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HomeMy WebLinkAbout06-21-16 P&D Board - Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 3 TO:City of Ithaca Project Review Committee (Planning &Development Board) FROM:Lisa Nicholas,Senior Planner DATE:June 15th,2016 SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,JUNE 21ST,2016 Meeting is scheduled to begin at 9:30 a.m.in the Third Floor Conference Room (behind Common Council Chambers),City Hall,108 E.Green St.Please call Charles Pyott at 2746550,if you cannot attend or you require additional information. 9:30 Project:Two Duplexes Location:312314 Spencer Rd. Applicant:Charlie O’Connor,Modern Living Rentals Anticipated Board Action(s)in June:Declaration of Lead Agency,Public Hearing,Determination of Environmental Significance,and Consideration of Preliminary &Final Site Plan Approval Project Description:The applicant proposes to construct two new 2story duplexes.The new houses will each have a footprint of 1,133 SF and contain a 3bedroom unit on each floor,for a total of 6 new units.Site improvements will include:gravel parking areas for a total of 7 spaces;walkways;landscaping;one new curbcut;street trees;and construction of a public sidewalk along the property’s frontage on Old Elmira Road.The project is in the B5 and R 2a Zoning Districts and has received the required Area Variance.This is an Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1761 B.(h)[1],and State Environmental Quality Review Act (“SEQRA”),§617.4 (b)(11),and is subject to Environmental Review. 9:45 Project:Apartment Building Location:201 College Ave. Applicant:Noah Demarest,STREAM Collaborative,for Visum Development Group Anticipated Board Action(s)in June:Public Hearing &Potential Consideration of Preliminary Approval Project Description:The applicant proposes to build a 5story apartment building on a0.173 acre lot at the corner of College Avenue and Bool Street.The building will contain 44 dwelling units with approximately 76 bedrooms.The basement level will have a trash room,a fitness room with windows looking out to the street,and a bicycle garage for approximately 20 bikes with ramp access from a doorway on Bool Street.Other proposed amenities include landscaping,lighting,4 outdoor bike racks,and street trees.The site has a 17’difference in elevation from the southwest corner to the northeast corner,rising from 690.00 to 707.00.Site development will require the removal of the existing 2story woodframed house containing 1 apartment with 12 bedrooms,gravel parking area,and five trees.The project is proposing a curb bumpout that will require approval form the Board of Public Works.The project is in the MU1 Collegetown Area Form District (CAFD).The project has been revised so that it no longer requires an Area Variance.This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 B(1)(k)&(h)[4],and the State Environmental Quality Review Act (“SEQRA”),§617.4(b)(11),for which the Planning Board made a negative declaration of Environmental significance on May 24,2016. CITY OF ITHACA 108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Econ. Development – 607-274-6550 | Community Development/IURA – 607-274- 6559 E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 3 10:00 Project:Rooftop Telecommunications Facility Location:310 Taughannock Blvd. Applicant:Upstate Cellular Network/Verizon Wireless Anticipated Board Action(s)in June:Declaration of Lead Agency,Public Hearing,Determination of Environmental Significance,and Consideration of Preliminary &Final Approval Project Description:The applicant proposes to install a new telecommunications facility on the rooftop of the existing building.The facility will consist of a total of 12 wireless antennas,one GPS antenna,and associated equipment.Four antennas will be mounted within a concealment box to the north façade of the existing building at a height of 58 feet;8 wireless antennas and one GPS antenna will be mounted within a 10’high x 15’wide concealment structure to be installed at the southeast corner of the roof.The project also includes:a 5foot high by 12foot wide equipment cabinet,which will be mounted on a raised platform and within a concealment structure; roofmounted conduit;and a roofaccess hatch and safety railing.This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1761 B.(h)[2],and State Environmental Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to Environmental Review. 10:15 Project:NineUnit Apartment Building Location:107 S.Albany St. Applicant:Nick Stavropoulos Anticipated Board Action(s)in June:Declaration of Lead Agency,Public Hearing,Determination of Environmental Significance,and Consideration of Preliminary &Final Site Plan Approval Project Description:The applicant proposes to construct a threestory,plus basement,nineunit apartment building in back of (and attached to)the existing twostory building.The project will involve the removal of the rear 8 feet of the existing structure and interior renovations for conversion to residential use (three units).Site improvements will include removal of existing carport and asphalt drive,installation of landscaping,a concrete walk,and other site amenities.The project is in the CDB60 Zoning District and has received Design Review.This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1761 B.(h)[4],and the State Environmental Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to Environmental Review. 10:30 Project:Elmira Savings Bank Location:602 W.State St./M.L.K.,Jr.St. Applicant:Kim Michaels,Trowbridge Wolf Michaels Landscape Architects,LLP Anticipated Board Action(s)in June:Consideration of Preliminary &Final Approval Project Description:Applicant proposes to renovate existing twostory brick building at corner of West State/Meadow Streets for branch bank functions on first and second floor.Basement will be used for mechanical equipment and tenant storage;also proposed is small 700SF twostory addition,necessary for vertical circulation (stair and elevator).Site ingress/egress is provided from existing curbcuts on Meadow Street and West State Street (egress only).Two drivethrough lanes will be provided for bank transactions,one serving as island station with pneumatictube connection to remote teller and one providing access to night deposit/ATM station at building’s west exterior wall.17 parking spaces are proposed.Applicant also proposes to remove 2 onstreet parking spaces on State St.to expand sidewalks and add street trees.Other site improvements include landscaping,signage,and lighting.Project site consists of 3 tax parcels:72.2 13,containing existing twostory brick building;72.2 11, containing existing asphalt parking area and curbcut to N.Meadow St.;and 72.2 10,containing two houses. Project development requires tax parcel consolidation and demolition of two homes.Project is in WEDZ1a Zoning District and has received required Area Variance to allow one story canopy addition on west side of building over drivethrough lanes.Project also requires approval for removal of parking and curb bumpout.This is an Unlisted Action under City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)and State Environmental Quality Review Act (“SEQRA”),for which the Planning Board,acting as Lead Agency made a Negative Declaration of Environmental Significance on May 24,2016. “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 of 3 10:45 Project:Collegetown Crossing —Signage Location:307 College Ave. Applicant:Josh Lower Anticipated Board Action(s)in June:Consideration of Approval of Signage Project Description:On September 23,2014,the Planning Board granted Final Site Plan Approval to the construction of a new mixeduse building with 4,202 SF of commercial space and resident entrances on the ground floor and 46 units of housing on the 2nd through 6th floors.The project includes a throughblock walkway and a bus shelter.Approval was conditioned upon future submission of project details for review by the Board,including signage. 11:00 Zoning Appeals #3034,Area Variance,201½Wyckoff Ave. #3035,Special Permit,202 Brookfield Rd. #3036,Area Variance,605 N.Aurora St. 11:15 Adjournment cc:Mayor Svante Myrick &Common Council Dr.Luvelle Brown,Superintendent,ICSD Jay Franklin,Tompkins County Assessment ACCESSING ONLINE DOCUMENTS SitePlan Review &Subdivision ApplicationDocuments (&Related Materials) SitePlan Review applicationdocumentsare accessible electronically via the “Document Center”on the City web site(www.cityofithaca.org/DocumentCenter),under “Planning &Development”>“Site Plan Review Project Applications,”andin the relevant year/month folder.Subdivision applicationmaterialscan be similarly located, butin the “Subdivision Applications”folder. ZoningAppeals ZoningAppeals are accessible electronically via the “Document Center”on the City web site (www.cityofithaca.org/DocumentCenter),under “Board of Zoning Appeals”>“Zoning Appeal Applications,”and inthe relevant year’s folder. City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 1 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 2 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Project is contiguous to an open drainage ditch — which will piped to allow for construction of a sidewalk & driveway. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 3 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No 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. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 4 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Increase in impervious surface. A portion of the site is in a floodway — but no construction is proposed within the floodway. Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 5 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): State database flagged this site for endangered species. More information is needed. Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Project development includes removal of 3 large trees — landscaping (including new trees) is proposed. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 6 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): One duplex has two primary façades. Applicant has incorporated features to improved interest on both façades. Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action 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. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 7 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 8 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Project includes installation of public sidewalk along the site’s frontage on Old Elmira Rd. Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 9 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause 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 chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in 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). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 10 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 2 Duplexes & Site Improvements Date Created: 6/6/16 Updated: 6/14/16 11 of 11 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — 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 — Page 1 of 2 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM Part III Project Name:Two Duplexes –312 314 Spencer Rd. Date Created:6 14 16 PROJECT DESCRIPTION The applicant proposes to construct two new 2 story duplexes.The new houses will each have a footprint of 1,133 SF and contain a 3 bedroom unit on each floor,for a total of 6 new units.Site improvements will include:gravel parking areas for a total of 7 spaces;walkways;landscaping;one new curb cut;street trees;and construction of a public sidewalk along the property’s frontage on Old Elmira Road.The project is in the B 5 and R 2a Zoning Districts and has received the required Area Variance.This is an Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)§176 1 B.(h)[1],and State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11),and is subject to Environmental Review. IMPACT ON LAND No impact anticipated IMPACT ON WATER The NYSDEC EAF Mapper has identified the site as potentially containing federally regulated freshwater wetlands.The applicant is working with DEC and the Army Corps of Engineers to determine any necessary action. IMPACT ON DRAINAGE No impact anticipated IMPACT ON AIR No impact anticipated IMPACT ON PLANTS AND ANIMALS The New York Natural Heritage Program indicates that this project site lies within an area to have documented location (and element of occurrence)of a threatened and/or endangered species. The applicant should work with DEC to determine any necessary action. IMPACT ON AESTHETIC RESOURCES No impact anticipated IMPACT ON HISTORIC RESOURCES No impact anticipated IMPACT ON OPEN SPACE AREA No impact anticipated Page 2 of 2 IMPACT ON TRANSPORTATION No impact anticipated IMPACT ON ENERGY No impact anticipated IMPACT ON NOISE AND ODORS No impact anticipated IMPACT ON PUBLIC HEALTH No impact anticipated IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NIEGHBOORHOOD No impact anticipated Prepared by:Lisa Nicholas,AICP. City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 1 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 2 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 3 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No 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. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 4 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Project will increase impervious surface on site. No significant impact anticipated. Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 5 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 6 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Project is contiguous to the Downtown West Local Historic District. See Part 3. Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action 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. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Project is contiguous to the Downtown West Local Historic District. See Part 3. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 7 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 8 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 9 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause 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 chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in 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). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 10 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: 107 S. Albany St. – Nine Apartments Date Created: 6/14/16 11 of 11 6/15/2016 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — 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 — Page 1 of 3 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)—Part III Project Name:107 S.Albany St.—Nine Unit Apartment Building Date Created:6/14/16 PROJECT DESCRIPTION The applicant proposes to construct a three story,plus basement,9 unit apartment building in back of (and attached to)the existing two story building.The project will involve the removal of the rear 8 feet of the existing structure and interior renovations for conversion to residential use (three units).Site improvements will include removal of existing carport and asphalt drive,installation of landscaping,a concrete walk,and other site amenities.The project is in the CDB 60 Zoning District and has received Design Review.This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§176 1 B.(h)[4],and the State Environmental Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to Environmental Review. IMPACT ON LAND No impact anticipated. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE No impact anticipated. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS &ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES See “Impact on Historic Resources.” IMPACT ON HISTORIC RESOURCES Project site is contiguous to the Downtown West Local Historic District and will be visible from portions of the district.The existing building was built sometime before 1910 as a residence,is of traditional residential scale and design —featuring a wide front porch,prominent front entrance and gabled roofs.The new building clearly reads as an addition;however,the applicant has incorporated architectural features into the design that make it more compatible with the original building.These include the following (as described by the applicant in a memorandum dated May 31,2016): Page 2 of 3 The 5'by 6'roof added at staff suggestion over the new addition entry only covers the door area and does not extend to the existing façade and so will not interfere with the existing window. The roof pitch on the addition has been changed to more closely match the existing home. The addition now is returned to a gable end with added architectural siding contrast to match the front building.This face and a portion of the north elevation will also be of stucco finish,fiber cement panels to transition from the front building to the rear smart siding,engineered wood lap siding. Although the stories will be at different elevations,the size of the banding of the siding will be similar for the old and new. To make the old and new blend more visually,the entire building will be painted the same color. As suggested.additional windows have been added to reinforce a residential look on the most visible elevation from West State Street. The windows are all double hung windows,rather than the prior mix of awning and double hung windows. In some instances,the double hung windows have been doubled up,as suggested,to again tie in better with the existing façade. Eave overhangs and related roof details of the existing front building are matched as much as practical. The Design Review Committee made the following additional suggestions and requests: Move column supporting canopy at new building entrance,such that it is not in front of the window of the existing building. Submit details of window assembly,including the addition of projecting sills,on all windows in the new building. Extend the stucco surface on the north elevation back to the balconies. Revise elevations to show consistent width of stringcourses throughout and to show the bottom of all windows being no less than 3 feet from floor level. Submission of accurate color elevations of all façades (of both new and existing buildings) keyed to materials sample sheet.Include roofing material.The goal is for the colors of the existing building to be echoed on corresponding elements of the new building. Add a note to the drawing indicating that the large sign currently on the existing building will be removed. IMPACT ON OPEN SPACE AREA No impact anticipated Page 3 of 3 IMPACT ON TRANSPORTATION No impact anticipated. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE &ODORS No impact anticipated. IMPACT ON PUBLIC HEALTH No impact anticipated. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD No impact anticipated. Prepared by:Lisa Nicholas,AICP From:Robert Morache Date:Tue,May 31,2016 at 11:18 AM Subject:Facade Modification to 201 College Avenue To:Lisa Nicholas ;Noah Demarest Lisa, In response to the Planning Board discussion at the last meeting,we have made modifications to 201 College Avenue. The two top floor apartments facing College Avenue have been changed from 2 bedroom units to one bedroom units.This has allowed us to step the building back approximately 8'6"at the top floor, creating balconies for these two units.This setback occurs at approximately 55'6"above the average grade plane (+/61'6"above the sidewalk at the southwest corner).Please note that this reduces overall bedroom count by 2,but unit count remains the same. There is a small pop up tower for the fire stair that is flush with the west facade,and we were able to re design the tower to minimize its height. This change is intended to add visual interest to the top of the building along College Avenue,to satisfy the planning board's request,and to reduce the height impact on the street. Other small changes were the addition of red accent panels in the vertical slits along the south facade, and we have recessed the transom windows in the loft apartments on the south and west sides an additional 3"+/to add more interest to these openings. Lastly,here are links to the materials discussed at the meeting: First and second floor fiber cement "wood"panels on south and west facades:Nichiha Vintage Wood "Bark".Underside of canopies:Nichiha Vintage Wood "Cedar" http://www.nichiha.com/products/detail dev/vintagewood Allura fiber cement panels:Main body "Snow",Dark accent "Gauntlet Gray"(custom color Sherwin Williams),Red accent "Chinese Red"(custom color Sherwin Williams) http://www.allurausa.com/fiber cement siding products/architectural panels Painted metalwork "Iron Ore"Sherwin Williams. Fiberglass window sashes:Andersen 100 series "Black". https://www.andersenwindows.com/products/100 series casement window/ Best Regards, Robert Morache Senior Associate STREAM COLLABORATIVE architecture +landscape architecture dpc 123 S Cayuga Street Suite 201,Ithaca NY 14850 Planning and Development Board June 7,2016 Design Review Committee Meeting Meeting Notes –Final Board Members Attending:Jack Elliott,John Schroeder,Garrick Blalock Staff Attending:Lisa Nicholas,Senior Planner, Division of Planning and Economic Development Applicants Attending:201 College Avenue Noah Demarest,Architect Charlie O’Connor,Project Sponsor Todd Fox,Project Sponsor 107 S.Albany Street James Stephenson,Empire Landscape Mike Scott (DBA Northeast Renovations) Nick Stavropoulos,Project Sponsor 201 College Avenue Demarest presented new drawings and visualizations showing the removal of two top floor bedrooms to allow for a c.8.5 foot deep and 16 foot tall step back atop the facade facing College Ave.,with a small pop up tower centered within that step back.Demarest also showed renderings looking west down Bool Street,east up Cook Street,and south down College Ave. It was noted that the combination of this step back plus the small centered pop up tower abstractly echoes the massing of the nearby Grand View House,thereby improving the new building’s relationship to the existing streetscape. The Committee made the following suggestions and requests: Explore /revise color scheme for the top floor of the building,using darker colors or a neutral gray so that the fifth floor may appear to recede from view.The lighter “snow”colored fiber cement board would be used no higher than the top of the fourth floor,except where it rose up to follow the profile of the pop up tower on College Ave.and also rose up to outline the similar looking two vertical façade elements along Bool St.The goal is to strengthen visual references to the Grand View House,while using color strategy to visually de emphasize the fifth floor. Include windows on the street level of College Ave.,where possible,considering the interior layout (e.g.,carry the square windows already seen at this level on Bool St.around the College Ave.corner). Revised elevations /visualizations /details clearly illustrating recesses and projections of the west and south facades,including windows.It was noted that the increased three dimensionality of these facades so far is a notable improvement. Revised materials should,to the extent feasible,show consistency between all elevations, visualizations,and models.Provide documentation that the specific selected materials will provide clear three dimensional shadow lines between horizontal layers.It was stated that the warmth of the two proposed wood like panel colors,plus the “Chinese red”accents,is vital to better contextuality with the surrounding architecture. 2 Investigate revisions to the narrow vertical slits on the west and south facades such that the rhythm of the windows and cladding materials within them show a stronger relationship to the rest of the building. Submit rooftop mechanicals plan and include rooftop mechanicals (and proposal for screening them)in elevations and visualizations.If a ground level transformer is required,show its proposed location and how it will be screened. Not discussed at meeting,but required for approval: o Submission of colored elevations of all building facades keyed to materials sample sheet. o Submission of streetscape context elevations,showing the proposed building along with existing College Avenue and Bool Street buildings.The College Ave.streetscape elevation should definitely include the Grand View House. o Submission of all site details including paving,lighting,signage,planting specifications, sidewalk and exterior hardscape specifications (including labeled sidewalk widths),bike racks,etc. 107 S.Albany Street The Committee made the following suggestions and requests: Move column supporting canopy at new building entrance such that it is not in front of the window of the existing building. Submit details of window assembly,including the addition of projecting sills,on all windows in the new building. Extend the stucco surface on the north elevation back to the balconies. Revise elevations to show consistent width of stringcourses throughout and to show the bottom of all windows being no less than 3 feet from floor level. Submission of accurate color elevations of all facades (of both new and existing buildings)keyed to materials sample sheet.Include roofing material.The goal is for the colors of the existing building to be echoed on corresponding elements of the new building. Add a note to the drawing indicating that the large sign currently on the existing building will be removed. Not discussed at meeting,but required for approval: o Submission of all site details including paving,lighting,signage,planting specifications, sidewalk and exterior hardscape specifications,fencing,bike racks,etc. o Submission of Utility,Grading and Erosion &Sedimentation plans. To: Planning and Development Board From: Neil H. Golder Re: 201 College Avenue Site Plan Review Date: May 24, 2016 Here are a few more concerns I have that I would like you to consider and respond to: ---When I went to the Planning Department yesterday to get the latest information, much of what was there was old. I was not able to examine, for example, the Revised Site Plan, which I understand will not be available until tonight's meeting. It's not easy for me to understand the drawings, etc., and without any time to look at them, I don't know how to respond. It feels like the whole process is going too fast. --I would like to obtain still photos of the shade study that show the shading of my house from the 201 proposed building in the winter and the summer. --Impact on Drainage: Since the run-off will be increased by having less surface for storm water to be absorbed in, where is this water going to go? --Impact on Open Space: There will be no yard for the students to hang out in. --Impact on Transportation: 20 spaces for bicycle storage for 76 people seems too low, as does the 4 spaces outside for visitors --Impact on Aesthetic Resources: The beautiful view looking west into the valley will be ruined for people on Linden and College Avenue, and probably further up into Delaware and Bryant. --Impact on Growth and Character of Community or Neighborhood: I've gone into this before, but I will add that the “proposed action will set a precedent for future actions.” --I would like to know if reducing the rear yard set-back is in accord with the Fire Safety Code. --I do not believe that the building as designed encourages “exceptional design and high quality construction” (CAFD, 325-45.1.B.(1) ) Neither the 2009 Collegetown Plan not the CAFD would want to promote giant monoliths next to regular houses. STREAM Collaborative can do better. From:David A.Hammer Sent:Sunday,June 05,2016 6:51 PM To:Charles Pyott;Lisa Nicholas Subject:Proposed building,201 College Ave Dear Members of the Planning and Development Board, I wish to speak out strongly against the present design for the building proposed for the corner of College Ave and Bool,i.e.,at 201 College Ave.I live 2 blocks from that location and either walk or drive by it at least twice a day.The proposed building is so out of character for the 100 and 200 blocks of College Avenue as to be legitimately termed outrageous.I understand that the developer has undoubtedly made sure that the building fits within the zoning requirements for its proposed location.Presumably,it also complies with the letter of the 2009 Collegetown Plan for those blocks of College Ave,but it surely doesn’t fit within the spirit of that plan.To my mind,the building’s design makes no sense for that location,201 College Ave,and it should be rejected. Because lower College Avenue does have a variety of building styles,the developer can choose from a broad range of building designs that will have more than enough square footage to have a good return on investment.However,an overpowering rectangular straight up and down building design that comes right out to the sidewalk is not one of the designs that should be considered acceptable.The proposed building design for 201 College Ave would be a “sore thumb”for the neighborhood and should not be approved by the Planning and Development Board. Thank you for your consideration. Best regards, David Hammer 109 Orchard Place Ithaca,NY 14850 From:Carl Feuer Sent:Monday,June 06,2016 3:29 PM To:Charles Pyott Subject:Letter to Planning &Zoning Boards Re 201 College Ave. Dear members of the Planning and Development Board and the Board of Zoning Appeals, I am writing to express my opposition and concerns about the proposed development at 201 College Avenue. While I understand that such a development is broadly encouraged under the recently revised zoning regulations for Collegetown,the hugely negative impact on the owner of 203 College Avenue is I am sure as unintended as it is intolerable. Not only has the Golder Yoselson residence been a stabilizing force in Collegetown for over 40 years (not to mention the emotional force it has been for the owner and his family and far flung friends),but the owner has recently made a huge reinvestment in his property,just the sort of investment that other owners (including myself)have been recognized positively for with Pride of Ownership Awards from the City.Instead of rewarding this substantial investment in the City’s housing and neighborhoods,the City will now virtually diminish it substantially,if not destroy it. Neil Golder is not asking for a rejection of the project,only for a reasonable accommodation to his needs and to ensure a more diverse Collegetown. He primarily would like to see a redesign that spares him some light and prevents the destruction of the lovely spruce trees out front.I don’t see that this is asking too much in these circumstances. I hope that the City,represented by the Planning Board and the Board of Zoning Appeals,along with the developer,can work to accommodate him Thank you. Sincerely, Carl Feuer 310 First Street Ithaca From:Frances Weissman Sent:Tuesday,June 07,2016 12:52 AM To:Charles Pyott;Lisa Nicholas Cc:Neil Golder ;Ed Weissman Subject:201 College Avenue Currently,the 100 and 200 blocks of College Avenue in Ithaca are occupied solely on both the east and west sides of the street by vintage houses.To my knowledge,only one of these houses is owner occupied. These stunning houses range in age from those built close to the middle of the nineteenth century to those built in the first part of the twentieth century.They include at least one lovely Greek revival,some astonishingly delightful Victorians in several styles,one of which retains its resplendent appearance of yesteryear,and more than several charming Craftsman foursquares,built in the beginning of the twentieth century,which encapsulate the esthetic sensibilities as well as the lifestyle of a growing and prosperous middle class.These vintage houses are sought after and cherished all across the country from Montclair,New Jersey to Pasadena,California.Numerous national publications are devoted to both guiding and chronicling the restoration of vintage houses and the protection of vintage neighborhoods. The houses on these two blocks are a treasure.They are a landscape of Americana,albeit in various states of disrepair,but for one. Houses of like age and style on nearby streets exude the charm inherent to well cared for vintage structures.These houses are both rental and owner occupied.What can possibly account for the overwhelming difference?Do not the same City of Ithaca Building Codes apply equally?More, importantly,are they enforced equally?What is it that makes beauty,charm,personal outdoor space,the concept of neighborhood and quality of life anathema to those who vote to tear down rather than save and rehabilitate what is lovely and valuable?Think Clinton House.We have already lost a huge swath of State Street,the two other blocks of College Avenue,a huge portion of Dryden Road plus a plethora of other locations.Bigger and newer does not necessarily mean better.Try to remember that progress means betterment.If 201 College Avenue must be destroyed,(and that is a questionable assumption) please make sure that it is replaced with a building that is in harmony with its surrounding in both scale and style.There is treasure that remains on College Avenue.The wise do not destroy what can be treasure for the many. Frances Weissman 112 Delaware Ave. Ithaca NY 14850 From:Pamela Kingsbury Sent:Monday,June 06,2016 10:32 AM To:Charles Pyott Cc:Lisa Nicholas Subject:[201 College Ave.] Greetings, Relative to a notice left at my house last week regarding a massive monolith proposed by the developer for 201 College Ave,I am conveying my response that the design should be modified to be more in keeping with the neighborhood,which is residential in character.The proposed structure sticks out like a sore thumb. Thank you, Pamela J.Kingsbury AIA ASID Kingsbury Architecture LLC 106 E.Court St.,Ithaca,NY 14850 4272 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 1 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 2 Demo & Layout Plan 1”=20’8 .6 '± PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE MERIDIANOFCITYSTREETS12" 12" 12" 18" SPRUCE 20" ASH 28" SPRUCE 28" SPRUCE 10" 5 .4 '±5 .2 '± WOOD SHED 2.4'± OVER PROP. LINE PORCHLANDINGHOUSENo. 201E.E.=704.6 WOOD SHED CONCRETE WALK CONCRETEWALKCONCRETE WALK CONCRETE GUTTER CURB CUTCURBFACEGRAVEL PARKING PBC & ASSOCIATES LLC INSTRUMENT No. 552683-002 TAX MAP PARCEL No. 67-1-9 AREA=0.173 ACRES (7515 SQ. 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FT.) 5 .4 '± 2.2'± 2.5'± 8.1'± 8.4'± 8 .5 '±8 .6 '± PIPEFOUND0.4'WESTOFCORNER FOUND PIPE STREET LINESTREETLINE BOOL STREETCOLLEGE AVENUEGOLDER(R.O.)588948-001 ARNAUDOFF(R.O.)657/523S 89°54'18" E129.81'S 00°29'16" W 58.00'N 89°54'18" W 129.32'NORTH58.00'GARAGE ASPHALTDRIVE 6 9 3 690 689 6906957 0 1 703705702700695 695 69 9 700MERIDIANOFCITYSTREETSM M A 2 3 4 BCD D1 D3 REVISIONS DESCRIPTION DATE 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 3 PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 6 9 3 690 689 690695702700695700MERIDIANOFCITYSTREETS PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 6 9 3 690 689 690695702700695700MERIDIANOFCITYSTREETS A 2 3 4 BCD 1 3 4 2 REVISIONS DESCRIPTION DATE PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 6 9 3 690 689 690695702700695700MERIDIANOFCITYSTREETS PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 6 9 3 690 689 690695702700695700MERIDIANOFCITYSTREETS A 2 3 4 BCD 1 3 4 2 REVISIONS DESCRIPTION DATE PIPEFOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER(R.O.)588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 693 690 689 690695702700695700MERIDIANOFCITYSTREETS PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 693 690 689 690695702700695700MERIDIANOFCITYSTREETS A 2 3 4 BCD 1 3 4 2 REVISIONS DESCRIPTION DATE PIPEFOUND0.4'WESTOFCORNER BOOL STREETCOLLEGE AVENUEGOLDER(R.O.)588948-001 ARNAUDOFF(R.O.)657/523GARAGEASPHALTDRIVE693690689 690695702700695700MERIDIANOFCITYSTREETS PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 693 690 689 690695702700695700MERIDIANOFCITYSTREETS A 2 34 BCD 1 3 4 2 REVISIONS DESCRIPTION DATE PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 6 9 3 690 689 690695702700695700MERIDIANOFCITYSTREETS PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 6 9 3 690 689 690695702700695700MERIDIANOFCITYSTREETS A 2 3 4 BCD 1 3 4 2 REVISIONS DESCRIPTION DATE PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALT DRIVE 693 690 689 690695702700695700MERIDIANOFCITYSTREETS PIPE FOUND0.4' WESTOF CORNER BOOL STREETCOLLEGE AVENUEGOLDER (R.O.) 588948-001 ARNAUDOFF(R.O.)657/523GARAGE ASPHALTDRIVE 693 690 689 690695702700695700MERIDIANOFCITYSTREETS A 2 3 4 BCD 1 3 4 2 REVISIONS DESCRIPTION DATE 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 4 1ST SUB FLOOR698' - 0" 2ND SUB FLOOR 708' - 0" 3RD SUB FLOOR 718' - 0" 4TH SUB FLOOR 734' - 0" 5TH SUB FLOOR 750' - 0" ROOF 766' - 0" 4TH FLOOR MEZZ 741' - 7 3/4" 3RD FLOOR MEZZ 725' - 7 3/4" 5TH FLOOR MEZZ 757' - 7 3/4" AVERAGE GRADE PLANE 696' - 10 1/2" 1ST SUB FLOOR698' - 0" BASEMENT688' - 0" 2ND SUB FLOOR 708' - 0" 3RD SUB FLOOR 718' - 0" 4TH SUB FLOOR 734' - 0" 5TH SUB FLOOR 750' - 0" ROOF 766' - 0" 4TH FLOOR MEZZ 741' - 7 3/4" 3RD FLOOR MEZZ 725' - 7 3/4" 5TH FLOOR MEZZ 757' - 7 3/4" AVERAGE GRADE PLANE 696' - 10 1/2" A 2 3 4 BCD E1 B1 0 0 +2 +2 +2 +2 +2 +2 +2 +8.5 +8.5 +8.5 +8.5 +8.5 +8.5 +8.5+8.5 +8.5 +8.5 +8.5 +4.5 +4.5 +2 +4.5 +4.5+4.5 +4.5 +4.5 +4.5 +4.5 +4.5 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 5 1ST SUB FLOOR 698' - 0" BASEMENT688' - 0" 2ND SUB FLOOR 708' - 0" 3RD SUB FLOOR 718' - 0" 4TH SUB FLOOR 734' - 0" 5TH SUB FLOOR 750' - 0" ROOF 766' - 0" 4TH FLOOR MEZZ 741' - 7 3/4" 3RD FLOOR MEZZ 725' - 7 3/4" 5TH FLOOR MEZZ 757' - 7 3/4" AVERAGE GRADE PLANE 696' - 10 1/2" A 2 3 4 BCD C1 0 0 0 000 0 0 0 +2 +2 +2 +2+2+2 +2 +2 +2 +2 +8.5+8.5 +8.5 +8.5 +8.5 +8.5+8.5 +8.5+8.5+8.5 +8.5 +8.5+8.5 +8.5 +8.5+8.5 +8.5+8.5+8.5 +8.5 +8.5+8.5 +8.5 +8.5+8.5+8.5+8.5 +8.5 +8.5 +8.5+8.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5+4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5 +4.5+4.5 +4.5 +4.5 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 6 1ST SUB FLOOR698' - 0" BASEMENT688' - 0" 2ND SUB FLOOR 708' - 0" 3RD SUB FLOOR 718' - 0" 4TH SUB FLOOR 734' - 0" 5TH SUB FLOOR 750' - 0" ROOF 766' - 0" 4TH FLOOR MEZZ 741' - 7 3/4" 3RD FLOOR MEZZ 725' - 7 3/4" 5TH FLOOR MEZZ 757' - 7 3/4" AVERAGE GRADE PLANE 696' - 10 1/2" A 2 3 4 BCD C1 +2 +2 +4.5 +4.5 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 7 Siding Color: Allura Snow White Gauntlet Gray Iron Ore 21 4 5 1 8 8 8 8 7 6 4 3 1 5 2 6 3 7 4 8 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 8 driveway 1 2 3 4 65 7 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 9A01 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 10A02 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 11A04 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 12A05 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 13A06 5th Floor Plan 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 14A07 2015055 - 201 College Ave - FINAL SPRVisum Development Group201 College Avenue City of Ithaca, NY FINAL SITE PLAN REVIEW p: 607.216.8802 | WWW.STREAMCOLAB.COM June 14, 2016 2015055 15A08 From:Eric Hathaway Sent:Monday,June 06,2016 1:44 PM To:Lisa Nicholas Cc:Tim Logue Subject:Elmira Saving Bank Comments Hi Lisa, Here are my comments on the Elmira Saving Bank.Tim,I would ideally like to review them with you before we pass these along.I'll look for a time to discuss. Any tree plantings along the site frontage must be maintained to ensure proper sight distance for vehicles exiting the proposed driveways. The traffic study from SRF Associates projects internal vehicle queueing at the proposed site based on observations at similar sites.However,the two studied sites both had three service lanes and one ATM lane,while the proposed site has one teller lane and one ATM lane.Further analysis must be provided discussing the potential impact of less drive through lanes on queueing. Due to the observed queueing noted in the traffic study in front of the driveway on W State Street, this driveway should be restricted to right turn egress only through signage and physical restriction at the driveway. Further engineering design details will be required for the driveway apron and sidewalk/curb ramps before a street permit can be issued for any work in the public right of way.Based on a preliminary review of the conceptual design,it is the City's preference that the curb ramps at the northwest corner of N Meadow Street and W State Street consist of two perpendicular ramps instead of the shown single diagonal ramp design. Any encroachment by access stairways into the public right of way will require a maintenance agreement with the City. The proposed layout necessitates those parking at the west end of the site to walk across or around the drive through lanes in order to access the buildings.Pedestrian treatments or realignment of parking should be investigated to reduce potential vehicle/pedestrian conflicts. Eric Hathaway Transportation Engineer City of Ithaca Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la June 14, 2016 JoAnn Cornish, Director of Planning and Development Department of Planning and Development City of Ithaca 108 East Green Street Ithaca, NY 14850-5690 Re: Site Plan Review additional information for the Elmira Savings Bank Project at 602 West State Street Dear JoAnn and Members of the Planning Board: This letter transmits to you additional materials for the Site Plan Review of the Elmira Savings Bank (ESB) project at 602 West State Street. A summarized description of the additions and changes are included below, and the supplemental documentation is also attached. VEHICULAR CIRCULATION SRF, traffic engineers, have provided supplementary information to assess both the on-site queuing for the drive-thru teller and ATM lanes, and the ability to make a left-turn exiting onto West State Street. Please see attached letter, a summary is below. The drive-thru volumes and queuing were obtained at two bank locations considered comparable (if not larger) in traffic generation than the proposed ESB. A maximum ATM queue of two cars were recorded, and no more than four vehicles stacked in all drive-thru service lanes at one time at both sites. Thus, the proposed site plan for ESB provides sufficient space to allow stacking on site for the expected ATM and teller window volumes without encroaching upon North Meadow Street. While eastbound stacking occurs at the West State Street signal, it only precludes left-turns from exiting the bank at the start of green for that traffic movement. In addition to “courtesy” gaps at the start of the green light, there are sufficient gaps after the start of the green light to accommodate the projected quantity of left-turn exiting traffic onto West State Street. SITE PLAN / PLANTING PLAN Site Plan and Planting Plan adjustments were made to comply with Planning Board comments. The sidewalk north of the building along Meadow Street has been moved further away from the street. The cross section from the back of the curb includes a 8’ tree lawn, 5’ sidewalk, and then planting beds. The discrepancy in the parking space count on sheet L201 has been corrected to be 17 which matches the amount of spaces shown on the plan. The street trees near the exit along West State Street have been removed, and one street tree on the north side of the meadow entrance has been added (L401). 2 of 4 ARCHITECTURAL MATERIALS The following paragraphs indicate the proposed architectural materials for the ESB building. Images of the proposed materials are attached and physical samples will be provided at the June 28th Planning Board meeting. The design proposes to renovate the existing red and yellow brick façades, by repairing cracking, filling holes, repointing the mortar and cleaning the entire façade from top to bottom. The existing brick window sills, lintels, arches, archway, belt courses and stepped frieze are currently painted white, and beneath the paint is blond brick similar in color to the yellow brick that is still exposed. The design proposes to remove the loose paint, repoint the mortar joints and repaint these brick elements with the historic greenish gray color. The existing rock-faced limestone water table is partially painted. The paint will be removed, the mortar joints will be repointed and any cracked stone will be repaired in-place. The existing replacement windows have anodized medium bronze frames with bronze tinted glass. They will be replaced with a prefinished aluminum storefront window with dividers similar to the existing patterns. The frame finish and glass will be similar to the existing medium bronze frame finish and bronze-tinted glass. To reduce solar glare, pre-finished aluminum sunshades will be added at the storefront window on the east, south and west facades. The sunshade finish will match the storefront frame finish. The existing deteriorated south entrance stairs will be replaced and made code compliant. The replacement stair and parapet walls will be a simple concrete stair that is tinted to match the proposed horizon gray paint color. The proposed guardrail and handrail system will be a pre- finished aluminum with a medium bronze color to match the proposed building windows. The masonry materials of the addition are extrapolated from the existing structure. The design proposes to match the existing red brick and limestone water table as closely as possible. The east and west walls have a contemporary metal panel exterior with a metallic tan satin finish. The fenestration is a contemporary curtain wall system that draws from the lines of the existing brick structure. The finish of the curtain wall system will have the same metallic tan satin finish. The exposed canopy steel structure will be finished a dark bronze color that matches the window finish. All canopy roof edges, downspouts and gutters will be flashed and sealed with a pre-finished metal that is a tan color the closely matches the horizon gray paint color. SIGNAGE The following paragraphs provide descriptions of the proposed site and building signage for ESB. Additional signage images are also attached for reference. The entrance signage at the north and south elevations is a combination illuminated and non- illuminated channel signage. The “ELMIRA SAVINGS BANK” portion of the signage is illuminated. Each 8-inch tall, 5-inch deep character is internally lit via an LED luminaire that is completely concealed within the character housing. Each character will be mounted with concealed fasteners to a prefinished aluminum raceway (color medium bronze) that will match height and line length of the lettering. Electric concealed within the raceway provides power to each illuminated character. The illuminated letters are fabricated from acrylic (plastic) housing that conceals the LED luminaire. 3 of 4 Each character will have translucent white acrylic face plate with opaque black side and back panels. Only the front face of each character will be illuminated. The font will be a sans serif type as shown on the exterior elevations. The “THE PEOPLE’S BANK” portion of the signage is non-illuminated. The letters are fabricated from acrylic (plastic) housing. They will be individually mounted to the canopy fascia with concealed fasteners. Each 5-inch tall, 1-inch deep character will have an opaque burgundy face plate that matches the Elmira Saving Bank logo color. The side and back panels will be an opaque black color. The signage located at the top of the steel trellis structure is an internally-lit sign cabinet. The cabinet is a rectangular shape with a “People Wheel” graphic. The cabinet will be fabricated from a pre-finished metal housing with a medium bronze finish to match the steel framing finish. The housing will have a cut-out for the “People Wheel” graphic, which will be sealed a translucent burgundy acrylic that will be illuminated. At the north entrance, only there will be a “People Wheel” glazing film graphic applied to the interior of the curtain wall glass. The glazing film will be a burgundy color that matches the Elmira Saving Bank logo color. The detached parking lot entrance / way-finding sign will be an internally-lit sign cabinet. The LED luminaire will be completed concealed with the cabinet. Power to the luminaire will be completely concealed underground and extend up through the cast stone base and connect to the bottom of the sign cabinet. The cabinet will have signage on the south face only. The north and south face plates will be translucent white acrylic that will be illuminated. The edge banding will be opaque white acrylic. The letter and graphics on the south face will consist of vinyl applied film that either be an opaque black or a translucent burgundy that matches the Elmira Saving Bank logo color. The wayfinding signage at the drive-thru canopy is as follows: The ATM sign is a black panel LED sign with green LED dot-formed text either indicates “ATM OPEN” or “ATM CLOSED.” The drive-thru tell signage is also a black panel LED sign with green LED dot-formed text either indicates “OPEN” or “CLOSED.” BUILDING MECHANICALS The following paragraphs expand on the previous building mechanical narrative provided in the original Site Plan Review submission. At grade site utilities consist of two condensing units (4' wide x 2.5' deep x 5.5' tall) which are situated on 2'-0" high stands and are tucked into the north-west corner of the building. There will be four 3'-0" tall goose neck ducts on the roof. They are near the center of the roof and should not be visible from the street. 4 of 4 LIGHTING The following paragraphs indicate the proposed locations of the site lighting and exterior ESB building lights. All exterior luminaires will be dark sky compliant. Cut sheets of the fixtures and site plan photometric calculations are also attached for reference. Parking Lot: Lighting will consist of three pole locations. Poles will be 16' high. The two poles at the north side of the lot will each have one Type A fixture. The pole at the southwest corner of the lot will have one Type B and one Type C fixture. Fixtures will be controlled by remote photo sensor to turn fixtures on at dusk and off at dawn. Each fixture will have occupancy sensor control to dim fixtures to 50% when lot is unoccupied. Parking lot light fixtures will have house side shields as well. Wall Mounted Lighting: There will be two wall mounted fixtures on the west side of the building. One Type D fixture will be mounted at the center of the west addition wall (24' above finish grade). One Type F fixture will be mounted on west wall of main building 12' north of south wall (10'-6" above finish grade). Fixtures will be controlled by remote photo sensor to turn fixtures on at dusk and off at dawn. Canopy Lighting (North Entrance and Night Deposit/ATM Lane): Canopies will have Type G fixtures controlled by remote photo sensor to turn fixtures on at dusk and off at dawn. Canopy Lighting (Drive-Thru Teller Lane): Canopy will have Type G fixtures controlled by time clock to turn fixtures on only during normal hours of bank operation. On behalf of those involved, we look forward to reviewing the project with you and members of the Planning and Development Board at the June 28th Planning Board meeting. At this meeting, we hope to receive final site plan approval. Sincerely, Kimberly Michaels Principal June 10, 2016 HOLT Architects 619 West State Street Ithaca, New York 14850 Attn: Mr. Graham L. Gillespie, AIA; HOLT Architects, P.C. RE: Proposed Elmira Savings Bank, 602 West State Street, City of Ithaca, NY Response to City of Ithaca Traffic Engineering Review Comments, Dated June 6, 2016 Dear Mr. Gillespie, This letter was prepared to address comments made by the City of Ithaca Traffic Engineering Department regarding the proposed Elmira Savings Bank Traffic Assessment (May 2016). The comments submitted by Mr. Eric Hathaway in an email will be referred to as “Comment #:” and are addressed accordingly. Comment #2: The traffic study from SRF Associates projects internal vehicle queueing at the proposed site based on observations at similar sites. However, the two studied sites both had three service lanes and one ATM lane, while the proposed site has one teller lane and one ATM lane. Further analysis must be provided discussing the potential impact of less drive through lanes on queueing. Response: The drive-thru volumes and queuing were obtained recently by SRFA at two bank locations considered comparable if not larger in assets/customer base and traffic generation than the proposed Elmira Savings Bank. Both studied locations provide one ATM window, same as ESB. A maximum of ATM queue of two cars were recorded. We believe using the information on the Teller lanes gives a representative sample and a more conservative “worst case” assessment of the drive-thru queuing likely to occur at the ESB. And as stated in the report, “Based on field observations, no more than four vehicles stacked in all drive-thru service lanes at one time at both sites during the study periods.” Hence, in our opinion, with one ATM lane and one Teller lane at the proposed ESB site, we would anticipate at two vehicles stacked at the Teller lane, and two at the ATM lane. From our experience working on other bank locations, e.g. First Niagara, a maximum queuing of two at the ATM and three at the Teller window occurs. The site plan provides sufficient space to allow stacking on site for the expected ATM and Teller window volumes without encroaching upon North Meadow Street. Comment #3: Due to the observed queueing noted in the traffic study in front of the driveway on W State Street, this driveway should be restricted to right-turn egress-only through signage and physical restriction at the driveway. 3495 Winton Place Building E, Suite 110 Rochester, NY 14623 phone 585.272.4660 fax 585.272.4662 Re: Proposed Elmira Savings Bank, 602 West State Street, City of Ithaca, NY June 10, 2016 Response to City of Ithaca Traffic Engineering Review Comments, Dated June 6, 2016 Page 2 of 2 Response: While eastbound stacking occurs at the West State Street signal, it only precludes left - turns from exiting the bank at the start of green for that traffic movement. It is during that start of green time we would anticipate “courtesy” gaps as noted in the traffic report. Once the queue dissipates after the start of green, it was observed that there are sufficient gaps (i.e. over one per minute) to accommodate the projected left-turn bank exiting traffic. On the order of 45 TOTAL exiting vehicles are projected for the site, and not all using the West State Street exit. Consequently, there are sufficient opportunities to exit onto West State Street without restricting left-turns exiting onto West State Street. If you have any questions or are in need of additional information, please do not hesitate to contact our office. Very truly yours, SRF & Associates Stephen R. Ferranti, P.E., PTOE Principal SRF/dlk S:\Projects\2016\36023 Elmira Savings Bank, Ithaca\Correspondence\Elmira Savings Bank City of Ithaca Response Letter 061016.docx EXTERIOR PAINT: BENJAMIN MOORE HORIZON GRAY- EXISTING STUCCO WALLS AT INSET SOUTH ENTRANCE- SOUTH STAIR PRECAST PARAPET WALL BASE, PRECASTTO BE COLOR TINTED TO MATCH HORIZON GRAYALUCOBOND ANODIC SATIN MICA- METAL PANEL COLOR- CURTAIN WALL FRAMES- SKYLIGHT FRAMESHICKMANN SANDSTONE- PREFINISHED ALUMINUMROOF COPING, FLASHINGROOF EDGE- PREFINISHEDGALVANIZED STEELDOWNSPOUTS ANDGUTTERSEXTERIOR HISTORIC PAINT COLOR- PAINTED BRICK- SOUTH ENTRANCE STAIR PRE-CAST PARAPET WALL COPE STONEEFCO MEDIUM BRONZE- PREFINISHED ALUMINUMSTOREFRONT (WINDOW) FRAMES- SOUTH ENTRANCE WOOD STILE &RAIL DOOR ASSEMBLY- SOUTH ENTRANCE PREFINISHEDALUMINUM GUARDRAIL/HANDRAILEXISTING LIMESTONE WATER TABLE- CAST STONE TO MATCH EXISTING AT:~ ADDITION WATER TABLE~ FREE-STANDING WAY-FINDING SIGN BASE~ SOUTH ENTRANCE PARAPET WALL WATER TABLEEXISTING "RED" BRICK- ADDITION "RED" BRICK TO BE SIMILAR CONFIGURATIONS Shear Block • Screw Spline "" " interior Features WINDOWS • CURTAIN WALLS • ENTRANCES • STOREFRONTS ALUMINUM STOREFRONT SYSTEM (WINDOWS) CONFIGURATIONS System 5500, System 5600, System 5900 EFCO’s E-Shade™ product family is designed to provide an economical solution for reducing solar heat gain and glare while allowing natural daylight into the building. 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The SRI or Solar Reflectance Index with cool paint technology is a measure of a finish’s ability to reject solar heat, as shown by a small temperature rise. It is defined so that a standard black (reflectance 0.05, emittance 0.90) is zero and a standard white (reflectance 0.80, emittance 0.90) is 100. SRI values are subject to change based on paint supplier and availability. Please contact Customer Service for the most accurate listings as well as stocking of naturAL series and Spectra colors. RED FIRE PVDF 3/SRI 35 naturAL Designer Series WEST PEWTER MICA PVDF 2 DRIFTWOOD MICA PVDF 2/SRI 40 PVDF 2 PVDF 3 METAL PANEL COLOR CURTAIN WALL AND SKYLIGHT FRAME COLOR TO MATCH ANODIC SATIN MICA STOCKING COLORS www.alucobondusa.com HARVEST GOLD MICA PVDF 2 ANODIC SATIN MICA PVDF 2 BRILLIANT SILVER METALLIC PVDF 3/SRI 73 SUNRISE SILVER METALLIC PVDF 3/SRI 30 SILVER METALLIC PVDF 3/SRI 58 AZURE BLUE PVDF 3 FOCUS BLACK PVDF 3/SRI 30 RUSSET MICA PVDF 3/SRI 38 BRUSHED 50 BRUSHED GRAPHITE ZINC RUSTED METAL OCEAN BRUSHED STAINLESS CHAMPAGNE METALLIC PVDF 3 SAKURA HAZELNUT MICA PVDF 2/SRI 40 PATRIOT RED PVDF 3 ALABASTER PVDF 2/SRI 87 OYSTER PVDF 2/SRI 81 CASTLE GRAY PVDF 2/SRI 56 CADET GRAY PVDF 2/SRI 51 STATUARY BRONZE PVDF 2/SRI 8 DUSTY CHARCOAL PVDF 3 PLATINUM MICA PVDF 2/SRI 61 ANODIC CLEAR MICA PVDF 2 REFLECT MIRROR CUPRAL BONE WHITE PVDF 2/SRI 89 Spectra naturAL Classic PVDF or Polyvinylidene Fluoride Finish systems are the industry standard for metal architectural coatings. The SRI or Solar Reflectance Index with cool paint technology is a measure of a finish’s ability to reject solar heat, as shown by a small temperature rise. It is defined so that a standard black (reflectance 0.05, emittance 0.90) is zero and a standard white (reflectance 0.80, emittance 0.90) is 100. SRI values are subject to change based on paint supplier and availability. Please contact Customer Service for the most accurate listings as well as stocking of naturAL series and Spectra colors. RED FIRE PVDF 3/SRI 35 naturAL Designer Series WEST PEWTER MICA PVDF 2 DRIFTWOOD MICA PVDF 2/SRI 40 PVDF 2 PVDF 3 CURTAIN WALL AND SKYLIGHT FRAME COLOR TO MATCH ALUCOBOND ANODIC SATIN MICA Aluminum and Steel Prefinished Sheet Statuary Bronze A-01 Concord Cream A-02 Redwood A-03 Siam Blue A-04 Medium Bronze A-05 Sandstone A-06 Mission Red A-07 Black A-08 Dove Gray A-09 Rawhide A-10 Chocolate Brown A-11 Ascot White A-12 Forest Green A-13 Patina Green A-14 Rocky Gray A-15 *Bright Red (see note on reverse side) A-17 Regal Blue A-18Charcoal Gray A-16 Turquoise A-19 Shale Gray A-20 Slate Blue A-21 Bone White A-23 Hartford Green A-24 Boysenberry A-25 Sierra Tan A-26 Hemlock Green A-27 *Antique Patina A-29 A dAdd A S Bl A S d A hl A BhRd( d) A T TA Md B A 5 *Coppertone A-28 *Champagne A-31 *Titanium A-32*Silversmith A-30 * Premium Finishes (see note on reverse side) Colors shown are representative of the prefinished KYNAR colors but not exact matches. Actual metal color chips are available upon request and should be used for final color approval. Hickman Engineered Systems An OMG Roofing Products Company P.O. Box 15005, Asheville, NC 28813 Phone (828) 676-1700 Fax (828) 676-2330 www.wph.com ROOF EDGE, FLAHSING, DOWNSPOUT, GUTTER COLOR 2 3/8”RA Rectangular Arm VIPER S SERIES SMALL VIPER LUMINAIRE Intended Use: The Beacon Viper luminaire is available in two sizes with a wide choice of different LED designed to replace HID lighting up to 1000W MH or HPS. Luminaires are suitable for wet locations. Construction: • One piece optical cartridge system consisting of an LED engine, LED lamps, optics, gasket and stainless steel bezel. • Cartridge is held together with internal brass standoffs soldered to the board so that it can optical system. • Two-piece silicone and micro-cellular polyurethane foam gasket ensures a weather-proof seal around each individual LED. LED/Optics: • LED driver accepts 100V through 277V, 50 Hz to 60 Hz (UNV), or a driver that accepts 347V or 480V input. • Power factor is .92 at full load. • All electrical components are rated at 50,000 hours at full load and 25°C ambient conditions per MIL- 217F Notice 2. • Dimming drivers are standard with connections for external dimming equipment available upon request. • Component-to-component wiring within the luminaire may carry no more than 80% of rated load and is listed by UL for use at 600VAC at 50°C or higher. • Plug disconnects are listed by UL for use at 600 VAC, 13A or higher. 13A rating applies to primary (AC) side only. Electrical: • Fixture electrical compartment shall contain all LED driver components and shall be provided with a push-button terminal block for AC power connections. • Optional 7-pin ANSI C136.41-2013 twist-lock photo control receptacle available. Compatible with ANSI C136.41 external wireless control devices. • Surge protection - 20KA; shuts off at end of life. • Lifeshield™ Circuit - protects luminaire from excessive temperature by interfacing with the 0-10V dimmable drivers to reduce drive current as necessary. The factory- preset temperature limits are designed to ensure maximum hours of operation to assure L70 rated lumen maintenance. The device temperature, and progressively reduce power equipped with the device may be reliably operated in any ambient temperature up to 55ºC (131ºF). The thermal circuit will allow higher maximum Wattages than would be permissible on an unregulated luminaire (if some variation in light output is permissible), without risk of premature LED failure or lumen depreciation. Operation shall be smooth and undetectable to the eye. Thermal circuit is designed to “fail on”, allowing the luminaire to revert to full power in the event of an interruption of its power supply, or faulty wiring connection to the drivers.The device shall be able to co-exist with other 0-10V control devices (occupancy sensors, external dimmers, etc.). The device will effectively control the solder point temperature as needed; otherwise it will allow the other control device(s) to function unimpeded. Controls/Options: • Available with an optional passive infrared (PIR) motion sensor capable of detecting motion 360° around the luminaire. When the Motion Response system reduces the Wattage to factory preset level, reducing the light level accordingly. When motion is detected by the PIR sensor, the luminaire returns to full Wattage and full light output. Please contact Beacon Products if project • Available with Energeni for optional set dimming, timed dimming with simple delay, or timed dimming based on hours of operation or time of night (see www.beaconproducts.com/ products/energeni). Installation: • Mounting options for horizontal arm, vertical tenon or traditional arm mounting available. Mounting hardware included. • Product is suitable for applications requiring 3G testing prescribed by ANSI C136.31 Finish: • Beacote V polyester powder-coat electro- statically applied and thermocured. pretreatment regimen with a polymer primer sealer and top coated with a thermoset super TGIC polyester powder coat passing a 3000 hour salt spray test for corrosion resistance and resists cracking or loss of adhesion per ASTM D522 and resists surface impacts of up to 160 inch-pounds. Listings: and 8750 standards for use in wet locations. Warranty: Five year limited warranty (for more information visit: http://www.hubbelllighting.com/resources/ warranty). CERTIFICATIONS/LISTINGS DIMENSIONS PRODUCT IMAGE(S)SPECIFICATIONS Beacon Products • 2041 58th Avenue Circle East Bradenton, FL 34203 • Phone: 800-345-4928 Due to our continued efforts to improve our products, product specifications are subject to change without notice. © 2015 BEACON PRODUCTS, All Rights Reserved • For more information visit our website: www.beaconproducts.com • Printed in USA VPS-SPEC 2/16 Cat.# Approvals Job Type design . performance . technology design . performance . t echnology B A rectangular arm slip fitter MOUNTING OPTIONS WB Wall Bracket PK2 2-3/8” Adjustable Knuckle Side View Side View Back View Back View SF2 2-3/8” OD Slip Fitter Accepts 2 3/8” OD tenon, min 4” long. 23 3/4”6”1”5”5 1/2” 6” 18 3/4”6 5/8”Front 4 1/8” A B 22.75” 16.75” (578 mm) (425 mm) Weight: 15.0 lbs (6.8 kg) C 11.25” (286 mm) EPA .67 ft2 *3000K and warmer CCTs only C NORTH MEADOW STREETWEST STATE STREETADATILES9'7.50'7.50'5.00'2.00'10.00' 24.00'15.00'+/-13.50'6.75'+/-15'18.00'9' MIN4.00'18.00'24.00'127.92'18.00' R 5 'R8.00'135.13'R8 . 0 0 'R5'+/-7.50' MATCHEXISTING WALKWIDTH R8'R5'DRYWELL -SEE CIVIL+/-27.00'DA,BA9L-501PIN AT BUILDINGTHRESHOLDB1L-501FLUSH GRANITE CURBF1L-501ADA CURB RAMPD3L-501ADA PAVEMENTMARKINGSB1L-501FLUSH GRANITE CURBB3L-501GRANITE CURBB3L-501GRANITE CURBB3L-501GRANITE CURBB3L-501GRANITE CURBR15'R10'R10'R15'ADA TILES8.50'TYP 8.50'TYP8.50'TYPA5L-502TRASH ENCLOSURE+/-2.25'+/-3.75'BUILDING ADDITION -SEE ARCHITECTURALDRAWINGSDRIVE THRU CANOPY- SEE ARCHITECTURAL DRAWINGSCDCCR10'R4'R2 'B5L-501STAND ALONE GRANITE CURBTRANSITION TO STANDALONE GRANITE CURBTRANSITION TO STANDALONE GRANITE CURBB3L-501GRANITE CURB11.50'5.00'8.00'1.50'2.75'A1L-5023' TALL VEGETATED SCREEN WALLREINSTALLEDTRAFFIC SIGNREINSTALLEDTRAFFIC SIGNSIGN - SEEARCHITECTURALDRAWINGSCONDENSOR UNITS -SEE MECHANICAL DRAWINGS1.50'3.00'3.66'1.50'1.64' 6.00'5.00'6.25'10.00' File: T:\PROJECTS\Elmira Savings Bank_602 WSS\ACAD\15035 BASE.dwg Plot Date: 6/14/2016 L201LAYOUT PLANDATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTSKAM14 JUNE 2016602 WEST STATE STREET, ITHACA, NEW YORK ELMIRA SAVINGS BANK 1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035JLFSITE PLAN REVIEW SUBMISSION 1.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIESON SITE PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANYAND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION.2.SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES.3.SEE ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND ELECTRICAL AND LIGHTING.4.INSTALL EXPANSION JOINTS EVERY 30' IN CONCRETE AND IN AREAS WHERE CONCRETE ABUTSCURBS AND OTHER FIXED OBJECTS.5.VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK. REPORTDISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING.6.DO NOT SCALE FROM MEASURING DRAWINGS.7.WALKS, DRIVES, CURBS, PARKING, & BUILDING LOCATIONS TO BE LAID OUT IN THE FIELD BY ALICENSED SURVEYOR.8.DIMENSIONS TO CURBS ARE TO EXPOSED FACES UNLESS OTHERWISE NOTED.9.SITE DRAWINGS BASED ON SURVEY BY:T.G. MILLER PC203 North Aurora Street Ithaca, NY 14850(607) 272-6477GENERAL SHEET NOTES - LAYOUTD1L501CONTRACT LIMIT LINESAWCUT PAVEMENTBOLLARDTRAFFIC SIGNALEGENDD4L501CONCRETE WHEELSTOPCONCRETE EXPANSION JOINTCONCRETE TOOL JOINTFURNISHING SCHEDULETYPEQUANTITYMODEL / TYPEFINISHBICYCLE RACK2DERO - HOOP RACKS.S. BRUSHEDSYMBOL0010'20'KEYMATERIALDETAILASPHALT PAVEMENTMEDIUM DUTY CONCRETE PAVEMENTHEAVY DUTY CONCRETE PAVEMENTCONCRETE PAVERS ON CONCRETE BASETREE PITS WITH POROUS BOUND AGGREGATE PAVEMENTASPHALT PATCHA3L501A1L501B9L501F5L501B7L501D9L501D7L501BICYCLE RACKPARKING LOT - POST TOP FIXTURESEE IMAGE BELOWIMAGE:PARKING LOT - POST TOP FIXTUREBEACON - VIPER - 14' POLE NORTH MEADOW STREETWEST STATE STREET12SPj4CAa4CAa6WEf6CAa3CSc7PAi3CSc12WEf3JVI2MSf3JVi11SPj13CSc8CAa2MSf5CSc11CAa2MSf5CSc10CAa12CAa17PCa6SPj6WEf3CSc16PAi11WEf10PAi3CAa5PAi4WEf1ACm1SOa1MSs1MSsSTRUCTURAL SOIL BENEATHSIDEWALK AND PAVERSADJACENT TO TREES1MSs13PCa9HCb5CSc7AAi8CJa6CSc13HCbFile: T:\PROJECTS\Elmira Savings Bank_602 WSS\ACAD\15035 BASE.dwg Plot Date: 6/14/2016 L401PLANTING PLANDATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTSKAM14 JUNE 2016602 WEST STATE STREET, ITHACA, NEW YORK ELMIRA SAVINGS BANK 1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035JLFSITE PLAN REVIEW SUBMISSION GENERAL SHEET NOTES - PLANTING1.ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED: SHRUB BEDS TO BE PREPARED IN THEIRENTIRETY WITH 24" OF PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL BY 3XTHE DIAMETER.2.AFTER BEDS ARE PREPARED, THE LANDSCAPE CONTRACTOR IS TO LOCATE TREES, SHRUBS ANDPERENNIALS AS SHOWN ON PLANS. TREE, SHRUB AND PERENNIAL LOCATIONS ARE TO BEAPPROVED BY LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED.3.NO PLANTS ARE TO BE PLANTED UNDER ROOF OVERHANGS OR CANOPIES.4.ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1 "AMERICANSTANDARD FOR NURSERY STOCK".5.MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS.6.HAND DIG AND PLANT SHRUBS AND PERENNIALS WITHIN CANOPY OF EXISTING TREES. PROTECTROOTS OF EXISTING TREES DURING INSTALLATION.LEGENDSHRUBS / GRASSES / PERENNIALS++++++++CONTRACT LIMIT LINEPROPOSED TREEF7L501F9L501QTKEYBOTANICAL NAMECOMMON NAMESIZEROOTDECIDUOUS TREES1ACmAcer miyabei 'Morton'State Street Miyabe Maple1 3/4" TO 2 1/4"B&B1SOaSorbus alnifoliaKorean Whitebeam1 3/4" TO 2 1/4"B&BORNAMENTAL TREES6MSfMalus sargentii 'Firebird'Firebird Crabapple8 - 10'B&B3MSsMalus sargentii 'Sentinel'Sentinlel Crabapple8 - 10'B&BSHRUBS43CScCornus sericea 'Cardinal'Cardinal Red Twig Dogwood#5CONT22HCbHypericum calycinum 'Brigadoon'St. John's Wort#1CONT6JViJuniperus virginiana 'Grey Owl'Grey Owl Juniper#5CONT30PCaPaxistima canbyiMountain Lover#1CONT29SPjSpiraea japonica 'Goldflame'Goldflame Japanese Spirea#3CONT39WEfWeigela florida 'Wine & Roses'Weigela#1CONTPERENNIALS58CAaCalamagrostis x acutiflora 'Karl Foerster'Feather Reed Grass#2CONT38PAlPennisetum alopecuroides 'Hameln'Fountain GrassVINES7AAiActinidia arguta 'Issai'Issai Hardy Kiwi#1CONT8CJaClematis 'Jackmanii'Jackmanii Clematis#1CONTTURF LAWNF3L501 DATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTS15 APRIL 2016602 WEST STATE STREET, ITHACA, NEW YORKELMIRA SAVINGS BANK1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035PRELIMINARY SITE PLAN REVIEW ILLUMINATED SIGNAGE TO MATCH ESB LOGO COLOR: BURGUNDYEXISTING BRICK FRIEZE, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAY EXISTING BRICKEXISTING BRICK BELT-COURSE, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAY PREFINISHED ALUMINUM SUNSHADE, COLOR: MEDIUM BRONZESMOKE HATCHPREFINISHED ALUMINUM STOREFRONT, COLOR: MEDIUM BRONZEPREFINISHED ALUMINUM COPING, COLOR: SANDSTONEBRICK MASONRY, COLOR: BURGUNDY BLEND ABRICK BELT COURSE, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAYSTEEL CANOPY STRUCTURE WITH PAINTED OR POWDER-COAT FINISH: MEDIUM BRONZEEXISTING STONE WATER TABLEPREFINISHED METAL WALL PANEL, COLOR: ANODIC SATIN MICACAST STONE WATER TABLE TO MATCH EXISTING LIMESTONE WATERTABLE, COLOR: BROWNPREFINISHED ALUMINUM CURTAINWALL SYSTEM, TO MATCH METAL PANEL FINISH, COLOR: ANODIC SATIN MICAPREFINISHED ALUMINUM SUNSHADE,COLOR: MEDIUM BRONZEEXISTING BRICK HEADER AND SILL, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAY PREFINISHED ALUMINUM ROOF FLASHING, COLOR: SANDSTONEILLUMINATED CHANNEL SIGNAGE COLOR TO MATCH ESB LOGO COLOR: BURGUNDYSTEEL CANOPY STRUCTURE WITH PAINTED OR POWDER-COAT FINISH: MEDIUM BRONZEPARAPET WALLS:- PRECAST COPESTONE CAP, TINTED TO MATCH HISTORIC COLOR: GREENISH-GRAY ON - PRECAST BASE WITH SMOOTH FINISH, TINTED TO MATCH HORIZON GRAY WITH- CAST STONE WATER TABLE TO MATCH EXISITNG STONE WATER TABLE COLOR: BROWNEXCERPT FROM:CITY OF ITHACACHAPTER 272: SIGNSSUBSECTION 272- 7:In districts zoned SW-1, SW-2, SW-3, WEDZ-1, B-5, or I-1 by the Zoning Ordinance of the City of Ithaca, New York, no signs shall be erected or maintained, except as follows: A. Freestanding businesses may have one freestanding sign not to exceed .5 square foot to every one linear foot of the building frontage occupied by the business and not to exceed 75 square feet in area, a width of 12 feet, and not to exceed a maximum height of 22 feet, including the framework. In addition, the freestanding business may have building signs not to exceed 1.5 square feet of sign area to every one linear foot of building frontage or of building frontage occupied by each business conducted on the premises, the total of both freestanding and building signs not to exceed a total area of 250 square feet. See below for setback bonus information..5 square foot to every one linear foot of the building frontage occupied by the business and not to exceed 75 square feet in area, a width of 12 feet, and not to exceed a maximum height of 22 feet, including the frameworkAllowable Signage Area (sf):.5 sf/lf x 55.5’ lf = 27.75sf SignageWEDZ-1 DISTRICTCODE ITEM REGULATIONSSIGNAGEPROVIDED Building Frontage: 55’ -6” lineal feet 2.83’ diameter = 6.04sf People Wheel graphic 2.83’ diameter = 6.04sf People Wheel graphic 12.08sf TOTAL SIGNAGE AREA PROVIDED EASTELEVATIONA2.1 DATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTS15 APRIL 2016602 WEST STATE STREET, ITHACA, NEW YORKELMIRA SAVINGS BANK1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035PRELIMINARY SITE PLAN REVIEWPREFINISHED ALUMUINUM-FRAMED SLOPE GLASS SYSTEM TO MATCH METAL PANEL COLOR: ANODIC SATIN MICAPREFINISHED METAL GUTTER AND DOWNSPOUT, COLOR: SANDSTONEEXISTING BRICK FRIEZE, PAINTED TO MATCH HISTORIC COLOR, GREENISH-GRAYEXISTING BRICK BELT-COURSE, PAINTED TO MATCH HISTORIC COLOR, GREENISH-GRAYEXISTING BRICKPREFINISHED ALUMINUM SUNSHADE,COLOR: MEDIUM BRONZEBRICK MASONRY, COLOR BURGUNDY BLEND ABRICK BELT COURSE PAINTED TO MATCH HISTORIC COLOR, GREENISH-GRAYPREFINISHED ALUMINUM ROOF FLASHING, COLOR: SANDSTONESTEEL CANOPY STRUCTURE WITH PAINTED ORPOWDER-COATED FINISH, COLOR: MEDIUM BRONZEILLUMINATED LED WAY-FINDING SIGNAGESEE PRODUCT DATA SHEETPREFINISHED METAL WALL PANEL, COLOR: ANODIC SATIN MICA SINGLE-PLY MEMBRANE ROOF SYSTEM COLOR: WHITESMOKE HATCHPREFINISHED STEEL CANOPY STRUCTURE WITH PAINTED OR POWDER-COATED FINISH: MEDIUM BRONZEVINYL GLAZING FILM, COLOR TO MATCH ESB LOGO BURGUNDYPREFINISHED METAL GUTTER AND DOWNSPOUT, COLOR: SANDSTONECAST STONE WATER TABLE TO MATCH EXISTING LIMESTONE WATER TABLE, COLOR: BROWNCHANNEL SIGNAGE, 5” TALL X 1” THICK LETTERS WITH OPAQUE ACRYLIC BURGUNDY FACE (TO MATCH ESB LOGO) AND OPAQUE BLACK SIDE AND BACK PANELSILLUMINATED CHANNEL SIGNAGE WITH PREFINISHED ALUMINUM RACEWAY BACKER TO MATCH MEDIUM BRONZE COLOR,8” TALL X 5” THICK LETTERS WITH TRANSLUCENT ACRYLIC WHITE FACE AND OPAQUE BLACK SIDE AND BACK PANELSPREFINISHED ALUMINUM CURTAINWALL SYSTEMTO MATCH METAL PANEL COLOR: ANODIC SATIN MICAPREFINISHED ALUMINUM ROOF FLASHING COLOR: SANDSTONENORTH ELEVATIONA2.2 EXCERPT FROM:CITY OF ITHACACHAPTER 272: SIGNSSUBSECTION 272- 7:In districts zoned SW-1, SW-2, SW-3, WEDZ-1, B-5, or I-1 by the Zoning Ordinance of the City of Ithaca, New York, no signs shall be erected or maintained, except as follows: A. Freestanding businesses may have one freestanding sign not to exceed .5 square foot to every one linear foot of the building frontage occupied by the business and not to exceed 75 square feet in area, a width of 12 feet, and not to exceed a maximum height of 22 feet, including the framework. In addition, the freestanding business may have building signs not to exceed 1.5 square feet of sign area to every one linear foot of building frontage or of building frontage occupied by each business conducted on the premises, the total of both freestanding and building signs not to exceed a total area of 250 square feet. See below for setback bonus information.EXCERPT FROM:CITY OF ITHACACHAPTER 272: SIGNSSUBSECTION 272- 6. Signs permitted in all districts. A. Permit not required. The following signs are permitted in any use district without a permit, as noted:(4) Directional entrance/exit signs on premises, each not exceeding six square feet in area nor three feet in height from grade, and no part of such signs or supporting structures may extend closer than 18 inches to any public right-of-way. One each “in” and “out” signs are permitted per curb cut serving premises in B-5, SW-1, SW-2, and SW-3 Districts, and the “in” sign may bear one word or symbol identifying the business (such as “Smith’s” or “Gulf”) occupying the premises in lieu of 8” DEEP CASTSTONE BASE TO MATCHEXISTING LIMESTONE BASE COLOR: BROWNOPAQUE WHITE ACRYLIC FACE EDGE BANDTRANSLUCENT WHITE ACRYLIC FACE SIGNAGE AT SOUTH ELEVATIONAPPLIED VINYL LETTERS AND GRAPHICSOPAQUE BLACK AND BURGUNDY THAT MATCHES ESB LOGO10” DEEP INTERNALLYILLUMINATED WAY-FINDING SIGN.5 square foot to every one linear foot of the building frontage occupied by the business and not to exceed 75 square feet in area, a width of 12 feet, and not to exceed a maximum height of 22 feet, including the frameworknot exceeding six square feet in area nor three feet in height from grade, and no part of such signs or supporting structures may extend closer than 18 inches to any public right-of-wayAllowable Signage Area (sf):.5 sf/lf x 54 lf = 27sf SignageWEDZ-1 DISTRICTDirectional Entrance/ Exit Signage WEDZ-1 DISTRICTCODE ITEMCODE ITEMREGULATIONSREGULATIONSSIGNAGESIGNAGEPROVIDEDPROVIDED Building Frontage: 54’ lineal feet .67’ x 10.67' line length = 17.33sf ELMIRA SAVINGS BANK .42'H x 5.75' line length = 2.94sf THE PEOPLE'S BANK 3.0’ diameter = 7.07sf People Wheel graphic 16.64sf TOTAL SIGNAGE AREA PROVIDED DIMENSIONS: SIGN: 3’-0” long by 2’-0” high by 6” deep BASE: 2’-8” long by 1’-0” high by 4” deepTOTAL SIGNAGE AREA: SIGN: 3ft x 2ft = 6sfBase: 2.67 ft x 1 ft - 2.67sfTOTAL HEIGHT (SIGN + BASE):2’-0” + 1’-0” = 3’-0” TOTAL HEIGHTLOCATION: Refer to landscape drawings.3’3’2’1’1”1” DATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTS15 APRIL 2016602 WEST STATE STREET, ITHACA, NEW YORKELMIRA SAVINGS BANK1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035PRELIMINARY SITE PLAN REVIEW PREFINISHED ALUMINUM SUNSHADE,COLOR: MEDIUM BRONZE EXISTING BRICK FRIEZE, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAYEXISTING BRICK BELT COURSE, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAYEXISTING BRICKPREFINISHED ALUMINUM ROOF FLASHING, COLOR: SANDSTONEPREFINISHED ALUMINUM STOREFRONT ASSEMBLY COLOR: MEDIUM BRONZESTEEL CANOPY STRUCTURE WITH PAINTED ORPOWDER-COATED FINISH: MEDIUM BRONZEDRIVE-THRU TELLER BELOW GRADE PNEUMATIC TUBE SYSTEMCAST STONE WATER TABLE TO MATCH EXISTING LIMESTONE WATER TABLE, COLOR: BROWNSTEEL CANOPY STRUCTURE WITH PAINTED OR POWDER-COAT FINISH: MEDIUM BRONZESTUCCO FINISH, COLOR: HORIZON GRAY PRE-CAST CONCRETE STAIR TINTED TO MATCH COLOR: HORIZON GRAY PARAPET WALLS:- PRECAST COPESTONE CAP, TINTED TO MATCH HISTORIC COLOR: GREENISH-GRAY ON- PRECAST BASE WITH SMOOTH FINISH, TINTED TO MATCH HORIZON GRAY WITH- CAST STONE WATER TABLE TO MATCH EXISITNG LIMESTONE WATER TABLE COLOR: BROWNPREFINISHED ALUMINUM GUARDRAIL AND HANDRAIL, COLOR: MEDIUM RESTORED WOOD STILE & RAIL DOORS ASSEMBLY, COLOR TO MATCH STORFRONT FINISH: MEDIUM BRONZECHANNEL SIGNAGE, 5” TALL X 1” THICK LETTERS WITH OPAQUE ACRYLIC BURGUNDY FACE (TO MATCH ESB LOGO) AND OPAQUE BLACK SIDE AND BACK PANELSPREFINISHED ALUMINUM ROOF FLASHING COLOR: SANDSTONEPREFINISHED ALUMUINUM-FRAMED SLOPE GLASS SYSTEM TO MATCH METAL PANEL COLOR: ANODIC SATIN MICAILLUMINATED CHANNEL SIGNAGE WITH PREFINISHED ALUMINUM RACEWAY BACKER TO MATCH MEDIUM BRONZE COLOR,8” TALL X 5” THICK LETTERS WITH TRANSLUCENT ACRYLIC WHITE FACE AND OPAQUE BLACK SIDE AND BACK PANELSEXCERPT FROM:CITY OF ITHACACHAPTER 272: SIGNSSUBSECTION 272- 7:In districts zoned SW-1, SW-2, SW-3, WEDZ-1, B-5, or I-1 by the Zoning Ordinance of the City of Ithaca, New York, no signs shall be erected or maintained, except as follows: A. Freestanding businesses may have one freestanding sign not to exceed .5 square foot to every one linear foot of the building frontage occupied by the business and not to exceed 75 square feet in area, a width of 12 feet, and not to exceed a maximum height of 22 feet, including the framework. In addition, the freestanding business may have building signs not to exceed 1.5 square feet of sign area to every one linear foot of building frontage or of building frontage occupied by each business conducted on the premises, the total of both freestanding and building signs not to exceed a total area of 250 square feet. See below for setback bonus information..5 square foot to every one linear foot of the building frontage occupied by the business and not to exceed 75 square feet in area, a width of 12 feet, and not to exceed a maximum height of 22 feet, including the framework10’-0” +/-2’-0” +/-Allowable Signage Area (sf):.5 sf/lf x 54’ lf = 27sf SignageWEDZ-1 DISTRICTCODE ITEM REGULATIONSSIGNAGEPROVIDED Building Frontage: 54 lineal feet .67’H x 10.67’ line length = 7.15sf ELMIRA SAVINGS BANK .42’H x 5.75’ line length = 2.42sf THE PEOPLE’S BANK .50’H x 1’-0” line length = 0.50sf 602 10.06sf TOTAL SIGNAGE AREA PROVIDEDSOUTHELEVATIONA2.3 DATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTS15 APRIL 2016602 WEST STATE STREET, ITHACA, NEW YORKELMIRA SAVINGS BANK1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035PRELIMINARY SITE PLAN REVIEW PREFINISHED METAL GUTTER AND DOWNSPOUT, COLOR: SANDSTONEBRICK FRIEZE, PAINTED TO MATCH HISTORIC COLOR, GREENISH-GRAYBRICK BELT-COURSE, PAINTED TO MATCH HISTORIC COLOR, GREENISH-GRAYBRICK MASONRY, COLOR BURGUNDY BLEND APREFINISHED ALUMINUM ROOF FLASHING, COLOR: SANDSTONESTEEL CANOPY STRUCTURE WITH PAINTED ORPOWDER-COATED FINISH, COLOR: MEDIUM BRONZEILLUMINATED CHANNEL SIGNAGE COLOR TO MATCH ESB LOGO COLOR: BURGUNDYPREFINISHED ALUMINUM SUNSHADE,COLOR: MEDIUM BRONZEEXISTING BRICK HEADER AND SILL, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAY PREFINISHED ALUMINUM ROOF FLASHING, COLOR: SANDSTONEILLUMINATED CHANNEL SIGNAGE COLOR TO MATCH ESB LOGO COLOR: BURGUNDYSTEEL CANOPY STRUCTURE WITH PAINTED OR POWDER-COAT FINISH: MEDIUM BRONZEEXISTING BRICK FRIEZE, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAYEXISTING BRICK BELT COURSE, PAINTED TO MATCH HISTORIC COLOR: GREENISH-GRAYCAST STONE WATER TABLE TO MATCH EXISTING LIMESTONE WATER TABLE, COLOR: BROWNPROPOSED NIGHT DEPOSITPROPOSED DRIVE-UP TELLER - BELOW GRADE PNEUMATIC TUBE SYSTEMPROPOSED ATMPREFINISHED METAL WALL PANEL, COLOR: ANODIC SATIN MICA EXISTING STONE WATER TABLEPREFINISHED ALUMINUM ROOF FLASHING, COLOR: SANDSTONESTEEL CANOPY STRUCTURE WITH PAINTED ORPOWDER-COATED FINISH: MEDIUM BRONZEEXISTING BRICKPARAPET WALLS:- PRECAST COPESTONE CAP, TINTED TO MATCH HISTORIC COLOR: GREENISH-GRAY ON- PRECAST BASE WITH SMOOTH FINISH, TINTED TO MATCH HORIZON GRAY WITH- CAST STONE WATER TABLE TO MATCH EXISITNG STONE WATER TABLE COLOR: BROWNEXCERPT FROM:CITY OF ITHACACHAPTER 272: SIGNSSUBSECTION 272- 7:In districts zoned SW-1, SW-2, SW-3, WEDZ-1, B-5, or I-1 by the Zoning Ordinance of the City of Ithaca, New York, no signs shall be erected or maintained, except as follows: A. Freestanding businesses may have one freestanding sign not to exceed .5 square foot to every one linear foot of the building frontage occupied by the business and not to exceed 75 square feet in area, a width of 12 feet, and not to exceed a maximum height of 22 feet, including the framework. In addition, the freestanding business may have building signs not to exceed 1.5 square feet of sign area to every one linear foot of building frontage or of building frontage occupied by each business conducted on the premises, the total of both freestanding and building signs not to exceed a total area of 250 square feet. See below for setback bonus information..5 square foot to every one linear foot of the building frontage occupied by the business and not to exceed 75 square feet in area, a width of 12 feet, and not to exceed a maximum height of 22 feet, including the frameworkAllowable Signage Area (sf):.5 sf/lf x 55.5’ lf = 27.75sf SignageWEDZ-1 DISTRICTCODE ITEM REGULATIONSSIGNAGEPROVIDED Building Frontage: 55’ -6” lineal feet 2.83’ diameter = 6.04sf People Wheel graphic 2.83’ diameter = 6.04sf People Wheel graphic 12.08sf TOTAL SIGNAGE AREA PROVIDED WESTELEVATIONA2.4 DATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTS15 APRIL 2016602 WEST STATE STREET, ITHACA, NEW YORKELMIRA SAVINGS BANK1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035PRELIMINARY SITE PLAN REVIEWPerspective from the South-eastPERSPECTIVESA3.1 DATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTS15 APRIL 2016602 WEST STATE STREET, ITHACA, NEW YORKELMIRA SAVINGS BANK1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035PRELIMINARY SITE PLAN REVIEWPerspective from the North-eastPERSPECTIVESA3.2 Direct-View LED Traffic Controller TCL734GG-115 PRODUCT ID 12474 DIMENSIONS 7" H x 34" W x 2.5" D CONSTRUCTION Cabinet: 1-piece, corrosion resistant, extruded aluminum frame, 2.5" deep. Cabinet Finish: Duranodic Bronze Face Material: 1/8" thick, impact resistant, smoke-tinted polycarbonate (5109) Faces: Single faced sign ELECTRICAL UL/cUL Listed: Listed for wet locations Voltage: 120 VAC MESSAGE Illumination: Super bright direct view LEDs. Message blanks out when off. LED Viewing Angle: Wide Angle NOTE: Other colors, voltages, cabinet sizes, cabinet styles and paint finishes are available upon request. MESSAGE COLOR HEIGHT AMPS ATM Green Wide Angle 3.5"0.029 OPEN Green Wide Angle 3.5"0.040 Product View NOTE: Sign image may not exactly represent the finished product. For illustration purposes only. REV 0 | 01302015 | AV 7" 34"2.5" iSigns 7625 Birkmire Drive Fairview, PA 16415 Version 1 (2015-01-30 14:22:20) Proudly Made in the USA Direct-View LED Traffic ControllerTCL734GR-100 PRODUCT ID6083 DIMENSIONS7" H x 34" W x 2.5" D CONSTRUCTIONCabinet: 1-piece, corrosion resistant, extruded aluminum frame, 2.5" deep.Cabinet Finish: Duranodic BronzeFace Material: 1/8" thick, impact resistant, smoke-tinted polycarbonate(5109)Faces: Single faced sign ELECTRICALUL/cUL Listed: Listed for wet locationsVoltage: 120 VAC MESSAGEIllumination: Super bright direct view LEDs. Message blanks out when off.LED Viewing Angle: Wide Angle NOTE: Other colors, voltages, cabinet sizes, cabinet styles and paintfinishes are available upon request. MESSAGE LED/COLOR HEIGHT AMPS OPEN Green Wide Angle 3.5"0.041CLOSEDRed Wide Angle 3.5"0.031 Product View NOTE: Sign image may not exactly represent the finished product. For illustration purposes only. REV 0 | 02032015 | AV 7" 34"2.5" iSigns 7625 Birkmire Drive Fairview, PA 16415 Version 2 (2015-02-03 10:52:05) Proudly Made in the USA 1 New York State Environmental Quality Review Act (SEQR) SCOPING DOCUMENT For a Draft Environmental Impact Statement (DEIS) MAPLEWOOD GRADUATE AND PROFESSIONAL STUDENT HOUSING REDEVELOPMENT PROJECT Maplewood Apartments Veteran’s Place Between Maple Avenue and Mitchell Street Town of Ithaca and City of Ithaca Project Sponsor/Applicant EdR Trust Collegiate Housing 999 So. Shady Grove Rd. Suite 600 Memphis, TN 38120 Lead Consultant Whitham Planning and Design, LLC 123 South Cayuga Street Ithaca, NY 14850 Lead Agency Town of Ithaca Planning Board 215 North Tioga Street Ithaca, NY 14850 SEQR Classification: Type 1 Action Lead Agency: Town of Ithaca Planning Board Involved Agencies: NYS Department of Environmental Conservation NYS Office of Parks, Recreation, and Historic Preservation Tompkins County Highway Department Tompkins County Health Department City of Ithaca Planning and Development Board Town of Ithaca Town Board Interested Agencies: Tompkins County Planning Department Tompkins Consolidated Area Transit Ithaca-Tompkins County Transportation Council Town of Ithaca Conservation Board City of Ithaca Clerk City of Ithaca Planning Department City of Ithaca Fire Department 2 TABLE OF CONTENTS INTRODUCTION ...................................................................................................................... 4 DESCRIPTION OF PROPOSED ACTION ...................................................................................... 4 POTENTIAL ENVIRONMENTAL IMPACTS .................................................................................. 5 DEIS CONTENTS AND FORMATTING ........................................................................................ 5 COVER SHEET ................................................................................................................................... 6 TABLE OF CONTENTS ........................................................................................................................ 6 CHAPTER 1: EXECUTIVE SUMMARY .................................................................................................. 6 CHAPTER 2: PROJECT DESCRIPTION .................................................................................................. 7 1. Location and Site Definition ........................................................................................................ 7 2. Project Description ...................................................................................................................... 8 3. Project Purpose, Need, and Benefit ............................................................................................ 8 4. Approvals, Reviews, and Permits ................................................................................................. 9 CHAPTER 3: EXISTING CONDITIONS, IMPACTS, AND MITIGATION .................................................... 9 1. Land Use and Zoning .................................................................................................................. 10 a. Existing Conditions ................................................................................................................................ 10 b. Potential Impacts .................................................................................................................................. 10 c. Mitigation Measures ............................................................................................................................. 10 2. Geology, Soils, and Topography ................................................................................................ 10 a. Existing Conditions ................................................................................................................................ 10 b. Potential Impacts .................................................................................................................................. 11 c. Mitigation Measures ............................................................................................................................. 11 3. Water Resources ....................................................................................................................... 12 a. Existing Conditions ............................................................................................................................... 12 b. Potential Impacts .................................................................................................................................. 12 c. Mitigation Measures ............................................................................................................................. 13 4. Historic and Archaeological Resources ...................................................................................... 13 a. Existing Conditions ................................................................................................................................ 13 b. Potential Impacts .................................................................................................................................. 13 c. Mitigation Measures ............................................................................................................................. 14 5. Transportation and Circulation .................................................................................................. 14 a. Existing Conditions ................................................................................................................................ 14 b. Potential Impacts .................................................................................................................................. 16 c. Mitigation Measures ............................................................................................................................. 17 6. Utilities ....................................................................................................................................... 17 a. Existing Conditions ................................................................................................................................ 17 b. Potential Impacts .................................................................................................................................. 18 c. Mitigation Measures ............................................................................................................................ 19 7. Aesthetic Resources and Neighborhood Character ................................................................... 19 a. Existing Conditions ................................................................................................................................ 19 b. Potential Impacts .................................................................................................................................. 20 c. Mitigation Measures ............................................................................................................................. 21 8. Community Services ................................................................................................................. 21 a. Existing Conditions ................................................................................................................................ 21 b. Potential Impacts .................................................................................................................................. 22 c. Mitigation Measures ............................................................................................................................. 22 9. Open Space, Recreation, Vegetation, and Fauna ...................................................................... 22 3 a. Existing Conditions ................................................................................................................................ 22 b. Potential Impacts .................................................................................................................................. 22 c. Mitigation Measures ............................................................................................................................. 22 CHAPTER 4: CONSTRUCTION AND DEMOLITION ACTIVITIES ........................................................... 23 CHAPTER 5: EFFECT OF PROJECT ON THE USE AND CONSERVATION OF ENERGY ............................. 24 CHAPTER 6: REASONABLE ALTERNATIVES ...................................................................................... 25 1. No Action .................................................................................................................................. 25 2. Development in Accordance with Existing Zoning .................................................................... 25 3. Maximum Development Scenario ............................................................................................ 25 CHAPTER 7: IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES ............................ 26 CHAPTER 8: UNAVOIDABLE ADVERSE EFFECTS ............................................................................... 26 1. Short-Term Unavoidable Impacts .............................................................................................. 26 2. Long-Term Unavoidable Impacts ............................................................................................... 26 CHAPTER 9: GROWTH-INDUCING ASPECTS ..................................................................................... 26 CHAPTER 10: CUMULATIVE IMPACTS ............................................................................................. 26 REFERENCES ................................................................................................................................... 27 APPENDICES ................................................................................................................................... 27 FIGURES ......................................................................................................................................... 27 TABLES ........................................................................................................................................... 27 4 INTRODUCTION The Maplewood Graduate and Professional Student Housing Redevelopment Project received a positive declaration of potential significant adverse environmental impacts from the Town Planning Board on May XX, 2016, in its capacity as lead agency (Lead Agency). Accordingly, the Project will require the preparation of an Environmental Impact Statement (EIS). This Scoping document has been prepared in accordance with the requirements of the State Environmental Quality Review Act (SEQR). It describes the Proposed Action or Project, presents the proposed framework for the Draft EIS (DEIS), and discusses procedures to be followed in the preparation of the DEIS. This document is intended to serve as a foundation for identification of all potentially significant adverse environmental impacts that are pertinent to the Project and appropriate mitigation measures. It is also intended to eliminate consideration of any impacts that are irrelevant or non-significant. This Scoping Document is adopted by the Town of Ithaca Planning Board, as Lead Agency for the SEQR review of the proposed Maplewood Redevelopment Project. DESCRIPTION OF PROPOSED ACTION EdR Trust Collegiate Housing (Project Sponsor), in coordination with Cornell University, seeks to redevelop the existing Cornell University’s Maplewood Graduate and Professional Student Housing (Project or Proposed Action), located on a 16.98-acre parcel (Site) with +/-16.23 acres in the Town of Ithaca (Town) and +/-0.75 acres in the City of Ithaca (City). It is located along Veteran’s Place, and is bounded by East Ithaca Recreation Way to the west, Mitchell Street to the south, and Maple Avenue to the north. Along the Site’s eastern boundary is the East Lawn Cemetery and Maple Hill Apartments. The Project is next to Cornell University campus, approximately 1.2 miles east of downtown Ithaca, and within a 10 to 20 minute walk to East Hill Plaza and the center of Collegetown. The Site is currently zoned as High Density Residential (HDR) in the Town, and as Multi-Family Residential (R3b) in the City. The portion of the Project in the City is proposed as-of-right. The portion of the Project in the Town is proposed to be rezoned. The residential portions of the Project consist of Studio apartments, One Bedroom, Two Bedroom, and Three Bedroom units, ranging from 380 square feet (sf) to 1,300 sf in apartment, townhouse, and stacked flat typologies. Approximately 75% of the program is in apartments, and 25% in townhouses and other individual entry units in stacked flats. Of the individual entry unit program, approximately 67% is in normative townhouses and 33% is in stacked flats. New streets, lanes, sidewalks, pathways, parks, and natural areas are incorporated throughout the plan to accommodate pedestrian, bicycle, and vehicular traffic in an integrated network 5 that connects to the larger Town and City, including Maple Avenue, the East Ithaca Recreation Way, and Mitchell Street. The Project Sponsor has applied for a Planned Development Zone (PDZ) in the Town for development of a denser, mixed-use neighborhood than current zoning allows. Using Form- Based zoning as a guideline, the Project intends to create a sustainable, walkable, and affordable community, using a mix of buildings and unit types, and neighborhood serving retail and community spaces. The Project consists of up to 925 bedrooms, or up to 500 dwelling units, in townhomes, stacked flats, and multi-family apartment buildings, creating a dynamic mix of unit types and building configurations on the Site. The community center will be an additional amenity no larger than 9,500 sf, and includes a combination of common meeting space, management, leasing, and office space, and exercise and recreational space. Approximately 5,000 sf of neighborhood serving retail space is proposed in the ground floor of an apartment building on Maple Avenue. POTENTIAL ENVIRONMENTAL IMPACTS The Project may result in significant impacts to: land use and zoning; geology, soils, and topography; water resources; historic resources; transportation (including traffic, parking, and public transit); utilities; aesthetic resources and neighborhood character; community services; open space, recreation, vegetation, and fauna; and use and conservation of energy. Additionally, short-term construction impacts, including but not limited to noise, traffic, light, erosion and sedimentation, and air quality, have the potential to result in significant impacts. Thus, a DEIS is required to evaluate these potentially significant impacts, and identify mitigation measures to reduce anticipated impacts. Impacts will be further discussed in Chapter 3 of the DEIS, which is outlined on pages 9-22 of this Scoping Document. DEIS CONTENTS AND FORMATTING The Project Sponsor will prepare a site-specific, project-specific DEIS, addressing all items identified in this Scoping Document. The applicant will incorporate information from other developments underway or proposed in the local area and include a discussion on cumulative adverse impacts in Chapter 10. The DEIS will assemble relevant and material facts needed to address only those potential significant adverse impacts that can be reasonably anticipated due to the Project. It will be clearly and concisely written in plain English that can be easily read and understood by the public. Highly technical material will be summarized and referenced as an Appendix in the DEIS. Preliminary Plans will accompany the DEIS as an attachment, and reduced copies of pertinent plan sheets and other drawings may be included in the text of the DEIS. The following outlines the contents and formatting of the Project’s DEIS. 6 COVER SHEET The Cover Sheet will list: 1. Title of the Project 2. Location of the Project 3. Identification as a DEIS 4. Name, address, and telephone number of the Lead Agency and its contact person 5. Name, address, and telephone number of the Primary Preparer of the DEIS 6. The date of the DEIS submission, revision date(s), acceptance date (to be inserted later), and the public hearing date and DEIS comment period (to be inserted later) 7. Locations for document availability, including digital and hard copies. Following the Cover Sheet, a list of all consultants and parties involved in the preparation of the DEIS should be included. TABLE OF CONTENTS The Table of Contents lists the Chapters of the DEIS, including Sections and Subsections, Tables, Figures, drawings and appendices, with page numbers listed for each. The content of the DEIS will include the following: CHAPTER 1: EXECUTIVE SUMMARY Chapter 1 will provide a brief overview of the Project, and a summary of all potential environmental impacts, proposed mitigation measures, and reasonable alternatives. The Executive Summary will only include information that is found elsewhere in the main body of the DEIS. This will be formatted as follows: • Project Objectives • Brief Description of Project • Permits and Approvals • Summary of Potential Significant Impacts and Mitigation o Impacts on Land Use and Zoning and Related Mitigation o Impacts on Geology, Soils, and Topography and Related Mitigation o Impacts on Water Resources and Related Mitigation o Impacts on Historic and Archaeological Resources and Related Mitigation o Impacts on Transportation and Circulation and Related Mitigation o Impacts on Utilities and Related Mitigation 7 o Impacts on Aesthetic Resources and Neighborhood Character and Related Mitigation o Impacts on Community Services and Related Mitigation o Impacts on Open Space, Recreation, Vegetation, and Fauna and Related Mitigation • Impacts from Construction and Demolition Activities and Related Mitigation • Effect of Project on the Use and Conservation of Energy • Reasonable Alternatives to the Project • Irreversible and Irretrievable Commitment of Resources • Unavoidable Adverse Effects • Growth Inducing Aspects • Cumulative Impacts • Copy of Final Scope CHAPTER 2: PROJECT DESCRIPTION Chapter 2 will include a detailed description of the Project. It will describe the Project’s purpose, the public need and benefits of the Project, the objectives of the Project Sponsor, a list of federal, state, and local permits and approvals required, a list of involved agencies and their authority, and a list of interested agencies. A detailed description of the existing Site, its use, and PDZ rezoning will be outlined. This Chapter will also provide a detailed description of the proposed buildings, including overall layout, size, height, dimensions, and configurations of the buildings in the Project. This Chapter will address how the Project is accessible to Cornell University campus, and strives for sustainability, affordability, and high quality-design. 1. Location and Site Definition A written and graphic description of the location of the Site in the context of the Town and City, Tompkins County, and the Finger Lakes Region will be presented. This will include the following: • Tax map designation, existing zoning categories, and Site ownership, identification of any easements, rights-of-way, restrictions, special district boundaries, or other legal devices affecting the subject properties’ development potential. • Graphic description will provide two scales: a larger scale locating the Site in a larger context, and a smaller scale locating the Site within the Town, City, and surrounding neighborhood. 8 2. Project Description A description and graphic presentation of the Project will be provided, which will illustrate proposed uses, general layout of the Site, site access and egress, architecture, landscaping and open space, parking configuration, internal roadway system, and changes in Site hydrology. Conceptual utility locations (water, sanitary sewer, stormwater management facilities, etc.) will also be described, with a more detailed description and analysis in Chapter 3. The Project’s construction schedule will be described in Chapter 4. Details of the Project associated with zoning will be described in Chapter 3. A history of the Site will be described, including a summary of previous developments on the Site, such as the existing Maplewood Housing development and the former Vetsburg development. Additionally, it will describe the Project’s recreational assets. This includes the Site’s close proximity to the East Ithaca Recreational Way, an off-road multi-use trail that spans North- South from Honness Lane to Maple Avenue along the Site, and East-West from Pine Tree Road and Game Farm Road. The Project will preserve and create a diversity of open spaces along the western edge of the property, connecting to the trail. The description will include a detailed analysis of the programmatic breakdown of the Project, utilizing NYS Energy Code and Leadership in Energy and Environmental Design for Neighborhood Development (LEED ND) as guidelines for best practices. 3. Project Purpose, Need, and Benefit The purpose and need for the Project will be described, including a discussion of the purpose of the Project. It will include consideration of consistency with adopted policies and / or plans as set forth within adopted local and regional land use and community development plans. The description will include justification of the number and density of dwelling units in relation to the Town’s Comprehensive Plan, as well as an analysis of the target market for the proposed housing and how the Project responds to the Ithaca area’s and Cornell’s housing needs. The Comprehensive Plan outlines strategies for future development, promoting an increase in density where infrastructure already exists in order to prevent further sprawl and the diminishment of valuable open space. The Project Sponsor is requesting a PDZ for the Town portion of the Site, allowing the Project to respond to the land use and urban design concepts set forth in the Town’s Comprehensive Plan, which include: • A reduction of sprawl through dense development clusters with smaller (building and site plan) footprints and Higher Residential Density. 9 • Envisioned as a Traditional Neighborhood Development (TND) High Density Area in the 2014 Comprehensive Plan’s Future Land Use and Character map, rezoning the Site as a PDZ will help realize the Plan’s vision for the Site. The Comprehensive Plan primarily targets areas for mixed-use, dense, and compact development that are conducive to a greater range of transportation options including walkability, cycling, and transit. A PDZ for this Site would allow the Project to be redeveloped more closely in accordance with the respective Comprehensive Plans. 4. Approvals, Reviews, and Permits This Section will list and describe all required local, state, and federal approvals, reviews, and permits required by each involved agency to implement the Project, together with the status of each application, including the creation or expansion of water, sewer, drainage, or other municipal districts required by the Project. It will also list all Involved and Interested Agencies for DEIS distribution. CHAPTER 3: EXISTING CONDITIONS, IMPACTS, AND MITIGATION This Chapter will identify and analyze the existing environmental conditions, potential Impacts from the Project, and potential mitigation of those impacts. It will address the specific impact categories that have been identified through the Scoping Process. Detailed technical studies will be performed as necessary to identify and analyze significant environmental impacts, and will in turn determine appropriate mitigation measures. Sufficient detail will be provided so that reviewers are able to gain an understanding of current conditions and impacts. The following describes the methodologies that will be used in the DEIS to assess the potential impacts of the Project. The general framework for each impact aims to provide a meaningful presentation of the environmental issues as follows: 1. Study and describe the existing conditions (e.g., environmental setting); 2. Assess potential impacts of the Project to described existing conditions; 3. Present and evaluate potential measures to mitigate any adverse environmental impacts identified. Required elements for each Section of Chapter 3 of the DEIS follow. 10 1. Land Use and Zoning a. Existing Conditions A narrative and graphic description of the existing land uses and zoning districts within a one-mile radius of the Site will be provided. A discussion of the permitted land uses in the applicable zoning districts and zoning overlay districts will be described. b. Potential Impacts Potential impacts to land use and zoning, such as an increase in density, will be outlined. It will evaluate the relationship of the Project to the overall land use patterns within the vicinity of the Site. It will describe the potential impacts of changing the Site’s zoning from HDR to a PDZ, which will accommodate a denser and walkable community, with mixed-use components. This zoning change will use form-based code methodologies to create a pedestrian- friendly and sustainable community using standards for alternative building heights, street-edge frontage, and the conservation of open space. The Comprehensive Plans of the Town and City will be used to evaluate the Project in relationship to the goals and objectives set forth by these documents. With respect to physical planning and surrounding land uses, comparisons will be made between the needs and objectives of the Project and the strategies envisioned by the City and Town’s Comprehensive Plans. The Project will also be compared to the long-range community development policies and land use objectives outlined in their Comprehensive Plans. The portion of the Project in the City is proposed as-of-right and would therefore not have zoning-related impacts. c. Mitigation Measures Proposed measures required to mitigate any potential impacts to land use and zoning will be discussed. 2. Geology, Soils, and Topography a. Existing Conditions The existing surficial geology and bedrock of the Site will be described. Natural features of the Site include steeper slopes and knolls with heavily wooded areas in the north and eastern portion of the Site. A complete analysis of the onsite conditions will be included. Soils on the Site will be identified and mapped based on soils data and mapping from 11 the United States Department of Agriculture Natural Resources Conservation Service (USDA NRCS) Soil Survey for Tompkins County, NY. Soils with shallow depth to water table will be identified. Site and Project-specific geotechnical investigations will be conducted to verify the Site’s ability to support the Project and proposed Site improvements. The geotechnical report will include boring maps, boring logs, and recommendations towards the types of foundations for the buildings. The geotechnical report will be used in the description of existing conditions, and will be included as an Appendix to the DEIS. b. Potential Impacts An assessment of potential impacts on the topography and soils will be identified. It will describe the potential impacts within the Site and around it from redeveloping and developing the land including erosion potential for the Site. Geotechnical reports and final grading plans with a cut and fill analysis will be developed for the Site. Specific impacts on land and geologic features to be evaluated include: • Potential change in impervious cover; • Tree removal; • Soil erosion and sediment control; • Excavation; • Construction on land with possible shallow depth to water table; c. Mitigation Measures Measures that will be taken to mitigate potential impacts to land will be described. A grading plan will be prepared with the goal of balancing the amount of cut and fill to minimize the import/export of materials to and from the Site. Side slopes for all cut and fill areas will be set to minimize the potential for future erosion. In addition, it will discuss physical measures to avoid or minimize impacts from erosion including erosion control measures such as seeding and mulching of disturbed areas along or within drainage swales. It will also describe any other measures that will be taken to mitigate potential impacts such as turf reinforcement mats (TRMs) or other Best Management Practices (BMPs) that are developed through the DEIS process and Project development. 12 3. Water Resources a. Existing Conditions Existing conditions of water resources in relationship to the Site will be described. This discussion will include existing surface water, groundwater, the Site’s hydrogeological setting, and stormwater. It will inventory the existing water features within and adjacent to the Site. Pre- development conditions including on-site and off-site watershed mapping, hydrologic characteristics of the watershed, and drainage patterns will be described. Pre-development conditions including on-site and off-site location, size, and capacity of existing stormwater drainage facilities, will be described. Some on-site stormwater infrastructure is in place due to previous development. There are numerous catch basins to collect stormwater runoff, but the extent, connections, and outfalls of the system are currently unknown. Base mapping of the storm sewer system will be developed. The existing (pre-development) stormwater condition will be modeled in accordance with the NYS Stormwater Management Design Manual to develop a baseline condition. The analysis will take a watershed approach, including upstream tributary areas, to the point of discharge at the property boundary. b. Potential Impacts Potential impacts to water resources will be outlined. It will discuss potential impacts of construction and development on the groundwater and surface water resources that traverse the Site. In order to properly address these concerns, this discussion will include a description of impacts to groundwater and surface water, and other potential impacts. The Site contains no protected waterbodies depicted on the National Wetlands Inventory or NYSDEC mapping. Potential impacts associated with construction activities and creation of additional impervious surfaces as they relate to changes in surface water quality and quantity, on and downstream of the Site, will also be evaluated. It will analyze downstream flooding as a potential impact of the Project. Post-development stormwater rates and volumes for various design year storms will be calculated and compared to pre-development conditions to ensure compliance with NYSDEC and the Town and City requirements concerning stormwater management, and the need to prepare a SWPPP. The SWPPP will include proposed stormwater facilities. Stormwater discharges from construction activities for the Project are required to 13 obtain coverage through SPDES Permit. The design of the stormwater infrastructure shall follow the NYSDEC SPDES General Permit for Stormwater Discharges from Construction Activity (GP-0-15-002) requirements, as well as Town and City development guidelines. The NYS Stormwater Management Design Manual will be followed in the development of the permanent stormwater infrastructure and mitigation measures with an emphasis on green infrastructure. c. Mitigation Measures Mitigation measures for potential impacts to surface and groundwater resources will be described. The Project will be designed and constructed to meet Town, City, and State stormwater management regulations, as applicable. The stormwater management approach will be evaluated and address the entire parcel including portions of the Site that lie in both the City and the Town. Mitigation measures for potential impacts may relate to all aspects of the water resources. Specific mitigation measures for surface water resources may include the addition of more permanent practices. Stormwater runoff will be mitigated through the development of the SWPPP and will include green infrastructure and runoff reduction practices, which may include bioretention, rain gardens, retention and detention facilities, and infiltration practices depending on the suitability of the in-situ soils. 4. Historic and Archaeological Resources a. Existing Conditions Existing historic architectural and archaeological resources present within or immediately adjacent to the Site, such as the Mitchell family cemetery plot, will be discussed. A Phase 1A Cultural Resources Survey will be performed by a qualified cultural resources specialist and a summary of its results will be provided. b. Potential Impacts Potential impacts as a result of development or redevelopment within or adjacent to sensitive historic or archaeological resources, including the impacts of proposed demolition, will be discussed. A Phase IA Cultural Resources Inventory will be completed to identify any potentially significant impacts to cultural resources and the necessity for further investigation in areas where disturbance is anticipated. 14 c. Mitigation Measures Measures that will be taken to mitigate potential impacts to historic and archaeological resources will be described. A plan to implement mitigation measures needed or required by NYSORPHP and/or as recommended in the Phase 1A Cultural Resource Survey and Phase 1B Report (if prepared) will be developed. 5. Transportation and Circulation a. Existing Conditions Existing traffic and transportation conditions at the Site and at select intersections within the vicinity of the Site will be described. A Traffic Impact Study (TIS) will be prepared, and assembled, and review available traffic data from NYSDOT, Tompkins County, and the Town and City. The existing roadway system serving the Site, including number of lanes, roadway conditions, traffic controls, and signal timing, will be described. A discussion of existing multi-modal connectivity at and around the Site, including existing pedestrian, transit, bicycle, parking, and emergency access will also be provided. Analysis will look at existing peak hour corridor traffic conditions, roadway description, and pedestrian and bicycle facilities on-site. Intersections for Analysis Travel demand generated by the Project is expected to result in increased traffic volumes along the Mitchell Street and Maple Avenue corridors, which provide direct access to the Site. A traffic study area encompassing a total of 6 existing intersections (2 signalized and 4 unsignalized) were selected for analysis based on the assignment of new project-generated vehicle trips. Existing intersections that will be analyzed (Figure 1) include: 1. Maple Avenue and Cornell Street / Ithaca Road (signalized) 2. Maple Avenue and Veteran’s Place (unsignalized) 3. Maple Avenue and Pine Tree Road (unsignalized) 4. Mitchell Street and Veteran’s Place (unsignalized) 5. Mitchell Street and Ithaca Road (unsignalized) 6. Mitchell Street and State Street / NYS Route 79 (signalized) 15 Existing Peak Hour Corridor Traffic Conditions All intersections connecting the Site to the existing street network will be evaluated under Peak Hour Traffic Conditions. An inventory of existing roadway network, peak traffic volumes, and associated Level of Service (LOS) will be conducted using automatic traffic recorder and intersection turning movement counts, and from data currently available from secondary sources (e.g., NYSDOT). Intersection LOS will be analyzed using a combination of traffic analysis software – Synchro 8 and SimTraffic. Analysis Hours Traffic counts will be conducted, at minimum, during the weekday morning hours of 7:00 AM to 9:00 AM and weekday afternoon hours of 4:00 PM to 6:00 PM. In addition, 12-hour traffic counts will be conducted at the existing Maple Avenue/Veteran’s Place and Mitchell Street and Veteran’s Place intersections. Within this data, pedestrian counts will be included at the study area intersections. Copies of the data count will be provided. Analysis Years 16 The traffic study area intersections will be assessed under existing (2016) conditions, and the 2018 future conditions without the Project (2018 No-Build), and the 2018 future conditions with the Project (2018 Build). Accident Evaluation An accident evaluation will be included. NYDOT accident data for Maple Avenue and Mitchell Street corridors for the most recent three-year period will be summarized by location to determine if there are any high accident occurrence locations and if any improvements are necessary. Pedestrian and Bicycle Facilities Existing on and off-site pedestrian and bike network and amenities in relationship to the Project will be described. Transit Existing transit service under Tompkins Consolidated Area Transit (TCAT) around the Site will be discussed. This evaluation consists of existing seasonal bus routes, stops, and schedules that will reference the most up-to-date schedule and system map of the transit system. Parking Existing parking facilities within the Site will be discussed. Current parking conditions and capacity on-site provided by the former apartment buildings will be described. The analysis will provide a comparison of parking ratios for other student housing developments in the vicinity of the Site. It will include a description of the existing internal capacity of the on-site parking lots and identify other possible internal parking areas to expand the capacity of parking for the Project. Emergency Access Existing fire, ambulance, and police access to the area will be discussed. Existing conditions to accommodate such services, such as accessibility and turning radii, will be described. b. Potential Impacts Potential impacts to transportation and circulation as a result of the Project will be discussed. The development is in close proximity to residential neighborhoods, which 17 may be impacted by increased population. The development’s proximity to the downtown core and Cornell University is well situated for alternative modes of transportation (e.g., walking, biking, carpooling, carsharing, and mass transit); however, the potential impact on this area will need careful study. Public bus service (82,92,93) is available by foot in less than 5 minutes. The Cornell Campus, specifically the southern portion of campus, is accessible in a 5 to 10 minute walk. Potential impacts of the Project on study intersections connecting the Site to the existing street network will be discussed. Analysis will also describe the potential impacts of the Project on the existing internal roadway circulation network within the Site as it relates to the larger existing context. Potential impacts of the Project to existing off-site pedestrian and bike network and amenities will be described. The existing routes from the Site to Cornell University will be specifically analyzed. Potential impacts of the Project on existing TCAT transit service around the Site will be discussed. Potential impacts of the Project on existing parking facilities within the Site, including increasing the current number of parking spaces, will be described. Additionally, analysis will describe potential impacts of the Project on existing fire, ambulance, and police access to the area. c. Mitigation Measures Mitigation measures will be developed to address any significant adverse traffic impacts. A description of proposed mitigation strategies to minimize traffic impacts on the Belle Sherman neighborhood and on Mitchell Street will be specifically addressed. Parking (on and off street) and parking lot design standards will be developed as further mitigation. Measures to be implemented to minimize the need for parking will also be identified. Other measures may include signal timing modifications, intersection reconfigurations, and the addition of turning lanes. 6. Utilities a. Existing Conditions Existing conditions of water supply, sanitary sewers, storm sewers, gas, and electric, telephone, cable television and internet will be discussed and analyzed. Analysis will focus on existing water infrastructure capacity and constraints, and quantify the existing water consumption associated with the Site. It will identify and 18 discuss the municipal water facilities that serve the Site, and discuss any off-Site constraints to the municipal water service. The Site lies within the Town of Ithaca Water District, with water being supplied by the Southern Cayuga Lake Inter-Municipal Water Commission. Water service is currently fed from the Town’s distribution system off of Mitchell Street. Existing sewer infrastructure capacity and constraints will also be described. A consultation with representatives of the municipal sewer district will occur and capacity and constraints of the existing municipal sanitary sewer system will be documented. The existing on-site sanitary sewer system will be mapped and modeled in conjunction with Town and City Staff. Existing stormwater infrastructure capacity and constraints within the Site and the adjacent off-site areas, both upstream and downstream of the Site, will be discussed. Existing and historic stormwater issues will be documented as a portion of the Subsection. Existing stormwater facilities on-site will be mapped. Existing infrastructure for the conveyance of natural gas to the Site will be discussed. The existing natural gas utilities on-site will be mapped. New York State Electric and Gas (NYSEG) will be consulted regarding system capacities and existing infrastructure conditions. Existing electric, telephone, cable television, and high-speed internet accessibility to the Site will be described. Additionally, existing on-site lighting and lighting on parcels adjacent to the Site will be described and mapped. b. Potential Impacts Potential impact to utilities that serve the Site will be described. A Utility Capacity Analysis will be conducted to determine any impact to utilities. Potential impacts of the Project on water demands will be discussed and provided to the Town for their use in confirming the existing capacity in the water system. Analysis will include estimates of public water usage in accordance with NYSDEC and NYSDOH guidelines. Potential impacts of the Project on proposed sewer demands will be discussed and provided to the Town for their use in confirming the existing capacity in the sewer systems. It will include estimates of sanitary sewer loadings in accordance with NYSDEC and NYSDOH guidelines. Potential impacts of the Project on existing stormwater will be described. It will evaluate the public stormwater infrastructure and provide runoff estimates from the Site. 19 Hydraulic modeling of the storm sewer system will be performed to insure capacity and proper sizing of new infrastructure. Potential impacts of the Project on existing infrastructure for the conveyance of natural gas to the Site will be described. NYSEG will be contacted to determine the adequacy of the existing natural gas system with respect to the Project. Potential impacts of the Project on existing electric, telephone, cable television, and high-speed internet accessibility to the Site will be discussed. Each separate utility will be contacted to determine condition and capacity of the existing systems. Potential impacts of the Project on existing on-site lighting and lighting on parcels adjacent to the Site will also be discussed. General design guidelines for public site lighting will be developed. c. Mitigation Measures Measures that will be taken to mitigate potential impacts, including an investigation of alternative and renewable energy options, and methods of water conservation and reuse will be described. 7. Aesthetic Resources and Neighborhood Character a. Existing Conditions This Subsection will discuss the existing aesthetic resources and neighborhood character, and will include the following: • A photographic documentation and narrative of the existing context • Discuss line of sight and existing visual buffers that affect views of the site from various vantage points • Identify critical vantage points where the aesthetic environment and neighborhood character is considered an important aspect of the Site, including views along Mitchell Street and Maple Avenue. Figure 2 illustrates the vantage points that will be used in this analysis. 20 The vantage points are: A. Maple Avenue – Approach from West B. Maple Avenue – Approach from East C. Belle Sherman Cottages – View from intersection of Walnut Street and Worth Street D. Mitchell Street – Approach from West at Vine Street E. Mitchell Street – Approach from West at Walnut Street F. View from Entrance to lower East Hill Recreation Way G. Mitchell Street – Approach from East b. Potential Impacts Existing and proposed conditions will be compared; describing potential impacts the Project may have on the existing aesthetic neighborhood character. It will describe Project components that may result in a change in views from identified vantage points, including building colors, materials, heights, roof pitch, open space. To address potential 21 impacts to neighborhood character, field analysis will include a before/after comparison using photography to collect views. The visual impact analysis will be prepared and include the following: • Photographs of existing views of the Site identified in Figure 2 during leaf-off conditions. • Photographic perspectives of the Project condition from each critical receptor point, providing a before/after comparison. Streetscape views will give a sense of how the buildings interact with the sidewalk and street. • Provide view descriptions from critical vantage points of the Project using photographs and graphic illustrations. • Discuss compatibility of the Project with the surrounding visual context. • Discuss the significance and character of the visual impact of the Project on the surrounding neighborhood. The following will be also be considered: • Design principles for architecture, urban design, landscaping, greenspace, Site lighting, screening, proposed signage and other aesthetic considerations (PDZ). • Visual renderings and elevations will be provided. • Visual simulations from adjacent areas that may be impacted. • Visuals and sections that demonstrate how the existing grade elevation with the development works with sight lines and view sheds internal/external to the Site. • Project lighting, including streetlights and other residential or commercial lights, and the possible impacts of lighting on the surrounding context. c. Mitigation Measures Measures that will be taken to mitigate potential impacts on existing aesthetic resources and neighborhood character from defined points within the vicinity of the Site will be described. The discussion will include appropriate mitigation tactics to minimize any adverse visual impacts. 8. Community Services a. Existing Conditions Existing community services for the Project area including government facilities; educational facilities (e.g., school, etc.); cultural facilities (e.g., libraries, etc.); religious 22 facilities; hospitals, health and welfare facilities; and emergency services (police, fire and EMS) will be discussed. b. Potential Impacts Potential impacts to the community services that serve the Site will be identified and described. This includes a quantitative analysis of existing capacity / populations served, and the increase in population, describing whether such services have the capacity to serve the Project. c. Mitigation Measures Mitigation strategies to minimize potential impacts the Project may have on community services that serve the Site will be described. 9. Open Space, Recreation, Vegetation, and Fauna a. Existing Conditions Existing vegetation and fauna as it relates to existing open space and recreation areas within and in proximity to the Site, including parks, trails, and other resources will be mapped and discussed. b. Potential Impacts Potential impacts to the open space and recreation areas that may serve vegetation and fauna and the Site will be described both within the Site and around it. The design of the Project includes the conservation of open space in topographically sensitive areas with vegetation of higher value, such as the tree knoll, along the Site’s eastern edge and northern area. Connectivity to the East Ithaca Recreation Way to the west of the Site is another important feature of the Project. c. Mitigation Measures Mitigation strategies to minimize potential impacts the Project may have on open space and recreation areas, and vegetation and fauna that may serve the Site will be described. 23 CHAPTER 4: CONSTRUCTION AND DEMOLITION ACTIVITIES This Chapter will describe the construction schedule and logistics, discuss anticipated on-site activities, and provide estimates of construction workers and truck deliveries. This information will be used to analyze temporary construction period impacts on traffic, air quality, and noise. It includes a description of construction staging and activities, erosion and sediment controls during construction, a hazardous materials removal and abatement plan (if required), removal of non-recyclable construction waste and potential reuse of other waste materials, mitigation of construction air and noise impacts, and mitigation of construction impacts on the surrounding environment. A discussion of short-term construction employment generation will be included. Construction- related lighting will be addressed, in addition to time of day and days of week of construction impacts. Additionally, a portion of the discussion will focus on demolition of the existing Maplewood Apartments. Length of demolition, anticipated number of trucks moving material on and off site with amounts of materials and number of trucks, and where the trucks will be going will be described. The potential reuse or recycling of existing materials will also be discussed. A Section on traffic will be included which will address demand and any potential safety and / or mitigation measures that may be warranted during the construction period. A construction traffic analysis will be conducted, including development of traffic volumes for the study area roadway network for the hour of the day expected to have the highest construction-related trips. A quantitative air quality analysis will be conducted to determine the potential for air quality impacts during on-site construction activities and construction-generated traffic on local roadways. Air pollutant sources would include combustion exhaust associated with nonroad engines (i.e., cranes, excavators), on-road engines, and on-site activities that generate fugitive dust. A dispersion analysis of construction activities will be performed to determine the concentration levels for each pollutant of concern (carbon monoxide, particulate matter, and nitrogen dioxide_ at nearby sensitive receptor locations, including residential locations. Impact significance will be assessed through comparison of construction plus background concentrations to the National Ambient Air Quality Standards (NAAQS). A quantified noise analysis will be prepared which will examine potential noise impacts due to construction-related stationary and mobile sources. Existing noise levels will be determined by noise measurements performed at at-grade receptor locations. During the most representative worst-case time period(s), noise levels due to construction activities at each sensitive receptor will be predicted. Impacts will be assessed using criteria recommended in NYSDEC’s Assessing and Mitigating Noise Impacts policy guide. 24 Soil erosion and sediment control measures that will be implemented during construction will be described. The development of these measures will be coordinated with the Site’s soil types. The stromwater management plan will be described and the potential for stormwater effects will be addressed. A discussion will be included regarding construction phasing correlated to the SWPPP that will be prepared for the Site. Construction best management practices incorporated in the Project will be described, along with any additional mitigation necessary to address potential significant adverse impacts. Potential mitigation measures for all aspects of the construction phase include: • Establishment of hours of noise-producing construction activities. • Development of a safe construction/delivery routing plan. • The development of a detailed construction staging plan. • A Full SWPPP will be prepared for the full development of the Site, and will be developed in accordance with the NYS Stormwater Management Design Manual and the NYS Erosion and Sediment Control Manual. Mitigation will include the coverage under a SPDES General Construction Permit (GP-0-10-001), installation of proper E&S control measures in accordance with the approved SWPPP, and weekly inspections by a Qualified Professional. • The Project will be governed by the respective Town and City guidelines for construction schedule and local noise ordinances. • The SWPPP include mitigation measures such as E&S BMPs and reducing the limits of disturbance (LOD) where possible. • Clear delineation of LOD during construction to reduce encroachment into sensitive or prohibited areas. • Require all construction equipment to be properly maintained to the highest standards and that all equipment has appropriate muffler systems. Construction vehicles will be shut down whenever practicable and the idling of such vehicles will not be permitted. • Development of safe public access, pedestrian, and bicycle circulation and routes during construction. CHAPTER 5: EFFECT OF PROJECT ON THE USE AND CONSERVATION OF ENERGY Impacts of the Project on the use and conservation of energy will be discussed in this Chapter. A discussion of strategies to reduce energy consumption will be provided. The Project Sponsor will develop units and buildings that will be designed to meet and potentially exceed NYS Energy Code, and will use a nationally recognized sustainability metric, such as LEED, as a guideline for best practices. 25 CHAPTER 6: REASONABLE ALTERNATIVES This Chapter of the DEIS will identify, evaluate, and compare reasonable alternatives to the Project. SEQR requires the DEIS contain a description and evaluation of a range of feasible, reasonable alternatives to the Project, considering the objectives and capabilities of the Project Sponsor. Reasonable alternatives are limited to parcels owned by, or under option to, the Project Sponsor, as the Project Sponsor cannot commit to the control of sites that it does not own. The level of detail will be conceptual in nature but sufficient to provide an adequate comparison of potential impacts to enable the Lead Agency to evaluate the positive and negative effects of each when compared to the Project. A comparative assessment of costs, benefits, and environmental impacts will be examined for each alternative. The DEIS will include the following reasonable alternatives to be considered: 1. No Action An evaluation of the potential adverse and beneficial impacts that would result in the reasonable, foreseeable future if the Project is not undertaken will be discussed, as a No Action Alternative is required under 6 NYCRR 617.9(b)(5) and Section 176-9(B)(5)(e) of the Code. 2. Development in Accordance with Existing Zoning An evaluation of the potential adverse and beneficial impacts that would result from the full development of the Site in accordance with the existing zoning under City and Town local ordinances as an “As-of-Right” alternative will be explored. The municipal boundary between the City and Town divides the Site into two sections. Currently, the Town portion of the Site is zoned HDR. This zoning type restricts the provision of, and efficient and sustainable mix of housing types to accommodate a wide demographic of graduate students within the Site. In the City, the Project is proposed As-of-Right. 3. Maximum Development Scenario An evaluation of the potential adverse and beneficial impacts that would result from a higher density development than the Project will be described. The uses will be similar to that of the Project. The Maximum Development Scenario will then be compared to the Project in terms of costs, benefits, and environmental impacts. 26 CHAPTER 7: IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES This Chapter will discuss environmental resources that will be lost, converted, or made unavailable over the short and long term as a result of the Project. It will evaluate both the construction phase and the operating phase. CHAPTER 8: UNAVOIDABLE ADVERSE EFFECTS Any impacts that are likely to occur despite mitigation measures will be identified and discussed in this Chapter, and will compare the beneficial and adverse implication of such unavoidable impacts. This discussion will evaluate both short-term and long-term impacts. 1. Short-Term Unavoidable Impacts In order to evaluate the impacts of the foreseeable future, this Section will identify and discuss any impacts that are likely to occur despite mitigation measures, and will compare the beneficial and adverse implications of such unavoidable impacts. 2. Long-Term Unavoidable Impacts In order to evaluate the impacts of the prolonged life of the Project, this Section will identify and discuss any impacts that are likely to occur despite mitigation measures, and will compare the beneficial and adverse implications of such unavoidable impacts. CHAPTER 9: GROWTH-INDUCING ASPECTS This Chapter will identify any growth-inducing aspects of the Project, including economic, population, and employment growth. The Project will result in increased population and density, and will create additional demand for public services, facilities, and infrastructure. Potential impacts may also include an increase in demand for public services, facilities, and infrastructure. It will describe the impact of the area near surrounding communities. CHAPTER 10: CUMULATIVE IMPACTS This Chapter will summarize the cumulative impacts of the Project. Cumulative impacts may result from separately minor but collectively significant actions that take place over an extended period of time. It is an impact that could result from incremental impacts of a proposed action when added to other past, present, or reasonably foreseeable future actions 27 by other entities separate from the Project. In the context of the Project, independent initiatives taking place in parallel are in various stages of the planning process. A cumulative impacts assessment will be a part of the DEIS to consider Projects approved, or recently completed or adopted by the Town or City. This Chapter will include a qualitative analysis of the relationship and implications of such Projects in regards to the Project, noting any future environmental documentation efforts conducted with such projects. REFERENCES References for all materials utilized in the development of the DEIS will be provided. This includes, but is not limited to, comprehensive plans, regulations, ordinances, other land development approvals, and other published studies. APPENDICES All relevant correspondences, technical studies, reports, engineering and design documents, environmental assessments, and analyses that were relied upon in preparing the DEIS will be provided as an Appendix. Documents will include, but are not limited to, the following: • Engineering Drawings and Details concerning the proposed development. • Environmental Phase I and II ESA. • PDZ document. • Stormwater Pollution Prevention Plan. • Phase 1A Cultural Resource Survey • Biological Field Survey Data. • Traffic Impact Studies. • Utility Models and Analyses. • Scoping Documentation. • SEQR Documentation. • Correspondence FIGURES Figure 1: Site Location and Traffic Study Area Figure 2: View Point Locations for Aesthetic Resources Study TABLES 1 ZONING APPEAL #3034 201½ WYCKOFF AVENUE (PETRU PETRINA) Appeal of Petru Petrina for Area Variances from Section 325-8, Column 6, Lot Area, Column 7, Lot Width at Street, Column 10, Lot Coverage, Column 11, Front Yard, Column 12, Side Yard, and Column 13, Other Side Yard, requirements of the Zoning Ordinance. The applicant is proposing to use the existing dwelling located at 201½ Wyckoff Avenue as a two-family dwelling. This property received variances to add various additions to the single-family home. Zoning Appeal #1426 was granted on April 5, 1982 to previous owner, Mary Boynton. This variance was for raising the roof over the existing garage and creating a bedroom, study, and bathroom in the second-floor addition. Subsequently, a permit was issued on March 20, 1987 to the current owner to add a kitchen to the garage addition, creating a live-in space with access from the main dwelling. Then, in June 1996, Mr. Petrina was granted a variance to construct a two-story addition on the west and south sides of the home to further improve the property. Not until 2005 was it discovered a separation was installed, separating the owner-occupied portion of the home from the live-in portion, which created a second unit. The owner would like to maintain the current configuration as two units. The property has existing deficiencies in lot area, lot width at street, lot coverage, front yard, and both side yards that will not be exacerbated by the proposal. 201½ Wyckoff Avenue is located in an R-2a residential use district in which the proposed use is permitted. However, Section 325-39 requires a variance be granted before a Certificate of Compliance is issued. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3034Address201½ Wyckoff AvenueUse DistrictR-2aDate7/5/2016ApplicantPetru PetrinaOwnerPetru PetrinaApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and Use1 Family w/4BR3 3354.12 6' 3 28+48.56% 2.5' 4' .3' 33.5' or 35%District Regulations for ExistingOne and Two Family Zone2None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions* Def. OK N/A Def. Def. OK OK Def. Def. Def. Def. OK N/AProposed Condition and/or Use2 Family 3 3354.12 6' 3 28+48.56% 2.5' 4' .3' 33.5' or 35%District Regulation for ProposedOne and Two Family Zone2None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalVariance RequiredN/A OK N/A Def. Def. OK OK Def. Def. Def. Def. OK N/ANotes: This property has had five variances that were proposed. BZA-1426, the variance was granted and the work was performed.BZA-1862, this variance was denied.BZA-1867, the variance was granted, but the work was never performed.BZA-1935, applicant withdrew the appeal at the meeting.BZA-2297, initial proposal included an addition to the rear of the building, final approval was limited to the north and west side of the building. Mailing Address Parcel Number Location 30.-1-1.2 PO Box DH Campus Cornell University Ithaca NY Owner(s) 14853 Mailing Address Parcel Number Location 9.-5-1 PO Box DH 410 Thurston Ave Cornell University Ithaca NY Owner(s) 14853 Mailing Address Parcel Number Location 9.-6-1 2 Strawberry Ln 205 Wyckoff Ave Araneo, Francis Ithaca NY Owner(s) 14850 Mailing Address Parcel Number Location 9.-6-10 PO Box DH 520 Thurston Ave Cornell University Ithaca NY Owner(s) 14853 108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015 City of Ithaca, NY Printed: Report printed from http://geo.tompkins-co.org/html/?viewer=CityPropertiesMO5/9/2016 Mailing Address Parcel Number Location 9.-6-11 PO Box DH Thurston Ave Cornell University Ithaca NY Owner(s) 14853 Mailing Address Parcel Number Location 9.-6-12 410 E Upland Rd 508 Thurston Ave 508 Thurston Corp Ithaca NY Owner(s) 14851 Mailing Address Parcel Number Location 9.-6-13 1001 W Seneca St 504 Thurston Ave Cornell University Ithaca NY Owner(s) 14850 Mailing Address Parcel Number Location 9.-6-14 4801 State Route 79 201 Wyckoff Ave Knoll Associates, LLC Burdett NY Owner(s) 14818 108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015 City of Ithaca, NY Printed: Report printed from http://geo.tompkins-co.org/html/?viewer=CityPropertiesMO5/9/2016 Mailing Address Parcel Number Location 9.-6-15 201 1/2 Wyckoff Ave 201.5 Wyckoff Ave Petrina, Petru Ithaca NY Owner(s) 14850 Mailing Address Parcel Number Location 9.-6-16 14185 Dallas Pkwy, Suite 1150 203 Wyckoff Ave Ithaca Investments LLC Dallas TX Owner(s) 75254 Mailing Address Parcel Number Location 9.-6-2 209 Wait Ave 209 Wait Ave Robey, Susan Ithaca NY Owner(s) 14850 Mailing Address Parcel Number Location 9.-6-3 PO Box DH 514 Thurston Ave Cornell University Ithaca NY Owner(s) 14853 108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015 City of Ithaca, NY Printed: Report printed from http://geo.tompkins-co.org/html/?viewer=CityPropertiesMO5/9/2016 108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015 City of Ithaca, NY Mailing Address Parcel Number Location 9.-6-4 PO Box DH Wait Ave Cornell University Ithaca NY Owner(s) 14853 Printed: Report printed from http://geo.tompkins-co.org/html/?viewer=CityPropertiesMO5/9/2016 LEGEND Building Inspector Zones Tax Parcels w detail Tax Parcels City Owned Property Historic District All Historic Properties Buildings Railroad Curb Line Parcel Border Park Impervious Surfaces Building Paved Drive Paved Parking Paved Playground Paved Roadway Paved Surface Paved Walk Unpaved Drive Unpaved Parking Unpaved Playground Unpaved Surface Unpaved Walk Waterway City of Ithaca, NY 2015 - 750 Foot Buffer for Parcel 2,763 Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.6/13/2016 1:Feet460.52 Printed: Zoning Appeal 3034: 201½ Wyckoff Ave. (P. Petrina) 1 ZONING APPEAL #3035 202 BROOKFIELD ROAD (MICHAEL THORNE) Appeal of Michael and Pamela Thorne for an Accessory Apartment Special Permit from Section 325- 10, Accessory Apartments, requirements of the Zoning Ordinance. The applicant proposes to construct an accessory apartment at the property located at 202 Brookfield Road. The applicant proposes to rent the apartment to help with monthly mortgage payments and eventually use the space for an elderly parent. The accessory apartment will have a separate entrance and be located in the basement level of the existing home. The apartment will contains kitchen, bathroom, and have approximately 196 SF of habitable living space. Section 325-10 D. (4) requires accessory apartments not exceed 33 % of the total habitable floor area within the primary dwelling. The apartment will be 8.22%, meeting the requirement of the Zoning Ordinance. The 202 Brookfield Road property is in an R-1a Zoning District where the installation of an accessory apartment is permitted. However, Section 325-10 requires the Board of Zoning Appeals grant a Special Temporary Permit for the accessory use prior to issuance of a Building Permit. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3035Address202 Brookfield RoadUse DistrictR-1aDate7/5/2016ApplicantMichael & Pamela ThorneOwnerMichael & Pamela ThorneApplication Type:Special PermitColumn Number23 4567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Dwelling3 45302 181.55' 1 14' 0.06% 32.5' 118' 34.4' 100' or 41%District Regulations for ExistingOne Family Zone2None Required10,000 75 3 35 20% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OK N/A OK OK OK OK OK OK OK OK OKProposed Condition and/or UseOne Family DwellingAccessory Apt.3 45302 181.55' 1 14' 0.06% 32.5' 118' 34.4' 100' or 41%District Regulation for ProposedOne Family ZonePermitted 3None Required10,000 75 3 35 20% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOKSpecial Permit RequiredOK N/A OK OK OK OK OK OK OK OK OK N/ANotes: 3035 51666 3035 3035 Board of Zoning Appeals 202 Brookfield Road—Request for Special Permit for Accessory Apartment June 8,2016 Dear Board Members, I am seeking a Special Permit for an Accessory Apartment under Section 32510 of the City Code for my property at 202 Brookfield Road.The accessory unit will be located in a portion of the walkout basement of the existing house,and will eventually be used as a living space for an elderly parent.Until that time,my intention will be to rent the space to a single occupant to help make monthly mortgage payments. The house is a ranch style home on 1.04 acres of land,with approximately 1780 square feet on the first floor and 1250 square feet of finished basement.The unit will be 336 square feet,inclusive of the existing bathroom and proposed kitchen space.No exterior modifications will be made.When the house was originally built in 1963,it appears that the owner anticipated conversion of this space into a future accessory apartment,as a bathroom was installed,and plumbing was roughed in for a small kitchenette.There is a separate entrance to the proposed unit,and the walls separating this space from the rest of the house are nearly 1 foot thick,presumably for noise considerations. The proposed use meets the intent of Section 32510 for accessory apartments.Please feel free to contact me if you have any questions or need additional information. Sincerely, Mike Thorne 607339 1049 3035 LEGEND Building Inspector Zones Tax Parcels w detail Tax Parcels City Owned Property Historic District All Historic Properties Buildings Railroad Curb Line Parcel Border Park Impervious Surfaces Building Paved Drive Paved Parking Paved Playground Paved Roadway Paved Surface Paved Walk Unpaved Drive Unpaved Parking Unpaved Playground Unpaved Surface Unpaved Walk Waterway City of Ithaca, NY 2015 - 750 Foot Buffer for Parcel 2,763 Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.6/13/2016 1:Feet460.52 Printed: Zoning Appeal 3034: 201½ Wyckoff Ave. (P. Petrina) 1 ZONING APPEAL #3036 605 NORTH AURORA STREET (SHELLEY KNICKERBOCKER) Appeal of Shelley Knickerbocker of Access to Independence on behalf of owners Paul and Jen Mutolo for an Area Variance from Section 325-8, Column 11, Front Yard, Column 12, Side Yard, and Column 13, Other Side Yard dimensions, of the Zoning Ordinance. The applicant proposes to construct an accessible ramp on the property located at 605 N. Aurora Street. The ramp is designed to assist the owner’s son to access the bus from the front of the home and will extend to the garage entry door in the rear of the property. Due to the rise and run requirements of the NYS Residential Code, the ramp will extend from the front yard to the rear yard, incorporating a series of ramps and level landings on the north side of the property. In the front yard, the ramp will be set back 11’ from the front property line and positioned approximately 4’ from the property line. In the rear yard, the ramp will be positioned approximately 6” from the side lot line. The ordinance requires the side yard to be 10’. The property has existing deficiencies in the front yard and other side yard that will not be exacerbated by the proposal. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a Building Permit is issued. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3036Address605 N. Aurora StreetUse DistrictR-2bDate07/05/16ApplicantPaul & Jen MutoloOwnerPaul MutoloApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseTwo Family Dwelling2 5,199.70 40.75' 2 27'+33.90% 8' 9.5' 1.08' 59.5' or 46.6%District Regulations for ExistingTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/AOK N/A OK OK OK OK OK Def. Def. Def. OK N/AProposed Condition and/or UseTwo Family Dwelling2 5,199.70 40.75' 2 27'+41.30% 8' 6" 1.05' 59.5' or 46.6%District Regulation for ProposedTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/AOK N/A OK OK OK OK OK *Def. Def. Def. OK N/ANotes:The beginning of the ramp in the front yard will be located approximately 11' from the property line. 30367/5/1651669x <TFFBUUBDIFE> 3036 3036S. Knickerbocker605 N. Aurora St.7/5/16[see attached] 30365/20/16 LEGEND Building Inspector Zones Tax Parcels w detail Tax Parcels City Owned Property Historic District All Historic Properties Buildings Railroad Curb Line Parcel Border Park Impervious Surfaces Building Paved Drive Paved Parking Paved Playground Paved Roadway Paved Surface Paved Walk Unpaved Drive Unpaved Parking Unpaved Playground Unpaved Surface Unpaved Walk Waterway City of Ithaca, NY 2015 - 750 Foot Buffer for Parcel 2,763 Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.6/13/2016 1:Feet460.52 Printed: Zoning Appeal 3034: 201½ Wyckoff Ave. (P. Petrina)