The URL can be used to link to this page

Home My WebLink About01-28-20 Planning and Development Board Meeting Agenda CITY OF TI ACA " a 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 .Z DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish,Director Planning&Development—607-274-6550 Community Development/IURA—607-274-6565 00C E-Mail: dgrunder@cityofithaca.org PLANNING & DEVELOPMENT BOARD AGENDA DESIGN REVIEW BOARD The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JANUARY 28 T"2020in COMMON COUNCIL CHAMBERS,THIRD FLOOR, City Hall, 108 E. Green Street, Ithaca, NY. Start Times:Start times are approximate only—APPLICANTs are responsible for being available at whatever time(s)their agenda items)is actually discussed. AGENDA ITEM ApRE2?i. Start rime 1 Agenda Review :0 2 Privilege of the Floor(3-minute maximum per person—if you will be speaking about a project with a6:05 scheduled PUBLIC HEARING below 4,you are highly encouraged to speak at that time) 3 Board Response to Public Comment : 5 Approval ofMinutes: November 26, 21 :2 5 Site Plan Review A Project: Student Apartments Applicant Presentation 6:3 Location: 238 Dryden Road Board'Q&A 6:40 Applicant: Todd Fox for Visum Development Board Discussion 6:45 Actions: 0 Public Hearing 173 Amendment to Negative Declaration of Environmental Significance 0 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.cifiyofithaca.or JDocurnentCente�lndexf 1090 B Project: Carpenter Circle Project Applicant Presentation :0 Location: Carpenter Park Road Board Q&A 7:10 Applicant: Andrew Bodewes for Park Grove Realty LLC Board Discussion7:15 Actions: 0 Architecture (Medical Building) 171 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 building offering+/-42 residential units for residents earning 50-60%AMI. Site amenities will include public spaces for residents and visitors, bike parking, transit access for TCAT, open green space, a playground, and access to the Ithaca Community Gardens. The project includes 187 internal parking spaces within Buildings B and C, 349 surface parking spaces, and an internal road network with sidewalks and street trees. The Project Sponsor is seeking 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 IOOG acres and containing Building A, Lot 2 measuring 5758 acres and containing Buildings B & C, Lot ] measuring I12 acres and containing the community gardens, and Lot measuring .833 acres and containing Building D. This has been determined to be a Type 1Action under the City ofIthaca Environmental Quality Review Ordinance §176-4(13)(1)(cl), U>, (k), and (8)(6) and (Q)(a) and the State Environmental Quality Review Act ("SEORA") §G17.4(b)(11). Project materials are available for download from the City yvebsbe and are updated regularly: C Project: City Harbor Applicant Presentation 7:30 Location: 1O1 Pier Road Applicant: ]esaicaEdgepHiUrnan Board Discussion 7:45 Actions: 0 Architecture and Landscaping Details [] Review Draft Part] Project Description: The 10.35-acne 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 /S\ privately-owned tax parcels. The building program will be a total of3lG,28O SF consisting of(I) 60,000SF 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 GFAvvi1h 45 housing units, 4`500 SF of ground floor commercial (expected to be a restaurant), and (l) 5,500 SF Community Building to support golf, boating, and other recreational activities associated with the adjacent City-owned Newman Golf Course. Phase I includes the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and additional and reorganized parking, all improvements on private property with the exception of the construction of Point East Building (which will be used as greenSpaCe and parking) and the temporary relocation of the fueling dock and tank. Phase 2 of the project will include the construction of the Point East Building, additional parking at the golf course, installation of the new fueling dock and tank, the 5,500 SF Wevvnnan Community [enter, removal of the existing clubhouse and relocation of the Ninth green. Site improvements on private property to include a 1,570-foot pub|ica||y-accessible promenade along CascadiUa Creek including construction of a new Se@vxa|| and replacement of existing docks, waterfront parks, a paddle park internal circulation streets, bus stops, surface parking fDr435 cars (in Phases 1 & 2), and landscaping. This has been determined to be a Type l Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(8)(1\(d), (h)(2\, (i), (k) and (n) and the State Environmental Quality Review Act /"SEC}RA"\ §6I7.4(b)(6\(iii) and (v). Project materials are available for download from the Cbymxebsite and are updated regularly: D Project: Mixed-Use Student Apartments Applicant Presentation 8:00 Location: 41l-4l5 College Ave Applicant: VVhithamP|onning& Design for Student Agencies Board Discussion 8:15 Actions: 13 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.I 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 o commitment m workforce mvers/uoauuo." 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 ofIthaca Environmental Quality Review Ordinance §176-4(13)(1)(h)(4), (k) and (n) and the State Environmental Quality Review Act ("SEQRA") 6617.4(b)(9). Project materials are available for download from the City wvebsite and are updated regularly: E Project: Student Apartments Applicant Presentation 8:30 Location: 126 College Avenue Applicant: 126C-Tow/nLLC (VisumDevelopment) Board Discussion 8:45 Actions: DDesign Review []Revew 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 atotal of five units (one on each floor) and 27 bedrooms (2U originally proposed) onthe .0908acres (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 isinthe CN-4CoUegetovvnArea Form District (C4FD) and received Design Review in 2017. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (T8MP) 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 ("CE{lRD"), and the State Environmental Quality Review Act ("SE{lNA"), and is subject to Environmental Review for which the Lead Agency made a negative determination of environmental significance in 1I-20-16. The Neg Dec will be amended to include new information regarding project changes. Project materials are available for download from the Cityvvebaite and are updated regularly: F 120E GreenStreet—GreenGarageRedewe|opmment—Asteri—ShetchP|an 9:00 G 102VV|||ard Way—ChabadHouoeAdd|don—SketchP|an 9:15 7 Zoning Appeals 9:30 0 #315O-238 Dryden Road,Area Variance a #3151—214 Eddy Street,Area Variance 8 Old/New Business 9:40 m Waterfront Design Guidelines 9 Reports 9:50 A. Planning Board Chair If you have a disability & would like specific accommodation to participate, please contact the B. BPDVLiaison City Clerk at 274-6570 by 12:00 p.m., 2-3 business C. Director ofPlanning& Development days (not including weekends/hol i days) before the 10 Adjournment 10;10 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 o commitment m workforce mveo/uoauoo." City of Ithaca Planning Board 010 oil" Project Review Committee Notes for Thursday January 16,2U2O Project Name: 126 College Ave—StudenLUkusing 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 is1) 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. • Need documentation from City Forester& arborist about trees • 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. • 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 inFEAF Part 3. • Need monitoring statement • Need letter from Elwyn Palmer about need for monitoring and applicant's intention to monitor. • SVVVVPP narrative has been provided • Bird mitigations exact mitigation has not been finalized. Options tobepresented. Will include film of patterning onglass. Applicant 10 submit list of options and document final choice ata later time. • Construction impacts/transportation. Applicant not redesigning the intersection but willing tn 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 oftime. • Applicant will submit final construction staging plan and work zone traffic plan reviewed by CU city&TCAT. Staff noted that TC&T has stated that they can manage the temporary road changes. • Applicant stated that they may hold deliveries for in between classes. • Contractor parking-applicant needs to demonstrate effort to provide a remote lot for all contractor parking. Project Name: 238 Dryden Road-Student Housing • One tree removed from previous landscape plan—added two ornamental trees • Committee members felt that the balcony position is better in the revised proposal • Committee members felt that the aesthetic changes are minor and therefore no new Design Review is needed. • Engineering comment regarding the position of the retaining wall: wall was moved to the east based onPB comments that the entrance looked too driveway-like • Want smaller address numbers—specify a size—O-12" maximum ]:\P|anning\GROUPS\P|annin8and Dev Board\Project Review Committee (former|yCodes)\282O\PR[ Notes\PR[ Notes O1162O.docx Project Name: Carpenter Circle Mixed Use Development The project team went over the design of the medical office building(MOB) and showed materials samples ° Will provide and updated renderings of the building as seen from the west end of Cascadilla St. as well as night renderings. m Need a roof plan & details of rooftop mechanicals- including screening—applicant will provide this. • Discussion about vertical frosted -glass sunshades. Need more information to understand how these will look. Need 10 see a mock-up or similar visual • Applicant explained the windows are designed to accommodate future renovation-and relocation. • Lighting on the base not yet designed but will be limited w S|gna&evviU beadiscussion item w There are some site changes and expanded landscaping related to MOB. Team presented the garden layout • Will submit fence layout diagram color coded with types and gates • Height of fence needed to deter deer • Materials offence needed deter groundhogs and rabbits • Fence will be open mesh w Existing chain link will be reused on the ground as a groundhog deterrent • Will submit fence diagram showing locations of gates and types of fencing • Final fence design has not been determined • Translucent will look frosted need mock-up w 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. • Want to see more garden/landscape development of the space between the west gardens and the residential-only building. May beagarden 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"238 Dryden Road" — consisting of the site plan and variance— 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), Partl, submitted by the applicant and Parts 2 and 3, prepared by Planning staff, the following revised drawings: "Site Layout Plan (L101)" and "Planting Plan(L104)" dated 12-3-19, "Demo Plan (13100)" dated 12-18-19, "Site Perspective I (Al)" and "Site Perspective 2 (A2)", "Elevation South (A201)", elevation North (A202)", "Elevation East (A203)" and "Elevation West (A204)" dated 12-4-19, and "Floor 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. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: None Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4��1! FE Project Name: 38 Dryden Road ( d ress322-326 Dryden Road) to°. Io °. Date Created: -4-1 , Updated -16-1 Nv Any text differing from the 9-24-19 FEAF is underlined PROJECT DESCRIPTION The applicant is proposing to construct a 4 story apartment building and associated site improvements on a vacant portion of a .777 acre (33,846 sf) lot shared with 2 other apartment buildings. The building will contain 8 dwelling units with 16 bedrooms. 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 must submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. The project requires area variances for rear yard setback and lot coverage g9d gEg Rspacp FequiFemeRts. The project will also require a routine variance from the Regional NYS Board of Code Review for fire access. 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 for which Planning Board, acting as Lead Agency, made a_negative declaration of environmental significance on September 24, 2019. 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. In accordance with §176-7 E. of CEQR and §617.7(e) of SEQRA,the Lead Agency decided to amend this negative determination in order to consider the new information in the environmental review. IMPACT ON LAND The project is on a vacant portion of a .777 acre (33,846sf) site that contains two apartment buildings, landscaping walkways, a bioretention and other site amenities. The project will disturb approximately 10,600 SF and result in an increase of 2,509 SF 2,788 SF of impervious surface, an increase of 288 SF from the previously proposed design. The applicant has submitted a letter/report to Noah Demarest of Stream Collaborative from Michael Palmer Ph.D. PE of Elwyn Palmer Consulting Engineers PLLC dated April 4, 2017 concerning subsurface exploration at 232-238 Dryden Road. The letter concludes the following: ....... While we had anticipated finding bedrock at shallower depths this was not the case. Based on the early findings of the exploration and the consistent findings that followed in the remainder of the borings we recommended to Mr. Fox the use a deep foundation system such as timber piles or 8 inch diameter steel pipe piles. The piles will bear in either the stiffer soil overlying the rock or on 1 Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4��1! LF Project Name: 38 Dryden Road ( d ress322-326 Dryden Road) to°, iflo °. y �� Date Created: -4-1 , Updated -16-1 R Any text differing from the 9-24-19 FEAF is underlined the bedrock. Based on the proposed layout of the building we anticipate piles being in the 30-45 ft range for length. We believe this will be an economical solution and due to the loose consistency of the soil overlying the rock should be installed quickly and without much driving disturbance. See Impacts to Noise and Odor for mitigations for foundation construction. The Lead Agency has determined that based on the information above, no significant impact to land is anticipated. IMPACT ON SURFACE WATER There is no surface water located on the site. The Lead Agency has determined that based on the information above, no significant impact to surface water is anticipated. IMPACT ON GROUNDWATER The applicant has submitted a letter/report to Noah Demarest of Stream Collaborative from Michael Palmer Ph.D. PE of Elwyn Palmer Consulting Engineers PLLC dated April 4, 2017 concerning subsurface exploration at 232-238 Dryden Road. Based on information provided in the letter depth to groundwater is 9-21' below the surface. The letter states, Boring B4 noted soils as being wet at 4.5 ft but not saturated until 21.5 ft. There may be some perched water in this location. Based on the findings we don't anticipate groundwater being an issue during construction but contractors should be prepared with groundwater control measures. The Lead Agency has determined that based on the information above, no significant impact to groundwater is anticipated. IMPACT ON FLOODING The project site is not located in a 100-or 500-year flood zone The applicant has submitted a Basic Stormwater Pollution Prevention Plan (SWPPP) dated June 14, 2019 and prepared by T.G. Miller P.C. The report states that the project will disturb approximately 10,600 SF and result in an increase of impervious surface of approximately 2,r JwSP 2,788 SF of impervious surface over existing conditions, an increase of 288 SF from the previously proposed design. Changes to the existing stormwater system to accommodate the new building will include removal of the bioretention area at the end of Summit Ave, a new storm service to pipe runoff to the City system, new inlets north of the building and a new buried sand filter practice to treat stormwater before release into the City stormwater system. Location and details of the on-site system are shown on drawings titled "Site 2 Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4��1! LE Project Name: 38 Dryden Road ( d ress322-326 Dryden Road) to°, iflo °. y �� Date Created: -4-1 , Updated -16-1 R Any text differing from the 9-24-19 FEAF is underlined Utility Plan (C103)" and "Details (C202)" prepared by TG Miller P.C. and dated 6/14/19. Based on information provided by the applicant in materials dated 12-11-19,there are no expected changes to the utility layout as a result of project changes. The Lead Agency recognizes that approval and monitoring of the SWPPP is under the jurisdiction of the City Stormwater Management Officer. The Lead Agency has determined that based on the information above and with adherence to Stormwater practices in the approved SWPPP, no significant impact is anticipated. IMPACTS ON AIR According to information provided by the applicant, construction is projected to last approximately 12 months. Excavation and preparation of foundations additionally create the potential for increased airborne dust and dirt particles. Impacts to air quality will be limited to the period associated with construction activities. During construction, the applicant will employ the following applicable dust control measures, as appropriate: • Misting or fog spraying the site to minimize dust; • Maintaining crushed stone tracking pads at all entrances to the construction site; • Re-seeding disturbed areas to minimize bare exposed soils; • Keeping roads clear of dust and debris; • Requiring construction trucks to be covered; and • Prohibiting burning of debris on site. 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 Site development will require the removal of existing trees and shrubs on the slope as shown in the Demo Plan (D100) dated 9-3-19 and updated on 12-18-19 and prepared by Stream Collaborative. The applicant had proposed new landscaping including three shade trees and four ornamental trees as well as other plantings. The revised layout and fire access needs required replacement of the two previously proposed shade trees with two smaller ornamental trees as seen in the revised drawing titled "Planting Plan (1-104)" dated 12-18-19. Based on the information provided above,the Lead Agency has determined no significant impact to plants and animals is anticipated. 3 Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4�1! �F Project Name: 238 Dryden Road ( d ress322-326 Dryden Road) Date Created: -4-1 , Updated -16-1 Nv Any text differing from the 9-24-19 FEAF is underlined IMPACT ON AGRICULTURAL RESOURCES The project site is not in or adjacent to an agricultural area. Based on the information provided above,the Lead Agency has determined no significant impact to agricultural resources is anticipated. IMPACT ON AESTHETIC RESOURCES According to the Tompkins County Scenic Resource Views,there are no scenic resources located adjacent to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located near the project site. The project is in the CAFD and is subject to the Collegetown Design Guidelines and Design Review. Design Review was conducted at the August 27 meeting of the Planning Board.The Board reviewed elevations dated 8-16-19 and 8-21-19 and had the following comments and requests: • Although corrugated metal is not a recommended building material, Board members approved its use because it is not extensive and is balanced by other materials such as wood and metal paneling. • The applicant agreed that the ceiling of the balconies would have roofs similar to the other building on the site, and would not be exposed beams. • The Board requested a visualization and sample of the material for the retaining walls on Dryden Road. • The Board requested more information/visualizations of the front entry area to better understand its design and purpose. • Applicant must verify if the rooftop mechanicals are visible from the street. The applicant has submitted revised renderings and building elevations dated 12-4-19. New elevations show changes to the northwest and east building facades, including changes to the location of balconies at the rear of the building. As demonstrated in "Site Layout Plan (1-101)" 12-3-19, the distance between the two retaining walls at the Dryden Road entrance to the building has been decreased to address Board concerns. Based on information provided by the applicant, no changes to building materials are proposed. After reviewing the above reference drawings, the Lead Agency has determined that the proposed changes are consistent with the Collegetown Design Guidelines and their previous Design Review. The Applicant has agreed to address the unsatisfied bullet points above and to limit the size of the building numbers to 8-12"tall. Based on the information above, the Lead Agency has determined that no significant impacts to aesthetic resources is anticipated. 4 Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4��1! LLB Project Name: 38 Dryden Road ( d ress322-326 Dryden Road) to°. Iflo °. Date Created: -4-1 , Updated -16-1 Nv Any text differing from the 9-24-19 FEAF is underlined IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES The site is not located within a historic district, and the existing site is not designated at the local or state level as an historic resource. Based on the information provided above, the Lead Agency has determined no significant impact on historic and archaeological resources is anticipated. IMPACT ON OPEN SPACE AND RECREATION The project does not contain any public open space. Based on the information above, the Lead Agency has determined that no significant impact to open space and recreation is anticipated. IMPACT ON CRITICAL ENVIRONMENTAL AREAS There are no critical environmental areas located within the City of Ithaca. However, Tompkins County identifies Unique Natural Areas("UNAs")throughout the county,which are part of the landscape that has outstanding geological and environmental qualities, such as special natural communities, or plants and animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation and does not provide legal protection for an area, but signals that special resources may exist that require project modification. The closest UNA to the project site is UNA#136-Cascadia Gorge,which is 200 feet from the northernmost boundary of the project site and 300 feet from the portion of the site proposed for new development. The project site slopes away from the UNA and the area between it and the UNA is highly developed with roads and buildings. As a result of the information provided above 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 12 months. Approximately +/- 1,100 CY of material is expected to be excavated and hauled off the site as a result of excavating for the building foundations. Assuming the use of a 12 CY haul truck,this equates to about 92 truckloads. The project is adjacent to the Cascadilla School,a day and boarding high school serving students grades nine through twelve. The campus consists of 3 buildings: one academic building with 9 classrooms and two dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the New York State public school academic calendar. 5 Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4��1! LLB Project Name: 38 Dryden Road ( d ress322-326 Dryden Road) to°. Iflo °. y �� Date Created: -4-1 , Updated -16-1 R Any text differing from the 9-24-19 FEAF is underlined The applicant has submitted a drawing titled "Construction Plan (G100)" dated 6-10-19 and prepared by Stream Collaborative showing a materials storage area at the end of Summit Ave behind the proposed building and adjacent to one of the recently built apartment buildings. The drawing also indicates that the sidewalk fronting Dryden Road will be fenced during construction and that the street frontage will be used for deliveries and unloading. This plan would minimize impacts to Cascadilla School as it separates construction activities from dorm and the school. Pedestrians would be impacted by closure of the sidewalk. The proposed arrangement is subject to approval by the Ithaca Fire Department and likely requires permission of adjacent property owners for use of Summit Ave. 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: • 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. Contractors should insure that workers will not impede Cascadilla School activities, particularly staff parking. Project impacts (Non-construction related): The project site is in the CR-4 Collegetown Area Form District (CAFD). District regulations state that if no parking is provided the applicant must either: (1) obtain a variance for relief of parking requirements; or (2)demonstrate full compliance with the NYS Building Code or Residential Code for new construction and implement a Transportation Demand Management Plan (TDMP)that is approved by the Planning Board. The applicant has provided a Transportation Demand Management Plan in application materials dated 9-4-19 that has the following components: • There is no parking being constructed or bundled with the cost of the living unit. • The building will have a bike storage room for residents, and outdoor bike parking for visitors in compliance with site plan review requirements. • Every qualifying tenant will be provided with a membership to Ithaca Carshare as a part of their lease (subject to approval of each individual member by Carshare).There are multiple cars available directly in Collegetown and across the City of Ithaca. • Tenants will be provided with information about where to park their car should they choose to own one while they are living in Ithaca. • Tenants will be provided with information regarding the city`s policy for on-street parking and consequences for violations including ticketing, towing and booting. 6 Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4�1! LE Project Name: 238 Dryden Road ( d ress322-326 Dryden Road) y �� Date Created: -4-1 , Updated -16-1 R Any text differing from the 9-24-19 FEAF is underlined In addition,the project maintains a needed pedestrian connection from Dryden Road to Summit Ave. As a result of the information provided above, the Lead Agency has determined that no significant impact on traffic is anticipated. IMPACT ON ENERGY The applicant has submitted the following information regarding energy use and conformance to the Tompkins County Recommendations for New Construction (2018). 1. Energy Star. • The project will include water fixtures that meet EPA's Water Sense requirements. • All permanent appliances will be Energy Star rated. 2. Heat Pumps. • Air sourced heat pumps will be used throughout the building. • Electric water heaters will be used 3. Renewables. • Roof surfaces are solar receptive 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. • The building has been designed with a window-to-wall ratio of less than 25%. • The overall building shape is simple. • The final R-value of the insulation has not been determined at this time, but it is our intent to achieve an increase in R-value over code. • Best practices will be used for air sealing to minimize infiltration and stack effects. For buildings over 20 units: (Though only 8 units are proposed there are some items we intend to meet.) 5. Lighting controls and high-efficient lighting technology • LED lighting will be used throughout the project • Occupancy sensors will be used in common areas and photo sensors will be used for exterior lighting. 6. High-efficiency heating and cooling systems • Heating and cooling systems will be located in conditioned space. 7 Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4��1! LLB Project Name: 38 Dryden Road ( d ress322-326 Dryden Road) to°, iflo °. Date Created: -4-1 , Updated -16-1 Nv Any text differing from the 9-24-19 FEAF is underlined • Energy recovery ventilation will be used where required. • If ductwork is used for the heating/cooling system, it will be leak-tested and sealed as necessary. 7. Whole building energy modeling • Whole building modeling will not be completed. However, ComCheck will be performed to show code compliance with code energy requirements. As a result of the information provided above, the Lead Agency has determined that no significant impact to energy is anticipated. IMPACT ON NOISE ODOR AND LIGHT Based on information provided by the applicant construction will last approximately 12 months and will include deep foundations. The project is in a densely developed residential area and is adjacent to the Cascadilla School, a day and boarding high school serving students grades nine through twelve. The campus consists of 3 buildings: one academic building with 9 classrooms and two dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the New York State public school academic calendar. Noise producing construction activities, especially foundation work, will temporarily affect residents in the immediate area. The following is proposed to mitigate any potential impacts foundation work: • Building condition surveys of adjacent properties prior to construction • Continuous vibration monitoring during construction by an independent vibration monitoring engineer • Surveys of existing adjacent construction for level control prior to and during construction • Strict compliance with the City ordinance for construction operations, including allowable work days and work hours • Noise monitoring during pile driving operations The applicant has agreed to make every attempt to complete pile driving during school breaks and to limit noise producing construction activity to the hours of 7:30 A.M to 7:30 P.M. Monday through Friday, and Saturday 9:00 A.M. to 7:30 P.M. with prior notification of the Planning Director. Pile driving should be limited to the hours of 9:00 AM to 4:30 P.M. Monday through Friday. 8 Amendment to the Negative Declaration issued on 9-24-19 1." City of Ithaca FULL ENVIRONMENTAL ASSESSMENT F —Part III 4��1! LF Project Name: 38 Dryden Road ( d ress322-326 Dryden Road) to°. Iflo °. Date Created: -4-1 , Updated -16-1 Nv Any text differing from the 9-24-19 FEAF is underlined IMPACT ON HUMAN HEALTH The applicant submitted a Phase 1 Environmental Site Assessment dated April 2017 and prepared by Geologic NY Inc. The study found no evidence of recognized environmental conditions in connection with the Property. As a result of the information and mitigation measures provided above, the Lead Agency has determined no significant impact to human health is anticipated. CONSISTENCY WITH COMMUNITY PLANS The project requires area variances for rear yard setback and lot coverage and g e^^r^ r requirements. As stated below,the Lead Agency finds that the project is consistent with the goals of the Collegetown Plan and the CAFDs and is appropriate urban infill on a small site. Based on information provided by the applicant in the project narrative dated 9/4/19,City water and sewer mains will be relocated and upgraded to accommodate the new building. The project has been reviewed by the City Fire Chief and will require approval by the Ithaca Fire Department to insure that it meets all life safety and requires a routine variance from the Regional NYS Board of Code Review for fire access before a Certificate of Occupancy will be issued. Based on the information described above, the Lead Agency has determined that no significant impact to community plans is anticipated. CONSISTENCY WITH COMMUNITY CHARACTER The project site is in a densely developed area near the central core of Collegetown.The immediate area is primarily residential, characterized by a large variety of predominantly older multi-family student residences as well as larger institutional buildings. The project site is in the CR-4 Collegetown Area Form District(CAFD). The CAFDs were created to produce a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. The Lead agency has determined that the project meets the goals stated above. Based on the information provided above,the Lead Agency has determined that no significant impact to community character is anticipated. Prepared y: Lisa Nicholas, Deputy Director of Planning, AICP 9 Agency Use onto[7tappttcaalel Para 2-ldentffleation qfPoiential Pro ect finpaetS taste Part 2 is to,be completed by the lead agency. Pitt 2 is designed to help the lead agency inventor.,all potential resources that could be affected by a proposed project or action. We recognize that the lead agency's reviewer(s)will not necessarily be environmental professionals, So,the questions are designed to walk a reviewer through the assessment process by providing 1 series of questions that can be answered using the information found in fort 1. To further assist the lead agency in completing Part 2„the form identifies the most relevant questions in part l that will provide,the inf'omaation needed to answer the Part 2 question, When Part 2 is completed,the lead agency will have identified the irelevant environmental areas that may be impacted by the proposed activity, l f"the lead agency is a state agency and the action is in any Coastal Area,complete the Coastal Assessment Fo an before proceeding with this assessment. Tips for completing fart • Review all of the information provided in part 1 • Review any application„snaps,supporting materials and the pull E-AF Workbook. • Answer each of the lg questions in part 2. • if you answer"Yes"to a numbered question,please complete all the questions that:follow in that section. • Efyon answer"No"to a numbered question,move on to the next numbered question. • Check appropriate,column to indicate the anticipated size of the.impact. • Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box"Moderate to large impact may occur." • The reviewer is not expected to be an expert in environmental analysis. • lfyou are not sure or undecided about the size of an impact,it may help to review the sub-questior s for the general question and consult the work-book. • When answering a question coaasider al l components of the proposed activity*,that is,the"ww bole action". • Consider the possibility for long-teen and cumul ative impacts as well as direct impacts. • Answer the question in a reasonable manner considering the scale and context of the project. t. Impact eats Land �m � wm Proposed action may involve eonstniction on, or physical alteration of, "- the land surface oftl`ae proposed site. (See Paart 1, D.l) 7 "Yes answt'e_'r lyt Vtzraats;.a ..If"Alb", move on to Section 2, Relevant No,or W,ead era te Part f' small to large Question(s) impact impact may rraawt occur occur a.The proposed action may involve construction on land where depth to water table is d less dean 3 feet. b.The proposed action may involve construction on shapes of 15%or greater. E2f El ca The proposed action may involve construction on land where bedrock is exposed,or Eta El generally Aitbin 5 feet of existing ground surface . d The proposed action may involve the excavation and removal of more than 1,000 tons Me 0 El of natural matetiat, e The proposed action may involve construction that continues for more than one year Me [l or in multiple phases. f.The proposed;action may result nr increased erosion,ww`hciheaa from physical Me,D2q � disturbance or vegetation removal(Including from treatiltent by Herbicides) g;.The proposed action is,or may be,located within a Coastal Erosion hazard area. l l i 0 11 h tither impacts: � w:: � Page 1 of 10 FEAF 2019 I Impact on Geological Features The proposed action may gestalt in flie rnodi tica ion or destruction of,or lr-lailait access to, any unique or unusual land forams on the site(e. .,cliffs, dunes, ZNO El YES naainerals,fossils, caves), (See Pate T.E-1g) "Yes", Can'Tive Yrx trca x ra c. ff'Ica" rraon°e on to roc trora � Relevant i''ao,or Moderate Part I small to large Question(s) impact im pact may rainy,rrcacrri° faccaar as ldentil F the specific land for-rn(s)attached.: 1E:2 la:I'he proposed action may affect or is ad_lacent to a geological feature listed as a Me � ca registered National Natura]Landmark. Specific feature; c tv)tlreriraapactsa � _ � 3. Impacts taaa`;Surface Water The proposed action may affect one oT more wetlands or ether surface water ONO ' bodies(e.g-,streams.rivers,ponds or lakes). (free Part 1 D.2,EII) answor qitcLtaorzs a-L I 'ray", move e on to& tion 4. Relevant No,or Moderate Part T sxaaall tolarge Question(s) impact inapact may a The proposed action may create new water body, D2b,D lh 0 0 b I2ae proposed action may result in an increase or decrease of over l{]`"r'�or more than a D2ta 10 acre increase or decrease in the surface area of any body of water. c: The proposed action may involve dredging more than 100 cubic yards of material D2a r� fa-orn a wyetland or water body. &The proposed action may involve construction within or aijjJoinin g a fi-cslrwater or 132h tidal wetland,or in the bed or bawl;of any other water bendy, e. T he proposed action can nady create turbidity in a waterbody,either front upland erosion, D2a,D21i tpr Gn runoff or by disturbing bottom sediments f The proposed action may include construction of one or more intake(s)for withdrawal D2c � rt of water from surrfaace ,%,ater. &The proposed action may include construction of one or more outtaall(s)for discharge D2d 0 El of wastewater ater to surface waters) h 'rhe proposed action may cause soil erosion,or otherwise create a source of 1' 2c n stc,nrawArater discharge that may lead to siltation or other degradation of receiving water bodies. i The proposed action may affect die wvaater quality;of any water bodies within or E2fr � downstream of the site of the proposed.action.., );;''he proposed action may involve the application of pesticides or herbicides in or D'2als E2h t � around:any water body. k<'I lac proposed action may require the construction of ncww,or expansion of existing, l l a Md rya U wastewater treatment facilities. Page 2 of 10 1.tither impacts-, e _. _4. _ Impact on groundwater The proposed action may result in new or additional use of ground water;or O YES may have the potential to introduce contaminants to ground water or an aquifer. (See Part 1. -2.a,D.2-c,D 2A, D.1p, D.2.q,D,2.t) If ' ^cave eta traaara , lds". answer questions a s a. . t)ca � _n_. Relevant o,or. m .w l4toderate Fart l> small to large Question(s) impact ' impact may r a oceaar aicc r a 'l`hhe purposed action may require new water supply wells,or create additional demand Me on supplies from existing water supply—wells. b.Water supply demand from the proposed action may exceed safe and sustainable D2c 0 0 withdrawal cap ci fy rate of the local supply or aquifer, Mite Source: c.The proposed ac tift may allow or result in residential uses in areas without water and Il l a,112c 0 D surer deices. d,The proposed action may include or require wastewater discharged to groundwater. D d,E21. Cr � ° e.The proposed;action may result in the construction of water supply wells in locations D2c,Elf, n where gTroundwater is,or is suspected to be,contaminated, Ei ,Elb f:'The proposed action may require the bulk storage of petroleum or chemical products t 2p,Eli � over ground water:or an aquifer. .The proposed action may involve the commercial application of pesticides within ltlo E2h,D2q 0 feet of potable dritiking water or irrigation sources. E21,Me h. tither impacts;� n � . Impact on Flooding The proposed action may result in development on lands subject to flooding. El No YES (Set:part 1. .2) T "'Yes" ansrwer,e uestionly x . If ,,i. ar$ move on to Section d. Relevant a No,,or Moderate Part I snsall to large: Question(s) impact impact may LTt7 'occur occur a.The proposed action may result in developtnent in a designated tloodway. m 2i F b.The proposed action may result in development within a 100 year floodplain. E2i c The proposed action may restalt in development within a 500 year tloodpl°yin. Elk E d.°lhe,proposed action may result in,or require,modification of existing drainage D2b,D2e patterns. e.The proposed action may change flood water flows that'contribute to flooding. l)21a,i 2i, f< '„Elk f.lfthere is a data located on the site of the proposed action,is the dart in need of repair, plc [ I l ^ or upgrade? ��.,-. --- Pa. e 3 of 10 . let impacts-,cts'F Era �r aa,r� ;Basic SWPPP 6. Impacts on fir 'The proposed action may i eltttle a state regulated air emission sorrrce. NO ] j, (See fart 1 -D.2.f;,D.21,D.1g) Relevant No,or Moderate, Part smatl to large Questiou(s) hupacC impact may tits occatr rrcr ur a.If the proposed action requires federal or stag an-emission permits,the action may also emit one or more P greenhouse paces at car above the'follovvin levels: k'irlore than 1000 ton s/year of carbon dioxide(C Q,) D2g RI ll i.i. More than 3.5 tons/year of nitrous oxide(N,O) D2g 1 hi,More than 1000 tong wear of carbon equivalent of perlluoroc�rbons(PFCs) D2g 10 17 iv.More than.045 tons/yFear.of sulfur hexatlu rrtde( F6) D22 42 11 v. More than 1000 tons/year of carbon dioxide equivalent of D2g � hydrochlorrai"ourocarbons(ItF s)emissions v i.43 tons/year or more of methane D22b IF Q b,The proposed action may generate 10 ton-9/year or more of'any one desllrtkated D2 t[ El hazardous air pollutant or 25 lons/year or more of any combination on of such hazardous air pollutants. c. Ilrc proposed action may require a state air registration,or may produce au emissions 112f,D2 � rate of total contaminants that may exceed 5 lbs.per hour,or may include a heat, source capable of producing more than 10 million l 1"l.l's per hour. d The proposed action may reach 50%of any of the thresholds in'W'through"c" 2 above: e"The proposed action testa}result in the combustion or thermal treatment of more than I Ills ton of.refuse per hour, f.Other impacts on-tract on ornPAgt 9jy __. 7`. Impact on Plants and Animals "fhe proposed action may result in a buss offlora dr litatata, `See Part' 1.E.2.m.-q,.) [INO OYES r1 `Yes", ansriyef gte�� f. ff �„`:a move Sara to Section& Relevant No,or Moderate Part t �Sur all to large ( u stioms) impact impact may ] tuayoccur occur a °lire proposed action may cause reduction in population or loess ofindividuals of any F20 ar 0 threatened or endangered species,as lasted by New 1,,,ork State or the Federal government,that,use the site,or are found can..,over,or near the site. b The proposed action may result in a reduction tar-degradation of any habitat used by E20 � arty rare,threatened or endangered species,as lasted by New fork Mate or tlae federal govrer ent. c.The proposed action may cause reduction in population,,or loss of individuals,of any ls2p El species of speclal�croucern or cot servation need,its listed lay New York,State or the Federal yoverrianent,that use the site,or are found on,over,or near the site, d:'Fhe proposed action may result in a reduction or degradation of any habitat used by E2p � any species of special concern and conservation deed„as listed by New York Mate or the,Federal govermnent Page 4 of 10 e;`l"he proposed action may,dirrainislr the capacity of a regititered National Natural Me ET 11 PP g t5 protect. l.,axadrnarh to support,tlao biological community it was established o f The proposed action may result in the removal of,or ground disturbance in,any E €t � C� portion of a designated sit rrificant natural community. So urce. p:The proposed action may substantially interfere with nestingbreedin ,foraging or E 2m over-torantering habitat for the predominant species that occupy or arse the project site, h.`llae proposed action requires the conversion ofmore than itl acres of forest, Elb grassland or any other regionally or locally important habitat. Habitat type&inforination sotaree: i.Proposed action(commercial,industrial or recreational projects,only)involves use of I ➢"2q W E herbicides or pesticides. j Mer impacts-Existing vegetation indudin is retention area writ be removed 8. �..Impact on Agricultural Resources The.proposed action,may impact d. ,Ticu.ltt ra.l resources. (See Part 1.E. .a, and b,) WINO �'��FS,' f„"k es'; answeLgYf,sti�ns ct Fa. :��r`. n move on to S tuatara p. Relevant No,or Moderate Part f small to large Question(s) impact impact may rasa=occur occur a The proposed action,may impact soil classified withrn soil group 1 through d of the Eta,l�3h a NYS Land Classification S sterr7 b.The proposed action,may sever,cross of otherwise limit access to agricultural land l l a,Elh 0 E (includes cropland„hayfields,pasture, vineyard„orchard,etc). cr The proposed action aaaay result in the excavation or compaction of the soil profile of Edh active agrictrlttaral land. d.1"ht proposed action may irreversibly°convert a rice ttrral land to non-ap,ricultural li lb,f;:3a � 0 uses,either more,than 2,5 acres if located in an Agricultural District,or more than 10 acres if not within an A; ricultarral District. e:The proposed action may disrupt or prevent install ation cif ata a :ricultural`land El a, Fah management,system, k 'The proposed action may result,directly or indirectly,in increased development C"fie„.C3, potential or pressure on farm and. D2c,'ftdd The proposed project is not consistent with the adopted municipal Farrnlan.d tic Pro,teotion Plar,. h ether irnpacts; Page 5 of 10 a Impact on Aesthetic Resource The laird use of the proposed action are obviously different tror r,or are in N k-L" sharp contrust to, current land use patients between the proposed project and a scenic or aesthetic resource (fart 1 1~=.l a E.U EJ.hr) E el- azrr,wrr zt stac rr - If `1 cam' r tc nS c rc r 1 ltelevaut idn,err Moderate Part t small to large Question(s) impact impact may ra ay occur occur a.Proposed action may be visible from any officially designated feden 1,suite,or local E-3h 0 scenic or aesthetic resource. b The proposed action naey resuR in the obstruction,elimination era`=si nif`cant ER,C2b tJ screening,of one or more officially designated scenic views. c_The proposed action may be visible from publicly accessible vantage points: 1�;3b i,Seasonally f`e:�., screened by summer foliage,but visible during other seasons) Cl 0 ii.Year round rr d.The situation or activity in which viewers are engaged while viewiug the proposed }131r action is: �d, a Routine travel by residents,including travel to and from work 0 � ii Recreational:or tourism based activities P1 c Cl D e.The proposed action may cause a dirrainislrnrent of the public eztlri rnent and E3h appreciation cif°the designated mwsthetic resource. f: Ilrere are similar projects visible within the following distance of the proposed Dlaa,l'.la prc iectr Dlf,Dig it-1r`i?mild -d rail 54- milt; g ether impacts: __mom _. _ _ ter � all. Impact on Historic and Archeological Rescaur-ces The proposed action nuty, occur in:or adjacent to it historic or archaeological Nil �Y1' resource. (Part l.. .i.e,f and g.) Ila"Yes r riser rF alirr ti rn ca v e. �f`fl�o go t a ,ec.tion 11�_ _m � 3lewFarrE arr,or [carlarate t'rrtt' srraall I to large f waustrargt(s) impart impact way _t-1— _ acti __ m—r _� � a. I lac Iarrcaposed on may occur wholy r B t paally wwritir lr,car substantially coniigucraas to,any buildings,archaeological site or district which is listed on the National or Be 11 State Register r-ofHistor'i", Places,err tb:at has been determined by the Cormnissioner of the NYS OfFiee ofParks,Recreation and Historic,Preservation to be eligible for lasting dn'the.'Mate 1 inter=oafI storic Places. b.he proposed action may occur wholly or partially",,%,thizt or substantially contiguous E3f ra to,an area designated as sensitive for archaeological sites on the NY StateFlistorie Preservation Office( HPO)archaeological site inventory. � c.The proposed action may occur wholly or partially wwFithm,or substantially.contiguous p"3g to,an archaeological site not included on the NTY SHPs inventory. Bonne Page 6 of 10 In d father impacts.m.. 0 1f any{ttt'th i abcave{ar-d)are arnswwrered"Ii lc Berate to large impact tray occur„„continue with the following questions to help support conclusions in Part 3: i. The proposed action may result in the destruction:or alteration of all or part E3 c,E3 g, Lr of the site or property, E 3 f ii. The proposed action may result in the alteration of the,propert'„£s setting or E3e,E3f, LI 0 integrity. E3 g,El a„ Ezlb iI The proposed action may result in the introduction of visua]elements which Me,E3f, rj 11 are out of character with the site or property,or may alter its setting. E`3 g.E 11 i C2,C3 11. hnpaet on Open Space and Recreation me The,proposed action may result in a bass ofrecrpeafioual opportunities as a W]NO YE reduction of an open space resource as designated in an), adapted rapt rricipal open space plan, (See part 1.C.2.c, rH`.d.c.,E.2.q) ansirei:I25eSlions a7_ � � j , r (�Se I 1 „®. Relevant No,or Moderate Part small_" to large Question(s) impart impact may rra.a rr crir occur a. fhe proposed action array result in an unpaainuent of natural functions,or"ecosystem We,Elb 0 serswices",provided by ann undeveloped area,including but not limited to stormww£ater l '2b, storage,nutrient cycling,wildlife habitat. E2m,E2,o„ p2n, 2 b.The proposed action may result in the lass of current or future recreational resource. C2a,Elci 2c,E2 c.The proposed action may eliramate open space or recreational resource in an area C2a,Me with few such resources. 13:1 e,E2q, d.The proposed action may result in lass of an area now used informally by the f..2c„Me community as an open space resource, e. Other impacts: t 12. impact on Critical Environmental Areas Tire proposed action may be located'within or adjacent to ar critical NO DYES environtnerital area(CF ); (See Part 1,E.3.d) es' answer 61 restions a-c. �'"No"� err to a rc taarnr 11 M.. . ®� Relevant No,or Moderate: Part I smart to large Question(s) impact impactruay a.The proposed action may result in a reduction in the quantity of the resiaurce or 1"a.3d � characteristicwhieh was the basis for designation of the CE . b.The proposed action may result in as reduction in the quality of the resource or EM t� � characteristic ,which was the basis for designation,of the t'1pk c. tither impacts: � Q Page 7 of 1 1.3 Impact on Transportation Site proposed action may result in a change to e fisting trdrtspctrtation systems, ZNO YES `See Part 1,rD 2,j) Relev aart 'No'car Moderate Part I small to large t u stir�rt(s impact impact may M�Yoccpr oven a,Projected traffic increase may exceed capacity of existing road network —u .�j El �t v b.'Fie proposed action mey result in the construc-don of paved purling area for 500 or D2J � tt � more vehicles. c`.The proposed action will degrade existing transit access. 1 2j CI � d;The proposed a lion will degrade existing pedestrian or bicycle aceonunodations; Dqj 0 as e.The proposed action may after the present pattern of movement ofpcoldo or goods, l qj rs f. tither impacts: 3 14. Impact on Etiergry The proposed action natry cause tiff increase in the rise of any form of anergy. NO YES (See part 1.D.21 1 d Yes 'T ryzywt 7 gLzc1'S1`1t7ns Lt 4 C? a o t`q G'c tic)rk 15, Relevant No,or Moderate Fart I small to large Question(a ) impact impact may: _._. raaa uceaa occur a.Thc.proposed aotioat °ilk rec aaire a tact r art upgrade tsa an e tisti a q saabstation. St2k t=a b,The proposed action will require the creation or extension of an energy transmission D 1f or supply system to serve more than dtl single or two-fanifly residences or to serve a lei cl„ly2k co mnercial car industrial use. _ c.'The proposed action may utilize more than 2, 00 Ayrin-s per year of electricity, D2k d.The proposed action may involve heating,and/or cooling of more than.. 100,000 square Did ca feet of building area when completed. c.Other Irnpact . Impact tear Noise, Odor,and Light Ilac ltr tpaased actitan array re tilt iaa tart intro ise in noise, endears,or outdoor lighting, LJNO YF s (See Dart I.1 .2.m.,n.,and .) " ¢ .1"eM a i.�185`"{,'�'7r t e`f 9«�T41)4 T �t�Yt'l.if� �,13 SCJ Lbectid°+n JLr,. .r.�m Relevant No,or Moderate Part T small to large Question(s) b-op;act impact may ma,occur taecua a.The proposed action may produce sound above,noise levels established by local D2m El regulation. b The proposed action may result in blasting vvithin;1,500 feet of any residence, D2 xa,E I d El hospital school,licensed day care exciter,or nursing horne, c,The proposed action may result in routine odors for more,than/one hour per day. I)2u Page 8 of 10 d,`l'lac proposed action may result in light shining onto adjoining properties, D2n e Tlac proposed action may result in lighting creating sky-glow brighter than existing D2n,T l a: area conditions f.tither impacts 1gtrrtsptg1 {gypsy rtaqjrsro irttp cts 1m Impact on fztaxtaas Health The proposed action trtay have an isarpaac=t on human health from exposure YES to new or existing sources of co tantinants. (See Part L .2.c1,,Ts l. d.f g.and h.) " r s", awsrover ar lteaats tx m rr�. .m ' r ca to Sec tataaa 1 7 TM Relevant No,or Moderate- Fart T small to large Question(s) impact impact may _ nad cceur occur a.The proposed actuary is located within 1500 feet of a school,hospital„licensed day Ell mEl care center x-oaplrom rarrsaal ml�cau ertetaresaeratccsraarz�uri N - -- �_. h `T`he site of the proposed action is currently undergoing re nediation, Elg Elh jEj c There is a completed erazergencya;slaill remediation,or a completed environmental site Mg,Elh ] � remediation on, or adjacent to,the site of the proposed action. d.'tlre site of the action is sullject to an institutional control limiting the use of the Elg,Elh El property (e g.. casement or deed restriction). e:"flxe proposed action may affectinststrational control nreaasures that were put in place El.g,EIh � to ensure that the site rernains protective ofthe a n irotan= nt and human health. f,The proposed action has adequate control measures it palace to ensure that future D2,t generation,treatment anWor disposal of hazardous wastes will he;protective of the environment and human health. gi The proposed action involves construction or modification of a1 solid waste Ty2q,Elf 0 El manageuaent facility. It.The proposed action may result in the unearthing of solid or hazardous waste. D2q,Elf El J.The proposed action may result in an increase in the rate of disposal,or processing,of D2r,D2s 0 E solid waste. j.-The proposed action may result in excavation or either disturbance within 2000 feet:of Elf E lg El �a site used for the disposal of salad or hazardous°waste. Elh k,The proposed action may result in the raaiggration of e,;x:plosive gases from a landfall Elf,El g 0 El site to arijacent off site structures. I„The proposed action may result in the release ofcontarrinated leachate from the D2s,Elf, 0 project site. D2r m.Other impacts; El Page 9 of 1 17. Consistency with t~rcrmmtttrrty Plans The proposed action is not consistent-with adopted laud use plans. NCB YES (See Pate 1 Cs 1,C. . and C§.3.) ff"Yes", ears wee ueslions cr-h. � "]Vo",, A,-o to Section 18. Relevant No,01 Moderate PartI small to large Question(s) impact impact may ma noun occnr a."nic proposed action's land use components may he different from„or in sharp C2,C3,Dla � contrast to,current surrounding land use pattern(s). Fla.,Elb b.The proposed Faction will cause the permanent population of the city,town or village C�2� � in which the project is ideated to grow day more..tlnan 5%, C.The proposed action is inconsistent with local land use plans or zozdng regulations. C2,C 2,C3 CI eI The proposed action is inconsistent with any County plans,or other regional land use C 2, C2 � plans; e: The proposed action may cause a change in the density of development that is not C3,Dlc„ supported by existing infrastructure or is distant from existing infrastructure. id,Dlf, D l d,Elb mm. f The proposed action is located in an area characterised by lowwr density development C4,We,D2d that will require newt/or expanded public infrastructure. D ) g.The proposed action may induce secondary development impacts(e.g,,residential or C2a El commercial development not included in the proposed action) .Other: Ac,aoa sego raLg vur�artces ED] 18. Consistency with Community Character The proposed project is inconsistent wrrith,the existing cratttmunit ^character, ZNO (See Fart 1.C. ,C.3,D.gi E.3) Relevant No,or Moderate Marti small to large' Question(s) impact impact may a.The proposed action nnay replace Or ehmInate existing facilities,structures,or areas De,EH,Ii3g of historic importance to the community. h The proposed action may create a demand for additional corummuty services(e.g. C?4 � n schools,ponce and fire) e.The proposed action may displace affordable orlow-income housing in an area where C2,C3 Dlf 0 on there is a shortage cif such housing. Dlg,_p l a d.Tim proposed action may infeifere with the use or enjo),tnent of ofiicinlly re=gnired C2,E3 � x t D or designated public resources. t.The proposed action is inconsistent vvitla the pre.._ ..m�� ., dominant architectural scale and C2, character. ft Froposed action is inconsistent with the character of the existing natural landscape, C2,C 3 � of El Elb; g.Other impacts: PRINT U(. Page 10 of 10' Full Environmental Assessment Form Part I -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 applicant or project sponsor to verify that the information contained in Part lis accurate and complete. A.Project and Applicant/Sponsor Information. Name of Action or Project: 238 Dryden Rd Project Location(describe,and attach a general location map): South end of Summit Ave adjacent to Dryden Rd Brief Description of Proposed Action(include purpose or need): See attached project description Name of Applicant/Sponsor: Tel eph one:607-269-7300 Visum Development E-Mail: Todd@visumdevelopment.com Address:,19 S Cayuga St City/PO:Ithaca State:NY Zip Code:14850 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: Page 1 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) Application Date Required (Actual or projected) a. City Counsel,Town Board, ®Yes❑No or Village Board of Trustees b. City,Town or Village ®Yes❑No Planning Board-Site Plan Approval,SEQR Planning Board or Commission c. City,Town or ®Yes[3No Variance-rear yard,lot coverage 2/20/19 Village Zoning Board of Appeals d. Other local agencies ❑Yes®No City Stormwater Office-Basic SWPPP 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 0No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? ❑YesmNo iii. Is the project site within a Coastal Erosion Hazard Area? ❑YesmNo C.Planning and Zoning C.I.Planning and zoning actions. Will administrative or legislative adoption,or amendment of a plan,local law,ordinance,rule or regulation be the ❑YesmNo only approval(s)which must be granted to enable the proposed action to proceed? • If Yes,complete sections C,F and G. • If No,proceed to question C.2 and complete all remaining sections and questions in Part 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, ❑YesmNo or an adopted municipal farmland protection plan? If Yes,identify the plan(s): Page 2 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes❑No If Yes,what is the zoning classification(s)including any applicable overlay district? CR-4 Collegetown 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? CA.Existing community services. a.In what school district is the project site located?lthaca City Schools b. What police or other public protection forces serve the project site? Ithaca Police c.Which fire protection and emergency medical services serve the project site? Ithaca Fire Department d.What parks serve the project site? Ithaca City Parks,NYS Parks D.Project Details D.I.Proposed and Potential Development a. What is the general nature of the proposed action(e.g.,residential,industrial,commercial,recreational;if mixed,include all components)?Residential b. a. Total acreage of the site of the proposed action? .777 acres b. Total acreage to be physically disturbed? .24 acres c. Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? .777 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)? % 13% Units: 8 d.Is the proposed action a subdivision,or does it include a subdivision? ❑Yes®No If Yes, i. Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if mixed,specify types) ii. Is a cluster/conservation layout proposed? ❑Yes❑No iii. Number of lots proposed? iv. Minimum and maximum proposed lot sizes? Minimum Maximum e.Will the proposed action be constructed in multiple phases? ❑Yes®No i. If No,anticipated period of construction: 12 months ii. If Yes: • Total number of phases anticipated • Anticipated commencement date of phase 1 (including demolition) month year • Anticipated completion date of final phase month year • Generally describe connections or relationships among phases,including any contingencies where progress of one phase may determine timing or duration of fixture phases: Page 3 of 13 f.Does the project include new residential uses? Yes❑No If Yes,show numbers of units proposed. One Family Two Family Three Family Multi le Family ffiour or more Initial Phase 8 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? ZYes❑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?Foundation excavation ii. How much material(including rock,earth, sediments,etc.)is proposed to be removed from the site? • Volume(specify tons or cubic yards): 1,100 C.Y. • Over what duration of time? iii. Describe nature and characteristics of materials to be excavated or dredged, and plans to use,manage or dispose of them. iv. Will there be onsite dewatering or processing of excavated materials? ❑Yes❑No If yes,describe. v. What is the total area to be dredged or excavated? acres vi. What is the maximum area to be worked at any one time? acres vii. What would be the maximum depth of excavation or dredging? feet viii. Will the excavation require blasting? ❑Yes❑No ix. Summarize site reclamation goals and plan: b.Would the proposed action cause or result in alteration of,increase or decrease in size of,or encroachment ❑Yes©No into any existing wetland,waterbody,shoreline,beach or adjacent area? If Yes: i. Identify the wetland or waterbody which would be affected(by name,water index number,wetland map number or geographic description): Page 4 of 13 ii. Describe how the proposed action would affect that waterbody or wetland,e.g. excavation,fill,placement of structures,or alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres: iii.Will the proposed action cause or result in disturbance to bottom sediments? ❑Yes ONo If Yes,describe: iv. Will the proposed action cause or result in the destruction or removal of aquatic vegetation? ❑Yes❑No If Yes: • acres of aquatic vegetation proposed to be removed: • expected acreage of aquatic vegetation remaining after project completion: • purpose of proposed removal(e.g.beach clearing,invasive species control,boat access): • proposed method of plant removal: • if chemical/herbicide treatment will be used, specify product(s): v. Describe any proposed reclamation/mitigation following disturbance: c. Will the proposed action use,or create a new demand for water? ❑Yes[-]No If Yes: i. Total anticipated water usage/demand per day: 800 gallons/day ii. Will the proposed action obtain water from an existing public water supply? [Z]Yes[-]No If Yes: • Name of district or service area: Ithaca city • Does the existing public water supply have capacity to serve the proposal? m Yes❑No • Is the project site in the existing district? ®Yes[:]No • Is expansion of the district needed? ❑Yes®No • Do existing lines serve the project site? ®Yes❑No iii. Will line extension within an existing district be necessary to supply the project? ❑Yes❑No If Yes: • Describe extensions or capacity expansions proposed to serve this project: New supply lateral • Source(s)of supply for the district: iv. Is a new water supply district or service area proposed to be formed to serve the project site? ❑Yes®No If,Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • Proposed source(s)of supply for new district: v. If a public water supply will not be used,describe plans to provide water supply for the project: vi.If water supply will be from wells(public or private),what is the maximum pumping capacity: gallons/minute. d.Will the proposed action generate liquid wastes? m Yes❑No If Yes: i. Total anticipated liquid waste generation per day: 800 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): Sanitary Waste iii. Will the proposed action use any existing public wastewater treatment facilities? Yes ONo If Yes: • Name of wastewater treatment plant to be used:Ithaca Area Wastewater Treatment Center • Name of district: Ithaca City • Does the existing wastewater treatment plant have capacity to serve the project? ❑Yes❑No • Is the project site in the existing district? OYes❑No • Is expansion of the district needed? ❑Yes❑No Page 5 of 13 • Do existing sewer lines serve the project site? OYes[:]No • Will a line extension within an existing district be necessary to serve the project? OYesE]No If Yes: • Describe extensions or capacity expansions proposed to serve this project: New service to existing main. Removal of existing sewer main and new main to Oak Avenue iv. Will a new wastewater(sewage)treatment district be formed to serve the project site? E]Yes[Z]No If Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • What is the receiving water for the wastewater discharge? v. If public facilities will not be used,describe plans to provide wastewater treatment for the project,including specifying proposed receiving water(name and classification if surface discharge or describe subsurface disposal plans): vi. Describe any plans or designs to capture,recycle or reuse liquid waste: e.Will the proposed action disturb more than one acre and create stormwater runoff,either from new point ❑Yes®No sources(i.e. ditches,pipes, swales,curbs,gutters or other concentrated flows of 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)? To City storm sewer collection system.Existing bioretention filter practice to be replaced with buried sand filter practice and pretreatment basin. • If to surface waters,identify receiving water bodies or wetlands: • Will stormwater runoff flow to adjacent properties? ❑Yes[Z]No iv. Does the proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? 0 YesEl 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) &Will any air emission sources named in D.2.f(above),require a NY State Air Registration,Air Facility Permit, E]YesEZ]No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet ❑Yes❑No ambient air quality standards for all or some parts of the year) ii. In addition to emissions as calculated in the application,the project will generate: • Tons/year(short tons)of Carbon Dioxide(CO2) • Tons/year(short tons)of Nitrous Oxide(N20) • Tons/year(short tons)of Perfluorocarbons(PFCs) • Tons/year(short tons)of Sulfur Hexafluoride(SF6) • Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons(HFCs) • Tons/year(short tons)of Hazardous Air Pollutants(HAPs) Page 6 of 13 h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, Yes No landfills,composting facilities)? If Yes: i. Estimate methane generation in tons/year(metric): ii. Describe any methane capture,control or elimination measures included in project design(e.g.,combustion to generate heat or electricity,flaring): i. Will the proposed action result in the release of air pollutants from open-air operations or processes,such as ❑Yes®No quarry or landfill operations? If Yes:Describe operations and nature of 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): El Morning ❑Evening Weekend ❑Randomly between hours of to ii. For commercial activities only,projected number of truck trips/day and type(e.g., semi trailers and dump trucks): iii. Parking spaces: Existing 0 Proposed 0 Net increase/decrease 0 iv. Does the proposed action include any shared use parking? ❑Yes©No u If the proposed action includes any modification of existing roads,creation of new roads or change in existing access,describe: vi. Are public/private transportation service(s)or facilities available within'/z mile of the proposed site? ®Yes[]No 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 ®YesE]No for energy? If Yes: i. Estimate annual electricity demand during operation of the proposed action: 166,000 kW/h. Based on 2017 national average usage per person(10,400M/h)x 16 ii. Anticipated sources/suppliers of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/local utility,or other): NYSEG iii. Will the proposed action require a new,or an upgrade,to an existing substation? ❑Yes No 1. Hours of operation. Answer all items which apply. i. During Construction: ii. During Operations: • Monday-Friday: 7am-3pm • Monday-Friday: 24 • Saturday: • Saturday: 24 • Sunday: • Sunday: 24 • Holidays: • Holidays: 24 Page 7 of 13 m.Will the proposed action produce noise that will exceed existing ambient noise levels during construction, 0 Yes E]No operation,or both? If yes: i. Provide details including sources,time of day and duration: during construction-diesel generators,heavy equipment(M-F lam-5pm,Saturday lam-3pm) ii. Will the proposed action remove existing natural barriers that could act as a noise barrier or screen? 0 Yes E]No Describe:trees/shrubs along dryden rd at the southern portion of the site for access and construction. n.Will the proposed action have outdoor lighting? 0 Yes No If yes: i. Describe source(s),location(s),height of fixture(s),direction/aim,and proximity to nearest occupied structures: wall mounted down lighting.Pole mounted down lighting ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? El Yes ONo Describe: o. Does the proposed action have the potential to produce odors for more than one hour per day? E]Yes ONo If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest occupied structures: p. Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) El Yes®No or chemical products 185 gallons in above ground storage or any amount in underground storage? If Yes: L Product(s)to be stored ii. Volume(s)_ per unit time (e.g.,month,year) iii. Generally,describe the proposed storage facilities: q.Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, El Yes ®No insecticides)during construction or operation? If Yes: i. Describe proposed treatment(s): ii. Will the pro2osed action use lnte rated Pest Mana ement Practices? El Yes E]No r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal 0 Yes E]No of solid waste(excluding hazardous materials)? If Yes: i. Describe any solid waste(s)to be generated during construction or operation of the facility: • Construction: 1 tons per week(unit of time) • Operation : 1/2 tons per month(unit of time) ii. Describe any proposals for on-site minimization,recycling or reuse of materials to avoid disposal as solid waste: • Construction: • Operation: residential recycling bins will be provided on site iii. Proposed disposal methods/facilities for solid waste generated on-site: • Construction:20 yd dumpsters picked up by truck as needed • Operation: weekly pickup Page 8 of 13 s. Does the proposed action include construction or modification of a solid waste management facility? ❑ Yes No If Yes: i. Type of management or handling of waste proposed for the site(e.g.,recycling or transfer station,composting,landfill,or other disposal activities): ii. Anticipated rate of disposal/processing: • Tons/month,if transfer or other non-combustion/thermal treatment,or • Tons/hour,if combustion or thermal treatment iii. If landfill,anticipated site life: years t.Will the proposed action at the site involve the commercial generation,treatment,storage,or disposal of hazardous❑Yes®No waste? If Yes: i. Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility: ii. Generally describe processes or activities involving hazardous wastes or constituents: iii. Specify amount to be handled or generated tons/month iv. Describe any proposals for on-site minimization,recycling or reuse of hazardous constituents: v. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? ❑YesE]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.I.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 Current Acreage After Change Covertype Acreage Project Completion (Acres+/-) • Roads,buildings,and other paved or impervious 0.499 0.563 0.064 surfaces • Forested • Meadows,grasslands or brushlands(non- agricultural,including abandoned agricultural) • Agricultural (includes active orchards,field,greenhouse etc.) • Surface water features (lakes,ponds, streams,rivers,etc.) • Wetlands(freshwater or tidal) • Non-vegetated(bare rock,earth or fill) • Other Describe:Landscaped 0.278 .214 -0.064 Page 9 of 13 c.Is the project site presently used by members of the community for public recreation? E]Yes VINo i. If Yes: explain: d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals, licensed E]YesEZ]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? E]YesFANo If Yes: i. Dimensions of the dam and impoundment: • Dam height: feet • Dam length: feet • Surface area: acres • Volume impounded: gallons OR acre-feet ii. Dam's existing hazard classification: W. 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, E]YesONo 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? EJYesE1 No 0 If yes,cite sources/documentation: ii. Describe the location of the project site relative to the boundaries of the solid waste management facility: W. 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 E]YesONo 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 E]YesO 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 E:]Yes ONo Remediation database? Check all that apply: 0 Yes—Spills Incidents database Provide DEC ID number(s): E] 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: N. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? [:]YesONo If yes,provide DEC ID number(s): iv. If yes to(i),(ii)or(iii)above,describe current status of site(s): Page 10 of 13 v.Is the project site subject to an institutional control limiting property uses? El Yes No • If yes,DEC site ID number: • Describe the type of institutional control(e.g.,deed restriction or easement): • Describe any use limitations: • Describe any engineering controls: • Will the project affect the institutional or engineering controls in place? Yes No • Explain: E.2. Natural Resources On or Near Project Site a.What is the average depth to bedrock on the project site? 34'-48'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: sandy 100% % d.What is the average depth to the water table on the project site? Average: 9'-21.5'feet e.Drainage status of project site soils:® Well Drained: 100%of site ❑ Moderately Well Drained: %of site ❑ Poorly Drained %of site f.Approximate proportion of proposed action site with slopes: ® 0-10%: 8o%of site ® 10-1.5%: 10%of site ® 15%or greater: 10%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, ❑YesONo ponds or lakes)? ii. Do any wetlands or other waterbodies adjoin the project site? these were pre-populated by the EAF Mapper butLOYesE]NoIf Yes to either i or ii,continue. If No,ship to E.2.i. we believe the answers should be NO iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, ❑No state or local agency? iv. For each identified regulated wetland and waterbody on the project site,provide the following information: • Streams: Name Classification 0 Lakes or Ponds: Name Classification • Wetlands: Name Approximate Size • Wetland No. (if regulated by DEC) v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired ❑Yes®No waterbodies? If yes,name of impaired water body/bodies and basis for listing as impaired: i.Is the project site in a designated Floodway? ❑Yes ONo j.Is the project site in the 100-year Floodplain? ❑Yesg]No k.Is the project site in the 500-year Floodplain? ❑YesoNo 1. Is the project site located over,or immediately adjoining,a primary,principal or sole source aquifer? ❑Yes®No If Yes: i. Name of aquifer: Page 11 of 13 in. Identify the predominant wildlife species that occupy or use the project site: n. Does the project site contain a designated significant natural community? E1YesZNo If Yes: i. Describe the habitat/community(composition,function,and basis for designation): ii. Source(s)of description or evaluation: iii. Extent of community/habitat: • Currently: acres • Following completion of project as proposed: acres • Gain or loss(indicate+or-): acres o.Does project site contain any species of plant or animal that is listed by the federal government or NYS as ❑YesoNo endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species? If Yes: i. Species and listing(endangered or threatened): p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of ❑YesONo special concern? If Yes: i. Species and listing: q. Is the project site or adjoining area currently used for hunting,trapping,fishing or shell fishing? ❑YesONo 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 E]YesZNo 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? E]YesoNo 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 El 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: W. Designating agency and date: Page 12 of 13 e.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district 0 Yes❑No which is listed on the National or State Register of Historic Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? If Yes: i. Nature of historic/archaeological resource: ❑Archaeological Site ❑Historic Building or District ii. Name:Eligible property:CHACONA BLOCK,Eligible property:No 9. Fire Station 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 ❑Yesg]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. Is the project site within fives miles of any officially designated and publicly accessible federal,state,or local ®Yes❑No scenic or aesthetic resource? If Yes: i. Identify resource:cayuga lake,buttermilk state park, 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 Todd Fox/Visum Development Date 12/18/19 Signature Title Owner T Page 13 of 13 MapperEAF Summary Report Tuesday, May 28, 2019 3:37 PM Disclaimer: The EAF Mapper is a screening tool intended to assist -'9_•( project sponsors and reviewing agencies in preparing an environmental ? ; _ it'" assessment form(EAF).Not all questions asked in the EAF are answered by the EAF Mapper.Additional information on any EAF a q,,I fa question can be obtained by consulting the EAF Workbooks, Although 6 -2-1 8 the EAF Mapper provides the most up-to-date digital data available to 1"'l t.t DEC,you may also need to contact local or other data sources in order 6 1 , to obtain data not provided by the Mapper.Digital data is not a substitute for agency determinations. 3 B w� t r 64 _1 y w. mot.t. t? •'< x"S?,a ..- ,. 6 1k.utts tij �ittt w, 64 ° -1 F, ._ E Esrf,SERE armin.tttE E y l f _ � f f I Irr11 it�ICF,E�F_147 F �vTfi E�ri . 6a e�"ST"AZE�sri China(Hong E ri r€.;t € ,Pittsburgh ' E, arrsa%r� 4- (tt I 6. ". .E. i t �I d a_�d &tk` r.�luint tli� _4' ,IF CF?-ME.N T r f r et n Zk7' � 1 .. (�` wtE: e,Es i ja F_Tl -.., em df s° �� ,cana aaey a I t� .- ° I�rdt qa ),Sari 6, 8 t , 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 - Digital mapping data are not available or are incomplete. Refer to EAF Potential Contamination History] Workbook. E.1.h.i [DEC Spills or Remediation Site- Digital mapping data are not available or are incomplete. Refer to EAF Listed] Workbook. E.1.h.i[DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF Environmental Site Remediation Database] Workbook. E.i.h.iii [Within 2,000°of DEC Remediation No Site] 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.2.1. [Aquifers] No E.2.n.[Natural Communities] Na E.2.o. [Endangered or Threatened Species] No Full Environmental Assessment Form - EAF Mapper Summary Report 1 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 Yes- Digital mapping data for archaeological site boundaries are not Places or State Eligible Sites] available. Refer to EAF Workbook. E.3.e.ii [National or State Register of Historic Eligible property:CHACONA BLOCK,Eligible property:No 9. Fire Station Places or State Eligible Sites - Name] E.3.f. [Archeological Sites] No E.3.i. [Designated River Corridor] No Full Environmental Assessment Form - EAF Mapper Summary Report 2 4)-WHITHAM 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 o Rendered view of sunshades o Representative photos of actual vertical glass sunshade installations • Perspective Renderings o North Fagade—day and night view o Route 13 Northeast—day and night view o West Facade—day and night view o Route 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 PA BA A, a 0IN Carpenter Park I January 28,2020 Cayuga �WH ITHAM P R A 8 j P�annln BOard Updates 8 r ,a Jt ..}- Pi,�uv�c&Dive ri�c PASSIERO ASSOCIAT 9 �sxa �;,� �� t - - - _. - "rlh,��i,�Ih� =�ih sy✓i��G ✓ ......, 1 1 I l;'/G l OF WA)'ACFEEMINT RFSER!/EO O6 R WESTER!Y/I,,(„Fp OF 5F EA T/S7RFF7/h U ° v 5.3, OF/'ZEDS PACE 136 s i> 1 _ roi — I s PROPOSED 24'WIDE ACCESS EASEMENT FroFwAr ESERIiED/N//RER S PAGE 133 / =`— -� i''- 1411111111 9 / — 7 _ , °Ne _ - b �Rr f 1 1 k I Q r a u. 91 x Building D - Medical Office Building Alternative Dropoff Configuration ayua PA _ Carpenter Park I January 28,2020 Planning Board Updates 2 PIA RI€N E k t.Rr ,u,nra x� v vF, aEr 1 2 3 4 5 6 7 8 9 10 11 12 a a M I I O OArchitecture N Planning Inter or Design H H G G v. .. ._. � 00 'u0� --- ---- E z E J Of 0 z O r n� w Z O �,. w— N,� — a w "> 1 c �.M„o . �— Z,0 '.z c ww �LL m D_0 a o R= J O Ne ... w Q a o_0 z o m e N w x n a - - -- ROOFPLAN_-- A A 1 ROOF PLAN y� M106 .... i ......... T ------- ---------7 3 T_._ 5 T._� 7 T 8 9 T i6 ii t .........12 ......_._. Building D - Roof Plan Cayuga Carpenter Park January 28,2020 Planning Board Updates 3 , F/�9c P A R T N E a 1 2 3 4 5 6 7 8 9 10 11 12 ._. L_________ I.. ________ I.___________ ________ I...------------ ........... I.. ________ I____________ -----------_..... I...___ _________ .________................._______ a M Planning O an F fs H 1t H 4 t ti L. kti R � q 0' PLAN EAST-WEST SECTIONi sc Fr •0 x. Ede F 1. _ U PIANEAST - WEST SECTION2 I' v ' Z O O o o(D D Z O Q �. 2 A ro aujm OQ BOBp Q 2 Z 2 B C 1 (D Q F 1 1 cn w OP N,NORTH-SOUTH SECTION ROOF SECTIONS A . .. A M107 1 2 3 4 5 6 7 8 9 10 11 12 Building D - Roof Sections Cayuga �41 Carpenter Park January 28,2020 Planning Board Updates 4 P A E R ��^� F+�ip...... ��c s 5 1 z � t 4 a t f i (I R d i { y g lE S \ • 1 s n i 4 \ ti it S ;;,..� ...��`,:Aa7� ��\ F a r r k Ft 1' 1. 4 x., Rt� t v. P 'vr a ]t� 4 3„ tiFy�� t�; f. � ,zfi k g4t�{�kl�°ii,U";•...,JV�s�� z`h",��4''Fts`�''�, �, s1 icy a� Building D - View of Roof from Building G Balcony Carpenter Park January 28,2020 Planning Board Updates dates 5 r �xhr� A s I N ECayuga a s ®��HITI I 1A1 ..., '.... ... ... .. ...... .. :..„,,,. �t x. .e. tf i� tt s} #tt�r1 .3��38 r�r cE',s,i;s .S�a� r„,7•: i 4 �t t; �tl s SS(' f}.stt y44,k s} li�'1Fif47t ;t�5 t't il�; A L fkp 3 ry t" pgp �t Building D - View of Roof from Building C Roof Carpenter Park January 28,2020 Planning Board Updates 6 p A a I n ECayuga a ��I I ITI I 1A1 I & 0 4 tl 3Y Z Jp! 4 td N 2 F � r t t t Yr r� tttY nt � I x, its I a 5 r, �4 ",A Note; Images to right are representative photos of actual vertical glass sun shade installation Building D Sunshade Detail Cayugaw1�iT�1�� Carpenter Park January 28,2020 Planning Board Updates 7 R yt M�� AME V PAR N�R a I „ s l X rzt 4 \ \3 4 N t X rt. rp. 7� ti 1, Building D - North Facade Day Carpenter Park January 2$2020 Planning Board Updates 8 4t CayugaP A R s N r ®��IIITI I 1A1 SO 1.0 BQUbgD - NorthFacadeN\m 7/a \ Carpenter sk January a�G A«s�m Updates 9 y \ « GRAM . �� \ �. \_��. � 4{t9 3 s�yi7flte� spy titi� h ttt�"`i��, it s t t 1 4t i? v . ;i -. r•- ,..,..„ ;. ,,.�.,,.-. .; �. .,N �..� .�,....�... .<..-.,,:-,�a �' .''� ..ti V\��o Ci�S`�at�� i ttlrrs t x 'II I a" Building D - NYS-13 North East Days Carpenter Park January 28,2020 Planning Board Updates 10 r p A a s n E ua s ��I I ITI I 1A1 a Building D - NYS-13 North East Night Carpenter Park January 28,2020 Planning Board Updates ll p s n ��I I ITI I 1A1 }rY, r„Sxnl'y '.`r "4 YTr1 t1 L\l �Sf � �rr S tit s l Is s.:t.i.`Zt M...: <. 3 4 jz Building D - West Facade Day Carpenter Park January 28,2020 Planning Board Updates 12 p A a s NE y i 7- +aa %s y 1 Building D - West Facade Night Carpenter Park January 28,2020 Planning Board Updates 13 p A a I n Ea ��I I ITI I 1A1 tt R �t � t3 t {£ h ti TS #\ Er} Est} ,.,:.,u s r'e�t tit{ 1k�` ry ttt � FS} 3"W"",M r..: tx4i SS ... Tz �r •:.,."." °tE;,• E rtt g�ys4ti ��L�a tq ., '`�. �tiI�S�T`�w�� ,. t t� w � 4 r, 5i 5 Building D - NYS-13 South Day Carpenter Park January 28,2020 Planning Board Updates 14 4t xCayugap A R N ®��I I ITI I 1A1 �. . lr, k. ft Building D - NYS-13 South Night Carpenter Park January 28,2020 Planning Board Updates IS p s n ��I I ITI I 1A1 }rY, r,�Sxnl'y '.`r �"4 YTr1 O'WHITHAM PLANNING & DESIGN, PLLC 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 o Opaque Fence o Truck Fence o Enhanced Fence o Basic Fence Please let us know if there is anything else the City requires before the January 28 Planning Board meeting. Sincerely, Yamila Fournier 11h0 iie 607,27:'.:729(1 142 f as .SIa S rce/, Rear- 11haca, M 14850 Community I January 28,2020 1 Gardens Planning Board Updates LEGEND u / PGH PROPERTY BOUNDARY mattro oE:ns an�'sac /� BUICi SiRUC LURE zo -- -- STONE DUST � / r i� Ea AECDET R BRAMBLE ✓ i - PLANTINGS MINGS +'' uory nairvc v.Eu � � NOTES V / 1.SEE UTILITIES PLAN FOR WATERLINE,FAUCE f " AND HYDRANT LOCATIONS "'— 2.LONG TERM PLANS FOR NORTHERN PART OF / RA]LROAD SIDE GARDENS INCLUDE A NATURALIZED AREA THAT MAY ALSO INCLUDE MEADOW,SHRUBS OR SMALL TREES.CHILDREN S WITH N GAR AND/OR A FG AR AREA 1 \ GARDEPLACEN ENT AREAS WILL B EN NATHED YS BY DEN NG HOPE WILL ME FINALIZED BY PROJECT(GROWING HOPE MEMBERSHIP 0 Y.THIS PLAN IS CURRENTLY AWAITING NYSEG _ APPROVAL - . APPROX/MAT/LOCA LION OF 20 W/DE - � FOR NO ZCPPAIN AND SAAATARY SEWER AN E T TO JHE`S PAGE 504 "" , +1 M CD 2500 OEECS PAGE 5046 i 1 � FA CL I I JILDINU R TORTES MIXED �XL�y USE REVISION-DATE 2 UNITS / O 459 SF BUILDI S M )0IPRINT 4/2 sTORI MIxeD usr / 37,45 F S 37, uNIF / rx. F'LOTI TNT ''. ; ...6 — o-� / IF —a. 30. —► �I / ................................... -. - .—.. _.. .� _�ti „1 /� ✓ SITE PLAN x / * 1 `" DATE'i/22/202 T ) o ZNO -- ---- --------------- - �'1 �; r rt � '' rt r m - r� o... o RA w -' —fl�-rt n rt rt n � m-ate V o-o a n T - f/_ -�— - PASSERO ASSOCIATES e Tn ACCOUNT _3 „ N/ 0 K&SCU ,qi tt',gp I ��— , LEGEND'oww ee I — 'i---_ ... - _ _. — _______ — .,.—_ _. - -- _.. — _ -- DRAWINGINDEX -—� PI AN - .. v _ ..... _ a - - �,WELL- -__ -- -- \ , a�A s r — — = prI ALS FE o»w „ro „ i .0 � w I E�TE PARK A s� — , �o �. rr Iz- YO HACA FF -663 YE FSTATESTWITR �. �� _ •/ MAACA NY J850 6027210) ASSERO ASSOCIATES u. rc+w _xs._am ----••-_ :' _��.� n� � Niao srx_t R,uc �\ e w / rn eu m :o� J r... 3 w _� -_ NpRTH MEADOW STREET(NYS RQUTE 73) — Z _. / GARDEN GRADING &UTILITY PLAN CARPENTER PARK — — — b F� 0 0 y I �z ��zaao 0o i _ � c '.o pure aku w:l JUNE 2019 SAT_ � n WRE MESLI BEN IN GROWING HOPE + ' Sd i O ENTRANCE GATE DESIGN-ELEVATION ENTRANCE GATE DES SCALE_VT'=1'-0" _. .... SCALE 31F`=l D.. --- _ ........ DESIGN-PLAN VIEW LLB NOTES- �� 1.SHED DESIGN IS SUBJECT TO CHANGE BUI WILL BE WITHIN THE / ZONING DIMENSIONS AND GUIDELINES FOR I HE CITY OF ITHACA / / %T T� i Lij CL CL /;, 5 fa 8` 12` 8' B' i I REVISION DATE '2 GARDEN SHED n GARDEN SHED RENDERING 3 EVENT SPACE PAVILION SCALE'.1/4-=H' NOT 1'O SCALE �� SCALE'.NO i'TO SCALE. wwao.,i / F�a ucL m m _ -- ---- DETAILS SCALE.:ASSHOWN COMPOST BIN I DATE411cn020 J SCALE'.1/4`=V-T` DWG NO'. Legend Existing DOT galvanized p _ it Opaque Fence chainlink fence to be buried ` " , '`` / • for enhanced animal barrier t, Acoustic Fence , "' ... Enhanced Fence �y t uaw.rnwa rouawam enemwar. uwa sw.a+s:cYmmmsmrv:,me rvssmmaw eu mvnsam wmxaaw�;xi�vixa .nrv�,w.amm assv mrais ro, a �aaaxaamnv^,mxmas+:e:rm+ro�.vwwr ,cuww,sem. - �rl � Basic Fence _....... P Truck Gate x T- e Final fence materials will be dependent 4 on pricing. r ...._ _., ------ ... r� \ µ � NI AL r° \\ .. RE.^nIDt:N(IAL F11`t t �1" .�. ,. More vulnerable . qR� / M section to groundhogs and rabbits 'TFr - a .� �w; z Final door orientation to be determined OL Y` FF FF 3> a t 1. rf I^ �,.� �.. w I .tir 3 We3 tr t ,.,�.. ( t" -c ....� �r C x L; N ,A MIXED 7i 3 F V v lid, l f �' �`;,�' �'� `✓ y/�,� / f �.�, r ��,^\, All truck entrances to r./ have either gravel road or paved surface to ------------------ keep out burrowing ;` -- t 34 1 ,,. animals '� - ` nr p� 'it'c��s��tt �t�§3�ttlt'Rl� �k�� t a a .:. ■ a \ ' milli 1, ■ CITY HARBOR PROJECT CONCEPTUAL SECTIONS .a Minh tzz Tr �. I 1 01, 4 � a t fill m " a y } ewe 4 "w« k e � s t CITY HARBOR PROJECT ✓ CONCEPTUAL SECTION;AA' zo ct !V 1 ll POINT WEST Bs. ANDRAID knw E J STEPS h j Q z. ,f Q. LU PLAZA STEPS PROMENADE PLANTING WATER z L! 0 U) U SCALE:114=1'-O' DATE:112212020 NOTES: IDWHITHAA M FURNISHINGS AS SHOWN ARE ILLUSTRATIVE, SEE DWG NO: PLANNING DESIGN, PLLC MATERIAL SCHEDULE AND LANDSCAPE PLANS:- L-1.0 CITY HARBOR PROJECT ✓ CONCEPTUAL SECTION;3 ct $ MOB 4` GI i I JJf �o 0 0 j �a avEae�..vawn�c O © ae}�.V n a ,. iA-cRouno ucnnn` ' � si°"E: i z Q LUe 1 I.3 9 It 1. PLAZA LANDSCAPE AREA PROMENADE PLANTING WATER z L 0 C) SCALE:3/1'6"=1'- ' DATE:112212020 NOTES: IDWHITHAA M FURNISHINGS AS SHOWN ARE ILLUSTRATIVE, SEE DWG NO: PLANNING DESIGN, PLLC MATERIAL SCHEDULE AND LANDSCAPE PLANS. L-1.0 CITY HARBOR PROJECT CONCEPTUAL SECTION CC' r J a CI V O r { f f �l• � �_� �� -tart + x` _ _ r r � 1 pa a 0 EESTANDING STONE. b� :CABLE RAILING TO MATC HANDRAIL N I BUILDING BALCONIES 4 _ A�'1F ��i', r .� L1J 6• Z U} 0 c SCALE: 114'=fi'-0 DATE-I/22I2020; NOTES: WHITHAM FURNISHINGS AS SHOWN ARE ILLUSTRATIVE, SEE DWG NO PLANNI DESIGN, PLLC MATERIAL SCHEDULE AND LANDSCAPE PLANS: L-1 .0 CITY HARBOR PROJECT ✓ CONCEPTUAL SECTION;DD' zo r \ � ct u �y L a N PAfl G�i. FA7TrY + eEESTANDINc. _ 'STONE z I- p CL PATIO PLANTING STONE: PROMENADE LU PLANTING' WATER U) U SCALE:114=1'-O' DATE:112212020 WHITHAA M NOTES' FURNISHINGS AS SHOWN ARE ILLUSTRATIVE, SEE DWG NO: PLANNING DESIGN, PTAC MATERIAL SCHEDULE AND LANDSCAPE PLANS. L-1.0 CITY HARBOR PROJECT CONCEPTUAL SECTION EE' .74 01 r X" EI s, 4 r 1 1 1 POINT EAST` I ' aA ar j J DRAil.STAWM 1 STOW � ; ___ STEPS STEPS STEPS PROMENADE BENCH CURB WATER W C SCALE:11 ,r=I'-V' DAT :11 12020 WHITHAM NOTES. FURNISHINGS AS SHOWN ARE ILLUSTRATIVE, SEE DWG NO:, ,PLANNING MATERIAL SCH DULE AND LANDSCAPE PLANS: 110 -1. CITY HARBOR PROJECT SITE MATERIALS SCHEDULES PAVING FIRE PIT t P++�4�3�i vSt�w�� oily r:j� .r rSR,E`E Si- i S AL1 Y 'i::P1+NE i ,,TAM`PE6 ASPHALT PAVING S 'hbltaE So Ek"^' C+YVt:4�S 4 E BASE`1'ri€H ti,Ctdz.,`YSE I E BASE'Al I N -NlS:UL:1IN1 LUI Y,HEAVt�. ("t il-ASSNIIAA.C{aFlEf:ATE -HEXACC4,1AL aHAf�-_APF,i - F'Plhf^. ii'1FF Jl til` +I�-EHF A{,Y-'..r. I `SECT'+li t(p f)t "I IRA DI Pff I!,'A.ry fVi'if-[Z rit R*115° 6x FURNISHING At b V�lr ' r Y"REES,TAN111MG^uTCINCq DIVE RACK � Z' s BENCH VASTE RELEPTALLE5 � ..�,g; � # � .-9NGER LAXU ST (4E •NARRC)"I_I EIP'E RA K, t�-ANLfVA MACISCfq 5 -AdC A MAIDISS'1v a5-I A[v6DS('APF 5D,FI CEf1 HEAVY Dl_Ty` y�THERNSE`Il'V CONTOUR e,;AL,1HEHrOTORY 3 HASH .. "�IBENCzHs a 'J.,r RAILINGAND LIGHTING w d' 1 N t� r 9. FAILING .ETAIRRAIUNG :. P3"f;°rrTPIAN PAT•{. F1l"NiR1 rs K,l+;H Fmcr :.. PAN KIN<<i6ME7,i ATNC RECF-SSED GRCTM) -ELAN R P-MCIEF3 UGI[TING: .�TO i 1 TNIQ At"U N C' -[,APIC+"SCAPE E`CRN15 LiGHTIN -.ARTISTAR f6,,,.L4i INUN1OI RMCE (AN CIS APE;FC}RMS- TAMP STAGGERED 25 P;74LE RECESOEC U''Y:C3,,T PN'..UNT s,NAVERSAL TOP .SI IGL..E 1 PI_{„E. CABLE POST W01 PE-AIR CRE€L+S'1 ANLE.SS,`.;t EEL. CABLE HAILINUS -, a YK- ` X/ / m ry/ S / l mq R \ , PONT EAST __- } I / � I - \/ \ ,Erg-sea' " .ya'SI z I p \k, N 33 go REVISION DATE � 1S1)SET 111 ii112-3119 DO SET u / 1 t i sf zvion9 uaonrE ORZ,"S- — I - _ SITE MATERIALS a --_ - PLAN&SCHEDULE �� ,-9�-.M% m-•\ -._`\ \ � \... ` DATE:112211121 _ I DWG N. i / a - 0 0 0 r� m C O D O N n D D ➢ O N Z A y m 3 O S O O Z 1 O O Q I Z \e > Z C mIm O Z C 3 10 4 � O OIW w3 D D m rn 3 rn O o o \ 60 o s m Z O m 3 O 5 O ti w _ � \ 00 N y _ \ a A n c Z j m A Z Z S O O S m O C A D O AO \L� m AZ O T O O y Z O m O C C L) p O A p �. S T Z S S y D O N O `\ O O O O \ a O O F 2 cn ~ �n v� m ~ Z D O ~ M. U D O O 2 m Z MC Z Zp MW `Z z D O D y Z m p Z p C \ > R., pp O O Oi O CITY HARBOR PROJECT PLANT MAT ERIALS SC H EDU L E PERENNIAL:GRASSES PERENNIAL FLOWERS b TREES 5 v d W Big:Bluestem Penn syhren ye.Sedges Northern Sea Oats Liasvis Purple Coneflower BloodyGersnium Fanstemon- Chasmanthuat latrfaNum bastrissprcata Echrnacea purpurea Geranrumsangurneum Pensteman d0etaI6 a Andropag'an ge ra rnr Carex pensyVvanrcaT Red Nlaoe. Sunburst Hone y Locust +,cam ore Wee ping.Willow 8 -,p Whited aE CJedetsia Taacanthos rnterrnrs PValanus acadentaVrs m •' = 1�+ Acer ruci'um Sa?w ttabylonrca.. Ouercus b cotoc Sunca7e' 'Exdamatmn'::: 1 Shenandoah Prairie Dropseed 4# Svutchgrass SparabdH heteromns gY �f ORNAMENTAL Parvcum vrrgatum 17 -7- IMF ` f � Av K al F3 per Birch Flowering Dogwood: Star N gndia... Shadblow Camas tbrrda Magno7o steNata:. t3eYWa n�ra AmeVanchrer canadensrs � ' � =- -_ _s _ SHRUBS `a Button hush Dwarf Hinaki Cypress Japanese Falsecypress. Red Twig Dogwood CephaVanth us axrdentaks Chamaec}parrs o&usa Nana Chamaecypansprsriem Camussanguenea .... Gnad4s, 'GNd MR p" .,..... .. , vw fir. e v T r( a, v Dwarf Fbtergilla Winterberry7 Dwarf Double-file Gburnum: Shasta Double file Uhurnum Swompire Satin Juniper: rGmyOwi Juniper:. Bayberry Furple.Willow Tauntoni l@w:: Father NVa ardenrc RexvertedNata Vburnurn Vrburnumpoatombm ftea wrgmrca Junperus sabna '.Junperus wrgrnrana: g g Fn'rca tam tan'Wabr hRyrrca pensyVvanrca. Sa7rx purpurea Nana' Taxrn xmedra`.'Taunfan' Sabi' Shasta': Grey Owi'. v -LE NFOR—ON PIER R AO EROrLE-ES,HC GST A0.' 5168-002 W ' TAX MAID 00. 1]-1—]-2 m AREA L,ACRES A `a U \ c�-LLLII' a R �E C s a� �Lo ET �- I P!"EET e t� r � e r N 77 � '.= l r�,. L \\ TE ,�� /��/// }y REVISION DATE �� SD PRICING SET T/1/1A19.... � f t F ER7Y LINE_ Ulw THE SOU7F1 C7F Qk(-/I .. _ KWg/Z csscaorrts ctrFEx �... . - ....... /NC C Y..n SITE PLANTING PLAN&SCHEDULE SCALE,I I �////��G • � DATE-1/22/2020 CITY HARBOR PROJECT PLANT SCHEDULE-REVISIONS AS OF 01/21119 TREES 71 AR 44 2.5"Cal. Acer rubrum Red Ma le 40'-70' 30'-50' GT 5 2.5"Cal. Gleditsia triacanthos intermix'Suncole' Sunburst Honey Locust 40'-70' 50'-60' PO 16 2.5"Cal. Platanus occidentalis`Exclamation' Sycamore 75-100' 75'-100' QB 6 2.5"Cal. Quercus bicolor Swamp White Oak 50'-60' 50'-60' SB 2.5"Cal. Salix bab lonica Willow 30'-50' 30'-50' ORNAMENTAL 65 AC 19 1.5"Cal. Amelanchier canadensis Shadblow 25'-30' 15-20' BN 17 1.5"Cal. Betula ni ra River Birch 30'-50' CF 18 1.5"Cal. Cornus florida Flowerin Do wood 15'-25' 15'-29 MS 11 1.5"Cal. Magnolia stellata Star Magnolia 15'-20' 10'-15' SHRUBS 345 CO 4 5-Gal. Ce halanthus occidentalis Buttonbush 5'-12' 4'-8' CXO 21 5-Gal. Chamaecyparis obtusa'Nana Gracilis' Dwarf Hinoki Cypress 3'-6' 2'-4' CXP 17 5-Gal. Chamaecyparis pisifera 'Gold Mop' Japanese Falsec ress 3'-5' 3'-5' CS 23 5-Gal. Cornus sag guinea Red Twig Dogwood 3'-5' 2'-4' FG 18 5-Gal. Fother ilia gardenij Dwarf Fother illa 1'-3' 2'-4' HQ 51 5-Gal. Hydrangea uercifolia Oakleaf Hydrangea 6'-8' 5'-8' IV 52 5-Gal. Ilex verticillata Winterber 3'-4' 2'-4' '1 male for every 4 females RA 3 5-Gal. /tea vir mica Sweets ire 3'-4' 3'-4' JS 36 5-Gal. Juni Brous savin Savin Juniper 3'-4' 5'-10, All planted areas to receive JV 12 5-Gal. Juni erus vir iniana Grey Owl' Grey Owl Juniper 3' 5'-6' a minimum of 3"of mulch MP 7 5-Gal. M rlca pensylvanica Bayberry 5'-10' 5'-10, and a minimum planting soil SP 7 5-Gal. Salix ur urea 'Nana' Purple Willow 3'-5' 3'-5' depth of 36".See planting 22 5-Gal. Taxus x media Taunton' Tauntoni Yew 3'-5' 3'-5' details. VP 55 5-Gal. Viburnum plicaturn tom`Wabi Sabi' Dwarf Double-file Viburnum 2'-3' 3'-4' VS 17 5-Gal. Viburnum plicaturn tom.Shasta Shasta Double-file Viburnum 6'-8' 9'-12' PERENNIALS 11,975 Perennial Grasses AG 735 2-Gal. Andro 0 on gerardi Big Biuestem 4'-6' 2'-3' CID 6,855 Pius Carex pensylvanica Penns Ivan a Sedge 0.5'-1' 0.5'-1' CL 16 1-Gal. Chasmanthium latifolium Northern Sea Oats 2'-3' 1'-2' EP 300 1-Gal. Echinacea purpurea Purple Coneflower 1'-2' 0.5'-1' PV 443 1-Gal. Panicum vir atum Shenandoah Switch grass 1'-2' 1'-2' SH 1,726 2-Gal. S orobolus heterole is Prairie Dro seed 2'-3' 2'-3' Perennial Flowers GS 1,060 Pius Geranium san uineum Bloody Geranium 0.75'-1.5' 1'-1.5' LS 25 2-Gal. Liatris s icata Liatris 2'-4' 0.75'-1.5' PD 815 1-Gal. Penstemon di italis Penstemon 3'-5' 1.5'-2' EN,N\� . GROUNDCOVER Lawn 35,799 SF 2-5 Gal.min. Pea ratensis Kentucky Bluegrass Mulch 24,136 SF 3"min.de th Mulch 1 0� 'g m lk� V g M, ;qmm �N'N4 A City H arbor :)nley Park Ad x" 223,200 S F 4 1820 SF 00 Dining Patio "01110 IV, "M ......... '! " ' g IN IS 3 625 SF Terrace Park ""gg" 94' MR Meadow Park Or pgg 4� 2,360 SF 80 Have 390 741 87 5 OR,`: 10, 2 �A SF "on, 'g 11 gill' ON'�"" 101 Promenade g"im,' 1600' pr"' R"? 160, 4" .................... ........... tqp ....... 3"',01h, 11 Thomson Park Path along Cascadilla "0 70,000 SF Creek 44,000 SF Ithaca Commons 280, 45' 74,140 SF 65' 970' ";4 U 14"1" iR& ;W "K, R"R'7" 'W "Em 860' T" RA, 4 211 W UP, S' -611 m Nu Rn "W -A A n"t 7M tk WHITHAM 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:41.1-415 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 41.1-415 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 I—Impact on Land o A statement prepared by Elwyn&Palmer Engineers is attached regarding the monitoring plans during construction. • Page 2—Impact on Surface Water o The basic SWPPP narrative has been forwarded to City staff. • Page 3—Impact on Plants and Animals o The 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 o P. 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 NABS level architectural documentation services for comparable projects.The project team proposes that the NABS recordation be complete after a demolition permit is obtained. o P 6 fourth bullet Suggest striking the word "Ieeal" related to historic and material salvage organizations. o P. 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 o Under"Construction Traffic Routing Plan",third bullet: suggest striking"proceed north and u 4ize Campus P.:.e 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 o The 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. o A copy of the work zone traffic plan as prepared by T.G. Miller is attached for reference. o P 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:60 272'.1290 L'Tnwik z4)bithrxnic,»,i)) it/,aTri(le.ri ri.c,ovta 142 East,Stale 5ireei, Rear Ithaca, Nl'14850 WHITHAM 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. o The 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 facade. • 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. Sincerely, Kate Chesebrough Senior Designer,Whitham Planning&Design Phone:607,27-2,1290 Email: 142 Easi State Street, Rear Ithacit, NY 14850 To: HOLT Architects Address: 619 West State Street Ithaca, NY Attn: Rob Shutts e: Student Agencies —411-415 College Avenue Construction Monitoring Date: January 2 , 2020 From: David Elwyn, Joe Caza Cc: Sara Hayes — Hayes Strategy COMMENTS Rob, To monitor and document the effect of construction activities on adjacent properties, we will include in our bid specifications requirements similar to what has been used successfully on previous Ithaca projects, including: - Building condition surveys of selected adjacent properties prior to construction, - Continuous vibration monitoring during existing building demolition and foundation construction by an independent vibration monitoring engineer - Surveys of existing adjacent construction for level control prior to and during construction - Strict compliance with the City ordinance for construction operations, including allowable work days and work hours. These measures are intended to protect the Owner against possible claims which may arise related to damage of existing adjacent properties or business operations during construction Please contact us if you have any questions on the above or if any additional information is required at this time. Reg ds, J4- David L. Elwyn, P.E. Elwyn & Palmer Consulting Engineers, PLLC Elwyn & Palmer Consulting Engineers PLLC, 213 E. Seneca St, Ithaca, NY 14850 (607) 272-5060 Owner: Student Agencies Project Site: 411-415 College Avenue Date: 1/14/2[)2[) Construction Truck Routing Plan The following Truck Routing Plans are proposed only, currently under review with the City, Cornell and TCAT: 18 Wheel Trucks Incoming to the site 1. Pine Tree Road, right onto Maple Avenue, and then cross the intersection at 366 onto Oak Avenue 2. RL 366to Dryden Rd, right un Elmwood Avenue and then a left on Oak Avenue Leaving the site 1. North on College Avenue, right onto Campus Drive and then use either Hoy Rd or Judd Falls Road to route ]G6 I North on College Avenue, left onto Campus Drive West and left on Stewart Street.Travel Stewart Street South to rt. 3G6 (MitcheU) 10 Wheel Trucks Incoming tu the site 1. College Avenue Northbound from rt. ]6G 2. If College Avenue is closed from Dryden Road to Mitchell, due to underground utility/DPW work occurring in 2020, 10-wheel trucks can utilize Dryden Road (and College Ave from Dryden Road North) in and out of the site. Other side streets may work for 10-wheel trucks as well 3. Pine Tree Road, right onto Maple Avenue, and then cross the intersection at rt. 366 onto Oak Avenue 4. Rt366to Dryden Rd, right on Elmwood Avenue and then a left on Oak Avenue Leaving the site 1. College Avenue Southboundto]G5 1 If College Avenue is closed from Dryden Road to Mitchell, due to underground utility/DPW work occurring in 2020, 10-wheel trucks can utilize Dryden Road (and College Ave from Dryden Road North) in and out of the site. Other side streets may work for 10-wheel trucks as well 1 North on College Avenue, right onto Campus Drive and then use either Hoy Rd or Judd Falls Road 10 route ]66 4� North on College Avenue, left onto Campus Drive West and left on Stewart Street.Travel Stewart Street South to route 366 (Mitchell) 'Han� » a � vt a �rw>. ,��', :..,;•``',t ,.� ``t�z„a,a , s,. s„»a",,,� xS ... � ��, ;t{'.. l �.'}{� t#. ll t k§�}>`� .., a »`"'a>:n v, » „�,.,, - ., tti�~�?t ,»�# ��ti�` o».,v �, } ,.&� i� �•itl9 z � �a„<<,c�,eilna�� ,;,.„„ _.,�� ,# �,�wa,""tr. a�• a < � dts; V�+,tt,*.;. asµ" � �� ?{y��,,j9 t). �'tw.' r7 ,.?»,,., rZ a , t d t ri V at+ I i. I'. r. 611�6SY" t :.?., �.. .b,_:. � s`'�, �„7<.e ,," :„ � 2 .. tl�`` Vai�W >=k ,., 1, »,t'?�j�, SY. fx $t..l'• tfr k4 r�; f<'a'.,,`.,,�",` ,ice » .w .,t^' � ,,� "..'` =Y " _. m L�.4tli v °,".. .4.: .. ,k b: �.,,;:,,y:;i "a»,,,� •<l i 6"= �7 e<; ,3',7,N, 1 fi' � WYn Y.uu iiiY Yhli i lu' + �, �,� -i � • , },:a"t �x{`,< ..71� { �a " tc, T;�a 't,",.. ,,,' „ y',,, "' ''. , ' :.1�.+1� �IS ., w i%F ;.,, ,"'a. N'2`"` ".e'.' ;.'„ „* }`✓„ �. �€'. ,h. `�} '�.:,��'.bt': �t S,�`. �.{ � ,N§. •'�"; I�I! Y't.,g„SN. , rr.,,, a.k�.... a'...' ,�.` f, ,la, ®.::.o.," $ .. ,'. t(j�»�, '.1}�J f��..1z �,k= '}�:�<,i}N4x 'y}'E� �}3',;, a ` i5t t £, r' ,;.••"" ,„. ,, ,w�t^,u F ,{ �,, '^ �',.)..,, -h`, u`S`:,s �t'� �.15y-thy' {z m,. a, r a �n:, r l 3 a,� neca ,.?}` :, ,. ":: ro• ,,a�" ». �. ., ;.=r+; ,, o ,,.. ,a, t�� .F t� ics, .Y'?��}} »."< ..,. ro s a ," Cath•ronle »a„,•; :,�` .. t ,� � �,. .._ ., `. A ,.. .�" a,} : � .. ^4a », „� ..: D »: � ", „ "„ � "'`v'atN•'�,. t .;:w r �,» :.,�. r~:., r, .t., ,.,,.:.} „2. ,.�., :at.: L� ti 3 t�{kt a^,x, ' ro 'a•„,,,,»w., w' —OP, zF ra �' '": ro a ;.`r" �• 5.,;::;�;`„ } ',..;V,. ?Ya„i4 ore •`•Gii•&`>r`1+; :.. "' �.';..�;,,, ��. , ,S)' eA'x ... a'" tR+q! .dmm �.,t � �, i v ,x ; a,'+.S Vt.,`: n , t�tr+''#3a� u � °�„ rc 2, a =' � F �3"4� e T WHEEL TRUCK ROUTE zy'.� ;x , t . 1 2 3 4 5 6 7 8 9 10 11 12 €+ncnuvmeetumrutmrhw,n�irat I Architecture Planning Interior Design w. H H i a . ,A�, x.mxi,.,.,eac Jm�w+�r,+ ,;;..w.,,..ne.�uw.mx r:.-,d T.O.ASiLL➢R P.C. w ' +' cx a tee +5 em eA� �ttTHa�..Aa+.�vPw=,;.�. ftEV soN eCkEOULE NA oATI z _ - - �^ DESIGN 111111 �DEVELOPMEN�-- vw To F off- F �ir or 1' I E I ( i _ E Exs D sww To svww D - 1 w co 1..�.. �\ " of � } �A 1 z L > CJY_LEGE AVENUE LO a o a " �� R o d n b ma U 1 E. N 5 Nw uP oN + .- e ..- R >v ww �— `r B �o a oe zY ooro n, IOUILIRrI R z d U)�r a��o"' � I ^�w dV� m o,r IRAFRC A z __ -_ - - CONTROLS A on n—In scut ...�.... a C601 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 d GENERAL ARCHITECTURAL NOTES CONSTRUCTION LEGEND KEYED CONSTRUCTION NOTES KEY PLAN N ' ° o - e xo rta,vM.usrvitnmi o+rv. , E�Eorn oPANEL sm CDOOR OPERATORru^— ovcn ac E N , FLEOR DRAIN CE i .. FA e p s „�Fs" ",�,Fx ,,,,� 0.9oR FAR OUT Architecture 11 Planning �otiFOP ,H F""a sr <nz,ti�. troo R to p a� LOR w RCRe1 R TAcrE ED Inferior Design H H G G Revision scrlEourE RARE moo , - . ,�77 I ,s 4 o- - - - , \\ ME , ERSO Die— EE E �_ _ - �� _ _J_ _ J �L Cam_ J _—i E I— — �— Is — J Al " r z z ' tcrzo DDIZO_ _ �— --' D ",-)F,) A , a 70 NO z I J I I I II I - r , — "� — G o �, -4, s w I I I III I d I a— _ - - - - _ �.�" � —� �L:_ �.I rD —�-— — Q N N J JI J Jo J JED J�1 r v \ \ 31 Lo o I I A N °� J— — —� i— a l _ � 0 10 B �- - - - �, - - -0 � r- a B Om U FIRST AND F R IT 1�ooRPI AN —P 11— SECOND J o U va i-0 FLOOR PLANS A101 1 2 3 4 5 6 7 8 9 10 11 12 -- 1 2 3 4 5 1 6 7 1 8 9 1 10 11 1 12 In GENERAL ARCHITECTURAL NOTES CONSTRUCTION LEGEND KEYED CONSTRUCTION NOTES KEY PLAN 00 IOIT ArocILECTIO11DEL MER ACTOMATO DOOR —DAT.R 11 EGENCY IAC ILL ITF AL' SHUTCFF CABINET FLOOR GRAN O o ,I,A III NA IN 'A FAII_'ERAC11T o T'll"All TINTEICII RIIER FLOOR AIIAN OCT Architectur 0 L.CTnnA EL CC Planning �2 5,A,.l_LL 0 rll,'O,,N,� CARD REAOEREC REFER F'OERP CLt Interior Design TO ELECTRICAL H H 'Ar= G G REViSDINSCHERUDE IT, 71 "I 1111IG ITIA 11 111 A T I L I I 'I I 1 11 F F 'RE M, ILIDI, -Al I DT, fir. I It <@- kA A Al E T,TT — ------- D sF D 0 & A' > Ito' 0 ITT 70 DID A - ----- ........... < Tl=t -ls- -Fl TD 0 z < C a)J, C iZL= "M 1 Q--————— IT J 1 1 1 IC, r' 0 ID sr r L'IT woo D. AT,0- 11MIFT nal I I ITAI, 11T,�,��,,F .111 A O�IFT U) 0 -A" D"Al, A.') 0— 1 L X <0 B z VI > 0 THIRD AND FOURTH ............................. ---—----------- -—-------- --------- ............................ ............... FLOOR PLANS A A 1 o r Al 02 1 1 2 1 3 1 4 T 5 1 6 1 7 1 8 9 10 11 12 1 1 2 3 4 5 6 7 8 9 10 11 12 d GENERAL ARCHITECTURAL NOTES CONSTRUCTION LEGEND KEYED CONSTRUCTION NOTES KEY PLAN M EMERGERAI GAS c,.rs+rrn r,osu o o a� PAERMTOR Pv9n1 ® r_s u��,v <cu.,a nv Lru onus,w,,,u nj _9 .00a I-A 6 a INTARCOUL REFER ooa CLEAN our 000 Architecture Planning HAo rar o wrooR roEECATRICAL s R _ - cAI _a.rzeEEa ® Inferior Design nEcearncr.E ms w�,s,aa�� H H G m G Tly �� ' � * o c �� - � w. (- - � — � - - o- - F __ - - o- --i - - ,LT HL E R i E -L r , a - -�- - - - , - „5. , IFidn"m - ll D Fly �� - - "-`� a '' Q D — ws — '— SO � j v za � c - - —o ab _ r c C m, a 0 i n,r U U N Er, o ��+r „a i * 15 a s oa - FIFTH AND O �Ag SIXTH FLOOR va i - va i - PLANS A A A103 1 2 3 4 5 6 7 8 9 1 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 a N N V qArchitecture N o . _ a. o ,„ Pis-mg .�... V [7-, r Interior Design H °° ° i � m 9 s war oN-sours ° _ a F. lE 7 71 71 ...... .. a, m a v,o Fa Ezrr=a o wa rLsvnnorv-wEsr �J+,e i E E !L C HOME I D D � � � � G p T°' ° n ° � Q ......... ... ... ...... ...... ....... Fri va r re, n� O n v H nlD H U C ___ ______ a aw V HH H H H H H �a 0 0 w LO o n O nH o 0 4 Z - - - - - - - - - - ryas aaa `r EXTERIOR ELEVAT I ONS ��exreaioa erevAriom-ensr '1ex�twoHe evn'r orv-hoerH U va=ram L'/va�=+�-0, A A A201 -- ___-f f f f f f i i 1 1 I - ____--- -- 1 2 3 4 5 6 7 8 9 10 11 12 � ` , " ^ " " , " ° 10 `` 12 1 2 3 4 5 6 7 8 9 10 11 12 a p „ Architecture I Planning x Interior Design LJI IT H I It A � Lr f U,,,z ou �L,x, —-0oTA OE , � - , n—,-0 F /� - aFoo �. F - - _I 7. X 0 E t' E I R oR Fl DFra U R ljR P AN DETA DETA L a. DeTA DETA L�F oPoPA oEA 2, LoRP DETA Q) E cz D O D 70 Lin Q0 p U Q� C z O U C � Q C OL a > o U ,a.i a4i C 01 `Zs Q ce' QU 1 B r a B z d Co V EXTERIOR DETAILS A A A501 -- ___-I I I I I I 1 1 ( ( f _ __--_--- -- 1 2 3 4 5 6 7 8 9 10 11 12 � ` , " ^ " " , " ° 10 `` 12 1 2 3 4 5 6 7 8 9 10 11 12 ME v pE ,00r N� Architecture - Planning m Interior Design �nw,rv�i �a�s,ALL i ara LLHEnD �� tiaow 0 v sw I avAOP „ z.. y G a a n G f/ REVRIDNSCHEDULE 111TAINwni.r All �nmm i sE.ti F � P �s to a a C�)ar R'n N_ uuan � j--,.,sN��H,aN w>« E O M..cuRlgi nu<ir ........ ......... .. / a E <A { I 1.3a77 I o I 70 Oa0 - /A a.,� .� Ql o LID r" ' I __ _ _ &'LlIll McuRrnwwn DID �� kPati, I „o a� z Q 3 � N Q— u O B v a t B 11-1OH 1-1 1,7 EXTERIOR w WINDOW DETAILS A A A654 -- ___-f f f 1 1 I - --------_ -_- 1 2 3 4 5 6 7 8 9 10 11 12 411..A15 College.Ave Redevelopment. 01115f202O Student Agencies Properties, Inc. Exterior Photometric Photometrics Study 00 411-415 College Ave.Ithaca,NY 14050 2017054 wr, ____ -a ,7 _aA.,. .__.P - a_b_ a ,ti.0„€t.@.DD ,01„:,D �€t�0,00.0 Y1 ,D0,O.D ytx li D&1,tYD adil ,Ot ,O:f 0<1 pt 30t ,t71,.4t�t 00.001 e .Dat,DD aUo�0 L3,oa„0.�0,1�10@ Lt D.�0-0.00,DD L7Cr,Ck,1 .0A 'k5 6 ka-lJ6 FIY1 .0,1 .01„G,l .I1 jl'o� a eCt� w r ,cSD.CrL,DIl.CDU.DD,D;D„OO,L7D;;t9O,DD.DO,68,4m1 D9 ,6t ,D.1 jo yDl,.0A ,O1.D'l .01 ,00.r a ,00,DO,IJD .DD„k?.D,D3 Li9 t6" 0.1 .1,1 ,0;1 Q'9 lDe�w.O µl3Yj ,O.Lf;00 00 Ll'o Do U.0„4113,0.1 01 .D0 0`,D,01 ,01 D12 02 Di.0 3 04 0, y e + .y[I.O.D 0-0 o 0.Lf L1.Dr;0,G 0,LED...0,0 J11 0-1 ,01.DA.01 .02 ,rF. .0„3,DDi;:04.0.7,1_�,. ,Oo DO 0DI 00 0,0 DD,DD,DtD,.0A DJ D1 0A "�,0"s.01 .OD 0„�-,-0`# 0 ,Gi,C� a2,3 9 ,DO,OD 0DA OD}tiO,O'Dc DO 0,1 .0t,0.1 ,61,01 :0,2 0,2 ,11� 04 Lk,S�,00,1.0 zo,d, r ,D.D,OL,DD�;D0,0,0„0,11,00,OD.alpt „01,01 ,01,@2;01,03 ,tk:, 04 0 0,8,1.22,d'D,e 2, i 11.0,D0.DO,,00 11a FJ,0,00.0D Dl .01,0.1 ,08,01.02,O3.0,4 D �,DD10.D,»0 21 51' w a,„ ' ,cl'ot 00.[ID SLID,OD,Do Do 11 fL),t C01,0'1 .01 ,62.02,6;#,D4 �s�� D7 D;09.LA 21 C1.O ,0;0,DD Ck.D J010 tl y DD ,00,OD D1 C 3:D1,@t D1 0I y02*.0 -0034M D.1=D,7;t0,14,22 A .5,6 ,00.tbO..,D15 06 D0.00,00.01 D01 ,R I D.1 0.1 Ck; 02 05 D4,0�j� 07„.1014.Z.l 1 ,D0,OD,11D .110.l1D.D'D,OD,91..301,D 4,t11 .O1.D.2 03,L1? 0-4:. 5.07,;1D,.14,20. D.40 si x IY0,91A$f1D DDt GD,0 t1 FOBD Q.1 �0,5 1,D Y OA,D2 02,0,3 ,04 D's 7 1Dl,12 19.ED,38 � mEA gDD,k7D 011 .00,Ott 0,0 LID D0 O:U1,Dt ,DI Ol ,02;02,Ea L1:4 DD;N 0912,17,3.4 1447°x q, 1 r ,O:ta,O.D,teD1DDt,00,O'D,e1.0,DD..;D1 .Dt 'O'l ,01 ,D2�02,0,1,D:D,06,AD»�A T:D, 21 ,29,4.1 .d i)v'o.D OD..00 L1D,tp OD.Ott a01 ,DJ.DA bt D2 jJ,2,0,"3 ,D3„ft4 D13 .01 »D4�,.� ss 2'D a6»4i " .. ,00,OD DD,f70,UD,D0,D.D,011;:DI,Ot.D 3 .OA,OA .91 02,0,3 D4,016.0 D..00,1a 6..2,@ ,3D 02" k.:-0.00ACID ;00 00 ,00.0,0 0D„01 .D.1,DI „01,01 ,01,02,02,>y;a,YA= 06„01,I A ' 8,�,:. 4,22,� a w i OZa,6 AD.LeD ,LlaD t'k.D OD'00,Da7..,DO.01 ,0l .ki1,@,k 1D2,02 ,D.2„i70 D+1.LM..O6,DD IA', 4.�t.4 t � gO.O,D4 OD w11D OD.00 04 ,0 ,("o 0,1.O.1 Dri 01 m01 0�. 02 03 D3' 04 0,$ 0;' 0,£'1,11}„1.D,19,2�, F OD.0D OD J10 a Did L7D DD 011 Ot Dl 01,0t D1 01 Dw2 0 Lt"x 0 04,L16 I'? 11 14,30`,'23i .. a O:D,DD,LiD ,OD.LID.0,D.00 ail..0,0,02 01 DA ,DA Al D.1 0.2.R2,1),2 ,OD DA, 0-4 AD pO'�,D` s'...%D 11,1t9� a. „ 2 ;.00, , O, P,t{ 'a0,OD,,01 ,Ot,t.1 t4 . , � , w4D,VO Oft,DD tD1„D0 0O:D,DG1 , , , r . 11 0 5 9 Ok $ 03,Op DD 03 10 tD0 0€ uD» DD OD 00 OD LD OD DO .01 .DJ 0 0hPa D2 D2D2.D a o.Dd!„qD,tTDDC;,tsO,(J:dt1,P0,LID tl'?O,DCn„Q,0gD0,61 „DI ,kiB ,[F1,05 ,D.i fi0d,02,D2,011,kPa Lt't.02;01' ."D3-,"�8D A.QI D� O.D 0.0 u 021.0@,DD.;0D 671[ Ov,D .0,11..0,0 DDr 0,D,651.„OLt..01 .0Y ,D,t.km Di a01 ,DL8 ,02„01 D2° 02,012.01,D2,0,2 ,0,1,04D,D,D,DD 06: r.011I i0 0.0 :DO,OD O,0,06 RPI:JW,0.4'T„DO 00 0,0:D0,U9 01 Dl,01 01 ,0,A .01 ,O I .01;0,1,v' 0, 'A,O2 m02'aoI GD,OD„a0 0,�: q d �.ao„00 DD..f)0 0a.00,OCd Zt6.D.0 OD,D.O.DD 0D,OD,0.0 ,6,t 01 ,GI OI OE,Li;t.D! E7s .01 D1 .0.1 Dt D9..Ofi 01 ,0.1 01 0.1 :,0,0.DpD.L1D .CID,DD DD D.L1 f3.fl.OD,DD D;D,00 G0.0,7„L14 ,DD,OO,D-l:01 01 0;1 01 0.1 G1 0I,0,1 ,f3t O1y0Ej 0R O;D1 zu,00.. dw0.D,04 D7 ,Ov OD OD O0'Dt),'DO DPO. 09 DD,OO.00 '03 00,00RUC 0€,a-[ O1 '0A'pi ,01 ,7;t. DYO'1 40 DD , ..a ..< a __ _ . . ._ -__ _ .. .� 4d fD a-ss_. ._�-----_.--.a_--.a--...---a 'Study performed by WE Enginece6rsg,P.C. LTARcHiTEcfis MIE EngOeenng,P.C. 1^ h ti Y 4 t $riC".15&'Ut3d D4NCIfx @t—bM.nd F.S'W-1—DRw— r %,,.re uxt,k:1L'12 NV 7rd"Mi k, wd RmfP tar Nd Vwk 14&%, k-., 1xM3 m,x.A hWt— Tcf,',&',29fl.,590 i r 545 1d 0233 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 I 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 (C20 1)", "Site Utility Demolition Plan(C202)", 'Site Layout Plan Alternative Curb Line (C30 1)", "Grading and Drainage Plan (C302)", "Site Utility Plan (C303)", "Erosion and Sediment Control Plan (C401)", and "Site Utility Details (C50 1)"all dated 11/18/19 and "Work Zone Traffic Controls (C60 1)"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 R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� 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:' • 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. • Groundwater will be a factor during the construction phase of this project and needs to be considered during the design phase. Contractor will need to include groundwater control operations for this project. • Due to the proposed depth of construction,support of excavation will be required..These systems should be designed by, an experienced licensed NYS professional engineer. We do 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. 1 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III ✓q OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 C�9PQRAtE� 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 report 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. 2 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� 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: • Misting or fog spraying the site to minimize dust; • Maintaining crushed stone tracking pads at all entrances to the construction site; • Re-seeding disturbed areas to minimize bare exposed soils; • Keeping roads clear of dust and debris; • 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 alder 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( inus 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 fagade 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. 3 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� 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 comer,°'(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 some 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: • Pertaining to#1 above: Maintaining the height on College Ave with a stepback and color change • Pertaining to#2 above: Use of brick cladding on both the base and upper stories • Pertaining to#3 above: This is not addressed in the design,the upper stories are brick and there is no separation between the buildings. • Pertaining to#4 above: The basic rhythm of the buildings is continued through window size and placement on the College Ave -facing facade. 4 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III ✓q OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� 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 fagade consistent with the existing structures along the east side of the 400 block of College Avenue. d. Reference to the fenestration pattern along the east side of the 400 block of College Avenue. e. Thoughtful integration of certain design elements from the current building (e.g. the lion's head and/or Greek cross medallions). 5 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III h OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� 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. • 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"; 'T Step Back Precedents(two sheets)',"5'Stepback Plan View', " stepback Plan View". and "12'Stepback Plan View"all dated November 2019 and "T 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 T 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. • A meaningful break between the fagades of 409 and 411- 15 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. • 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 • 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. • 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 lover 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. + 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. • Historic American Building Survey(NABS)-level recordation of 411 and 413-15 College Avenue by a historic preservation professional specializing in the documentation historic buildings. 6 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III ✓q OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� 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. • 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. • 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, pblically accessible area on the north elevation. It also suggests installing contemporary interpretations of the historic medallions on the College Avenue facade, 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. • 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, ILP'C, 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 stepack 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. 7 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� 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: • 6/1/2020: abatement, duration 3 weeks • 7/1/2020: demolition, duration 3 weeks • Foundation and Building envelope: August 2020—January 2021 • Certificate of Occupancy: 7/30/2021 A preliminary Construction Logistics Plan and Work Zone Traffic Control Plan were submitted to the City Planning and Engineering Departments during their regularly scheduled PCC on December 10th. Summary of the preliminary plan: 8 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 C�9PQRAtE� Road &Sidewalk Closures • Oak Avenue Eastbound will be closed to traffic during the duration of the project • 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 • Sidewalk closures along Oak Avenue and College Avenue will be proposed Construction Traffic Routing Plan • 18-wheel truck traffic plan • 18-wheel truck deliveries will enter the jobsite via Oak Avenue Westbound from 366 (Potentially via Elmwood Avenue,to be coordinated with City scheduled projects) • 18-wheel trucks will leave the site on College Avenue. Exiting path of 18-wheel vehicles on Campus Drive is under review and will be coordinated with TCAT,the City and Cornel • Up to two 18-wheel trucks are anticipated per day • 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 • The project will provide detour signage as requested by the City Construction Site Plan • 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 • Crane staging will be located within the construction site • 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. • 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. • Flaggers will be provided to direct construction vehicles leaving the site • Contractor parking will be offsite • 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: • Provide a crosswalk and ADA ramps on Oak Avenue, north of the construction fence to divert pedestrians to the north side of Oak Avenue 9 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� • 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. • 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. • 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. • Overhead protection and egress will be installed and maintained at the 409 entrance when occupied Coordination with City scheduled projects • 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 • Meetings with the City, TCAT and Cornell University will be scheduled to review the proposed plans and coordinate with these organizations • 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: 10 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III ✓q OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� • 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. 11 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 C�9PQRAW� • All exterior wall types exceed the 2020 Draft Energy Conservation Construction Code of NYS.The code minimum for the thermal envelope of a metal framed building in climate zone 6 is R13 in the wall cavity and R7.5 Continuous insulation.The designed assembly for the project contains R13 in the wall cavity and R11.4 Continuous insulation.This represents an improvement of 20% over the code minimum. • Each of the 56 dwelling units will utilize a two pipe heat pump system for space heating and cooling (3 points per the August 2019 Ithaca Energy Code Supplement draft).The water supplied to these heat pumps will be from an electrically fired hot water Boiler.The heat rejection for the cooling system will be from electrically powered evaporative cooling tower and will not utilize fossil fuels. • Domestic Hot water will be supplied by Electric water heaters and will not utilize fossil fuels. Heat pump style water heaters will not be utilized as the building;is designed to supply domestic hot water from a centralized system and heat pump technology does not allow for this. • The project will utilize energy recovery technology to pre-condition fresh outdoor ventilation air. An electric heating coil will be used for pre-heating of the outside air. • Individual dwelling units will be supplied with Electric cook top stoves • The building will not utilize natural gas for any of the heating and cooling loads.While the tenant for the first floor space has not yet been identified,:there is an expectation that this tenant will provide a food service and will require a natural gas supply for a kitchen. • Building utilizes an efficient shape.The overall building gross square footage is 52,928 and has a (wall+roof)/floor area ratio of.64.This qualifies for 1 point per the August 2019 Ithaca Energy Code Supplement draft • The project is located within Collegetown which meets the criteria for a walkable site.This qualifies for 1 point per the August 2019 Ithaca Energy Code Supplement draft. • The project will,provide a density that exceeds 7 dwelling units in an acre.This qualifies for 1 point per the August 2019 Ithaca Energy Code Supplement draft • The project will utilize highly efficient LED lighting throughout • We have calculated the average square footage of the apartment units and compared it to table 3 in the August 2019 Ithaca Energy Code Supplement draft. 54 of the 56 apartment units in the project meet or exceed the square footages prescribed in table 3.A breakdown of those calculations can be found below. 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) 12 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 C�9PQRAtE� 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 ITH COMMUNITY PLANS The project is in the U-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 insubstantial compliance with the Collegetown Design Guidelines. CONSISTENCY WITH COMMUNITY CHARACTER 13 City of Ithaca FULL ENVIRONMENTAL ASSESS FOR —Part III E ©�W. 272 1 ProjectName: Mixed Use Student Housing-411- 15 College Ave U' ® S. Date Created: October 30, 2019 Updated December 17,2019&January 22,2020 SAtE� 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 y: Lisa Nicholas, Deputy Director of Planning,AICP 14 STREAM COLLABORATIVE arr- January 15, 2O2O Planning Department and Board Members, The following additional information for 126 College Ave can be found in this packet: Updated FEAF (att8Ch8d) Response to the engineers comments (b8|om) Response tO the TO Energy addendum (attaChed) Sincerely, NoahOerR8rest Principal fCEO Response tD engineers comments: • The project team is in the process of coordinating 8 meeting to discuss the construction schedule and how it works around already planned work in that area. • We agree that the covered bike parking location is not ideal in some ways. But vvedo not foresee that many bikes actually being used on regular basis. Most students vve|k to campus. Bikes being used more intermittently are being provided a much more secure storage |0c8tiOO with this deSigD, rather than a covered OUtdOO[ location. And there are additionally 4 spaces for biking parking outside the front entry for guests and tenants that may bike On a regular basis. 126 College Ave - 1 Full Environmental Assessment For Part l -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 applicant or project sponsor to verify that the information contained in Part I is accurate and complete. A.Project and Applicant/Sponsor Information. Name of Action or Project: 126 College Ave Project Location(describe,and attach a general location map): 126 College Ave, Ithaca NY Brief Description of Proposed Action(include purpose or need): Demolition of existing house. New build of a 4 story,5 unit,27 bedroom facility Name of Applicant/Sponsor: Telephone:607-269-7300 126 C-Town LLC(Visum Development) E-Mail: laura@visumdevelopment.com Address:119 S Cayuga Street,Suite 301 City/PO:Ithaca State:NY Zip Code:14850 Project Contact(if not same as sponsor;give name and title/role): Telephone:607-216-8802,x711 STREAM Collaborative-Craig Modisher E-Mail: Craig@streamcolab.com Address: 108 W State Street,2nd Floor City/PO: State: Zip Code: Ithaca NY 14850 Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO: State: Zip Code: Page 1 of 13 FEAF2019 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) Application Date Required (Actual or projected) a. City Counsel,Town Board, ❑Yes❑No or Village Board of Trustees b. City,Town or Village ®Yes❑No City of Ithaca Planning Board-Site Plan Review 12/20/19 Planning Board or Commission c. City,Town or ❑Yes[:]No Village Zoning Board of Appeals d. Other local agencies ❑YesE3No e. County agencies ❑YesE3No f. Regional agencies ❑YesONo g. State agencies ❑YesF-lNo 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.I.Planning and zoning actions. Will administrative or legislative adoption,or amendment of a plan,local law,ordinance,rule or regulation be the ❑Yes❑No only approval(s)which must be granted to enable the proposed action to proceed? • If Yes,complete sections C,F and G. • If No,proceed to question C.2 and complete all remaining sections and questions in Part 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): Page 2 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. YesE]No If Yes,what is the zoning classification(s)including any applicable overlay district? CR-4 b. Is the use permitted or allowed by a special or conditional use permit? El Yes❑No c.Is a zoning change requested as part of the proposed action? ❑Yes❑No If Yes, i. What is the proposed new zoning for the site? CA.Existing community services. a.In what school district is the project site located?Ithaca City Public Schools b. What police or other public protection forces serve the project site? Ithaca Police Department c.Which fire protection and emergency medical services serve the project site? Ithaca Fire Department d.What parks serve the project site? none D.Project Details D.I.Proposed and Potential Development a. What is the general nature of the proposed action(e.g.,residential,industrial,commercial,recreational;if mixed,include all components)? residential b. a. Total acreage of the site of the proposed action? o9o8 acres b. Total acreage to be physically disturbed? .08 acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? .0908 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 ONO If Yes, i. Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if mixed,specify types) ii. Is a cluster/conservation layout proposed? ❑Yes❑No iii. Number of lots proposed? iv. Minimum and maximum proposed lot sizes? Minimum Maximum e.Will the proposed action be constructed in multiple phases? ❑Yes❑No i. If No,anticipated period of construction: 8 months ii. If Yes: • Total number of phases anticipated • Anticipated commencement date of phase 1 (including demolition) month year • Anticipated completion date of final phase month year • Generally describe connections or relationships among phases,including any contingencies where progress of one phase may determine timing or duration of future phases: Page 3 of 13 f.Does the project include new residential uses? Yes❑No If Yes,show numbers of units proposed. One Family Two Family Three Family Multi le Family four or more Initial Phase At completion of all phases 5 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 It.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?excavation for foundation ii. How much material(including rock,earth, sediments,etc.)is proposed to be removed from the site? • Volume(specify tons or cubic yards): 300+/-CY • Over what duration of time? 2 weeks iii. Describe nature and characteristics of materials to be excavated or dredged, and plans to use,manage or dispose of them. top and subsoil iv. Will there be onsite dewatering or processing of excavated materials? Yes No If yes,describe. v. What is the total area to be dredged or excavated? acres vi. What is the maximum area to be worked at any one time? acres vii. What would be the maximum depth of excavation or dredging? feet viii. Will the excavation require blasting? ❑Yes❑No ix. Summarize site reclamation goals and plan: b.Would the proposed action cause or result in alteration of,increase or decrease in size of,or encroachment ❑Yes❑No into any existing wetland,waterbody, shoreline,beach or adjacent area? If Yes: i. Identify the wetland or waterbody which would be affected(by name,water index number,wetland map number or geographic description): Page 4 of 13 ii. Describe how the proposed action would affect that waterbody or wetland,e.g. excavation,fill,placement of structures,or alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres: iii.Will the proposed action cause or result in disturbance to bottom sediments? ❑Yes ONo If Yes,describe: iv. Will the proposed action cause or result in the destruction or removal of aquatic vegetation? ❑Yes❑No If Yes: • acres of aquatic vegetation proposed to be removed: • expected acreage of aquatic vegetation remaining after project completion: • purpose of proposed removal(e.g.beach clearing,invasive species control,boat access): • proposed method of plant removal: • if chemical/herbicide treatment will be used, specify product(s): v. Describe any proposed reclamation/mitigation following disturbance: c. Will the proposed action use,or create a new demand for water? ❑Yes[-]No If Yes: i. Total anticipated water usage/demand per day: 2700 gallons/day ii. Will the proposed action obtain water from an existing public water supply? [Z]Yes❑No If Yes: • Name of district or service area: City of Ithaca • Does the existing public water supply have capacity to serve the proposal? m Yes❑No • Is the project site in the existing district? ®Yes❑No • Is expansion of the district needed? ❑Yes❑No • Do existing lines serve the project site? ®Yes❑No iii. Will line extension within an existing district be necessary to supply the project? ❑Yes❑No If Yes: • Describe extensions or capacity expansions proposed to serve this project: • Source(s)of supply for the district: iv. Is a new water supply district or service area proposed to be formed to serve the project site? ❑Yes❑No If,Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • Proposed source(s)of supply for new district: v. If a public water supply will not be used,describe plans to provide water supply for the project: vi.If water supply will be from wells(public or private),what is the maximum pumping capacity: gallons/minute. d.Will the proposed action generate liquid wastes? m Yes❑No If Yes: i. Total anticipated liquid waste generation per day: 2700 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): sanitary waste water iii. Will the proposed action use any existing public wastewater treatment facilities? Yes No If Yes: • Name of wastewater treatment plant to be used: City of Ithaca • Name of district: College Town • Does the existing wastewater treatment plant have capacity to serve the project? ❑Yes❑No • Is the project site in the existing district? W]Yes❑No • Is expansion of the district needed? ❑Yes❑No Page 5 of 13 • Do existing sewer lines serve the project site? OYes[:]No • Will a line extension within an existing district be necessary to serve the project? E]YesONo If Yes: * Describe extensions or capacity expansions proposed to serve this project: iv. Will a new wastewater(sewage)treatment district be formed to serve the project site? E]YesE]No If Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: 0 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 E]Yes E]No sources(i.e. ditches,pipes,swales,curbs,gutters or other concentrated flows of storrnwater)or non-point source(i.e. sheet flow)during construction or post construction? If Yes: i. How much impervious surface will the project create in relation to total size of project parcel? -Square feet or acres(impervious surface) - Square feet or acres(parcel size) ii. Describe types of new point sources. 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)? • If to surface waters,identify receiving water bodies or wetlands: • Will stormwater runoff flow to adjacent properties? El Yes[]No iv. Does the proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? El YesEl No f. Does the proposed action include,or will it use on-site,one or more sources of air emissions,including fuel OYesE]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) generator and equipment during construction 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, E]YesE]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 E]Yes E]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: 0 Tons/year(short tons)of Carbon Dioxide(CO2) 0 Tons/year(short tons)of Nitrous Oxide(N20) 0 Tons/year(short tons)of Perfluorocarbons(PFCs) a Tons/year(short tons)of Sulfur Hexafluoride(SF6) 0 Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons(HFCs) 0 Tons/year(short tons)of Hazardous Air Pollutants(HAPs) Page 6 of 13 h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, Yes❑No landfills,composting facilities)? If Yes: L 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 ❑YesO 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/day and type(e.g.,semi trailers and dump trucks): iii. Parking spaces: Existing 2 Proposed 0 Net increase/decrease -2 iv. Does the proposed action include any shared use parking? ❑Yes❑No v. If the proposed action includes any modification of existing roads,creation of new roads or change in existing access,describe: vi. Are public/private transportation service(s)or facilities available within 1/2 mile of the proposed site? ®Yes[]No 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 proposed action: ii. Anticipated sources/suppliers of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/local utility,or other): iii. Will the proposed action require a new,or an upgrade,to an existing substation? ❑Yes❑No 1.Hours of operation. Answer all items which apply. i. During Construction: ii. During Operations: • Monday-Friday: 7-5 • Monday-Friday: • Saturday: • Saturday: • Sunday: • Sunday: • Holidays: • Holidays: Page 7 of 13 m.Will the proposed action produce noise that will exceed existing ambient noise levels during construction, 0 Yes E]No operation,or both? If yes: i. Provide details including sources,time of day and duration: typical tools such as saws and nail guns during regular operating hours ii. Will the proposed action remove existing natural barriers that could act as a noise barrier or screen? El Yes E]No Describe: n.Will the proposed action have outdoor lighting? 0 Yes E]No If yes: i. Describe source(s),location(s),height of fixture(s),direction/aim,and proximity to nearest occupied structures: sconces on the building,next the exterior doors,pointed down ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen9 El Yes E]No Describe: o. Does the proposed action have the potential to produce odors for more than one hour per day? E]Yes E]No If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest occupied structures: p. Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) El Yes E]No or chemical products 185 gallons in above ground storage or any amount in underground storage? If Yes: L Product(s)to be stored ii. Volurne(s)_ per unit time_ (e.g.,month,year) iii. Generally,describe the proposed storage facilities: q.Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, El Yes E]No insecticides)during construction or operation? If Yes: i. Describe proposed treatment(s): ii. Will the 2roposed action use Inte�rated Pest Mana�ernent Practices? El Yes E]No r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal 0 Yes E]No of solid waste(excluding hazardous materials)? If Yes: i. Describe any solid waste(s)to be generated during construction or operation of the facility: • Construction: tons per (unit of time) • Operation : 4 cans tons per week (,unit of time) ii. Describe any proposals for on-site minimization,recycling or reuse of materials to avoid disposal as solid waste: • Construction: • Operation: Tompkins County recycling program iii. Proposed disposal methods/facilities for solid waste generated on-site: • Construction: • Operation: trash pick up weekly Page 8 of 13 s. Does the proposed action include construction or modification of a solid waste management facility? ❑ Yes❑ No If Yes: i. Type of management or handling of waste proposed for the site(e.g.,recycling or transfer station,composting,landfill,or other disposal activities): ii. Anticipated rate of disposal/processing: • Tons/month,if transfer or other non-combustion/thermal treatment,or • Tons/hour,if combustion or thermal treatment iii. If landfill,anticipated site life: years t.Will the proposed action at the site involve the commercial generation,treatment,storage,or disposal of hazardous❑Yes❑No waste? If Yes: i. Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility: ii. Generally describe processes or activities involving hazardous wastes or constituents: iii. Specify amount to be handled or generated tons/month iv. Describe any proposals for on-site minimization,recycling or reuse of hazardous constituents: v. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? ❑Yes[]No If Yes:provide name and location of facility: If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: E. Site and Setting of Proposed Action E.I.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 Current Acreage After Change Covertype Acreage Project Completion (Acres+/-) • Roads,buildings,and other paved or impervious 0406 .0451 +.p045 surfaces • Forested • Meadows,grasslands or brushlands(non- .0502 .0457 -.0045 agricultural,including abandoned agricultural) • Agricultural (includes active orchards,field,greenhouse etc.) • Surface water features (lakes,ponds, streams,rivers,etc.) • Wetlands(freshwater or tidal) • Non-vegetated(bare rock,earth or fill) • Other Describe: Page 9 of 13 c.Is the project site presently used by members of the community for public recreation? E]Yes[--]No i. If Yes: explain: d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals,licensed E]YesE]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? E]YesMNo If Yes: i. Dimensions of the dam and impoundment: • Dam height: feet • Dam length: feet • Surface area: acres • Volume impounded: gallons OR acre-feet ii. Dam's existing hazard classification: W. 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, E]YesE]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? E]YesE] No 0 If yes,cite sources/documentation: ii. Describe the location of the project site relative to the boundaries of the solid waste management facility: W. 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 E]YesE]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 E]YesE] 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 F—]Yes[--]No Remediation database? Check all that apply: 0 Yes—Spills Incidents database Provide DEC ID number(s): El 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 database9 [:]Yes[:]No If yes,provide DEC ID number(s): iv. If yes to(i),(ii)or(iii)above,describe current status of site(s): Page 10 of 13 v.Is the project site subject to an institutional control limiting property uses? El Yes❑No • If yes,DEC site ID number: • Describe the type of institutional control (e.g.,deed restriction or easement): • Describe any use limitations: • Describe any engineering controls: • Will the project affect the institutional or engineering controls in place? ❑Yes❑No • Explain: E.2. Natural Resources On or Near Project Site a.What is the average depth to bedrock on the project site? 10 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: unsurveyed area % d.What is the average depth to the water table on the project site? Average: not known feet e.Drainage status of project site soils:❑ Well Drained: %of site ® Moderately Well Drained: 100%of site ❑ Poorly Drained %of site f.Approximate proportion of proposed action site with slopes: ® 0-10%: 3 %of site ® 10-15%: 50 %of site ® 15%or greater: 20 %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 regulated wetland and waterbody on the project site,provide the following information: • Streams: Name Classification 0 Lakes or Ponds: Name Classification • Wetlands: Name Approximate Size • Wetland No. (if regulated by DEC) v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired ❑Yes❑No waterbodies? If yes,name of impaired water body/bodies and basis for listing as impaired: i.Is the project site in a designated Floodway? ❑Yes❑No j.Is the project site in the 100-year Floodplain? ❑Yes❑No k.Is the project site in the 500-year Floodplain? ❑Yes❑No 1. Is the project site located over,or immediately adjoining,a primary,principal or sole source aquifer? ❑Yes❑No If Yes: i. Name of aquifer: Page 11 of 13 in. Identify the predominant wildlife species that occupy or use the project site: n. Does the project site contain a designated significant natural community? ElYesE]No If Yes: i. Describe the habitat/community(composition,function,and basis for designation): ii. Source(s)of description or evaluation: iii. Extent of community/habitat: • Currently: acres • Following completion of project as proposed: acres • Gain or loss(indicate+or-): acres o.Does project site contain any species of plant or animal that is listed by the federal government or NYS as Yes[:]No endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species? If Yes: i. Species and listing(endangered or threatened): Rusty-patched Burnble Bee,according to the DEC Mapper p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of 9]YesE]No special concern? If Yes: i. Species and listing: Gray Petaltail(dragon fly),according to the DEC Mapper 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 E]YesE]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? E]YesE]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 E]YesE]No Natural Landmark? If Yes: i. Nature of the natural landmark: El Biological Community El 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? E]YesE]No If Yes: i. CEA name: ii. Basis for designation: W. Designating agency and date: Page 12 of 13 e.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district 0 Yes❑No which is listed on the National or State Register of Historic Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? If Yes: i. Nature of historic/archaeological resource: El Archaeological Site Historic Building or District ii. Name:The East Hill Historic District is on Orchard Place,which is about a block from the site 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. Is the project site within fives miles of any officially designated and publicly accessible federal, state,or local ❑Yes❑No scenic or aesthetic resource? If Yes: i. Identify resource: ii. Nature of,or basis for,designation(e.g.,established highway overlook,state or local park, state historic trail or scenic byway, etc.): iii. Distance between project and resource: miles. i. Is the project site located within a designated river corridor under the Wild,Scenic and Recreational Rivers ❑Yes❑No Program 6 NYCRR 666? If Yes: i. Identify the name of the river and its designation: ii. Is the activity consistent with development restrictions contained in 6NYCRR Part 666? ❑Yes❑No F.Additional Information Attach any additional information which may be needed to clarify your project. If you have identified any adverse impacts which could be associated with your proposal,please describe those impacts plus any measures which you propose to avoid or minimize them. G. Verification I certify that the information provided is true to the best of my knowledge. Applicant/SponsorName Noah Demarest Date 1/15/20 Signature Title Architect PRINT FORM Page 13 of 13 126 College Ave Conformance with Tompkins County Energy Recommendations for New Construction 1. Energy Star. • The project will include water fixtures that meet EPA's Water Sense requirements. • All permanent appliances will be Energy Star rated. 2. Heat Pumps. • Air sourced heat pumps will be used throughout the building. • Electric water heaters will be used 3. Renewables. • 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. • The building has been designed with a window-to-wall ratio of less than 25%. • The overall building shape is simple, optimizing the efficiency of the building envelope. • 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 • LED lighting will be used throughout the project • Occupancy sensors will be used in common areas and photo sensors will be used for exterior lighting. STREAM COLLABORATIVE architecture + January 20, 2019 landscape architecture dpc Planning Department and Board Members, Attached are the additional materials that I heard being requested at the PRC: communication from arborist regarding the trees communication from Jeanne Grace regarding the trees-City Forester communication from the neighbor regarding the trees (not requested but potentially helpful) College Town design review form Please see attached documentation. Sincerely, Noah Demarest AIA, RA, RLA, LEED AP Principal noah@streamcolab.com 60T216.8802 STREAM Collaborative architecture+landscape architecture dpc 108 W.State Street Ithaca, NY 14850 CONTACT: BUILDING PERMIT NUMBER: Lisa Nicholas, Deputy Director PLANNING DIVISION City ofIthaca 108 E.Green St.,3,d Floor DESIGN REVIEW APPLICATION APPUCANT: Name: STREAM Collaborative Title/Role: Architect Address 1: I08 w State Street, 2zzcl floor City, State, &Zip Address2: Code: Ithaca, NY I4850 Cell Telephone: 607-216-8802 Phone: E'Mai|: npab@etreamcoIab. 00m -- PROJECT DESCRIPTION -- Project Project Title: 126 College Ave Address: 126 College Ave �� U U U U Pn�ec1Type(c�ec�one)� ��Residentia| �� mmmercia| �� |ndustria| �� Institutional �� M|xed-Use Historic District or �� Project Location(check �� ecxone}� �oUegetown U Downtown mwntown U�� Landmark U�� Other Brief Project Description: remove existing structure and build a new 4 story, 5 unit, 27 bedroom residential building. -- QUICK APPLICATION CHECKLIST Item Application Form (completely filled out and signed) Colored Elevations Keyed to Building Materials Landscape Plan-|frelevant Information about building materials(samples should be brought to the Design Review meeting) E] Detail sheets and/or other materials that provide relevant design information 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:AWff.hightail.com,��dro�box.com,www.,gocEle.comLdrive,etc. You can also split documents into smaller parts and send multiple e-mails/files to:Inicholas@dtvoft�haca.or�and aharris2cityofithg�g�.or Applicant's Signature: Bysigning this application form,the applicant acknowledges City staff may visit the site in order tofully understand the proposed development. For properties within the Co|1egetown Design Guidelines Area, please continue to page 2. For properties within the Downtown Design Guidelines Area, please skip to page 5. Project Title: Project Address: [oUegetown Design Guidelines Design Review Application Priority Guidelines For properties within the [oUegeiovvn 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 Site Design Guideline# Guideline Met Not NA Brief description of how the guideline is met or why it is Met not met: SD.1 Orient a building to the main entry and facade face the street public realm. SD.2 Provide a physical Fxl El El landscaped walk connects the entry pedestrian connection and the public sidewalk between the sigh and the public realm. SD.7 If a surface parking area El El 2 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 El El Fx-1 that it is not visible from the public street. SD.17 Use landscaping to N F-1 El trees and shrubs help soften the screen a sensitive edge. sidewalk view of the entry SD.29 Minimize light spill onto Z 0 El "dark skies" lighting used on the adjacent properties and exterior, pointed down toward the sky. SD.31 Design a site to integrate El 1:1 El the walk out lower level works with and take advantage with the natural slope of the of existing topography. property SD.33 If in the Neighborhood [x] El F-1 the building is positioned on the Periphery, site a building site similarly to the surrounding to include side setbacks buildings in the range of those used for nearby traditional homes. 2w, Project Title: Project Add Building Design Guideline# Guideline Met Not NA Brief description of how the guideline is met or why it is Met not met: BD.1 Design the primary Z 1:1 El the primary entry is a bump in, with entrance to a building to the walks going directly to it be clearly identifiable. BD.2 Use an authentic, IRI El El the main entry points are on the functional entry on a street facing facade, and are very street-facing fagade. clear BD.5 Locate and space 12 1:1 El windows are stacked a uniformly windows to express a located traditional rhythm and create visual continuity. BD.6 Place a window opening windows are placed appropriately to correspond to an actual interior space. BD.7 Size and proportion a FX1 El F-I windows are sized within the context window to be in the of the average dimensions in range of heights and surrounding buildings widths of nearby traditional windows. BD.8 Design a window to select windows have thicker and more create depth and shadow developed trim work to break up the on a fagade. facade architecturally consistent with the overall architectural design and detailing of the structure in terms of form and BD.11 Use materials to convey El El EI multiple materials are being used a sense of human scale to help break up the facades and and visual interest. create interest and decrease the scalE BD.12 Use a material that is KI El 1:1 clapboard siding is traditional and compatible with the seen in many of the surrounding surrounding context. buildings BD.13 Use a high quality Z F] F fiber cement siding is durable and material that is proven low maintenance 3wr Project Title: Project Add Building Design (Continued) Guideline# Guideline Met Not NA Brief description of how the guideline is met or why it is Met not met: BD.19 Consider including a ZI El El this building meets many of the goals building design feature of the Tompkins County Energy that conserves energy. Recommendations BD.24 Design a ground floor to F�I E] E] the landscaping, materials, and engage the public realm articulation should create an and provide visual interesting entry and ground floor interest for pedestrians. BD.2S Use a combination of Fx-] El F� the recess on the front facade, along "fagade articulation" and with the multiple materials being 11massing variation" used, help achieve these goals methods to reduce the perceived and/or actual mass and scale of a Secondary Guideline_ 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 me( if applicable. Please indicate which secondary guidelines have been met by the project and how, and attach additional pages asnecessary. Guideline# Guideline Met Not NA Brief description of how the guideline is met: Met El El F-I El F-I El El F-I El "w, Thompson Tree and Crane Serm* ce LLC 3053 Dubois rd Ithaca NY 14850 (607)5921686 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 TV STREAM CraigModisher<cri stre cola .co > COLLABORATIVE 126 College Ave Jeanne Grace <JGrace@cityofithaca.org> Mon, Nov 25, 2019 at 3:44 PM To: Lisa Nicholas <LNicholas@cityofithaca.org> Cc: Craig Modisher<craig@streamcolab.com> Lisa, Last week I meet with Craig (cc'ed)from STREAM to look at the proposed work for 126 College ave. He said the Planning Board had expressed interest in preserving the row of spruce trees along the back of the property line. He got some advise from an arborist and asked me to take a look to consult on that advise. I do agree with the comments from the arborist he spoke with. With the plans as drawn, retaining those trees would not be feasible. To preserve those trees I would suggest 16-20 feet of undisturbed area from the base of the tree. The construction of the retaining wall behind the new building will cause too much disturbance close to that row of trees. In addition, the sewer main is runs parallel near the row of trees (see attached screen shot)so there will be disturbance in connecting the new building to that line in addition to any other construction disturbance. The only way to responsibly preserve these trees would be to have the new building not extend back much further than the existing building, with the creation of the retaining wall on top of the existing slope of the backyard. The sewer tie in would have to be done rather stratigically too. The row of spruce appeared to be in good condition, but to me don't seem to be significant enough to warrant changing the whole building design, unless preserving canopy in general is a very strong interest for the planning board in this area. Craig also mentioned a row of poplar trees to replace the spruce. I am assuming he meant one of the columnar poplar varieties. I would urge you to ask them to consider an alternative species. The poplars do grow quickly but they tend to be very short lived, starting to decline with in 20-30 yrs of planting. Jeanne Fro : Craig Modisher [craig@streamcolab.com] Sent: Wednesday, November 20, 2019 1:54 PM To: Jeanne Grace Subject: 126 College Ave [Quoted text hidden} ------------- 126 College sewer location.docx 211 K r 126 d 9# t J 4nF+3 ?p d 3e C C. I 11/26/2019 modernlivingrentals.com Mail- 126 college ave 0 Chris Petrillose<chris@visumdevelopment.com> MODERN LIVING RENTAL$ —AFFORDABLE LUXURY- ........................................................................------------------------------------------------------------------------------------------------------------ ------------------ 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? "A_ c. bh V V V V Thanks, Chris Petrillose VP of Development&Operations,Visurn Development Group V I S U M (607)227-2040 1 chris@visumdevelopment.com www.visumdevelopment.com ............ ------------------- Chris Petrillose <chris@visumdevelopment.com> Mon, Nov 25, 2019 at 1:19 PM To: angiechen933@gmaii.com Bcc: Laura Mattos <Iaura@visumdevelopment.com> Hi Angie, I hope you had a great weekend. I wanted to touch base about the trees for 126 College Ave. Thanks, https://mail.google.com/mail/u/l?ik=133dfd677c&view=pt&search=all&perii-ithid=thread-a`/o3Ar-2076229969434338796&sijTipl=msg-a`/�3Ar-52037720591415333... 1/2 /uz000n modernlivingrentals.comMu 126 college ave Chris Petr}ose VP of Development Q Operations,§aum Development Group V I S U M y607 227-2040 1ohda@visumdeve|opment.00m www.vieumdeve|opman1.com | �� | �� [Quoted text hidden] Angie Chmn <angieohen833@gmai|.com> Mon, Nov 25. 2U1Qat11:47PK4 To: Chris Pmtri||oee <chrio@viaumdmvo|opment.00m> 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. Beot, Angie Sent from myiPhonm On Nov25. 2019. at 1:20 PM, Chris Petri||ose <chrim@vieumdeve|opment,cmm>vvrote: Hi Angie, | hope you had a great weekend. | wanted to touch base about the trees for 12GCollege Ave. Thonkm, Chris PetrKftse VPof Development&Operations,Vimum Development Gmup V I S U M (007)227-20401ohha@vioumdave|opment.00m www.vimumdeve|upmenL.oum 0n Fri, Nov 22. 201Qat1O:128M Chris PetriUooe <ohhs@viuumdeve!mpment.00m>wrote: Hi Angie, Thank you for meeting with meun Wednesday ho discuss our project edi2Gcollege ave. Based onour conversation, you would like b> have the trees located next 1u 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 atall. Can you please confirm vve are on the same page with this? | [Quoted text hidden] httrsmmxueooa/n.mmunuum/|rix=}»amuo77u&viu°=»/&scwuh=al|&nermmu=mreuu-x%aa,m7ozzYo*v434ssu7vomo/mp|=mosumsxr5zo»77zozowoo»a. . z/z 04 k l� ---------- Board of OW ni peals Notice of Appeal APPEAL #3 1,50 232-236 DRYDEN Appeal of SITU',,AM. Collaborative on behalf of the vvner Lux Ithaea Holdings, LI C for area variance ,from Section 325-8, Column 10, Percentage of Lot Coverage by Buildings and Column; 14/1 , bear Yard,requirements of the Zoning Ordinance. The applicant proposes to construct a t ur story -anit ap rtnaent building at the property located at 232-236 Dryden Road. The property has two existing building on the Marcel rnrd the applicant NVOUld_like to construct a third building on tlae eastern portion of land, between Dryden Road and Suirunit, venue, to be knownas 238 Dryden, Road. The two existing buildings on the property occupy 48.7 % of the lot coverage and adding the third building will increase the lot covet-age by buildings to 55.29% of the 0% permitted by the ordinance. Due yre to the limited depth of this portion of the property, the new building will be deficient in the rear yard, having 10'-7" of the 20 feet required by the ordinance. ,;variance was previously granted, on October 1, 201 ttrr the percentage of lot coverage and rear: yard requirements for the proposed building. flowe-ver,the building has singe been reconfigured to acconir odate a Fire l epart rent access area which encroaches into the rear yard. Therefore, the aliplicant now seeks new area variances-For~the reconfigured building. The property is located in a,CR-4 use district in which the proposed nse is permitted. floxArever, Section 325-38 requires that an area varlance be granted before a building perr it is issued. new 1/21/20 2o City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZ A-3150 .Address 232-236 Dryden Road, Use District C RA Date, 2/4r`22020 Applicant. Lux libawa Holdings LLCl Owner Lux Ithaca 14oldings L L Application Type ,ATeat Variance C It"iaztf riamtter M' r 4 5 Cr 9 ttt 11 12 R3 14/15 Rear yard: %nof'deptl Street Off-Street Lai.Vv'dt�tlm Nuimtle€ f tl ithciit %Column Title Use ��. r�.Use. L713 L. rrf L.r'at Co\,er'a c Prom Yard Side Yard Other Side 5'artl c number ar of tees, s intST urn Parking Loading< (Sq Feet) (Feet) Stories Peet av=hieheterisfess` Building Height Existing ?-Llldgs. Cnn€trtion and Existing 0 33864 132,19 4 401-10" 4&7% 101, 13.9' to, 20 Use Condition District Row None 511°r`r,Bldg. House-0' ROW Llratt e-Cl' 2Ca%cat'20' 2 'Min, Regulations for '� ' a�5 �; 1Ct Required 25=�a Green All tethers whichever is less ?Stories fin. 13tistErtg y✓1nitrple .flt1(1 41111 C)tRmers_5 Nvrs-Conforming Conditions OK ;�/ TL'N4P-0K< OR C1,K OK OK: OK OK OK OK OR N/A Prti tvsed Proposed 8 Unit Multiple Condition and/or or {3-131dgs; 0 33864, 132.1 4 44'4" . 9% 10, Y+ 5' 10-T' a- Usa l'otaal i District [�crw lots=House-t1' None 50%Bldg, House-0, Cl ro-or 20 f1 it�lin. 1gtrla4irmS for 1]ltl 4 15 10' Required 5 a Cireen All Others whichever is less 2 Stories tin. Proposed Multiple 10,500 4fl � all Others--,' Non Cenforrnrng Conditions OK N/A TDMPaCbK N/A OR, OK 0K OR liar , OK OK OK 1; �'" OK proposed C R-4 1=''t3liM BASE Rls, tlJlRENIF I"I'S - Floor Height Parking Setback Printary,Stroctare Roof' C ccmltrrtrrr Thle StMttir€Typc Doors Entries Street Upper Lurking Parches SpacingStreet Facade Level Stories Garage S pace Length Proposed Condition Primary t. 10'-6"" 10'-6" Recessed entry, 15, 39' Flat Functioning entry:on street-facing 20'ratan. Front Porch, Ro f-lo ase: District faVade l ruin, from Atfrrartt Str"trp t�or5 Min,between too, Regulation for Primary Corner lots: I functioning entry on 9'min: Vmin. primary structure All Cltlaer.45' Bitched car Plat Roof is Allowed Proposed street facing faadc 1rtriaed fagade. Brant fapade Recessed entry on the satiate parcel Blank Wall: 8' Max, Note Non- C onfon—ning OK OK OK OK N/A N/A OK OK OR OK Conditions> I'mptrsal I`he Applicant was granted a variance for both%of Lot Coverage and(tear Yard in October 2019. ,l-towever.,the:footprint of the building was modified to-allow for better Lire Department access: "I"he variance request for fit,lot coverage has increased slightly from the approved variance t55.1%in October`0191-55.29 G,requested). the variance r€raluest for rear Notes: yard is no 1 tl'-7°'a which is as smaller request than the approved 'r=y=ar l aapprovcd y variance in 301 9, >, llh V. »t` v re t —Third lour tth wca.,XY 14 5d9 690 pt 1t + = T 1 t."k l tt, 1N 1Tl f t' t tm FCthy MIC 1Wr,FA,(fP 1 NT Gino l..rwaatwer l„ tTesawael wet o�trtre twle Is tr°re"twar�w Rt49 -�.al r 55r v.. BO,kRO OF ZONING APPLALS (E APPPICA t I. TYPE OF. APPEA1 1.ISE VARIANCE.l I [ll1,1 11� l F� "I II � � 38763.� lRtett¢ltt.Dl S-IGN VARI,140" RECEIPT 4.• drw ;.r.r.pNF4V', writ Use Distriv,-CR-4 Owner's aitt e Lux Ithaca Holdings, LLC Newer"`s Address-, 1 S. Cayuga St, Suite 301 Chv: Ithaca tate� /i . 1,4850 Lux IthacaHoldings, L 11 Cayuga t, Suite 1 . ��p��l l.rr"sf";� ��: w~wwp�tw�l lt� �t"�; =c�a.�w�r ��r ('itN.. Ithaca state, fly 'i [w dw 1 latwrt607-269-7300 1 1 ttl todd@visumdevelopmenttorn . .- tta li ftcason for Appeal (sce— :onin Appeal 1'roce l srwn i-orinv f S. App ell twt 'cr�tificatlon- p, w_Ne rtitl' the lerliar•reterttcwtr .frtbrrrttped with the elppa°wtl is tt'rre to the best eal' rr.ly kncrrvl ea e re li p: cnid p 1a V(I WWI L110 crier twtrrrplarlr`ww°rth ("WY of hp oco zwir`rrg Or'alurwww:s e trritas their qpp v to this crpp eal torc°l. k1eciitrtr 325-40, describing- the p otr°e r.w cin l chvies rw "the B001�(1 gi�Zonit g,,I ppetilx�, I swi o t wwle!.�,ge' the ow-c ol'Zonhtiz 4ppeectit, r w.v virvil&v pwope°r•tr r 1,vp vc-0e,i"c1111,.p er-terat,s ac h y s,/I �. f lair ztbt<rclestw,yatl sl�i , tpwlall ;titters cs'lllt `cwtt01 lra Division t;r6'f` ra ar tosttlrr'rlssaeatt: / .pip ellant `'sl ,tlatur _ m STATE E F' I.W YORK ('01,JNTY OF 71-01VIPUNS L�,�,,Wy al C�-Iyltalj Nt,t-ttdt let this day wsl, � WPORT NTa Is CONIw LEM apithcations will be returned to vhe applic7andhe N , applicant vwAl leave to reapply. �.r r e�t 1If MOTHER rt�r AP�"R">OVAL is required t .g., Site Alan evie , S adavls , Ithaca, Landmark Presery tion omission Revimmw� , this applicatio + ely not be considered at the next scheduled BZA Gw~eeLiw date*: Iaaltirs l tf is If an apptication It submitted and subsequent LMANGrs are maple to the proposal/p,roject, a revised application will be required. The orv.lnal applIcatron wM not be considered a ptacehold r° for the original BZA hearing date_ Zoning Division staff writ also not remove contents from earki r MARISSA LEI H VIVENM applications two cornpl to a revised application. Applicants are responsible for Notary Pubk,Shia nr Now Y&rkt ensuring all information necessary for processing a Zoning Appeal is submitted ' . M63'l0 b c o applitattora rf acllarwo fora 3 ° 0 l$ is artn date. .`" Qualified 1n I'tutnp In orinl nlnlnla lnla EXPIMFebruary t t ., . *********Office use only 1. Ordinance Section(s) for the Appeal: Page 2 Zoninp, Ordinance Section bein g�gealed Sian Ordinance Section Maine Anvealed §325- 8 Column 10 and 14/15 §272- §325- §272- §325- §272- §325- §272- §325- mmm §272- §325- §272-_ 2. Application of SEQR determination: —Tyne t X I Type 2 .—Unlisted 3. Environmental Assessment form used: X Short Environmental Assessment Form --Long E'nvironmental Form Lead Agency Determination of Significance. Completed.by the Planning Division at preliminary hearing for SPR 4 revious appeal Z has, Ej has not, been made for this proposal-. Appeal No. 3136, dated 10/1/2019 Appeal No. dated Appeal.No. dated Appeal No, dated___,__, 5.Notes or Special Conditioim Appea,1 ,93136, area variance for%of Lot Coverage and Rear Yard, was granted by the BZA on 10/112019. Flowever, the proposed building was reconfigured to provide, better fire access. The applicant seeks a new variance for% of Lot Coverage and Rear Yard for the new layout of the building. 238 Dryden Rid STREAM COLLABORATIVE City of Ithaca,New York Date:12.11.2019 Project i '... The project involves the construction of a 4 story apartment building in the CR-4 Collegetonn form district, one a vacant portion of a 777 acre ( 3,365sf) lot shared with 2 other apartment buildings,The building will contain g dwelling units with 16 bedrooms., Site Improvements, The site is currently occupied by two newly completed four-story wood framed apartment buildings.The site plan for these was approved In June of 2017. There is additional open space and street frontage available on the property to dace one small building along Dryden Road,filling a gap in the streetscape and maximizing the housing potential of the lot. ZoningHance Requirements: The CR-4 form district has a 3500sf lot size minimum and 40' lot width minimum for multi-family, and allows buildings to cover 50 of their lot.There is a 25%greenspace requirement.The height allowance is 4 stories.and 45'above grade plane. There is a 10'front yard'requirement,5'side yard requirement,and 2 %or 20',whichever is less, rear yard requirements The minimum floor to door height is 'for residential uses, and upper floors must be ' floor to floor minimum. There is 45' fagade length maximum, a requirement for one functional entry on each street facing facade, and a front porch or recessed entry required at each functional entry: There is no automobile parking requirement for building code compliant structures when a TDM strategy is provided, The bike parking requirement is 1 per 5 bedrooms, Proposed conditions The proposed building;ww ill be one of 3 structures on a 33 65sf lot with 132' frontage on Dryden Road. When the Yd building is completed,the three buildings will cover 55.2%of the lot (185 sf)which will require a variance of 5.2%.The required green pace is 8,466sf, of which 75 (6,34 ,5sf) must be vegetative cover: Approximately 9,322sf of vegetative cover will be provided.The remainder of the site wilt be paved walkways or;retaining wall.The average grade plane is USGS 789.31,;allowing the building to top out at 834,30.The proposed building will be 4 stories in height with a flat roof and a building height of approximately 44'-S" above average grade plane, An architecturally integrated mechanical screen +/-6' nigh will also be placed In the center of the roof. This is ' lower than the allowable 9' screen height and meets all requirements of 32 -4 .25(1b). The basement contains an amenity space for use by all residents of the 3-building complex; The basement is not considered a story per NYS building code (average distance between floor above basement and Kavg grade plane is .36' and finished grade is 11.66' below first floor at the highest point), and is not considered a story per City code (basement ceiling is.73 ' below avg grade plane), a (see site plan and grade}Mane calculations).The building will comply with all required setbacks with one exception at the rear yard adjacent to Summit Ave'. on the easterly portion of the site plan this area will need a variance for a 1 'setback for a 15,- ,m wide portion of the proposed building. Floor to floor heights will be 10'-6"from the t"'through 4"'floors,and 11'-8" from 1 r"-floor to basement,The fagacle length on the primary street(address side) will be 39'-2",A'`functional entry accessing the amenity space will be provided on the Dryden Road fa ade.This entry is recessed 5` into the fagade'for a width of 11',An:apartment entry will be provided at the first floor level on the west fagade of the building. Four (4) bike parking spaces are required (16/5 =3.2). At least 4 spaces will be provided in a secure basement bike room, and 4 bike parking spaces wilt be provided outdoors at the Dryden Road amenity entry. Program The project proposes a total of R units in addition to those already approved: (g) 2-bedroom, I bath units for a total of 1 bedrooms,The mix of units and location will appeal primarily to student renters,The new building brings the total number of,units on,the site to,70,,and total number,apt bedrooms to 2 ., The basement level will have mail delivery, bike storage,a lounge,accessible restrooms and mechanical rooms.Trash will be accommodated t the existing screened dumpster area serving the -building complex, for titer Tile project has provided a Basic SWPPP to the City stormwater officer describing the proposed stormwater drainage and management improvements, and temporary erosion and sediment control measures in detail. in general, storm service for the new building will connect to the existing on-spte storm'sewer system which is connected to the City storm sewer collection system on Dryden Road. Runoff from Summit Avenue will drain to inlets north of the building and piped to a new buried sand filter practice to replace the existing bioretention filter practice on the site., Landscape A 'planting plan will be; developed to address the street edge, side and rear yards such that these spaces are a lush experience with interest throughout the seasons. Alt plantings will be selected to the naturally drought tolerant with no irrigation installed, and manual watering only required during the period of initial plant establishment.Strong consideration will be given for native or naturalized plants. Landscaping will be integrated with the previously approved plans. Several large trees and some brush exist on the slope where the building is proposed, These will be removed, however at least 3 new medium height decorative trees will be planted in the front yard along Dryden Road„ and a larger shade tree will be planted on the north side of the building in a lawn area.(see landscape plan Site Lighting Building mounted lighting will be installed at building entries-to allow,for safe access to,the building and-contribute to a, friendly night-time streetscape.All light fixtures will be sharp cart-off and dark-slay compliant Utilities and Energy; Water— A section of existing CS-inch City water main on the site, which is partially located within the footprint of the proposed building, will be removed and replaced with a new 8-inch ductile iron main. The new main will be routed around the west side of the building and will reconnect to the existing 1 -inch;main on Dryden Road, Water service to the building will be provided by a new 4-inch ductile iron service main connected to the new -inch main and will enter the building at the north end of the building. Improvements will include a new fire hydrant to be located near the northeast corner of 11 Summit Ave. Improvements with the Dryden right-of-way will be installed by the City DPW at cost to;the project: The system is supplied by the City of Ithaca distribution system from their East Hill pressure ,grid, Normal static water pressure service connection to the new main is approximately 65 psis I The average daily water demand for the new building is estimated to be approximately 800 gpd based on 16 proposed bedrooms and an estimated water use of 50 gallons per day per bedroom. The existing distribution system is believed to be more than adequate to supply the estimated domestic water`'demands. The available fire flows and residual pressures for the City system need to be determined but are expected to be adequate to,serve the building Sanitary Sewer- A section of existing 8-inch PVC City sanitary main, which currently serves 114 Summit Ave and 115 Summit Avenue and connects to the existing;main on Dryden Road, is partially located within the footprint of the proposed building and will need to be removed and replaced, The main will be disconnected upstream of the first existing manhole Toff Dryden Road and disconnected downstream of the third manhole off Dryden Road,, Disconnection will be made as directed by,,the City; 238 Dryden Road-2 of DPW, The existing manhole between these 2 points will be removed and the piping removed or abandonedi in place. Sanitary service for the new building will be provided by a new 6-inch PVC service with trap connecting to,the first existing manhole off Dryden Road utilizing the existing entrance for the main to be removed. The sanitary service for 112 Summit Ave is also connected to the first manhole and will remain undisturbed, Service piping for 114 Summit Ave and 109 Summit Avenue are currently connected to a third manhole on the site. To provide service to these two buildings, a new 8-inch PVC main will be installed starting at the third manhole and extending to the north where it will connect to a new manhole to be installed an an existing main on Oak Avenue at the Summit Avenue intersection, Upstream of the third manhole, a fourth existing manhole and sections of piping within the Summit Avenue right-of-way, which currently serve only 109 Summit Avenue, will also be removed. Replacement will include a cleanout at the right-of- way line and new 4" PVC lateral connecting to the new 8-inch main north of the third manhole. The sanitary work will be sequenced to prevent loss of service to 114 Summit Ave and 109 Summit Avenue. The new 8-inch main will be installed prior to disconnection and removal of the existing main, Short-term pumping of the sanitary waste will also be required. improvements within the City rights-of-way on Dryden Road and Oak Avenue, and within the private Summit Avenue right-of-way outside rile project property,will be installed by the City DPW at cost to the project. Treatment of all sewage is provided by the Ithaca Area Wastewater Treatment Facility (1AVVWTF) on Third Street. The capacity of the collection system and treatment plant to accept the increases in sewage flows from the project is believed adequate based on conversations with the City DPW Water and Sewer Department. Electric and Telecom mun ica,tions- Improvements to provide electric and telecom services to the new building will be determined by the respective utility companies and coordinated with the project, These services are expected to be below grade in conduit from existing conduits and electrical transformer located to the west of 112 Summit Ave. Gas- Gas service to the new building is not expected to be needed. An existing low-pressure NYSEG gas main located at the east edge of the site will be disconnected and removed prior to excavation for the new building. The main will be replaced if determined necessary by NYSEG, Traffic The impact on automobile traffic of the new units is expected to be negligible. The site is well served by TEAT', offering access to Cornett, Downtown and other prime destinations. As such, residents are likely to make fewer than the average number of car trips. There is no parking requirement for code compliant;buildings implementing TDM, and as such no parking will be provided,This will discourage car ownership among residents.The building will have a bike storage room for residents,and outdoor bike parking for visitors in compliance with site plan review requirements. Transportation Demand Management Plan Projects developed within the CR-4 district are required to submit strategies to reduce the impact of single occupancy vehicle use on the area and the city in general as part of the City's ongoing Transportation Demand Management Plan. The impact on automobile traffic of the proposed new units is expected to be negligible.There is no parking requirement for code compliant buildings contributing to the City's TDM plan, and as such no off-street parking will be provided for this project,Avoiding the construction of:new parking will discourage car ownership among residents'. I'Parking Management an Parking Pricing-fircyrn the Federal Highway-Administration Policy: How parking is supplied;managed,and paid for varies in the US, but typically localities require developers to provide a minimum number of spaces per development type, in accordance with a formula related to the size of the development. The costs for those spaces are most often "bundled"with other development costs such that parking appears to be supplied free to drivers. This encourages driving. However, a suite of new ideas and technologies has emerged to change this Paradigm, such as reducing the amount of parking and making parking more expensive. These strategies could reduce the 233 Dryden Road-3 of 7 The population of students is not expected to change significantly. With new housing being provided it is anticipated that this will encourage more students to live in the core of Collegetown without owning a car simply based on the fact that parking is not being bundled with the cost of the apartment and the added expense of paying for parking will deter some (albeit not all)students from owning a car. Building living units for students without building parking will have an overall net reduction of students owning cars in Colfegetown. The site is well served by TCAT, offering access to Cornell, Downtown, regional shopping centers and other prime destinations.As such, residents are likely to make far fewerthan the average number of car trips for city residents. Components of the plan 1, There is no parking being constructed or bundled with the cost of the living unit. 2, The building will have a bike storage room for residents, and outdoor bike parking for visitors in compliance with, site plan review requirements, 1 Every qualifying tenant will be provided with a membership to Ithaca Carshare as a part of their lease (subject to approval of each individual member by Carsinare).There. are multiple cars available directly in Collegetown and across the City of Ithaca. 4, Tenants will be provided with information about where to park their car should they choose to own one while they are living in Ithaca. S. Tenants will be provided with information regarding the city's policy for on-street parking and consequences for violations including ticketing,towing and booting. City Parking Garage Permits The following information is taken frown the City of Ithaca website at htz,1_,/,/ "Palv Fa "'eir-l'Ots and will be provided to each tenant. I I The city sells parking permits for three garages;the Dryden Road Garage on the corner of Dryden Road and College Avenue; the Green Street Garage,which is the upper leveled garage entered from the 100 black of East Green Street;and the Seneca Street Garage,which is on the corner of Seneca Street and Tioga Street la permit is required for overnight parking except for occasional visitor use. All permits are sold for flexible 30 day periods (generally expire 30 days after purchase). Weekly permits and overnight only permits may also be purchased(Call or stop by the Chamberlain's Office for details and limitations), New permits are subject to a one time charge of$10 to cover the cost of the pass card that activates the garage gates. Replacement pass cards are$10. Restrictions Patrons who purchase parking permits in the city parking facilities are required to move their vehicles every 24 hours. If your vehicle has not moved in 72 hours, it may be subject to additional fees, and your vehicle may be considered abandoned and subject to towing at your expense- Dryden Road Garage Permit Fee Monthly-,Recommended for Collegetown residents $200,00 City Long-Term Parking Long-term parking is offered by the Cayuga Street Garage located between Green Street and Clinton Street in downtown Ithaca. A special rate is available to provide all students, staff and faculty the opportunity to enjoy convenient, secure and affordable long-term parking. number of driving trips and/or encourage the use of alternative modes, and many of these strategies are actually more equitable than those currently used most frequently. lit" asl r—,�vi� a 01) e 1, tr-oS� "Odur 'z &e-rpn,,:F, sc,,,,vc6,_)ook,(,ELaT aj,, 2 2- _g� _�_, 238 Dryden Road-A of 7 Visit or call the garage manager today to enjoy this special rate, all Terry at 607-256-7275 or visit Allpro Parking. Ideal for semester breaks and vacations No need to move your car every 24 hours Easy access to campus shuttles and bus transportation Quick walk to the Ithaca Comm on s Parking on Campus Students also have the option of purchasing a parking permit to park in the B or SC lots,The following information is taken from Cornell's parking website, Students living off-campus can purchase an annual commuter parking permit: 8 Commuter Permit — 2019 Annual Rate �359,85,; The, B permit is valid all times in the B lot near the Vet College,and in the north campus;A lot after 2-30 prn.; SC Commuter Permit — 2018 Annual Rate, $7S2.86.; The SC permit is valid in designated lots located along Campus Road,Route 366,9 Lot,USER ovi P'ne Tree Road,the north cap CC tat,and A,lot after 2:'90 pm. 259 Dryden Road-5 of 7 Site Photos Figure Vise of sitefrom Dryden Ave. gn s ,; t '' Mx RA aY 4Ad, �w � 9 FigureA View of sitefrom rAve. g n � e ib u C r 6� syap , 238 Dryden Rued-6 or 7' Figure W Google Earth view of site. wX xx? , 04 r " r s } 239Dryden broad-7 of 7 / � | APPROVED RESOLUTION Site Plan Review CEQR—Negativ e Declaration 238 Dryden Apartments (8 Units) 232-236 Dryden Road Planning& Development Board � J,V11L;R_E,,4S: the City of Ithaca Planning and Development Board has one pending application for Site Plari Review for apartments located at 232-236 Dryden Road by Todd Fox for VistunDevelopment Group, applicant and owner, and WHERFAS: 117he applicant is proposing to construct a four-story building with eight apartments arid associated site improvements. The .777-acre project site contains two recently-completed apartment buildmgs Site development requires the removal of existing landscaped areas arid the removal, relocation, or upgrading of water and sewer lines within Summit Avenue. Site, improverrients 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 fi"Ir the project, the applicant will subirift a Transportation Dernand Manageirient Plan (TDMP) for approval by the Planning Board in accordance with district regulations. The prqject requires area variances, and Jf,'H' EREA,S!. this has been determined to be an Unlisted Action under the City of Ithaea .Enviroronental Quality Review Ordinance,and the State Environmental Quality Review Actand is,subjecf to environniental review,arid `responsibility for approving and funding or carrying out the action, did on July 24 2019, declare itself Lead � Agency°for°the_~~ _^~._^_~review`_` project,arid and accepted as adequate- a Full Environmental Assessnaent Form (FEAF), Part 1, subinitted by the applicant, and Parts 2 & 3 prepared by Planning staff, draNvings titled- 232-238 Dryden Road, City of Ithaca, Tompkins County, New York" dated 11-27-18 and "Existing Site Conditions (001)'", "Utilit- y Demolition Plan (C102)", "Site Utility Plan (C103)", "Site Utility Plan Profiles (C103)", "Foundation Drains Plan (C 105)"', "Erosion and Sediment Control Plan (C-106)". and "Details (C201, & C202)" dated 6-14-19 arid prepared by TG Miller PC; arid "Site Layout Plan (1,101)", "Planting Plan (L]04)", Site Elevations, (L20 1)", "pavement Details (1,501)" "Site Details (1,502)" and "Constraction Plan (GlOO)" dated 6-10-19, and "Floor Plans (Al0l, 102 & 103)", "Elevation (south) (A201)", Elevations (north) (A202)", "Elevation (east) (A203)", Elevations (west) (A204)", dated 8-16-19 and a sheet showing exterior materials dated 8-21-19 and 'Derno Plan (DIOO)" dated 9-3-19 all prepared by Strearn Collaborative, and other application materials, and IVII-F-REAS: this Board, acting as Lead Agency in Environmental Review, has on September 24, 2019,reviewed J,VHE'R,E,4S. the City of Ithaca Parks Recreation and Natural Resources Commission, and other interested parties have been given the opportunity to cornment. on the proposed prqject and any received comments have been considered,now, ther�fore, be it AF,SOLTIF.D: that the City of Ithaca Planning and Development Board determines the proposed prqject will result in no significant impact on the environment and that a Neg�rtive 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: Johnston Seconded by- Glass In favor: Blalock, Elliott,Glass,Johnston,,, Jones',Lewis, Petrina Against: None Abstain- None Vacancies: None 108 East Green Street rdFlow- lthaca ei% ` or Vork 1485Q. 9 `{ IlAIN . BUILDING,ZOI INf t \ I` t ,X OPINFt t . ll T l I; Aak Gino p mart ar-di, Board d of Zaattiat Appeals als Seer ini ` 4. 'M""` `�ee' tlYt�rBa:,..6�6,1�" aat St"aNtt:ONE 0 -Itt.Et'r tI N ClItHEVI Etet.'ORD F"ta0l°I"RT8'( \V1qrR. OWNER'S AUTHORIZATION FORM ZONING _`flab .AI, 3150 DATE, 12 1/19 TO: BOARD OF ZONING APPEAI,S (Ithaca, NY): I VVVe) Lux Ithaca Holdings, LLC of 119 S. GaVuqa St, Suite 301 (Na III C) iStr'eat Address) 4t its°"ttttrtatc`tpaai @a I (State& Zip ode) Owner of the property at � 232-2 ummit Ave, Ithaca,NY 14 (Street & Number)' I ant the stale fawner of the above-nientioned property. Lj This property is also owned by and I have as power of Attorraev In authorize this appeal (attach I t tro). I tlrl hereby authorize STREAM Collaborative to appeal or request at Variance or Special ,I1'ertatt on lame ( rear) behalf, I (sae) understand the appeal ss-all be heard at the 2 4/21 naceting of the Board of Zoning Appeals. lsx (Date) ' _ .. Si rt: tame l STATE OF s COUNTY o Tt.. a I Is "I » Notate Pubh.avadable at City mall aNaarn to this elrs of 20 m.. NOWY Public,State of NiowYork No.01VI6370939 attaa Is laQualified in TbmpkanCounty �n;n,llan Expires ft�ra�arr�tI.�� Note to those stoning this t`rtrm:, �. (l);t}ss as rr, authorizing noth r to present an appeal on their behalf f Itc uld be aware the:Board awes, in granting r4elief,add reasonable-conditions which (lien, eerarrte binding, atrr the, p)rtrpaerts, ( ) Especially as here as Variance is being sought, the owner may be (lie only person with detailed iaal'tarraa tt ra about' the property that is essentiaal to (lie appeal. In such as case,aaaatl uri itarg aratather person to appeal may be detrimental; to the appeal, unless the owner is either present at the hearing or sends another person fully prepared to answer'' questions about the property ty and thy° feasibility of using it consistent with the Zoning Ordinance, CITY OF ITILNCA 108 East Green Street—3rd Floor- Ithaca, eNy orla 14850-5690 DEPARTMENT PLANNING,BUI DI1" Cl,ZONING &ECONOINIIC DEVELOPMENT ... Gino Lerarrardi,Board of Zoning Appeals Secretai , Teletshonea 607-274-6550 FaN, 607-27165i8 EmaiL t,Ieoiiardi(ti) itvofitlaac�i.car.�NOTICE OF APPEA R. GARDING ZONING OR SIGN ORDINANCE E CITY OF ITHACA, NEW APPEAL Now 3150 TO: Owners of Propet y,vvitliirr 2110 feet of 232-236 DRYDEN RD, Ithaca, NY 14850 and others interested. (property iddress) MOM: Lux Ithaca Holdings, LLB v. .....„.._ applicable to property named above, in n) - zone. (nartic of person or or aniZat°suao Making,appea) .REGARDING: (check appropriate,box) Area Variance Special Pen-nit Use Variance Sign Variance Action,Decision,or Interpretation of Zoning Officer City., regulations require you be notified of this appeal, to the Board of Zoning Appeals (BZA), as described in the attache ed letter and provide the opportunity far you to comment n it and/or, attend the meetings liste belau a buy°one considered arts terested party° aid speak for or a ari st the appal at the meetings list d below, r submit a written tat ment to the, BZA before its designated meeting. There is a time limit of three l minutes for each interested party to address the BZA during the aublic'Hearin portion of the meeting. The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to it, the testimony of interested parties, and zoning and legal;considerations. Thewrittera case record will be available for review at the Zoning Division, City ball;, 108 E. Green St, Third Floor, beginning one week before the scheduled BZA meeting. This cake has also been referred to the it °' Planningand Development Board that will advise the BZA, if granting the relief sought by the appellant will affect long-term planning objectives, The dale of the Planning Board's meeting regarding this appeal is also listed below. The PLANNING to D will consider this case on 1/28/20 at 6,00 P. l° in C".aaaaaraaon Council Chambers, City ball, 108 E. Green St. Ithaca:; The BOARD OF ZONFNGAPPEALS will consider this case on 2/ 2ty at 6:00 RMt in raaaaaa t cattratil t arz ices; Cit Hall, 108 l y Green St, Ithaca. 119 S, Cayuga St,Suite 301 2 2t Sign rc of Appellant Address Date aWN0011W STREAM COLLABORATIVE Jan 17, 2020 architecture + lat�dscapee:arch enure dpc' Memo To: Board of Zoning Appeals and property Owners within 200 feet of 238 Dryden Rd, (112-114 SummitAve), Ithaca NY 14850 Reason for Appeal n behalf of "Lux Ithaca Holdings LI-C" e are requesting zoning variances to allow for the construction of a new 8 unit residential complex at the address above. Please see the attached Reason for Appeal for more information on the required variances, Sincerely, Noah Demarest AIA, RFC, RLA, LEED AP Principal 607,21&8802 STREAM Collaborative architecture+landscape architecture d;pc:; 12 .Cayuga Street suite 201 Ithaca, NY 14850 238 Dryden Rd (232-236 Dryden Rd) Reason for Zoning Appeal # 3150 1k Request for rear yard setback modification to 10'-7" for a portion of the building 15'-6" side in lieu of the required 20 feet.The setback variance does not create a condition of encroachment on another building or public right of way, 2, Request for a lot coverage variance of an additional 5.2%.The current allowed coverage is 50%and we are proposing 55,2%. Both requests made above are similar to the ones previously granted on October 1, 2019, The reason for the new request is to accommodate a request by the fire dept. for better access. The building footprint has been updated to do so, Page 2 of 2 500700 64.-2-23 500700 64,-1-1 500700 64.-' 5 Pane,Jason H Cornell University MINI Prnperti s, PO Box 642 P't3 Box 1 1I PCB Box 866 Ithaca NY 14851 Ithaca NY 14853 Ithaca NY 14851 500700 64,-2-4, 500700 64,-2-24 500700 64=-2-22 MINI PrQpeaties Fine,Jason IT Farrre,Jason 14 PO Box 866 P61 Box 642 PO Box 642 Ithaca NY 14851 Ithaca NY 14851 Ithaca NY 14851; 500700 64.-—2 500700 64�-2-15 100700 64.-2-11 Lutheran Asc of Ithaca Cheung,Chi-Kay Van lie Mark Yvonne 109 Oak Ave Cheun-,Barbara 2068 Mecklenburg Rd Ithaca NY 14850 PO Box 4584 Ithaca N"Y 14850 Ithaca N'`I 14852. 50700 4,-2-13 500700 64,-2-9 500700 64,-2- 324 Dryden Road,11,.0 ENP Associates,L.P. Cawadilla School 130 Brook Way 405 Eddy St 116 Summit Ave; Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 64 42�14 500700 64,-2_ 500700 64,-2-18; FNP Associates,L.P. Lower,]ash Lux Ithaca Ilcrldin8s,LMSC 405 Eddy St` PO'Box 7658' 119 S Caynga St,S 200 Ithaca 1ST' 14850 1tharca NY 14851 Ithaca NY 14850 500700 64 2 7 500700 64-2-1 9 500700 64<-2- 0 Casc adilla School Casendiila School 222 Dryden Road.LLC 116 Surmrmit Ave 116 Summit Ave PO 13rrx 6541 Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14851 500700 64.-1-4. 500700 64._1-2 500700 6 4,, -cl Islcrvarr Mac keseyr Dev', Gamma Alpha Asc Lower,William I Ccrniell University' I16 Oak,Ave Ave Lower,Paatricla I' 1001 W Seneca St Ithaca"is Y 14850 433 Floral Ave Ithaca NY 14850 Ithaca NY 14850 503)790 64-9 Its` 500700 64,-9-1. 50,0700 64-9- 241 Linden Ave IaI L Arnaudtrll,Emilie Lower,William 11 307 Bostwick Rd` Arnaodcrl4,Darrreter 433 Floral Ave Ithaca NY .14850 202 Linden Ave Ithaca NY 14850 Ithaca NY 14850' 500700 64,- -2 500700 6C-10-3 500700 64.-2.26 Po Realty,LL.0 209-215 Dryden Associates,LLC Calla ettroa, n Court„L.F' 18 Smugglers Path 15 Thrarrrvvood Drive 118 Prospect St,Suite,200 Ithaca NY 14850i Ithaca NY 14850 Ithaca NY 14850 500700 64w-8- ' 500700 64,-8-1; 500700 64:-8-5 Per•ebcrom,I7erk O'Connor,Kevin O'Connor,Kevin Brooks,Nancy 13 9 Parkways P1 P Parkway PI 106 Harvard PI Ithaca NY' 14850 Ithaca NY 14850 Ithaca NY 1.4850 CITY CITYOF ITHACA Itl rtst ;recti e to-ect -- r lo,ior 1t1mca. my ` or 1 " 0m 0 Gino eo aarrliti Braga°d f ZoninluAppeals Secretary ZONING, APPEAL CERTIVICAIJON OF MAIUN(.' SCE. City of Ithaca Board of Zoning, Appeals oni Appe.414 1, 11 Todd Foy affirm all property owners within two hundred (200) feet of til l-aOcoaadraaieS Of the 10t( ) tararler consideration have been mailed rt ropy of the enclosed notice on or before 1/21/2020 l affirm the Timice was rratailed to the propero, mtncr .at tho addresses sbot wrl on the attached list tal'mn rs, l�y depositing the copy in a post-paid properly addressed envelope,;,in to post office cra•;atrr official delarasitory under the e>xeJUSiVC care and C11510da Of the Unked States Post Ol'liee. I tanartl e"a affirm the names and ;addresses of the properly oiN-ners are the sense was the r io dl, recent assessrnem roll trtrare D PLEASE SURMITTHIS FORM T 1tla m ,,\",Y 14850 JAmEsA.Smx Zoo EDwr B ut Aw ST .rir Jr,Fvmr,v 0. Nvmx . .BOX 353 L.RMIARD T-MBARC,OFL`cWNSEL As c ry. ITHAcA,NENvO 14851 Mims K.LIND,OF CGVNSFI- JAC:S)F«P.iN'TxMM, €A.: FrS,QwsuNO.,F(6o )0273-at436(N r F`tYPd SERVICE OF PRZdk:$',sS) MxA#m A.L usTFFL,RI,".Y°giu): wAT.&GiRSO"a nA. MICHATL 1A)PrMO 091,5-1 9873' RECEIVED w !' z . US MAXL; TO BE FILEDIT TOMPKINS COUNTY CLERKS OFFICE �u Januarys 10 C Aaron 0. Laraine, E . Gino Lend ' Ithaca City Attorney City of Ithaca 108 E. Green Street Zoning .Administrator, Ithaca, New York 14850 108 E. Green Street, V Floor Mike Niechwiadowicz JdAnn Cornish Director of Code Enforcement City of Ithaca 108 E. Green: Street' Director of Planning and Development Ithaca, New York 14850 108 E. Green Street, 3rd Floor Ithaca New York 14850 Continuing iPublic and to Summit - Clear Attorney Lavine, et al.- This letter is to address the continuing rights and interests of EI P Associates,; adjacent land owners, and the public in and to Summit Avenue in light of Hon. Joseph McBride's December 23, 2019 Decision and Order in ENS'Associates, LP, et` Cascadilla School, et al. (Index No. F 1 - 5 - (hereinafter, "Summit Avenue Litigation"). Initially, be advised that ENP associates disputes the validity of—and has taken an appeal from—the Court's December 23, 2019e i ion and Order, and, reltedlya, will continue to challenge the Board of Zoning .Appeals' findings and decision with respect to the 238 Dryden load appeal in ENP Associates, LID v City of Ithaca Board of Zoning Appeals, of al. (Index No. EF 1 -0 15): In any case, a careful review of the Court's Decision and Order shows that it significantly limit ' the rights' of 232 Dryden Road, LL , Lux Ithaca holdings, LLC, and/or Visum to the southern bed of Summit Avenue, and it fails to resolve key material issues with respect to the parking spaces claimed by defendants Barbara and Chi-Kay '-~~e�^`g~ the Court ^� Specifically, although ~ -' " - ' - - ~- '""not a' '- .publichighway" it also found. - �� ^_� �-that.Summit~Avenue ~ �~~""privately owned with collective eas_~~~`~~ granted for use in common of the adjoining 10); and (2) that there is vehicular access to and from Oak Avenuein the north; "southern access to Dryden Road is via a walking path with stairs due to an incline that is undeveloped" (D&O, pp. 3-4). Thus, the Court upheld both the continued rights of adjacent land owners to their collective easements in and along Summit Avenue, and the public as well to, the long-time pedestrian access from Summit Avenue to Dryden Road through the southern bed of Summit Avenue, Notably, the Decision and Order made no specific findings with respect to ___ _ ownership,, or _lack thereof that of x of-- -,- ---` --- -_-' --'--^--4« of - the_southern __~~ ~- _~u..,....` Avenue,_ possession to their claimed 11 parking spots, as noted above, it did not define the extent of those rights, and nevertheless upheld the rights and interests of adjacent land owners to the collective easements in and to Summit Avenue (D&O, 10). Moreover, given that the City has been ""interestingly quiet"" during the Summit Avenue Litigation, the Court declined to comment on ENP Associate's claims concerning the illegality of the Cheungs' claimed parking spacings under the City The bottom line is that the Cheungs' use of their claimed parking spaces unequivocally violates the City's Parking, Building and Fire Codes as developed in the relevant testimony of Fire Chief Thomas Parsons and City employees Mike Niechwiadowicz and Robert Ripa in the Summit Avenue Litigation. Accordingly, even if the Cheungs have acquired by prescription the land where the 11 spaces were located (which ENP disputes), the use of those spaces for parking violates the City Zoning Code as well as the relevant provisions of the Fire Code that already reserve that area for a necessary, unobstructed fire lane. Further, although the Court held that defendants" Cheung established adverse 2 The overall point of this letter is that there still are unresolved critical issues that preclude both any development of the Southern end of Summit Avenue and any actual parking by the Cheungs—or anyone else—in the bed of Summit Avenue. Based on the fbregoing, the City cannot authorize any further progress on the 238 Dryden Road project, including the issuance of any planning, building, or zoning permits, variances, etc. Nor may the Chung s park in the 11 spaces at issue; nor may anyone else park in the bed of Summit Avenue. Respectfully yours, RAYMQND M. SCHLATHER 7 RMS/mvf cc: William Troy, Esq. John A, Mancuso Barney, Grossman, Dubow & Troy, LLP Weaver, Mancuso, Frame, PLLC Attorneys for Defendant Cascadilla School Attorneys for Lux Ithaca Holdings 120 East Buffalo Street 95 Aliens Creek Road Ithaca, New York 14850 Building 1, Ste 318 Rochester, New York 14618 Edward Y. Crossmore, Esq. The Crossmore Law Office Attorneys for Defendants Chi-Kay and Barbara Cheung 115 West Green Street Ithaca, New York, 14850 Sharon M. Sulimowicz, Esq. The Law Office of Sharon M. Sulimowicz Attorneys for Defendant 232 Dryden Road, LLC 118 North Tioga Street, Suite 202 Ithaca, New York 14850 3 The Law Offte of Sharon 5W. Suhintowicz .118 Xorthas a Street,Suite 21 Fax— (607)25 -0729 NNNv .saaasaatt n tvatlaw-con RECEIVED January 16, 020 DEPARTMENT OF � a AND�� L� a T AaronVia HanAj2�!� -------_j . Lavine, Esq. Gino Leonardi. Ithaca City Attorney Zoning dministraator 108 East Green Street -1,08 East Green Street,3rd Floor Ithaca, New York 14850 Ithaca, New York 14850 N,Iike Niechwiadowicz JoArtn,Cornish Director of Code Enforcement Director of Plara ling&Development 108 E. Green Street 108 E. Green Street,3rd Floor Ithaca, Now York 1 050 fthaca. New York 1.4850 Re- EPG Associates,-LP,et al v. Caascaaclillaa School, et al. Index Nurriberr EE201 -022 Dear Attorney La vine, et al.: I am in receipt of Attorney rney chlaather's correspondence darted January 10,,202 wherein, lie contends that the 'out "made no specific findings with respect to 232's ownership, or lack thereof . . . cif the southern bed of Summit Avenue." This is misleading t hest, if not downright inaccurate. To be clear,in its decisions, the Court in,the li.ti-aation involving 232 Drydert load LL , Index No. EF201 -022 , has upheld 232s rights in and to the southern bead of Surarnit Avenue. lraitialIv, in its first decision dismissing all.of Plaintiffs' claim except whether rrrni-r7 t Avenue was as Citymc-ivnecl strut, the Court expressly considered 232's chain of title and ruled that "'[ aased on, the clocaPrrxientary evidence regarding the conveyances aaratc,chair-i f title herein,the Court concludes that Plaintiffs' (sic) do not have a right of way,or any rather interest, in the southern portion of Summit Avenue. .. , . Plaintiffs have no rights to the southern part of Suirunit vear e." (emphasis supplied). 'I"he Court did not address whether any of the rather adjacent property owners had rights as that issue was not before the City of Ithaca :Pegs la nu aaA-y 16, 2020 Court. As far as I know,none of tlae other adjoining property owners have asserted any rights to than scaa<s.theria portion.:of Summit., if they were going to assert such rights, they should have done so in a`i cross-claim as heart of that litigation,and their rights to do so now are foreclosed. Neither Cascadilla School nor the Cheungs have ass rtecl aaa a rig.-ts to the southerly portion of Summit Avenue and 1 don't believe they intend to now, even if they could. ha its more recent decision dismissing plaintiffs' reniaining claim, than Court ruled that Summit Avenue is not a public street What is crystal clear is that n itIler than City nor than Plaintiffs I-lave rights to the southern bed of Suminit Avenue that much is clear. Therefore, I don't sets how the Plaintiffs or their attorney can dictate' Whether and to what extent the City may or may not authorize further Progress=ss on the 238 Dryden Road project since tliey clearly have no rights in and to the property, and therefore, no standing to object n that basis. Thank you for your time and attention to the above. rya°y truly yours, -' laaaaroni TM. Sulirnowicz S.- ss cc lay Schlather Krin Flaherty, I sq. ATilliarn J. Troy, Esq, w. b i Axu zaawwce�.rro. s—a—e� r8 i ro � R .. _ 01.47 WAS no Own W? 04 6's jaw WPO It hm LIL WarNng e mvp a a 19.0+p,. 1 now- x,.a ... 4." -... rr� PF a SAW Ere,r � r. . � 4 u4 T .n d .. w w.. _90- 04 -7707 i fro`' w• t 61/'1'J 7S�8tF ak'aS m. x trcmamv v,w.tn � L eft "$xmu flr SN0.x 4 .07 RF dr4 GENERAL SKE NOTES LAYOU`L STREAM COLLABORATIVE' l: az— .. � e 6.S.FAF FWn tuesrrmux�'S41a��at �iaxrril,Nletkr t�k:.aRC W+aT?ns :8i8 ku t,takt nB d t Rt ti. $ R i 2 tti tiro' at A .S �.a;y RP1.eA7� 't.T`,O ttiNC,RSU'�{NC tauVNWca �•^�•_•,-�"•�•^^^^^�•�'6 �: t t i LSnA t:swit`•5 Y I' t nm Stix � FIRE LANE a 114SUMMIT j h grex z SUMMIT r�x $k YE.- t °x C t,. ------IWO DRYOEN 7+Y Y �W n Aertr, �•, � M 4��,cµ 6 µ x 1�yy ppyy �W „ae STREAM COL LABOR:ATMa. �. a.... >ra , uj „Fv4 m 4 y7 i I i f 1 � �-. n,.awztce.a�ssz.�rkni v .F m k�us t w Fwt4szu^n�aM 4"kb{ �,,, w�n, lilt kf IL 40 LU Li 002 B.ua x a, nca�a�crcwM. .p.:. i r k _ amain°� st,xvvum, r Ca a f�kG ATi:+t rt3ziPia _. . .. r}z t ftry ION w ' A 01 IrT k a'. snasueuara wrw.na� Y i ammulm STREAM i, .� uj r 0 UL LU 0 uj 1 e�semaa+x.; yy, 2 x a 7 ; �y E.tb hFl�M Pau�.Yw flEa�e6T��M A202 u� F,r STREAM } M rvf wa LU i „a I LU UL . 00 e r k a% v"al"x.w iraa �r ECE'dn7"=ShN kA}T �tf'daF1'I ur1 C A20 i.rmwcm'n+U�am., *�v xxk:idY.¢I.. k° d i j t � i , tl COLLABORATIM }xkw Ail STREAM uj UJ LU co A 3. .y u �nr k —l— EV fi 13 City of Ithaca, Pal` - 750 Foot Buffer for Parcel - Final Tax Roll tea. -faa MTh �= i py wn �'7 m 4t us -- fim LEGEND y&0.F l 9RaMf - i P"r$^�ABEL ., �n M GA"tYES t - +,.., _ q �. ,-. ... '6 �.i ,�thd»�. ' to,t F" taT HAL ,RASH r R1& r. .� Hfi5` Vdi'BBC�r@�ay Tax r�aerefs yr Related Peep, IfA ,,� f7tvC Cri,#'t FS1. p{ki &t tut1-{i.Stteie ;� I �i €lzi nr�rr;r PHA R '9 `4 1 ` •' � 'K.S�� :�� y HAI �, t�k aY wit • [.� M i dapc r3mi cat ��.,.,.. �' N_ 'e �-.,,„� Y0 g "° t'." Y w 1 All H atric pru egxits 5 iCt G,LetSs'^ 11111 STATE 1 ., Parkfiml t-Ws and Garages`. PAtE.. r.,t t*r, BuSdirtpa 9 '^ aFT%jK-gfVm.e& G �. � vbrrt a - E -: E�aipriad... PAS rt4.&� €ftSsXE�§,t •,.. .,..¢ r' q RCAF BAND, E l ,seat. "ALL C3F'"�a8"„f,F a,�J �ats6Pww • dkr P6k pa* s @rrnpenvaus`uriRces � .r t _• b , �,.m.. _ xFNfB.tx®LDG ( i P Y; irt'8 '% w .Kkira Ak`� „•"» F ( HUMPHREYS YLa9 ;wty 113 I ,... ^fit l Y 1_ 1 f *y a1 'S^+ ?^"vs' f j U 3 sit,.,.,•..,. PORI,mTKI4 . sr R MES4WC LA&C ( "`�. AfAt 't`Eh7AtaCE Jb4A CI hi+L( � ry C`.�~mteCrrka(^ aSTFlk9ik�'a E ��a8'i€R! t t. '1 ' rr ; r"va +r�,'tTs+` -stt T I- �t ..�<„ "rrpC kr""nm $t'Y'^^tYn t a ".,.,.,, ryYI� E,,..-. . m'"wq'� bs G"a.,'Si f. s h ' t. r _ C 'Y .,',n`a"wW'h ei* f _�I' k «...,..,.� _q� i ii � RR k {L� L(` � II „� If +"t � ,l _ xi �"" •; �. LL `t ; Al r~...�.., t 'I •`i.a~bw ri1 ., zt— R t r,.n�� • .✓>,u'+. • • rt _�b Jw J 2-1rrxi+arram. � �,.� �...� 941AT Feet. Dal,Oce turned Q. rhi map was provided Of dinm,ed teLtrm d1lo developed or kumpflKi by the ON of Pthaog,and is::. Che 110-ct aegilaWe to'dar . The rTfYstiraators do not warrart the accuraq cr^tmmplo4r etas tri the inform sk un Prbnted; 911912019 hor¢r,ayedby hetlataz R' CITY OF ITHACA R ', Board of Zoningeels Notice APPEAL 315tSTREET " Appeal of John l arradas on behalf of the owner Gregory and Matoula Halkiop rrrlos or area variance from Section 325- , Colurnt- 6, Lot Area, and C'olcarnn 14/15, Rear Yard requirements of the Zoning Ordinance, The applicant proposes to convert the existing carriage barn located at 21 'ddy Street to a,3bedroom house. The property is located in the Vast dill Historic district and the applicant proposes to restore the carriage barn to its historic condition and create a two story dwelling. The proposed conversions of the`barn was approved by the Ithaca Landmarks Preservation 'onimissio . The property at 214 faddy Street currently contains a three story multiple dwelling, This building i classilied as are 11. bedroom rooming house which requires 7,000 SF of lot area. With the conversion of the carriage barns to a singly family dwelling, are additional 5,000 SF of tot area is required to met' the zoning ordinance. The property is deficient,having 10,787 of the 12,000 SF of lot area required by the ordinance. As part,of the prqlect,the ap.plicant proposes to move the ex isting barns approximately live feet to the east to meet the NYS Residential Code for the required'fire distance separations. This will provide 6 feet from the rear property litre to meet the NYS Code but will be deficient to meet the zoning ordinance. `Fhe zoning ordinance requires a tl% of the lot depth for a rear yard, The carriage barn will have 6 feet of the 26.4 feet:required by the ordinance. The property is located in an 1 75a use district in which the proposed use is permitted, However,Section 325-38 requires that air area variance be granted before a building permit is issued. t l/211 o c City of tthaca Board of Zoning Appeals Worksheet AmLkb�1111 E'tIMCM! Appeal-Number BZA-3151 Address 214 Eddy Street Bldg, 1857 SF Use District R-35 Date 2,14/2020 Garage 498 SF Applicant John Barradas Owner Gregoty Motoula Halkiopoulos Application Type: Area Variance Columil 2 t V1 5 16 34 5 6 t I I 7 8 9 o Accessor Rear yard: %kif depth Mintinurn Cs[umn't)(ic Use y 0fr—Street off-Strect LotArea LGI Width Numbr.�,r of' 1-16ght m %ofl'ot From Y aid Side Yard Other Sidt, or fluinher of feel,, Building Use Parking Leading (Sq Fe"") (Feel) Stones Feet CoveTage Yard ever u>�Css H60c WhAchv, Existing Multiple Condition 6 10,787 82' 3 35± 2L80% 17.11 1811 1, 65'or 492% M -and Ise F22 ,velfings 4 District Multiple 20%or 50'but not Regulations 5 7,000 50' 4 4 35% 10 10 5 one for isting L)NVCIIjrlgs leslessthan 20' Ex Note Non- OK Conforming OK N' '/A OK N/A rK: OK OK OK OK OK OK OK OK NIA - Conditions,, . . ...... ............................................. proposed I Family Condition Plus to 10,787 82, 3 35± 21 M% 17.1 18A, 5 (r) 6'or.045% NIA vd/ck r Use MultiEte District Multiple (7,000) 20%or 50'but not Regulation Dsvelfings 6 (5,0oo) 50, 4 �40 35% 10 105 less than 20' None 'for Proposed 12,000 Note-Non- Conforrrlult„ OK N/A OK MA s Clef, OK OK OK OK 0 K 0 K OK I'C MA Conditions Notes- -roc existing buikfing is classified as one unit multiple dwelling with 11 bedroom which requires 7,000 SF of lot arca,'rhe proposed converssrsn of the garage to a, single family dvvelling requires 5,000 SF of lot area.Ilie total lot area required for the twit dwellings is 12,000 SF The,,applicant proposes to have to lot Iffic adJ uslynem to meet the 5 foot side setback,requirement,'rhe eurrentselback of the existing garage is I foot, ***'rbe applicant proposes to position the building 5 feet from the rear property fine in order to meet the NYS Building code fisr interior lot line fire,distance separation, CITY CFTC ITHACA r av ftt Green gat Third Floor Ithaca, M tt 90 10 Gino Leonsardia Board of7,onin Appeals Secretary ),P...�� t`dctataone:' 607?74-6550 Fay 607 274-6,55 r-N°iail: �a�ar�r�s v�sea�latlaacEa.ar BOARD "ZONLNG APPEALS APPLICATION 1.TYPE OF APPEAL: SPECIAL PEPMIT HEM- UNG DATE- USE VARIANCE T31 LDPNG �aT�RIVI T`# 39462 (R.i-;Qr,HRE* a) SIGN VARIANCE EC .TTa't'fle (FEla.f3S?fir By STAFF) . Pura rt UsDistrict:i t cy i 3a Cl,% t r`s T aria : Greq ti�i io Neat r` Ccares 155 e ivkaw easr --. r,. � _®.._... . , _ City: Ithaca Stater: Ithaca zip. 1 4r,50 4 Appellarrtt" trtne; John Barradas, architect - _Appellattt's Ad ress; 404 i ;m0 Seneca Street City.y°. Ithaca State: NY zip 14850 T eleplrcrile: 07-2rI 56 -Mail: jb@barradasandpartners,coni ry Attach Reason for Appeal(see"Zoning Appeal Procedure F rtn") S. Appellant Certification: I cer-ta ° that artfor-rrtcrtrarra sarlrrrritt cl with the appeal as true to the b1! r 1' P?q, aCracaarlealg ,fbelic and I have read and arrrr ararihar with 0t c? m��ha ca Z tfing�t-a rrza ace se t titi tli,at a ' li tea this, cr, r°cil ttrcl. S'ec..ttaarr'32 - 1 cladarcri rttt, th parwer, atndazattres gftlrar ooat rd a)f'�attar,;,,II�Ir atly, ,."S�dsa arckn;,r artlydge the Bourd qf Zoning,11ppeals rngy tr ash the propeqy and l sjeec°icaal4ypernilt,idch tiaats S LUP1 y=� m t/discossect this application oath :�amin el artlt z rt ure,st� �ar to sartraraasaaarr �� P ry COUNTY i T OF TOMPKINS T Notary Public aua ratite at C 'Maail ,. Sworn t'S to this alttyf 1. IMPOPTANT. faaaraMPLEar applications will be returned to the appli an an Lhe applicant wall have to reapply. .w, It ANOTHER C " APPROvAl is required (e.g., Site Plan Review,Subdivision Review, Ithaca Landmarks Preservation Commission Review),this application MR likely ,m not be a:omiderard at the next scheduled RSA meeting date. Notary PatOic, If an application is submitted and subsequent criv4cEs are made to the alifart proposal/project, a revised application will: be required, The original %ststi a 1A, application will,nett e considered a placnhulddr for turd original 8 hearing ° r dates coning Division staff will also not remove contents from earlier applications to complete a revised a placation. Applicants are responsible for rtii °'fir to s ensuring all`mforrnation necessary for processing a Zoning Appeal is submitted _ a apptication deadline for a given B tr hearing data. m. t I T�t1 • i aat9..Ptifa'�a'Y"r �4�` t° +ktrrNaraa�� ***********************k****Office use 1. Ordinance Section(s) for the Appeal- Page 2 ZonhIQ Ordinance Section beine S 019 aled ig—J, —ga Ordinance Section b,ein j �al(Ltj §325- -—---------- §272- §325- 1-,------.....---------- —----- §272- §272- §325-__------ §272- §325- §272- 2. Application of SEQR determination: Tyj)e I X T'ype Unlisted 2 3. Environmental Assessment form use& X Short Environmental Assessment Forni I.ong Environmental Form Lead Agency Detetmination of Signiflicance Completed by the Phuiriing Division at preliminary hearing for SPR 4, A pr vious appeal El has, 0 has not, been made for this proposal: Appeal No- dated Appeal No. dated Appeal No. dated,--------. Appeal No. __,......... dated 5. Notes or Special Conditions: as �'I Y l�I "II. 108 fast Green Street- 3rd Floor Ithava,NewYork DEPARTMENT OF PLANNING,BUILDING,ZONING&ECONOMIC ItEv L OPMEN I' Gino Lcortartli,Secretary to the Board of Zoning Appeals � WO, Teleplacine:: 07-274-6550 Fax: 07-274-6 Lmafl; ietaiaarrdaraic'styoitlaaci,oi- ' A`LYSUal:MIT 9 HIS,FOP IF ZONING APPEAL APPLICATION is HEING SUTNUTTEDISIGNED BY tYOCO OTHER tILAN "fl'RREN r"rt�;I ORD F'I�e3t*I,tt I'Y t'�VNFR. OWNER'S ZONING APPEAL . 3151 ATE:_ 1//2/2020 BOARD OF ZONING APPEALS (Ithaca, `'t .` I ( GM Halkiopoulos of I5 WestviewLart tttiica, NY 1 (Name) C it; of Itlra a lky14850: ( it 7 t rnicapal t ), (State&Zip Code) Owner of the property at (Street& Number) I arts the style Owner of the above-mentioned property. This property, is also owned by and I have a Power of Attorney to authorize this appeal (attach I do hereby authorize Moon Barradas AIA to appeal or request a,Nrurianer ir Special Permit on my (our) behalf. I (we) understand the appeal will be heardat t ,. ,.� _� -meeting of tire oa rd of Zoning Appeals. (gate) /14 (Signature)COUNTY OF TOMPKINS) . .... STATE OF NEW YORK) tocia J, T Notary Public available at City HA TAT Sw o r rr to this. day tI ' a s ne otarl Public '��,x�QV 4�yr� a%�� Note to those sigging this form: 1 Owners authorizing another to present an, appeal on their behalf should,, he aware the Board may, in granting- relief,add reasonable conditions which they( become binding on the property. I Especially where a'Variance is being sought, the owner may he the only person with detailed nformaltion about the property that is essential to the appeal; In such a rase,authorizing another person to appeal may be detrimental to the appeal, unless the owner is either present at tlrc hearing or sends another person fully prepared to answer questions about the property and the feasibility of using it consistent with the Zoning Ordinance ShortEnvironmental Assessment.Form Part I--Project Injbirmation Instructions for CoM,plefing Part 1-Project Information. The applicant or project sponsor is r sponsib a for the completion of dart 1. Responses become part of the application for approval or funding,are subject to public re-view,and may be s lyiect to further verification, Complete Part l based on inforniation 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, Complete all items in Pan l You may also provide any additional information which you believe will be deeded by or a efitt to the lead agency;attach additional pages as necessary to supplement any item- Part 1-Project and Sponsor Information �. Nam.a of Action or Project 14 Eddy Street Barn Renovation Project Location(describe,and attach a location p) Brief Description of Proposed Action- Convert barn htd a 3 bedroom sin Rd family await. �... .vu. art. ,..... �� Marne o Applicant or Sponsor, Telephone. 607.2 7- 756 Joan mad Elc i Nbgbarradaswxlcanriers,com ,address. m. Carta East Seca Street ityrlrt Matt Zip Code tttaa a NY t a n 1.Does the proposed action rrrN aiavPt�lw the is lslatr c adoption nN"tt plan,local lava„ordinance, administrative,rime,or regulation? If Yes„attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2. If no,continue to question 2. Ei �. Does the proposed action require a it,approval or funding from a ern rntal _.m � dank t`rorra and other governmental tygcrtcy�� O W,,, If Yes,list agency(s)name and permit or approval; Z El .a, dotal acreage of the site of the proposed actionit f aeres b.Total acreage to be physically disturbed? .028^acres c.Total acreage(project site and any contiguous properties)owuctl or controlled by the applicant or project sponsor? 248 acres Aa Check all land,uses that occur on,adjoining and near the proposed action. Urban C3 Mural(non-a yicultarrr:l C31ndustrial .ononercial l esidential(suburban) [:]Forest OAgriculturc OAquatic itlaer(specify')' P arlaland Page 1 of he proposed action �"ES N/A a.A;permitted use under the zoning regulations"? b=Consistent auntie the adopted comprehensive plan? fa. Is the proposed action consistent with the predominant character of the existing built or natuml NO VFS landscape?' 7, Is the site of the proposed action located in,or does it adjoin„a state listed Critical Environmental Area? S If Yes,identif ; a.1Will the propeascd ettcan result in a substantial increase in trattic above present levels? NO VES m , b Are public transportation service(s)available at or near the site of the proposed ction c Are any pedestrian accommodations or bicycle mantes available on or near site of the proposed action'? m ,Does the proposed action meet or exceed the state energy code requirements? .. � .YNO WS If the proposed action aarill exceed:requirements,describe design features and technologies- _... — �,. ..... gym• �r _.� �� _ n�_.nm�.°.� __ 1 tl. Will the praaposcd action crrrrnect to an existing liublic/ptivate eater supply? NO YES If No,describe irethaad for providing potable water-, l l Vi_fl the pro sed acalrara conocct to"istin ante Eater utilities? NO YES If co,describe metbod tb;providing wastewater treatment:ent. 1" a Does the site contain a structure that is listed on either the State or National NRegister of Historic NO V S lalaces"t b.Is the proposed action located in an archeological sensitive area? 1 I°a Does any portion of tlac site of the proposed action,or lands adjoining the proposed action,contain .__._ NO Y" S ° wetlands-or other aaraterbodies renraalated by a federal,state or local agency? h would the proposed action physically alter,or encroach into,any existing oretland or avaterbody? If Yes idenfafy,the wedandear waterbody and extent oralteratlons In square feet or acres. 1 d. identify the typical habitat tyres that occur on,or are,Nicely to he found on the larcaject site. Check all that apply- Shoreline Forest 0 Agriculturdl/grasslands G3 Early mid-successional Wedand 0 Urban Suburban 15,Docs the site of the proposed action contain away species of animal,or associated habitats„listed NO W.S by the State or federal government as threatened or endangered 1 El 16,Is the project site located in that 100 year flood plain? NO VES 17,Will the proposed action create stcrrrn water discharge,either from paint or neon-point sources"r�_ NO YES If Yes, a.Will storm water discharges flow to adjacent properties? RINO E]YE b.Will storm water discharges be directed to established conveyance systems(runoff and storm drains)'? If Yes,briefly describe^ RI NO DYES City storm water is on sarrtace street, Page 2 of 3 l .ITrres the proposed action'srrelatde construction or other activities that result in the itnprratn trC�I.o..m�. NO E water or other liquids'(e p,retention prim.,,waste lagoon,darn).? If Yes,explain purpose and size: Z El 19.Has the site of the proposed action or an adjoining property been the location spare active or clo.ed NO S solid waste management tacrli 'r If Yes,describe,-, 0.Has the site of the proposed action or an adjoining property been the suhlject of rerraediation(ongoing or NO YES completed)for taaz rdous waste;? If des,descrril �.. — I AFFIRM 111 T'I INFORMATION PROVIDED ABOVE IS TRUE E N C 'Ql`IMI.AT TO TT.TRE BEST OF NEV KNOWLEDGE a pplicanVsponsorname, '_ _ . Date t it sipature, R PRINT FORM �,„Y. Page CITY OF ITIJACA , f 108 East green Street 3r d Floor Ithaca,New,York t t)- 690 a Gino Leairr r°chi,Board of Zoning Appeals Secretary 4 tE Telepfio ae. 607-274 6550 Fav 601-274-655 Cnuti°l: glee aar i@clt)'ofittaaca,org — NOTICE OF A REGARDING ZONING OR SIGN ORDINANCE CITY OF ITHACA, NEW YORK APPEAL NO. 3151 To. Owners ofProperty within 200 feet of 214 Edd'y r�$t�,,et and others interested. t-properly addressl FROM: applicable to properl-y named above,in a -3 lone tnwne,of person airnat;aartaaraoaa making appeal) REGARDING. (check appropfiaxte to„x El Area Variance Special Perralit: tlse Variance Msiera variance Action-Decision,or InteiTnetafim of Zoning Officer City regulations :require you be notified of this appeal to the Board of Zoning Appeals; (`Z , as described in the attached letter and provide the opportunity, for you to comment on it and/or attend then meetings listed below, arty"titre considered an interested party ty y speak for or against the appeal l at the meetings listed b losr,or submit a written statement to the B7,.A before it designated meeting. There is a time pirrrit of three ( minutes for each interested party to address the BZA, during the Public Hearing portion of the meeting. fhe Board of Zoning Appeals lases its decision primarily lyr on the written;evidence submitted an presented to it, the testimony of interested parties,and zoning and legal considerations. The written case record will be available- for review at the Zoning Division, City Yell, 108 E. Green St., Third Floor, beginning one week before the scheduled BZA meeting. This case has also been referred to the ity' Planning and Development Board that will advise the BZ ,if granting the relief sought by the appellant will affect long-term planning nin ob ectives, The date of the Planning Board's ineeting regarding this appeal is also listed below, The PI A..NNIN(; Bo,,tnD will consider this case on l` l A` t" at :00 P,M, in Common Council Chambers, City Ifall, 108 P. Green St. Ithaca, The BOARD OF ZONING APPLAIS will consider this case on 2,14120 at :00 P.M, in Common Council Chambers,Cit), Hill, 108 E. Green St,Ithaca,; `i gnatarc"sitAppelhint � Address bate Greg Halkiopoulos, Halkiopoulos kipal 155 Westview Lane; Ithaca, NY 11 January 2020 Deer Neighbors, Rey 214,Eddy Street Barn Renovation We propose to convert the storage tarn that is located in back of the rain house, t 3- bedroom unit, Ithaca Landmarks Preservation Commission has approved the design but there, are two deficiencies that require a variance from the Board of Zoning Appeals. As part of the project we will be moving the building 5 feet easterly to provide a 6 font rear yard. The zoning ordinance requires % or 26.4 feet of the lot depth for the rear yard. The other deficiency is in lot area,. The lot has 10,787 SF and the ordinance requires, 12,000 SF of lot area. Sincerely, Greg H lkiop uln Matoula Halkiopoulos Owner of atala'a Houses 214 Eddy Street Barn Renovation r , Losging,Janine Moll Ptop 7 11 L Seneca St LLC Past Mill School Coop Urssing,Howard 44 Dart Dr PO Box 392 Ithaca NY 148.50 405 Eddy St 54 Emt Lake Rd Ithaca NY 14$50 Ithaca NY 14950 Cornell University Papachryssanthok),Peter Quit,Shyan list Ronald Ithaca NY 14850 New York NY 10009 Potomac MD 20854 ENP Assoc rates,L,R ENPAssociatei,L.P, 805 Fast Seneca Street,LLC 405 Eddy St 405 Eddy St 826 Cayuga Heights Rd O'Connor,Krisfic O'Connor,Ktiqfie Car EI Realty Inc O'Connor,Kevin 701 The Parkway 241 Elm St Halkiapoulos,Gregory Halkicipoulos,Gregory AIL,Theresa F Cope,Uward Lower,William H 105-107 Caffierine Street,LIX ' ~~' Ithaca NY 148-50 307 Bostwick Rd Ithaca NY 14951 Ithaca NY 14850 Palm Carole S Demo sjohnny,I,IX Cheng,Chien --' 500700 9 1 Carpenter,Carl T \arp \bet/ 241 Elm St Ithaca 2Y 14850 FRkREARYAR � 7-T O OF$11, ORN 7,77 TO RES a L 1 co"wn 132, 10 SETBACK N. AT'ic N DF S REAR SEWER LINE WWII Nor rAWATER YARD WARTWENTw x t TO�YC9t3S h A wad? NDk NCOtT CT CONTRACT LINO tsM� a;w � Q� m am r s l �asap a s MRa.a�' r SET C � w EA <5'WDE YARD SET RACE rAda@:MENT '• r w ':,, ,. a FROM THE SAME NT E w t� PROPERTY CASEMENT`By DEED �9(x e� 11` 41tCE wT� fw.,kid?. �:.».. M 8iX*SI 0464USIG '* el G r Y 9PI AC@RT,S 6 co wtyro to aikcw i :4aLOa+JWs Ta ,uwTaNk.A AALK.Kt+ IO$ ; w P«N{NX N07 AN INSTRUMENT SURVEY ,.. 0Nk+'wWXS 11)NOT tJi'kT;Fa+YWa.. LL WTH 5&L . w kr CFW f0 t*ku WWII gm r �m JI i wk ok r. k .. SEC'nO N AT DRIVE A CITY OF ITHACA Y 108 East Greco Strect-3rd Floor, Thrace, New Y r14850-5690 DEPARTMENT OF PLANNING, BUILDING,ZONING & ECONOMIC DEVELOPMENT E Gino C eon rdi,Secretan, to the Board rd of oninAppeals -Felel�ow 607_a74- 50 ` �: tt l� -274-6558 Email: l on rdi@clr ofithaca, r ZONING APPEAL CERTIFICATION OF MAILING ICE: City of Ithaca Boardof Zoning Appeals Zoning Appeal 1, John 1 itrr rl s IA, rrffirni all property owners within two hundred `00) feet of the boundaries of the lot(s) under consideration have been mailed a copy of'the enclosed notice on or before 1/ l/2 w 1 affirm the notice was mailed to,the property ovoiers at the addresses shown on the attached list of owners, by depositing the copy in ra Ernst-pair properly addressed envelo cT in a post off-tee or an official depository under the excursive care and custody of the Un'tted.Statps Post Office, I farther affirm the ssc "6f the property owners are the wrote as the most reoent,,41rssessment roil. ._ a a M A PLEASE SUBMIT THIS FORM TO- City of Ithaca Zoning Division Phone: (607) 274-6550 108 1 . Green St., Yd Fl. fax, fu 274-6558 'rem; ' Yl PreservationII r rwtt ' tCertificate of Appropriateness AtrRAT Re. Building Permit i"1TI At the regular monthly netting held on my 9, 2019, the Ithaca Landmark's IrreservatiOn t"oninhission approved the following work at 214 Eddy Street,as more particularly described in the attached resolution: moving the carriage°.barn;'east,raising its elevation 2',and placing it on a formed concrete: foundation-, repairing or replacing its-kind localized areas of deteriorated board-and-batten siding; replacing the deteriorated asphalt shingle and corrugated metal roofing with architectural-style asphalt shingle roofing; on the east elevation alterations include replacing the doors in the first-story south bays with three, six--parrel,wood doors,replacing the doors in the first-story north twat^with three, four-light wood` doors,and the insertion of four,four-light windows,two each in the second and attic stories; on south elevation alterations include the insertion of two three-quarter-glazed,form-Might wood doors in the first story,the insertion of two four-light wood window in the second story,and the insertion of two skylights in the roof slope; on the west elevation alterations include the insertion of six four-light windows,two each in the first;second and attics stories on the north elevation alterations include the;insertion of two three-quarter-glazed,four-light wood doors in the first story,the construction of a stoop at the door in the east bay,the insertion of two four-light wood windows in the second story,and the insertion of two skylights in the roof slope,and Conditions of approval(if any)- •, The exposed sections of formed concrete foundation shall have a natural atone veneer, with the specific stone product to be review by ILPC staff, • The carriage barn shall riot be moved 5°to the north;and •' All exterior design changes, including those resulting from subsequent building aide, site plan,. and zoning reviews,shall be submitted to the ILPC"for review. The Ithaca Landmarks Preservation Commission appreciates your efforts to preserve the historic and architectural character of East'flilI Historic District. Please note:the. -work approved under this Certificate of Appropriateness must be completed within twenty- four months of the date of the meeting at which the work was approved. Bryan McCracken Historic Preservation Planner" Secretary to the Commission on ,x y s .o- a+lit t o a *3 k.. .a way a. s _ a .a. u ° i'STSiF t�Y kf� PT CiT iFtdikAf C7i € h� �lD 4wL� 7 �p. a y g p ai6u < EXISTING-SURVEY 'N cA fss a x,.t..��_ ,. ®,,,., � _ ;..,....,�-._,ab......._._� _.,._ r_::..._��..�,..._ T"fP.f��„}MEST8C'uWA7ER SCRVd4.k;l7fFkGR.?tM .bL�� f �•��t� t am `t ppfl tAAfP ° {t { mt'tFT*� tk{ wLt+r.5[ t y t A`n#A x >FF ks34�k t i o 4 RLLT4TSRacl. ,a .",., is t a d .m a s T mt z� &Ip&Ip 7 4 CF^t Pr.*CKd?'SH Al+t$9'YtrvY '�. r ( � tl@ r � � � � � �.... .� tut GA+tTUG ¢str..,,...��""• a � �, t:LY E x 11 {( Twuki St€ r $$$ F C Y &aLt: WM IKA naa `" saia m mtm s 9r c tas kt.,a„y�54kliha Y M1x dv;Y 2t;PIS. ffix� ,,,� aZXs �y w• � dib km r 4 iT>N" 9 30 d.ONd]tl7FC.>`NS � WTF P lb, ..- 7 ✓ _ ixniu MrImew at tltvt-. t ., k ._ .motrr aru . sl ,Y IN'"RE TO ....� — _ _. _ k ,..,..m, _,.., ..u.,.,. .,,,., _ .., ..�....__.. —� sl G'u`�F&rArkP ma£f t1N a8 E�7CLY' ECT PRfJ"ER7i(•' tm ij FC7EINTAmTICkri1 Pt.,:v m. � y'� #mhst+m`=~a; .xt~Feanzp ntmnsfitiesn�-- .—:. 1 -- '.t ... HiSTOMC MST ICT-B ISTING HISTORIC DISTRfC'T-PROPOSED F A1 R A D AS >3A R-, FAFT 1n,R,S OFF STREET PARKING -1 FOR FIRST 3,2 FOR W VARtANC S PROJECTED 5BEDRL7OMS MULTIPLE DWELLING O IN ONDITiONS, sy: LOT SIZE 10,781 SF FOR MULTIPLE DWELING LOT SIZE 7.304 SF FOR 1 BED+500 SF r��j":. MAXIMUM LOT COVERAGE 35% 12,000 SF FOR EXISTING I I BEET*SINGLE FAMILY:' BUILDING HEIGHT 4 STORIES 40' AND ADDITIONAL 3 BEDROOM UNIT � SET BACKS,-FRONT 1EI.SIDE 10,OTHER SIDE S°HEAR, NEW REAR YARD SET BACK IS 7'6"AND '-V AS PROPOSED BS'NOT LESS THAN 20' EMSTING LOT IS 71#7 SF � � k�I4fla 4e Drawing list C-1 LTC} COVER SPEOFICATBCTNS S-10 SITE CONDITIONS B-100 FOUNDATION PLAID S DETAILS A-;1 LI 1 FIRST FLOOR,SECTION AND EIET AELS A-209 SECOND FLOOR PEAT,SETM AND ROOF' A-301: ELEVATIONS,DOOR AND WINDOW SCHEDULES M-100 K'HA T CAL E-100 ELECTRICAL REFLECTED COLING PLAT 4 n x x u 1. se +F,rMi T••.4.3Y 1,.M ni.. a,t ae aa� n.roi t C.. i e i .dd.e t � t wrt exxxt4x x# 4 1F w "`"* +4 eviAu*^.t•'xa;i xs HL v a`rt i.. .. .e~•s*p w n.p+`i.. :.e.+.+.,s h�o4s. �s•+ua A v x�rt a t a:�;<,•... `-�+ml"#6 xAF^4 u.�?§+'+'.'a`. [n� i4U u ren.aemy .4t ��. .mrmu.a ,. � to ro�nm r P n ary bra:=41 n t u..c d'oYtuaM: � xc a n Win,s ..49`�wi e e avm va gyp,., t34 't1Y tx ax# ah# k 4 ,x& t\..wrvWvti _ M1#so y 2 x h agev..sFYh.dwns. ARE#do-"#T P,1G,klA"JEk'S F1EI A:VENT"TALL t WFi'�... C-100 .. a Fa e'v.,.i;, vF .J ruu -' lP h n, .. .. di .""., ..,,�..p�_..fir.—,.�,e`n'.�'-.,n`t_, �u 'l 3 , ro 1 k T3 +t ie ft a 1 �f Y4�„.. ONO kPt 4I4i 1�1=i R*fi.. '�" � "`w. i� {kF�a i {4 Po4C.Si�: 3 Rai 8 1 R 4kmv, 1 r Yletii VI ftp4}NS�$Ad\r Rjr }. `.a. I,l e Kevv. j d i1F PWF�" aF,ekwdtF i� . •, a. a rf.; �F `.I �' 4 m F— `r `4. f— ,r.S T T"' w.�" r k�0 a .. �, e t uN x R. t .art:I ft,4naa ' r *+ '1 g fit J{t W€:& ^La 4t, 4AN Iit -L mrx a kr 0x mar r wi..i 1WU MiaiuAN COP ING aWH'AFI1 r T 1 _ 1 �n �',m..:_. — t.k4t 3k Fi t} 'SY�eHak thl h OVIl'. .�5_ti3 4 k6 F;*°iF..1 r`I. `4 REF,fF4Ied '*� a�� 0,K)`PA'S AND SMILAR'3W A R9kS�SV4 , n�1'�'4. .. � SEC YION t � r . ._ .,. cc"N AR IN Ir Ndh:#ham. T` '�"*.UATIv t'4Iq 4.arn„k JS "nr i 8 rhea uaStF r n Rid At C e S�' int�aa°st aint I � � 9 F"uitrta� anP'ae , R ><. *;mans: F" .mo e,a.,Fa., 1 �. k ; J 4 a ,vl:tt 1 ,elJ io-Rdv4�teo.A ue - Y rum N-0 i§ RXAD€+T:KW,i CION R'RU'llo t8 S.Es.:4iOln r� ..� MA','iAl 0AxI.a'ON AFYIN&J`°ft.4.^n i,mv) .3fis A4 aC f rn'.'.S'r"E MJ9.4'a ;tEL`741x°a 1 F++h,n rR naa R � „ euWxdY.a .4szxx„ k E r d t ka +k+,',: ^s+t.tx:. 3, x� w a �• + ,. r. x :utg~� e •t, ""' SY fl+ Y Ev'se N 2Eua? �:Y!`.8ifl,i#h?.x ,d..'E. k § .a'u" 4 T e:s4P+�:k1 �y •.A Nnls' IDE �„ xbrur EP AtW A 4 ��, E w a DE � �` � t s 9 � kx , � �' u�atr ¢ "UIEW FT UV RIM �4C.TNY tUtF,Rk,TiAs W4R13iA 9'G �f� _ r.r�teaawaya,€ttett`:a 1 EMBED s F's;AT [N sx s. wexre CONCRETE CE EDTO F£E.SW SMUCR R.11t INE.itaca,: I P$T LE t+ a R h, Apt PCER WCR tS rn.F auc w nx fx„ 7 EA57TP,�sn�:�PAR,,�aef4eVAIION � �� ANCHOR OL1 Dr mE nugArrRWK<rEwp ORE'��Ew1 �.,';. 5 ROOM ViW�4 St"HEEMA.11 }} Rfi iA V _........ `R t ft)W` 1t3 d T 4 T 8& ,.M(#btav'� k 1aG i } owa q kC$s;tb t ft 1Nb•�s.;. � m a ? t t vi ,xwa A a 7il Ax IMS&O M s VE4tN' 4 + di 14 F`fk�,L3.�m Mp v4YS3j E§. x ( i It f1W Gd k,P Fei@ a Am 6r W'04 x ( t Sri Mk}„""Ji 1 i }u,.�y .� d i hk lii 'w f n 4 3 E t �4M'�"*t Yt!AInN A V ^4 ry W All t E � � T4zs":W".V"Aq 5 at a »: a, r i Sat W_ ICA, .. �' §,I 7'T S"AU, �iaV�tr FIRST FR,6(YR FRAMING€l,,g9W Rnke�ts�..F$7 } r' V F PNST.r c't;)k MAN 2 E, rarxi, �'"To-Wa :, t?:k7'+7 t00 644l #lfix Ewe'ltbtvtklX § !YP "wy'x i C,,, 8T`"R i # N.k"F �d `� tr MIX10 t III C110€i OVER +wv. PxaA actr €.+tu lxu t _ i .t ,ti c r t �-L y 8 (. &ttFS`"G Fk,00f# cc w rImwrWK EeF 4,,. °aff'.PrON AND T. �L.... ,.E ; ns xPaxrti F ms.a r m,��a�.. rosxew.�aua C.I.TA(G'S rs was x rMt W P,aw e 4 ,M 4,3dt.T ' _..._ "S EXC014 PER"'PECTPvc, �� : 8 � Fa� �� ". kMFFUv'. � � 5 t� a Y A v ..4,40.nil;Si f 7 � F kt }till B xn P 1. 11 1 k5N§ € d klt<x.'#Ps tfi ili SA .s+:A'id✓ u.. Ast9 Mr. w A � 4rti{-,S,Wvrf C6 3k€tip' t Ir"T MA FLAS . ..,tall a,A.a,{,,.`droll, � — f �� eta v»d•t?t§&i OF n'+` 4 f�� t� pg 4 C aAa t C w h t M;DC1 AIL 4 LONUTUDNAL V*Ghl VINISH SCHEDULE 4 WOX re ... N7 wp av;nk ptr t; A � x j `C .. 6k k:n€ A n pK A.AK e q E f,e ,A ttt y { eNxk tk?Ah tl k i w�T nT .�...,.::;>�.......e..x,..P...� —tee.. V`. — •... 4 frYA 3i4" A I m*Y 11ey. Al nnt,v.. C$is o{$31 b WIMM, akx,CTsv SI F i e AS3 :. ...._ x�n z 1 � 'Y'n`Nn ro aura,ssn• AND E40OF, { u � f 8 rku 'i ( ( �:. MR�IU`4Y'd4 �4 ( (I S " �„„u&'r;+? .. p a N F.sw.A ., 'h s a�. u s a a N . V T i.,m 1XV aA'M 1' .t�.9,A, .c MR MO. WAXY Mr, m,4%mv, � aw b x w wot �*to SN'nh # mp.646k[45�t Td I ur t a ......a '�' AND Rtv:N,Ar4 CAt`rh FR 4W ,A[$nS WIN b i'M r.t.:z$4, ,r Y r .�. ce,a x, e.. I m i 1 d. ChSvE y P � � k IJ— 'P 4 " i 11 ] ` ( E fVA,n Ns n =` waq,Ow SCHEDULE w, p f e E ,. OKXN A4M',�t�"�.;ttk"A Eatr"RF.0 LI E, �., ns , R.a�i tale.A4 saF `nx'.aM ti a+a-.ix t a ris C:aC d4 :*,b rvld xfin .t x,u di , low KAI,, n Ct t "kPF Aa rivlUrEro;k Of UY 1"ITM ar DfROUCA %t ESIABL6A PHI`Axaa NI RAA �t . ,a:'aa k Y+f i.� Nf a k.0 k NN irt' li a w.R f' r t t . t1 t t 4 t Agr C F t RM Sn„!.1lk Ci .[Y tI Pt.It wIIAI(,WIR OF N l{iatkg w tHROiLN 42 rOVtA R't0.'t f WIPPNfn �. ..,kit TWI 6taC+@ATE M SVit.P OCARM:tA.Y EN CUN11F'MN ,' CIA,iAt 44 Ol1,11W, `+, C 4ti f dP a AND I laeCi'• 4aIAN DIVIR UN rc"IHr Sl 4 ttlXX t1t Nr k.C1, C� t MYme 4'P ;ry{ '^' ih q+`NSOF At Q r Oxi ` M,CkVI IKw✓IK,11 0 b P N Av Al &r MODS,b A 8lY Aa. ANDS SAN f MA"O R{;?".E N N;tuft `..� a M * WA ,;.mI rrx.s,,.f4 g,�.,w _ '� .. aI,,'tAUftAXUxxsrA3ft'.MOVDIEx NAl@,Yk2i"x+lwl"WY,,,fr,rp;a.;V a,�zac 'Mi ea N P A`x t4 t A't 3rv7YPo i .F''a~£I"b,tAf Z.p3k T KA c 4A[Y 00"'On T U'A"t K.UP TAPLIU I„A 6,4wl F-A t 1¢, NA ANIIUAIMIU rA VIAV1`F 3^a FES rk} "t�;. k Ck+,6 e`.k: akw'"n4 I All,I#01 RFStS 'SYL CA:li .NYC.I,tq A44""Si<,4 1,k''All R TY 4%"Olt MUMO&MN k',C LG:'4HdG Rk a fa AC t &.d£X P4 d'LN4 &i k^$7 d AAx °iPMCK ttsfa;.x3T1'S.i t rk 1011ati WIVI Y,U%VAAiiDNlATtASSAC u.�.xn nr xY a. P Ayse£xAa CaS„4kdJ fi'.k3"kEn LlxAa` 4 ffE$i kU�.r!,C N£"tk d£bN F+dg f,tkY.,ia�., aT4 ' ad ttt&"t,"Taa,V.YS 4 *r sfi V,W I3xx i S 3 VW 6.k2 x iy tL"F,GT aYa ¢ E,+an ticm�ea f.aEMtta'.. vd,+lly'. e (.nx w',k'4.hx'F.retu � a�� •� a*� '"i r44 tx ?G,h�.Cf PEI t 4 xa w „a ." FM _ a�a,�. sr ss: A; " =,td.A ,....�_ . ,hntS a, ~«fs �aP.N. ',a.nag.._. Ntla,.�:C C.%H 1664' k 3 tY"f,4.T;N tts ,. �f. .' aaa y4.,Fx rhtN.tStM14�3Sim N 4 ,r xx:.�. � j� �� -"W$ (" F ravv.. ,r Ra . rC,, PA"as * gg e 6 f �A4Vf 4f fix{ y ,.. d C A , w s a,krfAr#ar,e�;z f „, d wag e a M 11,16 11Adze b+a ECOND MA R I AIRf FL<NOA, elASEMEN1 b i"+s'xa14L , v, m gxi.efeaNgs: { _.j� kY,"I PLAN MECH . HH su,v,t cr wn,k4 vw y�. h n 4 h, AK 4 W a e dd ' 4{ y U JIkNY fail t[4 Rfh`F g YY p`Y,T P' E 'I",AS xF.o'uYV hNt64`47 ba C p,t1,t„1 Ad IFY iYs t?„tr rx`nF +, fist+":) M+�m'.vs,P _ an t '�'"+: '.."x mWr'+ C F k;7, @ rtrd. '*Y 5 ti - r '.dkf fH9 tEt Ck+4: P k^rN £hftK v:5% Sst Y 6 pm'Sre 3G Y S'x gA Ft,fLtdNN MR k � i n e.,,;,ury.4tr`3 F•.' IV, rv+M ,w`M- x�r; a Y mi n a a>t e & 3?a CG 6 i mom ',§agY,ym > R 'fib}+`R N�& "A f l 4 GIN k "HE- W n sa x r,.ex NLx�:: v M xs rN a {. 'i. 4 & XA art 11 O e C CARLIL °�i);4r'r'*•a ,. a w# 46 n 5 p{J mb:9a a t3 U ik"I MI." l ara w x a e5 H 3&nMw W Mx' tt?aR'N,A i a"Se�4a3 B h 5; Vl i R ark.=rn m r4 i m'a4 bu' �A 1'' ( YY "MOf 11 :b.ra!S <" ,Y'.�n. 4 3 p� S [ t: S k k "l C3.�w 'R x <u' P:i rfiA?a Yi,N!:: DROIDW 5 fu v b911M 'Y4 ika'4u b tt �.xI t N 4 S i WI LmY ri C N N°F F h`+ 1tY U fl i LL t ;t` f +, i W4'{ad�+RP S M Itf tb: MeX 't0 : I1iCEca T V 1.4tlA` . e'rk C d:t d[ f ( (I M1,1111 }3tt if 4VA4t'%t to O',W "L)At e Gm x rrr n ru a `A.m a �tl(! tn5 a 5e timr am+ 5 xant C +N ! N-CNAL of MAM. n.., s Y as^as r ss t'P ;a x aa'Y>r*n NO iS k 4A�k"a d $ fi W rNk'e.3a M1a p :, SY Im YYS 140 I'M.h .�iw. gym✓` jj „ ....,,..,-...�,�,-- �.. i. `' ...,. ..._.�.,..� `-•b _. 'rv— 3Pih7 xYiPh t+kP.i�t'.. P"aWN�«wd# Rx4xiui `aTF*'. 4K ","' 1rA _ {t .. MECHANICAL E.F'k;C:4P`fCA.IONS � �a,� LON&'FS9DI7wL;SEC:1€i,N ";.�.'� 4 A IN ,"Rt ?� WIN r'm C. y Aa4"r I Mru AJ,V hi: It i- a f"u s.R. „4m v ._.„ 3 ( y :�' ��,.. • rat _ `°aiRaV s+,".%t Ikom W"NIKII € lx t tj -r Gr. e s 1 OVAL WINK RE"Alti mey'7r&6a1.` A g --- �# SKt LCKA MECMANCALRN E"m"$fLWR,' k : FWT PLAN A CAaAL .. . , r.' ENE at. r^, FARr .1, IRF r. 9 µ 01`1---S"� City ofIthaca, NY- 750 Footr fbr Parcel Final Tax Roll rv� �� _. t R LEGEND � a Tax Parcels w Related Historic Prop 77 r Tj .„_ 4 -� d"• 8>•-^^ q �€XtZ k.4xhr City Owned Property Historic District All Historic Prop ernes si € L x Parking Lots and Garages s wJ� s 9 e ' Railroad Buildings Parcel i Border ..._., ( 4 Park � � P �:� Im envious Surfaces u`,. `tit" azvea walk or sortaoe o�P.vzte Road M aaaaa Pa,kmg e^ 2 ,d4 4d i .. 3 .tl i"e :'...k rvt ( .�;;. ,:. 4,a4�& '�n�'aatlwaVorPub- � ro E6 taa¢r :`re�t'�H'986' �.�..>a.,,. �.k. tlur r4�Si b�'� ` ;� � � .� �,_k t Grs,... y.�t�k�k, ��,� unp—dDry ol.w korSuff— �� .zat: 3' z 'r k § .`3 § y, 's C`^.a: di :`'�^ I waterway � h � xu N j r I (.�_•_ t t `s` t t r r !.r„F + '`:,;,;4 ti d ",,) .� I; pp t tiw s ,t. 1 E � a i 1 .Slt �x r ru .. at r s i.'-t c 'i m '� � `� k»� �' rs.. ,��l ,wr: ,� 1 � °'..,�`k.-.• „„c �... �1- "k i "alS b is R "t f S±a; s" i �`�'� ''t t""cyy is, ` sc 1 C " ��` r f t IT'w 4 {, 5 G , t s j 1 c '4 _ 1 �t 1 1 i a n 3 k w� 1-5,419 903.19 Feet this mop w e pvvkbd or dwMW from Me dunloped or compiled by tin CRY of Hum,mrid Is the bad milalile to doi The wVnuwm do not wmrr tEthe m=zmW or colinplellainew of the I Printed: 1/21/2020 podmiyed by the den.