Fax: Fax: NOTICE OF MEETING. 1. Agenda Review 6:00

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1 CITY OF ITHACA 108 East Green Street 3rd Floor Ithaca, New York DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Division of Planning & Economic Development JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development Community Development/IURA Fax: Fax: If you have a disability & would like specific accommodation to participate, please contact the City Clerk at by 12:00 p.m., the day before the meeting. NOTICE OF MEETING APPLICANT OVERHEAD PROJECTOR NOTE:: The City only has a VGA plug/cable available to connect to our overhead projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JANUARY 27 TH, 2015 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Start Time 1. Agenda Review 6:00 2. Privilege of the Floor (3 minute maximum per person) 6:01 3. Special Order of Business: Downtown Transportation & Parking Tim Logue & Frank Nagy 6:05 4. Site Plan Review A. Project: Telecommunications Facility 6:20 Location: 214 N. Meadow St. Applicant: Mark Coon for Verizon Wireless Actions: Declaration of Lead Agency Public Hearing Determination of Environmental Significance Consideration of Preliminary & Final Site Plan Approval Project Description: The applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof mounted antenna measuring 24.5 high with a diameter of 15.5, an equipment cabinet, and other associated materials. The project is in the WEDZ 1a Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. B. Project: 123 Room Downtown Hotel 6:40 Location: E. M.L.K., Jr./E. State St. Applicant: Scott Whitham for Neil Patel Actions: Determination of Environmental Significance Potential Consideration of Preliminary Site Plan Approval Project Description: The applicant is proposing to build a six story, 70 tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, a meeting room, and an approximately 2,000 SF retail/restaurant space. The second floor includes meeting rooms, a fitness area, and an outdoor terrace. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop off area with a glass and aluminum porte cochère, a 12 space parking area, bike racks, a walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project is in the CDB 100 Zoning District. The project site consists of three tax parcels:

2 two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible subdivision will be required. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, B. (1) (h.) (4), (k.), and (n.), and the State Environmental Quality Review Act, (b)(9), and is subject to environmental review. The project has received DESIGN REVIEW. C. Project: Upson Hall Renovations 7:10 Location: 124 Hoy Road (Cornell University Campus) Applicant: Mike Husar for Cornell University Actions: Public Hearing Declaration of Lead Agency Project Description: The applicant proposes a total internal and façade renovation of the 160,000 SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Road. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U 1 Zoning District. This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance (h)[2] and the State Environmental Quality Review Act (11) and is subject to environmental review. D. Project: Four Townhomes 7:30 Location: 402 S. Cayuga St. Applicant: Scott Reynolds for Ithaca Neighborhood Housing Services (INHS) Actions: Declaration of Lead Agency Public Hearing Determination of Environmental Significance Project Description: The applicant proposes to construct four (4) for sale townhomes that will target moderate income first time home buyers. The building will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R 3b Zoning District and requires an Area Variance for a front yard setback. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. E. Project: Six Unit Apartment Building 8:00 Location: 707 E. Seneca St. Applicant: Schickel Architecture for 707 E. Seneca St., LLC Actions: Declaration of Lead Agency Public Hearing Determination of Environmental Significance Recommendation to the BZA Project Description: The applicant proposes to build a 3 story plus basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449 SF parcel. The project will have parking and storage in the basement, and two 3 bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires retaining walls along the east, north, and portions of the west development area. The northern retaining wall is up to ten feet in height and includes a stair. The project is located in the R 3a "An Equal Opportunity Employer with a commitment to workforce diversification." 2

3 Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA. It has received a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. F. Project: Three Duplexes 8:40 Location: 804 E. State St. Applicant: Schickel Architecture for John Puglia & Costas Nestopoulos Actions: Declaration of Lead Agency Project Description: The applicant proposes to construct three duplexes (each with two 3 bedroom apartments) with 12 parking spaces in ground/basement floor garages, asphalt access drives, retaining walls, stairs, and landscaping. Site access is from the existing driveway on Blair Street. Site preparation will require removal of existing garage, all paving, and fencing on the development site. Forming the 17,265 SF project site requires consolidation of three existing tax parcels: # , measuring 6,947 SF and containing a duplex; # , measuring 6,882 SF and currently used as a parking lot; and # , measuring 1,654 SF and containing the existing garage; as well as lot line adjustments for # (806 E. State St.) and # (116 Blair St.). The project is in the CR 2 Zoning District and is contiguous to the East Hill Historic District. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance, and the State Environmental Quality Review Act, and is subject to environmental review. The project requires an Area Variance. 5. Zoning Appeals 9:00 #2971: Area Variance, 128 W. Falls St. #2972: Area Variance (parking), Eddy St. #2973: Area Variance, 707 E. Seneca St. Update On: #2970 A: Area Variance, S. Meadow St. #2970 B: Area Variance, S. Meadow St. 6. Old/New Business (if any) 9:10 7. A. Planning Board Chair (verbal) 9:15 B. Director of Planning & Development (verbal) 9:20 C. Board of Public Works Liaison (verbal) 9:25 8. Approval of Minutes: 11/25/14 9:30 9. Adjournment 9:31 ACCESSING MEETING MATERIALS ONLINE Site Plan Review & Subdivision Applications (and Related Documents) Site Plan Review application documents are accessible electronically via the Document Center on the City web site ( under Planning & Development > Site Plan Review Project Applications, and in the relevant year/month folder. Subdivision application materials can be similarly located, but in the Subdivision Applications folder. Zoning Appeal Materials are also accessible electronically via the Document Center on the City web site, under Board of Zoning Appeals." "An Equal Opportunity Employer with a commitment to workforce diversification." 3

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5 From: Sent: To: Subject: Jeanne Grace Tuesday, January 20, :05 PM Charles Pyott; Lisa Nicholas [City Forester Comments] Lisa, Here are my comments for the Jan 27th meeting. Sorry they are a bit late I was away last week and had a problem getting the files to open on my computer this morning. 402 S Cayuga St: Soil remediation will be needed beyond the described planting specs at the site of the hornbeam trees. It was previously gravel parking lot for that portion of the planting area. I recommend soil replacement to a depth of 2 feet throughout the previously graveled lot for the two hornbeam closest to Titus Ave. 804 E Seneca: Planting island in the parking lot will need soil remediation more than described (immediately around the root ball). The planting area was previously parking area and the compacted soil will not support the trees long term (more than a few years) if soil is not re mediated throughout the majority of the new planting area. 707 E Seneca: 24" oak to remain very unlikely that this tree would survive more than a few years post construction, even with extreme care during construction the impervious parking area built over a large portion of the root zone would eventually kill this tree. Same for the other 2 maples on the E side of the proposed parking area. In addition the significant grade change (addition of fill to make level parking area) would further impact the root zone that is not directly being covered in pavement. Street tree selection is fine. The planting area will need to have soil amendment prior to planting in the tree lawn since I presume this area will be used as a entrance for construction equipment and materials during construction resulting in severe soil compaction. Each tree should have minimum 240 cu ft of compacted root space (ie 10ft x 8ft x 3 ft = 240 cu ft) Jeanne Grace City Forester City of Ithaca Department of Public Works Division of Parks and Forestry

6 PROPOSED RESOLUTION Declaration of Lead Agency City of Ithaca Planning & Development Board Telecommunications Facility (Micro-Tower) 214 N. Meadow St. January 27, 2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter of the City Code, Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a rooftop telecommunications facility to be located at 214 N. Meadow Street, by Mark Coon for Verizon Wireless, and WHEREAS: the applicant is proposing, to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5 high with a diameter of 15.5, an equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance, and the State Environmental Quality Review Act, and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 214 N. Meadow Street in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

7 PROPOSED RESOLUTION CEQR Site Plan Review Telecommunications Facility (Micro-Tower) 214 N. Meadow Street City of Ithaca Planning & Development Board January 27, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a rooftop telecommunications facility, located at 214 N. Meadow Street, in the City of Ithaca, by Verizon Wireless, and WHEREAS: the applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5 high with a diameter of 15.5, an equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning District, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project; the CAC had no comments and comments received from the Tompkins County Planning Department have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff; plans entitled Overall Site Plan (C-100), Equipment Plan (C-101), Building Elevation (C-201), and Details (C-501), all dated October 2014, and prepared by C&S Companies; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed telecommunications facility, located at 214 N. Meadow Street in the City of Ithaca, 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: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

8 PROPOSED RESOLUTION Preliminary & Final Approval Site Plan Review Telecommunications Facility (Micro-Tower) 214 N. Meadow Street City of Ithaca Planning & Development Board January 27, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a rooftop telecommunications facility, located at 214 N. Meadow Street, in the City of Ithaca, by Verizon Wireless, and WHEREAS: the applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5 high with a diameter of 15.5, an equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning District, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: in accordance with the Code of the City of Ithaca Telecommunications Facilities and Services Ordinance, B. (2), this proposal classifies as a Tier Two application, and WHEREAS: the application conforms to those requirements as outlined in the City Code, and WHEREAS: legal notice was published and property posted in accordance with Chapters (B) (4) and (A) (2) (c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on January 27, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project; the CAC had no comments and comments received from the Tompkins County Planning Department have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff; plans entitled Overall Site Plan (C-100), Equipment Plan (C-101), Building Elevation (C-201), and Details (C-501), all dated October 2014, and prepared by C&S Companies; and other application materials, and WHEREAS: on January 27, 201 the City of Ithaca Planning and Development Board, acting as lead Agency did make a negative determination of environmental impact, and WHEREAS: in accordance with B., the City of Ithaca Department of Planning and Development shall prepare staff reports for Tier Two applications, and

9 WHEREAS: the following information contained in this resolution shall serve as the staff report and findings of fact as required by City Code, : (1) Description of the proposed PWSF (a) Other PWSFs in the area There are 8 existing PWSF sites within one mile of the proposed site: in the area: 222 S. Cayuga St, 815 S. Aurora St. (Guyed Tower), 651 Five Mile Drive, 110 Dryden Road (Eddygate), 430 Campus Road (Barton Hall), 23 Sisson Place (Mary Donlon Hall), Tower Road (Riley Robb Hall), and 186 Pleasant Grove Road. Se Exhibit G (b) Nearest three PWSF sites to the proposed PWSF for the same carrier Same as above. See Exhibit G. (2) Location The proposed facility will be located on an Opportunity Site (rooftop). (a) Identification of whether the proposed PWSF is an avoidance area The proposed PWSF is not located in any of the following avoidance areas: flood hazard zone, historically or culturally significant resource, unique natural area and/or critical environmental area, park, greenway, or natural area, scenic or visual corridor as defined by the City, wetland, lakeshore, or waterway. (b) Identification of whether the proposed PWSF is at an opportunity site The PWSF is proposed to be on an existing roof. Staff has determined that this is an acceptable opportunity site. (3) Siting (4) Design (c) Determination of whether location standards have been met Staff has determined that the rooftop location as proposed has met the location standards. (a) Determination of whether siting standards have been met: The proposed micro antenna is on an existing rooftop with an inconspicuous mount. Photo simulations provided in Exhibit N of the application demonstrate that the micro tower is minimally visible from the public way. Staff has determined that siting standards have been met. (b) Identification of any necessary practical measures to avoid, minimize and/or mitigate (in that order of preference) adverse impacts of the proposed PWSF Staff has determined that the applicant has taken appropriate measures to avoid, minimize, and mitigate adverse impacts of the proposed PWSF. (a) Type of mount Proposed antennae will be mounted on 4 -high non-penetrating roof mount (see C-501). (b) Type of antenna(s) The applicant is proposing to install a small cell wireless facility consisting of one single-sector radio unit measuring approximately 24.4 tall with a 15.1 diameter, and associated equipment. 2

10 (c) Treatment of equipment cabinet or shelter A new equipment cabinet and associated materials will be located in the rear of the building behind an existing fence. (d) Determination of whether design standards have been met Staff has determined that the applicant has met the design standards as outlined in the City Code, C. (5) Alternatives Analysis. (a) Alternatives provided by the applicant Four alternatives were explored and two were rejected due to lack of ground space for equipment cabinet and one was rejected for roof height. See Exhibit F. (b) Alternatives studied by City staff Staff has studied no alternative locations the proposed location is acceptable. (c) In accordance with of the Ithaca City Code, this Board has considered comparison and ranking of the proposed PWSF and the alternatives. (6) Description of narrative attachments Plans entitled Overall Site Plan (C-100), Equipment Plan (C-101), Building Elevation (C-201), and Details (C-501), all dated October 2014, and prepared by C&S Companies; and other application materials, Overall Site Plan (SP 101), Roof Plan (C-101), Equipment Layout Plan (C-102), Building Elevations (C-201), and Details (C-501), all dated June 2012, and prepared by C&S Companies, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the proposed telecommunications facility to be located on a rooftop at 214 N. Meadow St. in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 3

11 PROJECT DESCRIPTION City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Part III Hilton Canopy Hotel 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14, Revised: 1/ 15/ 15 The applicant is proposing to build a seven story, 80 tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, meeting rooms, fitness area, pool, and an approximately 2,000 SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop off area with a glass and aluminum porte cochère, a 12 space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site is in the CDB 100 Zoning District and consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, (b) (9), and is subject to environmental review. The project has received Design Review, and requires parcel consolidation and possible subdivision. IMPACT ON LAND For discussion only needs further editing to include all information The project site is currently used as a surface parking lot and is surrounded by existing mixed use developments. The applicant has submitted a document titled Geotechnical Engineering Report, Proposed Canopy Hilton Hotel, East State Street, Ithaca New York, dated December 2014 and prepared by Empire Geo Services Inc. of Cortland New York. The report is based on analysis of 8 test borings and one observation well. Some of the conclusions made by report are as follows: Planning for design and construction of the new building will be impacted primarily by the presence of deep fill and the loads associated with the seven story structure, which are anticipated to be heavy. Due to uncertainty regarding composition and placement regarding the existing fill, it is recommended that all existing fill and remnants of former structures be removed from beneath new building foundations and floor slabs. New building foundations and floor slabs may be seated on either native undisturbed soils or on imported structural fill which is placed over the native soils after all existing fill and/or otherwise unsuitable materials are removed. The complete removal and replacement of all existing fill as recommended above would require extensive excavation and earthwork (as the fill is relatively deep across the site), and that building loads will be substantial, consideration may also be given to the use of a deep foundation system which might consist of either driven piles or drilled shafts seated on or within the bedrock at depth, whereby the fill may be left in place. The floor slab should also be supported by the deep foundation system in this case. The applicant has not stated the foundation type. If a shallow foundation type is chosen, information should be provided stating the amount of excavation and replacement fill needed, duration of such excavation and replacement, number of anticipated truck trips, their routing and any anticipated shoring of adjacent structures and roadways. If a deep foundation type is chosen, 1/22/2015 Page 1 of 7

12 information should be provided stating the duration of foundation work, any measures that will be taken to abate noise and vibration, and plans to protect adjacent buildings and roadways. IMPACT ON WATER impact anticipated. IMPACT ON DRAINAGE impact anticipated. IMPACT ON AIR The project site is in a densely populated area. Construction is projected to last 18 months and will likely be concurrent with several other construction projects in the downtown area. The cumulative impacts of airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. The applicant should employ the following applicable dust control measures as appropriate: Misting or fog spraying site to minimize dust. Maintaining crushed stone tracking pads at all entrances to the construction site. Re seeding disturbed areas to minimize bare exposed soils. Keeping roads clear of dust and debris. Requiring trucks to be covered. Prohibiting burning of debris on site. The project includes a ground floor retail space anticipated to be a restaurant. The applicant has stated that all venting will be on the roof. Any future exterior venting, not located on the roof, that may cause noise or odor should be reviewed by the Lead Agency or Staff. IMPACT ON PLANTS & ANIMALS impact anticipated IMPACT ON AESTHETIC RESOURCES The project site is located on the eastern end of the Commons, the City s retail, tourism, and entertainment center, and has frontage both on E. State Street and Seneca Street. At approximately 80 and seven stories, the building will be visible from portions of the Commons, State Street, and Seneca Street, and East Hill, and may be visible from points within the Ithaca Downtown National Register Historic District and the East Hill Local Historic District. The applicant has submitted visualization showing the proposed building from E. Seneca St within the East Hill Historic District looking west, S Aurora St. looking north, E Seneca /Aurora St. looking east, and from the mid block of Restaurant Row on N Aurora St. The Lead Agency has expressed concern about the visibility of rooftop mechanicals, particularly particularly from points on east hill, including the East Hill Historic District, and the appearance of 1/22/2015 Page 2 of 7

13 the blank west façade on the upper floors.. The applicant has submitted drawings showing a mechanical penthouse that provides sufficient screening. The Lead Agency has requested that the wall of the penthouse be lowered to the extent possible. The applicant has also submitted elevations showing architectural interest that addresses those concerns. The applicant has not submitted a formal sign package, but has indicated that the signage will be of equal scale and quantity as illustrated on the rendering and elevations dated 1/13/15. Attention to blank facades and penthouse (design) Any additional signage will be reviewed by the Planning Board. IMPACT ON HISTORIC RESOURCES The project is in close proximity to the Downtown Ithaca National Register Historic District and the East Hill Historic District and will be visible from points within those districts, and beyond. See Impact on Aesthetic Resources Information Needed: Roof plan showing any mechanicals IMPACT ON OPEN SPACE AREA impact anticipated IMPACT ON TRANSPORTATION The Lead agency and others have expressed concerns about traffic generation, construction impacts and parking demand. Information Needed: Valet parking routes and usage rates Response to County Planning Commissioner comments (below) Response to City Transportation Engineer comments (below) Pedestrian safety/ circulation Bike parking Parking and drop off plan In a letter, from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, the following recommendation was given: The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown. In a memorandum from Tim Logue, City Transportation Engineer, dated October 23, 2014, the following comments were given: 1/22/2015 Page 3 of 7

14 How will this hotel be served as far as trash pick up, deliveries, etc? Will a loading zone be needed on Seneca Way? Based on previous studies about traffic generation and hotels, both downtown and in other places in the City, I will not require a traffic study. However, the hotel should coordinate with the Parking Director. Any work along the East State/MLK Jr Street right of way will require a City Street Permit; any work along the Seneca Way right of way will require a Highway Work Permit from the New York State Department of Transportation. The hotel use is required to provide at least 1 bicycle parking space per 20 employees and have a minimum of 6 bicycle parking spaces. These bicycle parking spaces should be primarily sited for employee use; though the general public should have access to the parking spaces as well. The retail use is required to provide at least 2 bicycle parking spaces, which should be proximate to the retail space entrance. The applicant has submitted a Traffic Impact Study (TIS) prepared by SRF and dated January The study recommends three mitigations to address increased demand: a two space on street loading area on Seneca Way and signal timing changes to the intersections at State St./MLK Jr. Blvd and Aurora Street and East Seneca and N Cayuga Streets. The TIS also includes proposed valet routes to and from the hotel to Seneca St. garage to address concerns that potentially significant valet traffic would be routed through smaller neighborhood street on East Hill. The diagram shows that the valet routes will be contained in the central business district. Parking The applicant has submitted a TIS prepared by SRF and dated January 2015 FINDINGS OF TIS INSERTF Parking The proposed hotel will have 123 guest rooms, and a 2,000 SF restaurant. The TIS calculates that the parking demand will be between 69 and 125 spaces. Questions have been raised about the adequacy of the downtown parking supply, particularly the city owned Seneca St garage that is expected to serve this project. The table below shows the existing and projected capacity of the three publically owned downtown garages. The data assumes that the Seneca Street garage provides parking for the Hilton Canopy, the Green Street garage provides parking for the adjacent Marriott Hotel (currently under construction), while the Cayuga Street garage provides parking for the adjacent Cayuga Place II apartments (also currently under construction). The table illustrates that all garages have excess evening capacity after the construction of these projects. 1/22/2015 Page 4 of 7

15 Seneca, Green and Cayuga Street Garage Capacity with Projected Hotel Usage as of January 2015 Seneca Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 451 Daytime % % Evening Current * % % Evening with Canopy Hotel** % % *Includes 100 spaces under contract to the Hilton Garden Inn **Assumes 100% hotel occupancy with one car/room Green Street Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 425 Daytime % % Evening Current % % Evening with Marriot Hotel* % % *Assumes 100% hotel occupancy with one car/ room Cayuga Street Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 684 Morning 10am % % Afternoon 2pm % % Evening current % % Evenings w/ Cayuga Pl. II* % % * Assumes 1.5 cars per unit Evening Occupancy Combined Total for all Three Garages with both Hotels and Cayuga Place II Spaces Occupied Spaces Available Total number of spaces 1560 Number % Number % % % Source: Frank Nagy, City Director of Parking 1/22/2015 Page 5 of 7

16 Pedestrian Circulation Pedestrian access to the hotel is provided on the street front on Seneca Way and through the access drive between on State Street. The applicant has provided a sidewalk along the access drive and landscaping elements and signage to create a street presence/entrance along State Street. As a through block site from Seneca Way to State St., maintaining pedestrian access across the site i s highly desirable. The applicant is working with the adjacent property owner to provide such access on the adjacent site. Pedestrian entrance into site from State Street needs to be analyzed. Need dimensioned drawings of proposed layout. Construction Impacts: Cumulative impacts of multiple downtown projects Anticipated interruptions in pedestrian, bike, and vehicular traffic Construction routing, staging, delivery plan, contractor parking, and pedestrian/bike access plan Construction will last approximately 18 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities, particularly staging and deliveries, will temporarily but significantly impact vehicular including TCAT bike and pedestrian movement. It is anticipated the project may require periodic partial road closure, potential removal of parking, as well as sidewalk closure, during the construction period. The Lead Agency is concerned about the cumulative impacts to downtown traffic, noise, air quality and livability of multiple simultaneous construction projects in the downtown area during the construction seasons. IMPACT ON ENERGY impact anticipated IMPACT ON NOISE & ODORS Construction will last approximately 18 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities will temporarily produce noise that will affect residents and businesses in the immediate area. The Lead Agency requires that the applicant limit noise producing construction activities to Monday Friday from 7:00 a.m. to 6:00 p.m. See Impacts to Air and Land IMPACT ON PUBLIC HEALTH impact anticipated Information Needed: Phase 1 ESA 1/22/2015 Page 6 of 7

17 IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD The Lead Agency has requested that the applicant provide s utility capacity analysis. Information Needed: Capacity analysis for utilities Prepared by: Lisa Nicholas, AICP, Senior Planner 1/22/2015 Page 7 of 7

18 PROPOSED RESOLUTION CEQR City of Ithaca Planning & Development Board Downtown Hilton Canopy Hotel M.L.K., Jr./E. State St. January 27, 2015 WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a hotel to be located at M.L.K., Jr./E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a seven-story, 80 -tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, meeting rooms, fitness area, pool, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochère, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible Subdivision are required. The project has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, (b)(9) and (11), and is subject to environmental review, and WHEREAS: the New York State Department of Transportation, the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council have consented to the City of Ithaca Planning and Development Board s being Lead Agency for this project, WHEREAS: the City of Ithaca Planning and Development Board, did, on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for project, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and, WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown, and WHEREAS: in response to County Comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates, and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and

19 WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning Staff; plans entitled Existing Survey, Demolition Plan, Utility Plan, Grading Plan, and Site Layout Plan, prepared by T.G. Miller, P.C. and Whitham Planning and Design, LLC; Landscape Plan and Landscape Trellis/Bench Detail (two sheets), prepared by Whitham Planning and Design, LLC: Ground and Second Floor Plan, Typical and Seventh Floor Plan, View from State Street, Hotel Arrival Experience, View from Seneca Way (two sheets), Exterior Elevations, and Context Views (three sheets), prepared by Group One and all dated 1/13/15; and other application materials, 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: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

20 PROPOSED RESOLUTION Preliminary & Final Approval City of Ithaca Planning & Development Board Downtown Hilton Canopy Hotel M.L.K., Jr./E. State St. January 27, 2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a hotel to be located at M.L.K., Jr./E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a seven-story, 80 -tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, meeting rooms, fitness area, pool, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochère, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible Subdivision are required. The project has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, (b)(9) and (11), and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, did, on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for project, and WHEREAS: legal notice was published and property posted in accordance with Chapters (B) (4) and (A) (2) (c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on January 27, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and, WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown, and WHEREAS: in response to County Comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and

21 WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning Staff; plans entitled Existing Survey, Demolition Plan, Utility Plan, Grading Plan, and Site Layout Plan, prepared by T.G. Miller, P.C. and Whitham Planning and Design, LLC; Landscape Plan and Landscape Trellis/Bench Detail (two sheets), prepared by Whitham Planning and Design, LLC; Ground and Second Floor Plan, Typical and Seventh Floor Plan, View from State Street, Hotel Arrival Experience, View from Seneca Way (two sheets), Exterior Elevations, and Context Views (three sheets), prepared by Group One and all dated 1/13/15; and other application materials, and WHEREAS: the Planning and Development Board did on January 27, 2015 determine the proposed project will result in no significant impact on the environment and did make a Negative Determination Of Environmental Significance, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary And Final Site Plan Approval to the project subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. iii. iv. Submission for approval by the Planning Board of project details including, but not limited to, signage, paving materials, exterior furnishings, and lighting, and Submission of a color copy of the materials board, and ise-producing construction shall take place only between the hours of 7:00 a.m. and 6:00 p.m., Monday through Friday. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

22 Cornell University Upson Hall Renovation Submission: Schematic Design/ Design Development Content: Site Design - Basis of Design Date: January 12, Site Design Narrative: Base Bid 1.1. West Entry a. The proposed modifications in this area include a new concrete ramp with associated concrete retaining walls, stainless steel guardrails, and handrails. This ramp will provide an accessible route to the west building entry. The concrete retaining walls will be constructed using a form liner to match the architectural detailing of the building façade. There will also be a planting bed of low shrubs and perennials to the west of the ramp rthwest Plaza a. The proposed modifications in this area include access to a new building egress in the southeast corner of the plaza. The landscape alongside the north side of the building will be removed and the wall will be reconstructed to create natural terraces alongside the new glass façade and interior staircase. The natural terraces will be planted with a combination of different types of shade grasses and perennials, differentiating the sloped areas from the non-sloped areas Southwest Loading Dock a. The proposed modifications in this area include a concrete pathway providing a fire egress to the north of the loading dock. A concrete retaining wall with a guardrail on top is proposed along the whole length of the walkway. b. Wall lights are also proposed in the retaining wall to illuminate the walkway. Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 101 Ithaca, New York ph:

23 1.4. East Entry a. The proposed modifications in this area include a green screen to block the views into the service yard from the new offices on the first floor of Upson Hall. The curb line is pushed outward to accommodate the green screen and the plantings surrounding the bike rack and green screen are replaced with new shrubs and perennials. b. A concrete walkway is proposed to connect to the plaza to the fire exit at the southeastern connection of Upson Hall and Rhodes Hall. New bike racks are proposed along this walkway as well Entire Project a. Any additional areas that are disturbed during construction that are not included in the site plan modifications are to be restored to their pre-construction conditions. 2. Site Design Narrative: Site Alternate (In addition to the Base Bid items, the following items are proposed as part of the Site Alternate) 2.2. West Entry a. The stairs are proposed to be removed and rebuilt with granite tread stairs. The associated handrails are to be constructed with a similar appearance to the proposed stainless steel guardrails. b. The plaza to the northwest of the entrance is proposed to be reconstructed with unit pavers interweaving with the plantings to the north. c. Granite benches with wood slat tops are proposed along the north edge and a matching granite slab wall will replace the existing concrete retaining wall. d. Special care is to be taken while working around the existing oak tree and any disturbance of the roots or canopy is to be coordinated with the Landscape Architect. The plantings around the oak tree are proposed to be replaced with shady ground covers and perennials. e. Bollard lights are proposed to illuminate the plaza, along with accent lighting in the benches and site walls South Terrace 2 of 3

24 a. The proposed modifications in this area include a new unit paver plaza adjacent to the new glass façade. A concrete retaining wall with a stainless steel guardrail will border the plaza. b. A staircase with granite treads and a stainless steel handrail is proposed to provide access to the lawn to the south. c. Another walkway and a series of staircases are proposed to the southwest of the terraces, providing access to the eastern walkway East Entry a. The proposed modifications in this area include a grand staircase with granite tread stairs and stainless steel handrails. There are large granite slab benches to the south with integrated lighting bands. To the north there are linear stainless steel planters with mass plantings of perennials. b. An accessible ramp is proposed that weaves between planting beds will collect storm water runoff. Trench drains will connect these planters between the walkways as they cascade down the slope. A walkway with granite stairs and stainless steel handrails is also proposed at the south end of the ramps. c. A unit paver plaza with granite and wood benches is proposed along the west side of the building and will wrap around the northwest corner. This plaza will interweave with the adjacent asphalt pavement and lighted bollards will help separate the vehicular drop off from the pedestrian plaza. d. Granite and wood benches and new perennial plantings are proposed for the east entrance to the building connector, between Upson Hall and Philips Hall. Shady perennials and shrubs are also proposed alongside the walkway to give this entrance a courtyard aesthetic. e. Bollard lights are proposed at the vehicular drop-off, along the walkway to the fire exit, along the accessible ramps, and along the south walkway and stairs. Post-top lights are proposed for the grand stair entry and the new walkway along Hoy Rd. The granite / wood benches and concrete walls will also include accent lighting. Prepared by: James Fruechtl cc: David Lewis, Clark Manning, Craig Sobeski, Andy Sciarabba, Thomas Tilton, Kim Michaels 3 of 3

25 PROPOSED RESOLUTION Preliminary & Final Approval City of Ithaca Planning & Development Board Downtown Hilton Canopy Hotel M.L.K., Jr./E. State St. January 27, 2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a hotel to be located at M.L.K., Jr./E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a seven-story, 80 -tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, meeting rooms, fitness area, pool, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochère, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible Subdivision are required. The project has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, (b)(9) and (11), and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, did, on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for project, and WHEREAS: legal notice was published and property posted in accordance with Chapters (B) (4) and (A) (2) (c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on January 27, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and, WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown, and WHEREAS: in response to County Comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and

26 WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning Staff; plans entitled Existing Survey, Demolition Plan, Utility Plan, Grading Plan, and Site Layout Plan, prepared by T.G. Miller, P.C. and Whitham Planning and Design, LLC; Landscape Plan and Landscape Trellis/Bench Detail (two sheets), prepared by Whitham Planning and Design, LLC; Ground and Second Floor Plan, Typical and Seventh Floor Plan, View from State Street, Hotel Arrival Experience, View from Seneca Way (two sheets), Exterior Elevations, and Context Views (three sheets), prepared by Group One and all dated 1/13/15; and other application materials, and WHEREAS: the Planning and Development Board did on January 27, 2015 determine the proposed project will result in no significant impact on the environment and did make a Negative Determination Of Environmental Significance, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary And Final Site Plan Approval to the project subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. iii. iv. Submission for approval by the Planning Board of project details including, but not limited to, signage, paving materials, exterior furnishings, and lighting, and Submission of a color copy of the materials board, and ise-producing construction shall take place only between the hours of 7:00 a.m. and 6:00 p.m., Monday through Friday. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

27 PROPOSED RESOLUTION Declaration of Lead Agency City of Ithaca Planning & Development Board Upson Hall Renovations 124 Hoy Road (Cornell University Campus) January 27, 2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter of the City Code, Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a renovations to Upson Hall located at 124 Hoy Road by Cornell University, and WHEREAS: the applicant proposes a total internal and façade renovation of the 160,000-SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Road. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, (h)[2], and the State Environmental Quality Review Act, (11), and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 214 Hoy Road in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

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34 LP REMOVE EXISTING PAVEMENT, REPLACE WITH SOIL AND TREE LAWN PER 3/L401 AREA OF DISTURBANCE SOUTH TITUS AVENUE LP % 7.0% FENCE REPLACEMENT PER 4/L ' DRIVEWAY 20.00' 4:1 408 FFE % FFE FFE % FFE UNIT B UNIT A BASEMENT FIRST FLOOR 4:1 FFE :1 FFE UNIT C ' FFE % 10.00' SOUTH CAYUGA STREET 3:1 UNIT D 4.5% FFE % L % AREA OF DISTURBANCE WEST SPENCER STREET D C B A W. Seneca St., Ste. 101 Ithaca, NY Fax IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS. DATE: PROJECT: DRAWN BY: CHECKED: COPYRIGHT C 2014 File: T:\PROJECTS\INHS 402 Cayuga St\ACAD\ _R1 TWM Site Plan.dwg Plot Date: 1/20/2015 ITHACA NEIGHBORHOOD HOUSING SERVICES 402 SOUTH CAYUGA ST Ithaca, New York SITE PROTECTION NOTES GRADING LEGEND 1. EXISTING RETAINING WALL TO REMAIN 2. EXISTING PUBLIC SIDEWALKS TO REMAIN AND BE PROTECTED, OR REPLACED IN KIND IF DAMAGED OR REMOVED FOR CONSTRUCTION OF SITE OR UTILITY IMPROVEMENTS 3. PROTECT EXISTING TREES TO REMAIN IN THE PUBLIC RIGHT OF WAY AND AS INDICATED ON THE PLANTING PLAN, SHEET L EXISTING FENCE ON NORTH SIDE OF SITE TO BE REMOVED AND REPLACED PER DETAIL 4/L201 EXISTING MAJOR CONTOUR EXISTING MINOR CONTOUR PROPOSED MAJOR CONTOUR PROPOSED MINOR CONTOUR AREA OF DISTURBANCE 21 JAN ZMB PJT SITE PROTECTION AND GRADING PLAN

35 QTY KEY BOTANICAL NAME COMMON NAME SIZE ROOT NOTES DECIDUOUS TREES 2 AM Acer miyabei Miyabe Maple 2 1/2" B&B 5 CB Carpinus betulus 'Frans Fontaine' Pyramidal European Hornbeam 2 1/2" B&B Columnar, Sub 1 QB Quercus bicolor Swamp White Oak 2" B&B D CB 5 JV 3 SOUTH TITUS AVENUE SHRUBS AND PERENNIALS 5 CA Cornus alba 'Red Gnome' Tatarian Dogwood #5 CONT 10 HA Hosta fortunei 'Hyacinthina' Hosta #2 CONT 8 IV Itea virginica 'Henry's Garnet' Virginia Sweetspire #5 CONT 1001 W. Seneca St., Ste. 101 Ithaca, NY Fax JV Juniperus virginiana 'Grey Owl' Grey Owl Juniper #5 CONT 6 PA Pennisetum alopecuroides 'Red Head' Red Head Dwarf Fountain Grass #2 CONT 5 PO Physocarpus opulifolius 'Diabolo' Diabolo Ninebark 3'-3.5' HT CONT NOTE: JV 3 IV 8 1. LAWN SEED MIX SHALL BE A 90% TALL FESCUE AND 10% KENTUCKY BLUE GRASS BLEND. SEED MIX SHALL CONSIST OF EQUAL PARTS OF THREE VARIETIES OF TALL FESCUE SEEDS; AND ONE VARIETY OF KENTUCKY BLUE GRASS. NOTICE: IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS ' DRIVEWAY 10.00' PRUNE AND REMOVE DEAD AND BROKEN BRANCHES COPYRIGHT C 2014 PLANT SHALL BE SET AT OR SLIGHTLY ABOVE THE STABLISHED FINISH GRADE KEEP MULCH AWAY FROM TRUNK AND TRUNK FLARE C QB 1 4" SPECIFIED SHREDDED BARK MULCH UNTIE AND ROLL BACK BURLAP FROM 1/3 MIN. OF ROOT BALL. SYNTHETIC WRAP IS UNACCEPTABLE. CUT AND REMOVE EVERYTHING EXCEPT BURLAP. SPADE EDGE OF MULCH PERIMETER SPECIFIED PLANTING MIX BASEMENT FIRST FLOOR UNIT B UNIT A 1 TREE PLANTING Scale: 1/4"=1'-0" 3X WIDTH OF ROOT BALL (7' MIN.) SCARIFY SIDES AND BOTTOM OF TREE PIT TO PREVENT GLAZING OF SUBGRADE. SET TREE DIRECTLY ON FIRMLY PACKED SUBGRADE TO PREVENT SETTLING. File: T:\PROJECTS\INHS 402 Cayuga St\ACAD\ _R1 TWM Site Plan.dwg Plot Date: 1/20/2015 B A LEGEND WEST SPENCER STREET EXISTING TREE TO REMAIN SHADE TREE ORNAMENTAL TREE SHRUB LAWN AREA SEED MIX 10.00' PA 3 UNIT D JV 1 HA 2 UNIT C CA 1 AM ' CA 1 HA 2 AM 1 PA 3 JV 1 SOUTH CAYUGA STREET SHRUB PLANTING Scale: 1/4"=1'-0" NOTES: 1. PLANT AT SAME DEPTH AS PREVIOUSLY PLANTED IN NURSERY OR CONTAINER 2. PROVIDE COMPACTED BASE UNDER ROOT BALL ONLY TO PREVENT SETTLING 3. ENTIRE BED EXCAVATED AND BACKFILLED WITH PLANTING MIX LAWN AREA-SEEDING Scale: 1"=1'-0" UNTIE AND ROLL BACK BURLAP FROM MIN. 1/3 OF ROOT BALL. SYNTHETIC WRAP IS UNACCEPTABLE. CUT WIRE BASKETS AND REMOVE. SHREDDED BARK MULCH, EXTENT OF BEDLINE, INCLUDE IN PLANTING ITEMS: 4" (100mm) FOR SHRUBS 3" (75mm) FOR PERENNIALS AND BULBS SPADED BED EDGE SPECIFIED PLANTING MIX COMPACTED BASE LAWN SEED OR HYDROSEED EXISTING LAWN TURF SOIL - 4" AFTER COMPACTION DECOMPACTION EXISTING SOIL TILLED WITH COMPOST UNDISTURBED AND/OR COMPACTED SUBGRADE ITHACA NEIGHBORHOOD HOUSING SERVICES 402 SOUTH CAYUGA ST Ithaca, New York DATE: PROJECT: DRAWN BY: ZMB CHECKED: 21 JAN PJT PLANTING PLAN L401

36 D 1001 W. Seneca St., Ste. 101 Ithaca, NY Fax NOTICE: IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS. COPYRIGHT C 2014 C File: P:\E1428 INHS 402 S CAYUGA\CADD\Drawing \C101UTILITY.dwg Plot Date: 12/10/2014 B A ITHACA NEIGHBORHOOD HOUSING SERVICES 402 SOUTH CAYUGA ST Ithaca, New York DATE: PROJECT: DRAWN BY: TRT CHECKED: 15 DEC /E14-28 AJS UTILITY PLAN C101

37 BD RM D3 99 sf BD RM D1 143 sf 34'-0" BD RM D2 127 sf 30'-0" 12'-10" 7'-7" 9'-6 1 2" BD RM A2 133 sf BD RM A1 155 sf DN BD RM B2 172 sf BD RM B1 170 sf BD RM C2 133 sf DN BD RM C1 155 sf 14'-8 1 2" DN 2'-1" DN 9'-0" 9'-9 1 2" 3 1 2" 5 1 2" 10'-7" 7'-7" 10'-2" UP 8" 4'-0" UP 8" 8'-0" UP 8" 4'-0" UP 8" CLAUDIA BRENNER 421 N Aurora St. #7 Ithaca, NY nd Floor Plan A-3 1/4" = 1'-0" 2nd FLOOR PLAN VER 3.3 NOV A-3

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40 PROPOSED RESOLUTION Declaration of Lead Agency City of Ithaca Planning & Development Board Four Townhomes 402 S. Cayuga St. January 27, 2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter of the City Code, Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for four duplexes to be located at 402 S. Cayuga Street, by Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the applicant proposes to construct four (4) for-sale townhomes that will target moderate-income, first-time home buyers. The building will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, (h)(2), and the State Environmental Quality Review Act, (11), and is subject to environmental review, and WHEREAS: it has been requested that, the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board s being Lead Agency for the action of site plan review for this project, and WHEREAS: the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council have consented to the City of Ithaca Planning and Development Board s being Lead Agency for the action of site plan review for project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located at 402 S. Cayuga Street in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

41 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Construction on land where depth to the water table is less than 3 feet. Construction of parking facility/area for 50 or more vehicles. Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve more than one phase or stage. Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. Construction in designated floodway. Other impacts (if any): 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Specific land forms (if any): 1 of 11

42 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 IMPACT ON WATER Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Developable area of site contains protected water body. Dredging more than 100 cubic yards of material from channel of protected stream. Extension of utility distribution facilities through protected water body. Construction in designated freshwater wetland. Other impacts (if any): 4. Will project affect any non-protected existing or new body of water? A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Other impacts (if any): 2 of 11

43 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 IMPACT ON WATER (cont.) Small-to- Moderate Impact 5. Will project affect surface or groundwater quality? Potential Large Impact Can Impact Be Reduced by Project Change? Project will require discharge permit. Project requires use of source of water that does not have approval to serve proposed project. Construction or operation causing any contamination of a public water supply system. Project will adversely affect groundwater. Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Other impacts (if any): 3 of 11

44 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 IMPACT ON WATER (cont.) Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Project would impede floodwater flows. Project is likely to cause substantial erosion. Project is incompatible with existing drainage patterns. Other impacts (if any): Project site is steeply sloped drainage plan to be reviewed by City Stormwater Officer 7. Will project affect air quality? IMPACT ON AIR Project will induce 500 or more vehicle trips in any 8-hour period per day. Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Other impacts (if any): Construction Impacts 4 of 11

45 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 Small-to- Moderate Impact IMPACTS ON PLANTS AND ANIMALS Potential Large Impact Can Impact Be Reduced by Project Change? 8. Will project affect any threatened or endangered species? Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife habitat. Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Other impacts (if any): 9. Will proposed action substantially affect non-threatened or non-endangered species? Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Other impacts (if any): 5 of 11

46 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 Small-to- Moderate Impact IMPACT ON AESTHETIC RESOURCES Potential Large Impact Can Impact Be Reduced by Project Change? 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening of scenic views known to be important to the area. Other impacts (if any): Project site is contiguous to Six Mile Creek and visible from points within the Henry St. John Historic District. IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Other impacts (if any): Project will be visible from points within the Henry St. John Historic District. 6 of 11

47 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 Small-to- Moderate Impact IMPACT ON OPEN SPACE AND RECREATION Potential Large Impact Can Impact Be Reduced by Project Change? 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? The permanent foreclosure of a future recreational opportunity. A major reduction of an open space important to the community. Other impacts (if any): Project will be visible from users of the informal greenway along Six Mile Creek. IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Proposed action to locate within a UNA or CEA? Proposed action will result in reduction in the quality of the resource. Proposed action will impact use, function, or enjoyment of the resource. Other impacts (if any): 7 of 11

48 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 Small-to- Moderate Impact IMPACT ON TRANSPORTATION Potential Large Impact Can Impact Be Reduced by Project Change? 14. Will there be an effect to existing transportation systems? Alteration of present patterns of movement of people and/or goods. Proposed action will result in major traffic problems. Other impacts: Construction Impacts only. Applicant has provided information regarding staging, deliveries, contractor parking, and potential sidewalk and road closures. IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Proposed action causing greater than 5% increase in any form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 singleor two-family residences. Other impacts (if any): 8 of 11

49 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 Small-to- Moderate Impact IMPACT ON NOISE AND ODORS Potential Large Impact Can Impact Be Reduced by Project Change? 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Odors will occur routinely (more than one hour per day). Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as noise screen. Other impacts (if any): Construction Impacts only. IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of hazardous wastes in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). 9 of 11

50 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 Small-to- Moderate Impact IMPACT ON PUBLIC HEALTH (cont.) Potential Large Impact Can Impact Be Reduced by Project Change? Storage facilities for 50,000 or more gallons of any liquid fuel. Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): Site Contamination documented. Project Sponsor has submitted Phase 1 and 2 ESAs. See Part 3. IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Proposed action will conflict with officially adopted plans or goals. Requires an Area Variance to accommodate full porches. Proposed action will cause a change in the density of land use. Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future actions. Proposed action will relocate 15 or more employees in one or 10 of 11

51 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project Impacts Project Name: Four Townhouses 402 S. Cayuga St. Date Created: 1/6/15 Updated 1/21/15 more businesses. Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): 19. Is there public controversy concerning the proposed action? Unknown If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 11 of 11

52 PROJECT DESCRIPTION City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Part III Project Name: 402 S. Cayuga St. Four Townhomes Date Created: 1/15/15 Revised: 1/21/15 The applicant proposes to construct four (4) for sale townhomes that will target moderate income, first time home buyers. The building will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R 3b Zoning District and requires an Area Variance for a front yard setback. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, (h) (2), and the State Environmental Quality Review Act, (11), and is subject to environmental review. IMPACT ON LAND impact anticipated. IMPACT ON WATER impact anticipated. IMPACT ON DRAINAGE The site has steep slopes. City Stormwater Management Officer to review drainage plan impact anticipated. IMPACT ON AIR impact anticipated. IMPACT ON PLANTS & ANIMALS impact anticipated. IMPACT ON AESTHETIC RESOURCES The project site is within 100 feet of Six Mile Creek and is on a corner lot visible from the Henry St. John Historic District. The project site slopes steeply from east to west, such that there are groundfloor front entrances on Cayuga Street and the basement/garage entrances in the rear. The view of the building from South Titus Avenue reveals a large portion of the basement/foundation wall. 1/22/2015 Page 1 of 4

53 The applicant has incorporated several design features to break up the mass and enhance the residential character of the building, including shifting façade and roof planes, varying materials colors, full front porches, and a large quarry block planter along the Titus Avenue facing foundation wall. impact anticipated. IMPACT ON HISTORIC RESOURCES See Impact on Aesthetic Resources above. impact anticipated. IMPACT ON OPEN SPACE AREA impact anticipated. IMPACT ON TRANSPORTATION impact anticipated. IMPACT ON ENERGY impact anticipated. IMPACT ON NOISE & ODORS impact anticipated. IMPACT ON PUBLIC HEALTH The applicant has submitted Phase 1 and 2 Environmental Site Assessments (ESAs), dated September 2014, and prepared by Seeler Engineering, P.C. of Pittsford, NY, as well as a Letter of Determination from Richard J. Brazell, PE, NYSDEC Regional Spill Engineer, dated October 6, 2014 (see attached Phase 2 Executive Summary and above referenced letter). Phase 1 work identified the following two Recognized Environmental Conditions (REC): 1. Historical Site Use may have resulted in soils and/or groundwater being impacted by petroleum products. 2. Previous reports prepared for the Morse Industrial Corporation (Morse Chain) Hazardous Waste Site Operable Unit 3 indicate the potential for the intrusion of volatile organic chemicals through soil gas at the site. A Phase II Environmental Site Assessment ESA was performed to address the first of the two RECs. The report provided the following conclusion: 1/22/2015 Page 2 of 4

54 Based upon the findings of this Phase II we have determined that the historical use of the property has had a limited impact on the site. Analytical results of the five soil borings collected have only shown the presence of two metals at concentrations slightly above the Residential Site Use threshold set by NYSDEC SCO s. However these metals can easily be addressed during initial site development activities, if needed. If site improvements do not require that the impacted soils be disturbed and these areas are covered with at least two feet of unimpacted soil or other granular material such as stone or with a hardend surface such as a driveway or parking lot, the soil may be left in place. If site improvements require that these soils be disturbed, then they should be removed from the site and disposed of in an appropriate landfill. These contaminated soils should not be taken off site and reused elsewhere. Once these soils have been removed, no further actions are required. The Phase 2 did not address the second REC, because it was recommended the second REC be addressed with the incorporation of an Active Sub Slab Depressurization System integrated into the new structures proposed for the site. A subsequent letter of determination, referenced above, stated the following: The NYS Deportment of Environmental Conservation (the Department) has made a determination that you have completed all required remedial activities with regard to the referenced petroleum spill site. The Department has reviewed the records and data submitted regarding a Phase II investigation at the above referenced petroleum spill site. These records included, but were not limited to Phase II Environmental Site Assessment Report dated September 13, 2014 prepared by Seeler Engineering, P.C. Based on such review, the Department has determined that no cleanup or removal actions are required. thing contained herein shall be construed as barring, diminishing, or in any way limiting the Department's authority under the Navigation Law or the Environmental Conservation Law, including the authority to require additional remedial work, if necessary. The Lead Agency recognizes that any determination regarding the need for site remediation, as well as the standard to which clean up is required for the intended end use, is under the jurisdiction of NYSDEC, NYS Department of Health, and the U.S. Department of Housing and Urban Development (HUD). If site development requires that impacted soils to be disturbed or reveals that additional contamination exists on site, the applicant is required to follow established protocols of the applicable agencies. impact anticipated. 1/22/2015 Page 3 of 4

55 IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD An Area Variance is required to allow for full front porches, while maintaining existing easements in the rear yard. impact anticipated. Prepared by: Lisa Nicholas, AICP, Senior Planner 1/22/2015 Page 4 of 4

56 PROPOSED RESOLUTION CEQR Site Plan Review Four Townhomes 402 S. Cayuga St. City of Ithaca Planning and Development Board January 27, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for four townhomes to be located at 402 S. Cayuga Street in the City of Ithaca, by Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the applicant proposes to construct four (4) for-sale townhomes that will target moderate-income, firsttime home buyers. The buildings will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback, and WHEREAS: This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, (h)(2), and the State Environmental Quality Review Act, (11), and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings Survey Map,. 402 South Cayuga St, City of Ithaca, Tompkins County, New York, dated 10/15/2012; and prepared by T.G. Miller P.C.; Planting Plan (L401) and Site Protection and Grading Plan (L301), both dated 1/7/15; Site Plan (L003), dated 11/18/14; and Layout Plan (L201) and Utility Plan (C101), dated 12/15/14, all prepared by Trowbridge Wolf Michaels Landscape Architects; and Elevations (Sheets 1 & 2), dated 12/15/14, and all prepared by Claudia Brenner, Architect; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impact on the environment and 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: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

57 PROPOSED RESOLUTION CEQR Site Plan Review Four Townhomes 402 S. Cayuga St. City of Ithaca Planning and Development Board January 27, 2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for four townhomes to be located at 402 S. Cayuga Street in the City of Ithaca, by Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the applicant proposes to construct four (4) for-sale townhomes that will target moderate-income, firsttime home buyers. The buildings will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback, and WHEREAS: This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, (h)(2), and the State Environmental Quality Review Act, (11), and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings Survey Map,. 402 South Cayuga St, City of Ithaca, Tompkins County, New York, dated 10/15/2012; and prepared by T.G. Miller P.C.; Planting Plan (L401) and Site Protection and Grading Plan (L301), both dated 1/7/15; Site Plan (L003), dated 11/18/14; and Layout Plan (L201) and Utility Plan (C101), dated 12/15/14, all prepared by Trowbridge Wolf Michaels Landscape Architects; and Elevations (Sheets 1 & 2), dated 12/15/14, and all prepared by Claudia Brenner, Architect; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impact on the environment and 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: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1

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