to
destinations
x Need signage, marking, clear lines of sight to avoid vehicular/pedestrian conflicts at
intersections with waterfront trail
x There was general agreement that the stepback proposed for the Point West Building, though
not zoning compliant, was acceptable.
x 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 façade and felt that the new design was
more interesting because each top floor unit was identifiable.
x 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.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
To: 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: 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-1 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:
x Limit all properties the R-1, R-2, CR-1, and CR-2 zoning districts to one primary structure per lot.
x 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.
x 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.
x Restrict Detached Accessory Dwelling Units (DADUs) to be no more than 75% of the primary
structure, but no more than 800SF.
x Restrict Attached Accessory Dwelling Units (AADUs) to be no more than 33.3% of the primary
structure, but no more than 800SF.
x ADUs are not subject to the maximum lot coverage requirement, however, properties are required to
maintain 35% contiguous green space.
x 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 me at 274-6410.
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PLANNING COMMITTEE:
An Ordinance Amending the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning” In Order to Establish Regulations
for the Development of Accessory Dwelling Units
ORDINANCE NO. ____
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
2. WHEREAS, 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
5. WHEREAS, 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 it
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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 by
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. AADU’s
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.
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(1) 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
that are appropriate for households at a variety
of stages in the lifecycle, thereby lessening
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.
(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. Multiple primary structures are only
permissible by a special permit. See Section 325-
10
(3) Additional Requirements for Accessory Dwelling Units
(a) All Accessory Dwelling Units that have any
exterior changes to existing structures or any
new ADUS that are new construction are subject to
site plan review.
(a)(b) Number of Accessory Dwelling Units. Only one
accessory dwelling unit, attached or detached, is
permitted on a lot.
(b)(c) Parking. No additional parking is required
for the accessory dwelling unit. Existing
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required parking for the primary structure must
be maintained or replaced on site.
(c)(d) 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
on any lot in the CR-2 and R-2 zoning district
that contains a one or two family dwelling.
properties in any R-1,R-2, CR-1, CR-2 zoning
districts. ADUs are permitted in any side or rear
yard but not in the required front yard. Corner
Lots shall be considered to have two front yards.
(d)(e) Additional Requirements for Detached ADUs.
[a] Notwithstanding any other requirements
of this section, a minimum 10’from any
property lineside and rear yard setback
of five feet shall be required, except
that, where light, air, and open space
requirements of the City Building and
Housing Code can be met.
[b] A DADU may not be placed less than 5
feet from the primary structure.
[b][c] A DADU may not be placed within
10’
.
[c][d] A requirement that a minimum of
35% of a lot be contiguous green
space.ADUs are not subject to the maximum lot
coverage requirement, however, properties with ADUs are
required to maintain 35% contiguous green space.
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(f) Number of Residents. Accessory Dwelling Units may
be have an occupancy of an individual or a
family, plus not more than one unrelated
occupant.
Maximum Number of unrelated occupants (not including family)
Zoning
District
Primary
Structure
Accessory
Dwelling
Unit
Total
Number of
Occupants Single Family Dwelling Owner Occupied
R-1(a,b) 3family+2
unrelated
3
2
2Family +
1
unrelated
5
R-2
(a,b,c)
5
Not Owner Occupied
R-1(a,b) 2 2
2Family +
1
unrelated
4
R-2
(a,b,c)
3family+2
unrelated
3
2 5
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(e)(g) 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)(h) Size Allowances.
[1] Detached Accessory Dwelling Units- The
maximum size of a DADU may be no more than
75% of the gross habitable 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 habitable area of the primary
structure gross floor area.
[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.
(g) Accessory dwelling units, with the exception of
outbuilding conversion, shall meet all applicable
codes, including the area requirements of this
chapter.
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Section 3. Chapter 325-9C of the Municipal Code of the City of
Ithaca, entitled “Special Permits”, is hereby amended, to add a
new section “s. Multiple Primary Structures in R-1, R-2, CR-1, and
CR-2 Zoning Districts.”
Section 43. Chapter 325-10 of the Municipal Code of the City of
Ithaca, entitled “Accessory Apartments”, is hereby deleted in its
entirety, and replaced with a new section 325-10 “Multiple Primary
Structures”, to read as follows:.
325-10 Multiple Primary Structures in R-1, R-2, CR-1,
and CR-2 Zones
A. Issuance of a special permit
(1.) Application for a Multiple Primary Structure in
R-1, R-2, CR-1, and CR-2 zones shall be made to the
Planning Board in accordance with the procedures of
§325-40. Application shall also be made for a
recommendation from the City of Ithaca Planning &
Development Board. Applications should include the
following:
(a.) A multiple primary structure application form,
(b.) A site plan,
(c.) Floor Plans, existing and proposed with dimensions
specified,
(d.) Façade (Elevation) drawings,
(e.) Proof of notification of property owners within 200
feet,
(f.) A building permit application
(2.) Requirements. In order to be granted a special permit,
the following criteria and requirements must be met:
(a.) Location. Multiple primary structures may be
located in R-1, R-2, CR-1, and CR-2 Zoning
Districts with a special permit. All primary
structures must meet the requirements of the City
of Ithaca Building Code.
(b.) Size Requirements. Multiple primary structures are
subject to all lot size, area, and building size
requirements established within the zoning district
that the structure is located.
(c.) Exterior Appearance. Multiple Primary Structures
on a lot should be architecturally compatible and
should contain at least one structure that fronts
on the street.
(d.) Off-Street Parking. Off-street parking
requirements shall be met, except that, in cases of
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practical difficulty, the Board of Zoning Appeals
may waive the parking requirement if there is
adequate parking in the neighborhood.
(3.) Multiple primary structures must comply with New
York State Uniform Fire Prevention & Building Code.
B.A. Inspections. Multiple Primary Structures containing
rental units are subject to § 210-42 Inspections.
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.
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Page 1 of 10
Full Environmental Assessment Form
Part 2 - Identification of Potential Project Impacts
Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could
be affected by a proposed project or action. We recognize that the lead agency=s reviewer(s) will not necessarily be environmental
professionals. So, the questions are designed to walk a reviewer through the assessment process by providing a series of questions that
can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2, the form identifies the
most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed, the
lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity.
If the lead agency is a state agency and the action is in any Coastal Area, complete the Coastal Assessment Form before proceeding
with this assessment.
Tips for completing Part 2:
x Review all of the information provided in Part 1.
x Review any application, maps, supporting materials and the Full EAF Workbook.
x Answer each of the 18 questions in Part 2.
x If you answer “Yes” to a numbered question, please complete all the questions that follow in that section.
x If you answer “No” to a numbered question, move on to the next numbered question.
x Check appropriate column to indicate the anticipated size of the impact.
x 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.”
x The reviewer is not expected to be an expert in environmental analysis.
x 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.
x When answering a question consider all components of the proposed activity, that is, the Awhole action@.
x Consider the possibility for long-term and cumulative impacts as well as direct impacts.
x Answer the question in a reasonable manner considering the scale and context of the project.
1. Impact on Land
Proposed action may involve construction on, or physical alteration of, NO YES
the land surface of the proposed site. (See Part 1. D.1)
If “Yes”, answer questions a - j. If “No”, move on to Section 2.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may involve construction on land where depth to water table is
less than 3 feet.E2d
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
generally within 5 feet of existing ground surface.
E2a
d. The proposed action may involve the excavation and removal of more than 1,000 tons
of natural material.
D2a
e. The proposed action may involve construction that continues for more than one year
or in multiple phases.
D1e
f. The proposed action may result in increased erosion, whether from physical
disturbance or vegetation removal (including from treatment by herbicides).
D2e, D2q
g. The proposed action is, or may be, located within a Coastal Erosion hazard area.
B1i
h. Other impacts: _______________________________________________________
___________________________________________________________________
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Page 2 of 10
2. Impact on Geological Features
The proposed action may result in the modification or destruction of, or inhibit
access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, NO YES
minerals, fossils, caves). (See Part 1. E.2.g)
If “Yes”, answer questions a - c. If “No”, move on to Section 3.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Identify the specific land form(s) attached: ________________________________
___________________________________________________________________
E2g
b. The proposed action may affect or is adjacent to a geological feature listed as a
registered National Natural Landmark.
Specific feature: _____________________________________________________
E3c
c. Other impacts: ______________________________________________________
___________________________________________________________________
3. Impacts on Surface Water
The proposed action may affect one or more wetlands or other surface water NO YES
bodies (e.g., streams, rivers, ponds or lakes). (See Part 1. D.2, E.2.h)
If “Yes”, answer questions a - l. If “No”, move on to Section 4.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may create a new water body.
D2b, D1h
b. The proposed action may result in an increase or decrease of over 10% or more than a
10 acre increase or decrease in the surface area of any body of water.
D2b
c. The proposed action may involve dredging more than 100 cubic yards of material
from a wetland or water body.
D2a
d. The proposed action may involve construction within or adjoining a freshwater or
tidal wetland, or in the bed or banks of any other water body.
E2h
e. The proposed action may create turbidity in a waterbody, either from upland erosion,
runoff or by disturbing bottom sediments.
D2a, D2h
f. The proposed action may include construction of one or more intake(s) for withdrawal
of water from surface water.
D2c
g. The proposed action may include construction of one or more outfall(s) for discharge
of wastewater to surface water(s).
D2d
h. The proposed action may cause soil erosion, or otherwise create a source of
stormwater discharge that may lead to siltation or other degradation of receiving
water bodies.
D2e
i. The proposed action may affect the water quality of any water bodies within or
downstream of the site of the proposed action.
E2h
j. The proposed action may involve the application of pesticides or herbicides in or
around any water body.
D2q, E2h
k. The proposed action may require the construction of new, or expansion of existing,
wastewater treatment facilities.
D1a, D2d
✔
✔
Page 3 of 10
l. 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
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may require new water supply wells, or create additional demand
on supplies from existing water supply wells.
D2c
b. Water supply demand from the proposed action may exceed safe and sustainable
withdrawal capacity rate of the local supply or aquifer.
Cite Source: ________________________________________________________
D2c
c. The proposed action may allow or result in residential uses in areas without water and
sewer services.
D1a, D2c
d. The proposed action may include or require wastewater discharged to groundwater.
D2d, E2l
e. The proposed action may result in the construction of water supply wells in locations
where groundwater is, or is suspected to be, contaminated.
D2c, E1f,
E1g, E1h
f. The proposed action may require the bulk storage of petroleum or chemical products
over ground water or an aquifer.
D2p, E2l
g. The proposed action may involve the commercial application of pesticides within 100
feet of potable drinking water or irrigation sources.
E2h, D2q,
E2l, D2c
h. 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)
If “Yes”, answer questions a - g. If “No”, move on to Section 6.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in development in a designated floodway.
E2i
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
patterns.
D2b, D2e
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, LVWKH dam LQQHHGRIUHSDLU
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E1e
✔
✔
Page 4 of 10
g. Other impacts: ______________________________________________________
___________________________________________________________________
6. Impacts on Air
NO YES The proposed action may include a state regulated air emission source.
(See Part 1. D.2.f., D2hD.2.g)
If “Yes”, answer questions a - f. If “No”, move on to Section 7.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. If the proposed action requires federal or state air emission permits, the action may
also emit one or more greenhouse gases at or above the following levels:
i. More than 1000 tons/year of carbon dioxide (CO2)
ii. More than 3.5 tons/year of nitrous oxide (N22)
iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons (PFCs)
iv. More than .045 tons/year of sulfur hexafluoride (SF6)
v. More than 1000 tons/year of carbon dioxide equivalent of
hydrochloroflRurocarbons (HFCs) emissions
vi. 43 tons/year or more of methane
D2g
D2g
D2g
D2g
D2g
D2h
b. The proposed action may generate 10 tons/year or more of any one designated
hazardous air pollutant, or 25 tons/year or more of any combination of such hazardous
air pollutants.
D2g
c. The proposed action may require a state air registration, or may produce an emissions
rate of total contaminants that may exceed 5 lbs. per hour, or may include a heat
source capable of producing more than 10 million BTU=s per hour.
D2f, D2g
d.The proposed action may reach 50% of any of the thresholds in “a”through “c”,
above.
DJ
e. The proposed action may result in the combustion or thermal treatment of more than 1
ton of refuse per hour.
D2s
f. 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
If “Yes”, answer questions a - j. If “No”, move on to Section 8.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a.The proposed action may cause reduction in population or loss of individuals of any
threatened or endangered species, as listed by New York State or the Federal
government, that use the site, or are found on, over, or near the site.
E2o
b. The proposed action may result in a reduction or degradation of any habitat used by
any rare, threatened or endangered species, as listed by New York State or the federal
government.
E2o
c. The proposed action may cause reduction in population, or loss of individuals, of any
species of special concern or conservation need, as listed by New York State or the
Federal government, that use the site, or are found on, over, or near the site.
E2p
d. The proposed action may result in a reduction or degradation of any habitat used by
any species of special concern and conservation need, as listed by New York State or
the Federal government.
E2p
✔
✔
Page 5 of 10
e. The proposed action may diminish the capacity of a registered National Natural
Landmark to support the biological community it was established to protect.
E3c
f. The proposed action may result in the removal of, or ground disturbance in, any
portion of a designated significant natural community.
Source: ____________________________________________________________
E2n
g. The proposed action may substantially interfere with nesting/breeding, foraging, or
over-wintering habitat for the predominant species that occupy or use the project site.E2m
h. The proposed action requires the conversion of more than 10 acres of forest,
grassland or any other regionally or locally important habitat.
Habitat type & information source: ______________________________________
__________________________________________________________________
E1b
i. Proposed action (commercial, industrial or recreational projects, only) involves use of
herbicides or pesticides.
D2q
j. Other impacts: ______________________________________________________
__________________________________________________________________
8. Impact on Agricultural Resources
The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) NO YES
If “Yes”, answer questions a - h. If “No”, move on to Section 9.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may impact soil classified within soil group 1 through 4 of the
NYS Land Classification System.
E2c, E3b
b. The proposed action may sever, cross or otherwise limit access to agricultural land
(includes cropland, hayfields, pasture, vineyard, orchard, etc).
E1a, Elb
c. The proposed action may result in the excavation or compaction of the soil profile of
active agricultural land.
E3b
d. The proposed action may irreversibly convert agricultural land to non-agricultural
uses, either more than 2.5 acres if located in an Agricultural District, or more than 10
acres if not within an Agricultural District.
E1b, E3a
e. The proposed action may disrupt or prevent installation of an agricultural land
management system.
El a, E1b
f. The proposed action may result, directly or indirectly, in increased development
potential or pressure on farmland.
C2c, C3,
D2c, D2d
g. The proposed project is not consistent with the adopted municipal Farmland
Protection Plan.
C2c
h. Other impacts: ________________________________________________________
✔
Page 6 of 10
9. Impact on Aesthetic Resources
The land use of the proposed action are obviously different from, or are in NO YES
sharp contrast to, current land use patterns between the proposed project and
a scenic or aesthetic resource. (Part 1. E.1.a, E.1.b, E.3.h.)
If “Yes”, answer questions a - g. If “No”, go to Section 10.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Proposed action may be visible from any officially designated federal, state, or local
scenic or aesthetic resource.
E3h
b. The proposed action may result in the obstruction, elimination or significant
screening of one or more officially designated scenic views.
E3h, C2b
c. The proposed action may be visible from publicly accessible vantage points:
i. Seasonally (e.g., screened by summer foliage, but visible during other seasons)
ii. Year round
E3h
d. The situation or activity in which viewers are engaged while viewing the proposed
action is:
i. Routine travel by residents, including travel to and from work
ii. Recreational or tourism based activities
E3h
E2q,
E1c
e. The proposed action may cause a diminishment of the public enjoyment and
appreciation of the designated aesthetic resource.
E3h
f. There are similar projects visible within the following distance of the proposed
project:
0-1/2 mile
½ -3 mile
3-5 mile
5+ mile
D1a, E1a,
D1f, D1g
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
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
E3e
b. The proposed action may occur wholly or partially within, or substantially contiguous
to, an area designated as sensitive for archaeological sites on the NY State Historic
Preservation Office (SHPO) archaeological site inventory.
E3f
c. The proposed action may occur wholly or partially within, or substantially contiguous
to, an archaeological site not included on the NY SHPO inventory.
Source: ____________________________________________________________
E3g
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Page 7 of 10
d. Other impacts: ______________________________________________________
__________________________________________________________________
e.If any of the above (a-d) are answered “0RGHUDWHWRODUJHLPSDFWPD\
RFFXU”, continue with the following questionsto help support conclusions in Part 3:
i. The proposed action may result in the destruction or alteration of all or part
of the site or property.
ii. The proposed action may result in the alteration of the property’s setting or
integrity.
iii. The proposed action may result in the introduction of visual elements which
are out of character with the site or property, or may alter its setting.
E3e, E3g,
E3f
E3e, E3f,
E3g, E1a,
E1b
E3e, E3f,
E3g, E3h,
C2, C3
11. Impact on Open Space and Recreation
The proposed action may result in a loss of recreational opportunities or a NO YES
reduction of an open space resource as designated in any adopted
municipal open space plan.
(See Part 1. C.2.c, E.1.c., E.2.q.)
If “Yes”, answer questions a - e. If “No”, go to Section 12.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in an impairment of natural functions, or “ecosystem
services”, provided by an undeveloped area, including but not limited to stormwater
storage, nutrient cycling, wildlife habitat.
D2e, E1b
E2h,
E2m, E2o,
E2n, E2p
b. The proposed action may result in the loss of a current or future recreational resource.
C2a, E1c,
C2c, E2q
c. The proposed action may eliminate open space or recreational resource in an area
with few such resources.
C2a, C2c
E1c, E2q
d. The proposed action may result in loss of an area now used informally by the
community as an open space resource.
C2c, E1c
e. Other impacts: _____________________________________________________
_________________________________________________________________
12. Impact on Critical Environmental Areas
The proposed action may be located within or adjacent to a critical NO YES
environmental area (CEA). (See Part 1. E.3.d)
If “Yes”, answer questions a - c. If “No”, go to Section 13.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in a reduction in the quantity of the resource or
characteristic which was the basis for designation of the CEA.
E3d
b. The proposed action may result in a reduction in the quality of the resource or
characteristic which was the basis for designation of the CEA.
E3d
c. Other impacts: ______________________________________________________
__________________________________________________________________
✔
✔
Page 8 of 10
13. Impact on Transportation
The proposed action may result in a change to existing transportation systems. NO YES
(See Part 1. D.2.j)
If “Yes”, answer questions a - I. If “No”, go to Section 14.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Projected traffic increase may exceed capacity of existing road network.
D2j
b. The proposed action may result in the construction of paved parking area for 500 or
more vehicles.
D2j
c. The proposed action will degrade existing transit access.
D2j
d. The proposed action will degrade existing pedestrian or bicycle accommodations.
D2j
H.The proposed action may alter the present pattern of movement of people or goods.D2j
I. Other impacts: ______________________________________________________
__________________________________________________________________
14. Impact on Energy
The proposed action may cause an increase in the use of any form of energy. NO YES
(See Part 1. D.2.k)
If “Yes”, answer questions a - e. If “No”, go to Section 15.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action will require a new, or an upgrade to an existing, substation. D2k
b. The proposed action will require the creation or extension of an energy transmission
or supply system to serve more than 50 single or two-family residences or to serve a
commercial or industrial use.
D1f,
D1q, D2k
c. The proposed action may utilize more than 2,500 MWhrs per year of electricity.
D2k
d. The proposed action may involve heating and/or cooling of more than 100,000 square
feet of building area when completed.
D1g
e. Other Impacts: ________________________________________________________
____________________________________________________________________
15. Impact on Noise, Odor, and Light
The proposed action may result in an increase in noise, odors, or outdoor lighting. NO YES
(See Part 1. D.2.m., n., and o.)
If “Yes”, answer questions a - f. If “No”, go to Section 16.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may produce sound above noise levels established by local
regulation.
D2m
b. The proposed action may result in blasting within 1,500 feet of any residence,
hospital, school, licensed day care center, or nursing home.
D2m, E1d
c. The proposed action may result in routine odors for more than one hour per day. D2o
✔
✔
✔
Page 9 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
area conditions.
D2n, E1a
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.1. d. f. g. and h.)
If “Yes”, answer questions a - m. If “No”, go to Section 17.
Relevant
Part I
Question(s)
No,or
small
impact
may cccur
Moderate
to large
impact may
occur
a. The proposed action is located within 1500 feet of a school, hospital, licensed day
care center, group home, nursing home or retirement community.
E1d
b. The site of the proposed action is currently undergoing remediation.
E1g, E1h
c. There is a completed emergency spill remediation, or a completed environmental site
remediation on, or adjacent to, the site of the proposed action.
E1g, E1h
d.The site of the action is subject to an institutional control limiting the use of the
property (e.g.easementRUdeed restriction)
E1g, E1h
e. The proposed action may affect institutional control measures that were put in place
to ensure that the site remains protective of the environment and human health.
E1g, E1h
f. The proposed action has adequate control measures in place to ensure that future
generation, treatment and/or disposal of hazardous wastes will be protective of the
environment and human health.
D2t
g. The proposed action involves construction or modification of a solid waste
management facility.
D2q, E1f
h. The proposed action may result in the unearthing of solid or hazardous waste.
D2q, E1f
i. The proposed action may result in an increase in the rate of disposal, or processing, of
solid waste.
D2r, D2s
j. The proposed action may result in excavation or other disturbance within 2000 feet of
a site used for the disposal of solid or hazardous waste.
E1f, E1g
E1h
k. The proposed action may result in the migration of explosive gases from a landfill
site to adjacent off site structures.
E1f, E1g
l. The proposed action may result in the release of contaminated leachate from the
project site.
D2s, E1f,
D2r
m. Other impacts: ______________________________________________________
__________________________________________________________________
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Page 10 of 10
17. Consistency with Community Plans
The proposed action is not consistent with adopted land use plans. NO YES
(See Part 1. C.1, C.2. and C.3.)
If “Yes”, answer questions a - h. If “No”, go to Section 18.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action’s land use components may be different from, or in sharp
contrast to, current surrounding land use pattern(s).
C2, C3, D1a
E1a, E1b
b. The proposed action will cause the permanent population of the city, town or village
in which the project is located to grow by more than 5%.
C2
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
plans.
C2, C2
e. The proposed action may cause a change in the density of development that is not
supported by existing infrastructure or is distant from existing infrastructure.
C3, D1c,
D1d, D1f,
D1d, Elb
f. The proposed action is located in an area characterized by low density development
that will require new or expanded public infrastructure.
C4, D2c, D2d
D2j
g. The proposed action may induce secondary development impacts (e.g., residential or
commercial development not included in the proposed action)
C2a
h. Other: _____________________________________________________________
__________________________________________________________________
18. Consistency with Community Character
The proposed project is inconsistent with the existing community character. NO YES
(See Part 1. C.2, C.3, D.2, E.3)
If “Yes”, answer questions a - g. If “No”, proceed to Part 3.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may replace or eliminate existing facilities, structures, or areas
of historic importance to the community.
E3e, E3f, E3g
b. The proposed action may create a demand for additional community services (e.g.
schools, police and fire)
C4
c. The proposed action may displace affordable or low-income housing in an area where
there is a shortage of such housing.
C2, C3, D1f
D1g, E1a
d. The proposed action may interfere with the use or enjoyment of officially recognized
or designated public resources.
C2, E3
e. The proposed action is inconsistent with the predominant architectural scale and
character.
C2, C3
f. Proposed action is inconsistent with the character of the existing natural landscape. C2, C3
E1a, E1b
E2g, E2h
g. Other impacts: ______________________________________________________
__________________________________________________________________
✔
✔
✔May result in additional dwelling units.
PRINT FULL FORM
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:
x 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.
x 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.
x The assessment should take into consideration any design element or project changes.
x 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.
x Provide the reason(s) why the impact may, or will not, result in a significant adverse environmental impact
x 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.
x Attach additional sheets, as needed.
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
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FEAF 2019
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.
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. 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
1BHFPGPRINT FULL FORM
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
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 “Geotechnical Engineering Report, Carpenter Park, Ithaca
NY” 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:
oTentative 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
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
measures to ensure the construction zone traffic does not pose a threat to the
general public.
• Construction Impacts – Construction Phasing
oAs 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 7am 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 PLANTS 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
oLandscape 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: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
•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
oBuilding A, B, and C will be using the Easy Path
oBuilding 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
oThe 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.
oThere 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
oThis 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: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
include approximately 40 units of affordable housing, priced for those earning 50-
60% AMI.
oSubzones 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
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CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
To: 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 permanent 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 me at 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
[Type text] Page 2
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 50-60% 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 3
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:
Carpenter Circle District
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 4
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 50-60% 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 5
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 50-60% 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 6
3. CCPUD-C-This sub area is a mixed used district allowing
for medical office, residential and small scale
commercial uses.
.
[Type text] Page 7
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 8
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 9
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.
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PROPOSED PROJECT SITING AND MASSING AS OF RIGHT PROJECT SITING AND MASSING OVERLAYVIEW 1
PROPOSED PROJECT SITING AND MASSING AS OF RIGHT PROJECT SITING AND MASSING OVERLAYVIEW 2
PROPOSED PROJECT SITING AND MASSING AS OF RIGHT PROJECT SITING AND MASSING OVERLAYVIEW 3
CURRENT DESIGNAS OF RIGHTPAST DESIGN - OCT. 25, 2019
November Planning Board Updates411 - 415 College Ave.
1
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 1
November 19, 2019
Lisa Nicholas
Division of Planning and Economic Development, City of Ithaca
108 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
oStepback
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.
•The Project Team proposes the 7’ stepback for the 5th and 6th floors of the new building.
•As was discussed during the recent 11/14 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.
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.
As presented during the October Planning Board meeting, the 5th and 6th floor facades will be of a
dark brick material which assists in visually reducing the overall mass of the building.
oMechanicals
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.
oGround Level Details
(page 5)
(pages 6-7)
(pages 8-10)
(page 11)
November Planning Board Updates411 - 415 College Ave.
2
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 2
The design team has continued to develop the Ground floor of the College Ave façade 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
oAs 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.
•Curb Bump-Out and Pedestrian Crossing
oThe 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.
•Responses to Draft FEAF Part 3
oImapct on Land
Geotechnical report attached.
Foundation report attached.
oImpact 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 imperivous area on the site.
oImpact on Plants and Animals
Bird Safe Glass is currently being pursued by the project team for use on the northern façade 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.
oImpact 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:
oStudent 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.
(pages 12-16)
(pages 17-26)
(pages 27-42)
(page 43)
November Planning Board Updates411 - 415 College Ave.
3
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 3
Use of materials and colors on the street façade 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:
oInclude a stepback of 7’, as previously described;
oArticulate the different façade of this new building from the neighboring 409
College Avenue building with a red brick (as opposed to blonde brick);
oReduce the number of proposed material types by proposing the use of dark
brick on the 5th and 6th floors as well as on the exterior wall of the loading area.
oArticulate 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.
oArticulate the 5th and 6th 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
oDocumenting 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;
oPhysical representation of historic artifacts, including
Salvaged lions heads to be located on the College Avenue façade;
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.
oImpact 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.
oImpact 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.
oImpact 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.
oImpact on Human Health
November Planning Board Updates411 - 415 College Ave.
4
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 4
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.
oConsistency 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 CAFD. 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,
Kate Chesebrough
Senior Designer, Whitham Planning & Design
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Subsurface Investigation Report
for
Proposed New Development
411 College Avenue
Ithaca, NY
Prepared for:
Steven Hugo, AIA
HOLT Architects
sh@holt.com
Provided By:
Elwyn & Palmer Consulting Engineers PLLC
213 E. Seneca Street
Ithaca, New York 14850
Phone 607.272.5060
Fax 607.272.5065
www.ElwynPalmer.com
July 2019
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106-110 North Tioga Street, The Commons, Ithaca, New York 14850
Connecting Our Past, Present and Future
Thursday, November 21, 2019
The Board of Zoning Appeals
City Hall, Common Council Chambers, 3 rd Floor
108 E. Green Street
Ithaca, NY 14850
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 3143, which was submitted for
consideration to the Board of Zoning Appeals on November 5 th. 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 13th. 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.
106-110 North Tioga Street, The Commons, Ithaca, New York 14850
Connecting Our Past, Present and Future
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) 273-8284, ext.222.
With appreciation,
Benjamin Sandberg
Executive Director, The History Center in Tompkins County
CAP windowsIron DesignIrondesign.comTCHC Construction sign5.15.194’6’11”23”x31”23”x31”4’6’11”
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