The URL can be used to link to this page

Home My WebLink About02-17-15 P&D Board - Project Review Commmittee Meeting AgendaTO: City of Ithaca Project Review Committee (Planning &Development Board) 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 FROM:Lisa Nicholas,Senior Planner DATE:February 12,2015 SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,FEBRUARY 17,2015 Meeting scheduled to begin at 9:30 a.m.in the 3rd Floor Conference Room (behind Common Council Chambers), City Hall,108 E.Green St.,Ithaca.Please call Charles Pyott at 2746550,if you cannot attend or you require additional information. 9:30 Project:424 Dryden Road Minor Subdivision Location:424 Dryden Road (Tax Parcel #64.3 4) Applicant:Daniel Hirtler,for owners,William and Angie Chen Anticipated Board Action(s)in February:Declaration of Lead Agency,Public Hearing,Determination of Environmental Significance,and Preliminary &Final Subdivision Approval Project Description:The applicant proposes to subdivide the 0.251acre (10,934 SF)parcel into two lots:Lot 1,measuring 0.156 acres (6,789 SF)with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place,and containing an existing multiple dwelling;and Lot 2,measuring 0.095 acres (4,154 SF)with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida Place,on which the applicant intends to build a new twofamily home.The property is in the CR2 Zoning District which has the following minimum area requirements:4,000 SF lot size for 1 or 2family dwellings and 5,500 SF for other uses,35%maximum lot coverage,10ft.front yard and 5ft.side yard setbacks,and a rear yard setback of 20 feet or 20%of lot depth.The Zoning District also requires a minimum 35%green space.The proposed new dwelling is subject to Limited Site Plan Review.The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency. 9:45 Project:Lake Street Bridge Site Plan Review &Recreational River Permit Location:Lake St.at Fall Creek Applicant:City of Ithaca Anticipated Board Action(s)in February:Declaration of Lead Agency,Determination of Environmental Significance,and Consideration of Completeness of Recreational River Permit Application &Determination of Public Hearing Date Project Description:The proposed project involves rehabilitation of the Lake Street Bridge.The existing bridge,built in 1966,is a steel beam and concrete deck superstructure supported on reinforced concrete abutments.The bridge’s concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments.The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pilesupported or founded on bedrock.To remove the bridge from the Federal list,this project proposes to install steelsheet piling and heavystone fill scour protection at the substructures as scour mitigation measures.The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs.This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance,§176 4 B.(h)[2],[3],and (m),and the State Environmental Quality Review Act,§617.4 (11),and is subject to environmental review.The project requires a Recreational River Permit,as well as permits from NYSDEC and the U.S.Army Corps of Engineers. “An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 2 10:15 Project:Upson Hall Renovations Location:124 Hoy Road (Cornell University Campus) Applicant:Mike Husar for Cornell University Anticipated Board Action(s)in February:Public Hearing,Determination of Environmental Significance,and Consideration of Preliminary &Final Site Plan Approval Project Description:The applicant proposes a total internal and façade renovation of the 160,000SF building.Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF.The project also includes civil and landscape improvements to the grounds,including retaining walls and an accessible ramp.A construction staging area is proposed for the area between Upson and Hoy Roads.Site development and staging will require the removal of 35 trees,and other landscaping.Phase 3 of the project includes expanded outdoor areas,including an expansive plaza fronting Hoy Road,and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance.The project is in the U1 Zoning District.This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance,§1764 (h)[2],and the State Environmental Quality Review Act,§617.4 (11),and is subject to environmental review. 10:30 Project:SixUnit Apartment Building Location:707 E.Seneca St. Applicant:Schickel Architecture for 707 E.Seneca St.,LLC Anticipated Board Action(s)in February:Consideration of Preliminary &Final Site Plan Approval Project Description:The applicant proposes to build a 3storyplus basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449SF parcel.The project will have parking and storage in the basement,and two 3bedroom apartments on each of three floors,for a total of six units.Site development includes 5 exterior parking spaces,a driveway,and landscaping.Due to the topography of the site,the proposed design requires retaining walls along the east,north,and portions of the west development area. The northern retaining wall is up to ten feet in height and includes a stair.The project is located in the R3a Zoning District and the East Hill Historic District,and requires an Area Variance from the BZA to allow six units on the 7,449SF lot.It has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission.This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act,for which the Planning Board,acting as Lead Agency,made a Negative Determination of Environmental Significance on January 27,2015. 11:00 Zoning Appeals 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 relevantyear/month folder.Subdivision applicationmaterialscan be similarlylocated,but in the “Subdivision Applications”folder. ZoningAppeals ZoningApeals are accessible electronically via the “Document Center”on theCity web site (www.cityofithaca.org/DocumentCenter),under “Board ofZoning Appeals”>“Zoning Appeal Applications,”andin the relevant year’sfolder. #2957:Area Variance,402 S.Cayuga St. #2974:Sign Variance,134 E.State St. (Cayuga Optical) 11:15 Adjournment cc:Mayor Svante Myrick &Common Council Dr.Luvelle Brown,Superintendent,ICSD Jay Franklin,Tompkins County Assessment “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 2 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 1 of 11 2/12/2015 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: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 2 of 11 2/12/2015 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? See Part 3. Yes No Other impacts (if any): Potential for erosion during construction- the applicant has submitted information about stormwater management. See Part 3. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 3 of 11 2/12/2015 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: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 4 of 11 2/12/2015 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 site is contiguous to Cascadilla Creek - There is a potential of erosion due to construction activities. Applicant has submitted information about stormwater management. See Part 3. 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): Construction Impacts only. See Part 3. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 5 of 11 2/12/2015 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): Vegetation will be removed, including 35 trees. A landscape plan is proposed. See Part 3. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 6 of 11 2/12/2015 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): 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: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 7 of 11 2/12/2015 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): Project site is contiguous with UNA 136, Cascadilla Gorge. See Part 3. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 8 of 11 2/12/2015 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: Construction Impacts. Applicant has submitted information about construction deliveries, staging, contractor parking, and circulation. See Part 3. 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: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 9 of 11 2/12/2015 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): Construction impacts only. 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: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 10 of 11 2/12/2015 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): Demolition activities could involve the handling and disposal of hazardous materials. All materials to be removed and disposed in accordance with state and local laws. 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: Upson Hall Renovations Date Created: 1/6/15 | Revised: 2/10/15 11 of 11 2/12/2015 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 — City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM Part III Project Name:Upson Hall Renovation Date Created:2/10/15 PROJECT DESCRIPTION The applicant proposes a total internal and façade renovation of the 160,000SF building.Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above,resulting in a net addition of 4,000 SF.The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp.A construction staging area is proposed for the area between Upson and Hoy Roads.Site development and staging will require the removal of 35 trees,and other landscaping.Phase 3 of the project includes expanded outdoor areas,including an expansive plaza fronting Hoy Road,and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance.The project is in the U1 Zoning District.This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance,§1764 (h)[2],and the State Environmental Quality Review Act,§617.4 (11),and is subject to environmental review. IMPACT ON LAND The project is primarily an interior renovation and new building façade.Some modest renovation and expansion at the two primary entries to the building are also part of the work,as well as landscaping and site amenities in the areas immediately adjacent to the building.The project requires removal and replacement of landscaping and some minor structural elements adjacent to the building. Construction is scheduled to begin in late Spring/early Summer 2015 and will last 2430 months. The applicant intends to restrict staging primarily to the area west of Hoy Road,north of the south service road behind Rhodes Hall and Grumman Hall. All impacted areas adjacent to the site will be restored upon completion of the project. IMPACT ON WATER The site drains into Cascadilla Creek after passing through the stormwater drainage system of the university.Temporary controls will be maintained during construction to control the erosion of exposed soils and avoid discharge of dewatering directly into storm sewer systems.All phases of construction will employ the following temporary practices: Silt fencing adjacent to downhill edge of any site disturbance or material stockpile area,parallel with site contours. Protection around drainage inlets to prevent siltation. Temporary seeding and mulching of disturbed areas or topsoil stockpiles. Sediment traps installed prior to initiating significant earthwork and maintained throughout construction period. Directing all sediment laden water from trench and pit excavations to a sediment basin or equivalent sedimentation system. 2/12/2015 Page 1 of 4 Construction documents for the project will require the Contractor to generate and implement an erosion and sediment control plan prepared in accordance with New York State “Guidelines for Urban Erosion &Sediment Control.” Dust or mud from construction vehicles tracked onto road surfaces could end up in the storm sewer system.The applicant will work to control this impact by restricting site access and requiring a stabilized site access (or tire cleaning operation).The contractor will also be required to clean streets in a timely manner should they be soiled by construction vehicles.Controlled site access will be in place and site control measures,such as mist or fog spray,will be used as necessary to help reduce any potential impact from the deposition of airborne dust on impervious surfaces being flushed into the storm sewer. No impact anticipated. IMPACT ON DRAINAGE Overall site disturbance will be less than 1 acre and the new impervious development (primarily landscaping stone and sidewalk)is less 1/4 acre.The project will not substantially alter existing stormwater management on site.The amount of hardscape expansion is minimal and most of the increased building square footage is elevated.The landscape design includes slot drains and other means to intercept flow and slow the runoff prior to delivery to existing stormwater management systems.While the project is adjacent to Cascadilla Creek,the immediate project site is separated from the creek slope by a paved service road (to the southeast)and by other development in other directions,and an engineered stormwater collection system which is unaltered by the project. Therefore,no direct or additional impact to Cascadilla Creek is anticipated. Also see impacts to water. No impact anticipated. IMPACT ON AIR See Impact on Land. No impact anticipated. IMPACT ON PLANTS &ANIMALS Exterior work will require removal and replacement of landscaping and some minor structural elements adjacent to the building.Approximately 35 trees will be removed.Selected trees that are healthy and can be protected will remain.Additional trees will be considered for removal and transplant by Cornell Grounds Department,if judged to be of sufficient value and viability to permit successful transplanting. [ADD APPLICANT’S RESPONSE TO TREE REMOVAL] No impact anticipated. 2/12/2015 Page 2 of 4 IMPACT ON UNIQUE NATURAL AREAS (UNA)OR CRITICAL ENVIRONMENTAL AREAS The project site is adjacent to the Cascadilla Gorge Unique Natural Area (UNA 163).As the building is an existing structure and is not being expanded in the direction of the Cascadilla Gorge UNA,no impacts to that area are anticipated.No construction staging or construction use of the land south of the service road will be permitted during the work. Also see Impact on Land and Impact on Drainage. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION Construction is projected to commence in Spring/early Summer 2015 and last approximately 2430 months.The maximum size of the onsite workforce is estimated to be about 80100.The onsite daily workforce will arrive prior to 8:00 a.m.and depart prior to 4:30 p.m.These times are outside the morning and afternoon peak commuter times on peripheral roads to the campus. Minor traffic impacts may be felt on local (campus)roads.Since the nonCornell community also uses these roads,any impacts will be felt by both oncampus and nonCornell community members. University transportation planners have been involved in the work plans and will work with the construction management teams of this and other projects to minimize impacts. The majority of construction deliveries will be during offpeak hours;however,it is estimated that about 48 deliveries per day could be made during peak commuter times.Truck traffic typically requires more time and space for maneuvering,and some minor delays can be expected.Oversized loads and multiple truck deliveries will be scheduled for special delivery times,so as not to coincide with periods of peak activities.The applicant will require the contractor to submit a delivery plan and proposed delivery routes for the most trafficintensive elements of construction.The applicant will work with the City and the contractor to minimize impacts. Construction workforce parking will be provided and designated in a specific location to avoid having the workforce park at other locations within the City,Town,or on campus.The Contractor Parking Lot on Palm Road,south of Route 366,will serve as the primary parking spot. 2/12/2015 Page 3 of 4 Pedestrians and cyclists will be impacted by the construction process,particularly for those who use the pathways immediately surrounding Upson Hall.That portion of the Cornell community who walk or bike along Hoy Road or currently walk between Upson Hall and Kimball Hall will experience delays or detours to accommodate infrastructure work,staging areas,and arriving or departing construction delivery traffic.Proposed mitigation measures to address anticipated impacts will include: Provide safe detours around active construction areas and mark these clearly. Utilize personnel with flags to assist with the safe arrival and departure of construction delivery vehicles as appropriate. Construct adequate fencing,walls,or other barriers to prevent pedestrians or bicyclists from entering active construction areas. Locate construction staging areas to minimize conflicts between major pedestrian/bicycle routes and construction staging and operations. Use of construction stormwater management to minimize dust and water runoff along or over pedestrian and bicycle routes. The proposed action will impact localized pedestrian and bicycle circulation throughout construction due to the disruption of normal routes around the site.The project team is currently working with Campus Planning staff to minimize these disruptions,which will not extend beyond completion of the project. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE AND 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,Senior Planner 2/12/2015 Page 4 of 4 1 APPEAL #2957 402 SOUTH CAYUGA STREET Appeal Ithaca Neighborhood Housing Services (INHS) for the owner, Ithaca Urban Renewal Agency, owner of 402 South Cayuga Street for Area Variances from Section 325-8, Column 11, Front Yard, requirements of the Zoning Ordinance. The applicant proposes to construct a new townhouse with four attached three-story, single-family units to be located at 402 South Cayuga Street. The building measures approximately 34’ x 72’8” and the new townhouse will contain three 2-bedroom units and one 3-bedroom unit. Parking for one car will be provided at the lowest level of each unit. The property at 402 South Cayuga Street is on the corner of South Titus and South Cayuga Streets and has two front yards. The proposed construction will cause the Cayuga Street front yard to be deficient. The proposed front will be 5’1” of the required 10-foot front yard setback. This proposed project is in the R-3b Zoning District, where the proposed use is permitted. However, Section 325-38 requires Area Variances 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 Number BZA-2957Address402 South Cayuga StreetUse DistrictR-3bDate3/3/2015ApplicantScott Reynolds, INHSOwnerIthaca Urban Renewal AgencyApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseVacant Lot8145.7 120.5'District Regulations for ExistingMultiple Dwelling ZoneNone Required4000 40 4 40 40% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/A N/A N/A OK OK N/A N/A N/A N/A N/A N/A N/A N/AProposed Condition and/or Use* Multiple Dwelling4 8145.7 120.5' 3 29'3" 36.0% 5'1" 10 12' 32% or 28' 8"District Regulation for ProposedMultiple Dwelling Zone4None Required4000 40 4 40 40% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A OK N/A OK OK OK OK OK Def. OK OK OK N/ANotes:* Proposed is a 4 unit townhouse comprised of 3-2 bedrooms units and 1-3 bedroom unit. City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-2974Address: 134 E. State StreetUse DistrictCBD-60Date: March 3, 2015ApplicantF. Alexander WoodOwner: Renvyle Assoc., LLC Application Type:Sign VarianceSign Type Area Setback Projection Other RequirementsProjecting SignBuilding Sign 4.5 S.F 36" +RegulationsPermitted Permitted Max. 18" Note Non-conforming ConditionsOK OK N/A Def.Notes: 1 APPEAL #2974 134 EAST STATE STREET (ITHACA CAYUGA OPTICAL) Appeal of F. Alexander Wood for a Sign Variance from Sign Ordinance, Section 272-4 A. (1), which limits the distance in which signs can project from the face of a building wall. In order to make Ithaca Cayuga Optical, at 134 East State Street, more visible to customers, the applicant proposes to add a new sign at the entrance of his business. This new sign advertising the store will be 4.5 SF in size and will project 36” over the store’s entrance; the Sign Ordinance only allows wall signs to project a maximum of 18 inches from the face of a building. Cayuga Optical at 134 East State Street is located in a CBD-60 Zoning District where signs are permitted. However, Section 272-18 requires that the Board of Zoning Appeals grant a Variance allowing the increased projection before a Sign Permit can be issued for this proposal. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal From:Alex Wood Sent:Friday,February 06,2015 1:46 PM To:Lisa Nicholas Cc:Charles Pyott;Phyllis Radke;Gino Leonardi;JoAnn Cornish Subject:Re:Cayuga Optical Design Review comments Dear Lisa Thank you for the opportunity to respond to your comments.Between bank alley and the end of the commons on Cayuga street I count at least 14 signs and awnings with signage of various permanence that extend out over the commons up to 5 feet or more. My request to have a variance of an addition 18"over the permitted 18"seems reasonable for this quarter of the commons as the sign will be very artful and appropriate I can assure you. This does not Account for the many free standing placards on sidewalk. Best regards Alexander Wood Ithaca Cayuga optical service On commons since 1948 RESPONSE TO TWO DESIGN REVIEW COMMITTEE ITEMS — prepared by John Schroeder, February 6, 2015 — PROPOSED NEW ITHACA CAYUGA OPTICAL SIGN For decades, one of the long-term planning goals for the Ithaca Commons has been to open up east-west views along the length of the Commons, both near its storefronts and along its center. This goal will finally be realized later this year with the completion of the rebuilt Commons. Allowing a sign to project 36 inches into the Commons pedestrian space, rather than the permitted 18 inches, would contradict the above long-term City planning goal. The applicant states that the proposed 36-inch projection into the Commons is “for better visibility of our business.” But if the City allows one retail store to hang a sign projecting 36 inches, it is then extremely likely that a host of other retailers will also want to hang signs with similar projections, because they, too, will want better visibility for their businesses. The result could be exactly the kind of clutter of projecting signs, obstructing long views up and down the Commons, which the 18-inch regulation was intended to prevent. Furthermore, in this unfortunate scenario, each new projecting sign would obstruct the visibility of other projecting signs. All in all, this would be a losing game. The sign’s design per se is fine, so long as it can be either (1) re-sized to conform to the 18- inch projection limit, or (2) redesigned for installation flat against the storefront. PROPOSED MODIFIED CENTER ITHACA MARQUEE AND SIGNAGE The revised signage above the marquee — with the exclamation point retained and the existing “Center Ithaca” letters reinstalled on a black steel mounting grid — is absolutely appropriate. The LED panels, depending entirely on how they are programmed, could be either (at one end of the spectrum) a stunningly attractive enhancement of the Commons, or (at the other end of the spectrum) an unfortunate eyesore. To the degree this LED programming (1) employs sophisticated design, artistic fonts, and subtle transitions, (2) promotes events of community-wide interest, such as festivals and celebrations, rather than private commercial interests, and (3) includes scenes of local beauty or appropriate artwork, the more it will be perceived as a beautiful enhancement of the Ithaca Commons. On the other hand, the more the LED programming (1) is unimaginative and unsophisticated, (2) uses roadside commercial signage effects such as words flashing repeatedly off and on (like the restaurant “OPEN” sign I am right now viewing across the street from my office window), or (3) is perceived as being narrowly commercial, the more it is likely to be regarded as an unwelcome presence. I think it crucial that the City receive a formal, written assurance from the applicant that the LED programming will exhibit the former, rather than the latter, set of characteristics. (As a footnote, this marquee projects more than 18 inches into the Commons pedestrian space; however, unlike the proposed Ithaca Cayuga Optical sign, the Center Ithaca marquee is an existing condition, rather than a proposed new installation.)