HomeMy WebLinkAbout12-17-19 Planning and Development Board Meeting Agenda
PLANNING & DEVELOPMENT BOARD AGENDA
DESIGN REVIEW BOARD
The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on
DECEMBER 17TH, 2019 in THE SECOND FLOOR CONFERENCE ROOM, City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Approx. Start Time
1 Agenda Review 6:00
2 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)
6:05
3 Board Response to Public Comment 6:15
4 Approval of Minutes: October 22, 2019 6:25
5 Site Plan Review
A Project: Harolds Square Mixed-Use Applicant Presentation 6:30
Location: 123-127, 133, 135 & 137-139 E State Street (The Commons) Board Q&A 6:40
Applicant: David Lubin Board Discussion 6:45
Actions: Approval of Conditions
Project Description: The applicant received approval for project changes on February 26, 2019. The
applicant has submitted materials to satisfy conditions of the approval.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/666
B Project: Student Apartments Applicant Presentation 6:50
Location: 238 Dryden Road Board Q&A 7:00
Applicant: Todd Fox for Visum Development Board Discussion 7:05
Actions: Project Update/Revisions
Project Description: The applicant is proposing to construct a four-story building with eight apartments and
associated site improvements. The project site is in the CR-4 Collegetown Area Form District (CAFD) and had
previous received Design Review. This has been determined to be an Unlisted Action under the City of
Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act (“SEQRA”)
for which the Lead Agency made a Negative Declaration of Environmental Significance on September 24,
2019. The applicant has revised the project and will be seeking design review, an amended negative
declaration and site plan approval the revised layout in January 2020.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/1090
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JoAnn Cornish, Director
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed.
Pg. 2
Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented
personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding.
"An Equal Opportunity Employer with a commitment to workforce diversification."
C Project: Carpenter Circle Project Applicant Presentation 7:15
Location: Carpenter Park Road Board Q&A 7:25
Applicant: Andrew Bodewes for Park Grove Realty LLC Board Discussion 7:35
Actions: Architecture Review for Mixed-Use Buildings
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
D Project: City Harbor Applicant Presentation 7:45
Location: 101 Pier Road Board Q&A 7:55
Applicant: Jessica Edger-Hillman Board Discussion 8:05
Actions: Update on Architecture – Medical Office Building Review Draft Part 3
Project Description: The 10.35-acre project site consists of 8.33 acres of privately-owned land and
2.02 acres of adjacent City-owned parkland and road. The applicant proposes to redevelop the
8.33-acre project site and make improvements to 2.02 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, 4,500 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. Phase 1 includes the rebuilding of Pier Road to include
sidewalks, street trees, a fire engine turnaround , and additional and reorganized parking, all
improvements on private property with the exception of the construction of Point East Building
(which will be used as greenspace and parking) and the temporary relocatio n of the fueling dock
and tank. Phase 2 of the project will include the construction of the Point East Building, additional
parking at the golf course, installation of the new fueling dock a nd tank, the 5,500 SF Newman
Community Center, removal of the existing clubhouse and relocation of the Ninth green. 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,
Pg. 3
Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented
personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding.
"An Equal Opportunity Employer with a commitment to workforce diversification."
waterfront parks, a paddle park, internal circulation streets, bus stops, surface parking for 435 cars
(in Phases 1 & 2), 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
E Project: Mixed-Use Student Apartments Applicant Presentation 8:15
Location: 411-415 College Ave Board Q&A 8:25
Applicant: Whitham Planning & Design for Student Agencies Board Discussion 8:35
Actions: Design Review Review of Draft FEAF Part 3 – Historic Impacts
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
7
Zoning Appeals *To be sent under separate cover when available
x # 3147, Area Variance, 402 Utica Street
x # 3148, Sign Variance, 355 Elmira Road
x # 3149, Area Variance, 108 Short Street
8:50
8 Old/New Business
x 2020 Planning Board Calendar
9:00
9
Reports
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development
9:10
10 Adjournment 9:20
If you have a disability & would like specific
accommodation to participate, please contact the
City Clerk at 274-6570 by 12:00 p.m., 2-3 business
days (not including weekends/holidays) before the
meeting.
Exhibit A
Julie Kitson
julie@Verdigreecollective.com
136 E.State Street, 3rd Floor
Ithaca, NY 14850
(607)319-6097
11/18/2019
Bryan McCracken
Ithaca Landmarks Preservation Council
City Hall, 108 E. Green Street
Ithaca, NY 14850
Bryan,
I am writing a letter in regards to the windows at the Sage Building, located at 123 E.
State street. My professional recommendation after visiting the site and looking
through recent photos taken by the onsite general contractor would be to replace the
current windows with a high quality aluminum clad window custom 9t to the masonry
opening.
My recommendation for window replacement comes from the following observations
and opinions. The wood for the windows is in poor shape and possibly will not survive
the removal stage. One of the windows facing the commons is no longer a true
divided lite window and has applied moulding on the exterior face of the glass to
match the other windows. Lastly these are quite large operable windows (9’2” x 4’4”)
requiring unusually heavy sash weights. Having these windows work safely and
keeping them maintained and balanced could be challenging in terms of 9nding the
correct materials and ensuring proper maintenance.
I believe an aluminum clad window matched to the current windows would provide a
safer and more ecient option for the Sage Building windows. Interior and exterior
trim details could be pro9le matched to keep the original intent of the windows.
Respectfully,
Julie Kitson
Exhibit B
Exhibit B
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Exhibit D
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Exhibit E
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SIGNAGESIGNAGESIGNAGESIGNAGESIGNAGESIGNAGE$%%%((((')))$ /('83'2:1/,*+7)&&6(5,(6:,'(% /('83'2:1/,*+7)&&6(5,(61$552:& $5&+,7(&785$/,//80,1$7,216<67(06 +%(;76,*1/,*+7´Z´$50' 62)),7/,*+7,1*/,*+72/,(5&$/&8/,7( /('´*(1( *226(1(&./,*+7/80(16/,*+76&+('8/(127( $///,*+76720$7&+.&2/25 7(03(5$785(2)&200216/,*+76) :$//:$6+83/,*+7 683(5/,*+71$12+$52/'
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6648$5(3$57,$/1257+(/(9$7,21/,*+7,1*3/$1237,21$Exhibit B
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December Planning Board UpdatesCarpenter Park 1
December 11, 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 Site Plan Review - December Planning Board Updates
Dear Lisa:
Attached please find the following materials for the December 17 Planning Board meeting.
•Carpenter Park Site Plan
•Carpenter Park Landscape Plan
oPlant Palette
•Building A – Affordable Residential
oSite plan with Context
oPerspective Rendering
oArchitectural Elevations
•Buildings B + C – Mixed Use Buildings
oSite plan with Context
oArchitectural Elevations
oPerspective Renderings
•Carpenter Park Water and Sewer Capacity
oCorrespondence with the City of Ithaca Water and Sewer Department, including
calculations, to complete analysis of existing infrastructure capacity to support
Carpenter Park
Please let us know if there is anything else the City requires before the December 17 Planning Board
meeting.
Sincerely,
Yamila Fournier
Carpenter Park2December Planning Board UpdatesCarpenter Park Rendered Site Plan
Carpenter Park3December Planning Board UpdatesCarpenter Park Landscape Site Plan
December Planning Board UpdatesCarpenter Park 4
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Draft Planting Schedule
Carpenter Park5December Planning Board UpdatesBuilding A - Affordable Residential Rendered Site Plan
Carpenter Park6December Planning Board UpdatesBuilding A - Affordable Residential Landscape Plan
Carpenter Park7December Planning Board UpdatesBuilding A - Perspective Rendering
Carpenter Park8December Planning Board UpdatesBuilding A - Affordable Residential Elevations182' - 11 3/8"METAL COPINGFIBERCEMENT PANEL -COLOR: DIGNITY BLUE SW 6804FIBERCEMENT PANEL -COLOR: JACARANADA SW 6802BRICK -COLOR: MANGENESEIRONSPOR SMOOTHRAILING -COLOR: BRONZE45'-6"T.O. PARAPET42'-0"T.O. ROOF DECK31'-6"FOURTH FLOOR21'-0"THIRD FLOOR10'-6"SECOND FLOOR0'-0"FIRST FLOOR3' - 6"10' - 6"10' - 6"10' - 6"10' - 6"45' - 6"FIBERCEMENT PANEL -COLOR: ARCTIC WHITE186' - 1 3/8"METAL COPINGFIBERCEMENT PANEL -COLOR: ARCTIC WHITEFIBERCEMENT PANEL -COLOR: JACARANADA SW #6802BRICK -COLOR: MANGENESEIRONSPOR SMOOTHFIBERCEMENT PANEL -COLOR: NIGHT GRAYRAILING -COLOR: BRONZE45'-6"T.O. PARAPET42'-0"T.O. ROOF DECK31'-6"FOURTH FLOOR21'-0"THIRD FLOOR10'-6"SECOND FLOOR0'-0"FIRST FLOOR10' - 6" 10' - 6" 10' - 6" 10' - 6" 3' - 6"45' - 6"FIBERCEMENT PANEL -COLOR: ARCTIC WHITE99' - 0 5/8"45'-6"T.O. PARAPET42'-0"T.O. ROOF DECK31'-6"FOURTH FLOOR21'-0"THIRD FLOOR10'-6"SECOND FLOOR0'-0"FIRST FLOOR3' - 6"10' - 6"10' - 6"10' - 6"10' - 6"45' - 6"99' - 0 5/8"45'-6"T.O. PARAPET42'-0"T.O. ROOF DECK31'-6"FOURTH FLOOR21'-0"THIRD FLOOR10'-6"SECOND FLOOR0'-0"FIRST FLOOR3' - 6"10' - 6"10' - 6"10' - 6"10' - 6"45' - 6"21342004080ftELEVATION 1ELEVATION 2ELEVATION 3ELEVATION 4Building Elevations: Housing BuildingArctic WhiteNight GrayDelightful Blue -SW 6804BrickMatte BlackMaterial Palette1NORTH ELEVATION2SOUTH ELEVATION3EAST ELEVATION4WEST ELEVATION5AXONOMETRICSky Fall -SW 6802
Carpenter Park9December Planning Board UpdatesBuilding B + C - Mixed Use Buildings
Carpenter Park10December Planning Board UpdatesBuilding B - Landscape Site Plan
Carpenter Park11December Planning Board UpdatesBuilding B - Plaza Rendering
Carpenter Park12December Planning Board UpdatesBuilding C - Landscape Site Plan
Carpenter Park13December Planning Board Updates
Carpenter Park14December Planning Board UpdatesBuilding B - Ground Floor Plan
Carpenter Park15December Planning Board Updates%DUWRQ3DUWQHUV$UFKLWHFWV3ODQQHUV,QF$OOULJKWVUHVHUYHG130'-0''288'-0''74'-4''11'-2'' 11'-2'' 11'-2''12'-0''14'-0''11'-2''1ST FLR2ND FLR3RD FLR4TH FLR5TH FLR6TH FLREL: 59'-6''EL: 48'-4''EL: 37'-2''EL: 26'-0''EL: 14'-0''EL: 0'-0''TOP PLATEEL: 70'-8''(OHYDWLRQ((OHYDWLRQ)1+()*8WLOLW\%ULFN&RORU 0DQJDQHVH,URQVSRU6PRRWK5DLOLQJ&RORU %URQ]H)LEHU&HPHQW3DQHO&RORU $UWLF:KLWH6PRRWK)LEHU&HPHQW3DQHO&RORU 1LJKW*UD\6PRRWK)LEHU&HPHQW3DQHO&RORU 7HUUV&RWWD6PRRWK&RUUXJDWHG0HWDO3DQHO&RORU 5HJDO%OXH&RUUXJDWHG0HWDO3DQHO&RORU 0DWWH%ODFNBuilding B - Elevation
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Carpenter Park17December Planning Board UpdatesBuilding C - Ground Floor Plan
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Carpenter Park19December Planning Board UpdatesBuilding C - Elevations%DUWRQ3DUWQHUV$UFKLWHFWV3ODQQHUV,QF$OOULJKWVUHVHUYHG148'-0''168'-0''(OHYDWLRQ&(OHYDWLRQ'1&%$'
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December Planning Board UpdatesCarpenter Park 25
December 10, 2019
Lisa Nicholas, AICP
Director of Planning
City of Ithaca
108 E. Green Street
Ithaca, NY 14850
Re: Carpenter Park Development – Water and Sewer Capacity
Dear Mrs. Nicholas:
Attached please find correspondence from the City of Ithaca Water and Sewer Department
confirming that the existing infrastructure on site has the capacity to support the Carpenter Park
project. Also included are the calculations provided to the City to complete their analysis. Feel free to
contact me directly with any questions.
Sincerely,
Jess D. Sudol, PE
Vice President
JDS:paf
December Planning Board UpdatesCarpenter Park 26
Matthew Sledjeski <MSledjeski@cityofithaca.org> Mon, Dec 9,
10:31 AM (2
days ago)
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December Planning Board UpdatesCarpenter Park 27
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December Planning Board UpdatesCarpenter Park 28
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City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
1
PROJECT DESCRIPTION
The 10.35-acre project site consists of 8.33 acres of privately-owned land and 2.02 acres of adjacent City-
owned parkland and road. The applicant proposes to redevelop the 8.33-acre project site and make
improvements to 2.02 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, 4,500 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. Phase 1 includes
the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and additional and
reorganized parking, all improvements on private property with the exception of the construction of Point
East Building ( which will be used as greenspace and parking) and the temporary relocation of the fueling
dock and tank. Phase 2 of the project will include the construction of the Point East Building, additional
parking at the golf course, installation of the new fueling dock and tank, the 5,500 Newman Community
Center, removal of the existing clubhouse and relocation of the 9th green. 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 435 cars (in Phases 1 & 2), 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).
The project will require an agreement with Common Council to accept improvements on City Land,
a long-term agreement through the Special Joint Committee (SJC) and the municipal owners of the
IAWWTF (City of Ithaca, Town of Ithaca and Town of Dryden) as well as approval by NYSDEC to implement
the effluent energy recovery system, zoning variances from the Board of Zoning Appeals, a potential
approval from NYSDOT for modifications to the intersection of Willow Ave and Route 13
There are two concurrent projects happening on or adjacent to the site:
Dredging of Cascadilla Creek
In response to notable sediment deposition that impairs boat navigation and fosters winter ice jams, the
City of Ithaca is pursuing the mechanical dredging of Cascadilla Creek between the confluence with Cayuga
Inlet and the pedestrian bridge adjacent to New York State Route 13 (N. Meadow Street). The length of
the creek corridor to be impacted is approximately 1,700 feet and between 12,000 – 18,000 cubic yards
of sediment may be dredged to restore navigation and minimize winter ice jam formations. The sediment
will be temporarily placed on an adjacent site for drying and subsequently removed. To minimize the
future deposition of these coarse aggregates in the dredged channel, the City is also proposing the
installation of a sediment trap within the channelized segment of the creek that can be accessed by City
forces on a permitted basis to remove captured sediments.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
2
The project has received all required permits from NYSDEC and is scheduled to begin in late 2019/early
2020. The Project is funded by a $2,000,000 allocation from the New York State Capital Assistance
Program (NYSCAP) through the sponsorship of State Assemblywoman Barbara Lifton. The project went
through a SEQR Review and was issued a Negative Declaration on October 15, 2018.
Sea Wall and Dock Reconstruction
Marina facilities at this location includes 64 docks with 127 berths, a fueling dock and a sewage pump out
station. These docks are accessed from the north and eastern shorelines of Cascadilla Creek and Cayuga
Inlet, respectively. The entire length of shoreline, approximately 1,570 feet, is retained by a sea wall
constructed from multiple materials. Both the docks and sea wall are in varying states of disrepair. In
conjunction with a larger real estate re-development plan at this site, City Harbor is proposing to remove
and replace all of the existing docks and to install a new sea wall. Ultimately, the new sea wall will support
a publicly accessible pedestrian promenade along the full length of shoreline.
Replacement docks will restore 110 berths and have lengths of 28 feet and 40 feet. The sea wall will be
constructed with tight steel sheeting and include a poured-in-place concrete cap. Imported aggregate
material will be placed on the landside of the wall and above the Ordinary High-Water Elevation to support
the pedestrian promenade. The applicant has submitted a joint application for this project to NYSDEC and
ACOE. As it is a replacement in kind, this project has been determined to be a Type 2 Action under SEQRA
6 CRR-NY 617.5(c)(1) under the jurisdiction the previously identified agencies and is not part of this
environmental review.
IMPACT ON LAND
The following items are needed:
x Approximate duration pile driving
x Estimated amount of fill to be added to the site
x More information about proposed landscaping- particularly number, size & types of trees
Existing Conditions
The privately owned portion of the project site has been extensively disturbed/developed since
approximately 1906. The 1919 Sanborn Maps show a continuous line of small boathouses along the north
bank of (what is now) Cascadilla Creek. The site is currently used for activities related to boating, including
boat sales, storage, repair, and fueling and also contains a nightclub. There are several buildings on the
site used for a variety of commercial and warehousing purposes. The City owned portion of the site had
been parkland and associated road and infrastructure for many decades.
The topography of the site is nearly flat. The western portion of the site is in the 500-Year Floodplain.
The site contains limited vegetation, predominately grass areas along Willow Ave. and Pier Road, however
there are several large trees slated for removal including one large willow on City property. Current
overall impervious surface is 5.42 acres or about 52% of the site.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
3
Proposed Conditions
Project construction is expected to have two phases and last a total of approximately 36 months. Phase 1,
the majority of the project, is expected to last 24 months. The overall project will disturb approximately
10.35 acres including the construction of five buildings, surface parking and vehicular access, new
pedestrian paths, greenspaces, a publically accessible waterfront promenade and other landscape
amenities. Site development will result in a net increase of approximately 2.2 acres of impervious surfaces
from 5.42 to 7.62 acres and from 52% to 73% of the site. Based on the Demolition Plan (C201) dated 6-
11-19, site development will require the removal of all existing vegetation including 11 trees, 5 of which
are on City property. Although not shown on the demolition plan, one large willow on City property will
also be removed.
Foundation Construction
Two geotechnical investigations have been conducted on the project site. The first in 2011 by CME
Associates and most recent in 2017 by John Stopen Engineering, LLP. The 2011 subsurface explorations
consisted of five conventional borings extending to depths of 65 to 100 feet. The borings encountered
about 2 to 5 feet of sandy fill over 5 to 10 feet of swamp deposits that consisted of organic silt and peat.
Below the silt and peat was 35 to 45 feet of soft lacustrine clay and silt. Loose stratified sand, silt and clay
was encountered below an elevation of approximately 335 feet. Dense stratified sand, gravel and silt was
encountered below an elevation of approximately 315 feet. Bedrock was not encountered in the 2011
borings.
The Feasibility Report of Foundations, Proposed City Harbor Project, Ithaca New York dated 12-18-17 and
prepared by John P. Stoben Engineering LLP built on the information collected in 2011 and further explore
subsurface conditions using in-situ testing by Cone Penetration Testing (CPT). The CPT results confirmed
the 2011 findings and provided much better detail of layer stratification and better definition of soil
properties for foundation designs. Stopen evaluated the CPT data to develop pile load versus penetration
curves for driven precast concrete piles, augered cast-in-place piles (ACIP), driven concrete-filled steel
pipe piles, and timber piles. In their judgment, piles will need to 90-95 feet long to bear in a stratum of
compact sand and gravel. The recommendation of this study was that the proposed building and ground
floors be supported on deep foundations. This recommendation is consistent with foundation system
recommendations for other recently constructed and/or proposed multi-story projects in close vicinity to
this project. Elwyn & Palmer, Consulting Engineers are in the process of designing the building foundation
system. It is their recommendation that ACIP and driven steel pipe both be considered. Piles will be
capped with reinforced concrete pile caps and grade beams. Exterior perimeter grade beam bottom
elevation will be placed below local frost depth of 42”.
Impacts and Mitigations
A noted concern with driven steel pipe piles is the noise and potential vibration from the pile driving
process. As this project site is not located within or adjacent to an existing residential area, disruption
from pile driving is minimized. As the project site is within the City of Ithaca, pile driving, as well as all
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
4
construction activity, will need to comply with the City Noise Ordinance which limits the hours of
construction activity (see Impacts to Noise).
Project construction will require significant land disturbance and could potentially lead to increased
erosion.
The applicant has agreed to the following mitigations:
x A Stormwater Pollution Prevention Plan (“SWPPP”) will been prepared in compliance with NYS Department
of Environmental Conservation’s (“DEC”) regulations for stormwater management. The SWPPP will require
the installation of temporary practices to provide erosion and sediment controls during construction as well
as permanent stormwater practices to treat and manage stormwater runoff following completion of the
Project;
x SWPPP inspections will be conducted by a qualified professional a minimum of once per week.
x Portions of the project not actively under construction will be seeded and stabilized
With at mitigations outlined above and strict compliance with the SWPPP, the Lead Agency has
determined that no significant impact to land is anticipated.
IMPACT ON GEOLOGIC FEATURES
There are no unique or unusual land forms on the Project Site that will be impacted as part of the Project. Accordingly,
the Lead Agency has determined that no significant impact to geologic features is anticipated.
IMPACT ON SURFACE WATER
Existing Conditions
Description of site & adjacently to Casc Creek
x Description of concurrent projects: Dredging & seawall (reference permits)
x Need Draft SWPPP Letter from Engineer
x Description of kayak launch
x Description of E&S & SWPPP practices
Proposed Conditions
Soil disturbance associated with the Phase 1 building and site development will approach 10 acres. Given
this extent of disturbance, the City Harbor Development is required to produce a Full Stormwater Pollution
Prevention Plan (SWPPP) to include both erosion controls and permanent stormwater management
practices in conformance with the City of Ithaca Code, Chapter 282 and NYS Department of Environmental
Conservation (NYSDEC) General Permit GP-0-15-002. Stormwater management objectives for the site
include providing water quality treatment and controlling sediment and erosion during construction utilizing
temporary practices. Water quantity controls are not anticipated given the sites proximity and direct
connection to a fifth-order stream. To the extent practicable, runoff from drives and parking areas will be
routed through permanent water quality treatment practices, such as bioretention filters and hydrodynamic
separator units, before being directly discharged to the Cayuga Inlet. Runoff from the promenade, adjacent
pedestrian plazas and pocket parks will sheet flow directly to Cascadilla Creek. Conveyance systems will be
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
5
sized for a 25-year, 24-hour duration design storm with surface grading to pass extreme precipitation
events.
Due to separate ownership of the City Harbor and Guthrie parcels being developed, individual SWPPPs will
be prepared for each landowner. Each SWPPP will set forth the long-term maintenance responsibilities for
the permanent practices. Changes in cover conditions on City land associated with the Pier Road
improvements will be offset by increased water quality treatment responsibility on the City Harbor and
Guthrie parcels.
Impacts and Mitigations
x A Stormwater Pollution Prevention Plan (“SWPPP”) will been prepared in compliance with NYS
Department of Environmental Conservation’s (“DEC”) regulations for stormwater management.
The SWPPP will require the installation of temporary practices to provide erosion and sediment
controls during construction as well as permanent stormwater practices to treat and manage
stormwater runoff following completion of the Project;
x SWPPP inspections will be conducted by a qualified professional a minimum of once per week.
The Lead Agency that with strict compliance with the SWPPP, no significant impact to surface water is
anticipated.
IMPACT ON GROUNDWATER
Depth to groundwater – 3 to 6 feet
Need more information on this.
The Lead Agency has determined that based on the information above, no significant impact to
groundwater is anticipated.
IMPACT ON FLOODING
The following items are needed for this section:
x Map or the 100 and 500 year flood plains in the project site
x Description other construction practices to be used in the flood zone
Existing Conditions
The September 20, 1981 Flood Insurance Rate Map (FIRM) published by FEMA for the City of Ithaca
delineates the approximate boundaries of special flood hazard areas (“A” zones) adjoining Cascadilla
Creek and Cayuga Inlet. FEMA also published a Floodway Map depicting the boundary edges of the
regulatory floodways within Cascadilla Creek and Cayuga Inlet. The majority of the City Harbor
Development site is depicted on the FIRM in Zone C “areas of minimal flooding”. The land surrounding
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
6
the existing Johnson’s Boat Yard building is indicated to be in Zone B “areas between limits of the 100-
year flood and 500-year flood”.
Proposed Conditions
Zone A4 on the FIRM pictorially overlaps a portion of the City Harbor site in close proximity to the
proposed location of the Point West building. None of the City Harbor Development buildings will be
encroaching into the Cascadilla Creek and Cayuga Inlet floodways.
Impacts and Mitigations
Given the nearness of the Point West building to FIRM Zone A4, and in respect of recent flood inundation
data generated through the City’s Local Flood Hazard Analysis, the City Harbor Development is
concurrently submitting a Floodplain Development Permit Application as prescribed by Chapter 186 of
the City Code. Specific to the Point West building, the ground level floor elevation is being set at 388 feet
(datum of NGVD29) to be 1 foot above the FIRM Base Flood Elevation of 387 feet (NGVD29).
The Lead Agency has determined that based on the information above, no significant impact on flooding
is anticipated.
IMPACTS ON AIR
Existing Conditions
The site is currently does not include facilities that affect air quality.
Proposed Conditions
The project does not include uses that require air quality controls for safe operation. Construction is expected to
last 24 -36 months, during which time site preparation activities, including grading, importation of fill and foundation
preparation has the potential to create airborne dust.
Impacts and Mitigations
The amount of construction-generated dust depends on several factors, including soil conditions, moisture content,
amount of time soils are exposed to the wind and sun, weather-related factors, and construction practices. The
Applicant will use dust-control measures, as needed, during construction as described in the stormwater pollution
prevention plan.
The following mitigations are proposed by the Applicant to minimize potential impacts to air:
x Watering truck during dry periods.
x Seeding and stabilization of areas not actively involved in construction.
x Construction of stabilized entrance to limit dirt tracking onto adjacent roadways.
x Keeping roads clear of dust and debris;
x Requiring construction trucks to be covered; and
x Prohibiting burning of debris on site
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
7
The Lead Agency has determined that with the mitigation measures during construction identified
above, no significant impact to air is anticipated.
IMPACT ON PLANTS AND ANIMALS
The following information is needed for this section:
x More information about proposed landscaping- particularly number, size & types of trees
Existing Conditions
The project site approximately 10.35 acres. The privately owned 8. X acre portion of the site consist of six
one story buildings and open areas used for boat storage connected by a network of asphalt and gravel
drive aisles and parking areas. Undeveloped areas are mown grass and there are five trees scattered over
the site. The City owned portion of the site includes portions of Pier Road, an existing clubhouse and
parking area and portions of the Newman Golf Course. There are multiple trees on this park of the site,
including street and a stand of large willows along the Flood Control Channel. The EAF mapper has
identified the site a potential habitat Lake Sturgeon because the site is adjacent to Cascadilla Creek.
Proposed Conditions
Project construction is expected to have two phases and last a total of approximately 36 months. Phase 1,
the majority of the project, is expected to last 24 months. The overall project will disturb approximately
10.35 acres including the construction of five buildings, surface parking and vehicular access, new
pedestrian paths, greenspaces, a publically accessible waterfront promenade and other landscape
amenities. Site development will result in a net increase of approximately 2.2 acres of impervious surfaces
from 5.42 to 7.62 acres and from 52% to 73% of the site. Based on the Demolition Plan (C201) dated 6-
11-19, site development will require the removal of all existing vegetation including 11 trees, 5 of which
are on City property. Although not shown on the demolition plan, one large willow on City property will
also be removed.
As seen in the drawing titled “Phase 1 (L1.1) dated 10-24-19, the project includes a significant amount of
landscaping throughout the site including two parks, greenspaces/landscaping surrounding buildings,
street trees and planting islands within the parking lots. The applicant describes the intended planting as
follows in the submission materials dated July 19, 2019:
The proposed site plan provides a generous amount of pervious, green areas for usable open
space, stormwater treatment, visual buffering, and canopy coverage. Street trees along the
complete streets and existing public streets create the desired neighborhood character and define
the walkable block structure of the site.
The proposed parking areas each include a tree lawn between parking stalls, significantly
increasing the proposed number of trees than would be possible in tree islands alone. This also
allows for improved tree health with continuous soil volumes and serves as stormwater retention
and shading of impervious areas. Ornamental plantings will include flowering trees and shrubs,
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
8
evergreen plantings, and perennial grasses and flowers. These will provide seasonal interest
throughout the year in the proposed open spaces.
Impacts and Mitigations
A landscape plan will be fully developed during site plan review, including number size and type of plants
as well as planting specifications. It will include numerous large canopy trees to shade the site and provide
habitat.
Therefore, the Lead Agency has determined no significant impact to plants and animals is anticipated.
IMPACT ON AGRICULTURAL RESOURCES
The project site is not in or adjacent to an agricultural area. Based this information the Lead Agency has
determined no significant impact to agricultural resources is anticipated.
IMPACT ON AESTHETIC RESOURCES
Existing Conditions
According to the Tompkins County Scenic Resource Views, there are no scenic resources located adjacent
to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located
near the project site.
The project site currently is surrounded by the municipal golf course, TCAT garages, and commercial
industrial type uses to the north, Cascadilla Creek and the Farmers’ Market to the south, and the Flood
Control Channel to the west. The site itself contains a variety of marine-based businesses, light
industrial/commercial uses and restaurant/entertainment venue. A large portion of the site has been
used for winter boat storage. A portion of the project contains Pier Road and is within the golf course.
Proposed Conditions
The project will introduce higher-density housing, a restaurant and a medical office building to the
waterfront new land uses and building types in this location, all of which are allowed in the City’s Newman
District. The Point West building has ground floor commercial with four stories of residential above. The
building features an expansive raised outdoor patio with wide steps leading down to the waterfront
promenade. The Point East has five stories of residential use and some interior ground floor parking. The
medical office building on Willow Ave is three stories.
Impacts and Mitigations
The project will be highly visible to users of Cass Park, Newman Golf Course, the southern end of Cayuga
Lake, and portions of the Flood Control Channel. From all these vantage points, views of the site will be
dramatically altered. The project will also be visible from limited vantage points on East and West Hills.
The Waterfront Plan, adopted in December 2019 and previously adopted zoning, encourages mixed use
and housing development in waterfront areas designed in such a way that enhances the character of the
district. Therefore, visibility itself does not have a negative impact provide that architectural design
enhances the character of the district, (Also see impact on Community Plans)
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
9
The applicant has proposed the following architectural and site features that enhance the character of
the district and mitigate any aesthetic impact to the surrounding areas:
x The Point East & West Buildings contain significant architectural detail and variation and high
quality materials. Upper stories are a darker color to reduce the apparent mass of the buildings
x The design of the MOB has evolved significantly over the last several months in response to the
Lead Agency’s comments. Elevations of the building dated 12-17-19 show the following
elements:
o The entrance has been relocated as close as possible to Pier Road and a pedestrian plaza
has been added to better connect the building to Pier Road and the Cayuga Waterfront
Trail
o The applicant has incorporated more varied materials and architectural detail to all
building facades
o The applicant has altered the interior layout of the building so more that windows can
be placed on the ground floor of the façade facing Pier Road
x The project includes a publically accessible waterfront promenade, a paddle park and other
waterfront features that offers public views across the water that were not previously available
to the public
x The project retains and expands upon water dependent activities including boat docking
Based on the information above, the Lead Agency has determined that no significant impacts to
aesthetic resources is anticipated.
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
Existing Conditions
The site is not located within a historic district, and the existing site is not designated at the local or state
level as an historic resource. The EAF Mapper identified the site as being within an archeologically
sensitive area. The project site has been extensively disturbed/developed since approximately 1906. The
1919 Sanborn Maps show a continuous line of small boathouses along the north bank of (what is now)
Cascadilla Creek. The site is currently used for activities related to boating, including boat sales, storage,
repair, and fueling and also contains a nightclub. There are several buildings on the site used for a variety
of commercial and warehousing purposes.
Proposed Conditions
The applicant proposes to redevelop the 8.33-acre project site and make improvements to 2.02 acres of
adjacent City land. 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, 4,500 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.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
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Impacts and Mitigations
The applicant submitted the project to the NYS Office of Parks, Recreation and Historic Preservation
(OPRHP) in April 2019 to obtain a ‘letter of no impact’. OHPRHP determined that the project site is
sensitive for Native American archaeological resources. OPRHP understands that although much of the
project site has been disturbed, the central portion of the project site, where boats have been routinely
stored, may have not been disturbed and warrants a Phase 1A archaeological survey. In response, field
investigations needed for a Phase 1A archaeological assessment for the central portion of the site were
conducted by the Public Archaeological Facility (PAF) at Binghamton University in mid-June. The PAF Phase
1A Cultural Resource Assessment (‘Assessment’) dated June 25, 2019 states “there is a low potential to
find intact precontact archaeological site in the project area. Potential sites associated with map
documented early 20th century boathouses have also been impacted by utility installation, creek
channelizing, and subsequent development”. It was the recommendation from PAF that no further
archaeological testing would be needed. The Assessment was submitted to OPRHP and subsequently a
letter of ‘no impact’ dated July 10, 2019 was received from OPRHP.
Although a similar investigation was not done for the City-owned portion of the site, it is unlikely that
intact archeological deposits would not be found in this area as it was previously disturbed during
construction of the flood control channel and the golf course.
As a result of historic site use and based on the information provided above, the Lead Agency has
determined no significant impact on historic and archaeological resources is anticipated.
IMPACT ON OPEN SPACE AND RECREATION
Existing Conditions
The private portion of the project site is adjacent to the publically owned Newman Golf Course and
Cascadilla Creek while the City portion of the project is within the golf course and adjacent to the Flood
Control Channel. It contains parking for the golf course and a small club house. The project site is
contiguous to the 6-mile long Cayuga Waterfront Trail. The project site currently has 64 seasonal docks
with 127 berths and a boat fueling station.
Proposed Conditions
The project will locate approximately 150 housing units, a 60,000 SF MOB and 15,743 SF of ground floor
commercial (expected to be a restaurant) adjacent to the CWT. This can be expected to significantly
increase use of the trail for both recreation and transportation.
The project incorporates the following features that expand recreational access as well as improving
existing facilities.
New:
x Waterfront Promenade
x Point West Building patio & steps
x Paddle Park on Cascadilla Creek
x Two internal waterfront parks
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
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x Street trees and sidewalks on Pier
x Parking for waterfront users
x Reconstruction and the existing seawall & docks
x Relocation and retention of a boat fueling station
x A new 5,500 SF clubhouse an marine center in Phase 2 of the project
x Improvements to Golf Course in Phase 2 of the project
Impacts and Mitigations
Overall project will positively impacts users of open space and recreation both visually and in terms of
access. During construction there will be temporary construction-related noise,odors, and circulation
impacts that may affect users of the existing recreational facilities.
The project is expected to significantly increase use of the Cayuga Waterfront Trail (CWT), for both
recreation and transportation.
Some concerns have been raised regarding the project’s potential impact to bike and pedestrian users of
the CWT ― both during construction and after the project is completed. These include the following
issues addressed below:
Temporary closing of, or damage to, the CWT during construction: Two vehicular entrances into the site
will cross the trail along Willow Avenue ― one of which is at an existing curbcut. This will require
temporary closing of these sections and rebuilding/repair after completion. The applicant intends to stage
and perform all internal construction activities within the boundaries of the project site, however damage
to the trail is possible due to the proximity of the construction activity.
Mitigations:
x The applicant shall submit documentation that public access to the promenade will be
maintained.
x The applicant will coordinate with the City Transportation Engineer to provide appropriate
signage and an alternate route for any proposed temporary CWT trail closure.
x Any damage done to the CWT and associated landscaping as a result of project construction
activities, shall be corrected by the applicant to the satisfaction of the City Transportation
Engineer and the City Forestry Technician, before a Certificate of Occupancy is granted.
x The applicant will work with the City Engineer to insure that lines of sight are maintained and
appropriate signage and pedestrian crossings are incorporated into the curbcuts across the CWT.
Based on the information above, the Lead Agency has determined that no significant impact to open
space and recreation is anticipated.
IMPACT ON CRITICAL ENVIRONMENTAL AREAS
There are no critical environmental areas located within the City of Ithaca. However, Tompkins County
identifies Unique Natural Areas (“UNAs”) throughout the county, which are part of the landscape that has
outstanding geological and environmental qualities, such as special natural communities, or plants and
animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation
City of Ithaca
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Project Name: City Harbor
Date Created: 12-3-19
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and does not provide legal protection for an area, but signals that special resources may exist that require
project modification.
The closest UNAs to the project are UNA 98 - Hog Hole and UNA 99-Biological Station, both of which are
more than ¼ of a mile from the project site.
As a result of the information provided above and in discussions with the applicant, the Lead Agency has
determined no significant impact to Critical Environmental Areas is anticipated.
IMPACT ON TRANSPORTATION
This section will be completed as the TIS advances.
As a result of the information provided above, the Lead Agency has determined that no significant
impact on traffic is anticipated.
IMPACT ON ENERGY
Existing Conditions
The project site contains low density commercial uses. No information has been provided about current
energy use.
Proposed Conditions
Based on information provided in the FEAF Part 1 submitted by the applicant, energy usage for the
overall project is expected to be 1,900,000 KWH.
Impacts and Mitigations
The proposed City Harbor Development is situated directly adjacent to the outfall pipe from the Ithaca
Area Waste Water Treatment Facility (IAWWTF). The 4-foot diameter outfall pipe returns treated effluent
to Cayuga Lake. This effluent provides a source-sink energy medium where the temperature of the
effluent is warmer than would be anticipated from a properly sized geothermal well field system in the
winter months (50 degrees versus 40 degrees), and colder than a properly sized geothermal well field in
the summer months (76 degrees versus 90 degrees). Water source heat pumps, energy efficient
equipment that can heat and cool a building, are able to make use of any type of water and their efficiency
is improved as the temperature of the source is increased in winter months and reduced in summer
months. Recognizing there is a potential for reducing the carbon footprint of the proposed City Harbor
Development, the owners of City Harbor, LLC commissioned Taitem Engineering, PC to complete a
feasibility study to determine the viability of using the effluent water to heat and cool the proposed
buildings within the City Harbor Development. Compared to a standard geothermal heat pump ground
loop installation, the Taitem study suggests the effluent source can realize energy savings through
increased heat pump efficiency. The savings in energy cost over time when weighed against the initial
capital investment for the infrastructure support continued evaluation of the effluent water source. To
this end, the City Harbor Development expects to pursue a long-term agreement through the Special Joint
Committee (SJC) and the municipal owners of the IAWWTF (City of Ithaca, Town of Ithaca and Town of
Dryden). In addition to resolving the governance issues, the City Harbor design consultants will facilitate
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
13
a dialogue with NYSDEC and the IAWWTF Operator to determine if the IAWWTF discharge permit will be
impacted in any way as a result of tapping into the outfall pipe.
As a result from the information provided above, the Lead Agency has determined that no significant
impact to energy is anticipated.
IMPACT ON NOISE, ODOR, AND LIGHT
Existing Conditions
Proposed Conditions
The proposed project introduces includes higher density residential, medical and commercial use and in
a currently low density area. These uses will increase normal background noise in the area but are not
expected to exceed the City’s noise ordinance. Construction activities, particularly foundation
preparation is expected to last X months and will include trucking of fill and construction materials as well
as pile driving. Need more information about duration and type of pile driving.
Information on lighting
Impacts and Mitigations
The site is not proximate to any housing development, so disturbances to residential use are expected to
be minimal. Any construction noise will mostly affect recreational users, Farmers Market patrons,
commercial establishments, public, and TCAT workers. In accordance with City regulations: all noise
producing construction activity will be limited to Monday through Saturday from 7:30 a.m. to 7:30 p.m.
When pile driving is in progress, applicant shall post signs along the CWT warning trail users of this
unusually loud construction activity.
x Construction impacts and mitigations
IMPACT ON HUMAN HEALTH
A Phase 1 Environmental Site Assessment was performed by Fagan Engineers and Land Surveyors, PC in
September of 2017 for the lands currently owned by City Harbor, LLC and The Guthrie Clinic. As a boatyard
and marina facility for over 100 years it was expected that petroleum underground storage tanks would
have been used on the premises. Consistent with the NYSDEC Spills Incidents database, the assessment
documented Historical Recognized Environmental Conditions (HREC). HREC are defined as a past release
of any hazardous substances or petroleum products on or near the property. The following HREC
associated with the City Harbor and Guthrie lands were identified:
x “DEC Spill File #94-06303: In August of 1994, a tank was discovered in an excavation while utility
lines were being installed. 25 gallons or product were released into the surface water and 5 gallons
were recovered. Soil samples were collected from the excavation pit and the spill was closed on
September 22, 2017.”
x “DEC Spill File:11-03494: In June of 2011, a tank test failure was the result if a breach of the
interstitial lining of one of the onsite tanks. No product was released into the environment. The
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
14
gasoline was removed from the tank and the tank has since been removed. The file was close in
August 2011.”
x PBS number is 7-426784: In July of 2009, the site was cited for petroleum bulk storage tank
violations during inspections conducted by the DEC. Violations were related to inventory records
and color code and labeling requirements for the tanks. The owner at the time paid a fine and
agreed to comply with the record keeping requirements.
A second Phase 1 ESA was performed by Fagan in February 2019 for the Haunt parcel at #702 Willow
Avenue. The ESA revealed evidence that a gasoline tank was at one time located on the property and that
no records of registration and approved ‘closure-removal’ were discovered. Subsequent to this finding,
City Harbor, LLC initiated a site investigation to detect the presence of an underground tank. A buried
2,000-gallon steel tank was ultimately located using ground penetrating radar technology. NYSDEC was
promptly notified and the site was assigned Spill No. 1812665. Removal of the tank and content disposal
was completed and documented properly including soil sampling and laboratory analysis for VOCs, SVOCs
and lead. NYSDEC assigned a ‘closed’ status on April 9, 2019.
Asbestos inspections were performed in October, 2017 by the LCP Group, Inc. in the existing buildings at
#101 Pier Road, #708, #712, #714 and #720 Willow Avenue to identify and quantify the types of asbestos
containing building materials (ACBM) present in the buildings prior to demolition. Two samples were
obtained at each sampling location within each building. Asbestos samples all tested negative, except for
samples obtained within the floor tile at 101 Pier Road, Mike’s Marina Service. An asbestos abatement
plan will be prepared and submitted to the City Building Department to specify the methods, protections
and monitoring commensurate with removing the floor tile and all work will be done by a profession
licensed in the state of New York to perform asbestos removal
As a result of the information and mitigation measures provided above, the Lead Agency has
determined no significant impact to human health is anticipated.
CONSISTENCY WITH COMMUNITY PLANS
The project site is on the Newman District, identified in the 2019 Waterfront Plan as an area with both
challenges and opportunities for new mixed-use development. Challenges include the predominance of
public works facilities and a single point of access to cross the railroad tracks from Route 13.
Opportunities include its prime location on the water and near waterfront parks as well as the presence
of the Cayuga waterfront trail which connects the district to Stewart Park, the Ithaca Farmers Market, and
other points beyond.
The project includes uses that promote the planned characteristics identified in the Waterfront Plan such
as mixed-use housing with ground floor retail and/or restaurants water dependent uses, such as boating
centers and docks and public recreational access along the waterfront.
The project will require area variances for the Point East and West Buildings from Newman District
regulations that require a 10’ stepback at 36’ for all water-facing buildings.
x Need description of proposed step backs
x Need list of mitigations proposed by the applicant for proposed step backs
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: City Harbor
Date Created: 12-3-19
15
o Color and material change on upper floors
o Building distance from top of bank
o Reference visualizations
Based on the information described above, the Lead Agency has determined that no significant impact
to community plans is anticipated.
CONSISTENCY WITH COMMUNITY CHARACTER
Existing Conditions
Proposed Conditions
Impacts and Mitigations
x Description of needed community services (fire, police, water, utilities)
o Will an upgrade to the water service be needed?
o Fire service- reference FD’s letter.
Based on the information provided above, the Lead Agency has determined no significant impact on
community character is anticipated.
Prepared by: Lisa Nicholas, Deputy Director of Planning, AICP
PROGRESSPRINTNOT FOR CONSTRUCTIONOR BIDDINGABCDEFGABCDEFG1234567891012345678910WARNING: It is a violation of NewYork State Law for any person,unless acting under the direction ofa licensed Architect, to alter thisdocument in any way. If a documentbearing the seal of an Architect isaltered, the altering Architect shallaffix to such document his seal andthe notation "altered by" followed byhis signature, the date of suchalteration, and a specific descriptionof the alteration.DATE:PROJECT:OTHER:DRAWN BY:5/15/2019 2:15:43 PM12/11/2019101 Pier Road, Ithaca, New YorkCity Harbor, LLCCity Harbor DevelopmentE17-33SASREVISION SCHEDULENAME DATEDAHC303LAYOUTPLANPhase 2
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1SYMBOLSIZE SCIENTIFIC NAME COMMON NAME MATURE HEIGHT MATURE WIDTH NOTES COMMENTSTREES-- -
2.5" Cal.Acer rubrumRed Maple 40' -70' 30' - 50'2.5" Cal.Platanus occidentalis ‘Exclamation’Sycamore 75' - 100' 75' - 100' 2.5" Cal.Quercus bicolorSwamp White Oak 50' - 60' 50' - 60'SB2.5" Cal.Salix babylonicaWillow 30' - 50' 30' - 50'ORNAMENTAL AC1.5” Cal.Amelanchier canadensisShadblow 25' - 30' 15' - 20'BN1.5" Cal.Betula nigraRiver Birch 30' - 50'CF1.5" Cal.Cornus floridaFlowering Dogwood 15' - 25' 15' - 20'MS1.5" Cal.Magnolia stellataStar Magnolia 15' - 20' 10' - 15'SHRUBS-- -CO5-Gal.Cephalanthus occidentalisButtonbush 5' - 12' 4' - 8'CXO5-Gal.Chamaecyparis obtusa 'Nana Gracilis'Dwarf Hinoki Cypress 3' - 6' 2' - 4'CXP5-Gal.Chamaecyparis pisifera 'Gold Mop'Japanese Falsecypress 3' - 5' 3' - 5'FG5-Gal.Fothergilla gardeniiDwarf Fothergilla 1’- 3’ 2’ - 4’HQ5-Gal.Hydrangea quercifoliaOakleaf Hydrangea 6' - 8' 5' - 8'IV5-Gal.Ilex verticillataWinterberry3' - 4' 2' - 4' *1 male for every 4 femalesJS5-Gal.Juniperous savinSavin Juniper 3' - 4' 5’-10’JV5-Gal.Juniperus virginiana ‘Grey Owl’Grey Owl Juniper 3’ 5' - 6'MP5-Gal.Myrica pensylvanicaBayberry5' - 10' 5' - 10' 5-Gal.Salix purpurea 'Nana'Purple Willow 3' - 5' 3' - 5'TXT5-Gal.Taxus x media ‘Taunton’Tauntoni Yew3' - 5' 3' - 5' 5-Gal.Viburnum plicatum tom ‘Wabi Sabi’Dwarf Double-file Viburnum 2' - 3’ 3' - 4’VS5-Gal.Viburnum plicatum tom. ShastaShasta Double-file Viburnum 6' - 8' 9' - 12'PERENNIALS-- -2-Gal.Andropogon gerardiBig Bluestem 4' - 6' 2' - 3'PlugsCarex pensylvanicaPennsylvanya Sedge 0.5' - 1' 0.5' - 1'CL1-Gal.Chasmanthium latifoliumNorthern Sea Oats 2’ - 3’ 1’ - 2’1-Gal.Echinacea purpureaPurple Coneflower 1' - 2' 0.5' - 1' 1-Gal.Panicum virgatumShenandoah Switchgrass 1' - 2' 1' - 2'1-Gal.Penstemon digitalisPenstemon 3' - 5' 1.5' - 2'SYMBOLSIZE SCIENTIFIC NAME COMMON NAMEGROUNDCOVER-- -Lawn2-5 Gal.min.Poa pratensisKentucky BluegrassMISCELLANEOUS-- -Mulch3" min.depth MulchAll planted areas to receive a minimum of 3" of mulch and a minimum planting soil depth of 36". See planting details.CITY HARBOR PROJECTPLANT SCHEDULE - REVISIONS AS OF 12/10/19
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December Planning Board Updates411 - 415 College Ave.
1
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
December 11, 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 – December 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 December Planning Board meeting.
•Design Review – Collegetown Design Guidelines
oA description of the compliance with Collegetown Design Guidelines is attached. (pages 5-33, with supporting
images in the remainder of this submission)
•Architectural Updates
oThe wall on the loading area facing the plaza will be treated with a special brick patterning in a similar style to
existing adjacent buildings, and the curvilinear benches as proposed will be raised in front of the wall. These will
animate the wall and provide aesthetic interest. (page 19)
oOak Avenue Perspectives
The attached images demonstrate the massing of the building as approached from Oak Ave. (page 23)
oShadow Study
The attached Shadow Studies was conducted early on in the project. These studies show the shadow effects
the building will have on the street during various parts of the year. (page 25)
•Responses to Draft FEAF Part 3
oImpact on Plants and Animals
Bird mitigation is currently being pursued by the project team for use on the northern façade of the
building, as described in the Collegetown Design Guidelines narrative in this submission.
oImpact on Transportation
Construction Schedule:
•6/1/2020: abatement, duration 3 weeks
•7/1/2020: demolition, duration 3 weeks
•Foundation and Building envelope: August 2020 – January 2021
•Certificate of Occupancy: 7/30/2021
A preliminary Construction Logistics Plan and Work Zone Traffic Control Plan were submitted to the
City Planning and Engineering Departments during their regularly scheduled PCC on December 10th.
Summary of the preliminary plan:
•Road & Sidewalk Closures
oOak Avenue Eastbound will be closed to traffic during the duration of the project
oOak Avenue Westbound will remain open to traffic but will be diverted near the
Roundabout into the parking lane by closing the first 4-5 parking spaces on the North
side of Oak Ave
oSidewalk closures along Oak Avenue and College Avenue will be proposed
•Construction Traffic Routing Plan
o18-wheel truck traffic plan
18-wheel truck deliveries will enter the jobsite via Oak Avenue Westbound
from 366 (Potentially via Elmwood Avenue, to be coordinated with City
scheduled projects)
18-wheel trucks will leave the site on College Avenue, proceed north and
utilize Campus Drive back to a main highway. Exiting path of 18-wheel
December Planning Board Updates411 - 415 College Ave.
2
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
vehicles on Campus Drive is under review and will be coordinated with
TCAT, the City and Cornell.
Up to two 18-wheel trucks are anticipated per day
o10-wheel trucks will utilize Dryden Road, College Avenue and other side streets to get
to and from the site, to be coordinated with City scheduled projects and TCAT
oThe project will provide detour signage as requested by the City
•Construction Site Plan
oThe southern portion of the roundabout and the island will be incorporated into the
construction staging area for the duration of the project. The loading zone on College
Ave will be utilized during construction and may be moved further South if needed by
closing additional parking spaces
oCrane staging will be located within the construction site
oA combination of construction chain link fence, concrete barriers and wind screening
will create the construction site barrier between local vehicular traffic and the work zone
starting at the 409 building, heading North around the island and then Eastward up
Oak Ave 12' off of the North curb line.
oConstruction gate will be placed on east side of the site to accept incoming construction
traffic and detour directly into the site. Exit construction gate will be placed on the west
side of the site for trucks leaving the site. Contractors will take all efforts to minimize
truck traffic staging outside of the construction site to minimize interference with
pedestrians, vehicles, buses, etc.
oFlaggers will be provided to direct construction vehicles leaving the site
oContractor parking will be offsite
oContractor will utilize off site staging and just-in-time delivery methods to minimize the
material staging area on site, hence minimizing the construction site footprint as much
as possible
•Pedestrian traffic issues will be mitigated as proposed:
oProvide a crosswalk and ADA ramps on Oak Avenue, north of the construction fence to
divert pedestrians to the north side of Oak Avenue
oProvide a crosswalk and ADA ramps on College Avenue, south of the bridge to connect
students utilizing the "Trolley Bridge Path" (thru the Cornell nature area to the
Engineering Quad) back to the sidewalk on the west side of College Avenue. In
response to Chief Parsons at the PCC meeting, a fence or guardrail will be installed on
the north side of the roundabout to direct pedestrians using the "Trolley Bridge Path"
to the temporary crosswalk on College Ave. This will prevent them from trying to cross
the roundabout near the construction zone.
oProvide a crosswalk and ADA ramps adjacent to the 409 building, in the general vicinity
of the sidewalk bump out on the west side of the College Avenue. This will help
alleviate issues with pedestrians that continue toward the jobsite by allowing them to
cross College Ave before they reach the Roundabout.
oPedestrian signage will be utilized at the intersection of Dryden and College Ave,
prompting thru traffic pedestrians to cross there instead of heading further North into
the 400 block along the East side of College Ave.
•Overhead protection and egress will be installed and maintained at the 409 entrance when
occupied
•Coordination with City scheduled projects
oWe are aware that there are several DPW street closures and other impacts occurring in
College Town during the same timeframe as our project that will have an effect on our
truck routing and logistics. The project will minimize traffic flow on College Ave to
reduce interference with City projects planned for 2020 – 2021:
Water and Sewer Replacement on College Ave will take place in the Spring of
2020 for several months. Immediately following, NYSEG will be installing
underground electrical duct banks and vaults on College Avenue from Mitchell
to Dryden Road as they replace the OH lines with underground distribution.
December Planning Board Updates411 - 415 College Ave.
3
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
Then City sidewalks and curbs will be replaced on College Avenue as well.
There will be continuous interruptions and closures on College Avenue during
our entire project duration.
DPW Culvert replacement will be taking place on 366 between Hoy Rd and
Oak Ave starting June 1st 2020, so the project will relocate truck traffic as
necessary to Pine Tree Road and Maple Ave.
•Coordination with Cornell and TCAT
oMeetings with the City, TCAT and Cornell University will be scheduled to review the
proposed plans and coordinate with these organizations
oThe City Engineering department will also provide general comments on the Work
Zone Traffic Control Plan in the near future. Once these comments are received, the
truck routing map and work zone traffic control plan will be revised including the City
comments from the PCC meeting and submitted for final approval
oImpact on Energy
The proposed redevelopment project at 411-415 College Ave has reviewed the 2020 Draft Energy
Conservation Construction code of New York State as well at the City of Ithaca Draft Energy Code
Supplement. Throughout the design of the project to date, the team has made several decisions that will
reduce the overall carbon footprint of the building. A summary of those decisions can be found below.
•All exterior wall types exceed the 2020 Draft Energy Conservation Construction Code of NYS.
The code minimum for the thermal envelope of a metal framed building in climate zone 6 is R13
in the wall cavity and R7.5 Continuous insulation. The designed assembly for the project
contains R13 in the wall cavity and R11.4 Continuous insulation. This represents an
improvement of 20% over the code minimum.
•Each of the 56 dwelling units will utilize a two pipe heat pump system for space heating and
cooling (3 points per the August 2019 Ithaca Energy Code Supplement draft). The water
supplied to these heat pumps will be from an electrically fired hot water Boiler. The heat
rejection for the cooling system will be from electrically powered evaporative cooling tower and
will not utilize fossil fuels.
•Domestic Hot water will be supplied by Electric water heaters and will not utilize fossil fuels.
Heat pump style water heaters will not be utilized as the building is designed to supply domestic
hot water from a centralized system and heat pump technology does not allow for this.
•The project will utilize energy recovery technology to pre-condition fresh outdoor ventilation air.
An electric heating coil will be used for pre-heating of the outside air.
•Individual dwelling units will be supplied with Electric cook top stoves
•The building will not utilize natural gas for any of the heating and cooling loads. While the
tenant for the first floor space has not yet been identified, there is an expectation that this tenant
will provide a food service and will require a natural gas supply for a kitchen.
•Building utilizes an efficient shape. The overall building gross square footage is 52,928 and has a
(wall+roof)/floor area ratio of .64. This qualifies for 1 point per the August 2019 Ithaca Energy
Code Supplement draft
•The project is located within Collegetown which meets the criteria for a walkable site. This
qualifies for 1 point per the August 2019 Ithaca Energy Code Supplement draft.
•The project will provide a density that exceeds 7 dwelling units in an acre. This qualifies for 1
point per the August 2019 Ithaca Energy Code Supplement draft
•The project will utilize highly efficient LED lighting throughout
•We have calculated the average square footage of the apartment units and compared it to table 3
in the August 2019 Ithaca Energy Code Supplement draft. 54 of the 56 apartment units in the
project meet or exceed the square footages prescribed in table 3. A breakdown of those
calculations can be found below.
oThe (26) studio apartments in the project have an average size of 383sf. This is less than
the prescribed size for studio apartments in the “1 Point” Row of table 3 (410sf)
December Planning Board Updates411 - 415 College Ave.
4
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
oThe (7) 1-Bedroom apartments in the project have an average size of 577sf. This is less
than the prescribed size for 1-bedroom apartments in the “1 Point” row of table 3
(600sf)
oThe (21) 2-bedroom apartments in the project have an average size of 737sf. This is less
than the prescribed size for 2-bedroom apartments in the “1 Point” row of table 3
(840sf)
oThe (2) 3-bedroom apartments in the project have an average size of 1029sf. This
exceeds the prescribed size for 3-bedroom apartments in the “1 point” row of table 3
(990sf).
oImpact on Noise, Odor, and Light
Impacts to neighbors
•Noise:
oConstruction working hours will be in accordance with City Noise Ordinance. Planned
working hours will be 7:00am – 5pm weekdays, with loud work activities such as large
equipment, saw cutting etc. not starting until 7:30am. Any weekend work will be a
special request to the City
•Surrounding structures:
oContractor will provide shoring for perimeter of building foundations for excavation
work that could affect surrounding properties. The Engineer will provide engineered
shop drawings for shoring technique
oVibration monitoring: there will be no pile driving for this project, no vibration
monitoring is expected, per the structural engineer of record
oContractor will be responsible to damage caused to surrounding properties as a direct
result of construction activities
•Light:
oTemporary lighting will be provided by the contactor to maintain a safe and secure
construction site. Contractor will take measures to minimize disruption to surrounding
properties.
•Dust/Odor:
oThe building will be watered during demolition as needed to prevent dust and fine
debris from leaving the site.
oImpact on Human Health
A Pre-Demolition Asbestos Survey will be completed on 12/19/2019 - 12/23/2019. The report is
expected to be complete January 2020.
oConsistency with Community Plans
The Project Team has confirmed with the City of Ithaca Zoning Department that the project conforms
with the existing zoning in MU-2 CAFD.
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
December Planning Board Updates411 - 415 College Ave.
5
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December Planning Board Updates411 - 415 College Ave.
9
Collegetown Design Guidelines Compliance
Chapter 3 – Site Design
Building Orientation
The new building proposed at 411-415 College Avenue shares roughly the same footprint as the
existing building. Situated on the corner of College Avenue and Oak Avenue, the building orientation
establishes a strong visual and physical connection to the street, and the gateway into Collegetown.
The façade along College Avenue corresponds to the existing streetscape, pulling in aspects that
reference 409 college avenue and sharing similar heights and proportion in windows and number of
building stories. The façade along Oak Avenue faces Cascadilla gorge and Cornell University and
uses a glass façade to engage with the surrounding areas. The building orients towards both streets,
with an entrance to the building off of College Avenue, and an entrance to the plaza and first floor
tenant space on Oak Avenue. The image on Page 14 shows the orientation of the building compared
to the surrounding context.
External Pedestrian Connectivity
External pedestrian connectivity can be seen in the diagram on page 15. This shows how the space is
broken into the plaza area, and the main sidewalk. The plaza has two different entry points, including
one that is ADA accessible, located along the sidewalk on College Avenue. The loading area is
located directly east of the plaza on Oak Avenue and crosses over the sidewalk in order to access the
doors. Primary circulation through the site and on the sidewalk are shown in orange, while blue
depicts which areas of the space can be used for seating and gathering. The pedestrian crossing
location is proposed to be relocated further north than its existing location and will provide a safer,
more intuitive pedestrian connection to cross College Avenue.
Internal Pedestrian Connectivity
The design team is currently working to make the circulation through the site as fluid as possible,
especially through the use of transparency between the interior and exterior spaces. To date, the
ground floor commercial architecture that leads to the plaza includes garage doors that will be open
during warmer season to encourage a blending of space.
Through-Block Connectivity
Not applicable.
Open Space
Student Agencies commits to develop the Site in a way that includes an outdoor space that is
comparable to the outdoor space that is currently located along the north side of the building located
on the Site. This space will have various seating options including built-in benches and movable
seating and will be designed to activate the edge between the movement of the sidewalk and the
calmness of the plaza. The proposed design allows for even greater flexibility for gathering and a
pleasant environment that is comparable in many ways to the space that is enjoyed by many today.
December Planning Board Updates411 - 415 College Ave.
10
The diagram on page 17 shows a seating study done at three different times during the day. This
study highlights the use of movable seating and built-in benches and starts to show the capacity of
the plaza.
Surface Parking
411-415 College Avenue is not proposing any additional parking from what is currently around the
site. Right now, only street parking exists. The proposed pedestrian crossing and curb bump-out
location for the College Avenue streetscape is included in the diagram on page 18. 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.
Driveways and Access
A combined driveway and loading zone exist on the northeast side of the site and serve as a
connection to the interior loading space and dumpsters. This connection crosses the sidewalk, but as
the only loading area onsite, it minimizes the obstruction of pedestrian spaces.
Service Areas
The service area is located internally, so as to be less visually obtrusive. Landscaping throughout the
plaza has been placed to help shield the service area from pedestrian view.
Fences and Walls
Retaining walls, or ‘seat walls’ are located throughout the plaza to account for grade change and to
provide the maximum amount of publicly available seating. Two systems of seat walls wrap the site
and provide aesthetic interest. The seat wall adjacent to the public sidewalk is proposed as a cut stone
wall, referencing the Cascadilla Gorge landscape across Oak Avenue. The seat walls wrapping the
edge of the plaza are proposed as wooden benches on concrete bases. Multiple levels of these seat
walls create “amphitheater seating” on the eastern side of the plaza. The diagram on page 19 show a
series of section cuts through the sidewalk, seat walls, and plaza.
Landscape Design
The landscape design development of 411-415 College Avenue was informed by a large-scale analysis
of the existing site and its location at the nexus of campus, Collegetown, and the Cascadilla Gorge
corridor. A fundamental understanding of movement and rest, particularly of water, informed the
design of the plaza. Drawing from the neighboring gorge and from the historic mill pond that once
existed adjacent to the site. Tension between movement and rest inspired the treatment of the edge
between these two activities that enliven this space throughout the day and night. The preliminary
design of the plaza illustrates curvilinear seating walls, responding to the alignment of Oak Avenue
while also playing on a water- and movement-inspired theme. Space for planting is created
throughout the plaza, both in and around the seating walls. The project will allow for clear passage of
pedestrians past this site via a generously scaled clear path of travel in a comparable way to the
existing sidewalk.
December Planning Board Updates411 - 415 College Ave.
11
Plant and Tree Selection
A majority of plants chosen are native plants that are located throughout Ithaca. This plant palette is
cold weather hardy and will thrive in an urban setting. The diagram on page 16 shows the proposed
landscape plan including the plant schedule selected for this site.
Sustainable Site Design
A majority of the proposed plantings are of native species and do not require irrigation after their
initial 1 – 2 year establishment period. Stone seat walls will be procured from local quarries.
Winter City Design
The plaza will remain in use throughout the year as appropriate. The site will allow for easy snow
removal and the combination of building, plantings, and grade change will provide a reasonable
means to block winter winds.
Site Lighting
High-efficiency LED lighting will be used throughout the project. Exterior lighting will include LED
strip lighting at the base of seat walls facing the plaza, as illustrated on page 16. Additional exterior
lighting will be provided with overhead lighting on the cantilevered base of the third floor, as
indicated on page 5. All lighting temperatures will be of a warm tone, and the overall site is within
dark sky compliance.
Working with Topography
Currently there is a change in elevation of about 5 feet from the west side of the site to the east side
of the site mainly along the sidewalk and existing outdoor seating area. This grade change was an
excellent opportunity for the plaza space to be designed with amphitheater seating to act not only as
a retaining wall, but as a place to gather. The diagram on page 19 depicts the amphitheater seating at
multiple points around the plaza.
Sensitive Site Design Transitions
The design for the plaza specifically opens up the views of St. Luke Lutheran Church, the
neighboring property to 411-415 College Avenue. The more open view could allow for the church to
be noticed more.
Chapter 4 – Building Design
Building Entries
A rhythm is kept between the doors of the new building and the existing doors that run along
College Avenue. The primary entrance for the ground level tenant will be at the corner of the
building, and the primary entrance will be on College Avenue.
Windows
December Planning Board Updates411 - 415 College Ave.
12
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, see page 20. 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.
Roofs
Existing buildings along the 400 block of College Avenue have a flat roof, and the proposed design
of 411-415 College Avenue remains consistent with those buildings.
Materials
Use of materials and colors on the street façade are consistent with the existing structures along the
east side of the 400 block of College Avenue. Red brick will be used for 411-415 College Avenue,
along with gray brick, blue reflective glass, and a granite base. The Oak Avenue side of the building
will be constructed with blue reflective glass, grey brick, and a granite base. Bird mitigation strategies
are currently being pursued by the project team for the north side of the building. Certain design
elements from the current building (e.g. the lion’s heads) will be thoughtfully integrated into the
College Ave elevation.
Accessory Structures
No accessory structures are proposed with this project.
Building Equipment
The diagram on page 21 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 building equipment on Oak Ave and College Ave.
Sustainable Building Design
See the ‘Energy Narrative’ on page 1 and 2.
Bike racks are located onsite near the plaza area.
Compatible Building Design
The proposed building at 411-415 College Avenue acts as a gateway into Collegetown from Cornell
University. By utilizing the corner lot, the building is able to have two prominent facades. The
architecture of this building blends the ideas of traditional Collegetown architecture, with the more
innovative architecture of Cornell. Similar materials combined in different ways help to achieve that
goal.
Street Level Interest
Signage will be included in the project in a publicly accessible area that will address the historic nature
of the site, as committed to in the Memorandum of Commitment.
Building Articulation
Combining Building Articulation Methods
December Planning Board Updates411 - 415 College Ave.
13
The proposed building for 411-415 College Avenue combines multiple articulation methods
to promote creativity and interest. Outdoor space is created through the use of an increased
setback for floors 1 and 2. Color and material changes can be seen throughout, particularly
between floors 4 and 5, and as the building turns the corner from College Avenue to Oak
Avenue. Minor wall offsets can be seen down the façade of College Avenue, and for mass
variation, a 7’ step back in floors 5 and 6. Although the recommended step back is between
8’-12’, it is not required by zoning. A 7’ step back allows for no change in the quantity of
units proposed and serves as an effective step back distance as the top floors are usually not
noticeable at street level. Darker materials have been chosen for the fifth and sixth floors to
help visually reduce the overall mass of the building. 407 College Avenue was used as a
precedent with an existing 7’ step back. If the step back were to be 12’, a total of 4 units
would be lost, creating significant financial hardship to student agencies, a not for profit
company dedicated to providing experiential learning opportunities to local college students.
Maintaining Compatibility with Traditional Scale at the Street
Both the height and width of the proposed building are comparable with existing buildings
on the 400 block of College Avenue, as shown in the diagram on page 6, and comply with
the allowable zoning in the MU-2 district. Both sides of the building that front College
Avenue and Oak Avenue combine at least three different articulation methods including
color change, material change, increased setbacks, minor wall offsets, and step backs.
Addressing a Sensitive Edge
To provide a transition in scale between 411-415 College Avenue and St. Luke Lutheran
Church, the ground floor of the proposed building sits farther back from the required 10’
rear year setback on the east side. This provides a total of 15’ between the building wall and
the property line at ground level. The second floor and above are located at the 10’ setback.
Screening is also proposed to be located within this setback for additional transition between
411-415 and St. Luke Lutheran Church.
Maintaining Public View/Providing Solar Access
The newly designed plaza area will open up views looking east on Oak Avenue, specifically
towards St. Luke Lutheran Church. Since the Building is primarily bordered on one side by
other buildings, providing additional solar access does not apply.
Chapter 5 – Sign Design
General Sign Design Guidelines
No signs have been designed at this point in the project.
Guidelines for Specific Sign Types
No signs have been designed at this point in the project.
Chapter 6 – Guidelines Specific to Character Areas
December Planning Board Updates411 - 415 College Ave.
14
Collegetown Core
Consistent with these guidelines, the proposed building has been placed as close to the property line
fronting College Avenue as is allowed, therefore establishing a strong and active building edge along
College Avenue. Although 411-415 College Avenue is located on the corner of Oak Avenue and
College Avenue, it is not the corner lot, therefore a building chamfer or building curve is not
required.
December Planning Board Updates411 - 415 College Ave.15STREET LEVEL PERSPECTIVE
December Planning Board Updates411 - 415 College Ave.16SITE AND BUILDING LIGHTING INFORMATION
December Planning Board Updates411 - 415 College Ave.17AERIAL PERSPECTIVE
December Planning Board Updates411 - 415 College Ave.18AERIAL PERSPECTIVE - PLAZA ZOOM IN
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DNUPUPUPUPELEVELEVST1EXISTINGSTAIR 1273 SFLOADINGZONE216 SFTRASH/RECYCLE3496 SFLEASABLESPACE176 SFBIKE ROOM155 SFOFFICEA451C6714 SFCIRCULATION889 SFLOBBY105 SFVESTIBULEST3STAIR 3N104EST2N106AN105N104DN104N110N109ST3N107AN104FN106--N102N10189 SFVESTIBULE102 SFVESTIBULEN107N104CN110N104BN104A102 SFWATERMETERN108119 SFLEASINGOFFICE84 SFATM ROOMMAIL / PACKAGEPACKAGE SYSTEMPACKAGESYSTEMSF8904A4AA4A10NNNPACESPA451AEBEEPAPPAACA111LEEISB1E0000000000DWG NO:DESIGNDEVELOPMENTPLANDATE: 11/19/2019L-1.0SCALE: 1"=20'-0"NStudent Agencies411-415 College Ave3$9*UDQLWH3DYHUV //('6WULS/LJKW):RRGHQ%HQFK:DOO6WRQH:DOO:DOO5HWDLQLQJ:DOODESIGN DEVELOPMENT PLAN
December Planning Board Updates411 - 415 College Ave.29CONCEPTUAL SECTIONS
December Planning Board Updates411 - 415 College Ave.30DWG NO:CONCEPTUALSEATINGSTUDIESDATE:L-1.0SCALE: 1"=20'-0"NStudent Agencies411-415 College Ave9AM 2PM 8PM12/4/2019TOTAL PEOPLE: 58 TOTAL PEOPLE: 95 TOTAL PEOPLE: 189CONCEPTUAL SEATING STUDIES
December Planning Board Updates411 - 415 College Ave.3165 SFELEV66 SFELEV226 SFSTAIR23ELPAN83 SFSTAIR TOBASEMENT25 SFSHAFT163 SFPACKAGEROOM457 SFBOH201 SFTRASH /RECYCLe5.84380 SFRETAILCOMPACTORAREA4'-5"ACTIVATEBLENDEDGEDEFINEREDEFINING THE EDGE
December Planning Board Updates411 - 415 College Ave.32MOVEMENTRESTCORNELL COLLEGETOWNTRADITIONALINTERFACECOLLEGGE AVE.VOAKKOAKOAKKOAVVAVAVVAVAVAVAVE.E.EE.E.EEECASCASCASCASCASCASCACADCADCADCADCADCADILLILLILLILILLLA CA CA CCCREEREEREEREEKKKINNOVATIVEBUILDING ORIENTATION
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2020 PRC Dates:
Jan 16
Feb 13
Mar 12
Apr 16
May 14
Jun 11
Jul 16
Aug 13
Sep 10
Oct 15
Nov 12
Dec TBD
Possible Special Meeting Dates (5th Tuesdays):
Sep 29
Jun 30
Mar 31