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January 13, 2015

State Environmental Quality Review

FINAL

SCOPING DOCUMENT

for the

CHAIN WORKS DISTRICT REDEVELOPMENT PROJECT DRAFT GENERIC ENVIRONMENTAL IMPACT STATEMENT

Adopted by the City of Ithaca Planning Board as Lead Agency on January 13, 2015

Project Location 620 South Aurora Street

NYS Route 96B City and Town of Ithaca, New York

Project Sponsor / Applicant Unchained Properties, LLC

225 Colonial Drive Horseheads, New York 14845

Lead Consultant Fagan Engineers & Land Surveyors, PC

113 East Chemung Place Elmira, New York 14904

Lead Agency City of Ithaca Planning and Development Board

108 East Green Street - 3rd Floor Ithaca, New York 14850

Final Scoping Document - Draft Generic Environmental Impact Statement

Adopted by the City of Ithaca Planning Board as Lead Agency on January 13, 2015

Lead Agency Established: October 28, 2014

Positive Declaration Issued: October 28, 2014

Scoping Session Date: Tuesday, November 18, 2014, 6-9 PM

Comments Accepted Through: December 10, 2014

Final Scope Adopted: January 13, 2014

Lead Agency Contact: Lisa Nicholas, Senior Planner [email protected] Dept. of Planning, Building & Economic Development 108 East Green Street

Ithaca, New York 14850-5690

ADOPTED RESOLUTION Final Scoping Document

Chainworks District

Planning and Development Board

January 13, 2015

Adoption of Scope for dGEIS –Chainworks District

WHEREAS, on October 28, 2014 the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review determined that the proposed Chainworks District Project may have a significant environmental impact and that a Generic Environmental Impact Statement must be prepared, and WHEREAS, on November 18, 2014, the City of Ithaca Planning and Development Board held a Scoping Session to identify issues to be analyzed in the Generic Environmental Impact Statement for the proposed Chainworks District Project, and WHEREAS, the City of Ithaca Planning and Development Board, after advertising a public comment period on the proposed scope, also solicited written comments from the public regarding the issues to be analyzed, and WHEREAS: the City of Ithaca Planning and Development Board also solicited comments from this project’s involved agencies regarding the issues to be analyzed, now therefore, be it RESOLVED, that after considering both the written scope and the comments made during the public comment period, the Planning Board for the City of Ithaca does hereby adopt the scope for the Generic Environmental Impact Statement for the Chainworks District Project, dated January 13, 2015, including all changes made at that day’s Planning Board meeting. Moved by: Jones Rounds Seconded by: Schroeder In Favor: Blalock, Darling, Jones Rounds, Schroeder Against: Abstain: Absent: Elliot, Randall Vacancies: 1

January 13, 2015 i

Table of Contents

Executive Summary ..................................................................................................................................... 1

Chapter 1. Introduction ........................................................................................................................ 3

Chapter 2. Project Description ............................................................................................................. 4

2.1 Project Vision ..................................................................................................................... 8

2.2 Introduction, Background, and History..................................................... ......................... 8

2.3 Project Purpose, Need, and Benefit........................................................... ....................... 9

2.4 Location .............................................................................................................................. 9

2.5 Site Program and Layout......................................... ........................................................10

2.5.1 Residential .................................................................................................12

2.5.2 Commercial......................................................................... ......................12

2.5.3 Industrial...................................................................... .............................12

2.5.4 Common Areas and Other Facilities and Services................... ................12

2.5.5 Recreation .................................................................................................12

2.5.6 Parking ......................................................................................................12

2.6 Sustainable Design/LEED ND .........................................................................................13

2.7 Project Phasing ................................................................................................................13

2.8 SEQR/CEQR Process......................................................................................................13

2.8.1 Overview ...................................................................................................13

2.8.2 Generic Impact Statement ........................................................................13

2.9 Required Approvals..........................................................................................................15

Chapter 3. Reasonable Alternatives ..................................................................................................17

3.1 No Action................................................................................................... ......................17

3.2 Development in Accordance with Existing Zoning ...........................................................17

3.3 Maximum Development Scenario ....................................................................................18

Chapter 4. Public Participation...........................................................................................................19

4.1 Introduction................................................................................................... ...................19

4.2 Project Website ................................................................................................................19

4.3 Public Involvement and Outreach ....................................................................................19

4.4 Public Scoping Process ...................................................................................................19


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4.5 Post-Scoping Public Outreach .........................................................................................19

4.6 DGEIS Public Comment Period .......................................................................................20

Chapter 5. Environmental Setting.......................... ............................................................................21

5.1 Land Use and Zoning .......................................................................................................21

5.1.1 Existing Land Use and Zoning ..................................................................21

5.1.2 Comprehensive Plan and Zoning ..............................................................22

5.2 Land .................................................................................................................................22

5.2.1 Soils ...........................................................................................................22

5.2.2 Surface Geology........................................................................................22

5.2.3 Topography.................................................................................... ...........22

5.2.4 Erosion Potential........................................................................... ............23

5.3 Water Resources .............................................................................................................23

5.3.1 Surface Water and Hydrogeological Setting .............................................23

5.3.2 Groundwater ..............................................................................................24

5.3.3 Stormwater ................................................................................................24

5.4 Vegetation and Fauna ......................................................................................................24

5.5 Public Health and Environment ........................................................................................26

5.5.1 Site History................................................................. ...............................26

5.5.2 Investigations ............................................................................................26

5.5.3 Identification of Areas of Concern .............................................................26

5.5.4 Additional Investigation/Remediation ........................................................31

5.6 Historic and Archaeological Resources ...........................................................................31

5.7 Transportation and Circulation .........................................................................................31

5.7.1 Existing Daily Corridor Traffic Conditions .................................................32

5.7.2 Description of Roadway Network................................................... ...........33

5.7.3 Pedestrian and Bicycle Facilities ...............................................................33

5.7.4 Transit.............................................................................................. .........33

5.7.5 Parking ......................................................................................................33

5.7.6 Emergency Access ...................................................................................33

5.7.7 ADA Access ..............................................................................................33

5.8 Utilities ..............................................................................................................................34

5.8.1 Water Supply .............................................................................................34

5.8.2 Sanitary Sewers.............................................................................. ..........34

5.8.3 Stormwater Infrastructure ..........................................................................34

5.8.4 Natural Gas.............................................................................. .................34


Adopted by the City of Ithaca Planning Board as Lead Agency on January 13, 2015 iii

5.8.5 Electric, Telephone, Cable TV, and High Speed Internet .........................34

5.8.6 Lighting...... ................................................................................................35

5.9 Air Quality .........................................................................................................................35

5.10 Visual and Aesthetic Resources ......................................................................................35

5.11 Community Services ........................................................................................................37

5.12 Open Space and Recreation ............................................................................................37

Chapter 6. Potential Impacts and Mitigation.......................... ............................................................38

6.1 Land Use and Zoning .......................................................................................................38

6.1.1 Alternatives to the Proposed Action ..........................................................39

6.1.1.1 No Action .........................................................................................39

6.1.1.2 Development in Accordance with Existing Zoning ..........................39

6.1.1.3 Maximum Development Scenario ...................................................39

6.1.2 Mitigation Measures ..................................................................................39

6.2 Land .................................................................................................................................39

6.2.1 Alternatives to the Proposed Action ..........................................................40

6.2.1.1 No Action .........................................................................................40


6.2.1.3 Maximum Development Scenario ..................................................40


6.3 Water Resources .............................................................................................................41

6.3.1 Surface Water and Hydrogeological Setting .............................................41

6.3.2 Groundwater ..............................................................................................42

6.3.3 Stormwater ................................................................................................42

6.3.4 Alternatives to the Proposed Action .........................................................43

6.3.4.1 No Action .........................................................................................43




6.4 Vegetation and Fauna ......................................................................................................43


6.4.1.1 No Action .........................................................................................44




6.5 Public Health and Environment ........................................................................................45


Adopted by the City of Ithaca Planning Board as Lead Agency on January 13, 2015 iv


6.5.1.1 No Action .........................................................................................45




6.6 Historic and Archaeological Resources ...........................................................................46


6.6.1.1 No Action .........................................................................................46




6.7 Transportation and Circulation .........................................................................................47


6.7.1.1 No Action .........................................................................................49


6.7.1.3 Maximum Development Scenario................................................. ..49

6.7.2 Mitigation Measures..................................................................... .............49

6.8 Utilities ..............................................................................................................................49

6.8.1 Water Supply .............................................................................................50

6.8.2 Sanitary Sewers.............................................................................. ..........50

6.8.3 Stormwater Infrastructure ..........................................................................50

6.8.4 Natural Gas.............................................................................. .................50

6.8.5 Electric, Telephone, Cable TV, and High Speed Internet .........................50

6.8.6 Lighting ......................................................................................................51


6.8.7.1 No Action .........................................................................................51




6.9 Air Quality .........................................................................................................................51


6.9.1.1 No Action .........................................................................................52




6.10 Visual and Aesthetic Resources ......................................................................................52



Adopted by the City of Ithaca Planning Board as Lead Agency on January 13, 2015 v

6.10.1.1 No Action .........................................................................................53




6.11 Community Services ........................................................................................................54


6.11.1.1 No Action .........................................................................................54




6.12 Open Space and Recreation ............................................................................................55


6.12.1.1 No Action .........................................................................................55




6.13 Construction Activities ......................................................................................................56


6.13.1.1 No Action .........................................................................................56




Chapter 7. Irreversible and Irretrievable Commitment of Resources ................................................58

Chapter 8. Unavoidable Adverse Effects ..........................................................................................59

8.1 Short-Term Unavoidable Impacts ....................................................................................59

8.2 Long-Term Unavoidable Impacts .....................................................................................59


Adopted by the City of Ithaca Planning Board as Lead Agency on January 13, 2015 vi

Chapter 9. Growth Inducing Aspects and Character of Community ..................................................60

Chapter 10. Effect of Proposed Project on the Use and Conservation of Energy ...............................62

Chapter 11. Thresholds for Future Actions ........................................................................................63

Chapter 12. Cumulative Impacts .........................................................................................................64

Issues not considered Significant during the Scoping Process .................................................................65

References .................................................................................................................................................65

Appendices ................................................................................................................................................65

List of Tables

Table 2-1 Development Phase Summary .......................................................................................... 5

Table 2-2 Redevelopment Building Summary ..................................................................................10

Table 2-3 New Development Building Summary .............................................................................11

Table 2-4 Potential Permits, Reviews and Approvals ......................................................................16

List of Figures

Figure 2-1 Phase Boundary Plan ........................................................................................................ 5

Figure 2-2 Concept Master Plan.......................................................................................................... 6

Figure 2-3 PUD/PDZ Sub Area Boundary Map ................................................................................... 6

Figure 2-4 Redevelopment Diagram .................................................................................................11

Figure 5-1 Compilation of City & Town Zoning Districts ....................................................................21

Figure 5-2 Public Health Areas of Concern .......................................................................................26

List of Appendices

Appendix A: List of Public Notices

Appendix B: Public Meeting Materials

Appendix C: Written Public Comments

January 13, 2015 1

Unchained Properties, LLC (Project Sponsor) seeks to redevelop and rehabilitate the existing

821,200 square foot (sf) former Morse Chain/Emerson Power Transmission facility (Project or

Proposed Action), located on a 95-acre parcel (Site) traversing the municipal boundary of the

City of Ithaca (City) and the Town of Ithaca (Town). The Site is currently zoned as an Industrial

Zone District (City) and as Industrial (Town). The Project Sponsor has applied for a Planned

Unit Development (PUD) for the portions of the Site in the City and a Planned Development

Zone (PDZ) for the portions of the Site in the Town for development of a new, mixed-use district

(including residential, commercial, office, and industrial uses) to be known as the Chain Works

District. The Project has received a positive declaration from the City Planning and

Development Board, acting as lead agency (Lead Agency). Accordingly, the Project will require

the preparation of a Generic Environmental Impact Statement (GEIS).

This Scoping document has been prepared in accordance with the requirements of the State

Environmental Quality Review Act (SEQR) and the City Environmental Quality Review

Ordinance (CEQR). This Scope is intended to focus the DGEIS on potentially significant

adverse impacts and to eliminate consideration of those impacts that are irrelevant or non-

significant. In addition to meeting the requirements of a Scoping document pursuant to SEQR

and CEQR, this document provides an outline of the entire DGEIS along with a summary of

information to be included in each section of the DGEIS.

DGEIS EXECUTIVE SUMMARY

The beginning of the DGEIS will include an executive summary, which will provide a brief

overview of the Proposed Action, a summary of reasonable alternatives, a summary of all

potential environmental impacts and proposed mitigation measures, and any issues of

controversy. This will be formatted as follows:

• Introduction

• Project Objectives

• Brief Description of Proposed Action

• Permits and Approvals

• Summary of Potential Significant Impacts

Impact on Land Use and Zoning

Impact on Land

Impact on Water Resources

Impact on Vegetation and Fauna

Impact on Public Health and Environment

Impact on Historic and Archaeological Resources

Impact on Transportation and Circulation

Impact on Utilities

Impact on Air Quality

Impact on Visual and Aesthetic Resources

Impact on Community Services


Adopted by the City of Ithaca Planning Board as Lead Agency on January 13, 2015 2

Impact on Growth and Character of Community

Impact to Open Space and Recreation

Impact from Construction Activities

• Mitigation Measures

• Reasonable Alternatives to the Proposed Project

• Irreversible and Irretrievable Commitment of Resources

• Unavoidable Adverse Effects

• Growth Inducing Aspects and Character of Community

• Effect of Proposed Project on the Use and Conservation of Energy

• Thresholds for Future Actions

• Cumulative Impacts

• Copy of Final Scope



CHAPTER 1 INTRODUCTION

This first section of the DGEIS will introduce the Chain Works District Redevelopment Project

(“the Project”) by describing the Project objectives, the Project itself, its phasing and

segmentation, a listing of federal, state, and local permits and approvals which will be required,

a list of involved agencies and their authority, a list of interested agencies, a summary of

potential significant environmental impacts, and the purpose of the DGEIS.



CHAPTER 2: PROJECT DESCRIPTION

This section of the DGEIS will include a detailed description of the proposed Chain Works

District in relationship to the Site’s background and industrial history. It will also describe the

Project’s purpose, the public need and benefits of the Project, and the objectives of the Chain

Works Project Sponsor. A detailed description of the existing Site, its use, and rezoning as a

Planned Unit Development (PUD) and Planned Development Zone (PDZ) will be outlined. This

includes descriptions of the renovation of the existing structures and proposed buildings, their

locations, layouts, sizes, heights, dimensions, and configurations on the Project Site, and

architectural and landscape themes of the renovated existing structures and proposed buildings

as currently envisioned. The description will also include a detailed analysis of the programmatic

breakdown of the development utilizing Leadership in Energy and Environmental Design

(LEED) for Neighborhood Development (LEED ND) as a guideline, including the justification for

the number/type of dwelling units proposed in the Project, office, commercial, and industrial

spaces, an analysis of the target market for the proposed PUD/PDZ, and how the development

relates to the housing, office, commercial, and industrial needs of the Ithaca area, including

needs for affordable housing. It will also describe the Site’s recreational assets, including a

connection to the greater Black Diamond Trail network and views out to Cayuga Lake. The

proposed parking configuration and road details will also be included. Art opportunities and

elements of sustainable design being implemented in the renovation of the existing architecture,

the proposed architecture, and in the landscape will also be included in this section. Finally, a

description of the Project in relationship to the planning efforts of the City and Town of Ithaca

will be included.

For purposes of this Scoping document, a brief description of the Proposed Action is as follows:

The Project Sponsor seeks to redevelop and rehabilitate the existing 821,200 sf former Morse

Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and

Town of Ithaca’s municipal boundary. The Site is located along the NYS Rte. 96B corridor,

South Aurora Street / Danby Road, and where Turner Street and South Cayuga Street meet the

northern edge of South Hill. The Site is currently zoned as an Industrial Zone District (City) and

as Industrial (Town). The Project Sponsor has applied for a PUD in the City of Ithaca and a PDZ

in the Town of Ithaca for development of a mixed-use district. This PUD/PDZ will be called the

Chain Works District, which includes residential, commercial, office, and industrial uses. The

Project will be completed in four (4) primary phases over a seven to ten year period as follows

and as explained further in Figure 2-1:

1. The redevelopment of four existing buildings (21, 24, 33 and 34);

2. The repurposing of the remaining existing Emerson Power Transmission/Morse Chain

Factory on South Hill;

3. Future new development within areas of the remainder of Site adjacent to the existing

buildings/parking areas; and

4. Future new development with areas of the remainder of the Site.



Figure 2-1: Phase Boundary Plan (Fagan)

The following Table 2-1 summarizes the estimated development under each primary phase:

Phase Approximate

Acreage

Existing Building

Redevelopment

Existing

Building

Removed

New Building

Development

Total

Development Development

Year

Phase 1 16.35 Acres 324,990 sf 0 sf 18,520 sf 343,510 sf 1

Phase 2 10.04 Acres 403,860 sf 92,350 sf1 68,080 sf 471,940 sf 2 – 5

Phase 3 20.31 Acres N/A N/A 890,700 sf

2 890,700 sf 5+

3

Phase 4 16.20 Acres

Natural

Areas

32.13 Acres N/A N/A N/A N/A

Total 95.03 Acres 728,850 sf 92,350 sf 977,300 sf 1,706,150 sf 1 – Square Footage in Building Removal not included in the Total Development estimate.

2 – Phase 3 and 4 New Building Development estimates combined.

3 – Phase 3 and 4 New Building Development is estimated to start in Year 5 and may last two to five years.

Related infrastructure work will include removing selected buildings to create courtyards and a

network of open spaces, create pedestrian, bicycle, and vehicular connections through the Site

from South Hill to Downtown Ithaca, reinforcing the existing roads/drives within the Site while

creating new access points into and within the Site, mitigation of existing environmental

challenges, fostering the development of a link to the Black Diamond Trail network, stormwater

management facilities, lighting, utilities and plantings.



Figure 2-2: Concept Master Plan (CJS)

Development guidelines for the Chain Works District will utilize LEED ND as a framework. The

Site will be divided into sub areas defined as:

• Natural Sub Area (CW1)

• Neighborhood General Sub Area (CW2)

• Neighborhood Center Sub Area (CW3)

• Industrial Sub Area (CW4)

Fig. 2-3: PUD/PDZ Sub Area Boundary Map (CJS and

STREAM)



Each Sub Area will have a set of Design Guidelines to focus the Project Sponsor’s vision for the

creation of the Chain Works District as a whole. The Design Guidelines will provide Site and

building standards including buffer areas, compact development, multimodal circulation network,

public lighting, plantings, tree islands, setbacks and building lot coverage rates, building heights,

building disposition, frontage build out, allowable usage, universal design, signage, approach to

renovation of existing buildings, building materials, development patterns, parking layouts,

common areas and plazas, conservation plan(s) for natural areas, and other typical

development aspects. These Design Guidelines will be incorporated in the PUD/PDZ

regulations during the zoning process.

The initial Project application to the City and Town include the following:

• PUD Zoning Amendment for the City portion of the parcel.

• PDZ Zoning Amendment for the Town portion of the parcel.

• Generic Environmental Impact Statement for the Master Plan for the full Chain Works

District.

• Site Plan Approval for Phase 1 including Buildings 21 and 24 in the City and Buildings 33

and 34 in the Town. See Figure 2.2

The Phase 1 Site Plan includes the following

• Building 21: Office Use - 43,340 sf (Redevelopment)

• Building 24: Residential/Office Use -111,050 sf (Redevelopment) with 18,520 sf (New

Development) for 129,570 sf (Total)

• Building 33: Industrial Use - 22,000 sf (Redevelopment)

• Building 34: Industrial Use - 148,600 sf (Redevelopment)

All subsequent Phases will require Site Plan Approvals in the corresponding jurisdiction in

accordance with the local zoning process and the threshold review in accordance with the GEIS

process outlined in Chapter 11.

The Site is part of a larger 95.93 acre parcel (Property) which has been operated as a

manufacturing facility since the early 20th century. The Property is listed on the New York State

Inactive Hazardous Waste Site Registry as a “class 2 Site” which indicates the Property as one

at which contamination constitutes a significant threat to public health or the environment (Site #

755010). The New York State Department of Environmental Conservation (DEC) issued a

Record of Decision (ROD) for the Property in 1994 and amended the ROD in 2009. The 2009

ROD Amendment divides the Property into two Operable Units (OU) with OU-1 constituting an

area known as the firewater reservoir and OU-2 constituting the remainder of the Property. The

current Property owner has already applied for subdivision of the Property to largely coincide

with the OU-1 and OU-2 designation in order to sell OU-2 to any willing buyers and maintain

ownership and control over OU-1 where active, long-term groundwater treatment occurs. While

the subdivision application is currently outstanding, the City Planning and Development Board

has issued a negative determination of environmental significance for the subdivision



application. Because the 2009 ROD Amendment sets forth proposed remediation of the

Property based on future industrial uses, DEC will need to further amend the ROD to allow for

the Project Sponsor’s proposed mixed-use redevelopment of the Site. For the purposes of the

GEIS, the Property consists of OU-1 and OU-2. The Site excludes the small area defined as

OU-1; Site is defined to mean only OU-2, the larger of the two operable units, which will be

developed and remain under the ownership of the Project Sponsor. See Figure 5-2 presented

under Chapter 5.5.

2.1 Project Vision

This section of the DGEIS will describe the Project Sponsor’s overall vision of the Project to be

a dynamic, mixed-use neighborhood district following in the Project’s motto “Live, Work, Play”.

2.2 Introduction, Background, and History

The proposed Project is a mixed-use development consisting of four primary phases: (1) the

redevelopment of four existing buildings (21, 24, 33, & 34); (2) the repurposing of the remaining

existing Emerson Power Transmission/Morse Chain Factory; (3) potential future development

within areas of the remainder of the Site adjacent to the existing buildings/parking areas; and (4)

future development within areas on the remainder of the Site. This redevelopment will create a

new district known as the Chain Works District consisting of residential, office, commercial,

industrial, and open space within the existing 95-acre Site. The DGEIS will evaluate the Project

Sponsor’s proposed build-out of the overall Project of approximately 1.7 million square feet. The

95-acre Site is located along the New York State Rte. 96B corridor, South Aurora Street/Danby

Road, and where Turner Street and South Cayuga Street meet the northern edge of South Hill.

The Site is currently zoned as an Industrial Zoning District (City) and as Industrial (Town). The

Project Sponsor has applied for a Planned Unit Development (PUD), Site Plan Review, and

Subdivision Review with the City, and a Planned Development Zone (PDZ) with the Town of

Ithaca. The Project will involve approvals by the following agencies:

• City of Ithaca Common Council

• City of Ithaca Planning and Development Board

• City of Ithaca Board of Public Works

• Town of Ithaca Town Board

• Town of Ithaca Planning Board

• Tompkins County Department of Health (TC DOH)

• Tompkins County Planning Department

• New York State Department of Transportation (NYS DOT)

• New York State Department of Environmental Conservation (NYS DEC)

• New York State Department of Health (NYS DOH)

• New York State Office of Parks, Recreation and Historic Places (NYS OPRHP)



This section of the DGEIS will include a discussion of history of the Site. An initial draft of this

Section is as follows: The 95-acre Site contains the former Morse Chain Company factory, the

largest industrial facility in Tompkins County, which operated for over 80 years at this location.

The Morse Chain Company was incorporated in Trumansburg in 1901, and it erected a new

80,000-square foot plant on the Site in 1906 for industrial automobile chains. Between 1914 and

1916, the Ithaca plant quadrupled in size and expanded its operations. The plant expanded

again in 1928. The facility continued to develop and expand in 1946, 1957-59, 1963-65, 1967-

69, and in the 1970s, reaching its current size of over 821,000 square feet.

In the early 1980s, portions of the business were moved to other locations, such as a new

facility on Warren Road near the Ithaca Tompkins Regional Airport. By 1983, BorgWarner sold

the Property to Emerson Power Transmission, where it continued to develop new products in

the existing facility. Emerson continued to operate and employ many Ithacans through the

1990s and 2000s. In 2007, it began to migrate operations to Cincinnati, Ohio and by 2011 it

officially ended its operations in Ithaca and closed the factory.

2.3 Project Purpose, Need, and Benefit

This section of the DGEIS will describe the Project’s purpose, the need for the proposed

Project, and the benefits that the Project will have for the community.

2.4 Location

This section of the DGEIS will include a description of the location of the Site. An initial draft of

this section is as follows: The Site is located in New York State, South of Cayuga Lake in the

Finger Lakes Region, and straddles the City and Town of Ithaca border in Tompkins County.

The 95-acre Project Site is bounded as follows:

To the east, the Site follows South Aurora Street/NYS Route 96B, a major transportation

corridor that connects downtown Ithaca to South Hill, Ithaca College, and the residential

neighborhoods in the Town of Ithaca. It is a primary route for travelers from Binghamton and

points south.

To the north, the Site borders residential neighborhoods comprised primarily of single and

multi-family homes.

To the west, the Site slopes steeply to meet Spencer Street in the City of Ithaca, then traces

the back of the residential properties lining the east side of Spencer Road. In the Town of

Ithaca, the property line traces the alignment of the former Lehigh Valley Railroad and future

Gateway Trail, as well as a large parcel of undeveloped land.

To the south, the Site borders the South Hill Business Campus in the Town of Ithaca.



2.5 Site Program and Layout

This section of the DGEIS will provide a general description of proposed structures, proposed

Site layout and potential uses. The development will be in accordance with the proposed PUD

regulations in the City of Ithaca and proposed PDZ regulations in the Town of Ithaca.

The full build-out of the Chain Works District is split into two main segments: redevelopment and

new construction. The redevelopment portions of the Site are delineated by the existing

building numbering system. The planned redevelopment areas are illustrated in Table 2-2,

below and Figure 2-4 on page 18.:

Table 2.2 Redevelopment Building Summary

Building Name Area/Floor (GSF) No.of Floors Total Area (GFA) Area to be Removed (GFA) Area to be Renovated (GFA) New Additional Area (GFA) Proposed Use

1 3,450 5 17,250 17,250 Office

2 15,000 4 60,000 15,000 Parking

45,000 10,000 Residential

3 16,000 4 64,000 16,000 Parking


3A 5,850 1 5,850 5,850 5,850 Road (Pavers)

4 19,400 4 77,600 19,400 Parking


4A 3,000 1 3,000 3,000 3,000 Road (Asphalt)

5 5,700 5 28,500 5,700 Parking

22,800 Residential

6 3,000 2 6,000 3,000 3,000 Parking

3,000 Courtyard

6A Varies 2 52,600 33,500 12,800 Parking

6,300 Manufacturing

33,500 Courtyard

8 16,000 2 32,000 16,000 Retail

16,000 32,000 Office

8A 6,500 1 6,500 6,500 6,500 Road (Pavers)

9 15,700 1 15,700 15,700 15,700 Courtyard

10 10,150 1 10,150 10,150 Office

10A 3,600 1 3,600 3,600 3,600 Courtyard

11A 18,100 1 18,100 18,100 18,100 Courtyard

13A 22,800 1 22,800 22,800 Manufacturing

13B 23,200 1 23,200 23,200 Manufacturing

14 3,100 1 3,100 3,100 3,100 Courtyard

15 4,200 1 4,200 4,200 Office

17 3,200 1 3,200 3,200 Retail

18 7,200 1 7,200 7,200 Restaurant

21 10,850 4 43,400 43,400 Office

24 26,100 4.5 117,450 39,150 Office


33 Varies 2 22,000 22,000 Manufacturing

34 Varies 2 148,600 148,600 Manufacturing

35 25,200 1 25,200 25,200 Manufacturing

Total Area - Existing 821,200

Total Area - Removed 92,350

Total Area - Remaining (Enclosed) 728,850 86,600



Fig. 2-4: Redevelopment Diagram (DIRT)

The new development areas, which will be added to the Site, will be concentrated primarily in

Phases 3 and 4. Table 2-3 presented below provides a listing of the conceptual development of

the new areas including proposed building designations, floors, areas and potential uses:

Table 2.3 New Development Building Summary

Building Name Area/Floor (GSF) No.of Floors Total Area (GFA) New Area (GFA) Proposed Use

N1 2,780 1 2,780 2,780 Retail

N2 3,580 1 3,580 3,580 Retail

N3 12,600 4 50,400 12,600 Parking

12,600 Retail

25,200 Office

N4 17,790 2 35,580 35,580 Parking

N5 12,600 4 50,400 12,600 Parking

12,600 Retail

25,200 Office

N6 14,400 4 57,600 14,400 Parking

14,400 Office

28,800 Residential

N7 14,400 4 57,600 14,400 Parking

14,400 Office

28,800 Residential

N8 14,400 3 43,200 14,400 Parking

28,800 Residential

N9 14,400 4 57,600 14,400 Parking

14,400 Office

28,800 Residential

N10 14,400 4 57,600 14,400 Parking

14,400 Office

28,800 Residential

N11 14,400 3 43,200 14,400 Parking

28,800 Residential

N12 14,400 3 43,200 14,400 Parking

28,800 Residential

N13 14,400 3 43,200 14,400 Parking

28,800 Residential

N14 42,265 4 169,060 169,060 Manufacturing

N15 10,805 4 43,220 10,805 Parking

32,415 Residential

N16 10,805 4 43,220 10,805 Parking

32,415 Residential

N17 22,315 4 89,260 22,315 Parking

66,945 Residential

Total Area - New (Enclosed) 890,700



The combination of the redevelopment area (Building 1-35) and the new development area (N1-

N17) will result in 1,706,150 sf of developed space. The proposed development is a mix-used

district. The following subsections further illustrate individual uses within the Chain Works

District.

2.5.1 Residential

This subsection of the DGEIS will describe where the residential development will be located

within the Chain Works District, potential square-footage, dwelling unit numbers, and dwelling

unit types. The final configuration of the residential component of the Project will be based on

market demand for the various dwelling unit configurations.

2.5.2 Commercial

This subsection of the DGEIS will describe where the proposed commercial development will be

located within the Chain Works District, potential square-footage, and commercial types/uses.

2.5.3 Industrial

This subsection of the DGEIS will describe where the proposed industrial development will be

located within the Chain Works District, potential square-footage, and industrial types/uses.

2.5.4 Common Areas and Other Facilities and Services

This subsection of the DGEIS will describe where the common areas and other facilities and

services will be located within the Chain Works District, potential square-footage, and types of

facilities, services and activities.

2.5.5 Recreation

This subsection of the DGEIS will describe where the recreation areas will be located within the

Chain Works District, potential square-footage, and types of recreational amenities and

activities. It will also describe the recreational opportunities the development will provide for the

surrounding area. Specifically, the Project includes the ability to complete missing links within

the City and Town Trail Network (Black Diamond Trail). The program will also include a draft

master plan of trail opportunities within the full Site and the CW1 natural sub area.

2.5.6 Parking

This subsection of the DGEIS will describe where the proposed parking areas will be located

within the Chain Works District, potential square-footage, parking generation requirements and

number of spaces. This Section will also discuss efforts to reduce the total number of parking

spaces within the Chain Works District based on the Traffic Impact Study.



2.6 Sustainable Design / LEED ND

This section of the DGEIS will describe how LEED ND guidelines have informed the design of

the Project, and the potential for attaining LEED ND certification. It will also describe sustainable

design principles and technologies being used in the overall approach to the Site’s

redevelopment.

2.7 Project Phasing

This section of the DGEIS will describe how the Project will be developed over the course of

four phases, what will be developed during each phase, and how long each phase will last.

Figure 2-1 details the boundary for each phase. A brief description of the four phases is as

follows: (1) redevelopment of four existing buildings (21, 24, 33, & 34); (2) repurposing many of

the remaining existing Emerson Power Transmission/Morse Chain Factory buildings with

demolition of several other buildings to create open space, common areas, and/or improve Site

circulation; (3) potential future development within areas of the Site adjacent to the existing

buildings/parking areas; and (4) future development within areas of the remainder of the Site

designated for development.

2.8 SEQR/CEQR Process

This section of the DGEIS will provide a general description of the SEQR and CEQR processes.

It will describe the project classification and Lead Agency designation, describe the process and

the documents and meetings involved and required, and the review and involvement of the

interested and involved agencies included in the Project review. Site Plans for the first phase of

the Project will be developed and included in the DGEIS.

2.8.1 Overview

This subsection of the DGEIS will outline the approval process. In accordance with SEQR and

CEQR implementing regulations, the Lead Agency has classified the Project as a Type 1 Action

for the purposes of environmental review. The classification was based on the physical

alteration of greater than 10 acres and the construction of a facility greater than 100,000 sf of

gross floor area. The City of Ithaca Planning and Development Board was established as the

Lead Agency for the purpose of carrying out the obligations of SEQR and CEQR on October 28,

2014. The Lead Agency issued a Positive Declaration of Environmental Significance on October

28, 2014.

2.8.2 Generic Environmental Impact Statement

This subsection of the DGEIS will outline the structure of the Generic EIS (GEIS). The format

and content of the GEIS for this Project will be prepared in accordance with the provisions of 6

NYCRR 617.9(b) and Section 176-9 of the Code of the City of Ithaca (Code). The GEIS will be

clearly and concisely written in English that can be understood by the general public.



Narrative descriptions will incorporate graphic illustrations and representations such as tables,

charts, and maps to describe the Project, its location, the affected environment, potential

impacts, and mitigation measures. Qualitative descriptions will be supplemented with

quantitative data, where appropriate, to thoroughly identify, describe, and evaluate potential

environmental impacts. Full-scale Site and PUD/PDZ plans, including a full set of site plan

drawings and associated information for Phase I of the project, will accompany the GEIS as an

Appendix, with pertinent and appropriate drawings and figures reduced and incorporated into

the body of the GEIS.

The GEIS process will involve the following sequential stages: Scoping; Draft GEIS;

Public/Agency Comment Period; SEQR Public Hearing; Final GEIS; and Findings Statement.

The review agencies are:

Identified Involved Agencies:

� City of Ithaca Common Council

� City of Ithaca Board of Public Works

� Town of Ithaca Town Board

� Town of Ithaca Planning Board

� TC DOH

� Tompkins County Planning Department

� NYSDOT

� NYSDEC

� NYSDOH

� NYS OPRHP

Identified Interested Agencies:

� Tompkins County Area Development

� Tompkins Consolidated Area Transit

� Town/City Committees

� City of Ithaca Community Advisory Group

� Ithaca City School District



2.9 Required Approvals

This section of the DGEIS will outline and describe the approvals and respective agencies

required for the development of the Project to occur. The Project will involve approvals by the

following agencies:

• City of Ithaca Common Council

• City of Ithaca Planning and Development Board (Planning Board)

• Town of Ithaca Town Board

• Town of Ithaca Planning Board

• TC DOH

• NYS DOT

• NYS DEC

• NYS DOH



Table 2-4 Potential Permits Reviews and Approvals

Permit Activity Agency Comments SEQRA Involved Agency Contact

1 Section 401 of the Clean

Water Act (401 Water

Quality Certification)

(Joint Application)

Certification is used to ensure that federal agencies

issuing permits or carrying out direct actions, which

may result in a discharge to waters of the United States

do not violate New York State’s water quality standards

or impair designated uses.

NYSDEC • Potential use of NYSDEC’s “Blanket” Water Quality Certification

of the USACE’s NWP Program.

• http://www.dec.ny.gov/docs/permits_ej_operation

s_pdf/wqcnationwide.pdf

Mr. David Bimber

Regional Permit Administrator

NYSDEC Region 7

615 Erie Blvd. West

Syracuse, NY 13204

2

SPDES General Permit for

Storm Water Discharges

from Construction Activity

(GP-0-10-001)

Storm water discharges from construction phase

activities disturbing one-acre or greater. Includes

preparation and implementation of SWPPP.

NYSDEC

City of Ithaca Stormwater

Officer

• NOI submitted at least 5-days before construction start-up. NOT

submitted after site restoration completed.

• Up to 60-day review of SWPPP by NYSDEC if SWPPP not in

conformance with General Permit.

• Review of SWPPP by City of Ithaca/Town of Ithaca as a Municipal

Separate Storm Sewer System (MS4).

Mr. Scott Gibson

Stormwater Management Officer

City of Ithaca

3 Highway Work PermitWork within highway rights-of-way (highway and utility

improvements).

NYSDOT

City of Ithaca Board of

Public Works

• NYSDOT – Road improvements or utility extensions within right-

of-way of SR 96B

• City of Ithaca – Road improvements or utility extensions within

rights-of-way of Turner Place and South Cayuga Street

Mr. Stan Birchenough

NYSDOT Region 3 - Tompkins Residency

Mr. Tom West

City of Ithaca - Director of Engineering

4 SEQRA

(Article 8 of the ECL; 6

NYCRR Part 617)

Environmental impact assessment of project

components.

City of Ithaca Planning &

Development Board

Involved Agencies

• Preparation of Generic Environmental Impact Statement (GEIS).

• Lead Agency issues Final GEIS with written findings approving or

disapproving the Project.

City of Ithaca Planning & Development Board

5 Federal & State Preservation

Laws (36 CFR 800; 9 NYCRR

Part 428; Sections

3.09 and 14.09 of the NYS

Parks, Recreation and

Historic Preservation Law)

Completion of Project Review Form (project

description and location, photographs, and

documentation of prior disturbance) and/or cultural

resource investigation.

NYSOPRHP –

Field Services Bureau

(SHPO)

• Consultation with SHPO regarding sites/facilities listed or eligible

for listing on the State and National Registers of Historic Places.

• Potential impacts on areas deemed by SHPO as sensitive for the

presence of archaeological resources.

Ms. Ruth Pierpont Deputy Commissioner

New York State Division for Historic Preservation

New York State Office of Parks, Recreation & Historic

Preservation Peebles Island State Park

P.O. Box 189

Waterford, NY 12188-0189

6 Rezoning Rezone of project parcel to Planned Unit Development

(PUD) and Planned Development Zone (PDZ)

City of Ithaca Common

Council

Town of Ithaca Town Board

City of Ithaca Common Council

Town of Ithaca Town Board

7 Site Plan Approval Approval of future site modifications by Project

Sponsor

City of Ithaca Planning &

Development Board

Town of Ithaca Planning

Board

• Will be triggered by future parcel-specific development. City of Ithaca Planning & Development Board

Town of Ithaca Planning Board

8 General Municipal Law

(GML) § 239-m

County Planning review of activities located within 500-

feet of State or County highway, municipal boundary or

park.

Tompkins County Planning

Department

• Will be triggered by future parcel-specific development. Tompkins County Planning Department

9 Water and Wastewater

System Improvements

Approval of Plans

Approval of water and wastewater infrastructure

improvements and connections.

City of Ithaca Board of

Public Works

Tompkins County

Department of Health

NYS Department of Health

City of Ithaca – Water connections.

City of Ithaca – Sewer connections.

TC DOH - Water/Sewer System Improvements.

NYS DOH - Water/Sewer System Improvements.

Mr. Erik Whitney

Asst. Supt. Of DPW - Water & Sewer

510 1st St.

Ithaca, NY 14850

10 Building & Demolition

Permits

Building code compliance. City of Ithaca Code

Enforcement

Town of Ithaca Code

Enforcement

Mr. Mike Niechwiadowicz

City of Ithaca - Code Enforcement

108 E. Green St., 4th Floor, Ithaca, NY 14850

Mr. Bruce Bates

Town of Ithaca - Code Enforcement

215 North Tioga St, Ithaca, NY 14850

11 Certificate of Occupancy Approval to occupy building. City of Ithaca Code

Enforcement

Town of Ithaca Code

Enforcement

Mr. Mike Niechwiadowicz

City of Ithaca - Code Enforcement

108 E. Green St., 4th Floor, Ithaca, NY 14850

Mr. Bruce Bates

Town of Ithaca - Code Enforcement

215 North Tioga St, Ithaca, NY 14850

12 Record of Decision Amend the ROD for mixed-use development. NYSDEC Mr. David Bimber

Regional Permit Administrator

NYSDEC Region 7

615 Erie Blvd. West

Syracuse, NY 13204

Table 2-4 Potential Permits, Approvals & Reviews

Source: Fagan Engineers & Land Surveyors, P.C.



CHAPTER 3: REASONABLE ALTERNATIVES

This chapter of the DGEIS will identify, evaluate, and compare reasonable alternatives to the

proposed development. SEQR and CEQR require that the DGEIS contain a description and

evaluation of the range of reasonable alternatives to the Project that are feasible, considering

the objectives and capabilities of the Project Sponsor. Reasonable alternatives are limited to

parcels owned by, or under option to, the Project Sponsor, as the Project Sponsor cannot

commit to the control of Sites which it does not control. The level of detail will be conceptual in

nature but sufficient to provide an adequate comparison of potential impacts to enable the Lead

Agency to evaluate the positive and negative effects of each as opposed to the Project. The

DGEIS will also evaluate each alternative’s consistency with the objectives and philosophy of

the City and the Town as expressed in approved comprehensive plans. A comparative

assessment of costs, benefits, and environmental impacts will be examined for each alternative.

The DGEIS will include the following reasonable alternatives to be considered:

3.1 No Action

This section of the DGEIS will include an evaluation of the potential adverse and beneficial

impacts that would result in the reasonable, foreseeable future if the Project is not undertaken,

as a No-Action Alternative is required under 6 NYCRR 617.9(b)(5) and Section 176-9(B)(5)(e) of

the Code.

3.2 Development in Accordance with Existing Zoning


impacts that would result from the full development of the Site in accordance with the existing

zoning under City and Town local ordinances as an “As-of-Right” alternative. The municipal

boundary between the City and Town of Ithaca divides the Site into two sections.

The City portion of the Site is zoned as I-1, or Industrial. According to the City’s District

Regulations Chart, uses permitted in this zone include business, commercial, warehousing,

storage and other industrial uses. The I-1 zone prohibits dwelling units of any type. The main

density requirements for the I-1 zone include:

• Minimum lot size is 5,000 square feet.

• Minimum width at the street line is 50 feet.

• Maximum building height is 4 stories, or 40 feet.

• Maximum percentage of lot coverage by buildings is 50%.

• Minimum front yard dimension is 20 feet.

• One side yard must be at least 12 feet and the other at least 6 feet.

• Rear yard must be 15% of the lot depth or 20 feet, but no less than 10 feet.



The Town portion of the Site is similarly zoned Industrial (I) and also does not permit dwelling

units. According to the Town’s Zoning regulations, the main density requirements for the I Zone

include:

• Minimum lot size for an industrial zone is 10 acres.

• No building shall be higher than 38 feet from the lowest interior grade or 36 feet high

from the lowest exterior grade. No structure other than a building shall exceed 36 feet in

height.

• Minimum front yard is 150 feet.

• Minimum rear yard is 60 feet.

• Minimum side yard is 60 feet.

• Maximum building area shall not exceed 30% of the lot area

• Minimum usable open space shall be no less than 30% of the lot area.

A conceptual development plan for the Site will be created utilizing the list of permitted uses and

the above-referenced density requirements for both the City and Town portions of the Site. This

“as of right” alternative will then be compared to the Project in terms of costs, benefits and

environmental impacts.

3.3 Maximum Development Scenario


impacts that would result from a higher density development than the Proposed Action.

Specifically, this section will include a conceptual development plan for the Site utilizing the

maximum build-out scenario (most intensive use) that would still comply with LEED ND

Guidelines. For the purposes of this analysis, the Project Sponsor will utilize a Floor Area Ratio

(FAR) of 1.5 for the buildable area in the CW2, CW3 and CW4 sub areas. Utilizing the FAR

definition from LEED ND, that equates to approximately 2.65 million square feet of

development. The mix of uses will be similar to that of the Project as currently proposed. This

“Maximum Development” alternative will then be compared to the Project in terms of costs,

benefits and environmental impacts.



CHAPTER 4: PUBLIC PARTICIPATION

4.1 Introduction

This section of the DGEIS will introduce and summarize Project public participation. It will

outline the project vision, various public meetings held by the Project Sponsor.

4.2 Project Website

This section of the DGEIS will describe the website of the Project (www.chainworksdistrict.com)

and how it is a repository of all Project documents and presentations for the public to access

and comment on. The Project Sponsor’s website will comply with the SEQR/CEQR

requirements for public access to the full DGEIS and FGEIS documents.

A Facebook page is also being maintained for the Project, which expands its interface with the

public.

4.3 Public Involvement and Outreach

This section of the DGEIS will describe the Project Sponsor’s efforts to provide transparency

and various methods of outreach, including Unchained Properties sponsored public meetings

held at a local venue, Cinemapolis. The contents of the presentations are posted to the website.

4.4 Public Scoping Process

This section of the DGEIS will outline the public Scoping Process in accordance with SEQR and

CEQR regulations. The City of Ithaca, as Lead Agency, held a public scoping meeting on

Tuesday, November 18, 2014, 6-9 PM to seek public input on concerns and issues that should

be addressed in the DGEIS. The Project Sponsor submitted a Draft Scoping Document by letter

dated October 16, 2014 which was made available to the public via the City website and the

Project website. At the public scoping meeting, one (1) comment was received requesting the

Project Sponsor to consider renewable energy. All public comments received at the meeting

and during the comment period are provided as an Appendix to this document. The transcript of

the meeting is also provided.

4.5 Post-Scoping Public Outreach

This section of the DGEIS will describe the Project Sponsor’s efforts to continue public

involvement in the Project’s SEQR and approval process.



4.6 DGEIS Public Comment Period

After the Lead Agency determines that the DGEIS is adequate for public review, a Notice of

Completion for the DGEIS will be distributed by the Lead Agency in accordance with

requirements of SEQR and CEQR and published in the Environmental Notice Bulletin (ENB).

Copies of the DGEIS will be made available pursuant to 6 NYCRR 617.12(b) and Section 176-

12(A)(2)(c) of the Code and placed on the internet and the Project Sponsor’s website. A Public

Hearing will be held to solicit comments on the DGEIS and the proposed Project and a minimum

30-day long public comment period will be initiated to receive written comments. Following the

close of the comment period, all comments received will be reviewed and responded to in the

Final GEIS. This document will also include all necessary revisions, additions and clarifications

to the DGEIS.



CHAPTER 5: ENVIRONMENTAL SETTING

This chapter of the DGEIS will be structured to describe each existing component of the

environment.

5.1 Land Use and Zoning

This section of the DGEIS will summarize the existing land use and zoning of the Site. It will

also summarize existing Comprehensive Plans in the City and the Town as those plans relate to

the redevelopment of the Site.

5.1.1 Existing Land Use and Zoning

This subsection of the DGEIS will describe the location and dimensions of all existing buildings,

structures, and other infrastructure. It will also discuss the City and Town of Ithaca’s

requirements under the existing zoning at a level of detail sufficient to understand the basis for

the “As of Right” alternative.

Figure 5-1 – Compilation of City and Town Zoning Districts (STREAM)

Adjacent Zone Key

City of Ithaca Zoning Districts I-1 Industrial P-1 Park R-1 Single Family Residential R-2 Two Family Residential R-3 Multi-Family Residential Town of Ithaca Zoning Districts I Industrial LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential NC Neighborhood Commercial P Planned Development Zone (PDZ)



5.1.2 Comprehensive Plans and Zoning

This subsection of the DGEIS will summarize the Comprehensive Plans of the City and Town of

Ithaca in regards to the development vision for the Site. With respect to physical planning,

comparisons will be made between the needs and objectives of the Project and the strategies

envisioned by the City and Town’s Comprehensive Plans. The Project will also be compared to

the long-range community development policies and land use objectives outlined in their

Comprehensive Plans.

5.2 Land

This subsection of the DGEIS will inventory the land features of the Site. Natural features of the

Site include exposed bedrock along the steeper slopes and a heavily wooded area in the

southern portion of the Site. The Project will result in a physical change to the land within the

Project Site. In order to properly address concerns associated with changes to the land, this

section will include a discussion of the soils, surface geology, and topography.

5.2.1 Soils

This subsection of the DGEIS will inventory the existing on-site soil data. Soils on the Project

Site will be identified and mapped based upon soils data and mapping from the United States

Department of Agriculture Natural Resources Conservation Service (USDA NRCS) Soil Survey

for Tompkins County, NY. It will also describe the suitability, in general, of the on-site soils to

support the construction of roads, buildings, earthworks, and stormwater management facilities.

Information from previous geologic studies completed by Emerson including soil and bedrock

classifications, soil depths, depth to groundwater and other characteristics will also be

summarized. These reports will be included in the DGEIS Appendices.

5.2.2 Surface Geology

This subsection of the DGEIS will include documentation of the existing surface geology.

Surface geology on the Site will be identified and mapped based upon geological data and

mapping from Tompkins County, NY. It will also describe the suitability, in general, of on-site

geology to support the construction of roads, buildings, earthworks, and stormwater

management facilities. Information from previous geologic studies completed by Emerson and

presented in its prior remedial investigation reports include soil and bedrock classifications, rock

qualities and known fracture and joint network summaries. These reports will be provided in the

DGEIS Appendices.

5.2.3 Topography

This subsection of the DGEIS will inventory the existing Light Detection and Ranging (LiDAR)

mapping available for the Site. The topography of the Site will be described based upon the

available LiDAR utilized in the Project base mapping. Mapping will be prepared to illustrate



slopes in the following percent ranges: 0 to 10%, 10-15%, 15%-20% and slopes greater than

20%.

In general, the Site slopes steeply east-to-west with the highest elevation, of approximately

800’, at the top of South Aurora Street and the lowest, of approximately 440’, where the Site

meets Spencer Street. The drawing titled “Conceptual Site Plan Diagram and Slope Analysis,”

illustrates that 53.3 acres of the Site have slopes over 15% and 42 acres have slopes of less

than 15%. Portions of the Site that are currently developed are primarily located in areas in

which the slopes are less than 20% grade.

5.2.4 Erosion Potential

This subsection of the DGEIS will describe the potential for short and long term erosion impacts.

According to the USDA NRCS Soil Survey, the Site mainly contains mostly Lordstown series

soils. The Lordstown series consists of moderately deep, well drained soils formed in glacial till

dominated by sandstone. These soils are bedrock controlled landforms and are 20 to 40 inches

deep over bedrock. They are nearly level to very steep soils on hillsides and hilltops in glaciated

bedrock controlled uplands. Lordstown soils have a moderate K value, between 0.25 to 0.4,

because they are moderately susceptible to detachment/erosion and they produce moderate

runoff.

5.3 Water Resources

This section of the DGEIS will describe the existing conditions of water resources in relationship

to the Site. This section will include a discussion of existing surface water, the Site’s

hydrogeologic setting, and stormwater.

5.3.1 Surface Water and Hydrogeological Setting

This subsection of the DGEIS will inventory the existing water features within and adjacent to

the Site. There are two unnamed tributaries that converge and run east-to-west within the

Project Site to Six Mile Creek. No other surface water or ephemeral water features are known to

exist. A consultation will be held with NYSDEC and US Army Corps of Engineers concerning

regulatory status of all streams that may be affected by the proposed development. This section

will describe pre-development conditions including on-site and off-Site watershed mapping,

hydrologic characteristics of the watershed, and drainage patterns, including past flooding

conditions on adjacent properties

This subsection of the DGEIS will also identify and describe streams, and associated

watersheds on and in the vicinity of the Site including stream name and regulatory classification

in accordance with federal, state, and local laws, and identify those laws pertaining to the

regulation of surface water, including the Town’s stream setback law (Town Code Section

270-219.5).It will also analyze the pre-development drainage patterns.



5.3.2 Groundwater

This subsection of the DGEIS will describe pre-development conditions for groundwater

beneath the Site as described in numerous prior environmental studies. The impacts to

groundwater from historic uses will be presented under Section 5.5, Public Health and

Environment.

5.3.3 Stormwater

This subsection of the DGEIS will describe pre-development conditions including on-site and

off-Site location, size, and capacity of existing stormwater drainage facilities, including past

identified flooding conditions. Some on-site stormwater infrastructure is in place due to previous

development, all of which predate current State, Local, and Federal stormwater regulations.

There are numerous catch basins to collect stormwater runoff, but the extent, connections, and

outfalls of the system are currently unknown. Base mapping of the storm sewer system will be

developed. The existing (pre-development) stormwater condition will be modeled in accordance

with the NYS Stormwater Management Design Manual to develop a baseline condition. The

analysis will take a watershed approach, including upstream tributary areas, to the point of

discharge at the property boundary,

5.4 Vegetation and Fauna

This section of the DGEIS will describe the existing vegetation and fauna on-site. Specific

information to be included is as follows: seventy-seven acres, or approximately 80% of the Site,

are currently forested (34 acres/35%) or vegetated state (43.7 acres/45.5%), while 17.3 acres,

or 20%, comprise buildings, roads, and other impervious surfaces.

This section of the DGEIS will also include a tree survey within the Project limits for the Phase 1

Site Plans to identify trees greater than eight (8) inch diameter at breast height (dbh).

Subsequent tree surveys will be performed under each individual Site plan.

The New York State Natural Heritage Program (NYSNHP) has provided a summary of rarities

found in the vicinity of the Site which is summarized below. This will inform the Site study. The

DGEIS will include a discussion of the results of a field study of the Project Site to be performed

by a qualified biologist who will inventory existing wildlife flora and fauna, giving special attention

to the presence of important habitat for local wildlife and of important or locally scarce plant

species as listed in the NYSNHP correspondence. The biologist will also perform museum,

literature and herbarium research to more thoroughly investigate if finding other rarities should

be anticipated.

The first part of the field work was performed in September 2014 with no findings of species of

concern. The second part of the field work will be done in mid-to-late May of 2015. This will

allow a greater likelihood of finding any rarities that might be missed by searching only in the

early fall. The study will consist of the following: 1) a complete vascular plant inventory of the



Site; 2) a brief characterization of the vegetation and ecological community types found at the

Site, including the quality thereof; and, 3) a field search for any rare, threatened, or endangered

plant or animal species.

This section of the DGEIS will also address information provided by the NYSNHP, which was

consulted regarding the Site. In a response from NYSNHP, dated May 29, 2014, two potential

species of rare plants have been identified in the vicinity of the Site:

Glaucous Sedge (Carex glaucodea) – Listed as Threatened. South Hill Ithaca, 2000-

06-15: 2000: The plants occur in many different habitat types including forested,

nonforested and recently disturbed soils. Soils are mostly moist to seasonally wet. 1999:

A seasonally flooded forest dominated by oaks in a shallow depression on a broad, flat

bench. Soils are relatively shallow (15-40 cm) over a bedrock with an impervious clay

layer. This results in snow and heavy rain runoff collecting in the perched basin, flooding

the ephemeral swamp. The understory is fairly open with scattered heath shrubs. The

swamp grades into a mixed forest with pitch pine, scarlet oak, red oak, white oak, white

pine, red maple, etc. A large gas pipeline right-of-way transects the swamp area.

Specimen labels: 1938: in dry depressions near Prunus pumila var. susquenanae

Reflexed Sedge (Carex retroflexa) – Listed as Threatened. South Hill Ithaca, 2000-06-

14: The area where the plants are found as large and varied. It is mostly forested with

either Appalachian oak-hickory forest or successional northern hardwoods. There are a

few places where the species is growing on recently disturbed soil.

This section of the DGEIS will also document that additional species of rare plants and animals

have been documented in the vicinity of the Project Site at one time, but have not been

documented there since 1979, and/or there is uncertainty regarding their continued presence.

There is no recent information on these plants and animals in the vicinity of the Project Site and

their current status there is unknown. The species include Southern Grizzled Skipper (Pyrgus

Wyandot), Tiger Spiketail (Cordulegaster erronea), Gray Petaltail (Tachopteryx thoreyi), Rapids

Clubtail (Gomphus quadricolor), Drummond's Rock-cress (Boechera stricta), Spreading Chervil

(Chaerophyllum procumbens), and Hooker's Orchid (Platanthera hookeri). The project Site is

outside of any area identified in the Tompkins County Environmental Management Council’s

Unique Natural Area Inventory.



5.5 Public Health and Environment

This section of the DGEIS will introduce and summarize the extent to which the Site has been

impacted by its historical uses. This will consist of describing the Site’s history, the past,

present, and future investigations that have or will occur, and a descriptive identification of the

Areas of Concern based on the findings of the investigation. Figure 5-2 depicts the locations of

the Areas of Concern described below.

Fig. 5-2 Public Health Areas of Concern (LaBella)

5.5.1 Site History

This subsection of the DGEIS will provide a detailed discussion of Site history and how historic

uses have resulted in environmental contamination. An initial summary of this information is as

follows: BorgWarner, Inc. owned the Property from approximately 1928 to 1983 and

manufactured automotive components and power transmission equipment. Trichloroethene

(TCE), or trichloroethylene, was utilized by BorgWarner, Inc. for degreasing metal parts up until

the late 1970s. Emerson Power Transmission (EPT) currently owns the Property. Investigations

in 1987 revealed groundwater contamination at the Property that reportedly emanated from a

fire-water reservoir located on the western portion of the Property. Due to this contamination,

the Property was added to the New York State Inactive Hazardous Waste Disposal Site



(IHWDS) Program registry in July 1987 as a Class 2 Site (“Significant threat to the public health

or environment--action required.”) and is currently undergoing remediation.

There is a NYSDEC Record of Decision (ROD) for the Property from 1994 and a ROD

Amendment from 2009. The original ROD in 1994 was predominantly based on a Remedial

Investigation (RI) completed in 1991, along with additional studies. The 2009 ROD Amendment

was predominantly based on a Supplemental RI completed in 2008, along with additional

studies. The previous RIs were completed while the Property was an active industrial facility and

the remedial objective at the time was for re-use as an industrial facility. The Unchained

Properties intends to redevelop the Site for mixed uses that include residential, commercial, and

industrial uses. As such, Unchained Properties initiated an Environmental Due Diligence

investigation which consisted of Phase I and Phase II Environmental Site Assessments (ESA)

which identified and investigated additional areas of concern from prior Site use and anticipated

future uses of the Site. These are further discussed below in 5.5.2.

The Phase I and II ESAs will be included in the DGEIS as appendices. Additional information

included in the Phase I/II as appendices include the following documents:

• Remedial Investigation Stages 1 and 2, Emerson Power Transmission (EPT), Ithaca,

New York prepared by Radian Corporation, dated February 1990

• Record of Decision, Morse Industrial Corporation, prepared by NYSDEC, dated

December 1994

• On-site Assessment of Former Borg-Warner – Morse Chain Facility prepared by

Environmental Strategies Consulting, Inc., dated December 2005

• Supplemental Remedial Investigation Report, Emerson Power Transmission Facility,

620 South Aurora Street, Ithaca, New York, Site No. 7-55-010, Final prepared by WSP

Environmental Strategies, dated April 4, 2008

• Record of Decision Amendment, Morse Industrial Corporation, prepared by NYSDEC,

dated June 2009

5.5.2 Investigation

This subsection of the DGEIS will include a summary of the environmental investigations for the

Site. LaBella Associates, P.C. conducted Phase I and Phase II ESAs of the Site. Excluded from

the definition of the “Site” is an area of the property designated as “OU-1” in the Emerson Power

Transmission Company application for Minor Subdivision to the City of Ithaca, Tax Parcel #106-

1-8. Full copies of the Phase I and II ESAs are available online: http://tinyurl.com/Emerson-

ESA.

5.5.3 Identification of Areas of Concern

This subsection of the DGEIS will summarize the results of the Site analyses and summarize

the results. The Phase II ESA was completed to determine whether suspected impacts



associated with the Recognized Environmental Conditions (RECs) identified in the Phase I ESA

existed, and to begin the process of evaluating the extent of those impacts. A brief summary of

the results of the Phase II ESA, highlighting the most significant findings, is presented below.

(For all references, see http://tinyurl.com/Emerson-ESA.) Areas of Concern locations are

depicted on attached Figure 5-2.

TCE in Groundwater & Soil — Building 24

A facility drawing identified former plating operations within Building 24 in an area where

elevated VOC concentrations in sub-slab soil vapors were previously detected. The Phase II

work identified TCE impacts beneath Building 24 in shallow soil and overburden groundwater in

proximity to SB- 401 and in the uppermost weathered bedrock layer in proximity to LBA-MW-

40S. Impacts were not identified in bedrock groundwater beneath the weathered layer (i.e., top

3-ft.) in wells installed in Building 24. However, TCE was identified in an apparent groundwater

discharge emanating from beneath the former transformer pad on the west side of Building 24

and discharging to the drainage feature in this area.

Building 14/15 Salt Pots/Cyanide Area and Barium/Cyanide in Groundwater

Building 14 has a history of being utilized for salt baths and Building 15 was known to store

cyanide. In addition, a former Building 16 located in the northern portion of current Building 35

appears to have utilized cyanide. As recently as 1981, barium chloride, sodium cyanide and

copper cyanide were used at the Site. Based on these operations, several borings and

monitoring wells were advanced in/around Buildings 14 and 15.

Elevated concentrations of barium were identified in several locations including residual

crystalline materials on top of the concrete in Building 14, within the concrete floor slabs in the

areas of the salt pots and within underlying bedrock beneath the salt pots. In addition, a sample

of the bedrock in the area of the salt baths detected barium at a concentration of 4,720 parts per

million (ppm) which is almost 12 times the NYSDEC Part 375-6 Restricted Residential Soil

Cleanup Objective (SCO) of 400 ppm and almost 6 times the NYSDEC Part 375-6 Protection of

Groundwater SCO. Barium also exceeded the NYSDEC Part 375-6 Restricted Residential and

Protection of Groundwater SCOs in several soil samples down gradient of this area that were

collected/analyzed as part of the 2008 Supplemental RI.

As part of the Phase II ESA, barium was detected in 48 groundwater samples with 11 of those

samples exceeding the Part 703 Groundwater Standard at a number of locations throughout the

property with a range of 1.3 to 10.8 times the Groundwater Standard. Cyanide was detected in

33 groundwater samples with 18 of those samples exceeding the Part 703 Groundwater

Standard at a number of locations throughout the property with a range of 1.65 to 44 times the

Groundwater Standard.

Free Petroleum Product

Historically, operations at the Site involved significant amounts of oils (cutting oil, quench oil,

etc.) Areas with potential petroleum sources were evaluated. A former quench oil pit in Building



9 where previous testing noted petroleum odors was identified as one of several potential areas

of concern for releases of oil. The petroleum product impacts discovered to date appear to be

the result of at least two different sources, specifically, two subsurface quench pits located in

Building 9 and 14, with the impacts found generally around and directly down gradient of those

areas. Furthermore, the 2009 ROD identified other areas of petroleum impacts.

VOCs in Groundwater in MW-29

Monitoring well LBA-MW-29 (located between Buildings 2 and 17) was installed during the initial

stage of the Phase II ESA for several purposes which included: 1) evaluating a proposed

‘Degreaser Tank’ in Building 17; 2) groundwater down gradient of Building 2; and, 3) the

sanitary sewer within the alleyway between Buildings 2 and 17. A groundwater sample from this

monitoring well identified chlorinated VOCs (CVOCs) with a total concentration of approximately

1.45 ppm. The worst case impacts are present between approximately 27-ft. and 39-ft. below

ground surface (bgs).

As part of the second stage of Phase II testing additional wells were placed in the vicinity of

LBAMW-29 to delineate the extent of impacts found in LBA-MW-29. Concentrations of

chlorinated VOCs similar to those observed in LBA-MW-29 were not observed in the

supplemental wells. Based on the supplemental results, it does not appear that a large scale

source is present in this area.

Southwestern Portion of Site - Building 30/Rice Paddy/Driveway Area

Based on disturbances seen on historical aerials and prior testing which identified elevated

concentrations of metals, PCBs and SVOCs in the southwestern portion of the Site, LaBella

advanced test borings and test pits in the southern portions of the Site in the area of Building

30, the ‘Rice Paddy’ area and in the area of the service road that extends south to the surface

water tributary to Six Mile Creek. This testing identified metals (arsenic, barium, cadmium,

chromium, copper, and lead) in several samples of soil/fill materials at concentrations above the

NYSDEC Part 375-6 Restricted Residential and/or Protection of Groundwater SCOs. Pesticides

were detected in one sample within the Rice Paddy area at concentrations above the NYSDEC

Part 375-6 Restricted Residential SCOs and the same sample also detected PCBs above the

Protection of Groundwater SCO. Samples from this area analyzed for Full Toxicity

Characteristic Leachate Procedure (TCLP) did not identify any concentrations above the

characteristic hazardous waste criteria. TCE and PCE were also detected in a soil sample just

north of Building 30 but only the TCE concentration exceeded the Restricted Residential SCO.

Sediments & Seeps

Based on surface contours and drainage ways at the Site, sediment samples were collected to

evaluate potential areas of accumulated contaminants. Drainage areas are located down

gradient of the main plant building and samples of sediment from two drainage areas identified

concentrations of SVOCs, metals, pesticides and PCBs at concentrations that exceed the

criteria identified in NYSDEC Technical Guidance for Screening Contaminated Sediments

(1999). These sediment areas are located down gradient (northwest) of Buildings 17/18 and



Building 34. Based on the impacts above the NYSDEC sediment criteria, these two sediment

areas will be further investigated and further evaluated.

Four seep samples were also analyzed. One seep sample was collected from below the former

transformer pad on the western side of Building 24. This seep flows into a drainage feature that

runs parallel to Building 24 and flows to the north. This sample was analyzed for PCBs and

VOCs; although PCBs were not identified above laboratory method detection limits, TCE was

detected at a concentration over 6 times the Groundwater Standard in this sample. Also, one of

two seep samples collected from the basement of Building 18 (numerous pipes with running

water were observed entering the basement) identified concentrations of cis-1,2-DCE and vinyl

chloride above the Part 703 Groundwater Standard. A resampling of that seep performed by

Emerson was non-detect for all of the constituents mentioned. A sample of another seep

emanating from a retaining wall at the top of Cayuga Street (directly down gradient of the

Former Degreaser Area) detected TCE slightly above Groundwater Standards.

Residual Materials in Sanitary/Wastewater Conveyance Piping, Manholes & Pits

After observing sludge in a number of manholes and pits, LaBella collected samples from

several of these structures. The results of this testing identified elevated concentrations of

metals in numerous sludge samples, and elevated cyanide in two samples (one interior pit and

one in an apparent former oil/water separator in the former scrap loading dock area at the top of

South Cayuga Street). Three of the four samples analyzed for reactivity detected reactive

sulfides.

PCB Impacts

Two of the 17 samples of concrete beneath/in proximity to former and current pad mounted and

pole mounted transformers identified PCBs above 1 ppm. These 2 concrete samples were

collected from the concrete pad northwest of Building 24. In addition, one surface soil sample

with PCBs greater than 1 ppm was collected beneath the asphalt pavement in proximity to this

same pad, indicating a release of PCBs to the environment requiring remediation.

CVOCs in Soil in SB-223

A soil sample collected from SB-223 located approximately 50 feet east of Building 14 at a

depth of 1-ft. bgs detected PCE above Restricted Residential and Protection of Groundwater

SCOs.

Soil Vapor Intrusion

The Phase II ESA testing included select buildings for SVI evaluation that were not previously

tested or that were tested to confirm previous results. The Phase II ESA testing indicated the

following additional requirements for buildings at the Site:

• Mitigation of Buildings 5, 6 and 18

• Monitoring of Buildings 2 (basement portion), 9, 13A, and 17



It should also be noted that the other buildings evaluated for SVI as part of the Phase II ESA

also detected some level of VOCs in the sub-slab and indoor air. SVI testing for free cyanide in

Buildings 8, 14, 15 and 35 did not identify concentrations of cyanide above laboratory MDLs in

the sub-slab soil gas or indoor air.

5.5.4 Additional Investigation/Remediation

The Phase I and Phase II ESA are investigation steps towards changing the use allowed by

NYSDEC and along with the prior environmental investigation data generated by Emerson

provide sufficient data to analyze potential impacts from the identified areas of concern from

redevelopment of the Site and an analysis of mitigation measures. The findings of the Phase I

and Phase II have been provided to NYSDEC and NYSDEC will determine what is necessary to

comply with the requirements of the Inactive Hazardous Waste Site Program. The NYSDEC will

need to issue a ROD Amendment that will identify the required remedial work to support mixed

use. The future remedial work required will be based on the results of additional investigation

and specific remedies cannot be determined at this point in time. Typical remedial approaches

include: excavation and off-Site disposal of impacted soils; placing a soil cover over impacted

soil and managing in-place; solidification/stabilization of impacted soils; in-situ chemical

treatment of impacted soil and/or groundwater; extraction and treatment of impacted

groundwater and/or soil vapor; sub-slab depressurization systems, and/or positive

pressurization of buildings. Remediation of impacted media will be completed in accordance

with applicable NYSDEC regulations and guidance documents.

NOTE: The area of the fire-water reservoir, known as Operable Unit 1 (OU-1), was not

evaluated as part of this Phase II ESA. An application by the current property owner for

subdivision of OU-1 is currently pending. Information about the contamination history and

clean-up program for OU-1 will be presented under Chapter 5.5.1.

5.6 Historic and Archaeological Resources

This section of the DGEIS will discuss the historic and archeological resources at and around

the Site. It is noted that the Site is a place of industrial heritage for the City and Town of Ithaca.

Some buildings may be eligible for inclusion on the State and National Registers of Historic

Places. This section will document a consultation with NYS OPRHP to determine the existing

historic and archaeological resources. A Phase 1A Cultural Resources Survey will be performed

by a qualified cultural resources specialist. A summary of the results of consultation with NYS

OPRHP and the Phase 1A Cultural Resources survey will also be provided. Finally a Phase 1B

Report will be conducted if necessary based on the results of the Phase 1A survey.

5.7 Transportation and Circulation

This section of the DGEIS will summarize existing traffic and transportation conditions on the

Site and at select intersections within the vicinity of the Site. A Traffic Impact Study (TIS) will be

prepared that will assemble and review available traffic data from NYSDOT, Tompkins County,



and the City and Town of Ithaca. It will also describe the existing roadway system serving the

Project Site including number of lanes, roadway conditions, traffic controls, and signal timing.

This section of the DGEIS will also include a discussion of existing multi-modal connectivity at

the Site, including existing pedestrian, transit, bicycle, emergency, and ADA access around and

to the Site.

5.7.1 Existing Daily Corridor Traffic Conditions

This subsection of the DGEIS will describe all intersections connecting the Site to the existing

street network. An inventory of existing roadway network, peak traffic volumes and associated

Level of Service (LOS) will be conducted, including the following intersections, which will be

analyzed during peak hours:

• NYS 96B/King

• NYS 96B/Ithaca College (Alumni)

• NYS 96B/Coddington

• NYS 96B/Grandview

• NYS 96B/Hillview

• NYS 96B/Columbia

• NYS 96B/Prospect

• NYS 79 (State Street) and Pine Tree Road.

• Aurora/State

• Aurora/Seneca

• Seneca/Cayuga

• Cayuga/Green

• Cayuga/Clinton

• Cayuga/Spencer

• Spencer/Albany/Elmira/Park (roundabout)

• Albany/Clinton

• Albany/Green

• Albany/Seneca

• Turner/Columbia

• Spencer/Clinton/Turner

• State/Green

• State/Tuning Fork

• State/Stewart

• State/Mitchell

• Columbia/Hudson

• Coddington/Hudson

• Coddington/Burns/E.King

• Stone Quarry/Spencer

• S. Meadow Ext./Spencer

• S. Meadow Ext./Elmira



5.7.2 Description of Roadway Network

This subsection of the DGEIS will describe the existing internal roadway circulation network and

its ownership within the Site as it relates to the larger existing context.

5.7.3 Pedestrian and Bicycle Facilities

This subsection of the DGEIS will describe existing off-Site pedestrian and bike network and

amenities in relationship to the Proposed Action. The existing routes from the Site to the

Commons, Ithaca College and the South Hill Elementary School will be specifically analyzed

including any gaps in the routes. The existing routes will be inventoried to include pathways,

bicycle lanes, sidewalks, crosswalks, signalization, accessibility and other related traffic control.

Bicycle, pedestrian, and hiking trails will be discussed in the context of the Site as it exists,

specifically in terms of access and proximity to the Site, and the potentials to form greater

connections through the Site. This also includes an evaluation of the safety and operations of

existing conditions as it relates to pedestrian and bicycle facilities.

5.7.4 Transit

This subsection of the DGEIS will discuss existing transit service under Tompkins Consolidated

Area Transit (TCAT) around the Site. This evaluation consists of existing seasonal bus routes,

stops, and schedules that will reference the most up-to-date schedule and system map of the

transit system.

5.7.5 Parking

This subsection of the DGEIS will discuss existing parking facilities within the Site. It will

describe current parking conditions and capacity on Site provided by the former Emerson /

Morse Chain facility. It will include a description of the existing internal and external capacity of

the on-site parking lots and identify other possible internal and/or external parking areas to

expand the capacity of parking for the Project.

5.7.6 Emergency Access

This subsection of the DGEIS will describe existing fire, ambulance, and police access to the

area. It will also determine which municipality will service which areas of the Project (City versus

Town). Existing conditions to accommodate such services, such as accessibility and turning

radii, will be discussed.

5.7.7 ADA Access

This subsection of the DGEIS will describe existing on-site ADA access and amenities in

relationship to the existing Project Site.



5.8 Utilities

This section of the DGEIS will introduce and summarize the existing conditions of water supply,

sanitary sewers, storm sewers, gas, and electric, telephone, cable television and internet.

5.8.1 Water Supply

This subsection of the DGEIS will describe existing water infrastructure capacity and constraints

and quantify the existing water consumption associated with the Site. Initial consultation with the

City Public Works Department indicates that there is adequate capacity and pressure in the

water system. However, additional evaluation of the existing water supply and distribution

system will be performed. The existing on-site watermain and appurtenances will be mapped.

This section will identify and discuss the municipal water facilities that serve the Site and

discuss any off-Site constraints to the municipal water service. Existing hydraulic modeling

systems and studies will be referenced.

5.8.2 Sanitary Sewers

This subsection of the DGEIS will describe existing sewer infrastructure capacity and

constraints. A consultation with representatives of the municipal sewer district will occur and

capacity and constraints of the existing municipal sanitary sewer system will be documented.

The existing on-site sanitary sewer system will be mapped and modeled in conjunction with City

Staff.

5.8.3 Stormwater Infrastructure

This subsection of the DGEIS will describe existing stormwater infrastructure capacity and

constraints within the Site and the adjacent off-site areas both upstream and downstream of the

Site. Existing and historic stormwater issues will be documented as a portion of the subsection.

The existing stormwater facilities on-site will be mapped.

5.8.4 Natural Gas

This subsection of the DGEIS will describe existing infrastructure for the conveyance of natural

gas to the Site. The existing natural gas utilities on-site will be mapped. New York State Electric

and Gas (NYSEG) will be consulted regarding system capacities and existing infrastructure

conditions.

5.8.5 Electric, Telephone, Cable TV, and High Speed Internet

This subsection of the DGEIS will describe existing electric, telephone, cable television, and

high-speed internet accessibility to the Site.



5.8.6 Lighting

This subsection of the DGEIS will describe and map existing on-site lighting and lighting on

parcels adjacent to the Site.

5.9 Air Quality

This section of the DGEIS will discuss air quality in relationship to pre-development conditions.

Specifically, this section will evaluate data from annual New York State Ambient Air Quality

Reports and compare regional air quality identified in those reports to US EPA National Ambient

Air Quality Standards for carbon monoxide, lead, nitrogen dioxide, ozone, particulates and sulfur

dioxide.

5.10 Visual and Aesthetic Resources

This section of the DGEIS will discuss visual and aesthetic resources on and around the Site. It

is noted that the Site sits high above the center of the City, and the existing buildings are a

prominent feature from points within the downtown area and the residential neighborhoods to

the north. The Site extends for approximately ¾ of a mile along South Aurora Street, along

which views of the existing buildings and parking areas are often screened by mature vegetation

and limited low density residential development. There is one prominent view into the Site from

South Aurora Street at the northernmost corner. There are various and expansive views to

Cayuga Lake and surrounding areas from within the Site. These views are documented in the

Town of Ithaca Scenic Resource Inventory & Analysis and the Tompkins County Scenic

Resources Inventory.

This section will discuss the existing conditions as it relates to Ithaca’s visual and aesthetic

resources, and will include the following:

1. A photographic documentation and narrative of the existing visual landscape.

2. A view shed map to illustrate areas from which the Site may be visible based upon

topography and line of sight analysis.

3. A discussion of line of sight and existing visual buffers that affect views of the Site from

various vantage points will also be provided. Specific points in the City of Ithaca

including Meadow Street, Route 13 heading south mid-way down the hill, Stewart Park,

Allan H. Treman State Marine Park, and Cass Park, South Cayuga Street heading

south, and Cornell University on East Hill.

4. Identification of critical vantage points where the visual environment is considered an

important aspect of the Site from within the Town of Ithaca including views along 96B

Danby Road / S Aurora Street and the view across Cayuga Lake on South Hill. Views

listed in the Town of Ithaca Scenic Resource Inventory & Analysis and the Tompkins

County Scenic Resources Inventory will also be documented, including but not limited to

the following:



• Danby Road/Route 96B Cayuga Lake Overlook

• Taughannock Blvd. heading South as traffic enters the City,

• Trumansburg Road/Cliff Street,

• Hector Street,

• West Haven Park,

• Sheffield Road,

• Upper/Lower Bostwick Road,

• East Shore Park, and

• Tupelo Park.

The existing views outlined above will be photographically documented during leaf off

conditions, providing the starting point to prepare a visual impact analysis. Figure 5-3 includes

the study locations for the viewshed study.



Figure 5.3

5.11 Community Services

This section of the DGEIS will discuss existing community services for the Project area including

government facilities; educational facilities (e.g., school, etc.); cultural facilities (e.g., libraries,

etc.); religious facilities; hospitals, health and welfare facilities; and emergency services (police,

fire and EMS)

5.12 Open Space and Recreation

This section of the DGEIS will discuss existing open space and recreation areas within the Site

and adjacent to the Project including parks, trails and other resources.



CHAPTER 6: POTENTIAL IMPACTS AND MITIGATION

This chapter of the DGEIS will be structured to analyze the potential impacts of the Proposed

Action to each component of the environment identified in Chapter 5 followed by a discussion of

the potential impacts associated with each of the Alternatives identified in Chapter 3 to the same

component of the environment. The analysis for each component of the environment will

conclude with a discussion of mitigation measures for the Proposed Alternative. For purposes of

scoping, this document includes initial identification of mitigation measures.

6.1 Land Use and Zoning

This section of the DGEIS will outline the potential impacts to land use and zoning and identify

mitigation strategies. This will describe the potential impacts of changing the property to a

mixed-use development and the zoning to a PUD/PDZ. Consistency with the City and Town of

Ithaca’s Comprehensive Plans will be analyzed. This section will also discuss how the Project

as the first PUD in the City will set the stage for future PUDs. The Design Standards referenced

in Chapter 2 will be discussed here and included in the DGEIS Appendices.

This section of the DGEIS will outline the existing land use and zoning with the surrounding

context. It will discuss how the proposed sub areas for the Project were informed by the

surrounding land uses. It will also describe the ways in which the Site’s historic land use of

industrial operations affected the neighboring area, including the remedial efforts currently

taking place in the South Hill neighborhood as a result of these former activities. The

Comprehensive Plans of the City and Town of Ithaca will be used to evaluate the proposed

development in relationship to the goals and objectives set forth by these documents. With

respect to physical planning and surrounding land uses, comparisons will be made between the

needs and objectives of the Project and the strategies envisioned by the City and Town’s

Comprehensive Plans. The Project will also be compared to the long-range community

development policies and land use objectives outlined in their Comprehensive Plans.

The proposed District sub areas and their densities are determined based on surrounding Land

Uses and a steep slopes analysis. The Project is uniquely situated between the City and Town

of Ithaca to form a bridge between the two, and between South Hill and Downtown. In this vein,

the land use sub areas proposed for the Chain Works District are seen as an opportunity to

stitch the urban fabric together from the top through the base and beyond South Hill using this

inactive void in the urban network. The Neighborhood General Sub Area (CW2) is strategically

placed along the NYS Rte. 96B corridor to extend the surrounding land use of residential with a

similar density along the street. The Project becomes slightly denser within the District’s core,

Neighborhood Center Sub Area (CW3), extending the urbanity of downtown into the South Hill

area. Natural Sub Area (CW1) is used as a buffer and transition zone in areas where steep

slopes are present.



The proposed District sub areas will be discussed in relationship to the surrounding

neighborhoods, including South Hill, Southside, Titus Flats, Central Downtown, East Hill, and

West Hill.

6.1.1 Alternatives to the Proposed Project

This subsection of the DGEIS will describe the impacts to land use and zoning under the

various alternatives to the proposed project. The compatibility of the proposed Project uses with

the surrounding existing residential, commercial, and industrial land uses will also be evaluated.

6.1.1.1 No Action

This subsection of the DGEIS will describe impacts of land use and zoning if no action were

taken.

6.1.1.2 Development in Accordance with Existing Zoning

This subsection of the DGEIS will describe the impacts of land use and zoning if the project

were to be developed under the existing zoning. The compatibility of the proposed Project uses

with the surrounding existing residential, commercial, and industrial land uses will also be

evaluated.

6.1.1.3 Maximum Development Scenario

This subsection of the DGEIS will describe the impacts of land use and zoning if the project

were to be developed under the maximum development scenario. The compatibility of the

proposed Project uses with the surrounding existing residential, commercial, and industrial land

uses will also be evaluated.

6.1.2 Mitigation Measures

This subsection of the DGEIS will describe measures that will be taken to mitigate potential

impacts. Initially, a draft of the Chain Works District Design Guidelines (Chapter 2) developed

during the PUD/PDZ approval process will be included and referenced as mitigation. Specific

sections of the Design Guidelines are described in Chapter 2.

6.2 Land

This section of the DGEIS will outline the potential impacts to the land and identify mitigation

strategies. It will describe the potential impacts within the Site and around it from redeveloping

and developing the land including erosion potential and cut/fill implications for the existing Site.

The LiDAR topographic data is sufficient for analysis under the DGEIS. Phase 1 and

subsequent Site plans will require an existing conditions survey performed by a NYS Licensed

Surveyor. Final grading plans with a cut and fill analysis will be developed for the Phase 1 Site



Plan. Grading plans and geotechnical reports for subsequent phases will be developed during

the Site Plan approval process.


This subsection of the DGEIS will describe the impacts to land under various alternatives to the

proposed project.

6.2.1.1 No Action

This subsection of the DGEIS will describe impacts to land if no action were taken.


This subsection of the DGEIS will describe the impacts to land if the project were to be

developed in accordance with existing zoning. This will include a preliminary discussion of the

cut and fill impacts for each alternative in a general sense. Proposed construction in areas of

moderate to steeply sloping terrain will be identified and described. A grading plan will be

prepared to show existing contours and proposed earthwork and grading contours.


This subsection of the DGEIS will describe the impacts to land if the project were to be

developed under the maximum development scenario. This will include a preliminary discussion

of the cut and fill impacts for each alternative in a general sense. Proposed construction in

areas of moderate to steeply sloping terrain will be identified and described. A grading plan will

be prepared to show existing contours and proposed earthwork and grading contours.



impacts. Future development of new areas will be primarily located in areas with slopes less

than 20%. Mitigation will include conserving the Natural Sub Area – CW1, which contains areas

with slopes greater than 20% and relocation of development away from areas of unstable soils

A grading plan will be prepared with the goal of balancing the amount of cut and fill to minimize

the import/export of materials to and from the Project. Side slope grades of all cut and fill areas

will be set to minimize the potential for future erosion.

In addition, this subsection of the DGEIS will discuss physical measures to avoid or minimize

stream impacts from erosion including proposed grading details, stream bank stabilization, and

erosion control measures such as seeding and mulching of disturbed areas along or within

drainage swales and stream banks. It will also describe any other measures that will be taken to



mitigate potential impacts such as turf reinforcement mats (TRMs) or other Best Management

Practices (BMPs) that are developed through the DGEIS process and Project development.

6.3 Water Resources

This section of the DGEIS will outline the potential impacts to water resources and identify

mitigation strategies. This section will discuss the potential impacts of construction and

development on the streams and groundwater that traverse the Site. By examining streams,

non-protected bodies of water, surface and groundwater resources, drainage characteristics,

and surface water runoff, comparisons will be made between existing conditions, impacts of the

Proposed Action on the existing conditions, and mitigation of such impacts. In order to properly

address these concerns, this section will include a discussion of impacts to groundwater and

stormwater, other potential impacts, and describe proposed mitigation measures to reduce

impacts, including relocation of development or scaled down development if necessary.

6.3.1 Surface Water and Hydrogeological Impacts

This subsection will evaluate the potential impacts associated with construction activities and

creation of additional impervious surfaces as they relate to changes in surface water quality and

quantity, on and downstream of the Project Site, including any impacts to Cayuga Lake. It will

analyze downstream flooding as a potential impact of the Project. There are no protected

waterbodies depicted on the National Wetlands Inventory or NYSDEC mapping. NYSDEC and

USACE will be consulted to determine if any permitting is necessary for the potential crossing of

the unnamed, intermittent streams located on-site.

In relation to surface waters potentially impacted by existing contamination, this subsection will

evaluate existing data which consists of sediment samples, seep samples and groundwater

samples from the Site to assess potential impacts to stormwater or other surface waters leaving

the Site.

As previously indicated, the NYSDEC will need to issue a ROD Amendment that identifies the

required remedial work to support mixed use in compliance with the Inactive Hazardous Waste

Site Program regulations and guidance documents. Typical remedial approaches associated

with any impacts to surface waters include: excavation and off-Site disposal of source area

materials to reduce or prevent contaminants from impacting surface waters; capture/treatment

of impacted water, surface or ground; solidification/stabilization of impacted soils to reduce or

eliminate leaching to water; in-situ chemical treatment of impacted soil and/or groundwater. A

discussion of the advantages and disadvantages of each of these alternatives as they relate to

Site redevelopment and their possible role in mitigation of surface water impacts will be

discussed along with their ability to meet NYSDEC regulations and guidance documents.



6.3.2 Groundwater

This subsection will evaluate how each alternative may impact groundwater quality and

influence the remediation of groundwater impacts from historic uses.

The previous work by others and the Phase II ESA identified impacts to groundwater. This

subsection will summarize existing data which consists of a significant data set from numerous

groundwater monitoring wells at varying depths across the Site.




with any impacts to groundwater include: excavation and off-Site disposal of source area

materials to reduce or eliminate contaminants from impacting groundwater; capture/treatment of

impacted water, surface or ground; solidification/stabilization of impacted soils to reduce or

eliminate leaching to water; in situ chemical treatment of impacted soils and/or groundwater. A


Site redevelopment and their possible role in mitigation of groundwater impacts will be

discussed along with their ability to meet NYSDEC regulations and guidance documents.

6.3.3 Stormwater

This subsection will calculate post-development stormwater rates and volumes for various

design year storms and compare to pre-development conditions, describe post-development

stormwater runoff quality and compare to pre-development conditions, and discuss compliance

with NYSDEC and the City and Town of Ithaca requirements concerning stormwater

management and the need to prepare a Stormwater Pollution Prevention Plan (SWPPP). The

SWPPP will include proposed drainage structures, impacts to streams including number and

type of proposed stream crossings, proposed stream modifications, and amount of physical

disturbance to existing stream banks.

Stormwater discharges from construction activities for the Project are required to obtain

coverage through SPDES Permit. The design of the stormwater infrastructure shall follow the

NYSDEC SPDES General Permit for Stormwater Discharges from Construction Activity (GP-0-

10-001) requirements, as well as City and Town development guidelines. The NYS Stormwater

Management Design Manual will be followed in the development of the permanent stormwater

infrastructure and mitigation measures with an emphasis on green infrastructure.




with any impacts to stormwater include: excavation and off-Site disposal of source area

materials to reduce or prevent contaminants from impacting stormwater; capture/treatment of

impacted water, surface or ground; solidification/stabilization of impacted soils to reduce or

eliminate leaching to water; in situ chemical treatment of impacted solid and/or stormwater. A




Site redevelopment and their possible role in mitigation of stormwater impacts will be discussed

along with their ability to meet NYSDEC regulations and guidance documents.


This subsection of the DGEIS will describe the impacts to water resources under various

alternatives to the proposed project.

6.3.4.1 No Action

This subsection of the DGEIS will describe impacts to water resources if no action were taken.


This subsection of the DGEIS describe the impacts to water resources if the project were to be

developed in accordance with existing zoning.


This subsection of the DGEIS will describe the impacts to water resources if the project were to

be developed under the maximum development scenario.


This subsection of the DGEIS will identify potential mitigation measures for impacts to surface

water/hydrogeological resources, groundwater and stormwater. Mitigation measures for the

potential impacts may relate to all aspects of the water resources. Specific mitigation for

surface water/hydrogeological resources may include stabilization of the existing intermittent

streams or the addition of more diversion swales. Groundwater mitigation will be developed

separately as described in Section 6.5. The stormwater runoff will be mitigated through the

development of the SWPPP and will include green infrastructure and runoff reduction practices

which may include bioretention, rain gardens, detention ponds and other infiltration practices

depending on the suitability of the in-situ soils.

6.4 Vegetation and Fauna

This section of the DGEIS will discuss the potential impacts to plant and wildlife habitat

associated with the Site, particularly with regard to the removal of some planted and habitat

areas for the construction of the proposed new development. Conceptual plans anticipate an

increase of impervious surfaces of 11.2 acres (from 17.3 acres to 28.5 acres), or approximately

11%. Comparisons will be made between existing conditions, impacts of the Proposed Action

on the existing vegetation and fauna, and mitigation of such impacts. A general characterization

of the vegetation to be impacted by the individual phases will be developed for the DGEIS. Tree



surveys will be performed during the Site Plan approval phase for the individual Project and

avoidance/minimization measures through Site plan design will be incorporated as mitigation.

The amount of wildlife habitat subject to disturbance or removal as a result of the proposed

development will be quantified. This will include a pre-disturbance characterization of areas that

would be cleared on specific portions of the Site. If any potential impacts are found, a mitigation

plan to limit disturbance will be developed.


This subsection of the DGEIS will describe alternatives to the proposed project in relationship to

vegetation and fauna.

6.4.1.1 No Action

This subsection of the DGEIS will describe impacts to vegetation and fauna if no action were

taken.


This subsection of the DGEIS will describe impacts to vegetation and fauna if the project were

to be developed in accordance with existing zoning.


This subsection of the DGEIS will describe the impacts to vegetation and fauna if the project

were to be developed under the maximum development scenario.



impacts to vegetation and fauna. Prior to issuance of the DGEIS for public review a

consultation will be held with NYSDEC and US Fish and Wildlife concerning any special

mitigation measures that may be required to address any significant impacts.

This subsection of the DGEIS will describe those special measures as well as any other

measures identified as necessary or required by the NYSDEC, US ACE, or by the Town and

City of Ithaca such as minimizing disturbance in significant wildlife habitat areas, removal of

invasive species and the development of long term conservation plans in specified areas of the

Site, and landscape and tree preservation standards. Vegetation removal and restoration plans

will be developed as a part of the individual Site Plans



6.5 Public Health and Environment

This section of the DGEIS will discuss the potential impacts to public health and environment

and outline mitigation measures. The proposed Project is a mixed-use development and will

have an industrial component. The range of industrial uses anticipated may include assembly,

food production, storage, incubators, fabricators, welding, printing, stamping, etching, or other

industrial activities of similar intensity that can co-exist on a Site with commercial and residential

uses.

In this section, comparisons will be made between existing conditions, impacts of the Proposed

Action on the existing impacts from historic uses, and mitigation of such impacts for the

protection of public health and environment.

6.5.1 Alternatives to the Proposed Action


the impacted areas from historic uses.

6.5.1.1 No Action

This subsection of the DGEIS will describe impacts to public health from historic site uses if no

action were taken.


This subsection of the DGEIS will describe the impacts to public health from historic site uses if

the project were to be developed in accordance with existing zoning.


This subsection of the DGEIS will describe the impacts to public health from historic site uses, if

the project were to be developed under the maximum development scenario.



impacts. Mitigation will include Unchained Properties causing an amendment to the ROD to

require remediation of the Project that protects public health and allows for the mixed-use

redevelopment. While the remedies to be selected and presented in an amended ROD are

under the jurisdiction of the DEC and subject to a separate regulatory process, this section will

discuss typical remedial approaches used to address the identified areas of concern and their

advantages and disadvantages as they relate to Site redevelopment and this possible role in

mitigating potential impacts to public health. Typical remedial approaches include: excavation

and off-Site disposal of impacted soils; placing a soil cover over impacted soil and managing in-



place; solidification/stabilization of impacted soils; in-situ chemical treatment of impacted soil

and/or groundwater; extraction and treatment of impacted groundwater and/or soil vapor; sub-

slab depressurization systems, and/or pressurization of buildings. Additional mitigation

measures may include institutional and engineering controls, such as monitoring and

maintenance requirements, restrictions in using groundwater, and sub-slab vapor intrusion

techniques will be discussed with the understanding that the ultimate jurisdiction for determining

the selected remedial actions lies with the NYSDEC. Mitigation will include relocation of

development or scaled down development, if necessary.

Heavier industrial uses, such as foundries, are not anticipated. Industrial uses that require the

use or storage of materials requiring Spill Prevention, Control, and Countermeasure (SPCC)

Plans and/or appropriate regulatory permitting will be addressed during the Site plan approval

process. If that is the case, the Project Sponsor/Tenants will apply to the appropriate

State/Federal agencies and, if necessary, the City or Town of Ithaca, for any needed approvals.

All City/Town/State/Federal regulations will be followed.

Mitigation will also include development of emergency action plans and Right to Know

requirements as part of the individual Site Plans. Construction and Demolitions impacts to

Public Health are covered in Subsection 6.13 - Construction Activities.

6.6 Historic and Archaeological Resources

The majority of the 95-acre Site is in an undeveloped state. A Phase IA Cultural Resources

Inventory will be completed to identify any potentially significant impacts to cultural resources

and the necessity for further investigation in areas where disturbance is anticipated. This section

will discuss impacts as a result of development or redevelopment within or adjacent to sensitive

historic or archaeological resources, including the impacts of proposed demolition.



the impacted areas of historic and archaeological resources.

6.6.1.1 No Action

This subsection of the DGEIS will describe impacts to historic and archaeological resources,

including the degradation/demolition of existing structures, if no action were taken.


This subsection of the DGEIS will describe the impacts to historic and archaeological resources

if the project were to be developed in accordance with existing zoning.




This subsection of the DGEIS will describe the impacts to historic and archaeological resources

if the project were to be developed under the maximum development scenario.


This section will describe measures that will be taken to mitigate potential impacts. A plan to

implement mitigation measures needed or required by NYSORPHP and/or as recommended in

the Phase 1A Cultural Resource Survey and Phase 1B Report (if prepared) will be developed.

The Project Sponsor will investigate, describe and pursue a variety of options to address the

historical character and significance of the Chain Works District as a whole, as well as the key

individual structures that are located within the project boundaries. Among these options will be

listing the Site (and/or particular buildings) with the National Register of Historic Places.

The Secretary of the Interior’s Standards and Guidelines would be used as a methodology to

identify, document and evaluate which existing structures and areas within the Site are

appropriate for preservation and rehabilitation. This process will provide the Project Sponsor

with information which will help determine which buildings can be removed, how best to

maintain / rehabilitate historically significant structures and how to integrate complementary

(adjacent and out-laying) new development. This effort would certainly involve the engagement

and participation of the NYS OPRHP and perhaps local preservation partners to assess

possible courses of action that could potentially facilitate the application for tax incentives and

grant monies.

6.7 Transportation and Circulation

This section of the DGEIS will discuss the potential impacts to transportation and outline

mitigation measures. The Project will significantly increase development density in an area

characterized by a heavy volume of commuter traffic to and from South Hill, including to Ithaca

College via South Aurora Street/NYS Route 96B. The development is in close proximity to

residential neighborhoods, which will be impacted by increased traffic volume. The

development’s proximity to the downtown core and Ithaca College makes it well-situated for

alternative modes of transportation (e.g., walking, biking, carpooling, and mass transit);

however, the potential impact on this area will need careful study to determine the magnitude of

the impacts and the most effective mitigations.

The City and Town staff were consulted in developing the scope for complete Traffic Impact

Study (TIS) for the proposed Project. The TIS will identify all potential impacts the Project will

have on the transportation system, trip generation, trip assignment, and incremental mitigation

measures. The TIS will include a description of the existing roadway network, peak traffic

volumes, trip generation (including heavy vehicles for deliveries) and associated Level of

Service (LOS). There will also be discussion of any potential post-development impacts on the



improvements, a discussion regarding traffic and mitigation, and specification of a mutually

acceptable right-of-way for future alignment of the planned Gateway Trail through the Site. The

Gateway Trail will be developed by Others.

A comparison of existing traffic conditions and estimates under the proposed development will

be provided. A capacity analysis of major roads leading to and around the Site under existing

and proposed conditions will also be included. Capacity analysis will consider average daily

a.m. and p.m. peak hour volumes under existing and proposed developed conditions, and will

factor in traffic generated from Ithaca College and Cornell University when in full session. The

analysis will also include the total daily vehicle trips on Route 96B Danby Road / South Aurora

Street.

The TIS will also estimate the additional demand from the proposed development for transit

service and the potential need for additional bus stops or shelters, especially along Route 96B.

Through meetings with TCAT, the existing and projected future demands for transit in the South

Hill area will be outlined. The City and Town of Ithaca Transportation Plans will also be

referenced in the context of transit. Impacts of additional pedestrian and bicycle traffic that may

be generated from the proposed development and a description of provisions to accommodate

this traffic will also be described. An On-Site Multi-Modal Transportation Plan for the entire site

with proposed curb cuts will be undertaken. This will include detailed locations and descriptions

of sidewalks, bicycle lanes, trails, and pedestrian connections to both Ithaca College and

Downtown. A discussion of the routes, frequency, and duration of construction vehicular traffic

and impacts on traffic operation will also be provided. Proposed measures for maintenance and

protection of traffic will be included. A discussion of external circulation in relation to exit points

from the Site will be included. The analysis will also provide a description of how the proposed

development relates to the recommendations of the City and Town of Ithaca Transportation

Plans.

The mitigation will include all direct access points to the Project including existing and proposed

drives on NYS 96 as well as extensions of Turner Place and S. Cayuga Streets. The mitigation

may include access drive improvements such as signalization, turn lanes and geometric

improvements. Off-Site mitigation may consist of signalization optimization and other traffic

control measures. Additional mitigation may take the form of mass transit service to and

through the Site, vehicle sharing and improvements to pedestrian/bicycle facilities. Internal

traffic calming measures will be evaluated in a general sense in the DGEIS, incorporated into

the Design Guidelines, and implemented during the Site Plan approval process.

A discussion of parking requirements for the proposed development including residential,

commercial, and office programming will be provided. The use of internal versus external

parking lots will be analyzed. The analysis will assess the estimated number of permanent users

of parking areas versus temporary or visiting users, and provide a general strategy for parking

capacity in relationship to the new population within the development to determine parking

generation and to estimate reductions based on the mixed-use nature of the District. ITE

parking generation data will be utilized as a baseline for the maximum parking area



requirements in conjunction with the reductions applicable for a mixed-use Site with access to

quality transit, bicycle and pedestrian facilities.



the impacted areas of transportation and circulation including turning movements for

heavy/emergency vehicles.

6.7.1.1 No Action

This subsection of the DGEIS will describe impacts to transportation and circulation if no action

were taken.


This subsection of the DGEIS will describe impacts to transportation and circulation, including

turning movements for heavy/emergency vehicles if the project were to be developed in

accordance with existing zoning.


This subsection of the DGEIS will describe impacts to transportation and circulation, including

turning movements for heavy/emergency vehicles, if the project were to be developed under the

maximum development scenario.



impacts. A description of proposed mitigation strategies to minimize traffic impacts, including the

need for additional turning lanes and traffic control devices at impacted intersections, and

relocation of development or scaled down development, will be evaluated. Parking and parking

lot design standards will be developed as further mitigation. Measures to be implemented to

minimize the need for parking will also be identified.

6.8 Utilities

This section of the DGEIS will discuss the potential impacts to utilities that serve the Site and

outline mitigation measures. A Utility Capacity Analysis is needed to determine any impacts to

utilities. A preliminary meeting was held with the City of Ithaca Department of Public Works

(DPW) to discuss the existing public water and sanitary sewer services to the existing buildings.

Initial discussions indicate there is sufficient capacity within the public systems for the Project.



A Public Water Service Impact Analysis, a Sewer Service Impact Analysis and a Natural Gas

Service Impact Analysis will be conducted.

6.8.1 Water Supply

This subsection of the DGEIS will provide estimates of public water usage for the Project in

accordance with NYSDEC and NYSDOH guidelines, as well as a summary of coordination with

DPW to analyze the capacity for future development. Hydraulic modeling of the public water

system will be performed that includes domestic, industrial and fire flow calculations for the

Project. This section will include a discussion of water efficiency that will be promoted at the

Site including smarter use of water, inside and out, to reduce potable water consumption.

6.8.2 Sanitary Sewers

This subsection of the DGEIS will provide estimates of the sanitary sewer loadings for the

Project in accordance with NYSDEC and NYSDOH guidelines, as well as a summary of

coordination with DPW to analyze the capacity for future development. Hydraulic modeling of

the sanitary sewer system will be performed to insure capacity and proper sizing of new

infrastructure.

6.8.3 Stormwater Infrastructure

This subsection of the DGEIS will evaluate the public stormwater infrastructure and provide

runoff estimates from the Site. Hydraulic modeling of the storm sewer system will be performed

to insure capacity and proper sizing of new infrastructure. Green infrastructure practices such

as green roofs, cisterns and water re-use will be evaluated as a part of the SWPPP and LEED

ND evaluation.

6.8.4 Natural Gas

This subsection of the DGEIS will evaluate the natural gas infrastructure within and to the Site in

conjunction with usage estimates, which will be provided. NYSEG will be contacted to

determine the adequacy of the existing system with respect to the Project. To the extent

adequate supplies of natural gas are not available for the Project, this subsection of the DGEIS

will discuss the environmental impacts, if any, of alternative sources of energy.

6.8.5 Electric, Telephone, Cable TV and High Speed Internet

This subsection of the DGEIS will evaluate the remaining public utilities that serve the Site.

Each separate utility will be contacted to determine adequacy of the existing systems.



6.8.6 Lighting

This subsection of the DGEIS will develop the appropriate on-site lighting for the Project.

General design guidelines for public site lighting will be developed. A photometric plan will be

part of each individual Site Plan application.



the impacted areas on utilities.

6.8.7.1 No Action

This subsection of the DGEIS will describe impacts to utilities if no action were taken.


This subsection of the DGEIS will describe impacts to utilities if the project were to be



This subsection of the DGEIS will describe impacts to utilities if the project were to be

developed under the maximum development scenario.


This section will describe measures that will be taken to mitigate potential impacts, including an

investigation of alternative and renewable energy options, and methods of water conservation

and reuse

6.9 Air Quality

This section of the DGEIS will discuss air quality in relationship to pre-development conditions,

construction activity, and post-development. Comparisons will be made between existing

conditions, impacts of the Proposed Action on the existing conditions, and mitigation of such

impacts. A Greenhouse Gas Emissions Analysis will be conducted to determine if the EAF Part

2 thresholds for greenhouse gases will be reached based on the estimates for the proposed

development. Phase 1 does not anticipate any potential air quality impacts. Any tenant that

includes industrial uses that require air facility registrations or permits will be required to obtain

the appropriate local and State approvals. Indoor air quality is discussed under Section 6.5.



Traffic generated as a result of the Project could have an impact on air quality, depending on

the intensity of the proposed uses. Congestion and slow-moving traffic could elevate the amount

of exhaust emission in the area. Information from the TIS will be used to assess these impacts.



air quality.

6.9.1.1 No Action

This subsection of the DGEIS will describe impacts to air quality if no action were taken.


This subsection of the DGEIS will describe impacts to air quality if the project were to be



This subsection of the DGEIS will describe impacts to air quality if the project were to be

developed under the maximum development scenario.



impacts if thresholds are met including developing energy efficient buildings with advanced

heating, ventilation and air conditioning (HVAC) systems and the use of clean energy solutions.

6.10 Visual and Aesthetic Resources

This section of the DGEIS will discuss the existing conditions and proposed conditions in

relationship to the impact upon area views. It will describe Project components that may result in

a change in the views from critical vantage points, including building colors, materials, height,

and roof pitch. To address visual impacts, field analysis will include a before/after comparison

using photography to collect near and distant views.

The visual impact analysis will be prepared and include the following:

• Photographs of existing views of the Project Site identified in Chapter 5 during leaf off

conditions.

• Photographic perspectives of the proposed development condition from each critical

receptor point, providing a before/after comparison.



• Provide view descriptions from critical vantage points of the proposed development

using photographs and graphic illustrations.

• Discuss compatibility of the proposed development with the surrounding visual context.

• Discuss the significance and character of the visual impact of the Proposed Action,

including lighting, on the surrounding neighborhood, South Hill, and the larger Ithaca

community.

The following will be also be considered:

• Design principles for architecture, landscaping, greenspace, Site lighting, screening,

proposed signage and other aesthetic considerations (Design Guidelines).

• Visual renderings and elevations will be provided.

• Visual simulations from adjacent areas that may be impacted.

• Visuals and sections that demonstrate how the existing grade elevation with the

development works with sight lines and viewsheds internal/external to the Site.

• Project lighting, including streetlights and other residential or commercial lights, and the

possible impacts of lighting on the surrounding context. This discussion will reference

the Town’s Outdoor Lighting Law and Dark Sky Ordinance to minimize visual impact in

the evenings. A Conceptual Lighting Plan for the Chain Works District will be developed

and photometric plans will be prepared as part of the individual Site Plan applications


This subsection of the DGEIS will describe alternatives to the proposed project on visual and

aesthetic resources.

6.10.1.1 No Action

This subsection of the DGEIS will describe impacts to visual and aesthetic resources if no action

were taken.

.


This subsection of the DGEIS will describe impacts to visual and aesthetic resources if the

project were to be developed in accordance with existing zoning.


This subsection of the DGEIS will describe impacts to visual and aesthetic resources if the

project were to be developed under the maximum development scenario.





impacts. The discussion will include appropriate mitigation tactics to minimize any adverse

visual impacts. These strategies may include architectural applications and themes consistent

with the surrounding neighborhood, visual screening and planting, and/or modification or

relocation of components within the proposed development to reduce impacts. Landscaping,

including location and types of plantings and how they may reduce any adverse visual impacts

will also be discussed. The Design Guidelines will also be referenced in the mitigation.

6.11 Community Services

This section of the DGEIS will discuss the potential impacts to the community services that

serve the Site and outline mitigation measures. It will describe the potential impacts within the

Site and around it on community services. A consultation with existing public service providers,

such as police, fire, and emergency service providers will occur to discuss the capacity of these

providers to serve the proposed development and identify any additional resources that may be

required. Impacts to other services such as government facilities; educational facilities (e.g.,

school, etc.); cultural facilities (e.g., libraries, etc.); religious facilities; hospitals, health and

welfare facilities will be evaluated.


This subsection of the DGEIS will describe alternatives to the Proposed Project in relationship to

the impacted areas of community services. The potential impacts of the Project requiring

additional community services such as emergency services and increased enrollment in schools

will be analyzed.

6.11.1.1 No Action

This subsection of the DGEIS will describe a no build condition on community services including

the reduction in tax base if the Site is not developed.


This subsection of the DGEIS will describe impacts to community services if the project were to

be developed in accordance with existing zoning.


This subsection of the DGEIS will describe impacts to community services if the project were to

be developed under the maximum development scenario.





impacts that may include providing additional space within the development to facilitate

providing the community services identified. Other mitigation will be the evaluation of the

increase in the tax base due to the development versus the demand on the community services.

6.12 Open Space and Recreation

This section of the DGEIS will discuss the potential impacts to the open space and recreation

areas that may serve the Site and outline mitigation measures. It will describe the potential

impacts within the Site and around it. A consultation with City and Town staff as well as a

review of the Comprehensive Plans will be performed.


This subsection of the DGEIS will describe alternatives to the Proposed Project in relationship to

the impacted areas of open space and recreation. The potential impacts of the Project requiring

additional recreational opportunities, such as trails and open space, will be analyzed.

6.12.1.1 No Action

This subsection of the DGEIS will describe a no build condition and any associated impacts on

recreational opportunities, including the loss of a partner to facilitate the trail interconnections.


This subsection of the DGEIS will describe impacts to open space and recreation if the project

were to be developed in accordance with existing zoning.

.


This subsection of the DGEIS will describe impacts to open space and recreation if the project

were to be developed under the maximum development scenario.



impacts, including the provision of additional space within the development for recreational

opportunities. Other mitigations include the connection of existing trails and the development of

new trails within the natural areas of the Site, as well as the alignment of the proposed Gateway

Trail through the entire Site.



6.13 Construction Activities

This section of the DGEIS will describe the impacts construction will have on the surrounding

area and the Site, and what measures will be taken to mitigate such impacts. The existing

Emerson Site has recently been utilized as a construction staging area for the City sponsored

Commons infrastructure redevelopment project, and as such, heavy vehicle and delivery traffic

to and from the Emerson Site and the Commons already occurs.

This section includes a description of construction staging and activities, erosion and sediment

controls during construction, a hazardous materials removal and abatement plan, removal of

non-recyclable construction waste, blasting, mitigation of construction air and noise impacts,

and mitigation of construction impacts on the surrounding environment.

This section of the DGEIS will also describe how the construction process is coordinated with

Site remediation and implementation techniques to minimize any potential exposure of

construction workers and the community from the disturbance of impacted soils and

groundwater.


This subsection of the DGEIS will describe the impacts of construction activities under three

build alternatives. An analysis of internal construction traffic, storage, staging, parking, erosion,

removal/disposal of construction waste and any air and noise impacts will be performed for each

alternative.

6.13.1.1 No Action

This subsection of the DGEIS will describe a no build condition


This subsection of the DGEIS will describe impacts of construction activities if the project were

to be developed in accordance with existing zoning.


This subsection of the DGEIS will describe impacts of construction activities if the project were

to be developed under the maximum development scenario.


This subsection of the DGEIS includes potential mitigation measures for all aspects of the

construction phase including:



• Establishment of hours of noise-producing construction activities.

• Development of a safe construction/delivery routing plan.

• The development of a detailed construction staging plan for the Phase 1 Site Plan.

• A generic Stormwater Pollution Prevention Plan (SWPPP) will be prepared for the full

development of the Site. A Full SWPPP will be developed for the Phase 1 Site Plans in

accordance with the NYS Stormwater Management Design Manual and the NYS

Erosion and Sediment Control Manual. Mitigation will include the coverage under a

SPDES General Construction Permit (GP-0-10-001), installation of proper E&S control

measures in accordance with the approved SWPPP, and weekly inspections by a

Qualified Professional.

• Site remediation BMPs will be employed and monitoring by a Qualified Professional

during demolition and construction phases. Such BMPs may include regular spraying of

the on-site roads to reduce airborne dust.

• Development of a construction disposal plan for non-recyclable construction waste

handling and removal in accordance with local regulations and following LEED

guidelines. Phase-specific disposal plans will be developed during the Site Plan

Approval process.

• The Project will be governed by the respective City and Town guidelines for construction

schedule and local noise ordinances.

• The SWPPP include mitigation measures such as E&S BMPs and reducing the limits of

disturbance (LOD) where possible.

• Clear delineation of LOD during construction to reduce encroachment into sensitive or

prohibited areas.

• Require all construction equipment to be properly maintained to the highest standards

and that all equipment has appropriate muffler systems. Construction vehicles will be

shut down whenever practicable and the idling of such vehicles will not be permitted.

• If necessary, any permits and authorizations required prior to blasting shall be clearly

identified. Mitigation measures that address ways in which blasting will be controlled

and also address ways of reducing and avoiding the need for blasting will be discussed.



CHAPTER 7: IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES

This chapter of the DGEIS will provide a discussion of environmental resources that will be lost,

converted, or made unavailable over the short and long term as a result of the Proposed Action.

It will evaluate both the construction phase and the operating phase.



CHAPTER 8: UNAVOIDABLE ADVERSE IMPACTS

This chapter will identify and discuss any impacts that are likely to occur despite mitigation

measures, and will compare the beneficial and adverse implications of such unavoidable

impacts.

8.1 Short-Term Unavoidable Impacts

In order to evaluate the impacts of the foreseeable future, this section of the DGEIS will identify

and discuss any impacts that are likely to occur despite mitigation measures, and will compare

the beneficial and adverse implications of such unavoidable impacts.

8.2 Long-Term Unavoidable Impacts

In order to evaluate the impacts of the prolonged life of the Project, this section of the DGEIS

will identify and discuss any impacts that are likely to occur despite mitigation measures, and

will compare the beneficial and adverse implications of such unavoidable impacts.



CHAPTER 9: GROWTH INDUCING ASPECTS AND CHARACTER OF COMMUNITY

This chapter of the DGEIS will outline the Projects impact on the growth of the community. It

differs in concentration and intensity of land use and can be expected to have impacts on the

surrounding neighborhoods, and possibly other areas of the community. Impacts could include

those related to changes in the flow of traffic (e.g., pedestrian, vehicular, and bicycle),

concentration of need for public safety response, and utility capacity. The Project may also

impact visual character.

The Proposed Action will result in increased population and density, and will create additional

demand for public services, facilities, and infrastructure. This section will identify any growth-

inducing aspects of the proposed Project, including economic, population, and employment

growth. It will describe the impact of the area near residential neighborhoods and the economic

character of the community. Project impacts will be assessed based on the Comprehensive

Plans of the City and Town of Ithaca, and Tompkins County. This chapter of the DGEIS will:

• Discuss the impact of the proposed development upon the character of the surrounding

neighborhood and its future development pattern.

• Draw upon findings of previous sections to describe how the Project will affect the existing

neighborhood character with respect to visual impacts, demand for public services, historic

structures, noise, traffic, drainage, and the environmental setting of the area.

• Explore how views from particular neighboring properties may be impacted by the proposed

development.

• Identify options for passive and active recreational opportunities for the residents of the

surrounding community and development.

• Identify amenities provided by the Project for the community including restaurants, cafes,

shops, open space network, circulation connections, and office spaces.

• Discuss the Project’s compatibility with City and Town of Ithaca’s Comprehensive Planning

Documents as it relates to the surrounding community.

• Discuss compatibility with and relationship to existing development and surrounding urban

fabric and context, including streetscapes.

• Discuss the direct/indirect economic effects the Project will have. Direct effects include jobs

created by construction efforts, the earning of contractors hired to do the work or supply

materials, and the earnings of their employees. It also includes the increase of tax base and

revenue. Indirect effects, or multiplier effects, would include construction workers,

managers, and the purchasing of raw materials. Additionally, after the Project is constructed,

the Project would provide jobs, economic stimulus and tourism. These impacts will be

estimated based on the Project’s anticipated construction cost and employment. Operational

impacts will be projected based on the number of jobs and salary levels derived from

anticipated build-out. This analysis will be based on Project usage, not specific retailers.

• Discuss the growth in economic activity from both tourism and property value increases.

• Discuss whether the Project will have any disproportionately high human health or

environmental effects on minority and/or low-income populations. Demographic information



will be used for the analysis and, if required, appropriate mitigation measures will be

formulated and discussed.

• Discuss the diversity of housing unit types as well as pricing. This will include an estimate

on the number of units for each housing type and size.

• Evaluate existing market demand and need with a comparison to the proposed housing

portion of the Project.

• Discuss the gentrification of urban areas and the impacts to the City and Town with a

concentration on the scale of the development and tax revenues.



CHAPTER 10: EFFECT OF PROPOSED PROJECT ON THE USE AND CONSERVATION OF

ENERGY

This chapter of the DGEIS will discuss the impacts of the Project on the use and conservation of energy under this Chapter (please note: a summary of the energy demands will be provided under Section 6.8). Also, sustainability and energy efficient features will be considered in Project development and implementation consistent with LEED ND. A discussion on strategies to reduce energy consumption will be provided. The Project Sponsor will provide Design Guidelines for the construction of "Green Buildings" and evaluate the certification of buildings under LEED guidance. Alternative energy measures will be identified and evaluated including (but not limited to) photovoltaic (PV), wind and combined heat and power (CHP) or cogeneration systems. Resources include the 2011 Cornell University CEE 5910 Feasibility Study of Renewable Energy Sources at the Emerson Plant in Ithaca, NY.



CHAPTER 11: THRESHOLDS FOR FUTURE ACTIONS

This chapter of the DGEIS will set forth conditions, criteria or thresholds to guide future site-

specific actions that may be undertaken. This includes requirements for any subsequent SEQR

and CEQR compliance. This will include thresholds and criteria for supplemental environmental

review to reflect specific impacts that were not adequately addressed or analyzed in the GEIS.

For example, should a subsequent Proposed Action be carried out in conformance with the

conditions and thresholds established in the GEIS and relevant Findings Statements, no further

SEQR or CEQR compliance would be required. Conversely, if a subsequent Proposed Action

was not addressed or its components would exceed defined thresholds or criteria set forth in the

GEIS, then the appropriate environmental review documentation would be required to comply

with SEQR and CEQR. It is noted that in terms of noise impacts from future phases of the

Proposed Action, the Project Sponsor has chosen to include noise generating activities as a

threshold for future evaluation. Thus, for each and every phase of development of the Project, a

noise and/or impact analysis may be undertaken to determine whether there are substantial

adverse noise impacts if required by the Lead Agency. To the extent that there are such

impacts, a supplemental GEIS will be required.



CHAPTER 12: CUMULATIVE IMPACTS

This chapter of the DGEIS will summarize the cumulative impacts of the Proposed Action.

Cumulative impacts may result from separately minor but collectively significant actions that

take place over an extended period time. It is an impact that could result from incremental

impacts of a proposed action when added to other past, present, or reasonably foreseeable

future actions by other entities separate from the Proposed Action.

In the context of the Project, independent initiatives taking place in parallel are in various stages

of the planning process. A cumulative impacts assessment will be a part of the DGEIS to

consider Projects approved, recently completed or adopted by the City or the Town

This chapter of the DGEIS will include a qualitative analysis of the relationship and implications

of such Projects in regards to the Proposed Action, noting any future environmental

documentation efforts conducted with such Projects.



ISSUES NOT CONSIDERED SIGNIFICANT DURING THE SCOPING PROCESS

Noise – The first phase of the Project as proposed will not create additional noise impacts

beyond the existing ambient levels during normal operations. Noise associated with

construction activities will be mitigated with standard BMPs and operating requirements set by

the City and the Town during the Site Plan approval process. Phase 1 of the Project will not

have any operational noise impacts after construction is complete. Subsequent phases will

include open public areas that may allow events. Noise impacts from future phases will be

addressed as each phase moves through the approval process (see chapter 11 above).

Odor – The Project as proposed will not create additional odor impacts beyond the existing

ambient levels. Even though the Chain Works District will include industrial uses, it was

determined that the Project will not create odors beyond the normal due to the mixed-use nature

of the Project and the inherent policing by the residents of the Project.

REFERENCES

This section of the DGEIS will provide references for all materials utilized in the development of

the DGEIS including, but not limited to, comprehensive plans, regulations, ordinances, other

land development approvals and other published studies.

APPENDICES

This section will include all relevant correspondences, technical studies, reports, engineering

and design documents, environmental assessments, and analyses that were relied upon in

preparing the DGEIS. Documents will include, but are not limited to, the following:

• Engineering Drawings and Details concerning the proposed development.

• Environmental Phase I and II ESA.

• Design Guidelines.

• Stormwater Pollution Prevention Plan.

• Phase 1A Cultural Resource Survey

• Biological Field Survey Data.

• Traffic Impact Studies.

• Utility Models and Analyses.

• Visual Impact Studies and Photosimulations.

• Scoping Documentation.

• SEQR Documentation.

• Correspondence

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