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HomeMy WebLinkAboutZBA Packet 2016-08-08 PB Resolution No. 2016456: SEQR Preliminary Site Plan Approval &Special Permit Sleep Inn Hotel 635 Elmira Road Tax Parcel No. 35.4-21 Town of Ithaca Planning Board, October 4, 2016 Moved by John Beach; seconded by Fred Wilcox WHEREAS: 1. The Planning Board's action is consideration of Preliminary Site Plan Approval and Special Permit for the proposed Sleep Inn Hotel located at 635 Elmira Road,Town of Ithaca Tax Parcel No. 35.4-2 1, Neighborhood Commercial Zone. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/-square foot hotel. The facility will include 70 hotel rooms, an indoor swimming pool, an outdoor gazebo, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. Ahir Hotels Corp., Owner/Applicant;Adam M. Fishel, PE, Marathon Engineering, Agent, and 2. This is a Type I Action pursuant to the Town of Ithaca Code, Chapter 148 - Environmental Quality Review, and 3. At its meeting on April 19, 2016, the Planning Board proposed to establish itself as Lead Agency to coordinate the environmental review of the above-referenced proposal, and on June 22, 2016, notified potential Involved and Interested agencies of its intent to serve as Lead Agency, and 4. The Planning Board, on October 4, 2016, has reviewed and accepted as adequate a Full Environmental Assessment Form (SEAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, applicant narratives, an engineering report,plans prepared by Marathon Engineering entitled "Site Development Plans for Sleep Inn Hotel, 635 Elmira Road(NYS Route 13, 3 &96), Town of Ithaca,Tompkins County,New York," including sheets C1.0, C3.0, C3.1, C4.0 and C5.0, dated 3/31/16, sheets C6.0, C6.1-6.5, and C7.0-7.2, dated 4/22/16, and sheets C2.0 and C8.0, dated 5/05/16;building design sheets prepared by Hex9 Architects, titled "Conceptual Design Sketches" and "Proposed New 3-Story Hotel Front Elevations &Material Schemes," date-stamped September 20, 2016, and other application materials, and 5. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposal; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, having received no objections from other involved agencies, establishes itself as Lead Agency to coordinate the environmental review of the above-described proposal; AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced proposal,based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. Vote Ayes:Wilcox, Collins, Haefeli, Beach, Meier Swain Page 2 of 2 PB Resolution No. 2016457: Preliminary Site Plan Approval &Special Permit Sleep Inn Hotel 635 Elmira Road Tax Parcel No. 35.4-21 Town of Ithaca Planning Board, October 4, 2016 Moved by Linda Collins; seconded by John Beach WHEREAS: 1. This action is consideration of Preliminary Site Plan Approval and Special Permit for the proposed Sleep Inn Hotel located at 635 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-21, Neighborhood Commercial Zone. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/-square foot hotel. The facility will include 70 hotel rooms, an indoor swimming pool, an outdoor gazebo, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. Ahir Hotels Corp., Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, and 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in coordinating the environmental review with respect to this project, has on October 4, 2016, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3, prepared by Town Planning staff, and other application materials, and 3. The Planning Board, at a public hearing held on October 4, 2016, has reviewed and accepted as adequate applicant narratives, an engineering report, plans prepared by Marathon Engineering entitled "Site Development Plans for Sleep Inn Hotel, 635 Elmira Road (NYS Route 13, 3 & 96), Town of Ithaca, Tompkins County, New York," including sheets C 1.0, C3.0, C3.1, C4.0 and C5.0, dated 3/31/16, sheets C6.0, C6.1-6.5, and C7.0-7.2, dated 4/22/16, and sheets C2.0 and C8.0, dated 5/05/16; building design sheets prepared by Hex9 Architects, titled "Conceptual Design Sketches" and "Proposed New 3-Story Hotel Front Elevations &Material Schemes," date- stamped September 20, 2016, and other application materials; NOW THEREFORE BE IT RESOLVED THAT: 1. The Planning Board hereby finds that the considerations for approval of the requested Special Permit listed in Article XXIV, Section 270-200, Subsections A - L of the Town of Ithaca Code have been met, specifically that: a. the health, safety, morals and general welfare of the community, in harmony with the general purpose of Town Code Chapter 270, Zoning, will be promoted and the proposed hotel use will fill a neighborhood and community need, as it is a niche market in a tourist area located between two state parks that currently only contains single-story motels and campgrounds; b. the premises are reasonably adapted to the proposed use, as the majority of the premises was developed many years ago to accommodate previous office and commercial uses, and the premises are located on a highway where hotel uses are typically found, c. the proposed use, and the location and design of the proposed structures, are consistent with the character of the district in which they are located,because this is a commercially-zoned property in an area that contains other commercially-zoned properties; d. the proposed use will not be detrimental to the general amenity or neighborhood character in amounts sufficient to devalue the neighborhood property or seriously inconvenience the neighboring inhabitants, for the reasons noted above; e. operations in connection with the proposed use will not be more objectionable to nearby properties by reasons of noise, fumes, vibrations, illumination or other potential nuisance than the operation of any permitted use in the particular zone, for the reasons noted above; f. community infrastructure and services, including but not limited to, protective services, roadways, garbage collection, schools and water and sewer facilities, are currently, or will be, of adequate capacity to accommodate the proposed use; g. the proposed use complies with the provisions of Chapter 270, Zoning, to the extent considered by the Planning Board, with other regulations and ordinances of the Town, with the Building Code and all other state and federal laws, rules and regulations, and with the Torn Comprehensive Plan; and the proposed building design and site layout comply with all but three sections of the Zoning Code, where area variances are being considered by the Zoning Board of Appeals; h. the proposed access and egress for all structures and uses are safely designed and the site layout provides adequate access for emergency vehicles, as the plans provide for safe access for emergency vehicles (noted on Sheet C8.0); i. the general effect of the proposed use upon the community as a whole, including such items as traffic load upon public streets and load upon water and sewer systems, is not detrimental to the health, safety and general welfare of the community, for the reasons noted in the application materials and the Full EAF Parts 1, 2 and 3; j. the lot area, access, parking, and loading facilities are sufficient for the proposed use and access, parking, and loading facilities are adequately buffered to minimize their visual impact, as noted above, and with additional buffering required by the Planning Board in the conditions below; k. natural surface water drainage will be adequately managed in accordance with good engineering practices and in accordance with any applicable Town local law or ordinance, and existing drainage ways will not be altered in a manner that adversely affects other properties, because surface water drainage will be mitigated with a Full SWPPP that has been considered by the Torn Public Works Department; and 1. the proposed use and structures comply with all the criteria applicable to site plan review set forth in Town Code Chapter 270 and 271, Zoning; AND BE IT FURTHER RESOLVED THAT: 1. The Planning Board hereby grants Preliminary Site Plan Approval for the proposed Sleep Inn Hotel, as referenced on plans listed in Whereas #3 above, subject to the following conditions: Page 2 of 4 a. Before consideration of final site plan approval, granting of any necessary variances from the Town of Ithaca Zoning Board of Appeals, b. Before consideration of final site plan approval, submission to the Planning Department of revised Sheets C-3.0 and 3.1 (Grading, Drainage and Erosion Control Plans) to show: i. the location of proposed contractor parking, construction material stockpiling and equipment storage during construction, and ii. additional notes stating that the rock outlet protection will be installed from the top of Slope, down to the base and that soils will be immediately stabilized with erosion control blankets, c. Before consideration of final site plan approval, submission to the Planning Department of revised Sheet C-5.0 (Landscaping and Lighting Plan) to show: i. Taller trees and shrubs along the front building facade and parking lot in the front yard, ii. A planting strip at least 10 feet wide along the north and east sides of the northeastern parking lot, along the west side of the western parking lot, such plantings to consist of a mix of native deciduous and coniferous trees, along with shrubs and grasses already proposed for other areas of the property, iii. A wooden fence behind the building at the top of the slope, and iv. A revised lighting plan showing a mixture of bollards and wall packs; d. Before consideration of final site plan approval, submission to the Planning Department of revised schematic and elevation drawings that show the building elevation and architectural style approved by the Planning Board at the October 4, 2016 meeting, and modification of the architectural features of the rear facade of the building to show similar breaks and architectural elements as those approved for the front facade, e. Before consideration of final site plan approval, submission to the Torn of Ithaca Public Works Department of rip-rap sizing calculations for all stormwater overflow and outfall locations, f. Before a building permit is issued, submission for approval by the Torn of Ithaca Public Works Department and Bolton Point of the appropriate permits for water service associated with the new development (per #1 under "Water," in letter from Daniel Thaete, Torn Engineer, dated 8/01/2016), g. Before a building permit is issued, submission for approval by the Torn of Ithaca Public Works Department of Bolton Point of the appropriate permits for sewer service associated with the new development(per #1 under "Sewer," in letter from Daniel Thaete, Town Engineer, dated 8/01/2016), h. Before a building permit is issued, submission and full execution of a stormwater "Operation, Maintenance, and Reporting Agreement"between the owner of the Sleep Inn and the Torn of Ithaca, satisfactory to the Attorney for the Torn and the Town of Ithaca Public Works Department, i. Before a building permit is issued, submission and full execution of a drainage easement or other mechanism to assure the Town of Ithaca access to all stormwater facilities, satisfactory to the Attorney for the Torn and Town Public Works Department, Page 3 of 4 j. Before a building permit is issued, submission to the Planning Department of a copy of the NYSDOT highway work permit for the new curb cut off of Elmira Road/NYS Route 13, and for the water and any sewer infrastructure located within the NYS DOT's right-of-way; and k. Before any earthwork activities may happen, submission to the Torn of Ithaca Public Works Department of a Notice of Intent (NOI) for the approved State Pollution Discharge Elimination System (SPDES) permit related to the project(per "Stormwater Management/SWPPP" in letter from Daniel Thaete, Torn Engineer, dated 8/01/2016), and 1. Before a certificate of occupancy may be issued, submission to the Planning Department of proof of receipt of all necessary permits from county, state, and/or federal agencies; AND BE IT FURTHER RESOLVED THAT: 1. Pursuant to Section 270-122.B of the Town Code, the Planning Board hereby waives the requirement for a sidewalk along the property frontage at 635 Elmira Road, finding that the 2007 Town Transportation Plan does not identify Elmira Road as having pedestrian priority needs and that the current conditions along Elmira Road are not conducive to pedestrian activity. Future pedestrian accommodations will need to be part of an overall plan for the Elmira Road corridor, 2. Pursuant to Section 270-227.A (4) of the Town Code, the Planning Board hereby authorizes the reduction of the standard 180 square foot parking space size to no less than 162 square feet, finding that the reduction will not cause any adverse effects on the project, on the surrounding properties, or on the neighborhood, and 3. Pursuant to Section 270-227.B (2) and (3) of the Town Code, the Planning Board hereby authorizes the placement of parking in the front and side yards of the project site, finding that: a. The particular use, nature, or location of the proposed project or building, requires that parking be in one of such yards, b. It is not practicable to limit parking to areas outside the required yards, c. Parking in such yards does not significantly adversely affect adjacent properties or the character of the neighborhood, and d. No such parking will occur in any buffer areas. Vote Ayes: Wilcox, Collins, Haefeli, Beach, Meier Swain Page 4 of 4 OF TOWN OF' ITHACA 215 N. Tioga Street, Ithaca, N.Y. 14850 0 F. www,tow n.i th a c a.ny.u s 16 21 Y01- CODE ENFORCEMENT-BRUCE W. BATES, DIRECTOR Phone(607)273-1783 11111 Fax(607)273-1704 r rn: V4 it- t Subrnit ths appcafion ONLY after 1.AppVylng foir a biufl6nglsign perniR forTll_idlyDu reel eived a dieteo rriiinatiorn/deriaV'fronde Enforcement s,taff or 2, A referra� lir MTI the ManNirng Board based UpOrl a Bute PIWI Ou"'SUbdi0sion revew, For office Ugg ZBA; Appearance Fee: Property Is located within,or adjacent to: —County Ag District;_.._._PPA„ $15,0 -Area, Sign, or CEA—Forest Home Historic District; State Park/another municipality Sprinkler Variance and Special Approval FoL Office ase Only Date Received:—:)1-24,111, Zoning District: $250 -Use Variance Please check all that apply: AppOcable Seclion(s)of Town Code: X Area Variance jr) 1'4 Use Variance 14- Sign,Variance 77 Sprinkler Variance 3 1,, )V, Special Approval (Only 1fee is required per appearance,higher fee prevails) The UNDERSIGNED respectfully submit this application requesting an appearance before the Zoning Board of Appeals to be permitted to: Construct a building niinimuni front setback of±43' versus 50' required. At property address: 635 Elmira Road Ithaca NY Tax Parcel No. 35.0-1-21 as shown on the attached supporting documents, As description of the practical difficulties and unnecessary hardship and/or the Special Approval authorization request is as follows,- (attach any additional sheets as necessary):. ,See attached narrative. By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or Town staff to enter my property for any inspection(s) necessary that are in connection with my application. PRINT' NAME HERE; AhirFlotel*Corp. Signature of Owner/Appellant:_'Ava�lx Date: Signature of Agent: Date: Best phone number for contacting: 607-272-5252 2nd number: Email: rO5@ai�iirhotels.com Nam Your attendance at the ZBA meeting is stronglyadvised. AREA arid SIGN VARIANCE CRITERIA FORM Owner/Appellant/Agent Name: Chir Hotels Corp. Address of Property Requiring variance: 63.9_Elmi ra Road Ithaca NY Tax Parcel No.: 35.0-1-21 TES l No area variance will he granted without consideration by the Board of the following factors" A. Will an undesirable change be produced in the character of the neighborhood or be a detriment to nearby properties? Yes_ No Reasons: The granting of the requested variance will not produce an undesirable change in the character nor will it be a detriment to nearby properties. There are existing properties along the Elmira Road corridor which are comparably zoned and: have buildings which, are located within the required 50'front setback. B. Can the benefit sought by the applicant be achieved by a feasible alternative to the variance? Yes_ NoEK1 Reasons: In order to meet the required setback, the proposed building would need to be set further back away from the front property line. Thus requiring additional clearing and disturbance of the existing vegetation and steep slope along the east side of the project site. The building's proposed location minimizes these impacts to the maximum extent practicable, C. Is the requestariance substantial? Yes_ No NJ Reasons: The provided setback is approximately 85% of the required minimum setback distance and is therefore not considered a substantial deviation. D. Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood? Yes_ Noc Reasons: In order to meet the required setback, the proposed building would need to be set further back away from the front property line. Thus requiring:additional clearing and disturbance of the existing vegetation and steep slope along the east side of the project site. The building's proposed location minimizes these impacts to the maximum extent practicable. E, Is the alleged ulty self-created? Yes X Not Reasons: The alleged difficulty is self created, however this should not preclude the approval of the requested variance. The proposed hotel use is appropriate for the subject site given the Town's current zoning and Comprehensive plan. A parte cochere is an integral component of such a hotel use. Given the site size and limitations (rear steep slope), the requested variance is unavoidable. ZBA Appi Use Variance REV Jar umy 2014 TOWN OF ITHIACA OF r 215 N. Tioga Street, Ithaca, N.Y. 148501 4r..lffl wwww.to n.ithaca.ny.us .. is as l` CODE ENFORCEMENT-BRUCE WW, BATES, DIRECTOR � Phone(607)273-1783 M Fax(607)2734704 codes05tow�wn ra Mmss OLAjy Subrrflt tNs apinccation ONLY after- i. ftl,rptlying for a errs ding/sign per.n5i tcd ,arhrr h-y-ou r eceiNed ra deter°rrranratl rrt eroW frorn Code t.:nforcer`r"e nt staff rur 2. 't referral tr° rn the Plarinr:g Board based upon a site Ilan or si.tllodi0sion review, BA Appearance Fee: Property is located within,car adjacent to: County Ag District;.,_UNA; $1160 -Area, Sign, or CEA Forest Nene Historic District; State Par 'another municipallity Sprinkler Variance and Special Approval Eor trice tt, a On Date Received: zoning District: $250 Use Variance Please apply: Apptica�te Section(s)of Town Code: Area Variance .. w. .4 .�w, � „ Use Variance r rt Sign Variance Sprinkler Variance l Special Approval „. (Ctn y fee Is required per appearance,higher fee prevails) The UNDERSIGNED respectfully submit this application requesting an appearance before the Zoning Board of .Appeals to be permitted toy Construct a building with a maximurn building height cat±54° versus 36" aho"waed At property address: 635 Elmira Read Ithaca NY Tax Parcel No�, 35.0-1-21 as shown on the attached supporting documents, As description of the practical difficulties and unnecessary hardship and/or the Special Approval authorization request is as follows: (attach any additional sheets as necessary): See attached narrative. By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Apo-peals or Town staff to enter my property for any inspection(s) necessary that are in connection with my appllication. PRINT NAME, HERE: glair Hotels Corp. . Signature of Owner/Appellant: t Date: � C '� Signature of Agent: Date: Best phone number for contacting: 607-272-5252 2"d number: Email: rahirO-5@alrirho,tels.com Nam Your attendance at the ZSA meeting is strongly advised, tNIfVTI�VtVIJU lrtpawrrwrtllttty, trwwp ti Ow+ n rA , taell int/ gent Dame. Ahir Hol tell Corp. Address of Property Requiring Variance: 635 Elmi OF 1? TOWN OF ITHACA 4215 N. Tioga Street, Ithaca, N.Y. 14850 0 ­ (I www,town.ithaca.ny.us iS 21 'W yo CODE ENFORCEMENT-BRUCE W. BATES, DIRECTOR Phone(607)273-1783 N Fax(607)273-1704 .nyj) q(Lqgs(@tguy� J hac@, 3 ()0 t Ll iiwLg P �jicatjori Form., 0 A IL,3 SUbmit ths apphcaflon 01%.Yafter1­App�yh'�g fora buildnglsign permit for wHch YOU rem—flved a frorn Code Enfoircern rant staff of 2, A refi,,rrai frorn the f-1anning l3oard based upon a sfte rAan or subdMsiorm revoew, forofikom-Qw ZBA Appearance Fee: Property Is located within,or adjacent to: County Ag District;__UNA; $150 -Area, Sign, or CEAmunicipaitty Forest Home Histodc Dlsthclm State P,ark/another Sprinkler Variance and Special Approval For Mg Ogg gntle Date ReceWed: Zoning District: $250 -Use Variance Please check all that apply: Applicable Section(s)of Town Code: X Area Variance Use Variance Sign Variance 5'�:" Sprinkler Variance Special Approval '7 elf V 0 e Vol e io­ (only I foe is required per z I If",a1=4 appearance,higher fee prevails) The UNDERSIGNED respectfully submit this application requesting an appearance before the Zoning Board of Appeals to be permitted to, Construct a hotel with a total floor area of 37>00(15 where a arts ximum.10- OM SF is allowed. At property address: 635 Elmira Road Ithaca NY Tax Parcel No. 35.0-1-21 as shown on the attached supporting documents, As description of the practical difficulties and unnecessary hardship and/or the Special Approval authorization request is as follows,, (attach any additional sheets as necessary): See attached narrative. By Ming this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or Town staff to enter my property for any inspection(s) necessary that are in connection with my application. PRINT NAME HERE: Ahir Motelsorv, Signature of Owner/Appellant: Jvvkh—/ Date: -'11so 16 Signature of Agent: Date: Best phone number for contacting: 607-272-5252 2 nd number: Email: A irO 5 0aah irhotels,coin NOTE: Your attendance at the ZBA meeting is strongly advised. ,AREA and SIGN VAMANCE CRITERIA FORM jtm s LmUyOi!�:mmfi Owner/Appellant/Agent Name: Aldir Hotels Corp. Address of Proper a ring Variance: C 3 i Elmira Road Ithaca NY Tax Marcel No., 3a.Ct-➢ ai1 TEST: No area variance wvlit be granted without cor sideratioo by the Board of the following factors: A. Will an undesirable change be produced in the character of the neighborhood or be a detriment to nearby properties? Yes I`d o LaJ Reasons: The use is consistent with the Town of Ithaca"s Comprehensive Plan and those similar use types recently constructed. & Can the benefit sought by the applicant be achieved by a feasible alternative to the variance? Yes No LIJ Reasons: Given the size of the parcel, limited land along the Inlet Valley Corridor zoned for hospitality uses, the size and scope of this project should be considered appropriate. C. Is the requested variance substantial? Yes X NoEl Reasons: The variance requested exceeds the maximum allowable square footage by 360%may be considered to be substantial. However, given the size of the parcel, limited land along the Wet Valley Corridor zoned for hospitality uses, the size and scope of this project should be considered appropriate. D, Mould the variance have an adverse impact on the physical or environmental conditions in the neighborhood° Yes X Nom Reasons: As currently proposed, the project will minimize disturbances to the perimeter vegetative buffers and steep slopes. In addition, reasonable efforts have been made to buffer the adjacent residential properties with a screening fence, Is the allegedulty self-created? Yes X No Reasons: The alleged difficulty is self created, however this should not preclude the approval of the requested variance. ZBA Apps Use Va6 ante:REV,January 2'014 14 MARATHOM Oa -4 ENG INEERING 9 Cascade Drive. f Rochester, NY 14614 J Phone l585i 458-7770'—" July 2.8, 2016. _�.. Town of Ithaca - Zoning Department 1UL 2016 215 North Tioga Street Ithaca, NY 14850 ANN 4 )5B'NhOR1,11, Attn: Bruce Bates Re: Proposed Sleep Inn Hotel —Request for Area Variances 635 Elmira Road (NYS Route 13, 34& 96) Town of Ithaca, NY Dear Bruce, On behalf of purr client, Ahir Hotels Corp., we are pleased to submit the enclosed information to initiate the review process with the Town of Ithaca Zoning Board of Appeals (ZBA) for the Area Variances noted below, As your are aware, our team is currently proceeding through the Site Plan review process with the Town of Ithaca Planning Board for this project. As currently proposed, the Sleep inn Hotel provides a total primary structure footprint of±37,000 SF with a maximum height of±54 FT (~144 FT main building and a ±54 FT architectural tower feature) ultimately providing 70 rooms. As discussed in prior submittals and meetings, this project requires area variance approval from the ZBA for: 1) front setback; 2) maximum building height and; 3) maximum floor area. The below discussion is intended to supplement the enclosed ZBA applications and our requests for the aforementioned Area Variances. This section of Elmira Road (NYS Rt, 13, 34 & 6) is also referred to as the Inlet Valley Gateway District as noted in the Current Town of Ithaca Comprehensive Plan. Upon reviewing the Town's current Comprehensive Plan and initial feedback outlined in the Planning Department Memorandum dated April 11, 2016, a hotel use is allowed within the Neighborhood Commercial (NC) zone. The Comprehensive Plan does not provide detailed information regarding the scale, architectural details, landscaping etc, of the future development whereas the zoning code surmmary for the NC zone limits the sire of a hotel use to 10,000 SF total floor area with a maximum building height of 36 FT. The aforementioned Planning Department. Memorandum acknowledges that the Comprehensive Plan does riot specify what types of architectural designs or building scales are appropriate for the Inlet Valley Gateway District. The memorandum goes on to say that designs Sleep Inn Hotel—Ithaca, NY Zoning Board of Appeals Submission 7/28/16 and elevation plans submitted should show sensitivity to the surrounding natural areas and be in context with the suburban to semi-rural character of the Elmira Road corridor, as it serves as a major entry into the Ithaca community. In addition,the memorandum says that the elements such as natural materials, (i.e. stone, brick, wood-looking siding) along with a gabled roof and/or windows and other details should be considered for use that would be more indicative of a structure that is located between two state parks rather than the middle of a commercial strip or in an urban area. In an effort to meet the Town's development criteria outlined in the Comprehensive Plan,we propose the use of natural looking building materials and colors,gabled roof lines, as well as changes in building materials, colors and textures along the front fagade. It is our opinion that the proposed size, scale and finish of the building proposed is in line with the overall intent of the Town of Ithaca's Comprehensive Plan for the Inlet Valley Gateway. Further discussion relative to each requested Area Variance is provided below. Area Variance for front building setback: This requested area variance is associated with the proposed ±43 FT setback associated with the porte cochere where 50 FT is the minimum allowed. This area variance request is due to the porte cochere encroaching into the front setback of the lot. For a hotel use,a porte cochere is an integral operational element providing a covered area for hotel guests to temporarily park and load/unload their luggage when checking in or out of a hotel. Given the relative shallow depth of the subject lot,the need for this area variance is unavoidable. Given the above discussion, an evaluation of the five area variance criteria is as follows. 1. Will an undesirable change be produced in the character of the neighborhood or be a detriment to nearby properties? Response: The granting of the requested variance will not produce an undesirable change in the neighborhood character nor will it be a detriment to the nearby properties. There are existing properties along the Elmira Road corridor which are comparably zoned and have buildings which are located within the required 50'front setback. 2. Can the benefit sought by the applicant be achieved by a feasible alternative to the variance? 2 Sleep Inn Hotel—Ithaca, NY Zoning Board of Appeals Submission 7/28/16 Response: The following options were evaluated in an effort to avoid the need for such an area variance: eliminating the porte cochere, modifying the size and location of the porte cochere and moving the entire building further from Elmira Road. The porte cochere is an integral component of the hotel use and operation and cannot be eliminated. Further, its size and location relative to the main hotel building cannot be modified to the point of eliminating the need for the requested area variance. Therefore the elimination or modification of the porte cochere as a means to avoid the requested variance was not considered a reasonable alternative. Moving the entire building(including the porte cochere)further from Elmira Road in order to achieve the required setback was also evaluated. The current proposed building location, relative to the existing steep, vegetated slope along the rear(east/southeast) side of the property, minimizes impacts to this existing slope and associated vegetation. Pushing the building closer to the slope will require additional disturbances/clearing of the existing slope and/or steeper tie-in grades both of which increase potential for there to be erosion and sediment transport down the slope. Such a condition may adversely impact the existing wetlands located at the toe of the embankment slope. Therefore the above mentioned options were not considered feasible alternatives to avoiding the requested area variance. 3. Is the requested variance substantial? Response: The requested area variance is not substantial. The provided setback is approximately 85%of the required distance and is therefore not considered a substantial deviation. 4. Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood? Response: Adverse impacts to the physical or environmental conditions of the neighborhood would not be anticipated if the requested area variance is approved. As stated above, the proposed location of the building minimizes impacts to the existing steep and vegetated slope located along the rear(east/southeast) of the property. 3 Sleep Inn Hotel—Ithaca, NY Zoning Board of Appeals Submission 7/28/16 5. is the alleged difficulty self-created? Response: The difficulty is self-created, however this should not preclude the approval of the requested variance. The proposed hotel use is appropriate for the subject site given the Town's current zoning and comprehensive plan. The pone cochere is an integral component of the hotel use and given the site limitation(rear steep slope), the requested variance is unavoidable. Area Variance for maximum building height (36 FT allowed,±54 FT proposed): The main portion of the Sleep Inn Hotel's roof line is located approximately 44 FT above the finished floor elevation whereas the peak of the architectural tower feature is located approximately 54 FT above the finished floor elevation. When considering the appropriateness of proposing a building with a main roof line at±44 FT and an architectural tower feature at±54 FT above the finished grade, impacts to sensitive visual view-sheds and/or scenic vistas as well as impact to surrounding properties were considered. No designated scenic vistas/overlooks or parking areas exist within the immediate vicinity of the project site. That said, a portion of the eastern ridge of the inlet valley, located approximately 3,600 LF east/southeast from the project site (with an elevation of approximately 850) is visible to motorists passing by the site along Elmira Road (with an elevation of approximately 445). However, given the location, height and canopy of the existing trees located on the parcel and along the top of the embankment slope as well as the location of the existing buildings,the viewing window of the eastern ridge is only available for approximately 300 LF as motorists travel north or south on Elmira Road. At the posted speed limit of 45 MPH,this translates to approximately 4.5 seconds of viewing time. The location of the existing trees which are currently obstructing the view of the eastern ridge are located within the proposed building's footprint and will be removed. Clearing of the vegetation along the top of the embankment slope which is currently obstructing the view-shed will be minimized. Given the proposed building's height and dimensions as well as the limits of the existing vegetation to remain,the viewing window for the eastern ridge is anticipated to be available for approximately 165 LF or approximately 2.5 seconds. Three sketches are attached showing the limit of the available viewing window and associated impacts. The extent of mature vegetation which exists on those parcels along the east side of Elmira Road already obstructs the viewing area of the eastern ridge of the Cayuga Valley Inlet. 4 Sleep Inn Hotel—Ithaca, NY Zoning Board of Appeals Submission 7/28/16 Therefore the reduction in the available viewing area should not be interpreted as excessive. Refer to the enclosed sketches which illustrate potential viewing area impacts. There are no pedestrian facilities along the frontage or within the immediate vicinity of the project site (nor are there any immediate plans for any to be constructed). Potential view-shed impacts for lines of sight looking toward the western ridge of the Cayuga Inlet Valley were not evaluated as there is no (nor is there likely to be any) development east of the project site who's view of the western ridge may potentially be impacted by the project. Given the above discussion, an evaluation of the five area variance criteria is as follows. 1. Will an undesirable change be produced in the character of the neighborhood or be a detriment to nearby properties? No,the resulting size of the building will not result in any adverse or excessive impacts to available view-shed areas or scenic vistas. 2. Can the benefit sought by the applicant be achieved by a feasible alternative to the variance? Response: No. Having a 3-story building that is within the 36 FT maximum building height would require parapet walls with a flat roof. Such a configuration would be in conflict with the Town's development criteria outlined in the Comprehensive Plan. 3. Is the requested variance substantial? Response: Yes. The proposed building height is approximately 1.5 times the maximum allowable building height and may be considered substantial. As noted above, the impacts to the viewing area looking east should not be considered excessive. 4. Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood? Response: No. To satisfy the maximum height requirement, the building would need to be become shorter and wider to maintain the number of rooms. Such a configuration would result in more disturbance to existing vegetative and slope buffers. 5. Is the alleged difficulty self-created? Response: Yes. The difficulty is self-created, however this should not preclude the approval of the requested variance. 5 Sleep Inn Hotel—Ithaca, NY Zoning Board of Appeals Submission 7/28/16 Area Variance for maximum floor area (10,000 SF allowed ±37,000 SF proposed): When considering the appropriateness of proposing a 3-story hotel with a total floor area of a ±37,000 SF, an evaluation of the size and scale of hotel uses recently constructed in the Town of Ithaca was performed. The Country Inn &Suites, located at 1100 Danby Road in the Town of Ithaca, was constructed circa 2008. According to documents obtained through the Town of Ithaca and information available via the Tompkins County Real Property database,the Country Inn &Suites facility has a total gross floor area of approximately 40,000 SF. Therefore the size and scale of the proposed Sleep Inn Hotel is comparable to the recently constructed Country Inn &Suites facility. It should be noted that the Sleep Inn Hotel provides a smaller development footprint resulting in less land disturbance by having smaller rooms and by adding a third floor than that provided by the Country Inn &Suites facility. Given the above discussion, an evaluation of the five area variance criteria is as follows. 1. Will an undesirable change be produced in the character of the neighborhood or be a detriment to nearby properties? Response: No. The use is consistent with the Town of Ithaca's Comprehensive Plan and those similar use types recently constructed. 2. Can the benefit sought by the applicant be achieved by a feasible alternative to the variance? Response: No. Given the size of the parcel, limited land along the Inlet Valley Corridor zoned for hospitality uses, the size and scope of this project should be considered appropriate. 3. Is the requested variance substantial? Response: The variance requested exceeds the maximum allowable square footage by ±360%may be considered to be substantial. However, given the size of the parcel, limited land along the Inlet Valley Corridor zoned for hospitality uses, the size and scope of this project should be considered appropriate. 6 Sleep Inn Hotel—Ithaca, NY Zoning Board of Appeals Submission 7/28/16 4. Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood? Response: No. As currently proposed, the project will minimize disturbances to the perimeter vegetative buffers and steep slopes. In addition, reasonable efforts have been made to buffer the adjacent residential properties with a screening fence. 5. Is the alleged difficulty self-created? Response: The difficulty is self-created, however this should not preclude the approval of the requested variance. So the Zoning Board of Appeals may commence their review of the requested area variances, we are enclosing the following information. • ZBA Area Variance Fee—$450.00 check (3 variance applications at$150.00 each) • ZBA Application—Front Setback Area Variance • ZBA Application—Maximum Building Height • ZBA Application—Total Floor Area • SEQR Long Form EAF • Site Plan (11x17) • Viewing Area Impact Sketches (11x17), 3 sheets total • Building Floor Plan (11x17) • Building Elevations (11x17) • Color Building Renderings (11x17), 6 sheets total We respectfully request that this project be placed on the agenda for the September 19, 2016 regularly scheduled Zoning Board of Appeals meeting where we may formally introduce this project to the ZBA and discuss the aforementioned variances. If you have any questions, or require additional information, please do not hesitate to contact our office. Respect illy bmitted, Adam M. Fishel, PE, CPESC cc: Pratik Ahir—Ahir Hotels Corp. Joseph Turnowchyk—Hex9 Architects 7 F411 EnviroinnentalAssessir wnt Form RECEIVED Part]-Project andetting JUN 17 20'16 Instructions for Completing Part I TO INN or,ITHACA PLANNING Part I is,to be compleled by the applicant or project qionsar. Responses become part of the application for appreval or funding, arc subject to public review,and may be subject to furtlicr verific,aflon, Complete Part I based on infontuition 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 wouldi 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 art initial question that must be answered either"Yes"or"No". If the answcr to the initial question is"Yes",complete the sub-Ifucsfions that follow, If the ansiverto the initial question is"No",proceed to the nextquestion. Section Fallows the project sponsor to identify and attach any additionilinforntation. Section G requires the name and signature of the project sponsor to verify that the information contained in Part lis accurate and complete. A.Project and SponsorInforninflon. Name ofAction or Pmjcct: Sleep Inn Hotel Project Location(describe,i.W attach a general location rnaft 635 Elmira Road,Town of Ithaca,NY Brief Description of Proposed Action(include purpose or need): DarnolWon of exiisling buildings and site leatures to allow the construction of a 3-stcry,,+1-37,000 SF,70 roorn hotel and associated grading,drainage, parking,utllity fighting and klndscaping Improvements. Narne of Applicant/Sponsor, Telephone:(607)272-52540 AtIr Hotels,Corp. E-ivied: pah,ir05(9ahhhv1eIs,com Address:654 Ennira Road oily o:Ithaca IIS`1c:NY -tip Code:14850 Project Contact(if not settle as sponsor,give name and titic/role)° TeICOOnCM(607),241-2917 Marathon,EngIneering-Adam M.Fish-el,PE, PESC E-Mail:aflshet@mWa1hon&ng.ccm Address; 39 Cascade Dive City/po: state: ip Code: Rochester NY 14614 Property Owner (if not same as sponsor): Telephone: Same as applicant E-Mail: Address: City/PO: State: _ dip Code: Page 1 of 13 R Government Approvals —i—Government-Approvals,Funding,or Sponsorship, ("Funding"includes grants,loans,tax relief,and any other forte offimencial assistance.) Government Entity If Yes: Identify Agency and Approval(s) Application Date Required' (Actual or projected) a,City Council,Town Board, MYcsONo or Villme Board of Trustees b,City,Town or Village OYCSONO Town of Ithaca PlanNnq Board(site tan review, 6117116 Planning Board or Commission permit) Cq� c,City,Council,Town or 2)ycsi3No T,,nZ (area4miw variances) Village Zoning Board of Appeals d.Other local agencies 0ycsE-1No Bolton Paint Water System V7116(anticipated) e,County agencies OYCSONO County Planning(239 review),1301-1(Backflow TBD ptavertfionj r,Regional agencies E]YcsoNo g,State agenciesOYCSONO NYSDC)T(d,,ivewayAjbtdymark Permds),,NYSDEC 6,124116(anticipated) (SPDES 22rm,it) h,Federal agencies ii, Coastal Resources. i. Is the project site within a Coastal Area,or the waterfront area ofa Designated Inland Waterway? E3Ycs2)No fi: Is the project site located in community withanapproved Local Waterfront Revitalization Program? 0Yes2No ifi, Is the project site within a Coastal Erosion Harvard Area? OYesoNo C.planning and Zoning C.I.Planning and zoning actions. Will adininistrative or legislative adoption,or arnendment of a plan,local law,ordinance,rule or regulation be the [3YesoNct only approvals)which must be granted to ertable die proposed action to proceed?' • If Yes,complete sections C,F and Cr, • If No,proceed to question C.2 and complete all remaining sections and questions in Part I C.2.Adopted land use plans. a.Do any municipally-adopted (city,town,village or county)comprelictisive land use plan(s)include the site IcsE3No where the proposed action would be located? If Yes,does the comprehensive plan include specific recominendatiorts for the site where tile proposed action OYesONo would be located? b. Is the site of the proposed action within any local or regional special planning district(for cxarnple� Greenway MYcs2No Brownfield Opportunity Area(BOA);desigmited State or Federal heritage area;watershed rhanagentent plan; or other?) If Yes,identify the plan(s): .......... ................. ................. ............... ................................ c, is the proposed action located wholly or partially within an area listed inan adopted municipal open space plan, [3Ycs2JNct or an adopted municipal farmland protection plan? If Yes,identify the plan(s): Page 2 of 13, C1-Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. QYes❑No if Yes,what is the zoning classification(s)including any applicable overlay district? Nasthbodrood CommemW b. Is the use permitted or allowed by a special or conditional use permit? ®Yes❑No c.Is a zoning change requested as pan of the proposed action? ❑Yes®No If Yes, L What is the proposed new zoning for the site? CA Existing community services. a.In what school district is the project site located? Clty of Ithaca b.What police or other public protection forces serve the project site? Tomoldns CcuWy Shertp&NY State Pence c.Which fire protection and emergency medical services serve the project site? MY of Ithaca d.What parks serve the project site? s ^ i ' c�c� wht'C-_h Os u euttLl� D.Project Details D.J.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)? Cornmerciai b.a.Total acreage of the site of the proposed action? +P2.2 acres b.Total acreage to be physically disturbed? +F1.9 acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? +f2.2 acres c.Is the proposed action an expansion of an existing project or use? ❑Yes®No L 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? es0 if Yes, 1.Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if nixed,specify types) H. Is a cluster/conservation layout proposed? ❑Yes o fit.Number of lots proposed? iv.Minimum and maximum proposed lot sizes? Minimum Maximum e.Will proposed action be constructed in multiple phases? . 4 ® ❑Yes®No i. If No,anticipated period of construction: �— months H. 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 C Does the project include nmv residential uses? "Ye ilio If Yes,show numbers of units proposed. Qnq EaEtil y T F Av-Q DIM FIM4 MullialcEaquil (h8up-rEN-FM Initial Phase At completion of all phases g,Does the proposed action include nc%v non-residenUal construction(including expansions)? oye;01 If Yes, i.Total number of structures 3 ii,Dimensions(in feet)of largest proposed structure: +/-54' height; +1-60.width, and +t-21,5 length iii. Approximate extent of building space:to be heated or cooped: +1-37 000 Squam feet IL Does the proposed action include construction or other activities that Nvill result in the impoundment of arty 2YcsrINo liquids,such as creation of water supply,reservoir,pond,JAe,waste lagoon or other storage? If Yes, J, Purpose of the impoundment: Temp.deterition Wa bloretentbn filters and undargtouind stormwater chafters for rwioft itewmant mid control, ii. If a water imporinthirent,the principal source of the water: 0 Grc,-U-a—Tv-',�I�CrSufflce water streams ther spcciFy-� Stormwalef runctf. fli. If other than water,identify the type of impounded/contained liquids and their source. NIA iwa, Approximate size of tine proposed impoundinerIL Volume: 0 08 million gallons;surface:amr: 0,16 acres v. Dimensions of the proposed data or impounding structure: 1V ua 4 5' height, 20-ISO'length W. Construcfion method/malcrials for the proposed dam or impounding structure Ge.g,earth fill,rock,wood,concrete): Earthen embankments for blotatentlai filters and manutactured olas6c stormwater chambersfar under-graLuid'detention. D.2. Project Operations a.Does the proposed action include any excavation,mining,ordredging,during construction,operations„orboW­ Ye NO (Not including general site preparation,grading or installation orutilitics or foundations where dJ,jzx materials will remain onsitc) If des i What is the puIrpose of die excavation or dredging? iL How much nuiterial(including rock,earth,sediments,etc.)is proposed to be removed from the site? * Volume(specify tons or cubic yards): * Overwhat,duration of time? iii. Describe nature and characteristics of nrrttcdals'T,6'&excavated or dredged,and plarts to use,manage or dispose or thent, C ZT-r iv, Will there be onsite dew atering or Processing Of Mal'ated materia V 13T No If yes,describe. tp What is the total area to be dredged or excavated? acres 0. What is the maximum area to be worked at any one time? 'acres Wi. What would be the traximum depth of excavation or dredging? feet viii. Will the excavation require blasting? 0yesao ixurnmari?4 site reclarruition goals and plaw b.Would the proposed action cause or result inafteration or,increase ordecrease in size of,or encroachment Yes 0 into any CX'Stmg Welland,waterbody,shoreline,beach or adjacent area? lfyes: i. Identify the wedand or waterbody which would be affected(by nanw,water index number,wetland map nunther or geographic descriptioO Pa,ge 4 of 13 ii.Describe how the proposed action would affect that waterbody or wetland,e.g.excavation,fill,placement of structures,or allegation of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres: iii.Will proposed action cause or result in disturbance to bottom sediments? ❑Yes❑No If Yes,describe: M Will proposed action cause or result in the destruction or removal of aquatic vegetation? Y 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 chernicaUherbicide treatment will be used,specify product(s): v.Describe any proposed reclamatioa/mitigation following disturbance: c.Will the proposed action use,or create a new demand for water? OYes[34o If Yes: 1.Total anticipated water usage/demand per day: +i-7.500 gallons/day Ii.Will the proposed action obtain water from an existing public water supply? 54esaoz If Yes: • Name of district or service area Town of Ithaca,BoHon Point • Does the existing public water supply have capacity to serve the proposal? ®Yes❑No • Is the project site in the existing district? ®Yes❑No • Is expansion of the district needed? ❑Yes©No • Do existing lines serve the project site? ®Yca❑ iii.Will line extension within an existing district be necessary to supply the project? Jpkesw If Yes: iL��lto • 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? ❑YesONo 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),maximum pumping capacity: gallons/minute. d.Will the proposed action generate liquid wastes? Yes[34o If Yes: i. Total anticipated liquid waste generation per day: +E7.5oo gallons/day H.Nature of liquid wastes to be generated(e.g.,sanitary wastewater,industrial;if combination,describe all components and approximate volumes or proportions of each): Sanftary wastewater. iii.Will the proposed action use any existing public wastewater treatment facilities? ©YesOgO If Yes: • Name of wastewater treatment plant to be used:Ithaca Area Wastewater Treatment Facility • Name of district: Town of Ithaca • Does the existing wastewater treatment plant have capacity to serve the project? ®YesORo • Is the project site in the existing district? ©Yes[3Ko • Is expansion of the district needed? 13Yes0lo Page 5 of 13 • Do existing sewer lines serve die project site? OYes[]No • Will line extension within an existing district be necessary to Serve tile PrcjCCL? ElycSONO If Yes: • Descriheextensions orcapacity expansions proposed to serve this project:._.._ its, Will a new wastewater(sewage)treatment district be formed to serve the project site? [3YcsRINo If Yes: • Applicam/sponsor for new district ............... * Date application subinitted or anticipated ........................................-­................................. * What is the receiving witer for the wastewater v if public facilities will riot be used,describe plans to prmide wastewater treatment for the project,including specifying proposed receiving water(name and classification if surface discharge,or describe subsurface disposal plans). t r,.Descralne array plans or designs to capture,recycle or reuse liquid waste: ............ ........ ........ ......................... ............ e, Will the proposed action disturb more than one acre and create stormwaLer runoff,either from new point JOYCSE]NO sources(i.e.ditches,pipes,swales,curbs,guitars or other concentrated flows of storinwater)or non.-point source(i,c,sliect flow)during construction or post construction? If Yes: i. flow much impervious surface will the project create in relation to total size of project parcel? QoAiA r�4Qr,O'k Square feet or +/-0 6 acres(impervious,surface) i k OC,44e d, Square feet or .-+/-2 2 acres(parcel siz x) fi. Describe types of new point sources. Stormwater runoff disch I ................. . .... ffi� Whic re will die slo nilwate r nuto rf be ai r-c-c-i-e'd"(—i,a-.-o"n--si-t`e`s­t'o'-n...rt'i'i ite r M,'a"M­ g an-)eurfaC—flity/S—trr-u,c—tu,r-c,s,-,adU�icentprope Jes, groundwater,on-site surface water or off-site surface waters)? Slarmwater runoff M I ba,daected to prop2sed onsite stofrnwaterLTm,�an18nUracVces which will dis wat!Q'N�arod east/soulheast of the project situ which ulftataly discharges rn to Lick Brook hich Is tributary to Cayuga Lake. 0 If to surface waters,identity receiving water bodies or wedan& Exlslinj,wait&rrrad Ir nt'pd m t/south�rrutRt the proiect site which I LIU to atlJ'a"c'cn­t"p"rol'a ri­ia"s"-?..............­­­­­............­­­­............................ —Y-e"—No— iv. Does proposed plan nifirinrize iniparvious surfaces,use pervious materials or collect and re-use storinwater'? 2YeflNo, f Does the proposed auction include,or will it rise on-site,one or more sources of air emissions,including fuel OYP-S[]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) Fuel cambugjqftLhgM construadon equipmerit,delly#ly iv�shlcfas ii. Stationary sources during construction(eg.,power generation,structural heating,batch plant,crushers) F cornbLLqfiMJnc1dental construction wor aenerators Ntesel sollne structure H-1— id Stationary sources during opent6ons(e.g.,process emissions,large boilers,electric generation) Fuel combustion:structure g.Will any air cinission sources named in D,2,f(above),require a NY State Air Regisirmort,Air Facility PerrruT [3yesoNo or Federal Clean Air Act Tide IV or Title V Perntirl If yes: 1. is die project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet OYCSONO ambient air quality standards for all or some:pans or the year) ii. In addifion to emissions as calculitted in tic application, the project will,generate: (short tons)of Carbon Diwide(COJ, torts)of Nitrous Oxide(N:O) (short torts)or Perfluorocarbons(PFCs) • Jons/. y car{short torts)of Sulfur Hcxafluo ride(SF6) • Me equivalent of Flydrofloumcarbons;(ffFCs) __jonslycar(short tons),of Carbon Diox L (short tons)ofHazard1ous Air Pollutants(HAPs) Page 6 of 13 h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, UYesWNo landfills,composting facilities)? If Yes: I.Estimate methane generation in tons/year(metric): U.Describe any methane capture,control or elimination measures included in project design(e.g.,combustion to generate heat or electricity,flaring): L Will the proposed action result in the release of air pollutants from open-air operations or processes,such as UYesJdNo quarry or landfill operations? If Yes:Describe operations and nature of emissions(e.g.,diesel exhaust,rock particulates/dust): j.Will the proposed action exult in a substantial increase in traffic above present levels or generate substantial i DY No new demand for transportation facilities or services? If Yes: L When is the peak traffic expected(Check all that apply): ❑Morning ❑Evening ❑Weekend ❑Randomly between hours of to it.For commercial activities only,projected number of semi-trailer truck trips/day: III.Parking spaces: Existing Proposed Net increase/decrease ht Does the proposed action include any shared use parking? 13Yes1]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 14 mile of the proposed site? DY�No vii Will the proposed action include access to public transportation or accommodations for use of hybrid,electric �QYY No or other alternative fueled vehicles? viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing DYes❑No pedestrian or bicycle mutes? k.Will the proposed action(for commercial or industrial projects only)generate new or additional demand hdYesJJNo forenergy? If Yes: I.Estimate annual electricity demand during operation of the proposed action: +I-621,000 kft ii.Anticipated sources/supplicrs of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/lokal utility,or other): Pubile utfiky Provider,NYSEG. iii. Will the proposed action require a new,or an upgrade to,an existing substation? No L Hours of operation Answer all items which apply. I.During Construction: U. During Operations: • Monday-Friday: 7 am-4 pm • Monday-Friday: Hotel use-24 hm • Saturday: a am-4 pm as needed • Saturday: Hotel Use-24 hra • Sunday: NA • Sunday: Hotel Use-24 hrs • Holidays: NA a Holidays: Hotel use-24 hrs Page 7 of 13 m.Will the proposed action produce noise that will exceed a fisting ambient noise levels during construction, MYcsE3No operation,or both? If yes: L Provide details including sources,time of day and duration: Delivery and Personnel traffic.eanstruction eauinment oneratlon and detiverles. Times MAd vary. 11. Will proposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No Describe: a. Will the proposed action have outdoor lighting? ®Yes(]No If yes: 1.Describe source(s),location(s),height of fixture(s),difectiodaim,and proximity to nearest occupied structures: Dark-sky comr9lant LED light Natures moth Pole mounted and wall mourned. H. Will proposed action remove existing natural barriers that could act as alight barrier or screen? UYcsIallo Describe: o.Does the proposed action have the potential to produce odors for more than one how per day? [3YesloNo If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest occupied structures: p.Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) Yes@No or chemical products 185 gallons in above ground storage or any amount in underground storage? If Yes: 1.Product(s)to be stored U. Volume(s) per unit time (e.g.,month,year) M. generally describe proposed storage facilities: q.Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, Yes Ji No insecticides)during construction or operation? If Yes: I.Describe proposed treatment(s): Ii.Will the vroposed action use Integrated Pest Management Practices? Q Yes LIM r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal Yes No of solid waste(excluding hazardous materials)? If Yes: L Describe any solid waste(s)to be generated during construction or operation of the facility: • Construction: M Inlmat tons per constructor duration (unit of tune) • Operation: amox.9.8 tons per year (unit of time) H.Describe any proposals for on-site minimization,recycling or reuse of materials to avoid disposal as solid waste: • Construction: Waste MWmlzadon and recycle where appHcsMe. • Operation: Waste minimkatlon and recKle where aMUcable. 111.Proposed disposal methods/facilities for solid waste generated on-site: • Construction: Local hauler • Operation: Local hauler Page 8 of 13 s,Does the proposed action include construction oriatodificationof a solid waste rimnagernent facility? ---[]Yes gjleo If Yes: i. Type of nuniagement or handling of wwste proposed for dic site(c,g.,recycling or transfer station,composting,landfill,or other disposal activities): ii. Anticipaled,rate of disposallprocessing: 0 Tons/month if transfer or other non-combustion/themml treauivni,or 0 Tons/hour,if combustion or diermal treatment ffiIf landfill,anticipated site hfe: years t. Will proposed action at the site involve the commercial generation,treatment,storage,or disposal of haze txd_o_us ]DYesoNo waste'? If Yes: i. Narne(s)of all luazMous wasics or constituents to be generated,handled or managed at facility- fl. Generally describe processes or activities involving ha&wdous wastes or constituents: ifl.Specify amount to be handled or genen,ted tonsinionth N. Describe any proposals for on-site minimi7at,ion,recycling or muse of hazardous constituents, ii+. WUI any hazardous wastes be disposed at an existing offsite hazardous waste facility? EJYcsEJNo If Yes:provide Twine and location of facility- If No:describe proposed nuumgenient of any hazardous wastes which will not he sent to a hztzatdous waste facility. E Site and Setting of Proposed Action EL Land ww3 on and surrounding the project site a.Existing land uses. i. Check all uses that occur on,adjoining and near the project site, C1 Urban 0 Industrial 2 Commercial El Resittential(suhurbui) 2 Rural(non-farm - Forest E] Agriculture [] Aquatic Other(specify):"tigtidL ' fi. If mix of uses,generally describe: A-:5 -A dgrasidanliai,rural,rurat(aadculturab,wafland tw.11 areas eidst war wn s,fte, b.Land uses and c,ovcrtypCS Do the project site, Land use or Cunvnt Acreage After Mange CO'VCqypc Acreage Project Completion (Acres 0 Roads,buildings,and other paved or impervious surfaces +1-0.60 +/-1.20 +1-0.60(+) 0 Forested 0 0 0 0 Meado",s,grasslands or brushlarids(non- 41-o.30 X 0,0 agricultural,includinp 01 n 0 Agriculluml �abbanddone�ddagficrdtw­al) 0 (includes active orutbirds,field, cnhousc etc.) 0 StAlce water features (lakcs,22nds,streams,rivers,etc.) 0 0 Wetlands(freshwater or tidg) 0 0 0 Non-vegetated(bait rock,earth or fill) 0 0 0 Other Describe:.Maintainedftowed lawn areas +/.1.30 +1-0,70 Page 9 of 13 c.Is the project site presently used by members of the community for public recreation? LlyesONo L If Yes:explain: d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals,licensed ❑Yes❑✓No day care centers,or group homes)within 1500 feet of the project site? if Yes, 1.Identify Facilities: e.Dors the project site contain an existing dam? YeseNo 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: 111.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, ❑YesWo or does the project site adjoin property which is now,or was at one time,used as a solid waste management facility? If Yes: 1.Has the facility been formally closed? ❑Yes❑No • If yes,cite sources/documentation: 11.Describe the location of the project site relative to the boundaries of the solid waste management facility: M.Describe arty development constraints due to the prior solid waste activities: g.Have hazardous wastes been generated,treated and/or disposed of at the site,or does the project site adjoin ❑Yes✓No property which is now or was at one time used to commercially treat,store and/or dispose of hazardous waste? If Yes: i.Describe waste(s)handled and waste management activities,including approximate time when activities occurred: h. Potential contamination history. Has there been a repotted spill at the proposed project site,or have any ❑Yes0 No remedial actions been conducted at or adjacent to the proposed site? If Yes: L is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site ❑Yes❑No Remediation database? Check all that apply: ❑Yes—Spills Incidents database Provide DEC ID number(s): Yes—Environmental Site Remediation database Provide DEC ID number(s): Neither database U.If site has been subject of RCRA corrective activities,describe control measures: iii. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? Ye No If yes,provide DEC ID number(s): iv.If yes to(i),(ii)or(iii)above,describe current status of sitc(s): Page 10 of 13 ................­­­­..­............................. ................... v Is the project site subject to an institutional control limiting property uses? If yes,DEC site IIS i number: ........... Describe the type of insdtutio�na_1con' ­'(c.g.,deed restriction orcascrricnt)� ------ Describe any use limitations:..........i Describc any engineering controls: • Will(he project affect the institutional or engineering controls in place? E1Yes[]No • Explaiw ............... ............... ....... ................. E-2. Natural Resources On or Near ProjM Site a,What is the aven,ge depth to bedrock on die project site? _..__MQLQvcPgvLeLed f b.Am there bedrock outcroppings on the project site? []:Yes If Yes,what proportion of the site is comprised of bedrock outcroppings`? ......... --------------- c.Predominant soil type(s)present on project site: Zli id,What is the average depth to the water table on the project site? Average. feet a,Drainage status of project site Sol Well Drained: .- 100%of site Moderately Well,Drained: `ice of site Poorly Drained or site f.Approximate proportion of proposed action site with slopes: 0-IM +1-65 %of site 1/0 of site 15%or greatec of site g.Am there any unique geologic features on ilia project site? []Y-cJZN—o If Yes,describe: -—---- ................ ..................­.................—­_­...­­..._......................... 11,Surface water features, i.Does any portion of the project site contain wetlands or other waterbodics(including streams,rivers, MYcsoNo ponds or lakes)? ii,Do any wedaniiis or other waterbodics adjoin the project site'? 2YcC]No vycs to citheri or h,continue, If No,skip to E.21 iflAre any of the%victlands or,walerbodies,within or adjoining the project site regulated by any fi,1, 2yesao state or local agency? � I iv, For each identified regulated,wedavidand waterbody mams , C4 on the project is�fprovidc thefollowing informi Sia Classification ne Q11 Mv bj r� C akes or Ponds: Nar, ne lassification Wetlands: Nam Approximate Size Weiland No.(if regulatek y D—EC) ip, Are any of the abovewater bodies listed in the—most mc t compilation of NYS water q�i unlity,-impaired oyesoqo waterboi If yes,nanic of impaired water bodyftdies and basis for listing as impaired: i.Is the project site in a designated Moodway? [:]Ycs2]No j.Is the project site in die 100 year Floodplain?l 2ycsD4o k.Is the project site in the 500 year Floodplain? 0Ycs2JKo site over,cri'm'­mcd­iatc1_ya­d_j o­ini'a"g,a'prim_i_r _p� ci"p,—al o"i's,soli c"a"a"q-u_j_far_?--—-------------­­­- L as If Yes: i.Name of aquifer: ......... Page I I of 13 in. Identify the predominant wildlife species that occupy or use the project site: deer,mbbhs,rodents.vwlous birds, mice,etc. n.Does the project site contain a designated significant natural community? EIYCsoqo If Yes: 1.Describe the habitat/community(composition,function,and basis for designation): JL Source(s)of description or evaluation: W.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 OYesoNo endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species? p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of Ye No special concern? q.Is the project site or adjoining area currently used for hunting,trapping,fishing or shell fishing? 13Yeso4o 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 ❑Yesolo Agriculture and Markets Law,Article 25-AA,Section 303 and 304? If Yes, provide county plus district nametnumber. b.Are agricultural lands consisting of highly productive soils present? ❑Yesolo t.If Yes:acreage(s)on project site? U. 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 ❑Yeswo Natural Landmark? If Yes: I. Nature of the natural landmark: []Biological Community ❑ Geological Feature A 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? ❑YeQNo If Yes: L CEA name: H.Basis for designation: 1N.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 JJYeQNo which is listed on,or has been nominated by the NYS Board of Historic Preservation for inclusion on,the State or National Register of Historic Places? If Yes: I.Nature of historic/archaeological resource: []Archaeological Site ❑Historic Building or District It.Name: fit.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 [aYes❑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? E]Yeso* If Yes: ls< �r�UKP O, �xarec� 1`Roc�.�,9.01 V t.Describe possible resource(s): fl.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: + _II ;.Identity resource:Q� l�.Tt cxN%c� S Pmt QJO L%� Tn lQ+�1o�ci.AlAlh U.Nature of,or basis for,designation(e.g.,established highwW_ovedook,state,orlocal park,state historic trail or scenic byway, etc.): Ht.Distance between project M resource: .G A, miles i. Is the project site located within a designated river corridor under the Wild,Scenic and Recreational Rivers Ye No Program 6 NYCRR 666? If Yes: L Identity the name of the river and its designation: U.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. Vemrification I certify that the information provided is true to the best of my knowledge. r II Applicant/Sponsor Name Date 6 201 u r Signature JTitle PRINT FORM Page 13 of 13 Full Etivirotimewal A,ss essnicitt Form Part 2-Idella ficatiott of Poteittial Project Iinpacts ]'art 2 is to be completed by the lead agency. Part 22 is designed to help the lead agency inventory,all potential resources that could be affected by a proposed project or action, We recognize that the:lead agency's reviewer(s)will riot necessarily be environmental professionals. So,the questions are designed to walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2,the form identifies the most relevant questions in Pan I that will provide the information needed to answer the Part 2 question. When Part 2 is completed,die lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area,complete the Coastal Assessment Form before proceeding With this assessment. Nio-rE,. Itrams 01al have expanded explanations in Tips for completing Part 2, Flart 3 am indicated Mth a clrct t, * Review all of the information provided in Part 1. * Review any application,maps,supporting materials and the Full EAF Workbook. * Answer each of the 18 questions in Part 2. If you answer"Yes"to a numbered question,please complete all the questions that follow in that section. • If you answer"No"to a numbered question,move on to the next numbered question. Check appropriate column to,indicate the anticipated size of the impact. Proposed projects that would exceed a numeric threshold contained in a question should result in the revieNviing agency checking the box"Moderate to large impact may occur,"' • The reviewer is not expected to be,an expert in environmental analysis, • Ifyou arc not sure or undecided about the size of an impact,it may help to review the:sub-questions for the general question and consult the workbook, Micri answering a question consider all components of the proposed activity,that is,the*whole action". Consider the passibility for long-term and cumulative impacts as well as direct impacts. Answerthe( 1 slion in a reasonable manner considering the scale and context ect. L Impact on Land Proposed action may involve construction out,or physical alteration of", F1 NO YES the land surface of the proposed site. (See Part 1, DJ) yev arissi, a "No mover on to Section 2, -No,o-r------- M -, e r,-a-Ie" Par!I small to large Quest to n s) impact impact may Ccuroecur a.The proposed action may involve construction on land where depth to water table is F2d less than 3 feet, b.The proposed action may involve construction on slopes of or greater. El .............. c,Thc proposed action may,involve construction on land where bedrock is exposed,or Eta __*LcUra�Llyyyithin 5 feet of existing ground surface. _ —--——-------------- ............ d,The proposed action may involve the excavation and removal of more than 1,000 tons D2a ri of natural material, .................—,........—............... c.The proposed action may involve construction that continues for more than one year DIC or in multipicPhascS, f�'The proposed action may result in increased erosion,whether from physical Me,D2q disturbance or-v�LI�Liorr rcft�ov!!(including from.treatment by hetic±s) 4`0 g. rilh,proposed action is,or may be,located within Coastal Erosion hazard area, Bli ——-—----------------------------------- rh.Other impacts: .................... ---------- Page 1 of 10 RESET FORM 2. Impact on Geological Features The proposed action may result in the modification or destruction of,or inhibit access to,any unique Or unusual hand forins on tile site(e.g,.,cliffs,dunes, JZ NO El YES minerals,fossils,eaves). (See Part 1. 13,1g) ion 3. RelevantN a or Moderate Paart I S 1311, to large Question(s) imp act impact may JnI-aaaa occur occur a. Identify the specific land Form(s)attached: E2g, 0 -occur 1,The p,uposed action may affect or is adjacent to a geological feature listed as a E3c 0 0 registered National Natural Landmark. Specific fr'iture. ...... ...... c, 0thcr impacts: to -acts on Sur—face W'-o t-e-r----------------------------- The proposedaction may affect one or more wetlands or other surface water NO, YES bodies(e,g,:,streams,rivers,ponds or lakes), (See Part 1.D 2,E,21) fl It "Yes", answa ad L II "No" nio i y on to Section 4. Relevant No,or Moderate Part I small to large Qoc5tion(s) Impact impact may --------.......... a,The proposed action rnay create a new,water body. D2b,D Ih 0 El . ... ........... ......... b.The proposed action may result in an increase or decrease of over 10%or more dian a D2b El 10 acre increase or decrease in the surface area of any body of-water, ........... --- ......................... c The proposed action may involve dred ging more than 100 cubic yards of inme rial D2a Cl Born a wetland or water body. ............. --------- d.Ilic proposed action may involve construction within or adjoining a freshwater or 132h ll tidal%vetiand,or in the bed or banks of any oilier water body, ............ ­­­ ---..........-........... e,The proposed action may create turbidi�ty in a waterbody,either from upland erosion, 132a,D2h runoff or by!Krsturt Lng.'buttorri sctfinictus' UTh The proposed action may i ric I tide con sl met ion of one or more intakes)for withdrawal D2c 0 of water from surface water. ........... ........... g.The proposed action may include cGristniction,of one or more outfall(s)for discharge D2d 0 of wastewater to surface water(s) h.The proposed action may cause soil erosion,or odierwise create a source of I D2e 0 stormwater discharge that may lead w siltation or other degradation of receiving water bodies ................. ......................... i,The proposed 3cfion may affect the water quality of any water bodies within or E2h [71 downstream of the sitc.of the pimnsi-action. ............... -------- j.The proposed action may involve the application of pesticides or herbicides in or D2q,E2h around any water body. .......... k.The proposed action may require the construction ofnew,or expansion of existing, D I a,D2d 0 wastewatcr trcahricni facHilies. —----------------- Page 2 of 10 RESET FORM 1''.Other impacts: El 4. Impact on groundwater The proposed taction maty result in new or«add"atiorlal use of ground water,or ONO "E may have the potential to introduce contarninants to ground water or an aquifer, (See Part 1. D,2,a, D,2,c„ D.2.d,D.2.p, 1 .2.q, M,t) if"Yes", a nsiver questiorts a-h. ff"No", rnove on to Section 5. Relevant No,or ➢plod ratite Part.I small to large Question(s) irripaact impact may spa occur occur The proposed action may require new water supply wells,or creator:additional demand We r„m C on�siapplies froaat exi:;tinl wwrattcr supply ww,Pells. b.Water supply demand from the proposed action may exceed safe and sustairtable D2c as withdrawal capacity rate of the local supply or aquifer, Cite Source. I c.The proposed action may allow or result in residential uses in areas without water and Di a,D2c L, �a sewer services, d.The proposed faction may include or require wastewater discharged to groundwater. D2d E21 t.t e.The proposed action may result in the,construction ofwaiter supply wells in locations We,EI IF, a' r where groundwater is,or k suspected to be,contaminated. Eip„Ella f',The proposed action may require the bulla storage of petroleum or chenaicaal products D2p,V. :! over ground water or an aquifer. g.The proposed action may involve the commercial application of pesticides kvithirt tdtl E2h,D2q, feet of potabic drinking water or irrigation sources. E21,Me it, Other impacts: .: L. ...... . _,_'... ”.. a 1' pact o Elaandfnp w......._� The proposed action may result in development on hands subject to flooding, [I NO EYE (See Peart 1, E.2) rarrrwea c ?taastmcrrrs rr- d o , rrtov Cara to Section d KK, . _.... ,. mW. .. _ ..._.. Relevant No,or Ct�odeaatc Part 1 small to large Questiou(s) impact impact may raaf-oecarr occur a.The proposed action may result in development in a designated floodway. Eli 171 b The proposed action may result in development wvmthin a 100 year floodp[amm E2j 1771 c.The proposed action may result in development within a 500 year floodplain. Eek � El at The a�ttuproposed action rrr�ay rest.. ........._ ___ ...o _.__.., __.._. ..�. — �._ �.�..,.. tlt arm,or require,modification of existing drainage D2'b,Me ® j] pz „ e."fire proposed action may change flood water Plows that contribute to flooding„, D2b,Eli, 1:2 E2k f. If there is a dam located on the site of die proposed action, is the darn in need of repair, Ele 0 0 or uradc .... Inge 3 of 10 ----------- ............................ g.Other irnpact.i� ...... . .. .. ..... ...................... .................I .. .......... . ................. ........ __.,._.w.,. ...................... ........ 6. Impacts on Air The proposed action may include a state regulated air emission source. ENO []YES (See Part I. D.2.f, ',2,h,D.2.g) 'jY c!NL,,!Iions....a-f If"No", move Oil to Section 7, ....... Relevant No,or Moderate Part I stanall to large Question(s) impact impact may occur a.If the proposed action requires federal or state air emission permits,the action may also emit one or more greenhouse gases at or above the following,levels! i. More than 1000 t1uns/ycar of carbon dioxide(CO,) D2g is ct ii. More than 3.5 tons/year of nitrous oxide(N0) D2g rs 6L More than 10100 tonsiyear of carbon equivalent of perfluorocarbons(PFCs) D2g iv'. More than.045 tons/year of sulfur hexafluoride(SF6)1 D2g v, More than 1000 tons/year of'carbon dioxide equivalent of D2g hydrochloroflourocarbons(IIFCs)emissions vi.43 Ions/year or more of methane Dinah b.The proposed action may generate 10 ton%/year or more of any one designated D2g hazardous air pollulant,or 25 tons/year or more of any combination of such hazardous air pollutants. .................... c.The proposed action may require a state air registration,or may produce an emissions D2f,D2g 0 rate oricnal contaminants that may exceed 5 lbs.per hour,or may include a heat capablesouecc TU's per hour, of producing nniore than 10 million B ------------ d,'1"he proposed action may reach;50%of any of"the thresholds in"a"through"c", L)2g ra ED ............ e.The proposed action may result in the combustion or thermal treatment of more than I I 132s 1i sD ton of refuse our, r.Other irnpacts0 .............. ..............L 7, Impact on Plants and Animals The proposed,action may result in a loss of flora or fauna. (See Part I. I .2. rn,q.) W DYES If yes Ensit L�JVOL±nove oil to sectioLl 8, Relevant No,or Moderate Part I small to large Question($) impact impact may may occur occur 11 :a,The proposed action may cause reduction in popolation or loss of individkWs of any E2u n C1 threatened or endangered species,as listed by New ),`orl State or the Federal lent,that use fficsite,or arefound on,over,or near the site. b.The proposed action My MSUlt in a reduction or degradation of any habitat used by E2o 0 0 any rare,threatened or endangered species,as listed by New York State or the federal c: The proposed,action!may cause:reducficm in population,at,loss of individuals,of any E2P 0 0 speciics of special concern or conservation need,as fisted by New York State or the F'edc r l ocveraaanent,that ease rise site,or are found on,over,or near the site. of specialconcern C) any species, � and conservation need,as listed by New York State or the Federal government. fl d�The p,roposed act imi rrray resu I t i n a reduction oar degradation of any habitat at uqcd by E2pi Page 4 of 10 RESE e.The proposed action may diminish the capacity of a registered National Natural Ek C ❑ Landmark to support the biological community it was established to protect. f.The proposed action may result in the removal of,or ground disturbance in,any E2n ❑ ❑ portion of a designated significant natural community. Source: g.The proposed action may substantially interfere with nesting/breeding,foraging,or Elm ❑ ❑ over-wintering habitat for the predominant species that occupy or use the project site. h.The proposed action requires the conversion of more than 10 acres of forest, E 1 b ❑ ❑ grassland or any other regionally or locally important habitat. Habitat type&information source: i.Proposed action(commercial,industrial or recreational projects,only)involves use of D2q ❑ ❑ herbicides or pesticides. j.Other impacts: _ ❑ ❑ 8. Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1.E.3.a.and b.) ONO ❑YES I "Yes", answer questions a-h. Y"No",move on to Section 9. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may impact soil classified within soil group 1 through 4 of the Etc,E3b ❑ ❑ NYS Land Classification System. b.The proposed action may sever,cross or otherwise limit access to agricultural land Ela,Elb ❑ ❑ (includes cropland,hayfields,pasture,vineyard,orchard,etc). c.The proposed action may result in the excavation or compaction of the soil profile of E3b ❑ ❑ active agricultural land. d.The proposed action may irreversibly convert agricultural land to non-agricultural Elb,E3a ❑ ❑ uses,either more than 2.5 acres if located in an Agricultural District,or more than 10 acres if not within an Agricultural District. e.The proposed action may disrupt or prevent installation of an agricultural land EI a,Elb ❑ ❑ management system. f.The proposed action may result,directly or indirectly,in increased development C2c,C3, ❑ ❑ potential or pressure on farmland. 132c,D2d g.The proposed project is not consistent with the adopted municipal Farmland C2c ❑ ❑ Protection Plan. h.Other impacts: ❑ ❑ Page 5 of 10 RESET FORM ----- ------- .......... 9. Impact on Aesthetic Resources The land use of the proposed action are obviously different from,or are in RNO WJYES sharp contrast to,current land use patterns between the proposed prckiect and a scenic or aesthetic resource, (Part 1. E.La, E.Lb,E,3.h.) . leas, " L lstions .... C'No",.go (o4�Aq�il0 Relevant No,or Moderate Part I small to large Question(s) impact impact may accur4 a. Proposed action may be visible From any officially designated federal,state,or local E3h scenic or acithetic resource. .......................... ................ b.The proposed action may result in the obstruction,elimination or significant E3h,C2b fail 0: screening oronc or olore,officially designated scenic views, —---------- c.The proposed action may be visible from publicly accessible vantage points. E3h i. Seasonally(e.g.,screened by summer f6fiage,but visible during other seasons) ii.Year round ............. d.The situation,or activity in which viewers are engaged while viewing tile proposed E3h action is: i. Routine travel by residents,including travel to anti from work E2q1 ii.Recreational Or IOUrisan based acti W itics Fle e.The proposed action may cause diminishment of the public enJoymew and E3h appreciation of the designated aesthetic resource. .............................. ­11r1r1­11r-1-1111........ ....... f. There are similar projects visible within the following distance of the proposed Dia,Ela, El projmt. Dlf,Dig 0-1/2 mile 1/, -3 mile 3,-5 mile 5+ mile p,Either impacts: PLEA S88SE PART 3 ATTACHMENTS ........................ 10. Impact on Historic and Archeological Resources The proposed action may occur in or adjacent to a historic or archaeological [JNO OYES resource, (Part 1,E.3.e,L and g.) If"Yesansiver quavions a-e. ff"No",go to Section 11. ........... ........ Relevurit No,or Moderate Part I small to large Question(s) impact impact may a CcUr cu ........... ................... ................ a.-1 lie proposed action,may occur wholly or partizifly within,or substantially contiguous hie 0 to,any buildings,archaeological site or district which is listed an or has been nominated by the NYS Board or Historic Preservation for inclusion on the State or bi.The proposed action may occur wholly orpartial�ly wilhin,orsubstantiallycorniguous E31 to,an area designated as sensitive for archaeological sacs on the NY State Historic ]"reservation Office(SHPO)archaeological site inventory. .......................... -­--------..........­­­­......................w__—-------- c,3"hc'proposed actio it may occur wholly or partially within,or substarn ial ly c o�nt iguous F1g 0 U to,an archaeological!site not included on the NY SHPO inventory. Source,- .......... ........... ---------- Page 6 of 10, I RESE d.Other impacts: ❑ ❑ e.if any of the above(a-d)are answered"Yes",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 Be,E3g, ® ❑ of the site or property. E3f ii. The proposed action may result in the alteration of the property's setting or Be,EH, 0 integrity. E3g,Ela, Elb iii. The proposed action may result in the introduction of visual elements which Be,Eat; ® ❑ are out of character with the site or property,or may alter its setting. E3g,E3h, C2,C3 I1. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a ENO YES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part I.C.2.c,E.I.c.,E.2.q.) 1 "Yes';answer quesdons a-e. 1 "No o to Section 12. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may result in an impairment of natural functions,or"ecosystem D2e,Elb 0 0 services",provided by an undeveloped area,including but not limited to stormwater E2h, storage,nutrient cycling,wildlife habitat. Elm,Ego, E2n.E2 b.The proposed action may result in the loss of a current or future recreational resource. C2a,Elc, ❑ 0 C2c,E2 c.The proposed action may eliminate open space or recreational resource in an area C2a,C2c 0 C with few such resources. E I c,E'-)q d.The proposed action may result in loss of an area now used informally by the C2c,Elc u 0 community as an open space resource. e. Other impacts: 0 0 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical RV NO YES environmental area(CEA). (See Part 1.E.3.d) I "Yes",answer questions a-c. 1 "No o to Section 13. Relevant No,or Moderate Part 1 small to large Question(s) Impact impact may may occur occur a.The proposed action may result in a reduction in the quantity of the resource or E3d ❑ 0 characteristic which was the basis for designation of the CEA. b.The proposed action may result in a reduction in the quality of the resource or E3d 0 0 characteristic which was the basis for designation of the CEA. c.Other impacts: 0 0 Page 7 of 10 RESET FORM 13. Impact on Transportation The proposed actin may result in a change to existing transportation orta tionn systems. NO t/ ""a''1iS (See fart 1. D.2 j) If-let tansliLe! o arcnrron o_w J ra V to Section 14 Itclevaaat 1ta,am Moderate Part I small to largo Question(s) impact impact may naav orccur occur t 1'rojce ted traffic increase may exceed cncaty ofcxtstiaa read network D2j ® ❑ b,The proposed action may result in the construction of paved parking area for 500 or L)21 � 0 trnore vehicles. c,"pinc proposed action will degrade existing transit access, D2) d.The proposed action will degrade existing pedestrian or bicycle accommodations. D2j 0 c 1 he proposed action may alter the present pattern o1 movement of people or goods. D21 � ❑ f. Other impacts PLEASE SEE PART 3t�'t'f'ACu•tt�pNr ,.......mm_. 9 [ ..__. .w .... _............. . �,� �� ��� �� ��._.. �__,....._ Id. Impact on Energy 'The proposed action may cause an increase in alae use onl"any fonrm ofenergy. [:]NO S (See fart L D.21) 1! Yes", ottsiyery a oto s`taoxras ca oa_��'No", tea 5cr tacarr 1 S __ ..,,,...�, .�_.�.....�_.,�.w�_�.. .. . .._ elen^aaa,t No,or� Moderate Part II small to large Question(s) Impact Impact may ... tna occur occur a pino prroC 05eti action wall re rp a new.or an as q2 b,The proposed action will require the creation or extension of an energy transmission DI f, � or supply system to serve more than 50 single or two-family residences or to:serve a Dlq,D2k commercial or industrial use. c.The proposed action may utilize more than 2,5 010 MWhrs per year of electricity. D2k d.111 proposed action may involve hcat ing an Nor cool irig ormore than 100,00.0 square Dlg feet orf`building area whets completed. c.Other Impacts; .. ...___.. ................ 15. Impact on Noise,Odor,and Light "1°lne proposed action may result in an increase in noise,odors,or outdoor lighting. INO ®Y t,s (See Part 1. O.2.m.,n,,and oro.) _....: .. 'AoV...__ornsnorrm trestions aW�f._wIf o to& tiorn16, .._. ................ .. - ,,..,, ... . . Itaalewacmt Flo,or _ l�lnde rate Part I small for large Question(s) impact impact may _ rasa orecur occur a,The he ro osed action may .ro produce sound above noise levels established b �.2.. � ,� �. � � _ ......� p......_ y p y l0aal 1�_ara � regulation. _ �i ._.._ .._.._..__.__ ...._ ......,� ln.The proposed action,may result in blaslaang,within 1,500 deet of any residence, O2m,E 1d hospatal,school,licensed day CWC ceantar,or naarsang homoA .....p p y result i n routine odors for more than one hour per day, 13`'0 ® ❑ .. T...proposed ...... rraa rasa _ _ ._ ..... ........ �.__... v . .. p'agor 8 of 10 RESET FORM d.The proposed action may result in light shining onto adjoining properties. D2n 0 ❑ e.The proposed action may result in lighting creating sky-glow brighter than existing D2n,Ela ❑ area conditions. Q•/ f.Other impacts: ❑ ❑ 16. Impact on Human Health The proposed action may have an impact on human health from exposure ✓Q NO [—]YES to new or existing sources of contaminants. (See Part I.D.2.q.,E.I.d.f.g.and h.) 1 "Yes'.answer quesdons a-m. if"No",go 10 Section 17. Relevant 4No,orModerate Part I to large Questions) impact may moccur a.The proposed action is located within 1500 feet of a school,hospital,licensed day Eld ❑ care center,group home,nursing home or retirement community. b.The site of the proposed action is currently undergoing remediation. Elg,E 1 h o ❑ c.There is a completed emergency spill remediation,or a completed environmental site EIg,Elh ❑ ❑ remediation on,or adjacent to,the site of the proposed action. d.The site of the action is subject to an institutional control limiting the use of the Elg,Elh ❑ ❑ property(e. .,easement or deed restriction). e.The proposed action may affect institutional control measures that were put in place Elg,E I h ❑ ❑ to ensure that the site remains protective of the environment and human health. f.The proposed action has adequate control measures in place to ensure that future D2t ❑ ❑ generation,treatment and/or disposal of hazardous wastes will be protective of the environment and human health. g.The proposed action involves construction or modification of a solid waste D2q,Elf ❑ ❑ management facility. h.The proposed action may result in the unearthing of solid or hazardous waste. D2q,Elf ❑ ❑ L The proposed action may result in an increase in the rate of disposal,or processing,of D2r,D2s ❑ ❑ solid waste. j.The proposed action may result in excavation or other disturbance within 2000 feet of Elf,Elg o ❑ a site used for the disposal of solid or hazardous waste. Elh k.The proposed action may result in the migration of explosive gases from a landfill E 1 f,EIS ❑ ❑ site to adjacent off site structures. I.The proposed action may result in the release of contaminated leachate from the D2s,E I F. ❑ ❑ project site. D2r m.Other impacts: Page 9 of 10 RESET FORM EAF Mapper Summary Report Tuesday,April 26,,2016 11:4 a AM Dfaclainner., The EAF Mapper IS a acraontrrp foal Intended to assist 3 3 2, project sponsors and revtewwlag errs In preps an envfronmentat � '"k :��:� � i � � a�5a#"rianl reran(EAF).Not al questions asked in the EAF are �'1 answered by One EAF Mapper.Addhlonal dnformaulon On any EAF r °' � question can be obtalned by consultIng the EAF Workbooks. Aftha h the EAF upper provides the rMS1 up-to-data d1glfal dela available o .l DEC,your may also n00d to contact Bocal or other data sources in order to aatr&data not provklel by the Mapper.DigIhal data Is not a 33 -3,5 �.1 t•Z; subs1khrleror agencydo+erminallons, ar��'�' u�BCraa atrrass Ithaca, .i �1.2 35,1-,l raarorrtar �ra'r°rltxb.�V 4sfcvc ca 'Praddeoce Srowo w Esrt HERE mean-mP US(55 3..�arr Vaelmmap rM:reromlpccvp t RCAVR Fsn pdrxburg � Srr.a urr 35 .1 20 3 1 18 Japan METtl EiraChha{iraa Kanwt a; 1 dumAmir VeLMYbAar jThmmWuj rmrafMvtpmdlalOpcmSkeeLhiap aa�f14�om4tP Corp unMtarara rrn.Awpr`u ctnod 6r ° ff tmntrbJcwu and the GfS seCcmnzmutt M�T aw BJJ [Coastal or Waterfront Area] No 8.i.0 [Local Waterfront Revitalization Area] No C2b, [Special Planning District] Digital mapping data are not available or are incomplete, Refer to EAF Workbook. E.1.h[DEC Spills or Remediallon Site,. Digital mapping data are not available or are incomplete. Defer 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 bated] Workbook, EA,hJ [DEC Spills or Ramediation Site- Digital mapping data are not available or are incomplete. Refer to EAF Environmental Site Remediation Database] Workbook. E.1.h.iii[Within 2,1 00'of DEC Remediation No Site] E.2.g[Unique Geologic.Features] No E.2.11h.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 ww'aterbodies is knowwn to be Incomplete. Refer to EAF Workbook. E.2,h.v[Impaired Water Bodies] No E. .i. [Floodwway] 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 E.2.k. [5010 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] No E.2,o, [Endangered or Threatened Species] No Full Environmental Assessment Form - EAF Mapper Summary Report a r.r.p.€hare runts or prnmaisl No E.3.a.[Agricultural District] No E.3.a [National Natural Landmark] No E.3.d[Critical Environmental Area] No E.3.e. [National Register of Historic Places] Digital mapping data are not available or are incomplete.Refer to EAF Workbook. E.3.f.(Archeological Sites] Yes E.31 [Designated River Corridor] No Full Environmental Assessment Form-EAF Mapper Summary Report M'h.11.�&d'WA �(�^m'�.d3mnW .7�.�iF� ,�/ R��'�J L1�sV,nfW?�' f,�P« �'k" Wti�Wk" WTM ,�M t" �Q 4�,�`✓�4.V'.Ct g �I I�`�' 6C�'x�°, j�. Mi.K t.�,'dc � � s 4 rr i rr 'E. 75 i i1B A l c W '+ I fn, f I _ iy a r mk � i, z r k� Sa1Map—Tompk=County New York (635 Unite Road.Ithaca.NY) MAP LEGEND MAP INFORMATION Ana of kneress psoq ® spa AMA The sod surveys that compnse your ADH were mapped al 120 000. O Area a arisen(AOq Q sacnv spot r— Sells1Warning Sod Mop may not be valid at this stale Very Stony spa emom of maps orld the Scala of me _� sea feta tate Pptrgona W �g P clay PPm9 can rause � 17 Veil Spa misundentanding of the d*W of mappinp imd spa=y of sod h m �++ 8.4 We%Brio Lines place meq.The maps do not straw ft smW areal of rzntrosung '-� 6a gap urns Paha QQ4er sodlai mou s OW have been shown at a mora detailed scab. _ ..._ 9pWA!Una farwoB eprtisl Paul rtatmrs Pledge rely on the bar scala on each map sheet for map (y 6ldwow Water Ptatane measurements streams IN CAMBIA ® Beam Pt Soma of Map Natural Resources Conservation Sarnia Transportarbn Wpb Sad Survey URL no 1AvebsWsurvey.n=.usda.gov X GAT"M 0." Raft Coordinate System Web Mercator(EPSG 3057) Cbfed erpn»ron rntrrsreta M "eye Maps from ate Web Sal Survey are based on the Wall Mercmar 6rwrlPa _ us Ra Was protection.which preserves dimclion and shape W distorts GsvaM spa distance and amo.A protection UWpreserpreserves ace such as Om Myon Roads Albers 4WW4 rca ConkproJeCian.should be used if main accurate O taaM Local Randa Caktlations of distance or was are required A. Lava F" eatagroumd ThiNes prfton t is generated en®�uetl treat Atha USDA-MRCS tended data as of Mann of swamp Eg Aadd Phabyaper um u Quarry Sod Survey Arca Tompkins County Now York Survoy Arad Dale: Vorsion 10,Sep 24,2015 ® MuceetnraasWater Soamap urutsare tobeled(asspace a0ows)for map scalas150000 C pannalalWAIN or"at V Rare outcrop Dale(s)aerial Images were photographed ,her 2 2010-00 e. + salla spa 2010 sand y sltat The ormp nhoto or other base map an which the sod lines wen e .• compiled and digitized probably differs from Sha badwcund 4W sevNtly Erodes spa imagery displayed on those maps.As a reftdl.some minor shdttng G smuor of map una boundaries may be evidoni Sure N sbp sodic Spat Nah"I Resources Web Sod Sarvay 711912019 Camlervatlan Senlce National Cooperative Sold Survey Page 2 of 3 Soil Map—Tompkins County,New York 635 Elmira Road,Ithaca,NY Map Unit Legend Tompkins County,New York{NY109) Map Unit Syrnbol Map Unit Name Acres In AOI Percent of AOI HdC Howard gravelly loam,5 to 15 1.3' 53.1% percent simple slopes HpE Howard and Palmyra sods.25 1.t 46.9% to 35 percent slopes Totals for Area of Interest 2A Natural Resources Web Sod Survey 7/1912016 Conservation Service National Cooperative Sal Survey Page 3 of 3 NW I Inventory Wildlife. Federal Wetland National Wetlands lnventoa-- Jul 22„21716 Wetlands I���CC��� Fro�tvr�x�ai�rE�rrl�r��rq�irk irw 9 iW e u% /l r r 4r it r l r FrauhvwmlerFore htecSlShtr,ab m V; prim r � r ml�,1 Eswdretne and Marine CPeewrtdber w dflr'„ 41, ��NI"IrrlWl�ilS'flAAnrml and MiMf141 IIIIIIIIIIIIMhhhlnl� Freshwater Pond 1,®k0 Rivmnno l 111 rr I Thl,tmsy t®1-9-1-1 1011 m4••.*MV.TN Wd FNh 1W WWORt S,4-1.mut Mt•'IP"VM4 PW 1b.-4-V.WA.TeA51—01'th. b—A44 UIgm,-thin.—p./tot mnl4Gt".100.d 4.0 anddd 4..-d 1n a td—Wg14MF t"*f mwr1.&U I..WUser Remarks: ora 4hr W01-do MMIm'*sb N. SWI Code Int rprelor hitps://fwsm,zipst rvisot:s.wini.tisgs,g sv/ducodQr / wi.aspx Us Fio&wildlife ational Wetland Ir����r�+�n�t� I Enter!classification code, (Example: L1 UBllHx) Optional; For geographically specific information", please enter,a State code: (Example:TIC for Texas) OBVINNNHUM Description for code PFOIIElwrtlA: P System PALU'STRINE.:The Palustrine System includes all nontidal wetlands dominated by trees, shrub. persistent emergents—emergent mosses or lichens, and all such wetlands thai oocur in tidal areas where salinity due to ocean-derived salts its below 0.5 ppL It also includes wetlands Packing such vegetation, tat with all of the following four characteristics: (1) area, less than 8 hia (20 acres);(2) active wave-formed of bedrock shoreline features lacking, (3) water depth in the deepest part of basin less than 2.51 m (8.2 ft) a low water, and (4) salinity due to ocean-derived salts less than 0.5 ppt. FO Mass FORESTED: Characterized by woody vegetation that is 6 m tall or taller: 1 Subclass Broad-Leaved Deciduous: Woody angiosperms (trees or shrubs)with relatively wide, flat leaves that are shed during the cold or dry season; e.g.., black ash (Fraxinus nigra).. EM Class EMERGENT, Characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens. This vegetation is present for most of the growing season in most years, These wetlands are usually dominated by perennial plants. 1 Subclass Persistent: Dominated by species that normally remain standing at least until the beginning o the next growing season.This subclass is found only in the Estuarine and Palustrine systems. A '+/rater Fleg,ime Temporary Flooded,; Surface water is present for brief periods(from a few days to a fey weeks) during the growing season„ but the water table usually lies well below the ground surface for the most of the season. Other Modifier(s): Observed ny Plant Specie(s) within the specified Attribute; Scientific Name Common game Indicator Deference Info. Full Environmental Assessment Form Part 3-Evaluation of the Magnitude and Importance of Project Impacts and Determination of Significance Part 3 provides the reasons in support of the determination of significance. The lead agency must complete Part 3 for every question in Part 2 where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse environmental impact. Based on the analysis in Part 3,the lead agency must decide whether to require an environmental impact statement to further assess the proposed action or whether available information is sufficient for the lead agency to conclude that the proposed action will not have a significant adverse environmental impact. By completing the certification on the next page,the lead agency can complete its determination of significance. Reasons Supporting This Determination: To complete this section: • Identify the impact based on the Part 2 responses and describe its magnitude. Magnitude considers factors such as severity, size or extent of an impact. • Assess the importance of the impact. Importance relates to the geographic scope,duration,probability of the impact occurring,number of people affected by the impact and any additional environmental consequences if the impact were to occur. • The assessment should take into consideration any design element or project changes. • Repeat this process for each Part 2 question where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse environmental impact. • Provide the reason(s)why the impact may,or will not,result in a significant adverse environmental impact • For Conditional Negative Declarations identify the specific condition(s)imposed that will modify the proposed action so that no significant adverse environmental impacts will result. • Attach additional sheets,as needed. PLEASE SEE ATTACHMENTS Determination of Significance-Type 1 and Unlisted Actions SEQR Status: ❑✓ Type 1 ❑Unlisted Identify portions of EAE completed for this Project: ❑✓ Part 1 ❑✓ Part 2 ❑✓ Part 3 Upon review of the information recorded on this EAl',as noted,Iflus this additional support information The NYS DEC EAF Mapper Summa[y Report,memo by tbQ Jown Public Vorks Dena I-ALqLj�qy d r Ld— narirative and draw�ngs suppfled by the applicant,including a SWPPP,engineering report and Sheets C1 through C8. and considering both the niagnitude and importance ofeach identified potentW impact,it is(lie conclusion OrthC Town of Ithaca Zoning Board'of Appeals —as lead agency that: Lr,a7 A, This project Will result in no significant adverse impacts on the environment,and,therefore,an environincrual impact staternent need not be prepared, Accordiingly,this negative declaration is issued. M B. Although this prc�jcct could have a significant adverse impact on the environtrient,that impact will be avoided or substantially rnitigated because of the ficillowing conditions which will be required by the fead agency: There will,therefore,be no sig-nificant adverse impacts from the project as conditioned,and, therefore,this conclitioned negative de6aration is iSSUed. A conditioned negative declaration may be used only lor UNLISTED actions(see 6 NYCRR 617,d), El C. This Project may result in one or more significant adverse impacts on the environment,and an en0roinnental ithpact statement must be prepared to further assess the irnpact(s)and possible mitigation and to explore alternatives to avoid or reduce those impacts. Accordingly,this positive declaration is issued. ....................-............ ......... Name of Action: S�eep Inn HottrI,635 Elmira Road,lthaca,NY 14850 ......................................................-......................... Narne of Lead Agency: Town of Ithaca Zoning Board of Appeals Naine of Responsible Officer in Lead Agency: Rob Rosen ................... .......... Title of Responsible Officer: Chairman .......——----.................................. .......................... Signature of Responsible Officer in Lead Agency: Date: Date: Q /a Signature o�f Preparer(i f'di fferent from Responsible Officer) For Further Inforination: Contact Person: Christine Balestra,Manner Address: Town of Ithaca Town Hall,215 North Toga Street,Ithaca NY 14850 Telephone Number 607-273-1�747,extension 121 E-rnail� cbelestra@town.fthaca.riy.us For Type I Actions anti Conditioned Negative Declarations,a copy of this Notice is sent to: Chief Executive Officer of the political subdivision in which the action will be principally located(e.g.,Town City Village ot) Other-involved agencies(if iny) Applicant(if any) Environmental Notice Bulletin: ha 'v�'�(Jec'g Part 3—Evaluation of the Magnitude and Importance of Project Impacts Sleep Inn Hotel State Environmental Quality Review Full Environmental Assessment Form Action: Sleep Inn Hotel Location: 635 Elmira Road,Tax Parcel No. 35.4-21 Lead Agency: Town of Ithaca Planning Board—Site Plan and Special Permit Town of Ithaca Zoning Board of Appeals—Area Variances Description: The proposal involves demolishing the existing structures at 635 Elmira Road to accommodate the construction of a Sleep Inn Hotel, Town of Ithaca Tax Parcel No. 35.4-21, Neighborhood Commercial Zone. The hotel will be a 3-story, 37,000+/-square foot structure, consisting of 70 hotel rooms, an indoor swimming pool and an outdoor covered patio/gazebo.The project will also include 70 parking spaces, outdoor lighting, landscaping and stormwater facilities. The Planning Board will consider granting Preliminary Site Plan Approval and Special Permit for the development proposal. The Board will also consider waivers from both the parking requirements (parking in the front yard and parking space size) and from the sidewalk requirements outlined in the Town Code.The Zoning Board of Appeals will consider granting area variances from the required front yard setback(50' setback required, 43' proposed for porte cochere [covered entranceway]), from the maximum allowable building height (36' max. from exterior grade allowed, proposed 44'for building height and 54'tower height), and from the maximum allowable building size (10,000s.f. max. allowed, 37,000s.f. proposed). The proposed actions are Type I Actions, pursuant to Chapter 148 of the Town of Ithaca Code (Environmental Quality Review), because the proposal involves the construction of a nonresidential facility with more than 25,000 square feet of gross floor area (Section 148-5.C,Town of Ithaca Code). 1. Impact on Land b. The proposed action may involve construction on slopes of 15% or greater. f. The proposed action may result in increased erosion, whether from physical disturbance or vegetation removal (including from treatment by herbicides). Briefly describe the impact on land: The property consists of a main commercial/office building with offices and two residential apartments and several detached accessory structures.The property is maintained as lawn, shrubs and other primary and secondary successional plant growth e.g.tall grasses, small trees, some large trees, etc. There is a large, partially paved, unstriped parking area located immediately south of the main building. The parcel is bound on the north by NYS Route 13/Elmira Road, on the east by a private residence, on the south by a natural area owned by New York State and on the west by the Inlet Valley Cemetery. There are no streams, wetlands, rare or endangered species or slopes on the property except for the back portion of the parcel where the parcel abuts the Cayuga Floodplain Unique Natural Area (UNA- 147). This is a large floodplain area associated with the Cayuga Inlet. The UNA adjoins the very 1 southern/rear property boundary. The back portion of the property is also located in a Flood Zone, which is indicated on the attached site plans provided by the applicant. According to the Full EAF Part 1, 35% of the site contains slopes at 15%or greater. All of the sloped areas are located along the rear property boundary, which drops off at a considerable grade (approx. 30%to 50%or more), particularly behind an existing shed in the rear yard. The submitted plans for the project show that,with three exceptions,the limit of the project's site disturbance will end at the top of the slope along the rear property boundary (see Sheets C-3.0 and C-3.1). Two of the areas along the slope that will be disturbed will contain stone outlet areas, designed to provide a drain outlet for proposed underground stormwater detention basins. The other area along the slope will involve filling and grading right behind the proposed covered patio/gazebo, which is designed to level out the site in that location. Filling and grading these areas of the slope could result in environmental impacts, if proper erosion control mitigation measures are not installed. However, the proposed erosion and sedimentation control plan associated with the overall project includes stabilizing all disturbed slopes with rolled erosion control blankets and/or stone outlet protection in order to provide adequate slope mitigation. The Town of Ithaca Public Works Department has reviewed the materials and is comfortable with the proposed measures. Based on the above information, impacts identified in this section can be considered small in magnitude. 3. Impact on Surface Water d. The proposed action may involve the construction within or adjoining a freshwater or tidal wetland, in the bed or banks of any other water body. h. The proposed action may cause soil erosion, or otherwise create a source of stormwater discharge that may lead to siltation or other degradation of receiving water bodies. L The proposed action may affect the water quality of any water bodies within or downstream of the site of the proposed action. S. Impact on Flooding b. The proposed action may result in development within a 100 year floodplain. d. The proposed action may result in,or require, modification of existing drainage patterns. Briefly describe the impact on surface water and flooding: Wetlands:The site drawings (Sheets C3.0 and 3.1) and the town's GIS database indicate the presence of a wetland at the base of the slope along the east/southeast property boundary.The wetland is not DEC-regulated but would be federally regulated by the Army Corps of Engineers. The National Wetlands Inventory (NWI-map attached) classifies this as a "freshwater forested/shrub wetland," approximately 46.72 acres in size. The NWI map indicates that the wetland is part of an overall wetland system that might cover most of the Cayuga Inlet Floodplain UNA, however the Inventory does not have any additional information on this wetland. Using the map to measure distance, it would appear that the majority of the proposed hotel construction will occur approximately 100ft west the wetland. 2 Planning staff contacted the Army Corps (ACOE) and provided the project information for their review. The ACOE representative stated that the wetland had not been delineated and that the NWI map should only be referenced to show an approximate location of the wetland. Based on the information provided by staff,the ACOE representative indicated that the project would not require a wetland permit from the Army Corps, as the proposed work would not encroach into the toe of the slope or the boundary of the wetland. The Town of Ithaca Public Works Department has consulted with the applicant and reviewed the plans related to slope stabilization, erosion control and stormwater management. Should there be any impacts to the wetland,the Public Works Department is confident that the proposed measures would adequately mitigate any impacts. Soil Erosion & Water Quality:As indicated previously,the project will include slope disturbance in order to provide drainage outlet areas for the proposed stormwater management practices.The proposal also involves excavating and earth-moving activities related to grading and preparing the site for the construction of the hotel building, parking areas and other stormwater practices. The application materials state that the proposal will physically disturb 1.9+/-acres of the 2.2+/-acre project area, although the footprint of new impervious surfaces will only increase by.6+/-acres. To minimize soil erosion,the applicant proposes an erosion and sedimentation control plan that includes stabilizing all disturbed slopes with rolled erosion control blankets, installing silt fences, creating a stabilized construction entrance, and implementing other measures that will minimize soil tracking off-site and control dust. To provide water quality pre-treatment of stormwater runoff,the applicant proposes to construct three above-ground bioretention areas and two underground infiltration/detention devices with pre- treatment isolator rows to aid in long-term system reliability and serviceability. Treated stormwater from the underground infiltration/detention facilities will ultimately discharge via stone outlet areas in the vicinity of the wetland floodplain area at the base of the slope. Water Quantity& Flooding: According to the Federal Emergency Management Agency(FEMA)flood maps,the vast majority of the site, including the entire area to be developed, is located outside of the 100 and 500-year floodplain (Zone Q. The area of the property near the base of the eastern and southeastern slope is located in Flood Zone A7/AE, which is characterized as an area that is "inundated by 100 year flooding" (Per FEMA). To treat for water quantity and control flooding, onsite stormwater runoff will be conveyed toward the proposed stormwater management practices noted above (bioretention, underground infiltration/detention facilities, outlet areas),which will be designed to handle the 10 and 100-year storm events. These and other practices are described in the Full Stormwater Pollution Prevention Plan (SWPPP)that was submitted to the Town's Public Works Department for their review and approval. Regarding construction staging for material stockpiles,the SWPPP appears to contain guidelines for construction phasing, but the plans do not show the location of proposed material stockpiling or equipment storage. This information should be shown on the plans as part of final site plan submission. Based on the above information, impacts identified in this section can be considered small in magnitude. 9. Impact on Aesthetic Resources 3 c. The proposed action may be visible from publicly accessible vantage points: L Seasonally ii.Year round. g. Other impacts: The location of the parking areas and lack of landscaping along the side and rear portions of the project may create negative aesthetic impacts on neighboring properties and on people enjoying the Cayuga Inlet Floodplain trails. Briefly describe the impact on aesthetic resources: Both the Town of Ithaca and Tompkins County contain scenic resource inventories that identify significant views in the Elmira Road/Inlet Valley area. There are no identified scenic resources in the immediate vicinity of 635 Elmira Road that would be impacted by the proposed development. However,the Town Scenic Resource inventory does include the Cayuga Inlet Floodplain area on a map that outlines important scenic areas in the town. The project will be visible from those traveling along Elmira Road, either recreationally or as part of a daily commute. Similarly, anyone walking near the railroad tracks or the future Black Diamond Trail behind the property in the Cayuga Inlet Floodplain area will see the proposed development. The proposed design of the hotel building includes a 3-story structure that extends 215 feet along the property length. As proposed,the project does not include any landscaping along the rear of the building to screen the structure from visitors walking along the floodplain. With the exception of a small number of proposed trees (mainly deciduous),the front of the hotel and the parking lot along Elmira Road will primarily contain short grasses and shrubs (junipers, viburnum, bush dogwoods, etc.). As proposed,the project also does not include landscaping at all along the parking lots on either side of the hotel. Potential negative aesthetic impacts of this project can be mitigated with taller landscaping along the front of the hotel building and the front parking lot. Regarding the rear of the hotel and the.parking lots on either side of it,the Town Code contains planting requirements for construction within a commercial zone, when there are non-commercial zones surrounding it. Certain setbacks must be maintained, and within these setbacks, a planting strip at least 10 feet wide "shall be suitably planted to screen a Commercial Zone from present or future residences, or a suitable screening fence shall be erected" (§270-122.C). The parcels on either side of 635 Elmira Road are zoned Low Density Residential and the parcel to the rear of the property is zoned Conservation.Therefore,there should be landscaping or a screening fence in these areas. Staff would recommend similar landscaping as is suggested for the front of the building/front parking lot. Landscaping should include a mix of native deciduous and coniferous trees, along with the shrubs and grasses already proposed. Additional comments regarding architectural details and building mass will be discussed in #18, Consistency with Community Character. Based on the above information, impacts identified in this section would be considered small in magnitude. 10. Impact on Historic and Archaeological Resources b. The proposed action may occur wholly or partially within, or substantially contiguous to, an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory. 4 Briefly describe the impact on historic and archaeological resources: The project site is located within an Archaeologically Sensitive Area as designated by NYS Office of Parks, Recreation and Historic Preservation (OPRHP). A Phase 1 Archaeological Survey was prepared for the project and submitted to OPRHP (March 2016, prepared by Historical Archaeological Zoological Explorations). The survey resulted in negative findings, with no "Map Documented Structures" or any prehistoric or historic archaeological sites found within the project area. Included in the application materials is a letter from NYS Office of Parks, Recreation and Historic Preservation (dated March 18, 2016)with the recommendation "that the planned project will have No Impact on cultural resources listed or eligible for listing on the State or National Register of Historic Places." Based on the above information, impacts identified in this section would be considered small in magnitude. 13. Impact on Transportation e. The proposed action may alter the present pattern of movement of people or goods. f. Other impacts:The project involves temporary construction-related traffic. Briefly describe the impact on transportation: The project involves constructing a 70-room hotel to serve visitors coming to the Ithaca area. It is expected that these visitors will have vehicles and will use the vehicles to go to local area parks and attractions while staying at the hotel. The applicant has submitted a traffic analysis that includes NYSDOT traffic counts for this section of Elmira Road, along with morning and evening peak trip generation numbers, based on the Institute of Traffic Engineers Trip Generation Manual (91h Ed.). According to the analysis, a 70-room hotel would add an additional 47 a.m. peak hour trips and 49 p.m. peak hour trips to the existing 17,409 vehicles that traverse Elmira Road on a daily basis. The analysis concludes that there would not be a substantial overlap of the peak traffic timeframes between the hotel and those traveling along Elmira Road, because the peak hotel check in and check out timeframes do not align with the north or southbound morning or afternoon peak traffic timeframes on Elmira Road. The analysis further concludes that the majority of the hotel guests will seek afternoon and evening activities (dining, entertainment, etc.) north in the city of Ithaca, and, as such,would turn right onto Elmira Road, where breaks in traffic are more readily available. Additionally,the workbook for the FEAF contains a table of thresholds for various development proposals that would result in what the NYS DEC considers a "significant" increase in traffic. The threshold of significance for a hotel use would be the construction of a hotel with at least 250 rooms. The proposed hotel, at 70 rooms, does not reach this threshold. Regarding public transit,this portion of Elmira Road is minimally served by TCAT Route 67,which runs between Newfield and the Ithaca Commons, with limited rides to Cornell during weekdays. The closest designated bus stop near the project is at the corner of Elmira Road and Spencer Road in the City of Ithaca. It is unlikely that hotel guests will utilize the public transit system in this area. Regarding access,the proposal includes eliminating the three access points off of Elmira Road in favor of one main entrance/exit into the property. The proposed access point is aligned with the existing driveway into the Volunteer Veteran Fireman Association property across the street and is placed in an area of the property that contains good site distances. Nevertheless,the new access will require a highway permit from the NYS Department of Transportation (NYS DOT). Although the NYS DOT is 5 generally hesitant to approve additional curb cuts along Elmira Road,they may look favorably on a plan that involves consolidating three existing curb cuts into one main access point. The application materials show parking for 70 vehicles,which is consistent with Town Code parking requirements for the number of proposed hotel rooms. The Planning Board has the authority per the Code to grant a waiver from the parking space size requirements (180s.f. required, 162s.f. proposed), the location requirements (parking is otherwise not permitted in the front yard), and the sidewalk requirements (sidewalks required along project frontage). Regarding parking location and sidewalks, the Neighborhood Commercial (NC)Zone along Elmira Road is different than the NC Zones on East Hill and South Hill. Due to the design of the Elmira Road corridor,the highway speeds and traffic volumes associated with it,the Town's Comprehensive Plan envisions this area as maintaining a semi- rural character rather than a future compact, pedestrian-friendly neighborhood. To that end, it would not be practical in this case to construct the proposed hotel close to the road,with parking behind the building and a sidewalk along the frontage. The site work and construction of the hotel will result in an increase in temporary construction traffic. The traffic will be temporary, with construction operating weekly between 7am and 4pm, and on Saturdays between 8am and 4pm (as needed) until completion of the project.The application materials do not show where construction traffic will be staged (SWPPP contains guidelines for construction phasing, but do not show location of construction parking). This information should be shown on the drawings as part of the final site plan submission. Based on the above information, impacts identified in this section would be considered small in magnitude. 14. Impact on Energy b. The proposed action will require the creation or extension of an energy transmission or supply system to serve more than 50 single or two-family residences or to serve a commercial or industrial use. Briefly describe the impact on energy usage: The offices and residences on this property currently use NYSEG electric and natural gas service.The proposed project will expand the existing NYSEG service to serve the new hotel use on the property. This will not involve the creation of an energy transmission or supply system. According to the application materials,the project will supply 621,000 KWhrs of annual electricity for the 37,000 s.f. hotel building and its associated use. The workbook for the FEAF notes that negative impacts on energy usage are unlikely if a project is similar to other uses in the surrounding area; if the project uses less than 2,500 MWhrs (2,500,000 KWhrs) of annual electricity; and/or if a proposed building is less than 100,000 s.f. in building area. The project does not reach these thresholds. The application materials do not mention whether the project will incorporate any energy efficient design features or technologies (green building practices, LEED standards, solar panels, etc.). Although the project is not expected to significantly increase the use of energy,the applicant should consider incorporating some manner of energy efficient practice. Depending on the construction timing,this project may be required to comply with the 2015 NYS Energy Code, which contains more energy-saving requirements than the current Code. 6 Based on the above information, impacts identified in this section would be considered small in magnitude. 15. Impact on Noise and Light a. The proposed action may produce sound above noise levels established by local regulation. e. The proposed action may result in lighting creating sky-glow brighter than existing area conditions. Briefly describe the impact on noise and light: The project will create noise impacts during construction of the hotel and related infrastructure. These impacts will be temporary and will cease once the project is completed. The project involves installing 6 light poles around the parking lot and 10 wall pack lights attached to the building.The light poles are proposed to be 15 feet tall, containing LED lights that are "dark-sky" compliant. The wall packs will be fully shielded, located 19 feet up on the building wall along the front and sides of the building and 16 feet up the wall along the back of the building. The wall packs will be pointed downward to illuminate the building perimeter. The proposed lights comply with the town's Outdoor Lighting Law and, according to the lighting plan,there will be no light spillage onto any adjacent properties. The adjacent property on the northeast side contains a residence that would have been affected by a very tall light pole with a large lumen output, as was proposed with a previous submission to the Planning Board. The revised lighting plan eliminates the light pole in the parking lot on the northeast side, which will significantly mitigate light spillage potential on the adjacent residence on that side of the project. The lumen count for the new proposed lights is very high, which means that the lights will be very bright even though they may contain full cut-offs. This area of Elmira Road is considerably darker, with a lot less commercial development,than other parts of Elmira Road. So any exterior lighting will be more noticeable.The applicant has indicated a willingness to explore lighting with a lower lumen count and also utilizing bollard lights,which would illuminate the entrances and walkways around the building in a less intrusive manner. This will mitigate some of the concerns regarding the bright lighting. Additional landscaping along all of the parking lots, noted in #9 Impacts on Aesthetics Resources, would further mitigate the potential impacts of car headlights parking in the various lots, particularly on the northeast side. Based on the above information, impacts identified in this section would be considered small in magnitude. 17. Consistency with Community Plans c. The proposed action is inconsistent with local land use plans or zoning regulations. Briefly describe the impact on community plans: The proposed development is consistent with the Town's Comprehensive Plan, which envisions this area of Elmira Road as the part of the "Inlet Valley Gateway" Character District, a characteristic that includes a mix of office, small-scale retail, hospitality and agri-tourism uses with future development of the area being carefully designed in terms of articulated scale, architecture and landscaping. To that end,the proposed hotel use fits in with the intended uses outlined in the Plan. This part of Elmira Road is zoned Neighborhood Commercial (NC), which currently permits "hotels or motels, provided the facility fronts on a state highway" as principal uses with site plan and special permit approval by the Planning Board. Due to restrictions in the lot size, the project will require waivers from the Planning Board and area variances from the Zoning Board of Appeals. The waivers, related to the size of parking spaces, presence of sidewalks and location of parking in the front yard, are all explained in#13 Impact on Transportation. The required area variances are related to building size, building height and structures located within the required front yard setback. The Town Code limits individual buildings in the NC Zone to 7,500 s.f. maximum building area, or up to 10,000 s.f. maximum building area with Planning Board special permit. The project consists of one building with 37,000+/-s.f. building area. The Town Code also requires a 50 foot front yard setback for any buildings. The proposed "pone cochere" (covered entranceway) encroaches on this setback by 7 feet. Finally, the maximum allowable building height per Town Code is 36 feet tall from the exterior grade, while the proposal calls for a 44 foot tall building, with a small, 54 foot tall tower. In considering the area variances,the Zoning Board of Appeals will need to balance the benefit to the applicant versus the detriment to the overall community. On the one hand,this property has been somewhat neglected and largely underutilized for many years. Developing the hotel on the property will meet the goals of the town's Comprehensive Plan and will encourage tourism to the area. On the other hand,the proposed hotel is larger than is permitted. That said,the proposed design of the hotel, with gabled roof and varied architecture, may mitigate concerns regarding height and building mass. Additional comments regarding architectural details and building mass will be discussed in #18, Consistency with Community Character. Based on the above information, impacts identified in this section would be considered small in magnitude. 18. Consistency with Community Character e. The proposed action is inconsistent with the predominant architectural scale and character. f. Proposed action is inconsistent with the character of the existing landscape. Briefly describe the impact on community character: The property at 635 Elmira Road is located in an area that serves as a major entry into the Ithaca community, between two premier New York State Parks (Buttermilk Falls State Park at the north and Robert H.Treman State Park at the south). Although the town's Comprehensive Plan does not specify what types of architectural designs or building scales are appropriate for this part of the Elmira Road corridor, it does describe a vision that involves enhancing the corridor's distinctive characteristics by fostering and building on the semi-rural assets that currently exist there, rather than enabling expansion of the City of Ithaca's urban development into the area. To that end,the hotel project has the opportunity to show sensitivity to the surrounding natural area, with elements that will be inviting,thoughtful, unique, and in context with the semi-rural character of the Elmira Road corridor. 8 The proposed hotel building has been designed to be in context with the surrounding natural parks and semi-rural area. The applicant provided two building styles for the Planning Board to consider, each with varied architectural features and with designs that include the use of natural materials e.g. stone and brick siding, along with rustic wooden features and residential-style windows. The proposed architectural style of this hotel varies from other hotels being constructed along the Elmira Road commercial strip in the City of Ithaca, and better reflects the semi-rural character of this section of Elmira Road as well as the Comprehensive Plan's vision for this area. Although taller and larger than the structures along this section of Elmira Road, the proposed scale and height of the proposed hotel is less imposing with a steeper pitched roof, making the building appear more residential. This mitigates the appearance of the 45+ foot tall, 3-story building. In terms of building mass, thie hotel will be 215 feet long but has been designed to include several breaks in the building mass along the front facade, including balconies, wooden and stone entrance canopy features and a variety of roof lines. Although the plans do not show the design of the rear building fagade, the rear facade of the building should contain similar breaks and architectural elements as the front fagade,. Based on the above information, impacts identified in this section would be considered! small in magnitude. Staff Recommendation, Determination of Significance A negative determination of environmental significance is recommended for the action as proposed, based on review of the materials submitted for the proposed action, the information above, and analysis of the magnitude and importance of the project impacts. 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Eirosplim Contrd IIIISCII�lialcii: REFERENCES rr ............... ............... ............... ...................................... .............. ........... ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. _........ .. . ... . ....... .... ....................................................................................._,,............................................................................................ ..........................." ................................................................................„„„................................. ................................... ,.,,m„ ................................ 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ID..R A.,l..„^l T1 IL' "� � C ..Eb'4 wm „ „ ... _„� @m nPwGdIIUICRYPIII mVmmmu SiteILair-11 .. .. un 'lu va m °u "aauwwtwrc AAwmi mN!wWlwlvmAWvw,rosa'm my rc wwrmma v Nam 1 my^r.P.room.0i Vffr:Cum r.g)aRRP NmR.rwwAdIc'tmauuwAn NIV 010,E RlAm VWw'llIIARP.M PUI°IAMwRI°rVa'PMPPW;FfwUPTG UUI{MKPPwAw JXWwmamFR ., „,,,,,,,,.® ,."....... s.A mo.11wlm MwrRmml wPemNrnuammlRmlww anrvAvrc Amexan;m Taut WnmuPlAuz mn.ammlm 3d T7 REFERENCES ammlrAe netsn.mcaMarm..nmmwWaWwroPaAwmAuru:mra.rmmt +. Su,¢r Iowa w -w r lPwxvOxPv yW' '� :`HE ET II0 1PomrkwAPttmU lnumm'or wuvrarou JnmJnleJllua R!umouwunmrw,ImNRNmx """ ° P Il,;mumttw'auG6uIAPaMMIG,uµnl.uuww•.wlmll'mmuagrtollm,rvmugu Tdaue0.luP lrNuUUrp mlulwwlFro xmraA.uow$.xaraP.s•�ula o,W:uule¢ramlael'rae�wuwb"r.wmwrn.wnl mkWTI 'dAN•••PflIC�� .'f�,ll••II�"A„B„Ik fl,.l�u !�T�Iw-ntl4 mIwIIN1yPI;M U.WIM1u'w,m U1w IIriM1I,",m8,A.4 0..IIiNmIWtUlllwm.AUU&T IlmWlntN IGB.IIAnGpVAllaull!.TwMq Im:mdmlCll:L tlwlw M!b.fl;LE"IR'Imll!ImwWmIeOA IIIN' 'GVLmrA'AMPGl:ace111r'ImI<aT4 a 21PI TV,"S.11RmelfwA'VCPIm ,U4 NIAT .I IC'DUGV4NNrRIbNICWIImp„ .... ................................._.................................................................................._,_..._......._..........,.............................................,......................................................... .,�............................,�...................,-....._._................................................................. ,._..................__............................................................................................................................_............_........�,........................................._..._._...._.................................................m.........................,�........................................................ ., ,,,......._. 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