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Home My WebLink About01-28-20 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 JANUARY 28TH 2020 in COMMON COUNCIL CHAMBERS, THIRD FLOOR, 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: November 26, 2019 6:25 5 Site Plan Review A Project: Student Apartments Applicant Presentation 6:30 Location: 238 Dryden Road Board Q&A 6:40 Applicant: Todd Fox for Visum Development Board Discussion 6:45 Actions: Public Hearing Amendment to Negative Declaration of Environmental Significance Recommendation to the BZA 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 for 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 B Project: Carpenter Circle Project Applicant Presentation 7:00 Location: Carpenter Park Road Board Q&A 7:10 Applicant: Andrew Bodewes for Park Grove Realty LLC Board Discussion 7:15 Actions: Architecture (Medical Building) Community Gardens 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 build ing 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 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." 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 C Project: City Harbor Applicant Presentation 7:30 Location: 101 Pier Road Board Q&A 7:40 Applicant: Jessica Edger-Hillman Board Discussion 7:45 Actions: Architecture and Landscaping Details 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 Pie r 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) a nd 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 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, 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 D Project: Mixed-Use Student Apartments Applicant Presentation 8:00 Location: 411-415 College Ave Board Q&A 8:10 Applicant: Whitham Planning & Design for Student Agencies Board Discussion 8:15 Actions: Determination of Environmental Significance 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 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." 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 ex isting 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 E Project: Student Apartments Applicant Presentation 8:30 Location: 126 College Avenue Board Q&A 8:40 Applicant: 126 C-Town LLC ( Visum Development) Board Discussion 8:45 Actions: Design Review Review Amended Negative Declaration Project Description: This project was approved on January 24, 2017. The project was not constructed, and the approval expired in January 2019. The applicant now seeks re -approval for the project with a few changes. The applicant is proposing to construct a four-story (with occupied basement) apartment building with a total of five units (one on each floor) and 27 bedrooms (28 originally proposed) on the .0908 acres (3,957 SF) project site. Site improvements include walkways, landscaping and a retaining wall with an upper terrace accessible from the basement apartment. All above-ground apartments will have a balcony facing College Avenue. Site development will require the removal of the existing house, with its associated retaining walls, driveway curbcut and walkways. Five mature trees in the rear of the property that were originally retained are now proposed to be removed. The project site is in the CR-4 Collegetown Area Form District (CAFD) and received Design Review in 2017. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review for which the Lead Agency made a negative determination of environmental significance in 12-20-16. The Neg Dec will be amended to include new information regarding project changes. Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.org/DocumentCenter/Index/739 F 120 E Green Street – Green Garage Redevelopment – Asteri – Sketch Plan 9:00 G 102 Willard Way – Chabad House Addition – Sketch Plan 9:15 7 Zoning Appeals x # 3150 – 238 Dryden Road, Area Variance x # 3151 – 214 Eddy Street, Area Variance 9:30 8 Old/New Business x Waterfront Design Guidelines https://www.cityofithaca.org/DocumentCenter/View/10999/WaterfrontDG_Final_JAN2020 9:40 9 Reports A. Planning Board Chair B. BPW Liaison C. Director of Planning & Development 9:50 10 Adjournment 10:10 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. City of Ithaca Planning Board J:\Planning\GROUPS\Planning and Dev Board\Project Review Committee (formerly Codes)\2020\PRC Notes\PRC Notes 011620.docx Project Review Committee Notes for Thursday January 16, 2020 Project Name: 126 College Ave – Student Housing Staff explained that the project had been approved in 2017 – but the approval had expired. Applicant described the changes to the project. The reason for the tree removal is 1) proximity to the proposed retaining wall and 2) proximity to the sewer line that runs through the backyard. The applicant said that there is was documentation about the poor health of the trees form the City Forester & an arborist. Committee members and staff are concerned about the loss of trees, particularly in Collegetown. Asked why the applicant cannot hook up to the new sewer line in College Ave – applicant responded it would require a pump system and be too expensive. x Need documentation from City Forester & arborist about trees x Applicant did not do public notification – therefore will do Design Review & review Neg Dec in Jan. Will do Public Hearing, Amended Neg Dec and potential approval in Feb. x Staff to confirm that backyard sewer will not be phased out. Project Name: Mixed Use Student Housing for 411-415 College Ave Team went over outstanding items in FEAF Part 3. x Need monitoring statement x Need letter from Elwyn Palmer about need for monitoring and applicant’s intention to monitor. x SWWPP narrative has been provided x Bird mitigations - exact mitigation has not been finalized. Options to be presented. Will include film of patterning on glass. Applicant to submit list of options and document final choice at a later time. x Construction impacts/transportation. Applicant not redesigning the intersection but willing to participate in the discussion at a later time. Staff noted that it is too bad that it can’t be done as part of this project since it has been wanted for an extended period of time. x Applicant will submit final construction staging plan and work zone traffic plan reviewed by CU city & TCAT. Staff noted that TCAT has stated that they can manage the temporary road changes. x Applicant stated that they may hold deliveries for in between classes. x Contractor parking- applicant needs to demonstrate effort to provide a remote lot for all contractor parking. Project Name: 238 Dryden Road- Student Housing x One tree removed from previous landscape plan – added two ornamental trees x Committee members felt that the balcony position is better in the revised proposal x Committee members felt that the aesthetic changes are minor and therefore no new Design Review is needed. x Engineering comment regarding the position of the retaining wall: wall was moved to the east based on PB comments that the entrance looked too driveway-like x Want smaller address numbers – specify a size – 8-12” maximum Project Name: Carpenter Circle Mixed Use Development The project team went over the design of the medical office building (MOB) and showed materials samples x Will provide and updated renderings of the building as seen from the west end of Cascadilla St. as well as night renderings. x Need a roof plan & details of rooftop mechanicals- including screening – applicant will provide this. x Discussion about vertical frosted -glass sunshades. Need more information to understand how these will look. Need to see a mock-up or similar visual x Applicant explained the windows are designed to accommodate future renovation- and relocation. x Lighting on the base not yet designed but will be limited x Signage will be a discussion item x There are some site changes and expanded landscaping related to MOB. Team presented the garden layout x Will submit fence layout diagram color coded with types and gates x Height of fence needed to deter deer x Materials of fence needed deter groundhogs and rabbits x Fence will be open mesh x Existing chain link will be reused on the ground as a groundhog deterrent x Will submit fence diagram showing locations of gates and types of fencing x Final fence design has not been determined x Translucent will look frosted need mock-up x Questions were asked about potential programing associated with residential buildings. The applicant said they would advertise events to residents and that residents are free to apply for plots. x Want to see more garden/landscape development of the space between the west gardens and the residential-only building. May be a garden compost drop site and house the master composting program. Committee members asked that hard copies of the Design guidelines be made available at meetings. PROPOSED RESOLUTION Site Plan Review CEQR ± Amended Negative Declaration 238 Dryden Apartments (8 Units) 232-236 Dryden Road Planning & Development Board January 28, 2020 WHEREAS: on September 24, 2019, the City of Ithaca Planning and Development Board determined that the proposed apartment building project ³238 Dryden Road´ʊ consisting of the site plan and variance ʊ at 232-236 Dryden Road would result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act, and WHEREAS: the project consist of the construct a four-story building with eight apartments and associated site improvements. The .777-acre project site contains two recently-completed apartment buildings. Site development requires the removal of existing landscaped areas and the removal, relocation, or upgrading of water and sewer lines within Summit Avenue. Site improvements will include retaining walls, landscaping, walkways, and exterior bike racks. Parking for bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. The project requires area variances, and WHEREAS:this has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and was treated as a Type I Action for the purposes of environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on July 24 2019, declare itself Lead Agency for the environmental review of the project, and WHEREAS: After filing of the Negative Declaration, the applicant was required to alter the design to address fire access. Changes include extending the paving at the southern end of Summit Avenue, altering the building footprint and exterior arrangement of building features, and making additional minor site adjustments to accommodate the new spatial arrangement. The new arrangement triggered a revised appeal for area variances and, as stated above, will require a routine variance from the Regional NYS Board of Code Review for fire access, and WHEREAS: in accordance with §176-7 E. of CEQR and §617.7(e) of SEQRA, the City of Ithaca Planning and Development Board acting as Lead Agency has determined that (1) new information has been discovered and (2) a change in circumstances related to the project has arisen that was not previously considered, and the Lead Agency has determined that no significant adverse impact will occur, and WHEREAS:the Board, acting as Lead Agency in environmental review, has on January 28, 2020 reviewed and accepted as adequate the new information consisting of: a revised Full Environmental Assessment Form (FEAF), Part1, submitted by the applicant and Parts 2 and 3, prepared by Planning staff; the following revised drawings: ³6LWH/D\RXW3ODQ/´ and ³3ODQWLQJ3ODQ/´ dated 12-3-19, ³'HPR3ODQ'´ dated 12-18-19, ³Site Perspective 1 (A1)´ and ³Site Perspective 2 (A2)´,³Elevation South (A201)´, elevation North (A202)´, ³Elevation East (A203)´ and ³Elevation West (A204)´ dated 12-4-19, and ³Floor Plan (A101)´ dated 12-20-19 and a;; prepared by Stream Collaborative, and other supporting materials, now therefore be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby amend the Negative Declaration issued on September 24, 2019 to include the above-mentioned information in the environmental record, and be it further RESOLVED: that based on all supporting documentation, the City of Ithaca Planning and Development Board does hereby determine that the proposed apartments (238 Dryden Road) located at 232-236 Dryden Road will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. 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/ŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚΑϭϳϲͲϳ͘ŽĨYZĂŶĚΑϲϭϳ͘ϳ;ĞͿŽĨ^YZ͕ƚŚĞ>ĞĂĚŐĞŶĐǇĚĞĐŝĚĞĚƚŽĂŵĞŶĚƚŚŝƐŶĞŐĂƚŝǀĞ ĚĞƚĞƌŵŝŶĂƚŝŽŶŝŶŽƌĚĞƌƚŽĐŽŶƐŝĚĞƌƚŚĞŶĞǁŝŶĨŽƌŵĂƚŝŽŶŝŶƚŚĞĞŶǀŝƌŽŶŵĞŶƚĂůƌĞǀŝĞǁ͘ /DWdKE>E dŚĞ ƉƌŽũĞĐƚ ŝƐ ŽŶ Ă ǀĂĐĂŶƚ ƉŽƌƚŝŽŶ ŽĨ Ă ͘ϳϳϳ ĂĐƌĞ ;ϯϯ͕ϴϰϲƐĨͿ ƐŝƚĞ ƚŚĂƚ ĐŽŶƚĂŝŶƐ ƚǁŽ ĂƉĂƌƚŵĞŶƚ ďƵŝůĚŝŶŐƐ͕ ůĂŶĚƐĐĂƉŝŶŐǁĂůŬǁĂǇƐ͕ĂďŝŽƌĞƚĞŶƚŝŽŶĂŶĚŽƚŚĞƌƐŝƚĞĂŵĞŶŝƚŝĞƐ͘dŚĞƉƌŽũĞĐƚǁŝůůĚŝƐƚƵƌďĂƉƉƌŽǆŝŵĂƚĞůǇϭϬ͕ϲϬϬ ^&ĂŶĚƌĞƐƵůƚŝŶĂŶŝŶĐƌĞĂƐĞŽĨϮ͕ϱϬϬ^&Ϯ͕ϳϴϴ^&ŽĨŝŵƉĞƌǀŝŽƵƐƐƵƌĨĂĐĞ͕ĂŶŝŶĐƌĞĂƐĞŽĨϮϴϴ^&ĨƌŽŵƚŚĞƉƌĞǀŝŽƵƐůǇ ƉƌŽƉŽƐĞĚĚĞƐŝŐŶ͘ dŚĞĂƉƉůŝĐĂŶƚŚĂƐƐƵďŵŝƚƚĞĚĂůĞƚƚĞƌͬƌĞƉŽƌƚƚŽEŽĂŚĞŵĂƌĞƐƚŽĨ^ƚƌĞĂŵŽůůĂďŽƌĂƚŝǀĞĨƌŽŵDŝĐŚĂĞůWĂůŵĞƌ WŚ͘͘WŽĨůǁǇŶWĂůŵĞƌŽŶƐƵůƚŝŶŐŶŐŝŶĞĞƌƐW>>ĚĂƚĞĚƉƌŝůϰ͕ϮϬϭϳĐŽŶĐĞƌŶŝŶŐƐƵďƐƵƌĨĂĐĞĞǆƉůŽƌĂƚŝŽŶĂƚ ϮϯϮͲϮϯϴƌǇĚĞŶZŽĂĚ͘dŚĞůĞƚƚĞƌĐŽŶĐůƵĚĞƐƚŚĞĨŽůůŽǁŝŶŐ͗ ͙͙͘tŚŝůĞǁĞŚĂĚĂŶƚŝĐŝƉĂƚĞĚĨŝŶĚŝŶŐďĞĚƌŽĐŬĂƚƐŚĂůůŽǁĞƌĚĞƉƚŚƐƚŚŝƐǁĂƐŶŽƚƚŚĞĐĂƐĞ͘ĂƐĞĚŽŶ ƚŚĞĞĂƌůǇĨŝŶĚŝŶŐƐŽĨƚŚĞĞǆƉůŽƌĂƚŝŽŶĂŶĚƚŚĞĐŽŶƐŝƐƚĞŶƚĨŝŶĚŝŶŐƐƚŚĂƚĨŽůůŽǁĞĚŝŶƚŚĞƌĞŵĂŝŶĚĞƌŽĨ ƚŚĞďŽƌŝŶŐƐǁĞƌĞĐŽŵŵĞŶĚĞĚƚŽDƌ͘&ŽǆƚŚĞƵƐĞĂĚĞĞƉĨŽƵŶĚĂƚŝŽŶƐǇƐƚĞŵƐƵĐŚĂƐƚŝŵďĞƌƉŝůĞƐŽƌ ϴŝŶĐŚĚŝĂŵĞƚĞƌƐƚĞĞůƉŝƉĞƉŝůĞƐ͘dŚĞƉŝůĞƐǁŝůůďĞĂƌŝŶĞŝƚŚĞƌƚŚĞƐƚŝĨĨĞƌƐŽŝůŽǀĞƌůǇŝŶŐƚŚĞƌŽĐŬŽƌŽŶ ŵĞŶĚŵĞŶƚƚŽƚŚĞEĞŐĂƚŝǀĞĞĐůĂƌĂƚŝŽŶŝƐƐƵĞĚŽŶϵͲϮϰͲϭϵ ŝƚǇŽĨ/ƚŚĂĐĂ &h>>Es/ZKEDEd>^^^^DEd&KZDʹWĂƌƚ/// WƌŽũĞĐƚEĂŵĞ͗ϮϯϴƌǇĚĞŶZŽĂĚ;ĚĚƌĞƐƐϯϮϮͲϯϮϲƌǇĚĞŶZŽĂĚͿ ĂƚĞƌĞĂƚĞĚ͗ϵͲϰͲϭϴ͕hƉĚĂƚĞĚϵͲϭϲͲϭϴ ŶǇƚĞǆƚĚŝĨĨĞƌŝŶŐĨƌŽŵƚŚĞϵͲϮϰͲϭϵ&&ŝƐƵŶĚĞƌůŝŶĞĚ Ϯ ƚŚĞďĞĚƌŽĐŬ͘ĂƐĞĚŽŶƚŚĞƉƌŽƉŽƐĞĚůĂǇŽƵƚŽĨƚŚĞďƵŝůĚŝŶŐǁĞĂŶƚŝĐŝƉĂƚĞƉŝůĞƐďĞŝŶŐŝŶƚŚĞϯϬͲϰϱ ĨƚƌĂŶŐĞĨŽƌůĞŶŐƚŚ͘tĞďĞůŝĞǀĞƚŚŝƐǁŝůůďĞĂŶĞĐŽŶŽŵŝĐĂůƐŽůƵƚŝŽŶĂŶĚĚƵĞƚŽƚŚĞůŽŽƐĞĐŽŶƐŝƐƚĞŶĐǇ ŽĨƚŚĞƐŽŝůŽǀĞƌůǇŝŶŐƚŚĞƌŽĐŬƐŚŽƵůĚďĞŝŶƐƚĂůůĞĚƋƵŝĐŬůǇĂŶĚǁŝƚŚŽƵƚŵƵĐŚĚƌŝǀŝŶŐĚŝƐƚƵƌďĂŶĐĞ͘ ^ĞĞ/ŵƉĂĐƚƐƚŽEŽŝƐĞĂŶĚKĚŽƌĨŽƌŵŝƚŝŐĂƚŝŽŶƐĨŽƌĨŽƵŶĚĂƚŝŽŶĐŽŶƐƚƌƵĐƚŝŽŶ͘ dŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚďĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶĂďŽǀĞ͕ŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽůĂŶĚŝƐ ĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKE^hZ&tdZ dŚĞƌĞŝƐŶŽƐƵƌĨĂĐĞǁĂƚĞƌůŽĐĂƚĞĚŽŶƚŚĞƐŝƚĞ͘ dŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚďĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶĂďŽǀĞ͕ŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽƐƵƌĨĂĐĞ ǁĂƚĞƌŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKE'ZKhEtdZ dŚĞĂƉƉůŝĐĂŶƚŚĂƐƐƵďŵŝƚƚĞĚĂůĞƚƚĞƌͬƌĞƉŽƌƚƚŽEŽĂŚĞŵĂƌĞƐƚŽĨ^ƚƌĞĂŵŽůůĂďŽƌĂƚŝǀĞĨƌŽŵDŝĐŚĂĞů WĂůŵĞƌWŚ͘͘WŽĨůǁǇŶWĂůŵĞƌŽŶƐƵůƚŝŶŐŶŐŝŶĞĞƌƐW>>ĚĂƚĞĚƉƌŝůϰ͕ϮϬϭϳĐŽŶĐĞƌŶŝŶŐƐƵďƐƵƌĨĂĐĞ ĞǆƉůŽƌĂƚŝŽŶĂƚϮϯϮͲϮϯϴƌǇĚĞŶZŽĂĚ͘ĂƐĞĚŽŶŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚŝŶƚŚĞůĞƚƚĞƌĚĞƉƚŚƚŽ ŐƌŽƵŶĚǁĂƚĞƌŝƐϵͲϮϭ͛ďĞůŽǁƚŚĞƐƵƌĨĂĐĞ͘dŚĞůĞƚƚĞƌƐƚĂƚĞƐ͕ ŽƌŝŶŐϰŶŽƚĞĚƐŽŝůƐĂƐďĞŝŶŐǁĞƚĂƚϰ͘ϱĨƚďƵƚŶŽƚƐĂƚƵƌĂƚĞĚƵŶƚŝůϮϭ͘ϱĨƚ͘dŚĞƌĞŵĂǇďĞƐŽŵĞ ƉĞƌĐŚĞĚǁĂƚĞƌŝŶƚŚŝƐůŽĐĂƚŝŽŶ͘ĂƐĞĚŽŶƚŚĞĨŝŶĚŝŶŐƐǁĞĚŽŶ͛ƚĂŶƚŝĐŝƉĂƚĞŐƌŽƵŶĚǁĂƚĞƌďĞŝŶŐĂŶ ŝƐƐƵĞĚƵƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶďƵƚĐŽŶƚƌĂĐƚŽƌƐƐŚŽƵůĚďĞƉƌĞƉĂƌĞĚǁŝƚŚŐƌŽƵŶĚǁĂƚĞƌĐŽŶƚƌŽů ŵĞĂƐƵƌĞƐ͘ dŚĞ >ĞĂĚ ŐĞŶĐǇ ŚĂƐ ĚĞƚĞƌŵŝŶĞĚ ƚŚĂƚ ďĂƐĞĚ ŽŶ ƚŚĞ ŝŶĨŽƌŵĂƚŝŽŶ ĂďŽǀĞ͕ ŶŽ ƐŝŐŶŝĨŝĐĂŶƚ ŝŵƉĂĐƚ ƚŽ ŐƌŽƵŶĚǁĂƚĞƌŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKE&>KK/E' dŚĞƉƌŽũĞĐƚƐŝƚĞŝƐŶŽƚůŽĐĂƚĞĚŝŶĂϭϬϬͲŽƌϱϬϬͲǇĞĂƌĨůŽŽĚǌŽŶĞ dŚĞĂƉƉůŝĐĂŶƚŚĂƐƐƵďŵŝƚƚĞĚĂĂƐŝĐ^ƚŽƌŵǁĂƚĞƌWŽůůƵƚŝŽŶWƌĞǀĞŶƚŝŽŶWůĂŶ;^tWWWͿĚĂƚĞĚ:ƵŶĞϭϰ͕ϮϬϭϵĂŶĚ ƉƌĞƉĂƌĞĚďǇd͘'͘DŝůůĞƌW͘͘dŚĞƌĞƉŽƌƚƐƚĂƚĞƐƚŚĂƚƚŚĞƉƌŽũĞĐƚǁŝůůĚŝƐƚƵƌďĂƉƉƌŽǆŝŵĂƚĞůǇϭϬ͕ϲϬϬ^&ĂŶĚƌĞƐƵůƚ ŝŶĂŶŝŶĐƌĞĂƐĞŽĨŝŵƉĞƌǀŝŽƵƐƐƵƌĨĂĐĞŽĨĂƉƉƌŽǆŝŵĂƚĞůǇϮ͕ϱϬϬ^&Ϯ͕ϳϴϴ^&ŽĨŝŵƉĞƌǀŝŽƵƐƐƵƌĨĂĐĞŽǀĞƌĞǆŝƐƚŝŶŐ ĐŽŶĚŝƚŝŽŶƐ͕ĂŶŝŶĐƌĞĂƐĞŽĨϮϴϴ^&ĨƌŽŵƚŚĞƉƌĞǀŝŽƵƐůǇƉƌŽƉŽƐĞĚĚĞƐŝŐŶ͘ ŚĂŶŐĞƐƚŽƚŚĞĞǆŝƐƚŝŶŐƐƚŽƌŵǁĂƚĞƌƐǇƐƚĞŵƚŽĂĐĐŽŵŵŽĚĂƚĞƚŚĞŶĞǁďƵŝůĚŝŶŐǁŝůůŝŶĐůƵĚĞƌĞŵŽǀĂůŽĨƚŚĞ ďŝŽƌĞƚĞŶƚŝŽŶĂƌĞĂĂƚƚŚĞĞŶĚŽĨ^ƵŵŵŝƚǀĞ͕ĂŶĞǁƐƚŽƌŵƐĞƌǀŝĐĞƚŽƉŝƉĞƌƵŶŽĨĨƚŽƚŚĞŝƚǇƐǇƐƚĞŵ͕ŶĞǁ ŝŶůĞƚƐŶŽƌƚŚŽĨƚŚĞďƵŝůĚŝŶŐĂŶĚĂŶĞǁďƵƌŝĞĚƐĂŶĚĨŝůƚĞƌƉƌĂĐƚŝĐĞƚŽƚƌĞĂƚƐƚŽƌŵǁĂƚĞƌďĞĨŽƌĞƌĞůĞĂƐĞŝŶƚŽ ƚŚĞŝƚǇƐƚŽƌŵǁĂƚĞƌƐǇƐƚĞŵ͘>ŽĐĂƚŝŽŶĂŶĚĚĞƚĂŝůƐŽĨƚŚĞŽŶͲƐŝƚĞƐǇƐƚĞŵĂƌĞƐŚŽǁŶŽŶĚƌĂǁŝŶŐƐƚŝƚůĞĚ͞^ŝƚĞ ŵĞŶĚŵĞŶƚƚŽƚŚĞEĞŐĂƚŝǀĞĞĐůĂƌĂƚŝŽŶŝƐƐƵĞĚŽŶϵͲϮϰͲϭϵ ŝƚǇŽĨ/ƚŚĂĐĂ &h>>Es/ZKEDEd>^^^^DEd&KZDʹWĂƌƚ/// WƌŽũĞĐƚEĂŵĞ͗ϮϯϴƌǇĚĞŶZŽĂĚ;ĚĚƌĞƐƐϯϮϮͲϯϮϲƌǇĚĞŶZŽĂĚͿ ĂƚĞƌĞĂƚĞĚ͗ϵͲϰͲϭϴ͕hƉĚĂƚĞĚϵͲϭϲͲϭϴ ŶǇƚĞǆƚĚŝĨĨĞƌŝŶŐĨƌŽŵƚŚĞϵͲϮϰͲϭϵ&&ŝƐƵŶĚĞƌůŝŶĞĚ ϯ hƚŝůŝƚǇWůĂŶ;ϭϬϯͿ͟ĂŶĚ͞ĞƚĂŝůƐ;ϮϬϮͿ͟ƉƌĞƉĂƌĞĚďǇd'DŝůůĞƌW͘͘ĂŶĚ ĚĂƚĞĚϲͬϭϰͬϭϵ͘ ĂƐĞĚŽŶ ŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚďǇƚŚĞĂƉƉůŝĐĂŶƚŝŶŵĂƚĞƌŝĂůƐĚĂƚĞĚϭϮͲϭϭͲϭϵ͕ƚŚĞƌĞĂƌĞŶŽĞǆƉĞĐƚĞĚĐŚĂŶŐĞƐƚŽƚŚĞ ƵƚŝůŝƚǇůĂǇŽƵƚĂƐĂƌĞƐƵůƚŽĨƉƌŽũĞĐƚĐŚĂŶŐĞƐ͘dŚĞ>ĞĂĚŐĞŶĐǇƌĞĐŽŐŶŝǌĞƐƚŚĂƚĂƉƉƌŽǀĂůĂŶĚŵŽŶŝƚŽƌŝŶŐŽĨ ƚŚĞ^tWWWŝƐƵŶĚĞƌƚŚĞũƵƌŝƐĚŝĐƚŝŽŶŽĨƚŚĞŝƚǇ^ƚŽƌŵǁĂƚĞƌDĂŶĂŐĞŵĞŶƚKĨĨŝĐĞƌ͘ dŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚďĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶĂďŽǀĞĂŶĚǁŝƚŚĂĚŚĞƌĞŶĐĞƚŽƐƚŽƌŵǁĂƚĞƌ ƉƌĂĐƚŝĐĞƐŝŶƚŚĞĂƉƉƌŽǀĞĚ^tWWW͕ŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWd^KE/Z ĐĐŽƌĚŝŶŐƚŽŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚďǇƚŚĞĂƉƉůŝĐĂŶƚ͕ĐŽŶƐƚƌƵĐƚŝŽŶŝƐƉƌŽũĞĐƚĞĚƚŽůĂƐƚĂƉƉƌŽǆŝŵĂƚĞůǇϭϮ ŵŽŶƚŚƐ͘ ǆĐĂǀĂƚŝŽŶ ĂŶĚ ƉƌĞƉĂƌĂƚŝŽŶŽĨ ĨŽƵŶĚĂƚŝŽŶƐ ĂĚĚŝƚŝŽŶĂůůǇ ĐƌĞĂƚĞ ƚŚĞƉŽƚĞŶƚŝĂů ĨŽƌ ŝŶĐƌĞĂƐĞĚ ĂŝƌďŽƌŶĞĚƵƐƚĂŶĚĚŝƌƚƉĂƌƚŝĐůĞƐ͘/ŵƉĂĐƚƐƚŽĂŝƌƋƵĂůŝƚǇǁŝůůďĞůŝŵŝƚĞĚƚŽƚŚĞƉĞƌŝŽĚĂƐƐŽĐŝĂƚĞĚǁŝƚŚ ĐŽŶƐƚƌƵĐƚŝŽŶĂĐƚŝǀŝƚŝĞƐ͘ ƵƌŝŶŐ ĐŽŶƐƚƌƵĐƚŝŽŶ͕ ƚŚĞ ĂƉƉůŝĐĂŶƚ ǁŝůů ĞŵƉůŽǇ ƚŚĞ ĨŽůůŽǁŝŶŐ ĂƉƉůŝĐĂďůĞ ĚƵƐƚ ĐŽŶƚƌŽů ŵĞĂƐƵƌĞƐ͕ ĂƐ ĂƉƉƌŽƉƌŝĂƚĞ͗ x DŝƐƚŝŶŐŽƌĨŽŐƐƉƌĂǇŝŶŐƚŚĞƐŝƚĞƚŽŵŝŶŝŵŝǌĞĚƵƐƚ͖ x DĂŝŶƚĂŝŶŝŶŐĐƌƵƐŚĞĚƐƚŽŶĞƚƌĂĐŬŝŶŐƉĂĚƐĂƚĂůůĞŶƚƌĂŶĐĞƐƚŽƚŚĞĐŽŶƐƚƌƵĐƚŝŽŶƐŝƚĞ͖ x ZĞͲƐĞĞĚŝŶŐĚŝƐƚƵƌďĞĚĂƌĞĂƐƚŽŵŝŶŝŵŝǌĞďĂƌĞĞǆƉŽƐĞĚƐŽŝůƐ͖ x <ĞĞƉŝŶŐƌŽĂĚƐĐůĞĂƌŽĨĚƵƐƚĂŶĚĚĞďƌŝƐ͖ x ZĞƋƵŝƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶƚƌƵĐŬƐƚŽďĞĐŽǀĞƌĞĚ͖ĂŶĚ x WƌŽŚŝďŝƚŝŶŐďƵƌŶŝŶŐŽĨĚĞďƌŝƐŽŶƐŝƚĞ͘ dŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚǁŝƚŚƚŚĞŵŝƚŝŐĂƚŝŽŶŵĞĂƐƵƌĞƐĚƵƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶŝĚĞŶƚŝĨŝĞĚ ĂďŽǀĞ͕ŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽĂŝƌŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKEW>Ed^EE/D>^ ^ŝƚĞĚĞǀĞůŽƉŵĞŶƚǁŝůůƌĞƋƵŝƌĞƚŚĞƌĞŵŽǀĂůŽĨĞǆŝƐƚŝŶŐƚƌĞĞƐĂŶĚƐŚƌƵďƐŽŶƚŚĞƐůŽƉĞĂƐƐŚŽǁŶŝŶƚŚĞ ĞŵŽWůĂŶ;ϭϬϬͿĚĂƚĞĚϵͲϯͲϭϵĂŶĚƵƉĚĂƚĞĚŽŶϭϮͲϭϴͲϭϵĂŶĚƉƌĞƉĂƌĞĚďǇ^ƚƌĞĂŵŽůůĂďŽƌĂƚŝǀĞ͘dŚĞ ĂƉƉůŝĐĂŶƚŚĂĚƉƌŽƉŽƐĞĚŶĞǁůĂŶĚƐĐĂƉŝŶŐŝŶĐůƵĚŝŶŐƚŚƌĞĞƐŚĂĚĞƚƌĞĞƐĂŶĚĨŽƵƌŽƌŶĂŵĞŶƚĂůƚƌĞĞƐĂƐǁĞůů ĂƐŽƚŚĞƌƉůĂŶƚŝŶŐƐ͘dŚĞƌĞǀŝƐĞĚůĂǇŽƵƚĂŶĚĨŝƌĞĂĐĐĞƐƐŶĞĞĚƐƌĞƋƵŝƌĞĚƌĞƉůĂĐĞŵĞŶƚŽĨƚŚĞƚǁŽƉƌĞǀŝŽƵƐůǇ ƉƌŽƉŽƐĞĚƐŚĂĚĞƚƌĞĞƐǁŝƚŚƚǁŽƐŵĂůůĞƌŽƌŶĂŵĞŶƚĂůƚƌĞĞƐĂƐƐĞĞŶŝŶƚŚĞƌĞǀŝƐĞĚĚƌĂǁŝŶŐƚŝƚůĞĚ͞WůĂŶƚŝŶŐ WůĂŶ;>ϭϬϰͿ͟ĚĂƚĞĚϭϮͲϭϴͲϭϵ͘ ĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽ ƉůĂŶƚƐĂŶĚĂŶŝŵĂůƐŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ ŵĞŶĚŵĞŶƚƚŽƚŚĞEĞŐĂƚŝǀĞĞĐůĂƌĂƚŝŽŶŝƐƐƵĞĚŽŶϵͲϮϰͲϭϵ ŝƚǇŽĨ/ƚŚĂĐĂ &h>>Es/ZKEDEd>^^^^DEd&KZDʹWĂƌƚ/// WƌŽũĞĐƚEĂŵĞ͗ϮϯϴƌǇĚĞŶZŽĂĚ;ĚĚƌĞƐƐϯϮϮͲϯϮϲƌǇĚĞŶZŽĂĚͿ ĂƚĞƌĞĂƚĞĚ͗ϵͲϰͲϭϴ͕hƉĚĂƚĞĚϵͲϭϲͲϭϴ ŶǇƚĞǆƚĚŝĨĨĞƌŝŶŐĨƌŽŵƚŚĞϵͲϮϰͲϭϵ&&ŝƐƵŶĚĞƌůŝŶĞĚ ϰ /DWdKE'Z/h>dhZ>Z^KhZ^ dŚĞƉƌŽũĞĐƚƐŝƚĞŝƐŶŽƚŝŶŽƌĂĚũĂĐĞŶƚƚŽĂŶĂŐƌŝĐƵůƚƵƌĂůĂƌĞĂ͘ ĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽ ĂŐƌŝĐƵůƚƵƌĂůƌĞƐŽƵƌĐĞƐŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKE^d,d/Z^KhZ^ ĐĐŽƌĚŝŶŐƚŽƚŚĞdŽŵƉŬŝŶƐŽƵŶƚǇ^ĐĞŶŝĐZĞƐŽƵƌĐĞsŝĞǁƐ͕ƚŚĞƌĞĂƌĞŶŽƐĐĞŶŝĐƌĞƐŽƵƌĐĞƐůŽĐĂƚĞĚĂĚũĂĐĞŶƚ 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ƐŚŽǁĐŚĂŶŐĞƐƚŽƚŚĞŶŽƌƚŚ͕ǁĞƐƚĂŶĚĞĂƐƚďƵŝůĚŝŶŐĨĂĐĂĚĞƐ͕ŝŶĐůƵĚŝŶŐĐŚĂŶŐĞƐƚŽƚŚĞůŽĐĂƚŝŽŶŽĨďĂůĐŽŶŝĞƐ ĂƚƚŚĞƌĞĂƌŽĨƚŚĞďƵŝůĚŝŶŐ͘ƐĚĞŵŽŶƐƚƌĂƚĞĚŝŶ͞^ŝƚĞ>ĂǇŽƵƚWůĂŶ;>ϭϬϭͿ͟ϭϮͲϯͲϭϵ͕ƚŚĞĚŝƐƚĂŶĐĞďĞƚǁĞĞŶ ƚŚĞƚǁŽƌĞƚĂŝŶŝŶŐǁĂůůƐĂƚƚŚĞƌǇĚĞŶZŽĂĚĞŶƚƌĂŶĐĞƚŽƚŚĞďƵŝůĚŝŶŐŚĂƐďĞĞŶĚĞĐƌĞĂƐĞĚƚŽĂĚĚƌĞƐƐŽĂƌĚ ĐŽŶĐĞƌŶƐ͘ĂƐĞĚŽŶŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚďǇƚŚĞĂƉƉůŝĐĂŶƚ͕ŶŽĐŚĂŶŐĞƐƚŽďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐĂƌĞƉƌŽƉŽƐĞĚ͘ ĨƚĞƌƌĞǀŝĞǁŝŶŐƚŚĞĂďŽǀĞƌĞĨĞƌĞŶĐĞĚƌĂǁŝŶŐƐ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚƚŚĞƉƌŽƉŽƐĞĚ ĐŚĂŶŐĞƐĂƌĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞŽůůĞŐĞƚŽǁŶĞƐŝŐŶ'ƵŝĚĞůŝŶĞƐĂŶĚƚŚĞŝƌƉƌĞǀŝŽƵƐĞƐŝŐŶZĞǀŝĞǁ͘dŚĞ ƉƉůŝĐĂŶƚŚĂƐĂŐƌĞĞĚƚŽĂĚĚƌĞƐƐƚŚĞƵŶƐĂƚŝƐĨŝĞĚďƵůůĞƚƉŽŝŶƚƐĂďŽǀĞĂŶĚƚŽůŝŵŝƚƚŚĞƐŝǌĞŽĨƚŚĞďƵŝůĚŝŶŐ ŶƵŵďĞƌƐƚŽϴͲϭϮ͟ƚĂůů͘ ĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƐƚŽ ĂĞƐƚŚĞƚŝĐƌĞƐŽƵƌĐĞƐŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ ŵĞŶĚŵĞŶƚƚŽƚŚĞEĞŐĂƚŝǀĞĞĐůĂƌĂƚŝŽŶŝƐƐƵĞĚŽŶϵͲϮϰͲϭϵ ŝƚǇŽĨ/ƚŚĂĐĂ &h>>Es/ZKEDEd>^^^^DEd&KZDʹWĂƌƚ/// WƌŽũĞĐƚEĂŵĞ͗ϮϯϴƌǇĚĞŶZŽĂĚ;ĚĚƌĞƐƐϯϮϮͲϯϮϲƌǇĚĞŶZŽĂĚͿ ĂƚĞƌĞĂƚĞĚ͗ϵͲϰͲϭϴ͕hƉĚĂƚĞĚϵͲϭϲͲϭϴ ŶǇƚĞǆƚĚŝĨĨĞƌŝŶŐĨƌŽŵƚŚĞϵͲϮϰͲϭϵ&&ŝƐƵŶĚĞƌůŝŶĞĚ ϱ /DWdKE,/^dKZ/EZ,K>K'/>Z^KhZ^ dŚĞƐŝƚĞŝƐŶŽƚůŽĐĂƚĞĚǁŝƚŚŝŶĂŚŝƐƚŽƌŝĐĚŝƐƚƌŝĐƚ͕ĂŶĚƚŚĞĞǆŝƐƚŝŶŐƐŝƚĞŝƐŶŽƚĚĞƐŝŐŶĂƚĞĚĂƚƚŚĞůŽĐĂůŽƌƐƚĂƚĞ ůĞǀĞůĂƐĂŶŚŝƐƚŽƌŝĐƌĞƐŽƵƌĐĞ͘ ĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚŽŶ ŚŝƐƚŽƌŝĐĂŶĚĂƌĐŚĂĞŽůŽŐŝĐĂůƌĞƐŽƵƌĐĞƐŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKEKWE^WEZZd/KE dŚĞƉƌŽũĞĐƚĚŽĞƐŶŽƚĐŽŶƚĂŝŶĂŶǇƉƵďůŝĐŽƉĞŶƐƉĂĐĞ͘ ĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽŽƉĞŶ ƐƉĂĐĞĂŶĚƌĞĐƌĞĂƚŝŽŶŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKEZ/d/>Es/ZKEDEd>Z^ dŚĞƌĞĂƌĞŶŽĐƌŝƚŝĐĂůĞŶǀŝƌŽŶŵĞŶƚĂůĂƌĞĂƐůŽĐĂƚĞĚǁŝƚŚŝŶƚŚĞŝƚǇŽĨ/ƚŚĂĐĂ͘,ŽǁĞǀĞƌ͕dŽŵƉŬŝŶƐŽƵŶƚǇ ŝĚĞŶƚŝĨŝĞƐhŶŝƋƵĞEĂƚƵƌĂůƌĞĂƐ;͞hEƐ͟ͿƚŚƌŽƵŐŚŽƵƚƚŚĞĐŽƵŶƚǇ͕ǁŚŝĐŚĂƌĞƉĂƌƚŽĨƚŚĞůĂŶĚƐĐĂƉĞƚŚĂƚŚĂƐ ŽƵƚƐƚĂŶĚŝŶŐŐĞŽůŽŐŝĐĂůĂŶĚĞŶǀŝƌŽŶŵĞŶƚĂůƋƵĂůŝƚŝĞƐ͕ƐƵĐŚĂƐƐƉĞ ĐŝĂůŶĂƚƵƌĂůĐŽŵŵƵŶŝƚŝĞƐ͕ŽƌƉůĂŶƚƐĂŶĚ ĂŶŝŵĂůƐƚŚĂƚĂƌĞƌĂƌĞŽƌƐĐĂƌĐĞĞůƐĞǁŚĞƌĞŝŶƚŚĞĐŽƵŶƚǇŽƌƌĞŐŝŽŶ͘hEŝƐŶŽƚĂƌĞŐƵůĂƚŽƌǇĚĞƐŝŐŶĂƚŝŽŶ ĂŶĚĚŽĞƐŶŽƚƉƌŽǀŝĚĞůĞŐĂůƉƌŽƚĞĐƚŝŽŶĨŽƌĂŶĂƌĞĂ͕ďƵƚƐŝŐŶĂůƐƚŚĂƚƐƉĞĐŝĂůƌĞƐŽƵƌĐĞƐŵĂǇĞǆŝƐƚƚŚĂƚƌĞƋƵŝƌĞ ƉƌŽũĞĐƚŵŽĚŝĨŝĐĂƚŝŽŶ͘ dŚĞĐůŽƐĞƐƚhEƚŽƚŚĞƉƌŽũĞĐƚƐŝƚĞŝƐhEηϭϯϲͲĂƐĐĂĚŝĂ'ŽƌŐĞ͕ǁŚŝĐŚŝƐϮϬϬĨĞĞƚĨƌŽŵƚŚĞŶŽƌƚŚĞƌŶŵŽƐƚ ďŽƵŶĚĂƌǇŽĨƚŚĞƉƌŽũĞĐƚƐŝƚĞĂŶĚϯϬϬĨĞĞƚĨƌŽŵƚŚĞƉŽƌƚŝŽŶŽĨƚŚĞƐŝƚĞƉƌŽƉŽƐĞĚĨŽƌŶĞǁĚĞǀĞůŽƉŵĞŶƚ͘ dŚĞƉƌŽũĞĐƚƐŝƚĞƐůŽƉĞƐĂǁĂǇĨƌŽŵƚŚĞhEĂŶĚƚŚĞĂƌĞĂďĞƚǁĞĞŶŝƚĂŶĚƚŚĞhEŝƐŚŝŐŚůǇĚĞǀĞůŽƉĞĚǁŝƚŚ ƌŽĂĚƐĂŶĚďƵŝůĚŝŶŐƐ͘ ƐĂƌĞƐƵůƚŽĨƚŚĞŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚĂďŽǀĞƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽ ƌŝƚŝĐĂůŶǀŝƌŽŶŵĞŶƚĂůƌĞĂƐŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKEdZE^WKZdd/KE ŽŶƐƚƌƵĐƚŝŽŶ/ŵƉĂĐƚƐ͗ ŽŶƐƚƌƵĐƚŝŽŶŝƐƉƌŽũĞĐƚĞĚƚŽůĂƐƚĂƉƉƌŽǆŝŵĂƚĞůǇϭϮŵŽŶƚŚƐ͘ƉƉƌŽǆŝŵĂƚĞůǇнͬͲϭ͕ϭϬϬzŽĨŵĂƚĞƌŝĂůŝƐ ĞǆƉĞĐƚĞĚƚŽďĞĞǆĐĂǀĂƚĞĚĂŶĚŚĂƵůĞĚŽĨĨƚŚĞƐŝƚĞĂƐĂƌĞƐƵůƚŽĨĞǆĐĂǀĂƚŝŶŐĨŽƌƚŚĞďƵŝůĚŝŶŐĨŽƵŶĚĂƚŝŽŶƐ͘ ƐƐƵŵŝŶŐƚŚĞƵƐĞŽĨĂϭϮzŚĂƵůƚƌƵĐŬ͕ƚŚŝƐĞƋƵĂƚĞƐƚŽĂďŽƵƚϵϮƚƌƵĐŬůŽĂĚƐ͘ dŚĞƉƌŽũĞĐƚŝƐĂĚũĂĐĞŶƚƚŽƚŚĞĂƐĐĂĚŝůůĂ^ĐŚŽŽů͕ĂĚĂǇĂŶĚďŽĂƌĚŝŶŐŚŝŐŚƐĐŚŽŽůƐĞƌǀŝŶŐƐƚƵĚĞŶƚƐŐƌĂĚĞƐŶŝŶĞ ƚŚƌŽƵŐŚƚǁĞůǀĞ͘dŚĞĐĂŵƉƵƐĐŽŶƐŝƐƚƐŽĨϯďƵŝůĚŝŶŐƐ͗ŽŶĞĂĐĂĚĞŵŝĐďƵŝůĚŝŶŐǁŝƚŚϵĐůĂƐƐƌŽŽŵƐĂŶĚƚǁŽ ĚŽƌŵƐ͘ŶƌŽůůŵĞŶƚŝƐĂƉƉƌŽǆŝŵĂƚĞůǇϱϬƐƚƵĚĞŶƚƐŽĨǁŚŝĐŚϯϬͲϱϬйĂƌĞďŽĂƌĚĞƌƐ͘dŚĞƐĐŚŽŽůĨŽůůŽǁƐƚŚĞ EĞǁzŽƌŬ^ƚĂƚĞƉƵďůŝĐƐĐŚŽŽůĂĐĂĚĞŵŝĐĐĂůĞŶĚĂƌ͘ ŵĞŶĚŵĞŶƚƚŽƚŚĞEĞŐĂƚŝǀĞĞĐůĂƌĂƚŝŽŶŝƐƐƵĞĚŽŶϵͲϮϰͲϭϵ ŝƚǇŽĨ/ƚŚĂĐĂ &h>>Es/ZKEDEd>^^^^DEd&KZDʹWĂƌƚ/// 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ϵͲϰͲϭϵƚŚĂƚŚĂƐƚŚĞĨŽůůŽǁŝŶŐĐŽŵƉŽŶĞŶƚƐ͗ x dŚĞƌĞŝƐŶŽƉĂƌŬŝŶŐďĞŝŶŐĐŽŶƐƚƌƵĐƚĞĚŽƌďƵŶĚůĞĚǁŝƚŚƚŚĞĐŽƐƚŽĨƚŚĞůŝǀŝŶŐƵŶŝƚ͘ x dŚĞďƵŝůĚŝŶŐǁŝůůŚĂǀĞĂďŝŬĞƐƚŽƌĂŐĞƌŽŽŵĨŽƌƌĞƐŝĚĞŶƚƐ͕ĂŶĚŽƵƚĚŽŽƌďŝŬĞƉĂƌŬŝŶŐĨŽƌǀŝƐŝƚŽƌƐŝŶ ĐŽŵƉůŝĂŶĐĞǁŝƚŚƐŝƚĞƉůĂŶƌĞǀŝĞǁƌĞƋƵŝƌĞŵĞŶƚƐ͘ x ǀĞƌǇƋƵĂůŝĨǇŝŶŐƚĞŶĂŶƚǁŝůůďĞƉƌŽǀŝĚĞĚǁŝƚŚĂŵĞŵďĞƌƐŚŝƉƚŽ/ƚŚĂĐĂĂƌƐŚĂƌĞĂƐĂƉĂƌƚŽĨƚŚĞŝƌ ůĞĂƐĞ;ƐƵďũĞĐƚƚŽĂƉƉƌŽǀĂůŽĨĞĂĐŚŝŶĚŝǀŝĚƵĂůŵĞŵďĞƌďǇĂƌƐŚĂƌĞͿ͘dŚĞƌĞĂƌĞŵƵůƚŝƉůĞĐĂƌƐ ĂǀĂŝůĂďůĞĚŝƌĞĐƚůǇŝŶŽůůĞŐĞƚŽǁŶĂŶĚĂĐƌŽƐƐƚŚĞŝƚǇŽĨ/ƚŚĂĐĂ͘ x dĞŶĂŶƚƐǁŝůůďĞƉƌŽǀŝĚĞĚǁŝƚŚŝŶĨŽƌŵĂƚŝŽŶĂďŽƵƚǁŚĞƌĞƚŽƉĂƌŬƚŚĞŝƌĐĂƌƐŚŽƵůĚƚŚĞǇĐŚŽŽƐĞƚŽ ŽǁŶŽŶĞǁŚŝůĞƚŚĞǇĂƌĞůŝǀŝŶŐŝŶ/ƚŚĂĐĂ͘ x dĞŶĂŶƚƐǁŝůůďĞƉƌŽǀŝĚĞĚǁŝƚŚŝŶĨŽƌŵĂƚŝŽŶƌĞŐĂƌĚŝŶŐƚŚĞĐŝƚǇ͛ƐƉŽůŝĐǇĨŽƌŽŶͲƐƚƌĞĞƚƉĂƌŬŝŶŐĂŶĚ ĐŽŶƐĞƋƵĞŶĐĞƐĨŽƌǀŝŽůĂƚŝŽŶƐŝŶĐůƵĚŝŶŐƚŝĐŬĞƚŝŶŐ͕ƚŽǁŝŶŐĂŶĚďŽŽƚŝŶŐ͘ ŵĞŶĚŵĞŶƚƚŽƚŚĞEĞŐĂƚŝǀĞĞĐůĂƌĂƚŝŽŶŝƐƐƵĞĚŽŶϵͲϮϰͲϭϵ ŝƚǇŽĨ/ƚŚĂĐĂ &h>>Es/ZKEDEd>^^^^DEd&KZDʹWĂƌƚ/// WƌŽũĞĐƚEĂŵĞ͗ϮϯϴƌǇĚĞŶZŽĂĚ;ĚĚƌĞƐƐϯϮϮͲϯϮϲƌǇĚĞŶZŽĂĚͿ ĂƚĞƌĞĂƚĞĚ͗ϵͲϰͲϭϴ͕hƉĚĂƚĞĚϵͲϭϲͲϭϴ ŶǇƚĞǆƚĚŝĨĨĞƌŝŶŐĨƌŽŵƚŚĞϵͲϮϰͲϭϵ&&ŝƐƵŶĚĞƌůŝŶĞĚ ϳ /ŶĂĚĚŝƚŝŽŶ͕ƚŚĞƉƌŽũĞĐƚŵĂŝŶƚĂŝŶƐĂŶĞĞĚĞĚƉĞĚĞƐƚƌŝĂŶĐŽŶŶĞĐƚŝŽŶĨƌŽŵƌǇĚĞŶZŽĂĚƚŽ^ƵŵŵŝƚǀĞ͘ ƐĂƌĞƐƵůƚŽĨƚŚĞŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚŶŽƐŝŐŶŝĨŝĐĂŶƚ ŝŵƉĂĐƚŽŶƚƌĂĨĨŝĐŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKEEZ'z dŚĞĂƉƉůŝĐĂŶƚŚĂƐƐƵďŵŝƚƚĞĚƚŚĞĨŽůůŽǁŝŶŐŝŶĨŽƌŵĂƚŝŽŶƌĞŐĂƌĚŝŶŐĞŶĞƌŐǇƵƐĞĂŶĚĐŽŶĨŽƌŵĂŶĐĞƚŽƚŚĞ dŽŵƉŬŝŶƐŽƵŶƚǇZĞĐŽŵŵĞŶĚĂƚŝŽŶƐĨŽƌEĞǁŽŶƐƚƌƵĐƚŝŽŶ;ϮϬϭϴͿ͘ ϭ͘ŶĞƌŐǇ^ƚĂƌ͘ x dŚĞƉƌŽũĞĐƚǁŝůůŝŶĐůƵĚĞǁĂƚĞƌĨŝǆƚƵƌĞƐƚŚĂƚŵĞĞƚW͛ƐtĂƚĞƌ^ĞŶƐĞƌĞƋƵŝƌĞŵĞŶƚƐ͘ x ůůƉĞƌŵĂŶĞŶƚĂƉƉůŝĂŶĐĞƐǁŝůůďĞŶĞƌŐǇ^ƚĂƌƌĂƚĞĚ͘ Ϯ͘,ĞĂƚWƵŵƉƐ͘ x ŝƌƐŽƵƌĐĞĚŚĞĂƚƉƵŵƉƐǁŝůůďĞƵƐĞĚƚŚƌŽƵŐŚŽƵƚƚŚĞďƵŝůĚŝŶŐ͘ x ůĞĐƚƌŝĐǁĂƚĞƌŚĞĂƚĞƌƐǁŝůůďĞƵƐĞĚ ϯ͘ZĞŶĞǁĂďůĞƐ͘ x ZŽŽĨƐƵƌĨĂĐĞƐĂƌĞƐŽůĂƌƌĞĐĞƉƚŝǀĞƚŽƚŚĞĞǆƚĞŶƚƉŽƐƐŝďůĞ͕ŚŽǁĞǀĞƌ͕ǁĞĂƌĞŶŽƚƉƌŽǀŝĚŝŶŐƐŽůĂƌ ƉĂŶĞůƐĂƐƉĂƌƚŽĨƚŚŝƐƉƌŽũĞĐƚĚƵĞƚŽĐŽƐƚĐŽŶƐƚƌĂŝŶƚƐ͘ ϰ͘ŶĞƌŐǇͲĞĨĨŝĐŝĞŶƚďƵŝůĚŝŶŐĚĞƐŝŐŶ͘ x dŚĞďƵŝůĚŝŶŐŚĂƐďĞĞŶĚĞƐŝŐŶĞĚǁŝƚŚĂǁŝŶĚŽǁͲƚŽͲǁĂůůƌĂƚŝŽŽĨůĞƐƐƚŚĂŶϮϱй͘ x dŚĞŽǀĞƌĂůůďƵŝůĚŝŶŐƐŚĂƉĞŝƐƐŝŵƉůĞ͘ x dŚĞĨŝŶĂůZͲǀĂůƵĞŽĨƚŚĞŝŶƐƵůĂƚŝŽŶŚĂƐŶŽƚďĞĞŶĚĞƚĞƌŵŝŶĞĚĂƚƚŚŝƐƚŝŵĞ͕ďƵƚŝƚŝƐŽƵƌŝŶƚĞŶƚƚŽ ĂĐŚŝĞǀĞĂŶŝŶĐƌĞĂƐĞŝŶZͲǀĂůƵĞŽǀĞƌĐŽĚĞ͘ x ĞƐƚƉƌĂĐƚŝĐĞƐǁŝůůďĞƵƐĞĚĨŽƌĂŝƌƐĞĂůŝŶŐƚŽŵŝŶŝŵŝǌĞŝŶĨŝůƚƌĂƚŝŽŶĂŶĚƐƚĂĐŬĞĨĨĞĐƚƐ͘ &ŽƌďƵŝůĚŝŶŐƐŽǀĞƌϮϬƵŶŝƚƐ͗;dŚŽƵŐŚŽŶůǇϴƵŶŝƚƐĂƌĞƉƌŽƉŽƐĞĚƚŚĞƌĞĂƌĞƐŽŵĞŝƚĞŵƐǁĞŝŶƚĞŶĚƚŽŵĞĞƚ͘Ϳ ϱ͘>ŝŐŚƚŝŶŐĐŽŶƚƌŽůƐĂŶĚŚŝŐŚͲĞĨĨŝĐŝĞŶƚůŝŐŚƚŝŶŐƚĞĐŚŶŽůŽŐǇ x >ůŝŐŚƚŝŶŐǁŝůůďĞƵƐĞĚƚŚƌŽƵŐŚŽƵƚƚŚĞƉƌŽũĞĐƚ x KĐĐƵƉĂŶĐǇƐĞŶƐŽƌƐǁŝůůďĞƵƐĞĚŝŶĐŽŵŵŽŶĂƌĞĂƐĂŶĚƉŚŽƚŽƐĞŶƐŽƌƐǁŝůůďĞƵƐĞĚĨŽƌĞǆƚĞƌŝŽƌ ůŝŐŚƚŝŶŐ͘ ϲ͘,ŝŐŚͲĞĨĨŝĐŝĞŶĐǇŚĞĂƚŝŶŐĂŶĚĐŽŽůŝŶŐƐǇƐƚĞŵƐ x ,ĞĂƚŝŶŐĂŶĚĐŽŽůŝŶŐƐǇƐƚĞŵƐǁŝůůďĞůŽĐĂƚĞĚŝŶĐŽŶĚŝƚŝŽŶĞĚƐƉĂĐĞ͘ ŵĞŶĚŵĞŶƚƚŽƚŚĞEĞŐĂƚŝǀĞĞĐůĂƌĂƚŝŽŶŝƐƐƵĞĚŽŶϵͲϮϰͲϭϵ ŝƚǇŽĨ/ƚŚĂĐĂ &h>>Es/ZKEDEd>^^^^DEd&KZDʹWĂƌƚ/// WƌŽũĞĐƚEĂŵĞ͗ϮϯϴƌǇĚĞŶZŽĂĚ;ĚĚƌĞƐƐϯϮϮͲϯϮϲƌǇĚĞŶZŽĂĚͿ ĂƚĞƌĞĂƚĞĚ͗ϵͲϰͲϭϴ͕hƉĚĂƚĞĚϵͲϭϲͲϭϴ ŶǇƚĞǆƚĚŝĨĨĞƌŝŶŐĨƌŽŵƚŚĞϵͲϮϰͲϭϵ&&ŝƐƵŶĚĞƌůŝŶĞĚ ϴ x ŶĞƌŐǇƌĞĐŽǀĞƌǇǀĞŶƚŝůĂƚŝŽŶǁŝůůďĞƵƐĞĚǁŚĞƌĞƌĞƋƵŝƌĞĚ͘ x /ĨĚƵĐƚǁŽƌŬŝƐƵƐĞĚĨŽƌƚŚĞŚĞĂƚŝŶŐͬĐŽŽůŝŶŐƐǇƐƚĞŵ͕ŝƚǁŝůůďĞůĞĂŬͲƚĞƐƚĞĚĂŶĚƐĞĂůĞĚĂƐŶĞĐĞƐƐĂƌǇ͘ ϳ͘tŚŽůĞďƵŝůĚŝŶŐĞŶĞƌŐǇŵŽĚĞůŝŶŐ x tŚŽůĞďƵŝůĚŝŶŐŵŽĚĞůŝŶŐǁŝůůŶŽƚďĞĐŽŵƉůĞƚĞĚ͘,ŽǁĞǀĞƌ͕ŽŵŚĞĐŬǁŝůůďĞƉĞƌĨŽƌŵĞĚƚŽƐŚŽǁ ĐŽĚĞĐŽŵƉůŝĂŶĐĞǁŝƚŚĐŽĚĞĞŶĞƌŐǇƌĞƋƵŝƌĞŵĞŶƚƐ͘ ƐĂƌĞƐƵůƚŽĨƚŚĞŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚŶŽƐŝŐŶŝĨŝĐĂŶƚ ŝŵƉĂĐƚƚŽĞŶĞƌŐǇŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ /DWdKEEK/^͕KKZ͕E>/',d ĂƐĞĚŽŶŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚďǇƚŚĞĂƉƉůŝĐĂŶƚĐŽŶƐƚƌƵĐƚŝŽŶǁŝůůůĂƐƚĂƉƉƌŽǆŝŵĂƚĞůǇϭϮŵŽŶƚŚƐĂŶĚǁŝůů ŝŶĐůƵĚĞĚĞĞƉĨŽƵŶĚĂƚŝŽŶƐ͘dŚĞƉƌŽũĞĐƚŝƐŝŶĂĚĞŶƐĞůǇĚĞǀĞůŽƉĞĚƌĞƐŝĚĞŶƚŝĂůĂƌĞĂĂŶĚŝƐĂĚũĂĐĞŶƚƚŽƚŚĞ ĂƐĐĂĚŝůůĂ^ĐŚŽŽů͕ĂĚĂǇĂŶĚďŽĂƌĚŝŶŐŚŝŐŚƐĐŚŽŽůƐĞƌǀŝŶŐƐƚƵĚĞ ŶƚƐŐƌĂĚĞƐŶŝŶĞƚŚƌŽƵŐŚƚǁĞůǀĞ͘dŚĞ ĐĂŵƉƵƐĐŽŶƐŝƐƚƐŽĨϯďƵŝůĚŝŶŐƐ͗ŽŶĞĂĐĂĚĞŵŝĐďƵŝůĚŝŶŐǁŝƚŚϵĐůĂƐƐƌŽŽŵƐĂŶĚƚǁŽĚŽƌŵƐ͘ŶƌŽůůŵĞŶƚŝƐ ĂƉƉƌŽǆŝŵĂƚĞůǇϱϬƐƚƵĚĞŶƚƐŽĨǁŚŝĐŚϯϬͲϱϬйĂƌĞďŽĂƌĚĞƌƐ͘dŚĞƐĐŚŽŽůĨŽůůŽǁƐƚŚĞEĞǁzŽƌŬ^ƚĂƚĞƉƵďůŝĐ ƐĐŚŽŽůĂĐĂĚĞŵŝĐĐĂůĞŶĚĂƌ͘ EŽŝƐĞƉƌŽĚƵĐŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶĂĐƚŝǀŝƚŝĞƐ͕ĞƐƉĞĐŝĂůůǇĨŽƵŶĚĂƚŝŽŶǁŽƌŬ͕ǁŝůůƚĞŵƉŽƌĂƌŝůǇĂĨĨĞĐƚƌĞƐŝĚĞŶƚƐŝŶ ƚŚĞŝŵŵĞĚŝĂƚĞĂƌĞĂ͘ dŚĞĨŽůůŽǁŝŶŐŝƐƉƌŽƉŽƐĞĚƚŽŵŝƚŝŐĂƚĞĂŶǇƉŽƚĞŶƚŝĂůŝŵƉĂĐƚƐĨŽƵŶĚĂƚŝŽŶǁŽƌŬ͗ y ƵŝůĚŝŶŐĐŽŶĚŝƚŝŽŶƐƵƌǀĞǇƐŽĨĂĚũĂĐĞŶƚƉƌŽƉĞƌƚŝĞƐƉƌŝŽƌƚŽĐŽŶƐƚƌƵĐƚŝŽŶ y ŽŶƚŝŶƵŽƵƐǀŝďƌĂƚŝŽŶŵŽŶŝƚŽƌŝŶŐĚƵƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶďǇĂŶŝŶĚĞƉĞŶĚĞŶƚǀŝďƌĂƚŝŽŶ ŵŽŶŝƚŽƌŝŶŐĞŶŐŝŶĞĞƌ y ^ƵƌǀĞǇƐ ŽĨ ĞǆŝƐƚŝŶŐ ĂĚũĂĐĞŶƚ ĐŽŶƐƚƌƵĐƚŝŽŶ ĨŽƌ ůĞǀĞů ĐŽŶƚƌŽů ƉƌŝŽƌ ƚŽ ĂŶĚ 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ĚĞƚĞƌŵŝŶĞĚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽŚƵŵĂŶŚĞĂůƚŚŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ KE^/^dEzt/d,KDDhE/dzW>E^ dŚĞƉƌŽũĞĐƚƌĞƋƵŝƌĞƐĂƌĞĂǀĂƌŝĂŶĐĞƐĨŽƌƌĞĂƌǇĂƌĚƐĞƚďĂĐŬĂŶĚůŽƚĐŽǀĞƌĂŐĞĂŶĚŐƌĞĞŶƐƉĂĐĞ ƌĞƋƵŝƌĞŵĞŶƚƐ͘ƐƐƚĂƚĞĚďĞůŽǁ͕ƚŚĞ>ĞĂĚŐĞŶĐǇĨŝŶĚƐƚŚĂƚƚŚĞƉƌŽũĞĐƚŝƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞŐŽĂůƐŽĨ ƚŚĞŽůůĞŐĞƚŽǁŶWůĂŶĂŶĚƚŚĞ&ƐĂŶĚŝƐĂƉƉƌŽƉƌŝĂƚĞƵƌďĂŶŝŶĨŝůůŽŶĂƐŵĂůůƐŝƚĞ͘ ĂƐĞĚŽŶŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚďǇƚŚĞĂƉƉůŝĐĂŶƚŝŶƚŚĞƉƌŽũĞĐƚŶĂƌƌĂƚŝǀĞĚĂƚĞĚϵͬϰͬϭϵ͕ŝƚǇǁĂƚĞƌĂŶĚƐĞǁĞƌ ŵĂŝŶƐǁŝůůďĞƌĞůŽĐĂƚĞĚĂŶĚƵƉŐƌĂĚĞĚƚŽĂĐĐŽŵŵŽĚĂƚĞƚŚĞŶĞǁďƵŝůĚŝŶŐ͘dŚĞƉƌŽũĞĐƚŚĂƐďĞĞŶƌĞǀŝĞǁĞĚ ďǇƚŚĞŝƚǇ&ŝƌĞŚŝĞĨĂŶĚǁŝůůƌĞƋƵŝƌĞĂƉƉƌŽǀĂůďǇƚŚĞ/ƚŚĂĐĂ&ŝƌĞĞƉĂƌƚŵĞŶƚƚŽŝŶƐƵƌĞƚŚĂƚŝƚŵĞĞƚƐĂůůůŝĨĞ ƐĂĨĞƚǇĂŶĚƌĞƋƵŝƌĞƐĂƌŽƵƚŝŶĞǀĂƌŝĂŶĐĞĨƌŽŵƚŚĞZĞŐŝŽŶĂůEz^ŽĂƌĚŽĨŽĚĞZĞǀŝĞǁĨŽƌĨŝƌĞĂĐĐĞƐƐďĞĨŽƌĞĂ ĞƌƚŝĨŝĐĂƚĞŽĨKĐĐƵƉĂŶĐǇǁŝůůďĞŝƐƐƵĞĚ͘ ĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶĚĞƐĐƌŝďĞĚĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚ ƚŽĐŽŵŵƵŶŝƚǇƉůĂŶƐŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ KE^/^dEzt/d,KDDhE/dz,ZdZ dŚĞƉƌŽũĞĐƚƐŝƚĞŝƐŝŶĂĚĞŶƐĞůǇĚĞǀĞůŽƉĞĚĂƌĞĂŶĞĂƌƚŚĞĐĞŶƚƌĂůĐŽƌĞŽĨŽůůĞŐĞƚŽǁŶ͘dŚĞŝŵŵĞĚŝĂƚĞĂƌĞĂ ŝƐƉƌŝŵĂƌŝůǇƌĞƐŝĚĞŶƚŝĂů͕ĐŚĂƌĂĐƚĞƌŝǌĞĚďǇĂůĂƌŐĞǀĂƌŝĞƚǇŽĨƉƌĞĚŽŵŝŶĂŶƚůǇŽůĚĞƌ ŵƵůƚŝͲĨĂŵŝůǇƐƚƵĚĞŶƚ ƌĞƐŝĚĞŶĐĞƐĂƐǁĞůůĂƐůĂƌŐĞƌŝŶƐƚŝƚƵƚŝŽŶĂůďƵŝůĚŝŶŐƐ͘dŚĞƉƌŽũĞĐƚƐŝƚĞŝƐŝŶƚŚĞZͲϰŽůůĞŐĞƚŽǁŶƌĞĂ&Žƌŵ ŝƐƚƌŝĐƚ;&Ϳ͘dŚĞ&ƐǁĞƌĞĐƌĞĂƚĞĚƚŽƉƌŽĚƵĐĞĂĚǇŶĂŵŝĐƵƌďĂŶĞŶǀŝƌŽŶŵĞŶƚŝŶǁŚŝĐŚƵƐĞƐƌĞŝŶĨŽƌĐĞ ĞĂĐŚŽƚŚĞƌĂŶĚƉƌŽŵŽƚĞĂŶĂƚƚƌĂĐƚŝǀĞ͕ǁĂůŬĂďůĞŶĞŝŐŚďŽƌŚŽŽĚ͘dŚĞ>ĞĂĚĂŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚ ƚŚĞƉƌŽũĞĐƚŵĞĞƚƐƚŚĞŐŽĂůƐƐƚĂƚĞĚĂďŽǀĞ͘ ĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚĂďŽǀĞ͕ƚŚĞ>ĞĂĚŐĞŶĐǇŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽ ĐŽŵŵƵŶŝƚǇĐŚĂƌĂĐƚĞƌŝƐĂŶƚŝĐŝƉĂƚĞĚ͘ WƌĞƉĂƌĞĚďǇ͗>ŝƐĂEŝĐŚŽůĂƐ͕ĞƉƵƚǇŝƌĞĐƚŽƌŽĨWůĂŶŶŝŶŐ͕/W Page 1 of 13 Full Environmental Assessment Form Part 1 - Project and Setting Instructions for Completing Part 1 Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist, or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the DSSOLFDQWRUproject sponsor to verify that the information contained in Part 1is accurate and complete. A. Project and $SSOLFDQWSponsor Information. Name of Action or Project: Project Location (describe, and attach a general location map): Brief Description of Proposed Action (include purpose or need): Name of Applicant/Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: Project Contact (if not same as sponsor; give name and title/role): Telephone: E-Mail: Address: City/PO: State: Zip Code: Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO: State: Zip Code: 238 Dryden Rd South end of Summit Ave adjacent to Dryden Rd See attached project description Visum Development 607-269-7300 Todd@visumdevelopment.com 119 S Cayuga St Ithaca NY 14850 Page 2 of 13 B. Government Approvals B. Government Approvals Funding, or Sponsorship. (“Funding” includes grants, loans, tax relief, and any other forms of financial assistance.) Government Entity If Yes: Identify Agency and Approval(s) Required Application Date (Actual or projected) a. City&RXQVHOTown%RDUG, Yes No or Village Board of Trustees b. City, Town or Village Yes No Planning Board or Commission c. City Town or Yes No Village Zoning Board of Appeals d. Other local agencies Yes No e. County agencies Yes No f. Regional agencies Yes No g. State agencies Yes No h. Federal agencies Yes No i. Coastal Resources. i. Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway? Yes No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? Yes No iii. Is the project site within a Coastal Erosion Hazard Area? Yes No C. Planning and Zoning C.1. Planning and zoning actions. Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the Yes No only approval(s) which must be granted to enable the proposed action to proceed? x If Yes, complete sections C, F and G. x If No, proceed to question C.2 and complete all remaining sections and questions in Part 1 C.2. Adopted land use plans. a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site Yes No where the proposed action would be located? If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action Yes No would be located? b.Is the site of the proposed action within any local or regional special planning district (for example: Greenway Yes No Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan; or other?) If Yes, identify the plan(s): _______________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, Yes No or an adopted municipal farmland protection plan? If Yes, identify the plan(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ✔ ✔Planning Board - Site Plan Approval, SEQR ✔Variance- rear yard, lot coverage 12/20/19 ✔City Stormwater Office - Basic SWPPP ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 3 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes No If Yes, what is the zoning classification(s) including any applicable overlay district? _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ b. Is the use permitted or allowed by a special or conditional use permit? Yes No c. Is a zoning change requested as part of the proposed action? Yes No If Yes, i.What is the proposed new zoning for the site? ___________________________________________________________________ C.4. Existing community services. a. In what school district is the project site located? ________________________________________________________________ b. What police or other public protection forces serve the project site? _________________________________________________________________________________________________________ c. Which fire protection and emergency medical services serve the project site? __________________________________________________________________________________________________________ d. What parks serve the project site? __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ D. Project Details D.1. Proposed and Potential Development a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all components)? _________________________________________________________________________________________________________ b. a. Total acreage of the site of the proposed action? _____________ acres b. Total acreage to be physically disturbed? _____________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? _____________ acres c. Is the proposed action an expansion of an existing project or use? Yes No i.If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units, square feet)? % ____________________ Units: ____________________ d. Is the proposed action a subdivision, or does it include a subdivision? Yes No If Yes, i.Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types) ________________________________________________________________________________________________________ ii. Is a cluster/conservation layout proposed? Yes No iii.Number of lots proposed? ________ iv.Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________ Yes No _____ months _____ _____ month _____ year HWill WKHproposed action be constructed in multiple phases? LIf No, anticipated period of construction: LLIf Yes: x Total number of phases anticipated x Anticipated commencement date of phase 1 (including demolition) x Anticipated completion date of final phase _____ month _____year x Generally describe connections or relationships among phases, including any contingencies where progress of one phase may determine timing or duration of future phases: _______________________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ ✔ CR-4 Collegetown ✔ ✔ Ithaca City Schools Ithaca Police Ithaca Fire Department Ithaca City Parks, NYS Parks .777 .24 .777 ✔ 13%8 ✔ ✔ 12 Residential Page 4 of 13 f. Does the project include new residential uses? Yes No If Yes, show numbers of units proposed. One Family Two Family Three Family Multiple Family (four or more) Initial Phase ___________ ___________ ____________ ________________________ At completion of all phases ___________ ___________ ____________ ________________________ g. Does the proposed action include new non-residential construction (including expansions)? Yes No If Yes, i. Total number of structures ___________ ii.Dimensions (in feet) of largest proposed structure: ________height; ________width; and _______ length iii.Approximate extent of building space to be heated or cooled: ______________________ square feet h. Does the proposed action include construction or other activities that will result in the impoundment of any Yes No liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage? If Yes, i.Purpose of the impoundment: ________________________________________________________________________________ ii.If a water impoundment, the principal source of the water: Ground water Surface water streams Other specify: _________________________________________________________________________________________________________ iii.If other than water, identify the type of impounded/contained liquids and their source. _________________________________________________________________________________________________________ iv.Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres v.Dimensions of the proposed dam or impounding structure: ________ height; _______ length vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete): ________________________________________________________________________________________________________ D.2. Project Operations a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? Yes No (Not including general site preparation, grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes: i .What is the purpose of the excavation or dredging? _______________________________________________________________ ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site? x Volume (specify tons or cubic yards): ____________________________________________ x Over what duration of time? ____________________________________________________ iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them. ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iv.Will there be onsite dewatering or processing of excavated materials? Yes No If yes, describe. ___________________________________________________________________________________________ ________________________________________________________________________________________________________ v.What is the total area to be dredged or excavated? _____________________________________acres vi.What is the maximum area to be worked at any one time? _______________________________ acres vii.What would be the maximum depth of excavation or dredging? __________________________ feet viii.Will the excavation require blasting? Yes No ix.Summarize site reclamation goals and plan: _____________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment Yes No into any existing wetland, waterbody, shoreline, beach or adjacent area? If Yes: i.Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic description): ______________________________________________________________________________________________ _________________________________________________________________________________________________________ ✔ 8 ✔ ✔ ✔ Foundation excavation 1,100 C.Y. ✔ Page 5 of 13 ii. iii. Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or alteration of channels, banks and shorelines. Indicate extent of activities, alterations and additions in square feet or acres: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ Will WKHproposed action cause or result in disturbance to bottom sediments? Yes No If Yes, describe: __________________________________________________________________________________________ iv.Will WKHproposed action cause or result in the destruction or removal of aquatic vegetation? Yes No If Yes: x aFUHV of DTXDWLFvegetation proposed to be removed ___________________________________________________________ x H[SHFWHG acreage of aquatic vegetation remaining after project completion________________________________________ x purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________ ____________________________________________________________________________________________________ x proposed method of plant removal: ________________________________________________________________________ x if chemical/herbicide treatment will be used, specify product(s): _________________________________________________ v.Describe any proposed reclamation/mitigation following disturbance: _________________________________________________ _________________________________________________________________________________________________________ c. Will the proposed action use, or create a new demand for water? Yes No If Yes: i.Total anticipated water usage/demand per day: __________________________ gallons/day ii.Will the proposed action obtain water from an existing public water supply? Yes No If Yes: x Name of district or service area: _________________________________________________________________________ x Does the existing public water supply have capacity to serve the proposal? Yes No x Is the project site in the existing district? Yes No x Is expansion of the district needed? Yes No x Do existing lines serve the project site? Yes No iii.Will line extension within an existing district be necessary to supply the project? Yes No If Yes: x Describe extensions or capacity expansions proposed to serve this project: ________________________________________ ____________________________________________________________________________________________________ x Source(s) of supply for the district: ________________________________________________________________________ iv.Is a new water supply district or service area proposed to be formed to serve the project site? Yes No If, Yes: x Applicant/sponsor for new district: ________________________________________________________________________ x Date application submitted or anticipated: __________________________________________________________________ x Proposed source(s) of supply for new district: _______________________________________________________________ v.If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________ _________________________________________________________________________________________________________ vi. If water supply will be from wells (public or private), ZKDWLVWKHmaximum pumping capacity: _______ gallons/minute. d. Will the proposed action generate liquid wastes? Yes No If Yes: i.Total anticipated liquid waste generation per day: _______________ gallons/day ii.Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and approximate volumes or proportions of each): __________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ iii.Will the proposed action use any existing public wastewater treatment facilities? Yes No If Yes: x Name of wastewater treatment plant to be used: _____________________________________________________________ x Name of district: ______________________________________________________________________________________ x Does the existing wastewater treatment plant have capacity to serve the project? Yes No x Is the project site in the existing district? Yes No x Is expansion of the district needed? Yes No ✔ 800 ✔ Ithaca city ✔ ✔ ✔ ✔ ✔ New supply lateral ✔ ✔ 800 Sanitary Waste ✔ Ithaca Area Wastewater Treatment Center Ithaca City ✔ ✔ ✔ Page 6 of 13 Yes No x Do existing sewer lines serve the project site? x Will Dline extension within an existing district be necessary to serve the project? Yes No If Yes: x Describe extensions or capacity expansions proposed to serve this project: ____________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ iv.Will a new wastewater (sewage) treatment district be formed to serve the project site? Yes No If Yes: x Applicant/sponsor for new district: ____________________________________________________________________ x Date application submitted or anticipated: _______________________________________________________________ x What is the receiving water for the wastewater discharge? __________________________________________________ v.If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed receiving water (name and classification if surface discharge or describe subsurface disposal plans): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ vi.Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point Yes No sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point source (i.e. sheet flow) during construction or post construction? If Yes: i.How much impervious surface will the project create in relation to total size of project parcel? _____ Square feet or _____ acres (impervious surface) _____ Square feet or _____ acres (parcel size) ii.Describe types of new point sources. __________________________________________________________________________ _________________________________________________________________________________________________________ iii.Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties, groundwater, on-site surface water or off-site surface waters)? ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ x If to surface waters, identify receiving water bodies or wetlands: ________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ x Will stormwater runoff flow to adjacent properties? Yes No iv.Does WKHproposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? Yes No f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel Yes No combustion, waste incineration, or other processes or operations? If Yes, identify: i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles) _________________________________________________________________________________________________________ ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers) ________________________________________________________________________________________________________ iii.Stationary sources during operations (e.g., process emissions, large boilers, electric generation) ________________________________________________________________________________________________________ g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit, Yes No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i.Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet Yes No ambient air quality standards for all or some parts of the year) ii.In addition to emissions as calculated in the application, the project will generate: x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide (CO2) x ___________Tons/year (VKRUWWRQV) of Nitrous Oxide (N22) x ___________Tons/year (VKRUWWRQV) of Perfluorocarbons (PFCs) x ___________Tons/year (VKRUWWRQV) of Sulfur Hexafluoride (SF6) x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide equivalent of HydrofloXrocarbons (H)&V) x ___________Tons/year (VKRUWWRQV) of Hazardous Air Pollutants (HAPs) ✔ ✔ New service to existing main. Removal of existing sewer main and new main to Oak Avenue ✔ ✔ To City storm sewer collection system. Existing bioretention filter practice to be replaced with buried sand filter practice and pretreatment basin. ✔ ✔ ✔ ✔ Page 7 of 13 h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants, Yes No landfills, composting facilities)? If Yes: i.Estimate methane generation in tons/year (metric): ________________________________________________________________ ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or electricity, flaring): ________________________________________________________________________________________ _________________________________________________________________________________________________________ i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as Yes No quarry or landfill operations? If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust): _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial Yes No new demand for transportation facilities or services? If Yes: i.When is the peak traffic expected (Check all that apply): Morning Evening Weekend Randomly between hours of __________ to ________. ii.For commercial activities only, projected number of truck trips/dayDQGW\SHHJVHPLWUDLOHUVDQGGXPSWUXFNVBBBBBBBBBBBBB LLL LY v. Parking spaces: Existing _____________BBBBBBProposed ___________ Net increase/decrease _____________BBBBBBBB 'RHVWKHSURSRVHGDFWLRQLQFOXGHDQ\VKDUHGXVHSDUNLQJ"<HV1R Yes No vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric Yes No or other alternative fueled vehicles? viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No pedestrian or bicycle routes? k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand Yes No for energy? If Yes: i.Estimate annual electricity demand during operation of the proposed action: ____________________________________________ _________________________________________________________________________________________________________ ii.Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or other): ________________________________________________________________________________________________________ iii.Will the proposed action require a new, or an upgrade to an existing substation? Yes No l. Hours of operation. Answer all items which apply. i. During Construction:ii.During Operations: x Monday - Friday: _________________________x Monday - Friday: ____________________________ x Saturday: ________________________________x Saturday: ___________________________________ x Sunday: _________________________________x Sunday: ____________________________________ x Holidays: ________________________________x Holidays: ___________________________________ ,IWKHSURSRVHGDFWLRQLQFOXGHVDQ\PRGLILFDWLRQRIH[LVWLQJURDGVFUHDWLRQRIQHZURDGVRUFKDQJHLQH[LVWLQJDFFHVVGHVFULEH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ✔ ✔ ✔ 0 0 0 ✔ ✔ ✔ ✔ ✔ 166,000 kW/h. Based on 2017 national average usage per person (10,400kW/h) x 16 NYSEG ✔ 7am-3pm 24 24 24 24 Page 8 of 13 m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, Yes No operation, or both? If yes: i.Provide details including sources, time of day and duration: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ ii.Will WKHproposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ n.W thill prope osactioed havn eoutd lighoor ting? Yes No If yes: i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ o.Does the proposed action have the potential to produce odors for more than one hour per day? Yes No If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest occupied structures: ______________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ p. Yes No Will the proposed action include any bulk storage of petroleum (FRPELQHGFDSDFLW\RIover 1,100 gallons) or chemical productsJDOORQVLQDERYHJURXQGVWRUDJHRUDQ\DPRXQWLQXQGHUJURXQGVWRUDJH? If Yes: LProduct(s) to be stored ______________________________________________________________________________________ LLVolume(s) ______ per unit time ___________ (e.g., month, year) LLLGenerally describe WKHproposed storage facilities________________________________________________________________ ________________________________________________________________________________________________________ q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides, Yes No insecticides) during construction or operation? If Yes: i.Describe proposed treatment(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ii.Will the proposed action use Integrated Pest Management Practices? Yes No r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal Yes No of solid waste (excluding hazardous materials)? If Yes: i.Describe any solid waste(s) to be generated during construction or operation of the facility: x Construction: ____________________ tons per ________________ (unit of time) x Operation : ____________________ tons per ________________ (unit of time) ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste: x Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ x Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ iii.Proposed disposal methods/facilities for solid waste generated on-site: x Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ x Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ ✔ during construction- diesel generators, heavy equipment (M-F 7am-5pm, Saturday 7am-3pm) ✔ trees/ shrubs along dryden rd at the southern portion of the site for access and construction. ✔ wall mounted down lighting. Pole mounted down lighting ✔ ✔ ✔ ✔ ✔ 1 1/2 week month residential recycling bins will be provided on site 20 yd dumpsters picked up by truck as needed weekly pickup Page 9 of 13 s. Does the proposed action include construction or modification of a solid waste management facility? Yes No If Yes: i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or other disposal activities): ___________________________________________________________________________________ ii.Anticipated rate of disposal/processing: x ________ Tons/month, if transfer or other non-combustion/thermal treatment, or x ________ Tons/hour, if combustion or thermal treatment iii.If landfill, anticipated site life: ________________________________ years t.Will WKHproposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous Yes No waste? If Yes: i.Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________ _________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii. Specify amount to be handled or generated _____ tons/month iv.Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? Yes No If Yes: provide name and location of facility: _______________________________________________________________________ ________________________________________________________________________________________________________ If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ E. Site and Setting of Proposed Action E.1. Land uses on and surrounding the project site a. Existing land uses. i.Check all uses that occur on, adjoining and near the project site. Urban Industrial Commercial Residential (suburban) Rural (non-farm) Forest Agriculture Aquatic Other (specify): ____________________________________ ii.If mix of uses, generally describe: __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ b. Land uses and covertypes on the project site. Land use or Covertype Current Acreage Acreage After Project Completion Change (Acres +/-) x Roads, buildings, and other paved or impervious surfaces x Forested x Meadows, grasslands or brushlands (non- agricultural, including abandoned agricultural) x Agricultural (includes active orchards, field, greenhouse etc.) x Surface water features (lakes, ponds, streams, rivers, etc.) x Wetlands (freshwater or tidal) x Non-vegetated (bare rock, earth or fill) x Other Describe: _______________________________ ________________________________________ ✔ ✔ ✔ 0.499 0.563 0.064 Landscaped 0.278 .214 -0.064 Page 10 of 13 c. Is the project site presently used by members of the community for public recreation? Yes No i.If Yes: explain: __________________________________________________________________________________________ d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed Yes No day care centers, or group homes) within 1500 feet of the project site? If Yes, i.Identify Facilities: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Does the project site contain an existing dam? Yes No If Yes: i.Dimensions of the dam and impoundment: x Dam height: _________________________________ feet x Dam length: _________________________________ feet x Surface area: _________________________________ acres x Volume impounded: _______________________________ gallons OR acre-feet ii.Dams existing hazard classification: _________________________________________________________________________ iii.Provide date and summarize results of last inspection: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility, Yes No or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility? If Yes: i. Has the facility been formally closed? Yes No x If yes, cite sources/documentation: _______________________________________________________________________ ii.Describe the location of the project site relative to the boundaries of the solid waste management facility: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ iii.Describe any development constraints due to the prior solid waste activities: __________________________________________ _______________________________________________________________________________________________________ g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin Yes No property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste? If Yes: i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any Yes No remedial actions been conducted at or adjacent to the proposed site? If Yes: i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site Yes No Remediation database? Check all that apply: Yes – Spills Incidents database Provide DEC ID number(s): ________________________________ Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________ Neither database ii.If site has been subject of RCRA corrective activities, describe control measures:_______________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? Yes No If yes, provide DEC ID number(s): ______________________________________________________________________________ iv.If yes to (i), (ii) or (iii) above, describe current status of site(s): _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 11 of 13 v.Is the project site subject to an institutional control limiting property uses? Yes No x If yes, DEC site ID number: ____________________________________________________________________________ x Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________ x Describe any use limitations: ___________________________________________________________________________ x Describe any engineering controls: _______________________________________________________________________ x Will the project affect the institutional or engineering controls in place? Yes No x Explain: ____________________________________________________________________________________________ ___________________________________________________________________________________________________ ___________________________________________________________________________________________________ E.2. Natural Resources On or Near Project Site a. What is the average depth to bedrock on the project site? ________________ feet b. Are there bedrock outcroppings on the project site? Yes No If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________% c. Predominant soil type(s) present on project site: ___________________________ __________% ___________________________ __________% ____________________________ __________% d. What is the average depth to the water table on the project site? Average: _________ feet e. Drainage status of project site soils: Well Drained: _____% of Vite Moderately Well Drained: _____% of site Poorly Drained _____% of Vite f. Approximate proportion of proposed action site with slopes: 0-10%: _____% of site 10-15%: _____% of site 15% or greater: _____% of site g. Are there any unique geologic features on the project site? Yes No If Yes, describe: _____________________________________________________________________________________________ ________________________________________________________________________________________________________ h. Surface water features. i.Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers, Yes No ponds or lakes)? ii.Do any wetlands or other waterbodies adjoin the project site? Yes No If Yes to either i or ii, continue. If No, skip to E.2.i. iii.Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, Yes No state or local agency? iv.For each identified UHJXODWHGwetland and waterbody on the project site, provide the following information x Streams:Name ____________________________________________ Classification _______________________ Lakes or Ponds: Name ____________________________________________ Classification _______________________t Wetlands:Name ____________________________________________ Approximate Size ___________________ Wetland No. (if regulated by DEC) _____________________________ v.Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired Yes No waterbodies? If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________ ___________________________________________________________________________________________________________ i. Is the project site in a designatedFloo dway? Yes No j. Is the project site in the 100year Floodplain? Yes No k. Is the project site in the 500year Floodplain? Yes No l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer? Yes No If Yes: i.Name of aquifer: _________________________________________________________________________________________ ✔ 34'-48' ✔ sandy 100 9'-21.5' ✔100 ✔80 ✔10 ✔10 ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 12 of 13 m. Identify the predominant wildlife species that occupy or use the project site: ______________________________ ______________________________ _______________________________ ______________________________ ______________________________ _______________________________ ______________________________ n. Does the project site contain a designated significant natural community? Yes No If Yes: i.Describe the habitat/community (composition, function, and basis for designation): _____________________________________ ________________________________________________________________________________________________________ ii.Source(s) of description or evaluation: ________________________________________________________________________ iii.Extent of community/habitat: x Currently: ______________________ acres x Following completion of project as proposed: _____________________ acres x Gain or loss (indicate + or -): ______________________ acres o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as Yes No endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species? p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of Yes No special concern? q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing? Yes No If yes, give a brief description of how the proposed action may affect that use: ___________________________________________ ________________________________________________________________________________________________________ E.3. Designated Public Resources On or Near Project Site a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to Yes No Agriculture and Markets Law, Article 25-AA, Section 303 and 304? If Yes, provide county plus district name/number: _________________________________________________________________ b. Are agricultural lands consisting of highly productive soils present? Yes No i.If Yes: acreage(s) on project site? ___________________________________________________________________________ ii.Source(s) of soil rating(s): _________________________________________________________________________________ c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National Yes No Natural Landmark? If Yes: i.Nature of the natural landmark: Biological Community Geological Feature ii.Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ d. Is the project site located in or does it adjoin a state listed Critical Environmental Area? Yes No If Yes: i.CEA name: _____________________________________________________________________________________________ ii.Basis for designation: _____________________________________________________________________________________ iii.Designating agency and date: ______________________________________________________________________________ ,I<HV L6SHFLHVDQGOLVWLQJHQGDQJHUHGRUWKUHDWHQHGBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ,I<HV L6SHFLHVDQGOLVWLQJBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 13 of 13 e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district Yes No which is listed onWKH1DWLRQDORU6WDWH5HJLVWHUof Historic PODFHVRUWKDWKDVEHHQ GHWHUPLQHGE\WKH&RPPLVVLRQHURIWKH1<6 2IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRUOLVWLQJRQWKH6WDWH5HJLVWHU of Historic Places? If Yes: i.Nature of historic/archaeological resource: Archaeological Site Historic Building or District ii.Name: _________________________________________________________________________________________________ iii.Brief description of attributes on which listing is based: _______________________________________________________________________________________________________ f. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Yes No archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? g. Have additional archaeological or historic site(s) or resources been identified on the project site? Yes No If Yes: i. Describe possible resource(s): _______________________________________________________________________________ ii.Basis for identification: ___________________________________________________________________________________ h. Yes No ,Vthe project site ZLWKLQILYHVPLOHVRI any officially designated and publicly accessible federal, state, or local scenic or aesthetic resource? If Yes: i.Identify resource: _________________________________________________________________________________________ ii.Nature of, or basis for, designation (e.g., established highway overlook, state or local park, state historic trail or scenic byway, etc.): ___________________________________________________________________________________________________ iii.Distance between project and resource: _____________________ miles. i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers Yes No Program 6 NYCRR 666? If Yes: i.Identify the name of the river and its designation: ________________________________________________________________ ii.Is the activity consistent with development restrictions contained in 6NYCRR Part 666? Yes No F. Additional Information Attach any additional information which may be needed to clarify your project. If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any measures which you propose to avoid or minimize them. G. Verification I certify that the information provided is true to the best of my knowledge. Applicant/Sponsor Name ___________________________________ Date_______________________________________ Signature________________________________________________ Title_______________________________________ nsor Name ________________ __________________________ ✔ Eligible property:CHACONA BLOCK, Eligible property:No 9. Fire Station ✔ ✔ ✔ cayuga lake, buttermilk state park, ✔ Todd Fox/ Visum Development 12/18/19 PRINT FORM Owner Tuesday, May 28, 2019 3:37 PM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form (EAF). Not all questions asked in the EAF are answered by the EAF Mapper. Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC, you may also need to contact local or other data sources in order to obtain data not provided by the Mapper. Digital data is not a substitute for agency determinations. B.i.i [Coastal or Waterfront Area] No B.i.ii [Local Waterfront Revitalization Area] No C.2.b. [Special Planning District] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h [DEC Spills or Remediation Site - Potential Contamination History] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.i [DEC Spills or Remediation Site - Listed] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.i [DEC Spills or Remediation Site - Environmental Site Remediation Database] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.iii [Within 2,000' of DEC Remediation Site] No E.2.g [Unique Geologic Features] No E.2.h.i [Surface Water Features] No E.2.h.ii [Surface Water Features] Yes E.2.h.iii [Surface Water Features] Yes - Digital mapping information on local and federal wetlands and waterbodies is known to be incomplete. Refer to EAF Workbook. E.2.h.v [Impaired Water Bodies] No E.2.i. [Floodway] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.2.j. [100 Year Floodplain] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.2.k. [500 Year Floodplain] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.2.l. [Aquifers] No E.2.n. [Natural Communities] No E.2.o. [Endangered or Threatened Species] No 1Full Environmental Assessment Form - EAF Mapper Summary Report E.2.p. [Rare Plants or Animals] No E.3.a. [Agricultural District] No E.3.c. [National Natural Landmark] No E.3.d [Critical Environmental Area] No E.3.e. [National or State Register of Historic Places or State Eligible Sites] Yes - Digital mapping data for archaeological site boundaries are not available. Refer to EAF Workbook. E.3.e.ii [National or State Register of Historic Places or State Eligible Sites - Name] Eligible property:CHACONA BLOCK, Eligible property:No 9. Fire Station E.3.f. [Archeological Sites] No E.3.i. [Designated River Corridor] No 2Full Environmental Assessment Form - EAF Mapper Summary Report January 28, 2020 Planning Board Updates Carpenter Park 1 January 22, 2020 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 – Additional Materials for January Planning Board Meeting Dear Lisa: Attached please find the following additional materials for the January 28 Planning Board meeting: •Medical Office Building Alternative Dropoff Layout •Roof Mechanical Plan with Visuals •Sunshade details oRendered view of sunshades oRepresentative photos of actual vertical glass sunshade installations •Perspective Renderings oNorth Façade – day and night view oRoute 13 Northeast – day and night view oWest Façade – day and night view oRoute 13 South – day and night view Please let us know if there is anything else the City requires before the January 28 Planning Board meeting. Sincerely, Yamila Fournier Carpenter Park2January 28, 2020 Planning Board Updates5.23 N/F CARPENTER BUSINESS PARKBIO RETENTION G.I. #4BIO RETENTION G.I. #3 BIO RETENTIONG.I.#5BIO RETENTIONG.I.#6BIO RETENTION G.I. #3BIO RETENTION G.I. #3 4'R4'R4'R814155533107121FIRE LANEFIRE LANE FIRE APPARATUS DRIVE 72015881418162'R4'R5'R5'R1712234102856352'R4'R4'R4'R4'R3'R3'R4'R4'R4'R4'R5'R5'R4'R4'R4'R5'R5'R5'R4.3'R5'R5'R4'R5'RBIO RETENTION G.I. #724'11'26'24'8.5'8.5'8.5'8.5'105.4'35.626'26'8'8'22'20'2424'22'8' 18' (TYP.)8.5'(TYP.)20' 18' 20' 26' 10' 5' 24'18'20'18'18'(TYP.)8.5' (TYP.)7'8' 24'5'24'5'150'17'8.5'17'8'20'8.5'95.3'65.1'101.5'26'20.4'11'7.9'5'5'5'5'5'8'22'26' 170' 64.4'10'UPUPPURCHASE AREAS FOR BREAK IN ACCESS #15.23 N/F CARPENTER BUSINESS PARKPROPOSED 24' WIDEACCESS EASEMENTBIO RETENTION G.I. #4BIO RETENTION G.I. #3 BIO RETENTIONG.I.#5BIO RETENTIONG.I.#6BIO RETENTION G.I. #3BIO RETENTION G.I. #3 LIGHT POLE AND FIXTURE(TYP.) SEE DETAIL.PROPOSED WALLPACK LIGHT(TYP.) SEE DETAIL.LIGHT POLE AND FI(TYP.) SEE DETAIL.BIO RETENTION G.I. #75.23 N/F CARPENTER BUSINESS PARKPROPOSED 24' WIDEACCESS EASEMENT288'UES 23°34'32" W MAP279.30'S 06°06'17" W MAP103.83'S 32°55'29" W MAP166.78'N 31°21'51" W MAP62.27'S 31°25'21" E MAP146.45'N58°59'08"E MAP172.51'UETAU205.63'195.36'MS STREETED STREET)ȭ SEV E N T H S T R E E T (UN O P E N E D S T R E E T )S01°11'47"W MAPS31°25'21"E MAP15.64'1.02'312.1'5.23 N/F CARPENTER BUSINESS PARKPROPOSED 24' WIDEACCESS EASEMENT288'132'288'3' WIDE GRAVEL PATHX X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 426.4'3'13'28.7'13'9.6'%XLOGLQJ'0HGLFDO2IÀFH%XLOGLQJ$OWHUQDWLYH'URSRII&RQÀJXUDWLRQ Carpenter Park3January 28, 2020 Planning Board Updates%XLOGLQJ'5RRI3ODQ$%&'()'2$6'2$6$'2$6%OEVOEVOEV$&&8$6(59(67+)/22521/<6(59(6)/22567+586(59(6)/22567+58$&&8%$&&8$$&&8%$&&8$$&&8&$&&8$$&&8%OEV7<3$&&8$$&&8%$&&8&$&&8&$&&8&$&&8&6758&785$/(1*,1((5723529,'(+,*+67$1'67202817$&&8 672$&&8&$&&8'$&&8'$&&8'$&&8'$&&8'OEV7<36758&785$/(1*,1((5723529,'(+,*+67$1'67202817$&&8 672095)3,3,1*)520677+587+)/225$&&8 6'2:17+58&+$6(72)/2256%(/2:7<395)3,3,1*)5207+)/225$&&8 6'2:172)/225%(/2:7<395)3,3,1*)520677+587+)/225$&&8 6'2:17+58&+$6(72)/2256%(/2:7<395)3,3,1*)520$&&8''2:172)/225%(/2:7<3&)06$&)02$&)06$&)02$&)06$&)02$;[[;;[&8$&8%OEV7<3&8&&8'&8(&8)00SCHEMATIC DESIGN127)25&216758&7,2125%,'',1*'$7(352-(&727+(5'5$:1%<$%&'()*$%&'()*$UFKLWHFWXUH3ODQQLQJ,QWHULRU'HVLJQ+,+,:HVW6WDWH6WUHHW,WKDFD1HZ<RUN(-HIIHUVRQ6WUHHW6\UDFXVH1HZ<RUNSZZZKROWFRP:$51,1*,WLVDYLRODWLRQRI1HZ<RUN6WDWH/DZIRUDQ\SHUVRQXQOHVVDFWLQJXQGHUWKHGLUHFWLRQRIDOLFHQVHG$UFKLWHFWWRDOWHUWKLVGRFXPHQWLQDQ\ZD\,IDGRFXPHQWEHDULQJWKHVHDORIDQ$UFKLWHFWLVDOWHUHGWKHDOWHULQJ$UFKLWHFWVKDOODIIL[WRVXFKGRFXPHQWKLVVHDODQGWKHQRWDWLRQDOWHUHGE\IROORZHGE\KLVVLJQDWXUHWKHGDWHRIVXFKDOWHUDWLRQDQGDVSHFLILFGHVFULSWLRQRIWKHDOWHUDWLRQ300522)3/$1&7/&DUSHQWHU3DUN,WKDFD1<3DUN*URYH &D\XJD0HGLFDO&HQWHU0(',&$/2)),&(%8,/',1*'(6,*1'(9(/230(173+$6( 127)25&216758&7,215(9,6,216&+('8/(1$0( '$7( 522)3/$11 Carpenter Park4January 28, 2020 Planning Board Updates'2$6$$&&8'$&&8'$&&8'$&&8'$&&8'$&&8$$&&8%$&&8&000$&&8$$&&8%$&&8&$&&8$$&&8$$&&8$'2$6%$&&8$&8)0'2$6$$&&8''2$6SCHEMATIC DESIGN127)25&216758&7,2125%,'',1*'$7(352-(&727+(5'5$:1%<$%&'()*$%&'()*$UFKLWHFWXUH3ODQQLQJ,QWHULRU'HVLJQ+,+,:HVW6WDWH6WUHHW,WKDFD1HZ<RUN(-HIIHUVRQ6WUHHW6\UDFXVH1HZ<RUNSZZZKROWFRP:$51,1*,WLVDYLRODWLRQRI1HZ<RUN6WDWH/DZIRUDQ\SHUVRQXQOHVVDFWLQJXQGHUWKHGLUHFWLRQRIDOLFHQVHG$UFKLWHFWWRDOWHUWKLVGRFXPHQWLQDQ\ZD\,IDGRFXPHQWEHDULQJWKHVHDORIDQ$UFKLWHFWLVDOWHUHGWKHDOWHULQJ$UFKLWHFWVKDOODIIL[WRVXFKGRFXPHQWKLVVHDODQGWKHQRWDWLRQDOWHUHGE\IROORZHGE\KLVVLJQDWXUHWKHGDWHRIVXFKDOWHUDWLRQDQGDVSHFLILFGHVFULSWLRQRIWKHDOWHUDWLRQ300522)6(&7,216$XWKRU&DUSHQWHU3DUN,WKDFD1<3DUN*URYH &D\XJD0HGLFDO&HQWHU0(',&$/2)),&(%8,/',1*'(6,*1'(9(/230(173+$6( 127)25&216758&7,215(9,6,216&+('8/(1$0( '$7( 3/$11257+6287+6(&7,21 3/$1($67:(676(&7,21 3/$1($67:(676(&7,21%XLOGLQJ'5RRI6HFWLRQV Carpenter Park5January 28, 2020 Planning Board Updates%XLOGLQJ'9LHZRI5RRIIURP%XLOGLQJ&%DOFRQ\ Carpenter Park6January 28, 2020 Planning Board Updates%XLOGLQJ'9LHZRI5RRIIURP%XLOGLQJ&5RRI Carpenter Park7January 28, 2020 Planning Board Updates%XLOGLQJ'6XQVKDGH'HWDLO1RWH,PDJHVWRULJKWDUHUHSUHVHQWDWLYHSKRWRVRIDFWXDOYHUWLFDOJODVVVXQVKDGHLQVWDOODWLRQ Carpenter Park8January 28, 2020 Planning Board Updates%XLOGLQJ'1RUWK)DFDGH'D\ Carpenter Park9January 28, 2020 Planning Board Updates%XLOGLQJ'1RUWK)DFDGH1LJKW Carpenter Park10January 28, 2020 Planning Board Updates%XLOGLQJ'1<61RUWK(DVW'D\ Carpenter Park11January 28, 2020 Planning Board Updates%XLOGLQJ'1<61RUWK(DVW1LJKW Carpenter Park12January 28, 2020 Planning Board Updates%XLOGLQJ':HVW)DFDGH'D\ Carpenter Park13January 28, 2020 Planning Board Updates%XLOGLQJ':HVW)DFDGH1LJKW Carpenter Park14January 28, 2020 Planning Board Updates%XLOGLQJ'1<66RXWK'D\ Carpenter Park15January 28, 2020 Planning Board Updates%XLOGLQJ'1<66RXWK1LJKW January 28, 2020 Planning Board Updates Community Gardens 1 Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 January 22, 2020 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 – Community Gardens Site Plan Dear Lisa: Attached please find the following materials for the January 28 Planning Board meeting: •Community Gardens Site Plan •Community Gardens Grading and Utility Plan •Details of Built Structures •Fence Layout Plan •Fence Graphics oOpaque Fence oTruck Fence oEnhanced Fence oBasic Fence Please let us know if there is anything else the City requires before the January 28 Planning Board meeting. 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CONDITIONS & DEMO PLANC105 - 107 LAYOUT PLANC108 - 110 UTILITY PLANC111 - 113 GRADING PLANC114 PROFILESC115 - 117 LIGHTING PLANC201 - 203 DETAILSGARDEN GRADING& UTILITY PLANC 001 11" = 20'002010 40SCALE: 1"=20'HORIZONTAL SCALE20GWEXIST. ELECTRIC LINEEXIST. LIGHT POLEEXIST. GAS MAINEXIST. WATER MAINEXISTING EASEMENT LINEMHHHEXIST. ELECTRIC MANHOLEEXIST. ELECTRIC HANDHOLEEXIST. 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5(9,6,21'$7(1/(*(1'%8,/76758&785(3*+3523(57<%281'$5<6721('867$66257('%5$0%/(3/$17,1*6127(66((87,/,7,(63/$1)25:$7(5/,1()$8&(7$1'+<'5$17/2&$7,216/21*7(503/$16)251257+(513$572)5$,/52$'6,'(*$5'(16,1&/8'($1$785$/,=('$5($7+$70$<$/62,1&/8'(0($'2:6+58%62560$//75((6&+,/'5(1 63/$<63$&($1'25$3,&1,&$5($(;$&73/$&(0(172)*$5'(13$7+:$<6:,7+,1*$5'(1$5($6:,//%(),1$/,=('%<352-(&7*52:,1*+23(0(0%(56+,3Opaque Fence Acoustic Fence Enhanced FenceBasic FenceTruck Gate*Note: Final fence materials will be dependent on pricing.LegendMore vulnerable section to groundhogs and rabbits Final door orientation to be determinedExisting DOT galvanized chainlink fence to be buried for enhanced animal barrierAll truck entrances to have either gravel road or paved surface to keep out burrowing animals Simple Fencing GraphicsOpaque Fence Truck Gate Enhanced FenceBasic Fence DWDWDWDWDWDWUPFUTUREKITCHENTRASHPAV03F4PAV03PAV03PPAAVV033PAVVV33PPPPPAV33PAAVV3PPAV033333VVV03AVPPPPPPAAAVVVVV033PAV01F2F2PAV01PAV01PAV01PAV01PAV03F02F02L2L1L2L2L2L2L1L1L1PAV02PAV02PAV02PAV02PAV02PAV02PAV04PAV04F04F04F04PAV01PAV02PAV2PAV02PAV02PAV04PAV01PAV03BPF02F02F02STEP01PAV01PAV01F2F04F04BPPAV02S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01S01F02F02F02S01PAV01R01S01F02F02F02STEP01F02PAV03PAV01PAV01PAV01PAV01PAV01PAV01PAV01PAV01F02R01PPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPR01F02F02S02S02S02S02S02STEP01R01S0S01S010000110000FFFFFFFFFFFFFFFFFFF02F000000000F00FFF0FFFFFVVVVVVVVVVVVVVVVVVVVVVV0VF00FFFFFFFFFFFFPAV04S01S01S01S01S01S01S01S01S01S01S01S01S01S01PAV03S01S01S01S01S01S01S01PAV01F04F04F04PAV04S02S01S01PAV03F02F020SSSSSSS1111111102Pedestrian LightingLandscape LightingIn-Ground Plaza LightingStair LightingParking LightingRRR0100RRRRR011RR010RRRRR010R0R0RRRRRR010R0R0R0RRRRRRRSSSSTESTSTTSTSTSSTESTSTTTSSTESTETTETETTTEPTETEPTETEP0TEPEP0EPP01EP01EP01R0R0111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111STEPSTEPR0PAV01PAPAAVAVAVV2RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000011111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111100000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR0000000000000000000000000BBBBBBBDWG NO:SITE MATERIALSPLAN & SCHEDULEDATE:1/22/2020L100SCALE:1"=40'-0"REVISION - DATE07/15/19 SD SET11/13/19 DD SET12/10/19 UPDATENNOTES:1. SEE CIVIL ENGINEERING DRAWINGS FOR GRADING, LAYOUT.2. UTILITY CONNECTIONS BY OTHERS.3. SEE PLANTING DETAILS FOR SOILS SPECIFICATION.NOTES:1. Items in red to be determined as of 12.13.192. Material as specified or approved equal3. See lighting plan for lighting placement4. Civil engineering to specify quantitiesNOTES:1. SEE CIVIL ENGINEERING DRAWINGS FOR GRADING,LAYOUT.2. UTILITY CONNECTIONS BY OTHERS3. SEE PLANTING DETAILS FOR SOILS SPECIFICATION. 1 SYMBOL DESCRIPTION ALTERNATIVE AREA/LENGTH IN DD SET AS OF 11/13 AREA/LENGTH AS of 12/13 LOCATIONPAV01 MEDIUM DUTY CONCRETE Smooth finish, cut joints, dark grey concrete mix 37,378 SF 5,274 SF SIDEWALK, PATHS**PAV02 ASPHALT PAVING Stamped Asphalt - Hexagonal shape appx 6x6"with Deduct Alternative of Non- stamped Asphalt 21,929 SF 20,803 SF WATERFRONT PROMENADEPAV03 SPECIALTY CONCRETE Very light grey stained, glass mix aggregate, scored concrete, final color TBD by Landscape Architects 9,897SF AROUND THE POINT WEST BUILDINGPAV04 HEAVY DUTY CONCRETE Smooth finish, cut joints, dark grey concrete mix 17,705 SF CUL DE SAC AND RAISED CROSSWALKSTEP01 WIDE STEPS Seneca Stone - Cut Stone Treads - Tread Depth 14", Riser Height 6"528 LF 324 LF POINT PLAZA ENTRY STEPS & POINT EAST STEPSCURB01 FLUSH GRANITE CURB Syrstone - Flush Granite Curb 131 LF 155 LF THE POINT PLAZA AND ENTRANCE WAY** CURB02 STREET CURB Concrete with add-alternative for granite 2373 LF ALL STREETS CURB03 INTEGRAL CONCRETE CURB Concrete with add-alternative for granite 1066 LF ALONG STREET PLANTING SYMBOL DESCRIPTION COUNT AREA/LENGTH AS of 12/13 LOCATION F02 FREESTANDING STONES Finger Lakes Stone - Landscape Boulder 2,756LF 1,375 LF POINT PLAZA, ENTRY BP BIKE PARKING Narrow-U Bike Rack Heavy Duty - The Park and Facilities 253 SF 253 SF THROUGHOUT SITE F04 BENCH Anova 'Madison' 6' Thermory Contour Bench 24 LF 89 LF (CT#7) THROUGHOUT SITE F03 FIREPLACE Fireplace Material TBD, 5' X 5'X 1.5'CT #1 IN FRONT OF POINT WEST BUILDING F09 WASTE RECEPTACLES Anova 'Madison' 35 Gal Thermory Trash Receptacle, Open Top 24 24 (CT#5) PROMENADE SYMBOL DESCRIPTION COUNT AREA/LENGTH AS of 12/13 LOCATION R1 RAILING Stair Supplies - Black Powder Coat Aluminum Surface Mount Universal Top Cable Post, 6001 IPE - Air Dreid, Stainless Steel Cable Railings 135 FT 195 FT (CT#11) THE POINT PLAZA STEPS AND ADA RAMPS SYMBOL DESCRIPTION COUNT COUNT LOCATION L01 MID-SIZED PEDESTRIAN PATH LIGHTING Landscape Forns - Torres Lighting - Single 14'Pole 50 15 WATERFRONT PROMENADE L02 PARKING LOT LIGHTING Landscape Forns - Torres Lighting - Staggered 25' Pole 4 L03 LANDSCAPE LIGHTING Kichler Lighting - One Light Accent Lamp 27 L04 IN-GROUND PLAZA LIGHTING BK Lighting Artistar Recessed Uplight UL-AR 8 L05 STAIR LIGHTING KLUS LED PDS 4-ALU B1718 282 LF (CT #12) SYMBOL TYPE AREA AREA LOCATION S01 PLANTING BED 36" Planting Soils 80,763 SF 59,935 SF THROUGHOUT SITE S02 STRUCTURAL SOIL CU Structural Soil 4,321 SF UNDERNEATH THE SIDEWALK $!! " # CITY HARBOR PROJECTSITE MATERIALS SCHEDULE - REVISIONS AS OF 01/22/20 LIGHTING SOIL FURNISHING PAVING RAILING DWDWDWDWDWDWUPFUTUREKITCHENTRASHPedestrian LightingLandscape LightingIn-Ground Plaza LightingStair LightingParking LightingREF.DWDWDWDW DWDWDWDWDWDW(85)SH(20)AG(40)CP(20)PD(40)SH(20)AG(40)CP(20)PD(40)SH(20)AG(40)CP(20)PD(40)SH(20)AG(40)CP(20)PD(40)SH(20)AG(40)CP(20)PD(40)SH(20)AG(40)CP(20)PD(45)SH(20)AG(40)CP(20)PD(200)SH(65)CP(45)GS(35)CP(20)CP(20)CP(40)CP(125)GS(70)CP(85)CP(250)GS(400)CP(30)AG(200)GS(135)GSSODSOD(35)CP(20)CP(100)GS(130)SH(35)PV(35)PV(35)PV(30)PV(55)SH(55)SH(55)SH(55)SH(56)SH(40)SH(40)SH(40)SH(40)SH(40)SH(40)SH(40)SH(60)EP(10)SH(20)SH(35)SH(15)EP(45)EP(70)SH(30)SH(40)SH(30)SH(40)EP(95)SH(60)GS(10)SH(25)EP(10)SH(50)EP(500)CP(600)CP(300)AG(500)PD(40)PV(35)PV(60)PV(35)PV(35)PV(38)PV(35)PV(75)PD(65)SH(100)CPSODSODSODSODSODSODSODSODSOD(200)AG(500)CP50)PD(10)AG(3)BN(2)HQ(1)HQ(1)AR(16)AR(3)VS(3)AC(3)HQ(1)CF(2)CF(1)VP(1)MS(1)MS(2)AC(2)AC(1)MS(3)BN(1)AC(1)GT(10)JS(1)AC(3)TXT(4)CXP(5)CL(3)FG(3)CXO(3)VP(6)JS(1)MS(5)CXO(5)VP(8)HQ(1)VP(7)JS(4)VP(5)CXO(6)CXP(4)CXO(1)VP(4)CXP(1)VP(3)VP(1)CXO(3)CF(5)CL(2)CF(5)TXT(8)AR(1)AR(3)VP(3)VP(4)CXO(1)AC(3)VP(3)VP(2)AC(6)CS(3)CO(10)CS(3)BN(2)BN(1)PO(1)BN(2)AR(7)PO(8)PO(2)QB(4)QB(3)VP(3)JS(5)CXP(3)CXO(1)CF(4)TXT(1)VS(1)HQ(3)VS(1)HQ(3)AC(7)VP(3)FG(1)TXT(1)CF(3)HQ(3)CF(3)VP(5)HQ(3)VS(3)VS(3)CXP(5)HQ(5)VP(5)VP(1)CO(2)AR(3)VS(3)VS(3)GT(11)AR(1)VP(1)HQ(7)JV(1)MS(1)CF(1)MS(3)VS(3)HQ(5)JV(1)AC(3)IV(3)IV(5)IV(5)IV(5)IV(5)IV(5)IV(2)SP(3)TXT(3)RA(2)MP(5)MP(5)IV(5)CF(2)HQ(1)VP(1)IV(2)IV(1)HQ(2)VP(1)IV(1)HQ(1)IV(1)VP(1)IV(1)VP(2)JS(1)HQ(2)IV(2)JS(1)AR(5)IV(3)HQ(3)CL(3)HQ(3)TXT(1)MS(4)HQ(3)IV(1)TXT(2)TXT(2)AR(3)HQ(2)BN(3)FG(7)CS(1)MS(3)JS(5)HQ(2)AC(1)BN(5)FG(3)JS(4)FG(1)AC(3)JS(1)MS(1)MS(1)BN(1)MS(3)CL(10)EP(5)EP(5)GS(10)AG(30)SH(15)EP(5)GS(10)AG(15)GS(5)LS(15)PV(5)LS(5)LS(10)LS(15)PV(30)SH(10)AG(10)GS(10)EP(15)SH(10)AG(10)EP(20)SH(10)GS(15)AG(20)SH(15)EP(20)SH(1)HQ(5)SP(5)CXO(1)AC(1)BN(5)GS(5)VSDWG NO:SITE PLANTINGPLAN & SCHEDULEDATE:1/22/2020L200SCALE:1"=40'-0"REVISION - DATESD PRICING SET 7/15/19N 1SYMBOLCOUNT AS OF 12/13 SIZE SCIENTIFIC NAME COMMON NAME MATURE HEIGHT MATURE WIDTH NOTES COMMENTSTREES71-- - 44 2.5" Cal.Acer rubrumRed Maple 40' -70' 30' - 50'5 2.5" Cal.Gleditsia triacanthos intermis 'Suncole'Sunburst Honey Locust 40' -70' 50' - 60' 162.5" Cal.Platanus occidentalis ‘Exclamation’Sycamore 75' - 100' 75' - 100'62.5" Cal.Quercus bicolorSwamp White Oak 50' - 60' 50' - 60'SB2.5" Cal.Salix babylonicaWillow 30' - 50' 30' - 50'ORNAMENTAL 65AC19 1.5” Cal.Amelanchier canadensisShadblow 25' - 30' 15' - 20'BN17 1.5" Cal.Betula nigraRiver Birch 30' - 50'CF18 1.5" Cal.Cornus floridaFlowering Dogwood 15' - 25' 15' - 20'MS11 1.5" Cal.Magnolia stellataStar Magnolia 15' - 20' 10' - 15'SHRUBS345-- -CO4 5-Gal.Cephalanthus occidentalisButtonbush 5' - 12' 4' - 8'CXO21 5-Gal.Chamaecyparis obtusa 'Nana Gracilis'Dwarf Hinoki Cypress 3' - 6' 2' - 4'CXP17 5-Gal.Chamaecyparis pisifera 'Gold Mop'Japanese Falsecypress 3' - 5' 3' - 5'CS23 5-Gal.Cornus sanguineaRed Twig Dogwood 3' - 5' 2' - 4'FG18 5-Gal.Fothergilla gardeniiDwarf Fothergilla 1’- 3’ 2’ - 4’HQ51 5-Gal.Hydrangea quercifoliaOakleaf Hydrangea 6' - 8' 5' - 8'IV52 5-Gal.Ilex verticillataWinterberry3' - 4' 2' - 4' *1 male for every 4 femalesRA3 5-Gal.Itea virginicaSweetspire 3' - 4' 3' - 4'JS36 5-Gal.Juniperous savinSavin Juniper 3' - 4' 5’-10’JV12 5-Gal.Juniperus virginiana ‘Grey Owl’Grey Owl Juniper 3’ 5' - 6'MP7 5-Gal.Myrica pensylvanicaBayberry5' - 10' 5' - 10'7 5-Gal.Salix purpurea 'Nana'Purple Willow 3' - 5' 3' - 5'TXT22 5-Gal.Taxus x media ‘Taunton’Tauntoni Yew3' - 5' 3' - 5'55 5-Gal.Viburnum plicatum tom ‘Wabi Sabi’Dwarf Double-file Viburnum 2' - 3’ 3' - 4’VS17 5-Gal.Viburnum plicatum tom. ShastaShasta Double-file Viburnum 6' - 8' 9' - 12'PERENNIALS11,975-- -Perennial Grasses 735 2-Gal.Andropogon gerardiBig Bluestem 4' - 6' 2' - 3'6,855 PlugsCarex pensylvanicaPennsylvanya Sedge 0.5' - 1' 0.5' - 1'CL16 1-Gal.Chasmanthium latifoliumNorthern Sea Oats 2’ - 3’ 1’ - 2’300 1-Gal.Echinacea purpureaPurple Coneflower 1' - 2' 0.5' - 1'443 1-Gal.Panicum virgatumShenandoah Switchgrass 1' - 2' 1' - 2'1,726 2-Gal.Sporobolus heterolepisPrairie Dropseed 2' - 3' 2' - 3'Perennial Flowers 1,060PlugsGeranium sanguineumBloody Geranium 0.75' - 1.5' 1' - 1.5' 25 2-Gal.Liatris spicataLiatris 2' - 4' 0.75' - 1.5'8151-Gal.Penstemon digitalisPenstemon 3' - 5' 1.5' - 2'SYMBOLAREA SIZE SCIENTIFIC NAME COMMON NAMEGROUNDCOVER-- -Lawn35,799 SF 2-5 Gal.min.Poa pratensisKentucky BluegrassMISCELLANEOUS-- -Mulch24,136 SF 3" min.depth MulchPLANT SCHEDULE - REVISIONS AS OF 01/21/19All planted areas to receive a minimum of 3" of mulch and a minimum planting soil depth of 36". See planting details.CITY HARBOR PROJECT Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 January 21, 2020 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 – January 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. In response to the current draft of the FEAF Part III form that has been circulated, please refer to the following responses on behalf of the Project Team. We discussed many of these during our recent PRC meeting on January 16. •Page 1 – Impact on Land oA statement prepared by Elwyn & Palmer Engineers is attached regarding the monitoring plans during construction. •Page 2 – Impact on Surface Water oThe basic SWPPP narrative has been forwarded to City staff. •Page 3 – Impact on Plants and Animals oThe owner has agreed to mitigate potential bird impacts, and the project design team is currently evaluating potential strategies. These include the use of patterned glass, interior shades, among others. Final selections will be provided to City staff as needed. •Page 6 – Impact on Historic and Archaeological Resources oP. 6, third bullet - The applicant has agreed to this mitigation and is coordinating with Bero Architecture, a Syracuse-based firm with over 40 years of experience providing HABS level architectural documentation services for comparable projects. The project team proposes that the HABS recordation be complete after a demolition permit is obtained. oP. 6, fourth bullet: Suggest striking the word "local" related to historic and material salvage organizations. oP. 6, fifth bullet: - The project team confirms that the two historic lions heads will be installed on the College Avenue facade of the building and will install interpretive signage in a publicly accessible location. The location of the signage will be provided in site plan drawings provided to the Planning Board. The project team confirms the design of the signage will be undertaken by the project team and that the project team will consult with Mary Tomlan, the City Historian, regarding appropriate language to include in the signage. •Page 8 – Impact on Transportation oUnder “Construction Traffic Routing Plan”, third bullet: suggest striking “proceed north and utilize Campus Drive back to a main highway”, per the current truck routing plans as prepared by the project team. A copy of the current truck routing plans are attached for reference. The project team will continue to work in coordination with the City of Ithaca and neighboring property owner Cornell University during the development of these plans. •Page 10 – Impact on Transportation oThe project construction team is preparing a plan for off-site contractor and subcontractor parking in nearby parking garages and/or parking lots, and is considering the use of a shuttle. When these plans are complete they will be provided to City staff as needed. oA copy of the work zone traffic plan as prepared by T.G. Miller is attached for reference. oP. 10, “Post Construction”: The project team is aware that the redesign of the adjacent College Avenue / Oak Avenue intersection would require the review and approval of the City of Ithaca, Cornell University, and TCAT bus service. The project team recognizes that improvements to this intersection could result in an improved public space and pedestrian safety experience on one of the busiest pedestrian intersections in the City. The project team understands that these improvements would be part of a separate coordination, design, Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 and construction effort outside the scope of this project. As has been discussed, the construction team proposes the replacement of the existing trees in the turnaround following the construction of the project. •Page 12 – Impact on Human Health oThe asbestos report prepared by Delta EAS has been provided to City Planning staff. In addition to these notes regarding the FEAF Part III, the following is supplemental information requested by the Board: •The attached architectural drawings and details demonstrate the proposed window shadow lines, depth, and brick patterning. This is in response to questions from the Board related to the appearance of windows on the façade. •Lighting study – confirming that after performing a photometric study of the proposed building and site lighting, there is minimal to no light spillage toward the Cascadilla Creek corridor. This photometric study is attached for reference. We look forward to continuing the public review process on what we feel is an exciting proposal. 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$/80,180&857$,1:$//6,// $/80,180&857$,1:$//-$0% $/80,180&857$,1:$//-$0% $/80,180&857$,1:$//08//,21 $/80,180&857$,1:$//+($' :,1'2:'(7$,/$7&857$,1:$//29(5+$1* $/80,180&857$,1:$//08//,21 :,1'2:'(7$,/$7:(67&857$,1:$//5(9,6,216&+('8/(1$0( '$7( PROPOSED RESOLUTION Site Plan Review CEQR Negative Declaration 411-415 College Ave City of Ithaca Planning and Development Board January 28, 2020 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a new mixed use apartment building located at 411-415 College Ave by Whitham Planning & Design for Student Agencies, owner, and WHEREAS: 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, and WHEREAS: 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), and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on September 24 2019, declare itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on January 28, 2020, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3 prepared by Planning staff; drawings titled: “Boundary & Topographic Map No. 411-415 College Avenue, City of Ithaca, Tompkins County, New York” dated 3-21-17 and “Existing Site Conditions (C101)”, “Site Demolition Plan (C201)”, “Site Utility Demolition Plan (C202)”, ‘Site Layout Plan Alternative Curb Line (C301)”, “Grading and Drainage Plan (C302)”, “Site Utility Plan (C303)”, “Erosion and Sediment Control Plan (C401)”, and “Site Utility Details (C501)” all dated 11/18/19 and “Work Zone Traffic Controls (C601)” dated 12-20-19, and “Roof Plan” dated 10-28-19 and “Design Development Plan (L-1.0) dated 11-19-19, the following undated drawings labeled November Planning Board Updates “Site Plan”, ‘Stepback Perspective Comparison”, “5’ Stepback Plan View”, “7’ Stepback Plan View” and “12’Stepback Plan View” and the following undated drawings labeled December Planning Board Updates: “Street Level Perspective”, “Aerial Perspective”, “Aerial Perspective – Plaza Zoom In” “Site and Building Lighting Information’, “Blank Wall in Plaza”, “College Avenue Elevation”, “Oak Avenue Elevation”, “7’ Stepback Perspective”, “Perspectives of Oak Avenue” “Conceptual Sections”, and “Analysis of Building Height from Context” and “Design Development Plan” dated 11-19-19, “Conceptual Seating Studies” dated 12-4-19, “Site Plan” dated 10-22-19 and “Site Disturbance Plan” dated 9-3-19 all prepared by Holt Architecture et al., and other application materials, and WHEREAS: the City of Ithaca Parks Recreation and Natural Resources Commission, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: None City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 1 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). IMPACT ON LAND The project site is in a densely developed urban area of the City. Construction will last approximately 14 months and will require demolition and removal of the existing building and plaza area before reconstruction. The applicant has submitted a report titled “Subsurface Investigation Report for Proposed New Development 411 College Avenue, Ithaca, NY. Dated July 2019. The report concludes that, based on obtained from one soil boring, it is believed that the proposed structure can be supported on conventional shallow foundations and the proposed concrete slabs may be constructed as concrete slabs-on-grade with a number of considerations including the following: x Footing are expected to be approximately 19 ft below the surface elevation of the boring. A review of the log reveals the presence of stiff gray clay at this level. This material can provide good bearing but is moisture sensitive and will lose strength ad become soft if worked while wet. x Groundwater will be a factor during the construction phase of this project and needs to be considered during the design phase. Contractor will need to include groundwater control operations for this project. x Due to the proposed depth of construction, support of excavation will be required. These systems should be designed by an experienced licensed NYS professional engineer. We do not have information on the depth of foundations for the adjacent buildings. The support of excavation system will need to be designed to support those and the adjacent roadway. The report also stated that monitoring of adjacent buildings may be needed during installation of the shoring. The applicant has submitted a memo dated January 20, 2020 from David Elwyn of Elwyn and Palmer PLLC to Holt Architects regarding construction monitoring. The memo outlines the types of specifications that will be included in bid documents to monitor and document the potential effect of construction on adjacent properties. The applicant will submit documentation of the final monitoring plan to the Planning Board. IMPACT ON SURFACE WATER The northernmost boundary of the project site is approximately 50 feet from the edge of UNA #136- Cascadilla Gorge. Construction, and site disturbance has the potential to wash sediments into the creek through the storm sewer system. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 2 The applicant has submitted an Erosion and Sediment Control Plan (C302) dated 10-01-19 and prepared by Holt Architecture et.al. The drawing shows that the limits of construction extend into Oak Ave for utility construction. The drawing shows a silt fence around the perimeter of the site, a stabilized construction entrance and a concrete washout area. Drawing notes indicate that the project will be required to obtain a Basic Stormwater Pollution Prevention Plan (SWPPP) that will include the requirement that inlet protection will be installed and maintained on all inlets to all drainage structures, including those in the street. The applicant has submitted a Basic Stormwater Pollution Prevention Plan (SWPPP) dated 12-1-19 and prepared by TG Miller PC describing existing and proposed stormwater management. The report states that the majority of stormwater on the site will continue to be conveyed to the City stormwater system. Stormwater runoff from the streets and adjacent sidewalks north and west of the building will continue to flow overland to the curb lines and the City storm sewer drainage inlets on College and Oak Avenues. The existing curb bump-out on College Avenue will be relocated closer to the Oak Avenue and a new inlet in the street will be installed immediately south of the new bump-out. The new inlet will connect to the existing one, which will become a junction structure equipped with solid cover. As the elevation of the new ground floor level will be approximately 5 inches lower than existing which preclude overland flow of runoff from the plaza reaching the street. Given this condition, a pair of drainage inlets connected to the storm sewer on College Avenue will be installed within the improved plaza. A pair of storm leaders connected to the storm sewer system on College Avenue will drain the roof areas of the new building. Given the elevation of the basement level of the new building, groundwater from the foundation drains will be pumped up from a sump below the basement floor to the new gravity storm leaders service lateral with connections inside the building. Landscaped or pervious soil cover area on the site following completion of the project will decrease slightly to approximately 1,200 sf or 0.028 acres. Given the change in soil cover is very minor, the project is not expected to change the overall hydrology of the site. The Lead Agency has determined that based on the information above, and with strict adherence to the SWPPP, no significant impact to surface water is anticipated. IMPACT ON GROUNDWATER Building operations do not include activities at come in contact with groundwater. The geotechnical repost stated that excavation for building foundation is likely to encounter groundwater. The contractor will need to consider groundwater control measures during construction. Based on the information above, the Lead Agency has determined that no significant impact to groundwater is anticipated. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 3 IMPACT ON FLOODING The project site is not located in a 100- or 500-year flood zone, therefore the Lead Agency has determined that no significant impact on flooding is anticipated. IMPACTS ON AIR According to information provided by the applicant, construction is projected to last approximately 14 months. Excavation and preparation of foundations may create the potential for increased airborne dust and dirt particles. Impacts to air quality will be limited to the period associated with foundation construction activities, during which the applicant will employ the following applicable dust control measures, as appropriate: x Misting or fog spraying the site to minimize dust; x Maintaining crushed stone tracking pads at all entrances to the construction site; x Re-seeding disturbed areas to minimize bare exposed soils; x Keeping roads clear of dust and debris; x Requiring construction trucks to be covered; and 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 northernmost boundary of the project site is approximately 50 feet from the edge of UNA #136- Cascadilla Gorge. The Tompkins County UNA Inventory, dated 2015, describes the UNA as follows: The steep, rocky cliffs and forested slopes of Cascadilla Gorge forms a narrow natural corridor in an urban setting. There is a tremendous variety of forest and creek habitats (north- and south-facing slopes and older and younger forests) packed into a small area. The cool, shady, damp gorge bottom and north-facing slopes host hemlock, beech, sugar maple, and mountain maple, however, Norway maple is gradually taking over. There are ferns, mosses, lichens and liverworts on the rock faces. The upper ridges and the sunny south-facing slopes host vegetation adapted to dry conditions. Species, such as chestnut oak, scarlet oak, (Quercus coccinea), hickories, and shadbush (Amelanchier), are found there. Pitch pine (Pinus rigida), a locally scarce species, is found on ravine crests. The cliffs are also home to northern rough winged swallows (Stelgidopteryx serripennis), a locally scarce species. The gorge and creek bed are constantly changing. Where rocks and gravel have temporarily stabilized, tree species typical of floodplains, sycamore, cottonwood, and box elder have taken hold. Invasive exotics proliferate in the naturally disturbed conditions here. The site is noted for its aquatic caterpillars. It is also an important geological site. The Lead Agency was concerned that the large expanse of glass on the building’s north façade may have a negative impact on birds due to its proximity to the UNA, its valuable bird habitat and the presence of a locally scarce bird species within it. The applicant has agreed to mitigate potential impacts to birds and is currently evaluating the use several options including patterned glass and interior shades. Final selection with documented efficacy will be submitted to Planning staff for review and approval. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 4 With the mitigations proposed by the applicant, 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, therefore the Lead Agency has determined no significant impact to agricultural resources is anticipated. IMPACT ON AESTHETIC RESOURCES According to the Tompkins County Scenic Resource Mapper there are two important views close to the project site, identified as V103 & V104. V103 is within Cascadilla Gorge and V104 is looks north toward the clock tower from the intersection of College Ave and Campus Road. The project site is not visible in either view. The group of buildings in the 400 block of College Avenue were identified as an example of notable urban design in the 2009 Collegetown Urban Plan and Conceptual Design Guidelines. The reasons for the success of the block is described as such: The aesthetic harmony of this facade row is even more striking because two component structures are roughly a century old while the other three were built more recently. Each of these buildings has a well- designed facade in its own right, but here—unlike other areas of Collegetown—the interplay of old and new creates a unified streetscape whose aesthetic power is much greater than the sum of its (already attractive) parts. Numerous design elements visually relate the individual buildings in this row to each other and to the streetscape as a whole: (1) All five buildings present roughly the same height when viewed from College Avenue; (2) the four northern most buildings are linked by a ground-floor horizontal “base” of consistent height and red-brick color, which is then carried up vertically by the red-brick Ciaschi Building at the Dryden Road corner; (3) the upper-story portion of each of the four northernmost buildings has a harmonious light earthtone color, and is separated from the other three (above the linked ground-floor “base”) by narrow slots which provide a visual rhythm to the series of facades; (4) the newer buildings, while contemporary in expression, display deliberate design references to the older buildings, so that horizontal elements (though varying in detail) are carried across all five buildings at the same height, basic rhythms of facade organization are found on all five buildings, and even decorative features of the older buildings are echoed by design elements of the newer buildings. The applicant is proposing the following: x Pertaining to #1 above: Maintaining the height on College Ave with a stepback and color change x Pertaining to #2 above: Use of brick cladding on both the base and upper stories x Pertaining to #3 above: This is not addressed in the design, the upper stories are brick and there is no separation between the buildings. x Pertaining to #4 above: The basic rhythm of the buildings is continued through window size and placement on the College Ave - facing façade. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 5 Also see Impacts on Historic and Archeological Resources (below). Based on the information above and contained in Impact on Historic and Archeological Resources, the Lead Agency has determined that no significant impacts to aesthetic resources is anticipated. IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES The site is not located within an historic district, and the existing site is not designated at the local or state level however, it is eligible for such designation and is considered a local historic resource The building, known as the Chacona Block was first identified as an historic resources in a 2009 survey known as the Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features. Based on this document and recommendations in the Collegetown Urban Plan & Conceptual Design Guidelines, the Ithaca Landmark Preservation Commission (ILPC) conducted an intensive-level survey of 411-415 College Avenue to determine if it met eligibility requirements for local designation. In August 2017, the ILPC used information from its survey to recommend the designation of the Chacona Block as an individual local landmark, noting the resource met all five criteria outlined in the Landmarks Ordinance (Section 228 of the Municipal Code). As part of the designation review process, the New York State Historic Preservation Office (SHPO) also found that the building was eligible for listing in the State and National Registers of Historic Places. Common Council subsequently voted against the local landmark designation in November 2017. Impacts and Mitigations The project will require the removal and replacement of the existing historic resource. Therefore there is a potentially large impact to historic resources. The applicant has previously proposed several mitigations. Before the above referenced Council vote was taken, Student Agencies Property Inc., the property owner, submitted a Memorandum of Commitment, executed by the Chief Executive Officer and the President of the organization. The memorandum resolved that, unless or until the City designates the site as a local landmark or establishes an historic district in which the site is located, Student Agencies makes the following commitments to the City: 1. 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. 2. Student Agencies commits to develop the Site in a way that incorporates the following design elements, subject to all required municipal approvals and the requirements of applicable law: a. Continuation of the existing cornice line along the east side of the 400 block of College Avenue, including a setback for any floors above the cornice line. b. Maintenance of the strong street wall along the east side of the 400 block of College Avenue. c. Use of materials and colors on the street façade consistent with the existing structures along the east side of the 400 block of College Avenue. d. Reference to the fenestration pattern along the east side of the 400 block of College Avenue. e. Thoughtful integration of certain design elements from the current building (e.g. the lion's head and/or Greek cross medallions). City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 6 f. Creation and placement of a plaque on the new structure commemorating the history of the Site. In addition to mitigations proposed by the applicant, the ILPC reviewed the proposal to provide advice on potential impacts and mitigations for the loss of the historic resource. The commission submitted the following comments based on drawings and project materials dated 9/3/19 and prepared by HOLT Architects and others. Resolution of these issues is in italics below. x The 5’ stepback of the fifth and sixth stories does not adequately reduce the perceived size, scale, and massing of the upper stories. The stepback of these stories should be at least 15’; The Board analyzed numerous visualizations prepared by the applicant including the following: “Setback Perspective Comparison”, “7’ Step Back Precedents (two sheets)”,”5’ Stepback Plan View”, “7’ stepback Plan View”, and “12’ Stepback Plan View” all dated November 2019 and “7’ Stepback Perspectives”, “Perspectives of Oak Avenue” and “Analysis of Building Height From Context” all dated December 2019. After reviewing all the materials, the Board determined that a 7’ stepback sufficiently achieves the desired result of reducing the perceived building mass on College Avenue. Due to the narrowness of College Ave, the upper stories are largely obscured from view at street level with a stepback of 7 feet. x A meaningful break between the façades of 409 and 411-415 College Avenue is needed to maintain the architectural rhythm of this urban block; The Lead Agency finds that a break is not needed as the proposed design adequately maintains the rhythm of the urban block as it mirrors the building on the Corner of College and Dryden. x The number of exterior cladding materials should be reduced to add design and material cohesivity to the west and north elevations as well as the lower and upper stories; The Lead Agency finds that the materials as proposed in the drawings dated December 2019 are sympathetic to the existing building on the block and are in line with the Collegetown Design Guidelines x More articulation is needed on the first story to establish a pedestrian-scaled street level; The Lead Agency finds the building design has evolved since this comment was made and that current designs as of December 2019 demonstrate a welcoming pedestrian level experience. x Architectural elements are needed on the north elevation to ground the upper stories of the building. When viewed from the north, the fifth and sixth stories appear to be floating above the glazed lower stories; The Lead Agency finds the building design has evolved since this comment was made and that current designs as of December 2019, showing dark brick on the upper stories, is both attractive and reduces the perceived mass of the building. x More articulation is needed on the fifth and sixth stories to give the building a finished appearance. See comment directly above. The ILPC also reviewed above referenced MOC Commitment (MOC) and recommends the following additional actions to adequately mitigate the loss of the historic resource. Resolution of these issues is in italics below. x Historic American Building Survey (HABS)-level recordation of 411 and 413-15 College Avenue by a historic preservation professional specializing in the documentation historic buildings. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 7 Documentation should meet the standards outlined in the National Park Services’ HABS Guidelines and include a history, photographs and drawings of the building. The applicant has agreed to this mitigation and will provide the documentation before a demolition permit is issued. x Architectural and construction material salvage by qualified local organizations, including Historic Ithaca and Ithaca ReUse. The applicant has agreed to offer material salvage to qualified organizations. x Physical representation of the history of the site on the new building, including the incorporation of salvaged (historic lions head and Greek cross medallions) and new elements in the building design and the installation of interpretative signage. The ILPC suggests installing the historic medallions and interpretative signage in a protected, publically accessible area on the north elevation. It also suggests installing contemporary interpretations of the historic medallions on the College Avenue façade, reflecting the original placements of these iconic features. The applicant has agreed this mitigation. Final placement of the medallions as well as design and placement of interpretive signage will be reviewed and approved by the Planning Board during site plan review. The applicant has agreed to consult with Mary Tomlan, the City Historian regarding appropriate language for the signage. x Binding peer design review to ensure the highest quality architecture for this significant and iconic site. The Commission recommends a peer design review committee consisting of members of the Planning and Development Board, ILPC, preservation community, and the general public. The Lead Agency finds that peer design review is not needed. The Board contains several design professionals including two architects. Board members have seriously considered all comments pertaining to building design and have carefully weighed various design options. In addition, the Board has received comments from Bryan McCracken, the City Historic Preservation Planner recommending that, as mitigation for the loss of the historic resource, the new building be five stories at the street, with a larger stepback at the sixth story. The Board will not pursue this recommendation since, as described above, the Lead Agency finds that the current proposal sufficiently reduces the perceived mass of the building. With the implementation of the agreed-upon mitigations as described above, the Lead Agency has determined that the applicant has mitigated impacts on historic and archaeological resources to the greatest extent practicable. IMPACT ON OPEN SPACE AND RECREATION The northernmost boundary of the project site is approximately 50 feet from the edge of UNA #136- Cascadilla Gorge. The project does not alter the UNA and therefore will not impact the public’s access or enjoyment to this open space. Though not a public open space, the existing plaza on the north side of the building, which serves as an outdoor dining area for the ground-floor restaurant, is highly valued by the community as a characteristic feature gathering space of College Avenue. The applicant proposes to retain and improve this feature. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 8 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 have outstanding geological and environmental qualities, such as special natural communities, or plants and animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation and does not provide legal protection for an area, but signals that special resources may exist that require project modification. The northernmost boundary of the project site is approximately 50 feet from the edge of UNA #136- Cascadilla Gorge. The project does not propose to alter the UNA and therefore will not impact the public’s access or enjoyment to this open space. See Impacts to Plans and Animals for a discussion on the potential impacts to birds. 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 Construction Impacts Construction is projected to last approximately 14 months and may be concurrent with several other construction projects in Collegetown. In addition to private construction projects upgrades to infrastructure are currently being implemented on College Ave south of Dryden Road. During the construction seasons of 2020-2021 utility upgrades and undergrounding as well as installation of streetscape improvements (which will include the 400 block) will continue to cause long-term road closures and other impediments to movement. The City is actively coordinating public, private and utility projects in Collegetown for the 2020-21 construction seasons. The applicant has provided the following information about construction in materials dated 12-11-19: Construction Schedule: x 6/1/2020: abatement, duration 3 weeks x 7/1/2020: demolition, duration 3 weeks x Foundation and Building envelope: August 2020 – January 2021 x 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: City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 9 Road & Sidewalk Closures x Oak Avenue Eastbound will be closed to traffic during the duration of the project x Oak 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 x Sidewalk closures along Oak Avenue and College Avenue will be proposed Construction Traffic Routing Plan x 18-wheel truck traffic plan x 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) x 18-wheel trucks will leave the site on College Avenue. Exiting path of 18-wheel vehicles on Campus Drive is under review and will be coordinated with TCAT, the City and Cornel x Up to two 18-wheel trucks are anticipated per day x 10-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 x The project will provide detour signage as requested by the City Construction Site Plan x The 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 x Crane staging will be located within the construction site x A 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. x Construction 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. x Flaggers will be provided to direct construction vehicles leaving the site x Contractor parking will be offsite x Contractor 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: x Provide a crosswalk and ADA ramps on Oak Avenue, north of the construction fence to divert pedestrians to the north side of Oak Avenue City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 10 x Provide 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. x Provide 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. x Pedestrian 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. x Overhead protection and egress will be installed and maintained at the 409 entrance when occupied Coordination with City scheduled projects x We 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: o 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. 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. o 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 x Meetings with the City, TCAT and Cornell University will be scheduled to review the proposed plans and coordinate with these organizations x The 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 The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from the City Engineering Department. The permit will dictate access requirements and repair or replacement of impacted city property. The Lead Agency has the following concerns: City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 11 • Maintenance of pedestrian access and potential road closures during excavation, shoring and construction • Traffic impacts resulting from excavation hauling • Construction deliveries and staging • Contractor parking. The majority of workers should be required to park at a remote off-site location outside of the Collegetown area. The applicant should provide documentation of this arrangement. Transportation Impacts – Post Construction The project site is in central Collegetown and within walking distance to Cornell and downtown Ithaca. TCAT also operates multiple bus stops within walking distance of the proposed development. The applicant is not proposing to build any parking. The Lead Agency has received the following comments regarding potential environmental impacts from City Engineering: We want to keep the circular intersection, and TCAT does use the turnaround heavily (as do many vehicles), but are open to a discussion of redesign. We talked a bit about designing it to be a standard roundabout, which might work, though the bus stop in the circle is awkward, and TCAT has always wanted a northbound bus stop opposite the CPAC stop. Certainly open to proposals to make it more pedestrian friendly. Would need to collaborate with Cornell since it seems to be partially their property. The applicant has made the following response to in materials dated 1-21-20: The project team is ware that the redesign of the adjacent College Ave/Oak Ave intersection would require the review and approval of the City of Ithaca, Cornell University and TCAT. The project team recognizes that improvements to this intersection could result in an improved public space and pedestrian safety experience on one of the busiest pedestrian intersections in the City. The project team understands that these improvements would be part of a separate coordination, design and construction effort outside the scope of this project. As has been discussed, he construction team proposes the replacement of the existing trees in the turnaround following the construction of the project. Base on the information provided above, the Lead Agency has determined that there will be no significant long- term impact to traffic as a result of the project. IMPACT ON ENERGY The applicant has provided the following information about construction in materials dated 12-11-19: 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. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 12 x 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. x 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. x 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. x 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. x Individual dwelling units will be supplied with Electric cook top stoves x 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. x 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 x 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. x 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 x The project will utilize highly efficient LED lighting throughout x 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. o The (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) o The (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) o The (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) City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 13 o The (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) Based on the information above, the Lead Agency has determined that no impacts to energy are expected as a result of this project. IMPACT ON NOISE, ODOR, AND LIGHT The project is in a densely developed area in the core of Collegetown and surrounded by residential and commercial development. Building operations will not cause impacts, however construction impacts are expected to be significant but temporary particularly during the early phases of the project. Building demolition, foundation construction, building erection, and construction deliveries will cause general but temporary noise and lighting impacts. The applicant proposes that construction 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 Director of Planning. The applicant states that the contractor will provide shoring for perimeter of building foundations for excavation work that could affect surrounding properties. The applicant’s engineer will provide engineered shop drawings for shoring technique and the contractor will be responsible to damage caused to surrounding properties as a direct result of construction activities. The applicant should submit the monitoring plan for shoring to the Planning Board for review before final site plan approval is issued. Temporary 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. Based on the information above, the Lead Agency has determined that no significant impacts to light noise or odor are anticipated. IMPACT ON HUMAN HEALTH Project construction require the removal of the existing building which is likely to contain asbestos. An asbestos abatement plan will be prepared and submitted to the City Building Department to specify the methods, protections and monitoring commensurate with any required removal and all work will be done by a profession licensed in the state of New York to perform asbestos removal CONSISTENCY WITH COMMUNITY PLANS The project is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. The applicant submitted a Design Review application dated 12-11-19 and the Board conducted Design Review at the December 17, 2019 regular meeting. The Board found the project to be in substantial compliance with the Collegetown Design Guidelines. CONSISTENCY WITH COMMUNITY CHARACTER City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Mixed Use Student Housing - 411-415 College Ave Date Created: October 30, 2019 Updated December 17, 2019 & January 22, 2020 14 Based on information provided by the applicant in submission materials dated 9-3-19, the site utilities will be as upgraded as needed. Water service will be supplied by the City of Ithaca distribution system from their East Hill pressure grid. A new 6-inch ductile iron combined fire and domestic service main will connect to the City main in the street. In coordination with City DPW, the improvements are expected to include replacement of one fire hydrant near the street intersection and replacement of a relatively short section of the existing main near the northwest corner in the street. Sanitary sewer service will be evaluated to determine if the existing service can either be reused in its current condition or will require an upgrade. If the current service cannot be reused, a new service with exterior trap will be installed and connected to the existing sewer main on College Avenue to serve the proposed building. Also see Impact to Historic Resources and Aesthetic Resources above. Based on the above information and all mitigations provided by the applicant, the Lead Agency has determined that the project is consistent with community character. Prepared by: Lisa Nicholas, Deputy Director of Planning, AICP ɨ January 15, 2020 Planning Department and Board Members, The following additional information for 126 College Ave can be found in this packet: Updated FEAF (attached) Response to the engineers comments (below) Response to the TC Energy addendum (attached) Sincerely, ɨ Noah Demarest ɨ Principal + CEO ɨ cc: ɨɨ Response to engineers comments: ɨ ɨ Ɣ The project team is in the process of coordinating a meeting to discuss the ɨ ɨ ɨɨɨɨ ɨɨ ɨɨ ɨɨ ɨɨ construction schedule and how it works around already planned work in that area. ɨ ɨ Ɣ We agree that the covered bike parking location is not ideal in some ways. But we do ɨɨɨɨ ɨɨ ɨ ɨɨɨɨɨɨɨɨɨɨ not foresee that many bikes actually being used on a regular basis. Most students ɨɨɨɨɨɨɨɨɨɨɨɨɨ ɨ walk to campus. Bikes being used more intermittently are being provided a much ɨɨ ɨ ɨ ɨ ɨ ɨ ɨ ɨ ɨ ɨɨ ɨ more secure storage location with this design, rather than a covered outdoor ɨɨ ɨ ɨɨɨ ɨɨɨɨ ɨ ɨ location. And there are additionally 4 spaces for biking parking outside the front ɨɨɨɨ ɨɨ ɨɨ ɨ ɨ ɨɨɨ entry for guests and tenants that may bike on a regular basis. ɨ ɨ 126 College Ave - 1 ɨ Page 1 of 13 Full Environmental Assessment Form Part 1 - Project and Setting Instructions for Completing Part 1 Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist, or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the DSSOLFDQWRUproject sponsor to verify that the information contained in Part 1is accurate and complete. A. Project and $SSOLFDQWSponsor Information. Name of Action or Project: Project Location (describe, and attach a general location map): Brief Description of Proposed Action (include purpose or need): Name of Applicant/Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: Project Contact (if not same as sponsor; give name and title/role): Telephone: E-Mail: Address: City/PO: State: Zip Code: Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO: State: Zip Code: FEAF 2019 126 College Ave 126 College Ave, Ithaca NY Demolition of existing house. New build of a 4 story, 5 unit, 27 bedroom facility 126 C-Town LLC (Visum Development) 607-269-7300 laura@visumdevelopment.com 119 S Cayuga Street, Suite 301 Ithaca NY 14850 STREAM Collaborative- Craig Modisher 607-216-8802, x711 craig@streamcolab.com 108 W State Street, 2nd Floor Ithaca NY 14850 Page 2 of 13 B. Government Approvals B. Government Approvals Funding, or Sponsorship.(“Funding” includes grants, loans, tax relief, and any other forms of financial assistance.) Government Entity If Yes: Identify Agency and Approval(s) Required Application Date (Actual or projected) a. City&RXQVHOTown%RDUG,Yes No or Village Board of Trustees b. City, Town or Village Yes No Planning Board or Commission c. City Town or Yes No Village Zoning Board of Appeals d. Other local agencies Yes No e. County agencies Yes No f. Regional agencies Yes No g. State agencies Yes No h. Federal agencies Yes No i. Coastal Resources. i. Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway?Yes No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? Yes No iii. Is the project site within a Coastal Erosion Hazard Area? Yes No C. Planning and Zoning C.1. Planning and zoning actions. Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the Yes No only approval(s) which must be granted to enable the proposed action to proceed? x If Yes, complete sections C, F and G. x If No, proceed to question C.2 and complete all remaining sections and questions in Part 1 C.2. Adopted land use plans. a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site Yes No where the proposed action would be located? If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action Yes No would be located? b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway Yes No Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan; or other?) If Yes, identify the plan(s): _______________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, Yes No or an adopted municipal farmland protection plan? If Yes, identify the plan(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ✔City of Ithaca Planning Board- Site Plan Review 12/20/19 ✔ Page 3 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes No If Yes, what is the zoning classification(s) including any applicable overlay district? _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ b. Is the use permitted or allowed by a special or conditional use permit? Yes No c. Is a zoning change requested as part of the proposed action? Yes No If Yes, i.What is the proposed new zoning for the site? ___________________________________________________________________ C.4. Existing community services. a. In what school district is the project site located? ________________________________________________________________ b. What police or other public protection forces serve the project site? _________________________________________________________________________________________________________ c. Which fire protection and emergency medical services serve the project site? __________________________________________________________________________________________________________ d. What parks serve the project site? __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ D. Project Details D.1. Proposed and Potential Development a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all components)? _________________________________________________________________________________________________________ b. a. Total acreage of the site of the proposed action? _____________ acres b. Total acreage to be physically disturbed? _____________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? _____________ acres c. Is the proposed action an expansion of an existing project or use? Yes No i.If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units, square feet)? % ____________________ Units: ____________________ d. Is the proposed action a subdivision, or does it include a subdivision? Yes No If Yes, i.Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types) ________________________________________________________________________________________________________ ii. Is a cluster/conservation layout proposed? Yes No iii.Number of lots proposed? ________ iv.Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________ Yes No _____ months _____ _____ month _____ year HWill WKHproposed action be constructed in multiple phases? LIf No, anticipated period of construction: LLIf Yes: x Total number of phases anticipated x Anticipated commencement date of phase 1 (including demolition) x Anticipated completion date of final phase _____ month _____year x Generally describe connections or relationships among phases, including any contingencies where progress of one phase may determine timing or duration of future phases: _______________________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ ✔ CR-4 Ithaca City Public Schools Ithaca Police Department Ithaca Fire Department none .0908 .08 .0908 8 residential Page 4 of 13 f. Does the project include new residential uses? Yes No If Yes, show numbers of units proposed. One Family Two Family Three Family Multiple Family (four or more) Initial Phase ___________ ___________ ____________ ________________________ At completion of all phases ___________ ___________ ____________ ________________________ g. Does the proposed action include new non-residential construction (including expansions)? Yes No If Yes, i. Total number of structures ___________ ii.Dimensions (in feet) of largest proposed structure: ________height; ________width; and _______ length iii.Approximate extent of building space to be heated or cooled: ______________________ square feet h. Does the proposed action include construction or other activities that will result in the impoundment of any Yes No liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage? If Yes, i.Purpose of the impoundment: ________________________________________________________________________________ ii.If a water impoundment, the principal source of the water: Ground water Surface water streams Other specify: _________________________________________________________________________________________________________ iii.If other than water, identify the type of impounded/contained liquids and their source. _________________________________________________________________________________________________________ iv.Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres v.Dimensions of the proposed dam or impounding structure: ________ height; _______ length vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete): ________________________________________________________________________________________________________ D.2. Project Operations a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? Yes No (Not including general site preparation, grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes: i .What is the purpose of the excavation or dredging? _______________________________________________________________ ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site? x Volume (specify tons or cubic yards): ____________________________________________ x Over what duration of time? ____________________________________________________ iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them. ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iv.Will there be onsite dewatering or processing of excavated materials? Yes No If yes, describe. ___________________________________________________________________________________________ ________________________________________________________________________________________________________ v.What is the total area to be dredged or excavated? _____________________________________acres vi.What is the maximum area to be worked at any one time? _______________________________ acres vii.What would be the maximum depth of excavation or dredging? __________________________ feet viii.Will the excavation require blasting? Yes No ix.Summarize site reclamation goals and plan: _____________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment Yes No into any existing wetland, waterbody, shoreline, beach or adjacent area? If Yes: i.Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic description): ______________________________________________________________________________________________ _________________________________________________________________________________________________________ ✔ 5 ✔ excavation for foundation 300 +/- CY 2 weeks top and sub soil Page 5 of 13 ii. iii. Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or alteration of channels, banks and shorelines. Indicate extent of activities, alterations and additions in square feet or acres: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ Will WKHproposed action cause or result in disturbance to bottom sediments?Yes No If Yes, describe: __________________________________________________________________________________________ iv.Will WKHproposed action cause or result in the destruction or removal of aquatic vegetation? Yes No If Yes: x aFUHV of DTXDWLFvegetation proposed to be removed ___________________________________________________________ x H[SHFWHG acreage of aquatic vegetation remaining after project completion________________________________________ x purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________ ____________________________________________________________________________________________________ x proposed method of plant removal: ________________________________________________________________________ x if chemical/herbicide treatment will be used, specify product(s): _________________________________________________ v.Describe any proposed reclamation/mitigation following disturbance: _________________________________________________ _________________________________________________________________________________________________________ c. Will the proposed action use, or create a new demand for water? Yes No If Yes: i.Total anticipated water usage/demand per day: __________________________ gallons/day ii.Will the proposed action obtain water from an existing public water supply? Yes No If Yes: x Name of district or service area: _________________________________________________________________________ x Does the existing public water supply have capacity to serve the proposal? Yes No x Is the project site in the existing district? Yes No x Is expansion of the district needed? Yes No x Do existing lines serve the project site? Yes No iii.Will line extension within an existing district be necessary to supply the project? Yes No If Yes: x Describe extensions or capacity expansions proposed to serve this project: ________________________________________ ____________________________________________________________________________________________________ x Source(s) of supply for the district: ________________________________________________________________________ iv.Is a new water supply district or service area proposed to be formed to serve the project site? Yes No If, Yes: x Applicant/sponsor for new district: ________________________________________________________________________ x Date application submitted or anticipated: __________________________________________________________________ x Proposed source(s) of supply for new district: _______________________________________________________________ v.If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________ _________________________________________________________________________________________________________ vi. If water supply will be from wells (public or private),ZKDWLVWKHmaximum pumping capacity: _______ gallons/minute. d. Will the proposed action generate liquid wastes? Yes No If Yes: i.Total anticipated liquid waste generation per day: _______________ gallons/day ii.Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and approximate volumes or proportions of each): __________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ iii.Will the proposed action use any existing public wastewater treatment facilities? Yes No If Yes: x Name of wastewater treatment plant to be used: _____________________________________________________________ x Name of district: ______________________________________________________________________________________ x Does the existing wastewater treatment plant have capacity to serve the project? Yes No x Is the project site in the existing district? Yes No x Is expansion of the district needed? Yes No ✔ 2700 ✔ City of Ithaca ✔ ✔ ✔ ✔ 2700 sanitary waste water ✔ City of Ithaca College Town ✔ ✔ Page 6 of 13 Yes No x Do existing sewer lines serve the project site? x Will Dline extension within an existing district be necessary to serve the project? Yes No If Yes: x Describe extensions or capacity expansions proposed to serve this project: ____________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ iv.Will a new wastewater (sewage) treatment district be formed to serve the project site? Yes No If Yes: x Applicant/sponsor for new district: ____________________________________________________________________ x Date application submitted or anticipated: _______________________________________________________________ x What is the receiving water for the wastewater discharge? __________________________________________________ v.If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed receiving water (name and classification if surface discharge or describe subsurface disposal plans): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ vi.Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point Yes No sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point source (i.e. sheet flow) during construction or post construction? If Yes: i.How much impervious surface will the project create in relation to total size of project parcel? _____ Square feet or _____ acres (impervious surface) _____ Square feet or _____ acres (parcel size) ii.Describe types of new point sources. __________________________________________________________________________ _________________________________________________________________________________________________________ iii.Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties, groundwater, on-site surface water or off-site surface waters)? ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ x If to surface waters, identify receiving water bodies or wetlands: ________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ x Will stormwater runoff flow to adjacent properties? Yes No iv.Does WKHproposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? Yes No f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel Yes No combustion, waste incineration, or other processes or operations? If Yes, identify: i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles) _________________________________________________________________________________________________________ ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers) ________________________________________________________________________________________________________ iii.Stationary sources during operations (e.g., process emissions, large boilers, electric generation) ________________________________________________________________________________________________________ g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit, Yes No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i.Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet Yes No ambient air quality standards for all or some parts of the year) ii.In addition to emissions as calculated in the application, the project will generate: x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide (CO2) x ___________Tons/year (VKRUWWRQV) of Nitrous Oxide (N22) x ___________Tons/year (VKRUWWRQV) of Perfluorocarbons (PFCs) x ___________Tons/year (VKRUWWRQV) of Sulfur Hexafluoride (SF6) x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide equivalent of HydrofloXrocarbons (H)&V) x ___________Tons/year (VKRUWWRQV) of Hazardous Air Pollutants (HAPs) ✔ ✔ ✔ generator and equipment during construction Page 7 of 13 h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants, Yes No landfills, composting facilities)? If Yes: i.Estimate methane generation in tons/year (metric): ________________________________________________________________ ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or electricity, flaring): ________________________________________________________________________________________ _________________________________________________________________________________________________________ i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as Yes No quarry or landfill operations? If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust): _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial Yes No new demand for transportation facilities or services? If Yes: i.When is the peak traffic expected (Check all that apply): Morning Evening Weekend Randomly between hours of __________ to ________. ii.For commercial activities only, projected number of truck trips/dayDQGW\SHHJVHPLWUDLOHUVDQGGXPSWUXFNVBBBBBBBBBBBBB LLL LY v. Parking spaces: Existing _____________BBBBBBProposed ___________ Net increase/decrease _____________BBBBBBBB 'RHVWKHSURSRVHGDFWLRQLQFOXGHDQ\VKDUHGXVHSDUNLQJ"<HV1R Yes No vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric Yes No or other alternative fueled vehicles? viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No pedestrian or bicycle routes? k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand Yes No for energy? If Yes: i.Estimate annual electricity demand during operation of the proposed action: ____________________________________________ _________________________________________________________________________________________________________ ii.Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or other): ________________________________________________________________________________________________________ iii.Will the proposed action require a new, or an upgrade to an existing substation? Yes No l. Hours of operation. Answer all items which apply. i. During Construction:ii.During Operations: x Monday - Friday: _________________________x Monday - Friday: ____________________________ x Saturday: ________________________________x Saturday: ___________________________________ x Sunday: _________________________________x Sunday: ____________________________________ x Holidays: ________________________________x Holidays: ___________________________________ ,IWKHSURSRVHGDFWLRQLQFOXGHVDQ\PRGLILFDWLRQRIH[LVWLQJURDGVFUHDWLRQRIQHZURDGVRUFKDQJHLQH[LVWLQJDFFHVVGHVFULEH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB 2 0 -2 ✔ ✔ ✔ 7-5 Page 8 of 13 m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, Yes No operation, or both? If yes: i.Provide details including sources, time of day and duration: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ ii.Will WKHproposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ n.Wthill propeosactioed havneoutd lighoor ting? Yes No If yes: i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ o.Does the proposed action have the potential to produce odors for more than one hour per day? Yes No If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest occupied structures: ______________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ p. Yes No Will the proposed action include any bulk storage of petroleum (FRPELQHGFDSDFLW\RIover 1,100 gallons) or chemical productsJDOORQVLQDERYHJURXQGVWRUDJHRUDQ\DPRXQWLQXQGHUJURXQGVWRUDJH? If Yes: LProduct(s) to be stored ______________________________________________________________________________________ LLVolume(s) ______ per unit time ___________ (e.g., month, year) LLLGenerally describe WKHproposed storage facilities________________________________________________________________ ________________________________________________________________________________________________________ q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides, Yes No insecticides) during construction or operation? If Yes: i.Describe proposed treatment(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ii.Will the proposed action use Integrated Pest Management Practices? Yes No r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal Yes No of solid waste (excluding hazardous materials)? If Yes: i.Describe any solid waste(s) to be generated during construction or operation of the facility: x Construction: ____________________ tons per ________________ (unit of time) x Operation : ____________________ tons per ________________ (unit of time) ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste: x Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ x Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ iii.Proposed disposal methods/facilities for solid waste generated on-site: x Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ x Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ ✔ typical tools such as saws and nail guns during regular operating hours ✔ sconces on the building, next the exterior doors, pointed down ✔ 4 cans week Tompkins County recycling program trash pick up weekly Page 9 of 13 s. Does the proposed action include construction or modification of a solid waste management facility? Yes No If Yes: i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or other disposal activities): ___________________________________________________________________________________ ii.Anticipated rate of disposal/processing: x ________ Tons/month, if transfer or other non-combustion/thermal treatment, or x ________ Tons/hour, if combustion or thermal treatment iii.If landfill, anticipated site life: ________________________________ years t.Will WKHproposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous Yes No waste? If Yes: i.Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________ _________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii. Specify amount to be handled or generated _____ tons/month iv.Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? Yes No If Yes: provide name and location of facility: _______________________________________________________________________ ________________________________________________________________________________________________________ If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ E. Site and Setting of Proposed Action E.1. Land uses on and surrounding the project site a. Existing land uses. i.Check all uses that occur on, adjoining and near the project site. Urban Industrial Commercial Residential (suburban) Rural (non-farm) Forest Agriculture Aquatic Other (specify): ____________________________________ ii.If mix of uses, generally describe: __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ b. Land uses and covertypes on the project site. Land use or Covertype Current Acreage Acreage After Project Completion Change (Acres +/-) x Roads, buildings, and other paved or impervious surfaces x Forested x Meadows, grasslands or brushlands (non- agricultural, including abandoned agricultural) x Agricultural (includes active orchards, field, greenhouse etc.) x Surface water features (lakes, ponds, streams, rivers, etc.) x Wetlands (freshwater or tidal) x Non-vegetated (bare rock, earth or fill) x Other Describe: _______________________________ ________________________________________ ✔ .0406 .0451 +.0045 .0502 .0457 -.0045 Page 10 of 13 c. Is the project site presently used by members of the community for public recreation? Yes No i.If Yes: explain: __________________________________________________________________________________________ d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed Yes No day care centers, or group homes) within 1500 feet of the project site? If Yes, i.Identify Facilities: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Does the project site contain an existing dam? Yes No If Yes: i.Dimensions of the dam and impoundment: x Dam height: _________________________________ feet x Dam length: _________________________________ feet x Surface area: _________________________________ acres x Volume impounded: _______________________________ gallons OR acre-feet ii.Dam=s existing hazard classification: _________________________________________________________________________ iii.Provide date and summarize results of last inspection: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility, Yes No or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility? If Yes: i. Has the facility been formally closed? Yes No x If yes, cite sources/documentation: _______________________________________________________________________ ii.Describe the location of the project site relative to the boundaries of the solid waste management facility: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ iii.Describe any development constraints due to the prior solid waste activities: __________________________________________ _______________________________________________________________________________________________________ g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin Yes No property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste? If Yes: i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any Yes No remedial actions been conducted at or adjacent to the proposed site? If Yes: i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site Yes No Remediation database? Check all that apply: Yes – Spills Incidents database Provide DEC ID number(s): ________________________________ Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________ Neither database ii.If site has been subject of RCRA corrective activities, describe control measures:_______________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? Yes No If yes, provide DEC ID number(s): ______________________________________________________________________________ iv.If yes to (i), (ii) or (iii) above, describe current status of site(s): _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ Page 11 of 13 v.Is the project site subject to an institutional control limiting property uses? Yes No x If yes, DEC site ID number: ____________________________________________________________________________ x Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________ x Describe any use limitations: ___________________________________________________________________________ x Describe any engineering controls: _______________________________________________________________________ x Will the project affect the institutional or engineering controls in place? Yes No x Explain: ____________________________________________________________________________________________ ___________________________________________________________________________________________________ ___________________________________________________________________________________________________ E.2. Natural Resources On or Near Project Site a. What is the average depth to bedrock on the project site? ________________ feet b. Are there bedrock outcroppings on the project site? Yes No If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________% c. Predominant soil type(s) present on project site: ___________________________ __________% ___________________________ __________% ____________________________ __________% d. What is the average depth to the water table on the project site? Average: _________ feet e. Drainage status of project site soils: Well Drained: _____% of Vite Moderately Well Drained: _____% of site Poorly Drained _____% of Vite f. Approximate proportion of proposed action site with slopes: 0-10%: _____% of site 10-15%: _____% of site 15% or greater: _____% of site g. Are there any unique geologic features on the project site? Yes No If Yes, describe: _____________________________________________________________________________________________ ________________________________________________________________________________________________________ h. Surface water features. i.Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers, Yes No ponds or lakes)? ii.Do any wetlands or other waterbodies adjoin the project site? Yes No If Yes to either i or ii, continue. If No, skip to E.2.i. iii.Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, Yes No state or local agency? iv.For each identified UHJXODWHGwetland and waterbody on the project site, provide the following information x Streams:Name ____________________________________________ Classification _______________________ Lakes or Ponds: Name ____________________________________________ Classification _______________________t Wetlands:Name ____________________________________________ Approximate Size ___________________ Wetland No. (if regulated by DEC) _____________________________ v.Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired Yes No waterbodies? If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________ ___________________________________________________________________________________________________________ i. Is the project site in a designatedFloodway? Yes No j. Is the project site in the 100year Floodplain? Yes No k. Is the project site in the 500year Floodplain? Yes No l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer? Yes No If Yes: i.Name of aquifer: _________________________________________________________________________________________ 10 unsurveyed area not known ✔100 ✔30 ✔50 ✔20 Page 12 of 13 m. Identify the predominant wildlife species that occupy or use the project site: ______________________________ ______________________________ _______________________________ ______________________________ ______________________________ _______________________________ ______________________________ n. Does the project site contain a designated significant natural community? Yes No If Yes: i.Describe the habitat/community (composition, function, and basis for designation): _____________________________________ ________________________________________________________________________________________________________ ii.Source(s) of description or evaluation: ________________________________________________________________________ iii.Extent of community/habitat: x Currently: ______________________ acres x Following completion of project as proposed: _____________________ acres x Gain or loss (indicate + or -): ______________________ acres o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as Yes No endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species? p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of Yes No special concern? q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing? Yes No If yes, give a brief description of how the proposed action may affect that use: ___________________________________________ ________________________________________________________________________________________________________ E.3. Designated Public Resources On or Near Project Site a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to Yes No Agriculture and Markets Law, Article 25-AA, Section 303 and 304? If Yes, provide county plus district name/number: _________________________________________________________________ b. Are agricultural lands consisting of highly productive soils present? Yes No i.If Yes: acreage(s) on project site? ___________________________________________________________________________ ii.Source(s) of soil rating(s): _________________________________________________________________________________ c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National Yes No Natural Landmark? If Yes: i.Nature of the natural landmark: Biological Community Geological Feature ii.Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ d. Is the project site located in or does it adjoin a state listed Critical Environmental Area? Yes No If Yes: i.CEA name: _____________________________________________________________________________________________ ii.Basis for designation: _____________________________________________________________________________________ iii.Designating agency and date: ______________________________________________________________________________ ,I<HV L6SHFLHVDQGOLVWLQJHQGDQJHUHGRUWKUHDWHQHGBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ,I<HV L6SHFLHVDQGOLVWLQJBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ✔ Rusty-patched Bumble Bee, according to the DEC Mapper ✔ Gray Petaltail (dragon fly), according to the DEC Mapper Page 13 of 13 e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district Yes No which is listed onWKH1DWLRQDORU6WDWH5HJLVWHUof Historic PODFHVRUWKDWKDVEHHQ GHWHUPLQHGE\WKH&RPPLVVLRQHURIWKH1<6 2IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRUOLVWLQJRQWKH6WDWH5HJLVWHU of Historic Places? If Yes: i.Nature of historic/archaeological resource: Archaeological Site Historic Building or District ii.Name: _________________________________________________________________________________________________ iii.Brief description of attributes on which listing is based: _______________________________________________________________________________________________________ f. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Yes No archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? g. Have additional archaeological or historic site(s) or resources been identified on the project site? Yes No If Yes: i. Describe possible resource(s): _______________________________________________________________________________ ii.Basis for identification: ___________________________________________________________________________________ h. Yes No ,Vthe project site ZLWKLQILYHVPLOHVRI any officially designated and publicly accessible federal, state, or local scenic or aesthetic resource? If Yes: i.Identify resource: _________________________________________________________________________________________ ii.Nature of, or basis for, designation (e.g., established highway overlook, state or local park, state historic trail or scenic byway, etc.): ___________________________________________________________________________________________________ iii.Distance between project and resource: _____________________ miles. i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers Yes No Program 6 NYCRR 666? If Yes: i.Identify the name of the river and its designation: ________________________________________________________________ ii.Is the activity consistent with development restrictions contained in 6NYCRR Part 666? Yes No F. Additional Information Attach any additional information which may be needed to clarify your project. If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any measures which you propose to avoid or minimize them. G. Verification I certify that the information provided is true to the best of my knowledge. Applicant/Sponsor Name ___________________________________ Date_______________________________________ Signature________________________________________________ Title_______________________________________ ✔ ✔ The East Hill Historic District is on Orchard Place, which is about a block from the site Noah Demarest 1/15/20 PRINT FORM Architect 126 College Ave Conformance with Tompkins County Energy Recommendations for New Construction 1. Energy Star. x The project will include water fixtures that meet EPA’s Water Sense requirements. x All permanent appliances will be Energy Star rated. 2. Heat Pumps. x Air sourced heat pumps will be used throughout the building. x Electric water heaters will be used 3. Renewables. x Roof surfaces are capable of accommodating PV solar panels to the extent possible, however, we are not providing solar panels as part of this project due to cost constraints. 4. Energy-efficient building design. x The building has been designed with a window-to-wall ratio of less than 25%. x The overall building shape is simple,ŽƉƚŝŵŝǌŝŶŐƚŚĞĞĨĨŝĐŝĞŶĐǇŽĨƚŚĞďƵŝůĚŝŶŐ ĞŶǀĞůŽƉĞ͘ x Best practices will be used for air sealing to minimize infiltration and stack effects. For buildings over 20 units: (Though only 5 units are proposed there are some items we intend to meet.) 5. Lighting controls and high-efficient lighting technology x LED lighting will be used throughout the project x Occupancy sensors will be used in common areas and photo sensors will be used for exterior lighting. ^dZDŽůůĂďŽƌĂƚŝǀĞ ĂƌĐŚŝƚĞĐƚƵƌĞнůĂŶĚƐĐĂƉĞĂƌĐŚŝƚĞĐƚƵƌĞĚƉĐ ϭϬϴt͘^ƚĂƚĞ^ƚƌĞĞƚ /ƚŚĂĐĂ͕EzϭϰϴϱϬ :ĂŶƵĂƌǇϮϬ͕ϮϬϭϵ WůĂŶŶŝŶŐĞƉĂƌƚŵĞŶƚĂŶĚŽĂƌĚDĞŵďĞƌƐ͕ ƚƚĂĐŚĞĚĂƌĞƚŚĞĂĚĚŝƚŝŽŶĂůŵĂƚĞƌŝĂůƐƚŚĂƚ/ŚĞĂƌĚďĞŝŶŐƌĞƋƵĞƐƚĞĚĂƚƚŚĞWZ͗ ĐŽŵŵƵŶŝĐĂƚŝŽŶĨƌŽŵĂƌďŽƌŝƐƚƌĞŐĂƌĚŝŶŐƚŚĞƚƌĞĞƐ ĐŽŵŵƵŶŝĐĂƚŝŽŶĨƌŽŵ:ĞĂŶŶĞ'ƌĂĐĞƌĞŐĂƌĚŝŶŐƚŚĞƚƌĞĞƐͲŝƚǇ&ŽƌĞƐƚĞƌ ĐŽŵŵƵŶŝĐĂƚŝŽŶĨƌŽŵƚŚĞŶĞŝŐŚďŽƌƌĞŐĂƌĚŝŶŐƚŚĞƚƌĞĞƐ;ŶŽƚƌĞƋƵĞƐƚĞĚďƵƚƉŽƚĞŶƚŝĂůůǇŚĞůƉĨƵůͿ ŽůůĞŐĞdŽǁŶĚĞƐŝŐŶƌĞǀŝĞǁĨŽƌŵ WůĞĂƐĞƐĞĞĂƚƚĂĐŚĞĚĚŽĐƵŵĞŶƚĂƚŝŽŶ͘ ^ŝŶĐĞƌĞůǇ͕ EŽĂŚĞŵĂƌĞƐƚ /͕Z͕Z>͕>W WƌŝŶĐŝƉĂů ŶŽĂŚΛƐƚƌĞĂŵĐŽůĂď͘ĐŽŵ ϲϬϳ͘Ϯϭϲ͘ϴϴϬϮ City of Ithaca DESIGN REVIEW APPLICATION APPLICANT: Name: Title/Role: Address 1: Address 2: City, State, & Zip Code: Telephone: Cell Phone: E-Mail: ʊ PROJECT DESCRIPTION ʊ Project Title: Project Address: Project Type (check one): Residential Commercial Industrial Institutional Mixed-Use Project Location (check one): Collegetown Downtown Historic District or Landmark Other Brief Project Description: ͸ QUICK APPLICATION CHECKLIST ͸ Item Application Form (completely filled out and signed) Colored Elevations Keyed to Building Materials Landscape Plan – if relevant Information about building materials (samples should be brought to the Design Review meeting) Detail sheets and/or other materials that provide relevant design information Applicant's Signature: Date: By signing this application form, the applicant acknowledges City staff may visit the site in order to fully understand the proposed development. For properties within the Collegetown Design Guidelines Area, please continue to page 2. For properties within the Downtown Design Guidelines Area, please skip to page 5. CONTACT: Lisa Nicholas, Deputy Director PLANNING DIVISION 108 E. Green St., 3rd Floor Ithaca, NY 14850 ൟ (607) 274-6550 lnicholas@cityofithaca.org BUILDING PERMIT NUMBER: ____________ (REQUIRED) ELECTRONIC SUBMISSIONS: You must provide electronic versions of ALL submitted documents. LARGE FILES: Incoming e-mails to the City must be under 10 MB in size (incl. message envelope), so please either provide a CD-ROM, flash/thumb drive, or use a free file-sharing web site, like: www.hightail.com, www.dropbox.com, www.google.com/drive, etc. You can also split documents into smaller parts and send multiple e-mails/files to: lnicholas@cityofithaca.org and aharris@cityofithaca.org. STREAM Collaborative 126 College Ave 126 College Ave Architect 108 W State Street, 2nd floor Ithaca, NY 14850 607-216-8802 noah@streamcolab.com x x remove existing structure and build a new 4 story, 5 unit, 27 bedroom residential building. x 118 20 Project Title: Project Address: 2 of 7 Collegetown Design Guidelines Design Review Application Priority Guidelines For properties within the Collegetown Design Guidelines Area, projects must satisfy each of the priority guidelines noted below. Please indicate how the project has met each of the priority guidelines. The design guidelines are available at http://www.cityofithaca.org/DocumentCenter/Home/View/6923 Site Design Guideline # Guideline Met Not Met NA Brief description of how the guideline is met or why it is not met: SD.1 Orient a building to the public realm. SD.2 Provide a physical pedestrian connection between the sigh and the public realm. SD.7 If a surface parking area is visible from a street, screen it from view. SD.8 Minimize the number of vehicular access points to a site. SD.10 Locate a service area so that it is not visible from the public street. SD.17 Use landscaping to screen a sensitive edge. SD.29 Minimize light spill onto adjacent properties and toward the sky. SD.31 Design a site to integrate with and take advantage of existing topography. SD.33 If in the Neighborhood Periphery, site a building to include side setbacks in the range of those used for nearby traditional homes. x x x x x x x x x main entry and facade face the street landscaped walk connects the entry and the public sidewalk trees and shrubs help soften the sidewalk view of the entry "dark skies" lighting used on the exterior, pointed down the walk out lower level works with the natural slope of the property the building is positioned on the site similarly to the surrounding buildings Project Title: Project Address: 3 of 7 Building Design Guideline # Guideline Met Not Met NA Brief description of how the guideline is met or why it is not met: BD.1 Design the primary entrance to a building to be clearly identifiable. BD.2 Use an authentic, functional entry on a street-facing façade. BD.5 Locate and space windows to express a traditional rhythm and create visual continuity. BD.6 Place a window opening to correspond to an actual interior space. BD.7 Size and proportion a window to be in the range of heights and widths of nearby traditional windows. BD.8 Design a window to create depth and shadow on a façade. BD.9 Design a roof to be architecturally consistent with the overall architectural design and detailing of the structure in terms of form and material. BD.11 Use materials to convey a sense of human scale and visual interest. BD.12 Use a material that is compatible with the surrounding context. BD.13 Use a high quality material that is proven durable. x x x x x x x x x x the primary entry is a bump in, with the walks going directly to it the main entry points are on the street facing facade, and are very clear windows are stacked a uniformly located windows are placed appropriately windows are sized within the context of the average dimensions in surrounding buildings select windows have thicker and more developed trim work to break up the facade multiple materials are being used to help break up the facades and create interest and decrease the scale clapboard siding is traditional and seen in many of the surrounding buildings fiber cement siding is durable and low maintenance Project Title: Project Address: 4 of 7 Building Design (Continued) Guideline # Guideline Met Not Met NA Brief description of how the guideline is met or why it is not met: BD.19 Consider including a building design feature that conserves energy. BD.24 Design a ground floor to engage the public realm and provide visual interest for pedestrians. BD.25 Use a combination of “façade articulation” and “massing variation” methods to reduce the perceived and/or actual mass and scale of a building. Secondary Guidelines Secondary guidelines will also be used in the design review process, and while not all will be relevant to each project, secondary guidelines should be met, if applicable. Please indicate which secondary guidelines have been met by the project and how, and attach additional pages as necessary. Guideline # Guideline Met Not Met NA Brief description of how the guideline is met: x x x this building meets many of the goals of the Tompkins County Energy Recommendations the recess on the front facade, along with the multiple materials being used,help achieve these goals the landscaping, materials, and articulation should create an interesting entry and ground floor Thompson Tree and Crane Service LLC 3053 Dubois rd Ithaca NY 14850 (607)592-1686 zach@thompsontreecrane.com November 21, 2019 This is an assessment of the spruce trees and Norway maple at 126 college ave. Based on my understanding of where the construction would be happening the trees would not survive. The stress to the root system would be more than is safe. The trees would decline and die over time becoming a risk to the college ave property and the lower neighbor. It is my recommendation that the trees be removed before construction begins. Zach Fitterer ISA Certified Arborist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modernlivingrentals.com Mail - 126 college ave https://mail.google.com/mail/u/1?ik=133dfd677c&view=pt&search=all&permthid=thread-a%3Ar-2076229969434338796&simpl=msg-a%3Ar-52037720591415333…1/2 Chris Petrillose <chris@visumdevelopment.com> 126 college ave 3 messages Chris Petrillose <chris@visumdevelopment.com> Fri, Nov 22, 2019 at 10:12 AM To: angiechen933@gmail.com Hi Angie, Thank you for meeting with me on Wednesday to discuss our project at 126 college ave. Based on our conversation, you would like to have the trees located next to your property removed and replaced with something that does not shed leaves, is low maintenance and will not grow as tall as the ones currently there. Or not replaced with anything at all. Can you please confirm we are on the same page with this? Thanks, Chris Petrillose VP of Development & Operations, Visum Development Group (607) 227-2040 |chris@visumdevelopment.com www.visumdevelopment.com Chris Petrillose <chris@visumdevelopment.com> Mon, Nov 25, 2019 at 1:19 PM To: angiechen933@gmail.com Bcc: Laura Mattos <laura@visumdevelopment.com> Hi Angie, I hope you had a great weekend. I wanted to touch base about the trees for 126 College Ave. Thanks, 11/26/2019 modernlivingrentals.com Mail - 126 college ave https://mail.google.com/mail/u/1?ik=133dfd677c&view=pt&search=all&permthid=thread-a%3Ar-2076229969434338796&simpl=msg-a%3Ar-52037720591415333…2/2 Chris Petrillose VP of Development & Operations, Visum Development Group (607) 227-2040 |chris@visumdevelopment.com www.visumdevelopment.com [Quoted text hidden] Angie Chen <angiechen933@gmail.com> Mon, Nov 25, 2019 at 11:47 PM To: Chris Petrillose <chris@visumdevelopment.com> Hi Chris, Yes, per our conversation you will remove the trees next to my property and replace them with low maintenance shrubs and/ or ground covers. Please do address the issue of rain water run off from your slope when you design/build the retaining walls, drainage system and the landscaping. I do appreciate that you will help to remove the one tree inside my property line. Good luck on your project and please sent me a note when you start to remove the trees. Best, Angie Sent from my iPhone On Nov 25, 2019, at 1:20 PM, Chris Petrillose <chris@visumdevelopment.com> wrote: Hi Angie, I hope you had a great weekend. I wanted to touch base about the trees for 126 College Ave. Thanks, Chris Petrillose VP of Development & Operations, Visum Development Group (607) 227-2040 |chris@visumdevelopment.com www.visumdevelopment.com On Fri, Nov 22, 2019 at 10:12 AM Chris Petrillose <chris@visumdevelopment.com> wrote: Hi Angie, Thank you for meeting with me on Wednesday to discuss our project at 126 college ave. Based on our conversation, you would like to have the trees located next to your property removed and replaced with something that does not shed leaves, is low maintenance and will not grow as tall as the ones currently there. Or not replaced with anything at all. Can you please confirm we are on the same page with this? 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