HomeMy WebLinkAbout09-15-15 P&D Board - Project Review Commmittee Meeting AgendaCITY 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
TO:City of Ithaca Project Review Committee (Planning &Development Board)
FROM:Lisa Nicholas,Senior Planner
DATE:September 10,2015
SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,SEPT.15,2015
Meeting scheduled to begin at 9:30 a.m.in 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 Cascadilla Creekway Project Update
9:45 Project:Hotel Ithaca Renovations
Location:222 S.Cayuga St.
Applicant:David Hart
Anticipated Board Action(s)in September:Amended Negative Declaration of Significance
Project Description:A project on this site was approved on 7/24/12.The applicant has since redesigned the
project and now seeks Site Plan Approval for a new proposal.The new proposal is for construction of a five
story wing with first and secondfloor connections to the existing building.These connections will create a
new prefunction area on the north side of the existing ballroom,new breakout rooms,and a new fitness
center.Site improvements will include a new landscaping,walkways,and site furnishings.Vehicular
circulation will remain the same,but parking throughout the site will be reorganized,resulting in a reduction
from 106 to 97 spaces.Site Demolition will include removal of the north and west multistory wings,as well
as paving and some landscaping.The project is in the CDB100 Zoning District and requires Design Review.
This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764
B.(1)(h.)(4)and (l)and the State Environmental Quality Review Act (“SEQRA”),§617.4 (11).The Lead Agency
will amend the Negative Declaration issued on 3/27/12.This project requires a Stormwater Pollution
Prevention Plan (SWPPP).
10:15 Project:Site Improvements
Location:416 E.State St.
Applicant:Scott Whitham
Anticipated Board Action(s)in September:Declaration of Lead Agency &Public Hearing
Project Description:The applicant proposes to convert the rear portion of the existing commercial space
into a bar,expand and renovate the existing office space,create one apartment,and provide storage.
Exterior renovations include construction of a rear deck and stairs connecting the back entrance to the
adjacent parking area,addition of a curbcut on State St.and a circular drive,addition of a 3car parking
area,walkways,landscaping,lighting,and signage.The new bar,office spaces,and apartment require 40
offstreet parking spaces.The applicant states a Memorandum of Agreement is being signed with Gateway
Plaza,located directly south of 416418 E.State Street,so that 37 parking spaces are allocated to the
applicant under a shared parking agreement.The project is in the B4 Zoning District and the East Hill
Historic District.The project requires variances for existing area deficiencies.This is an Unlisted Action
under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)and the State Environmental
Quality Review Act (“SEQRA”),and is subject to environmental review.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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10:45 Zoning Appeals
#2978,Area Variance (Sign),120 S.Aurora St.(Ithaca Marriott)[previously reviewed by Board]
#2994,Area Variance,215221 W.Spencer St.
#2999,Area Variance,1106 N.Cayuga St
#3003,Area Variance,209215 Dryden Rd.
#3004,Area Variance,701 &705 N.Aurora St.
#3005,Area Variance,123 127,133,&135 139 E.State St.(Harold’s Square)[previously reviewed by Board]
11:00 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
relevantyear/month folder.Subdivision applicationmaterialscan be
similarlylocated,but in the “Subdivision Applications”folder.
ZoningAppeals
ZoningAppeals 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.
If you have a disability &would like specific
accommodation to participate,
please contact the City Clerk at 274 6570 by
12:00 p.m.,the daybefore the meeting.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
2 of 2
CITYOF ITHACA
108 E.Green Street —3rd FloorIthaca,NY14850 5690
DEPARTMENT OF PLANNING,BUILDING,&ECONOMIC DEVELOPMENT
JOANN CORNISH,DIRECTOR OF PLANNING &ECONOMIC DEVELOPMENT
PHYLLISA A.DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone:Planning &Development –607274 6550 Community Development/IURA –607274 6559
Email:dgrunder@cityofithaca.org Email:iura@cityofithaca.org
Fax:607 274 6558 Fax:607 274 6558
TO:Board of Zoning Appeals
FROM:Planning &Development Board
DATE:April 29,2015
SUBJECT:Comments for Zoning Appeals 2978,2979,2980 &2981
On April 28,2015 members of the Planning and Development Board discussed the abovelisted zoning appeals
and agreed to forward the following recommendations:
APPEAL #2978 120 S.AURORA STREET (ITHACA MARRIOTT)
Sign Variance
Appeal of Hotel Ithaca,LLC for Ithaca Properties owners of 120 S.Aurora Street from Section 2726 B.(2),of the
Sign Ordinance which allows only two walls signs per business on a building in the commercial zoning district and
limits each sign to a maximum of 50 SF apiece.
In November of 2014,Hotel Ithaca,LLC received four variances from the Board of Zoning Appeals for business
signs,which will be placed on the proposed multistory Marriott Hotel at 120 South Aurora Street.The applicant
now returns,seeking approval for two additional “Marriott”wall signs.The first proposed “Marriott“sign will be
locatedon the exterior of the 10th floor facing Aurora Street and will be approximately 114.75 SF.The second
“Marriott”sign will be located close to the penthouse level and will face Green Street.This sign will be
approximately 74.16 SF.
In the commercial zone,where 120 South Aurora Street is located,Sign Ordinance Section 2726 B.(2)states a
business can have only one pole sign,or two wall signs.Furthermore,the Sign Ordinance states in this Section
that each sign cannot be larger than 50 SF.The applicant believes that because of the building’s massing,these
two additional signs are appropriately sized for advertising the location of the hotel.
The proposed Marriott Hotel at 120 South Aurora Street is in the CBD140 zone where signs are a permitted use.
However,Section 27218 requires that the applicant receive variances from the Board of Zoning Appeals for the
noncompliant number and size of signs before a Sign Permit can be issued.
The Planning Board worked with the applicant over several months to come up with wall signage that would
meet Marriott’s needs while at the same time maintaining the downtown character.The applicant agreed to the
current proposal in which the both east and west wall signs are reduced in size and the east sign is positioned
toward the upper right corner.The drawings illustrating this change are the second drawings in each pair titled
“View 1 E.State Street”and “View 2 E State Street”all dated 22415.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
1of 3
APPEAL #2979 314320 EAST STATE STREET (CAREY BUILDING)
Area Variance (Height)
Appeal of Jason Henderson for Frost Travis,owner of the Carey Building,located at 314320 East State Street,for
an Area Variance from Section 3258,Column 9,Height in Feet,requirements of the Zoning Ordinance.
On August 19,2014,the applicant was granted a height variance under Appeal #2949 for the property at 314
320 East State Street.In order to construct an additional five stories to the existing twostory building at 314
320 East State Street,the applicant requested a variance to exceed the CBD60 Zoning District’s height limitation
of 60 feet,to a height of 77’,10”.The proposed addition to this building is designed to include an office use on
the third floor and apartments on floors four through seven.
After the variance was granted in August of 2014,a Building Permit was issued and construction began several
months ago at 314320 East State Street.However,it was recently discovered that to install mechanical
equipment and to address structural issues,the fivestory addition would end up taller than previously
anticipated.As a result,the applicant has returned to the BZA to requestan new variance in order to exceed
the CBD60 Zoning District’s maximum height restriction of 60 feet for the fivestory addition and request a
variance for the addition to have a maximum height of 83’.
The property at 31420 East State Street is in both the CBD60 and the CBD100 Zones,but the existing building
footprint is in the more restrictive zone.Though the proposed mixeduse is permitted in both zones,Section
32539 of the Zoning Ordinance states that a Zoning Variance must be granted before a Certificate of Occupancy
can be issued.
The Planning Board recognizes that a code issue,outside of the appellant’s control,is driving the need for more
height.Concern about the height of the building and its relationship to the Downtown Ithaca Historic Register
District –has been expressed both by the Planning Board and Historic Ithaca.The appellant has also stated that
although the final height is not expected to exceed 82’,he is requesting an additional 1 foot (83’)to
accommodate any potential unforeseen future adjustments.The Board supports granting this appeal provided
that the appellant make all efforts not to exceed 82’.
APPEAL #2980 406 W.COURT STREET
Special Permit
Appeal of Tracy L.Martineau for a Temporary Special Permit for a home occupation,as required by Section 325
9 C.(1)(i)of the Zoning Ordinance.
The applicant proposes to operate a property management office from a room in the firstfloor apartment of the
property located at 406 W.Court Street in a twofamily home.Due to modern technology,the applicants states
most of her work can be done offsite and there will be little need for clients to come to her office.She also
states her work will be “lowkey”and create little traffic.
The Planning Board can identify no long range planning issues with this appeal and supports granting it.
APPEAL #2981 312 ELMWOOD AVENUE
“An Equal Opportunity Employer with a commitment to workforce diversification.”
2of 3
Area Variance
Appeal of Kate Morris for Area Variances from Section 3258,Column 6,Percentage of Lot Coverage,Column 10,
Lot Area,Column 11,Front Yard,and Column 13,Other Side Yard,requirements of the Zoning Ordinance.
On December 13,2010,a Building Permit was issued to Don Morris,one of the owners of 312 Elmwood Avenue.
The rear exit stair at 312 Elmwood Avenue had to be replaced because it had become unsafe.The contractor
hired to construct the stairs realized the stairs would need a new supporting structure to level the stairs,due to
the sloping terrain in the back yard.Subsequently,Don Morris was issued a Building Permit to construct a 217
SF deck/landing for the rear stairs.
The property at 312 Elmwood Avenue is a nonconforming twofamily dwelling in an R1b zone,which only
allows singlefamily homes.Though the work is not considered an “extension”as defined by the Zoning
Ordinance,the new permanent landing which now stabilizes the rear stair increased the permissible lot coverage
of 25%.With the addition of the deck,the lot coverage is now 25.9%.The property at 312 Elmwood Avenue
also has three existing deficiencies.The lot size is 6,915 SF of the required 7,500 SF.The front yard is 11.1’of
the required 25’and the other side yard is 7’of the 10 feet required by the ordinance.A variance for these
deficiencies should have been obtained in 2010 prior to the issuance of the Building Permit.The applicant has
sold the property at 312 Elmwood Avenue and will close the sale on June 1,2015.In order to help finalize the
sale the house,the applicant needs a valid Certificate of Compliance stating that the property at 312 Elmwood
Avenue is compliant with City of Ithaca Housing regulations.A Certificate of Compliance cannot be issued unless
the applicant is first granted variances for the abovelisted zoning deficiencies.
The Planning Board can identify no long range planning issues with this appeal and supports granting it.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
APPEAL #2978 120 S. AURORA STREET
(ITHACA MARRIOTT)
Appeal of Hotel Ithaca, LLC for Ithaca Properties, owners of 120 S. Aurora Street from Section 272-
6 B. (2), of the Sign Ordinance which allows only two walls signs per business on a building in the
commercial zoning district and limits each sign to a maximum of 50 SF apiece.
In November of 2014, Hotel Ithaca, LLC received four variances from the Board of Zoning Appeals
for business signs, which will be placed on the proposed multi-story Marriott Hotel at 120 South
Aurora Street. The applicant now returns, seeking approval for two additional “Marriott” wall signs.
The first proposed “Marriott“ sign will be located on the exterior of the 10th floor facing Aurora
Street and will be approximately 114.75 SF. The second “Marriott” sign will be located close to the
penthouse level and will face Green Street. This sign will be approximately 74.16 SF.
In the commercial zone, where 120 South Aurora Street is located, Sign Ordinance Section 272-6 B.
(2) states a business can have only one pole sign, or two wall signs. Furthermore, the Sign Ordinance
states in this Section that each sign cannot be larger than 50 SF. The applicant believes that because
of the building’s massing, these two additional signs are appropriately sized for advertising the
location of the hotel.
The proposed Marriott Hotel at 120 South Aurora Street is in the CBD-140 zone where signs are a
permitted use. However, Section 272-18 requires that the applicant receive variances from the Board
of Zoning Appeals for the non-compliant number and size of signs before a Sign Permit can be
issued.
Note: This Zoning Appeal was initially considered at the 5/5/15 BZA meeting, but it was
subsequently tabled and the Appellant was asked to provide proof of the lighting intensity of the
proposed signs (comparatively and/or by demonstration).
1
City of IthacaBoard of Zoning Appeals WorksheetAppeal NumberBZA-2978Address: 120 South Aurora StreetUse DistrictCBD-140Date: May 5, 2015ApplicantHotel Ithaca, LLCOwner: Hotel Ithaca, LLCApplication Type:Sign VarianceSignTypeAreaSetbackProjectionOther RequirementsSIGN AWALL SIGN114.75 S.F.N/A5"SIGN CWALL SIGN74.16 S.F.N/A5"Regulations*2 - WALL SIGNS PERMITTED2 - WALLS SIGNS MAX. 50 S.F. EACHNote Non-conforming ConditionsTOTAL NUMBER OF SIGNSWALL SIGNS EXCEED 50 S.F.N/AOKNotes:*Variance # 2966 was granted for 4 of the 6 proposed wall signs.
CITY OF ITHACA
Board of Zoning Appeals Notice of Appeal
APPEAL #2994 215-221 W. SPENCER STREET
(PPM HOMES)
Appeal of Noah Demarest, for PPM Homes, owner of 215-221 W. Spencer Street, for an Area
Variance from Section 325-20 F. (a) [1], Rear Yard Parking Setbacks, requirements of the Zoning
Ordinance.
The owner proposes to construct four 3-story residential buildings containing three units each on a
steeply sloped site between West Spencer and West Cayuga Streets. Because of the site’s
topography, the applicant proposes to locate the 12 required off-street parking spaces for this project
in the property’s rear yard, where there is access to Cayuga Street. However, Section 325-20 F. (a)
[1] does not allow parking in a property’s required rear yard setback. The rear yard setback
requirement is 31 feet and the applicant’s design requires parking in 77% of the required rear yard.
The property at 215-221 W. Spencer Street is located in an R-3b zone where the proposed residential
use is permitted. However, Section 325-38 requires that a variance be granted before a Building
Permit can be issued.
City of IthacaBoard of Zoning Appeals WorksheetAppeal Number 2994Address215-221 W. Spencer St.Use DistrictR-3bDate 10/6/2015ApplicantNoah DemarestOwnerPPM HomesApplication Type:Column Number234567891011121314/1516Column TitleUseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardSide YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseDistrict Regulations for ExistingMultiple Dwelling ZoneNone Required400030/4044040%1010525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsProposed Condition and/or Use 4-bldgs 12 apts1220,248165334'-8"24%1419'-8"1172 feetDistrict Regulation for ProposedMultiple Dwelling Zone12None Required14,0004044040%1010525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalokokokokokokokokokokokNotes:Zoning Violation, Section 325-20 F. (3) (a) [1], which does not allow parking in a required rear yard setback. 77% of the required rear yard setback will be used for park
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NAMEA1.101BUILDINGUNITROOMBUILDINGUNITROOMDOORProject#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comDESIGNTEAMSTREAMCollaborativeArchitecture&LandscapeArchitectureDPCNoahDemarestRA,RLA,LEEDAPph:607.216.8802noah@streamcolab.com# PoundORNumber&And@AtACT AcousticCeilingTileAD AreaDrainAFF AboveFinishedFloorALUM AluminumANOD AnodizedBSMT BasementBYND BeyondBOT BottomCIP CastInPlaceCHNL ChannelCJ ControlJointCLG CeilingCLR ClearCMU ConcreteMasonryUnitCOL ColumnCOMPR CompressibleCONC ConcreteCONT ContinuousCPT CarpetCT CeramicTileCTYD CourtyardDBL DoubleDEMO DemolishorDemolitionDIA DiameterDIM DimensionDIMS DimensionsDN DownDR DoorDWG DrawingEA EachEJ ExpansionJointEL ElevationELEC ElectricalELEV ElevatororElevationEPDM EthylenePropyleneDieneMClassEQ EqualEXIST ExistingEXPJT ExpansionJointEXT ExteriorFD FloorDrainorFireDepartmentFEC FireExtinguisherCabinetFIXT FixtureFLR FloorFM FilledMetalFO 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1.COORDINATEELEVATIONSWITHFLOORPLANSANDWINDOWSANDDOORSCHEDULES.2.SEESCHEDULESFORHEADHEIGHTSCOORDINATEADJACENTWINDOWANDDOORROUGHOPENINGSTOENSURECONTINUOUSHEADCASINGS.GENERALSHEETNOTESELEVATIONS1ST SUB FLOOR0"2ND SUB FLOOR10' - 0"3RD SUB FLOOR19' - 0"ROOF PLATE28' - 0"C1B46" 12"6" 12"4" 12"C45B461ST SUB FLOOR0"2ND SUB FLOOR10' - 0"3RD SUB FLOOR19' - 0"ROOF PLATE28' - 0"F1F2F5F6U5U4U3U2U6U17C7C23C24C25C26C27F13E16" 12"6" 12"4" 12"12x12FIBERGLASSDIAMONSHINGLESProject#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA1234BCDAsindicated7/8/201511:53:08AMC:\Users\Chris\Documents\215221WSpencerStTownhomes_chris_stream.rvtA201ABUILDINGAELEVATIONS2015001215221WESTSPENCERST07/08/2015CITYOFITHACA,NYPPMHOMESSITEPLANREVIEW1/4"=1'0"B1WESTELEVATIONBUILDINGA1/4"=1'0"D1SOUTHELEVATIONBUILDINGAREVISIONSDESCRIPTION DATE
1ST SUB FLOOR0"2ND SUB FLOOR10' - 0"3RD SUB FLOOR19' - 0"ROOF PLATE28' - 0"F 2F4F10C21C22C28F 66" 12"4" 12"4" 12"2ND SUB FLOOR10' - 0"3RD SUB FLOOR19' - 0"ROOF PLATE28' - 0"U19U20C9C10B1B2F 54" 12"B36" 12"4" 12"4" 12"Project#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA1234BCD1/4"=1'0"7/8/201511:53:43AMC:\Users\Chris\Documents\215221WSpencerStTownhomes_chris_stream.rvtA202ABUILDINGAELEVATIONS2015001215221WESTSPENCERST07/08/2015CITYOFITHACA,NYPPMHOMESSITEPLANREVIEW1/4"=1'0"D1EASTELEVATIONBUILDINGA1/4"=1'0"B1NORTHELEVATIONBUILDINGAREVISIONSDESCRIPTION DATE
1ST SUB FLOOR0"2ND SUB FLOOR10' - 0"3RD SUB FLOOR19' - 0"ROOF PLATE28' - 0"F3F7F9F11U30U8U15U11U31U14C36C37C38C39C40C416" 12"3" 12"1ST SUB FLOOR0"2ND SUB FLOOR10' - 0"3RD SUB FLOOR19' - 0"ROOF PLATE28' - 0"F8F 1F12C13C12C18F 76" 12"3" 12"3" 12"Project#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA1234BCD1/4"=1'0"7/8/201511:53:27AMC:\Users\Chris\Documents\215221WSpencerStTownhomes_chris_stream.rvtA201BBUILDINGBELEVATIONS2015001215221WESTSPENCERST07/08/2015CITYOFITHACA,NYPPMHOMESSITEPLANREVIEW1/4"=1'0"B1SOUTHELEVATIONBUILDINGB1/4"=1'0"D2WESTELEVATIONBUILDINGBREVISIONSDESCRIPTION DATE
2ND SUB FLOOR10' - 0"3RD SUB FLOOR19' - 0"ROOF PLATE28' - 0"U32U33C42C43A1A2F 44" 12"4" 12"6" 12"1ST SUB FLOOR0"2ND SUB FLOOR10' - 0"3RD SUB FLOOR19' - 0"ROOF PLATE28' - 0"MM1U16U29C34C354" 12"6" 12"Project#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA1234BCD1/4"=1'0"7/8/201511:53:59AMC:\Users\Chris\Documents\215221WSpencerStTownhomes_chris_stream.rvtA202BBUILDINGBELEVATIONS2015001215221WESTSPENCERST07/08/2015CITYOFITHACA,NYPPMHOMESSITEPLANREVIEW1/4"=1'0"D1NORTHELEVATIONBUILDINGB1/4"=1'0"B1EASTELEVATIONBUILDINGBREVISIONSDESCRIPTION DATE
WHWHWHWHWHWH989 SFUNIT C1989 SFUNIT D1TERRACETERRACEW/D33"REFW/D33"REFBENCHBENCH986 SFUNIT C2986 SFUNIT D2TERRACETERRACETERRACE34'7"W/DW/D31'7"BENCHBENCH986 SFUNIT C3986 SFUNIT D3TERRACETERRACETERRACEProject#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA1234BCD1/8"=1'0"7/8/201510:35:19AMC:\Users\Chris\Documents\215221WSpencerSt_chris_stream.rvtA100CAREAPLANSBUILDINGC&D2015001215221WESTSPENCERSTREET07/8/2015CITYOFITHACA,NYPPMHOMESSITEPLANREVIEW1/8"=1'0"C11STFLOORGROSSAREAPLAN1/8"=1'0"C22NDFLOORGROSSAREAPLANAREASCHEDULEName Area CommentsUNITC1989SFUNITC2986SFUNITC3986SF2962SFUNITD1989SFUNITD2986SFUNITD3986SF2962SF5923SF1/8"=1'0"C33RDFLOORGROSSAREAPLANREVISIONSDESCRIPTION DATE
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3RD SUB FLOOR9' - 0"ROOF PLATE17' - 0"B3B46" 12"2ND SUB FLOOR0"1ST SUB FLOOR-10' - 0"3RD SUB FLOOR9' - 0"ROOF PLATE17' - 0"C2C4B8B7E 2E 1D6D5D46" 12"Project#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA1234BCD1/4"=1'0"7/8/201510:35:50AMC:\Users\Chris\Documents\215221WSpencerSt_chris_stream.rvtA202CBUILDINGC&DELEVATIONS2015001215221WESTSPENCERSTREET07/8/2015CITYOFITHACA,NYPPMHOMESSITEPLANREVIEW1/4"=1'0"B1NORTHELEVATION1/4"=1'0"D1EASTELEVATIONREVISIONSDESCRIPTION DATE
PROJECTLIMITWESTSPENCERSTREET+/50'0"ROWEL.468.00EL.415.50SCAYUGASTREET+/50'0"ROW521SCAYUGASTREET216WSPENCERSTREETProject#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA1234BCD1/16"=1'0"8/6/201511:22:38AMC:\Users\Chris\Documents\215221WSpencerStSITE_chris_stream.rvtL501SITESECTION2015001215221SPENCERSTREET8/06/2015CITYOFITHACA,NYPPMHOMESSITEPLANREVIEWREVISIONSDESCRIPTION DATEPARKINGBUILDINGC&DBUILDINGA&B
Project#DateSTREAMCollaborativearchitecture+landscapearchitecturedpc123S.CayugaStSuite201Ithaca,NewYork14850ph:607.216.8802www.streamcolab.comA1234BCD8/6/201511:22:33AMC:\Users\Chris\Documents\215221WSpencerStSITE_chris_stream.rvtL001PERSPECTIVES2015001215221SPENCERSTREET8/06/2015CITYOFITHACA,NYPPMHOMESSITEPLANREVIEWREVISIONSDESCRIPTION DATE
Page 1 of 13
Full Environmental Assessment Form
Part 1 - Project and Setting
Instructions for Completing Part 1
Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding,
are subject to public review, and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to
any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist,
or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to
update or fully develop that information.
Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that
must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the
answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any
additional information. Section G requires the name and signature of the project sponsor to verify that the information contained in
Part 1is accurate and complete.
A. Project and Sponsor Information.
Name of Action or Project:
Project Location (describe, and attach a general location map):
Brief Description of Proposed Action (include purpose or need):
Name of Applicant/Sponsor: Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
Project Contact (if not same as sponsor; give name and title/role): Telephone:
E-Mail:
Address:
City/PO:State: Zip Code:
Property Owner (if not same as sponsor): Telephone:
E-Mail:
Address:
City/PO:State: Zip Code:
Page 2 of 13
B. Government Approvals
B. Government Approvals Funding, or Sponsorship. (“Funding” includes grants, loans, tax relief, and any other forms of financial
assistance.)
Government Entity If Yes: Identify Agency and Approval(s)
Required
Application Date
(Actual or projected)
a. City Council, Town Board, Yes No
or Village Board of Trustees
b. City, Town or Village Yes No
Planning Board or Commission
c. City Council, Town or Yes No
Village Zoning Board of Appeals
d. Other local agencies Yes No
e. County agencies Yes No
f. Regional agencies Yes No
g. State agencies Yes No
h. Federal agencies Yes No
i. Coastal Resources.
i.Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway? Yes No
ii.Is the project site located in a community with an approved Local Waterfront Revitalization Program? Yes No
iii. Is the project site within a Coastal Erosion Hazard Area? Yes No
C. Planning and Zoning
C.1. Planning and zoning actions.
Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the Yes No
only approval(s) which must be granted to enable the proposed action to proceed?
If Yes, complete sections C, F and G.
If No, proceed to question C.2 and complete all remaining sections and questions in Part 1
C.2. Adopted land use plans.
a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site Yes No
where the proposed action would be located?
If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action Yes No
would be located?
b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway Yes No
Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan;
or other?)
If Yes, identify the plan(s):
_______________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, Yes No
or an adopted municipal farmland protection plan?
If Yes, identify the plan(s):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
Page 3 of 13
C.3. Zoning
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes No
If Yes, what is the zoning classification(s) including any applicable overlay district?
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
b. Is the use permitted or allowed by a special or conditional use permit? Yes No
c. Is a zoning change requested as part of the proposed action? Yes No
If Yes,
i.What is the proposed new zoning for the site? ___________________________________________________________________
C.4. Existing community services.
a. In what school district is the project site located? ________________________________________________________________
b. What police or other public protection forces serve the project site?
_________________________________________________________________________________________________________
c. Which fire protection and emergency medical services serve the project site?
__________________________________________________________________________________________________________
d. What parks serve the project site?
__________________________________________________________________________________________________________
__________________________________________________________________________________________________________
D. Project Details
D.1. Proposed and Potential Development
a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all
components)?
_________________________________________________________________________________________________________
b. a. Total acreage of the site of the proposed action? _____________ acres
b. Total acreage to be physically disturbed?_____________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor?_____________ acres
c. Is the proposed action an expansion of an existing project or use? Yes No
i.If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units,
square feet)? % ____________________ Units: ____________________
d. Is the proposed action a subdivision, or does it include a subdivision? Yes No
If Yes,
i.Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types)
________________________________________________________________________________________________________
ii. Is a cluster/conservation layout proposed? Yes No
iii.Number of lots proposed? ________
iv.Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________
e. Will proposed action be constructed in multiple phases? Yes No
i.If No, anticipated period of construction: _____ months
ii.If Yes:
Total number of phases anticipated _____
Anticipated commencement date of phase 1 (including demolition) _____ month _____ year
Anticipated completion date of final phase _____ month _____year
Generally describe connections or relationships among phases, including any contingencies where progress of one phase may
determine timing or duration of future phases: _______________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
Page 4 of 13
f. Does the project include new residential uses? Yes No
If Yes, show numbers of units proposed.
One Family Two Family Three Family Multiple Family (four or more)
Initial Phase ___________ ___________ ____________ ________________________
At completion
of all phases ___________ ___________ ____________ ________________________
g. Does the proposed action include new non-residential construction (including expansions)? Yes No
If Yes,
i. Total number of structures ___________
ii.Dimensions (in feet) of largest proposed structure: ________height; ________width; and _______ length
iii.Approximate extent of building space to be heated or cooled: ______________________ square feet
h. Does the proposed action include construction or other activities that will result in the impoundment of any Yes No
liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage?
If Yes,
i.Purpose of the impoundment: ________________________________________________________________________________
ii.If a water impoundment, the principal source of the water: Ground water Surface water streams Other specify:
_________________________________________________________________________________________________________
iii.If other than water, identify the type of impounded/contained liquids and their source.
_________________________________________________________________________________________________________
iv.Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres
v.Dimensions of the proposed dam or impounding structure: ________ height; _______ length
vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete):
________________________________________________________________________________________________________
D.2. Project Operations
a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? Yes No
(Not including general site preparation, grading or installation of utilities or foundations where all excavated
materials will remain onsite)
If Yes:
i .What is the purpose of the excavation or dredging? _______________________________________________________________
ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site?
Volume (specify tons or cubic yards): ____________________________________________
Over what duration of time? ____________________________________________________
iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them.
________________________________________________________________________________________________________
________________________________________________________________________________________________________
iv.Will there be onsite dewatering or processing of excavated materials? Yes No
If yes, describe. ___________________________________________________________________________________________
________________________________________________________________________________________________________
v.What is the total area to be dredged or excavated? _____________________________________acres
vi.What is the maximum area to be worked at any one time? _______________________________ acres
vii.What would be the maximum depth of excavation or dredging? __________________________ feet
viii.Will the excavation require blasting? Yes No
ix.Summarize site reclamation goals and plan: _____________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment Yes No
into any existing wetland, waterbody, shoreline, beach or adjacent area?
If Yes:
i.Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic
description): ______________________________________________________________________________________________
_________________________________________________________________________________________________________
Page 5 of 13
ii.Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or
alteration of channels, banks and shorelines. Indicate extent of activities, alterations and additions in square feet or acres:
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
iii.Will proposed action cause or result in disturbance to bottom sediments? Yes No
If Yes, describe: __________________________________________________________________________________________
iv.Will proposed action cause or result in the destruction or removal of aquatic vegetation? Yes No
If Yes:
a of vegetation proposed to be removed ___________________________________________________________
acreage of aquatic vegetation remaining after project completion ________________________________________
purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________
____________________________________________________________________________________________________
proposed method of plant removal: ________________________________________________________________________
if chemical/herbicide treatment will be used, specify product(s): _________________________________________________
v.Describe any proposed reclamation/mitigation following disturbance: _________________________________________________
_________________________________________________________________________________________________________
c. Will the proposed action use, or create a new demand for water? Yes No
If Yes:
i.Total anticipated water usage/demand per day: __________________________ gallons/day
ii.Will the proposed action obtain water from an existing public water supply? Yes No
If Yes:
Name of district or service area: _________________________________________________________________________
Does the existing public water supply have capacity to serve the proposal? Yes No
Is the project site in the existing district? Yes No
Is expansion of the district needed? Yes No
Do existing lines serve the project site? Yes No
iii.Will line extension within an existing district be necessary to supply the project? Yes No
If Yes:
Describe extensions or capacity expansions proposed to serve this project: ________________________________________
____________________________________________________________________________________________________
Source(s) of supply for the district: ________________________________________________________________________
iv.Is a new water supply district or service area proposed to be formed to serve the project site? Yes No
If, Yes:
Applicant/sponsor for new district: ________________________________________________________________________
Date application submitted or anticipated: __________________________________________________________________
Proposed source(s) of supply for new district: _______________________________________________________________
v.If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________
_________________________________________________________________________________________________________
vi. If water supply will be from wells (public or private), maximum pumping capacity: _______ gallons/minute.
d. Will the proposed action generate liquid wastes? Yes No
If Yes:
i.Total anticipated liquid waste generation per day: _______________ gallons/day
ii.Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and
approximate volumes or proportions of each): __________________________________________________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
iii.Will the proposed action use any existing public wastewater treatment facilities? Yes No
If Yes:
Name of wastewater treatment plant to be used: _____________________________________________________________
Name of district: ______________________________________________________________________________________
Does the existing wastewater treatment plant have capacity to serve the project? Yes No
Is the project site in the existing district? Yes No
Is expansion of the district needed? Yes No
Page 6 of 13
Do existing sewer lines serve the project site? Yes No
Will line extension within an existing district be necessary to serve the project? Yes No
If Yes:
Describe extensions or capacity expansions proposed to serve this project: ____________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
iv.Will a new wastewater (sewage) treatment district be formed to serve the project site? Yes No
If Yes:
Applicant/sponsor for new district: ____________________________________________________________________
Date application submitted or anticipated: _______________________________________________________________
What is the receiving water for the wastewater discharge? __________________________________________________
v.If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed
receiving water (name and classification if surface discharge, or describe subsurface disposal plans):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
vi.Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point Yes No
sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point
source (i.e. sheet flow) during construction or post construction?
If Yes:
i.How much impervious surface will the project create in relation to total size of project parcel?
_____ Square feet or _____ acres (impervious surface)
_____ Square feet or _____ acres (parcel size)
ii.Describe types of new point sources. __________________________________________________________________________
_________________________________________________________________________________________________________
iii.Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties,
groundwater, on-site surface water or off-site surface waters)?
________________________________________________________________________________________________________
________________________________________________________________________________________________________
If to surface waters, identify receiving water bodies or wetlands: ________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
Will stormwater runoff flow to adjacent properties? Yes No
iv.Does proposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? Yes No
f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel Yes No
combustion, waste incineration, or other processes or operations?
If Yes, identify:
i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles)
_________________________________________________________________________________________________________
ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers)
________________________________________________________________________________________________________
iii.Stationary sources during operations (e.g., process emissions, large boilers, electric generation)
________________________________________________________________________________________________________
g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit, Yes No
or Federal Clean Air Act Title IV or Title V Permit?
If Yes:
i.Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet Yes No
ambient air quality standards for all or some parts of the year)
ii.In addition to emissions as calculated in the application, the project will generate:
___________Tons/year () of Carbon Dioxide (CO 2)
___________Tons/year () of Nitrous Oxide (N 2)
___________Tons/year () of Perfluorocarbons (PFCs)
___________Tons/year () of Sulfur Hexafluoride (SF 6)
___________Tons/year () of Carbon Dioxide equivalent of Hydroflorocarbons (H)
___________Tons/year () of Hazardous Air Pollutants (HAPs)
Page 7 of 13
h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants, Yes No
landfills, composting facilities)?
If Yes:
i.Estimate methane generation in tons/year (metric): ________________________________________________________________
ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or
electricity, flaring): ________________________________________________________________________________________
_________________________________________________________________________________________________________
i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as Yes No
quarry or landfill operations?
If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust):
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial Yes No
new demand for transportation facilities or services?
If Yes:
i.When is the peak traffic expected (Check all that apply): Morning Evening Weekend
Randomly between hours of __________ to ________.
ii.For commercial activities only, projected number of semi-trailer truck trips/day: _______________________
iii.Parking spaces: Existing _____________ Proposed ___________ Net increase/decrease _____________
iv.Does the proposed action include any shared use parking? Yes No
v.If the proposed action includes any modification of existing roads, creation of new roads or change in existing access, describe:
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? Yes No
vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric Yes No
or other alternative fueled vehicles?
viii. Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No
pedestrian or bicycle routes?
k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand Yes No
for energy?
If Yes:
i.Estimate annual electricity demand during operation of the proposed action: ____________________________________________
_________________________________________________________________________________________________________
ii.Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or
other):
________________________________________________________________________________________________________
iii.Will the proposed action require a new, or an upgrade to, an existing substation? Yes No
l. Hours of operation. Answer all items which apply.
i. During Construction:ii.During Operations:
Monday - Friday: _________________________Monday - Friday: ____________________________
Saturday: ________________________________Saturday: ___________________________________
Sunday: _________________________________Sunday: ____________________________________
Holidays: ________________________________Holidays: ___________________________________
Page 8 of 13
m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, Yes No
operation, or both?
If yes:
i.Provide details including sources, time of day and duration:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
ii. Will proposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No
Describe: _________________________________________________________________________________________________
_________________________________________________________________________________________________________
n.. Will the proposed action have outdoor lighting? Yes No
If yes:
i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures:
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No
Describe: _________________________________________________________________________________________________
_________________________________________________________________________________________________________
o.Does the proposed action have the potential to produce odors for more than one hour per day? Yes No
If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest
occupied structures: ______________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
p. Yes No Will the proposed action include any bulk storage of petroleum (over 1,100 gallons)
or chemical products ?
If Yes:
i.Product(s) to be stored ______________________________________________________________________________________
ii.Volume(s) ______ per unit time ___________ (e.g., month, year)
iii.Generally describe proposed storage facilities ___________________________________________________________________
________________________________________________________________________________________________________
q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides, Yes No
insecticides) during construction or operation?
If Yes:
i.Describe proposed treatment(s):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
ii.Will the proposed action use Integrated Pest Management Practices? Yes No
r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal Yes No
of solid waste (excluding hazardous materials)?
If Yes:
i.Describe any solid waste(s) to be generated during construction or operation of the facility:
Construction: ____________________ tons per ________________ (unit of time)
Operation : ____________________ tons per ________________ (unit of time)
ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste:
Construction: ________________________________________________________________________________________
____________________________________________________________________________________________________
Operation: __________________________________________________________________________________________
____________________________________________________________________________________________________
iii.Proposed disposal methods/facilities for solid waste generated on-site:
Construction: ________________________________________________________________________________________
____________________________________________________________________________________________________
Operation: __________________________________________________________________________________________
____________________________________________________________________________________________________
Page 9 of 13
s. Does the proposed action include construction or modification of a solid waste management facility? Yes No
If Yes:
i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or
other disposal activities): ___________________________________________________________________________________
ii.Anticipated rate of disposal/processing:
________ Tons/month, if transfer or other non-combustion/thermal treatment, or
________ Tons/hour, if combustion or thermal treatment
iii.If landfill, anticipated site life: ________________________________ years
t. Will proposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous Yes No
waste?
If Yes:
i.Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
ii.Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________
_________________________________________________________________________________________________________
________________________________________________________________________________________________________
iii. Specify amount to be handled or generated _____ tons/month
iv.Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? Yes No
If Yes: provide name and location of facility: _______________________________________________________________________
________________________________________________________________________________________________________
If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility:
________________________________________________________________________________________________________
________________________________________________________________________________________________________
E. Site and Setting of Proposed Action
E.1. Land uses on and surrounding the project site
a. Existing land uses.
i.Check all uses that occur on, adjoining and near the project site.
Urban Industrial Commercial Residential (suburban) Rural (non-farm)
Forest Agriculture Aquatic Other (specify): ____________________________________
ii.If mix of uses, generally describe:
__________________________________________________________________________________________________________
__________________________________________________________________________________________________________
b. Land uses and covertypes on the project site.
Land use or
Covertype
Current
Acreage
Acreage After
Project Completion
Change
(Acres +/-)
Roads, buildings, and other paved or impervious
surfaces
Forested
Meadows, grasslands or brushlands (non-
agricultural, including abandoned agricultural)
Agricultural
(includes active orchards, field, greenhouse etc.)
Surface water features
(lakes, ponds, streams, rivers, etc.)
Wetlands (freshwater or tidal)
Non-vegetated (bare rock, earth or fill)
Other
Describe: _______________________________
________________________________________
Page 10 of 13
c. Is the project site presently used by members of the community for public recreation? Yes No
i.If Yes: explain: __________________________________________________________________________________________
d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed Yes No
day care centers, or group homes) within 1500 feet of the project site?
If Yes,
i.Identify Facilities:
________________________________________________________________________________________________________
________________________________________________________________________________________________________
e. Does the project site contain an existing dam? Yes No
If Yes:
i.Dimensions of the dam and impoundment:
Dam height: _________________________________ feet
Dam length: _________________________________ feet
Surface area: _________________________________ acres
Volume impounded: _______________________________ gallons OR acre-feet
ii.Dam=s existing hazard classification: _________________________________________________________________________
iii.Provide date and summarize results of last inspection:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility, Yes No
or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility?
If Yes:
i. Has the facility been formally closed? Yes No
If yes, cite sources/documentation: _______________________________________________________________________
ii.Describe the location of the project site relative to the boundaries of the solid waste management facility:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
iii.Describe any development constraints due to the prior solid waste activities: __________________________________________
_______________________________________________________________________________________________________
g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin Yes No
property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste?
If Yes:
i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any Yes No
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site Yes No
Remediation database? Check all that apply:
Yes – Spills Incidents database Provide DEC ID number(s): ________________________________
Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________
Neither database
ii.If site has been subject of RCRA corrective activities, describe control measures:_______________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? Yes No
If yes, provide DEC ID number(s): ______________________________________________________________________________
iv.If yes to (i), (ii) or (iii) above, describe current status of site(s):
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
Page 11 of 13
v.Is the project site subject to an institutional control limiting property uses? Yes No
If yes, DEC site ID number: ____________________________________________________________________________
Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________
Describe any use limitations: ___________________________________________________________________________
Describe any engineering controls: _______________________________________________________________________
Will the project affect the institutional or engineering controls in place? Yes No
Explain: ____________________________________________________________________________________________
___________________________________________________________________________________________________
___________________________________________________________________________________________________
E.2. Natural Resources On or Near Project Site
a. What is the average depth to bedrock on the project site? ________________ feet
b. Are there bedrock outcroppings on the project site? Yes No
If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________%
c. Predominant soil type(s) present on project site: ___________________________ __________%
___________________________ __________%
____________________________ __________%
d. What is the average depth to the water table on the project site? Average: _________ feet
e. Drainage status of project site soils: Well Drained:_____% of ite
Moderately Well Drained: _____% of site
Poorly Drained _____% of ite
f. Approximate proportion of proposed action site with slopes: 0-10%:_____% of site
10-15%: _____% of site
15% or greater: _____% of site
g. Are there any unique geologic features on the project site? Yes No
If Yes, describe: _____________________________________________________________________________________________
________________________________________________________________________________________________________
h. Surface water features.
i.Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers, Yes No
ponds or lakes)?
ii.Do any wetlands or other waterbodies adjoin the project site? Yes No
If Yes to either i or ii, continue. If No, skip to E.2.i.
iii.Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, Yes No
state or local agency?
iv.For each identified wetland and waterbody on the project site, provide the following information
Streams:Name ____________________________________________ Classification _______________________
Lakes or Ponds: Name ____________________________________________ Classification _______________________•Wetlands:Name ____________________________________________ Approximate Size ___________________
Wetland No. (if regulated by DEC) _____________________________
v.Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired Yes No
waterbodies?
If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________
___________________________________________________________________________________________________________
i. Is the project site in a designated Floodway? Yes No
j. Is the project site in the 100 year Floodplain? Yes No
k. Is the project site in the 500 year Floodplain? Yes No
l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer? Yes No
If Yes:
i.Name of aquifer: _________________________________________________________________________________________
Page 12 of 13
m. Identify the predominant wildlife species that occupy or use the project site: ______________________________
______________________________ _______________________________ ______________________________
______________________________ _______________________________ ______________________________
n. Does the project site contain a designated significant natural community? Yes No
If Yes:
i.Describe the habitat/community (composition, function, and basis for designation): _____________________________________
________________________________________________________________________________________________________
ii.Source(s) of description or evaluation: ________________________________________________________________________
iii.Extent of community/habitat:
Currently: ______________________ acres
Following completion of project as proposed: _____________________ acres
Gain or loss (indicate + or -): ______________________ acres
o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as Yes No
endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species?
p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of Yes No
special concern?
q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing? Yes No
If yes, give a brief description of how the proposed action may affect that use: ___________________________________________
________________________________________________________________________________________________________
E.3. Designated Public Resources On or Near Project Site
a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to Yes No
Agriculture and Markets Law, Article 25-AA, Section 303 and 304?
If Yes, provide county plus district name/number: _________________________________________________________________
b. Are agricultural lands consisting of highly productive soils present? Yes No
i.If Yes: acreage(s) on project site? ___________________________________________________________________________
ii.Source(s) of soil rating(s): _________________________________________________________________________________
c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National Yes No
Natural Landmark?
If Yes:
i.Nature of the natural landmark: Biological Community Geological Feature
ii.Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
d. Is the project site located in or does it adjoin a state listed Critical Environmental Area? Yes No
If Yes:
i.CEA name: _____________________________________________________________________________________________
ii.Basis for designation: _____________________________________________________________________________________
iii.Designating agency and date: ______________________________________________________________________________
Page 13 of 13
e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district Yes No
which is listed on, or has been nominated by the NYS Board of Historic Preservation for inclusion on, the
State or National Register of Historic Places?
If Yes:
i.Nature of historic/archaeological resource: Archaeological Site Historic Building or District
ii.Name: _________________________________________________________________________________________________
iii.Brief description of attributes on which listing is based:
_______________________________________________________________________________________________________
f. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Yes No
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
g. Have additional archaeological or historic site(s) or resources been identified on the project site? Yes No
If Yes:
i. Describe possible resource(s): _______________________________________________________________________________
ii.Basis for identification: ___________________________________________________________________________________
h. Yes No the project site any officially designated and publicly accessible federal, state, or local
scenic or aesthetic resource?
If Yes:
i.Identify resource: _________________________________________________________________________________________
ii.Nature of, or basis for, designation (e.g., established highway overlook, state or local park, state historic trail or scenic byway,
etc.): ___________________________________________________________________________________________________
iii.Distance between project and resource: _____________________ miles.
i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers Yes No
Program 6 NYCRR 666?
If Yes:
i.Identify the name of the river and its designation: ________________________________________________________________
ii.Is the activity consistent with development restrictions contained in 6NYCRR Part 666? Yes No
F. Additional Information
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any
measures which you propose to avoid or minimize them.
G. Verification
I certify that the information provided is true to the best of my knowledge.
Applicant/Sponsor Name ___________________________________ Date_______________________________________
Signature________________________________________________ Title_______________________________________
EAF Mapper Summary Report Friday, February 27, 2015 11:37 AM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper. Digital data is not a
substitute for agency determinations.
B.i.i [Coastal or Waterfront Area]No
B.i.ii [Local Waterfront Revitalization Area]No
C.2.b. [Special Planning District]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h [DEC Spills or Remediation Site -
Potential Contamination History]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.i [DEC Spills or Remediation Site -
Listed]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.i [DEC Spills or Remediation Site -
Environmental Site Remediation Database]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.iii [Within 2,000' of DEC Remediation
Site]
Yes
E.1.h.iii [Within 2,000' of DEC Remediation
Site - DEC ID]
755010, 755015
E.2.g [Unique Geologic Features]No
E.2.h.i [Surface Water Features]No
E.2.h.ii [Surface Water Features]Yes
E.2.h.iii [Surface Water Features]Yes - Digital mapping information on local and federal wetlands and
waterbodies is known to be incomplete. Refer to EAF Workbook.
E.2.h.v [Impaired Water Bodies]No
E.2.i. [Floodway]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.j. [100 Year Floodplain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.k. [500 Year Floodplain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.l. [Aquifers]No
1Full Environmental Assessment Form - EAF Mapper Summary Report
E.2.n. [Natural Communities]No
E.2.o. [Endangered or Threatened Species]No
E.2.p. [Rare Plants or Animals]Yes
E.3.a. [Agricultural District]No
E.3.c. [National Natural Landmark]No
E.3.d [Critical Environmental Area]No
E.3.e. [National Register of Historic Places]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.3.f. [Archeological Sites]Yes
E.3.i. [Designated River Corridor]No
2Full Environmental Assessment Form - EAF Mapper Summary Report
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
APPEAL #2999 1106 N. CAYUGA STREET
(NOAH DEMAREST)
Appeal Noah Demarest, STREAM Collaborative, for Sarah and Craig Cummins, owners of 1106
North Cayuga Street for variances from Section 325-8, Columns 7, 10, 11, and 12, Lot Width,
Percentage of Lot Coverage, Front Yard, and Side Yard, respectively, requirements of the Zoning
Ordinance.
The applicant proposes to add a 505-SF addition to the existing single-family home at 1101 North
Cayuga. This one-story addition will be located in the property’s rear yard. However, before the
addition can be constructed, the applicant must remove an existing 355 SF deck. Though the addition
will meet zoning setback requirements, it will increase the existing lot coverage deficiency from
36.2% to 40.76%. The allowed lot coverage is 35%. Furthermore, the existing building does not
meet several district regulation requirements. The lot width is 32.9 feet; required is 35 feet. The
front yard is 3 feet; required is 10 feet. The side yard is 2.2 feet; required is 10 feet.
The property at 1106 N. Cayuga Street is in an R-2b Use District, where the single-family home is
permitted; however, Section 325-38 requires that variances be granted before a Building Permit can
be issued.
1
CITY OF ITHACA
Board of Zoning Appeals Notice of Appeal
APPEAL #3003 209-215 DRYDEN ROAD
(209-215 DRYDEN ROAD ASSOCIATES)
Appeal of John Novarr for 209-215 Dryden Road Associates for variances from Section 325-45.2 G.
(2.) (12) and 325-45.2 G. (3.) (b), distance between entries and chamfered corner, requirements of the
Zoning Ordinance.
The applicant proposes to develop a new six-story building at the corner of Dryden Road and Linden
Avenue, located in the MU-2 Collegetown Area Form District (CAFD) Zoning District. This
building will be the home for Cornell University’s Johnson School of Management Executive
Education program. The proposed building design incorporates classrooms, offices, and meeting
spaces on all six stories of the building and includes an open three-story atrium with a stairway
visible to pedestrian traffic along Dryden Road. However, to meet the school’s programmatic needs,
the applicant is requesting two variances from the MU-2 Zoning District’s design requirements.
The applicant requests a variance from Section 325-45.2 G. (2.) (12), the requirements that the
distance between functioning street-facing entries be limited to a maximum of 60 feet apart, and that
those commercial entries be functional and useable during business hours. The proposed building has
two street-facing façades, one on Dryden Road, and one on Linden Avenue. The façade on Dryden
Road is 122’ 8” long and has one- two-door entry located between 8 and 14 feet from the façade’s
northwest corner; required are two doors along this face of the building. On Linden Avenue, one
door is located approximately 16.5 feet to 20 feet south of the northeast corner of the building and 64’
from the building’s southeast east corner; required are two doors on this face of the building. While
the entry door on Dryden Road meets the requirement that entries must be functioning and useable
during business hours, the door on Linden Avenue serves a stair exit and is not intended for ingress
access.
The applicant also requests a variance from Section 325-45.2 G.(3) (b), requiring a building on a
corner lot in the MU-2 Zoning District have a chamfered corner or be setback a minimum of 5 feet
from both street frontages. The proposed building is set back 7 feet from Dryden Road, but the
Linden Avenue setback varies from 2 to 0 feet. The applicant claims the slight gain in visibility or
pedestrian access at the corner would cause a significant loss of useable interior space and a greater
construction cost due to increased structural complexity.
The proposed building at 209-215 Dryden Road is in the MU-2 Zoning District where the proposed
use is permitted; however, Section 325-38 requires that Area Variances be granted before a Building
Permit is issued.
CITY OF ITHACA
Board of Zoning Appeals Notice of Appeal
APPEAL #3004 705 N. AURORA STREET
(JOSEPH STEUER)
Appeal of Joseph Steuer, owner of 701 N. Aurora Street, for variances from Section 325-8, Columns
4 and 14/15, Parking, and Rear Yard, requirements of the Zoning Ordinance.
The applicant has requested a Lot Line Adjustment from the Director of Zoning Administration for
two of his contiguous properties located at 701 and 705 N. Aurora Street. The existing property at
705 N. Aurora Street is a two-family dwelling with a non-conforming accessory structure, which is
located 2.9 feet from the rear yard property line. This accessory structure was granted a variance on
March 10, 1986 (Appeal #1678) to the former property owner for an accessory use as a home office.
As the new owner of 705 N. Aurora Street, the applicant wants to convert this structure into a studio
apartment making it a second primary use on the lot. However, the lot at 705 N. Aurora Street does
not have sufficient lot area for two primary uses. To resolve the lot size issue, the applicant proposes
to consolidate a portion of the lot at 705 N. Aurora Street and its accessory use with the adjacent
property at 701 N. Aurora Street. This will create an “L”-shaped parcel at 701 N. Aurora Street with
sufficient lot area for two primary uses.
The Director of Zoning Administration cannot adjust the lot lines of two contiguous lots, if it will
create a new buildable lot or create a zoning deficiency in either lot. Both properties in their current
configurations have a number of existing area deficiencies, but these deficiencies are not relevant to
issuing a Lot Line Adjustment. While the proposed Lot Line Adjustment would cause the lot size at
705 N. Aurora Street to be reduced from 4,080 SF to 3,010 SF, the lot area requirement for the two-
family dwelling is only 3,000 SF. Furthermore, the proposed Lot Line Adjustment would create two
deficiencies at 705 N. Aurora Street, lot coverage and depth of rear yard, compliant with respect to
zoning regulations.
Nevertheless, the proposed Lot Line Adjustment will create new deficiencies for the property at 701
N. Aurora Street. The 4-bedroom single-family home at 701 N. Aurora Street requires two parking
spaces. The studio apartment will increase the parking requirement to three off-street spaces. The
property at 701 N. Aurora Street has no off-street parking. Furthermore, the Lot Line Adjustment
will cause the property to have a deficient rear yard. In its current configuration, 701 N. Aurora
Street has a compliant rear yard with a lot depth of 29’6”. Consolidating the rear portion of the lot at
705 N. Aurora Street with the parcel at 701 N. Aurora Street would reduce the rear yard to 2.9 feet.
701 N. Aurora Street is required to provide a rear yard that has a depth of 26 feet.
The properties at 701 and 705 N. Aurora Street are in the R-2b Use District where converting the
former accessory structure to a one-unit dwelling is permitted. However, Section 290-1, “Lot Line
Adjustment,” requires that variances be granted before the Zoning Director issues a Lot Line
Adjustment.
CITY OF ITHACA
108 East Green Street —3rd FloorIthaca,New York14850 5690
DEPARTMENT OF PLANNING &DEVELOPMENT
JOANN CORNISH,DIRECTOR OF PLANNING &DEVELOPMENT
PHYLLISA A.DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone:Planning &Development –607274 6550 Community Development/IURA –607274 6559
Email:dgrunder@cityofithaca.org Email:iura@cityofithaca.org
Fax:607 274 6558 Fax:607 274 6558
TO:Board of Zoning Appeals
FROM:Planning &Development Board
DATE:July 24,2013
SUBJECT:Comments for Zoning Appeals #2912,#2913,#2916 ୥
On July 23,2013,members of the Planning and Development Board discussed the abovelisted zoning appeals
and agreed to forward the following recommendations:
APPEAL #2912 205 WILLIAMS STREET
Area Variances
Appeal of Pamela Johnson owner of 205 Williams Street for area variance from Section 3258,Column 4,Column
6,Column 7,Column 10,Column 11,Column 12,Column 13,Parking,Lot Area,Lot Width,Percentage of Lot
Coverage,Front Yard,Side Yard and Other Side Yard,respectively,requirements of the Zoning Ordinance.
The applicant proposes to remove a dilapidated existing addition that was added to the first floor of the building
at 205 Williams Street.This addition is located at the rear of the building and is supported on posts,instead of
conventional basement walls.The proposed addition will have an enclosed basement.The new addition will
extend no further into the rear yard than the existing foundation,but the addition will increase the footprint of
the existing addition by 60.5 SF.This will increase the current lot area by 2.7%,to 43.1 %.The property at 205
Williams Street is located in an R3a Zone.In this zone,the allowable percentage of lot coverage under Section
3258,Column 6,is 35%.
The property at 205 Williams Street also has existing side yard deficiencies.Section 3258,Column 12,requires a
side yard setback of 10 feet and Section 3258,Column 13,requires the other side yard have a setback of 5 feet.
The existing side yards are 3.6 feet and 3.5 feet,respectively.The new addition only affects the western side yard
that is 3.6 feet deep.The addition will extend this side yard deficiency approximately 9.68 feet further into the
rear yard.The front yard also has an existing deficiency that will not be increased by the proposed addition.
Section 3258,Column 11,requires the front yard be 10 feet;the front yard is 1.5 feet deep.
The property at 205 Williams Street is also deficient in lot area and lot width.Section 3258,Column 6,requires a
lot area of 7,000 SF;the lot size is 3,000 SF.Section 3258,Column 7,requires a lot width of 50 feet;the lot width
is 40 feet.Finally,the proposed addition is deficient in parking.The proposal under Section 3258,Column 4,
requires 5 parking spaces.There are no parking spaces on site,but the property has grandfather rights for 4
spaces.
The new addition will allow the applicant to change the number of bedrooms and bathrooms in the two units
without increasing the occupancy in the building,which is limited to 10 persons.The basement will go from a
twobedroom unit to a threebedroom unit.The first and second floor unit will go from eight bedrooms to seven
bedrooms.Among other things,the expansion of the basement apartment will provide more natural light and
ventilation in the bedrooms and codecompliant emergency escape windows.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
1of 4
The applicant altered the building in 2008 under a building permit to change the number of units at 205 Williams
Street from three units to two.This proposal would have only needed to go to the BZA if the property had been
deficient in parking or lot area.Unfortunately,the Code Inspector signed the building permit without realizing
that by increasing the bedrooms in one of the units,the number of required parking spaces changed from 4
spaces to 6.In addition,the Code Inspector did not realize the property is deficient in lot area;therefore,the
alterations made in 2008 to 205 Williams Street require variances from the BZA,because parking became
deficient by changing the number of dwelling units and the property is deficient in lot area.The applicant
requests that the BZA grant variances for the increase in parking spaces and for the lot area deficiency,if the BZA
denies the variance request for the proposed new addition.If the BZA denies both variance requests,the
applicant will have to return the building to its pre2008 apartment configuration.
The property at 205 Williams Street is in an R3a Use District,where the proposed use is permitted.Section 325
38 requires variances be granted before a Building Permit can be issued.
The Board hopes the rendering submitted with the application,which shows a flattening of the eave above the bay
window,does not accurately depict the intended treatment of the roofline on the front façade.Other than that
issue,the Board recommends granting this appeal.
APPEAL #2913 815 TABER STREET
Area Variances
Appeal of Fredric Bouché,owner of 815 Taber Street,Ports of New York Winery,for area variances from Section
3258,Columns,10,12,13,and 14/15,Lot Coverage,Side Yard,Other Side Yard,and Rear Yard,respectively,
requirements of the Zoning Ordinance.
Proposed is the construction of 1,000 SF greenhouse,behind the Ports of New York winery located at 815 Taber
Street.Ports of New York has received variances from the Board of Zoning Appeals on two other occasions in
which existing deficiencies of Section 3258,Column 6,Lot Area,Column 7,Lot Width,Column 12,Side Yard,and
Column 13,Other Side Yard,were granted.The proposed greenhouse will increase the existing side yard
deficiencies and create two new deficiencies relating to lot coverage and rear yard setback.Zoning Ordinance
Section 3258,Column 10,Lot Coverage,allows a maximum of 50%lot coverage.Currently,the building has lot
coverage of 29.8%.The proposed greenhouse will increase lot coverage to 52%.Section 3258,Column 14/15,
Rear Yard Setback,requires the building be set back 20 feet from the rear lot line.With the greenhouse addition,
the rear yard setback will be reduced to 3 feet.The current side yard deficiency in the east yard (side yard)is 9’
2”and in the west yard (other side yard);the deficiency is 3’2”.The Zoning Ordinance,Section 3258,Column 12
and 13,Side Yard and Other Side Yard,respectively,requires the side yards be 12 feet on one side and 6 feet on
the other side to be in compliance.The proposed greenhouse will increase the 9’2”side yard deficiency to 6’8”.
The other side yard will have the 3’2”side yard deficiency extended another 50 feet,the length of the
greenhouse.
The property at 815 Taber Street is in an I1 Use District,where the proposed greenhouse is a permitted use;
however,Section 32539 requires variances be granted before a Building Permit can be issued.
The Board feels that this is an appropriate use of the site and recommends granting this appeal.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
2of 4
APPEAL #2916709 N.TIOGA STREET
Use Variance
Appeal of Michael Kozanitis,for Brian and Eileen McKelvey,the owners of a threeunit multiple dwelling at 709
North Tioga Street,for a use variance from the requirements of the Zoning Ordinance Section 32532 C.,
“extension or enlargement of nonconforming uses or structures.”Section 32532 C.states that a nonconforming
use cannot be extended or enlarged without a use variance.
The applicant proposes to purchase a 3unit multiple dwelling at 709 North Tioga Street and live in one of the
units,as an owner/occupant.The building was originally constructed around the turn of the twentieth century as
a singlefamily home.It has been a nonconforming use since at least 1977,when the Building Department began
inspecting rental dwellings for compliance with Ithaca’s Housing Ordinance.The building has three onebedroom
apartments for occupancy of six unrelated persons.The applicant proposes to reconfigure the first floor front
apartment to make additional room for the owneroccupied rear apartment.He proposes to remove the existing
kitchen and living room,change the existing bedroom into an entrylevel living room,and build a second story for
two bedrooms.This proposal including a new 8’x16’entry deck to accommodate the rear entry and will increase
the total square footage by 128 SF.
In his letter to the Board,the applicant shows it would be financially infeasible to use the building as either a
singlefamily home,or a twodwelling unit.He also shows the proposed alterations are necessary in order to
continue operating the building as a threeunit multiple dwelling.
The applicant states he will limit the occupancy of the renovated apartment to two persons.The applicant also
proposes to limit the occupancy of the other two apartments to one person.This will lower the building’s current
occupancy from six to four persons.
The property at 709 North Tioga Street is located in an R2b Use District,in which the proposed use is not
permitted;however,Section 32538 requires a use variance be granted before a Building Permit is issued.
The Board feels the proposed modifications improve the property and recommend granting this appeal.
APPEAL #2917HAROLD’S SQUARE,123 127,133,135 139 E.STATE STREET
Area Variance
Appeal of Scott Whitham,for owner,L Enterprises,LLC,for an area variance from Section 3258,Column 14/15,
Rear Yard Depth Requirement,of the Zoning Ordinance.The applicant proposes to develop a 140foot tall,11
story,mixed use building of approximately 132,000 GSF known as “Harold’s Square.”The building is designed to
have commercial business on the ground floor,three stories of upperstory office space,6 stories devoted to
residential use,and an 11th story penthouse.The residential portion of the building is in a tower configuration
that will be set back 62’8”from the building’s fourstory façade facing the Commons.This tower will be located
in the CBD140 Zone and reach a height of 140 feet.The fourstory portion will be located in the CBD60 Zone and
have a height of 57’10”.The building will have two main entrances:one on the Commons,and the other facing
the Green Street Alley between the Commons and the Green Street garage.The size of the project necessitates
using 100%of the lot for the building.District regulations require the project have a 10foot rear yard setback.
The applicant proposes to have no rear yard for this project.The proposed building will include an access bridge
connection to the Green Street garage,a canopy roof covering the rear exit,and exit doors that swing pass the
rear property line and encroach on City property.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
3of 4
The applicant is currently in contact with the City to develop an agreement for these encroachments.Harold’s
Square will be located in a CBD140/CBD60 Use District,where the uses of the proposed building are permitted;
however,Section 32538 and 32539 require an area variance be granted before a Building Permit or Certificate of
Occupancy can be issued.
The Planning Board supports granting the variance for this appeal.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
4of 4
CITY OF ITHACA
Board of Zoning Appeals Notice of Appeal
APPEAL #3005 123-127, 133, 135-139 E. STATE STREET (HAROLD’S SQUARE)
(SCOTT WHITHAM)
Appeal of Scott Whitham for the owner, L Enterprises, LLC, for an Area Variance from Section 325-
8, Column 10, Percentage of Lot Coverage, and Column 14/15, Rear Yard Depth, requirements of the
Zoning Ordinance. The applicant proposes to develop a 140-foot tall, 11-story, mixed-use building
of approximately 162,750 GSF, known as “Harold’s Square.” The building is designed to have
commercial business on the ground floor, three stories of upper-story office space, 6 stories devoted
to residential use, and an 11th-story penthouse with multi-purpose amenities. The residential portion
of the building is in a tower that will be set back 62'8" setback or more from the building’s four-story
façade facing the Commons. This tower will reach a height of no more than 140 feet. The building
will have two main entrances, one on the Commons and the other facing the Green Street Alley
between the Commons and the Green Street garage.
The applicant claims the size of the project necessitates using 100% of the lot for the building.
However, District Regulations state that 100% lot coverage is allowed only when the required 10-foot
rear yard is provided. As proposed, the project has no rear yard. The proposed project is located in
the CBD-60/CBD-140 Use Districts where the uses of the proposed building are permitted.
However, Sections 325-38 and 325-39 require Area Variances be granted before a Building Permit or
a Certificate of Occupancy can be issued.