HomeMy WebLinkAbout09-12-18 Planning and Economic Development Committee Meeting AgendaPEDCMeeting
PlanningandEconomicDevelopmentCommittee
IthacaCommonCouncil
DATE:September12,2018
TIME:6:00pm
LOCATION:3rdfloorCityHall
CouncilChambers
AGENDAITEMS
ItemVoting
Item?
Presenter(s)
Time
Start
1) CalltoOrder/AgendaReview
2) SpecialOrderofBusiness
a) Presentation–CornellUniversityͲͲNorthCampusResidential
Expansion
3) PublicComment
4) Announcements,Updates,andReports
5) ActionItems(VotingtoSendontoCouncil)
a) WaterfrontZoningChanges(leadagency,environmental
significance)
b) ModificationtoCity/StateEnvironmentalQualityReview
forms(CEQR/SEQR)
6) Discussion
a) ChainworksAreaRequirements
b) ComprehensivePlan,PhaseII
7) ReviewandApprovalofMinutes
a) August2018minutes
8) Adjournment
No
No
Yes
Yes
No
No
Yes
Yes
SephMurtagh,Chair
ProjectTeam
JenniferKusznir,SeniorPlanner
LisaNicholas,DeputyDirofPlng
LisaNicholas,DepDirofPlng
JoAnnCornish,DirofPlng
6:00
6:05
6:30
6:45
7:00
7:05
7:15
7:45
8:15
8:20
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Impact on Energy
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Impact on Energy
Energy Overview
As a part of its responsibility for teaching, research and outreach, Cornell has made a commitment to sustainability including
achieving carbon neutrality for the Ithaca campus by 2035. This is detailed in the Climate Action Plan (CAP, www.ClimateAction.
Cornell.edu). Cornell faculty, students, and staff developed the CAP in 2009 with funding from the state energy authority,
NYSERDA. Cornell’s CAP, updated periodically since that time, incorporates enhancement of the university’s core mission of
education, research, and outreach.
Reducing carbon emissions to zero is an ambitious goal, and requires extraordinary measures, but the University is making
steady progress in the right direction. Cornell has taken broad actions that reduced campus Greenhouse Gas (GHG) emissions
by over 36% compared to a 2008 baseline and by nearly 50% compared to a 1990 baseline. Meanwhile, Cornell has begun
integrating renewables into the energy mix and plans to achieve 100% renewable energy. These collective actions are significant
steps forward and have established Cornell as a national leader among universities that have committed to carbon neutrality.
A major focus of the University’s CAP is the reduction of GHG emissions from energy use within buildings on campus. To
support the primary mission of teaching, research, and outreach, Cornell needs to provide electricity for power and lighting and
cooling and heating for building occupant comfort and domestic hot water use, in addition to energy for research and outreach
needs. These energy uses are a significant portion of the campus carbon footprint. The approach to controlling and reducing
GHG impacts for this energy use follows a common approach at the building level, including the following three primary
elements:
• Sustainable Development: Limit development as practical and require all new development and major renovations
to meet stringent energy standards. Cornell has developed energy standards for all major campus construction and
continues to tighten those standards as proven systems become available.
• Energy Conservation: Provide a rigorous campus-wide program of energy conservation projects, continuous
commissioning (“tuning” mechanical and control systems to optimize efficiency), and education on sustainable
occupant behavior to limit energy use in buildings. These approaches have helped keep campus energy use
approximately flat since 2000, despite a 20% growth in campus building square footage. While the NCRE will increase
building square footage on campus by 4% it will only increase energy use on campus by approximately 1.4%.
• Energy Generation: Replace high-carbon energy sources with low-carbon energy sources. Cornell’s solar farms and
hydroelectric plant supply 10% of the Ithaca campus’ net annual electricity, and Cornell is actively pursuing more
wind and solar pv development. The highly efficient combined heat and power plant heats the campus with left over
heat from electricity generation that would otherwise be wasted, and Lake Source Cooling eliminates refrigerants and
drastically reduces electricity needed for campus air conditioning by tapping into naturally cold lake water.
Unlike homes and unlike most businesses and institutions in our region, Cornell provides electricity, heat, and cooling through a
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Impact on Energy
campus “district energy system.” District energy provides unique opportunities to reduce GHGs centrally. This system generally
involves acquiring or producing energy at central locations and distributing that energy to all buildings on campus. Cornell
uses its district energy systems to distribute electricity (through a “microgrid”), heat (through steam and hot water distribution
piping), and chilled water. District energy strategies are most common for countries taking an aggressive approach to carbon
neutrality, like France, Denmark, Iceland and Norway.
In accordance with the Cornell Climate Action Plan, Cornell University continues to refine its energy efficiency standards for
campus buildings. The intent is to establish aggressive, but achievable targets for each major project and incorporate these
goals as contractual obligations into architectural and engineering agreements. Coupled with an aggressive space management
program, Cornell’s building energy standards can help the university reduce emissions. These strategies are critical to Cornell’s
goal of carbon neutrality by 2035. The NCRE design incorporates these carbon neutrality strategies.
Design Approach
Cornell University has identified energy usage goals for the NCRE design. The performance of the design with respect to these
targets is being substantiated through a rigorous energy modeling process, in addition to certification through Leadership in
Energy and Environmental Design (LEED). The project will pursue a minimum of Silver-level certification under the LEED v4
system, which includes new sustainability initiatives such as energy performance standards. Below is a list of the building and
campus level design approaches that will be included in the project to manage energy consumption:
Mechanical, Electrical and Plumbing Equipment
• Connecting to the highly-efficient University district energy system uses less source energy than heat pumps
• Heating system temperature aligned to accommodate future renewable energy sources
• Electronically commutated motors (ECM) for four-pipe fan-coil units
• Energy recovery for 100% outdoor air ventilation systems
• Demand controlled ventilation for variable speed air-handling units
• Occupancy-based setback strategies
• Low-flow fixtures
• Overall lighting power use 35% less than current code
• Exterior lighting power use 50% less than current code
Building Envelope
• Reduced window-wall ratio, 22% for residential portions
• High-performance glazing (window) performance, U-value 0.27
• High-performance wall insulation, R-25.5 continuous
• High-performance roof insulation, R-49
Internal Loads
• Reduced lighting power density
• Occupancy and vacancy sensors in common spaces
• Energy Star® appliances
• Demand control dryer exhaust
• Regenerative elevators: motor transforms mechanical power into electrical power
• Residential Sustainability Engagement Program (see below)
Residential Sustainability Engagement Program
• Utilize community-based social marketing strategies to foster sustainable behaviors among building occupants such as
using cold water for laundry, taking shorter and colder showers, and turning off lights and electronics.
• Educate students and residential staff through climate change and sustainability literacy initiatives such as waste and
energy reduction competitions.
• Integrate new, and highlight existing, sustainable practices within student housing policies, rules, and procedures such
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Impact on Energy
as unplugging and defrosting mini fridges over winter break.
• Maximize engagement amongst students and residential staff through sustainability leadership programs such as
sustainability reps, compost managers, program steering committees, campus green teams and internships.
District Heating and Electricity
The project will tie in to campus district utilities to serve space heating, domestic hot water and electricity needs. There is
capacity in the system to accommodate this project.
Cornell University’s highly-efficient Central Energy Plant uses a pair of 15 MW turbines driven by natural gas to provide power
for campus. The super-hot exhaust gases from each turbine pass across a series of water tubes in a large boiler called a Heat
Recovery Steam Generator (HRSG). Within the HRSG units, the “waste” heat is transferred to water to generate steam. Some
of the steam generated in this process then passes through a steam turbine to generate additional electricity before being
distributed at lower pressures through a set of underground insulated pipes to campus for building heat and domestic hot water
generation.
This dual use of the same initial energy – first for electric, and then for heating, is called Combined Heat and Power. When
electric and heating needs are well matched, this is an extremely effective use of energy; up to about 80% of the source energy
can be converted to some useful form (electricity or heat), as opposed to about 33% in a standard gas turbine-generator (a
typical source of grid electricity). Because loads aren’t always so well matched, typical efficiencies may be a bit lower – but still
much better than plants that don’t utilize the waste heat at all.
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Impact on Energy
Chilled Water Cooling at Cornell
The project will utilize the University’s chilled water loop to cool the buildings. There is capacity in the system to accommodate
the new buildings.
Cornell’s chilled water system is the most efficient of any campus in the nation. Most other campuses use mechanical
refrigerant-based chillers to produce cold air or water for building cooling; larger systems typically also need to consume large
quantities of clean water (in a cooling tower) to get rid of excess heat developed in the process.
Cornell’s base cooling load is handled by Lake Source Cooling, so that Cornell requires only a few chillers for backup and peak
needs several hours a year. Lake Source Cooling uses Cayuga Lake’s deep water passing through a heat exchanger to cool
campus chilled water. The same water (typically raised in temperature from about 39°F to 45-55°F) is then returned directly to
the lake, without addition of any chemicals or other materials. Lake Source Cooling has the following advantages:
• It is much more energy efficient than typical chiller options – about six times more energy efficient since no
compressors are needed, only circulating pumps.
• It uses essentially no potable water – no cooling towers are needed for LSC.
• It uses no refrigerants. Refrigerants are powerful GHGs and some are ozone-depleting.
• It is environmentally benign. A multi-year study overseen by the NYSDEC provided confirmation that LSC does not
impair lake quality.
• LSC significantly reduces peak electric use. Even though NY’s grid electricity includes significant zero-carbon sources
(primarily from hydro and nuclear power, but with some inroads from wind and solar power in recent years), regional
electric usage peaks during peak cooling times (hot and humid days). At these times, transmission losses increase,
more non-baseload power from less-efficient gas turbines is needed, and grid emissions are at their highest. Because
LSC is so efficient (only needing modest increases in pump speed to ramp up production), it has a minimal increase in
electric usage for peak cooling.
Lake Source Cooling System Concept Diagram
District Energy Systems: Pros and Cons
While not practical at a small scale, district energy systems offer important advantages over single-building heating and
cooling supply and generation methods.
• Centralized efficiency. An advantage of a district energy system is that efficiency or carbon improvements made
to the central energy systems create efficiency improvements for the whole campus. The disadvantage is that such
improvements typically require more planning and capital, since they tend to be of larger scale.
• Transmission losses. A campus like Cornell that generates its own electricity can do so with higher overall efficiency,
because there are lower transmission and distribution losses from power source to building. However, a district system
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Impact on Energy
has losses associated with transmission of heat or cooling compared to a typical facility that has those services right at
the building; good planning and design practices and regular maintenance are needed to reduce those impacts.
• Impact of innovation. A well-designed district energy system can help with the integration of innovative technology
in several ways. First, energy inputs can often be added anywhere within the network without negative grid impacts.
True innovation (like Lake Source Cooling) can also be integrated on a campus-wide scale – something not practical
with building-by-building systems.
• Maintaining peak operations. Energy systems require specialized support to maintain high efficiency. With district
energy systems, specialty support can be focused at the central plant; the relative lack of complexity at the building
level (individual buildings don’t need dedicated heat pumps, chillers, cooling towers, boilers, etc.) significantly
reduces the complexity of maintenance and reduces many common safety issues within buildings (for example, from
potential gas or refrigerant leaks). Generally, it is easier and more cost-effective to monitor a few large central systems
than to track the performance of hundreds of energy units spread across campus. It is also easier to enforce a high
level of efficiency and quality at one central location.
Cornell’s Future Energy Systems
Cornell’s CAP includes an expansive and ambitious net-zero energy future that requires extensive integration of sustainable
energy sources. That future includes the Earth Source Heat (ESH) initiative, an area being actively researched for bringing
geothermal heat for direct campus heating. Similar to Lake Source Cooling, ESH researchers are exploring the potential for using
water circulated through hot rocks accessed through deep wells to transfer heat directly to a campus heating loop, eliminating
the need for fossil fuels for heating. Cornell’s CAP also includes a goal to match all of the Ithaca campus net annual electricity
needs with power from new wind, water, and solar photovoltaic generation facilities. The power from projects located off campus
will feed into the state electricity grid, offsetting electricity used on campus.
Preparing for a Carbon-Zero (or Low-carbon) Future as Part of Campus Development
For a project like the North Campus Residential Expansion, Cornell has included the following design elements to help us
continue on our path to sustainability as defined within the CAP:
• Energy Building Standards. Cornell is requiring the NCRE buildings to incorporate low energy use intensities (EUIs).
These EUI standards limit the present and future energy needs. The energy use is being documented through detailed
energy modeling (see following section).
• Hot Water, not Steam, Distributed to Buildings. The North Campus Residential Expansion project represents
the first Cornell project required to meet new low-temperature heat requirements. Previously, because heat was
distributed as steam, building designs included radiators and heating coils that operated at 180°F or higher. This
higher temperature rating allowed for slightly smaller radiators and coils to minimize cost. Cornell is now requiring
projects like North Campus to design building heat transfer equipment for lower temperatures (130°F max), and Cornell
will supply the new facilities with heat via hot water instead of steam. This decision does add incrementally to the cost
of the buildings (more radiator and coil surface area is required) but allows Cornell to continue on its CAP path in the
following ways:
ż Since heat will be supplied as hot water to each building, the buildings will be ready for a future Cornell-wide
hot water distribution system (to replace the current distribution system, which is mostly steam-based). This
future hot water distribution system is part of the CAP and other portions of campus have similarly been
converted already.
ż Lower temperature systems allow more options for waste and renewable heat integration. Basic physics make
energy transfer to lower-temperature systems much more efficient and effective; prospects for transferring
such heat to a steam system is much more limiting. This will improve prospects for Earth Source Heat, waste
heat integration, solar hot water, and heat pump integration into Cornell’s district energy systems.
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In summary, low-energy designs that incorporate lower temperatures, utilizing the constantly improving district energy system,
are important to our goals of sustainability. This approach allows Cornell to integrate low-carbon or carbon-free energy as it
becomes available while significantly cutting distribution losses. In the future, the University envisions the central heating system
will incorporate renewable energy sources such as Earth Source Heat.
Energy Analysis | Greenhouse Gas Emissions | Comparison with Air & Ground Source Heat Pumps |
Alignments with Outside Rating Systems & Local Guidelines
Taitem engineers conducted an energy analysis of the project. Their report, included in its entirety, is provided in the pages
following. The executive summary is included below.
This report describes the energy and emissions impact of the proposed North Campus Residential Expansion project at Cornell
University. The building layout and how the buildings will be heated and cooled are described. The emissions impact of the
construction process and the operation of the buildings are calculated in metric tons of CO2 emissions. We also compare the
proposed buildings to alternative heating and cooling options, to local energy and emissions guidelines and policies, and to
well-known energy and sustainability rating systems.
Our analysis concludes that the proposed buildings align nicely with Cornell’s Climate Action Plan and community climate and
energy goals. The buildings alone will use significantly (over 30%) less energy than current code requirements and have less
(over 50%) of a greenhouse gas emissions impact than equivalent buildings built to 2008 code requirements (over 25% better
than current code). The project as a whole will have less (over 40%) of a greenhouse gas emissions impact than an equivalent
project built to 2008 code requirements (and nearly 20% better than current code).
Impact on Energy
174
Energy and Emissions Impact Assessment of the North
Campus Residential Expansion at Cornell University
Prepared by: Taitem Engineering
Date: 7/6/18
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2
Table of Contents
Table of Contents ........................................................................................................................ 2
1. Executive Summary .................................................................................................................... 4
2. Introduction ................................................................................................................................. 4
3. Methodology ............................................................................................................................... 5
4. Description of Proposed Work.................................................................................................... 5
Sophomore Site ........................................................................................................................... 6
First-Year Student Site ................................................................................................................ 7
Proposed Building Components ................................................................................................. 7
Building Envelope .................................................................................................................. 7
Vertical Transportation ........................................................................................................... 8
Mechanical Systems................................................................................................................ 8
Electrical Systems ................................................................................................................... 9
Plumbing Systems ................................................................................................................. 10
itchen Equipment ............................................................................................................... 11
5. Greenhouse Gas Emissions Impact ........................................................................................... 11
Construction Emissions ............................................................................................................ 11
Proposed Cornell Housing Emissions ................................................................................... 12
Operating Emissions ................................................................................................................. 12
Furthering Local Climate Action Plan Goals ............................................................................ 14
Supporting Information on the Emissions Calculations ........................................................... 15
Assumptions Used for Calculation of Emissions from Energy Consumption .......................... 17
6. Mitigation Measures ................................................................................................................. 19
Building Design and Operation Measures ............................................................................ 19
Efficiency or Mitigation Measures for On-site GHG Sources.............................................. 21
Site Selection and Design Measures ..................................................................................... 22
Transportation Measures ....................................................................................................... 23
Waste Reduction or Management Measures......................................................................... 25
7. Energy Use and Conservation ................................................................................................... 25
Introduction ............................................................................................................................... 25
Energy Analysis ........................................................................................................................ 25
Energy Conservation Measures Not Included in this Project ................................................... 29
Re-orienting Buildings to maximize solar access ................................................................. 29
Window-to-Wall ratio ........................................................................................................... 29
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Other Roof Strategies ............................................................................................................ 30
External Shading ................................................................................................................... 30
Ground Source and Air Source Heat Pumps......................................................................... 30
Comparison with Outside Rating Systems and Local Guidelines ............................................ 32
LEED for New Construction (LEED-NC) ............................................................................ 32
Passive House ....................................................................................................................... 32
The Proposed Ithaca Green Building Policy ......................................................................... 33
The Tompkins County Energy Recommendations for New Construction ........................... 33
On-Site Renewables .................................................................................................................. 35
Solar Thermal Feasibility ...................................................................................................... 35
Solar PV Installation ............................................................................................................. 36
8. Conclusion ................................................................................................................................ 36
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1. Executive Summary
This report describes the energy and emissions impact of the proposed North Campus Residential
Expansion project at Cornell University. The building layout and how the buildings will be heated
and cooled are described. The emissions impact of the construction process and the operation of
the buildings are calculated in metric tons of CO2 emissions. We also compare the proposed
buildings to alternative heating and cooling options, to local energy and emissions guidelines and
policies, and to well-known energy and sustainability rating systems.
Our analysis concludes that the proposed buildings align nicely with Cornell’s Climate Action
Plan and community climate and energy goals. The buildings alone will use significantly (over
30%) less energy than current code requirements and have less (over 50%) of a greenhouse gas
emissions impact than equivalent buildings built to 2008 code requirements (over 25% better than
current code). The project as a whole will have less (over 40%) of a greenhouse gas emissions
impact than an equivalent project built to 2008 code requirements (and nearly 20% better than
current code).
2. Introduction
Cornell University is undertaking the North Campus Residential Expansion project to increase the
amount of on-campus housing available for first-year and sophomore students. When the project
is complete, Cornell will have the ability to house 100% of its first-year students in appropriate
campus housing and 100% of its sophomores in on-campus or affiliated housing.1
In this report, we describe the proposed buildings; present calculations of the expected emissions
from constructing the project and from the buildings once they are occupied; and discuss the
projected energy consumption of the buildings.
The information in this report is based on schematic design documents and energy modeling
prepared by ikon.5 architects and WSP, the project architect and design engineering firm
respectively. Modeling and design refinements will continue as the project is finalized.
Information from Cornell staff and the following Cornell documents were also used:
x Cornell University Design and Construction Standards, dated 11/16/17.
x The Cornell Climate Action Plan Options for Achieving a Carbon Neutral Campus by
2035, published in September 2016 by Cornell University.
x Cornell Central Energy Plant Fast Facts (2017), published by Cornell University.
1 From: https://scl.cornell.edu/about-us/housing-master-plan/north-campus-residential-expansion
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3. Methodology
The methodology in this report is consistent with the New York State Department of
Environmental Conservation (DEC) Guide for Assessing Energy Use and Greenhouse Gas
Emissions in an Environmental Impact Statement (hereinafter “the NYS DEC Guide”). In Section
5 of this report, we describe the greenhouse gas emissions impact, including both direct and
indirect emissions during and after construction. We also estimate the emissions from waste
generation. Post-construction, occupied emissions were calculated using the results of an eQUEST
energy model prepared by WSP and information provided by Cornell and the project team. Section
6 of this report reviews the list of mitigation measures found in the DEC Guide and discusses how
each measure applies to the North Campus Residential Expansion project. Finally, Section 7
presents the inputs and results of the whole-building energy model and describes the proposed
energy conservation measures.
4. Description of Proposed Work
The proposed construction on the North Campus at Cornell University will focus on the creation
of additional housing for first-year and sophomore students. The sophomore site, identified in blue
below, will consist of two buildings that will house approximately 800 students. The first-year
student site, identified in red below, will consist of three buildings that will house approximately
1,200 students.
Figure 1: Proposed Site Locations
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Sophomore Site
The two buildings proposed on the sophomore site will be interconnected by corridors at the
basement level. They will share generous first floor common spaces and amenities, including a
fitness center, dining hall, lounges, study space, bicycle storage facilities, and various other
associated spaces to support residential living (shared kitchens, small lounges, etc.).
Figure 2: Sophomore Site- Isometric Drawing
The sophomore site building area and heights are shown in Table 1.
Table 1: Sophomore Site Size and Occupancy
Building Stories ( )Area (GSF)
Building 1 (Housing + Dining Hall)4 177,504
Building 2 (Housing Only) 5 188,698
Site Total Area (GSF):366,199
Student Occupancy:821
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First-Year Student Site
The first-year student site will consist of three separate buildings. Each building will have some
shared common spaces such as lounges, communal pantries and bicycle storage, but there will be
no dining hall.
Figure 3: First-Year Student Site
The first-year student site building area and heights are shown in Table 2.
Table 2: First-Year Site Size and Occupancy
Building Stories ( )Area (GSF)
Building 1 (Housing Only)3/5 138,189
Building 2 (Housing Only)6 161,538
Building 3 (Housing Only)3 101,473
Site Total Area (GSF):401,200
Student Occupancy:1,244
Proposed Building Components
Building Envelope
The building envelope for all the buildings in this project will be primarily made of precast
insulated wall panels with a continuous R-value of R-25.5. The panels will have integral colored
concrete and cast-in place terracotta tiles. The roof will have R-49 insulation.
The average proposed window U-value will be 0.27 with a solar heat gain coefficient of 0.25.
Basis of design windows will include:
x Curtain Wall Systems with Low-E glazing with custom extrusions
x Aluminum Windows: Glazed operable window with screen
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Vertical Transportation
Regenerative elevators will be used for residents in each of the buildings. The sophomore site will
have three elevators for residents, and the first-year student site will have six. The sophomore site
will also have two hydraulic service elevators dedicated to serving the dining hall and associated
kitchen.
Mechanical Systems
,ĞĂƚŝŶŐĂŶĚŽŽůŝŶŐ
The Cornell central plant will supply hot water and chilled water to each of the buildings. Heat
exchangers inside the buildings will be used to transfer energy from the campus hot and chilled
water loops to the building loops. Hot water and chilled water consumption will be metered at each
building.
Student residential suites will be served by a four-pipe fan coil system fed by chilled and hot water.
Each residential suite (serving five occupants) will be served by a single fan coil unit. The
residential suites will have operable windows.
The piping to the fan coil units transfers heating and cooling energy more efficiently than forced
air systems that supply heated or cooled air throughout the building via ductwork.
The sophomore site dining hall and associated kitchen will be served with a dedicated air handling
system, which will in turn serve variable air volume terminal units, providing zone level
temperature control.
Social and community spaces in the basement and first floor, such as the lounge and study spaces,
will be served by four-pipe fan coil units. The fitness and laundry areas will be served with
dedicated small air handling units. Electrical and telecom/data rooms will be cooled with outside
air when possible and dedicated chilled water fan coil units when necessary.
sĞŶƚŝůĂƚŝŽŶ
In general, ventilation air for residential areas will be provided by energy recovery units, located
in interior mechanical rooms, with supply air ducted to the residential suites. Special exhaust
systems will be required for the dining hall and associated kitchen. These will not include energy
recovery due to the potential for cross contamination from grease in the kitchen exhaust stream.
Dedicated makeup air units will be provided to offset the exhaust from these spaces, and potentially
for spot exhaust implemented at laundry, dishwashing and other miscellaneous portions of the
building.
High occupancy and/or variable occupancy spaces served by variable air volume air-handling
units, such as the dining hall will have carbon dioxide sensors providing demand control
ventilation, which will reduce the amount of outside air provided to the space when there are few
or no occupants.
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The sophomore site will include five energy recovery units to bring in outside ventilation air and
three large air handling units with economizers. The first-year student site will include eight energy
recovery units. Energy recovery units are expected to be 75% effective at design conditions.
ŽŶƚƌŽůƐ
The control system will be an extension of the campus direct digital control (DDC) system. It will
be web-based and remotely accessible. DDC controls will be provided to all HVAC equipment,
including suite fan coil units. This will include alarm points, status and complete communication
and display of all packaged controls. Alarm points will include select lighting, plumbing and
electrical systems. The control system will allow for close control of indoor conditions, reducing
energy waste. It will also enable the building operators to rapidly identify any problems and take
actions to correct them, limiting opportunities for energy intensive malfunctions and increasing
the probability that systems can be repaired rather than replaced.
Monitored systems include:
x Air Handling systems and other major HVAC
x Space controls (occupancy sensor, demand control ventilation, thermostat and humidistat
status, when applicable)
x Building Energy Efficiency Dashboard (power and flow meters, historical energy usage,
heating/cooling/electric and water consumption, networked and publicly available online
for student and academic use)
Electrical Systems
WŽǁĞƌ
Each building except buildings two and three on the first-year student site will be served by its
own transformer. Buildings two and three on the first-year student site will be served by one
transformer ower will e ro ided to each transformer y Cornell’s distribution system, which
provides electricity from various sources as described in Section 5 below. Three-phase power will
be available, and all panelboards will be provided with integral meters to monitor power
consumption.
Power meters are currently planned for all panels and equipment; they will allow the building
operators to determine plug loads, lighting loads and equipment power use.
ŵĞƌŐĞŶĐLJWŽǁĞƌ
Each site will have a dedicated diesel generator. In the event of a power failure, the generators will
automatically start and provide power to emergency egress lighting, elevators and other critical
systems as per the National Electric Code.
>ŝŐŚƚŝŶŐ
Lighting in the residential suites will be occupant controlled (no occupancy sensors). Lighting
throughout the rest of the building will be controlled through a combination of manual override
switches, preset control stations, occupancy and vacancy sensors, and a networked timeclock-
based lighting control system. Occupancy controls are expected in corridors, lounges and other
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code required spaces, and overall lighting power use is expected to be 35% less than ASHRAE
90.1 2013 baseline values.
LED light fixtures will be installed, complying with Cornell University Design and Construction
Standards, which require LEDs with a CRI of 80 or more, a color temperature of 3500 , an
efficacy of 80 lumens/watt, and fixtures that are Design Lights Consortium listed.
Exterior lighting is expected to operate at 50% lower power than a comparable code compliant
building.
Plumbing Systems
ŽŵĞƐƚŝĐ,ŽƚtĂƚĞƌ
The domestic hot water for each building will be supplied from the central plant via a water-to-
water heat exchanger that produces domestic hot water using a dedicated branch from the campus
hot water loop. Backup systems will be installed for redundancy. Water to the taps will be
temperature controlled with a BMS-enabled mixing valve. Each vertical line of residential suites
will have a riser, and a circulation pump will maintain water temperature at the farthest tap.
The sophomore site dining hall kitchen facilities will have a separate hot water loop that is expected
to have a peak DHW consumption of 2,000 MBH. The separate kitchen service will supply
domestic hot water for dishwashing and other process loads, some of which utilize electric point-
of-use boosting systems to increase the water temperature as needed. The expected domestic hot
water (DHW) loads are shown in Table 3.
Table 3: Expected DHW Loads
Site Space Service Pea Load Notes
Sophomore Site Building 1
Dining 2,000 MBH Gas meter and supply chain for
dining hall kitchen appliances
will be sized to accommodate
4,000 MBH.Residence 2,250 MBH
Building 2 Residence 3,250 MBH
First-Year
Student Site
Building 1 Residence 2,500 MBH
Building 2 Residence 2,650 MBH
Building 3 Residence 2,350 MBH
EĂƚƵƌĂů'ĂƐ
A new natural gas service will be installed to serve the dining hall kitchen cooking appliances in
Building 1 on the sophomore site. The peak load is anticipated to be 4,000 MBH. Natural gas is
typically used in commercial food preparation2 as it provides the client with the ability to prepare
the widest possibility of cuisines for a diverse population over the lifespan of the facility.
2 Note that it is generally accepted that commercial kitchens require gas. For example, the Ithaca Green Building
Policy Final Project Report proposes that the Green Building Policy include a provision for requiring new buildings
WREHIUHHRIIRVVLOIXHOVVWDUWLQJLQ+RZHYHUWKHIRVVLOဨIXHOဨIUHHUHTXLUHPHQWZLOODOORZH[FHSWLRQVIRU
commercial cooking and industrial applications for which no electric options are available, such as emergency
generators. (Section 2.14.4)
184
11
Kitchen Equipment
itchen equipment in both the dining hall kitchen and the residential kitchenettes will be Energy
Star rated and is expected to save 20% more energy than non-Energy Star rated kitchen
equipment.
5. Greenhouse Gas Emissions Impact
The following emissions information was prepared by following the NYS DEC Guide and using
the results from the energy model of the new buildings, which was developed using eQUEST 3.65
energy modeling software.
The greenhouse gas emissions have been calculated for this project and are shown in metric tons
(MT) of carbon dioxide equivalent (CO2e). One metric ton equals 1,000 kilograms. Emissions are
generated as a building is constructed. However, over the life of the building, the operation and
maintenance required generates significantly more emissions. We present calculations of both the
construction and the operation emissions in this section.
Construction Emissions
Constructing the buildings will produce a one-time release of greenhouse gas emissions. Table 4
provides an estimate of how much emissions would be created during construction. This includes
the energy that goes into preparing the site and putting up the buildings, and also accounts for the
projected vehicle miles of the construction workers to get to the site from their residences. The
electrical usage calculations include the emissions from the Cornell Central plant, which is
expected to provide power to the contractors during construction.
185
12
Table 4: Emissions During Construction
Category
GHG
Emissions3 Notes
Direct Emissions
from Stationary
Sources
N/A No stationary emitting sources are planned on the site during
construction
Direct Emissions
from Non-Stationary
Sources
1,299 MT
CO2e
Emissions based on reported construction equipment use
Excludes energy embodied in construction materials4
Indirect Emissions
from Stationary
Sources
4,612 MT
CO2e
Electricity Usage during construction. Roughly 25% of the
direct construction activities GHG emissions are from on-site
construction vehicles and other equipment/activities. The
remaining 75% is attributed to on-site electrical use5
Indirect Emissions
from Mobile Sources
2,678 MT
CO2e
Vehicle miles of contractors
Methane Emissions from Landfills Not Applicable
Estimated Emissions
from Waste
Generation
179 MT
CO2e
Emissions from the demolition of the Sigma Alpha Mu
fraternity.
Total 8,768 MT
CO2e
See Table 7 below for more details and descriptions of what each category encompasses.
Embodied energy within the materials used to construct the buildings is expected to generate
roughly 10,800 equivalent tons of CO2e emissions, and transportation of the non-locally sourced
materials will contribute another estimated 25 equivalent tons of CO2e emissions.
Proposed Cornell Housing Emissions
For the Cornell North Campus Expansion project, the proposed construction would generate a one-
time release of 4.25 MT CO2e per student bed.
Operating Emissions
Once the buildings are occupied, emissions will continue to be generated each year. Table 5
compares the annual emissions from the operation of equivalently sized and functioning buildings
designed to meet minimum code requirements and the proposed North Campus Residential
buildings. This table includes the energy that will be used to heat and cool the buildings, the energy
that will be used maintain the complex (fleet vehicles, etc.), and the emissions that will be
generated by handling the waste that is created by the occupants. It also includes the emissions
ϯGreenhouse gas emissions are presented in CO2e CO2 equivalent, or the combined effects of various emissions, presented as an equivalent
number of metric tons of CO2
4 Primary data source for hourly GHG emissions of various construction vehicles:
http://www.blm.gov/style/medialib/blm/ca/pdf/cdd/energy.Par.84463.File.dat/Lucerne_Valley-Appn-B-Emission-Calculations.pdf
Check sum calculations based off distribution of emissions for various construction activities as compared with embodied energy and CO2 of
construction materials per:
https://www.researchgate.net/publication/277896062_Greenhouse_gas_emissions_during_the_construction_phase_of_a_building_A_case_study
_in_China and applied to rough estimates of construction, including embodied energy as determined via
http://buildcarbonneutral.org/calculated.php
ϱhttps://www.researchgate.net/publication/277896062_Greenhouse_gas_emissions_during_the_construction_phase_of_a_building_A_case_study
_in_China First corrected based on national emissions factors, and then adjusted to reflect emissions produced by the Cornell central plant for an
equivalent amount of electric power. No credit was taken for excess waste heat generated by the central plant while supplying construction
electric demands.
186
13
that will be generated by vehicle travel and additional public transit need to meet the commuting
requirements of the occupants.
Table 5: Annual Operating Emissions
Category
GHG Emissions
Notes
Baseline
(MT
CO2e/yr)
Proposed
(MT
CO2e/yr)
Improve
ment
(%)
Direct Emissions
from Stationary
Sources
-3.436 -9.83 286.6%
Includes natural gas consumption by
on-site process loads, excludes
consumption by the central plant.
Negative number is due to avoided
emissions from demolished building
that was on the grid
Direct Emissions
from Non-
Stationary
Sources:
7.9 7.9 0% Maintenance, fleet vehicles
Indirect
Emissions from
Stationary
Sources
2,765.86 2,048.7 25.9%
Electric and natural gas emissions
based on energy consumption of new
buildings, provided by the central
plant (95%) and electric grid (5%).
Includes avoided emissions from
demolished building that was on the
grid
Indirect
Emissions from
Mobile Sources
357.3 357.3 0%
Commuter and public transit
emissions7
Methane
Emissions from
Landfills
Not Applicable
Estimating
Emissions from
Waste Generation
520 520 0% Waste, recycling, composting8
Totals
3,647.6 MT
CO2e per
year
2,924.1 MT
CO2e per
year
19.8
See Table 7 below for more details and descriptions of what each category encompasses.
ϲBaseline stationary energy consumption is based on the site baseline consumption used in the design consultant’s energy model (ASHRAE
90.1-2013).
7 Assumes two buses will be added to current North Campus routes when school is in session, one bus during out of session periods. Usage is
based on diesel buses at the reported average fleet MPG efficiency (source: https://www.tcatbus.com/content/uploads/2015/06/Download-2014-
PDF.pdf)
8 Based on 2013 US discarded and recovered materials in US Municipal Waste Stream (source: https://edg.epa.gov/data/Public/OSWER/ORCR )
and Proposed Site data provided by Cornell anticipating tons of waste and recycling for the new buildings.
187
Furthering Local Climate Action Plan Goals
he om ins County Com rehensi e lan has a target of reducing the Greenhouse
Gas (G G) emission le els y y and a minimum of y o understand if
the uildings in this ro ect will hel om ins County reach its G G reduction goals we
com ared the emissions from the ro osed uildings to the emissions that would e generated if
e ui alently si ed uildings were uilt to the code minimum he aseline used in the energy
model is com liant with AS AE so we a lied a con ersion factor to calculate the
AS AE aseline consum tion as shown in a le Note that only the emissions
that come from energy consum tion needed to e con erted to the aseline Emissions li e
those from commuting and waste generation were not con erted since changes in the code do not
affect them
a le Annual Emission from uildings and other Sources ( Code)
Category
GHG Emissions (MT CO2e per year)Notes
2013
Baseline
2008
Baseline Proposed Improvement
uilding
Emissions ()
()
Emissions from
o erating the
uildings
All other
Emissions
Commuter waste
all mo ile
emissions
Total 5,201.5 2,924.1 43.8%
he emissions from this ro ect are lower than if it was uilt to code more than dou le
the goal of a reduction Cornell re orted cam us energy emissions of metric
tons of C e annually as of the G G sa ings from this site decrease the o erall cam us
emissions y a ro imately
Cornell re orts that as of they ha e reduced emissions y more than o er le els
his is consistent with their goal to achie e G G emission reductions y Cornell is
aggressi ely ursuing im ro ements to the central energy system including ia the dee earth
energy ro ect and other future solutions he uildings in this ro ect are lanned for
com ati ility with arious future central lant u grades and any im ro ement made to the central
lant will instantly reduce cam us wide emissions
ϵhtt www sustaina lecam us cornell edu initiati es climate action lan
188
Supporting Information on the Emissions Calculations
nformation on each of the categories shown in a le and a le are resented in a le
a le Emissions Notes and E lanation of Categories
Category Explanation/Discussion
Direct Emissions from
Stationary Sources
Direct Emissions from Stationary Sources result from com ustion of fossil fuels for heat hot
water steam generation on site generation of electricity or industrial rocesses his category can
include ( ut is not limited to) oilers heaters furnaces etc
he occu ancy hase results for the ro osed and aseline sites are negati e since they are oth
ser ed y the Cornell central lant (which is considered an indirect emission source) ut re lace an
e isting fraternity which was ser ed with local natural gas (thus resulting in a net reduction in
direct stationary emissions as the a oided emissions from the demolished fraternity are no longer
eing roduced)
Direct Emissions from
Non Stationary Sources
Direct Emissions from Non-Stationary Sources includes fleet ehicles owned and o erated y the
ro ect owner and associated with the ro ect leet ehicles should e widely defined to include
freight truc s deli ery truc s on site mo ile e ui ment such as for lifts tractors maintenance and
security ehicles and other non stationary e ui ment used on site whose o eration in ol es
com ustion of car on containing fuels
Amounts e clude em odied energy in construction materials
Direct emissions from non stationary sources during construction were determined y a lying
nown ty ical G G hr emission factors for antici ated construction tas s and e ui ment (dum
truc s front end loaders e ca ators do ers for lifts ac hoes crane and wor er trans ortation
o er the antici ated construction duration
Emissions factors for all antici ated construction ehicles were sourced from a re ort on a
construction ro ect with acti ities for which emissions had een collected and contained ta ulated
into hourly emissions factors for each general category of e ui ment as well as into more detailed
su grou ings (such as y e ui ment horse ower) hen uns ecified the com osite emissions
factor for a iece of e ui ment was used for the analysis
Duration of use (days) hours of use er day and num er of ehicles of each ty e on site were as
re orted y the contractor or when uns ecified ased on engineering udgement and ty ical
o erating ractice a lied to the antici ated construction schedule for the ro ect
htt www lm go style mediali lm ca df cdd energy ar ile dat ucerne alley A n Emission Calculations df
rimary data source for hourly G G emissions of arious construction ehicles
htt www lm go style mediali lm ca df cdd energy ar ile dat ucerne alley A n Emission Calculations df Chec sum
calculations ased off distri ution of emissions for arious construction acti ities as com ared with em odied energy and C of construction
materials er
htt s www researchgate net u lication Greenhouse gas emissions during the construction hase of a uilding A case study
in China and a lied to rough estimates of construction including em odied energy as determined ia material in entory and chec ed (order of
magnitude accuracy) with htt uildcar onneutral org calculated h
189
Category Explanation/Discussion
ndirect Emissions from
Stationary Sources
Indirect Emissions from Stationary Sources should include emissions generated y off site
energy lants su lying energy used on the site of the ro osed ro ect during its o eration such as
the off site roduction of electricity heating or cooling which will e used on site ost often this
is electricity urchased through a utility howe er for this ro ect it includes energy roduced y the
Cornell Central lant which ro ides most of the ro ects electric and heating needs
An emissions credit is included in this calculation to account for the a oided emissions eliminated
y the demolition of a fraternity located on the ro ect site his credit is a lied e ually to the
ro osed and aseline usage and is ased off the a erage of the last two years of energy
consum tion y the fraternity in uestion
Construction hase electric emissions would include sources such as tem orary AC (fans
um s s ace heating systems) construction and security lighting e ui ment charging and use
(including larger electrically owered e ui ment such as attery owered scissor lifts or
com ressors)
n site construction emissions can e roughly s lit etween direct emissions from non stationary
sources (i e uel urning construction e ui ment) and indirect emissions from stationary sources
(on site electric use) Although uni ue for e ery ro ect a rough disaggregation of from on
site electric and from construction ehicle emissions can e ro ected for this ro ect ased on
a re orted rea down of emissions y source recorded on a similar ro ect E tra olating from
the re iously calculated direct emissions from non stationary sources we can use this s lit
to calculate our antici ated on site electrical use during construction hese emissions are then
con erted ac to electric use (using S National a erage electric grid emissions rates) and the
emissions necessary for the Cornell central lant to generate an e ui alent amount of ower
calculated
ndirect Emissions from
o ile Sources
Indirect Emissions from Mobile Sources include tri s generated y ehicles that are associated
with the ro osed ro ect ut are not owned and o erated y the ro ect de elo er or owner or
construction emissions this includes the commuting of construction wor ers to and from the site
or annual emissions this would include tri s of commuting em loyees residents
su liers endors and customers users of the ro ect as well as the trans ortation of waste
generated at the site hese were calculated ased on C e emissions er gallon of gasoline
estimated or now distances tra eled and a erage mile er gallon fuel efficiency of different
ehicle classes ro ided y the E A ( G for ty ical assenger ehicles) and he Alternati e
uels Data Center
Additionally the im act of increased u lic transit use on North Cam us was e aluated
Discussions with atthew Yarrow Ser ice De elo ment anager for CA determined that
a ro imately two uses would need to e added to North Cam us routes and o erated from am
m and am am res ecti ely to meet the increased demand during the school semester A
single additional us running from am am (the a erage of the two run schedules) was assumed
during off semester o eration he aseline assum tions are that the two uses would e o erating
on diesel at G ( er CA fleet a erage for diesel)
he construction stage indirect emissions from mo ile sources as calculated here are directly
attri uta le to wor er trans ortation e assumed that local wor ers would ma e u the ma ority of
on site ersonnel and that there would e an a erage of wor ers er wee day or ers are
antici ated to e drawn from com anies ased within hours of the site with an estimated a erage
daily round tri commute of hour he a erage commute and num er of wor ers were con erted
to miles at an a erage commute s eed of to determine total ehicle miles tra eled for all
commuting wor er each day his was a lied to wee days during the construction eriod and
multi lied y the E A emission factor of grams C er mile tra eled
ethane Emissions from
andfills
Methane emissions from landfills does not a ly to this site
htt s www researchgate net u lication Greenhouse gas emissions during the construction hase of a uilding A case stud
y in China
ϭϯhtt s www afdc energy go data
190
Category Explanation/Discussion
Estimating Emissions
from aste Generation
Estimating Emissions from Waste Generation a lies to all ty es of ro osed ro ects that will
generate waste Emissions from waste generation are considered to e indirect G G emissions
aste and recycling emissions during the occu ancy hase are ased on rough ton wee
information on each ro ided y Cornell which was then disaggregated into arious material
categories ased on S discarded and reco ered materials in S unici al aste Stream
(source htt s edg e a go data u lic S E C ) he resulting uantities of each material
were entered into the E A’s A tool ( )
Construction waste emissions include materials remo ed as art of Sigma Al ha u raternity
demolition and ar ing lot reclamations aterials from the Sigma Al ha u fraternity were
estimated y Daniel raina of elli er at tons total with a rate of recycling and
designation of uilding materials to arious general construction material categories y weight er
aitem est engineering udgement Construction waste and recycled materials from the non
uilding demolition acti ities were ro ided as an estimate in tons y general material category y
the ro ect team aste emissions for these construction materials were calculated using the E A’s
A tool ( )
Assumptions Used for Calculation of Emissions from Energy Consumption
Cornell uses a uni ue mi of on site cogeneration central heating hydro ower roofto solar
a e Source Cooling grid electricity and offsite renewa les Although the emissions im act of
the energy consum tion of the ro osed uildings will ary as the amount of grid electricity used
aries our calculations assume that the mi of energy sources will continue as they ha e een in
recent history
o calculate the annual o erating emissions of the uildings in this ro ect the annual uilding
energy consum tion from the de elo ment team’s energy model was used or each ty e of energy
used in the ro ect (chilled water steam electricity) efficiency and distri ution loss factors were
a lied to calculate how much natural gas was used y the central lant to generate the energy
used in the uildings and how much was su lied y other sources such as the regional electric
grid inally an emissions factor was a lied to estimate the emissions emitted er unit of energy
consumed from each source
he aste eduction odel ( A ) was created y the S En ironmental rotection Agency (E A) to hel solid waste lanners and
organi ations estimate G G emission reductions from se eral different waste management ractices as shown here
htt e a go e awaste conser e tools warm S G Gre ort html
191
Electric Assum tions
x he cogeneration lant will su ly of the electricity used y the ro osed uildings
x he cogeneration lant has an electrical efficiency of and an emissions factor of
metric tons of C e er h
x he regional ower grid will su ly of the electricity used in the ro osed uildings
as well as of the electricity needed to dri e the a e Source Cooling
x he regional ower grid has an emissions factor of metric tons of C e er h
for state New Yor Grid transmission losses are
x he chilled water needs are rimarily met y the a e Source Cooling system he
su lemental chillers (used only during eriods of ea load) and um s associated with
this cooling system are included in the efficiency rate of ton
x he amount of e cess electricity sold ac to the grid remains constant at its current le els
in oth the aseline and ro osed
x Natural gas consum tion y the Cornell central lant will increase as needed to meet the
electric needs of the ro osed and aseline uildings (in ractice Cornell may choose to
sell less electricity and ee the natural gas consum tion steady)
Non Electric ( eating Cooling Steam) Assum tions
x he district chilled water system which includes a e Source Cooling has a Coefficient
of erformance (C ) of he electricity used for a e Source Cooling is su lied
y the electrical grid
x S ace heating and domestic hot water is su lied y the central steam lant on cam us
steam is con erted to hot water and circulated through the uildings
x he central steam lant runs on natural gas Natural gas has an emissions factor of
metric tons of C er therm
x of the steam used for heat and hot water in the uildings is ro ided y the waste heat
from the cogeneration rocess No emissions were added for this heat or gas consum tion
ecause the emissions are accounted for in the roduction of the electricity he electricity
generation that generates this waste heat consumes of the natural gas used y central
lant
x he duct urners urn gas at an annual efficiency of y utili ing waste heat from the
tur ine generators hey su ly of the steam needed y the site meeting most of the
steam needs that are not su lied y the cogeneration electrical generation rocess while
consuming ust of the gas consumed y the central lant
x he remaining steam use ( ) is ro ided y dedicated heating oilers which ha e an
efficiency of and are used rimarily during eriods of ea demand
x Distri ution losses of the district steam system are currently hese losses are
calculated for the new steam re uired efore accounting for steam generating efficiencies
ϭϱAs er Cornell ast acts data sheet and information ro ided y Cornell facilities staff
htt s energyandsustaina ility fs cornell edu em fastfacts default cfm
ϭϲEmissions factors for the grid electricity roduction are ased on regional ( state NY) data used y the E A sourced from the
Emissions Generation esource ntegrated Data ase (eG D) which is a com rehensi e source of data on the en ironmental characteristics of
the ower generated in many regions of the S he articular rate used is the eG D su regional annual C e ui alent total out ut emission
rate ro ided as l s C h arginal emissions factors are much higher ut the total (a erage) emissions factor is used in this
re ort as descri ed in the NYS DEC Guide
er E A Greenhouse Gases E ui alencies Calculator su ort ages htt s www e a go energy greenhouse gases e ui alencies calculator
calculations and references
192
6. Mitigation Measures
he following sections descri e measures that can reduce energy consum tion demand and
greenhouse gas emissions in new facilities he list of measures is drawn from ages of the
Guide for Assessing Energy se and Greenhouse Gas Emissions in an En ironmental m act
Statement that is u lished y the New Yor State De artment of En ironmental Consideration
Not all of these measures will e ractica le or feasi le for all ro osed ro ects nstead the listed
measures are a menu of ossi le o tions and are not intended to e e clusi e After each measure
is a descri tion of how these measures are eing im lemented for Cornell’s North Cam us
esidential E ansion ro ect
he following lists are ased on information ro ided y the ro ect team and Cornell
Building Design and Operation Measures
Design an energy efficient uilding en elo e to reduce cooling heating re uirements
Status: ncor orated
Discussion ncluded in design contri utes a ro imately or more to the o erall sa ings
com ared to code aseline
nstall high efficiency AC systems
Status: ncor orated
Discussion our i e fan coils using low tem erature hot water and chilled water from the
cam us central lant are lanned entilation is ro ided y Energy eco ery entilators (E s)
ore details in descri tion in earlier section of re ort
Construct green roofs
Status: Not incor orated
Discussion Not lanned for this ro ect his strategy would not significantly im act energy use
in our climate
Eliminate or reduce use of refrigerants in AC systems
Status: ncor orated
Discussion Cooling will e ro ided yCornell’s District Energy System which uses refrigerant
free a e Source Cooling to significantly reduce the use of refrigerant ased chillers
se high al edo roofing materials
Status: Not incor orated
Discussion Not lanned for this ro ect his strategy would not significantly im act energy use
in our climate
a imi e interior daylighting
Status: ncor orated
Discussion erimeter s aces (not including dormitories) will ha e hotocell controls for daylight
har esting
educe energy demand using ea sha ing or load shifting strategies
Status: ncor orated on a cam us wide asis
Discussion he Cornell District Energy System incor orates ea sha ing and load shifting on a
cam us wide asis Strategies include the use of a e Source Cooling which su stantially
eliminates summer ea s and chilled water storage ther load shifting strategies are eing
considered E isting cam us wide initiati es are not included in our emissions calculations for this
ro ect
ncor orate window gla ing to o timi e daylighting heat loss and solar heat gain
Status: ncor orated
193
Discussion A alance etween increasing heat re uirements and ro iding daylighting so that
lights can e turned off during the day will e sought EED Daylighting credit eing sought
ncor orate su er insulation to minimi e heat loss
Status: ncor orated
Discussion nsulation le els will e a o e code re uirements roof insulation is used instead
of code re uired and the ro osed walls ha e alues of ersus the com ined
re uired y code
ncor orate motion sensors and lighting and climate control
Status: ncor orated
Discussion EED hermal Comfort credit eing considered ighting controls eing installed
in many of the common s aces Each suite will ha e its own thermostat
se efficient directed e terior lighting
Status: ncor orated
Discussion EED ight ollution eduction credit is eing ursued
se water conser ing fi tures that e ceed uilding code re uirements
Status: ncor orated
Discussion EED water use reduction rere uisites ursued additional indoor and outdoor
water use reductions to reach sa ings are lanned
e use gray water and or collect and re use rainwater
Status: Not incor orated
Discussion Although a formal gray water or rain water rogram is not included in the ro ect
EED ater se eduction credits will e ursued no ermanent irrigation is included in the
ro ect and roof and surface runoff will e directed to stormwater io retention asins to the e tent
ractical
ro ide for storage and collection of recycla les (including a er corrugated card oard glass
lastic and metals) in uilding design
Status: ncor orated
Discussion Cornell maintains a com rehensi e recycling and waste reduction rogram for the
cam us Collection of recycla les is lanned for and trash com ost recycla le collection facilities
are included in the design
e use uilding materials and roducts
Status: As easi le
Discussion Some e ui ment will e reused from the e isting dining facility urnishings and
a liances from Sigma Al ha u may e sal aged
se uilding materials with recycled content
Status: ncor orated
Discussion EED material sourcing credits eing considered Steel Concrete recast
Aluminum Car et and Ground Concrete all e ected to contain recycled content
se uilding materials that are e tracted and or manufactured within the region
Status: ncor orated
Discussion EED material sourcing credits eing considered he e terior uilding wall
anels will e manufactured a ro imately miles away ther materials will e locally
sourced as much as ractica le
se ra idly renewa le uilding materials
Status: ncor orated
Discussion he ro ect will use am oo flooring in faculty in residence and residence hall
director a artments
194
se wood that is locally roduced and or certified in accordance with the Sustaina le orestry
nitiati e or the orestry Stewardshi Councils rinci les and Criteria
Status: ncor orated
Discussion EED material sourcing credits eing considered ro ect team lans to use locally
roduced and or certified wood in accordance with the Sustaina le orestry nitiati e or the
orestry Stewardshi Council’s rinci les and Criteria
Conduct rd arty uilding commissioning to ensure energy erformance (e g EED)
Status: ncor orated
Discussion his ro ect will ursue commissioning credits through EED which will include
rd arty commissioning
rac energy erformance of uilding and de elo strategy to maintain efficiency
Status: ncor orated
Discussion uilding energy use will e trac ed y Cornell energy managers and will also e
u licly a aila le online for student and academic use
ro ide construction and design guidelines to facilitate sustaina le design for uild out y
tenants
Status: Not a lica le
Efficiency or Mitigation Measures for On-site GHG Sources
se energy efficient oilers heaters furnaces incinerators or generators
Status: ncor orated system wide
Discussion Although not within the ro ect oundaries the central lant will e used the
cogeneration of steam and electricity ma es the lant efficient
se rocess design efficiency for industrial rocess sources
Status: Not a lica le.
ncor orate co firing of iomass or use of io fuels
Status: Not a lica le
Collect iogas and use for ower generation
Status: Not a lica le
se iodiesel or ioheat for heating fuel or in ehicles e ui ment
Status: Not ncor orated
Discussion:he NC E ro ect will not directly incor orate ioheat since uildings are connected
to the district energy systems for heating and the central lant does not currently utili e li uid fuels
e ce t for emergency use Similarly Cornell maintains a di erse auto fleet that includes electric
and hy rid ehicles ut does not generally dedicate indi idual ehicles for s ecific residential
facilities nor does the fleet include diesel ehicles that could use iodiesel ntegration of
ioenergy into the cam us heating loo has een ro osed as art of the y rid Earth Source eat
ro ect sco e ut that ro ect is still in the lanning stage Similarly iodiesel has een
eriodically lended for use in ehicles y arm Ser ices ut we are not aware of any acti e
commitment to such future use and this ractice is not connected to the NC E ro ect
ncor orate on site renewa le energy sources into ro ect such as wind or solar
Status: ncor orated on a system wide asis
Discussion ydro ower and roofto solar are already art of Cornell’s cam us electrical system
Cornell also su orts offsite hoto oltaic E isting cam us wide initiati es are not included in our
emissions calculations for this ro ect
195
ncor orate com ined heat and ower (C ) technologies
Status: ncor orated
Discussion E isting cogeneration lant e ected to ro ide central heating and electricity to new
uildings
ursue car on collection ca ture and reuse or se uestration
Status: Not ncor orated
Discussion Since Cornell centrally roduces heat and electricity there are no o ortunities for
any significant car on ca ture or se uestration directly associated with the ro ect here ha e
een se eral academic studies of the otential for se uestration at the central lant S ecifically
Cornell scientists and engineers ha e e lored central lant o tions ut ha e not identified any
ro en cost effecti e solutions to date hrough our academic leadershi Cornell will continue to
e aluate otentially ia le se uestration solutions which might e ro osed
Site Selection and Design Measures
ro ide access to u lic trans ortation
Status: ncor orated
Discussion he Site is ser ed y se eral CA routes
inimi e energy use through uilding orientation
Status: Not a lica le for this ro ect
Discussion Site orientation defined y s ace limitations although the design of window
o erhangs and other solar related uilding features do consider orientation and will e refined as
the ro ect continues
Select rownfields or greyfields for rede elo ment to minimi e egetation forest loss
Status: Not a lica le
ncor orate mi ed use design to romote short commutes for em loyment and sho ing
Status: ncor orated
Discussion esidence halls dining halls fitness small stores ostal ser ices and caf located in
same general area
ro ide ermanent rotection for o en s ace on the ro ect site
Status: Not a lica le
anage forested areas for car on se uestration
Status: Not a lica le
Discussion No forested s aces on e isting site
Select site with otential for car on se uestration (for large C generators)
Status: Not ncor orated.
Discussion Site must e on e isting Cornell cam us
Conser e and restore natural areas on site
Status: Not A lica le
Discussion No e isting natural areas on ro osed site
inimi e uilding foot rint
Status: ncor orated
Discussion Efficient use is made of the a aila le land considering oning regulations
rogrammatic needs and aesthetic considerations
Design ro ect to su ort alternati e trans ortation (wal ing and icycling)
Status: ncor orated
Discussion ro ect is intended to e edestrian and icycle oriented
196
se low im act de elo ment for stormwater design
Status: ncor orated
Discussion here will e no increase in im er ious surface area on so homore site first year
student site increases im er ious areas he ro ect will incor orate treatment systems to com ly
with New Yor State standards for stormwater management
Design water efficient landsca ing
Status: ncor orated
Discussion No ermanent irrigation is antici ated
Transportation Measures
ocate new uildings in or near areas designated for transit oriented de elo ment ( D)
Status: ncor orated
Discussion he site is ser ed y se eral CA routes oute alterations and e ansion are
antici ated articularly to the route
ncor orate D rinci les in em loyee and customer acti ity atterns
Status: ncor orated
Discussion rans ortation Demand anagement rograms reduce the need for ersonal ehicle
usage and ownershi and can reduce the need for sur lus ar ing su ly on cam us
urchase alternati e fuel and or fuel efficient ehicles for fleet including the range of maintenance
and o eration ehicles used on site
Status: ncor orated cam us wide
Discussion Cornell already includes alternati e fuel ehicles in its fleet and will continue that
ractice E isting cam us wide initiati es are not included in our emissions calculations for this
ro ect
ncor orate idling reduction olicies
Status: ncor orated
Discussion “No dling” signage will e osted in deli ery ser ice areas
oin or form a rans ortation anagement Association
Status: ncor orated
Discussion Cornell D rogram Continue to ad ance the goals and strategies outlined in the
une Cornell ni ersity rans ortation m act itigation Strategies re ort rans ortation
Demand anagement ro ides other methods to reduce the num er of ehicles on the roadway
including car ooling i e share car share ride sharing and more Cornell oined with the City of
thaca and om ins County in forming and o erating CA
ro ide new transit ser ice or su ort e tension e ansion of e isting transit ( uses trains
shuttles water trans ortation)
Status: ncor orated
Discussion CA officials were contacted to discuss the ca acity of the system at the site oute
alterations and e ansion are antici ated articularly to the route
Su ort e ansion of ar ing at ar n ide ots and or transit stations
Status: Not A lica le
De elo or su ort multi use aths to and through site
Status: ncor orated
Discussion Acti e rans ortation which includes wal ing icycling and transit will e
romoted es ecially due to the close ro imity of Cornell ni ersity EED al a le ro ect site
inno ation credit eing in estigated
197
Si e ar ing ca acity to meet ut not e ceed local ar ing re uirements and where ossi le see
reductions in ar ing su ly through s ecial ermits or wai ers
Status: ncor orated
Discussion ar ing is eing reduced y ar ing s aces in this ro ect Alternati e
trans ortation modes reduce the need for ersonal ehicle usage and ownershi and can reduce
the need for sur lus ar ing su ly
ursue o ortunities to minimi e ar ing su ly through shared or an ed ar ing
Status: ncor orated
Discussion Cornell has a ar ing management rogram for the cam us
De elo a ar ing management rogram to minimi e ar ing re uirements such as ar ing cash
out ar ing charges referential car ool or an ool ar ing limiting ar ing a aila le to
em loyees
Status: ncor orated
Discussion Cornell has a ar ing management rogram for the cam us
De elo and im lement a mar eting information rogram that includes osting and distri ution of
ride sharing transit information
Status: ncor orated
Discussion ransit Coordination Continued coordination with CA on transit ridershi and
mar eting for the near y routes will oost ridershi through increased awareness cou led with
im ro ed ser ice rans ortation Alternati es nformation us schedules wal ing and icycling
ma s neigh orhood and on site wayfinding will e made readily a aila le
Su sidi e transit asses
Status: ncor orated
Discussion See the following lin osted on Cornell ni ersity’s we site regarding
trans ortation for students using transit
htt s trans ortation fs cornell edu commuting usser ices students cfm
ro ide for the use of re ta dollars for non single occu ancy ehicle commuting costs
Status: Not A lica le
educe em loyee tri s during ea eriods through alternati e wor schedules telecommuting
and or fle time
Status: ncor orated cam us wide
Discussion Cornell ni ersity ro ides fle i le wor arrangements for staff cam us wide as
descri ed in olicy le i ility in the or lace (source
htt s www dfa cornell edu olicy olicies fle i ility wor lace)E isting cam us wide
initiati es are not included in our emissions calculations for this ro ect
ro ide a guaranteed ride home rogram
Status: ncor orated cam us wide (during usiness hours)
Discussion Cornell ni ersity ro ides “emergency ride” ser ices to encourage all em loyees to
lea e their ersonal ehicles at home and ta e art in trans ortation demand reduction rograms
(source htt s fcs cornell edu content su ort) E isting cam us wide initiati es are not included
in our emissions calculations for this ro ect
ro ide on site amenities such as an s dry cleaning food ser ice childcare
Status: ncluded in ro ect
Discussion Site is on cam us and already includes dining halls childcare (for staff) and laundry
facilities in the residence halls
ro ide icycle storage and showers changing rooms
Status: ncor orated
Discussion ndoor and outdoor icycle storage will e ro ided on site in safe con enient and
well lit areas Showers will e a aila le in residence halls
198
oadway im ro ements to im ro e traffic flow
Status: Not A lica le
Discussion raffic study indicates no significant im act to u lic roadways and no roadway
im ro ements are art of the ro ect
raffic signali ation and coordination to im ro e traffic flow and su ort edestrian and icycle
safety
Status: Not A lica le
Discussion No signali ed intersections e ist within the ro ect E isting traffic flow is targeted
towards edestrian and icycle trans ortation
Waste Reduction or Management Measures
or landfills reco er organics from waste streams enhance landfill gas collection use flaring or
use landfill gas for energy roduction
Status: Not A lica le
Discussion Cornell owns and o erates its own com osting rogram that includes dining hall food
wastes
tili e com osting
Status: ncor orated
Discussion Cornell owns and o erates its own com osting rogram that includes dining hall food
wastes
romote and facilitate recycling
Status: ncor orated
Discussion he ro ect will em hasi e reuse and recycling as art of Cornell’s cam us wide
waste reduction rogram
ncor orate internal en ironmental accounting ractices to romote waste reduction
Status: ncor orated
Discussion Cornell re orts u licly on waste reduction metrics his ro ect is also e ected to
ursue construction waste management strategies
7. Energy Use and Conservation
Introduction
o estimate the annual energy use and emissions of the ro ect an energy model was de elo ed
y S the design engineer on this ro ect n this section of the re ort we resent the results
from the S energy model including a discussion of each Energy Conser ation easure that
was included hen we com are this ro ect with the re uirements for EED for New
Construction assi e ouse certification the u coming thaca Green uilding Code and the
om ins County Energy ecommendations for New Construction inally we discuss the
results of the analysis for im lementing renewa le energy on this ro ect
Energy Analysis
he energy consum tion of the uildings in this ro ect was modeled using e uest D E
software a standard in the industry e uest ersion was used to esta lish aseline energy use
and to determine energy and demand sa ings for a ac age of Energy Conser ation easures
his ad anced rogram allows the modeler to enter ey characteristics of the ro ect including
the uilding shell construction ty e internal gains mechanical and electrical systems and
199
o erating schedules he interactions etween the different uilding loads and thermal systems are
then simulated in hourly time inter als using ty ical long term a erage weather data to ro ide
a detailed estimate of energy consum tion and demand lease note that the algorithm ehind the
D E engine is not a aila le so we cannot ro ide the calculations
he aseline calculation of uilding energy consum tion was modeled ased on the schematic
design efinements will continue through the design rocess to document com liance with the
current NYS Energy Conser ation Construction Code o calculate the energy use reduction that
can e achie ed using energy conser ation measures (EC s) each EC was modeled and the
interacti e sa ings from all EC s was calculated
he following ta le summari es the energy erformance and related arameters that used in the
aseline and ro osed models
a le odel Assum tions
ASHRAE 90.1-2013 Baseline Proposed Design
Building Envelope (Construction Assemblies)
oofs
continuous insulation a o e
dec ( )
eflectance
continuous insulation a o e
dec ( )
eflectance
alls
Steel ramed with insulation
etween studs and continuous
( o erall)
nsulated recast wall anels with
()
Fenestration and Shading
indow to all atio
Site 1 (So homore Site)
uilding
uilding
Site 2 ( irst Year Site)
uilding gla ing
uilding gla ing
uilding gla ing
ertical Gla ing factor (glass curtainwall)
ertical Gla ing S GC
HVAC (Air-side)
rimary AC y e
(All s aces e ce t for
guest rooms
Dorm nits i e an Coil nits
with and C
Common Areas i e aria le
air olume system with reheat
system er floor
Dorm nits i e fan coil units
with EC motors entilation ia
energy reco ery units
Dining and Common Areas i e
aria le air olume units with hot
water reheat
an System eration
All systems on continuously during
occu ied hours and cycled to meet
load during unoccu ied hours
Energy reco ery units on
continuously an coil units cycled
to meet load
otal System an ower
(Conditioned)er AS AE G
er AS AE G
C s e ui ed with EC otors
heinghamton NY Edwin Air ort Y ( y ical eteorological Year) weather file was used in the energy model for
this ro ect
200
ASHRAE 90.1-2013 Baseline Proposed Design
Energy Recovery Ventilator
Effecti eness Effecti e Effecti e
Domestic Water Heating
D low Standard low ot ater i tures
ow low ot ater i tures
(Assumes sa ings)
Lighting
nterior ighting ower
Density y uilding Area
(watts s uare foot)
Dorm nits w sf
Dining w sf
ffice w sf
ech elec w sf
Dining hall itchen w sf
Corridor w sf
oy wsf
reduction from AS AE
Dorm nits w sf
Dining w sf
ffice w sf
ech elec w sf
Dining hall itchen w sf
Corridor w sf
oy wsf
ighting Control Sensors
ccu ancy sensors only where
re uired y code (Not re uired in
corridors and lo y)
ccu ancy sensors in corridors and
lounges in addition to all code
re uired s aces (Additional
sa ings claimed for lighting
controls )
Miscellaneous
ece tacle E ui ment Dorm units w sf
Dorm units w sf
Energy Star e ui ment will e
utili ed where a lica le
Ele ators ele ator er uilding
ele ator er uilding
ele ators are regenerati e
Dining all itchen
E ui ment Estimated
A erage erating oad
electric gas for
dining hall itchen
electric gas for
dining hall itchen
( itchen e ui ment assumed
sa ings)
a le shows the calculated energy consum tion of the aseline model and the ro osed model
t also shows the ercent reduction in energy consum tion that is estimated to occur ecause of
the ro osed energy conser ation measures
201
a le odeled Annual Site Energy Consum tion and Estimated Sa ings
Annual Site Energy A Consumption
(MMBtu/yr)
Overall %
SavingsBaselineBProposed
Sophomore Site: Building 1 (Includes the Dining Hall)
Electricity
30%
Electricity ( rocess unregulated)
Natural Gas ( rocess unregulated)
Chilled ater
ot ater
TOTAL 15,778 11,042
Sophomore Site: Building 2
Electricity
33%
Electricity ( rocess unregulated)
Natural Gas ( rocess unregulated)
Chilled ater
ot ater
TOTAL 9,886 6,612
First-Year Student Site: Building 1-3
Electricity
33%
Electricity ( rocess unregulated)
Natural Gas ( rocess unregulated)
Chilled ater
ot ater
TOTAL 21,082 14,100
North Campus Residential Expansion
PROJECT TOTAL 46,746 31,754 32%
A Site energy is s ecifically defined as energy used within the uilding and does not include distri ution
losses or energy generation efficiencies
he aseline is modeled as eing com liant with current code (AS AE )
Energy modeling for ro osed ro ects is generally used to allow the design team to com are the
relati e energy use of the arious efficiencies of the uilding systems under consideration t is
not meant to e an accurate rediction of how much energy the uilding will consume once
constructed here are many aria les that can affect the energy consum tion of the uilding once
it is occu ied including occu ant actions that are im ossi le to redict and eyond the control of
the uilding o erator
owe er the energy model does ro ide an estimate of how much energy the ro osed uildings
will consume sing that estimate the uildings of the North Cam us esidential E ansion
ro ect will increase the natural gasconsum tion of Cornell’s central utility lant y a ro imately
or this calculation we assumed that the current mi of energy sources will continue to e
used once the uildings are o erating s ecifically that of the electricity used on cam us is
su lied y the grid the o erall amount of electricity sold to the grid is unchanged and that the
ratio of electricity roduced y the central lant to steam consumed on cam us remains the same
(allowing most of the heating needs of the ro osed uildings to e met with waste steam from
202
the cogeneration lant) Any additional natural gas used y Cornell’s central lant would e
su lied through Cornell’s e isting connection to the regional gas i eline and would not constrain
other users downstream or re uire any additional infrastructure
A full analysis of the central utility lant is outside the sco e of our analysis owe er according
to Cornell acilities staff the central lant is roducing less electricity than its full ca acity and is
currently selling electricity to the grid t may therefore e ossi le to su ly some or all of the
electricity needed for the ro osed uildings without increasing the gas consum tion of the lant
less electricity would then e sold to the grid t is im ortant to understand that ecause the new
uildings are consuming energy e en if Cornell’s central lant does not increase its natural gas
consum tion regional energy consum tion will increase
Energy Conservation Measures Not Included in this Project
Re-orienting Buildings to maximize solar access
e orienting the uildings to ma imi e solar access can sa e a small amount of energy owe er
this is not feasi le due to constraints of the to ogra hy and other design re uirements or
e am le the current layout of the uildings su orts the formation of interior uads with o en
iews as is the style on the rest of Cornell’s cam us
ther design re uirements include creating a s ace that su orts new students in their transition
to cam us life o that end a solar access study was erformed y row ridge olf ichaels to
e aluate the distri ution of natural light on site as well as on and into the uildings
inally the decision to em loy flat roofs offers the a ility to ma imi e solar access (for otential
use of hoto oltaics or solar thermal arrays) inde endent of the uilding loc orientation
Window-to-Wall ratio
he window to wall ratio ( ) calculates how much window area there is in relation to the
o erall wall area n this ro ect ertical gla ing is of the total wall area (See a le
a o e for the for each uilding )
he ty ical window to wall ratio for the residential sector is to Daylighting sa ings
and heat losses cancel each other out around in our climate hen the is
etween and the amount of energy sa ed y turning off the lights is more than the heat
lost through the windows As the increases a o e heat losses increase while sa ings
from daylighting stay constant
he residential floors of all the uildings in this ro ect ha e a of he ground floors
including the dining hall ha e a significantly higher ecause they are social s aces where
ro iding e tra daylight is high riority igh erformance windows were selected to hel offset
the heat loss through the windows
203
Other Roof Strategies
n some green uildings s ylights green roofs or cool roofs are installed Green and cool roofs
result in minimal energy sa ings for uildings in the state New Yor climate S ylights increase
heat loss through the en elo e while ro iding minimal daylighting enefits in high rise uildings
li e the uildings in this ro ect
External Shading
E ternal shading is under consideration ut ecause the ro ect is still in the early stages of design
most of the lanned rotrusions are not currently shown on the drawings Some shading will e
ro ided y the uilding en elo e windows are set fi e inches ac from the outermost surface
of the uilding rotrusions hori ontal screens and lou ers are lanned for the lower le els and
dining hall ut the final dimensions ha e not yet een determined Due to the relati ely short
cooling season the energy sa ings from e ternal shading were not modeled y S
Ground Source and Air Source Heat Pumps
he erformance of the uildings was also e aluated re lacing the ro osed fan coil units with air
source heat um s (AS ) and ground source heat um s (GS ) o calculate the whole
uilding energy use if heat um s were installed a erage heat um efficiencies were a lied to
the site energy consum tion as calculated y the energy model e then con erted the site energy
of the uildings to source energy consum tion y a lying an efficiency factor for the generation
of the energy and for the distri ution losses incurred to get the energy to the uildings his
allowed us to com are the total energy needed to o erate the uildings heated with AS s
GS s and the ro osed fan coil system
he heat um efficiencies we used are shown in a le and the results of our calculation are
resented in a le Note that the calculations assume all of the electricity for the heat um s
is generated y the central lant and that none of the waste heat generated y the tur ines is used
in the ro osed uildings
a le Assumed eat um Efficiencies
AS Annual a erage heating C
tu att hour cooling SEE
GS year round C
204
a le otal uilding Source Energy se and Emissions
Source Energy Use
(MMBtu/yr)
GHG Emissions (MT
CO2e per year)
ro osed an Coil nits
Air Source eat um s
Ground Source eat um s
Note that the source energy and emissions of the ro osed fan coil system are
calculated assuming that of the heat used in the uildings is roduced as a y
roduct of the generation of the electricity used in the uilding or this com arison
all electric use is assumed to e ro ided from the Cornell central lant
t is standard ractice to com are uilding erformance using the site energy use owe er for
ro ects with central utility lants li e the one on Cornell’s cam us the site energy is not the est
com arison method ecause it does not account for the fact that much of the heating energy
re uired for the uildings is ro ided as waste heat from the generation of the electricity used in
the uildings
Site energy use is defined as the energy consumed within the uilding t does not include the
efficiency of any of the generation of that energy that occurs outside the uilding (as would e
included in a com arison of source energy use) or e am le on Cornell’s cam us the ro ected
site energy consum tion of the ro osed uildings does not include the efficiency of Cornell’s
central utility lant or the efficiency of the distri ution system
Source energy on the other hand is defined as the energy re uired to roduce and deli er all of
the energy used in the uilding or the ro osed uildings in this ro ect the calculation includes
a factor for the efficiency of the central utility lant and a factor for the losses that occur in the
cam us distri ution system t also includes a factor for the efficiency of the natural gas
distri ution grid or any electricity urchased from the grid it also includes the efficiency of the
utility’s ower lant and the losses occurring in the distri ution of the electricity from the lant to
the uildings he con ersion from site to source energy focuses on energy consum tion not on
greenhouse gas emissions
Another way to com are the en ironmental im act of the arious o tions is to com are the
emissions im act of each Emissions are calculated from site energy y a lying efficiency factors
to account for the generation and distri ution efficiencies and then y multi lying y con ersion
factors to account for how much greenhouse gas emissions are generated for each unit of energy
roduced
oth air source and ground source heat um s use only electricity to ro ide heating and cooling
eat roduced y Cornell’s central lant as a y roduct of electricity generation can e used on
site ma ing the com ined rocess more efficient than standard electricity generation techni ues
n the ro osed system much of the heat roduced as a y roduct of electricity generation will
e used on site f a heat um system were installed there is no use at the uilding for the waste
205
heat roduced y the central lant which drastically increases the amount of source energy
consumed
t is difficult to ro ide AS heating of the domestic hot water load for dormitory uildings li e
these ecause they ha e such a large demand at certain times of the day A ery large amount of
storage would e re uired to ha e it e en e feasi le e assumed that it was feasi le and used
the same C as used for heating As shown in a le the ro osed system uses less energy
than the uilding heating with AS s e en with these assum tions
hen the heat roduced as a y roduct of electricity generation cannot e used on cam us the
regional electric grid is more efficient than the central lant owe er e en when all the electricity
used in the uildings under the heat um scenario is from the regional grid the ro osed system
ser ed y the central lant uses less source energy
he Cornell Climate Action lan includes a long term lan for roducing electricity and heat
without the use of natural gas he most li ely method to achie e that is the ro osed y rid
Earth Source eating ro ect which ro oses using emerging technology to e tract energy from
the heat dee eneath the surface of the Earth f this lan is achie ed it will e most efficient to
heat the uildings with heat from the Earth Source system rather than ha ing to con ert the heat
to electricity to ower air source heat um s f the Earth Source ro ect is not im lemented a
ground source system could e installed to heat the ro osed uildings in the future he uildings
are eing designed with a low tem erature hot water su ly design tem erature which ena les the
future incor oration of either of these o tions
Comparison with Outside Rating Systems and Local Guidelines
LEED for New Construction (LEED-NC)
his ro ect is lanning to earn sufficient oints to achie e at least EED Sil er certification he
lanned list of energy conser ation measures shown in a le will reduce the energy
consum tion of the uildings y o er AS AE (which is the reference aseline
re uired y EED) his ro ect will therefore recei e oints in the timi ing Energy
erformance category for EED he ro ect also lans to earn three oints for Enhanced
efrigerant anagement and Green ower and Car on ffsets along with additional oints
for Ad anced Energy etering Demand es onse and enewa le Energy roduction EED
NC has numerous other sustaina ility oints that are not related to uilding energy consum tion
or greenhouse gas roduction oints from these other areas will ring the ro ect to more than
oints for EED Sil er certification
Passive House
he ro ect was also e aluated er the assi e ouse guidelines he com arison of all the EC s
im lemented in this design ersus the assi e ouse criteria is ta ulated as follows
206
a le Com arison of EC ac age with assi e ouse Criteria
Total Source Energy
Demand (kBtu/sq/yr)
Performance ith proposed fan coil units
Performance ith GSHP
Performance ith ASHP
Passive House performance target
his ro ect is unli ely to meet assi e ouse re uirements without significant changes to the
design Note that although it is not common other assi e ouse ro ects ha e used natural gas
for some energy needs such as D e am les include Cornell ech and orris ultifamily
uildings li e the residential uildings in this ro ect ha e a ery high domestic hot water demand
(D ) in the mornings as many eo le shower in a relati ely short eriod of time o meet
assi e ouse re uirements while using natural gas D heaters the ro ects ha e con erted the
energy used y the D heaters to the e ui alent amount of electricity and offset that with solar
The Proposed Ithaca Green Building Policy
n s ring of the own and City of thaca oted to ado t the recommendations outlined in the
thaca Green uilding olicy e ort Although no code has yet een drafted or ado ted the olicy
re ort recommends that all newly constructed uildings follow either the Easy ath or the hole
uilding ath he re ort also recommends that the City and own of thaca “consider e aluating
DQLQVWLWXWLRQDOFRPSOLDQFHSDWKWRDGGUHVVVXFKLVVXHVDVLQVWLWXWLRQဨZLGHUHQHZDEOHHQHUJ\
ca acity (and DOORFDWLQJVXFKFDSDFLW\WRVSHFLILFQHZEXLOGLQJV DQGGLVWULFWKHDWLQJV\VWHPV´
his institutional com liance ath may offer a more a ro riate o tion for ro ects li e the
ro osed North Cam us esidential E ansion Additionally the re ort recommends that the
City and own de elo re uirements for uildings with large internal loads (such as la s) which
PLJKWQRWEHDEOHWRFRPSO\ZLWKWKHSURSRVHGZKROHဨEXLOGLQJUHTXLUHPHQWVLQFRRSHUDWLRQZLWK
large local institutions his alternate ath may a ly to uilding on the so homore site
ecause of the internal load of the dining hall itchen
The Tompkins County Energy Recommendations for New Construction
om ins County Energy oadma outlines se en recommendations for new construction
ro ects he discussion elow addresses how this ro ect a roaches the recommendations
Install water fixtures that meet EPA’s Water Sense requirements and install Energy Star rated
appliances.his ro ect lans to install water fi tures that are more efficient than aseline
ater Sense fi tures are more efficient Energy Star rated a liances will e s ecified for
the dining hall itchen the shared micro itchens and the laundry rooms
ϭϵthaca Green uilding olicy inal ro ect e ort Section
iid
207
lectri t e eatin c lin an estic t ater s ste s t e il in sin air r
r n s rce eat p ps r eatin an c lin an air s rce eat p p t ater eaters.
he North Cam us esidential E ansion ro ect does not lan to use heat um s nstead energy
for heating and domestic hot water will e su lied y Cornell ni ersity’s central utility lant
which uses a gas fired com ined heat and ower lant and additional gas fired steam oilers to
generate steam for heating and electricity he o erall efficiency of this lant is higher than the
efficiency of the regional electric grid or using heat um s ecause the waste heat from electricity
generation is used on cam us
Cooling will e ro ided y the cam us chilled water system that includes a e Source Cooling
he system has a C of o er and runs entirely on electricity
esi n s lar rea r s an install axi s lar c llecti n s ste s n r s.All fi e
uildings in this ro ect ha e a flat roof which allows for otential solar collection in the future
regardless of uilding orientation
pti i e t e il in envel pe
a. esi nin t e in t all rati t e less t an . he residential floors of all the
uildings in this ro ect ha e a of he ground floors including the dining
hall ha e a significantly higher ecause they are social s aces where ro iding
e tra daylight is high riority
. v i n s all c plex il in s apes he uildings in this ro ect are com rised of
long narrow rectangles that are oined together at right angles
c nstall ins lati n it an val e i er t an re ire c e. he current code
re uires in the walls in the roof and in the sla he walls in this ro ect
will e ( etter than code) and the roofs will e ( etter than code)
he sla insulation will e ( etter than code)
. ini i e in iltrati n an stac e ect.
x nfiltration will e minimi ed in se eral ways he recast wall anels are air tight and
as art of the design rocess the anel si e is eing ma imi ed to reduce the num er
of anels re uired which will further reduce lea age ecause there will e fewer oints
etween anels Connections etween the anels will e sealed on oth the inside and
the outside
x Stac effect will e minimi ed y firesafing rocedures all enetrations in the sla will
firesafed and therefore airsealed All shafts for systems which ass through the sla
will e fully enclosed and then firesafed
ini i e t e ener se t e li tin s ste s
a. esi nin t a space space li tin p er ensit less t an re ire c e.
he ro ect is currently modeled as ha ing a lighting ower density that is lower than
AS AE
. e ire cc panc sens rs n in r an exteri r ixt res re ire a s rt ela an
re ire c issi nin li tin c ntr ls.ccu ancy sensors will e installed in all
corridors lounges and code re uired s aces he off delay has not een determined
Commissioning is a rimary focus of Cornell’s Climate Action lan and will also e
erformed as art of the EED certification rocess
208
axi i e t e e icienc t e eatin an c lin s ste s
a. nstall eatin an c lin plants it rate e iciencies at least i er t an re ire
t e ener c e.
x eating will e ro ided y the central lant herefore minimum code re uired
efficiencies are not a lica le to this ro ect he central lant is highly efficient
ecause it roduces electricity and useful heat from the same in ut
x Cooling will e ro ided y Cornell’s a e Source Cooling system Code does not
co er systems li e that so there is no direct re uirement for the efficiency of the
cooling system or a water cooled chiller ased system the code re uires an
efficiency of ton or less at full load and an integrated art load alue
efficiency of ton or less he a e Source Cooling system has an
efficiency of ton which is significantly more efficient than e en the high
efficiency cooling systems a aila le for urchase
. nstall estic t ater eaters it rate e iciencies at least i er t an re ire
t e ener c e.D will e ro ided y the central lant and as a o e code
re uirements are also not defined D is roduced as a y roduct of the steam tur ines
that are used in the central lant to generate electricity
c. t t e istri ti n s ste in eate space an speci e icient istri ti n s ste s. Some
losses in the distri ution system will occur as the energy tra els from the central lant to
the uilding nce in the uilding the hydronic distri ution system minimi es losses
. se ener rec ver ventilati n s ste s in air c n iti ne il in s. eparate t e
ventilati n s ste r t e eatin an c lin s ste s.eating and cooling will e
ro ided y i e fan coils and aria le air olume units entilation will e su lied y
energy reco ery units
e. eal ct r r eatin c lin an ventilati n s ste s.he AC ductwor
throughout the ro ect will e sealed
. nstall eatin an c lin s ste s t at can e in ivi all c ntr lle it in eac space.
Each suite will e heated and cooled y a four i e fan coil that is controlled y the
occu ants u lic and shared s aces are heated and cooled y four i e aria le air
olume units
se a le il in ener el t pti i e il in ener c ns pti n. his ro ect is
eing modeled as art of the rocess to ecome EED certified which includes a whole uilding
model
On-Site Renewables
Solar Thermal Feasibility
Solar thermal heating of the ro ect’s domestic hot water (D ) load was not considered feasi le
y Cornell ea D consum tion ty ically occurs in the morning when the su ly of heat
from a solar system is at its lowest Additionally ea demand in residential uildings is
su stantially higher than the a erage load oth of these factors mean that large storage tan s
would e re uired he large storage tan s and the maintenance re uired for the free e rotection
system ma e solar thermal not feasi le for this ro ect
209
Solar PV Installation
he ma imum amount of solar that could e installed on the roofs is a ro imately
he flat roofs can e utili ed for solar no matter the orientation of the uilding
o offset the total energy use of the entire ro ect including the fossil fuel used to su ly the
heating cooling and domestic hot water loads con erted to the e ui alent amount of electricity
as well as the electricity consumed in the uildings (lights a liances lug loads um s fans
etc ) of solar ca acity would need to e installed o offset ust the electricity
consumed in the uildings of solar would need to e installed
Cornell is committed to urchasing solar energy as e idenced y its large offsite solar farms or
Cornell onsite solar is less cost effecti e o erall than offsite solar Cornell is continuing to
in estigate a wide range of o tions for inclusion of renewa les (including ) at the cam us le el
and eyond
8. Conclusion
Cornell ni ersity’s Climate Action lan (CA ) outlines the ste s that Cornell will ta e to achie e
car on neutrality on cam us y he uildings ro osed in the North Cam us esidential
E ansion ro ect will ha e an im act on Cornell’s car on emissions and therefore should meet
the goals outlined y the Climate Action lan
ecause energy consum tion is the main dri er of o erational emissions our e aluation of CA
goals focuses on the energy consum tion and efficiency of the ro osed design
Cornell’s Climate Action lan called for the esta lishment of more com rehensi e uilding
Energy Standards as an action within its Green De elo ment edge to limit the energy re uired
for new and significantly reno ated uildings on cam us heGreen uilding Guidelines section
of Cornell’s Design and Construction Standards was u dated as a direct result and now includes
se eral s ecific energy metrics defined y the CA including energy sa ings targets
“ he ro ect shall without consideration for our central efficient su ly side
energy systems and renewa les use not more than of the ENE GY
re uired for uilding o eration as determined y the tion modeling
rotocols descri ed in Section Energy odeling Guidelines here
cost effecti e ro ects should stri e to achie e a energy sa ings using
the same methodology ro ect integrated renewa le energy systems shall e
considered art of achie ement of this re uirement ”
n other words the CA re uires a reduction in energy consum tion o er an e ui alent
uilding uilt to code minimum standards
ϮϭAssumes anels roduce h yr er of ca acity
ϮϮiid
htt csc roduction s ama onaws com CA date df
htt s cds fs cornell edu file green uildingguidelines df
210
ased on the analysis of the uilding energy consum tion alone without consideration of
efficiencies from su ly side energy systems uilding on the so homore site (which includes
the glass enclosed dining facility) is sa ing and the other uildings are sa ing o er
AS AE hese uildings are not only meeting the energy sa ings goal s ecified y
Cornell’s Climate Action lan ut they also e ceed current state energy code re uirements
211
212
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213
Impacts from Sound, Odor & Light
214
215
0
20
40
60
80
100
120
140
Sound pressure
level (dB)
Sound Event / Description Subjective Impression
Threshold of hearing
Light rainfall, Rustle of leaves, Whisper
Average person’s threshold of hearing
Just audible
Whisper 5 feet away
Very quiet
Household refrigerator, Quiet office
Light traffic 100 feet away
Typical conversation 3 feet away
Inside an automobile at 50 MPH
Vacuum cleaner 10 feet away Loud
Moderate
Painful
Very loud
Automobile horn 10 feet away
Subway train 20 feet away
Jack hammer 50 feet away
Diesel truck at 40 MPH, 50 feet away
Jet takeoff 200 feet away
Rock band with amplification
Uncomfortably loud
Riveting machine
Jet engine 75 feet away
Human breathing
Impacts from Sound, Odor & Light
Sound Impacts
Introduction
Sound is quantified in units called decibels (dB). The degree of disturbance or annoyance of unwanted sound (i.e. noise) de-
pends on the level of intruding noise, the relationship of the noise to the background sound in the vicinity, and the distance to the
noise source. Sound pressure levels decrease as the distance from the source increases. The sound level “thermometer” below
illustrates a range of common sounds and shows the corresponding loudness, measured in decibels (dB).
A sound pressure level change of three decibels is barely perceptible to the human ear, while a change of five to six decibels is
clearly noticeable. An increase of 10 decibels is perceived as twice as loud (i.e. a “doubling” of loudness) while a 10-decibel
decrease in sound pressure level is perceived as a halving of loudness.
216
Sound Impacts of the Proposed Project
Mechanical equipment serving the proposed buildings at the sophomore and first-year student sites will include energy recovery
units, air-handling units, make-up air handling units, exhaust fans, fan-coil units (interior to the buildings and serving interior
spaces) and emergency generators. The selection of this equipment is consistent not only with goals for energy efficiency and
sustainability, but also with those for acoustical performance.
Mitigation Measures
Best practice sound-control strategies are being incorporated into the project design as equipment selection and placement
decisions are made. These strategies include, but are not limited to, the following:
• Selection of packaged air-handling units; sound-producing fans are internal to these units and shielded from exterior
sound receptors by insulated panels that both reduce heat loss/gain and provide sound attenuation
• Air-handling equipment with variable speed motors
• Occupancy-based setback strategies
• Sound-attenuating enclosures on all emergency generators
• Scheduling emergency generator testing between 7:30 AM and 9:00 PM
• Locating rooftop equipment away from the roof edge; doing so maximizes the shielding of residents from rooftop-
generated sound
• Locating rooftop equipment, louvered air intakes/discharges and emergency generators to maximize distance to
residents
• Installation of in-line sound attenuators, acoustical louvers, and/or lined plenums where air discharge is located at the
building face
• A No Idling policy for all delivery trucks serving the sophomore and first-year student buildings
The project will tie in to a campus hot water loop to serve space heating and domestic hot water needs. For cooling and process
cooling needs, the project will tie in to a campus chilled water loop that is part Cornell University’s Lake Source Cooling (LSC)
system. Heat exchangers associated with project heating and cooling systems will be located inside the NCRE buildings and as
such will not be a noise concern.
Through the incorporation of the strategies listed above as well as the use of existing heating and cooling infrastructure pres-
ent on campus, sound created by the project will be compatible with a residential area. No permanent acoustical impacts are
expected to result from the proposed project.
Odor Impacts
The project will not include animal or agricultural odor sources. No other odor sources are part of planned programs. There are
no significant odor impacts expected to result from the proposed project.
Light Impacts
Project lighting will include fixtures at parking lots and building entrances. Pedestrian-scale fixtures including light standards
and bollards will be incorporated into the project site design to enhance safety and define distinctive characteristics of building
form and site amenities. Project site lighting will be dark sky compliant LED fixtures that include cutoffs to focus lighting in
needed areas and minimize light spillover onto adjacent areas.
The lighting system will be designed to provide high quality lighting that is glare-free, flexible and easily adjusted for user
comfort and ease of use. Color tuning light sources may be utilized in key residential spaces where time of day changes to
light levels, spectrum and circadian lighting are desired. Selected light fixtures will be robust and long-lasting to reduce long-
Impacts from Sound, Odor & Light
217
term maintenance efforts and replacement costs. The lighting system will be designed to meet requirements listed in Cornell
University Design and Construction Standards and to meet best practices, including a color temperature of 3500K. Color
temperature, measured in degrees Kelvin (K), is a metric used to describe the appearance of light emitted by a light source.
Most commercial and residential lighting has color temperatures that fall between 2000K and 6500K. The figure below presents
the typical range of color temperature for commercial and residential lighting.
Impacts from Sound, Odor & Light
The project is within the viewshed of the Fuertes Observatory, which is southeast of the project site. Previous light analysis
completed from the observatory site occurred as part of the development review for North Campus Residential Initiative (2001).
At that time, the findings showed significant existing ambient light levels on the west side of the observatory reaching it from a
variety of sources in the City and Town, due to the facility’s situation on a promontory overlooking both. The greatest contributor
of ambient light in the primary south-facing stargazing direction was determined to be lighting at the Sackett Foot Bridge location
near Beebe Lake.
While its location and equipment have long-since made it obsolete for state-of-the-art scientific use, the observatory is currently
used by introductory astronomy courses and is a treasured community asset on clear Friday nights. It is not expected that
lighting from the project will significantly change the observatory’s ability to function as it does today.
Typical Color Temperature Range (in °K) for Commercial and Residential Lighting
218
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CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: September 6, 2018
Re: Amendments to the Waterfront Zoning Districts
The purpose of this memo is to provide information regarding several proposed amendments to the
waterfront zoning districts.
This proposal was previously considered at the July Planning Committee meeting. At that meeting the
Planning Committee voted to pass on to Council the proposed minor changes and corrections to the
waterfront zoning districts. Unfortunately, due to an oversite the Planning Committee did not vote to
declare itself as lead agency and did not vote on the environmental significance of this action.
Enclosed please find draft resolutions for lead agency and environmental significance. I have also
enclosed the draft ordinance that was previously discussed, as well as the Short Environmental
Assessment Form and comments that were received. If you have any concerns or questions regarding
any of this information, feel free to contact me at 274-6410.
j:\planning\groups\planning and econ dev committee\2018 planning and economic development
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9/6/17
An Ordinance Amending the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning” To Make Minor Corrections to the
Waterfront Zoning Districts • Declaration of Lead Agency
WHEREAS, State Law and Section 176-6 of the City Code require
that a lead agency be established for conducting environmental
review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that, for actions governed by local
environmental review, the lead agency shall be that local agency
which has primary responsibility for approving and funding or
carrying out the action, and
WHEREAS, the proposed zoning amendment is a “TYPE I” Action
pursuant to the City Environmental Quality Review (CEQR)
Ordinance, which requires environmental review; now, therefore,
be it
RESOLVED, that the Common Council of the City of Ithaca does
hereby declare itself lead agency for the environmental review of
the proposed minor corrections to the Waterfront Zoning
Districts.
Draft Resolution
9/6/18
An Ordinance Amending the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning” To Make Minor Corrections to the
Waterfront Zoning Districts ʊ Declaration of Environmental
Significance
1. WHEREAS, on August 2, 2017, the Common Council established
four new zoning districts for the Waterfront Study Area, the
Newman, the Market, The West End/Waterfront, and the Cherry
Street Districts, and, and
2. WHEREAS, the Common Council is now considering adopting some
minor changes and corrections to the waterfront districts
that could improve the implementation of the zoning and allow
for the type of development that was anticipated when the
zoning was adopted and
3.WHEREAS, the appropriate environmental review has been
conducted, including the preparation of a Short
Environmental Assessment Form (SEAF), dated May 21, 2018, and
4. WHEREAS, the proposed action is a “unlisted” Action under the
City Environmental Quality Review Ordinance, and
5. WHEREAS, the Common Council of the City of Ithaca, acting as
lead agency, has reviewed the SEAF prepared by planning staff;
now, therefore, be it
1. RESOLVED, that this Common Council, as lead agency in this
matter, hereby adopts as its own the findings and conclusions
more fully set forth on the Short Environmental Assessment
Form, dated May 21, 2018, and be it further
2. RESOLVED, that this Common Council, as lead agency in this
matter, hereby determines that the proposed action at issue
will not have a significant effect on the environment, and
that further environmental review is unnecessary, and be it
further
3.RESOLVED, that this resolution constitutes notice of this
negative declaration and that the City Clerk is hereby
directed to file a copy of the same, together with any
attachments, in the City Clerk’s Office, and forward the same
to any other parties as required by law.
9/7/2018
1 | Page
PLANNING COMMITTEE:
An Ordinance Amending the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning” To Make Minor Corrections to the
Waterfront Zoning Districts
ORDINANCE NO. ____
1. WHEREAS, on August 2, 2017, the Common Council established four new zoning
districts for the Waterfront Study Area, the Newman, the Market, The West
End/Waterfront, and the Cherry Street Districts, and
2.WHEREAS, several items have been identified as minor changes to the waterfront
districts that could improve the implementation of the zoning and allow for the type of
development that was anticipated when the zoning was adopted, and several minor
corrections to the existing code that reference zones that no longer exist have also been
identified, and now therefore
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City
of Ithaca that Chapter 325 of the City Code be amended as
follows:
Section 1. Chapter 325-3B of the Municipal Code of the City of
Ithaca, entitled “Definitions and Word Usage”, is hereby amended
to add the following new definitions:
BUSINESS OR PROFESSIONAL OFFICE - Offices where services
are provided that require specialized training or
professional certification including but not limited to
accountant, appraiser, attorney, architect, engineer,
surveyor, stockbroker, physician, dentist,
chiropractor, massage therapist, psychologist, and
optometrist.
Section 2. The following sections of the City Code are no longer
relevant and hereby deleted in entirety:
x Section 325-16E
x Section 325-28,
x Section 325-20D(3)(a)
Section 3. Section 325-26 of the Municipal Code of the City of
Ithaca, entitled “New structures along streams or inlets”, is
hereby amended to read as follows:
9/7/2018
2 | Page
No new structure shall be located nearer than 20 feet to an inlet wall or to the bank
of a stream or inlet channel, measured at an average water level, except for those
structures directly connected with marine or public or commercial recreation
activities. (See illustration below.) Properties located within Cherry Street District,
the Market District, the Newman District, and the West End/Waterfront District are
exempt from this requirement.
Section 4. Section 325-29.1D of the Municipal Code of the City
of Ithaca, should be replaced with the following language:
325-29.1 D.Location.
(1)Adult uses may only be located within the Adult Use Overlay Zone, as shown
on the Official City Zoning Map.
Section 5. Section 325-8 of the Municipal Code of the City of
Ithaca, entitled District Regulations, is hereby amended in order
to change the minimum building height in the Newman, Market, Cherry
Street, and West End/Waterfront Districts to read as follows:
MINIMUM BUILDING HEIGHT
For Water Dependent Uses there is no minimum building height. For any non-
water dependent uses, buildings must be a minimum of 2 stories in height. The
first story of any new structure must be 12-15 feet in height, measured floor to
floor. Each additional story must be 10-12 feet in height, measured from floor
to floor. In buildings with a pitched roof, a top story contained within the
pitched roof shall be exempt from this requirement. Accessory structures of
less than 250 SF may be 1 story. As an exception, any increase in first floor
elevation, as required to comply with flood plain regulations, can be included in
the first story minimum height requirement, however the first floor should not
be less than 10 feet in height measured floor to floor.
Section 7.Section 325-8 of the Municipal Code of the City of
Ithaca, entitled District Regulations, is hereby amended in
order to add “Garage, Public Repair” as an allowable primary use
in the Cherry Street Zoning District.
9/7/2018
3 | Page
Section 8. The City Planning and Development Board, the City Clerk
and the Planning Department shall amend the district regulations
chart in accordance with the amendments made herewith.
Section 9.Severability. Severability is intended throughout and
within the provisions of this local law. If any section,
subsection, sentence, clause, phrase or portion of this local law
is held to be invalid or unconstitutional by a court of competent
jurisdiction, then that decision shall not affect the validity of
the remaining portion.
Section 10. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of notices
as provided in the Ithaca City Charter.
CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF)
Project Information
(to be completed by applicant or project sponsor)
1. Applicant/Sponsor:
City of Ithaca
2. Project Name: Minor Corrections to the
Waterfront Zoning Districts
3. Project Location: The Cherry Street, the West End/Waterfront, The Newman, and the
Market Districts
4. Is Proposed Action:
New Expansion _ Modification/Alteration
5.Describe project briefly:In August of 2017, the Common Council established four new zoning districts
for the Waterfront Study Area. Since then several items have been identified as minor changes to the ordinance
that could improve the implementation of the zoning and allow for the type of development that was anticipated
when the zoning was adopted. In addition, several minor corrections to the existing code that reference zones
that no longer exist have also been identified.
6. Precise Location (road intersections, prominent landmarks, etc., or provide map):
The proposed zoning amendments pertains to the four waterfront zoning
districts( Newman, Market, Cherry Street, West End/Waterfront). The
boundaries of which can be seen on the official City of Ithaca Zoning Map.
7. Amount of Land Affected:
Initially: __225____ Acres or Sq. Ft. Ultimately: ______ Acres or Sq. Ft.
8. Will proposed action comply with existing zoning or other existing land use
restrictions?
_ Yes No If no, describe briefly: The proposed changes are minor
amendments and corrections.
9. What is present land use in vicinity of project:
_ Residential _ Industrial Agricultural _ Parkland/Open Space
_ Commercial Other _________________
Describe:
10. Does action involve a permit/approval or funding, now or ultimately, from
governmental agency (federal/state/local):_ Yes No
If yes, list agency name and permit/approval type: Adoption of the Common
Council
11. Does any aspect of the action have a currently valid permit or approval?
_ Yes No
If yes, list agency name and permit/approval type: the waterfront zoning was
adopted by the Common Council in 2017
12. As a result of proposed action, will existing permit/approval require modification?
_Yes No Yes, the adopted zoning is being modified
I certify the information provided above is true to the best of my knowledge.
PREPARER'S SIGNATURE: ____________________________ DATE: _5/21/18__
PREPARER'S TITLE: ____Jennifer Kusznir, Senior Planner______________
REPRESENTING: City of Ithaca_____________________________________
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SHORT ENVIRONMENTAL ASSESSMENT FORM
Project Information
To Be Completed By Staff
In order to answer the questions in this Short Environmental Assessment Form (SEAF), the preparer is to use
currently available information concerning the project and the likely impacts of the action.
Name of Project: Minor Corrections to the Waterfront Zoning Districts
Yes No
1. Will project result in a large physical change to the project site or physically alter
more than one acre of land?
ප _
2. Will there be a change to any unique or unusual land form found on the site or to any
site designated a unique natural area or critical environmental area by a local or state
agency?
ප _
3. Will the project alter or have any effect on an existing waterway? ප _
4. Will the project have an impact on groundwater quality? ප _
5. Will the project affect drainage flow on adjacent sites? ප _
6. Will the project affect any threatened or endangered plant or animal species? ප _
7. Will the project result in an adverse effect on air quality? ප _
8. Will the project have an effect on visual character of the community or scenic views
or vistas known to be important to the community:
ප _
9. Will the project adversely impact any site or structure of historic, pre-historic, or
paleontological importance or any site designated a local landmark or in a landmark
district?
ප _
10. Will the project have an effect on existing or future recreational opportunities? ප _
11. Will the project result in traffic problems or cause a major effect to existing
transportation systems?
ප _
12. Will the project cause objectionable odors, noise, glare, vibration, or electrical
disturbance as a result of the project's operation during construction or after
completion?
ප _
13. Will the project have any impact on public health or safety? ප _
14. Will the project affect the existing community by directly causing a growth in
permanent populations of more than 5 percent over a one-year period OR have a
negative effect on the character of the community or neighborhood?
ප _
15. Is there public controversy concerning the project? ප _
If any question has been answered YES, a completed Long Environmental Assessment Form (LEAF)
is necessary.
PREPARER'S SIGNATURE: _________________________________DATE: __5/21/2018____
PREPARER'S TITLE: ___Senior Planner__________
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REPRESENTING: __City of Ithaca_____________________________
MEMORANDUM
TO:Planning&EconomicDevelopmentCommittee
FROM:LisaNicholas,DeputyDirectorofPlanning
DATE: August27,2018
RE:PlanningStaffRecommendationRegardingC/SEQRForms
Asyouareaware,manydevelopmentactivitiesandactionstakenbylocalgovernmentsaresubjecttothe
NYSEnvironmentalQualityReviewAct(SEQRA),thepurposeofwhichistoincorporateenvironmental
factorsintolocalandstateplanning,reviewanddecisionͲmakingprocesses.Asisallowedunderthislaw,
theCityofIthacahasalocalCityEnvironmentalQualityReviewOrdinance(CEQRO)enactedin1990and
amendedin2003.TheCity’sordinancediffersfromthestatelawinthatitrequiresahigherlevelofreview
forsmallerprojects.TheCityalsodevelopedmodelCEQRForms(usedtoevaluatethepotential
environmentalimpactsofanaction)thatdifferedfromtheoriginalstateformsinthattheyaddressed
specificlocalissues–suchasTompkinsCountyUniqueNaturalAreas(UNAs)andspecificallynamed
waterbodies.TheStateupdatedtheirformsin2012toincorporatebroaderinformation,particularly
aboutenergyuseandairqualitywhiletheCitycontinuedtouseitsoriginallocalforms.
Recentlyithasbeenrecommendedthatthe2012Stateformsareabettertoolthanthelocalformsto
evaluatepotentialenvironmentalimpacts.Inresponse,thePlanningDirectorandIhavereviewedboth
thestateandlocalformsandalsorecommendaswitchtothestateformsforthefollowingreasons:
x TheStateformsrequireapplicantstoprovideabroaderrangeofinformation,particularly
regardingenergyuseandairquality.
x Stateformsarelinkedtoamappingtoolthatcanprovideusefulinformationaboutasitewhich
mayotherwisebeunknowntothereviewingagency,suchashistoricspillrecords.
x UsersoftheStateformscanincorporatethespecificlocalissuesmentionedaboveintothe
environmentalreviewwithouttheneedforlocalforms.
Pleasefindattachedaresolutionforyourconsideration.
LinkstotheStateformsforyourinformation:
FEAFPart1
FEAFPart2
SEAFPart1
SEAFParts2&3
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
Planning and Economic Development Committee Resolution to Modify the City’s Model Full and Short
Environmental Assessment Forms (FEAF and SEAF) to be the Model NYS DEC’s FEAF & SEAF
September 12, 2018
WHEREAS, §617.3 General Rules of the NYS Environmental Quality Review Act (SEQR) states that “No
agency involved in an action may undertake, fund or approve the action until it has complied with the
provisions of SEQR” and
WHEREAS, the City of Ithaca has a local Environmental Quality Review Ordinance (CEQR) §176 of the
City Code, and
WHEREAS, both SEQR and CEQR define Environmental Assessment Forms (EAFs) as “A form used by
an agency to assist it in determining the environmental significance or non-significance of an action. A
properly completed EAF shall contain enough information to describe the proposed action, its location, its
purpose and its potential impacts on the environment”, and
WHEREAS, although the State has model EAF forms, the City of Ithaca has long used local EAF forms to
conduct environmental review, and
WHEREAS, CEQR also states that the model forms “may be modified by the Common Council to better
serve it in implementing CEQR, provided that the scope of the modified form is as comprehensive as the
model”, and
WHEREAS, it has been determined that the State model EAF forms would better serve the City in
implementing CEQR, now therefore be it
RESLOVED, that the Common Council does herby modify the City’s model EAF forms to be one and the
same as the New York State model forms, and be it further
RESLOVED, that the CEQR thresholds for Unlisted and Type 1 Actions remain the same and be it further
RESOLVED, that the current model forms contained in Appendices A and C as referenced in §176.2 of the
City Environmental Quality Review Ordinance be replaced with the State forms.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: September 7, 2018
Re: Chain Works PUD – Area Requirements
The purpose of this memo is to provide information regarding the Chain Works PUD application.
At its June 13 th meeting of the Planning Committee the Chain Works team presented an overview
of their proposed area requirements for their PUD application. Based on the discussion that took
place at that meeting the team has made revisions to the area requirement chart and has prepared
the enclosed visuals to support the review of the proposed area requirements. Also enclosed for
your consideration is the draft zoning code.
If the committee is in agreement, then the draft zoning can be circulated for comments. If you
have any concerns or questions regarding any of this information, feel free to contact me at 274-
6410.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
1
The Chain Works District
Planned Unit Development
Zoning Code for the City of
Ithaca: §325-13
Draft – March 7, 2018, updated July 13, 2018
Table of Contents
A. Findings
B. Using this Code
C. Applicability and Administration
1. Applicability
2. Administration
3. Environmental Quality Review
D. Sub Areas and Character Intent
E. Permitted Uses
1. Additional Requirements for Specified Uses
F. Required Buffer Areas
G. Site
1. Maximum Building Area
2. Building Yard Dimensions
3. Building Projections
H. Parking
I. Buildings
1. Building Height
2. Front Façade Length
J. Signs
K. Performance Standards
1. General
2. Dust and Air Pollution
3. Electrical and RF Interference
4. Hazardous, flammable, or explosive materials
Deleted: April
Deleted: 26
Deleted: Setbacks
2
5. Temperature and Humidity
6. Outdoor Storage
7. Lighting and Glare
8. Noise and Vibration
o Sound Pressure
o Outdoor speakers and equipment
o Earthborn Vibration
o Odor
o Offensive and unhealthy odors
o Cooking odor
L. Appeals
M. Violations
N. Compliance with City of Ithaca Code
O. Area Rezoned
List of Figures and Tables
Figure 1 – Chain Works District Location Map
Figure 2 – Chain Works District Sub Areas
A.Intent
1) The City of Ithaca’s Comprehensive Plan encourages development of community-oriented,
environmentally conscious mixed-use developments; encourages focusing development in
areas where adequate public infrastructure and facilities exist; encourages sustainable, dynamic
developments designed to minimize the use of energy; encourages avoiding sprawl by focusing
development within existing, repurposed structures and on sites where infrastructure already
exists; encourages the conservation and protection of environmentally sensitive areas by siting
potential new development in strategic locations; and
2) The Chain Works District is suitable for a Planned Unit Development (PUD) Zone within the
City of Ithaca as it will include repurposing existing former industrial buildings for mixed-use
consisting of residential, offices, commercial, retail, restaurants/cafes, warehousing/distribution,
small business incubator and flex spaces, manufacturing, and open space, as well as potential
future infill development, creating a mix and density of uses greater than that allowed as of right
within the current zoning districts that apply to the property within both the City of Ithaca and
Town of Ithaca; and
3) The Chain Works District is also suitable for development as a sustainable redevelopment to
create a vibrant and walkable mixed-use neighborhood; and
4) The Chain Works District is intended to:
a) Develop and model a neighborhood district designed to accommodate pedestrians
and cyclists, with functional and attractive landscaping;
Deleted: Findings
Commented [CR1]: Changed per Planning Board
request 1/31/2018
3
b) Create an identifiable community that bridges the City and Town of Ithaca by
reactivating a property with an idle industrial complex;
c) Avoid sprawl by repurposing existing structures with potential future development
where adequate infrastructure exists, comprised of a greater mix of uses than the
existing Industrial zoning allows;
d) Protect environmentally valuable and sensitive areas by limiting all intense
development to approximately one-third of the 95-acre property, retaining open space as
an ecological and recreational amenity for the neighborhood and surrounding
community;
e) Promote human-scaled development and social connectivity within the Chain Works
District and around the community by creating pedestrian oriented pathways and streets;
f) Encourage walking, biking, car sharing, and public transit by providing the minimum
amount of parking necessary for Chain Works District residences and businesses;
g) Utilize a zoning strategy that creates an aesthetic and safe neighborhood district to
help foster a sense of community and connectivity with the surrounding communities;
h) Improve public access to the South Hill Recreation Way and Black Diamond Trail with
the planned Gateway Trail through the Chain Works District;
i) Celebrate the property’s history by retaining the existing industrial character of the
structures in their repurposing.
j) Demonstrate how a meaningful open space network may be created within a former
800,000+ sf industrial complex, in conjunction with potential new infill development of
mixed use retaining greater open space than is ordinarily required;
k) Encourage a vibrant and walkable mixed-use neighborhood.
B. Using This Code
The Chain Works District PUD is composed of two parts that work together to provide the
consistency and predictability desired by the City of Ithaca as well as the flexibility appropriate for
a long-term redevelopment project. The two parts are: 1, The Chain Works District Planned Unit
Development Zoning Code for the City of Ithaca (this document, the PUD); and 2, Schedule A:
Design Guidelines.
The Zoning Code includes the intent and vision for the redevelopment of the Chain Works District,
administrative processes for review, approval and permitting, allocation of allowed uses by sub
area, performance standards for nuisance conditions, and other general requirements and
processes. Compliance with the PUD is mandatory. The PUD also includes mandatory standards
for Maximum Building Footprint Area, Building Setbacks, Required Buffer Area, Building Heights,
and Maximum Front Facade Length.
The Schedule A: Design Guidelines provide objectives for bulk, articulation, and design that is
specific to individual building types, building materials guidelines, as well as public planting
Deleted: Coverage
Deleted: Maximum Building Density,
Deleted: Building
Deleted: , Minimum Frontage Buildout, Functional
Entries, Glazing Requirements, Maximum Blank Wall
Length for New Buildings, Parking Standards,
Thoroughfare Assemblies and Sign Regulations
Deleted: Compliance with the Design Standards is
mandatory.
Deleted: define prescriptive metrics and guidelines
4
guidelines, and an inventory of suggested traffic calming measures. Compliance with the Design
Guidelines is expected, unless the Board determines that there are clear and completing reasons
for non-compliance.
C. Applicability and Administration
1. Applicability
a.) Except as otherwise specified in this section, all provisions of the City of Ithaca Code
shall apply to all development, structures and uses in the PUD #X.
b.) The language in this PUD is intended to supersede any provision of the City Code insofar
as said provision is inconsistent with and language in this PUD.
c.) If any section, subsection, sentence, clause, phrase or portion of this Section 325-13 is held
to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall
not affect the validity of the remaining portions of this ordinance.
d.) This code applies to the Chain Works District, which is bounded by…(insert Legal
Description of the Property)
e.) No Building or part thereof within the Chain Works District shall be erected, moved, or
altered on its exterior unless in conformity with the regulations herein.
f.) In the event that provisions of the Chain Works District Planned Unit Development conflict
with other sections of the City Municipal Code, the Chain Works Planned Unit Development
shall prevail.
g.) In cases of pre-existing buildings and lots, refer to City Municipal Code Chapter 325 Zoning,
Article VI or the currently effective regulations in the municipality where the building or use
is located.
h.) Notwithstanding the provisions of this Ordinance, the New York State Uniform Fire
Prevention and Building Code, and State Energy Conservation Construction Code, are
applicable and controlling at all times.
2. Administration
a.) Building permits shall be required for any construction except as otherwise provided
by Chapter 146, Building Construction of the City of Ithaca Code.
b.) Site Plan Approval shall be in accordance with the City of Ithaca Code, Section 325-
12E., Site Plan Approval in a Planned Unit Development, No structure shall be erected
or placed within the PUD, no building permit shall be issued for a building or structure
within a PUD, and no existing building structure, or use in a PUD shall be changed,
unless the proposed building and/or use is in accordance with a site plan approved
pursuant to the provisions of chapter 276 of the City of Ithaca Code.
3. Environmental Quality Review
a) Environmental review for any new construction in the PUD will be in accordance with
City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I), and
the State Environmental Quality Review Act (“SEQRA”) § 617.4.
Deleted: suggested
Commented [CR2]: Changed per Planning Board
request 1/31/2018
Deleted: 1
Deleted: Building Permits-
5
b) Chain Works District Generic Environmental Impact Statement (GEIS)
a. GEIS Process: The City of Ithaca Planning Board established Lead Agency for
Environmental Review and issued a Positive Declaration of Environmental
Significance on October 28, 2014. The Lead Agency held a public scoping on
November 18, 2014, accepted comments through December 10, 2014, and
adopted the Final Scope on January 13, 2014. The Lead Agency filed a Notice of
Complete Draft GEIS March 14 2016, held a public hearing on March 29, 2016
and accepted public comments until May 10, 2016. The Lead Agency filed a Notice
of Completion for the Final GEIS on xx/xx/xx and adopted Findings on xx/xx/xx.
b.GEIS Rationale: In accordance with §176-10 of the City Code, the Lead Agency
determined that a GEIS should be undertaken because the project consists of “A
sequence of actions, contemplated by a single agency or individual”. The project
would be constructed in phases with the Project’s initial phase of development
more clearly defined than later phases.
c.Chain Works District GEIS Thresholds and Conditions: Should a particular
Project component, when fully designed, exceed any threshold or standard
established in the GEIS or be determined to result in an impact not evaluated in
the GEIS, additional environmental review will be required in accordance with the
City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I),
and the State Environmental Quality Review Act (“SEQRA”) § 617.4.
Table _____: Environmental Quality Review Thresholds and Conditions*
Environmental Setting Threshold/Condition
Land Use Material changes to when site plan approvals are
triggered; allowable uses in Sub Areas; size and
location of Sub Areas (see Figure 2.1-3 and Table
2.7-1); required buffers; maximum Sub Area
coverage; and maximum density.
A material change to the Conceptual Site Layout
Plan such as the general location or grouping of
structures and streets or Site access points.
Total square footage of uses (residential,
commercial and industrial) as set forth in Table
2.7-1.
Land – Topography Development proposed on slopes greater than or
equal to 20%.
Water Resources – Stormwater Future proposed action likely to exceed total
impervious coverage rate of 70%.
6
Vegetation Non-recreational facilities proposed in CW1.
Material change to size (23.86 acres) and location
of CW1.
Public Health The approved ROD Amendment must allow
residential development.
Historic Proposed demolition or partial demolition of
buildings other than 3A, 4A, 6, 6A, 8A, 9, 10A, 11A
and 14.
Transportation Future proposed action likely to exceed a mixed-
use development of 1.7 MSF or square footage
allocations for land uses set forth in Table 5.7-4.
Utilities
Water
Discharge to Turner Place
Sewer
Discharge to South Cayuga
Street Sewer
Total peak sewer discharge
Natural Gas
Electric
Light
Proposed action likely to cause the Project’s total
demand to exceed:
271,500 GPD and peak @ 1500 gpm
2,033 gpm
1,450 gpm
1,500 gpm
143,400 MMBTUs
Not to exceed Design Standards, Table 13
Air Quality Proposed action likely to cause Project’s total
emission of carbon dioxide equivalent to exceed
2,686 tons/year.
Visual and Aesthetic Resources Proposed maximum building height exceeds
Design Standards, Table 7.
Material change to size (23.86 acres) and location
of CW1.
Open Space Non-recreational facilities proposed in CW1.
Material change to size (23.86 acres) and location
of CW1.
Noise Proposed action has potential for significant
adverse environmental impact.
*Table from DGEIS (with an additional edit regarding noise) will be revised for FGEIS. This is
intended as a placeholder.
7
D. Sub Area and Character Intent
(1) Natural Area / CW1. These areas consist of lands approximating or reverting to a
wilderness condition, including lands unsuitable for development due to topography, hydrology,
or vegetation. The CW1 Sub Area is intended to permanently protect areas from development
that would damage the contiguity, quality, character, and ecological function of natural areas.
These are permanently preserved as natural, open space with the following permitted uses:
passive recreation, stormwater management facilities which may consist of constructed wetland
or other water cleansing and stormwater practices, gardens, walking / recreational trails that
may provide pedestrian connectivity to other zones, and other alike or corresponding non-
intrusive uses. New structures are only allowed if they serve as auxiliary to a permitted use.
Sheds, park restrooms, pavilions, gazebos, visitor centers, or affiliated buildings needed to
maintain this area, are examples of permitted auxiliary structures allowed in the Natural Area /
CW1.
8
(2) Neighborhood Center Area / CW3 A&B. These areas will consist of higher density mixed-
use buildings that accommodate retail, office, and other commercial uses, rowhouses,
apartments, and incubator/artisan uses. Adult uses are excluded. It has a tight network of
streets, with sidewalks, and buildings set close to the sidewalks. Open spaces consist of plazas
in addition to green space. In the CW3A Sub Area, development is limited to 4 stories.
Development in the CW3B Sub Area is limited to 6 stories, allowing for an additional 1-2 stories
on the downhill side below grade plane.
(3) Neighborhood Edge Area / CW3C. This area will consist of higher density residential
buildings. Adult uses are excluded. It has a tight network of streets, with sidewalks, and
buildings set close to the sidewalks. Open spaces consist of plazas and parks. In the CW3C
Sub Area, development is limited to 6 stories with no additional stories allowed on the downhill
side below grade plane.
E. Permitted Uses.
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In CW3B, Industrial – low
impact uses permitted only
in Buildings 13A, 13B, and
35
5
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Deleted:
17
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Deleted:
Commented [CR5]: Changed per Planning Board
request 1/31/2018
Deleted: 5
18
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Deleted: 2
Deleted: 2
Commented [CR6]: Changed per Planning Board
request 1/31/2018
20
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VXEMHFWVRUVNLOOVIRUVSHFLILF
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panels, or arrays, or solar
hot air or water collector
devices, which rely upon
solar radiation as an energy
source for the generation of
electricity or transfer of
stored heat.
*In CW1 Solar Panels
permitted only for on-site
energy use within CW1, for
example a pole mounted
panel that powers a trail light
fixture or other amenity.
5 5
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Deleted: 2
Commented [CR7]: Changed per Planning Board
request 1/31/2018
Deleted: 5
Deleted: 5
23
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See City
Code
Chapter
325:
Article
VA,
Telecom
municati
ons
Facilitie
s and
Services
Deleted: 5
Deleted: See City Code Chapter 325: Article VA,
Telecommunications Facilities and Services
24
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5 2 22
1. Additional Requirements for Specified Uses
a. Day Care – Pet
A Day Care – Pet facilities must conform to the following standards, which are minimum
requirements for special permit approval:
i. The actual facility and all associated runs or fenced areas shall be setback a minimum of
one hundred fifty (150) feet from all lot lines.
ii. All Day Care – Pet facilities all associated runs or fenced areas shall be adequately
screened by fence, plantings, or landscaping from streets and adjacent properties.
iii. All animal wastes shall be disposed of properly to avoid odor, diseases, and
contamination of drinking water supplies.
iv. Fencing surrounding exterior exercise areas must be between six and seven feet in
height to prevent escape, and must be buried a minimum of one foot to prevent escape
by digging beneath the fence.
v. Indoor area per animal shall be a minimum of 16 sq. ft. in size.
vi. Outdoor runs per animal must be a minimum of 4-1/2 feet wide and 12 feet long and
must be appropriately separated from adjacent runs by fencing concrete, block or other
appropriate materials.
vii. Any exterior boarding quarters and exercise areas located outside must be designed to
provide shelter against weather.
b. Retail and service – vehicular
Retail and service – vehicular facilities must conform to the following standards, which are
minimum requirements for special permit approval:
i. For unstaffed self-wash facilities, a security system must be installed and maintained,
including a functional security camera to monitor all areas of the car wash.
ii. Vehicle rental and sales must be located within a fully enclosed building.
iii. Any repair and service operations must be performed within a fully enclosed building.
Deleted: DERYH
Commented [CR8]: Changed per Planning Board
request 1/31/2018
Deleted: 2
26
Bay doors may be open during hours of operation.
iv. No partially dismantled, wrecked, or unregistered vehicle may be stored outdoors on the
premises.
E+PFWUVTKCNNQYKORCEV
,QGXVWULDOėORZLPSDFWIDFLOLWLHVPXVWFRQIRUPWRWKHIROORZLQJVWDQGDUGVZKLFKDUH
PLQLPXPUHTXLUHPHQWVIRUVSHFLDOSHUPLWDSSURYDO
i. The processing or manufacturing of finished products or parts from previously prepared
materials (including processing, fabrication, assembly, treatment, and packaging of such
products, and incidental storage, sales, and distribution of such products) must be
contained entirely within a fully enclosed building.
ii. All incidental outdoor storage must be screened from public view by opaque fencing,
screening, or landscaping.
iii. A light industrial use may include a showroom or ancillary sales of products related to
the items manufactured on-site.
iv. Storage of materials that are explosive, corrosive, combustible, or which are controlled
substances due to being pharmaceutical in nature, infectious in nature, putrescent in
nature, or which have a toxic or deleterious health or environmental impact are
prohibited.
v. Any heat, glare, dust, smoke, fumes, odors, or vibration must be confined to the building.
vi. Industrial - low impact uses are permitted only in existing Buildings 13A, 13B, and 35.
d. Restaurant/bar
Restaurants/bars in the CW3A subarea must conform to the following standards, which are
minimum requirements for special permit approval:
i. Restaurants/bars are limited to 5,000 square feet per establishment.
ii. Bakery floor area used for production is limited to 500 square feet per establishment.
iii. Outdoor dining must not interfere with ingress and egress points, including building
entrances, parking spaces, and drive aisles, and must maintain a minimum of five feet of
sidewalk clearance at all times.
iv. Outdoor dining areas must be located on private property.
v. Ventilation systems may not be installed on any front facade unless the applicant can
prove that no other feasible alternative is available. To the maximum extent feasible,
ventilation systems must be directed away from adjacent residential properties.
e. Self-storage facility
Self-storage facilities must conform to the following standards, which are minimum requirements
for special permit approval:
i. The individual storage units of a self-storage facility must be located in a fully-enclosed
27
building, with access to individual storage units provided from common areas located
indoors.
f. Solar panels/farm
i. To the maximum extent practicable, solar panels must not obscure architectural details
or features.
ii. A ground-mounted solar energy system is limited to a maximum height of 20 feet. Power
transmission lines from a ground-mounted solar energy system to any structure must be
located underground to the greatest extent practicable, and must be completely shielded
against shock hazard.
g. Utility Substation
i. Utility substation infrastructure located underground and structures accessory to utilities,
such as transformers, poles, transmission lines, and cabinet structures, may encroach
upon required yards, except that such utility infrastructure, when located aboveground,
may be located in front yards only where locating such structures in alternate locations is
not practicable. Nothing in this Law shall restrict the construction or use of underground
or overhead distribution facilities of public Utilities operating under the Laws of the State
of New York.
h. District Heating / Cooling
i. Demonstrate compliance with the New York State Department of Public Service
Standardized Interconnection Requirements (SIR) or equivalent.
i. Antenna
i. The antenna is enclosed, camouflaged, screened, obscured, or otherwise not readily
apparent to a casual observer; or the antennas is mounted on or in a structure that is
already allowed within the zone, such as an existing wireless communication tower, and
does not increase the overall height of the structure.
ii. Any buildings, cabinets, or shelters may house only equipment and supplies for
operation of the antenna. Any equipment not used in direct support of such operation
must not be stored on the site.
iii. The facility must be unstaffed.
iv. Signs for the ancillary communication structure are limited to ownership and contact
information, FCC antenna registration number (if required), and any other information
required by a governmental authority. Commercial advertising is prohibited.
28
F. Required Buffer Areas
CW1: Not applicable for this Sub Areas.
CW3A+B+C:
• A minimum 30 foot Side and/or Rear Yard Buffer is required for all primary structures
within 100’ of existing residential buildings located outside the Chain Works District.
•A 30 foot buffer area is required wherever the Chain Works District directly abuts R-1,
R-2 or R-3 Zoning Districts (except at the Route 96B street line) where no new
structures are permitted.
• Vegetation within the required Buffer must be permanently maintained in a healthy
growing condition at all times.
G. Site
In order to regulate buildings that do not have their own parcel, site requirements should be
applied to a Building Site Envelope delineated around any primary building. Building Site
Envelopes must not overlap.
Deleted: without primary structures
Deleted: ,
Commented [CR9]: Changed per Planning Board
request 1/31/2018
Deleted: Accessory buildings less than 300 sq ft and
covered parking are allowed within the required
Buffer but must be more than 10 feet from all
property lines.
29
/CZKOWO$WKNFKPI#TGC
See Table 1 – Chain Works District Building and Site Requirements
;CTF&KOGPUKQPU
The network of Thoroughfares and Building Site Envelopes will define Yard Dimensions for the
existing and proposed buildings. See Table 1 – Chain Works District Building and Site
Requirements
3. Building Projections
No part of any building shall encroach into any Setback, except as described below:
i) Overhanging eaves and bay windows may project up to 2 feet into any required
Setback.
ii) Awnings and balconies may extend up to 5 feet into any required Setback provided
that such extension is at least 2 feet from the vertical plane of any edge of a
thoroughfare.
Deleted: $WKNFKPI5GVDCEMU
Deleted: Setbacks
30
iii) Arcades may overlap Sidewalks.
H. Parking
1. All parking must occur in approved Parking Spaces, Parking Areas or Parking Structures
meeting the general guidelines herein. Parking is specifically not permitted on lawns, sidewalks,
or other spaces not developed as a Parking Space.
2. Clear boundaries. All Parking Areas, including associated driveways and vehicle
maneuvering areas, shall have clearly defined boundaries. A “clearly defined boundary” shall
mean, at a minimum, the existence of a distinct edge to the material used to pave the parking
area, such that the yard area where parking is permitted is clearly distinguished from the yard
area where parking is not permitted. Where approved parking areas are contiguous with
sidewalks or other paved areas, there shall be a minimum 4-inch-high curb or other equivalent
continuous permanent barrier separating the Parking Area from other paving, except as
required to allow for accessibility.
3. Physical character of Parking Spaces. Each Parking Space shall be even-surfaced and
internally unobstructed by structures, walls, landscape elements or other obstructing features,
except that low curbs or wheel stops may be located within or adjoining a space if they do not
impede vehicular access to or egress from the Parking Space. Acceptable surface materials
include crushed stone, brick, concrete, asphalt, permeable pavement, or similar materials.
4. Drainage. All newly constructed or enlarged Parking Areas, including associated driveways
and vehicle maneuvering areas, shall have adequate provisions to prevent surface or runoff
water from draining to or across adjoining properties, Sidewalks or streets in accordance with
the City of Ithaca Stormwater Standards. All drainage systems in existing Parking Areas shall be
maintained in good working order. These requirements must be met in addition to, and do not
pre-empt, existing City, State, and Federal stormwater requirements..
5. Access requirements. The portion of access driveways extending from the street to the
Sidewalk, or to the Building Site Envelope if no Sidewalk exists, must be hard-surfaced with
concrete, brick, asphalt or other approved material, as required by the municipal engineer.
6. Driveways. Where permitted, one-way driveways shall have a minimum width of 10 feet and a
maximum width of 12 feet. Two-way driveway aisles shall have a minimum width of 20 feet and
a maximum width of 24 feet.
a) Parking Area aisles. All Parking Area aisles shall have a minimum width of 20 feet for
both single and double loaded parking.
3DUNLQJ/RFDWLRQ
Parking Spaces including attached and detached garages must be behind the Parking Setback
line as described in Table 1 – Chain Works District Building and Site Requirements
31
8. Internal or underground Parking Areas must be wrapped by active uses on street-facing
facades (except for entries/exits) and may not be visible from a thoroughfare, except as
described below:
a) Entries/exits to Parking Areas
b) Parking in stories below grade plane as defined by the New York State Uniform Fire
Prevention and Building Code.
9. Off-Street Parking: There is no minimum off-street parking requirement.
I. Buildings
1. Building Height
7RDFFRPPRGDWHH[LVWLQJWDOOVWRULHVWKDWPD\EHQHFHVVDU\IRUVSHFLILFXVHVVWRULHVWDOOHU
WKDQWKHPD[KHLJKWVVSHFLILHGLQ7DEOHPD\EHDOORZHGLIWKH\DUHFRXQWHGDVPXOWLSOH
VWRULHVEDVHGRQWKHDOORZHGKHLJKWRILQGLYLGXDOVWRULHV)RUH[DPSOHDĜVWRU\IRUD
J\PQDVLXPLVFRQVLGHUHGWZRĜVWRULHV
See Table 1 – Chain Works District Building and Site Requirements below.
32
2. Front Façade Length
The Front Facade Length allowed in each Sub Area is listed in Table 1 – Chain Works District
Building and Site Requirements below.
Buildings may exceed the maximum Front Facade Length if the City of Ithaca Planning &
Development Board grants a conditional approval for a longer facade. The Planning &
Development Board may allow facades to be as long as the Maximum Facade Length with
Conditional Approval shown in the table below.
Existing buildings are exempt from Maximum Facade Length regulations.
Table 1 – Chain Works District Building and Site Requirements
District
Maximum
Percent Lot
Coverage by
Buildings
Minimum
Building
Height
Area in
Square
Feet
Width in Feet at
Street Line
Maximum
stories
above
Grade
Plane
Maximum
stories
below
Grade
Plane
Maximum
Height,
First Story
Maximum
Height,
Other
Stories
Height in
Feet
Maximum
Building
Footprint Area
Minimum
Front Yard
Maximum
Front
Yard
Minimum
Parking
Setback
from Front
Façade
Minimum
Side
Yard
Minimum
Rear Yard
Minimum Maximum
By Right
(Applies to
New
Buildings
Only)
Maximum
with
Conditional
Approval
Minimum
Height in Feet
CW1 NONE NONE 2 NONE 15' 12' 27'
NONE, with the
exception of
maximum 2000
sq ft building
area
5' NONE NONE NONE NONE Not Applicable
Not
Applicable
Not
Applicable NONE
CW3A NONE NONE 4 2 18' 12' 54' NONE NONE 12' 12' NONE NONE
70% of
Building Site
Envelope
width at
thoroughfare
120' 240' NONE
CW3B NONE NONE 6 2 18' 12' 78' NONE NONE 12' 12' NONE NONE
70% of
Building Site
Envelope
width at
thoroughfare
180' 240' NONE
CW3C NONE NONE 6 NONE 18' 12' 78' NONE NONE 12' 12' NONE NONE
70% of
Building Site
Envelope
width at
thoroughfare
180' 240' NONE
Maximum Building Height Yard Dimensions Front Façade LengthMinimum Lot Size
J. Signage
Signage is permitted in accordance with the following specifications and the requirements of
City of Ithaca Code Chapter 272: Signs.
Throughout the Chain Works District, up to 10 (ten) interactive directional kiosks may be
constructed so long as backlit screens are not visible from city roads and the kioks do not
exceed eight (8) feet. Unlit painted metal directional and wayfinding signs may be erected per
interior access road intersection within the Chain Works District; design may not exceed 15
square feet in area.
33
K. Performance standards
A. Intent. The intent of this section is to permit a broad range of uses by establishing standards
of performance to protect residential districts from adverse effects of industrial activities and to
promote a safe and healthy environment.
B. General restrictions. All uses in districts where reference is made to this section shall
conform to performance standards herein and shall be constructed, maintained and operated so
as not to be injurious or offensive to occupants of adjacent properties or to those passing by on
a public way by reason of the emission of noise, vibration, smoke, dust or other particulate
matter, toxic or noxious waste materials, odors, fire and explosive hazards or glare.
(1) All production or processing of materials or substances shall be enclosed by a fence or other
safe barriers for the public safety and visual screening.
(2) All storage shall be effectively screened from the view of pedestrian passersby on any public
way adjacent to the premises containing such storage.
(3) Storage of waste products must be completely enclosed within a building or storage shed.
(4) Outside display of finished or semifinished products must be effectively screened from the
view of pedestrian passersby on any public way adjacent to the premises on which such
products are displayed.
C. Noise. Sound levels shall be measured with a sound-level meter and associated octave-band
filter, and they shall not exceed standards prescribed by the American Standards Association at
any point along the sound-producer's lot line. Objectionable noises due to intermittance, beat
frequency or shrillness shall be muffled so as not to become a nuisance to adjacent uses.
D. Vibration. No use or associated activity shall be operated so that ground vibration is
perceptible without instruments at any point along the lot lines of such use.
E. Smoke. No smoke shall be emitted in violation of this Code. Industries shall be required to
monitor their own emissions when the County Health Department finds it necessary for
environmental health reasons to check an industry's smoke, particulate or heat pollution levels.
34
F. Dust, dirt, odor and fumes. No amount of dust, dirt, soot, cinders, odors or fumes shall be
emitted in violation of this Code. Every use shall be so operated as to prevent the emission into
the air of dust or other solid matter, odors or fumes in amounts which exceed the maximum
standards of the New York State Board of Health. No objectionable, noxious, toxic or corrosive
fumes or gases shall be emitted. A noxious or objectionable odor concentrate shall be deemed
to be present at the point at which it can be perceived by smell or otherwise affects the
breathing process.
G. Fire and safety. All uses must conform to Building Code standards and shall operate so as to
minimize the danger of fire or explosion by conforming to the requirements of the National Fire
Code.
H. Glare and heat. Glare or heat resulting from the day-to-day operation or from exterior signs,
building materials or other objects situated on the lot shall not be detectable beyond the lot line
of that land use.
I. Industrial sewage and waste. Every use shall be so operated as to prevent the discharge into
any public sewer, stream, river, lake or the ground of waste or other matter in amounts which
will exceed the maximum standards of the Tompkins County Health Department and the New
York State Department of Environmental Conservation. No connection with any public sewer or
appurtenance shall be made or maintained in such a manner that there may be conveyed or
created any hot, suffocating, corrosive, flammable, poisonous or explosive liquid, gas, vapor or
substance or material of any kind. No wastes conveyed to or allowed to flow in or through the
sewer or appurtenance shall contain materials which contain or create deposits obstructing the
flow in the sewer.
J. Enforcement. The Director of Zoning Administration shall be responsible for alerting the
appropriate agency or department of a need for performance measurement when he/she
becomes aware of a possible infraction of the special performance standards. Enforcement of
this section shall be under the jurisdiction of the Director of Zoning Administration and shall
comply with City Code Article VII: Administration and Enforcement.
K. Penalties for violation. Any person who violates any provision of this section shall be guilty of
an offense. Each week's continued violation will constitute a separate offense. Each offense
shall be punishable by a fine not exceeding $1,000.
L. Civil proceedings. In addition to other remedies, the Director of Planning and Development or
designee may institute appropriate action or proceedings to prevent any unlawful conduct or
emissions prohibited by this section or to compel compliance with the provisions of this section.
35
L. Appeals
A.
The determination (by the Director of Planning and Development or his/her designee) of whether
a development proposal is subject to Site Plan Review may be appealed to the Planning &
Development Board within 30 days of the written notification that Site Plan Review is required.
B.
Any person aggrieved by any decision of the Director may appeal to the Planning & Development
Board.
C.
Any person aggrieved by any decision of the Planning & Development Board, or any officer or
agency of the City, regarding Site Plan Review, may apply to the Supreme Court for review by a
proceeding under Article 78 of the Civil Practice Law and Rules.
M. Violations
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(QIRUFHPHQW2IILFHUPD\ZLWKKROGDQ\EXLOGLQJSHUPLWRUFHUWLILFDWHRIRFFXSDQF\DQGRU
SUHYHQWWKHRFFXSDQF\RIVDLGEXLOGLQJRUODQG
N. Compliance with City of Ithaca Code
([FHSWDVRWKHUZLVHVSHFLILHGLQWKLVVHFWLRQRUDVRWKHUZLVHVKRZQRQWKHILQDOVLWHSODQRU
ILQDOVXEGLYLVLRQSODWDOOSURYLVLRQVRIWKH&LW\RI,WKDFD&RGHVKDOODSSO\WRDOOGHYHORSPHQW
VWUXFWXUHVDQGXVHVLQ3ODQQHG8QLW'HYHORSPHQW=RQH1R;
Commented [CR10]: Changed per Planning Board
request 1/31/2018
Commented [CR11]: Changed per Planning Board
request 1/31/2018
Deleted:
36
O. Area rezoned
7KHDUHDHQFRPSDVVHGDQGUH]RQHGLQDFFRUGDQFHZLWKWKLVVHFWLRQDV3ODQQHG8QLW
'HYHORSPHQW=RQH1R;LVGHVFULEHGRQ6FKHGXOH$WRWKLVVHFWLRQ7KH2IILFLDO=RQLQJ
0DSRIWKH&LW\RI,WKDFD1HZ<RUNLVKHUHE\DPHQGHGE\DGGLQJVXFKGLVWULFWDWWKH
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PROPERTY DESCRIPTION BELONGS HERE.
Deleted:
CHAIN WORKS DISTRICT PLANNED UNIT DEVELOPMENTJULY 27, 2018
CONCEPTUAL SITE LAYOUT PLANJULY 27, 2018
PUD BULK AND DENSITY TABLEJULY 27, 2018District Minimum Lot Size Maximum Building HeightMaximum Percent Lot Coverage by BuildingsYard Dimensions Front Façade LengthMinimum Building HeightArea in Square FeetWidth in Feet at Street LineMaximum stories above Grade PlaneMaximum stories below Grade PlaneMaximum Height, First StoryMaximum Height, Other StoriesHeight in Feet Maximum Building Footprint AreaMinimum Front YardMaximum Front YardMinimum Parking Setback from Front FaçadeMinimum Side YardMinimum Rear YardMinimum Maximum By Right (Applies to New Buildings Only)Maximum with Conditional ApprovalMinimum Height in FeetCW1NONE NONE 2 NONE 15' 12' 27'NONE, with the exception of maximum 2000 sq ft building area5' NONE NONE NONE NONE Not Applicable Not Applicable Not Applicable NONECW3ANONE NONE 4 2 18' 12' 54' NONE NONE 12' 12' NONE NONE70% of Building Site Envelope width at thoroughfare120' 240' NONECW3BNONE NONE 6 2 18' 12' 78' NONE NONE 12' 12' NONE NONE70% of Building Site Envelope width at thoroughfare180' 240' NONECW3CNONE NONE 6 NONE 18' 12' 78' NONE NONE 12' 12' NONE NONE70% of Building Site Envelope width at thoroughfare180' 240' NONE
VIEWS ON HILLVIEW DRIVE LOOKING SOUTH AT 319 HILLVIEW PLACEJULY 27, 2018
VIEWS ON HILLVIEW DRIVE LOOKING SOUTH AT 325 HILLVIEW PLACEJULY 27, 2018
VIEWS ON SOUTH AURORA STREET LOOKING SOUTH AT 325 HILLVIEW PLACEJULY 27, 2018
VIEWS ON SOUTH AURORA STREETJULY 27, 2018BuildingN2BuildingN3BuildingN1CWDDrive IHillviewPlaceGatewayTrail
PROPOSED ZONING SUB AREASJULY 27, 2018
JULY 27, 2018JULY 27, 2018
SELECT IMAGERY VIEWS1234JULY 27, 2018
VIEW FROM DANBY ROAD LOOKING WESTJULY 27, 2018
VIEW FROM NORTH END OF TRAIL LOOKING SOUTHJULY 27, 2018
VIEW FROM NEW SOUTHERN DEVELOPMENTJULY 27, 2018
AERIAL VIEW OF EXISTING SITEJULY 27, 2018
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CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
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Proposed Resolution
Planning & Economic Development Committee
September 12, 2018
Selection of Next Plans for Phase II of the City of Ithaca Comprehensive Plan
WHEREAS, the Comprehensive Plan outlines a vision for the city’s future and serves as a guide
for future decision-making, policies, and funding, and
WHEREAS, the City decided to pursue a two-phased approach to its new Comprehensive Plan,
where Phase I entailed the preparation of an “umbrella” plan, Plan Ithaca, that sets forth broad
goals and principles to guide future policies throughout the city and where Phase II includes the
preparation of specific neighborhood and thematic plans, and
WHEREAS, the Phase II plans provide an opportunity to take a proactive look at specific areas
throughout the city, particularly those with significant potential for change, and to implement
policies and capital improvements to help implement a shared vision, and
WHEREAS, the Parks and Recreation Master Plan was adopted as the first Phase II plan in June
2018, and work on the Waterfront and Southside area plans is nearing completion, and
WHEREAS, staff is beginning to prepare for the next plans to be completed as part of Phase II,
with work intended to begin in the first quarter of 2019, and would like to identify Common
Council’s priorities for the upcoming planning initiatives; now, therefore, be it
RESOLVED, that the Common Council selects _______________ and _______________ as the
next area plans to be completed as part of Phase II of the Comprehensive Plan.
895316427ELMIRA RDE STATE STCLIFF ST
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T TREVA AVEComprehensive Plan Phase II Study Areas00.50.25Miles¯August 28, 2018Proposed Phase II Study Areas:1: Waterfront (currently in progress)2: Southside (currently in progress)3: Washington Park-Northside-Fall Creek4: West End-West State Street Corridor-Downtown- Lower East Hill5: Upper East Hill-Collegetown-Belle Sherman/Bryant Park6: South Hill7: Cornell Heights8: West Hill9: Southwest-Spencer RoadNOTE: These numbers are not a ranking and are for identification purposes only.
City of Ithaca
Planning & Economic Development Committee
Wednesday, August 08, 2018 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock,
Donna Fleming, Stephen Smith, and Laura
Lewis
Committee Members Absent: None
Other Elected Officials Attending:Mayor Svante Myrick (7:00 p.m.) and
Alderperson Ducson Nguyen
Staff Attending: Jennifer Kusznir, Senior Planner; Thomas
Knipe, Deputy Director, Economic
Development; Nels Bohn, Director, Ithaca
Urban Renewal Agency; and Deborah
Grunder, Executive Assistant
Others Attending:Tierra Labrada, Chair, Community Life
Committee; and Rusty Keller, Natural
Playground Designer and Community Life
Committee Member
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
2) Special Order of Business
a) Public Hearing – Proposed Disposition of Property to Emmy’s Organics –
Cherry Street Industrial Park
Alderperson Lewis moved to open the public hearing; Alderperson Smith
seconded. Carried unanimously.
No one from the public spoke on this topic.
Alderperson Smith Lewis moved to close the public hearing; Alderperson
seconded. Carried Unanimously.
3) Public Comment
Joel Fredell, 208 Lake Street, stated that two-story duplexes in Ithaca need to be
reviewed fully. It could become a crisis. He urges the City to keep the
neighborhoods informed and allowed to provide comments before the
neighborhood is changed.
Joel Wilson, 75 Hunt Hill Road, spoke on the green building policy and asked that
the City makes sure the staff our well informed when instituting this new policy. He
also spoke on the North Campus dormitory project. He referred to the application
that was submitted noting the environmental concerns. His comments are attached
to these minutes.
Ken Jaffe, 218 Lake Avenue, stated that the SEQR forms currently being used by
the City are not in compliance with DEC standards. He pointed out the area of the
form on flooding.
Susan Nassar. 208 Lake Avenue, also stated that the SEQR forms being used are
not correct. She also spoke on the water quality of the City. Dredging must be
done, but it must be done correctly. Build for the future, not for the past.
Dan Hoffman, 415 Elm Street, spoke on the special hearing project. He’s pleased
with the some of the project but does not like the land proposed for this project.
The land being proposed road extension and development will remove hundreds of
trees with no replacement of such trees. If the Black Diamond Trail runs through
this area, move people will be using it. There needs to be a buffer between this
project and the natural areas. He insists the current environmental review forms be
used.
Chair Murtagh thanked all who spoke. He encouraged the Northside residents to
return to next month’s meeting for further discussion. Two council members and
the Planning Director are absent from the meeting tonight.
4) Announcements, Updates, and Reports
No announcements were made.
5) Action Items (Voting to Send onto Council)
a) NIIF Application – Ithaca Housing Association National Night Out
Moved by Alderperson Lewis; seconded by Alderperson Smith. Passed
unanimously.
North Campus Residential Expansion--Comments for 8/8 Meeting
Joseph Wilson [wilson.joe79@gmail.com]
Sent: Thursday, August 09, 2018 2:33PM
To: Cynthia Brock; Donna Fleming; Joseph Murtagh; Laura Lewis;
Stephen Smith; Deborah Grunder; Lisa Nicholas
To Members of the City Planning and Economic
Development Committee, Regarding Cornell's
application for approval of its North Campus
Residential Expansion.Am a member of a group formed to review the
Application and offer suggestions for improvement.
Below are initial concerns.
•It appears that the application short-changes the
amount of methane emissions that the project will
generate.
•The application seems to ignore how much more
methane (CH4), with its dramatic heat-trapping quality
over a 10-20 year span, negatively impacts the
environment when compared to C02. This is critical
because we only have that time to blunt the progress
of global warming.
•The application offers comparisons which seem to
ignore that the buildings will be operating for 50+ years
into the future. As an example, the fact that grid
electricity will become less methane intensive over time
while Cornell's 11 Co-gen 11 will continue to operate on
fracked gas/methane is not used in calculations.
•The projected increases in gas use and emissions
violate Community Plans which call for reductions
NOT increases in both.
•There are reasonable and do-able alternatives and
mitigation measures to offset the negative environmental
impact of gas and emissions which the Applicant has
chosen NOT to implement. Among the more obvious
seems to be using grid-electricity driven ground-source
heat pumps NOW rather waiting 15 or more years to
learn if the Applicant's 11 Deep Earth.. Initiative will
succeed.
RESOLUTION: Request for Neighborhood Improvement Incentive Funds from the Ithaca
Housing Authority Tenant Council and the Family Sites Tenant Council for National Night
Out, August 2018
WHEREAS, the City of Ithaca Common Council established the Neighborhood
Improvement Incentive Fund in 1995 to provide financial assistance to city residents
seeking to improve the quality of life in their neighborhoods, and
WHEREAS, the fund is intended to support residents' interest in community improvement
and to encourage, not replace volunteerism, and
WHEREAS, the funds are intended to be used for projects or events that provide a general
neighborhood benefit and not for the limited benefit of individuals or a select few residents,
and
WHEREAS, activities specified by the Council as eligible for the funding include but are
not limited to items such as neighborhood clean-ups, planting in public places, and
organizing neighborhood events like block parties or meetings, and
WHEREAS, neighborhood groups are required to submit a completed application
specifying other project donations, estimated volunteer hours, estimated costs to be
covered by the fund and signatures of residents in the immediate neighborhood, and
WHEREAS, to streamline the process the Council has delegated authority to approve
applications to the Planning & Economic Development Committee, and
WHEREAS, each neighborhood group is eligible to receive up to $300 per year as a
reimbursement award payable on the submission of original receipts or invoices for
approved activities, and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, the Ithaca Housing Authority Tenant Council and the Family Sites Tenant
Council have submitted completed applications for reimbursement funds to off-set
expenses that in past years have generally ranged from $500 – $1,000 for their annual
National Night Out events, held this year on Tuesday, August 7, 2018, and
WHEREAS, this annual event is sponsored by the Ithaca Housing Authority Tenant
Council at Titus Towers and by the Family Sites Tenant Council at Conway Park, and the
events provide opportunities for socializing with diverse groups of both South of the Creek
and Northside residents; now, therefore, be it
RESOLVED, that the Planning and Economic Development Committee approves the
requests from the Ithaca Housing Authority Tenant Council and the Family Sites Tenant
Council in an amount up to $600.00 ($300.00 per neighborhood group) for reimbursement
upon presentation of original invoices and/or receipts.
b) Proposed Property Sale to Emmy’s Organics, Inc.
PublicHearing
CityofIthaca
ProposedDispositionofProperty
CherryStreetIndustrialPark
Apublichearingwillbeheldat6:00P.M.,Wednesday,August8,2018,beforethePlanning&Economic
DevelopmentCommitteeoftheCityofIthacaCommonCouncilinCouncilChambersofCityHall,108E.
GreenStreet,Ithaca,NYonaproposedsaleofrealpropertybytheIthacaUrbanRenewalAgency(IURA)as
follows:
TypeofDisposition:Salescontractforfeesimpleownership
Seller:IURA
Purchaser:Emmy’sOrganics,Inc.oralegalentitytobeformedthatisownedbytheprincipals
ofEmmy’sOrganics,Inc.
Property:Portionoftaxparcel#100.Ͳ2Ͳ1.21locatedatsoutherlyendofCherryStreet,Ithaca,
NY.
Size:2.601acres
PurchasePrice:$242,000
FutureUse:Constructionofanapproximately10,000sq.ft.foodmanufacturingfacilityfor
producingorganic/naturalcookiesandsnacks
ConditionsforSale:1.JobCreationͲcreationofatleastfive(5)fullͲtimeequivalentjobswithin
twoyearsofprojectcompletion.Atleast51%ofthejobscreatedmustbe
filledbylowͲandmoderateͲincomepersonsearningnomorethan80%of
theAreaMedianIncome.
2.LivingWagesͲAtleastthree(3)ofthenewjobpositionscreatedshallbe
paidatleasta2018livingwageof$15.11/hour(or$13,90/hourwith
$2,500/yearemployerpaidhealthcarecontribution)within12monthsof
theirhiredate.
3.SitePlan–Purchasershallsubmitproofoffinalsiteplanapprovalwithin
180daysofthedateofthesalescontractagreement.
4.ProjectFinancing–Purchasershallsubmitproofoffinancingandequity
sufficienttoconstructtheprojectwithin270daysofthedateofthesales
contract.
5.BuildingPermit–Purchasershallsubmitproofofissuanceofabuilding
permitatleastauthorizingconstructionofthefullfoundationforthe
projectwithin365daysofthedateofthesalescontract.
CityofIthacaCommonCouncilapprovalisrequiredtoapprovetheabovereferencedsalescontract.
WrittencommentsmaybesenttoCommonCouncil,c/oCityClerk,CityofIthaca,108E.GreenStreet,
Ithaca,NY14850.FormoreinformationcontactNelsBohnatNBohn@cityofithaca.org.
PleaseverifyreceiptofthisorderuponreceipttoNBohn@cityofithaca.org.Pleasedonotsendan
affidavitofpublication.SendthebilltotheIthacaUrbanRenewalAgency.
Proposed Resolution
Approval of IURA-Proposed Property Sale to Emmy’s Organics, Inc.
Moved by Alderperson Smith; seconded by Alderperson Lewis Carried unanimously.
Nels Bohn provided the information on the project. This company is growing and needs
a larger space. It is true that this area is heavily forested, but the buffer area will be met
through the site-plan review process. We are not seeking approval of the site-plan, but
only the sale of the property. He has a map suggesting the possible buffer that could be
set in place. The extension of the road is not being voted on in this resolution. That will
be handled in the sit-plan review process and would also need the Board of Public
Works involved.
WHEREAS, on June 29, 2018 the Ithaca Urban Renewal Agency designated Emmy’s
Organics, Inc. as a “qualified and eligible sponsor” (Sponsor) to acquire land located at
the end of Cherry Street, part of an undeveloped six acre parcel of land owned by the
IURA (tax map #100.-2-1.21), and
Whereas, Emmy’s proposes a $1.4 million project to construct an approximately 10,000
square foot food manufacturing facility to produce organic/natural cookies and snacks
and add an additional 5 full-time equivalent employees, of which at least 51% will be
low- and moderate-income at the time of hire, and
Whereas, Emmy’s started in Ithaca by selling their product at the Ithaca Farmer’s
Market and have grown to employ 19 workers at their current leased operations located
at 629 W. Buffalo Street, Ithaca, and
Whereas, pursuant to section 507 of General Municipal Law, the IURA is authorized to
dispose of property to a specific buyer at a negotiated price if such buyer is designated
as an eligible and qualified sponsor (Sponsor), and the sale is approved by Common
Council following a public hearing, and
Whereas, a public hearing notice was published in the July 30, 2018 edition of the
Ithaca Journal disclosing essential terms of the proposed sale and a public hearing was
held on August 8, 2018; now, therefore, be it,
RESOLVED, That the City of Ithaca Common Council hereby approves the IURA-
proposed Disposition and Development Agreement to sell property to Emmy’s Organics,
Inc. to undertake an urban renewal project pursuant to the following terms:
Seller: Ithaca Urban Renewal Agency
Purchaser: Emmy’s Organics, Inc. (or a legal entity to be formed
that is majority owned by the principals of the
Company)
Urban Renewal Project: Investment of approximately $1.4 million to construct
and operate an approximately 10,000 square foot
food manufacturing facility for producing
organic/natural cookies and snacks, resulting in job
creation.
Project Site: 2.601 acre portion of tax parcel #100.-2-1.21 located
at the end of Cherry Street, Ithaca, NY.
Purchase Price: $242,000, the fair market value as determined by
appraisal.
Job Creation: Creation of at least five (5) full-time equivalent jobs
within two years of project completion. At least 51%
of five jobs must be filled by low- and moderate-
income persons earning no more than 80% of the
Area Median Income as determined by the U.S.
Department of Housing & Urban Development.
Living Wages: At least three (3) of the new job positions created
shall be paid a 2018 living wage of $15.11/hour (or
$13.90/hour with $2,500/year employer health care
contribution) within 12 months of their hire date.
Employment & Wage
Reporting:
x Quarterly employment and wage reporting shall
be submitted to Seller until job creation goal is
satisfied for two consecutive quarters.
Conditions for Sale: A. Approval of a Cherry Street Expansion
subdivision of tax parcel #100.-2-1.21.
B.Site Plan approval – within 180 days of the
date of the purchase agreement, purchaser
submission of proof of final site plan approval.
C.Project financing – within 270 days of the date
of the purchase agreement, purchaser
submission of proof of financing and equity
sufficient to construct the project.
D.Building Permit issuance – within 365 days of
date of the purchase agreement, purchaser
submission of proof of a building permit at
least authorizing construction of the full
foundation for the project.
c) Intercity Busses Pickup/Discharge – Green St. / NYS Rt. 79 E
Chair Murtagh informed the group that there was a meeting held with many
stakeholders to bring us to where we are tonight. The current tenants of the bus
station are retiring and the current owners do not want to keep the bus terminal
there. The resolution provided is an attempt to determine if the bus station can be
moved to the Green Street terminal.
Alderperson Lewis stated her opinion and pointed out other ongoing projects or
development in the downtown that might be problematic.
Senior Planner Jennifer Kusznir stated that staff are currently reviewing all the
options and the schedules involved before any decision is made.
Tom Knipe stated that staff are working hard with what the bus companies are
thinking and their concerns. TCAT staff will be attending the next ED meeting on
Tuesday, August 14, 2018 in the Planning Department. It’s our hope that the bus
station can remain in the downtown.
The TCAT rep stated as it stands right now, they are pretty tight on space. There
are many busses that come in the Green Street terminal which causes extreme
traffic backup and congestion. He pointed out that TCAT is not reviewing the bus
schedules of the other bus companies, but does have documented evidence of the
actual use of this area. He further stated that TCAT has made extensive growth
over the years. TCAT cannot take less space now or in the future.
Chair Murtagh asked if there is any room in the area that could be used that is not
currently being used.
TCAT further stated that the use of the Big Red Bullet Bus is not space specifically
for that bus service.
Chair Murtagh stated this is a complex decision due to the number of bus
companies involved.
Alderperson Lewis stated her safety concerns with pedestrian traffic, etc.
TCAT stated that they are clear as to their needs.
Chair Murtagh stated that passing this resolution from this meeting doesn’t
necessarily mean that it is a given.
Alderperson Lewis stated that she’s concerned with voting on the resolution
because it doesn’t solve the problem.
Chair Murtagh understands her concerns, but in his eyes he views it as a place
holder for the September Council meeting.
Alderperson Lewis stated that there are far more issues than just the TCAT issue.
Kusznir recommended adding a further RESOLVED to the resolution.
DRAFT RESOLUTION
COMMON COUNCIL APPROVAL FOR INTERCITY BUSSES TO OPERATE
TRANSIT SERVICES ON GREEN STREET/NYS ROUTE 79
August 8, 2018 Planning and Economic Development Committee Meeting
Moved by Alderperson Lewis, amending it with a second RESOLVED; seconded by Alderperson
Smith. Carried Unanimously.
WHEREAS, Section 346-31 of the City Code states that no bus shall operate, stop on or stand on
any City street, nor shall such bus pick up or discharge passengers on any such City street or
curb, or any other public property, or within 200 feet of any City bus stop in the corporate limits
of the City of Ithaca, unless a permit is obtained from the Common Council or its designee, and
WHEREAS, the existing West End Bus Station is closing and the City wishes to make
accommodations on the south side of the 100 block of East Green Street/NYS Route 79 for the
intercity bus companies to include Shortline/Coach USA, NY Trailways, and Greyhound to
operate transit services, and
WHEREAS, currently TCAT uses the majority of space on the south side of the 100 block of
East Green Street/NYS Route 79 as one of two main points for passenger pick up and drop off,
and
WHEREAS, Common Council has previously approved Cornell’s Big Red Bullet’s use of the
south curb line of East Green Street, immediately east of the pedestrian signal for its passenger
drop off and pick up, and
WHEREAS, the intercity bus companies are working with TCAT and the City to analyze the
feasibility of a shared and coordinated use of the space, and
WHEREAS, due to the limited time that the city and the bus carriers have to find a solution to
this issue, it is important that Common Council act, expeditiously in approving the carries use of
Green Street, now therefor be it
RESOLVED, that the Common Council approve the use of East Green Street/NYS Route 79 for
intercity bus companies to include Shortline/Coach USA, NY Trailways, and Greyhound to
operate transit services provided issues of coordination with TCAT, Tompkins County Public
Library, and a ticket vendor can be successfully resolved, and be it further Deleted: .
RESOLVED, that this agreement will be reviewed following a six-month period for any
necessary revisions, and be it
RESOLVED, the Council directs City staff to explore alternative options in the event that Green
Street/Route 79E logistics cannot be satisfactorily resolved.
AlderpersonNguyenisconcernedthatthebuscompanieshavenotcomeforwardyetwiththeir
thoughts.
d) Child-Friendly City
DRAFT RESOLUTION
COMMON COUNCIL SUPPORT AND PROMOTION OF CHILDREN’S FREE UNSTRUCTURED
PLAY AND MOBILITY IN THE CITY OF ITHACTA
Tiara Labrota, Chair, Community Life Committee and Rusty Keller, Natural
Playground Designer, and Community Life Committee member were present at
the meeting.
After the Community Life Commission Meeting, it was decided that this project take a
step back. The Youth Bureau and GIAC have concerns with how this will affect children
of color.
Tiara stated she was fine to slow down the pace of instituting this
Alderperson Lewis stated that there was another area to consider. She mentioned
perhaps a proclamation from the Mayor maybe the way to go further with this.
August 8, 2018 Planning and Economic Development Committee Meeting
WHEREAS, play encompasses children’s behavior which is freely chosen, personally directed
and intrinsically motivated; and is a fundamental and integral part of healthy development, not
only for individual children, but also for the society in which they live, and
WHEREAS, the time children spend playing outdoors and their connection to nature are strong
indicators of a city’s economic performance according to the 2018 report Cities Alive: Designing
for Urban Childhoods by international built environment specialists ARUP, and
WHEREAS, increased access to unstructured outdoor free play is supportive of a number of
Health, Wellness and Support related goals from Ithaca’s Comprehensive Plan, Plan Ithaca, and
WHEREAS, children’s freedom and mobility have decreased over recent decades as a result of a
number of social trends, as evidenced by research cited by Peter Gray in Psychology Today,
Spring 2011: The Decline of Play and the Rise of Psychopathology in Children and Adolescents,
and
WHEREAS, access to unstructured outdoor free play has been shown to improve children’s
creativity, social skills, communication skills, conflict resolution skills, socio-emotional learning,
behavior self-regulation skills, ability to assess and manage risk, grit, resilience, and overall
physical and mental health as documented in the 2012 article in International Journal of
Environmental Research and Public Health: Risky Play and Children’s Safety: Balancing
Priorities for Optimal Child Development by Mariana Brussoni et al, and
WHEREAS, children with these skills and abilities grow into adults who are better at making
healthy decisions, have healthier and more well-balanced lives, show higher academic
achievement, and in general are better equipped to contribute positively to society as evidenced
in research by Caprara GV et al: Prosocial foundations of children's academic achievement and
30 years of play-related brain research by Sergio Pellis at the University of Lethbridge in
Alberta, Canada, and
WHEREAS, the Just Play Project, a local non-profit organization committed to social justice by
creating time and space for all children’s right to play, is bringing together a range of key
organizations to help Ithaca’s children thrive and strengthen our community vitality through
creative, collaborative, informal play, and
WHEREAS the Just Play Project has been working since the Fall of 2016 on a number of
initiatives to encourage free play opportunities, and
WHEREAS, the Just Play Project and the Community Life Commission desire to articulate a
shared vision that the City will be a place where our community and children thrive through
increased access to creative, collaborative, informal play including unstructured outdoor free
play, and
WHEREAS, a “Free Range Kid City” is a city that declares that children have the right to some
unsupervised time and parents and caregivers should be protected in their right to grant their
children unsupervised time to engage in unstructured, outdoor free play, and
WHEREAS, a “Child Friendly City” is a city where the voices, needs, priorities and rights of
children are an integral part of public policies, programs and decisions, now therefore be it
RESOLVED, that the Common Council hereby declare the City of Ithaca to be a “Free Range
Kid City” and a “Child Friendly City”, and be it further
RESOLVED, that the Common Council and the City of Ithaca support working with community
partners including the Just Play Project to develop a play policy and play strategy that will set
out the way in which the principles in this statement can be implemented, and be it further
RESOLVED, that the Common Council and the City of Ithaca support community partners
including the Just Play Project in conducting audits of existing play and recreation provision with
public comment to support the creation of policies for the provision of play in neighborhoods,
and be it further
RESOLVED, that the Common Council and the City of Ithaca consider the needs of children
and opportunities to enhance independent safe mobility for children and opportunities for free
play when reviewing proposals for private development and when investing in capital
infrastructure projects including sidewalks, bicycle and pedestrian infrastructure, parks,
playgrounds, streetscape improvement projects, streets and other city facilities, and be it further
RESOLVED, that the Common Council and the City of Ithaca strive to engage children and
youth voices in city planning and design, and be it further
RESOLVED, that the Common Council and the City of Ithaca encourage the Just Play Project
to continue developing resources and programming to support and promote children’s free
unstructured play and mobility in the City of Ithaca.
6) Review and Approval of Minutes
a) July 2018
Moved by Alderperson Smith seconded by Alderperson Lewis. Carried
unanimously as amended.
7) Adjournment
Moved by Alderperson Smith; seconded by Alderperson Lewis. Carried
unanimously. The meeting was adjourned at 7:17 p.m.
City of Ithaca
Planning & Economic Development Committee
Wednesday, July 11, 2018 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock,
Donna Fleming, Stephen Smith, and Laura
Lewis
Committee Members Absent: None