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Home My WebLink About10-09-19 Planning and ED Committee Meeting AgendaPEDCMeeting PlanningandEconomicDevelopmentCommittee IthacaCommonCouncil DATE:October9,2019 TIME:6:00pm LOCATION:3rdfloorCityHall CouncilChambers AGENDAITEMS ItemVoting Item? Presenter(s) Time Start 1) CalltoOrder/AgendaReview 2) PublicComment 3) Announcements,Updates,Reports a) PlanningBoardReportfortheCarpenterCirclePlannedUnit Development b) GreenBuildingPolicy 4) ActionItems(VotingtoSendontoCouncil) a) INHSPlannedUnitDevelopment b) IntercityBusAuthorization,FieldTrips101 5)Actionitems(approvaltocirculate) a) CarpenterBusinessParkPlannedUnitDevelopment b) AccessoryDwellingUnits 6) ReviewandApprovalofMinutes a) August2019 7) Adjournment No No No No Yes Yes Yes Yes Yes Yes SephMurtagh,Chair LisaNicholas,Planning JoAnnCornish,PlanningDirector JenniferKusznir,Planning PlanningStaff JenniferKusznir,Planning AlexanderPhillips&Jennifer Kusznir,Planning 6:00 6:05 6:15 6:20 6:30 7:00 7:15 7:45 8:25 8:30 Ifyouhaveadisabilityandrequireaccommodationsinordertofullyparticipate,pleasecontacttheCity Clerkat274Ͳ6570by12:00noononTuesday,October8,2019. To: Planning and Economic Development Committee From: Jennifer Kusznir, Senior Planner Date: October 3, 2019 RE: Ithaca Neighborhood Housing Services (INHS) –Former Immaculate Conceptions School Planned Unit Development- Draft Zoning Proposal Please find attached the draft PUD zoning ordinance for the INHS PUD proposal for redevelopment of the former Immaculate Conceptions School. The proposed zoning was previously discussed by this committee in July of this year. A summary chart of the proposed zoning was circulated and a public hearing was held on August 14th. On September 24, 2019, the Planning Board reviewed and approved a negative declaration of environmental significance for this proposed project. The project is currently working with the Planning Board in order to obtain conditional site plan approval. Once the project receives site plan approval, it will return to the Common Council for final PUD approval, possibly in November. Please contact me if you have questions or comments on this proposal jkusznir@cityofithaca.org 607-274-6410. 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 Draft Resolution Planning & Economic Development Committee October 1, 2019 An Ordinance to Establish the Ithaca Neighborhood Housing Services Former Immaculate Conception School Planned Unit Development District ORDINANCE NO. ____ BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325-13 of the City Code be amended as follows: 1. WHEREAS, on April 4, 2018, the Common Council adopted legislation creating a Planned Unit Development Overlay District (PUDOD), and 2. WHEREAS, on March 14, 2019, the City of Ithaca received the enclosed application from Ithaca Neighborhood Housing Services, for a Planned Unit Development (PUD) project to be located at 320-324 & 330 W. Buffalo St, and 309 N. Plain Street, and 3. WHEREAS, the applicant is proposing to redevelop the former Immaculate Conception School into a vibrant mixed-use community, specifically designed to address high-priority local needs. The over-arching goal of this project is to provide both rental and for-sale housing that is affordable at a range of household incomes (from less than 30% AMI up to 100% AMI for the rental units and 80% AMI or below for the for-sale units) and that is suitable for a range of household sizes (from single people to large families), and 4. WHEREAS, the project will also provide space for non-profit organizations and will transfer the existing gymnasium to GIAC, and 5. WHEREAS, the project includes the following elements: 2 | Page x Retention of the 1948 wing of the existing school building x Demolition and replacement of the c. 1920s wing of the school with a new four-story wing x connecting to the 1948 wing to form an “L” x Construction of an as-yet undetermined number of rental row houses facing W. Buffalo Street between Catholic Charities and N. Plain Street x Demolition of the existing building at 309 N. Plain Street and construction in that location of a group of rental row houses x Construction of a group of four for-sale row houses facing N. Plain Street at W. Court Street x Retention and conversion of the two houses at 33o West Buffalo Street into one or more rental units, or demolition to allow the construction of an additional group of row houses facing W. Buffalo. 6. WHEREAS, the project is intended to provide the following benefits to the community: x Retention and rehabilitation of the Catholic Charities Building for their continued use x Detachment of the gymnasium wing and sale to the City for GIAC’s use x Adaptive re-use of a portion of the existing school building for non-profit service organizations. x Creating much needed rental and for sale affordable housing units. WHEREAS, a public information session, hosted by the applicant, was held on May 13, 2019 and the meeting was advertised in the Ithaca Journal, the property was posted with signs and property owners within 500 feet of the property were notified by mail of the meeting, and now therefore BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that the City of Ithaca Establish the Former Immaculate Conception School Planned Unit Development District as follows: 3 | Page Section 1. Ithaca Neighborhood Housing Services Former Immaculate Conception School Planned Unit Development District is hereby established as follows: Ithaca Neighborhood Housing Services Former Immaculate Conception School Planned Unit Development District (FICS-PUD) Table of Contents A. Legislative Intent B. Sub Areas C. Permitted Uses 1. Primary 2. Accessory D. Parking/Loading Requirements E. Area Requirements 1. Minimum Lot Size (SF) 2. Minimum Width in Feet at Street Line 3. Maximum Building Height 4. Maximum Percentage of Lot Coverage by Buildings 5. Yard Dimensions. a. Required Minimum Front Yard b. Required Minimum Side Yard c. Required Minimum Other Side Yard d. Required Minimum Rear Yard. e. Minimum Building Height. 4 | Page Ithaca Neighborhood Housing Services Former Immaculate Conception Planned Unit Development District Part 1 Zoning Code A. Legislative Intent 1. On March 14, 2019, the City of Ithaca received the enclosed application from Ithaca Neighborhood Housing Services, for a Planned Unit Development (PUD) project to be located at 320-324 & 330 W. Buffalo St, and 309 N. Plain Street. The applicant is proposing to redevelop the former Immaculate Conception School into a vibrant mixed-use community, specifically designed to address high-priority local needs. The over-arching goal of this project is to provide both rental and for-sale housing that is affordable at a range of household incomes (from less than 30% AMI up to 100% AMI for the rental units and 80% AMI or below for the for-sale units) and that is suitable for a range of household sizes (from single people to large families). The completed project is intended to provide the following benefits to the community: a. Retention and rehabilitation of the Catholic Charities Building for their continued use. b. Detachment of the gymnasium wing and sale to the City for GIAC’s use. c. Adaptive re-use of a portion of the existing school building for non-profit service organizations. d. Creating much needed rental and for sale affordable housing units. B. SUB Areas.The FICS-PUD shall consist of 3 PUD-Sub Areas 1. FICS-1- This sub area contains the community gymnasium. 2. FICS-2-This sub-area will allow for residential and some commercial uses and will contain buildings with a maximum height of 35’. 5 | Page 3. FICS-3-This sub area will contain the 4 story residential structure and the refurbished school building, which will contain space for non-profit offices. C. Permitted Uses. 1. Primary Uses a. FICS-1 1)Public recreation. 2)Public and semi-public institution whose purpose is education except that, within 200 feet of a residential district, any use other than classrooms or living accommodations which conform to the regulations of the adjacent residential district is permitted only by special permit of the Board of Appeals (see § 325-9). 3)All municipal public buildings, facilities and functions. b. FICS-2 1)One-family detached dwelling occupied by: 6 | Page (a)An individual or family or functional family (see Ord. 97-1)(see definition, § 325-3) plus not more than one unrelated occupant. (see Gen. Note 6) (b)If dwelling is owner occupied, an individual or family plus not more than two unrelated occupants. (c)Two-family dwellings, each unit of which may be occupied by an individual or family plus not more than two unrelated occupants per unit 2)Two-family dwellings, each unit of which may be occupied by an individual or family plus not more than two unrelated occupants per unit 3)Church and related buildings 4)Public park or playground 5)Townhouse or garden apartment housing. 6)Row House (See § 325-45.2B13) 7)Business or Professional Office a. FICS-3 1)One-family detached dwelling occupied by: (a) An individual or family or functional family (see Ord. 97-1)(see definition, § 325-3) plus not more than one unrelated occupant. (see Gen. Note 6) (b) If dwelling is owner occupied, an individual or family plus not more than two unrelated occupants. 2)Two-family dwellings, each unit of which may be occupied by an individual or family plus not more than two unrelated occupants per unit 3)Church and related buildings 4)Public park or playground 5)Dwelling, Multiple or Multiple Residence(See §325-3) 6)Business or Professional Office 2. Accessory Uses a. FICS-1 1)Accessory uses and service buildings for permitted uses, upon issuance of a special permit as set forth in §325-9 b. FICS-2 and FICS-3 1)Required off-street parking. 2)Private garage for not more than 3 cars. 3)Structures for const. purposes, not to remain over two years. 4)Sign in connection with permitted use (see Chapter 272-Sign Ordinance) By Special Permit: 7 | Page 5)Towers or structures for receipt or transmission of electronic signals for commercial purposes or for generation of electricity to be used on the premises where generated in any district (see § 325-9). Except for personal wireless services facilities. 6)An Accessory Apartment (see § 325-10) 7)Home Occupations: See §325-9C{i} B. Parking/Loading Requirements 1. Parking Requirement-None 2. Off Street Loading Requirement-None C. Area Requirements 1. Minimum Lot Size (SF) a. FICS-1: 3000SF b. FICS-2 and FICS-3: None 2. Minimum Width in Feet at Street Line a. FICS-1: 30’ b. FICS-2: 14’ c. FICS-3: 80’ 3. Maximum Building Height a. FICS-1: None b. FICS-2: 3 Stories or 35’ c. FICS-3: 4 Stories or 48’ 4. Maximum Percentage of Lot Coverage by Buildings a. FICS-1: 90% b. FICS-2: 50% c. FICS-3: 50% 5.Yard Dimensions. Required Minimum Front Yard a.FICS-1: 7’ b.FICS-2 and FICS-3: 15', porches, stoops, canopies allowed up to 5' from property line, 6.Required Minimum Side Yard: a.FICS-1: 9’ b.FICS-2 and FICS-3: 0’ between units, 10' to public right of way or 20' to adjacent building. 7.Required Minimum Other Side Yard: a.FICS-1: 9’ b.FICS-2 and FICS-3: 0’ between units, 5' to public right of way or 15' to adjacent building. 8.Required Minimum Rear Yard: a.FICS-1: 5’ b.FICS-2 and FICS-3: 10’ 9.Minimum Building Height: None 8 | Page Section 2. 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 3.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 4. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. To: Planning and Economic Development Committee From: Lisa Nicholas, Deputy Director of Planning Date: October 1, 2019 RE: 320 Buffalo St (Immaculate Conception) PUD – Planning Board Update to Common Council This update is submitted in accordance with the City’s PUD Ordinance, which requires that the Planning Board update Common Council after each Planning Board meeting where the project is considered and request ongoing written comments from the Common Council. Plea se submit any written comments for the Planning Board to me at lnicholas@cityofithaca.org or Anya Harris at aharris@cityofithaca.org . Call (607-274-6557) or email me directly with questions or requests for information. Planning Board Update The Planning Board reviewed the project at their September 24, 2019 meeting. The applicant reviewed recent changes including removal of the previously proposed addition on the west end of the existing school building as well as newly updated building elevations. T he Planning Board reviewed the environmental forms and issued a negative declaration of environmental significance – which is attached for your reference. The Planning Board expects to continue reviewing the project at the next meeting on October 22, 2019, at which time they anticipate issuing preliminary & final site plan approval. Other Project updates: The Board reviewed the proposed PUD and submitted comments to C ouncil (attached). 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 APPROVED RESOLUTION Site Plan Review CEQR – Negative Declaration Mixed Use Housing 320 W Buffalo Street Planning & Development Board September 24, 2019 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for located at 320 W Buffalo Street by Lynn Truame for Ithaca Neighborhood Housing Services, applicant and owner, and WHEREAS: the project involves the renovation/conversion of the existing two-story former school building into a mixed-use building, a new four-story apartment building, (2) three-unit townhome buildings, (1) four-unit townhome building, the renovation/conversion of a single-family home into a two-family home, and the renovation of the “Catholic Charities” Building. The overall project will contain 79 dwelling units with 130 bedrooms. Total increase in square footage on the site will be 44,305 SF (from 62,358 to 106,663 SF). 3,773 SF of new and existing space in the former school will be commercial use and 2,055 SF will be rented to the Greater Ithaca Activities Center (GIAC). Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 48 surface parking spaces and other site amenities. The property is located in the R-2b zoning district; however, the applicant has applied to Common Council for a Planned Unit Development (PUD), and WHEREAS: This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11)., and WHEREAS: Common Council, NYS Department of Environmental Conservation, and the Tompkins County Department of Health all potentially involved agencies in this action, have all consented to the Planning Board acting as Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 25 2019, declare itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on September 24, 2019, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3 prepared by Planning staff; drawings titled: “Boundary and Topographic Map Immaculate Conception Church, No 320-330 West Buffalo Street, No. 309 North Plain Street, City of Ithaca, Tompkins County, New York” dated 3-28-2019; “Existing Site Conditions Plan (C101)” ”Construction Plan (G100)”, “Site Details- Paving (L501)” and “Site Details - Fixtures ((L502)” dated 5-24-19; and “Demolition Plan (C102)”, “Erosion and Sediment Control Plan (C103)”, “Utility Plan (C104)”, ‘Grading and Drainage Plan (C105)” dated 7-8-19 and all prepared by TG Miller PC; “Site Plan (L001)’, “Layout Plan (L101)”, “Planting Plan (L103)” , “Elevations (A201)” –showing the mixed use building, and “Perspective Views (902)” all dated 7-8-19; Drawings pertaining to Townhomes 2-2-2-3: “Floor Plans (A100, A101 & A102)”, “Elevations (A201 & A202)”, “Perspectives (A203)” and ‘Sections (A301)”; Drawings pertaining to Townhomes 2-2-3: “Floor Plans (A100, A101 & A102)”, “Elevations (A201 & A202)”, “Perspectives (A203)” and ‘Sections (A301)”: Drawings pertaining to Townhomes 2-3-3: “Floor Plans (A100, A101 & A102)”, “Elevations (A201 & A202)”, “Perspectives (A203)” and ‘Sections (A301)” all dated 8-15-19 and ‘prepared by Stream Collaborative, and other application materials, and WHEREAS: the City of Ithaca Parks Recreation and Natural Resources Commission, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Glass Seconded by: Elliott In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 1 PROJECT DESCRIPTION The project involves the renovation/conversion of the existing two-story former school building into a mixed- use building, a new four-story apartment building, (2) three unit townhome buildings, (1) four-unit townhome building, the renovation/conversion of a single family home into a two-family home, and the renovation of the “Catholic Charities” Building. The overall project will contain 79 dwelling units with 130 bedrooms. Total increase in square footage on the site will be 44,305sf (from 62,358 to 106,663sf). 6,028 sf of new and existing space in the former school will be commercial use and 2,495 sf will be rented to the Greater Ithaca Activities Center (GIAC). Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 48 surface parking spaces and other site amenities. The property is located in the R-2b zoning district, however the applicant has applied to Common Council for a Planned Unit Development (PUD). This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). IMPACT ON LAND The 2.68 project site is a previously developed urban site in a densely developed area of the city. Current conditions on the site include a large former school building, a gymnasium, three smaller buildings and two large asphalt parking areas. Impervious coverage is currently 1.75 acres (76,184sf) or 65.3%. The proposed project will decrease impervious surface by 2,661 sf to 1.69 acres (73,524 sf) or 63%. Construction is expected to last 16 months. As shown on the Demolition Plan Site dated May 24, 2019 and prepared by TG Miller, site preparation and will require the removal of portions of the existing school building, one single family home, asphalt areas, walkways, fencing, landscaping, drainage structures and other site features resulting in the disturbance of approximately 1.97 acres. The applicant has submitted a Subsurface Investigation Report date July 2019 and prepared by Elwyn Palmer Consulting Engineers PLLC. The report recommends the use of an H-pile foundation system for the building addition and a slab foundation for the townhomes. Pile driving is expected to last 3 weeks. The applicant has agreed to the following: y Building condition surveys of adjacent properties prior to construction y Continuous vibration monitoring during construction by an independent vibration monitoring engineer y Surveys of existing adjacent construction for level control prior to and during construction y Strict compliance with the City ordinance for construction operations, including allowable work days and work hours y Noise monitoring during pile driving operations City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 2 The applicant has stated that approximately 500 tons (approximately 3- 400 cubic yards) of debris and materials will be removed from the site during demolition and site preparation. This equals approximately 20-28 trips, assuming that hauling is done with 14 cubic yard capacity dump trucks. The Lead Agency has determined that based on the information above, and considering the long development history of the site, no significant impact to land is anticipated. IMPACT ON SURFACE WATER There are no surface water features on or adjacent to the project site, therefore the Lead Agency has determined that no significant impact to surface water is anticipated. IMPACT ON GROUNDWATER See impacts to Human Health The Lead Agency has determined that based on the information detailed below, no significant impact to groundwater is anticipated. IMPACT ON FLOODING The project site is not located in a 100- or 500-year flood zone. The 2.68 project site is a previously developed urban site in a densely developed area of the city. Current conditions on the site include a large former school building, a gymnasium, three smaller buildings and two large asphalt parking areas. Impervious coverage is currently 1.75 acres (76,184sf) or 65.3%. The proposed project will decrease impervious surface by 2,661 sf to 1.69 acres (73,524 sf) or 63%. Site preparation and construction will result in the disturbance of approximately 1.97 acres. The applicant has submitted a letter outlining the proposed approach to stormwater on the site to Scott Gibson, City Stormwater Management Officer from Andrew Sciarabba, P.E. of TG Miller P.C. dated July 8, 2019. The letter states that, in accordance with City Code, the project is categorized as a redevelopment site and, as such, must include water quality controls because it does not reduce impervious surface by 25%. The letter states: Water quality must be provided for the balance of the 25% reduction that could not be met (23.0%). Disconnection of rooftop runoff and tree plantings will be utilized to reduce the water quality requirements. Impervious areas will be directed to rain gardens to provide the balance of the treatment. Standard storm sewer improvements will consist of piping and storm structures as needed to support the site grading. If infiltration results reveal suitable soils, dry wells may be installed within one parking lot area. Temporary erosion and sediment control practices to be selected for the construction phase will focus on minimizing tracking soil off-site, controlling sediment transport and dust and filtering any foundation dewatering discharges. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 3 Prior to issuance of a building permit a Full SWPPP (including NOI and MS4 SWPPP Acceptance Form) will be prepared consistent with NYSDEC GP-0-15- 002, Chapter 9 of the New York State Stormwater Management Design Manual and the City of Ithaca Stormwater Regulations. After review and approval of the SWPPP by the SMO a Notice of Intent will be filed with the NYSDEC in order to obtain coverage under the State’s SPDES General Permit for Stormwater Activities. The Lead Agency has determined that based on the information above, no significant impact on flooding is anticipated. IMPACTS ON AIR According to information provided by the applicant, construction is projected to last approximately 16 months. Excavation and preparation of foundations additionally create the potential for increased airborne dust and dirt particles. Impacts to air quality will be limited to the period associated with construction activities. During construction, the applicant will employ the following applicable dust control measures, as appropriate: ● Misting or fog spraying the site to minimize dust; ● Maintaining crushed stone tracking pads at all entrances to the construction site; ● Re-seeding disturbed areas to minimize bare exposed soils; ● Keeping roads clear of dust and debris; ● Requiring construction trucks to be covered; and ● Prohibiting burning of debris on site. The Lead Agency has determined that with implementation of these mitigation measures during construction, no significant impact to air is anticipated. IMPACT ON PLANTS AND ANIMALS The 2.68 acre site is previously developed. Approximately 63 percent of the site is currently impervious surface including large parking areas. Site development will require the removal of six trees, including one street tree, and all other vegetation for grading and site preparation. At project completion, landscaped areas on the site will go from 40,510 sf under current conditions to 43,124 sf, an increase of 2,660 sf. The applicant has submitted a landscaping plan dated 7/08/19 and prepared by Stream Collaborative. The plan, which will be further developed during site plan review, includes twelve deciduous shade trees, including two street trees and other landscaped areas. The applicant has submitted a drawing titled Erosion and Sediment Control Plan (C103) dates July 8, 2019 and prepared by Stream Collaborative et.al. that shows protection of existing street trees and one interior tree. Tree protection will be reviewed and approved by the City Forester before a building permit is issued. The applicant will also add tree protection to the trees along the fence line at 327-329 W Court Street. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 4 Based on information above the Lead Agency has determined no significant impact to plants and animals is anticipated. IMPACT ON AGRICULTURAL RESOURCES The project site is not in or adjacent to an agricultural area. Based on the information provided above, the Lead Agency has determined no significant impact to agricultural resources is anticipated. IMPACT ON AESTHETIC RESOURCES According to the Tompkins County Scenic Resource Views, there are no scenic resources located adjacent to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located near the project site. Based on the information above, the Lead Agency has determined that no significant impacts to aesthetic resources is anticipated. IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES The site is not located within a historic district, and the existing site is not designated at the local or state level as an historic resource There are several downtown historic districts within a few blocks of the project site including the local Downtown West District two blocks to the south, the local Dewitt District two blocks to the east and the National Downtown District three blocks to the southeast. The locally designated Dennis Newton House is also two blocks northeast of the site. The area surrounding the site is characterized by traditional residential homes in a range of styles, built from the mid 1800’s to early 1900’s. The historic Beverly J Martin Elementary school is a prominent feature of the neighborhood. The project employs building styles and colors that aim to be compatible with the historic character of the neighborhood. The townhomes are in a variety of styles, all have pitched roofs and porches and are of a scale that is compatible with surrounding homes. The four-story addition to the existing school is of similar mass and height as the adjacent elementary school and employs similar colors. The proposed addition also has a one-story step-back on Buffalo Street to reduce the perceived height. Building materials and design will be further developed during site plan review. In addition, the FEAF Part I noted the potential for archeological resources on or near the site. As a result the applicant submitted the project to the NYS Parks Recreation and Historic Preservation (NYSPRHP) for review. The applicant has submitted a letter dated April 9, 2019 to Lynn Truame of INHS from Michael F Lynch of NYSPRHP stating that no historic properties would be affected by the project. Based on the information provided above, the Lead Agency has determined no significant impact on historic and archaeological resources is anticipated. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 5 IMPACT ON OPEN SPACE AND RECREATION The project site is in a densely developed residential neighborhood and is adjacent to an elementary school, GIAC, serving mainly youth, the City owned Alex Haley Pool, basketball courts and a large passive recreation park. The site does not currently contain any public open space or recreation however the former school had a small playground, which will not be retained. Development of the site will result in an increase in public recreational facilities as the former school gym will be retained and sold to the City of Ithaca for GIAC programing. Based on the information above, the Lead Agency has determined that no significant impact to open space and recreation is anticipated. IMPACT ON CRITICAL ENVIRONMENTAL AREAS There are no critical environmental areas located within the City of Ithaca. However, Tompkins County identifies Unique Natural Areas (“UNAs”) throughout the county, which are part of the landscape that has outstanding geological and environmental qualities, such as special natural communities, or plants and animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation and does not provide legal protection for an area, but signals that special resources may exist that require project modification. The closest UNA to the Project Site, 156, Six Mile Creek Valley, is over ½ away from the project site, and as such, will have no impact it. As a result of the information provided above and in discussions with the applicant, the Lead Agency has determined no significant impact to Critical Environmental Areas is anticipated. IMPACT ON TRANSPORTATION The applicant has submitted a Trip Generation and Parking Letter from David Kruse, Transportation Planner from SRF Associates to Lynn Truame of INHS, dated May 20 2019. The letter provides estimated trip generation and parking demand under proposed conditions, gives an assessment of on-street parking within a 5 minute walk of the site and provides recommendations. The letter demonstrates that a Transportation Impact Study (TIS) is not warranted because the project’s vehicle trip generation (at 23 entering/25 exiting trips during the AM peak hour and 26 entering and/29 exiting trips during the PM peak hour) is well below the guideline of 100 vehicle trips per hour on any intersection approach. In the process of this argument, Kruse points out that trip generation under the site’s previous long-term use as a school was significantly higher at the AM peak hour and also that trip generation for the project will likely be lower than estimated due to the fact that it was not discounted by factors such as site location, TDM efforts and data from other similar INHS project The letter also makes the following conclusions and recommendation regarding parking: City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 6 ● The overall On-Street Parking Utilization indicates there is an approximate 31.4% utilization rate during the 6:00 AM peak period, an approximate 51.8% utilization rate during the 10:00 AM peak period, and a 43.6% utilization rate during the 6:00 PM peak period. ● The projected baseline parking demand is 63 parking spaces. After application of shared parking principles, the adjusted parking demand is 47 parking spaces. The proposed project will provide 48 on-site parking spaces. There is a projected surplus of one (1) on-site parking space to accommodate the projected parking demand during the project site’s peak period. Should additional parking be needed due to unforeseen periods of higher demand and based upon the results of the On-Street Parking Utilization Assessment, there is sufficient on-street capacity to accommodate additional parking demands without placing an unreasonable burden on the neighborhood. ● Additional factors can reduce the demand for parking, such as bike share and car share facilities; the use of nearby transit; carpooling; ride hailing services, such as Uber and Lyft; and unbundled parking – parking spaces sold or rented separately from the building or unit space Construction Impacts Project construction is anticipated to last 16 months. During this time constructing activities will impact transportation, particularly around the elementary school and GIAC. The applicant has submitted a drawing titled “Construction Plan (G100)” dated 5/24/19 and prepared by Stream Collaborative. The drawing shows two stabilized construction entrances on N Plain Street, chain link fence around the entire site and job trailers located adjacent to the gym building. As seen on “Demolition Plan (C102)” dated May 24, 2019, and “Utility Plan (C105)’ dated July 8, 2019, new water and sewer connections are required to each building. This will require excavation into the City rights of way on W Buffalo and N Plain Streets, which will temporarily disrupt pedestrian bike and vehicular traffic. The applicant has submitted a letter dated September 4, 2019 from Richard J Potts, Vice President of Construction for Hamilton/Stern to Lisa Nicholas, Deputy Director of Planning regarding construction impacts and mitigations. The letter outlines staging (mostly on site), anticipated street and sidewalk closures, and contractor parking and delivery and hauling routes, as outlined below: Construction Staging & Delivery: The applicant proposes to fence the site and to stage materials on site with the fenced area and the property line. Materials will be delivered via two gates located on North Plain Street. Anticipated Street/Sidewalk Closures: The letter states that streets and sidewalks will be closed only for utility and curb cut construction. Sidewalks will also be closed when construction is exterior work is close to the sidewalk. The applicant will work closely with the City to install proper signage and traffic modification to ensure safety for all modes of transpiration. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 7 Contractor Parking: The letter states that contractor parking will be on site or on other legal on-street parking spaces and lots. The Lead Agency encourages the applicant to explore contractor parking at a remote lot. The details of temporary closures will be defined as part of the required street permit, however the Lead Agency requests that sidewalk closures resulting in street crossings, are kept to a minimum, particularly when school is in session. As a result of the information provided above, the Lead Agency has determined that no significant impact on traffic is anticipated. IMPACT ON ENERGY The applicant has provided the following information about energy usage and systems design in application materials dated September 5, 2019: 1. Energy Star x The project will include water fixtures that meet EPA’s Water Sense requirements. x All permanent appliances will be Energy Star rated. 2. Heat Pumps. x We intend to use electrically–powered VRP air-source heat pump systems in the multi- family building. x We are investigating the possibility of using heat pump water heaters but until we have completed a utility cost analysis we cannot commit to the type of water heating we will be able to provide. 3. Renewables. x Roof surfaces are solar receptive to the extent possible, given the site layout and nature of the existing buildings; however, we are not providing solar panels as part of this project due to cost constraints. 4. Energy-efficient building design. x The building has been designed with a window-to-wall ratio of less than 25%. x The overall building shapes are simple. x The final R-value of the insulation has not been determined at this time, but it is our intent to achieve a significant increase in R-value over code. x We will be conducting blower-door testing to confirm that infiltration has been minimized. We are targeting Enterprise Green Communities certification for the project, along with NYSERDA Low-rise New Construction Tier 1. 5. Lighting controls and high-efficient lighting technology x LED lighting will be used throughout the project x Occupancy sensors will be used in common areas within the multi-family building and photo sensors will be used for exterior lighting. 6. High-efficiency heating and cooling systems x As noted above, the project will include VRP air-source heat pumps x We are unsure at this time of the method of water heating that will be employed, but are investigating heat pumps. Options under consideration include heat pumps, electric City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 8 resistance water heaters, and a central gas-fired hot water system. Because this is an affordable housing project we must calculate utility all for each of these systems and evaluate their impact on the operational feasibility of the project before settling on the system that will be used. Our priority will be to include the most efficient system available that is acceptable to our public funders and that can be supported operationally by the project. x Heating and cooling systems will be located in conditioned space. x Our proposed heating/cooling system for the multi-family building includes energy recovery ventilation. x If ductwork is used for the heating/cooling system, it will be leak-tested and sealed as necessary. 7. Whole building energy modeling x The project will employ whole building energy modeling. Sustainable Comfort has been retained as the sustainability consultant for the project. As a result from the information provided above, the Lead Agency has determined that no significant impact to energy is anticipated. IMPACT ON NOISE, ODOR, AND LIGHT The project site is in a densely developed residential neighborhood and is adjacent to an elementary school, GIAC, serving mainly youth, the City owned Alex Haley Pool, basketball courts and a large passive recreation park. The site has historically been very active, housing a Catholic day school that was in operation for over one hundred years, as well as Catholic Charities of Tompkins County, which provides a variety of programs to serve low income and vulnerable populations. The conversion to primarily residential use is compatible with the neighborhood and is not expected to significantly increase noise light or odor. The applicant has stated that any exterior lighting will be sharp cutoff to avoid light spillage to adjacent properties. Construction activities on the site will last approximately 16 months and will be expected to cause significant but temporary noise impacts during site preparation, installation of the deep foundation system and building erection. The applicant has submitted the completed Subsurface Investigation Report date July 2019 and prepared by Elwyn Palmer Consulting Engineers PLLC. The report recommends the use of an H-pile foundation system for the building addition and a slab foundation for the townhomes. Pile driving is expected to last 3 weeks. The applicant has agreed to the following: y Building condition surveys of adjacent properties prior to construction y Continuous vibration monitoring during construction by an independent vibration monitoring engineer y Surveys of existing adjacent construction for level control prior to and during construction y Strict compliance with the City ordinance for construction operations, including allowable work days and work hours y Noise monitoring during pile driving operations The applicant has agreed to complete pile driving during Ithaca City School District summer break and to City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 9 Pile driving should be limited to the hours of 9:00 AM to 4:30 P.M. Monday through Friday. Other noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the Director of Planning and Development). As a result of the information provided above, the Lead Agency has determined the potential impacts are temporary and the applicant has mitigated those impacts to the maximum extent practicable. IMPACT ON HUMAN HEALTH The applicant has submitted Phase 1 & 2 Environmental Site Assessments (ESA) dated January 2019 and March 11, 2019 respectively, as well as a letter dated March 20, 2019 detailing results of groundwater testing, all of which were prepared by Seeler Engineering P.C. The Phase 2 ESA was done because Seeler identified one Recognized Environmental Concern (REC), the former New York State Electric and Gas (NYSEG) Ithaca Court Street Manufactured Gas Plant (MGP), which was previously located directly north of the project site. According to information provided by the applicant, operations at the former NYSEG – Ithaca Court Street MGP resulted in the release of hazardous wastes, including coal carbonization and water gas tars, including the chemicals polycyclic aromatic hydrocarbons (PAH’s) and benzene, toluene, ethylbenzene, and xylene (BTEX). The Phase 2 ESA explored whether the known nearby release of these hazardous wastes posed a potential threat to human health and environment on the project site due to the exposure to soils, groundwater, and gas vapors. To make this assessment, Seeler took a number of actions. First, they conducted a records review of all available documents pertaining to the former NYSEG site and its remediation. Second, Seeler contracted with Kenny Geotechnical Engineering Services on March 2019 to conduct soil and water sampling and testing on the project site. During collection neither soil nor water showed visual or olfactory evidence of contamination. Both soil and groundwater samples were tested for Volatile Organic Compounds (VOC’s) and Semi-Volatile Organic Compounds (SVOC’s). All groundwater samples and all but one soil sample had non-detectable concentrations of VOC’s and SVOC’s. Seeler determined that the one elevated SVOC soil sample originated on site and was not indicative of a broad based impact. The conclusion of the investigation was that the project site is not impacted by the former NYSEG site and that the REC could be closed. As a result of the information provided above, the Lead Agency has determined no significant impact to human health is anticipated. CONSISTENCY WITH COMMUNITY PLANS The project is in the R2-b zoning district, however the applicant has applied for a Planned Unit Development (PUD) from Common Council. The proposed PUD has 3 subzones as shown on the drawing titled Layout Plan, dated 7/08/19 and prepared by Stream Collaborative. City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM – Part III Project Name: Immaculate Conception - 320 W Buffalo St Date Created: 6-5-19 Updated 8-4-19 and 9-16-19 10 Subzone 1 contains the existing school, the proposed 4-story addition and parking. Proposed zoning for this area is a maximum of 4 stories and 48’, 50% lot coverage and minimum setbacks requirements of 15’ for the front yard (with exceptions for porches), zero feet between units, 10’ or 5’ to public rights of way or 20 feet between adjacent buildings. Proposed uses include residential use throughout with commercial and office restricted to the basement level of the building. Permitted accessory uses are the same as those currently permitted in the R2-b zone. Subzone 2 contains the proposed townhomes, the Catholic Charities building, common landscaped areas and a small parking area. Proposed zoning for this area is a maximum of 3 stories and 35’. All other area requirements ae the same as subzone 1. Proposed uses include residential throughout with commercial and office restricted to the existing Catholic Charities building. Permitted accessory uses are the same as those currently permitted in the R2-b zone. Subzone 3 contains the existing gym building. Proposed zoning for this zone conforms to the existing conditions on the site with 90% lot coverage and minimum setbacks requirements of 8’ for the front yard, 10’ for the side yard and 10’ for the rear yard, although the rear yard setback may be slightly adjusted. Other area requirements and uses are proposed to be the same as the adjacent P-1 district. Off street parking and loading are not required in any of the proposed zones The conversion to primarily residential use is compatible with the neighborhood and is well located in relation to transportation, shopping, schools, parks and social services. The project is consistent with the community goal of adding affordable and for sale units to the City’s housing stock on and appropriate site. As the site has historically been very active, the conversion to residential is not expected to negatively impact the neighborhood. Based on the information described above, the Lead Agency has determined that no significant impact to community plans is anticipated. CONSISTENCY WITH COMMUNITY CHARACTER The project site is in a densely developed residential neighborhood and is adjacent to an elementary school, GIAC, serving mainly youth, the City owned Alex Haley Pool, basketball courts and a large passive recreation park. The site has historically been very active, housing a Catholic day school that was in operation for over one hundred years, as well as Catholic Charities of Tompkins County, which provides a variety of programs to serve low income and vulnerable populations. The conversion to primarily residential use is compatible with the neighborhood and community character. Due the project’s central location it will be well served by existing infrastructure, police, fire and other public services. Based on the information provided above, the Lead Agency has determined no significant impact on community character is anticipated. Prepared by: Lisa Nicholas, Deputy Director of Planning, AICP Page 1 of 10 Full Environmental Assessment Form Part 2 - Identification of Potential Project Impacts Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could be affected by a proposed project or action. We recognize that the lead agency=s reviewer(s) will not necessarily be environmental professionals. So, the questions are designed to walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2, the form identifies the most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed, the lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area, complete the Coastal Assessment Form before proceeding with this assessment. Tips for completing Part 2: x Review all of the information provided in Part 1. x Review any application, maps, supporting materials and the Full EAF Workbook. x Answer each of the 18 questions in Part 2. x If you answer “Yes” to a numbered question, please complete all the questions that follow in that section. x If you answer “No” to a numbered question, move on to the next numbered question. x Check appropriate column to indicate the anticipated size of the impact. x Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box “Moderate to large impact may occur.” x The reviewer is not expected to be an expert in environmental analysis. x If you are not sure or undecided about the size of an impact, it may help to review the sub-questions for the general question and consult the workbook. x When answering a question consider all components of the proposed activity, that is, the Awhole action@. x Consider the possibility for long-term and cumulative impacts as well as direct impacts. x Answer the question in a reasonable manner considering the scale and context of the project. 1. Impact on Land Proposed action may involve construction on, or physical alteration of, NO YES the land surface of the proposed site. (See Part 1. D.1) If “Yes”, answer questions a - j. If “No”, move on to Section 2. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may involve construction on land where depth to water table is less than 3 feet.E2d b. The proposed action may involve construction on slopes of 15% or greater.E2f c. The proposed action may involve construction on land where bedrock is exposed, or generally within 5 feet of existing ground surface. E2a d. The proposed action may involve the excavation and removal of more than 1,000 tons of natural material. D2a e. The proposed action may involve construction that continues for more than one year or in multiple phases. D1e f. The proposed action may result in increased erosion, whether from physical disturbance or vegetation removal (including from treatment by herbicides). D2e, D2q g. The proposed action is, or may be, located within a Coastal Erosion hazard area.B1i h. Other impacts: _______________________________________________________ ___________________________________________________________________ "HFODZ6TF0OMZ<*GBQQMJDBCMF> 1SPKFDU %BUF FEAF2019 320 W Buffalo St 6-4-19 ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔Foundation construction will likely involve piles Page 2 of 10 2. Impact on Geological Features The proposed action may result in the modification or destruction of, or inhibit access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, NO YES minerals, fossils, caves). (See Part 1. E.2.g) If “Yes”, answer questions a - c. If “No”, move on to Section 3. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Identify the specific land form(s) attached: ________________________________ ___________________________________________________________________ E2g b. The proposed action may affect or is adjacent to a geological feature listed as a registered National Natural Landmark. Specific feature: _____________________________________________________ E3c c. Other impacts: ______________________________________________________ ___________________________________________________________________ 3. Impacts on Surface Water The proposed action may affect one or more wetlands or other surface water NO YES bodies (e.g., streams, rivers, ponds or lakes). (See Part 1. D.2, E.2.h) If “Yes”, answer questions a - l. If “No”, move on to Section 4. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may create a new water body. D2b, D1h b. The proposed action may result in an increase or decrease of over 10% or more than a 10 acre increase or decrease in the surface area of any body of water. D2b c. The proposed action may involve dredging more than 100 cubic yards of material from a wetland or water body. D2a d. The proposed action may involve construction within or adjoining a freshwater or tidal wetland, or in the bed or banks of any other water body. E2h e. The proposed action may create turbidity in a waterbody, either from upland erosion, runoff or by disturbing bottom sediments. D2a, D2h f. The proposed action may include construction of one or more intake(s) for withdrawal of water from surface water. D2c g. The proposed action may include construction of one or more outfall(s) for discharge of wastewater to surface water(s). D2d h. The proposed action may cause soil erosion, or otherwise create a source of stormwater discharge that may lead to siltation or other degradation of receiving water bodies. D2e i. The proposed action may affect the water quality of any water bodies within or downstream of the site of the proposed action. E2h j. The proposed action may involve the application of pesticides or herbicides in or around any water body. D2q, E2h k. The proposed action may require the construction of new, or expansion of existing, wastewater treatment facilities. D1a, D2d ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 3 of 10 l. Other impacts: _______________________________________________________ ___________________________________________________________________ 4. Impact on groundwater The proposed action may result in new or additional use of ground water, or NO YES may have the potential to introduce contaminants to ground water or an aquifer. (See Part 1. D.2.a, D.2.c, D.2.d, D.2.p, D.2.q, D.2.t) If “Yes”, answer questions a - h. If “No”, move on to Section 5. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may require new water supply wells, or create additional demand on supplies from existing water supply wells. D2c b. Water supply demand from the proposed action may exceed safe and sustainable withdrawal capacity rate of the local supply or aquifer. Cite Source: ________________________________________________________ D2c c. The proposed action may allow or result in residential uses in areas without water and sewer services. D1a, D2c d. The proposed action may include or require wastewater discharged to groundwater.D2d, E2l e. The proposed action may result in the construction of water supply wells in locations where groundwater is, or is suspected to be, contaminated. D2c, E1f, E1g, E1h f. The proposed action may require the bulk storage of petroleum or chemical products over ground water or an aquifer. D2p, E2l g. The proposed action may involve the commercial application of pesticides within 100 feet of potable drinking water or irrigation sources. E2h, D2q, E2l, D2c h. Other impacts: ______________________________________________________ __________________________________________________________________ 5. Impact on Flooding The proposed action may result in development on lands subject to flooding. NO YES (See Part 1. E.2) If “Yes”, answer questions a - g. If “No”, move on to Section 6. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in development in a designated floodway.E2i b. The proposed action may result in development within a 100 year floodplain.E2j c. The proposed action may result in development within a 500 year floodplain.E2k d. The proposed action may result in, or require, modification of existing drainage patterns. D2b, D2e e. The proposed action may change flood water flows that contribute to flooding.D2b, E2i, E2j, E2k f. If there is a dam located on the site of the proposed action, LVWKH dam LQQHHGRIUHSDLU RUXSJUDGH" E1e ✔Project requires a SWPPP ✔ ✔ Page 4 of 10 g. Other impacts: ______________________________________________________ ___________________________________________________________________ 6. Impacts on Air NO YES The proposed action may include a state regulated air emission source. (See Part 1. D.2.f., D2hD.2.g) If “Yes”, answer questions a - f. If “No”, move on to Section 7. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. If the proposed action requires federal or state air emission permits, the action may also emit one or more greenhouse gases at or above the following levels: i. More than 1000 tons/year of carbon dioxide (CO2) ii. More than 3.5 tons/year of nitrous oxide (N22) iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons (PFCs) iv. More than .045 tons/year of sulfur hexafluoride (SF6) v. More than 1000 tons/year of carbon dioxide equivalent of hydrochloroflRurocarbons (HFCs) emissions vi. 43 tons/year or more of methane D2g D2g D2g D2g D2g D2h b. The proposed action may generate 10 tons/year or more of any one designated hazardous air pollutant, or 25 tons/year or more of any combination of such hazardous air pollutants. D2g c. The proposed action may require a state air registration, or may produce an emissions rate of total contaminants that may exceed 5 lbs. per hour, or may include a heat source capable of producing more than 10 million BTU=s per hour. D2f, D2g d.The proposed action may reach 50% of any of the thresholds in “a”through “c”, above. DJ e. The proposed action may result in the combustion or thermal treatment of more than 1 ton of refuse per hour. D2s f. Other impacts: ______________________________________________________ __________________________________________________________________ 7.Impact on Plants and Animals The proposed action may result in a loss of flora or fauna. (See Part 1. E.2. m.-q.) NO YES If “Yes”, answer questions a - j. If “No”, move on to Section 8. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a.The proposed action may cause reduction in population or loss of individuals of any threatened or endangered species, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. E2o b. The proposed action may result in a reduction or degradation of any habitat used by any rare, threatened or endangered species, as listed by New York State or the federal government. E2o c. The proposed action may cause reduction in population, or loss of individuals, of any species of special concern or conservation need, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. E2p d. The proposed action may result in a reduction or degradation of any habitat used by any species of special concern and conservation need, as listed by New York State or the Federal government. E2p ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔Construction actives ✔ Page 5 of 10 e. The proposed action may diminish the capacity of a registered National Natural Landmark to support the biological community it was established to protect. E3c f. The proposed action may result in the removal of, or ground disturbance in, any portion of a designated significant natural community. Source: ____________________________________________________________ E2n g. The proposed action may substantially interfere with nesting/breeding, foraging, or over-wintering habitat for the predominant species that occupy or use the project site.E2m h. The proposed action requires the conversion of more than 10 acres of forest, grassland or any other regionally or locally important habitat. Habitat type & information source: ______________________________________ __________________________________________________________________ E1b i. Proposed action (commercial, industrial or recreational projects, only) involves use of herbicides or pesticides. D2q j. Other impacts: ______________________________________________________ __________________________________________________________________ 8. Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) NO YES If “Yes”, answer questions a - h. If “No”, move on to Section 9. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may impact soil classified within soil group 1 through 4 of the NYS Land Classification System. E2c, E3b b. The proposed action may sever, cross or otherwise limit access to agricultural land (includes cropland, hayfields, pasture, vineyard, orchard, etc). E1a, Elb c. The proposed action may result in the excavation or compaction of the soil profile of active agricultural land. E3b d. The proposed action may irreversibly convert agricultural land to non-agricultural uses, either more than 2.5 acres if located in an Agricultural District, or more than 10 acres if not within an Agricultural District. E1b, E3a e. The proposed action may disrupt or prevent installation of an agricultural land management system. El a, E1b f. The proposed action may result, directly or indirectly, in increased development potential or pressure on farmland. C2c, C3, D2c, D2d g. The proposed project is not consistent with the adopted municipal Farmland Protection Plan. C2c h. Other impacts: ________________________________________________________ ✔ Page 6 of 10 9. Impact on Aesthetic Resources The land use of the proposed action are obviously different from, or are in NO YES sharp contrast to, current land use patterns between the proposed project and a scenic or aesthetic resource. (Part 1. E.1.a, E.1.b, E.3.h.) If “Yes”, answer questions a - g. If “No”, go to Section 10. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Proposed action may be visible from any officially designated federal, state, or local scenic or aesthetic resource. E3h b. The proposed action may result in the obstruction, elimination or significant screening of one or more officially designated scenic views. E3h, C2b c. The proposed action may be visible from publicly accessible vantage points: i. Seasonally (e.g., screened by summer foliage, but visible during other seasons) ii. Year round E3h d. The situation or activity in which viewers are engaged while viewing the proposed action is: i. Routine travel by residents, including travel to and from work ii. Recreational or tourism based activities E3h E2q, E1c e. The proposed action may cause a diminishment of the public enjoyment and appreciation of the designated aesthetic resource. E3h f. There are similar projects visible within the following distance of the proposed project: 0-1/2 mile ½ -3 mile 3-5 mile 5+ mile D1a, E1a, D1f, D1g g. Other impacts: ______________________________________________________ __________________________________________________________________ 10. Impact on Historic and Archeological Resources The proposed action may occur in or adjacent to a historic or archaeological NO YES resource. (Part 1. E.3.e, f. and g.) If “Yes”, answer questions a - e. If “No”, go to Section 11. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur E3e b. The proposed action may occur wholly or partially within, or substantially contiguous to, an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory. E3f c. The proposed action may occur wholly or partially within, or substantially contiguous to, an archaeological site not included on the NY SHPO inventory. Source: ____________________________________________________________ E3g D 7KHSURSRVHGDFWLRQPD\RFFXUZKROO\RUSDUWLDOO\ZLWKLQRUVXEVWDQWLDOO\FRQWLJXRXV WRDQ\EXLOGLQJVDUFKDHRORJLFDOVLWHRUGLVWULFWZKLFKLVOLVWHGRQWKH1DWLRQDORU 6WDWH5HJLVWHURI+LVWRULFDO3ODFHVRUWKDWKDVEHHQGHWHUPLQHGE\WKH&RPPLVVLRQHU RIWKH1<62IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRU OLVWLQJRQWKH6WDWH5HJLVWHURI+LVWRULF3ODFHV ✔ ✔ ✔ ✔ ✔ Page 7 of 10 d. Other impacts: ______________________________________________________ __________________________________________________________________ e.If any of the above (a-d) are answered “0RGHUDWHWRODUJHLPSDFWPD\ RFFXU”, continue with the following questionsto help support conclusions in Part 3: i. The proposed action may result in the destruction or alteration of all or part of the site or property. ii. The proposed action may result in the alteration of the property’s setting or integrity. iii. The proposed action may result in the introduction of visual elements which are out of character with the site or property, or may alter its setting. E3e, E3g, E3f E3e, E3f, E3g, E1a, E1b E3e, E3f, E3g, E3h, C2, C3 11. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a NO YES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part 1. C.2.c, E.1.c., E.2.q.) If “Yes”, answer questions a - e. If “No”, go to Section 12. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in an impairment of natural functions, or “ecosystem services”, provided by an undeveloped area, including but not limited to stormwater storage, nutrient cycling, wildlife habitat. D2e, E1b E2h, E2m, E2o, E2n, E2p b. The proposed action may result in the loss of a current or future recreational resource. C2a, E1c, C2c, E2q c. The proposed action may eliminate open space or recreational resource in an area with few such resources. C2a, C2c E1c, E2q d. The proposed action may result in loss of an area now used informally by the community as an open space resource. C2c, E1c e. Other impacts: _____________________________________________________ _________________________________________________________________ 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical NO YES environmental area (CEA). (See Part 1. E.3.d) If “Yes”, answer questions a - c. If “No”, go to Section 13. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in a reduction in the quantity of the resource or characteristic which was the basis for designation of the CEA. E3d b. The proposed action may result in a reduction in the quality of the resource or characteristic which was the basis for designation of the CEA. E3d c. Other impacts: ______________________________________________________ __________________________________________________________________ ✔Project involves modifications to older structures ✔ ✔ ✔ ✔ ✔ Page 8 of 10 13. Impact on Transportation The proposed action may result in a change to existing transportation systems. NO YES (See Part 1. D.2.j) If “Yes”, answer questions a - I. If “No”, go to Section 14. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Projected traffic increase may exceed capacity of existing road network. D2j b. The proposed action may result in the construction of paved parking area for 500 or more vehicles. D2j c. The proposed action will degrade existing transit access. D2j d. The proposed action will degrade existing pedestrian or bicycle accommodations. D2j H.The proposed action may alter the present pattern of movement of people or goods.D2j I. Other impacts: ______________________________________________________ __________________________________________________________________ 14. Impact on Energy The proposed action may cause an increase in the use of any form of energy. NO YES (See Part 1. D.2.k) If “Yes”, answer questions a - e. If “No”, go to Section 15. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action will require a new, or an upgrade to an existing, substation. D2k b. The proposed action will require the creation or extension of an energy transmission or supply system to serve more than 50 single or two-family residences or to serve a commercial or industrial use. D1f, D1q, D2k c. The proposed action may utilize more than 2,500 MWhrs per year of electricity.D2k d. The proposed action may involve heating and/or cooling of more than 100,000 square feet of building area when completed. D1g e. Other Impacts: ________________________________________________________ ____________________________________________________________________ 15. Impact on Noise, Odor, and Light The proposed action may result in an increase in noise, odors, or outdoor lighting. NO YES (See Part 1. D.2.m., n., and o.) If “Yes”, answer questions a - f. If “No”, go to Section 16. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may produce sound above noise levels established by local regulation. D2m b. The proposed action may result in blasting within 1,500 feet of any residence, hospital, school, licensed day care center, or nursing home. D2m, E1d c. The proposed action may result in routine odors for more than one hour per day. D2o ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 9 of 10 d. The proposed action may result in light shining onto adjoining properties.D2n e. The proposed action may result in lighting creating sky-glow brighter than existing area conditions. D2n, E1a f. Other impacts: ______________________________________________________ __________________________________________________________________ 16. Impact on Human Health The proposed action may have an impact on human health from exposure NO YES to new or existing sources of contaminants. (See Part 1.D.2.q., E.1. d. f. g. and h.) If “Yes”, answer questions a - m. If “No”, go to Section 17. Relevant Part I Question(s) No,or small impact may cccur Moderate to large impact may occur a. The proposed action is located within 1500 feet of a school, hospital, licensed day care center, group home, nursing home or retirement community. E1d b. The site of the proposed action is currently undergoing remediation.E1g, E1h c. There is a completed emergency spill remediation, or a completed environmental site remediation on, or adjacent to, the site of the proposed action. E1g, E1h d.The site of the action is subject to an institutional control limiting the use of the property (e.g.easementRUdeed restriction) E1g, E1h e. The proposed action may affect institutional control measures that were put in place to ensure that the site remains protective of the environment and human health. E1g, E1h f. The proposed action has adequate control measures in place to ensure that future generation, treatment and/or disposal of hazardous wastes will be protective of the environment and human health. D2t g. The proposed action involves construction or modification of a solid waste management facility. D2q, E1f h. The proposed action may result in the unearthing of solid or hazardous waste. D2q, E1f i. The proposed action may result in an increase in the rate of disposal, or processing, of solid waste. D2r, D2s j. The proposed action may result in excavation or other disturbance within 2000 feet of a site used for the disposal of solid or hazardous waste. E1f, E1g E1h k. The proposed action may result in the migration of explosive gases from a landfill site to adjacent off site structures. E1f, E1g l. The proposed action may result in the release of contaminated leachate from the project site. D2s, E1f, D2r m. Other impacts: ______________________________________________________ __________________________________________________________________ ✔ ✔ ✔Construction impacts ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Adjacency to former NYSEG MGP site on Court St.✔ Page 10 of 10 17. Consistency with Community Plans The proposed action is not consistent with adopted land use plans. NO YES (See Part 1. C.1, C.2. and C.3.) If “Yes”, answer questions a - h. If “No”, go to Section 18. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action’s land use components may be different from, or in sharp contrast to, current surrounding land use pattern(s). C2, C3, D1a E1a, E1b b. The proposed action will cause the permanent population of the city, town or village in which the project is located to grow by more than 5%. C2 c. The proposed action is inconsistent with local land use plans or zoning regulations. C2, C2, C3 d. The proposed action is inconsistent with any County plans, or other regional land use plans. C2, C2 e. The proposed action may cause a change in the density of development that is not supported by existing infrastructure or is distant from existing infrastructure. C3, D1c, D1d, D1f, D1d, Elb f. The proposed action is located in an area characterized by low density development that will require new or expanded public infrastructure. C4, D2c, D2d D2j g. The proposed action may induce secondary development impacts (e.g., residential or commercial development not included in the proposed action) C2a h. Other: _____________________________________________________________ __________________________________________________________________ 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. NO YES (See Part 1. C.2, C.3, D.2, E.3) If “Yes”, answer questions a - g. If “No”, proceed to Part 3. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may replace or eliminate existing facilities, structures, or areas of historic importance to the community. E3e, E3f, E3g b. The proposed action may create a demand for additional community services (e.g. schools, police and fire) C4 c. The proposed action may displace affordable or low-income housing in an area where there is a shortage of such housing. C2, C3, D1f D1g, E1a d. The proposed action may interfere with the use or enjoyment of officially recognized or designated public resources. C2, E3 e. The proposed action is inconsistent with the predominant architectural scale and character. C2, C3 f. Proposed action is inconsistent with the character of the existing natural landscape. C2, C3 E1a, E1b E2g, E2h g. Other impacts: ______________________________________________________ __________________________________________________________________ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ PRINT FULL FORM Page 1 of 13 Full Environmental Assessment Form Part 1 - Project and Setting Instructions for Completing Part 1 Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist, or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the DSSOLFDQWRUproject sponsor to verify that the information contained in Part 1is accurate and complete. A. Project and $SSOLFDQWSponsor Information. Name of Action or Project: Project Location (describe, and attach a general location map): Brief Description of Proposed Action (include purpose or need): Name of Applicant/Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: Project Contact (if not same as sponsor; give name and title/role): Telephone: E-Mail: Address: City/PO: State: Zip Code: Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO: State: Zip Code: Immaculate Conception Redevelopment 320 W. Buffalo St See attached project description Ithaca Neighborhood Housing Services (607) 277-4500 ltruame@ithacanhs.org 115 W Clinton St Ithaca NY 14850 Lynn Truame INHS ltruame@ithacanhs.org Ithaca Page 2 of 13 B. Government Approvals B. Government Approvals Funding, or Sponsorship.(“Funding” includes grants, loans, tax relief, and any other forms of financial assistance.) Government Entity If Yes: Identify Agency and Approval(s) Required Application Date (Actual or projected) a. City&RXQVHOTown%RDUG,Yes No or Village Board of Trustees b. City, Town or Village Yes No Planning Board or Commission c. City Town or Yes No Village Zoning Board of Appeals d. Other local agencies Yes No e. County agencies Yes No f. Regional agencies Yes No g. State agencies Yes No h. Federal agencies Yes No i. Coastal Resources. i. Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway?Yes No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? Yes No iii. Is the project site within a Coastal Erosion Hazard Area? Yes No C. Planning and Zoning C.1. Planning and zoning actions. Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the Yes No only approval(s) which must be granted to enable the proposed action to proceed? x If Yes, complete sections C, F and G. x If No, proceed to question C.2 and complete all remaining sections and questions in Part 1 C.2. Adopted land use plans. a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site Yes No where the proposed action would be located? If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action Yes No would be located? b.Is the site of the proposed action within any local or regional special planning district (for example: Greenway Yes No Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan; or other?) If Yes, identify the plan(s): _______________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, Yes No or an adopted municipal farmland protection plan? If Yes, identify the plan(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ✔PUD Approval ✔Site Plan Review May 24, 2019 ✔PUD approval ✔✔IURA(Funding)2/28/19 ✔✔TCHDF (funding)10/01/19 ✔ ✔OPWDD, DHCR 10/01/19, 12/06/19 ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 3 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes No If Yes, what is the zoning classification(s) including any applicable overlay district? _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ b. Is the use permitted or allowed by a special or conditional use permit? Yes No c. Is a zoning change requested as part of the proposed action? Yes No If Yes, i.What is the proposed new zoning for the site? ___________________________________________________________________ C.4. Existing community services. a. In what school district is the project site located? ________________________________________________________________ b. What police or other public protection forces serve the project site? _________________________________________________________________________________________________________ c. Which fire protection and emergency medical services serve the project site? __________________________________________________________________________________________________________ d. What parks serve the project site? __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ D. Project Details D.1. Proposed and Potential Development a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all components)? _________________________________________________________________________________________________________ b. a. Total acreage of the site of the proposed action? _____________ acres b. Total acreage to be physically disturbed? __________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? _____________ acres c. Is the proposed action an expansion of an existing project or use? Yes No i.If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units, square feet)? % ____________________ Units: ____________________ d. Is the proposed action a subdivision, or does it include a subdivision? Yes No If Yes, i.Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types) ________________________________________________________________________________________________________ ii. Is a cluster/conservation layout proposed? Yes No iii.Number of lots proposed? ________ iv.Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________ Yes No _____ months _____ _____ month _____ year HWill WKHproposed action be constructed in multiple phases? LIf No, anticipated period of construction: LLIf Yes: x Total number of phases anticipated x Anticipated commencement date of phase 1 (including demolition) x Anticipated completion date of final phase _____ month _____year x Generally describe connections or relationships among phases, including any contingencies where progress of one phase may determine timing or duration of future phases: _______________________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ ✔ PUD overlay zone ✔ ✔ PUD Ithaca City Schools Ithaca City Police Ithaca Fire Dept. City parks- Washington St Park, Alex Haley Park 2.68 2.35 ✔ ✔ ✔ 6 TBD TBD ✔ 16 residential with some commercial (non-profit businesses) Mixed - For-sale townhomes and gymnasium Page 4 of 13 f. Does the project include new residential uses? Yes No If Yes, show numbers of units proposed. One Family Two Family Three Family Multiple Family (four or more) Initial Phase ___________ ___________ ____________ ________________________ At completion of all phases ___________ ___________ ____________ ________________________ g. Does the proposed action include new non-residential construction (including expansions)? Yes No If Yes, i. Total number of structures ___________ ii.Dimensions (in feet) of largest proposed structure: ________height; ________width; and _______ length iii.Approximate extent of building space to be heated or cooled: ______________________ square feet h. Does the proposed action include construction or other activities that will result in the impoundment of any Yes No liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage? If Yes, i.Purpose of the impoundment: ________________________________________________________________________________ ii.If a water impoundment, the principal source of the water: Ground water Surface water streams Other specify: _________________________________________________________________________________________________________ iii.If other than water, identify the type of impounded/contained liquids and their source. _________________________________________________________________________________________________________ iv.Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres v.Dimensions of the proposed dam or impounding structure: ________ height; _______ length vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete): ________________________________________________________________________________________________________ D.2. Project Operations a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? Yes No (Not including general site preparation, grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes: i .What is the purpose of the excavation or dredging? _______________________________________________________________ ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site? x Volume (specify tons or cubic yards): ____________________________________________ x Over what duration of time? ____________________________________________________ iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them. ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iv.Will there be onsite dewatering or processing of excavated materials? Yes No If yes, describe. ___________________________________________________________________________________________ ________________________________________________________________________________________________________ v.What is the total area to be dredged or excavated? _____________________________________acres vi.What is the maximum area to be worked at any one time? _______________________________ acres vii.What would be the maximum depth of excavation or dredging? __________________________ feet viii.Will the excavation require blasting? Yes No ix.Summarize site reclamation goals and plan: _____________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment Yes No into any existing wetland, waterbody, shoreline, beach or adjacent area? If Yes: i.Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic description): ______________________________________________________________________________________________ _________________________________________________________________________________________________________ ✔ 10 1 66 ✔ 1 ✔ ✔ ✔ Page 5 of 13 ii. iii. Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or alteration of channels, banks and shorelines. Indicate extent of activities, alterations and additions in square feet or acres: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ Will WKHproposed action cause or result in disturbance to bottom sediments?Yes No If Yes, describe: __________________________________________________________________________________________ iv.Will WKHproposed action cause or result in the destruction or removal of aquatic vegetation? Yes No If Yes: x aFUHV of DTXDWLFvegetation proposed to be removed ___________________________________________________________ x H[SHFWHG acreage of aquatic vegetation remaining after project completion________________________________________ x purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________ ____________________________________________________________________________________________________ x proposed method of plant removal: ________________________________________________________________________ x if chemical/herbicide treatment will be used, specify product(s): _________________________________________________ v.Describe any proposed reclamation/mitigation following disturbance: _________________________________________________ _________________________________________________________________________________________________________ c. Will the proposed action use, or create a new demand for water? Yes No If Yes: i.Total anticipated water usage/demand per day: __________________________ gallons/day ii.Will the proposed action obtain water from an existing public water supply? Yes No If Yes: x Name of district or service area: _________________________________________________________________________ x Does the existing public water supply have capacity to serve the proposal? Yes No x Is the project site in the existing district? Yes No x Is expansion of the district needed? Yes No x Do existing lines serve the project site? Yes No iii.Will line extension within an existing district be necessary to supply the project? Yes No If Yes: x Describe extensions or capacity expansions proposed to serve this project: ________________________________________ ____________________________________________________________________________________________________ x Source(s) of supply for the district: ________________________________________________________________________ iv.Is a new water supply district or service area proposed to be formed to serve the project site? Yes No If, Yes: x Applicant/sponsor for new district: ________________________________________________________________________ x Date application submitted or anticipated: __________________________________________________________________ x Proposed source(s) of supply for new district: _______________________________________________________________ v.If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________ _________________________________________________________________________________________________________ vi. If water supply will be from wells (public or private),ZKDWLVWKHmaximum pumping capacity: _______ gallons/minute. d. Will the proposed action generate liquid wastes? Yes No If Yes: i.Total anticipated liquid waste generation per day: _______________ gallons/day ii.Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and approximate volumes or proportions of each): __________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ iii.Will the proposed action use any existing public wastewater treatment facilities? Yes No If Yes: x Name of wastewater treatment plant to be used: _____________________________________________________________ x Name of district: ______________________________________________________________________________________ x Does the existing wastewater treatment plant have capacity to serve the project? Yes No x Is the project site in the existing district? Yes No x Is expansion of the district needed? Yes No ✔ 14,325 ✔ City of Ithaca ✔ ✔ ✔ ✔ ✔ New Water services City of Ithaca ✔ ✔ 14,325 Sanitary wastewater ✔ Ithaca Area Wastewater Treatment Plant City of Ithaca ✔ ✔ ✔ Page 6 of 13 Yes No x Do existing sewer lines serve the project site? x Will Dline extension within an existing district be necessary to serve the project? Yes No If Yes: x Describe extensions or capacity expansions proposed to serve this project: ____________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ iv.Will a new wastewater (sewage) treatment district be formed to serve the project site? Yes No If Yes: x Applicant/sponsor for new district: ____________________________________________________________________ x Date application submitted or anticipated: _______________________________________________________________ x What is the receiving water for the wastewater discharge? __________________________________________________ v.If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed receiving water (name and classification if surface discharge or describe subsurface disposal plans): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ vi.Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point Yes No sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point source (i.e. sheet flow) during construction or post construction? If Yes: i.How much impervious surface will the project create in relation to total size of project parcel? _____ Square feet or __ acres (impervious surface) _____ Square feet or _____ acres (parcel size) ii.Describe types of new point sources. __________________________________________________________________________ _________________________________________________________________________________________________________ iii.Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties, groundwater, on-site surface water or off-site surface waters)? ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ x If to surface waters, identify receiving water bodies or wetlands: ________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ x Will stormwater runoff flow to adjacent properties? Yes No iv.Does WKHproposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? Yes No f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel Yes No combustion, waste incineration, or other processes or operations? If Yes, identify: i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles) _________________________________________________________________________________________________________ ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers) ________________________________________________________________________________________________________ iii.Stationary sources during operations (e.g., process emissions, large boilers, electric generation) ________________________________________________________________________________________________________ g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit, Yes No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i.Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet Yes No ambient air quality standards for all or some parts of the year) ii.In addition to emissions as calculated in the application, the project will generate: x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide (CO2) x ___________Tons/year (VKRUWWRQV) of Nitrous Oxide (N22) x ___________Tons/year (VKRUWWRQV) of Perfluorocarbons (PFCs) x ___________Tons/year (VKRUWWRQV) of Sulfur Hexafluoride (SF6) x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide equivalent of HydrofloXrocarbons (H)&V) x ___________Tons/year (VKRUWWRQV) of Hazardous Air Pollutants (HAPs) *Redevelopment project resulting in reduction of impervious cover of sf. ✔ ✔ New sanitary laterals ✔ ✔ 2.34 Storm structures and pipes on-site rain gardens then to city collection on N. Plain St ✔ ✔ ✔ ✔ Page 7 of 13 h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants, Yes No landfills, composting facilities)? If Yes: i.Estimate methane generation in tons/year (metric): ________________________________________________________________ ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or electricity, flaring): ________________________________________________________________________________________ _________________________________________________________________________________________________________ i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as Yes No quarry or landfill operations? If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust): _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial Yes No new demand for transportation facilities or services? If Yes: i.When is the peak traffic expected (Check all that apply): Morning Evening Weekend Randomly between hours of __________ to ________. ii.For commercial activities only, projected number of truck trips/dayDQGW\SHHJVHPLWUDLOHUVDQGGXPSWUXFNVBBBBBBBBBBBBB LLL LY v. Parking spaces: Existing _____________BBBBBBProposed ___________ Net increase/decrease _____________BBBBBBBB 'RHVWKHSURSRVHGDFWLRQLQFOXGHDQ\VKDUHGXVHSDUNLQJ"<HV1R Yes No vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric Yes No or other alternative fueled vehicles? viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No pedestrian or bicycle routes? k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand Yes No for energy? If Yes: i.Estimate annual electricity demand during operation of the proposed action: ____________________________________________ _________________________________________________________________________________________________________ ii.Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or other): ________________________________________________________________________________________________________ iii.Will the proposed action require a new, or an upgrade to an existing substation? Yes No l. Hours of operation. Answer all items which apply. i. During Construction:ii.During Operations: x Monday - Friday: _________________________x Monday - Friday: ____________________________ x Saturday: ________________________________x Saturday: ___________________________________ x Sunday: _________________________________x Sunday: ____________________________________ x Holidays: ________________________________x Holidays: ___________________________________ ,IWKHSURSRVHGDFWLRQLQFOXGHVDQ\PRGLILFDWLRQRIH[LVWLQJURDGVFUHDWLRQRIQHZURDGVRUFKDQJHLQH[LVWLQJDFFHVVGHVFULEH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ✔ ✔ ✔ 48 48 0 ✔ ✔ ✔ ✔ typical residential usage per unit (76 units) NYSEG ✔ 7am-5pm 8am-3pm 0 0 24 24 24 24 Page 8 of 13 m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, Yes No operation, or both? If yes: i.Provide details including sources, time of day and duration: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ ii.Will WKHproposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ n.Wthill propeosactioed havneoutd lighoor ting? Yes No If yes: i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ o.Does the proposed action have the potential to produce odors for more than one hour per day? Yes No If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest occupied structures: ______________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ p. Yes No Will the proposed action include any bulk storage of petroleum (FRPELQHGFDSDFLW\RIover 1,100 gallons) or chemical productsJDOORQVLQDERYHJURXQGVWRUDJHRUDQ\DPRXQWLQXQGHUJURXQGVWRUDJH? If Yes: LProduct(s) to be stored ______________________________________________________________________________________ LLVolume(s) ______ per unit time ___________ (e.g., month, year) LLLGenerally describe WKHproposed storage facilities________________________________________________________________ ________________________________________________________________________________________________________ q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides, Yes No insecticides) during construction or operation? If Yes: i.Describe proposed treatment(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ii.Will the proposed action use Integrated Pest Management Practices? Yes No r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal Yes No of solid waste (excluding hazardous materials)? If Yes: i.Describe any solid waste(s) to be generated during construction or operation of the facility: x Construction: ____________________ tons per ________________ (unit of time) x Operation : ____________________ tons per ________________ (unit of time) ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste: x Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ x Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ iii.Proposed disposal methods/facilities for solid waste generated on-site: x Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ x Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ 500 entire build dumpster company that is to be utilized sorts and recycles off-site and provides ticket for waste diverted. Reuse of pulverized concrete on site for fill material recycling bins will be on-site dumpsters dumpsters Page 9 of 13 s. Does the proposed action include construction or modification of a solid waste management facility? Yes No If Yes: i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or other disposal activities): ___________________________________________________________________________________ ii.Anticipated rate of disposal/processing: x ________ Tons/month, if transfer or other non-combustion/thermal treatment, or x ________ Tons/hour, if combustion or thermal treatment iii.If landfill, anticipated site life: ________________________________ years t.Will WKHproposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous Yes No waste? If Yes: i.Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________ _________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii. Specify amount to be handled or generated _____ tons/month iv.Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? Yes No If Yes: provide name and location of facility: _______________________________________________________________________ ________________________________________________________________________________________________________ If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ E. Site and Setting of Proposed Action E.1. Land uses on and surrounding the project site a. Existing land uses. i.Check all uses that occur on, adjoining and near the project site. Urban Industrial Commercial Residential (suburban) Rural (non-farm) Forest Agriculture Aquatic Other (specify): ____________________________________ ii.If mix of uses, generally describe: __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ b. Land uses and covertypes on the project site. Land use or Covertype Current Acreage Acreage After Project Completion Change (Acres +/-) x Roads, buildings, and other paved or impervious surfaces x Forested x Meadows, grasslands or brushlands (non- agricultural, including abandoned agricultural) x Agricultural (includes active orchards, field, greenhouse etc.) x Surface water features (lakes, ponds, streams, rivers, etc.) x Wetlands (freshwater or tidal) x Non-vegetated (bare rock, earth or fill) x Other Describe: _______________________________ ________________________________________ ✔ ✔ ✔ ✔school (BJM), public park 1.75 000 .93 000 000 0 00 000 000 Page 10 of 13 c. Is the project site presently used by members of the community for public recreation? Yes No i.If Yes: explain: __________________________________________________________________________________________ d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed Yes No day care centers, or group homes) within 1500 feet of the project site? If Yes, i.Identify Facilities: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Does the project site contain an existing dam? Yes No If Yes: i.Dimensions of the dam and impoundment: x Dam height: _________________________________ feet x Dam length: _________________________________ feet x Surface area: _________________________________ acres x Volume impounded: _______________________________ gallons OR acre-feet ii.Dam=s existing hazard classification: _________________________________________________________________________ iii.Provide date and summarize results of last inspection: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility, Yes No or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility? If Yes: i. Has the facility been formally closed? Yes No x If yes, cite sources/documentation: _______________________________________________________________________ ii.Describe the location of the project site relative to the boundaries of the solid waste management facility: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ iii.Describe any development constraints due to the prior solid waste activities: __________________________________________ _______________________________________________________________________________________________________ g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin Yes No property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste? If Yes: i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any Yes No remedial actions been conducted at or adjacent to the proposed site? If Yes: i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site Yes No Remediation database? Check all that apply: Yes – Spills Incidents database Provide DEC ID number(s): ________________________________ Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________ Neither database ii.If site has been subject of RCRA corrective activities, describe control measures:_______________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? Yes No If yes, provide DEC ID number(s): ______________________________________________________________________________ iv.If yes to (i), (ii) or (iii) above, describe current status of site(s): _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ ✔ ✔ elementary school (BJM) ✔ ✔ ✔ ✔ ✔ 755015, V00590, V00661, 755008, 755014, 755013 Page 11 of 13 v.Is the project site subject to an institutional control limiting property uses? Yes No x If yes, DEC site ID number: ____________________________________________________________________________ x Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________ x Describe any use limitations: ___________________________________________________________________________ x Describe any engineering controls: _______________________________________________________________________ x Will the project affect the institutional or engineering controls in place? Yes No x Explain: ____________________________________________________________________________________________ ___________________________________________________________________________________________________ ___________________________________________________________________________________________________ E.2. Natural Resources On or Near Project Site a. What is the average depth to bedrock on the project site? ________________ feet b. Are there bedrock outcroppings on the project site? Yes No If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________% c. Predominant soil type(s) present on project site: ___________________________ __________% ___________________________ __________% ____________________________ __________% d. What is the average depth to the water table on the project site? Average: _________ feet e. Drainage status of project site soils: Well Drained: _____% of Vite Moderately Well Drained: _____% of site Poorly Drained _____% of Vite f. Approximate proportion of proposed action site with slopes: 0-10%: _____% of site 10-15%: _____% of site 15% or greater: _____% of site g. Are there any unique geologic features on the project site? Yes No If Yes, describe: _____________________________________________________________________________________________ ________________________________________________________________________________________________________ h. Surface water features. i.Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers, Yes No ponds or lakes)? ii.Do any wetlands or other waterbodies adjoin the project site? Yes No If Yes to either i or ii, continue. If No, skip to E.2.i. iii.Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, Yes No state or local agency? iv.For each identified UHJXODWHGwetland and waterbody on the project site, provide the following information x Streams:Name ____________________________________________ Classification _______________________ Lakes or Ponds: Name ____________________________________________ Classification _______________________t Wetlands:Name ____________________________________________ Approximate Size ___________________ Wetland No. (if regulated by DEC) _____________________________ v.Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired Yes No waterbodies? If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________ ___________________________________________________________________________________________________________ i. Is the project site in a designatedFloodway? Yes No j. Is the project site in the 100year Floodplain? Yes No k. Is the project site in the 500year Floodplain? Yes No l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer? Yes No If Yes: i.Name of aquifer: _________________________________________________________________________________________ ✔ > 16 ✔ clay with some sand 100 5-7 ✔100 ✔100 ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 12 of 13 m. Identify the predominant wildlife species that occupy or use the project site: ______________________________ ______________________________ _______________________________ ______________________________ ______________________________ _______________________________ ______________________________ n. Does the project site contain a designated significant natural community? Yes No If Yes: i.Describe the habitat/community (composition, function, and basis for designation): _____________________________________ ________________________________________________________________________________________________________ ii.Source(s) of description or evaluation: ________________________________________________________________________ iii.Extent of community/habitat: x Currently: ______________________ acres x Following completion of project as proposed: _____________________ acres x Gain or loss (indicate + or -): ______________________ acres o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as Yes No endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species? p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of Yes No special concern? q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing? Yes No If yes, give a brief description of how the proposed action may affect that use: ___________________________________________ ________________________________________________________________________________________________________ E.3. Designated Public Resources On or Near Project Site a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to Yes No Agriculture and Markets Law, Article 25-AA, Section 303 and 304? If Yes, provide county plus district name/number: _________________________________________________________________ b. Are agricultural lands consisting of highly productive soils present? Yes No i.If Yes: acreage(s) on project site? ___________________________________________________________________________ ii.Source(s) of soil rating(s): _________________________________________________________________________________ c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National Yes No Natural Landmark? If Yes: i.Nature of the natural landmark: Biological Community Geological Feature ii.Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ d. Is the project site located in or does it adjoin a state listed Critical Environmental Area? Yes No If Yes: i.CEA name: _____________________________________________________________________________________________ ii.Basis for designation: _____________________________________________________________________________________ iii.Designating agency and date: ______________________________________________________________________________ ,I<HV L6SHFLHVDQGOLVWLQJHQGDQJHUHGRUWKUHDWHQHGBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ,I<HV L6SHFLHVDQGOLVWLQJBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ EEAF Mapper Summary Report Friday, May 17, 2019 10:59 AM Disclaimer:The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form (EAF). Not all questions asked in the EAF are answered by the EAF Mapper. Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC, you may also need to contact local or other data sources in order to obtain data not provided by the Mapper. Digital data is not a substitute for agency determinations. B.i.i [Coastal or Waterfront Area] No B.i.ii [Local Waterfront Revitalization Area] No C.2.b. [Special Planning District] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h [DEC Spills or Remediation Site - Potential Contamination History] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.i [DEC Spills or Remediation Site - Listed] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.i [DEC Spills or Remediation Site - Environmental Site Remediation Database] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.iii [Within 2,000' of DEC Remediation Site] Yes E.1.h.iii [Within 2,000' of DEC Remediation Site - DEC ID] 755015, V00590, V00661, 755008, 755014, 755013 E.2.g [Unique Geologic Features] No E.2.h.i [Surface Water Features] No E.2.h.ii [Surface Water Features] No E.2.h.iii [Surface Water Features] No E.2.h.v [Impaired Water Bodies] No E.2.i. [Floodway] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.2.j. [100 Year Floodplain] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.2.k. [500 Year Floodplain] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.2.l. [Aquifers] No E.2.n. [Natural Communities] No 1Full Environmental Assessment Form - EAF Mapper Summary Report E.2.o. [Endangered or Threatened Species] No E.2.p. [Rare Plants or Animals] No E.3.a. [Agricultural District] No E.3.c. [National Natural Landmark] No E.3.d [Critical Environmental Area] No E.3.e. [National or State Register of Historic Places or State Eligible Sites] Yes - Digital mapping data for archaeological site boundaries are not available. Refer to EAF Workbook. E.3.e.ii [National or State Register of Historic Places or State Eligible Sites - Name] Eligible property:ITHACA GAS WORKS/DEMOLISHED, Dennis-Newton House E.3.f. [Archeological Sites] Yes E.3.i. [Designated River Corridor] No 2Full Environmental Assessment Form - EAF Mapper Summary Report City of Ithaca Planning Board Memorandum To: Common Council From: Planning & Development Board Date: September 3, 2019 RE: Planning Board Comments on the Proposal for Planned Unit Development (PUD) zoning for the INHS project to be located at 320-324 and 330 W Buffalo St and 309 N Plain Street. At their August 27, 2019 meeting, the Planning and Development Board reviewed the above referenced proposal and agreed to provide the following comments: x The Planning Board has been working with the applicant for seve ral months through the site plan review process. The Board anticipates completing environmental review at their September 24, 2019 meeting. x The Board supports residential use in this location, proximate to an elementary school, parks, recreation facilities, services, shopping and public transportation. x The Board feels that the position of the buildings on the site, their heights and the proposed uses as allowed under the proposed PUD, are compatible with the surrounding neighborhood fabric. x The Board feels that the proposed PUD is an appropriate response to the City’s long-term planning goals and needs as outlined in the comprehensive plan. x The Board supports the adaptive reuse of buildings with historical importance to the community. x The Board supports the future creation of a mural facing Beverly J Martin Elementary School to further integrate the project into the fabric of the neighborhood. Proposed Resolution Planning and Economic Development Committee Permit Pursuant to Section 346-31 of the City Code Authorizing Field Trips 101, Inc. to Use East Green Street as an Intercity Bus Pickup and Dropoff Area. WHEREAS, Section 346-31 of the City Code provides that “Unless otherwise provided to the contrary, no bus or common carrier, whether for hire or not, shall be operated upon, stop on or stand on any City street in the corporate limits of the City of Ithaca, nor shall such bus or common carrier pick up or discharge passengers on any such City street or curb, or any other public property, or at or within 200 feet of any City bus stop in said corporate limits of the City of Ithaca, unless a permit is obtained therefor from the Common Council of the City of Ithaca, or its designee, the issuance of which permit shall be at the sole discretion of the Common Council of the City of Ithaca,” and WHEREAS, Mike Fitzgerald, on behalf of Field Trips 101, Inc., submitted an application seeking a permit to operate a daily charter bus providing transportation between Ithaca and New York City, and WHEREAS, City staff have reviewed the application and support granting the permit as it provides for a fixed schedule that does not require adjustments to other intercity bus schedules using the Green Street location, and WHEREAS, on September 4, 2019 Common Council set a fee of $15 per arrival or departure from East Green Street for occupancy of the right of way for the purposes of operating an intercity bus; now therefore be it RESOLVED, that the Common Council hereby authorizes issuance of a permit to Field Trips 101, Inc. with the following conditions: 1. Field Trips 101, Inc. must execute a bus permit agreement on the same permit terms and conditions as other permittees currently operating from East Green Street, and containing the City’s usual revocation and indemnification terms and conditions; 2. The exact route, locations where passengers may be dropped off and picked up, and times of operation shall be subject to approval by the Superintendent of Public Works or his designee; 3. Said charter bus shall be operated on a pre-arranged basis only, with tickets having been purchased in advance by passengers; 4. The operator(s) of the bus shall at all times ensure that the bus is not parked in a manner that interferes with the ability of emergency vehicles to move or pass or sight distance for pedestrians or motorists; 5. Permittee shall at all times maintain valid liability insurance coverage, as well as present the City Attorney’s Office with proof of compliance with the New York Workers’ Compensation Law; and be it further RESOLVED, that the Superintendent of Public Works shall have the right to modify the conditions above upon reasonable notice to the Permittee, suspend or revoke this permit due to violation of the terms thereof, or due to any other action or failure to act, on the part of the permittee or his agents, which poses a danger to the health or safety of any members of the public, provided, however, that such suspension or revocation shall be subject to review by Common Council upon written appeal of the permittee, to the Mayor (which appeal, while pending, shall not stay said suspension or revocation). To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: October 4, 2019 RE: City of Ithaca Planned Unit Development (PUD) –Proposed Zoning: Carpenter Circle The purpose of this memo is to provide information regarding the proposed Planned Unit Development (PUD) zoning for the Carpenter Circle project to be located on tax parcels 36.-1-3.3 and 36.-1-3.5. The Common Council granted this project an approval in concept at the June Common Council meeting. The next step in the PUD process is for the Common Council to consider the proposed zoning proposal for the project site. The site is currently zoned Market District. The applicant is proposing three subzones, one for the Community Gardens, one for the residential only portion of the project, and one mixed use area. Enclosed is a draft ordinance for your consideration. If the Committee is in agreement with the proposed rezoning, then staff will circulate the draft zoning and return next month with any comments that are received. If you have questions or require additional information, please feel free to contact me at jenniferk@cityofithaca.org. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish, Director Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org Draft Resolution Planning & Economic Development Committee September 30, 2019 An Ordinance to Establish the Carpenter Circle Planned Unit Development District ORDINANCE NO. ____ BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325-13 of the City Code be amended as follows: WHEREAS, on April 4, 2018, the Common Council adopted legislation creating a Planned Unit Development Overlay District (PUDOD), and WHEREAS, on February 19, 2019, Whitham Planning and Design submitted an application on behalf of Park Grove Realty and Cayuga Medical Center for consideration to establish a Planned Unit Development district at Carpenter Circle, parcel numbers 36.-1- 3.3 and 36-1-3.5,and WHEREAS, the applicant is proposing the development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 4 stories of apartments, and WHEREAS, the applicant will further develop neighborhood streets, pedestrian and transit connections, shared parking, and green space, and will reconfigure, improve, and establish a permanent site for the Ithaca Community Gardens, and WHEREAS, the total proposed development contains approximately 64,000 SF of medical office space, 215 new housing units, 42 of which will be designated as affordable units, 349 surface parking spaces, and 183 garage spaces, and 2 | Page WHEREAS, the project is intended to provide the following benefits to the community 1. Providing a permanent and improved space for the Community Gardens 2. Generation of approximately 150 jobs 3. Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-60% of AMI. 4. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; 5. An improved gateway into the City of Ithaca on Route 13; 6. Alignment with the City’s Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone; and WHEREAS, the applicant has stated that the project could not proceed under the existing zoning due to setback and height requirements, and WHEREAS, a public information session, hosted by the applicant, was held on April 8, 2019 and the meeting was advertised in the Ithaca Journal, the property was posted with signs and property owners within 500 feet of the property were notified by mail of the meeting, and now therefore 3 | Page BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that the City of Ithaca Establish the Carpenter Circle Planned Unit Development District as follows: Section 1. Carpenter Circle Planned Unit Development District is hereby established as follows: Carpenter Circle District Table of Contents A. Legislative Intent B. Sub Areas C. Permitted Uses 1. Primary 2. Accessory D. Parking/Loading Requirements E. Area Requirements 1. Minimum Lot Size (SF) 2. Minimum Width in Feet at Street Line 3. Maximum Building Height 4. Maximum Percentage of Lot Coverage by Buildings 5. Yard Dimensions. a. Required Minimum Front Yard b. Required Minimum Side Yard c. Required Minimum Other Side Yard d. Required Minimum Rear Yard. e. Minimum Building Height. 4 | Page ARTICLE IVB Carpenter Business Circle Planned Unit Development Part 1 Zoning Code A. Legislative Intent 1. On February 19, 2019, Whitham Planning and Design submitted a an application on behalf of Park Grove Realty and Cayuga Medical Center for consideration to establish a Planned Unit Development district at Carpenter Circle, parcel numbers 36.-1-3.3 and 36-1-3.5. The applicant is proposing the development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 4 stories of apartments. The completed project is intended to provide the following benefits to the community: a. Providing a permanent and improved space for the Community Gardens. b. Generation of approximately 150 jobs c. Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-60% of AMI. d. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; e. An improved gateway into the City of Ithaca on Route 13; f. Alignment with the City’s Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone. 5 | Page B. SUB Areas. The Carpenter Circle Planned Unit Development District shall consist of 3 PUD-Sub Areas 1. CCPUD-A-This sub area is intended to be predominantly used for community gardens and may contain small structures and parking areas that support the gardens. 2. CCPUD-B-This is a residential sub area. 3. CCPUD-C-This sub area is a mixed used district allowing for medical office, residential and small scale commercial uses. . 6 | Page Permitted Uses. 1. Primary Uses a. CCPUD-a 1)Community Gardens b. CCPUD-b 1)Multiple Family dwelling (See § 325-3). c. CCPUD-c 1)Multiple Family dwelling (See § 325-3). 2)Mixed-Use building. 3)Medical Facility. 4)Nursery school, child day care center, group Adult Day Care. 5)Nursing, convalescent or rest home. 6)Public park or playground. 7)Library. 8)Business or professional Office. 9)Bank or Monetary Institution. 10)Office of Government. 11)Public, private or parochial school. 12)Neighborhood commercial facility. 13)Retail store or Service Commercial Facility. 14)Restaurants, Fast Food Establishment, Tavern, with the exception of establishments where food or drink is intended to be served to or consumed by persons in automobiles. Club, Lodge or Private Social Center. 15)Theater, Bowling Alley, Auditorium or Other Similar Place of Public Assembly. 16)Hotel/Motel. 17)Recreational or Cultural Facilities such as a Park, Playground, Art Museum. 18)Community gardens. 2. Permitted Accessory Uses a. CCPUD-a 1)Shed or other structure to support garden use b. CCPUD-b and CCPUD-c 1)Any accessory use permitted in the ND Zone 2)Drive-Thru Banking Services 3)Parking Garages 4)Dock B. Parking/Loading Requirements 1. Parking Requirement-None 2. Off Street Loading Requirement-None 7 | Page C. Area Requirements 1. Minimum Lot Size (SF) 2. Minimum Width in Feet at Street Line 3. Maximum Building Height a. CCPUD-a 1)Maximum building height of 2 stories and 30’ b. CCPUD-b 1)Maximum building height of 4 stories and 60’ c. CCPUD-c 1)Maximum building height of 6 stories and 80’ 4. Maximum Percentage of Lot Coverage by Buildings-100%, Except for Required Setbacks 5.Yard Dimensions. Required Minimum Front Yard- No front yard setback is required, except as necessary to provide a minimum 5' sidewalk and an 8' tree lawn 6.Required Minimum Side Yard. If the side yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 7.Required Minimum Other Side Yard. If the side yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 8.Required Minimum Rear Yard. If the rear yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 9.Minimum Building Height.New construction must be a minimum of 25’in height and 2 stories. Accessory structures of less than 250 SF may be 1 story. Section 2. 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 3.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 8 | Page jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 4. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. To: Planning and Economic Development Committee From: Lisa Nicholas, Deputy Director of Planning Date: September 25, 2019 RE: Carpenter Circle PUD – Planning Board Update to Common Council This update is submitted in accordance with the City’s PUD Ordinance, which requires that the Planning Board update Common Council after each Planning Board meeting where the project is considered and request ongoing written comments from the Common Council. Please submit any written co mments for the Planning Board to me at lnicholas@cityofithaca.org or Anya Harris at aharris@cityofithaca.org . Call (607-274-6557) or email me directly with questions or requests for information. Planning Board Update The Planning Board reviewed green infrastructure (stormwater), architecture and views for the project at a special meeting with Common Council on September 17, 2019. Fleming, Murtagh, Nyugen, and Lewis were in attendance. The applicant presented the stormwater management, presented simulated views from several perspectives and described the architectural design and materials for each of the buildings. Planning Board and Council comments/requests included the follo wing: Views: x Need an additional view looking north on Rte. 13 x It is important to screen views from the waterfront x Need to see views without the planned landscaping x Like views and gateway affect x Need to see more interior view (of the site) General Architecture x Project has multiple facades – and most face internal street network x Integrate some softness into the design. x Scale feels good x Buildings should have soundproofing Building A/ Residential Building x Building A lacks warm (in regard to colors) – should incorporate warmer colors x Like that the residential building has the same level of design and quality of materials as the mixed use buildings x Residential building still lacks articulation x Make residential building plaza and playground as good as possible x Residential building should have more color differentiation Medical Office Building (MOB) x Need to see night view of MOB x MOB lacks interest x Like MOB upper floors – but ground floor needs more interest x MOB needs more design development 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 x Like the boldness of the design x There was concern & discussion about the proposed glass rain sc reen on the medical office building (MOB). Should avoid glare and reflection and should consider importanc e of view from Rte 13. x Too stark Mixed Use Buildings x Need more information about screening for the parking decks x Can parking deck be converted in the future? (yes) Parking & Circulation x Parking in front of mixed use buildings seems suburban (Applica nt responded that they are intend this area to feel more like a road than a parking lot. Road is needed fo r fire access and to buffer buildings from Rte 13.) x Should be as inviting to pedestrians as possible x Break in Access is important because it will feed pedestrians into the ‘street’ in front of the buildings x Intersection design is key to how the overall site operates x Difficulty in leaving residential building parking lot during market times x Parking is still biggest concern but interaction with Rte. 13 is important x Site must be welcoming to people coming from the flats by foot or bike x Appreciate effort to reduce parking and improve pedestrian access x Need to make parking in front of mixed use buildings feel like a street Other Comments x Need details on site lighting x Have there been discussion about moving Mirabito? (Yes but would need a willing seller & buyer) The Planning Board also held a public hearing for the project a t their regular September 24, 2019 meeting and received the following comments from the public: x S. Swink commented that the location of the residential building was most appropriate because it is quieter, has more outdoor space and therefore better and safer for families with children. It requires no street crossing to get to community gardens and playground. x M Hiller stated that Project Growing Hope is in favor of the project because it benefits the organization and gives them a permanent home. The Planning Board expects to continue reviewing the project at its next regular meeting on October 22nd, 2019 at 6pm. The planned topic is a review of a draft Full Environmental Assessment Form (FEAF) Part 3 . The project will be scheduled for the beginning of the agenda to accommodate attendance by interested members of Council. To: Planning and Economic Development Committee From: Jennifer Kusznir, Senior Planner Alexander Phillips, Planner Date: October 4, 2019 Re: Establishment of Regulations for Accessory Dwelling Units (ADUs) The purpose of this memo is to provide information on a proposal to establish regulations for developing ADUs in the R-1 and R-2 zoning districts. Enclosed is a draft ordinance for your consideration. For several months staff have been researching various other communities and developing proposals for possible ways to encourage the development of accessory dwelling units that would protect neighborhoods, while allowing for an expansion of housing options, and allowing property owners to develop additional income potential. On August 29, 2019, a community conversation meeting was held, where approximately 70 people attended and expressed opinions on various options for allowing for the development of accessory dwelling units. The comments that were received were brought to this committee at the September meeting. After discussing all of the feedback that had been received staff was directed to develop a set of regulations in order to allow for property owners to be able to develop accessory dwelling units, where appropriate, and neighborhoods to be provided with protection from over development, which results in negative impacts. The enclosed draft ordinance contains the following proposed changes to the City Code: x Add new definitions 1. Attached Accessory Dwelling Unit (AADU) 2. Detached Accessory Dwelling Unit (DADU) 3. Contiguous Green Space x Restrict all R-1, R-2, CR-1, and CR-2 zoning districts to 1 as of right primary structure. Multiple primary structures would require a special permit. x Allow for as of right construction of AADUS, and DDADUs. x New construction of DADUs are subject to all established zoning area requirements, however, conversions and AADUs are exempt from area requirements. All ADUs are exempt from any parking requirements. x For any new construction of ADUs in the R-1, R-2, CR-1, and CR-2 Zoning Districts, create a requirement that a minimum of 35% of a lot be contiguous green space. x Create a minimum requirement for contiguous green space of 35% x Replace section 325-10 –Accessory Apartments, with a new section 325-10-Multiple Primary Structures, which contains all of the requirements for obtaining a permit to construct multiple primary structures. If the Committee is in agreement staff will circulate the proposed ordinance and return next month with any comments that are received. If you have any concerns or questions regarding any of this information, feel free to contact us at 274-6410. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish, Director Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org 10/7/2019 1 | Page PLANNING COMMITTEE: An Ordinance Amending the Municipal Code of the City Of Ithaca, Chapter 325, Entitled “Zoning” In Order to Establish Regulations for the Development of Accessory Dwelling Units ORDINANCE NO. ____ 1. WHEREAS, in 2017, the City established the South Hill Overlay District (SHOD) in response to concerns that were raised by the South Hill neighborhood rapid in-fill (ADU’s) of development in the neighborhood and the impacts on both the aesthetic qualities and the character of the neighborhood, and 2. WHEREAS,the SHOD was intended to be a temporary measure to prevent further development until the City could establish regulations for this type of infill (ADU’s), and 3. WHEREAS,in the interim, similar concerns about development pressure were raised throughout the City, and 4. WHEREAS, City staff were directed to research how infill(ADU’S)development was regulated in other municipalities, and 5. WHEREAS,Planning Staff spent several months researching other communities and developing proposals to encourage the development of accessory dwelling units (ADU’S) that would protect neighborhoods while allowing for housing options that could provide property owners with additional income, and 6. WHEREAS,on August 29, 2019, a community meeting was held, with approximately 70 people in attendance, who offered opinions on options to allow the development of appropriate ADU’s, and 7. WHEREAS,and staff has considered feedback from the public, the Common Council, and other communities and has developed a set of regulations allowing property owners to develop ADU’s, where appropriate, and the means to protect neighborhoods from the negative impacts of over development, now therefore be it 10/7/2019 2 | Page ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325, Zoning, 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: Attached Accessory Dwelling Unit (AADU) – A room or set of rooms, basement, or any other space that is located within a primary structure, but is established as a separate dwelling unit. AADU’s may be occupied by an individual or a family, plus not more than one unrelated occupant. AADU’s should be designed so as not to create the appearance of multiple dwelling units from the outside. New or additional front entrances are discouraged, but in any event must be compatible with the architectural style of the existing structure. Detached Accessory Dwelling Unit (DADU) – A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure. DADU’s may be occupied by an individual or a family, plus not more than one unrelated occupant. New construction of a DADU may be no more than 1000 SF in size. New construction should be of a similar architectural style than that of the primary structure, including a similar roof pitch. New construction is limited to two stories, but may be no taller than the primary structure. 1.Front Yard DADU - A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure, but is located in an area of the lot that fronts on the street. 2.Rear Yard DADU - A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure, but is located behind the primary structure, and does not front on the street. 3.Garage Conversion - A separate dwelling unit that is converted from an existing garage, carriage house, or other accessory structure. Contiguous Green Space - Green Space on a lot that is uninterrupted by structures or paved surfaces. 10/7/2019 3 | Page Section 2. Chapter 325-8 of the Municipal Code of the City of Ithaca, entitled “District Regulations”, is hereby amended to add a new section F, entitled “Additional Restrictions in the R- 1, R-2, CR-1, and CR-2 Zoning Districts”: 1. In the R-1, R-2, CR-1, and CR-2 Zoning Districts, only one primary structure is permitted as of right. Multiple primary structures are only permissible by a special permit. See Section 325-10 2. In R-1, R-2, CR-1, and CR-2 Zoning Districts, property owners are permitted to construct accessory dwelling units (DADU’s, and AADU’s). New construction of DADUs are subject to all established zoning area requirements, however, conversions and AADUs are exempt from area requirements. All ADUs are exempt from any parking requirements. 3. For any new construction of ADUs in the R-1, R-2, CR- 1, and CR-2 Zoning Districts, there is a requirement that a minimum of 35% of a lot be contiguous green space. Section 3. Chapter 325-9C of the Municipal Code of the City of Ithaca, entitled “Special Permits”, is hereby amended, to add a new section “s. Multiple Primary Structures in R-1, R-2, CR-1, and CR-2 Zoning Districts.” Section 4. Chapter 325-10 of the Municipal Code of the City of Ithaca, entitled “Accessory Apartments”, is hereby deleted in its entirety, and replaced with a new section 325-10 “Multiple Primary Structures”, to read as follows: 325-10 Multiple Primary Structures in R-1, R-2, CR-1, and CR-2 Zones A. Issuance of a special permit 10/7/2019 4 | Page (1.) Application for a Multiple Primary Structure in R-1, R-2, CR-1, and CR-2 zones shall be made to the Board of Zoning Appeals in accordance with the procedures of §325-40. Application shall also be made for a recommendation from the City of Ithaca Planning & Development Board. Applications should include the following: (a.)A multiple primary structure application form, (b.)A site plan, (c.)Floor Plans, existing and proposed with dimensions specified, (d.)Façade (Elevation) drawings, (e.)Proof of notification of property owners within 200 feet, (f.)A building permit application (2.) Requirements. In order to be granted a special permit, the following criteria and requirements must be met: (a.)Location. Multiple primary structures may be located in R-1, R-2, CR-1, and CR-2 Zoning Districts with a special permit. All primary structures must meet the requirements of the City of Ithaca Building Code. (b.)Size Requirements. Multiple primary structures are subject to all lot size, area, and building size requirements established within the zoning district that the structure is located. (c.)Exterior Appearance. Multiple Primary Structures on a lot should be architecturally compatible and should contain at least one structure that fronts on the street. (d.)Off-Street Parking. Off-street parking requirements shall be met, except that, in cases of practical difficulty, the Board of Zoning Appeals may waive the parking requirement if there is adequate parking in the neighborhood. (3.) Multiple primary structures must comply with New York State Uniform Fire Prevention & Building Code. B. Inspections. Multiple Primary Structures containing rental units are subject to § 210-42 Inspections. Section 5. 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. 10/7/2019 5 | Page Section 6.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 7. 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 Planning & Economic Development Committee Wednesday, August 14, 2019 – 6:00 p.m. Common Council Chambers, City Hall, 108 East Green Street Minutes Committee Members Attending: Donna Fleming, Acting Chair; Cynthia Brock, and Laura Lewis Committee Members Absent: Alderpersons Murtagh and Smith Other Elected Officials Attending:Mayor Svante Myrick (6:15 p.m.), and Alderpersons McGonigal and Nguyen Staff Attending: JoAnn Cornish, Director, Planning and Development Department; Lisa Nicholas, Deputy Director, Planning and Development; Nick Goldsmith, Sustainability Coordinator; and Deborah Grunder, Executive Assistant Others Attending: None Acting Chair Donna Fleming called the meeting to order at 6:00 p.m. 1) Call to Order/Agenda Review There were no changes to the agenda. 2) Public Comment No one was present to speak during the public comment section. 3) Special Order of Business a) Public Hearing – INHS Immaculate Conception Planned Unit Development Alderperson Brock moved to open the public hearing; seconded by Alderperson Lewis. Carried unanimously. No one was present to speak during the public hearing section. Alderperson Brock oved to close the public hearing; seconded by Alderperson Lewis. Carried unanimously. b) Public Hearing – Ithaca Wastewater Treatment Plant Disclosure Ordinance Alderperson Lewis moved to open the public hearing; seconded by Alderperson Brock. Carried unanimously. Rich DePaolo, Town of Ithaca, spoke on the Wastewater Treatment Facility. It is a vital facility for the community. Millions of dollars have been used to modernize the facility. There are nuisance issues however. He feels this may deter potential buyers in the area. It is a jointly operated facility with the Town of Ithaca. We must be mindful with any changes made. He urges this ordinance be passed Tom LiVigne, 33 Grandview Drive, Cayuga Medical Center. Spoke RQWKH ,WKDFD:DVWHZDWHU7UHDWPHQW3ODQW'LVFORVXUH2UGLQDQFHand also provided them in hard cover. They are attached to these minutes. Sheryl Swink, 321 N. Albany Street, stated we may be heading down a slippery slope. There are many nuisances associated with other areas in the City. Are we going to have such an ordinance in other areas? Marty Hiller, 110 W. Lewis Street, has worked in the Community Gardens for years and has never noticed any of the issues stated in the ordinance. She doesn’t feel that this ordinance will deter new buyers and development. She sees it as a way for people to give up their rights to complain about things going around their neighborhood. Communication is not always easy, but it’s not optional. We as the City are co-owners of the plant. She doesn’t feel this is Lincoln Morse, 101 Pier Road, said living close to this facility, he has never had any issues with this facility. We have to take the good with the bad. He has no problem with being a neighbor to this facility. It is well run. Alderperson Lewis moved to close the public hearing; seconded by Alderperson Brock. Carried unanimously. 4) Announcements, Updates, Reports a) Planning Board: Update on the Carpenter Circle Planned Unit Development Deputy Director Lisa Nicholas provided an explanation regarding PUD ordinances. It is the Planning Board’s charge to provide the updates on said PUDs Alderperson Ducson asked whether the Planning Board has expressed concerns regarding the amount of parking slated for this development. Lisa Nicholas stated the Board has not gone in any great length regarding this portion of the PUD. She further stated that the Board will be discussing it at their next meeting scheduled for August 27, 2019. . RE:Carpenter Circle PUD – Planning Board Update to Common Council This update is submitted in accordance with the City’s PUD Ordinance, which requires that the Planning Board update Common Council after each Planning Board meeting where the project is considered and request ongoing written comments from the Common Council. Please submit any written comments for the Planning Board to me at lnicholas@cityofithaca.org or Anya Harris at aharris@cityofithaca.org . Call (607-274-6557) or email me directly with questions or requests for information. Planning Board Update The Planning Board reviewed the project at their July 23, 2019 meeting. The applicant gave a comprehensive project presentation focused on site constraints, site layout and architecture. The Planning Board also declared itself Lead Agency for the environmental review. Planning Board members comments/requests included the following: 1.Board members appreciated the revised building elevations of the (affordable) residential building which brought it into parity the design, materials and detailing on the two proposed mixed use buildings. 2.Visualizations from the Cayuga Waterfront trail were requested 3.There were several comments regarding the architecture, including the following: a.Need to break up the monotony of the building facades with more articulation and variation of massing b.Incorporate light roofs/ roof gardens /green roofs c.Colors seem dark and imposing 4.Edge condition along Route 13 needs careful development. Needs stronger sense of separation. Consider sound attenuation. Focus on sense of safely for sidewalk along Route 13. Consider berms and fencing. 5.Investigate reduction of sealed surfaces – look into porous paving 6.Internal circulation roads need work- look at traffic calming, bus stop design and potential future connection to DOT site 7.Look at trail connection The Planning Board expects to continue reviewing the project at the next meeting on August 27, 2019 The planned topics of discussion are Site Plan & Parking. The project will be scheduled for the beginning of the agenda to accommodate attendance by interested members of Council. Other Project updates: None at this time- a full accounting of the status of other required approvals will be provided in the September update. 5) Action Items (Voting to Send on to Council) a) Neighborhood Improvement Incentive Fund Moved by Alderperson Brock; seconded by Alderperson Lewis. Carried Unanimously. RESOLUTION: Request for Neighborhood Improvement Incentive Funds from the Ithaca Housing Authority Family Sites Tenant Council for National Night Out, August 2019 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 Family Sites Tenant Council submitted an application for reimbursement funds to off-set expenses that in past years have generally ranged from $500 – $1,000 for its annual National Night Out events, held this year on Tuesday, August 6, 2019, and WHEREAS, this annual event is sponsored by the Family Sites Tenant Council at Conway Park, and the event provides opportunities for socializing with diverse groups of Northside residents; now, therefore, be it RESOLVED, that the Planning and Economic Development Committee approves the request from the Ithaca Housing Authority Family Sites Tenant Council in an amount up to $300.00 for reimbursement upon presentation of original invoices and/or receipts. b) Wastewater Treatment Plant Disclosure Ordinance ORDINANCE 2019- Alderperson Brock moved; seconded by Alderperson Lewis. Alderperson Brock stated that this facility serves not only the City of Ithaca, Town of Dryden, and the Town of Ithaca but also the Village of Cayuga Heights, Town of Lansing and the Village of Lansing. It serves over 50,000 people. It is the City’s largest industrial facility in Tompkins County. She stated that this ordinance is to point out things that may be of concern for those moving into the area. Truck traffic has increased substantially. There is also the railroad track which may hinder these trucks from moving along at a reasonable pace. The intention of this ordinance is to advise, educate, and inform. It should not be considered to be an unusual burden. The east side Route 13 is a higher generator of a nuisance than this facility. The noise, the smells, etc. are far more a nuisance. Alderperson Lewis thanked all those who spoke on this topic. She does serve on the SJC Joint Sewer Committee and lives on Willow Avenue which is within the stated suggested area. She is very much in favor of educating the community on the good that this facility provides. She doesn’t think that this ordinance is pointing out the bad nuisances of the plant. She would like to see some revisions. She doesn’t feel comfortable focusing on the limited nuisance. She does have issues with the suggested ordinance. Alderperson Nguyen agreed with Alderperson Lewis. He also agrees that Route 13 has more nuisances than this plant. He feels that it is not necessary that said nuisances are pointed out. City Attorney Lavine stated that there is nothing legally wrong with this ordinance, but also feels it is not necessary from a legal perspective. Alderperson Brock stated that even though there isn’t anything wrong with this ordinance legally, it is to bring out what it means to live near this plant as it would if one would live next to a railroad. This ordinance is important to educate people who will be admittedly affected. Alderperson McGonigal stated he would like to witness this first hand. Alderperson Lewis stated she can hear trucks every night from the plant. There are many people who garden, walk, and shop in this area. People aren’t complaining. The ordinance is pointing out the negative aspects of the ordinance. That’s not education. Alderperson Nguyen stated that the TCAT buses drive in and out of this area as well. Mayor Myrick stated he is most concerned about focusing on the negative and entering a slippery slope. He suggests perhaps a letter of education outlining the pros and cons of the facility. He frequents the area – farmer’s market, waterfront trail, etc. and has never experienced any problem. Alderperson Fleming stated she cannot support this ordinance as written. She is willing to explore other options. She agrees with the slippery slope comment. There are many other nuisances in the City. Alderperson Brock moved to withdraw the ordinance as written and asked that the Mayor attend a SJC meeting to come up an alternative. It was decided that the Mayor and JoAnn Cornish will attend the next SJC meeting. Alderperson Lewis seconded it. Carried unanimously. PRESERVATION OF ITHACA AREA WASTE WATER TREATMENT FACILITY DISCLOSURE REQUIREMENT WHEREAS, The Ithaca Area Waste Water Treatment Facility (IAWWTF), built in 1987 and located at 525 Third Street, Ithaca is a 13.1 MGD waste water treatment facility providing secondary treatment and phosphorus removal, jointly owned by three municipalities: the City of Ithaca, Town of Ithaca and Town of Dryden; and WHEREAS, On December 31, 2003, the City of Ithaca, Town of Ithaca, Town of Dryden, Village of Cayuga Heights, Town of Lansing and Village of Lansing entered into an Intermunicipal Wastewater Agreement (IWA) as a condition of receiving New York State Clean Water/Clean Air Bond Act funding to install and implement capital improvements and phosphorus removal systems; and WHEREAS, The IWA and New York State Clean Water/Clean Air Bond Act funding stipulations requires the IAWWTF and Village of Cayuga Heights Waste Water Treatment Plant (CHWWTP) jointly agree to provide wastewater services to the six municipalities by allocating excess treatment capacity at the IAWWTF to the CHWWTP, allowing for future growth within the six sponsoring communities; and WHEREAS, In addition to representing over $30 million in investments by the municipal partners in providing wastewater treatment services to over 50,000 residents, and commercial, agricultural, and industrial users in the region, the IAWWTF receives and treats high volumes of trucked septage, light industrial, and agricultural waste, anticipates receiving and processing food scraps in coming years, provides the highest achievable levels of phosphorus and contaminant removal, and captures methane and heat to produce electricity and natural gas; and WHEREAS, The IAWWTF, in partnership with Cornell University and Ithaca College, regularly engages in scientific research and innovative technology research programs to better protect and preserve water resources, and foster the development of innovative industry advancements, current examples include research on pharmaceuticals, emergent contaminants, and microplastics and the efficacy of current removal techniques, biochar analysis and development, and energy production from municipal waste water treatment processes and byproducts; and WHEREAS, It is the declared policy of the City of Ithaca to conserve, enhance and encourage adequate and appropriate municipal waste water treatment operations in the City, and to minimize potential conflict between IAWWTF operations and non- industrial land uses within the vicinity of the IAWWTF; and WHEREAS, Where non-industrial land uses, especially residential development, extend into the vicinity of the IAWWTF, municipal waste water treatment operations may be the subject of nuisance complaints, such complaints may request the curtailment of municipal waste water treatment operations, and discourage investments, improvement and expansion of municipal waste water treatment operations; and WHEREAS, Constraints on operations, management and possible expansion of the IAWWTF is detrimental to the health, safety, and economic viability of Cayuga Lake, the City of Ithaca, Town of Ithaca, Town of Dryden and surrounding areas for which it serves; and WHEREAS, A Disclosure Requirement can educate residents and businesses, through the notification of owners and users of real property in the vicinity of the IAWWTF of inherent potential conditions associated with municipal waste water treatment operations including, but not limited to, odors, trucks, lighting, construction activities, noise, dust, chemicals, discharge, smoke and extended hours of operation, and through the use of such disclosure requirement owners and users of real property within the vicinity of the IAWWTF will better understand the conditions in and around municipal waste water treatment operations and be prepared to acknowledge such conditions as the natural result of living and operating near the IAWWTF; and WHEREAS, On August 2, 2017, included in the Ordinance to Establish New Zoning for the Waterfront Area, Common Council adopted the following: WHEREAS, The City recognizes the importance of the Ithaca Area Waste Water Treatment Plant (IAWWTP) to the economic vitality and environmental protection of the region, and supports the future inclusion into the Waterfront Zone of disclosure requirements for properties surrounding the IAWWTP to protect the facility from nuisance claims, and now, therefore be it BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows: Section 1. Legislative Intent and Purpose. Common Council makes the following findings of fact: A. It is the declared policy of the City of Ithaca to conserve, enhance and encourage adequate and appropriate Municipal Waste Water Treatment Operations within the City, and to minimize potential conflict between the IAWWTF and non-industrial land users within the vicinity of the IAWWTF. B. Where non-industrial land uses, especially residential development, extend into the IAWWTF Setback Zone, IAWWTF may be the subject of nuisance complaints. Such complaints may request the curtailment of Municipal Waste Water Treatment Operations, and discourage investments, improvement and expansion of Municipal Waste Water Treatment Operations. Constraints on operations, management and possible expansion of the IAWWTF is detrimental to the health, safety, and economic viability of Cayuga Lake, the City of Ithaca, Town of Ithaca, Town of Dryden and surrounding areas for which it serves. It is the purpose and intent of this Ordinance to protect the resources and services provided by the IAWWTF to the larger community. C. This policy can best be implemented by educating residents and businesses, and by notifying owners and users of real property in the IAWWTF Setback Zone of inherent potential conditions associated with Municipal Waste Water Treatment Operations, including, but not limited to, odors, heavy trucks, light, construction activities, noise, dust, chemicals, discharge, smoke and extended hours of operation. It is intended that through the use of such disclosure requirement owners and users of real property within the IAWWTF Setback Zone will better understand the conditions in and around the IAWWTF and be prepared to acknowledge such conditions as the natural result of living and operating near the IAWWTF. D. Therefore, the Common Council intends for this Ordinance to implement the above-described education and notification disclosure requirement to all property users within the IAWWTF Setback Zone. Section 2. Creation of Section 262-137, Preservation of Ithaca Area Waste Water Treatment Facility Disclosure Requirement. The Ithaca Municipal Code shall be amended so as to create a new Section 262-137 as follows: §262-137 Preservation of Ithaca Area Waste Water Treatment Facility Disclosure Requirement A. Definitions. For the purposes of this section: (1)“IAWWTF” shall be the Ithaca Area Waste Water Treatment Facility located at 525 Third Street, Ithaca. (2)"IAWWTF Setback Zone" shall mean those land areas of the City of Ithaca west of Route 13 within 1,200 feet of the property boundary of the Ithaca Area Waste Water Treatment Facility. (3)"Municipal Waste Water Treatment Operations" shall mean the operations of the IAWWTF and include, but not be limited to, the delivery and receiving of trucked waste, and sanitary waste, aeration and treatment of municipal waste water, biosolids management, processing of wastewater and biogas, and activities incident to or in conjunction with the treatment and handling of wastewater, agricultural waste, organic waste, and residual materials. B. PRESERVATION OF ITHACA AREA WASTE WATER TREATMENT FACILITY DISCLOSURE NOTICE REQUIREMENT. (1)Upon any transfer by sale, exchange, rental agreement, installment land sale contract, lease, lease with an option to purchase, any other option to purchase, or ground lease coupled with improvements, of real property, or residential stock cooperative, the transferor shall deliver to the prospective transferee the written statement required by subsection B(2) of this section. (2)The disclosure statement shall contain the following: Preservation of Ithaca Area Waste Water Treatment Facility Disclosure Notice THIS DISCLOSURE STATEMENT CONCERNS THE REAL PROPERTY SITUATED IN TOMPKINS COUNTY, CITY OF ITHACA. DESCRIBED AS_______________. THIS STATEMENT IS A DISCLOSURE OF THE CONDITION OF THE ABOVE DESCRIBED PROPERTY IN COMPLIANCE WITH SECTION 262-137 OF THE ORDINANCE CODE OF THE CITY OF ITHACA AS OF __________. THE FOLLOWING ARE THE REPRESENTATIONS MADE BY THE SELLER(S)/PROPERTY OWNERS AS REQUIRED BY THE CITY OF ITHACA. It is the declared policy of the City of Ithaca to conserve, enhance and encourage adequate and appropriate Municipal Waste Water Treatment Operations within the City, and to minimize potential conflict between the IAWWTF and non-industrial land users within the vicinity of the IAWWTF. As the property in which you are taking an interest is located within the IAWWTF Setback Zone, you may be subject to inconveniences or discomfort arising from Municipal Waste Water Treatment Operations performed in conformance with existing laws and regulations, and accepted professional standards. Such inconveniences may at points include, but may not necessarily be limited to: odors, heavy trucks, lighting, smoke, operation of machinery, and the storage and disposal of biosolids and trucked waste and possible emergency discharge. If you live or operate near the IAWWTF, you should be prepared to acknowledge such inconveniences and discomfort as a normal and necessary aspect of living or operating in proximity to a municipal waste water treatment facility. Owner/Seller:________________________ ___ Date:__________________ __ Owner/Seller:________________________ ___ Date:__________________ __ Buyer/Renter:________________________ ___ Date:__________________ __ Buyer/Renter:________________________ ___ Date:__________________ __ (1)All discretionary approvals by the City of Ithaca for parcel maps, subdivision maps or use permits relating to real property located within the IAWWTF Setback Zone, shall include a condition that the owners of such real property record a " PRESERVATION OF ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE " in substantially the form provided in subsection B(2) of this section. (2)All applicants for building permits for new residential or commercial construction to be issued by the City of Ithaca located within the IAWWTF Setback Zone shall be provided with a "PRESERVATION OF ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE" in substantially the form provided in subsection B(2) of this section. (3)The Clerk/Recorder/Assessor of the County shall include a "PRESERVATION OF ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE" in substantially the form provided in subsection B(2) of this section with any grant deed, quitclaim deed or land sale contract located within the IAWWTF Setback Zone returned to the grantee by the Clerk/Recorder/Assessor after recording. (4)"City of Ithaca PRESERVATION OF ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE". It is the declared policy of the City of Ithaca to conserve, enhance and encourage Municipal Waste Water Treatment Operations within the City of Ithaca. Residents, operators, and owners of property within the IAWWTF Setback Zone land should be prepared to acknowledge the occasional inconveniences and discomfort associated with Municipal Waste Water Treatment Operations, including, but not necessarily limited to: odors, heavy trucks, lighting, smoke, operation of machinery, and the storage and disposal of biosolids and trucked waste and possible emergency discharge. C. NOTICE TO CORRECT. After receiving a complaint from an occupant within the IAWWTF Setback Zone, the City of Ithaca Assistant Superintendent of Water and Sewer shall immediately notify the Chief Operator of the Ithaca Area Waste Water Treatment Facility of the complaint. If the City of Ithaca Assistant Superintendent of Water and Sewer determines that such operations at the IAWWTF do not conform to current accepted professional practices, and do not comply with current regulatory standards, he or she shall endeavor specify any measures required to correct the situation, and the time within which the measures must be taken. c) Chainworks Planned Unit Development To: Planning and Economic Development Committee From: Jennifer Kusznir, Senior Planner Date: August 1, 2019 RE: Chain Works District Planned Unit Development (PUD) – Draft Zoning and Design Guidelines PleasefindattachedthedraftdesignguidelinesandPUDfor the proposedChainworksDistrictPUD.Thesedocumentswerepreviously discussedbythiscommitteeearlierthisyear. Asapartoftheapprovalprocess,theprojectteammetwiththeCity ZoningAdministratortoensurethattheproposedzoningisappropriate forthissite.Uponreviewingthedocuments,itwasdiscoveredthatthe proposedzoningregulationsanddesignguidelineswouldnotbe feasible for thefew existingstructuresthatwillremainonthesite. Minorchangeshavebeenmadetotheencloseddocumentsinorder toexemptbuildingsthatarepreͲexistingatthetimethePUDis adoptedareexemptfromthebuildingandsitearearequirements. However,anyexpansionsofpreͲexistingstructureswillrequirethe structuretobeincompliancewiththePUDandthedesignguidelines. TheprojectiscurrentlyworkingwiththePlanningBoardinorderto obtainaconditionalsiteplanapproval.Oncetheprojectreceivessite planapproval,itwillreturntotheCommonCouncilfor finalPUD approval,possiblyinSeptember.After CouncilapprovalofthePUDall relevantrequiredmitigationsoutlinedintheGenericEnvironmental ImpactStatementmustbeimplementedbeforeanyconstructioncan beginonsite.Theseinclude,butarenotlimitedtothefollowing(See theGEISFindingStatementfor amorecompletedescription): 1. NYSDEC must approve an amendment to the existing Record of Decision (ROD) to allow development of the Site in a manner that protects public health and the environment under a mixed-use redevelopment scenario with a residential component. 2. The Site must be remediated to restricted residential, commercial and/or industrial Soil Cleanup Objectives (SCOs) as appropriate based on the proposed uses at the Site, or to protection of groundwater standards if a particular area of the Site experiences impacts to groundwater 3. Aplanforlongtermmonitoringmustbedeveloped,approvedbyNYSDECandimplementedby thepropertyowner.Thisincludedthefilingofanenvironmentaleasementcoveringtheentire site. 4. AllotherCityandstateapprovalsmustbeinplaceincludinganacceptedStormwaterPollution PreventionPlan(SWPP),siteplanapprovalforfuturephases,buildingpermits,streetpermits, NYSDORpermits,etc. Pleasecontactmeifyouhavequestionsorcommentsonthisproposal jkusznir@cityof ithaca.org607Ͳ274Ͳ6410. Alderperson Brock moved, Seconded by Alderperson Lewis. Carried unanimously. Mayor Myrick left the meeting at 7:05 p.m. d) Alterations to Con-Conforming Uses Kudos were given to Senior Planner Megan Wilson for her understandable letter on this concept. Alderperson Fleming stated that when she read it, it made perfect sense to her. Alderperson Brock stated when she thinks of non-conforming uses that we have to consider those that are grandfathered in. Attorney Lavine stated that the resolution in the committee packet is perfectly legal as is the existing policy. Proposed Resolution Planning & Economic Development Committee August 14, 2019 Approval of a Zoning Policy Change to Allow Alterations of Nonconforming Uses that Do Not Increase Occupancy – Resolution Moved by Alderperson Brock; seconded by Alderperson Lewis. Carried unanimously. WHEREAS, nonconforming “grandfathered” uses are buildings that contain a use that is not permitted in the zoning district where the building is located, and WHEREAS, nonconforming uses are the byproduct of changes to the Zoning Code over time and are now part of many neighborhoods throughout the city, and WHEREAS, the City’s Zoning Code requires a property owner to obtain a use variance in order to extend or enlarge a nonconforming use, and WHEREAS, current policy permits a property owner to make alterations within an individual residential unit that do not increase permitted “grandfathered” occupancy without obtaining a use variance but requires a use variance to reconfigure the interior layout of residential buildings (i.e. convert two three-bedroom apartments to three two-bedroom apartments), even if an increase in occupancy is not permitted, and WHEREAS, the City wants to encourage property owners to maintain and improve residential properties and would like to provide a more streamlined process for those projects that will have positive impacts on the community; now, therefore, be it RESOLVED, that the Common Council hereby approves a revised zoning policy that allows alterations within a structure containing a nonconforming use to proceed without a use variance, provided that such alterations would not permit an increase in occupancy under NYS Residential Code or NYS Building Code, and be it further RESOLVED, that any alteration to a structure containing a nonconforming use that would allow an increase in occupancy or other extension or enlargement of the nonconforming use shall only be permitted by means of a use variance granted by the Board of Zoning Appeals. e) Intercity Bus Resolution Alderperson Nguyen asked about the issues with Our Bus. The City Attorney stated the City won the suit and Our Bus’s agreement has expired. Our Bus’s schedule does not function like the other bus companies and doesn’t work at the Green Street spot. Alderperson Lewis stated that her contact at the library stated that there has not been any issues as of late. She asked about the statement JoAnn’s memo regarding the lanes needed. Since DOT has to do it, it is unclear when it will be done. She further asked about the money collected since the bus changes. Where has this money gone? Attorney Lavine stated that many of it covers the loss of parking, staff time, etc. Alderperson Lewis also stated that with winter of snow, etc. Alderperson Fleming sees this as a huge burden on the City. Last year when this came to Council, the resolution stated that there would be a committee to focus on collaboration with the County and others. JoAnn Cornish stated that a task force will be created. Both Alderpersons Lewis and Fleming are uncomfortable with the #16 Resolved using the word ‘indefinitely.’ Attorney Lavine stated that the agreements with the bus companies are not indefinite. They can be canceled and/or changed at the City’s request. Alderperson Fleming stated she would be comfortable leaving the word in if we can agree to have another report on this in six months. Alderperson Lewis suggested a change in #16 Resolved but retracted it. Alderperson Brock stated she would like to see the word ‘indefinitely’ knowing that the agreements with the bus companies can be changed. Alderperson Fleming added an amendment to #18 Resolved. She will provide that to me. Attorney Lavine stated the fees being charged should be looked at directly. DRAFT RESOLUTION – Extension to Allow Continued Use of Green Street by Intercity Bus Companies Moved by Alderperson Brock; seconded by Alderperson Lewis. Carried unanimously with amendments. 1.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 2.WHEREAS, in September 2018, Common Council passed a resolution to allow the use of East Green Street as an intercity bus stop, and 3.WHEREAS, staff prepared and executed agreements with the intercity operators for a 6 month trial period ending on March 31, 2019, and 4.WHEREAS, on April 3, 2019, staff recommended that the Common Council conditionally renew the agreement until August 31, 2019, in order to allow for a full year of consideration of this site, and 5.WHEREAS, staff from Planning and Public Works have been continually evaluating this program in order to determine whether this location is feasible as a long term solution for intercity bus use, and 6.WHEREAS, staff has determined that the inclusion of an intercity bus stop is convenient for bus patrons to be able to connect to points around the City or to alternate travel modes, increased foot traffic helps to support local businesses, , and 7.WHEREAS, staff also found that the inclusion of intercity buses to downtown did not create significant challenges to the extent that bus companies adhered to agreed schedules generally, and since the April 3, 2019 extension, in part due to the staggered exit of students at the end of the academic year, and 8.WHEREAS, because staff recognized that the Green Street location created some challenges, including, City crews not having the capacity to remove snow from the street and sidewalk early enough to allow for the bus stop to remain functional, intercity buses parking in the TCAT spaces, lack of rest areas for intercity passengers, drivers and passengers loading luggage on the street side of the buses, and too many on street buses during holidays and other significant travel days, and 9.WHEREAS, in April 3, 2019, staff recommended that the agreement for the extension include conditions in order to ensure that the on street traffic continued to flow safely and effectively, including x City staff convene a meeting with bus providers to discuss necessary changes that need to be made in order to continue with Green Street intercity bus service. The bus companies will also be informed that there is no room for expansion of future service at this location so that they can make an informed decision of whether this space meets their needs now and in the future, and x the City will need to paint the bus lanes on Green Street and will charge the intercity bus providers for this improvement. This will be an additional charge above the use agreement fee, and x buses will need to specify dates that will have additional buses (holidays, student arrival and departure dates) and will need to provide on street staff on these dates to direct customers to their buses, and to direct bus drivers to the appropriate locations. If the City determines that an additional CSO needs to be assigned to this area during heavy traffic times in order to issue tickets, the City will charge the bus operators for this service.This will also be a charge above the agreement fee, and x all of the bus companies will be required to provide accommodations for their passengers. This can be accomplished through and an agreement with an existing facility, but they will need to show proof that they have permission to use existing facilities, and x the bus permit agreement should continue to allow for revocation for failure to comply with requirements. There would be no tolerance of unloading luggage on the street side, encroaching on the bike lane, unloading from a travel lane or any other behavior deemed unsafe by the City, and x if additional improvements are determined to be necessary in order to allow for traffic flow, the City will pass the costs onto the bus operators, and Implementation of these remedies or of other improvements deemed to be necessary may result in increased permit fees. 10.WHEREAS, City staff and bus operators have been in contact to meet the above conditions concerning safety issues and passenger amenities, and as to painting the bus lanes, the City has requested approval to implement from the New York State Department of Transportation and has yet to receive such approval, and 11.WHEREAS, current intercity bus companies permit agreements are in effect until termination, which must be upon no less than 30 days notice, and 12.WHEREAS, with the anticipated return of students via intercity bus, it does not seem prudent to end the use of Green Street as the intercity bus stop at this time, and 13.WHEREAS, on November 7, 2018 Common Council set a bus permit fee of $5 per bus arrival or departure from the intercity bus location from Green Street, and 14.WHEREAS, the approved fee did not account for the cost of painting improvements or other costs actually or expected to be incurred by the City, and 15.WHEREAS, staff continues to look for other suitable interim locations for intercity bus operations while planning for a long term permanent location for an intercity transportation depot, now, therefore be it 16.RESOLVED, that Common Council approves the continued use of the Green Street stop by Shortline/Coach USA, New York Trailways, and Greyhound indefinitely until an alternate location or permanent solution can be found with an increase in fee to $15 per bus arrival or departure (but if the arrival or departure occurs within 30 minutes of the other, only one $15 per bus fee will be imposed), and be it further 17.RESOLVED, that Common Council continues to authorize the Board of Public Works to modify the above-established established Intercity Bus Permit fee from time to time, but retains the sole legislative discretion as to issuance of bus permits, and be it further 18. RESOLVED, that Common Council instructs city staff to continue to work on the conditions specified above to minimize disruption to riders and the community and continue to provide this valuable service to the community, and be it further 19. RESOLVED, that the Mayor and Senior Staff report to Common Council within six months regarding efforts to collaborate with other regional municipal officials to develop a long-term plan for inter-city bus servies 6) Action Items (Approval to Circulate) a) Green Building Policy Nick Goldsmith provided a recap of what has happened thus far. He stated the draft is now easier to understand. After more public outreach we will work with the attorney’s office and the building department to be in more formal code language and bring it back to this committee and the Town. He stated that an end-of-year date to consider adoption is the goal. Alderperson Brock asked if a person comes forward with a single family home design, who determines whether the homeowner’s plans are adequate. What does the homeowner have to do differently under this policy? Goldsmith stated that if the homeowner is working with an architect, they would help the homeowner through the process. He further stated that there is a check list which the homeowner will have to make sure they are covering all basis of the policy. JoAnn Cornish stated that is a very good question. We can Alderperson Lewis stated that she has seen that many developers are already looking into and changing their plans for development geared to this new energy initiative. Alderperson Lewis moved to circulate; seconded by Alderperson Brock. Carried unanimously. b) West MLK/State Zoning Changes To:Svante Myrick, Mayor Planning and Development Board CommonCouncil BoardofPublicWorks JulieHolcomb,CityClerkCityAdvisoryCommissions AaronLavine,CityAttorney MikeThorne,SuperintendentofPublicWorks MikeNiechwiadowicz,DirectorofCodeEnforcement JoAnnCornish,DirectorofPlanning,Building,andEconomicDevelopment KatieBorgella,TompkinsCountyCommissionerofPlanningandSustainability FROM: JoAnn Cornish, City of Ithaca, Director of Planning and Development DATE: May 17, 2019 RE: Proposal to Amend Sections of Chapter 325, Zoning, of the City Municipal Code Pertaining to Proposed Revisions to the CBD 60 Zoning District on the 300, 400, and 500 Block of West State Street in the City of Ithaca In June of 2013, the Common Council rezoned the West State Street/MLK corridor from B-2c to CBD-60. This was done to encourage and accommodate anticipated development. However, it was generally agreed upon at that time that there existed a desirable character along much of West State Street that the City would like to see remain intact. Upon further consideration and analysis, and when comparing a sixty foot tall building to existing buildings, it has become clear that 60 feet at the street front on the 300, 400, and 500 block of West State Street (blocks between South Albany Street and North Meadow Street), is not appropriate and would result in a dramatic change to the existing character of the area. The pictures below compare the existing structures along West State/MLK Street with an image of a proposed building 60 feet in height. It is also important to note that this area is now located in the City’s Planned Unit Development Overlay District, which allows for projects that provide significant community benefits to apply for alternate zoning. Given that this additional zoning flexibility exists, staff feels that it is appropriate to revisit the existing zoning. 1. Staff recommends adding minimum story heights of 12 feet, floor to floor on the ground floor and 10 feet floor to floor on subsequent floors. The City has similar minimum story height regulations in various other districts, including in the West End, Waterfront, and Collegetown Zoning Districts. This language is intended to encourage ground floor commercial uses, as well as to establish minimum standards for housing development. 2. Member of the Planning and Economic Development Committee of Common Council are recommending a revision to the zoning ordinance that would limit the overall height to 52 feet and 5 stories (12 feet floor to floor height on the first story and 10 feet floor to floor on subsequent stories) with an opportunity to build an 10 additional feet in height for a 6th story, under the City’s Planned Unit Development Ordinance, if the developer includes 20% of the total unit count as affordable (50% to 80% of Area Median Income) or other community benefit(s) 3. Additionally, in order to maintain the existing character of West State/MLK Street, staff recommends all new construction located in the existing portion of the CBD-60 Zoning District, directly fronting on the 300, 400, and 500 blocks of West State Street, shall require that the front façade of any newly-constructed building contain a stepback of 15 feet after the first 32 feet in height. This will help maintain the look of pedestrian scale buildings along the street while still allowing for increased density in the center of the block. This proposed change in the zoning would be for properties on West State/MLK Street that are currently zoned CBD-60 between South Albany Street and North Meadow Street. If the Committee is in agreement, staff will circulate this proposal and return next month with any comments that are received. Please feel free to contact me with any questions. Alderperson Fleming stated what she would like to circulate going back to the original resolution adding a first-floor active use, dropping the required maximum façade length of 60’, as well as dropping the maximum building footprint. Alderperson Brock stated she would support a maximum building height, but doesn’t want to see monolithic buildings. Alderperson Lewis doesn’t think it is necessary to have a maximum façade length. She also doesn’t think there needs to be a maximum building footprint. Alderperson Nguyen stated that the old city we love so much came about without any zoning, etc. He finds nothing offensive to a four-story building or a six-story building for that matter. Alderperson Brock stated she likes the West End, (West State Street), because of the mixed use. 7) Review and Approval of Minutes a) No Minutes to Approve 8) Adjournment Moved by Alderperson Lewis; seconded by Alderperson Brock. Carried unanimously. The meeting was adjourned at 9:00 p.m.