DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT

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1 CITY OF ITHACA 108 E. Green St. Third Floor Ithaca, NY DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development Community Development/IURA If you have a disability & would like specific accommodation to participate, please contact the City Clerk at by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the 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.) PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on FEBRUARY 28 TH, 2017 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Start Times: Start times are approximate only APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. AGENDA ITEM Approx. Start Time 1. Agenda Review 6:00 2. Privilege of the Floor (3-minute maximum per person if you will be speaking about a project with a scheduled PUBLIC HEARING below, you are highly encouraged to speak at that time) 6:01 3. Subdivision Review A. Project: Minor Subdivision 6:10 Location: 109 Dearborn Place Tax Parcel Applicant: Lee and Elizabeth Ambrose Actions: Declaration of Lead Agency Public Hearing Determination of Environmental Significance Recommendation to BZA Project Description: The applicant proposes to subdivide the acre (30,849 SF) parcel into two lots: Lot A, measuring acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing 2 story wood frame building under renovation; and Lot B, measuring acres (19,419 SF) with 109 feet of continuous street frontage, the majority of which is on Dearborn Place. The property is in the R-2a Zoning District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family detached or semi-detached dwellings and 6,000 SF of other uses, feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet. The project requires an area variance for existing deficiencies. The property is in the Cornel Heights Local Historic District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), and the State Environmental Quality Review Act ( SEQRA ), and is subject to environmental review

2 4. Site Plan Review A. Project: Apartments (11 Units) 6:30 Location: 107 S Albany Street Applicant: Actions: Stavros Stavropoulos Declaration of Lead Agency Public Hearing Determination of Environmental Significance Project Description: The applicant proposes to construct a three-story apartment building with eleven onebedroom apartments, three of which will be fully accessible. Exterior features include covered bike storage and a semi-enclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB-60 Zoning District and requires Design Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), and the State Environmental Quality Review Act ( SEQRA ) and is subject to environmental review. B. Schwartz Plaza Redesign- Sketch Plan 6:50 C. 238 Townhomes- Linden Ave Sketch Plan 7:10 D. 372 Elmira Road McDonalds Rebuild- Sketch Plan 7:30 E. 301 Eddy Street- Student Apartments 7:50 5. Zoning Appeal: #3057, Area Variance, 109 Dearborn Place 8:10 6. Old/New Business: Special Meeting Chainworks District DGEIS Transportation 8:20 7. Reports A. Planning Board Chair (verbal) B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 8:30 8. Approval of Minutes: January 24, 2017, vember 22, 2016 and December 20, 2016 (time permitting) 8:50 9. Adjournment 9:00 ACCESSING MEETING MATERIALS ONLINE Site Plan Review & Subdivision Applications 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." Agenda: You may access this agenda (including attachments) by going to the Agenda Center on the City web site ( under Planning & Development Board. For ease-of-access, a link to the most recent Planning Board agenda is always accessible on the Planning Board home page: An Equal Opportunity Employer with a commitment to workforce diversification. 2

3 PROPOSED RESOLUTION Minor Subdivision Declaration of Lead Agency City of Ithaca Tax Parcel Dearborn Place City of Ithaca Planning & Development Board February 28, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel # , located at 109 Dearborn Pl. by Lee and Elizabeth Ambrose, and WHEREAS: the applicant proposes to subdivide the acre (30,849 SF) parcel into two lots: Lot A, measuring acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing 2 story wood frame building under renovation; and Lot B, measuring acres (19,419 SF) with 109 feet of continuous street frontage, the majority of which is on Dearborn Place. The property is in the R-2a Zoning District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family detached or semi-detached dwellings and 6,000 SF of other uses, feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet. The project requires an area variance for existing deficiencies. The property is in the Cornel Heights Local Historic District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require Environmental Review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, 290-1, Minor Subdivision Any subdivision of land resulting in creation of a maximum of one additional buildable lot, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the Environmental Review for the action of Subdivision approval for the City of Ithaca Tax Parcel # , located at 109 Dearborn Pl. by Lee and Elizabeth Ambrose. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies:

4 PROPOSED RESOLUTION Minor Subdivision CEQR Negative Declaration City of Ithaca Tax Parcel # Dearborn Place City of Ithaca Planning & Development Board February 28, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel located at 109 Dearborn Place, and WHEREAS: the applicant proposes to subdivide the acre (30,849 SF) parcel into two lots: Lot A, measuring acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing 2 story wood frame building under renovation; and Lot B, measuring acres (19,419 SF) with 109 feet of continuous street frontage, the majority of which is on Dearborn Place. The property is in the R-2a Zoning District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family detached or semidetached dwellings and 6,000 SF of other uses, feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet. The project requires an area variance for existing deficiencies. The property is in the Cornel Heights Local Historic District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require Environmental Review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, 290-1, Minor Subdivision Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: The Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on February 28, 2017 declare itself Lead Agency for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on February 28, 2017 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a drawing titled Architectural Site Plan with Proposed Subdivision Line prepared by Bero Architecture LLC and dated 01/19/17; and other application materials, 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, 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 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: ne

5 February 22, 2017 Proposed 11 unit apartment building at 107 South Albany Street, City of Ithaca, NY. Narrative Describing Energy Conservation Measures to Mitigate the Proposed Increase in Residential Density with this Development The following measures are included in the design for the 11 unit apartment building at 107 South Albany Street: The HVAC system is a heat pump system, providing both heat and cooling for the individual units using individual, independent units. This means that each unit becomes its own zone, controlled to the exact needs of the independent apartment, and the energy usage is the responsibility of, and therefore monitored by the individual tenant. The exterior components of the HVAC system are mounted on the exterior walls of the roof penthouse, protected by the roof overhang of the penthouse, will be protected from the weather, so the units should remain at their peak performance for a longer time. The HVAC units do not occupy any of the roof surface, and do not impede the roof from being used for photovoltaics when the time comes for installing them. The roof is planned to be free of mechanical equipment. It will be engineered to be able to withstand the loads of a photovoltaic panel array mounted at any location on the flat roof and also on the sloped penthouse roofs. photovoltaics are planned to be installed in this phase of the project. The conditions at the roof, at this time are not conducive to photovoltaics. There is a tree close to the proposed building, but not on the parcel belonging to the building, directly to the south of the proposed building which will shade the roof for a significant portion of the day during all parts of the year. After that tree is removed, and if no other obstuctions are built to the south of this building, photovoltaics may make sense. The Energy Code of New York State requires that this building be constructed with extremely little air infiltration. This will result in a building of much less energy usage than was ordinary before. Although the building is required to be built with so little air infiltration that a mechanical ventilation system will be required, and natural ventilation could be made redundant and not required, all the windows in the apartments are openable, and during the temperate months, using the HVAC system will not be needed. All the lighting in the building will be achieved with LED lamps. The fixtures which will be chosen will be constructed to use incandescent lamps. This is being done to get the benefits of advancing LED technology, by taking advantage of the standardized nature of the screw-in LED lamp, which contains its required driver inside it, to fit in the fixture in a standard way. As time passes, replacement lamps will perform better than the lamps they replace. Those lamps will still fit in the fixtures which are installed during the construction of this project. LED dedicated fixtures contain lamps which are specific to the fixture, and are not likely to be available when the fixture needs to be relamped (20,000 to 50,000 hours: 7 to 17 8 hours usage per day). This would carry the energy and sustainability cost of disposing and replacing the fixture, as well as all the fixtures around it which would need to match, in order to keep the space looking well maintained. Although specific equipment has not been selected yet, it is the intention of the owner to choose Energy Star compliant appliances wherever practicable. In a similar way, the plumbing fixtures have not been selected yet, however it is also the intent of the owner to choose ordinary plumbing fixtures and faucets which minimize the usage of water. These would specifically include the water closets and shower valves. Page 1 of 2

6 February 22, 2017 Proposed 11 unit apartment building at 107 South Albany Street, City of Ithaca, NY. Narrative Describing the Measures Being Taken to Mitigate the of this Development on the Historic District on the West Side of Albany Street, Opposite the Proposed Development. The following measures are included in the design for the 11 unit apartment building at 107 South Albany Street: The string course dividing the first and second floors of the new building will be raised to a point which will be agreed with the Planning Board, to appear to align with the corresponding line of the buildings in the historic district across the street. Following are the rough measurements of the existing conditions: o (Existing 107) and 109 South Albany Street (not in the historic district): ~13-8 from the sidewalk to the top of the porch cornice. o 108 and 110 South Albany Street (buildings in the historic district): ~12-0 from the sidewalk to the top of the porch cornice. o 301 West State Street (within the historic district): ~13-10 from the sidewalk to the top of the porch cornice. I recommend choosing a dimension of 13-8 measured from the average sidewalk height to the top of the cornice over the entablature and brick face on the proposed building. This will align the cornice of the new building with 109 South Albany Street, which is directly adjacent to it. This is the alignment which will be most visible. Even though 109 South Albany Street is not in a protected district itself, and may at some time be developed, 13-8 is close enough to the condition of 301 West State Street to be indistinguishable from it. Of the buildings in the historic district, 301 West State Street is the most similar in building type to the proposed building at 107 South Albany Street. The Albany Street elevation of the building will be more heavily detailed to give more interest to that façade, and to connect the new building with the level of detail of the buildings across the street. The following alterations will be made to the West Elevation: o The cornice of the building on the Albany Street side, and wrapped around the two sides of the cornice for some distance, will be detailed to be similar to a traditional Italianate cornice. The cornice element will project horizontally, the entablature element will extend down below the cornice vertically, and the projecting cornice will be supported by brackets mounted on the entablature. These elements may be designed with a contemporary vocabulary. The detailed cornice will make a transition to be simpler / more abstract on the remainder of the sides and the rear of the building. o The window casings on the Albany Street side will be made heavier and more detailed, including more detail at the head and sill. The existing curb cut and driveway apron will be removed as a part of this project. There is no off-street parking provided, therefore vehicle access off the street is not needed at this property. The result will be an extra parallel parking space on South Albany Street and more green space between the sidewalk and the curb. A 5 foot wide concrete sidewalk section connecting the main sidewalk with the curb will be proposed in order to provide a durable surface over which to move the garbage and recycling from the fenced garbage area on the north side of the building to the garbage truck on the street. Page 2 of 2

7 Although not revised yet, The cornice and entablature on the Albany Street elevation as well as wrapping around some portion of the side elevations, will be redesigned according to the attached narrative. Although not revised yet, the window casings on the Albany Street elevation will be redesigned to have greater size and detail as described in the attached narrative '-8" 2018 E1 Albany Street Elevation showing revised String Course Height 1/8" = 1'-0" This drawing addresses the proportional implocation of the proposed String Course Elevation Change. 2/22/ b SK-1 1 of 1 New Multiple Dwelling 107 South Albany Street City of Ithaca, New York Site Plan and Design Review Daniel R. Hirtler, Architect Flatfield Designs 327 South Geneva Street Ithaca, New York tel/ans/fax cell daniel.hirtler@verizon.net web site

8 PROPOSED RESOLUTION Declaration of Lead Agency Nine-Unit Apartment Building 107 S. Albany St. Site Plan Review City of Ithaca Planning & Development Board February 28, 2017 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: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a nine-unit apartment building/addition to be located at 107 S. Albany Street, by Nick Stavropoulos, and WHEREAS: the applicant proposes to construct a three-story apartment building with eleven one-bedroom apartments, three of which will be fully accessible. Exterior features include covered bike storage and a semi-enclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB-60 Zoning District and requires Design Review, and WHEREAS: because it is within 100 feet of the Downtown West Local Historic District, it is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B. (h)[4], and the State Environmental Quality Review Act ( SEQRA ), 617.4(b)(11), and is subject to Environmental Review, now, therefore, be it RESOLVED: that the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, is by way of this resolution declaring itself Lead Agency in Environmental Review for the proposed project. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 0

9 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate Potential Large Can 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. 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 2/22/2017

10 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate Potential Large Can Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? 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. 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? 2 of 11 2/22/2017

11 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 IMPACT ON WATER (cont.) Small-to- Moderate 5. Will project affect surface or groundwater quality? Potential Large Can 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. 3 of 11 2/22/2017

12 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 IMPACT ON WATER (cont.) Small-to- Moderate Potential Large Can 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. Project will increase impervious surface on site. significant impact anticipated. 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. 4 of 11 2/22/2017

13 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate IMPACTS ON PLANTS AND ANIMALS Potential Large Can 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. 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. 5 of 11 2/22/2017

14 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate IMPACT ON AESTHETIC RESOURCES Potential Large Can 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. Project is contiguous to the Downtown West Local 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. Project is contiguous to the Downtown West Local Historic District. 6 of 11 2/22/2017

15 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate IMPACT ON OPEN SPACE AND RECREATION Potential Large Can 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. 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. 7 of 11 2/22/2017

16 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate IMPACT ON TRANSPORTATION Potential Large Can 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: 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. 8 of 11 2/22/2017

17 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate IMPACT ON NOISE AND ODORS Potential Large Can 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. 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 2/22/2017

18 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate IMPACT ON PUBLIC HEALTH (cont.) Potential Large Can 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. 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. 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 more businesses. 10 of 11 2/22/2017

19 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 Project s Project Name: 107 S. Albany St. Eleven Apartments Date Created: 02/13/17 Revised on 2/22/17 Small-to- Moderate Potential Large Can Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) 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 2/22/2017

20 PROJECT DESCRIPTION City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Part III Project Name: 107 S. Albany St. Apartment Building Date Created: 2/22/17 The applicant proposes to construct a three-story apartment building with eleven one-bedroom apartments, three of which will be fully accessible. Exterior features include covered bike storage and a semi-enclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB-60 Zoning District and requires Design Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), and the State Environmental Quality Review Act ( SEQRA ) and is subject to environmental review. IMPACT ON LAND impact anticipated. IMPACT ON WATER impact anticipated. IMPACT ON DRAINAGE impact anticipated. IMPACT ON AIR impact anticipated. IMPACT ON PLANTS & ANIMALS impact anticipated. IMPACT ON AESTHETIC RESOURCES See on Historic Resources. IMPACT ON HISTORIC RESOURCES Project site is contiguous to the Downtown West Local Historic District and will be visible from portions of the district. The applicant has incorporated architectural features into the design that make it more compatible with the original building. As more fully described in a memo dated February 22, 2017, these include the following: The string course dividing the first and second floors of the new building will be raised to appear to align with the corresponding line of the buildings in the historic district across the street. Page 1 of 3

21 The Albany Street elevation will be more heavily detailed to give more interest to that façade, and to connect the new building with the level of detail of the buildings across the street. The following alterations will be made to the West Elevation: The cornice of the building on the Albany Street side, and wrapped around the two sides, will be detailed to be similar to a traditional Italianate cornice. The cornice element will project horizontally, the entablature element will extend down below the cornice vertically, and the projecting cornice will be supported by brackets mounted on the entablature. The window casings on the Albany Street side will be made heavier and more detailed, including more detail at the head and sill. The existing curb cut and driveway apron will be removed as a part of this project. The result will be an extra parallel parking space on South Albany Street and more green space between the sidewalk and the curb. A 5 foot wide concrete sidewalk section connecting the main sidewalk with the curb will be proposed in order to provide a durable surface over which to move the garbage and recycling from the fenced garbage area on the north side of the building to the garbage truck on the street. impact anticipated. IMPACT ON OPEN SPACE AREA impact anticipated IMPACT ON TRANSPORTATION impact anticipated. IMPACT ON ENERGY As more fully described in a memo dated February 22, 2017, the applicant has incorporated the following energy-saving features into the building design: The HVAC system is a heat pump system, providing both heat and cooling for the individual units using individual, independent units. The roof will be free of mechanical equipment and will be engineered to be able to withstand the loads of a photovoltaic panel array mounted at any location on the flat roof and also on the sloped penthouse roofs- though none are planned at this time. The Energy Code of New York State requires that this building be constructed with extremely little air infiltration which will result in a building of much less energy usage than was ordinary before. All the windows in the apartments are openable, and during the temperate months, using the HVAC system will not be needed. All the lighting in the building will be achieved with LED lamps. Page 2 of 3

22 Although specific equipment has not been selected yet, it is the intention of the owner to choose Energy Star compliant appliances wherever practicable. It is also the intent of the owner to choose ordinary plumbing fixtures and faucets which minimize the usage of water. These would specifically include the water closets and shower valves. impact anticipated. IMPACT ON NOISE & ODORS impact anticipated. IMPACT ON PUBLIC HEALTH impact anticipated. IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD impact anticipated. Prepared by: Lisa Nicholas, AICP Page 3 of 3

23 PROPOSED RESOLUTION CEQR Negative Declaration Nine-Unit Apartment Building 107 S. Albany St. Site Plan Review City of Ithaca Planning & Development Board February 28, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a nine-unit apartment building/addition to be located at 107 S. Albany Street, by Stavros Stavropoulos, and WHEREAS: the applicant proposes to construct a three-story apartment building with eleven one-bedroom apartments, three of which will be fully accessible. Exterior features include covered bike storage and a semienclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB-60 Zoning District and requires Design Review, and WHEREAS: because it is within 100 feet of the Downtown West Local Historic District, it is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B. (h)[4], and the State Environmental Quality Review Act ( SEQRA ), 617.4(b)(11), and is subject to Environmental Review, WHERAS: that the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, has on February 28, 2017 declared itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 28, 2016 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; drawings titled A1 containing the following three drawings: Survey Map. 107 South Albany Street, City of Ithaca, Tompkins County, New York, prepared by T.G. Miller, P.C. and dated 3/3/11; Site Plan and Site Plan Superimposed on Survey, A2 containing the following drawings: E2 Left Side (rth) Elevation, E1 Albany Street (West) Elevation, E4 Right Side (South) Elevation, E3 Rear (East) Elevation, D1 Detail of Left Side (rth) Brickwork, E1a Albany Street (West) Elevation and D2 Detail of Right Side of (South) Brickwork, A3 containing the following drawings: PR Roof Plan, P3 Third Floor Plan, P2 Second Floor Plan, P1 Ground Floor Plan and P1a Common Areas Lighting Reflected Ceiling Plan, and A4 containing the following drawings: E1a Existing rth (E State St) Elevation, E1b Proposed rth (E State St) Elevation, E2a Existing West (S. Albany St) Elevation, E2b Proposed West (S Albany St) Elevation and V1 Isometric View from the rthwest all dated 1/16/16 with a revision date of 1/25/17 and prepared by Daniel R. Hirtler; and other application materials, 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, 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:

24 Abstain: Absent: Vacancies: 0