HomeMy WebLinkAbout09-17-2003 Planning & Economic Dev. Committee Meeting Agenda MEETING NOTICE
City of Ithaca
Planning & Economic Development Committee
Wednesday, September 17,2003
Common Council Chambers
City Hall-- 108 East Green Street
7:30 p.m.
Agenda
A. Agenda Review
B. Special Order of Business
1. Ithaca Gun Site Comprehensive Plan Amendment- Public Hearing
C. Public Comment and Response
D. Reports - Committee Members, Chair, Mayor, Planning Director
E. Issues
1. Planned Unit Development(PUD) Zoning Ordinance Amendment
Concept Memo and Resolutions (materials enclosed) 15 minutes
2. Ithaca Gun Site Comprehensive Plan Amendment(materials enclosed) 20 minutes
3. Conveyance of Tax Parcel#69.01-3 (324 East State Street) from
the IURA to the City of Ithaca - Resolution(material enclosed) 15 minutes
F. Adjournment
Questions about the agenda should be directed to Paulette Manos, Chairperson(273-4170)or to the appropriate staff person
at the Department of Planning&Development(274-6550). Back-up material is available in the office of the Department of
Planning&Development. Please note that the order of agenda items is tentative and subject to change.
If you have a disability and require accommodations in order to fully participate, please contact the City
Clerk at 274-6570 by 12:00 noon on Tuesday, September 16, 2003.
On January 11, 2006, while in the process of pulling the
information from the Department files to be archived, I
discovered that there was never any minutes prepared for
September 17, 2003 meeting of the Planning & Economic
Development Committee of Common Council.
Rosemarie Tucker
Executive Assistant
Conservation Advisory Committee Meeting, Sept. 8, 2003
-MEETING MINUTES -
Attending: Dan Hoffman,Paul Salon, Greg Thomas,Michael Culotta(sect'y), Judy Jones
Guest: Joanne Cornish. Absent: Jack Elliott, Dan Cogan (Common Council Liaison),
1. BZA APPEALS:
Ithaca Gun Rezoning Comments needed by Sep 25
Site Review Process Discussion
CAC requests that we receive additional information before acting.
Including financial and visual analyses of the site. Financial info was prepared but not distributed
to CAC.
CAC believes a use permit should be the route to go first,
If declined, go for PUD. Joanne reports that Director of Planning says a PUD for the City is
called for in any event.
CAC recommends a use variance followed by an area variance
for the redevelopment project seems to make more sense because it offers control of the project
without affecting zoning
Variance request for 70 building with parking below
Concerns:
CAC commends the Developer's commitment to providing public access and suggests that the
public's access be preserved through an easement granted to the City.
Question: What's going to happen on the Island?
CAC recommends limited development stipulated by deed restrictions on the Diehl parcel.
Consider Gorge protedtion overlay zone?
CAC received"#6 Reason for appeal".
But did not receive a complete LEA
F.
Where is Part III of the LEAF referred to in Part II for the
LEAF PART II Review:
#12 Local landmark marked should be marked YES
#13 Concern of impact of resources for a 70' structure
if there is such a massive astructureKEaFWe
Part III
#14 Impact on transportation: should be Yes
Define the impact based on the addition of the residential units
Include some signage noting the public's access to the Island
#11 Complete the followup question describing the impact as either potentially large or moderate
and discuss it Part III if so deemed.
Visual Impact: Perhaps the most notable impact of this massive structure will be visual
What is the view from other vantage points(esp further away).
For other projects,balloons are floated to simulate the impact of a tall structure
CAC requests more info on visual impact from a variety of reference points.
For example: Other points along the course of Fall Creek in the gorge,
West Hill, Ithaca High School, Route 13, Lake St., etc
PUD Ordinance:
NICE WORK. Thresholds OK @>60K sq ft undeveloped, >20K redevelopment
Strengths: Project specific with control and oversight of legislature.
More flexibility and give&take in development review process.
EAF REVIEWS
1. Island Health & Fitness Center:
Salient points discussed during review of the project:
Much of the Taughannock Blvd. frontage will be parking lot—this is consistent with Master Plan.
The land hasn't been conveyed to the City because it has to be cleaned of debris.
Bio-retention areas will meet the new standards and a confirmation is due from Tom West
Suggestions:
• Sufficient bike rack capacity for public and building occupants @ north west side of the
building(next to the Hwy 89 bridge which will be overhead at this point).
• Extend promenade 10 feet south of building to align with southern edge of Taughannock
Blvd walkway.
• Traffic volumes at the intersection of Buffalo and Taughannock are an increasing
problem.
• Consolidate Buffalo St. curb cuts to one
• The main entrance to the Health&Fitness Center lacks turning lanes. This could be a
problem with elderly demographic turning left.
• Tree lawn between sidewalk and Taughannock Blvd. is suggested
• Light pollution: Upward directed lighting should be minimized along the promenade to
reduce impact to birds along the flyway.
2. Northside Development:
Neg Dec. Great initiative
3. Proposed changes to comprehensive plan for Ithaca Gun site
CAC recommendation: Negative Declaration
BUT, suggests a language change: "gorge and natural area".
CAC recommends adding the words "Natural Area" to better describe the site.
ALSO, CAC recommends that the existing grass slope be recognized as open space and buffer
that is important to the character of the residential neighborhood and the natural area.
4. Babcock Hall on Prospect St.--Cell Towers
CAC Notes visual simulation is looking South. Planning Board should have several more views
from the south looking north and from the east, looking west.
• 5. Wal-Mart:
Pulled item no action
Respectfully submitted,
Michael Culotta
ADJOURN @ 9:30
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DEPARTMENT OF PLANNING AND DEVELOPMENT
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o H.MATTHYS VAN CORT,DIRECTOR OF PLANNING AND DEVELOPMENT
DOUGLAS B. McDONALD, DIRECTOR OF ECONOMIC DEVELOPMENT
JOANN CORNISH, DEPUTY DIRECTOR OF PLANNING&DEVELOPMENT
Telephone: Planning & Development -607-274-6550 Community Development/IURA- 607-274-6559
Email: planning @cityofithaca.org Email: iura @cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
To: Planning and Economic Development Committee
From: Tim Logue, Neighborhood and Economic Development Planne [7
Date: September 12, 2003
Re: Planned Unit Development (PUD) Ordinance
Please find attached a revised proposal for the Planned Unit Development
(PUD) ordinance. I have tracked the past month's staff changes, which are
represented by underlined new language and struck through deletions. Also
attached are the Long Environmental Assessment Form, draft resolutions for
lead agency and a declaration of no significant environmental impact, and a
revised schedule. Before the Common Council meeting on October 6th, I will
work with the Attorney's Office to format the PUD as a separate Article in the
Zoning Ordinance.
As of the date of this memo, I have not yet received comments from the
Planning Board or the County Planning Department. As soon as comments are
available, I will be sure to circulate them to your committee and the full
Council; it is possible that some of the comments will be available by your
meeting date. Draft comments from the September 8th Conservation Advisory
Council meeting are, "PUD Ordinance: NICE WORK. Thresholds OK @ > 60K sq
ft undeveloped, > 20K redevelopment. Strengths: Project specific with control
and oversight of legislature. More flexibility and give 85 take in development
review process."
"An Equal Opportunity Employer with a commitment to workforce diversification." `�
9/1212003
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
ITHACA, CHAPTER 325, ENTITLED "ZONING" TO ESTABLISH PLANNED UNIT
DEVELOPMENT DISTRICT REGULATIONS.
BE IT ORDAINED AND ENACTED by the Common Council of the City of
Ithaca that Chapter 325, Section 325-4 of the Municipal Code of
the City of Ithaca be amended to create a new zoning district to
be known as the Planned Unit Development (PUD) Ddistrict (PUD) .
Section 1 . Declaration of Legislative Authority, Findings and
Purpose . This ordinance is enacted pursuant to the authority and
provisions of the New York State General City Law to promote
public health, safety and welfare and the most desirable use of
land, and to conserve the value of buildings, and to enhance the
value and appearance of land throughout the city. The Common
Council finds that this Ordinance:
1 . Will permit flexibility in the application of land
development regulations that will encourage innovative
development and redevelopment for residential and
nonresidential purposes so that a growing demand for
other housing and other development and land use may be
met by variety in type, design, and layout of dwellings
and other buildings and structures, including traditional
neighborhood development .
2 . Will provide flexibility in architectural design,
placement, and clustering of buildings, use of open
areas, provision of circulation facilities, including
pedestrian and bicycle facilities and parking, and
related site and design considerations .
3 . Will encourage the conservation of natural features,
preservation of open space and critical and sensitive
areas, and protection from natural hazards .
4 . Will provide for efficient use of public facilities .
5 . Will encourage and preserve opportunities for energy-
efficient development and redevelopment .
6 . Will promote attractive and functional environments for
nonresidential areas that are compatible with surrounding
land use .
Section 2 . Chapter 325, Section 325-3 of the Municipal Code of
the City of Ithaca is hereby amended to add the definition of
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Planned Unit Development as follows, "One or more lots, tracts,
or parcels of land to be developed as a single entity, the plan
for which may propose density or intensity transfers, density or
intensity increase, mixing of land uses, or any combination
thereof, and which may not correspond in lot size, bulk, or type
of dwelling or building, use, density, intensity, lot coverage,
parking, required common open space, or other standards to
zoning use district requirements that are otherwise applicable
to the area in which it is located. "
Section 3 . The application of the Planned Unit Development
ordinance to a proposed development (landing the floating zone) :
1 . Shall not depend upon whether the development has one
owner or multiple owners;
2 . Shall be limited to development that is equal to or
greater in land area than 60, 000 square feet for
undeveloped land or 20, 000 square feet for redeveloped
land.
3 . Shall be consistent with and work towards the
implementation of the City of Ithaca Comprehensive Plan,_
as amended from time to time .
Section 4 . Application procedure; zoning approval process .
Whenever any Planned Unit Development is proposed, before any
permit for the erection of a permanent building in such Planned
Unit Development shall be granted, the developer or the
developer' s authorized agent shall apply for and secure approval
of such Planned Unit Development in accordance with the
following procedures .
A. Application for sketch plan approval .
1 . A pre-submission conference between the applicant and
staff of the Department of Planning and Development
may be held to discuss the proposal, outline the
review procedure and required submissions and inform
the applicant of minimum standards and potential city
concerns of the conceptual project . This step may be
beneficial because the applicant will learn about his
or her responsibilities before expending significant
resources regarding the project .
2 . In order to allow the Planning and Development Board
and the developer to reach an understanding on basic
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design requirements prior to detailed design
investment, the developer shall submit a sketch plan
of the proposal to the Planning and Development Board.
The sketch plan shall be approximately to scale,
though it need not be to the precision of a finished
engineering drawing, and it shall clearly show the
following information:
a) The location of the various uses and their areas in
square feet .
b) The general outlines of the interior roadway
system, including parking and service/delivery
areas, and all existing rights-of-way and
easements, whether public or private.
c) Delineation of the various residential areas
indicating for each such area its general extent,
size and composition in terms of total number of
dwelling units, approximate percentage allocation
by dwelling unit type (e.g. , single-family
detached, duplex, townhouse, garden apartments,
etc . ) ; and general description of the intended
market structure (e.g. luxury, middle income, low
and moderate income, elderly, family, student,
etc . ) plus a calculation of the residential density
in dwelling units per gross acre (total area
including roadways) for each such area.
d) The interior open space system.
e) The overall drainage system.
f) If grades exceed 3% or portions of the site have a
moderate to high susceptibility to erosion,
flooding and/or ponding, a topographic map showing
contour intervals of not more than five feet of
elevation, or as may be reasonably required by the
Planning & Development Board, along with an overlay
outlining the above susceptible soil areas, if any.
g) Principle ties to the community at large with
respect to transportation, water supply and sewage
disposal .
h) General description of the provision of fire
protection services .
i) A location map showing general location within the
City of Ithaca (e .g. , a City-wide map or a USGS
quadrangle map highlighting the proposed
development site would be acceptable) .
j ) A context map showing building footprints, uses and
ownership of all properties within 200 feet of the
boundaries of the proposed PUD site .
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3 . In addition, the following documentation shall
accompany the sketch plan at the request of the
Planning and Development Board:
a) Evidence that the proposal is compatible with the
goals of the City Comprehensive plan.
b) A general statement as to how common open space is
to be owned and maintained.
c) If the development is to be staged, a general
indication of how the staging is to proceed.
Whether or not the development is to be staged, the
sketch plan shall show the intended total project .
d) Other plans, drawings or specifications as may be
required for an understanding of the proposed
development .
. .The Planning and Development Board shall have thc
authority to hold a public h aring on the proposal,
and may hold such a meeting in conjunction with thc
Common Council . If the Planning and Development Board
chooses to hold a public h aring, it shall fix a
public hearing date to be held within thirty (30) days
of receipt of an appli ation for sketch plan approval .
Notice of the hearing shall be served by the city to
th- _ -- ' - east ten (10) days before the date of
such hearing, by means of a legal notice in the
official newspaper of the City of Ithaca, and by the
04 ' to each owner-^f—real estate within a
distance of two hundred (200) feet from the exterior
letter addressed to the owner of record of such real
estate delivered by first class mail . The costs of
notification, including but not limited to publishing,
posting and mailing costs, shall be paid by the
applicant prior to the issuance of any building
permit .
5 .4 . The Planning and Development Board shall review
the sketch plan and its related documents and shall
render either a favorable report to the Common Council
or an unfavorable report to the applicant .
a) A favorable report may -ine-l-udc a.--- eeemmenda-t i-on---•:-e
e Cott -- ' that- -a—eubdic he a r i-= : •
for the purpose of considering PUD districting. The
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report shall be based on the following findings
which shall be included as part of the report :
i . the proposal conforms to the Comprehensive Plan
ii . the proposal meets the intent and objectives of
a Planned Unit Development as expressed in
Section 1 (above)
iii . the proposal is conceptually sound in that it
conforms to accepted design principles in the
proposed functional roadway and pedestrian
system, land use configurations, open space
system, drainage system and scale of the
elements both absolutely and to one another
iv. there are adequate services and utilities
available or proposed to be made available
the construction offor the development
b) An unfavorable report shall state clearly the
reasons therefore and, if appropriate, point out to
the applicant what might be accomplished in order
to receive a favorable report . The applicant may,
within 10 days after receiving an unfavorable
report, file an application (an appeal) for PUD
districting with the City Clerk. The Common Council
may then determine on its own initiative whether to
call a public hearing.
The Planning and Development Board shall submit
its report within sixty (60) days of receiving a
sketch plan application. If no report has been
rendered after sixty (60) days, the applicant may
proceed as if a favorable report were given to Common
Council .
B. Application for PUD districting
1 . Upon receipt of a favorable report from the Planning
and Development Board, or upon ' - - _ - _c-
subsequent to an appeal from an unfavorable report,
Common Council shall may set a date for and conduct a
public hearing for the purpose of considering PUD
district for the applicant' s plan, said public hearing
to be held within 354 days of the receipt of a
favorable report or the decision on appeal from an
unfavorable report . Notice of this hearing shall be
served by the city to the public at least fifteen (15)
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legal notice in the official newspaper of the City of
Ithaca. The public hearing shall be held by the Common
Council in accordance with its own rules and General
City Law §83 .
2 . Common Council shall refer the application to the
Tompkins County Planning Department for its analysis
and recommendation pursuant to the provisions of
§239-1 and §239-m of the General Municipal Law, if
applicable . Common Council shall give the Tompkins
County Planning Department at least 30 days to render
its report .
3 . In considering an application for a Planned Unit
Development district, Common Council shall comply with
the provisions of the New York State Environmental
Quality Review Act and the City of Ithaca
Environmental Quality Review Ordinance .
3 . 4 . Within 45 days of the public hearing, Common
Council shall render its decision on the application.
C. Zoning for Planned Unit Development . If Common Council grants
the PUD districting, by an ordinance duly adopted, the Zoning
Map shall designate the proposed area as "Planned Unit
Development (PUD) District Number . "o- c Common
Council shall state at this time its findings with respect to
the land use intensity and/or dwelling unit density. Common
Council may, if it feels it necessary in order to fully protect
the public health, safety and welfare of the community, attach
to its zoning resolution any additional conditions or
requirements for the applicant to meet . Such requirements may
include, but are not limited to:
1 . visual and acoustical screening
2 . land use mixes
3 . sequence order of construction and/or occupancy
4 . circulation systems (vehicular, bicycle, and pedestrian) ,
including parking and service/delivery areas
5 . protection of natural and/or historic sites
C .othcr such physical or social dcmandc
6 . the amount, location, and proposed use of common open
space;
$-7 . the location and physical characteristics of the
proposed Planned Unit Development;
p _8 . the location, design, type, height, and use of
structures proposed;
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-G7-9 . traditional neighborhood development provisions
intended to ensure :
a) The creation of compact neighborhoods oriented toward
pedestrian activity and including an identifiable
neighborhood center, commons or square;
b) a variety of housing types, jobs, shopping, services,
and public facilities;
c) residences, shops, workplaces, and public buildings
interwoven within the neighborhood, all within close
proximity;
d) a pattern of interconnecting streets and blocks,
preferably in a rectilinear or grid pattern, that
encourages multiple routes from origins and
destinations;
e) a coordinated transportation system with appropriately
designed facilities for pedestrians, bicyclists,
public transit, and automotive vehicles;
f) preservation, restoration, and maintenance of historic
buildings that physically express the history of the
City of Ithaca be prcscrvcd or rcctorcd and maintained
unless it is shown that the building' s condition
prohibits preservation, restoration, or renovation, or
reuse;
g) natural features and undisturbed areas are
incorporated into the open space of the neighborhood;
h) well-configured squares, greens, landscaped streets,
and parks are woven into the pattern of the
neighborhood;
i) public buildings, open spaces, and other visual
features act as landmarks, symbols, and focal points
for community identity;
j ) compatibility of buildings and other improvements as
determined by their arrangement, bulk, form,
character, and landscaping to establish a livable,
harmonious, and diverse environment; and
k) public and private buildings that form a consistent,
distinct edge, are oriented towards streets, and
define the border between the public street space and
the private block interior.
Section 5 . Site Plan Review. Site plan approval for all Planned
Unit Developments shall be obtained in accordance with Chapter
276 of the City Code, Site Plan Review.
Section 6 . Regulation after initial construction and occupancy.
For the purposes of regulating development and use of property
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after initial construction and occupancy, the approved final
site plan shall serve in lieu of other provisions of this
chapter as the use, space and bulk, yard, parking and other land
use regulations applicable to the Planned Unit Development
district . eAny changes other than use changes shall be processed
as a change to an approved site plan, in accordance with §276-6
(C) cpccial permit request to the Planning and Development Board.
Use changes shall also be in the form of a change to an approved
site plan request for cpccial permit except that the Planning
and Development Board shall have the opportunity to make a
recommendation to Common Council and that Common Council
approval shall be required. It shall be noted, however, that
properties lying in Planned Unit Development districts are
unique and shall be so considered by the Planning and
Development Board or Common Council when evaluating these
requests; maintenance of the intent and function of the planned
unit shall be of primary importance.
Section 7 . Expiration of permit . All permits shall become null
and void, and the Zoning Map amendment revoked and restored to
the zoning designation to which the district had been prior to
the PUD application, if construction has not started within
threetwo (32) years of the date of final site plan approval .
However, the applicant may petition the Planning and Development
Board before the expiration date for an extension of no more
than this two (2) years—pe -ied. If the applicant can demonstrate
substantial investment or reasonable progress towards
construction to the Planning and Development Board, the
extension shall not be unreasonably deniedwithhcld. Additional
extensions may also be granted by the Planning & Development
Board.
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• 8/22/2003
City of Ithaca Long Environmental Assessment Form
Project Information by Applicant
Notice: This document is designed to assist in determining whether the action proposed
may have a significant effect on the environment. Answers to these questions will be
considered as part of the application for approval and may be subject to further
verification and public review. Provide any additional information you believe will be
needed to complete parts 2 and 3.
Name and Location of Project: Planned Unit Development Ordinance
Name and Address of Applicant: City of Ithaca
Street: 108 East Green Street
City/Town/Village: Ithaca State: N.Y. ZIP: 14850
Business Phone: 607-274-6550
Name and Address of Owner (If Name
Different):
}
Street
ZIPS
City/TownlVllage: State ,
g�
Business Phone:
Type of Project: Proposal to create a planned unit development
ordinance
Please Complete Each Question--Indicate N.A. if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1. Character of the land: " Generally uniform slope N/A
Generally uneven and rolling or irregular
12. Present Land Use: Urban Industrial Commercial Public Forest
Agricultural Other: N/A
3. Total area of project
Acres X square feet (Chosen units apply to following section
also)Minimum of 60,000 SF for undeveloped land or.
area: minimum of 20,000 SF for redeveloped land
Approximate Area (Units in question 3 apply to this [Presently After Completion,
section) N/A
a. Meadow or Brushland N/A N/A
b. Wooded N/A N/A
c. Agricultural N/A j N/A
d. Wetland (as per Articles 24 of ECL) N/A N/A
e. Water Surface Area N/A N/A
Page 1 of 12
8/22/2003 . •
f. Public N/A N/A
g. Water Surface Area N/A N/A
h. Unvegetated (rock, earth or fill) N/A f N/A
Ji. Roads, buildings and other paved surfaces N/A N/A
1j. Other(indicate type) f
4a. What is predominant soil type(s) on N/A
project site? e.g.HdB, silty loam, etc:
4b. Percentage well drained: Moderately:
well drained: Poorly drained: N/A
5a. Are there bedrock outcroppings on project site? N/A"
5b. What is depth of bedrock? (feet) N/A
5c. What is depth to the water table? (feet) N/A. , , , ,
6. Approximate percentage of proposed project site 0-10%: N/A 10-15%: N/A 15% or
with slopes: greater: N/A
7. Do hunting or fishing opportunities presently exist N/A
in the project area?' .
8. Does project site contain any species of plant or N/A
animal life that is identified as threatened or Identify each species: N/A
endangered?
9.Are there any unique or unusual landforms on the N/A
project site? (i.e.,"cliffs, other geological formations? Describe: N/A
10. Is project within or contiguous to a site N/A
designated a unique natural area or critical Describe: N/A
environmental area by a local or state agency?
11. Is the project site presently used by the N/A
community or neighborhood as an open space or
recreation area?
12. Does the present site offer or include scenic N/A
views known to be important to the community?
13. Is project contiguous to, or does it contain a N/A
,building or site listed on or eligible for the National if Yes,Explain: N/A
for State Register of Historic Places?
I or designated a local landmark or in a local N/A
landmark district?
14. Streams within or contiguous to project area: a. Names of stream or name of river
N/A to which it is tributary: N/A
15. Lakes,ponds, wetland areas within or contiguous a. Name: N/A
to project area: N/A''
b. Size (in acres): N/A
Page 2 of 12
8/22/2003
16. What is the dominant land use and zoning N/A
classification within a 1!4-mile radius of the project?
(e.g. single family residential, R-la or R-lb) and the
scale of development (e.g. 2 story)
17. Has the site been used for land disposal of solid N/A
or hazardous`wastes? if Yes,Describe: N/A
B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate)
1. a. Total contiguous area owned by project sponsor in acres: N/A or square feet: N/A
1.b. Project acreage developed: Acres initially: N/A Acres ultimately: N/A
1. c. Project acreage to remain undeveloped: 0
11. d. Length of project in miles: (if appropriate) or feet N/A
1. e. If project is an expansion or demolition of existing building or use, indicate percent of
change proposed: N/A
building square footage: developed acreage: .
1. f. Number of off-street parking spaces existing: proposed: N/A
1. g. Maximum vehicular trips generated per day: and per hour: (upon completion of
project). N/A
1.h. If residential: Number and type of housing units (not structures):.N/A
One Family Two Family Multiple Family Condominium
Initial
Ultimate
If non-residential, Orientation: Commercial Industrial
'Neighborhood City Regional --Estimated Employment N/A
1 1. i. Total height of tallest proposed structure: feet. N/A
2. Specify what type of natural material(i.e. rock, earth, etc.) and how much will be
removed from the site: or added to the site. N/A
13. Specify what type or vegetation (trees, shrubs, ground cover) and how much will be
removed from the site:
acres, what type? N/A
4. Will any mature trees or other locally important vegetation be removed by this project?
5. Are there any plans for re-vegetation to replace that removed during construction? N/A
6. If single-phase project: N/A
Page 3 of 12
8/22/2003
Anticipated period of construction months, (including demolition) N/A
7. If multi-phased project
7. a. Total number`;of phases anticipated: N/A
7. b. Anticipated date of commencement phase one month year, (including demolition N/A
7. c. Approximate completion date of final phase month year N/A
7. d. Is phase one financially dependent on subsequent phases? N/A
8. Will blasting occur during construction'? N/A if Yes, explain N/A
9. Number of jobs generated: during construction after project is completed ". N/A
10 Number of jobs ehmmated by this project N/A Explain-N/A
11 Will project require relocation of any projects or facilities? No; if Yes, explain N/A
.12 a. Is surface or,sub surface li uid waste disposal involved N/A 6 ;
112. b If Yes, indicate type of waste (sewage, industrial, etc) N/A
12 c If surface disposal,'where specifically will effluent be discharged?N/A €
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be
increased or decreased by proposal? N/A
14 a.Will project or any portion of project occur wholly or partially within or contiguous
-to the 100 Year flood plaint Noy
14. b. Does project or any portion of project occur wholly or partially within or contiguous
to: Cayuga Inlet, Fall Creek , Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver
Creek? N/A
14 e. Does project or any portion of project occur wholly or partially within.or contiguous
to wetlands as described in Article 24 or the ECL?Yes = No N/A
14. d. If Yes for a, b, or c, explain: N/A
15. a. Does project involve disposal or solid waste? N/A
15.b. If Yes, will an existing solid waste disposal facility be used? N/A
15."c. If Yes,give,name: location .N/A"
15. d. Will any wastes Not go into a sewage disposal system or into a sanitary landfill?
N/A; if Yes, explain N/A
15. e. Will any solid waste be disposed of on site?Yes No N/A; if Yes,explain N/A
16. Will project use herbicides or pesticides? Yes No N/A ; if Yes, specify N/A
17. Will project affect a building or site listed on or eligible for the National or State
;Register of Historic Places? Or designated a local landmark or in a landmark district?
•
!Yes No; if Yes, explain N/A
118. Will project produce odors? N/A if Yes, describe N/A
119. Will project produce operating Noise exceed the local ambient Noise level during
Page 4 of 12
8/22/2003
construction? N/A
After construction? N/A
20. Will project result in an increase of energy use? N/A
if Yes, indicate type(s)
21. Total anticipated water usage per day gals/day N/A '
Source of water.
22. Zoning:
122. a. What is dominant zoning classification of site? N/A
22. b. Current specific zoning classification of site? N/A
22 c.Is proposed use consistent with present zoning?N/A
22. d. If No, indicate desired zoning: N/A
23 .Approvals Council Adoption
23. a. Is any Federal permit required? 2. Specify No
p j
23 b Does ro. ect. nvolve State or Federal funding or fin'ancing7 yes X No If Yes,
Specify
23. c. Local and Regional approvals:
(Yes- Approval Submittal Approval Date
No) Required (type) Date
Council Yes Adoption
BZA No
P&D Board No
Landmarks No
BPW No
Fire Department No
Police No
Department
IURA No
Building No
Commissioner
City of Ithaca Long Environmental Assessment Form
Page 5 of 12
8/22/2003
ENVIRONMENTAL ASSESSMENT - PART 2
IMPACT ON LAND
Small to Potential Can Impact
1.Will there be an effect as a result of a physical be Reduced
_
change to project site?`N/A Moderate" Large by Project
Impact Impact Change?
Any construction on slopes of 15% or greater, (15 foot
rise per 100 foot of length), or where the general slope
in the project exceeds 10%.
Construction on land where the depth to the water table
is less than 3 feet
Construction of parking facility/area for 50 or more
vehicles.
Construction on land where bedrock"is exposed or ;
generally within 3 feet of existing ground surface
Construction that will continue for more than 1 year or
involve more than one phase or stage.
Evacuation for mining purposes that would remove
more'than 1,000 tons of natural material(i.e.rock or °
soil)per year.
Construction of any new sanitary landfill.
Clearcutting or removal of vegetation other than
[agricultural crops from more than one-half acre. ` 1------
Construction in a designated
i d floodway.
Permanent removal of topsoil from more than one-half
[acre.
Other impacts:
---- -
`2 Will there be an effect on any unique landforms Can Impact
I-
I Small to Potential
found on the site? (i.e.cliffs, gorges, geological be Reduced
6 ) Moderate 1 Large by Project
formations, etc.
Impact Impact
N/A Change?
I Specific land forms:
3. Will there be an effect on any site designated as a
. unique natural area or a critical environmental area by
a local or state agency?
N/A
Page 6 of 12
8/22/2003
IMPACT ON WATER
4. Will project affect any water body designated as Can Impact be
Small to Potential
protected? (Under article 15 or 24 of the Environmental „, by
Conservation Law,E.C.L.) oderate Large Project
N/A Impact Impact g
Chan e?
Dredging more than 100 cubic yards of material from
channel of a protected stream.
Construction in a designated freshwater wetland.
Other impacts:
5. Will project;affect'any non-protected existing or Small to Potential Can used by
new body of water? Moderate ;Large
Reduced by�”
Impact:!, Impact Proj
N/A Impect
� " � "Change?...
A 10% increase or decrease in the surface area of any
body of water or more than a 10,000 sq. ft. of surface
area.
Construction, alteration,or conversion of a body of 1
water that,exceeds 10,000 sq fi of surface area.
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver
Creek, Cayuga Lake or the Cayuga Inlet?
Other impacts:
Small to Potential Can Impact be
'6. Will project affect surface or groundwater Reduced by
Moderate Large
quality? N/A Project
Impact Impact Change?
Project will require a discharge permit. I
Project requires use of a source of water that does
not have approval to serve proposed project.
'Construction or operation causing any
contamination of a public water supply system.
!Project will adversely affect groundwater. ( {
[Liquid effluent will be conveyed off the site to
facilities which presently do not exist or have
inadequate capacity.
Project requiring a facility that would use water in
excess of 20,000 gallons per day or 500 gallons per 3
minute.
Page 7 of 12
8/22/2003 .
t t
Project will likely cause siltation or other discharge I
into an existing body of water to the extent that
there will be an obvious visual contrast to natural
conditions.
,
I Other impacts:
r---------r--------1
DRAINAGE
7. Will project alter drainage flow, drainage , Small to , Potential Can Impact be
patterns or surface water runoff? , Moderate Large . Reduced by
N/A P Impact Impact Project Cllartge?
Project would impede floodwater flows.
Project is likely to cause substantial erosion , ,F1------
Project is incompatible with existing drainage
patterns.
Other impacts 's ..", °-:,,,„„,............. I
......„... ,....-.. ...,....... .... , . .....
IMPACT ON AIR
“:altInn)acti
, Small to...f.,,..'..7.Potelt,al - ,`-.b--e K--'ea'uc'ed i
8. Will project affect air quality? ,
Moderate Large
N/A ,
by Project
.% . -. Impact ' Impact - Change?
---- ..,
Project will induce 500 or more vehicle trips in
any 8-hour period per day.
' 11 result in the incineration of more
Project wi res , ..r.
than 2 5 tons of refuse per 24-hour day.
F.—
Project emission rate of all contaminants will
exceed 5 lbs per hour or a heat source ,
•producing more than 10 million BTUs per
pr
hour. 1 ,
Other impacts: 1 1
1 ■
1 IMPACTS ON PLANTS AND ANIMALS , 1
----- — — Can Impact
9. Will project affect any threatened or Small to Potential
be Reduced
endangered species? Moderate Large
Impact Impact b 'Change?P r°i e c t
N/A
,
Reduction of any species listed on the New
York or Federal list, using the site, found _
1--
Page 8 of 12
• 8/22/2003
over, on, or near site. ( I—
Removal of any portion of a critical or
significant wildlife habitat.
Application of pesticide or herbicide more
than twice a year other than for agricultural I a
purposes.
Other impacts: 1 (!
Project occurring wholly or partially within
or contiguous to any facility or site listed on
or eligible for the National or State Register
of Historic Places. I
Any impact to an archaeological site or fossil
k
bed.located uithir the project site.
Project occurring wholly or partially within
or contiguous to any site designated as a local
`landmark or in a landmark district.
Other impacts:
IMPACT ON OPEN SPACE AND RECREATION
13. Will,the project affect the quantity or Can Impact
quality of existing or,future open spaces or Small to Potential- be Reduced
Moderate Large
recreational opportunities? by Project
Impact Impact
N/A ':. Change? '
The permanent foreclosure of a future I I
I'
recreational opportunity. I'
A'major reduction of an open space
f important to the community.
Other impacts: I I
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing Small to Potential Can Impact be
transportation systems? Moderate Large Reduced by Project
N/A Impact Impact Change?
Alteration of present patterns of movement
of people and/or goods.
Project will result in traffic problems. _
Project will result in [dual wheel] truck
traffic (three axle or more) of more than j
Page 9of12
8/22/2003
10 vehicles per eight-hour period per day I
Other impacts:
I,IMPACT ON ENERGY
15. Will project affect the community's Small to Potential Can Impact be
sources of fuel or energy supply? Moderate Large Impact Reduced by Project
N/A " Impact Change?
Project causing greater than 5% increase
in any form of energy used in
municipality.
Project requiring the creation or
extension of an energy transmission or
supplysystem to serve more:than"50
single or two family residences -';
Other impacts: ( l
IMPACT ON QUALITY OF DAILY LIFE
16.Will there be objectionable odors,
noise,.glare,vibration or electrical" Small to t Can Impact be
Impact _
disturbance during construction of or Moderate Potential Large ';Reduced by Project
after completion of this project? Impact Change?
N/A
within 1,500 feet of a hospital,
school, or other sensitive facility?
Odors will occur routinely(more than
one hour per day)
Project will produce operating noise
I exceeding the local ambient noise
I levels for noise outside of structure.
Project will remove natural barriers
that would act as a noise screen.
IOther impacts:
' IMPACT ON HEALTH AND HAZARDS
17. Will project affect public health Small to j potential Can Impact be
and safety? Moderate ! ' Reduced by Project
t Lar g e Impact p t g ?
e.
Impac Chan
--_— ---------____-- __--
Project will cause a risk of explosion
or release of hazardous substances (i.e.
Page 10of12
• 8/22/2003
f oil, pesticides, chemicals, radiation,
etc.) in the event of accident or upset ;
conditions, or there will be a chronic
low-level discharge or emission. I
! Project will result in the handling or
disposal or hazardous wastes (i.e.
toxic,poisonous,highly,reactive,
radioactive, irritating,infectious, etc.,
including wastes that are solid,semi-
solid, liquid or contain gases.)
Storage facilities for 50,000 or more I I'
gallons of any liquid fuel.
Use of any chemical for de-icing,;soil.
stabilization or the control of
vegetation,insects or animal life on the
premises of any residential,
commercial or'industrial property in
excess of 30,000 square feet.
Other impacts: I
1
IMPACT GROWTH AND CHARACTER OF COMMUNITY OR
NEIGHBORHOOD
18. Will project affect the character of Small to , Potential Can Impact be Reduced
the existing community? Moderate Large by project Change?
1 Yes Impact Impact
The population of the City in which
the project is located is likely to grow
! by more than 5% of resident human
population. .
The municipal budgets for capital
Iexpenditures or operating services will
E increase by more than 5%per year as a
j result of this project.
The project will replace or eliminate
I existing facilities, structures, or areas
of historic importance to the
community. j
Development will induce an influx of a
particular age group with special
needs.
Project will set an important precedent X
Page 11 of 12
8/22/2003
[ for future projects. �'
Project will relocate 15 or more
employees in one or more businesses.
I Other impacts.
i
119 Is there public controversy Small to Can?Impact be
i
concerning the project? Moderate
Large Potent Impact al Reduced by Project
No Impact Change? ..
Either government or citizens of 1; 1
adjacent communities have I`
expressed opposition or rejected the i a'
project or have not been contacted. ('
Objections to the project from within
the community.
If any action in part 2 is identified as a potential large impact, or if you cannot
determine the magnitude of impact, proceed to part 3.
Determination
. Upon review of the information recorded on this EAF (Parts 1, 2, and 3) and considering
both the magnitude and importance of each impact, it is reasonable determined that:
A. The project will result in no major impacts and, X PREPARE A NEGATIVE
therefore, is one which may not cause significant DECLARATION
damage to the environment.
B. Although the project could have a significant effect
on the environment, there will not be a significant
PREPARE A NEGATIVE
'effect in this case because the mitigation measures DECLARATION
;described in PART 3 have been included as part of the
'proposed project.
C. The project will result in one or more major impacts PREPARE A POSITIVE
that cannot be reduced and may cause significant DECLARATION,
,damage to the environment. PROCEED WITH EIS
,Date: August 22, 2003 Signature of Responsible
I Official in Lead Agency
Print or Type name of
Signature of Preparer(if different from responsible Aesponsible Official in lead
Agency:
officer) 1
Title/Position: Economic Development Planner 1Lead Agency's Name: ■
I
_
Page 12 of 12
9/12/2003
Schedule for Creating a Planned Unit Development Ordinance
1 Plannin. Committee Mailin. 8/14/2003 Mail Concept Memo and Draft PUD X
Discussion on the proposal to create a planned unit
2 Plannin. Committee Meetin. 8/20/2003 develo•ment X
Circulate EAF for Comments and Distribute EAF to CAC, Planning Board, County
3 GML Review 8/26/2003 Plannin• Commissioner, GML Review,etc. X
4 CAC Meetin• 9/8/2003 Discussion and Comments X
Draft PUD Ordinance, Resolutions for lead agency and
5 Planning Committee Mailing 9/12/2003 neg dec., cover memo,and Long Environmental X
Assessment Form,any comments
6 Notice of Public Hearin. 9/15/2003 Leal Notice •rinted in Ithaca Journal
7 Plannin• Committee Meetin• 9/17/2003 Discussion and Recommendation
8 Plannin• Board Meetin• 9/23/2003 Discussion and Comments
3 Resolutions(neg dec.,dec. of lead agency,dec.to
9 Common Council Mailing 9/26/2003 adopt,),concept memo,draft PUD,and Full
Environmental Assessment Form, any comments
10 Common Council Meeting 10/1/2003 Public hearing/adoption of legislation
Documents to be Completed
X Draft PUD
X Concept Memo
X EAF
X Resolution to declare lead agency
X NegDec Resolution
12-Sep-03
Page 1 of 1
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE
September 17, 2003
AGENDA ITEM FOR COMMON COUNCIL MEETING
Planned Unit Development (PUD) District- Declaration of Lead Agency Status for
Environmental Review
WHEREAS, State Law and Section 176.6 of the City Code require that a lead agency be established
for conducting environmental review of projects in accordance with local and state environmental
law, and
WHEREAS, State Law specifies that for actions governed by local environmental review, the lead
agency shall be that local agency which has primary responsibility for approving and funding or
carrying out the action, and
WHEREAS, the proposed amendment of the Zoning Ordinance to establish Planned Unit
Development (PUD) district regulations is a "Type I" Action pursuant to City's Environmental
Quality Review Ordinance (CEQR) and the New York State Environmental Quality Review Act
(SEQR) which requires review under CEQR and SEQR;now, therefore,be it
RESOLVED, that Common Council of the City of Ithaca does hereby declare itself lead agency for
the environmental review of the amendment of the Zoning Ordinance to establish Planned Unit
Development (PUD) district regulations.
Q:\PLANNING\PROJECTS\ZONING\PUD\Lead Agency PUD.doc
09/12/03
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE
September 17,2003
AGENDA ITEM FOR COMMON COUNCIL MEETING
Planned Unit Development (PUD) District- Declaration of No Significant Environmental
Impact
WHEREAS, the City of Ithaca is proposing a zoning amendment which would create a new zone
to be known as the Planned Unit Development district (PUD), and
WHEREAS, appropriate environmental review has been conducted including the preparation of a
Long Environmental Assessment Form (LEAF),including Parts I and II, and
WHEREAS,the proposed action is an Type I action under the City Environmental Quality Review
Act and the New York State Environmental Quality Review Act, and
WHEREAS, the Common Council of the City of Ithaca, acting as Lead Agency,has reviewed the
LEAF,prepared by City of Ithaca Planning&Development Department staff, and it appears that
the proposed action will not have a significant effect on the environment;now, therefore,be it
RESOLVED, that this Common Council, as lead agency, hereby determines that the proposed
action at issue will not have a significant effect on the environment, and that further environmental
review for the adoption of this plan is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that the City
Clerk is hereby directed to file a copy of the same, together with any attachments,in the City Clerk's
Office, and forward the same to any other parties as required by law.
E2
FROM: Michael Culotta
DATE: September 9, 2003
SUBJECT: CAC Comments on Fall Creek Gorge Comprehensive Plan
Proposed changes to comprehensive plan for Fall Creek Gorge and Natural Area.
CAC recommendation: Negative Declaration
BUT, CAC suggests a language change: a&egorge and natural areas€
CAC recommends adding these words, a€oeNatural Areas€ , to better describe the site.
ALSO, CAC recommends that the existing grass slope upslope from Lake St and
adjoined City and Cornell-owned land be recognized as open space and buffer that is
important to the character of the residential neighborhood and the natural area.
. �F ITpq CITY OF ITHACA
:1 0 .4s, 108 East Green Street 3rd Floor Ithaca New York 14850-5690
0 DEPARTMENT OF PLANNING AND DEVELOPMENT
H.MATTHYS VAN CORT,DIRECTOR OF PLANNING AND DEVELOPMENT
DOUGLAS B. McDONALD, DIRECTOR OF ECONOMIC DEVELOPMENT
JOANN CORNISH, DEPUTY DIRECTOR OF PLANNING&DEVELOPMENT
Telephone: Planning & Development -607-274-6550 Community Development/IURA- 607-274-6559
Email: planning @citvofithaca.org Email: iura @citvofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
TO: Edward Marx, Tompkins County Commissioner of Planning
FROM: Jennifer Kusznir, Economic Development Planner
DATE: August 26, 2003
RE: GML §239-1—m Review of the Proposal to amend the Comprehensive Plan in order to
add language regarding the site of the former Ithaca Gun Factory
Enclosed please find a copy of a draft report regarding the site of the former Ithaca Gun Factory.
This report was drafted by staff and is being proposed as an amendment to the City's
Comprehensive Plan. This packet is being submitted for your review pursuant to §239-1-m of the
New York State General Municipal Law, which requires all actions within 500 feet of a county
or state facility, including county and state highways, be reviewed by the County Planning
Department.
Action: Consideration is for the proposal to amend the City of Ithaca Comprehensive Plan
in order to add language regarding the site of the former Ithaca Gun Factory
An environmental review for this action has been prepared, and a Full Environmental
Assessment form has been drafted and is enclosed. No significant environmental impacts are
anticipated as a result of this action, therefore a negative declaration of environmental impact is
recommended.
The Common Council as lead agency, will consider adopting this amendment at its regularly
scheduled meeting on October 1, 2003. Your comments are respectfully requested by September
25, 2003. If you have any questions, feel free to contact me at 274-6410.
"An Equal Opportunity Employer with a commitment to workforce diversification." ��
0.!TN,. CITY OF ITHACA
r 108 East Green Street 3rd Floor Ithaca, New York 14850-5690
I�(m,n. nil !.•
`0 = DEPARTMENT OF PLANNING AND DEVELOPMENT
•7110R if H.MATTHYS VAN CORT,DIRECTOR OF PLANNING AND DEVELOPMENT
DOUGLAS B. McDONALD, DIRECTOR OF ECONOMIC DEVELOPMENT
JOANN CORNISH, DEPUTY DIRECTOR OF PLANNING&DEVELOPMENT
Telephone: Planning & Development -607-274-6550 Community Development/IURA- 607-274-6559
Email: planning @cityofithaca.org Email: iura @cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
To: Alan J. Cohen, Mayor Bill Gray, Superintendent of Public Works
Common Council Conservation Advisory Council
Julie Holcomb, City Clerk Planning & Development Board
Norma Schwab, City Attorney Phyllis Radke, Building Commissioner
H. Matthys Van Cort, Director of Planning & Development
•JoAnn Cornish, Deputy Director of Planning and Development
Edward Marx, Tompkins County Planning Commissioner
From: Jennifer Kusznir, Economic Development Planner
Tim Logue, Neighborhood and Economic Development Planner
Date: August 22, 2003
Subject: Proposal to amend the Comprehensive Plan to add language
regarding the development of the former Gun Hill Factory
The Ithaca Gun Company building has stood empty on East Hill for over 10 years. It is a
major visual landmark on East Hill and an important part of Ithaca's industrial past. The
site is bordered by the Fall Creek Gorge, Ithaca Falls, and residential zones. It is
currently zoned industrial, which permits industry, warehousing, wholesaling and all
commercial and service uses. However, it does not allow for residential. Industrial uses
would clearly be inconsistent with the surrounding neighborhoods. It is in the City's best
interest to redevelop this site to a use that would support the surrounding residential uses
and would not negatively affect the nearby gorge.
In March of 2003, the Common Council accepted an Economic Development Plan for the
City. This plan outlines specific recommendations for the use of this site by suggesting
that existing buildings might be reused for light industry, offices, or for new construction
of apartments, townhouses and/or office suites, that would fit into this historic
environment if suitable parking could be provided.
The 1971 City Comprehensive Plan indicated that the industrial uses on the site should be
continued. However, since the time that this plan was written the Ithaca Gun Company,
which occupied the site for almost 100 years, went into bankruptcy and the surrounding
uses have changed significantly. As a consequence, the suggestions of the plan are clearly
out of date.
An Equal Opportunity Employer with a commitment to workforce diversification."
City staff has drafted a short report containing recommendations for future use of the site
and recommends that the enclosed text be amended to the City's Comprehensive Plan.
Attached please find an environmental review of this proposed amendment as well as a
timeline for this action. The Planning and Economic Development Committee will be
reviewing this proposal at their September 17, 2003 meeting.
If you have any questions on any of the enclosed materials, feel free to contact us at
274-6550.
8/26/2003
Schedule for Amending the Comprehensive Plan
Date t0.bey
.as
;7ask Completed _, d . Description . pf, Done
1 Planning Committee Mailing 8/14/2003 Mail Concept Memo and Proposed new language X
Discussion on the proposed new languge to be added
2 Planning Committee Meeting 8/20/2003 to the comprehensive plan X
Circulate EAF for Comments and Distribute EAF to CAC, Planning Board, County
3 GML Review 8/21/2003 Planning Commissioner, GML Review, etc. X
Legal Notice for 1st Public Hearing to be printed in
4 Notice of 1st Public Hearing 8/29/2003 Ithaca Journal
4 CAC Meeting 9/8/2003 Discussion and Comments
Legal Notice for 2nd Public Hearing to be printed in
5 Notice of Public Hearing 9/15/2003 Ithaca Journal
3 Resolutions(neg dec., dec. of lead agency, dec. to
6 Planning Committee Mailing 9/12/2003 adopt,), concept memo, proposed new language, and
Full Environmental Assessment Form, any comments
First Public Hearing on New Language to
Planning Committee Meeting Comprehensive Plan/ Discussion and
7 9/17/2003 Recommendation
8 Planning Board Meeting 9/23/2003 Discussion and Comments
3 Resolutions(neg dec., dec. of lead agency, dec. to
9 Common Council Mailing 9/25/2003 adopt,), concept memo, proposed new language, and
Full Environmental Assessment Form, any comments
10 Common Council Meeting 10/1/2003 Public hearing/adoption of new language
Documents to be Completed
X Concept Memo
X Proposed New Language
EAF
Resolution to declare lead agency
NegDec Resolution
Resolution to adopt revised ordinance
Page 1 of 1
8/29/2003
City of Ithaca Long Environmental Assessment Form
Project Information by Applicant
Notice: This document is designed to assist in determining whether the action proposed
may have a significant effect on the environment. Please complete the entire form.
Answers to these questions will be considered as part of the application for approval and
may be subject to further verification and public review. Provide any additional
information you believe will be needed to complete parts 2 and 3.
'Proposal to amend the Comprehensive Plan to
Name and Location of Project: ;add language regarding the development of the
;former Gun Hill Factory
1Name and Address of Applicant: ',City of Ithaca
1 ;Street: 108 East Green Street
ICity/Town/Village: Ithaca State: N.Y. ZIP:14850
;Business Phone: 607-274-6550
Name and Address of Owner (If Name:
Different):
Street:
City/Town/Village: State: ZIP:
Business Phone:
Type of Project: ;Amendment to City Comprehensive Plan
Please Complete Each Question--Indicate N.A. if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1. Character of the land: Generally uniform slope
X Generally uneven and rolling or irregular
2. Present Land Use: Urban X Industrial Commercial Public Forest
Agricultural Other: Parking for Residential, Vacant
Industrial
3. Total area of project X acres square feet (Chosen units apply to following section
area: !also) 4.87 acres
Approximate Area (Units in question 3 apply to this ,Presently After Completion
section) N/A
a. Meadow or Brushland .5 TBD
b. Wooded .5 TBD
c. Agricultural 0 TBD
Pagel of 17
8/29/2003
Id. Wetland (as per Articles 24 of ECL) 0 TBD
e. Water Surface Area 0 ( TBD
f. Public 0 ' TBD
g. Water Surface Area 0 TBD
h. Unvegetated (rock, earth or fill) 0 j TBD
i. Roads,buildings and other paved surfaces 3.5 TBD
j. Other(indicate type)
4a. What is predominant soil types) on Urban Fill
project site?'e.g.=HdB, silty loam,etc.
4b. Percentage well drained: Moderately:
well drained: 100% Poorly drained:
5a Are there bedrock outcroppings on
'YES.
project site?
5b. What is depth of bedrock? (feet) +/-0'
5c What is depth to the water table? (feet) >100':
6. Approximate percentage of proposed 0-10%: 50% 10-15%: 20% 15% or
project site with slopes: greater: 30%
7. Do hunting or fishing opportunities NO
presently exist in the project area?
8. Does project site contain any species of Yes
plant or animal life that is identified as Identify each species: This site is adjacent
threatened or endangered? to Tompkins County UNA 134 & could
contain rare plants and or animals.
9. Are there any unique or unusual Yes
landforms on the project site? (i.e., cliffs, Describe: Cliffs and bedrock:outcroppings
other geological formations?
10. Is project within or contiguous to a site Yes
designated a unique natural area or critical Describe: UNA 134
environmental area by a local or state
agency?
11. Is the project site presently used by the No. However, the site is adjacent to one of
(community or neighborhood as an open the City's most scenic areas that is used
space or recreation area? extensively for recreational purposes
1,12 Does the present site offer or include Yes—the project site overlooks Fall Creek
scenic views known to be important to the Gorge and Ithaca Falls
community?
13. Is project contiguous to, or does it Yes
contain a building or site listed on or if Yes, Explain: A cultural resource survey
eligible for the National or State Register of was completed in connection with the EPA
Page2 of 17
8/29/2003
!Historic Places? cleanup and it was noted that the existing
Mill Race adjacent to the site may be
eligible for the National Historic Register
or designated a local landmark or in a No
local landmark district?
14. Streams within or contiguous to project a. Names of stream or name of river to which
area: Site is contiguous to Fall Creek it is tributary: Fall Creek
15. Lakes,ponds,wetland areas'within or a. Name: N/A
contiguous.,to project area::N/A
b.'Size (in acres): N/A
16. What is the dominant land use and B-2a, I-1, P-1, R-2a, R-2b,R-3a, R-3b, R-
zoning classification within a 1/4-mile U, U-1
radius of the project? (e.g. single family
residential, R-la or R-lb) and the scale of
development (e.g. 2 story)
17. Has the site been used for.land disposal Yes
of solid or hazardous wastes? ;if Yes,Describe: Lead Contamination from
Gun Factory �.
B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate)
1. a. Total contiguous area owned by project sponsor in acres: 4.87 or square feet: 211,942
11. b. Project acreage developed: Acres initially: 4.87 Acres ultimately 4.87
1. c. Project acreage to remain undeveloped: 0
1. d. Length of project in miles: (if appropriate) or feet: N/A
1. e. If project is an expansion or demolition of existing building or use, indicate percent of
change proposed: N/A—project being evaluated is the amendment to the
comprehensive plan. There is a project being proposed for this site that will involve
some demolition. That project will undergo a separate environmental review.
building square footage: developed acreage: .
1. f. Number of off-street parking spaces existing: proposed: >100 spaces—Parking is
currently being proposed for this site,however,this environmental review is only for
the amendment to the comprehensive plan.
1. g. Maximum vehicular trips generated per day: and per hour: (upon completion of
project). TBD—See Part III
1. h. If residential: Number and type of housing units (not structures): There is a current
proposal for this site that includes the construction of residential units. However,the
number and type are not yet known and will be evaluated under a separate
environmental review.
Page3 of 17
8/29/2003
One Family Two Family Multiple Family Condominium
I Initial
Ultimate
If non-residential, Orientation: Commercial Industrial
Neighborhood City Regional-- Estimated Employment TBD
i. Total height of tallest proposed structure: feet. TBD
12. Specify what type of natural material (i.e. rock,earth, etc.) and how much will be
removed from the site: or added to the site . N/A
1,3. Specify what type or vegetation (trees, shrubs, ground cover) and how much will be
Iremoved from the site:
{acres, what type? TBD
4. Will any mature trees or other locally important vegetation be removed by this project?
TBD
15. Are there any plans for re-vegetation to replace that removed during construction? TBD
16. If single-phase project:l N/A
Anticipated period of construction months, (including demolition) N/A
'7. If multi-phased project
7. a. Total number of phases anticipated: N/A
7. b. Anticipated date of commencement phase one month year, (including demolition
TBD
7. c. Approximate completion date of final phase month year. TBD
7. d. Is phase one financially dependent on subsequent phases? No
8. Will blasting occur during construction? Possibly if Yes, explain Site is in Bedrock
9. Number of jobs generated: during construction after project is completed ". TBD
10. Number of jobs eliminated by this project: 0 Explain: No employees on existing site
11. Will project require relocation of any projects or facilities? No; if Yes, explain N/A
12. a. Is surface or sub-surface liquid waste disposal involved? No
12. b. If Yes, indicate type of waste (sewage, industrial, etc) N/A
12. c. If surface disposal,where specifically will effluent be discharged? N/A
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be
increased or decreased by proposal? No
14. a. Will project or any portion of project occur wholly or partially within or contiguous
Page4 of 17
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to the 100 year flood plain? No
1 14. b. Does project or any portion of project occur wholly or partially within or contiguous
to: Cayuga Inlet, Fall Creek , Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver
Creek?
14. c. Does project or any portion of project occur wholly or partially within or contiguous
to wetlands as described in Article 24 or the ECL? Yes No X
114. d. If Yes for a, b, or c, explain: N/A
15. a. Does project involve disposal or solid waste?Demolition and construction on this
site will involve disposal of solid waste,however, that will be reviewed under a
separate environmental review.
15.b. If Yes, will an existing solid waste disposal facility be used? Yes
15.c. If Yes, give name: ; location: Seneca/Meadows
15. d. Will any wastes Not go into a sewage disposal system or into a sanitary landfill?
N/A; if Yes, explain N/A
15. e.,Will any solid waste be disposed of on site?Yes No X; if Yes, explain N/A
16. Will project use herbicides or pesticides? Yes No X ; if Yes, specify N/A
17. Will project affect a building or site listed on or eligible for the National or State
Register of Historic Places? Or designated a local landmark or in a landmark district?
Yes No; if Yes, explain TBD
118. Will project produce odors? Possibly if Yes, describe If the site was redeveloped as a
'mixed use project it could include a restaurant and there could be associated odors.
19. Will project produce operating Noise exceed the local ambient Noise level during
construction? Demolition and construction on this site will cause noise levels to exceed
the local ambient noise level.
After construction? N/A
r20. Will project result in an increase of energy use? No
if Yes, indicate type(s)
21. Total anticipated water usage per day gals/day TBD
Source of water .
22. Zoning:
22. a. What is dominant zoning classification of site?
22. b. Current specific zoning classification of site? I-1
22. c. Is proposed use consistent with present zoning? No
22. d. If No, indicate desired zoning: B-2a
23. Approvals: Council Adoption
23. a. Is any Federal permit required? 2. Specify
23. b. Does project involve State or Federal funding or financing? yes X No. If Yes,
Specify
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8/29/2003
1 23. c. Local and Regional approvals:
(Yes- Approval Submittal
No) Required (type) Date Approval Date
Council Yes Adoption
BZA No
P&D Board No
Landmarks No
BPW No
Fire Department No
Police No
Department
IURA No
Building No
Commissioner
City of Ithaca Long Environmental Assessment Form
ENVIRONMENTAL ASSESSMENT - PART 2
1IMPACT ON LAND
Can Impact
11. Will there be an effect as a result of a physical Small to iPotential, be Reduced
change to project site? Moderate Large by Pro
y ect
j
TBD—See Part III Impact Impact Change?
lAny construction on slopes of 15% or greater, (15 foot
:rise per 100 foot of length), or where the general slope
in the project exceeds 10%.
Construction on land where the depth to the water table
is less than 3 feet.
Construction of parking facility/area for 50 or more
vehicles.
Construction on land where bedrock is exposed or
Page6 of 17
8/29/2003
',generally within 3 feet of existing ground surface.
!Construction that will continue for more than 1 year or ,
;involve more than one phase or stage.
:Evacuation for mining purposes that would remove
!more than 1,000 tons of natural material (i.e.rock or
soil)per year.
Construction of any new sanitary landfill.
E Clearcutting or removal of vegetation other than
agricultural crops from more than one-half acre.
Construction in a designated floodway. I
•
1Permanent removal of topsoil from more than one-half
�a
ere
[Other impacts:
2. Will there be an-effect-onany unique landforms r
Can;Iinpact
Small to "
found.on the site? (i.e cliffs, gorges, geological be Reduced
Moderate
formations, etc) by Project
lyes X no Change?Impact
Specific land forms:
13. Will there be an effect on any site designated as a
f unique natural area or a critical environmental area by
a local or state agency?
:yes X no
IMPACT ON WATER
4. Will project affect any water body designated as Can Impact be
Small to Potential
protected? (Under article 15 or 24 of the Environmental = — , Reduced by
oerate Large
Conservation Law,E.C.L.) Project
Impact Impact
yes X no Change?
Dredging more than 100 cubic yards of material from
channel of a protected stream.
Construction in a designated freshwater wetland.
Other impacts:
Can Impact be
15. Will project affect any non-protected existing or Small to Potential Reduced by
,new body of water? Moderate Large Project
yes X no Impact Impact
Change?
A 10% increase or decrease in the surface area of any
body of water or more than a 10,000 sq. ft. of surface
Pagel of 17
8/29/2003
area.
Construction, alteration, or conversion of a body of
water that exceeds 10,000 sq. ft. of surface area. E'
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver 1
Creek, Cayuga Lake or the Cayuga Inlet? j
Other impacts:
6. Will project affect surface or groundwater Small to Potential Can Impact be
quality?--TBD—See Part.III Moderate Large Reduced by
yes no Impact Impact Project
Change?
Project will require a discharge permit.
Project requires use of a source of water that does
not have approval to serve proposed project.
Construction or operation causing any
contamination of a public water supply system.
Project will adversely affect groundwater.
Liquid effluent will be conveyed off the site to
facilities which presently do not exist or have
inadequate capacity.
Project requiring a facility that would use water in TBD—
excess of 20,000 gallons per day or 500 gallons per
minute. r---
(Project will likely cause siltation or other discharge
into an existing body of water to the extent that
there will be an obvious visual contrast to natural
conditions.
Other impacts:
DRAINAGE
7. Will project alter drainage flow, drainage Small to Potential Can Impact be
I patterns or surface water runoff? Moderate , Large Reduced by
dyes X no Impact Impact 'i Project Change?
;Project would impede floodwater flows.
!Project is likely to cause substantial erosion.
Project is incompatible with existing drainage
patterns.
Other impacts:
Page8 of 17
. 8/29/2003
IMPACT ON AIR–TBD—See Part III
( Small to Potential Can Impact
18. Will project affect air quality? be Reduced
Moderate Large
yes no Impact Impact I by Project
Change?
Project will induce 500 or more vehicle trips in
any 8-hour period per day.
Project will result in the incineration of more {,
than 2.5 tons of refuse per 24-hour day. [--------
Project emission rate of all contaminants will i f
exceed 5 lbs per hour or a heat source
producing more than 10 million BTUs per
hour.
Other impacts:
IMPACTS ON PLANTS AND ANIMALS
Can Impact
9. Will project affect any threatened or Small to Potential be Reduced
endangered species? Moderate Large by Project
yes X no Impact Impact
Change'?
Reduction of any species listed on the New
York or Federal list, using the site, found
over, on, or near site.
Removal of any portion of a critical or
significant wildlife habitat.
Application of pesticide or herbicide more
than twice a year other than for agricultural
purposes.
Other impacts:
IMPACTS ON PLANTS AND ANIMALS
10. Will project substantially affect non- Small to Potential Can Impact be
threatened or non-endangered species? Moderate Large Reduced by
yes X no Impact Impact Project
Change.
Project would substantially interfere with any
resident or migratory fish or wildlife species.
Project requires the removal or more than 1/2
Page9 of 17
8/29/2003
acre of mature woods or other locally
important vegetation.
Other impacts:
IMPACT ON VISUAL RESOURCE—See Part III
11. Will the project affect views,vistas or the
visual character of the neighborhood or Small to Potential Can Impact be
community'? Moderate = Large, Reduced bty
Potential Impact on Views extent to be
determined when a project is proposed. Impact Impact Project Change?
See Part III.
An incompatible visual effect caused by the
introduction of new materials, colors, and/or
forms in contrast to the surrounding
landscape.
A project easily visible,not easily screened,
that is obviously different from others around See
it Part III
Project will result in the elimination or major
screening of scenic views known to be
important to the area.
Other impacts:
IMPACT ON HISTORIC RESOURCES—See Part III
12. Will project impact any site or structure
of historic,prehistoric or paleontological Small to Potential Can Impact be
Moderate Large Reduced by
importance?yes Impact Impact Project Change?no
Project occurring wholly or partially within
or contiguous to any facility or site listed on X
or eligible for the National or State Register
of Historic Places.
Any impact to an archaeological site or fossil
bed located within the project site.
Project occurring wholly or partially within
or contiguous to any site designated as a local
landmark or in a landmark district.
Other impacts:
IMPACT ON OPEN SPACE AND RECREATION
Pagel° of 17
8/29/2003
13. Will the project affect the quantity or
quality of existing or future open spaces or Small,to Potential Can Impact be
recreational opportunities? Moderate Large Reduced by
X yes Potential positive impact on Impact Impact Project Change?
open space—See Part IIL'
The permanent foreclosure of a future
recreational opportunity.
A major reduction of an open space
important to the community.
Other impacts:
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing Small to Potential Can Impact be
transportation systems? Moderate Large 'Reduced by Project
yes ;X no ... Impact Impact .. . ; ; Change?
Alteration of present patterns of
movement of people and/or goods.
Project will result in traffic problems.
Project will result in [dual wheel] truck
traffic (three axle or more) of more than
10 vehicles per eight-hour period per
day.
Other impacts:
IMPACT ON ENERGY
15. Will project affect the community's Small to , Impact be
Potentia
sources of fuel or energy supply? Moderate Reduced by Project
Large Impact
yes X no Impact Change?
Project causing greater than 5%
increase in any form of energy used in
municipality.
Project requiring the creation or
extension of an energy transmission or
supply system to serve more than 50
single or two family residences.
Other impacts:
IMPACT ON QUALITY OF DAILY LIFE –See Part III
16. Will there be objectionable odors, Small to Potential Large Can Impact be
Page11 of 17
'i
8/29/2003
noise, glare, vibration or electrical Moderate ''- Impact Reduced by Project
disturbance during construction of or Impact Change?
after completion of this project?
X yes Possible impacts during
construction—See Part III
Blasting within 1,500 feet of a hospital,
school, or other sensitive facility?
Odors will occur routinely(more than
one hour per day)
Project will produce operating noise X
exceeding the local ambient noise
levels for noise outside of structure.
Project will remove natural barriers
that would act as a noise screen.
Other impacts:
IMPACT ON HEALTH AND HAZARDS
17. Will project affect public health Small to Can Impact be
and safety? Moderate Potential Large Reduced by Project
yes X no Impact Impact Change?
Project will cause a risk of explosion
or release of hazardous substances
(i.e. oil, pesticides, chemicals,
radiation, etc.) in the event of
accident or upset conditions, or there
will be a chronic low-level discharge
or emission.
Project will result in the handling or
disposal or hazardous wastes (i.e.
toxic, poisonous, highly reactive,
radioactive, irritating,infectious, etc.,
including wastes that are solid, semi-
solid, liquid or contain gases.)
Storage facilities for 50,000 or more
gallons of any liquid fuel.
Use of any chemical for de-icing, soil
stabilization or the control of
vegetation, insects or animal life on
the premises of any residential,
commercial or industrial property in
excess of 30,000 square feet.
Page12 of 17
8/29/2003
Other impacts:
IMPACT GROWTH AND CHARACTER OF COMMUNITY OR
NEIGHBORHOOD—See Part III
18. Will project affect the character Small to Potential Can Impact be Reduced
of the existing community? Moderate Large
X yes no Impact Impact by Project Change?
The population of the City in which
the project is located is likely to
grow by more than 5% of resident
human population.
The municipal budgets for capital
expenditures or operating services
will increase by more than',5%per
year as a result of this project.
The project will replace or eliminate
existing facilities, structures, or
areas of historic importance to the
community.
Development will induce an influx
of a particular age group with
special needs.
Project will set an important X—See Part
precedent for future projects. III
Project will relocate 15 or more
employees in one or more
businesses.
Other impacts:
19. Is there public controversy Small to , Impact be
Potentia
concerning the project? Moderate Reduced by Project
Large Impact
X yes --See Part III Impact Change?
Either government or citizens
of adjacent communities have
expressed opposition or
rejected the project or have not
been contacted.
Objections to the project from
Yes X Yes
within the community.
Pagel3of 17
8/29/2003
If any action in part 2 is identified as a potential large impact, or if you cannot
determine the magnitude of impact, proceed to part 3.
Determination
Upon review of the information recorded on this EAF (Parts 1, 2, and 3) and considering
both the magnitude and importance of each impact, it is reasonable determined that:
A. The project will result in no major impacts ;PREPARE A NEGATIVE
and, therefore, is one which may not cause DECLARATION
significant damage to the environment.
B. Although the project could have a significant I
effect on the environment, there will not be a ;PREPARE A NEGATIVE
significant effect in this case because the DECLARATION
mitigation measures described in PART 3 have
been included as part of the proposed project.
r
C. The project will result in one or more major PREPARE A POSITIVE
impacts that cannot be reduced and may cause DECLARATION, PROCEED WITH
significant damage to the environment. !EIS
Date: 11/26/2002 !Signature of Responsible Official in
!Lead Agency
!Print or Type name of Responsible
Signature of Preparer(if different from 'Official in lead Agency:
,responsible officer)
•
ITitle/Position: ;Lead Agency's Name:
Page 14 of 17
••
8/29/2003
City of Ithaca
Long Environmental Assessment Form—Part III
Proposal to Amend the Comprehensive Plan to Add Language Regarding the
Development of The Former Gun Hill Factory
PROPOSED ACTION
The action being considered is the proposal to amend the Comprehensive Plan to include
language to support the redevelopment of the former Ithaca Gun site as a mixed-use
project. The language proposed would also recommend that the contamination of the site
be premeditated and the natural beauty of the site be preserved.
The site of the Former Ithaca Gun Factory has stood vacant for over 10 years and
contains lead contamination as well as some other possible contaminants. It is a major
visual landmark on East Hill and an important part of Ithaca's industrial past. The site is
bordered by the Fall Creek Gorge, Ithaca Falls, and residential zones. It is currently
zoned industrial, which permits industry, warehousing, wholesaling and all commercial
and service uses. However, it does not allow for residential. Industrial uses would
clearly be inconsistent with the surrounding neighborhoods.
Currently, Fall Creek Redevelopment LLC, is interested in redeveloping the Gun
Company site and is proposing residential condominiums with the possibility of some
mixed use. Any project on this site will have to undergo a separate environmental
review.
ENVIRONMENTAL IMPACTS
Impact on Land—Small to Moderate Impact
Although the action of amending the comprehensive plan will not have a direct effect on
the land, any project proposed for this site will result in impacts on the land. Since the
site has a depth to the bedrock within 3 feet of the existing ground surface, blasting may
need to occur in order to construct new buildings. The impact of this construction will
need to be evaluated when a proposed project undergoes environmental review.
Also currently proposed for this site is a residential building that will contain a large
number of on site parking spaces. The impact that this will have is not yet known and
will be determined when the project is reviewed.
Impact on Water—No Anticipated Impacts
The site in question overlooks Fall Creek Gorge. However, the action of amending the
comprehensive plan is not expected to have any impact on the creek below. The
development of this site will have its own environmental review and impacts on water
will be reviewed and mitigation will be included.
Pagel5 of 17
8/29/2003
Impact on Groundwater—No Anticipated Impacts
Since the water usage of a possible development on this site is not yet known, it is
impossible to determined whether there will be an impact on the groundwater. If the
redevelopment of this site results in a facility that uses in excess of 20,000 gallons of
water per day there may be an impact that will need to be evaluated. The action of
amending the comprehensive plan will not have an impact on groundwater.
Impact on Air—No Anticipated Impacts
The action of amending the comprehensive plan is not expected to have an impact on air
quality in the area. However, the current proposals for the Fall Creek Redevelopment
mixed-use project may have a small to moderate impact on air during construction, but
should subside once construction is complete. If this project is not completed, future
proposals will be individually reviewed.
Impact on Visual Resources—Small to Moderate Impact
Although the action of amending the comprehensive plan should have little effect on
important views, any construction on this site will be easily visible and would not be
easily screened. Future construction on this site will undergo separate review to
determined the impact on visual resources and proper mitigation measures.
Impact on Historic Resources—No Anticipated Impacts
A cultural resource survey was completed in connection with the EPA cleanup and it was
noted that the existing Mill Race adjacent to the site may be eligible for the National
Historic Register. It is not expected that a project on this site will have an effect on the
Mill Race. However, any proposed project for this site will review the impacts on
historic resources.
Impact on Transportation—No Anticipated Impacts
The action of amending the comprehensive plan is not expected to have an impact on
transportation in the area. However, because the site has stood vacant for more than a
decade, proposals for this site will need to be evaluated for traffic impacts.
Impact on Quality of Daily Life—No Anticipated Impacts
The action of amending the comprehensive plan is not expected to have an impact on
quality of daily life in the area. However, the current proposals for the Fall Creek
Redevelopment mixed-use project may have an impact on quality of daily life. If
approved, the construction of the new buildings will produce operating noise that exceeds
the local ambient noise. These impacts are expected to be small to moderate and should
subside once construction on the project in complete. On the positive side, this site has
been vacant for more than 10 years and has been a target for graffiti, illegal use, broken
windows, etc. Improvements to this site will be a major improvement to the
neighborhood.
Page 16 of 17
• 8/29/2003
Impact on Growth and Character of the Community or Neighborhood—Small to
Moderate Impact
There may be a small to moderate impact on the Community, as amending the
comprehensive plan will set an important precedent for future projects. As the site is
currently zoned industrial, the proposed language is concluding that it is the City's
intention to redevelop the site in a way that was not originally intended, but that is more
appropriate given the surrounding uses in the area. The impact is expected to be small to
moderate because the site is already commercially developed and would only allow for
the added residential uses.
Public Controversy—Small to Moderate Impacts
Some public concern has been raised about the possible heights of buildings as well as
possible uses. Both of these concerns will be addressed in the environmental review of
the specific projects proposed for this site.
Page17 of 17
THE FORMER ITHACA GUN FACTORY SITE:
An Amendment to the City of Ithaca Comprehensive Plan
The Site
For the purposes of this report, the former Ithaca Gun Factory Site is bounded by
Fall Creek on the north, Lake Street on the west, Lake Street on the south, and the
current (as of January, 1 2003) zoning boundary between the I-1 Industrial zone
and the abutting R-U and R-2a Residential zones on the east.
History
A summary of the history of the development of the Ithaca Falls area and site of the
former Ithaca Gun Factory is provided in Ithaca's Neighborhoods: The Rhine, The
Hill, and the Goose Pasture.
As Ithaca grew commercially, a variety of enterprises that contributed significantly
to local prosperity flourished along Fall Creek. The powerful flow of water over the
Ithaca Falls made possible the close location of mills one above another on the
southern bank of Fall Creek. Precise details of industries along the creek are not
always clear, but grist, plaster, oil, and woolen mills, and iron foundries were all
established there. The mills processed local and imported raw materials, producing
enough not only for local needs but for shipment outside the region. In 1828 Ithaca
exported enough to load 396 canal boats with locally manufactured products such as
lumber (5,210,414 board feet), oil (17 barrels), flour (2,626 bushels), and whiskey
(1,723 barrels). Other businesses developed nearby, among them coopering, hostelry,
and a pottery. The Fall Creek House opened in the mid-1800s as a stagecoach inn
and is still in business today. Across Lincoln Street, Ezra Cornell and his brother
Elijah built their father a pottery that began producing glazed redware in 1842.
Pottery was made there until 1890. The renovated building now contains
apartments."'
Sanborn Insurance Maps from 1888 show the Ithaca Manufacturing Company
occupying the upper part of the hill on Lake Street and the Ithaca Falls Paper Mill
on the lower half. Sanborn maps from 1893 show five dwelling units, each two
stories tall, facing south along Lake Street. The Ithaca Gun Company, which took
over the W. H. Baker and Co. gun factory in the Ithaca Manufacturing Company
site in the early 1890s, had expanded from one building to four buildings by 1917.
In 1989, when the factory moved its operations out of the city, the building above
the falls was closed and has stood vacant ever since.
Sisler, Carol U., Margaret Hobbie, and Jane Marsh Dieckmann, eds. Ithaca's Neighborhoods: The Rhine, The Hill,
and the Goose Pasture. Ithaca,NY:DeWitt Historical Society, 1988.
Previous Planning
To date there has been very little formal planning for the former Ithaca Gun
Factory site. The two plans that discuss the site are the 1971 City of Ithaca General
Plan and the 1998 City of Ithaca Economic Development Plan.
The City of Ithaca General Plan, which was written in 1971 and adopted as the
City's comprehensive land use plan, said little about the site. A map entitled
Existing Land Use, 1969 shows that at the time the upper part of the site was zoned
for industrial use while the lower half of the site was zoned for recreational/green
space and institutional, including utilities. A second map, Projected Land Use,
1990, depicts the site as entirely in an industrial use, including warehousing. There
is no further reference to the site in any of the descriptions of neighborhood
conditions or envisioned future land uses.
An Economic Development Plan for the City of Ithaca was written in 1998 and was
accepted by the City in March of 2003. This plan recommended that the site be
rehabilitated and reoccupied, but acknowledged that constraints, such as the lead
contamination and the poor building conditions, would make redevelopment
difficult. The area is described as being a commanding site overlooking Fall Creek
and the lake, located adjacent to attractive apartment complexes and in close
proximity to the Cornell campus. The plan suggests that for existing floor spaces,
light industry or offices could be effective uses. It further recommends that for new
construction, apartments, townhouses or office suites would also fit into this historic
environment if suitable parking could be provided.
Existing Conditions
USES - Currently, the site is made up of - , z ;� 4:
two uses. First, the former Ithaca Gun
... mzaw- ' . yr "a•
l gg
Factory site itself stands abandoned and _, . �
empty. It is currently undergoing a clean � _ ' r�
up of contaminated and hazardous
materials (see picture at right). Second,
a parking lot, just below (west of) the old
factory, is used by the Gun Hill
apartments, which are located across the
street to the south (see picture at right :.
below).
MA`FrA a+r*`i.
ZONING — The site is currently zoned I-
1, Industrial. This zone is one of the
most permissive in Ithaca, with the mer 0£'1
exception that no residential uses are allowed. The following uses are permitted as
of right:
1. Any commercial use allowed in zones B-1, B-2, B-4, and B-5
2. Industrial, warehousing, wholesaling, storage and handling of bulk goods
(not including rubbish as defined in Section 196.1 of the City Code),
lumberyards, and agriculture except that no animals may be kept within 50
feet of any property line;
3. Transfer station for recyclable materials
Any use not permitted in any other zoning district can be located in the I-1 zone,
subject to the issuance of a special permit of the Board of Zoning Appeals in
accordance with Section 325-9 of the City Code and the concurrence of Common
Council.
SURROUNDING USES — The northern edge of the site is a steep slope running
down into the Ithaca Falls gorge to Fall Creek. The falls, downstream creek and
surrounding lands were recently designated a City Park. Together, the gorge, creek
and falls are a unique natural area, a great source of joy for Ithaca residents and
visitors. The soils in this area are currently being remediated by the United States
Environmental Protection Agency, which states on its website2, "EPA's assessment
of the situation calls for the removal of an estimated 2,370 tons of lead-
contaminated soil on the rocky slope between the gun factory buildings and the
falls, backfilling the excavated area with clean soil and final site restoration. EPA
will begin the cleanup, backfilling and site restoration at the highest point of the
former factory property prior to moving downhill along Ithaca Falls Creek. EPA will
install slope stabilization areas adjacent to the falls and creek to create a safe
working environment and control erosion during the excavation work". Fall Creek is
designated as a Wild and Scenic River.
To the east of the site, or uphill, there is a mix
of public, university, and residential uses. A
small, privately owned falls overlook is directly
uphill from the site. A fraternity building and
several grand houses line Willard Way.
x�.
To the south of the site stands the Gun Hill _ �
Apartments, 210 Lake Street, a mix of 93
dwelling units, a small retail convenience store
and an office space (see picture at right). The five building complex, ranging from three to <---. -. -
five stories, is home primarily, if not
exclusively, to students.
'http://www.epa.gov/region2/news/2002/02020.htm
The western edge of the site is the bottom of Lake Street hill. There is a small patch
of trees sloping down on the west side of Lake Street into the abutting Fall Creek
neighborhood. The surrounding neighborhood is predominantly two and three story
houses, which are primarily owner occupied residences with some rental properties.
The Fall Creek Elementary School is a block away.
Envisioned Future
The former Ithaca Gun Factory is a major visual landmark on East Hill and a major
part of Ithaca's industrial past. It is located on a commanding site that has major
redevelopment potential; however, in order for a developer to be able to successfully
reuse this site, there are several obstacles that need to be overcome. The site has
lead contamination as well as some other possible contaminants. A developer will
first have to deal with the environmental clean up of the site and then will need to
develop a project that will be in harmony with the surrounding area and that will
not have a negative effect on the adjacent gorge. The City's first goal for the site
should be to insure that its contamination is properly remediated.
Since this site has been vacant for such a long time, it has become a target for
graffiti and vandalism. Despite its beautiful location and historic buildings, the site
has become an eyesore to the nearby residential uses. It is in the City's interest to
work toward development of the site, but any development of the site should be
sensitive to its history and to the extraordinary natural beauty of its setting.
The City of Ithaca Conservation Advisory Council commented at their July 14, 2003
meeting that the site of the Ithaca Gun factory and the surrounding area is perhaps
the most unique and environmentally significant building site within City limits,
due to its proximity to Ithaca Falls and the adjacent natural area. They further
commented that they support mixed-use redevelopment of the existing, abandoned
factory, but that they urge that great care be taken to ensure that any new
development on this site respect the adjacent natural features and not intrude upon
them or diminish their quality. This should be a second goal for the site.
The site is zoned industrial, which has clearly become inconsistent with the
surrounding uses. The surrounding residential uses would be negatively impacted
by industrial uses at this location. In order to be compatible with the surrounding
land uses, a mix of residential and low impact commercial uses should be considered
for the redevelopment of this site. This is a third City goal for the area.
-
E3
Proposed Resolution
Planning & Economic Development Committee
September 17, 2003
Conveyance of parcel #69.-1.3 (324 E. State Street)from the IURA to the City of Ithaca
WHEREAS, the Ithaca Urban Renewal Agency(IURA) acquired 324 E. State Street(parcel#69.-1-3), an
approximately 3,000 square foot parcel, as part of an urban renewal project in 1976, and
WHEREAS, the parcel is currently incorporated into the City's metered public parking lot extending from
Seneca Way to E. State Street located adjacent to the Community Music and Arts building, and
WHEREAS, the parcel provides critical vehicular access to the public parking lot from Seneca Way, and
WHEREAS, the IURA has determined the parcel is not currently needed for urban renewal activities, and
WHEREAS, at their 12/19/01 meeting the IURA recommended that the parcel be conveyed to the City for
$1 upon a commitment by the City to landscape the entryway from Seneca Way, including the planting of a
tree, and
WHEREAS, this conveyance was included on the consent agenda for the March 7, 2001 Common Council
Agenda, but not acted upon, therefore be it
RESOLVED, that the Common Council hereby agrees to accept conveyance of tax parcel#69.-1-3 (324 E.
State Street from the IURA for$1 and further commits to landscape the Seneca Way entrance to the
public parking area, including the parking of a tree, and be it further
RESOLVED, that all reasonable costs associated with the conveyance shall be borne by the buyer, and be
it further
RESOLVED, that the Mayor, upon the advice of the City Attorney, is authorized to execute and deliver any
necessary or appropriate documents to effect the conveyance including, but not limited to, the deed.
q:l planninglstafflnelsliuralresolutions120031reso p&ed 324 e.state convey to city 9-17-03.doc
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Fe o Tax Parcel ID: 69 1-3 mum°a v fl, co°F °3'�''1 1~ 0��09 C
11,001 ° o o ``"� ;,.., ,o`oo< Address: 324 STATE ST
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LONG: -76.4951 LAT:42.4401 0.15 Miles Land Value: 66000
Total Value: 85000
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http://www.ithacamaps.org/scripts/hsrun.exe/ithaca/MapXtreme/StateId/Sf8xyQjNoogfElJUl... 9/6/2003
_ s
Resolution
Common Council Special Meeting
October 1, 2003
Cayuga Green—Approve Sub-Lease of Seneca Street and Green Street Parking Garages by IURA to
CDP
WHEREAS, on June 6, 2003, in accordance with the approved financing structure for the Cayuga garage,
the Common Council authorized conveyance of a leasehold interest in both the Seneca Street parking
garage and the Green Street parking garage to the IURA for a term not to exceed 40 years, and
WHEREAS, the IURA was requested to develop a proposed sub-lease of the parking garages to CDP to
implement the financial structure that provides the most favorable long-term financing for the construction
of the Cayuga parking garage, and
WHEREAS, the IURA has developed a proposed sub-lease to Community Development Properties Ithaca,
Inc. (CDP Ithaca), an affiliate of the National Development Council, and
WHEREAS, in order to implement the Approved Financing Structure, the Common Council, at its June 4,
2003 meeting authorized the City of Ithaca to enter into a lease of the Seneca Street and Green Street
parking garages with the IURA (the "Garage Lease"), pursuant to which (1) the City will convey to the IURA
a leasehold interest in the Seneca Street and Green Street parking garages for a term not to exceed 40
years, (2) the IURA will be obligated to pay annual rentals to the City in amounts sufficient to cover the City
of Ithaca's parking fund expenses, including the annual debt service obligations on its general obligation
bonds issued to finance the Seneca Street and Green Street parking garages, and (3) the IURA will be
authorized or allowed to enter into a sublease of the Seneca Street and Green Street parking garages to
CDP (the "Sublease), pursuant to which the IURA will grant a subleasehold interest therein to CDP for a
term not less than the term of the Bonds and CDP will pay annual subrentals to IURA in amounts sufficient
to cover IURA's payment obligations under the Garage Lease, and
WHEREAS, the City will reserve to itself the right, through the City of Ithaca Board of Public Works, to set
or modify parking rates for the Seneca and Green garages during the term of the lease, and
WHEREAS, on June 4, 2003 the Common Council, acting as the designated Lead Agency for the
environmental review, determined that the proposed action at issue will not have a significant adverse
impact on the environment and that further environmental review is unnecessary, and
WHEREAS, in accordance with the provisions of IURA land disposition policies and §507 of General
Municipal Law, the proposed lease of land by the IURA requires approval by the Common Council
following a public hearing on the proposed disposition, and
WHEREAS, in compliance with General Municipal Law, a legal notice was published in the June 7, 2003,
2003 edition of the Ithaca Journal for a public hearing on the proposed IURA property disposition at 7:30
PM, June 18, 2003, and
WHEREAS, a public hearing on the proposed disposition was held on June 18, 2003, now therefore be it
RESOLVED, that the Common Council hereby approves the following IURA-proposed disposition to CDP
Ithaca as follows:
Sub-Lessee: Community Development Ithaca, Inc. (CDP Ithaca), an affiliate of the National
Development Corporation
Lease Premises: Seneca Street parking garage, 202-212 N.Aurora Street, and the
Green Street parking garage, 116-128 E. Green Street, Ithaca, NY
Future Use: Continued operation as parking facilities open to the public.
Terms: 1. The lease term shall not exceed 40 years.
2. Sublessee shall manage the Seneca Street parking garage and the Green
Street parking garage as parking facilities for public use at rates established by
the Board of Public Works
Rent: On an annual basis (to be paid in monthly installments), the amount required to
cover the IURA's rental obligations under the Garage Lease with the City,which
amount is intended to cover the City's annual debt service obligations on its general
obligation bonds issued to finance the construction of the Seneca Street and Green
Street parking garages.
Assignment: As security for the Bonds, the Sublessee may assign its subleasehold interest in
Seneca Street garage and the Green Street garage to the bond Trustee and/or the
financial institution or insurance company providing credit enhancement for the
Bonds.
Parking Operation: The Sublessee shall contract with the City of Ithaca to operate and maintain the
parking garage.
RESOLVED, that the IURA shall be reimbursed from project bond proceeds and/or future parking
revenues for any and all reasonable costs borne by the IURA in accepting a leasehold interest and sub-
leasing of the subject properties, and be it further
RESOLVED, that the Mayor, upon review by the City Attorney, is hereby authorized to sign any and all
instruments necessary to implement this resolution.
q:lplanningl staffl nelsliuralresolutions120031reso cc approve sublease of parking garages to cdp 10-1-03.doc
IN FORMAT SHOWING AMENDMENTS FROM 6/18/03 PROPOSED VERSION
(Deletions shown as strikethrough text; additions shown as underlined text.)
Resolution
Common Council Special Meeting
June-180ctober 1, 2003
Cayuga Green-Approve Sub-Lease of Seneca Street and Green Street Parking Garages by IURA to
CDP
WHEREAS, on June 6, 2003, in accordance with the approved financing structure for the Cayuga garage,
the Common Council authorized conveyance of a leasehold interest in both the Seneca Street parking
garage and the Green Street parking garage to the IURA for a term not to exceed 40 years, and
WHEREAS, the IURA was requested to develop a proposed sub-lease of the parking garages to CDP to
implement the financial structure that provides the most favorable long-term financing for the construction
of the Cayuga parking garage, and
WHEREAS, the IURA has developed a proposed sub-lease to CDP, an affiliate of the National
Development Council, and
WHEREAS, in order to implement the Approved Financing Structure, the Common Counsil, at its June 4,
2003 meeting authorized the City of Ithaca to enter into a lease of the Seneca Street and Green Street
parking garages with the IURA (the "Garage Lease"), pursuant to which (1) the City will convey to the IURA
a leasehold interest in the Seneca Street and Green Street parking garages for a term not to exceed 40
years, (2) the IURA will be obligated to pay annual rentals to the City in amounts sufficient to cover the City
of Ithaca's parking fund expenses, including the annual debt service obligations on its general obligation
bonds issued to finance the Seneca Street and Green Street parking garages, and (3) the IURA will be
authorized or allowed to enter into a sublease of the Seneca Street and Green Street parking garages to
CDP (the "Sublease), pursuant to which the IURA will grant a subleasehold interest therein to CDP for a
term not less than the term of the Bonds and CDP will pay annual subrentals to IURA in amounts sufficient
to cover IURA's payment obligations under the Garage Lease, and
WHEREAS, the City will reserve to itself the right, through the City of Ithaca Board of Public Works, to set
or modify parking rates for the Seneca and Green garages during the term of the lease, and
WHEREAS, on June 4, 2003 the Common Council, acting as the designated Lead Agency for the
environmental review, determined that the proposed action at issue will not have a significant adverse
impact on the environment and that further environmental review is unnecessary, and
WHEREAS, in accordance with the provisions of IURA land disposition policies and §507 of General
Municipal Law, the proposed lease of land by the IURA requires approval by the Common Council
following a public hearing on the proposed disposition, and
WHEREAS, in compliance with General Municipal Law, a legal notice was published in the June 7, 2003,
2003 edition of the Ithaca Journal for a public hearing on the proposed IURA property disposition at 7:30
PM, June 18, 2003, and
WHEREAS, a public hearing on the proposed disposition was held on June 18, 2003, now therefore be it
RESOLVED, that the Common Council hereby approves the following IURA-proposed disposition to CDP
Ithaca as follows:
Sub-Lessee: Community Development Ithaca, Inc. (CDP Ithaca), an affiliate of the National
Development Corporation
Lease Premises: Seneca Street parking garage, 202-212 N.Aurora Street, and the
Green Street parking garage, 116-128 E. Green Street, Ithaca, NY
Future Use: Continued operation as parking facilities open to the public.
Terms: 1. The lease term shall not exceed 40 years.
2. Sub lessee Sublessee shall operate and maintain manage the Seneca Street
parking garage and the Green Street parking garage as parking facilities for
public use at rates established by the Board of Public Works
Rent: - - :.. ::- _ ':• _ •- _ _. _ -- .. .. .•: _ --•
Street garageOn an annual basis(to be paid in monthly installments), the amount
required to cover the IURA's rental obligations under the Garage Lease with the
City,which amount is intended to cover the City's annual debt service obligations on
its general obligation bonds issued to finance the construction of the Seneca Street
and Green Street parking garages.
Assignment: The IURA shall not unreasonably withhold approval to the sub lessee to assign its
to the firm selected by CDP Ithaca to insure or provide credit enhancement of the
::•. _•. _ •.•_• •• __ .e. _. -: .. ._-.As security for the Bonds, the
Sublessee may assign its subleasehold interest in Seneca Street garage and the
Green Street garage to the bond Trustee and/or the financial institution or insurance
company providing credit enhancement for the Bonds.
Parking ContractOperation: The Sublessee shall contract with the City of Ithaca to operate and maintain
the parking garage.•• .. : tee : •- _: - -- e ••.•_. et- .
maintain-the-par g ages-sk all-be-appreved-by-the-IURA on-advise-fcer e
Mayor and the Clair of the Cayuga Green Client Committee. Any such contract
shall uire-the-sentrastaF-t -pay-all-full-tfine;-permaneatwerke pieyed at the
garages a living wage.
RESOLVED, that the IURA shall be reimbursed from project bond proceeds and/or future parking
revenues for any and all reasonable costs borne by the IURA in accepting a leasehold interest and sub-
leasing of the subject properties, and be it further
RESOLVED, that the Mayor, upon review by the City Attorney, is hereby authorized to sign any and all
instruments necessary to implement this resolution.