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Home My WebLink About10-21-14 P & D Board - Project Review Committee 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:October 15,2014 SUBJECT:Agenda for Project Review Committee Meeting:TUESDAY,OCTOBER 21,2014 Meeting scheduled to begin at 9:30 a.m.in the 3rd Floor Conference Room (behind Common Council Chambers), City Hall,108 E.Green St.,Ithaca,New York.Please call Charles Pyott at 2746550,if you cannot attend or you require additional information. 9:30 Project:15,700SF Retail Building Location:500 S.Meadow St. Applicant:Wegmans Food Markets,Inc. Anticipated Board Action(s)in October:Declaration of Lead Agency,Public Hearing,&Determination of Environmental Significance Project Description:The applicant proposes to construct a 15,700SF retail building.The project site is a 17.7acre parcel that contains an existing 115,000SF retail building (Wegmans),associated parking,and an access road from Meadow Street.The new building will be located on an existing 201space parking area. Project development will include parking for 88 cars,internal sidewalks,crosswalk striping,lighting,and landscaping.The project is in the SW2 Zoning District.This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance,the State Environmental Quality Review Act and is subject to environmental review. 9:45 Project:3Story Apartment Building Location:114 Catherine St. Applicant:Jagat Sharma for Nick Lambrou Anticipated Board Action(s)in October:Declaration of Lead Agency Project Description:The applicant proposes to construct a 3 story apartment building,with a footprint of 1,974 SF and containing three 3bedroom and three 2bedroom units.The project site contains an existing apartment building and a 13space parking lot with 7 spaces in the backyard (to remain)and 6 spaces in the frontyard (to be replaced by new building).The project also includes removal of one curbcut.The project is in the CR4 Zoning District,which requires either:(1)offstreet parking in accordance with §32545.5 F;or (2)full compliance with the NYS Building Code or Residential Code for new construction and a TDM Plan approved by the Planning Board.This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act,and is subject to environmental review. The project requires DESIGN REVIEW. “An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 3 10:00 Project:123Room Downtown Hotel Location:320324 E.M.L.K.,Jr./E.State St. Applicant:Scott Whitham for Neil Patel Anticipated Board Action(s)in October:Declaration of Lead Agency Project Description:The applicant is proposing to build a sixstory,70’tall hotel with 123 guest rooms.The ground floor will include a breakfast room,a bar/lounge,a meeting room,and an approximately 2,000SF retail/restaurant space.The second floor includes meeting rooms,a fitness area,and an outdoor terrace. Exterior finishes include stone and brick veneers,metal panel systems,and aluminum windows.The site layout features a dropoff area with a glass and aluminum portecochère,a 12space parking area,bike racks,a walkway accessible from State Street,and a pedestrian entrance to the hotel and retail space on Seneca Way.The project is in the CDB100 Zoning District.The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA)and used as metered parking;and a portion of another tax parcel in private ownership,also used as parking.Parcel consolidation and possible subdivision will be required.This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance,§1764 B.(1)(h.)(4),(k.),and (n.),and the State Environmental Quality Review Act,§617.4 (b)(9), and is subject to environmental review.The project has received DESIGN REVIEW. 10:15 Project:Chain Works District Redevelopment Project Location:620 S.Aurora St. Applicant:Scott Whitham/Jamie Gensel for David Lubin of Unchained Properties Anticipated Board Action(s)in October:Declaration of Lead Agency &Potential Determination of Environmental Significance Project Description:The proposed Chain Works District seeks to redevelop and rehabilitate the +/800,000 SF former Morse Chain/Emerson Power Transmission facility,located on a 95acre parcel traversing the City and Town of Ithaca’s municipal boundary.The applicant has applied for a Planned Unit Development (PUD)with the City and a Planned Development Zone (PDZ)with the Town for development of a mixeduse district, which will include residential,commercial,office,and manufacturing.The project consisting of four primary phases:(1)the redevelopment of four existing buildings (21,24,33,and 34)and associated site improvements;(2)the redevelopment of the remaining existing buildings and associated site improvements; (3)potential future development within areas of the remainder of the site adjacent to the existing buildings/parking areas;and (4)future developments within the remaining undeveloped areas of the site. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance,§1764 B.(6),and the State Environmental Quality Review Act,§617.4 (b)(3),and is subject to environmental review.The project requires a Subdivision. 10:30 Project:Major Subdivision &5Unit Housing Location:128 W.Falls St. Applicant:Ron Ronsvalle Anticipated Board Action(s)in October:Consideration of Preliminary &Final Site Plan Approval and Consideration of Preliminary Subdivision Approval Project Description:The applicant is proposing to subdivide the parcel and construct one singlefamily home and two duplexes.The proposal is to subdivide the 16,352SF (0.375acre)parcel into two.Parcel I will measure 3,686.9 SF with 37.5’of frontage and will contain a new singlefamily home.Parcel 2, measuring 4,389 SF and with 46 feet of street frontage,will contain the existing singlestory singlefamily home.And Lot 3,measuring 8,276 SF with 182 feet of street frontage,will contain two new duplexes.The property is in the R2b Zoning District,which has a minimum lot size of 3,000 SF for twofamily dwellings, “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 3 minimum width atstreet of 35 feet,and minimum front,side,and rearyard setbacks of 25 feet,10 and 5 feet,and 25%or 50 feet,respectively.The project includes eight offstreet parking spaces,one driveway, sidewalks/walkways,and landscaping.This is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act,for which environmental review was completed on September 23,2014.The project has received Area Variances for an existing frontyard deficiency,as well as new front and rearyard deficiencies and parking location. 10:45 Project:Purity Ice Cream Renovations Location:700 Cascadilla Street Applicant:John Snyder for Bruce Lane Anticipated Board Action(s)in October:Consideration of approval of project changes Project Description:The applicant requests project changes to the Modified Site Plan,approved by the Planning Board on December 3,2013. 11:00 Zoning Appeals Appeal #2957,Area Variance,402 S.Cayuga St. Appeal #2958,Area Variance,203 Third St. Appeal #2959,Area Variance,714 N.Aurora St. Appeal #2964,Area Variance,1108 N.Cayuga St. Appeal #2966,Sign Variance,120 S.Aurora St. 11:15 Adjourn cc:Mayor Svante Myrick &Common Council Dr.Luvelle Brown,Superintendent,ICSD ACCESSING ONLINE DOCUMENTS SitePlan Review &Subdivision ApplicationDocuments (andRelated Materials) SitePlan Review applicationdocumentsare accessible electronically viathe “Online Documents”portion of the City web site (http://www.egovlink.com/ithaca/docs/menu/home.asp),under “Planning_and_Economic_Development”> “Site_Plan_Review_Project_Applications,”andin the relevant year/monthfolder.Subdivision applicationmaterialscan be similarlylocated,but in the “Subdivision_Applications”folder. Jay Franklin,Tompkins County Assessment “An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 3 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 1 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway (a portion of the project is in the 100-year floodplain). Yes No Other impacts (if any): Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 2 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 3 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 4 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Project will be reviewed by the City Stormwater Officer, a portion of the site is in the 100 year floodplain. Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Potential construction Impacts only. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 5 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 6 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 7 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 8 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Project under review by the City Transportation Engineer. Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 9 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Construction impacts only. Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 10 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Retail Building (Wegmans Outbuilding) Date Created: 10/6/14 11 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — City of Ithaca SITE PLAN REVIEW (SPR)APPLICATION Building Permit Number:31953 REQUIRED CONTACT: LisaNicholas, Senior Planner DIVISION OFPLANNING &ECONOMIC DEVELOPMENT 108 E.Green Street,3'd Floor Ithaca, New York 14850-5690 (607)274-6550 -Fax:(607) 274-6558 Inichola@cityofithaca.org ApPLICANT:Name:Jagat P.Sharma,Architect _Address 1: 312 East Seneca Street Title/Role: Address 2:City,State,&Zip Code:~I=th=a=-=c=a~,N::....:...=.Y....:1~4=8=5..::..0 _ Telephone:2729361.Cell Phone:E-Mail:sharma@clarityconnect.com CONSULTANT:Name:Title/Role: _Address 1:_ Address 2:.City,State,&Zip Code:_ Telephone:Cell Phone:E-Mail:._ PROJECT OWNER:Name:Nick Lambrou Title/Role:_ (if other than applicant) Address 1: 407 Eddy St Address 2:City,State,&Zip Code:.....;I=t=h::::.;ac=a:..:z..,..::-N.:...;:Y::...-..:::..14...:..:8=5:..:::0 _ Telephone:Cell Phone:.E-Mail:nick@lambrourealestate.com -PROJECT DESCRIPTION- Project Title:Apartment Building Project Address: 114 Catherine Street Type (checkone):D Residential D Commercial D Industrial D Institutional Scope of Work (check all that apply &indicate approximate operation/construction cost): D Vegetation Removal .I,.$_ D New Paving =-$_ D New Structure =$_ Fac;:ade Change .:z:..$_ Earthwork =$_ Structure Expansk =$_ Demolition ..:I:$_ New Planting ..:I:$'---_ Accessory Structu S _ Total Construction Cost:Anticipated Construction Period:Jan.2015 __to August 2015 (best estimate) - OTHER INFORMATION- 1. If the development site isleased property,listthe property owner's name and address below: NO Length of Lease:_ o Note:Owner must include withthis application awrittenstatement authorizing the applicant to serveasthe agentofSite Plan Review (SPR). lof2 2. Please record the application date and approval status of any required federal,state,and/or local permits or approvals for this project: Type Demolition Building permit Site Plan Review Approval Agency Building Div. Building Div. Board of Zoning Appeals Board of Public Works Planning Division Application Date 9/26/14 October 2 ,2014 Approval Status 3.Describe any existing restrictions relevant to developments on this property: None 4. Please append/attach any additional information you feel is important for gaining a full understanding of your proposed development.See attached drawings - ApPLICATION FEE - The application fee is based on the total construction,site work,and landscaping costs,charged in accordance with the following schedule.The fee is payable to the "City of Ithaca,"upon submission of this application. Type of Approval Site Plan Review Modified Site Plan Review Project Cost lessthan $10,000 $10,000 to $49,999 $50,000 to $100,000 over $100,000 lessthan $50,000 $50,000 or more Application Fee $75 $150 $300 $1.50 per $1,000 $150 $250 *Fee Schedule for Modified Site Plan Review only applies to modifications to approved site plans that do not trigger reconsideration of the Determination of Environmental Significance.Modifications that require additional environmental review shall follow the fee schedule for full Site Plan Review. This determination will be made at the time of application. - ApPLICATION CHECKLIST - Item ~Application Form (completely filled out) I)a Short Environmental AssessmentForm (SEAF) I)(]Full Environmental AssessmentForm (FEAF)- Part 1 [if required) ~Full-Size Drawings Reduced Drawings (11"x17")[see "Site Plan Review Requirements,""Submittal Process"] Site Plan Review Application Fee No. of Copies 28 28 28 3 28 Applicant's Signature: Bysigningthis application form, the appli t acknowledgesthat City of Ithaca Planning &Economic Development Division staff may visitthe site in order to fullyunderstandthe proposeddevelopment. 2 of 2 Apartment Building:114 Catherine Street. Project Description: The existing lot contains a 3 story apartment building consisting of (3) 3BR and (3) 2BR units.Off-street parking is provided in the front yard as well as in the rear yard. Total existing occupancy: 10. The proposal consists of a new three story building located at the existing parking area in the front yard. It will contain (1) 5BR at the first floor and (1) 6BR unit each at the second and the third floors. Total occupancy, existing + new: 10 +17 =27. Project data is listed on the drawing. Demolition: Demolition work will involve removing the existing paving to prepare for new concrete slab for first floor. Foundation and excavation: The new building will have no basement. A slab on grade will be installed over gravel base for first floor slab. Foundation will consists of regular spread footing about 3 feet wide x 1 ft deep. Bottom of footings will be 4 ft below finish grade. The foundation will be designed for a bearing capacity of 2,000 psf, therefore, requiring no soil bearings as permitted by code. Disturbance Area: ' Disturbance area will be limited to an area surrounding the new building foot print as shown on the drawing. Following the completion of the new building all disturbed areas will be restored. One of the existing curb cut will be removed. Second curb will be aligned with the drive way. Utilities: All utilities to the new building will be brought underground in the existing driveway. Compliance with Form Based Zone: The project will comply with the requirements of CR-4 zone. The building is set back 10ft in the front. In order to maintain the scale and character of the existing buildings on the street the project is designed as a three story building rather than permitted four story. A recessed entry is provided from the street serving the first floor unit. Steps are provided to access the entry. Direct and straight steps at entry points are a common feature on all buildings throughout the street and the city. Architecturally,the building facade will have bricks on the first two stories. The third floor is clad with stucco textured hardie panels. The two materials are separated by a projecting cornice resting on brick corbelling. The roof structure consists of hipped roof with raised gables in the middle reflecting a common design feature along the street. Recessed entry point is accentuated by corner windows separated vertically by paneled spandrels. ~R CHI TEe T 312 East Seneca Street,Ithaca,New York 14850 Phone:(607)-272-9361 FAX:(607)-272-0505 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 1 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Project is in the 100 year flood zone Yes No Other impacts (if any): Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Exposed bedrock, waterfalls, etc. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 2 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 3 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 4 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Construction and transportation Impacts Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 5 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 6 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 7 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Potential impact to proposed Gateway Trail. Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 8 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts. Impacts will be dependent upon proposed uses and their intensity Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Increased demand for electric and gas service. Impacts will be dependent upon proposed uses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 9 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Noise impacts will be dependent upon proposed uses. Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 10 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Project site is Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 620 S Aurora Street Chain Works District Date Created: 10/6/14 11 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 1 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Construction Impacts – Need Geotech Report and information on foundation type Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 2 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 3 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 4 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Project will be reviewed by the City Stormwater Officer. Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Construction Impacts. Need information on mechanicals for restaurant. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 5 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 6 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Project is in close Proximity to the Downtown Ithaca National Register District and the East Hill Historic District and will be visible from points within those districts and beyond. See Part 3 Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Project is in close proximity to the Downtown Ithaca National Register District and the East Hill Historic District and will be visible from points within those districts and beyond. See Part 3 Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 7 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 8 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Construction impacts. Removal of 60 public parking spaces. Cumulative impacts of multiple downtown projects. Project under review by the City Transportation Engineer. See Part 3 Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 9 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Construction Impacts. See Part 3 Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 10 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Need Phase 1 ESA. See Part 3 Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: 330 E State Street – Hampton Inn Date Created: 10/7/14 11 of 11 10/17/2014 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Need capacity analysis for utilities Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — ADOPTED RESOLUTION Purity Ice Cream Project Modified Site Plan Approval 700 Cascadilla Street City of Ithaca Planning & Development Board December 3, 2013 WHEREAS: the City of Ithaca Planning and Development Board has received an application for modified site plan approval for a Purity Ice Cream project by John Snyder, for owner, Bruce Lane, and WHEREAS: the applicant is requesting changes to the site plan approved on July 23, 2013. The modified project includes interior renovations of the existing masonry and steel-framed building, as well as the additional second-story level to include 2,866 SF of new office space, elevator tower, lobby space, restrooms, mechanicals, and an outdoor terrace seating area. Site work will include: an outdoor patio; pedestrian walkways; new sidewalk paving and pedestrian areas on Cascadilla Street; reorganization and repaving of the parking area, to include 25 spaces (a change of +8 from approved site plan); landscaping; and a wooden guard-rail fence along Fulton Street. The previously-approved access road from the parking area to Cascadilla Street has been removed, as has the Fulton/Esty Street parking lot. The Cascadilla Street parking lot is unchanged from the approved site plan, and WHEREAS: the proposed modifications are consistent with the environmental review (including required mitigations) that was completed for this project on June 25, 2013, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on December 3, 2013, and WHEREAS: the Planning and Development Board has on November 26, 2013 reviewed and accepted as adequate plans entitled: “Planting Plan (AS101),” “Architectural Plans (A101),” “North & South Elevations (A201),” “East & West Elevations (A202),” “North Side Perspective Views (A301),” “South Side Perspective Views (A302),” prepared by John Snyder Architects; and “Erosion and Sediment Control Plan (C101),” “Layout Plan (C102),” “Grading and Drainage Plan (C103),” “Utility Plan (C104),” “Layout & Erosion and Sediment Control Plan 621 Cascadilla St. (C105),” “Grading and Drainage Plan 621 Cascadilla St. (C106),”and “Details (C201),” all prepared by John Snyder Architects and T.G. Miller Engineering, P.C., and all dated 11/1/13; and “Paving Plan (AS102),” dated 11/26/13, and “Schematic Planting Plan 621 Cascadilla St (L120)” dated 10/22/13 all prepared by John Snyder Architects; and additional application materials, and WHEREAS: the Tompkins County Planning Department and other interested parties have been given the opportunity to comment on the proposed project, and all comments received have been considered, and WHEREAS: in a November 26, 2013 letter from Ed Marx, Tompkins County Commissioner of Planning, to Lisa Nicholas, Senior Planner, the county determined that the project may have negative inter-community or county-wide impacts, and recommended the following modification of the proposal: “As was stated in our April 22nd letter on this proposal, the proposed parking scheme appears to run counter to several aspects of the West End Urban Design Plan. We continue to recommend that the proposed parking at Cascadilla and North Meadow be eliminated and a new parking proposal more in line with the West End Urban Design Plan be devised,” and WHEREAS: the Board, acting as Lead Agency in the environmental review of the project, did require mitigations, as described in the Full Environmental Assessment Form (FEAF), Part 3, adopted June 25, 2013, to offset any potential negative impacts of the above-referenced parking lot, located at the corner of Cascadilla and North Meadow Street, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Modified Site Plan Approval for the Purity Ice Cream project, with the following conditions, which include those relevant unsatisfied conditions from the previously approved site plan: i. Noise-producing construction activities shall be limited to Monday through Friday, 7:30 a.m. to 7:30 p.m., and ii. Before issuance of a building permit, written approval from the City of Ithaca Transportation Engineer that all transportation-related issues have been resolved, and iii. Submission to Planning Board of colored building elevations with all keyed materials, and iv. Submission to Planning Board of a color copy of the materials board and/or product cut-sheets, and v. Submission to Planning Board of all project details, including but not limited to site furnishings, lighting, signage, paving, fencing and enclosures, and railings, and vi. Submission to Planning Board of drawings showing screening of dumpsters and NYSEG transformer at north corner of Purity site, and vii. Submission to Planning Board of revised landscape plan showing both project parcels on a single sheet, with their landscaping and pedestrian connections, and viii. Submission to Planning Board of revised Cascadilla Street parking lot drawings, showing: a. Additional street tree along Meadow Street where curbcut is being removed, and b. Signage identifying it as a Purity parking area, and c. Prominent “Employee Parking Only” signage for the seven parking spaces on the east side of this lot (required mitigation per FEAF, Part 3), and d. Installation of a low landscape anchor element within the landscape areas at the northwest corner of this parking lot to provide greater urban definition at this intersection’s corner, designed in a manner that does not interfere with vehicle sight lines (required mitigation per FEAF, Part 3), and ix. All rooftop mechanicals shall either be screened from public view or architecturally integrated into the building, and x. Applicant shall further explore the possibility of the Cascadilla Street parking lot being used solely by project employees, and xi. Approval of the project’s Storm Water Pollution Prevention Plan (SWPPP) by City of Ithaca Stormwater Management Officer, and xii. Approval from City Fire Chief that all life safety issues have been met, and xiii. The project requires DOT approval for work in the State right-of-way and City of Ithaca approval for work in the City right-of-way, and xiv. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy. Moved by: Blalock Seconded by: Jones- Rounds In Favor: Acharya, Blalock, Elliott, Jones-Rounds, Schroeder Against: Randall Abstain: 0 Absent: Fernández Vacancies: 0 142R East State StreetThe CommonsIthaca, NY 14850P: 607.273.3565www.js-architects.comDRAWINGS ALTERATIONNOTICE:It is a violation of Section69.5b of the New York StateEducation Department for anyperson, unless acting underthe direction of the licensedarchitect, to alter this item inany way. If an item bearingthe seal of the architect isaltered the architect shall affixtheir seal and the notation"altered by" followed by thearchitect's signature, date ofalteration, and a specificdescription of the alteration.COPYRIGHT:All production and intellectualproperty rights reserved.© Copyright 2013John Snyder Architects, PLLCPurity IceCreamRenovationPhase 3700 Cascadilla St.Ithaca, NY 14850665544332211ABCDG100Cover SheetPhase 2Architectural PlansAugust 8, 20144401BProject TeamJohn Snyder Architects, PLLC142 R East State StreetIthaca, NY 14850607-273-3565Architect:Structural / Mech. Electrical / Plumbing and Fire Protection EngineersTaitem Engineering, PC110 South Albany StreetIthaca, NY 14850607-277-1118Civil Engineering:T.G. Miller203 North Aurora StreetIthaca, NY 14850607-273-6322PURITY ICE CREAM - PHASE 3Architectural DrawingsDrawing IndexSheetDrawing DescriptionG100Cover SheetSK101Occupancy PlansAD101First Floor Demolition - Phase 2AD102Second Floor Demolition - Phase 2A101Architectural Plans - Phase 2A102Reflected Ceiling Plan - Phase 2A103Finishes Plan - Phase 2A104Roof Plan - Phase 2A201Exterior ElevationsA202Exterior ElevationsA301Building SectionsA302Freezer Demolition/Installation PlansA402Kitchen Equipment PlanA403Enlarged Dining Room Plans - Phase 2A404Interior Dining Room Elevations - Phase 2A501DetailsA504Roof DetailA505Channel Glass DrawingsA600Door ScheduleAD103Roof Plan Demolition - Phase 2S100Green Roof Structural Plan and DetailsS101Enlarged Structural Bracing Plan and DetailsM002Specifications and Schedules - Phase 2M102Mechanical Plan - Phase 2M402Details - Phase 2P002Specifications and Legend - Phase 2P102Plumbing Plan - Phase 2P402Schedule, Details & Schematics - Phase 2E102Power & Data - Phase 2E202Lighting & Fire Alarm - Phase 2E602Panel Schedules - Phase 2E612Schedules - Phase 2A502DetailsA503Wall Section Details A502A4A502A1A502A3A501A2A503A1A501A2A505A114'-0"20'-0"First Floor0' - 0"Second Floor10' - 10"Brick Type B - GreyBrick Type A - Red - Inset 1/2"Brick Type A - Red -Rowlock Course3'-4"87__16"7'-0" 3'-0"10'-8"8" 7'-0" 3'-0"10'-8"8" 7'-0" 3'-0"10'-8"3'-4" 3'-4"5'-6" 7'-0" 3'-0"10'-8"Louver (NIC)Louver (NIC)Roof Railing System - KeeGuard withPost Weight Ballast System12'-4"5'-8"18'-0"7'-0" 3'-0"10'-8"3'-4"Brick Type B - GreyBrick Type A - Red - Inset 1/2"Brick Type A - Red -Rowlock Course3'-4"7'-0" 3'-0"10'-8"8"12'-4"5'-8"Bottom Line of Footings - VIFAluminum Storefront System ThisArea (NIC)6"x6"x5/16" Steel AngleDoor NIC Door NIC6"x4"x5/16" Steel Angle LLHBrick Type A - RedBrick Type A - Red -Rowlock CourseAluminum Storefront inExisting opening6"x6"x5/16" Steel AngleAluminum Storefront inNew OpeningNew Steel Lintel - See Detail A4/A502 - Sim.Bottom Line of Footings - VIFBottom Line of Footings - VIFRoof Railing System - KeeGuard withPost Weight Ballast SystemBrick Type A (Red)Steel Entry Frame to MatchExisting Entry as Provided byAccufab - Ithaca, NY9'-6"6"x4"x5/16" Steel Angle LLH Typical all Windows ThisElevationAluminum Storefront inNew Opening15'-27__16"Brick Type A (Red)Brick Type A(Red) Stack BondBrick Type A (Red) Stack BondMatch Main Entry BrickAlignMetal Screen WallBrick Type B - GreyBrick Type A - Red - Inset 1/2"Brick Type A - Red -Rowlock CourseBrick Type B - GreyBrick ExpansionJoint (BEJ) -Sonneborn NP1 - asSelected by ArchitectDoor NICBrick ExpansionJoint (BEJ)BEJBEJBEJBEJBEJBEJ4'-0" 4'-0" 4'-0"+/- 3-8"+/- 1'-8"New Storefront Door andTransom to Match Existing6'-8"6'-81__16"Metal Screen Wall40"x40"40"x40"40"x40"24"x24"24"x24"Bottom Line of Footings - VIFEntrance Door to Match Exg.6"x4"x5/16" Stl AngleLLHSecond Floor10' - 10"First Floor0' - 0"Second Floor10' - 10"First Floor0' - 0"22'-10"4'-10"18'-0"VIFTypTyp1'-4"2'-8"8" Width Stack Course - BrickType A (Red)8" Width Stack Course - BrickType A (Red)16" Width StackCourse - BrickType A (Red)8" x8" Width Stack Course -Brick Type B (Grey) Center onWindows1'-4"Metal Screen WallLower Screen WallSee DetailsFirst Floor0' - 0"Second Floor10' - 10"tet142R East State StreetThe CommonsIthaca, NY 14850P: 607.273.3565www.js-architects.comDRAWINGS ALTERATIONNOTICE:It is a violation of Section69.5b of the New York StateEducation Department for anyperson, unless acting underthe direction of the licensedarchitect, to alter this item inany way. If an item bearingthe seal of the architect isaltered the architect shall affixtheir seal and the notation"altered by" followed by thearchitect's signature, date ofalteration, and a specificdescription of the alteration.COPYRIGHT:All production and intellectualproperty rights reserved.© Copyright 2013John Snyder Architects, PLLCPurity IceCreamRenovationPhase 3700 Cascadilla St.Ithaca, NY 14850665544332211ABCDA201ExteriorElevationsPhase 2Architectural PlansAugust 8, 20144401B 1/8" = 1'-0"1Exterior Elevations SHEETNUMBERVIEWNUMBERTop of Screen WallMetal ScreenMesh4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 1'-6" 2'-6" 1'-6" 4'-0" 4'-0" 3'-1"4'-2"3'-2"7'-8"7'-8"3'-10"3'-10"Steel AngleBrackets typ.Alum. WindowsFirst FloorSecond FloorScrae Clean and Paint Existing CMUwall complete prior to Installation of newmetal screen - typicalExit HallwayKitchenSteel Canopy BeyondBrick Type A (Red) - Stack BondBrick Type A (Red)Stack BondRowlock Course - Brick Type A - Inset 1/2"A503A2A503A5A503A424' - 8" (VIF)0'-0"10'-10"142R East State StreetThe CommonsIthaca, NY 14850P: 607.273.3565www.js-architects.comDRAWINGS ALTERATIONNOTICE:It is a violation of Section69.5b of the New York StateEducation Department for anyperson, unless acting underthe direction of the licensedarchitect, to alter this item inany way. If an item bearingthe seal of the architect isaltered the architect shall affixtheir seal and the notation"altered by" followed by thearchitect's signature, date ofalteration, and a specificdescription of the alteration.COPYRIGHT:All production and intellectualproperty rights reserved.© Copyright 2013John Snyder Architects, PLLCPurity IceCreamRenovationPhase 3700 Cascadilla St.Ithaca, NY 14850665544332211ABCDA202ExteriorElevations -Screen WallPhase 2Architectural PlansAugust 8, 20144401B 1/4" = 1'-0"1Exterior Elevation - Screen Wall Tenant Top of Exg Wood Blocking22' - 4" (VIF)Pressure Treated 2" Wood BlockingExpansion FillerExisting Wood BlockingMetal-era Perma-tite Coping -Provided and Installed by Roofing Constractor (NIC)Tenant Top of Exg Wood Blocking22' - 4" (VIF)Pressure Treated 2" Wood BlockingExpansion FillerExisting Wood BlockingMetal-era Perma-tite Coping -Provided and Installed by Roofing Constractor (NIC)Note: ProvideSeparate Pricing forInterior Furring andInsulation at ExteriorWalls Located inRooms 130, 123 and205If dimension is less than 16"then additional footer shallbe addedVerify width in fieldProvide Solid Grouted Cells atSupport Locations - TypicalIn Locations Where theScreen is Supported at 2or More ConnectionPoints to the Wall, theAnchor Points areAllowed to only Have aSingle Wedge Anchor.Except at Ladder6"x5"x1/4" x 4" Length SteelAngle with (1)1/2"Ø Strong-Bolt2 Wedge Anchor with Minimum3-1/2" Embedment by SimpsonO.A.E. into Existing CMUApply Water Cut-off Mastic Priorto Installation of Stl. AngleSecond Floor10' - 10"LOBBY#4 Rebar - Cont.embedmentRowlock Course1" AirspaceTermination Bar - Mfr. Hohman Barnard T-1Mortar Net - Heckman #84Existing CMU Wall1-1/2" Rigid Insulation1-5/8" Metal Studs5/8" Gypsum Board7"7"8"TENANTTENANTExisting CMU Wall1-1/2" Rigid Insulation (Interior)1-5/8" Metal Studs5/8" Gypsum BoardSecond Floor10' - 10"1" AirspaceExisting CMU Wall7"7"8"TENANTTENANTFirst Floor0' - 0"Second Floor10' - 10"TENANTExisting CMU Wall1-1/2" Rigid Insulation (Interior)1-5/8" Metal Studs5/8" Gypsum BoardCompacted Existing Soil Or Fill (95%)Existing Foundation - Assumed (VIF)TOP OF JST.EL. 0'-0"#4 Rebar - Cont.#4 Rebar At 16" O.c.Stainless Steel Dowels At 24" Oc - Sleeve Into Exterior SlabRowlock Course1" AirspaceTermination Bar - Mfr. Hohman Barnard T-1Mortar Net - Heckman #84W16x40 Steel Lintel3/8" Steel Plate (Full Height) at JambsW8x28 Steel Columns at JambsTOP OF PLATEEL. 109'-10"EXTERIOR4" Copper Downspout Connect to Roof Leader internally - Insulate Piping (Interior)6" Copper Gutter - Hang from Steel Beam4" x 2" x .3125 Steel Tube Continous - Cap EndsWT 9X25 Tapered to Dimensions - Cap Parking Lot End3"4'-4"85__16"3'-6"New Foundation - 4'x4'#4 Rebar - Cont.embedmentSecond Floor10' - 10"TENANTTENANTExisting CMU Wall3-5/8" Metal Studs - This Wall Only5/8" Gypsum Board7'-0"Cellular Brick Vent -Heckman #85 Or Equal (brown) At 16" OcMortar Net - Heckman #84Termination Bar - Mfr. Hohman Barnard T-1Polymeric Flashing - Hyload Or Eq. (color Tan) Provide Min. 8" Leg In CavityCellular Brick Vent - Heckman #85 Or Equal(brown) At 16" OcPolymeric Flashing - Hyload Or Eq. (color Tan)Provide Min. 8" Leg In CavityPolymeric Flashing - Hyload Or Eq. (color Tan)Provide Min. 8" Leg In CavityOwner Supplied Glass -Installed by Inlet Glass,Ithaca NYAlum Entrance Door And Storefront System asProvided by Tubelite and Inlet Glass and Mirror, Ithaca, NY#4 Rebar At 24" O.c. -Provide min. 4" Embedment#4 Rebar At 24" O.c. -Provide min. 4" EmbedmentExisting CMU Wall1-1/2" Rigid InsulationEXTERIORDining - Top of Exg Wood Blocking14' - 4" (VIF)First Floor0' - 0"1" AirspaceTermination Bar - Mfr. Hohman Barnard T-1Mortar Net - Heckman #84Cellular Brick Vent - Heckman #85 Or Equal(brown) At 16" OcPolymeric Flashing - Hyload Or Eq. (color Tan)Provide Min. 8" Leg In CavityDININGTenant Top of Exg Wood Blocking22' - 4" (VIF)Pressure Treated 2"x Wood BlockingExpansion FillerExisting Wood BlockingMetal-era Perma-tite Coping -Provided and Installed by Roofing Contractor(NIC)Top of Screen Wall24' - 8" (VIF)2"x3"x1/4" HSS Steel Tube at 4'-0" OCMetal Fabric - Mfr: McNicholsType:Quality Chateau 3105 Decorative MeshPlain Steel Unfinished - TypicalExisting Grouted Cells at Top of Wall (NIC)2"x3"x1/4" HSS SteelTube at 4'-0" OC - typical2 Layers - 1-1/2" Rigid Insulation(Interior) - Owens Corning Formular250 - 2 Layers This Wall - 1 LayerOther LocationsTop of Screen Wall24' - 8" (VIF)Pressure Treated 2"x Wood BlockingExpansion FillerExisting Wood BlockingMetal-era Perma-tite Coping -Provided and Installed by Roofing Constractor (NIC)3/8" Steel Plate at Jambs - Provide 1/4"Expansion Anchors into Solid GroutedCells at 24" o.c. Vertically - Paint3/8" Steel Plate at Jambs - Provide 1/4"Expansion anchors into solid groutedcells at 24" o.c. verticallyTypical Interior Window Opening DetailSee Lintel DetailTypical Interior Window Opening DetailSee Detail3'-10" 2'-0" 4'-6"1 Layer - 1-1/2" Rigid Insulation (Interior) -Owens Corning Formular 2501-5/8" Metal Studs at 16" o.c. with 5/8"Gypsum BoardTypical Interior Furring at Exterior Wall (UNO)Undisturbed SoilUndisturbed SoilUndisturbed SoilUndisturbed SoilSidewalk and Gravel BaseProvided by Site Contractor(NIC)Rowlock CourseMatch Exg. Ht.Rowlock CourseMatch Exg. Ht.1'-0"Sidewalk - By Site Contractor (NIC)Provide Weeps (Min. 3 Per side)2" Foil Faced Sprandrel Insulation secureto substrateManufacturer: Roxul - CurtainRockSprandrel GlassManufacturer: ViraconColor: High Opacity White V175Provide Sample for color verification6" Curtain Wall SystemManufacturer: TubeliteColor: Black Anondized to Match ExistingWindowsSupplier: Inlet Glass - Ithaca, NY607.272.30153/8" Bent Steel Plate1-5/8" Metal stud infill with 5/8" USG SecureRockInsulate Cavity with Batt InsulationFirst Floor 0' - 0"First Floor 0' - 0"First Floor 0' - 0"1'-6"4" min10"4" min6"x5"x1/4" x 7" Length Steel Angle with(2)1/2"Ø Strong-Bolt 2 Wedge Anchorwith Minimum 3-1/2" Embedment bySimpson O.A.E. into Existing CMUApply Water Cut-off Mastic Prior toInstallation of Stl. Angle4'-0"Cap Top of Tube Steel -Typical1'-0"Remove Existing Concrete Slab AtColumn Locations for new FoottingInstallation3/8" Steel Plate with 4"x4"x1/4" Steel AngleCellular Brick Vent#5 Rebar at 12" o.c. both ways -provide 4" min. embedmentFill Void with Spray Foam Insulation#4Rebar -Cont.142R East State StreetThe CommonsIthaca, NY 14850P: 607.273.3565www.js-architects.comDRAWINGS ALTERATIONNOTICE:It is a violation of Section69.5b of the New York StateEducation Department for anyperson, unless acting underthe direction of the licensedarchitect, to alter this item inany way. If an item bearingthe seal of the architect isaltered the architect shall affixtheir seal and the notation"altered by" followed by thearchitect's signature, date ofalteration, and a specificdescription of the alteration.COPYRIGHT:All production and intellectualproperty rights reserved.© Copyright 2013John Snyder Architects, PLLCPurity IceCreamRenovationPhase 3700 Cascadilla St.Ithaca, NY 14850665544332211ABCDA501Details - WallSectionsPhase 2Architectural PlansAugust 8, 20144401B 1/2" = 1'-0"1Wall Details Cellular Brick Vent -Heckman #85 Or Equal (brown) At 16" OcPolymeric Flashing - Hyload Or Eq. (color Tan) Provide Min. 8" Leg In Cavity22' - 4" (VIF)7"8"5"1-5/8" Metal Stud Infill with 5/8" USG SecureRockInsulate Cavity with Batt InsulationMortar Net - Heckman #84Tenant Top of Exg Wood BlockingUndisturbed Soil#4 Rebar At 24" O.c. -Provide min. 4" EmbedmentPolymeric Flashing - Hyload Or Eq. (color Tan)Provide Min. 8" Leg In CavityFirst Floor0' - 0"#4 Rebar - Cont.embedment1" AirspaceTermination Bar - Mfr. Hohman Barnard T-1Mortar Net - Heckman #84Existing CMU Wall3" Concrete with Fibermesh3/16" Steel PlateCellular Brick Vent - Heckman #85 Or Equal(brown) At 16" OcSteel Channel C6x10.5 Anchor to ExistingWall with Expansion Anchors at 24" o.c.Steel ChannelSteel Stringers HSSConc. filled metal pan treads6" Curtain Wall SystemManufacturer: TubeliteColor: Black Anondized to Match ExistingWindowsSupplier: Inlet Glass - Ithaca, NY607.272.30153'-2"x3'-2" Hollow Metal Frame withTempered Glass - Verify Location withArchitect3'-2"x3'-2" Hollow Metal Frame withTempered Glass - Verify Location withArchitectConcrete InfillSteel Closure AngleNew 2"x2"x3/16"x4" Length Steel ClipAngles Weld to Bar Joist and Steel BeamWeld Bar JoistChord to SteelBeam1/4" x 36" LengthSteel PlateWeld to Bar Joist(2 per joist)W 8x10 SteelBeamHSS 4"x4"x3/16"Steel Column (2Locations) -Outside WallCoordinateLocations withArchitect36"x36"x12" Concrete PadFooting with #4 Rebar at10" Each Way - Sawcutand Patch Exg Slab(2) LocationsExisting Bar Joist Cut to Length(2) Locations6"x6"x3/8" SteelBearing Plate - Bolt toSteel Beam with 1/2"Dia. Bolts3/4" GroutLevelling Bed8"x8"x3/8" BasePlate with (4)1/2" Dia. BoltsCast HandrailSupports Wagnrt orEqual - typical11"First Floor Landing5' - 1"5'-1"2'-1 1/4"3'-10"1'-9 3/4"4'-6"Cut Existing Slab at New Stair OpeningCoordinate with Architect - Patch ExisitngMasonry wall6 7/8"VerifyExisting Bar JoistSecond Floor10' - 10"Existing CMU Wall1-5/8" Metal Studs5/8" Gypsum BoardTENANTTENANTExisting CMU Wall2 Layers - 1-1/2" Rigid Insulation (Interior)3-5/8" Metal Studs - This Wall Only5/8" Gypsum BoardFirst Floor0' - 0"Second Floor10' - 10"Existing CMU Wall5/8" Gypsum BoardTENANTTENANTExisting CMU Wall2 Layers - 1-1/2" Rigid Insulation (Interior)3-5/8" Metal Studs - This Wall Only5/8" Gypsum BoardTenant Top of Exg Wood Blocking20' - 4" (VIF)Pressure Treated 2"x Wood BlockingExisting Wood BlockingMetal-era Perma-tite Coping -Provided and Installed by RoofingContractor (NIC)Existing Grouted Cells at Top of WallProvide Solid Grouted Cells atSupport locations - TypicalTop of Screen Wall24' - 8" (VIF)Green Roof System as Providedby Roofing Contractor (NIC)Corian Sill Over 3/4" PlywoodSealant(2) 6"x3.5"x3/8" Steel angles -LLH w/ 3/8" Steel Plate3/8" Steel Plate at Jambs - Provide 1/4"Expansion Anchors into Solid GroutedCells at 24" o.c. VerticallyNote: All Exterior Steel shall beGalvanized (Except Metal Screen)Undisturbed SoilUndisturbed SoilTop of Screen Wall24' - 8" (VIF)1.5" x 2.25" McNICHOLS TractionTread™ Galv. Ladder Rungs - Typ.1'-0" - typ.3'-5 3/4"3'-10 3/8"5"x5"x5/16" Steel angles - Provide 3/8"dia. Stain. Steel bolts - TypicalAlum Storefront with Operable WindowManufacturer: TubeliteColor: Black Anondized to Match ExistingWindowsSupplier: Inlet Glass - Ithaca, NY607.272.30151-5/8" Metal StudsWhere Scheduled4'-0 3/8"4"Space Anchors 4" Minimum Apart. Typ for AllHave Steel Fabricator Design the Stairs andProvide Stamped Shop Drawings.1'-0" of Lightweight Compacted Structural Fill,Item #4.Fasten Stringer to Floor with Clip Angle andSingle Anchor BoltUndisturbed SoilNew 2"x2"x3/16"x4" Length Steel ClipAngles Weld to Bar Joist and Steel BeamGeotextile Separation Fabric Between Fill andNative Soil.142R East State StreetThe CommonsIthaca, NY 14850P: 607.273.3565www.js-architects.comDRAWINGS ALTERATIONNOTICE:It is a violation of Section69.5b of the New York StateEducation Department for anyperson, unless acting underthe direction of the licensedarchitect, to alter this item inany way. If an item bearingthe seal of the architect isaltered the architect shall affixtheir seal and the notation"altered by" followed by thearchitect's signature, date ofalteration, and a specificdescription of the alteration.COPYRIGHT:All production and intellectualproperty rights reserved.© Copyright 2013John Snyder Architects, PLLCPurity IceCreamRenovationPhase 3700 Cascadilla St.Ithaca, NY 14850665544332211ABCDA502Details - WallSections- ScreenWall and StairsPhase 2Architectural PlansAugust 8, 20144401B 1/2" = 1'-0"1Wall Details - Screen Wall and Stair 27_8" FROM COL FACE 4'-01_8"4'-01_8"27_8" FROM COL FACE9'-73_4" COL. HEIGHT9'-10"47_8" TOP OF BEAM TO CENTER OF PLATE3"6"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-01_4"11"3"19__16"415__16"2"1'-4"8"3"3"2"8"11_2"5"11_2"8"11_2"91_2"11_2"1'-01_2"1'-2"91_2"3"5"11_2"2"11_2"ELEV 0'-0"REFER TO CONN. DETAILS14" LONG X 5" WIDE X3/8" THICKPLATE CONNECTED TO WEB WITHA FULL PENETRATION GROOVEWELD TO BEAM WEB, TYP OF (5)COL. CONN. TO CMU1/2"Ø TITEN HD W/4"EMBEDMENT INTO CMUW8 COL BELOWL31/2"X31/2"X1/4" CLIP ANGLE ONE SIDEW/(3) A325-N3/4"Ø STD BOLTS1'-1/4" WIDE X16" LONG X3/8" THICK TOPPLATE, FULLY WELDED TO COLUMNW12 BEAM BELOWCLIP ANGLE ON REAR OF BEAMCANOPY CONN. PLATE, REFER TO DETAIL3/8" THICK TOP CONN. PLATE, REFER TO DETAIL3/8" THICK BOTTOM CONN. PLATE FULLYWELDED TO COL. FLANGE, REFER TO DETAILTOP CONN. PLATE DETAILBOTTOM CONN. PLATE DETAILBEAM TO COLUMN CONN.3/8" THICK STIFFENER PLATE, FULLY WELDED1'-1/4" WIDE X8'-2" LONG X3/8" THICKTOP PLATE STITCH WELDED TO BEAM8 " WIDE X 8" LONG X3/8" THICK CONN.PLATE(4)3/4"Ø A325-N STD BOLTS(4)3/4"Ø A325-N STD BOLTSCOLUMN BASE PLATE DETAILW8 COL.(4)3/4" TITEN HDW/MIN. 6" EMBED121/2"X8"X1/2" THICK BASE PLATE3/4" NON SHRINKING, NON METALIC LEVELING GROUTCANOPY CONN. PLATE1'-2"X5"X3/8" THICK CANOPY CONN. PLATEFULLY WELD CONN. PLATE TOBEAM WEB ALL AOURND142R East State StreetThe CommonsIthaca, NY 14850P: 607.273.3565www.js-architects.comDRAWINGS ALTERATIONNOTICE:It is a violation of Section69.5b of the New York StateEducation Department for anyperson, unless acting underthe direction of the licensedarchitect, to alter this item inany way. If an item bearingthe seal of the architect isaltered the architect shall affixtheir seal and the notation"altered by" followed by thearchitect's signature, date ofalteration, and a specificdescription of the alteration.COPYRIGHT:All production and intellectualproperty rights reserved.© Copyright 2013John Snyder Architects, PLLCPurity IceCreamRenovationPhase 3700 Cascadilla St.Ithaca, NY 14850665544332211ABCDA503Details - OfficeEntryPhase 2Architectural PlansAugust 8, 20144401B 1" = 1'-0"1Office Entry 3 7/8"7 5/8"2"VARIES1 1/2"1 1/2"10 5/8"10 5/8"2 1/4"6"1/2"9 5/8"1 1/2"1 1/2"1'-0 5/8"1/2"8 7/8"8'-0" AFF1'-6 3/8"7 3/4"5 3/4"7"1'-0" 1'-0" 1'-0"4"9"7"11_2"4"11_2"11_2"21_2"Existing MasonryWall To RemainWelded H.m. Frame Or KnockDown Type With All CornersFilled With Bondo AndSanded Smooth1-3/4" Solid CoreWood Door-Algoma Or Eq.Rift-sawnsteel Lintel:(2) L3x2.5x0.3754" Min. Bearing5_8" Gypsum Board Over7_8"Furring Channels1/2" Both SidesStl. TeeGrout SolidH.m. Frame Anchor Typ.VIFC.M.U.Door OrGlazingGrout SolidVARIES1/2"AnchorMtl Stud2"Frame - Pnt3 5/8" Mtl Fr Hm Door1/2"Nested13a-fill FrameWith Ins.Existing MasonryWall To RemainSawcut To New Opening3/8" Steel Plate AtJambs - Bolt To Existing Cmu W/1_4"countersunk Expansion Anchors At 24 " Oc Maxsteel Lintel:W8x10 W/1_4" Steel Plate Top, BottomAnd SidesExisting MasonryWall To RemainSawcut To New Openinggrout Cores Solid Ea. Side OfOpening5_8" Gypsum Board Over7_8"Furring Channels7_8" Dim. X 1-1/2"Fire Treated WoodPaint Blackj Mould Finished To Drywall3/8" Steel Plate AtJambs - Bolt To Existing Cmu W/1_4"countersunk Expansion Anchors At 24 " Oc Maxj Mould Finished ToDrywall7_8" Dim. X 1-1/2"Fire Treated WoodPaint Black5_8" Gypsum Board Over1-5/8" Furring ChannelsW/ 1-1/2" Rigid InsulationBrickMetal Mesh Screen2"x2" Steel Crossmembers - typicalSpacer Drill through2"x2" Tube support -weld in place1/4" Stainless steelbolts with 2" washersat 4'-0" o.c.Cap Top and Bottomof uprights - provideweeps at bottom(2) 3/8" Lag Boltsper Support2x Pressure TreatedWood Blocking5/8"x10" Length Expanchor - Hilti - KB35/8" x 10" LT MCGrout Top of WallExg. Concrete DeckRigid Insulation (NIC)Exg Steel Bar Joists(4) 1/4"ØX4" SDSScrews by SimpsonO.A.E.(2) 5/8" SIMPSONSTRONG-BOLT 2WEDGE ANCHOR.MIN. 4.5"EMBEDMENT INTOGROUTED CORE.(4) 1/4"ØX4" SDSSCREWS BYSIMPSON O.A.E.WOOD BLOCKING142R East State StreetThe CommonsIthaca, NY 14850P: 607.273.3565www.js-architects.comDRAWINGS ALTERATIONNOTICE:It is a violation of Section69.5b of the New York StateEducation Department for anyperson, unless acting underthe direction of the licensedarchitect, to alter this item inany way. If an item bearingthe seal of the architect isaltered the architect shall affixtheir seal and the notation"altered by" followed by thearchitect's signature, date ofalteration, and a specificdescription of the alteration.COPYRIGHT:All production and intellectualproperty rights reserved.© Copyright 2013John Snyder Architects, PLLCPurity IceCreamRenovationPhase 3700 Cascadilla St.Ithaca, NY 14850665544332211ABCDA504Details - EnlargedPhase 2Architectural PlansAugust 8, 20144401B 1" = 1'-0"1Enlarged Details Preformed Metal EdgeEPDM Membrane. Fully Adhered4" Rigid Insulation. Fully Adhered.5/8" Dens Deck Roof Sheating. Fully Adhered.Existing Plaster Band (V.I.F.)Existing CMUWater Cut Of Mastic0' - 4"Metal Era "One Edge"Roof EdgeColor WhiteExisting 2x Wood Block142R East State StreetThe CommonsIthaca, NY 14850P: 607.273.3565www.js-architects.comDRAWINGS ALTERATIONNOTICE:It is a violation of Section69.5b of the New York StateEducation Department for anyperson, unless acting underthe direction of the licensedarchitect, to alter this item inany way. If an item bearingthe seal of the architect isaltered the architect shall affixtheir seal and the notation"altered by" followed by thearchitect's signature, date ofalteration, and a specificdescription of the alteration.COPYRIGHT:All production and intellectualproperty rights reserved.© Copyright 2013John Snyder Architects, PLLCPurity IceCreamRenovationPhase 2700 Cascadilla St.Ithaca, NY 14850665544332211ABCDA505Roof DetailPhase 2Architectural PlansAugust 8, 20144401B 1 1/2" = 1'-0"1Roof Detail 1 APPEAL #2957 402 SOUTH CAYUGA STREE Zoning Appeal 2957 402 S. Cayuga Street (IURA) Appeal of Ithaca Neighborhood Housing Services (INHS) for the owner, Ithaca Urban Renewal Agency, owner of 402 South Cayuga Street for Area Variances from Section 325-8, Column 11, Front Yard, requirements of the Zoning Ordinance. The applicant proposes to construct a new townhouse with four attached three-story, single-family units to be located at 402 South Cayuga Street. The building measures approximately 34’ x 72’-8” and the new townhouse will contain three 2-bedroom units and one 3-bedroom unit. Parking for one car will be provided at the lowest level of each unit. The property at 402 South Cayuga Street is on the corner of South Titus and South Cayuga Streets and has two front yards. The proposed construction will cause both front yards to be deficient. The proposed fronts will be 6’9” and 6’1” deep; required is a 10-foot front yard setback. This proposed project is in the R-3b Zoning District, where the proposed use is permitted. However, Section 325-38 requires Area Variances to be granted before a Building Permit is issued. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal Number BZA-2957Address402 South Cayuga StreetUse DistrictR-3bDate11/4/2014ApplicantScott Reynolds, INHSOwnerIthaca Urban Renewal AgencyApplication Type:Area VarianceColumn Number23456 7 891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseVacant Lot8145.7 98'District Regulations for ExistingMultiple Dwelling ZoneNone Required4000 40 4 40 40% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/A N/A N/A OK OK N/A N/A N/A N/A N/A N/A N/A N/AProposed Condition and/or UseMultiple Dwelling48145.7 98' 3 38' 11" 30.4% 6'9" 6'1" 15' 42'% or 34'District Regulation for ProposedMultiple Dwelling Zone4None Required4000 40 4 40 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A OK N/A OK OK OK OK OK Def. Def. OK OK N/ANotes: 1 Appeal #2958 203 Third Street Appeal of Ithaca Neighborhood Housing Services (INHS) for Ithaca Urban Renewal Agency, owners of 203 Third Street, for an Area Variance from Section 325-8, Column 6, Minimum Lot Size in Square Feet, requirements of the Zoning Ordinance. The applicant proposes to construct a new single-family home on a vacant lot located at 203 Third Street. The property will be compliant with all district regulations, except lot size. The parcel’s lot size is 2,813 SF, 187 SF less than the minimum required lot size of 3,000 SF. 203 Third Street is located in an R-2b Use District, where the proposed single-family home is permitted. However, Section 325-38 requires an Area Variance be granted before a Building Permit can be issued. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal City of IthacaBoard of Zoning Appeals WorksheetAppeal NumberBZA-2958Address203 Third StreetUse DistrictR-2bDate11/4/2014ApplicantScott Reynolds, INHSOwnerIthaca Urban Renewal AgencyApplication Type:Area VarianceColumn 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 UseVacant Lot2918.538.96District Regulations for ExistingTwo Family Zone None Required3,0003533535%1010525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOKN/AN/AN/ADef.OKN/AN/AN/AN/AN/AN/AN/AN/AProposed Condition and/or UseSingle Family Dwelling12918.538.96225'21.2%1014529.5% or 22.5'District Regulation for ProposedTwo Family Zone1None Required3,0003533535%1010525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOKN/AOKN/ADef.OKOKOKOKOKOKOKOKN/ANotes: