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HomeMy WebLinkAbout09-13-17 Planning and Development Board Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 3 PLANNING & DEVELOPMENT BOARD Project Review Committee NOTICE OF MEETING & AGENDA TO: City of Ithaca Project Review Committee (Planning & Development Board) FROM: Lisa Nicholas, Senior Planner DATE: September 13, 2017 SUBJECT: Agenda for Project Review Committee Meeting: TUESDAY, SEPTEMBER 19, 2017 The Project Review Committee Meeting is scheduled to begin at 8:30 a.m. in the Second Floor Conference Room, City Hall, 108 E. Green St. Please call Lisa Nicholas at 274-6550, if you cannot attend or you require additional information. 8:30 Project: Apartments (New/resvised materials attached) Location: 311 College Ave (The Nines) Applicant: Jagat P Sharma for Todd Fox Anticipated Board Action(s) in September: Declaration of Lead Agency, Public Hearing & Review of FEAF Parts 2 & 3 Project Description: The applicant is proposing to construct a six story, 80’ high building plus basement. The first floor will have an approximately 825 SF commercial space and five studio apartments, upper floors will have a combination of 21 studio and 24 loft apartments for a total of 45 dwelling units. The applicant’s intended market is students. Project development will require the removal/ demolition of the existing structure and all associated site features. The existing building incorporates the original Number Nine Fire Station and was identified as a structure worthy of further research in a 2009 study titled Collegetown Historic Resources Worthy or Detailed Research; Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features. The project is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11) and is subject to environmental review. 9:00 Project: Bridges Cornell Heights Residence (Senior Housing) (New/revised materials attached) Location: 105 Dearborn Place Applicant: Elizabeth Classen Ambrose Anticipated Board Action(s) in September: Declaration of Lead Agency, Public Hearing, & Review of FEAF Parts 2&3 Project Description: The applicant is proposing to construct a two-story single family residence with 12 bedrooms to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte couchere, a driveway and parking area for nine cars, three patios, walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)(4) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11) and is subject to environmental review. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 E-Mail: dgrunder@cityofithaca.org “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 3 9:20 Project: Duplex Location: 217 Columbia Street Applicant: Charlie O’Connor for 985 Danby Rd LLC Anticipated Board Action(s) in September: Declaration of Lead Agency and Determination of Environmental Significance Project Description: the applicant is proposing to install a duplex with one 3- bedroom apartment on each floor. The new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30”dbh oak and one street tree, closing the existing curb cut, installing a fence, landscaping and walkways. The project is in the R-2a Zoning District. 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. 9:50 Project: Elm St Apartments (Rebuild) Location: 203-209 Elm Street Applicant: Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS) Anticipated Board Action(s) in September: Public Hearing and Determination of Environmental Significance Project Description: The proposed project consists of the demolition of a two single family homes and one duplex and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area variances for relief from rear yard setback and parking requirements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)[3], and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. 10:10 Project: 709 West Court Street (Housing) (New materials attached) Location: 326 & 328 N Meadow St. and 709 – 713 W Court Street Applicant: Trowbridge Wolf Michaels LLP for Lakeview Health Services Inc. Anticipated Board Action(s) in September: Consideration of Preliminary & Final Site Plan Approval Project Description: The applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) for which the Lead Agency made a Negative Declaration of Environmental Significance on August 22, 2017. 10:30 Zoning Appeals (Materials enclosed) #3081, 203-211 Elm Street, Area Variance #3082, 228 Geneva St, Area Variance #3083, 105 Hudson St, Area Variance “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 of 3 10:40 Agenda Review for 9-26-17 10:50 Adjournment cc: Mayor Svante Myrick & Common Council Dr. Luvelle Brown, Superintendent, ICSD Jay Franklin, Tompkins County Assessment If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., no later than 2 days (not including weekends and holidays) before the meeting. Mixed-Use Building 311 College Ave, Ithaca, NY SPR Submittal: Additional Information September 6, 2017 Grading, Drainage and Utility Plans: Drawings 1.03 and 1.04 indicated the scope of site work. The proposed building occupies the entire site except for the rear yard. Frank from T.G. Miller is preparing civil drawings to further define the scope of work and details. Trash Removal A trash room is shown on the basement plan. The tenants will place the trash and recycle items in the trash room. The owner will bring the trash to the curb. Bike Racks: Bike storage room is located in the basement which will accommodate a total of six racks for 12 bikes. Required number is 11. See product data. Lighting. Wall mounted lights will be installed on the west, north and east walls including inside the inner courts. See attached product data. Signage: The front of the building will have street address. The commercial space will have a wall mounted sign. Construction Plan and Related Information: Frank is preparing these documents and will be working with the city engineering for their input and review. Foundation type and construction method:  Test borings and geotech report work has been authorized. Based on recent projects in the area rock elevation is expected to be about 25 ft deep.  Foundation system will be similar to Dryden Road project: sheet piling and concrete foundation wall at the building perimeter. Foundation and basement slab will be a 2 to 3 ft. deep mat slab.  Structural system will be steel frame, metal deck and concrete slab. Crane Use:  Crane will be used in construction. Similar to 307 College Avenue project, the crane will be located on site to construct the back 2/3rd project. The crane will move on the street to construct the front 1/3rd of the project.  We will be holding meetings with general contractors to review constructability and staging options. Mixed-Use Building 311 College Ave, Ithaca, NY Response to Tompkins County Energy Recommendations For New Construction September 7, 2017 1. Energy Star:  All electrical appliances will be Energy Star rated.  All water fixtures will meet EPA’s Water Sense requirements. 2. Heat Pumps:  The intent is to use air source heat pumps to provide heating and air conditioning to the building and avoid gas fired boilers.  Use of air source heat pumps will be evaluated for domestic hot water and laundry. 3. Renewable Energy:  Feasibility of solar panels will be considered. After mounting all the air source heat pumps on the roof there may not be sufficient area left to justify the cost of solar panels and the controls. 4. Energy Efficient Building Envelope:  Building envelope is designed to keep the window-to-wall ratio to well below 25%. The two long walls on the north and south have no windows  Building shape is kept simple.  Insulation value will exceed minimum required by Energy Code.  Infiltration: All entries will have a vestibule. Windows and door assemblies and exterior wall construction will be detailed to avoid infiltration. 5. Lighting Design:  LED lighting will be used throughout.  Occupancy sensors will be used in all public spaces. 6. HVAC system:  High Efficiency systems will be used wherever possible.  The project consists of apartments with individual controls. Unoccupied space such as stair wells and halls will not be conditioned. 7. Energy Model.  Whole building energy model will be considered. Project Name: 311 College Avenue Wall Light 1 Project Name: 311 College Avenue Wall Light 2 FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) PART 1—PROJECT INFORMATION (prepared by project sponsor/applicant) NOTE: This document is designed to assist in determining whether proposed action may have a significant effect on the environment. Please complete the entire form: Parts A through E. Answers to these questions will be considered part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the FEAF will depend on information currently available and will not involve new studies, research, or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. Name of Action: New construction – Single Family Residence Location of Action: 105 Dearborn Place Name of Applicant/Sponsor: Elizabeth Classen Ambrose Address: 207 Cayuga Heights Road City/Town/Village: Ithaca State: NY ZIP: 14850 Business Phone: 607-280-1410 E-Mail: eclassen@bridgescornellheights.com Name of Owner (if different from applicant/sponsor): N/A Address: City/Town/Village: State: ZIP: Business Phone: E-Mail: Description of Action: SEE ATTACHMENT 2 A. SITE DESCRIPTION Physical setting of overall project, both developed and undeveloped areas. 1. Present Land Use: Urban Industrial Commercial Public Forest Agricultural Other: _Vacant___________________ 2. Total area of project area: .446 acres 19,442 square feet. (Chosen units also apply to following section.) Approximate Area (Units in Question 2 above apply to this section.) Currently After Completion 2a. Meadow or Brushland (non-agricultural) 16,487 7,887 2b. Forested 2,512 2,907 2c. Agricultural 0 0 2d. Wetland [as per Article 24 of Environmental Conservation Law (ECL)] 0 0 2e. Water Surface Area 0 0 2f. Public 0 0 2g. Unvegetated (i.e., rock, earth, or fill) 0 0 2h. Roads, Buildings, & Other Paved Surfaces 428 7,533 2i. Other (indicate type): Porous Pavement___________________ 0 1,100 3a. What is the predominant soil type(s) on project site (e.g., HdB, silty loam, etc.): SEE ATTACHMENT 3b. Soil Drainage: Well-Drained: ______% of Site SEE ATTACHMENT Moderately Well-Drained: _100_% of Site Poorly Drained: ______% of Site 4a. Are there bedrock outcroppings on project site? Yes No N/A 4b. What is depth of bedrock? 10 (feet) estimated 4c. What is depth to the water table? unknown (feet) 5. Approximate percentage of proposed project site with slopes: 0-10% 100 % 10-15% % 15% or greater % 6a. Is project substantially contiguous to, or does it contain, a building, site, or district listed on or eligible for the National or State Register of Historic Places? Yes No N/A Cornell Heights Historic District 6b. Or a designated local landmark or located in a local landmark district? Yes No N/A 7. Do hunting and/or fishing opportunities currently exist in the project area? Yes No N/A If “Yes,” identify each species: __________________________________ — PLEASE COMPLETE EVERY QUESTION. INDICATE “N/A,” IF NOT APPLICABLE. — 3 A. SITE DESCRIPTION (concluded) 8. Does project site contain any species of plant and/or animal life identified as threatened or endangered? Yes No N/A According to: _____________________________ Identify each species: _______________________ 9. Are there any unique or unusual landforms on project site (i.e., cliffs, other geological formations)? Yes No N/A Describe: ________________________________ 10. Is project site currently used by community or neighborhood as an open space or recreation area? Yes No N/A If yes, explain: ____________________________ 11. Does present site offer or include scenic views known to be important to the community? Yes No N/A Describe: _________________________________ 12. Is project within or contiguous to a site designated a Unique Natural Area (UNA) or critical environmental area by a local or state agency? Yes No N/A Describe: _________________________________ 13. Stream(s) within or contiguous to project area: __N/A_________________________________ ___________________________________ a. Names of stream(s) or river(s) to which it is a tributary: ________________________________ ________________________________________ 14. Lakes, ponds, or wetland areas within or contiguous to project area: __N/A a. Name(s): _________________________________ b. Size(s) in acres: ___________ 15. Has site been used for land disposal of solid and/or hazardous wastes? Yes No N/A Describe: __________________________________ 16. Is site served by existing public utilities? a. If “Yes,” does sufficient capacity exist to allow connection? b. If “Yes,” will improvements be necessary to allow connection? Yes No N/A Yes No N/A Yes No N/A 4 B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project (fill in dimensions as appropriate): __.446 acres_____ 1a. Total contiguous area owned by project sponsor either in acres: _.446 __ or square feet: _______ 1b. Project acreage developed: _.446___ Acres, initially: .446 Acres, ultimately: __.446__ 1c. Project acreage to remain undeveloped: ______0__________ 1d. Length of project in miles (if appropriate): ___N/A_____ or feet: ____________ 1e. If project is an expansion, indicate percentage change proposed: ___N/A___% 1f. Number of existing off-street parking spaces: 0 Proposed: ______9_______ 1g. Maximum vehicular trips generated (on completion of project) per day: __8____ Per hour: _<1__ 1h. Height of tallest proposed structure in feet: ___29____ (avg building height) 1i. Linear feet of frontage along a public street or thoroughfare that the project will occupy: ___193.69_ 2. Specify what type(s) of natural material (i.e., rock, earth, etc.) and how much will be removed from the site: _430 cy – building excavation__ Or added to the site: _30 cy___ SEE ATTACHMENT 3. Specify what type(s) of vegetation (e.g., trees, shrubs, ground cover) and how much will be removed from the site: Acres: __.399_ Type(s) of Vegetation: _.37 acres lawn, .029 acres trees___ 4. Will any mature trees or other locally important vegetation be removed for this project? Yes No N/A If “Yes,” explain: ___17________ SEE ATTACHMENT 5. Are there any plans for re-vegetation to replace vegetation removed during construction?Yes- see attachment 6. If single-phase project, anticipated period of construction: 12 months (including demolition) 7. If multi-phase project, anticipated period of construction: ___N/A____ months (including demolition) 7a. Total number of phases anticipated: _____1_______ 7b. Anticipated date of commencement for first phase: Feb month 2018 year (including demolition) 7c. Approximate completion date of final phase: Dec month 2018 year. 7d. Is phase one financially dependent on subsequent phases? Yes No N/A 8. Will blasting occur during construction? Yes No N/A If “Yes,” explain: _______________ ____________________________________________________________________________________ 9. Number of jobs generated during construction: 30 during const. After project is completed: 4 full time 10. Number of jobs eliminated by this project: N/A Explain: _____________________________ ___________________________________________________________________________________ 11. Will project require relocation of any projects or facilities? Yes No N/A If “Yes,” explain: ___________________________________________________________________________________ 5 B. PROJECT DESCRIPTION (concluded) 12a. Is surface or sub-surface liquid waste disposal involved? Yes No N/A If yes, explain: __________________________________________________________________________________ 12b. If #12a. is “Yes,” indicate type of waste (e.g., sewage, industrial, etc.): ______N/A_______ 12c. If surface disposal, where specifically will effluent be discharged? _______N/A_________ 13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased by proposal? Yes No N/A If yes, explain: _________________________ 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100-year flood plain? Yes No N/A 14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek Cascadilla Creek Cayuga Lake Six Mile Creek Silver Creek? (Check all that apply.) N/A 14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 of the ECL? Yes No N/A 14d. If #14a., b., or c. is “Yes,” explain: _____________N/A________________________________ 15a. Does project involve disposal of solid waste? Yes No N/A 15b. If #15a. is “Yes,” will an existing solid waste disposal facility be used? Yes No N/A 15c. If #15b. is “Yes,” give name of disposal facility: Ithaca Area Wastewater Treatment Facility and/or local sanitary landfill location: Third Street____________ 15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill? Yes No N/A If “Yes,” explain: Recycled waste to Recycling & Materials of Thompkins Co 15e. Will any solid waste be disposed of on site? Yes No N/A If “Yes,” explain: ___________________________________________________________________ 16. Will project use herbicides or pesticides? Yes No N/A If “Yes,” specify: ____________ 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places, or a local landmark, or in a landmark district? Yes No N/A If “Yes,” explain: Vacant property in Cornell Heights Historic District 18. Will project produce odors? Yes No N/A If yes, explain: ________________________ 19. Will project produce operating noise exceeding the local ambient noise-level during construction? Yes No N/A After construction? Yes No N/A 20. Will project result in an increase of energy use? Yes No N/A If yes, indicate type(s): Electric and natural gas for normal residential use 6 C. ZONING & PLANNING INFORMATION 1. Does proposed action involve a planning or zoning decision? Yes No N/A If yes, indicate the decision(s) required: Zoning Amendment Zoning Variance New/Revision of Master Plan Subdivision Site Plan Review Special Use Permit Resource Management Plan Other: __ILPC (completed)__ 2. What is the current zoning classification of site? ________R2A_________ 3. If site is developed as permitted by current zoning, what is the maximum potential development? _______SEE ATTACHED__________________________________________ 4. Is proposed use consistent with present zoning? Yes No N/A 5. If #4 is “No,” indicate desired zoning: ________N/A___________ 6. If site is developed by proposed zoning, what is the maximum potential development of the site? ________________N/A___________________________________________________________ 7. Is proposed action consistent with the recommended uses in adopted local land use plans? Yes No N/A If “No,” explain: _____________________________________________ 8. What is the dominant land use and zoning classification within a ¼-mile radius of the project? (e.g., R-1a, R-1b) ______________R2A______________________________________ 9. Is proposed action compatible with adjacent land uses? Yes No N/A Explain: _________ ___________________________________________________________________________________ 10a. If proposed action is the Subdivision of land, how many lots are proposed? _____N/A_____ 10b. What is the minimum lot size proposed? ___N/A__ 11. Will proposed action create demand for any community-provided services? (e.g., recreation, education, police, fire protection, etc.)? Yes No N/A Explain: _normal residential use_ If “Yes,” is existing capacity sufficient to handle projected demand? Yes No N/A Explain: __capacity exists for normal single family residential use 12. Will proposed action result in the generation of traffic significantly above present levels? Yes No N/A If yes, is existing road network adequate to handle additional traffic? Yes No N/A Explain: __________________________________________ 7 D. APPROVALS 1. Approvals: _________see 2C below________________ 2a. Is any Federal permit required? Yes No N/A Specify: _________________ 2b. Does project involve State or Federal funding or financing? Yes No N/A If “Yes,” specify: ______________________________________ 2c. Local and Regional Approvals: Agency Yes No Type of Approval Required Submittal Date Approval Date Common Council Board of Zoning Appeals (BZA) Planning & Development Board Site Plan Review 8.15.17 Ithaca Landmarks Preservation Commission (ILPC) Certificate of Appropriateness 6.27.17 7.11.17 Board of Public Works (BPW) Fire Department Police Department Director of Code Enforcement Building Permit Certificate of Occupancy 6.28.17 Ithaca Urban Renewal Agency (IURA) Other: _____________________ 8 E. INFORMATIONAL DETAILS Attach any additional information that may be needed to clarify your project. If there are, or may be, any adverse impacts associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid them. F. VERIFICATION I certify the information provided above is true to the best of my knowledge. Applicant/Sponsor Name: Elizabeth Classen Ambrose Signature: Title/Role: ***************** END OF PART 1 ***************** ATTACEMENT TO FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) : PART 1 Supplemental Information Description of Action (Text for BOX on page 1): The project develops a currently open corner lot bordering Wyckoff and Dearborn Avenues and consisting of grass as well as trees growing along the south and east property lines. Development will consist of a single-family 2-story home of frame structure designed in the Craftsman style. The home will be surrounded by landscaped garden areas and a driveway, entering from Dearborn, will run along the east edge of the property to terminate in a rear parking area. The home’s main entrance will be accessed from Dearborn Avenue. A. SITE DESCRIPTION 3b. Soil Drainage Hudson-Rhinebeck association (HR) moderately well drained and somewhat poorly drained, moderately fine textured, high-lime soils in stone-free, clayey, lake-laid deposits. Much of the urban and suburban development in the vicinity of Ithaca is on these soils. Slowly permeable subsoil. B. PROJECT DESCRIPTION 2. Types of natural material removed from site: Amount of natural material (earth, rock) to be removed: 430 cubic yards of cut for footings and slabs. Topsoil stockpiled for reuse: 220 cubic yards. 3. Types of vegetation removed / added to site: Amount of natural material (trees, shrubs, groundcover) to be removed: Lawn – 16,486 sf (.37 acres), Mature Trees: 1,302 sf (.029 acres). Topsoil will be stockpiled for reuse as listed above. Amount of natural material added to the site: Compost - 30 cubic yards; Bark Mulch - 36 cubic yards. May stockpile woodchips on site from tree removal for use as mulch. 4. Mature Trees to be removed: Trees will be removed for new construction. 17 trees will be removed (8 black locust, 14”-18”and 9 Norway Maples, 8”-12”. 5. Revegetation plans: Revegetation will include 40 new trees to supplement the remaining 10 extant trees for a total of 50 trees. Other areas of the site will receive shrub and ground cover landscaping including planting bed, planters, and lawn. C. ZONING & PLANNING INFORMATION 3. Maximum total development As a single lot, the maximum development is a residence covering no more that 30% of the lot. Maximum development for a parcel of this size (19,427 sf) with the frontage it contains (193.69’ frontage), if subdivided, would be 3 lots, each with 45’ min. street frontage and developable into 3 residences covering up to 30% of each respective lot. City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 1 of 11 9/8/2017 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 physic al 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 – see Part 3 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: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 2 of 11 9/8/2017 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: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 3 of 11 9/8/2017 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: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 4 of 11 9/8/2017 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 may require a SWPPP. Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Construction impacts only. See Part 3. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 5 of 11 9/8/2017 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): 17 trees and other vegetation to be removed. Replacement trees are proposed. See Part 3 Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 6 of 11 9/8/2017 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): 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. See Part 3. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 7 of 11 9/8/2017 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 enjo yment 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: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 8 of 11 9/8/2017 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: Minor construction and operations traffic. 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: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 9 of 11 9/8/2017 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 routinel y (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: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 10 of 11 9/8/2017 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. See Part 3 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: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl. Date Created: 9/8/17 11 of 11 9/8/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — Page 1 of 3 City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM ‐ Part III    Project Name: Bridges at Cornell Heights (Senior Housing) 105 Dearborn Pl.  Date Created: 9/8/17      PROJECT DESCRIPTION  The applicant is proposing to construct a two story single family residence with 12 bedrooms to  house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150  SF, including porches.  Site improvements include a porte couchere, a driveway and parking area for  nine cars, three patios, walkways and landscaping plantings. The site is currently vacant.  Site  development will require the removal of approximately 25 trees of various sizes.  The applicant is  proposing to use the Landscape Compliance method, which requires Planning Board approval for  placement of the parking area.  The project is in the R‐2a Zoning District and the Cornell Heights  Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks  Preservation Commission (ILPC).      A zoning review has been completed to confirm that the parking area does not meet the setback  compliance method.     This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)  §176‐4 (1)(h)(4) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11)  and is  subject to environmental review.    IMPACT ON LAND  The .446 acre (19,442 SF) project site is currently undeveloped.  The project will result in an increase  of 7,533 SF of impervious surface comprised of buildings and other paved surfaces. Approximately  .25 acres (10,794 SF) will be vegetation‐ landscaping and existing wooded areas and 1,100 SF will be  porous paving.     Approximately 430 CY of materials will be removed from the site for foundation preparation.      No Impact    IMPACT ON WATER  No Impact anticipated     IMPACT ON DRAINAGE  The .446 acre (19,442 SF) project site is currently undeveloped.  The project will result in an increase  of 7,533 SF of impervious surface comprised of buildings and other paved surfaces. Approximately  .25 acres (10,794 SF) will be vegetation‐ landscaping and existing wooded areas and 1,100 SF will be  porous paving.     The project will be reviewed by the City Stormwater Management Officer.           Page 2 of 3 IMPACT ON AIR  The project is in a residential neighborhood and construction is projected to last approximately 12  months.  The excavation and the preparation of foundations can create the potential for increased dust  and dirt particles in the air that can be bothersome to adjacent residents.     During construction, the applicant will employ the following applicable dust‐control measures as appropriate:  • Misting or fog spraying site to minimize dust.  • Maintaining crushed stone tracking pads at all entrances to the construction site  • Re‐seeding disturbed areas to minimize bare exposed soils.  • Keeping roads clear of dust and debris.  • Requiring trucks to be covered.  • Prohibiting burning of debris on site.    No Impact is anticipated.     IMPACT ON PLANTS AND ANIMALS  Though it previously housed a school, the site is currently undeveloped/vacant and contains  approximately 16,487 SF of meadow/ brushland and 2,512 SF of woodlands.  Site development will  require the removal of 17 mature trees (8 black locust, 14”‐18”and 9 Norway Maples, 8”‐12”).    Revegetation will include 40 new trees to supplement the remaining 10 extant trees for a total of 50  trees. Other areas of the site will receive shrub and ground cover landscaping including planting bed,  planters, and lawn.    The applicant should update the landscape drawings to include a planting schedule keyed to plants  and specifications for planting and tree protection for existing trees to be preserved.    No Impact is anticipated.     IMPACT ON AESTHETIC RESOURCES  See Impact on Historic Resources     IMPACT ON HISTORIC RESOURCES  The proposed project is within the Cornell Heights Local Historic District and has received a  Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC).   The ILPC  found that the proposal would not have a substantial adverse effect on the aesthetic, historical, or  architectural significance of the Cornell Heights Historic District, as set forth in Section 228‐5, and  that it meets criteria for approval under Section 228‐5 of the Municipal Code.   The Certificate of  Appropriateness has the following conditions:   Any changes required by other involved agencies to the approved plans will be resubmitted  to the ILPC for review and approval.   The date of construction shall be prominently displayed on the building on either a corner  stone or wall plaque to help differentiate this residence as new construction.   The foundation’s “stone” cladding material shall be reviewed and approved by ILPC staff.    IMPACT ON OPEN SPACE AREA  No Impact anticipated     Page 3 of 3 IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS  No Impact anticipated     IMPACT ON TRANSPORTATION  See Impact to Neighborhood Character.     IMPACT ON ENERGY  No Impact anticipated     IMPACT ON NOISE AND ODORS  No Impact anticipated     IMPACT ON PUBLIC HEALTH  No Impact anticipated     IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NEIGHBORHOOD  Under City zoning the project is considered a single family home.   However the project is a  commercial enterprise providing senior housing for up to 16 individuals.  According to information  provided by the applicant, four full time staff will be employed at the location.   Concerns have been  raised about thes who may be providing services to the facility or its residents.    More information is needed about the program of the building to determine any potential impacts.      The applicant is requesting that the Planning Board review the proposed parking lot in the rear yard  under the provisions of landscape compliance method in accordance with §325‐20 F (3)(b) of the  City Code.   The Board has considered the following mitigating factors:     Many large trees will be retained along the perimeter of the site   Additional landscaping will we provided including 40 new trees and vegetative screening at  the perimeter of the parking area   There is an existing fence 6 foot high wooden fence along the adjacent property line    The applicant should update the landscape drawings to include a planting schedule keyed to plants  and specifications for planting and tree protection for existing trees to be preserved.    Prepared by: Lisa Nicholas, AICP   City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 1 of 11 8/7/2017 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 physic al 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): See Part 3 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): Bedrock outcroppings are present on site – only located within stream. See Part 3 Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 2 of 11 8/7/2017 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): There is an intermittent stream on the site- downgradient from the limits of disturbance. See Part 3 Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 3 of 11 8/7/2017 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): There is an intermittent stream on the site- downgradient from the limits of disturbance. See Part 3 Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 4 of 11 8/7/2017 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) Site has steep slopes – there is an increased risk of erosion during construction. See Part 3 Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Construction impacts only Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 5 of 11 8/7/2017 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): Project site is in UNA 137. See Part 3 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): Removal of several mature trees- see Part 3 Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 6 of 11 8/7/2017 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: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 7 of 11 8/7/2017 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: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 8 of 11 8/7/2017 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 is requesting zoning variance for a reduction in parking 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: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 9 of 11 8/7/2017 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): Temporary 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: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 10 of 11 8/7/2017 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. Area Variances are requested- See Part 3 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: 203-209 Elm St Date Created: 7-5-17 Updated 7-25-17 11 of 11 8/7/2017 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — Page 1 of 6 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: 203-209 Elm Street (Rebuild) Date Created: 7/5/17 Updated 7/26/17 and 8/9/17 PROJECT DESCRIPTION The proposed project consist of the demolition of a two single family homes and one duplex and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area variances for relief from rear yard setback and parking requirements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)[3], and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. IMPACT ON LAND The project site is currently developed – however- due to the steep slopes and unique landforms, construction activities have the potential to impact the land. According to information provided by the applicant, 40% of the site has slopes over 15%, and 5% is between 10-15%. The applicant has provided a memo titled INHS Apartments – Site Plan Comments – Geotech Report dated June 29, 2017 and prepared by SWBR. The letter states the following: Currently there is no geotechnical report for the Elm Street Apartments project. As shown on the submission documents, there are existing structures on the proposed built area, making geotechnical report not feasible at this time. Once demolition of the current structures is complete, the owner plans to engage a geotechnical engineer to investigate soil conditions. To this point the design team has made assumptions that the soil will provide adequate drainage and bearing pressures for the proposed foundation system, slab on grade, and retaining walls. The slab on grade system for the project will consist of a 5” thick reinforced concrete slab on grade. A vapor barrier will be provided below the slab and +/-6” of washed, compacted stone will be placed on compacted subgrade. The foundation system for the project will consist of 12” reinforced CMU or concrete walls on concrete footings. The foundation walls will act as retaining walls when necessary, as well as provide structural support for the exterior walls above. With the assumption of adequate soil bearing pressures, the project team is assuming traditional concrete spread footings, roughly 24” wide x 12” thick. All foundation walls above the lover level slab on grade will have sheet applied waterproofing and drainage mats on the exterior. This will shed to a continuous footing drain. The retaining walls at the east and west ends of the site will be an engineered gravity wall system designed by the retaining wall manufacturer consisting of interlocking modular blocks set on stone and compacted subgrade. The applicant has submitted a revised undated and unattributed drawing (date stamped 8-9-17) titled Elm Street Site Logistics Plan showing a construction area with chain link fence delimiting the Page 2 of 6 front and side area of disturbance and with orange construction fence delimiting the area of disturbance in the rear (downslope). The area of disturbance is significantly reduced f rom previous submissions in an effort to protect the stream and minimize disturbance to the slope. Also see Impact on Drainage. Perched water tables may exist in the conditions on site. Appropriate measures should be taken. Information provided by the applicant states that bedrock outcroppings are present on site. The applicant has confirmed verbally that these occur only in the intermittent stream. IMPACT ON WATER The project site is steeply sloped. According to information provided by the applicant, 40% of the site has slopes over 15%, and 5% is between 10-15%. The project site is within UNA 137. An unnamed perennial creek runs through the lower portion of the property that is not slated for development. The Unique Natural Areas Inventory of Tompkins County 2015 Revision identifies intermittent streams a potentially sensitive communities within UNA 137. IMPACT ON DRAINAGE There will be a small increase in impervious surface on the site. The applicant has submitted a memo regarding stormwater from TG Miller PC dated June 30, 2017. The letter states that because the project will disturb less than ½ acre a Basic SWPPP will be required. The Lead Agency is concerned that adequate E&S controls be installed during construction to protect the stream. The applicant has submitted a revised undated and unattributed drawing (date stamped 8-9-17) titled Elm Street Site Logistics Plan showing a construction area with chain link fence delimiting the front and sides area of disturbance and with orange construction fence delimiting the area of disturbance in the rear (downslope). The area of disturbance is significantly reduced form previous submissions in an effort to protect the stream and minimize disturbance to the slope. The applicant has also submitted updated Demolition and Erosion and Sediment Control Plans dated 7/18/17 and prepared by TG Miller PC, showing construction fencing and silt fencing in the rear of the property. The applicant will submit tree protection details before Site Plan Approval. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS AND ANIMALS See Impacts to Unique Natural Areas. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES No impact anticipated. IMPACT ON OPEN SPACE AREA Page 3 of 6 No impact anticipated. IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS The project site is within UNA 137- Octopus Cliffs. The Unique Natural Areas Inventory of Tompkins County 2015 Revision, describes the UNA as such: This UNA contains a steep forested slope with many small gorges with cliffs and streams (many intermittent). The soils are shallow with rock outcrops. The south end of the site has pretty much been developed, but Kentucky coffeetree (Gymnocladus dioica), a locally rare species, persists here. The forest includes mixed oak forest and also nice, fairly old, mesic forest dominated by sugar maple, red oak, and basswood. Farther up the slope, the oaks are more abundant. Herbs are abundant, with high species diversity. Sensitive communities within the UNA that may be present on the undeveloped portion of the site include intermittent stream communities, Cliff and talus communities and shale talus slope woodland communities. The applicant has provided a survey prepared by TG Miller PC and dated 6/5/17. The survey identifies the species and size of trees on the development site. None of the trees on the survey are identified are Kentucky coffeetree. The applicant has submitted updated Demolition and Erosion and Sediment Control Plans dated 7/18/17. The revised plans show the retention of five trees previously slated for removal, revised grading that reduces the amount of disturbed area, removal of previously proposed construction fencing at the rear of the property and revised placement of silt fencing and construction fencing in the rear of the property. The applicant will submit tree protection details before Site Plan Approval. The Lead Agency is concerned that adequate E&S controls be installed during construction to protect the stream. The applicant has submitted a revised undated and unattributed drawing (date stamped 8-9-17) titled Elm Street Site Logistics Plan showing a construction area with chain link fence delimiting the front and sides area of disturbance and with orange construction fence delimiting the area of disturbance in the rear (downslope). The area of disturbance is significantly reduced form previous submissions in an effort to protect the stream and minimize disturbance to the slope. Information provided by the applicant states that bedrock outcroppings are present on site. The applicant has confirmed verbally that these occur only in the intermittent stream. IMPACT ON TRANSPORTATION The applicant is requesting relief from parking requirements in the R-3a Zoning District. The applicant is proposing 6 spaces rather than the required 13. Based on similar projects, INHS has predicted that six spaces will meet the demand of this project. In an email dated July 18, 2017, the City Transportation Engineer has provided the following comments on the project Page 4 of 6  A work zone traffic control plan, stamped by a professional engineer, must be provided depicting how vehicles, bikes and pedestrians will be accommodated during all phases of construction of the proposed project. Of particular concern is the ability of pedestrians to access the extent of Elm Street from Chestnut Street to Floral Ave during construction, as a reroute would be lengthy for pedestrians.  The applicant should provide a "bulbout" treatment at the existing crosswalk on the property side of Elm Street to enhance pedestrian safety and accessibility to the site.  The proposed plan must show cross slopes and running slopes of the proposed sidewalk and driveway apron.  The proposed sidewalk edge should be aligned with the road curbline, similar to the existing sidewalk alignment, for consistency. No impact anticipated. IMPACT ON ENERGY The applicant has submitted the following information regarding energy use and conservation: INHS is committed to environmental, economic, and social stewardship through incorporating sustainable building practices into all of our real estate development projects. Our Real Estate Development policy requires us to apply the following sustainable practices, at a minimum: • optimizing site potential, • eschewing development in environmentally sensitive areas, • optimizing energy use, • protecting and conserving water, • using environmentally preferable products, • enhancing indoor environmental quality, and • optimizing operational and maintenance practices. Unless determined to be financially infeasible, all new construction projects are required to conform to a formal sustainability rating system. We have not yet completed the initial LEED checklist for the Elm Street project, but we anticipate targeting a LEED Gold rating. We will also target EnergyStar and EPA Indoor Air Plus certification. Energy efficiency features of the development will include:  advanced framing  continuous insulation  EnergyStar appliances  high efficiency water heaters  high efficiency heating system  triple pane Energy Star windows with low-E glass  LED lights Other "green" features of the development will include:  Indoor air quality:  low VOC paints Page 5 of 6  Green Label Plus certified carpet in bedroom areas only, hard surfaces elsewhere  continuous ventilation  Sealed combustion appliances Resource conservation:  compact development  engineered wood  cementitious siding  drought-tolerant landscaping  high efficiency faucets and fixtures  certified low-waste construction No impact anticipated. IMPACT ON NOISE AND ODORS No impact anticipated. IMPACT ON PUBLIC HEALTH The applicant has submitted Phase 1 Environmental Site Assessment dated June5, 2017 and prepared by Seeler engineering, PC. The Report concludes that no Recognized Environmental Conditions were identified on the project site. No impact anticipated. IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NIEGHBOORHOOD The applicant is requesting two area variances for relief from requirements in the R-3a Zoning District. The first is for relief from the rear yard setback requirement. The relief allows for the retaining wall that supports the parking area to have two planted tiers on the downslope side- both of which encroach into the rear yard setback. The applicant states that without the tiered portions, the retaining wall would be very large and potentially unattractive from the rear yards of the adjacent properties. By adding the tiers to the retaining wall, it becomes less invasive, and allows for vegetation to be planted at the different levels. The second variance is for relief from the parking requirement. The applicant is proposing 6 spaces, 13 are required. Based on similar projects, INHS has predicted that six spaces will meet the demand of a project like this. The Lead Agency does not identify any impacts with these variances. With steeps slopes, the site is unique and both variances would improve the project. The project will displace the current residents. The applicant has provided the following information regarding relocation: Because we anticipate using some federal funds for the construction of the new apartments, we plan to follow the requirements of the Uniform Relocation Act. Current residents will be provided with all required notifications and will receive the appropriate relocation assistance. Our hope is that the relocation will be temporary. We will pay all Page 6 of 6 costs for the tenants to move off site and return to the property when the units are complete, and will pay their rent differential (if any) for the time they are housed elsewhere. No impact anticipated. Prepared by: Lisa Nicholas, AICP Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la September 12, 2017 JoAnn Cornish, Director of Planning and Development Department of Planning and Development City of Ithaca 108 East Green Street Ithaca, NY 14850-5690 Re: Site Plan Review additional information for the Lakeview Multiuse Building at 709 West Court Street Dear JoAnn and Members of the Planning Board: This letter transmits to you the Site Plan Review additional materials for the Lakeview Multiuse Building at 709 West Court Street. The supplemental documentation listed below are attached. • L201 – Layout Plan (Updated 9.12.2017) • L502 – Detail Sheet (Updated 9.12.2017) • A2.1 – North and East Building Elevation (Updated 9.12.2017) • A2.2 – South and West Building Elevation (Updated 9.12.2017) • E-1 – Site Photometric Plan • Contextual (Building and Site) Perspective from Southeast • Contextual (Building and Site) Perspective from Northeast • Solar Shade Study • Building Material Cut Sheets • Concrete Paver Product Color Cut Sheet As requested, the contextual building perspective (including the landscape) from the southeast and the solar shade study are attached. The solar study shows that there is not shade impact during the summer or winter solstice. The updated building elevations and material cut sheets indicate the materials and colors to be used. The site photometric plan included shows that the proposed light fixtures with house cut-off shields do not have light spillage on to adjacent properties. The concrete paver and colored concrete banding layout and detailing have been updated on sheets L201 & L502. The attached concrete paver color cut sheet indicates the same paver that was used on the recent Elmira Savings Bank project on West State Street which matches the existing pavers in the area. On behalf of those involved, we look forward to reviewing the project with you and members of the Planning and Development Board at the September 26th Planning Board meeting. At that meeting we are hoping to receive action on the following items: Preliminary and Final Site Plan Approval. Sincerely, Peter Trowbridge Principal MIXED-USE BUILDINGSEE ARCHITECTURAL DRAWINGSNORTH MEADOW STREETCONTRACT LIMIT LINEPROPERTY LINECONTRACT LIMIT LINECONTRACT LIMIT LINER5'R5'253.63'226.46'WEST COURT STREET8.50' TYP5.00'22.00'6.00'6.00'18.00'TYP.24.00'18.00'TYP.6.00'7.00'15.00'6.00'20.00'2.00'7.00'8.00'5.00'53.50'15.00'R5'R63'R30'R14'22.00'37.50'20.00'30.50'6.00' 7.50' 5.00'+/-5.00' MATCHEXISTING WALK WIDTH5.50'TYP.9.50'6.00'R5'R2'R30'+/-5.00' MATCHEXISTING WALKWIDTHB2L-501GRANITE CURBA4L-5026' TIGHT BOARD FENCEA5L-501PIN AT BUILDINGTHRESHOLDA5L-501PIN AT BUILDINGTHRESHOLDA5L-502BENCHA5L-502BENCHA5L-501PIN AT BUILDINGTHRESHOLDA1L-502WOOD PERGOLAD1L-501ADA CURB RAMP -TYPE BB1L-501FLUSH GRANITE CURBB2L-501GRANITE CURBC4L-501BIKE RACKD3L-501TREE PITS WITH POROUS BOUND AGGREGATEBUILDING OVERHANG - SEEARCHITECTURAL DRAWINGSA5L-502BENCH23.50'10.00'10.00'10.00'12.00'TRANSFORMERGAS METERB3L-501MOUNTABLE GRANITE CURBC2L-501ADA PAVEMENTMARKINGSC1L-501ADA CURB RAMP - TYPE A70.00'5.00'TYP. 6.00' 7.50'A5L-502BENCHKEY MATERIALDETAILASPHALT PAVEMENTMEDIUM DUTY CONCRETE PAVEMENTMEDIUM DUTY CONCRETE PAVEMENT - DARK GRAY COLOREDHEAVY DUTY CONCRETE PAVEMENTSTONE MULCHRESET EXISTING PERMEABLE PAVERS OVER STRUCTURAL SOILCONCRETE UNIT PAVERS OVER CONCRETE BASEASPHALT PATCH0010'20'ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345COPYRIGHT C 2017TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS, LLPIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED LANDSCAPEARCHITECT TO ALTER ANY ITEM ON THISDOCUMENT WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TOAFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BYHIS OR HER SIGNATURE AND A SPECIFICDESCRIPTION OF ALTERATIONS.NOTICE:709 WEST COURT STREETITHACA, NEW YORK09/12/17170041001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400FINALSITE PLAN REVIEWSUBMISSIONNOT FOR CONSTRUCTIONOR BIDDINGJLF, MLOPJTB5L501A2L501A1L501A2L502C5L501B5L502B5L501File: T:\PROJECTS\INHS Court Street\ACAD\L201 LAYOUT.dwg Plot Date: 9/11/2017L201LAYOUT PLAN1. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIESON SITE PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANYAND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION.2. SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES.3. SEE ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND ELECTRICAL AND LIGHTING.4. INSTALL EXPANSION JOINTS EVERY 30' IN CONCRETE AND IN AREAS WHERE CONCRETE ABUTSCURBS AND OTHER FIXED OBJECTS.5. VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK. REPORTDISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING.6. DO NOT SCALE FROM MEASURING DRAWINGS.7. WALKS, DRIVES, CURBS, PARKING, & BUILDING LOCATIONS TO BE LAID OUT IN THE FIELD BY ALICENSED SURVEYOR.8. DIMENSIONS TO CURBS ARE TO EXPOSED FACES UNLESS OTHERWISE NOTED.9. SITE DRAWINGS BASED ON SURVEY BY:T.G. MILLER PC203 North Aurora Street Ithaca, NY 14850(607) 272-6477GENERAL SHEET NOTES - LAYOUTCONTRACT LIMIT LINESAWCUT PAVEMENTTRAFFIC SIGNALEGENDFURNISHING SCHEDULETYPEQUANTITYMODEL / TYPEFINISHBICYCLE RACK7DERO - HOOP RACK S.S. BRUSHEDSYMBOLPARKING LOT POLE LIGHTWITH LIGHT SPILLAGECUT-OFF SHIELDCONCRETE JOINTTREE PROTECTION FENCEABBOLLARDA2L501 Scale: 1"=1'-0"CONCRETE PAVERS ON CONCRETE BASEB5NOTES:1. PROVIDE WEEPS 12" IN DIA. IN CONCRETE EVERY24" ALONG LINE OF LOW POINT. PLACE 12" SQUAREOF FILTER FABRIC OVER WEEPS BEFOREPLACEMENT OF SETTING BED.8"5"1"CONCRETE PAVERSSAND CEMENT SETTING BEDPOLYMERIC SAND SWEPT JOINTSCOMPACTED SUBBASE ORSTRUCTURAL SOIL. SEE L401 FORLOCATIONS.CONCRETE PAVEMENT BASECOMPACTED SUBGRADEPROVIDE 12" WEEP HOLES AT 24"O.C.ALONG LINE OF LOW POINTScale: 1/4"=1'-0"BENCHA58"Scale: 1"=1'-0"STONE MULCHA3SEE PLANCOMPACTED SUBGRADE18" THICK x 512" HIGH ALUMINUMEDGING WITH 12" LONG STAKESADJACENT LAWN ORPLANTING BEDNO. 2 ROUND STONEBUILDING FACESEPARATION FABRIC, WRAP 5"ON BOTH SIDESScale: 1/2"=1'-0"WOOD PERGOLA A1NOTES:1. PERGOLA TO BE CONSTRUCTED OF KILN DRIED, S4S, CEDAR2. STONE FACED POST BASES TO BE CONSTRUCTED WITH DRY-LAID STONE WALLS BETWEEN THEM3. GIRDERS AND JOISTS TO HAVE MATCHING TAILS (SUBMIT SHOP DRAWINGS FOR REVIEW)4. CONTRACTOR TO FIELD MEASURE STONE COLUMN AND CONCRETE PAVEMENT DIMENSIONS PRIOR TO SHOP DRAWINGSAND FABRICATION.6'-0"10"8"7'-4"5'-4"2'-2"112"4'-0"2'-0"1'-0"4"SECTION - POST FOOTER AND STONEPOST BASE6"FINISHED GRADEDRY LAID STONE POST BASE6X6 CEDAR POST2"X8" CEDAR JOIST - 2" NOTCHAND NAIL OR SCREW TO GIRDERSW/ STAINLESS STEEL FASTENERS2"X10" CEDAR GIRDER2" X 2" CEDAR PURLIN - NAIL ORSCREW TO JOISTS W/STAINLESS STEEL FASTENERSDRY LAID WALLSTONESAWN AND THERMALLEDBLUE STONE COPE (SEEENLARGEMENT)6X6 CEDAR POSTADJACENT PAVEMENT ORPLANTING12"X36" CONC. SONOTUBEFOOTING - TAPER TOP TOALLOW FINISH GRADE TOCOVER CONCCOMPACTED SUBBASECOMPACTED SUBGRADEScale: 1/4"=1'-0"6' TIGHT BOARD FENCE / GREENSCREENA46'-0"6"SECTIONNOTES:1. COAT W (2) COATS SUPERDECK 2600 SERIES CLEAR WOOD FINISH PERMANUFACTURERS RECOMMENDATION3'-0"1'-4"3"8'-0" O.C.1X4 CEDAR FENCE BOARDS6X6 PT FENCE POSTCOAT SURFACE OF POST W/TAMKO PLASTIC ROOFCEMENT (LEAVE END GRAINUNCOVEREDCONCRETE FOOTING1X6 CEDAR FENCE BOARDS2X2 NAILER5/4X6 CEDAR CAP1" SPACING2X2 NAILERDRAINAGE STONE6' X 3.25' GREENSCREENPANEL4'-0" O.C.CEDAR FENCE PANEL, TYPGREENSCREEN PANEL, TYP6X6 PT FENCE POST, TYPFINISH GRADEFINISH GRADEScale: 1/4"=1'-0"FENCE / GREENSCREEN ELEVATION FROM WESTD1Scale: 1/4"=1'-0"FENCE / GREENSCREEN ELEVATION FROM NORTHC1NOTES:1. SEE DETAIL A4/L502 FOR FENCE AND GREEN SCREEN PANEL CONSTRUCTIONNOTES:1. SEE DETAIL A4/L502 FOR FENCE AND GREEN SCREEN PANEL CONSTRUCTION4'-0"GREEN SCREEN8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL4'-0"GREEN SCREEN8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL4'-0"GREEN SCREEN8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL4'-0"GREEN SCREEN8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL4'-0"GREEN SCREEN8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL4'-0"GREEN SCREEN4'-0"GREEN SCREEN8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL8'-0"CEDAR FENCE PANEL4'-0"GREEN SCREENGREEN SCREEN PANEL IMAGEWOOD PANEL FENCE IMAGEFile: T:\PROJECTS\INHS Court Street\ACAD\L501 DETAILS.dwg Plot Date: 9/11/2017L502SITE DETAILSABCDDATE:PROJECT:CHECKED:DRAWN BY:12345ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345COPYRIGHT C 2017TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS, LLPIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED LANDSCAPEARCHITECT TO ALTER ANY ITEM ON THISDOCUMENT WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TOAFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BYHIS OR HER SIGNATURE AND A SPECIFICDESCRIPTION OF ALTERATIONS.NOTICE:709 WEST COURT STREETITHACA, NEW YORK09/12/17170041001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400FINALSITE PLAN REVIEWSUBMISSIONNOT FOR CONSTRUCTIONOR BIDDINGJLF, MLOPJT ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345COPYRIGHT C 2017TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS, LLPIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED LANDSCAPEARCHITECT TO ALTER ANY ITEM ON THISDOCUMENT WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TOAFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BYHIS OR HER SIGNATURE AND A SPECIFICDESCRIPTION OF ALTERATIONS.NOTICE:709 WEST COURT STREETITHACA, NEW YORK170041001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400FINALSITE PLAN REVIEWSUBMISSIONNOT FOR CONSTRUCTIONOR BIDDINGABCDDATE:PROJECT:CHECKED:DRAWN BY:12345ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345COPYRIGHT C 2017TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS, LLPIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED LANDSCAPEARCHITECT TO ALTER ANY ITEM ON THISDOCUMENT WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TOAFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BYHIS OR HER SIGNATURE AND A SPECIFICDESCRIPTION OF ALTERATIONS.NOTICE:709 WEST COURT STREETITHACA, NEW YORK170041001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400FINALSITE PLAN REVIEWSUBMISSIONNOT FOR CONSTRUCTIONOR BIDDINGFile: T:\PROJECTS\INHS Court Street\SPR-PERMITTING\SPR ADD MATERIALS\working\E1 PHOTOMETRICS.dwgPlot Date: 9/12/2017A2.1NORTH & WESTBUILDINGELEVATIONS ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345COPYRIGHT C 2017TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS, LLPIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED LANDSCAPEARCHITECT TO ALTER ANY ITEM ON THISDOCUMENT WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TOAFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BYHIS OR HER SIGNATURE AND A SPECIFICDESCRIPTION OF ALTERATIONS.NOTICE:709 WEST COURT STREETITHACA, NEW YORK170041001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400FINALSITE PLAN REVIEWSUBMISSIONNOT FOR CONSTRUCTIONOR BIDDINGABCDDATE:PROJECT:CHECKED:DRAWN BY:12345ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345COPYRIGHT C 2017TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS, LLPIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED LANDSCAPEARCHITECT TO ALTER ANY ITEM ON THISDOCUMENT WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TOAFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BYHIS OR HER SIGNATURE AND A SPECIFICDESCRIPTION OF ALTERATIONS.NOTICE:709 WEST COURT STREETITHACA, NEW YORK170041001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400FINALSITE PLAN REVIEWSUBMISSIONNOT FOR CONSTRUCTIONOR BIDDINGFile: T:\PROJECTS\INHS Court Street\SPR-PERMITTING\SPR ADD MATERIALS\working\E1 PHOTOMETRICS.dwgPlot Date: 9/12/2017A2.2SOUTH & EASTBUILDINGELEVATIONS ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345COPYRIGHT C 2017TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS, LLPIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED LANDSCAPEARCHITECT TO ALTER ANY ITEM ON THISDOCUMENT WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TOAFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BYHIS OR HER SIGNATURE AND A SPECIFICDESCRIPTION OF ALTERATIONS.NOTICE:709 WEST COURT STREETITHACA, NEW YORK170041001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400FINALSITE PLAN REVIEWSUBMISSIONNOT FOR CONSTRUCTIONOR BIDDINGABCDDATE:PROJECT:CHECKED:DRAWN BY:12345ABCDDATE:PROJECT:CHECKED:DRAWN BY:12345COPYRIGHT C 2017TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS, LLPIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED LANDSCAPEARCHITECT TO ALTER ANY ITEM ON THISDOCUMENT WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TOAFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BYHIS OR HER SIGNATURE AND A SPECIFICDESCRIPTION OF ALTERATIONS.NOTICE:709 WEST COURT STREETITHACA, NEW YORK170041001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400FINALSITE PLAN REVIEWSUBMISSIONNOT FOR CONSTRUCTIONOR BIDDINGFile: T:\PROJECTS\INHS Court Street\SPR-PERMITTING\SPR ADD MATERIALS\working\E1 PHOTOMETRICS.dwgPlot Date: 9/12/2017E1SITEPHOTOMETRICPLAN09/12/17 Court Street & Meadow StreetSEPTEMBER 12, 2017CONTEXTUAL PERSPECTIVE FROM THE NORTHEAST Court Street & Meadow StreetSEPTEMBER 12, 2017CONTEXTUAL PERSPECTIVE FROM THE SOUTHEAST MARCH 21ST - 9:30AM JUNE 21ST (SUMMER SOLSTICE) - 9:30AM MARCH 21ST - 12:00PM JUNE 21ST (SUMMER SOLSTICE) - 12:00PM MARCH 21ST - 2:30PM JUNE 21ST (SUMMER SOLSTICE) - 2:30PM Court Street & Meadow StreetSHADE STUDYSEPTEMBER 12, 2017 SEPTEMBER 21ST - 9:30AM DECEMBER 21ST (WINTER SOLSTICE) - 9:30AM SEPTEMBER 21ST - 12:00PM DECEMBER 21ST (WINTER SOLSTICE) - 12:00PM SEPTEMBER 21ST - 2:30PM DECEMBER 21ST (WINTER SOLSTICE) - 2:30PM Court Street & Meadow StreetSHADE STUDYSEPTEMBER 12, 2017 Actual size & color may vary. 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Fifteen standard colors and a limitless pallet of custom colors can satisfy your creative needs. The standard colors are always in stock at Kawneer Paint Facilities for fast turn around while the Permafluor™ custom colors can be formulated to meet your needs. This is a paint that endures along with your architectural statement. Permafluor™ is formulated to maintain integrity for years. Outstanding durability translates to substantial maintenance savings over the life of the building. Thousands of buildings throughout the world are a testament to the lasting beauty and performance of Kawneer standard Permafluor™ Architectural Coatings. Kawneer #22 Stock Permafluor™ Architectural Coatings The 15 standard Permafluor™ colors shown on this chart are Kawneer #22 stock coatings. They are stocked at Kawneer Paint Facilities for fast turn around of painted projects. The following specifications are required for the proper application and end-use results of Permafluor™. Performance properties represent minimum results when Permafluor™ is applied according to specifications. Guide Specifications Permafluor™ coating will meet or exceed test requirements of AAMA 2605, Voluntary Specification, Performance Requirements and Test Procedures for Superior Performing Organic Coatings on Aluminum Extrusions and Panels. The following are guidelines for specifying and applying Permafluor™: Pretreatment – The aluminum shall be thoroughly cleaned using a multi-stage cleaning process to remove organic and inorganic surface soils and residual oxides. Apply a chemical conversion coating to which organic coatings will firmly adhere. Primer – The cleaned and treated substrate shall be primed to a thickness of 0.2 – 0.3 mils using approved factory application methods. Paint – The Permafluor™ paint system shall contain 70% PVDF (Hylar 5000® or Kynar 500®) resin and durable ceramic pigments. It shall be factory applied and oven baked for a topcoat film thickness of 1.0 mil minimum. Clear topcoat, if required, shall be applied at 0.4 – 0.8 mils. Performance Table Criteria Performance AAMA 2605 Meets or Exceeds Substrate Aluminum only Pretreatment Multi-Stage Cleaning and Conversion Coating Dry Film Thickness 1.2 mil (ASTM D 7091) Specular Gloss Low and Medium (ASTM D 523) Dry Film Hardness F minimum (ASTM D 3363) Impact Resistance 1/10" Deformation No Loss of Adhesion Abrasion Resistance Coefficient of 40 minimum (ASTM D 968) Salt Spray Hours: 2,000 (ASTM G85 Annex A5) Scribe or cut edges: Rating 7 Field: Rating 8 Humidity Resistance Hours: 4,000 (ASTM D 2247 Few #8 Blisters Max. or ASTM D4585) 10 Years South Florida Color Change: 5DE (Hunter) Units Max. Chalk Resistance: Rating 8 Max. 10% Muriatic Acid 15 min. Spot Test No Blistering or Visual Change Mortar (Alkali) Resistance 24 Hour Spot Test, No Visual Change 72 Hour Detergent No Loss of Adhesion Immersion (@ 100° F) Boiling Water Adhesion No removal of film after 20 min. exposure Hylar 5000® is a registered trademark of Solvay Solexis, Inc., Kynar 500® is a registered trademark of Arkema Inc. * Note: These color samples are as close as possible to actual colors offered within the limitations of printing techniques. Final color specification shall be as per approved color samples. Permafluor™ finishes are formulated for Kawneer Company, Inc. Superior Performance Coatings That Meet AAMA 2605 Requirements © Kawneer Company, Inc. 2014 LITHO IN U.S.A. Form No. 14-2195 Permafluor™ is a trademark of Kawneer Company, Inc. and Alcoa Inc. kawneer.com kawneergreen.com 770 . 449 . 5555 Kawneer Company, Inc. Technology Park / Atlanta 555 Guthridge Court Norcross, GA 30092 Colorweld® 500XL 30-year warranty AAMA 2605 SERIES THREE Premium 3-coat Metallic Finishes Compatible with PPG’s DURAPREP® Prep™ 400 graffiti-resistant coating. All Colorweld 500XL Series Three finishes are stocked in 62"-wide coil and are available in 0.040" x 48" Reynolux flat sheet. Copper Penny 25–35* 44.41, 482, 24 3 Nightfall Metallic 20–30* 11.11, 22, 83 Bright Silver Metallic 15–30 * 611, 702, 613 Champagne Metallic 25–35* 54.31, 612, 523 Titanium 25–35* 44.21, 472, 443 1 Solar Reflectivity Value (SRV); ASTM C1549 2 Solar Reflective Index (SRI); ASTM E1980 3 Light Reflectance Value (LRV); ASTM E1477 Colorweld® 500 30-year warranty AAMA 2605 SERIES TWO Premium Mica Finishes All Colorweld 500 Series Two finishes are stocked in 62"-wide coil and are available in 0.040" x 48" Reynolux flat sheet. Pewter 15–25* 14.61, 10 2, 19 3 Platinum 20–30* 59.31, 702, 573 Silversmith 15–30 * 58.11, 682, 523 Vancouver Copper 15–25* 47.4 1, 532, 283 Daybreak Mica 15–25* 35.91, 382, 383 Medium Bronze 15–25* 631, 752, 573 Champagne Mica 15–25 * 29.51, 302, 213 Driftwood Mica 15–25* 9.21, 32, 73 Anodic finishes are formulated to closely resemble popular anodized colors used on curtain wall profiles. Anodic Satin 20–30* 53.61, 612, 393 Anodic Clear 20–30* 56.21, 652, 543 Anodic Bronze 15–25 * 42.91, 472, 233 Colorweld® 500 30-year warranty AAMA 2605 SERIES ONE Standard Solid Finishes All Colorweld 500 Series One finishes, with the exception of Eastman Blue, are stocked in 62"-wide coil and are available in 0.040" x 48" Reynolux flat sheet. Bone White 25–35* 68.71, 822, 74 3 Brite Red 25–35* 39.41, 422, 10 3 Cadet Gray 25–35* 351, 362, 343 Castle Gray 25–35* 49.41, 562, 413 Pueblo Tan 25–35* 51.71, 602, 483 Deep Black 20–30* 4.51, 02, 53 Frisco White 25–35* 69.11, 832, 753 Eastman Blue 45–55* 371, 36.22, 17 3 Oyster White 25–35* 67.4 1, 812, 673 Classic Bronze 20–30* 9.81, 22, 73 Pure White 25–35* 69.41, 832, 753 Charcoal 25–35* 28.61, 282, 83 Limestone 25–35* 661, 56.52, 73.993 Sandstone 25–35* 821, 68.62, 73.73 Available with the EcoClean™ self-cleaning coating. Environment-friendly cool-pigment finish. * Specular Gloss Reading reynobond.com reynobond.com/stockinglist Nichiha Fiber Cement Panel Color Finishes (Based on Sherwin Williams)