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HomeMy WebLinkAbout01-15-14 Planning and Economic Development Committee Meeting Agenda PEDC Meeting DATE:January 15, 2014 a 1, Planning and Economic Development Committee Y U ' �ny Ithaca Common Council TIME: 6pm LOCATION:3rd floor City Hall Council Chambers AGENDA ITEMS Item Voting Presenter(s) Time Item? Start 1) Call to Order/Agenda Review No Chair, Seph Murtagh 6:00 2) Public Comment and Response from Committee No Members 3) Announcements, Updates,and Reports No 6:50 a) Public Hearing Announcement—2014 CDBG (Community Development Block Grant) 4) Action Items—Voting to Send on to Council Yes Jennifer Kusznir, Planning Staff 7:00 a) RU rezoning—Cornell Heights 5) Action Items—Approval to Circulate Yes Megan Wilson, Planning Staff 7:30 a) Collegetown Area Form Districts Yes Phyllis Radke, Director of Zoning 8:00 b) Elimination of Transition Regulations Administration 6) Discussion Yes Jennifer Kusznir, Planning Staff 8:30 a) Extension of Waterfront Zoning 7) Review and Approval of Minutes Yes 9:00 a) October(sent under separate cover) Yes b) December(sent under separate cover) 8) Adjournment Yes 9:05 If you have a disability and require accommodations in order tofully participate, please contact the City Clerk at 274-6570 by 12:00 noon on Tuesday,January 14,2014. i I I Publice 2014 Community Development Block Grant Home Investment Partnership Program Neighborhood Housing Initiative i Please announce the following at c � i tjt f On behalf of the City of Ithaca, the Ithaca Urban Renewal Agency is announcing the beginning of the 2014 Entitlement and NHI Grant round. Projects to be funded through j the 2014 Community Development Block Grant (CDBG), Home Investment Partnerships (HOME) Program, and Neighborhood Housing Initiative (NHI) will be selected through i this process. Approximately $593,000 in CDBG, $422,000 in HOME, and $590,000 in NHI funds are expected to be available. All funded CDBG and HOME projects must meet HUD National Objectives and primarily benefit the City's low-income residents. F i Application materials and more information can be found on the IURA web site at 4 www.ithacaura.org . Applications are due at noon on February 28, 2014. k The first of two public hearings for the grant is now scheduled for March 20, 2014 at 8:30 a.m. in Common Council Chambers. The entire schedule of public meetings can be found i on the Ithaca Urban Renewal Agency web page. For more information, please contact: Ithaca Urban Renewal Agency 108 East Green Street, 3'd floor Ithaca, NY 14850-5690 Phone (607) 274-6547 E-mail: nelsb@cityofithaca.org Thank you. Nels Bohn Director of Community Development Ithaca Urban Renewal Agency CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 -Z DEPARTMENT OF PLANNING,BUILDING& ECONOMIC DEVELOPMENT JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development-607-274-6550 Community Development/IURA-607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: January 10, 2014 RE: Proposal to Amend R-U, R-3a, & R-3aa Zoning Districts Last month the Planning Committee reviewed and approved a proposal to amend the R-U zoning district and rezone the parcels to R-3a and R-3aa, as shown on the attached map. The proposal was scheduled to go for Council consideration on January 8, 2014. However, several concerns were raised before the meeting and it was recommended that the proposal return to the Planning Committee for further discussion. Enclosed for your review is the draft ordinance and map. The Committee already reviewed and adopted the resolution for lead agency and has adopted the negative declaration of environmental significance. However, if the Committee decides to make significant changes to the proposal, a new Full Environmental Assessment Form will need to be drafted and circulated before the proposal can be considered for Council adoption. If you have any concerns or questions regarding any of this information, feel free to contact me at 274-6410. �. CITY OF ITHACA ' a� 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 r DEPARTMENT OF PLANNING,BUILDING& ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT yrdo'� PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Svante Myrick, Mayor Ray Benjamin, Acting Superintendent of Public Works Common Council Conservation Advisory Council Julie Holcomb, City Clerk Planning &Development Board Aaron Lavine, City Attorney Phyllis Radke, Director of Zoning Administration Rental Housing Advisory Commission(RHAC) JoAnn Cornish, Director of Planning, Building, & Economic Development Mike Niechwiadowicz, Acting Building Commissioner Edward Marx, Tompkins County Commissioner of Planning From: Jennifer Kusznir, Economic Development Planner Date: December 13, 2013 Re: Proposal to Amend R-U& R-3aa Zoning Districts-Parking Requirements The purpose of this memo is to provide information on a change that has been made to the recently circulated proposal to rezone properties located within the R-u zone to R-3aa and R-3a. After circulating this proposal the Planning Board raised concerns regarding the R-3aa parking requirements when located in a locally designated historical district. The proposal to re-zone the R-U properties to R-3aa in intended to protect the unique historic character of this area by restricting the building footprint sizes to be in character with the existing structures. However, the area being considered for re-zoning has larger lot and building footprint sizes than the areas that have been previously re-zoned to R-3aa. Under the current parking regulations, this could result in new construction being required to construct large parking areas, which could directly conflict with the period of significance. Furthermore, the existing parking requirements could also require new construction to locate awkwardly on lots and have to pave over large areas of green space in order to accommodate larger parking lots. Without removing the parking requirement in this area, the proposal to rezone to R-3aa will not offer the protection to the historic district that was originally intended by this proposal. After reviewing the comments and concerns raised by the Planning Board, the Planning Committee of the Common Council has made a recommendation to adopt the proposed re-zoning with the parking requirement removed from the R-3aa district, when it is located within a locally designated historic district. Enclosed for your review is an updated draft ordinance. The added language is underlined. The draft Full Environmental Assessment Form (FEAF) for this set of actions has also been updated and is also enclosed. A second public hearing will be held at the Common Council meeting on January 8, 2013. Your comments are respectfully requested by January 2, 2013. If you have any questions, feel free to contact me at 274-6410. Proposed deleted language shown in purple strikethrough type; proposed new language shown is underlined and shown in red type. ORDINANCE NO. BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of Ithaca is hereby amended as follows : Section 1 . Chapter 325, Section 325-8 District Regulations, is amended to add a new section 325-8E, entitled "Additional estrietiensregulationsin the R-3aa district, " to read as follows : "E. Additional regulations in the R-3aa district. (1) No new construction of a primary structure in the R-3aa zone shall contain a footprint that is larger than 1200 of the average footprint of the existing buildings along the entire block front in which the building is located. If one or more such surrounding buildings have been demolished, then the calculation for maximum building footprint shall use the footprint of the primary structure that most recently stood on any lot where a demolition had occurred. Inlocallydesignatedhistoric districts, any non- contributingbuildings will be excluded from this calculation. " (2) Any area zoned R-3aa that is also contained withina locally designated historic districtshall have no off-street parking requirements or off-street loading requirements . This provision shall supersede any language to the contrary found elsewhere in this zoning ordinance. " Section 2 . Chapter 325, Section 325-5, of the Municipal Code of the City of Ithaca is hereby amended to change the zoning designation from R-U to the R-3aa designation for the following tax parcels: 10 .-1-5, 10 . -2-1, ll .-1-1, 11 .-1-2, ll .-2-1, 11 . -2-2, ll . -2-3, 7 .- 2-1, 7 . -2-2, 7 .-2-3, 7 . -2-4 .2, 7 . -3-5, 7 . -3-6, 7 .-3-7, 7 . -4-1, 7 . - 4-10, 7 .-4-12, 7 . -4-4, 7 . -4-5, 7 .-4-6, 7 .-4-7, 7 . -4-9, 8 . -6-5 . 1, 8 . -6-5 .2, 8 .-1-1, 8 . -1-10, 8 . -1-11, 8 . -1-12, 8 .-1-13, 8 .-1-14, 8 .- 1-2, 8 .-1-3, 8 .-1-4, 8 . -1-5, 8 .-1-6, 8 .-1-7, 8 .-1-8, 8 .-1-9, 8 . -2- 1, 8 . -3-1, 8 .-4-1, 8 .-4-6, 8 . -4-7, 8 .-4-8, and 9 .-1-1 . The boundaries of this amendment are shown on the map entitled "Proposed Amendment to R-3a & R-3aa Boundaries - October 21, 2013, " a copy of which shall be on file in the City Clerk' s office. Section 3 . The Official Zoning Map of the City of Ithaca is hereby JGS Suggested Revision 12/10/2013 amended to change the designation from R-U to R-3a for the following tax parcels : ll .-3-2 .2, ll .-3-3 . 2, ll . -3-4, ll . -3-5, 29 . - 3-1, 29 . -3-10, 29 . -3-11, 29.-3-12 . 1, 29 . -3-12 .2, 29.-3-2, 29 . -3-3, 29 .-3-4, 29 .-3-5, 29 .-3-6, 29. -3-7, 29. -3-8, 29 . -3-9, 29 . -4-1, 29.- 4-2, 29. -4-3, 29. -4-4, 29.-4-5, and 29.-4-6. The boundaries of this amendment are shown on the map entitled "Proposed Amendment to R-3a & R-3aa Boundaries - October 21, 2013, " a copy of which shall be on file in the City Clerk' s office. Section 4 . Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this ordinance. Section 5 . Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. JGS Suggested Revision 12/10/2013 Proposed Amendment to R-3a & R-3aa Boundaries - October 21 , 2013 n IS PL eDG o E:�j a � � o F � o Legend = Buildings d cs ( n � Historic Districts U. Q ] I Proposed R-3aa JLu1J - Proposed R-3a o RE AVE > —•� Q I••—•� City Boundary O Waterways ❑ Parks �f�� o • o N 0 375 750 1,500 Feet o4iH9c NY State Plane,Central GRS 80 Datum A i i i za Map Source:Tompkins County Digital Planimetric Map 1991-2012 k Data Source:City of Ithaca GIS Program,2012 1:7,215 Map Prepared by:Department of Planning,City of Ithaca, NY,October,2013 1T$� CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT Ho 0 �00! �x JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT U°°° oo0foloo„ •'� PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT 'yc�9PORATE����� Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Planning&Economic Development Committee From: Megan Wilson,Planner Date: January 9, 2014 RE: Proposal to Establish the Collegetown Area Form Districts and Rezone Portions of the R-1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to Collegetown Residential (CR) and Mixed Use (MU) The purpose of this memo is to provide additional information on the proposal to establish the Collegetown Area Form Districts and rezone portions of the R-lb, R-2a, R-2b, R-3a, R-3b, U-1 and B-2b zoning districts in the Collegetown area to Collegetown Residential (CR) and Mixed Use (MU). In April 2012, a Collegetown working group was established to refocus on the implementation of the "2009 Collegetown Urban Plan & Conceptual Design Guidelines," endorsed by the Common Council on August 5, 2009. The working group, including Govind Acharya, JoAnn Cornish, Graham Kerslick, Ellen McCollister, Mike Niechwiadowicz, Phyllis Radke, and Megan Wilson, decided to concentrate on revising a previously proposed form-based code. The working group has revised the draft zoning to simplify the previous proposal and address many public comments. The Collegetown Area Form Districts is one of the key recommendations of the "2009 Collegetown Urban Plan & Conceptual Design Guidelines." The proposed zoning is a hybrid code in that it is a mix of a form-based code and traditional zoning. It includes regulations of physical form that are focus of form-based codes but also includes regulations of use and density found in traditional zoning. Through this mix of form-based and traditional zoning elements, the proposed Collegetown Area Form Districts are intended to: • Encourage exceptional urban design and high-quality construction; • Regulate elements of building form to ensure a consistent transition between districts; • Concentrate additional development in the central areas of Collegetown and protect the character of the established residential neighborhoods; • Preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and • Promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes of transportation. If adopted, the proposed Collegetown Area Form Districts would result in the establishment of six new zoning districts and the rezoning of approximately 245 properties in the Collegetown area. While each district has its unique characteristics, the six districts can be grouped into three categories, as follows: • The Collegetown Residential 1-3 districts are residential districts where the intent is to maintain the existing housing stock and protect the character of the established residential neighborhoods. Mandatory architectural elements, such as front porches and pitched roofs, ensure that any new construction will be in keeping with the existing built environment. • The Collegetown Residential 4 district is a residential district that serves as an essential bridge, both in density and built form, between the Collegetown Residential 1-3 and Mixed Use districts. Redevelopment is encouraged, but it is essential that new construction meet the district requirements to ensure a consistent transition between the higher-density and lower-density zoning districts. The district regulations propose to eliminate the minimum off-street parking requirement for buildings that meet NYS Building Code or Residential Code for new construction, provided that a transportation demand management plan is accepted by the Planning and Development Board during site plan review; however, property owners would still be permitted to construct off-street parking if they would like to do so. • The Mixed Use districts are designed to create a dynamic urban environment in which uses reinforce each other and promote an attractive,walkable neighborhood. Located in central Collegetown, the Mixed Use districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged. Given this emphasis on redevelopment, the Mixed Use district regulations have been designed to encourage exceptional urban design and high-quality construction. The code also proposes to eliminate minimum off-street parking requirements within the two Mixed Use districts; however, property owners would still be permitted to construct off-street parking if they would like to do so. The current draft of the "Collegetown Area Form Districts," dated January 6, 2014, is available on the City's website (www.ciiyofithaca.org/departments/planning/projects/collegetown.cfm). Due to the length of the document, hard copies have not been provided at this time; however,if you require a hard copy, please call the Department of Planning & Development to request one. An environmental review for this action has been prepared, and a draft Full Environmental Assessment Form is attached. Staff will attend the Planning&Economic Development Committee meeting on January 15, 2014 to answer any questions and seek approval to circulate the proposed Collegetown Area Form Districts for comment. If you have any questions, feel free to contact me at mwilsonkcittyofithaca.org or 274-6560. 1/9/14 An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled "Zoning" To Establish the Collegetown Area Form Districts WHEREAS, the "2009 Collegetown Urban Plan & Conceptual Design Guidelines" was endorsed by the Common Council on August 5, 2009, and the adoption of a form-based code has been considered to be a critical implementation measure, and WHEREAS, based on the advise of a consultant, the City has decided to pursue a hybrid code rather than a true form-based code because (1) the hybrid code includes regulations of density and use that are not included in true form-based codes and density continues to be a critical issue in the Collegetown area and (2) this type of zoning is new to the City and the hybrid code would ease the transition from traditional zoning, and ,,.,s; WHEREAS, a working group consisting of Common Council members, a Planning Board member, and City staff has revised a previous zoning proposal for Collegetown to create a clarified proposal that reflects the goals of the "2009 Collegetown Urban Plan & Conceptual Design Guidelines; " now, therefore, BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows : ORDINANCE NO. Section 1. Declaration of Legislative Findings and Purpose The "2009 Collegetown Urban Plan & Conceptual Design Guidelines" identifies several goals for future development in Collegetown. These goals include: • To encourage exceptional urban design and high-quality construction; • To regulate elements of building form to ensure a consistent transition between districts; • To concentrate development in the central areas of Collegetown and protect the character of the established residential neighborhoods; • To preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and • To promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes of transportation The "2009 Collegetown Urban Plan & Conceptual Design Guidelines" recommends the adoption of a form-based code to regulate elements of building form that are not addressed under traditional zoning. The Collegetown Area Form Districts is a hybrid code that combines regulations of physical form with regulations of use and density. Page 1 of 4 1/9/14 The Common Council finds that the establishment of the Collegetown Area Form Districts will advance the City's goals for future development in Collegetown as specified in the "2009 Collegetown Urban Plan & Conceptual Design Guidelines. " Section 2. Chapter 325, Sections 325-4 and 325-5 of the Municipal Code of the City of Ithaca are hereby amended to establish and add the Collegetown Area Form Districts which include the following zoning districts: Collegetown Residential 1 (CR-1) , Collegetown Residential 2 (CR-2) , Collegetown Residential (CR-3) , Collegetown Residential (CR- 4) , Mixed Use 1 (MU-1) , and Mixed Use 2 (MU-2) . Section 3. Chapter 325 of the Municipal Code of the City of Ithaca is hereby amended to add a new Article to be inserted as Article IX, entitled "Collegetown Zoning, " and all subsequent articles and sections shall be hereby renumbered accordingly. "§325-45 Collegetown Area Form Districts, " dated January 6, 2014, shall be inserted in its entirety into said Article IX as §325-45 . ' Section 4 . The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-lb, and R-3a to CR-1 for the following tax parcels : 64.-6-1; 64 .-6-2 .2; 64.-6-3; 64 .-7-1; 64.-7-2; 64 .-7-3; 64.-7-4; 64 .-7-5; 64.-7-6; 65 .-2-1; 65 .-2-2; 65 .-2-3; 65.-2- 4; 65 .-2-5; 67 .-2-8; 67.-2-9; 67 .-2-10; 67 .-2-11; 67 .-3-18; 67 .-3-19; 67.-3-20; 67.-3-21; 67 .-3-22; 83 .-6-2; and 84 .-1-1 . The boundaries of this amendment are shown on the map entitled "Collegetown Area Form Districts - January 2014, " a copy of which shall be on file in the City Clerk's office. Section 5. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-2a, R-2b, and R-3a to CR-2 for the following tax parcels : 64.-1-1; 64.-1-2; 64.-1-4; 64.-3-1; 64 .-3-2; 64.-3-3; 64 .-3-4; 64 .-3-5; 64.-3-6; 64.-3-7; 64 .-3-8; 64.-4- 1; 64 .-4-2; 64.-4-3; 64 .-4-4; 64 .-4-5; 64.-5-1; 64 .-5-2; 64.-5-3; 64 .- 5-4; 64 .-8-7; 64 .-8-8; 64.-8-9; 64 .-8-10; 65 .-1-1; 65 .-1-2; 65 .-1-3; 65 .-1-4; 65 .-1-5; 68 .-6-12; 68 .-6-13; 68 .-6-14; 68 .-6-15; 68 .-7-2; 68 .-7-3; 68 .-7-4; 68 .-7-5; 68 .-7-6; 68 .-7-7; 68 .-7-8; 68 .-8-6; 68 .-8- 9; 83 .-3-2; 83 .-3-3; 83 .-3-4; 83 .-3-5; 83 .-3-6 . 1; 83 .-3-6 .2; 83 .-3-7; 83 .-3-8; 83 .-3-9; 83 .-4-1; 83 .-4-3; 83 .-4-4; 83 .-4-5; 83 .-4-6; 83 .-6- 1; and 83 .-6-3 . The boundaries of this amendment are shown on the map entitled "Collegetown Area Form Districts - January 2014, " a copy of which shall be on file in the City Clerk's office. Section 6. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-2a, R-2b, R-3a, and R-3b to CR-3 for the following tax parcels : 64.-2-7; 64.-2-8; 64 .-2-9; 64.-2- 11; 64 .-2-13; 64 .-8-1; 64.-8-2; 64 .-8-3; 64.-8-4; 64 .-8-5; 64.-8-6; 64 .-8-11; 64 .-9-3; 64.-9-4; 64 .-9-5; 64.-9-7; 64 .-9-8; 64.-9-9; 67 .-2- Page 2 of 4 1/9/14 3; 67.-2-4; 67 .-2-5; 67.-3-2; 67 .-3-3; 67.-3-23; 67.-3-24; 67.-3-25; 67.-3-26; 68 .-5-14; 68 .-5-15; 68 .-5-16; 68 .-5-17; 68 .-5-18; 68 .-5-19; 68 .-6-1; 68 .-6-16; 68 .-6-17; 68 .-6-18; and 68 .-6-19 . The boundaries of this amendment are shown on the map entitled "Collegetown Area Form Districts - January 2014, " a copy of which shall be on file in the City Clerk's office. Section 7 . The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-lb, R-3a, and R-3b to CR-4 for the following tax parcels: 64.-2-2; 64.-2-4; 64.-2-5; 64.-2-6; 64 .-2-14; 64.-2-15; 64.-2-17; 64 .-2-18; 64.-2-19; 64 .-2-20; 64.-2-22; 64 .-9-1; 64.-9-2; 64 .-9-6; 64.-9-10; 64.-10-7; 64.-10-8; 64.-10-9; 64 .-10-10; 64.-10-11; 64 .-10-13; 67.-1-4; 67 .-1-5; 67.-1-6; 67.-1-7; 67 .-1-8; 67.-2-1; 67 .-2-2; 67.-2-12; 67.-2-13; 67.-2-14; 67.-2-15; 67.-2-16; 67.-2-17; 67.-2-18; 67 .-3-1; 67.-3-29 67.-3-30; 67.-3-31; 68 .-4-3; 68 .-4-9; 68 .-4-10; 68 .-4-11; 68 .-4-12; 68 .-4-13; 68 .-4-14; 68 .-4-15; 68 .-5-2; 68 .-5-3; 68 .-5-4; 68 .-5-5; 68 .-5-6; 68 .-5-7; 68 .-5- 8; 68 .-5-9; 68 .-6-2; 68 .-6-3; 68 .-6-4; 68 .-6-5; 68 .-6-6; 68 .-6-7; 68 .- E-8; 68 .-6-9; 68 .-6-10; 68 .-6-11; 83 .-4-2; and portions of 64 .-10-15; 67 .-1-1; and 67.-1-3 . The boundaries of this amendment are shown on the map entitled "Collegetown Area Form Districts - January 2014, " a copy of which shall be on file in the City Clerk's office. Section 8. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-3b to MU-1 for the following tax parcels: 67 .-1-9; 67 .-1-10; 67 .-1-11; 67 .-1-12; 68 .-5-10; 68 .-5- 11; 68 .-5-12; 68 .-5-13; and a portion of 67.-1-3 . The boundaries of this amendment are shown on the map entitled "Collegetown Area Form Districts - January 2014, " a copy of which shall be on file in the City Clerk's office. Section 9. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-3a, R-3b, U-1 and B-2b to MU- 2 for the following tax parcels: 63 .-5-2; 63 .-5-3; 63 .-5-5; 63 .-5-7; 63 .-5-8; 63 .-5-9; 63 .-6-1; 63 .-6-2; 63 .-6-3; 63 .-6-4; 63 .-6-5; 63 .-6- 8; 63 .-6-14; 63 .-6-17; 63 .-6-19; 63 .-6-20; 63 .-6-21; 63 .-6-23; 63 .-6- 24; 63 .-6-25; 63 .-6-26; 64 .-2-1; 64.-2-23; 64.-2-24; 64.-2-26; 64.-2- 27; 64 .-2-28; 64 .-2-29; 64.-2-30; 64 .-2-31; 64 .-2-32; 64 .-10-1; 64 .- 10-2; 64 .-10-3; 64 .-10-4; 64 .-10-5; 64 .-10-6; 64 .-10-17.2; 64.-10-18; 64 .-10-19; 64.-10-20; 64 .-10-21; 68 .-4-6; 68 .-4-7; 68 .-4-8; and portions of 64 .-10-15; and 67.-1-1 . The boundaries of this amendment are shown on the map entitled "Collegetown Area Form Districts - January 2014, " a copy of which shall be on file in the City Clerk's office. Page 3 of 4 1/9/14 Section 10. All applicable sections within the Municipal Code of the City of Ithaca shall be updated in accordance with the amendments made herewith. Section 11 . Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this ordinance. Section 12. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. a 41. Page 4 of 4 r .��_y III � I,•If6] � . ©. � Legend �■ �. . -� � III �� ■ J 5 p �� ♦ �� � . ■ 111 �iProposed Historic Designation i 1 e �, �� 11111.. .11 �■■■BUFFALO -■�I .--. .. . 1 ■ � LU COOKST 00 §325-45 COLLEGETOWN AREA FORM DISTRICTS 1 �Al January 1 DRAFT 1 THIS PAGE LEFT INTENTIONALLY BLANK §325-45. COLLEGETOWN AREA FORM DISTRICTS CONTENTS 325-45.1 GENERAL PROVISIONS......................................................................I A. Short Title...........................................................................................................I B. Intent..................................................................................................................1 C. Applicability .......................................................................................................1 D. Design Review and Approval Required................................................................1 E. Landmarks Preservation Commission..................................................................1 E Other Applicable Sections...................................................................................2 325-45.2 DISTRICT STANDARDS......................................................................3 A. Establishment of Districts...................................................................................3 B. Definitions and Related Standards.......................................................................3 C. Collegetown Area Form Districts.........................................................................6 D. Maximum Height(in stories) Map.....................................................................7 E. Collegetown Residential (CR-1, CR-2, CR-3).....................................................9 E Collegetown Residential 4 (CR-4).....................................................................17 G. Mixed Use (MU-1,MU-2) ...............................................................................21 325-45.3 ALLOWED USES ................................................................................27 A. Use Table...........................................................................................................27 B. Street-Level Active Uses Required......................................................................31 Collegetown Area Form Districts E O LA NOS-�'�S��ROR HO F- w E BUFFALO ST N RD MAPL AVE r RV CR 1 CR-1 CR 1 a E SENECA ST j _ ARD PL _ a C N w COOK ST OXFORD J Lu m �co PL O N � 3 3 W 0 ITCHELL S O - U EL 00 00 g. Legend CR-1 -CR-2 -CR3 -CR-4 MU-1 MU-2 No Change Proposed Historic Designation East.Hill Historic District 325-45.1 General Provisions A. Short Title This section shall be known as the"Collegetown Area Form Districts." B. Intent The intent of this section is to implement the 2009 Collegetown Urban Plan&Conceptual Design Guidelines,endorsed by the Common Council on August 5,2009. This section establishes the zoning regulations necessary to guide imple- mentation of the City-endorsed vision for the redevelopment of property within the Collegetown area. Specifically,the Collegetown Area Form Districts are intended to: (1) Encourage exceptional urban design and high-quality construction; (2) Regulate elements of building form to ensure a consistent transition between districts; (3) Concentrate additional development in the central areas of Collegetown and protect the character of the established residential neighborhoods; (4) Preserve and enhance green space that is a vital ecological,recreational,and aesthetic component of the urban environment;and (5) Promote attractive,walkable neighborhoods that prioritize accommodation of alternate modes of transportation. C. Applicability (1) No building or part thereof within any district of the Collegetown Area Form Districts shall be erected,moved, or altered on its exterior unless in conformity with the regulations herein specified for the district in which it is located. (2) In the event that provisions of the Collegetown Area Form Districts conflict with other sections of the City Municipal Code,the Collegetown Area Form Districts shall prevail. (3) In cases of nonconforming uses,buildings,and lots,refer to Chapter 325 Zoning,Article VI. D. Design Review and Approval Required (1) All new construction(including parking lot construction or expansion)is subject to the design review process set forth in Chapter 160,Design Review,of the City Municipal Code. (2) No building permit shall be issued or structure or building shall be erected,and no exterior of an existing building or structure shall be altered,remodeled,enlarged or extended until the project or development has design review approval. E. Landmarks Preservation Commission Regardless of the underlying zoning,all new construction(including additions)within a designated local historic district or on the same tax parcel as an individually designated local landmark is subject to review and approval by the Ithaca Landmarks Preservation Commission for compliance with Sections 228-5(B) and(C) of the City Municipal Code. January 6,2014 Collegetown Area Form Districts DRAFT E Other Applicable Sections The following sections of Chapter 325 shall apply in the CR and MU districts.Those sections of Chapter 325 not listed below do not apply within the CR and MU districts. (1) §325-2. Statutory authority,and purpose. (2) §325-3. Definitions,and word usage,except as modified in g 325-45.2 (B),Definitions and Related Standards. (3) g 325-4.Establishment of districts. (4) g 325-5.Zoning Map. (5) g 325-6. Interpretation of boundaries. (6) g 325-7.Application of regulations. (7) g 325-8. District regulations. (8) g 325-9. Standards. (Special Permits) (9) g 325-10.Accessory Apartments. (10) g 325-14.Application. (11) g 325-15. Use regulations. (12) g 325-16. Height regulations,except as expressly modified in this section. (13) g 325-17.Area regulations. (14) g 325-18.Yard regulations. (15) g 325-20. Off-street parking. (16) g 325-23. General standards applying to all land uses. (17) g 325-25.Location of accessory structures. (18) g 325-26.New structures along streams or inlets. (19) g 325-29.Landmarks. (20) g 325-29.1.Adult uses. (21) g 325-29.3. Dumpsters. (22) ARTICLE VA.Telecommunications Facilities,and Services. (23) ARTICLE VI.Nonconforming Uses,Buildings,and Lots. (24) ARTICLE VII.Administration and Enforcement. (25) ARTICLE IX.Amendments. (26) ARTICLE X. Penalties. © Collegetown Area Form Districts January 6,2014 DRAFT 325-45.2 District Standards A. Establishment of Districts Six zoning districts are established for the Collegetown area.These districts are as follows: Abbreviation District CR-1 Collegetown Residential 1 CR-2 Collegetown Residential 2 CR-3 Collegetown Residential 3 CR-4 Collegetown Residential 4 MU-1 Mixed Use 1 MU-2 Mixed Use 2 B. Definitions and Related Standards The definitions of§325-3 shall control,except where a definition is provided below. (1) Blank Wall (a) Length of blank wall area means a portion of the exterior facade of the building that does not include: windows or doors;columns or pilasters;other articulation greater than 12 inches in depth;or a substantial material change(paint color is not considered a substantial change). (b) Length of blank wall applies in both a vertical and horizontal direction on street-facing facades. The shortest dimension of any rectangular area of blank wall shall not exceed the maximum length for the district(8'in all Collegetown Residential districts and 12'in both Mixed Use districts). F7M --- ---- Blank Blank Wall Wall —Blank Wall ILA (2) Building Height (a) The existing definition of building height shall apply(refer to§325-3-"Height of Building"). (b) Building heights in the CR and MU districts are regulated using feet and stories. (c) The only parts of the building which may exceed the maximum building height are bulkheads,housing for mechanical equipment,towers and similar constructions not intended for human occupancy,provided that the requirements of§325-45.2B(10) are met. (3) Building Projections No part of any building shall encroach into any setback,except as described below: (a) Overhanging eaves and bay windows may project up to 2 feet into any required setback (b) In CR districts,awnings and balconies may extend up to 5 feet into any required setback provided that such extension is at least 2 feet from the vertical plane of any lot line. January 6,2014 Collegetown Area Form Districts DRAFT (4) Doors and Entries (a) An entrance providing both ingress and egress,operable to residents or customers,is required to meet the street-facing entrance requirements.Additional entrances off another street,pedestrian area or internal parking area are permitted. (b) The entrance spacing requirements must be met for each building. (5) Front Porches (a) A front porch must be a minimum of 6 feet deep,not including steps. (b) A front porch must cover at least 33%of the street-level story facade width of the building. (c) A front porch must be roofed and edged by balustrades(railings) or low walls,and posts that extend up to the roof. The entire front porch must be of open air construction with all exterior faces being at least 50% open. VI ML)i ml al �I �I jMin33% .. -0I (6) Front Stoops (a) A front stoop shall be a maximum of 5 feet deep,not including steps,and a maximum of 6 feet wide. (b) A front stoop may be roofed but not enclosed. YI nI al CnI I I 1 I I I I _ I I " NN max max (7) Glazing (a) When required,glazing is the minimum percentage of transparent windows and doors that must cover a street-level storys street-facing facade. (b) Glazing is considered transparent where it has a transparency higher than 80%and external reflectance of less than 15%. Collegetown Area Form Districts January 6,2014 DRAFT (c) Glazing is measured between 2 and 12 feet above the abutting sidewalk. m --- - - 2, (8) Infill Development in MU Districts (a) More than one principal structure is permitted on a parcel in the MU districts provided that the first principal structure meets all requirements of§325-45. (b) Any additional principal structure placed behind a principal structure that abuts the street and sidewalk must meet all requirements of§325-45 except: (1) Front setback; (2) Distance between functioning entries; (3) Glazing(MU-2 district only);and (4) Street-level active uses required(MU-2 district only) (c) If the above requirements are met,§325-813(1)shall not apply to additional structures on a parcel in the MU districts. (9) Parking Setback (a) Definition: A line which extends vertically and parallel to the street,in front of which parking on the site is not allowed. (b) All parking areas shall be located behind the parking setback line. (c) The parking setback line does not apply to on-street parking. (10) Required Vegetative Buffer (a) A minimum 10 foot vegetative buffer from the rear property line is required for all properties within CR- 1,CR-2,and CR-3 districts. (b) Accessory structures can be located within the vegetative buffer but must conform to required rear and side yard setbacks. (c) Required landscaping must be permanently maintained in a healthy growing condition at all times. (11) Top Story Limitation A habitable 3rd story in CR-1,CR-2,and CR-3 districts must be fully contained within a pitched roof. Project- ing eaves and dormers are permitted.The aggregate width of the dormers cannot exceed 50%of the width of the roof on the side where the dormer(s) are located,except as may be allowed by design review. (12) Row House (a) Definition: A residential structure composed of three or more attached modules with shared sidewalls,the facade of each module measuring no more than 25-feet in length and maintaining a uniform setback from the street line. Modules within a row house may consist of a single dwelling unit or may contain multiple vertically-stacked dwelling units. Each module must have one street-facing entry. (13) Utilities and Mechanical Equipment All utilities and mechanical equipment must be screened from public view. (a) Incorporation of mechanicals into stories with occupiable space is encouraged;if this is done,mechanicals will be calculated as part of building height. (b) Alternatively,mechanicals will not be measured as part of building height,provided that: (1) The mechanical equipment is not incorporated into stories with occupiable space; (2) The mechanical equipment is architecturally integrated into the building;and (3) The mechanical equipment is less than one-third of the building footprint and does not exceed 9 feet in height above the roof. January 6,2014 Collegetown Area Form Districts DRAFT C. Collegetown Area Form Districts R LA _ NOV�\S.1ER OR HOy R I LLJ I - - � w > A E BUFFALO ST N RD O J O 3 w O ¢ w PLEAVE -1, 1 0 E SENECA ST _ -- - w RVARD PL y z j6 � > � rr LL _ o m FROSH ALL_E- COOK ST OXFORD J ¢ O m O N\ P� U r I m w ri m Q w w Z I CHEL w U EC � F 00 00 O Legend ®CR-1 -CR-2 -CR3 -CRA MU-1 MU-2 No Change ®Proposed Historic Designation East Hill Historic District Collegetown Area Form Districts January 6,2014 DRAFT D. Maximum Height (in stories) Map 1110105 - HOVRD - 'I gCAO- AfA � a 6 j 4 3 ` E BUFFALO ST � 3 i 6 MAP D YDEN RD � z ESENECAST, _ 4 m; ARVARD PL LL N 4 Ti 4 v 0 4 m D w q1'T IFROSH ALLElij COOK ST qLF - -- D X�ORQPL WO I LO RCHARD PL 0 � N C'PL r J co 3 l z �\ MITCHELL ST O Sp ITCHELL ST i (1) Building heights in the CR and MU districts are regulated using feet and stories. A table illustrating the range of height appears below: MAX.&MIN.HEIGHT IN STORIES&FEET District Max. Min. Max. Feet Min.Feet Stories Stories CR-1 3* 2 35' 19, CR-2 3* 2 35' 19, CR-3 3* 2 35' 19, CR-4 4 2 45' 19, MU-1 5 3 70' 30' MU-2 6 4 80' 45' *Top Story Limitation-A habitable 3rd story in CR-1,CR-2,and CR-3 districts must be fully contained within a pitched roof. January 6,2014 Collegetown Area Form Districts DRAFT THIS PAGE LEFT INTENTIONALLY BLANK Collegetown Area Form Districts January 6,2014 DRAFT E. Collegetown Residential (CR-1, CR-2, CR-3) o .® e , oil ® a 0 hs � PURPOSE &INTENT AD`l OANAVE \ r The Collegetown Residential 1-3 (CR-1,CR-2, �� CR-3) districts contain predominantly residential structures occupied as single-family homes,as duplexes,or as multiple residences often rented by ORYDEN RD %� university students.The intent is to maintain the existing housing stock.Significant redevelopment HARVARD RL _ - within these districts is neither anticipated nor encouraged. w sqy ST 9� Any new construction shall be similar in form and FOPOP scale,and the zoning requirements of these dis- tricts are intended to protect the character of the W 1.pL P` established residential neighborhoods.Mandatory architectural elements,such as front porches and MITCHELLST O pitched roofs,ensure that new construction is in \sr ELLS keeping with the existing built environment. All three districts have a maximum building height H Viewpoint of intent illustration above of three stories,provided that the third story is completely contained within the required pitched A-- roof In addition,buildings cannot exceed 35 feet in height. The Collegetown Residential 1-3 districts accom- modate single-family,two-family,and multi- family uses,depending on the district.Denser residential uses are permitted in those areas closer to central Collegetown. January 6,2014 Collegetown Area Form Districts DRAFT (1) Collegetown Residential 1 (CR-1) LOT CRITERIA SITING LOT SIZE PRINCIPAL BUILDING Area,min Front setback,min 10, 1. One-family detached dwelling 4,000 sf Side setback,min 5' 2. Other uses 5,500 sf 20'or 20% Rear setback(whichever is less),min of lot depth Width at street line,min 1. One-family detached dwelling 45' Spacing between primary structures on 20' 2. Other uses 50' same parcel,min LOT COVERAGE ACCESSORY STRUCTURE 0 Lot coverage by buildings,max 30% 0 Side setback,min 5' ( Green space,min 35% © Rear setback,min 5' Square footage of footprint,max 500 sf MIN OFF-STREET PARKING 1. Residence PARKING LOCATION a.Up to 3 bed or sleeping rooms 1 space : 0 Garage setback from front facade,min 20' b.4 and 5 bed or sleeping rooms 2 spaces © Parking setback at front c.Each add'l bed or sleeping room 1 space facade 2. Home occupation 1 space 3. Other uses See§325- 20D(3)(b) m Collegetown Area Form Districts January 6,2014 DRAFT HEIGHT ACTIVATION PRINCIPAL BUILDING STREET FACADE Height(stories/feet),max 3/35' Q Length of blank wall,max 8' Height(stories/feet),min 2/20' Habitable space in the 3rd story must be fully DOORS AND ENTRIES contained within the pitched roof. See§325- Q Functioning entry on the street-facing 1 45.213(11) facade,min For corner lots,one functioning entry is required on ACCESSORY STRUCTURE a street-facing facade 0 Height, (stories/feet),max 2/20' PORCH FLOOR HEIGHT(PRINCIPAL BUILDING) 0 Front porch Required 0 Street-level (floor to floor),min 9' © 2nd story(floor to floor),min 9' ROOF 0 Pitched roof Required Shed roof not allowed as primary roof 0 Pitch of principal gable,min/max 6:12/12:12 January 6,2014 Collegetown Area Form Districts m DRAFT (2) Collegetown Residential 2 (CR-2) LOT CRITERIA SITING LOT SIZE PRINCIPAL BUILDING Area,min Front setback,min 10, 1. One-family or two-family dwelling 4,000 sf Q Side setback,min 5' 2. Other uses 5,500 sf 20'or 20% Rear setback(whichever is less),min 0 of lot depth Width at street line,min 1. One-family or two-family dwelling 45' Spacing between primary structures 20' 2. Other uses 50' on same parcel,min LOT COVERAGE ACCESSORY STRUCTURE Q Lot coverage by buildings,max 35% Side setback,min 3' Q Green space,min 35% © Rear setback,min 3' © Square footage of footprint,max 500 sf MIN OFF-STREET PARKING 1. Residence PARKING LOCATION a.Up to 3 bed or sleeping rooms 1 space Garage setback from front facade,min 20' b.4 and 5 bed or sleeping rooms 2 spaces © Parking setback at front c. Each add'l bed or sleeping room 1 space facade 2. Home occupation 1 space 3. Other uses See 4325- 20D(3)(b) ® Collegetown Area Form Districts January 6,2014 DRAFT HEIGHT ACTIVATION � o \ / \ PRINCIPAL BUILDING STREET FACADE Height(stories/feet),max 3/35' Q Length of blank wall,max 8' Height(stories/feet),min 2/20' Habitable space in the 3rd story must be fully DOORS AND ENTRIES contained within the pitched roof. See g325- Q Functioning entry on the street-facing 1 45.2B(11) facade,min For corner lots,one functioning entry is required on ACCESSORY STRUCTURE a street-facing facade Q Height, (stories/feet),max 2/20' PORCH FLOOR HEIGHT(PRINCIPAL BUILDING) 0 Front porch Required Street-level(floor to floor),min 9' © 2nd story(floor to floor),min 9' ROOF Pitched roof Required Shed roof not allowed as primary roof Q Pitch of principal gable,min/max 6:12/12:12 January 6,2014 Collegetown Area Form Districts DRAFT (3) Collegetown Residential 3 (CR-3) LOT CRITERIA SITING O ' 0 �f LOT SIZE PRINCIPAL BUILDING Area,min Front setback,min 10, 1. One-family or two-family dwelling 3,000 sf Q Side setback,min 5' 2. Multiple dwelling and other uses 3,500 sf 20'or 20% Rear setback(whichever is less),min of lot depth Width at street line,min 1. One-family or two-family dwelling 30' Spacing between primary structures 10' 2. Multiple dwelling and other uses 40' on same parcel,min LOT COVERAGE ACCESSORY STRUCTURE Q Lot coverage by buildings,max 40% Side setback,min 3' (D Green space,min 30% © Rear setback,min 3' © Square footage of footprint per unit, 500 sf max MIN OFF-STREET PARKING 1. Residence PARKING LOCATION a. Up to 3 bed or sleeping rooms 1 space b.4 and 5 bed or sleeping rooms 2 spaces 0 Garage setback from front facade,min 20' Q Parking setback at front c. Each add'l bed or sleeping room 1 space facade 2.Home occupation 1 space 3. Other uses See 4325- 20D(3)(b) m Collegetown Area Form Districts January 6,2014 DRAFT HEIGHT ACTIVATION PRINCIPAL BUILDING STREET FACADE * Height(stories/feet),max 3/35' Q Facade length,max 45' Height(stories/feet),min 2/20' Q Length of blank wall,max 8' Habitable space in the 3rd story must be fully contained within the pitched roof. See§325- DOORS AND ENTRIES 45.2B(11) Functioning entry on the street-facing 1 facade,min ACCESSORY STRUCTURE For corner lots,one functioning entry is required on © Height, (stories/feet),max 2/20' a street-facing facade FLOOR HEIGHT(PRINCIPAL BUILDING) PORCH Street-level(floor to floor),min 9' Front porch Required © 2nd story(floor to floor),min 9' ROOF Pitched roof Required Shed roof not allowed as primary roof Q) Pitch of principal gable,min/max 6:12/12:12 January 6,2014 Collegetown Area Form Districts DRAFT THIS PAGE LEFT INTENTIONALLY BLANK Collegetown Area Form Districts January 6,2014 DRAFT E Collegetown Residential 4 (CR-4) 1s u® M21JMMJM11WN Mosul oomo moo F o El0 fl PURPOSE&INTENT The Collegetown Residential 4 district primarily w\WILLIAMS ST I 6 contains multi-family dwelling units,and while single-family and two-family residential uses EDUFFALO SI are permitted,it is expected that multi-family residential will remain the predominant use.The "°H intent is this will be a medium-density residential ESEHE°AST' ARVARO PL district,consistent with the vision outlined in the o A 2009 Collegetown Urban Plan&Conceptual eqY Design Guidelines to concentrate additional de- FROSH ALLEY COOK ST w velopment in the central areas of Collegetown. � DxFDaDe This district serves as an essential bridge,both in a HARD PL density and built form,between the Collegetown Fs Residential 1-3 and Mixed Use districts. Rede- velopment is encouraged,but it is essential that 1 MR0" S HEL new construction meet the district requirements to ensure a consistent transition between the H Viewpoint of intent illustration above higher-density and lower-density zoning districts. District regulations permit buildings of up to 4 stories and 45 feet in height;a building must meet both requirements.Maximum lot coverage by buildings is greater than in the Collegetown Residential Districts 1-3 but not as high as al- J= lowed in the Mixed Use Districts.In terms of form,the district requirements provide prop- erty owners with choices between architectural features intended to create buildings compatible with those in adjacent zoning districts. January 6,2014 Collegetown Area Form Districts m DRAFT (1) Collegetown Residential 4 (CR-4) LOT CRITERIA SITING LOT SIZE PRINCIPAL BUILDING Area,min Front setback,min 10, 1. One-family or two-family dwelling 3,000 sf Q Side setback,min 2. Multiple dwelling and other uses 3,500 sf 1. Row house 0' 0 Width at street line,min 2.All other structures 5' 1. One-family or two-family dwelling 30' 20'or 20% 2. Multiple dwelling and other uses 40' Rear setback(whichever is less),min of lot depth Spacing between primary structures on 5 LOT COVERAGE same parcel,min Lot coverage by buildings,max 50% ACCESSORY STRUCTURE Q Green space,min 25% Side setback,min 3' MIN OFF-STREET PARKING Rear setback,min 3' Square footage of footprint per unit, 500 sf Buildings that fully comply with the New York State max Building Code or Residential Code for new construction: None,provided a transportation demand manage- PARKING LOCATION ment plan is accepted by the Planning and Develop- ment Board during site plan review O Garage setback from front facade,min 20' All other structures: Q Parking setback at front LResidence facade Internal or underground parking must be wrapped a.Up to 3 bed or sleeping rooms 1 space b.4 and 5 bed or sleeping rooms 2 spaces by residential on street-facing facades (except for entries/exits) and may not be visible from a public c.Each add'1 bed or sleeping room 1 space street. 2. Home occupation 1 space 3. Other uses See§325- 20D(3)(b) Collegetown Area Form Districts January 6,2014 DRAFT HEIGHT ACTIVATION " >. PRINCIPAL BUILDING STREET FACADE 0 Height(stories/feet),max 4/45' Q Facade length,max 0 Height(stories/feet),min 2/20' 1. Row house 100, 2.All other structures 45' ACCESSORY STRUCTURE Q Length of blank wall,max 8' Height, (stories/feet),max 2/20' DOORS AND ENTRIES FLOOR HEIGHT(PRINCIPAL BUILDING) Q Functioning entry on the street-facing 1 0 Street-level(floor to floor),min 9' facade,min For corner lots,one functioningentry is required on 0 Upper-story(floor to floor),min 9' ry q a street-facing facade ROOF PORCH,STOOP OR RECESSED © Pitched or flat roof Allowed ENTRY O Front porch,stoop or recessed entry required for each functional entry January 6,2014 Collegetown Area Form Districts DRAFT THIS PAGE LEFT INTENTIONALLY BLANK m Collegetown Area Form Districts January 6,2014 DRAFT G. Mixed Use (MU-1, MU-2) PURPOSE &INTENT I The Mixed Use districts accommodate retail, I,¢�S�" -- OAK A- office,service,hotel,and residential uses,and in most cases,multiple uses will be combined within MO the same building.The purpose is to create a dy- EBUF ALD ST namic urban environment in which uses reinforce M� DRVDEN RD each other and promote an attractive,walkable neighborhood. ESENECAST, WAR_ _ D PL a Located in central Collegetown,the Mixed Use BR districts allow the highest density within the Col- COOK ST legetown Area Form Districts. Redevelopment is anticipated and encouraged(with the exception of designated local landmarks),and the intent is y ORCHARD PL GP to concentrate the majority of additional develop- ment within these districts. '= MITCHEL -`RST MIT ELL The Mixed Use district regulations have been designed to encourage exceptional urban design f-* Viewpoint of intent illustration above and high-quality construction.The Mixed Use 1 district permits buildings of up to 5 stories and An objective of both Mixed Use districts is to create an urban form 70 feet in height while the Mixed Use 2 district that gives priority to pedestrians and encourages year-round com- allows buildings of up to 6 stories and 80 feet in mercial activity at the street level. Required form elements,such as a maximum distance between entries and a maximum length of height.A building cannot exceed either require- ment.While it may be feasible to design abuild- blank wall,activate the street-level of buildings to engage pedestri- ing with a greater number of stories within the ans through this highly-traveled section of Collegetown.In addi- tion,front setback requirements have been incorporated to ensure maximum allowed height in feet,the intent of the adequate space to provide wider sidewalks,and a safer pedestrian district regulations is to meet both requirements. The additional building height in feet has been environment. A required 10 foot chamfer or additional setback at allowed for the purpose of providing adequate corner lots within the Mixed Use 2 district will allow greater vis- e ibility and natural light at busy intersections. space for mechanicals and accommodating h quality design features and finishes. January 6,2014 Collegetown Area Form Districts DRAFT (1) Mixed Use 1 (MU-1) LOT CRITERIA SITING T' LOT SIZE PRINCIPAL BUILDING Area,min 0 Front setback,min 5' 1. One-family or two-family dwelling 3,000 sf Q Side setback,min 5' 2. Multiple dwelling and other uses 3,500 sf 1.Row house 0' Width at street line,min 2.All other structures 5' 1. One-family or two-family dwelling 30' 0 Rear setback,min 10, 2. Multiple dwelling and other uses 40' Spacing between primary structures 5, on same parcel,min LOT COVERAGE 0 Lot coverage by buildings,max 70% ACCESSORY STRUCTURE Q Green space,min 10% Side setback,min 0' Rear setback,min 0' MIN OFF-STREET PARKING Square footage of footprint per unit, 500 sf None max PARKING LOCATION Q Parking setback,from front facade, 30' min Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street. ® Collegetown Area Form Districts January 6,2014 DRAFT HEIGHT ACTIVATION PRINCIPAL BUILDING STREET FACADE 0 Height(stories/feet),max 5/70' Q Facade length,max Height(stories/feet),min 3/30' 1. Row house 150' 2.All other structures 75' ACCESSORY STRUCTURE Q Length of blank wall,max 12' Height, (stories/feet),max 2/20' DOORS AND ENTRIES FLOOR HEIGHT(PRINCIPAL BUILDING) Q Distance between functioning street- 35' 0 Street-level(floor to floor), min facing entries,max 1. Residential 10' Commercial entries must be functioning and usable 2. Commercial 12' during business hours. Upper-story(floor to floor),min 10' RECESSED ENTRY Recessed entry required for each functional entry ROOF © Pitched or flat roof Allowed January 6,2014 Collegetown Area Form Districts DRAFT (2) Mixed Use 2 (MU-2) LOT CRITERIA SITING* 0 f LOT SIZE PRINCIPAL BUILDING* Area,min 2,500 sf Front setback,min/max 0'/2' Width at street line,min 25' Side setback,min 0' 0 Rear setback,min 10, LOT COVERAGE 0 Lot coverage by buildings,max 100%,except as ACCESSORY STRUCTURE required for rear yard Side setback,min 0' Q Green space,min 0% Rear setback,min 0' Square footage of footprint per unit, 500 sf MIN OFF-STREET PARKING max None PARKING Q Parking setback,from front facade, 30' min Internal or underground parking must be wrapped by residential on street-facing facades(except for entries/exits)and may not be visible from a public street. *See§325-45.2G(3) Siting Exceptions m Collegetown Area Form Districts January 6,2014 DRAFT HEIGHT ACTIVATION PRINCIPAL BUILDING STREET FACADE 10 Height(stories/feet),max 6/80' Q Glazing,street-level story facade, min 65% 0 Height(stories/feet),min 4/45' Length of blank wall,max 12' ACCESSORY STRUCTURE DOORS AND ENTRIES Height, (stories/feet), max 2/20' Q Distance between functioning street- 60' facing entries, max FLOOR HEIGHT Commercial entries must be functioning and usable Street-level(floor to floor), min 12' during business hours. 0 Upper-story(floor to floor),min 10' ROOF © Flat roof Required January 6,2014 Collegetown Area Form Districts DRAFT (3) Siting Exceptions The siting requirements for the MU-2 district are subject to the following exceptions: (a) In order to accommodate wider sidewalks and create a more pedestrian-friendly environment,a setback of a minimum of 5 feet and a maximum of 7 feet from the property line that abuts Dryden Road is required for all properties on the south side of the 100 and 200 blocks of Dryden Road as designated on the map below. it OPS�PO\`�PP` OAKAVE i w Q r - MU-2 � MU-2 O z � - - w m A D IZi m -.---y MU-2 (b) Buildings at all corner lots within the MU-2 district shall be chamfered at least 10 feet from the corner or setback a minimum of 5 feet from both street frontages. If chamferred,the chamfer shall extend from the ground to the top of the building,except for any stories that are stepped back beyond that dimension. (c) All street-facing facades on corner lots shall be considered front facades. Collegetown Area Form Districts January 6,2014 DRAFT 325-45.3 Allowed Uses A. Use Table District Permitted Primary Use Permitted Accessory Use CR-1 1. One-family detached dwelling occupied 1. Required off-street parking by: 2. Private garage for not more than 3 cars a. An individual or family or func- 3. Structures for construction purposes,not to remain tional family(see§325-3)plus not more over 2 years than one unrelated occupant,or 4. Sign in connection with permitted use(see Sign b. If dwelling is owner occupied,an Ordinance, Ch.272 City Municipal Code) individual or family plus not more than 5. By Special Permit:Towers or structures for receipt two unrelated occupants or transmission of electronic signals for commercial 2. Church and related buildings purposes or for generation of electricity to be used 3. Public park or playground on the premises where generated in any district 4. Library or fire station (see§325-9).Except for personal wireless services facilities. By Special Permit of Board of Zoning Ap- 6. By Special Permit:An accessory apartment(see peals (§325-9): §325-10).Permit required in all use districts. 5. Cemetery and related buildings 7. Adult day care home 6. Public utility structure except office 8. Home occupations: Special Permits required in 7. Schools (all) and related buildings certain situations (see§325-9C{i}). CR-2 1. One-family detached or semi-detached 1. Required off-street parking dwelling occupied by an individual or 2. Private garage for not more than 3 cars family or functional family plus not 3. Structures for construction purposes,not to remain more than two unrelated occupants over two years 2. Two-family dwelling,each unit of which 4. Sign in connection with permitted use(see Sign may be occupied by an individual or Ordinance, Ch.272 City Municipal Code) family plus not more than two unrelated 5. By Special Permit:Towers or structures for receipt occupants. or transmission of electronic signals for commercial 3. Church and related buildings purposes or for generation of electricity to be used 4. Library or fire station on the premises where generated in any district 5. Public park or playground (see§325-9).Except for personal wireless services facilities. By Special Permit of Board of Zoning Ap- 6. By Special Permit:An accessory apartment(see peals: §325-10).Permit required in all use districts. 6. Bed and breakfast home 7. Adult day care home 7. Cemetery and related buildings 8. Home occupations:Special Permits required in 8. Neighborhood commercial facility(see certain situations(see§325-9COD. §325-3) 9. Nursery school,child day care center, group adult day care facility 10. Public utility structure except office 11. Schools (all) and related buildings January 6,2014 Collegetown Area Form Districts DRAFT District Permitted Primary Use Permitted Accessory Use CR-3 1. One-family detached,semi-detached, 1. Required off-street parking or attached dwelling or two-family 2. Private garage for not more than 4 cars dwelling 3. Structures for construction purposes,not to remain 2. Cooperative household(see 4325-3) over two years 3. Multiple dwelling(see§325-3) 4. Sign in connection with permitted use(see Sign 4. Rooming or boarding house Ordinance,Ch.272 City Municipal Code) 5. Townhouse or garden apartment 5. By Special Permit:Towers or structures for receipt housing or transmission of electronic signals for commercial 6. Church and related buildings purposes or for generation of electricity to be used 7. Library or fire station on the premises where generated in any district 8. Nursery school,child day care center, (see§325-9).Except for personal wireless services group adult day care facilities. 9. Nursing,convalescent or rest home 6. By Special Permit:An accessory apartment(see 10. Public park or playground §325-10).Permit required in all use districts. 7. Adult day care home By Special Permit of Board of Zoning Ap- 8. Home occupations: Special Permits required in peals: certain situations(see 5325-9C{i}). 11. Bed and breakfast home 9. Neighborhood parking area subject to regulations of 12. Cemetery and related buildings §325-20(B) 13. Hospital or sanatorium 14. Inn 15. Neighborhood commercial facility(see §325-3) 16. Public utility structure except office 17. Schools (all) and related buildings 1. One-family detached,semi-detached, 1. Required off-street parking or attached dwelling or two-family 2. Private garage for not more than 4 cars dwelling 3. Structures for construction purposes,not to remain 2. Cooperative household(see§325-3) over two years 3. Multiple dwelling(see§325-3) 4. Sign in connection with permitted use(see Sign 4. Rooming or boarding house Ordinance,Ch.272 City Municipal Code) 5. Townhouse or garden apartment 5. By Special Permit:Towers or structures for receipt housing or transmission of electronic signals for commercial 6. Church and related buildings purposes or for generation of electricity to be used 7. Library or fire station on the premises where generated in any district 8. Nursery school,child day care center, (see§325-9).Except for personal wireless services group adult day care facilities. CR-4 9. Nursing,convalescent or rest home 6. By Special Permit:An accessory apartment(see 10. Public park or playground §325-10). Permit required in all use districts. 7. Adult day care home By Special Permit of Board of Zoning Ap- 8. Home occupations: Special Permits required in peals: certain situations(see§325-9C{i}). 11. Bed and breakfast home 9. Neighborhood parking area subject to regulations of 12. Cemetery and related buildings §325-20(B) 13. Hospital or sanatorium 14. Inn 15. Neighborhood commercial facility(see §325-3) 16. Public utility structure except office 17. Schools (all) and related buildings Collegetown Area Form Districts January 6,2014 DRAFT District Permitted Primary Use Permitted Accessory Use 1. One-family detached,semi-detached, 1. Required off-street parking or attached dwelling or two-family 2. Private garage for not more than 4 cars dwelling 3. Structures for construction purposes,not to remain 2. Bed and breakfast homes over two years 3. Cooperative household(see§325-3) 4. Sign in connection with permitted use(see Sign 4. Multiple dwelling(see§325-3) Ordinance, Ch.272 City Municipal Code) 5. Rooming or boarding house 5. By Special Permit:Towers or structures for receipt 6. Townhouse or garden apartment or transmission of electronic signals for commercial housing purposes or for generation of electricity to be used 7. Cemetery and related buildings on the premises where generated in any district 8. Church and related buildings (see§325-9). Except for personal wireless services 9. Library or fire station facilities. 10. Nursery school,child day care center, 6. By Special Permit:An accessory apartment(see group adult day care §325-10). Permit required in all use districts. 11. Nursing,convalescent or rest home 7. Adult day care home 12. Public utility structure except office 8. Home occupations: Special Permits required in 13. Public park or playground certain situations(see§325-9C{i}). 14. Schools (all)and related buildings 9. Neighborhood parking area subject to regulations of MU-1 15. Business or professional office §325-20(B) 16. Bank or monetary institution 17. Club,lodge,or private social center 18. Confectionery,millinery,dressmaking and other activities involving light hand fabrication as well as sales 19. Funeral home or mortuary 20. Hospital or sanatorium 21. Hotel 22. Inn 23. Neighborhood commercial facility(see §325-3) 24. Office of government 25. Public,private,or parochial school 26. Retail store or service commercial facility 27. Restaurant,fast food establishment, tavern 28. Theater,bowling alley,auditorium or other similar place of public assembly January 6,2014 Collegetown Area Form Districts DRAFT District Permitted Primary Use Permitted Accessory Use 1. One-family detached,semi-detached, 1. Required off-street parking or attached dwelling or two-family 2. Private garage for not more than 4 cars dwelling 3. Structures for construction purposes,not to remain 2. Bed and breakfast home over two years 3. Cooperative household(see§325-3) 4. Sign in connection with permitted use(see Sign 4. Multiple dwelling(see§325-3) Ordinance, Ch.272 City Municipal Code) 5. Rooming or boarding house 5. By Special Permit:Towers or structures for receipt 6. Townhouse or garden apartment or transmission of electronic signals for commercial housing purposes or for generation of electricity to be used 7. Cemetery and related buildings on the premises where generated in any district 8. Church and related buildings (see§325-9). Except for personal wireless services 9. Library or fire station facilities. 10. Nursery school,child day care center, 6. By Special Permit:An accessory apartment(see group adult day care §325-10). Permit required in all use districts. 11. Nursing,convalescent or rest home 7. Adult day care home 12. Public utility structure except office 8. Home occupations: Special Permits required in 13. Public park or playground certain situations(see§325-9C{i}). 14. Schools (all)and related buildings 9. Neighborhood parking area subject to regulations of 15. Business or professional office §325-20(B) MU-2 16. Bank or monetary institution 10. Employee,customer,or public parking areas (see 17. Club,lodge,or private social center 4325-20) 18. Confectionery,millinery,dressmaking and other activities involving light hand fabrication as well as sales 19. Funeral home or mortuary 20. Hospital or sanatorium 21. Hotel 22. Inn 23. Neighborhood commercial facility(see §325-3) 24. Office of government 25. Parking garage 26. Public,private,or parochial school 27. Retail store or service commercial facility 28. Restaurant,fast food establishment, tavern 29. Theater,bowling alley,auditorium or other similar place of public assembly m Collegetown Area Form Districts January 6,2014 DRAFT B. Street-Level Active Uses Required (1) Within the MU-2 district,active uses are required on the street-level of all buildings fronting on those portions of College Avenue,Dryden Road,and Eddy Street designated on the map below. (2) Active street-level uses are one of the keys to vitality of the Collegetown core area.Active uses are defined as: (a) Retail store or service commercial facility (b) Restaurant,fast food establishment,or tavern (c) Theater,bowling alley,auditorium or other similar places of public assembly (d) Hotel (e) Library or fire station FF�os,— �z Street-level active uses required in areas shown in solid red. January 6,2014 Collegetown Area Form Districts DRAFT CITY OF ITHACA FULL ENVIRONMENTAL ASSESSMENT F (FEAF) Purpose: The Full Environmental Assessment Form(FEAF)is designed to help applicants and agencies determine, in an orderly manner,whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently there are aspects of a proposed action that are subjective or immeasurable. It is also understood that those who determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns affecting the question of significance. The FEAF is intended to provide a method whereby applicants and agencies can be assured th, Ile determination process has been orderly,comprehensive in nature,yet flexible enough to allow introduction of information to_fit a project or action. FEAF Components: � Part l: Provide objective data and information about a given action and its site ,By idenf6-- basic project data,it assists in a review of the analysis that takes place in Parts 2 and 3. Part 2: Focus on identifying the range of possible impacts that may,occur froth a project or action:-,Jt provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially care impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially large,'Ahen Part 3 is used to evaluate whether or;not the impact is actually important. THIS AREA IS FOR LEAD AGENCY VSE ONLY DETERMINATION OF SIGNIFICANCE—TYPE I AND TTNLISTED ACTIONS Identify the Portions of FEAF completed for this action: art 1 A Part 2'­'LXJart3 r . Upon review of the information recorded on this FEAF(Part,2,and 3,if appropriate),and;any other supporting information,and considering both the magnitude and importance of each impact,it is reasonably determined by the Lead Agency that: ❑A. The Proposed Action will snot result in any large anti nnpOant impacts)aria is one that will not have a significant impact on the environment;therefore,A NEGATIVE,-DECLARATION WILL BE PREPARED. B. Although the ro osed action could have a significant 1.m act on the environment there will not be a significant effect ❑ g P P; g P � ni g for this Unlisted Action because the mitigation measures Abscribed in PART 3 have been required;therefore,A CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. FIC. The proposed action may result in one or more'large..and i portant impacts that may have a significant impact on the environment,thetefore,A POSITIVE DECLARATION WILL BE PREPARED. *A Conditioned Negative Declaration is only'valid for Unlisted Actions Name of Action: Establishment of the Collegetown Area Form Districts and Rezoning of Portions of the R-1 b;R 2a;:R-2b, R-3 a, R-3b,U=1, and B-2b Districts to Collegetown Residential (CR) and Mixed Use (MU) Name of Lead' gency: City of Ithaca Common Council Name and Title of Responsible Officer in Lead Agency: Mayor Svante Myrick Signature of Responsible Officer in Lead Agency: Signature of Preparer. Date: January 8, 2014 i I 4 C I i FULL ENVIRONMENTAL ASSESSMENT FORM PART 1—PROJECT INFORMATION Prepared by Project Sponsor NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered as part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on information currently available and will not involve new studies, research or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. F of Action: Establishment of the Collegetown Area Form Districts" d Rezon' Portions of the R-lb, -2b, R-3a, R-3b, U-1, and B-2b Districts to Collegetown Residential (CR) an L d Use (MU) Location of Action: Collegetown area, City of Ithaca (see a._,ject description) � Name of Applicant/Sponsor: City of Ithaca Address: 108 East Green Street City/Town/Village: Ithaca State: NY ZIP: 14850 Business Phone: (607) 274-6550 Name of Owner(If Different): Address: City/TownNillage: State: IP: usiness Phone: Description of Action: 1. Establishment of the Collegetown Area Form Districts: Collegetown Residential (CR-1, CR-2, CR-3, and CR-4) and Mixed Use (MU-1, MU-2) zoning districts. 2. Rezoning of portions of the R-lb and R-3a zoning districts to CR-1; rezoning of portions of the R-2a, R- 2b, and R-3a zoning districts to CR-2; rezoning of portions of the R-lb, R-2a, R-2b, R-3a, and R-3b zoning districts to CR-3; rezoning of portions of the R-lb, R-3a, and R-3b zoning districts to CR-4; rezoning of portions of the R-3b zoning district to MU-1; and rezoning of portions of the R-3b, U-1 and B-2b zoning districts to MU-2. Page 2 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc Please Complete Each Question--Indicate N/A if not applicable A. SITE DESCRIPTION (Physical setting of overall project,both developed and undeveloped areas.) 1. Present Land Use: U-11 Urban E3 Industrial X❑ Commercial ❑X Public © Forest ©Agricultural ©Other:_ 2. Total area of project area: — 40 Acres square feet (Chosen units to fo`"lowing section also) Approximate Area (Units in question 2 apply to this section) ntly After Completion Fa. Meadow or Brushland (non-agricultural) "glgg 0 b. Forested l €�,�, 0 0 c. Agricultural ,";01•°'' 0 0 d. Wetland [as per Articles 24 of Environmental Conservation L)l 0 e. Water Surface Area , 0 0 f. Public Dryden Park 0.5 0.5 g. Water Surface Area 0 0 h. Unvegetated (rock, earth or fill) 0 i. Roads, buildings and other paved surfaces (including yards) 39.5 39.5 J. Other(indicate type) � 0 3a. What is predominant soil type(s) on project site (e.g. HdB, silty loam, etc.): Hudson-Dunkirk; Howard- Palmyra; Cazenovia-Ovid 3b. Soil Drainage: N/A Well Drained % of Site L Moderately Well Drained % of Site L Poorly Drained_ % of Site 4a. Are there bedrock outcroppings on project site? , Yes L�No LX /A 4b. What is depth of bedrock? N/A (feet) 4c. What is depth to the water table?—N/A—(feet) 5. Approximate percentage of proposed project site 0-10% 45 % L 10-15% 40 % with slopes: E15% or greater 15 % 6a. Is project substantially contiguous to, or does it contain a building, site or district, listed on or alyes LNo LN/A Contiguous to East Hill eligible for the National or State Register of Historic District Historic Places? 6b. Or designated a local landmark or in a local X Yes []No []N/A Grandview House (209 landmark district? College Ave.); John Snaith House (140 College Ave.); contiguous to East Hill Historic District 7. Do hunting or fishing opportunities presently exist in the project area? es �o L[N/A If yes, identify each species: Page 3 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc SITE DESCRIPTION (Concluded) 8. Does project site contain any species of plant or es XJTo []N/A animal life that is identified as threatened or According to: endangered? Identify each Species: 9. Are there any unique or unusual landforms on the es �o L] N/A project site? (i.e., cliffs, other geological Describe: The project site is located within 100 feet formations) of the Cascadilla Gorge. 10. Is the project site presently used by the , community or neighborhood as an open space or j es �n: �N/A recreation area? Dyes, explain: Dryden Park 11. Does the present site offer or include scenic views Yes L]No L]N/A known to be important to the community? k'scribe: long view over valley; views of distant hills, Cascadilla Gorge 12. Is project within or contiguous to a site Lilyes []No �N/A designated a Unique Natural Area(UNA) or �I critical environmental area by a local or state Describe: The project is contiguous to UNA-136 Cascadilla Gorge. There will be no physical change agency? a to the UNA as a result of this action. 13. Streams within or contiguous to project area: Names of stream or name of river to which it is a °l tributary: The project is contiguous to the JOmadilla Gorge. 14. Lakes,ponds, wetland areas within or contiguous a. Naive: to project area: N/A Size (in acres): 15. Has the site been used for land disposal of solid ]Yes XLNo LN/A or hazardous wastes? escribe: 16. Is the site served by existing public utilities? a. If Yes, does sufficient capacity exist to allow X es ❑No O1V/A connection? X Yes []No ON/A b. If Yes, will improvements be necessary to Yes []No ON/A To Be Determined allow connection? Page 4 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project (fill in dimensions as appropriate) la. Total contiguous area owned by project sponsor in acres: 40 or square feet: lb. Project acreage developed: 40 Acres initially 40 Acres ultimately all developed; no change lc. Project acreage to remain undeveloped: N/A ld. Length of project in miles: (if appropriate) N/A or feet: Ile. If project is an expansion, indicate percent of change proposed: N/A IL Number of off-street parking spaces existing: N/A proposed: N/A 1g. Maximum vehicular trips generated (upon completion of project) per day: _ N/A and per hour: N/A 1h. Height of tallest proposed structure: No new structures are proposed. The proposed zoning would allow for construction of structures of up to a maximum of 6 stories and 80 feet in some areas. lj. Linear feet of frontage along a public street or thoroughfare that the project will occupy? N/A 2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site: N/A or added to the site: 3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site: acres: N/A type of vegetation: 4. Will any mature trees or other locally important vegetation be removed by this project? No 5. Are there any plans for re-vegetation to replace that removed during construction? N/A 6. If single phase project, anticipated period of construction N/A months, (including demolition) 7. If multi-phased project, anticipated period of construction N/A months, (including demolition) 7a. Total number of phases anticipated: N/A 7b. Anticipated date of commencement for first phase N/A month year, (including demolition) 7c. Approximate completion date of final phase N/Al month_N/A year. 17d. Is phase one financially dependent on subsequent phases? ®Yes [3No U/A 8. Will blasting occur during construction? _Yes �-.,No E /A; if yes, explain: 9. Number of jobs generated: during construction 0 after project is completed_0 10.Number of jobs eliminated by this project: 0 Explain: 11.Will project require relocation of any projects or facilities?oyes ao ❑❑1\/A; if yes, explain: 12a. Is surface or subsurface liquid waste disposal involved? Yes E o[3N/A; if yes, explain: 12b. If#12a is yes, indicate type of waste (sewage, industrial, etc): 12c. If surface disposal, where specifically will effluent be discharged? r Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased by proposal?oyes �o M/A; if yes, explain: 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood plain? ©Yes �o M/A Page 5 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver Creek? (Circle all that apply) 14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 Of the ECL?DYes IMNo ON/A, 14d. If#14a,b or c is yes, explain: Part of the area proposed for re-zoning under this action is located directly south of Cascadilla Creek. The action will not result in any physical change to Cascadilla Gorge or Cascadilla Creek. Subsequent development proposals will,bOysUbject to their own .aAAAA9• separate environmental review that will be no less protective of ftAvironment. nnN" F15a. Does project involve disposal or solid waste?DYes ao I�N/A; 115b. If#15a is yes, will an existing solid waste disposal facility h y`used`l. Yes 15c. If#15b is yes, give name of disposal facility: oil '` and its on: 15d. Will there be any wastes that will not go into a sewage'disposal system or into a san an ill? �■Yes ❑❑hTo �/A; if yes, explain: . 15e. Will any solid waste be disposed of on site? DYes X /A; if yes, explain: 16. Will project use herbicides or pesticides? Yes X No CN/A; if yes, specify: 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places or a local landmark or in a landmark district? Yes ,u,No L�/A; if yes, explain: The area proposed for re-zoning includes two designated local landmarks,the Grandview House (209 College Ave.) and the John Snaith House (140 College Ave.). The proposed zoning will not be incompatible with these landmarks. Any new construction and exterior alterations on the same tax parcel as an individually designated local landmark are subject to review and approval by the Ithaca Landmarks Preservation Commission for compliance with Sections 228-5 (B) and (C) of the Municipal Code. [18.7Will project produce odors? _Yes X No M/A; if yes, explain: 19. Will project product operating noise exceed the local ambient noise level during construction? �❑Yes _No aVA, After construction?Dyes ❑No �/A 20. Will project result in an increase of energy use?DYes L�o ON/A; if yes,indicate type(s) 1. Total anticipated water usage per day: gals/day. N/A Source of water 71 Page 6 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc C. ZONING AND PLANNING INFORMATION 1. Does the proposed action involve a planning or zoning decision? M es ❑❑No ❑❑h/A; if yes, indicate the decision required: MIZoning Amendment ❑❑Zoning Variance ❑New/revision of master plan OSubdivision ®Site Plan Special Use Permit ©Resource Management Plan Other: What is the current zoning classification of site? R-lb; R-2a; R-2b; R-3a; R-3b; U-1; B-2b 3. If the site is developed as permitted by the present zoning, what is the maximum potential development? • Currently, the area proposed to be re-zoned includes approximately 5.4 acres that are zoned R-lb. R-lb allows for 25% lot coverage and 3 stories of building height. For these areas, the maximum potential build out calculation is approximately 177,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 4.7 acres that are zoned R-2a. R-2a allows for 30% lot coverage and 3 stories of building height. For these areas, the maximum potential build out calculation is approximately 184,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 4.5 acres that are zoned R-2b. R-2b allows for 35% lot coverage and 3 stories of building height. For these areas, the maximum potential build out calculation is approximately 205,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 9.4 acres that are zoned R-3a. R-3a allows for 35% lot coverage and 4 stories of building height. For these areas, the maximum potential build out calculation is approximately 574,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. M • Currently, the area proposed to be re-zoned includes approximately 7.4 acres that are zoned R-3b. R-3b allows for 40% lot coverage and 4 stories of building height. For these areas, the maximum potential build out calculation is approximately 515,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 0.1 acres that are zoned U-1. U-1 allows for U-1 lot coverage and up to 175' in building height, except that within 200' of residential districts, the maximum building height is limited to 15' more than the maximum building height of the adjacent residential district. In this particular case, the area zoned U-1 is adjacent to an R-3b district and maximum building height is limited to 55'. The maximum potential build out calculation is approximately 25,000 square feet of space. This assumes a maximum of 5 stories. • Currently, the area proposed to be re-zoned includes approximately 8.7 acres that are zoned B-2b. B-2b allows for 100% lot coverage and 6 stories of building height. For these areas, the maximum potential build out calculation is approximately 2.27 million square feet of space. This maximum build out calculation does not take into consideration requirements for a 10' rear yard setback or Page 7 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc required off-street parking. Square Footage of Acres of Maximum Maximum Maximum District to District to Allowable Allowable Maximum % Potential Zoning be be Height (in Height (in Lot Square District Rezoned Rezoned feet) stories) Coverage Footage R-1 b 235,870 5.4 35 3 25% 176,903 R-2a 203,978 4.7 35 3 30% 183,580 R-2b 195,576 4.5 35 3 35% 205,355 R-3a 410,040 9.4 40 4 35% 574,056 R-3b 322,094 7.4 40 4 40% 515,350 U-1 5,059 0.1 55 5 100% 25,295 B-2b 378,386 8.7 1 60 6 100% 2,270,316 Maximum Build Out Potential 3,950,855 4. Is proposed use consistent with present zoning?Dyes Do ®N/A The proposed action is a re- zoning. 5. If#4 is no, indicate desired zoning: • Rezoning from R-lb to CR-1 of the following parcels: 64.-6-1; 64.-6-2.2; 64.-6-3; 64.-7-2; 64.-7- 3; 64.-7-4; 64.-7-5; 64.-7-6; 65.-2-1; 65.-2-2; 65.-2-3; 65.-2-4; 65.-2-5; 67.-2-8; 67.-2-9; 67.-2-10; 67.-2-11; 67.-3-18; 67.-3-19; 67.-3-20; 67.-3-21; 67.-3-22; 83.-6-2; and 84.-1-1. • Rezoning from R-3a to CR-1 of the following parcel: 64.-7-1. • Rezoning from R-2a to CR-2 of the following parcels: 64.-3-1; 64.-3-2; 64.-3-3; 64.-3-4; 64.-3-5; 64.-3-6; 64.-3-7; 64.-3-8; 64.-4-1; 64.4-2; 64.4-3; 64.-4-4; 64.-4-5; 64.-5-1; 64.-5-2; 64.-5-3; 64.- 5-4; 64.-8-7; 64.-8-8; and 65.-1-1. • Rezoning from R-2b to CR-2 of the following parcels: 68.-6-12; 68.-6-13; 68.-6-14; 68.-6-15; 68.- 7-2; 68.-7-3; 68.-7-4; 68.-7-5; 68.-7-6; 68.-7-7; 68.-7-8; 68.-8-6; 68.-8-9; 83.-3-2; 83.-3-3; 83.-3-4; 83.-3-5; 83.-3-6.1; 83.-3-6.2; 83.-3-7; 83.-3-8; 83.-3-9; 83.-4-1; 83.-4-3; 83.-4-4; 83.-4-5; 83.-4-6; 83.-6-1; and 83.-6-3. • Rezoning from R-3a to CR-2 of the following parcels: 64.-1-1; 64.-1-2; 64.-1-4; 64.-8-9; 64.-8-10; 65.-1-2; 65.-1-3; 65.-1-4; and 65.-1-5. • Rezoning from R-1 b to CR-3 of the following parcel: a portion of 67.-2-5 • Rezoning from R-2a to CR-3 of the following parcels: 64.-2-9; 64.-2-11; 64.-2-13; 64.-8-6 and a portion of 64.-2-13. • Rezoning from R-2b to CR-3 of the following parcels: 67.-2-3; 67.-2-4; 67.-3-23; 67.-3-24; 67.-3- 25; 67.-3-26; and a portion of 67.-2-5. • Rezoning from R-3a to CR-3 of the following parcels: 64.-2-7; 64.-2-8; 64.-8-1; 64.-8-2; 64.-8-3; 64.-8-4; 64.-8-5; 64.-8-11; 64.-9-3; 64.-9-4; 64.-9-5; 67.-3-2; 67.-3-3; 68.-5-14; 68.-5-15; 68.-5-16; 68.-5-17; 68.-5-18; 68.-5-19; 68.-6-1; 68.-6-16; 68.-6-17; 68.-6-18; 68.-6-19; and a portion of 64.- 2-13. • Rezoning from R-3b to CR-3 of the following parcels: 64.-9-7; 64.-9-8; and 64.-9-9. • Rezoning from R-lb to CR-4 of the following parcels: 67.-2-1; 67.-2-2; 67.-2-12; 67.-2-13; 67.-2- 14; 67.-2-15; 67.-2-16; 67.-2-17; and 67.-2-18. • Rezoning from R-3a to CR-4 of the following parcels: 64.-2-2; 64.-2-4; 64.-2-5; 64.-2-6; 64.-2-14; 64.-2-15; 64.-2-17; 64.-2-18; 64.-2-19; 64.-2-20; and 64.-2-22. Page 8 j:Aprojects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc • Rezoning from R-3b to CR-4 of the following parcels: 64.-9-1; 64.-9-2; 64.-9-6; 64.-9-10; 64.-10- 7; 64.-10-8; 64.-10-9; 64.-10-10; 64.-10-11; 64.-10-13; 67.-1-4; 67.-1-5; 67.-1-6; 67.-1-7; 67.-1-8; 67.-3-1; 67.-3-29; 67.-3-30; 67.-3-31; 68.4-3; 68.-4-9; 68.4-10; 68.4-11; 68.4-12; 68.4-13; 68.- 4-14; 68.-4-15; 68.-5-2; 68.-5-3; 68.-5-4; 68.-5-5; 68.-5-6; 68.-5-7; 68.-5-8; 68.-5-9; 68.-6-2; 68.-6- 3; 68.-6-4; 68.-6-5; 68.-6-6; 68.-6-7; 68.-6-8; 68.-6-9; 68.-6-10; 68.-6-11; 83.4-2; and portions of 64.-10-15; 67.-1-1; and 67.-1-3. • Rezoning from B-2b to CR-4 of the following parcel: a portion of 68.-4-10. • Rezoning from R-3b to MU-1 of the following parcels: 67.-1-9; 67.-1-10; 67.-1-11; 67.-1-12; 68.- 5-10; 68.-5-11; 68.-5-12; 68.-5-13; and a portion of 67.4-3. • Rezoning from R-3a to MU-2 of the following parcels: 64.-2-23; and 64.-2-24. • Rezoning from R-3b to MU-2 of the following parcels: 64.-10-6; and a portion of 63.-6-17. • Rezoning from U-1 to MU-2 of the following parcel: portions of 63.-5-2; 63.-5-8; and 64.-2-1. • Rezoning from B-2b to MU-2 of the following parcels: 63.-5-3; 63.-5-5; 63.-5-7; 63.-5-9; 63.-6-1; 63.-6-2; 63.-6-3; 63.-6-4; 63.-6-5; 63.-6-8; 63.-6-14; 63.-6-19; 63.-6-20; 63.-6-21; 63.-6-23; 63.-6- 24; 63.-6-25; 63.-6-26; 64.-2-26; 64.-2-27; 64.-2-28; 64.-2-29; 64.-2-30; 64.-2-31; 64.-2-32; 64.- 10-1; 64.-10-2; 64.40-3; 64.-10-4; 64.-10-5; 64.-10-17.2; 64.-10-18; 64.-10-19; 64.-10-20; 64.-10- 21; 68.4-6; 68.4-7; 68.-4-8; and portions of 63.-5-2; 63.-5-8; 63.-6-17; 64.-2-1; 64.-10-15; and 67.-1-1. 6. If the site is developed by the proposed zoning, what is the maximum potential development of the site? • The areas proposed to be re-zoned CR-1 include approximately 4.1 acres. The proposed CR-1 district regulations would allow buildings of up to 3 stories and maximum lot coverage of 30%. This could result in a maximum potential build out of approximately 160,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • The areas proposed to be re-zoned CR-2 include approximately 9.3 acres. The proposed CR-2 district regulations would allow buildings of up to 3 stories and maximum lot coverage of 35%. This could result in a maximum potential build out of approximately 424,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • The areas proposed to be re-zoned CR-3 include approximately 6.3 acres. The proposed CR-3 district regulations would allow buildings of up to 3 stories and maximum lot coverage of 40%. This could result in a maximum potential build out of approximately 329,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • The areas proposed to be re-zoned CR-4 include approximately 9.7 acres. The proposed CR-4 district regulations would allow buildings of up to 4 stories and maximum lot coverage of 50%. This could result in a maximum potential build out of approximately 845,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • The areas proposed to be re-zoned MU-1 include approximately 1.4 acres. The proposed MU-1 district regulations would allow buildings of up to 5 stories and maximum lot coverage of 75%. This could result in a maximum potential build out of approximately 213,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks. • The areas proposed to be re-zoned MU-2 include approximately 9.2 acres. The proposed MU-2 district regulations would allow buildings of up to 6 stories and maximum lot coverage of 100%. Page 9 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc This could result in a maximum potential build out of approximately 2.39 million square feet within this district. This maximum build out calculation does not take into consideration requirements for the required 10' rear yard setback or the proposed Dryden Road setback. Square Propos Footage of Acres of Maximum Maximum Maximum ed District to District to Allowable Allowable Maximum % Potential Zoning be be Height (in Height (in Lot Square Districts Rezoned Rezoned feet stories) Coverage Footage CR-1 177,982 4.1 35 3 30% 160,184 CR-2 403,940 9.3 35 3 35% 424,137 CR-3 274,290 6.3 35 3 40% 329,148 CR-4 422,347 9.7 45 4 50% 844,694 MU-1 60,854 1.4 70 5 70% 212,989 MU-2 398,750 9.2 80 6 1 100% 2,392,500 Maximum Buildout Potential 4,363,652 7. Is the proposed action consistent with the recommended uses in adopted local land-use plans? ❑X Yes ❑❑hTo ❑❑1\/A; If no, explain: See "2009 Collegetown Urban Plan & Conceptual Design Guidelines" 8. What is the dominant land use and zoning classification within a t/4 Wradius of the project? (e.g. R-la or R-lb) R-la; R-lb; R-2a; R-2b; R-3a; R-3aal R-3b; P-1; U-1; B-2b; B-2d; CBD-60 n�� 9. Is the proposed action compatible with adjacent land uses? X es [3No [3N/A Explain: L' 10a. If the proposed action is the subdivision of land, how many lots are proposed? N/A 10b. What is the minimum lot size proposed? N/A 11. Will the proposed action create a demand for any community-provided services? (recreation, education, police, fire protection, etc.) ? _Yes 2LhNo UN/A Explain: The proposed action is a re-zoning. Any new construction will undergo its own environmental review that will be no less protective of the environment and will assess any impacts on community-provided services. If yes, is existing capacity sufficient to handle projected demand? ❑❑Yes ONo ❑❑N/A Explain: 12. Will the proposed action result in the generation of traffic significantly above present levels? [3Yes XNo j . N/A If yes, is the existing road network adequate to handle the additional traffic? [3Yes ❑ o �',Explain: 7n' Page 10 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc A APPROVALS 1. Approvals: Common Council Adoption a. Is any Federal permit required? ❑❑Yes �X o �/A; Specify: kb. Does project involve State or Federal funding or financing?OYesUbLPN/A; If Yes, Specify: 2c. Local and Regional approvals: Type of Submittal Approval Agency Yes or No Approval Required Date Date Common Council Yes Adoption Board of Zoning Appeals (BZA) No Planning &Development Board No Ithaca Landmarks Preservation No Commission (ILPC) Board of Public Works (BPW) No Fire Department No Police Department No Building Commissioner No Ithaca Urban Renewal Agency No (IURA) M. a g, P n e, p Page 11 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc i E. INFORMATIONAL DETAILS Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal,please discuss such impacts and the measures which you propose to mitigate or avoid them. F. VERIFICATION I certify that the information provided above is true to the best of my knowledge. Applicant/Sponsor Name: City of Ithaca d i Signature: I ITy _ F Title: Planner i i � f xxxxxxxxxxxxx , END OF PART 1xYxxxxxxxxxxxx f i r C i i i Page 12 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc i City of Ithaca Long Environmental Assessment Form PART 2-PROJECT IMPACTS AND THEIR MAGNITUDES Project Name: Establishment of the Collegetown Area Form Districts and Rezoning of Portions of the R-lb, R-2a,R-2b,R-3a, R-3b, and B-2b Districts to Collegetown Residential (CR) and Mixed Use (MU) IMPACT ON LAND 1.Will there be an effect as a result of a physical change to project site? Small to Potential Can Impact be El Yes X]No Moder arge Reduced by Im Impact Project Change? Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of a°°°, °°°°tea ��� °° ��9a Yes ❑No length) or where the general slope in the project exceeds 10%. �� �_Q°� _ agp p2 202 a92H as z Construction on land where the depth to the water table is less than 3 fe ggT �. ���������� Yes No 41 •����������_ y OQQQQM7 �H q OQ�pQ O W, Construction of parking facility/area for 50 or more vehicles. °°°°°°°°°t []Yes No Construction on land where bedrock is exposed or generally within' yes ❑No of existing ground surface. Construction that will continue for more than 1 yeah or involve more than yes No ig one phase or stage. =�=�=a=G. ,n*n Evacuation for mining purposes that would remove more than 1,000 tons []Yes No of natural material (i.e.rock or soil)per year. Construction of any new sanitary landfill. E]Yes No kl� Construction in a designated floodway. Yes No Other impacts: []Yes E]No 2.Will there be an effect on any unique landforms found on the site? (i.e. Small to Potential Can Impact be Cliffs, gor es, geological formations, etc.) Moderate Large Reduced by LJYes XM No Impact Impact Project Change? Specific land forms: F- []Yes []No IMPACT ON WATER 3.Will project affect any water body designated as protected? (Under Small to Potential Can Impact be article 15 or 24 of the Environmental Conservation Law,E.C.L.) Moderate Large Reduced by Project LlYes [X No Impact Impact Change? Developable area of site cont a protected water body []Yes []No Dredging more than 100 cubic yards of material from channel of a F � []Yes []No protected stream. Extension of utility distribution facilities through a protected water body. Yes []No Construction in a designated freshwater wetland. Yes []No Page 13 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc Other impacts: Yes No 4. Will project affect any non-protected existing or new body of Small to Potential Can Impact be Reduced water? Moderate Large Yes �No Impact Impact by Project Change? A 10%increase or decrease in the surface area of any body of ❑Y 71-mmo es No water or more than a 10,000 sq. ft. of surface area. F�. Construction, alteration, or conversion of a body of water that J9999" exceeds 10,000 sq. ft. of surface area. ❑Yes No Fall Creek=Six Mile Creek, Cascadilla Creek, Silver Creek, Yes No Cayuga Lake or the Cayuga Inlet? H h Other impacts: Part of the area proposed for re-zoning under this action is located directly south of Cascadilla Creek. The action will not result in any physical change to Cascadilla X 0 No Creek or Cascadilla Gorge. Subsequent development proposals will be subject to their own separate environmental review that will be no less protective of the environment. 5. Will project affect surface or groundwater quality' Small to Potential Can Impact be Reduced Ll Yes FX No Moderate Large by Project Change? Impact Impact Project will require a discharge permit. ,�: ._ I Yes ❑No Project requires use of a source of water that does not havC11 Yes No approval to serve proposed project. water supply Construction or operation causing any c . 'nation of a pu °�c Yes No 1 system.Y Project will adversely affect groundwater. L]Yes E]No Liquid effluent will be conveyed off the site to facilities which Yes E]No presently do not exist or have inadequate capacity. rject requiring a facility that would use water in excess of Yes No ,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious Yes E]No visual contrast to natural conditions. Proposed Action will require the storage of petroleum or chemical Yes E]No products greater than 1,100 gallons. Other impacts: Yes No 6. Will project alter drainage flow, drainage patterns or surface Small to Can Impact be water runoff? Moderate Potential Large Reduced by Project DYes [X No Impact Impact Change? Project would impede floodwater flows. Llyes ❑No Page 14 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc Project is likely to cause substantial erosion. E]Yes E]No Project is incompatible with existing drainage patterns. Yes ❑No Other impacts: Other impacts: Yes 0 No IMPACT ON AIR FYe[] sll ect affect air quality? Small to Moderate Potential-L;Pge °Can Impact be Reduced by X No Impact Project Change? Project will induce 500 or more vehicle trips in any Yes ❑No 8-hour period per day. Ll" Project will result in the incineration of more than N Yes E]No 2.5 tons of refuse per 24-hour day. X11 Project emission rate of all contaminants will exceed 5 lbs per hour or a heat source producing more than Tes No 10 million BTUs per hour. Other impacts: Llyes ❑No IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered Small to Moderate Potential Large Can Impact be Reduced b g p y species? L]Yes X]No Impact Impact Project Change? Reduction of any species listed on the New York or Federal list,using the site,found over, on,or near Yes ❑No site. Removal of any portion of a critical or t ifican Yes No wildlife habitat. Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impact []Yes []No 9. Will proposed a, Jkq, substantially affect non- threatened or non-e red species? Small to Moderate Potential Large Can Impact be Reduced by Impact Impact Project Change? L]Yes X No :nm _ Proposed action would substantially interfere with Yes []No any resident or migratory fish or wildlife species. Proposed action requires the removal or more than 1/2 acre of mature woods or other locally important []Yes []No vegetation. Other impacts: []Yes ONo IMPACT ON AESTHETIC RESOURCE Page 15 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 10. Will the proposed action affect views,vistas or the Small to potential Large Can Impact be Reduced by Project visual character of the neighborhood or community. Moderate Impact Change? [j]Yes ❑No See Part III Impact Proposed land uses,or proposed action components obviously different from or in sharp contrast to current []Yes []No surrounding land use patterns, whether man-made or natural. Proposed land use, or proposed action components visible to users of aesthetic resources which will 11' Yes ❑No eliminate or significantly reduce their enjoyment of 1i aesthetic qualities of that resource. Proposed action will result in the elimination or major screening of scenic views known to be important to ❑Yes the area. Other impacts: JOIN& Nk []Yes ❑No - Or - Jr IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOUR 11. Will proposed action impact any site or structure I Small to potentt ;, e Can Impact be Reduced by Project of historic,prehistoric or paleontological importance? Moderate ❑X Yes ❑No See Part III Impact Imp f Change? Proposed action occurring wholly or partially within or contiguous to any facility or site listed on or eligible �� �°����:,.. sa,&' []Yes []No for the National or State Register of Historic Places. Any impact to an archaeological site or fossil bed �i�� []Yes []No located within the project site. Proposed action occurring wholly or partially within �n. °°'' or contiguous to any site designated as a local landmark or in a landmark district. X ❑Yes X❑No Other impacts: X []Yes X❑No Page 16 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of Small to Can Impact be existing or future open spaces or recreational opportunities? Moderate Potential Large Reduced by Project Yes aX No Impact Impact Change? The permanent foreclosure of a future recreational opportunity. Yes ❑No Pp A major reduction of an open space important to the community. il99999999999ila DYes E]No a9A A4 •RAAAAA AAA9 e Other impacts: p� Yes No -44 ��g"1111 11111161 IMPACT ON UNIQUE NATURAL AREAS AND CRITICAL ENVIRONMENTAL ARE �HH •Qilililililililil99_ il¢'` •yDDDDDDDDDDD49pn 13.Will the proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area Small to potential Large Can Impact be Reduced (UNA) or a critical environmental area(CEA)by a local or Moderate Impact b Project Change? state agency? Impact p y g I]Yes X No ^ Proposed Action to locate within a UNA or CEA? Yes No Proposed Action will result in a reduction in the quality []Yes No the TeSOUTCe «11y:01 2: MI.,o pa°:a .pqp Retie aeR Proposed Action will impact the use, function or enjoymenti g;, 8 Yes No of the resource °* t a pmb, Other impacts: = °°°°°°°°°' Yes XJ No IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation Small to Can Impact be Reduced b sMYes ms? Moderate Potential Large Impact Project Change? y []No See Part III Impact Alteration of present patterns of movement of people and/or goods. []Yes No Proposed action will result in major traffic problems. Yes No Other impacts: XJYes []No IMPACT ON ENERGY 15.Will proposed action affect the community's sources Small to potential Can Impact be Reduced b Project of fuel or energy supply? Moderate p y Impact Large Impact Change? L]Yes [1]No Proposed action causing greater than 5%increase in any Yes []No form of energy used in municipality. Page 17 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc Proposed action requiring the creation or extension of an energy transmission or supply system to serve more than Yes []No 50 single or two family residences. Other impacts: []Yes []No IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors,noise, glare, iQno Small to Potenq, n vibration or electrical disturbance during construction of or 000H. Can Impact be Reduced by Project Moderate L after completion of this proposed action? a��� ���au, Change? ����. Impact ������ e. OYes �No p Blasting within 1,500 feet of a hospital, school, or other ". sensitive facility? : „ No Odors will occur routinely(more than one hour per day) llyeisk, Proposed action will produce operating noise exceeding the local ambient noise levels for noise outside of []Yes E]N structure. Proposed action will remove natural barriers that would act nr ElYes E]No as a noise screen. t ,.w.�_ n4 a �Other impacts: byes o IMPACT ON PUBLIC HEALTH 14. A, ¢,r Small ton;¢,, 17. Will Droposed action affect public health and safety? °11 Potential Can Impact be Reduced Moderate Large Impact by Project Change. Yes X No ������� ,ita 9 _,-Impact Proposed action will cause a risk of explosion or release of hazardous substances (i.e. oil,pesticides,chemicals, Yes []No radiation, etc.)in the event of accident or upset conditions, or there will be a chronic low-level discharge or emission. Proposed action may result in the burial of"hazardous wastes"in any form(i.e.Toxic,poisonous,highl;, reactive, []Yes []No radioactive, irritating,infectious,etc.) Proposed action may result in the excavation or other disturbance within 2,000 feet of a site used for the disposal of []Yes []No solid or hazardous wastes. Proposed action will result in the handling or disposal or hazardous wastes (i.e. toxic,poisonous,highly reactive, E]Yes E]No radioactive,irritating,infectious, etc.,including wastes that are solid, semi-solid,liquid or contain gases.) Storage facilities for 50,000 or more gallons of any liquid fuel. L]Yes L]No Use of any chemical for de-icing, soil stabilization or the control of vegetation,insects or animal life on the premises of L]Yes []No any residential, commercial or industrial property in excess of 30,000 square feet. Page 18 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc Other impacts: []Yes []No IMPACT GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing Small to potential Can Impact be Reduced by community. Moderate Large Impact Project Change? �Yes ❑No See Part III Impact The population of the City in which the proposed action is located is likely to grow by more than 5% of resident human Llyes ❑No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of Les ❑No this proposed action. Proposed action will conflict with officially adopted plans or goals: Proposed action will cause a change in the density of land Yes X No use. The proposed action will replace or eliminate existinglklw facilities, structures, or areas of historic importance to the Yes ❑No community. Development will create a demand for additional community []Yes L]No services (e.g. schools,police, and fire, etc. Proposed action will set an important precedent for future X 0Yes aX No actions. Proposed action will relo more a yees in one or more businesses. ; Dyes E]No "VW „ ... -s . Other impacts: aagr Yes L]No 19. Is theie:public controversy concerning the proposed action? Yes Q.� v TBD—See Part III If any action in part 2 is identified as a potential large impact,or if you cannot determine the magnitude of impact,proceed to part 3. Page 19 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc City of Ithaca Full Environmental Assessment Form-Part III Establishment of the Collegetown Area Form Districts and Rezoning of Portions of the R-lb,R-2a, R- 2b, R-3a,R-3b, and B-2b Districts to Collegetown Residential (CR) and Mixed Use (MU) PROPOSED ACTION The proposed Collegetown Area Form Districts is one of the key recommendations of the "2009 Collegetown Urban Plan & Conceptual Design Guidelines," endorsed by the Common Council on August 5, 2009. The proposed zoning is a hybrid code in that it is a mix of a form-based code and traditional Euclidean zoning. It includes regulation of physical form that is the focus of form-based codes but also includes regulation of use and density found in traditional zoning. The adoption of the Collegetown Area Form Districts would establish six new zoning districts and re-zone 243 properties in the Collegetown area. The principal goals of the proposed code are to: (1) encourage exceptional urban design and high-quality construction; (2) regulate elements of building form to ensure a consistent transition between districts; (3) concentrate additional development in the central areas of Collegetown and protect the character of the surrounding established residential neighborhoods; (4) preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and (5) promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes,qf transportation. This action is the establishment of the Collegetown Area Form Districts: Collegetown Residential 1-4 (CR-1, CR-2, CR-3, and CR-4) and Mixed Use 1 & 2 (MU-1, MU-2) zoning districts and the rezoning of the following parcels: • Rezoning from R-1 b to CR-1 of the following parcels: 64.-6-1; 64.-6-2.2; 64.-6-3; 64.-7-2; 64.-7- 3; 64.-7-4; 64.-7-5; 64.-7-6; 65.-2-1; 65.-2-2; 65.-2-3; 65.-2-4; 65.-2-5; 67.-2-8; 67.-2-9; 67.-2-10; 67.-2-11; 67.-3-18; 67.-3-19; 67.-3-20; 67.-3-21; 67.-3-22; 83.-6-2; and 84.4-1. • Rezoning from R-3a to CR-1 of the following parcel: 64.-7-1. • Rezoning from R-2a to CR-2 of the following parcels: 64.-3-1; 64.-3-2; 64.-3-3; 64.-3-4; 64.-3-5; 64.-3-6; 64.-3-7; 64.-3-8; 64.4-1; 64.4-2; 64.4-3; 64.4-4; 64.4-5; 64.-5-1; 64.-5-2; 64.-5-3; 64.- 5-4; 64.-8-7; 64.-8-8; and 65.-1-1. • Rezoning from R-2b to CR-2 of the following parcels: 68.-6-12; 68.-6-13; 68.-6-14; 68.-6-15; 68.-7-2; 68.-7-3; 68.-7-4; 68.-7-5; 68.-7-6; 68.-7-7; 68.-7-8; 68.-8-6; 68.-8-9; 83.-3-2; 83.-3-3; 83.- 3-4; 83.-3-5; 83.-3-6.1; 83.-3-6.2; 83.-3-7; 83.-3-8; 83.-3-9; 83.4-1; 83.4-3; 83.4-4; 83.4-5; 83.- 4-6; 83.-6-1; and 83.-6-3. • Rezoning from R-3a to CR-2 of the following parcels: 64.4-1; 64.4-2; 64.4-4; 64.-8-9; 64.-8- 10; 65.-1-2; 65.4-3; 65.-1-4; and 65.4-5. • Rezoning from R-lb to CR-3 of the following parcel: a portion of 67.-2-5 • Rezoning from R-2a to CR-3 of the following parcels: 64.-2-9; 64.-2-11; 64.-2-13; 64.-8-6 and a portion of 64.-2-13. • Rezoning from R-2b to CR-3 of the following parcels: 67.-2-3; 67.-2-4; 67.-3-23; 67.-3-24; 67.-3- 25; 67.-3-26; and a portion of 67.-2-5. • Rezoning from R-3a to CR-3 of the following parcels: 64.-2-7; 64.-2-8; 64.-8-1; 64.-8-2; 64.-8-3; 64.-8-4; 64.-8-5; 64.-8-11; 64.-9-3; 64.-9-4; 64.-9-5; 67.-3-2; 67.-3-3; 68.-5-14; 68.-5-15; 68.-5- 16; 68.-5-17; 68.-5-18; 68.-5-19; 68.-6-1; 68.-6-16; 68.-6-17; 68.-6-18; 68.-6-19; and a portion of 64.-2-13. • Rezoning from R-3b to CR-3 of the following parcels: 64.-9-7; 64.-9-8; and 64.-9-9. • Rezoning from R-lb to CR-4 of the following parcels: 67.-2-1; 67.-2-2; 67.-2-12; 67.-2-13; 67.-2- Page 20 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 14; 67.-2-15; 67.-2-16; 67.-2-17; and 67.-2-18. • Rezoning from R-3a to CR-4 of the following parcels: 64.-2-2; 64.-2-4; 64.-2-5; 64.-2-6; 64.-2- 14; 64.-2-15; 64.-2-17; 64.-2-18; 64.-2-19; 64.-2-20; and 64.-2-22. • Rezoning from R-3b to CR-4 of the following parcels: 64.-9-1; 64.-9-2; 64.-9-6; 64.-9-10; 64.-10- 7; 64.40-8; 64.40-9; 64.-10-10; 64.40-11; 64.40-13; 67.-1-4; 67.-1-5; 67.-1-6; 67.-1-7; 67.-1-8; 67.-3-1; 67.-3-29; 67.-3-30; 67.-3-31; 68.-4-3; 68.-4-9; 68.4-10; 68.4-11; 68.-4-12; 68.-4-13; 68.- 4-14; 68.4-15; 68.-5-2; 68.-5-3; 68.-5-4; 68.-5-5; 68.-5-6; 68.-5-7; 68.-5-8; 68.-5-9; 68.-6-2; 68.- E-3; 68.-6-4; 68.-6-5; 68.-6-6; 68.-6-7; 68.-6-8; 68.-6-9; 68.-6-10; 68.-6-1 l; 83.-4-2; and portions of 64.40-15; 67.-1-1; and 67.4-3. • Rezoning from B-2b to CR-4 of the following parcel: a portion of 68.4-10. • Rezoning from R-3b to MU-1 of the following parcels: 67.-1-9; 67.-1-10; 67.-1-11; 67.-1-12; 68.- 5-10; 68.-5-11; 68.-5-12; 68.-5-13; and a portion of 67.-1-3. • Rezoning from R-3a to MU-2 of the following parcels: 64.-2-23; and 64.-2-24. • Rezoning from R-3b to MU-2 of the following parcels: 64.40-6; and a portion of 63.-6-17. • Rezoning from U-1 to MU-2 of the following parcel: portions of 63.-5-2; 63.-5-8; and 64.-2-1. • Rezoning from B-2b to MU-2 of the following parcels: 63.-5-3; 63.-5-5; 63.-5-7; 63.-5-9; 63.-6-1; 63.-6-2; 63.-6-3; 63.-6-4; 63.-6-5; 63.-6-8; 63.-6-14; 63.-6-19; 63.-6-20; 63.-6-21; 63.-6-23; 63.-6- 24; 63.-6-25; 63.-6-26; 64.-2-26; 64.-2-27; 64.-2-28; 64.-2-29; 64.-2-30; 64.-2-31; 64.-2-32; 64.- 10-1; 64.40-2; 64.40-3; 64.-10-4; 64.40-5; 64.40-17.2; 64.40-18; 64.40-19; 64.40-20; 64.-10- 21; 68.4-6; 68.4-7; 68.4-8; and portions of 63.-5-2; 63.-5-8; 63.-6-17; 64.-2-1; 64.40-15; and 67.-1-1. ENVIRONMENTAL IMPACTS Impact on Land-No Impact There are no immediate impacts on land that are anticipated as W esult of this re-zoning. The proposed zoning will allow for taller buildings and buildings that cover a larger portion of the lot to be constructed in some locations; however, there will be no immediate change in the built environment as a result of this action. Any new construction will undergo a separate environmental review that will be no less protective of the environment and will assess any impacts on land. Impact on Water-No Impact There are no impacts on water anticipated as a result of this action. Impact on Air-No Impact There are no impacts on air anticipated as a result of this action. Impact on Plants and Animals-No Impact There are no impacts on plants or animals anticipated as a result of this action. Impact on Aesthetic Resources-Small to Moderate Impact The Collegetown Area Form District is a hybrid code that includes regulation of use, density, and physical form with the intention of creating an exceptional urban environment. The existing built environment was a key consideration during the preparation of the hybrid code, and the proposed code emphasizes compatibility with the existing structures, particularly in the residential zones, and consistent transitions between districts. The proposed zoning would allow for taller structures and structures of greater lot coverage to be constructed in certain areas of Collegetown; however, the code's form requirements minimize the impacts of the increased height and lot coverage. It is also important to note that building height is measured in stories and Page 21 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc feet, and a building must meet both requirements. Additional height in feet is provided to allow adequate space for mechanicals and high-quality design finishes. While it may be feasible to design a building with a greater number of stories within the maximum allowed height in feet, the building must meet both requirements. The largest change in maximum building height will be from 40' (existing) to 70' (proposed) or 4 stories (existing) to 5 stories (proposed) in the proposed MU-1 district. This district would also have the greatest change in lot coverage (from 40% to 70%). A maximum fagade length of 150' for row houses and 75' for all other structures is proposed in this district to break up buildings and allow light and views between structures. �d. Afiaan The tallest permitted structures will be in the MU-2 district, where a maximum building height of 6 stories and 80' is proposed (currently 6 stories and 65'). While a potential increase of 15' in overall building height is possible, the district will remain at its current maximum of 6 stories. No maximum fagade length is proposed, but the current built environment in this district does not include any breaks between structures. Additional form requirements help address viewshed concerns in the dense MU-2 district. An additional 5'- 7' setback along the 100- and 200-blocks of Dryden Road will open the view through this corridor while achieving the primary objective of providing additional space for wider sidewalks. Either (1) a 10' chamfer or (2) a 5' setback on corner lots within the MU-2 district will provide additional light and air at busy intersections. New construction is not expected to eliminate any scenic views that are significant to the community. However, any new construction will have to undergo a full environmental review that will be no less protective of the environment and will assess any impacts on views. See also "Impact on Growth and Character of Community or Neighborhood" PnP8P�,4,;8g_ Impact on Historic and Archaeological Resources—Small to Moderate Impact The project includes the re-zoning of two designated local landmarks, the Grandview House (209 College Avenue) and the John Snaith House (140 College Avenue). The proposed zoning will not be incompatible with these landmarks. Regardless of the underlying zoning, all new construction and exterior alterations on the same tax parcel as an individually designated local landmark are subject to review and approval by the Ithaca Landmarks Preservation Commission for compliance with Sections 228-5 (B) and (C) of the Municipal Code. At its meeting on November 12, 2013, the Ithaca Landmarks Preservation Commission reviewed the proposed Collegetown Area Form Districts as it relates to the locally-designated landmarks and indicated that the ILPC has no concerns about the proposed rezoning of these two properties. The project area is also contiguous to the East Hill Historic District, but there is no anticipated impact on the historic district. Further studies of additional historic resources within the Collegetown Area Form Districts are anticipated. Impact on Open SpaceRecreation—No Impact There are no impacts on open space and recreation anticipated as a result of this action. Impact on Unique Natural Areas and Critical Environmental Areas—No Impact The project area is contiguous to UNA-136, Cascadilla Gorge, but there are no impacts on the Cascadilla Gorge or any other unique natural area or critical environmental area anticipated as a result of this action. Impact on Transportation — Small to Moderate Impact Page 22 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc The proposed zoning regulations include the elimination of minimum off-street parking requirements for existing structures and new construction within the MU-1 and MU-2 districts. It is estimated that eliminating minimum off-street parking requirements could immediately allow an additional 88 occupants to inhabit existing structures within the proposed MU-1 and MU-2 districts (currently zoned R-3b and B-2b). Additionally, any new construction in these districts would not be required to provide off-street parking; however, a property owner may continue to provide it if he/she chooses to do so. The proposed zoning regulations also eliminate the minimum off-street parking requirement within the CR-4 district for any building the meets current New York State Building Code or New York State Residential Code for new construction, provided that a transportation demand management plan is accepted by the Planning and Development Board during site plan review. Currently, none of the properties within the proposed CR-4 district meet current New York State code for new construction; therefore, all of the properties must continue to provide at least the minimum required off-street parking. Future redevelopment, including new construction or extensive renovations, may not be required to include off-street parking. In addition to meeting current state code for new construction, a transportation demand management plan that considers transportation impacts of the proposed development as well as transportation alternatives that are available to building occupants must be accepted by the Planning and Development Board during site plan review. See the attached Transportation Demand Management Plan Guidelines. While off-street parking would not be required in the MU districts and under certain circumstances in the CR- 4 district under the proposed zoning, it is anticipated that alternate transportation modes will accommodate most travel needs. These districts are located in the central area of Collegetown that is well-served by multiple TCAT routes and is convenient for pedestrian, bicycle, and carshare travel. The City's Dryden Road Parking Garage has excess capacity and is also available for residents who choose to bring a car and do not rent a parking space from a pn roperty owner. Alternatively, remote parking options are available at Cornell University's A and B lot M provide a TCAT pass) and the City's downtown parking garages (which offer a reduced fee). e The proposed zoning would also reduce the residential off-street parking requirement in the CR-3 and CR-4 districts from 1 space for every 2 residents to 1 space for the first 3 bedrooms, 2 spaces for 4-5 bedrooms, and 1 space for each additional bedroom. The proposed requirement is the same requirement that is in place for other multiple-residence zoning districts within the city. A 2012 parking study found the Collegetown Parking Overlay Zone's off-street parking requirements to be too high. The proposed change would make off-street parking requirements in the CR-3 and CR-4 districts consistent with other areas of the city. The proposed zoning would result in approximately 413,000 square feet of additional development potential. The majority of this development potential would be concentrated in the CR-4 and MU-1 districts. As noted above, these areas are well served by alternate modes of transportation and a public parking garage. It is not anticipated that the additional development potential allowed under the proposed zoning will have significant transportation impact. However, any new construction will have to undergo a full environmental review that will be no less protective of the environment and will consider any impact on transportation. Impact on Energy—No Impact There are no impacts on energy anticipated as a result of this action. Sufficient infrastructure capacity exists to support new development. 1 "Collegetown Parking Study"by Fall 2012 CIPA Capstone Class Page 23 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc Impact on Noise and Odors—No Impact There are no impacts on noise and odors anticipated as a result of this action. Impact on Public Health—No Impact There are no impacts on public health anticipated as a result of this action. Impact on Growth and Character of Community or Neighborhood—Small to Moderate Impact Over the past several years, the City has focused on returning Collegetown to its former status as a vibrant commercial center surrounded by strong residential neighborhoods. The Collegetown Vision Statement was endorsed by the Common Council in 2007 and was followed by a neighborhood plan for the area, the "2009 Collegetown Urban Plan & Conceptual Design Guidelines." The Collegetown Area Form Districts is a critical implementation measure of the 2009 Collegetown plan; the proposed zoning regulations are designed to accommodate the needs of all those who live, work, and visit the Collegetown area while improving the urban environment. More specifically, the Collegetown Area Form Districts are intended to: (1) encourage exceptional urban design and high-quality construction; (2) regulate elements of building form to ensure a consistent transition between higher-density and lower-density districts; (3) concentrate additional development in the central areas of Collegetown and protect the character of the surrounding established residential neighborhoods; (4) preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and (5) promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes of transportation. With the adoption of the new code, the City aims to encourage replacement of older structures that are not up to current code and incentivize development of underutilized sites in alignment with smart growth principles. If adopted, the Collegetown Area Form Districts will be the City's first form-based code. The adoption of the code will have the positive impact of improving the urban character of the Collegetown area. Additionally, the Common Council endorsed conceptual design guidelines as part of the 2009 Collegetown plan, and the City is moving forward with the preparation of design standards for the areas included in the Collegetown Area Form Districts. The design standards will build upon the form-based code by providing clear, defined specifications for design issues not covered in the new code, such as building materials, architectural design details, and treatment of the building site. Together, the Collegetown Area Form Districts and the Collegetown design standards would improve the urban environment, both aesthetically and functionally, while providing property owners and residents with an understanding of how new construction would impact their neighborhood. These new regulations could serve as a model for use in other areas of the city. The proposed zoning would result in approximately 413,000 square feet of additional development potential within the Collegetown Area Form Districts. The majority of this development potential would be concentrated in the CR-4 and MU-1 districts. In doing so, the proposed zoning achieves one of the key goals of the "2009 Collegetown Urban Plan & Conceptual Design Guidelines" to concentrate additional growth and development in the central part of Collegetown and limit further expansion into the surrounding neighborhoods. The adoption of the proposed zoning could cause the density of land use within the proposed CR-4, MU-1, and, to a lesser degree, MU-2 districts to increase, but this increase would be in keeping with the endorsed land use plan for the Collegetown area. Furthermore, the permitted increase in density in the CR-4, MU-1, and MU-2districts is intended to alleviate development pressure on the adjacent neighborhoods. Public controversy for this action has not yet been determined. There have been numerous opportunities for public comment on the draft Collegetown Area Form Districts and many comments have been incorporated into the version proposed for adoption. A public information session was held on December 11, 2013, and a public hearing will be held before the Common Council considers the proposed re-zoning. Page 24 j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 1/6/14 Collegetown Area Form Districts-Transportation Demand Management Plan Guidelines Properties within the CR-4 district shall have no minimum off-street parking requirement, provided that: (1) The buildings fully comply with New York State Building Code or New York State Residential Code for new construction; and (2) A transportation demand management plan is accepted by the Planning and Development Board during the site plan review process. The City of Ithaca Planning and Development Board may require a transportation demand management plan for other properties during the site plan review process. In the transportation demand management plan,the applicant shall address the following: (1) Transportation impacts of the project; (2) Transportation alternatives available to building occupants; (3) Number and location of any off-street parking spaces; (4) Number and location of any bicycle parking spaces and bicycle storage; (5) Number and location of any loading and delivery spaces; (6) Availability of sufficient handicapped accessible parking in the area that is located on an accessible route to the project; (7) Steps that will be taken to encourage use of alternate modes of transportation (other than single-occupancy vehicles); (8) If residential, management of move in and move out of residents T CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING& ECONOMIC DEVELOPMENT 1i JOANN CORNISH, DIRECTOR Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org .9PURA�Ea....r Fax: 607-274-6558 Fax: 607-274-6558 To: Planning and Economic Development Committee From: Phyllis Radke, Director of Zoning Administration Date: January 2, 2014 Re: Concept Memorandum: Transition Regulations, Lots in Two Districts A current trend in contemporary zoning is to rid ordinances of archaic standards such as transition regulations where a lot divided by two zoning districts, one more restrictive than the other, is allowed the opportunity to transition a specified number of feet into the more restrictive zone. In determining best zoning practices, Planners are moving away from some tools of conventional zoning because they often lack the design controls that produce a clearer development outcome. Because of the problems that transition zoning may cause, the Planning Department staff has been asked to write a Concept Memorandum that proposes the removal of transition zoning from our current Zoning Ordinance. Transition zoning for a lot divided by two zoning districts has been a tool used since the City Zoning Ordinance was first enacted in 1925. This Zoning Ordinance stated under Section 8 (i) Classification of Boundary Lots, the following: "Where a district boundary line divides a single ownership lot . . . . a permit may be authorized in either portion of such lot to extend to the entire lot except that such authorization shall not extend more than thirty (30) feet beyond the boundary line of the district in which the use is authorized." This 1925 regulation, as found in our current Zoning Ordinance under Section 325- 19A., "Transition regulation, Lots in two districts", is slightly modified but still allows for the same ability to change the boundaries of a zoning district. Section 325-19A. states: "Where a district boundary line divides a lot . . . , the regulations for the less restrictive portion of such lot shall extend not more than 30 feet into the more restrictive portion, provided that the lot has frontage on a street in the less restrictive district." In more recent history, The City Planning Department has been creating specific design standards for various neighborhoods. They also have been careful to create districts that follow a lot's property line instead of dividing any property into two districts with different district regulations. The Planning Department also has made a number of efforts to juxtapose districts so that there is a natural transition from more restrictive zones to less restrictive zones. This provides the barrier needed to protect neighborhoods. When a lot, which is divided into two zones, is allowed to extend 30 feet into a more restrictive zone, it breaks this barrier of protection. Furthermore, it should be noted that the writers of the Collegetown Area Form Districts have opted not to use Section 325-19A. "Transition regulations, Lots in two districts" of the City Zoning Ordinance in their proposed new regulations for Collegetown. Though there are a couple of lots that have two zoning districts in their plan, this situation was purposely avoided. They believe that allowing a property owner to have a use allowed in one district to project into another district, where the use is not permitted, would destroy the continuity of the prescribed form districts. The use of a regulation that allows non-permitted uses to extend 30 feet into a more restrictive zone where such use would otherwise not be permitted is counter- productive to Planning's current objective of defining neighborhoods through the careful use of district regulations and design standards. This transition tool, which allows a property owner to benefit by the accidental division of a lot into two districts, challenges the protection zoning affords those living in a more restrictive district. Therefore, it is recommended that Section 325-19A. "Transition regulations, Lots in two districts", be removed from the Zoning Ordinance and this Section of the ordinance be renumbered. "An Equal Opportunity Employer with a2commitment to workforce diversification." CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 gTq DEPARTMENT OF PLANNING,BUILDING&ECONOMIC DEVELOPMENT o may Division of Planning&Economic Development E*s JOANN CORNISH, DIRECTOR OF PLANNING&ECONOMIC DEVELOPMENT [�`: . °•'4 PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA— �� � � 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: January 9, 2014 RE: Proposal to Amend Waterfront Zoning District Last month the Committee discussed the proposal to expand the waterfront zoning district and directed staff to prepare a draft ordinance for circulation. Upon further review of the proposal, additional questions have been raised. Previously staff recommended establishing a new WF-3 zoning district that would expand the permitted uses and area restrictions of the WF-2 zoning district, but would also allow for light industrial uses. The WF-2 zone lists water-related, light manufacturing as an allowable use, however, it also lists all uses in the B-2 district, which allows confectionary, millinery, dressmaking and other activities involving light hand fabrication and sales. The City Code does not currently define light industrial uses. If the committee would like to expand the allowable uses in order to allow for more "industrial" uses, the code will also need to be amended to define these uses. Staff is requesting guidance on the types of additional uses that Council would like to allow. Below are some sample definitions from other communities using two different approaches: Light Industrial Uses: A light industrial use where all processing, fabricating, assembly, or disassembly of items takes places wholly within an enclosed building. Typical items for processing, fabricating, assembly, or disassembly under this use include but are not limited to apparel, food, drapes, clothing accessories, bedspreads, decorations, artificial plants, jewelry, instruments, computers, and electronic devices. Light Industrial District: Industries locating in this district are characterized as being lower in intensity, cleaner, and generally more compatible when located adjacent to commercial areas than are heavy manufacturing uses. Restricted industrial districts are intended to permit only those light industrial and other uses that will not generate excessive noise, particulate matter, vibration, smoke, dust, gas, fumes, odors, radiation and other nuisance characteristics. Restricted industry is capable of operation in such a manner as to control the external effects of the manufacturing process.