HomeMy WebLinkAbout03-08-16 Planning and Development Board Special Meeting Agenda
NOTICE OF SPECIAL MEETING & AGENDA
A Special Meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:30 p.m. on MARCH 8, 2016 in the
SECOND FLOOR CONFERENCE ROOM, City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Start Time
1. Agenda Review 6:30
2. Chain Works District — Draft Generic Environmental Impact Statement (DGEIS): Consideration of
Adequacy for Public Review
6:35
A. Review Comments Response Summary
B. Lead Agency Discussion & Comments
C. Consideration of Adequacy of DGEIS
3. Adjournment 8:30
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning Division – 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
ACCESSING ONLINE PROJECT MATERIALS
Chain Works District Project applicant document submissions can be found on the official
project web site at https://chainworksdistrict.com/submissions, or the City’s project web site
at http://www.cityofithaca.org/514/Chain‐Works‐District‐Redevelopment‐Proje.
Please do not hesitate to contact the Planning Division office if you have any questions or you
need any assistance accessing the project materials. You are also always welcome to visit the
Planning Division at any time during regular office hours (8:30‐4:30, Mond.‐Frid.) to view
original hardcopy materials.
If you have a disability & would like specific accommodation
to participate, please contact the City Clerk at 274‐6570 by
12:00 p.m., the day before the meeting.
Tas k
Pl annin g Co mmittee M ee tin g
Chain Works District Pub lic Information Session
Pl anni ng Comm ittee Meeti ng
Common Counc il M ee tin g
Planning Board Meeting
Planning Boa r d Meeting
Planning Boa r d Meeti ng
PB Special Meeting-Adequacy Vote
Planning Committee Meeting
Plann i ng Board Meeting
Joint Planning Committee Mtg
PB Meeting Public Hearing (5th Tuesday)
PB Meeting Public Hearing #2 (if needed)
Joint Planning Committee Mtg
End of EIS Pub lic Comment Period
Planning Board Special Meeting
Joint PB Special Meeting-Review Comments Matrix
Planning Committee Meeting
App l icant submits FGEIS (draft)
Planning Committee Meeting
Planning Board Meeting
Planning Committee Meeting
Planning Board Meeting
Involved Agency Finding Deadline
Lead Agency Fi nd i ngs Adoption Deadline
PB Meeting-Adopt Findings
Planning Board Meeting
Common Council Meeting
Chain Works District Combined PUD SEQR Timelines
as of 3/3/16
SEQR CITY PUD Purpose I Notes
9-Jul-14 Approval to Circulate and Ho ld Pu b lic Info rm ation Sess i o n
5-Aug-14 To receive comment from the public & other interested parti es
13-Aug-15 Public Hearing & Recommendation of Conditional Approval to Counci l
3-Sep-14 Conditional Approval of CWO PUD
28-0ct-14 28-0ct-14 Positive Declaration of Environmental Significance -GElS Requ i red
18-Nov-14 18-Nov-14 Public Seeping Session of GElS
26-Jan-16 26-Jan-16 Submission of Draft Generic Environmental Impact Statement (DGE IS)
8-Mar-16 DGEIS deemed adequate for Public Review
9-Mar-16 Staff Report on Process and Timeline
22-Mar-16 Staff Report on Process and Timeline
23-Mar-16 Review proposed Draft PUD Zoning
29-Mar-16 15+ days after Adequacy
5-Apr-16
20-Apr-16 Review Revised Draft PUD Zoning
60 days from Adequacy
31-May-16 Review Comments Matrix
7-Jun-16 Tentative (Reg. Town PB Meeting)
8-Jun-16 Approval to Circulate draft PUD Zoning
TBD
13-Jul-16 Public Hearing on Draft CWO PU D
TBD Review FGEIS
TBD Rec. to CC to Adopt Zoning
TBD FGEIS Resolution of Completion
TBD 10 days after FEIS NOC
TBD 30 days after FEIS NOC
TBD w/in 30 days after FEIS NOC
TBD Prelim. Site Plan Approval (whole project) Final SPA-Phase 1
TBD Adoption of CWO PUD Zoning
-------------------------
PROPOSED RESOLUTION Regarding Completeness and Adequacy for Public Review
Draft Generic Environmental Impact Statement (dGEIS)
Chain Works District (CWD)
City of Ithaca Planning and Development Board
March 8, 2016
WHEREAS: the City has received applications to the City of Ithaca Planning and Development Board
(the Planning Board) for Site Plan Approval and to the City of Ithaca Common Council (Common
Council) for a Planned Unit Development (PUD) for the Chain Works District (CWD) Project to be
located at 620 S. Aurora Street, by Scott Whitham and Jamie Gensel for David Lubin of Unchained
Properties, and
WHEREAS: as the 95-acre parcel traverses the City and Town of Ithaca’s municipal boundary, the
project sponsor has also applied for Site Plan Approval from the Town of Ithaca Planning Board and
Planned Development Zone (PDZ) from the Town Board, and
WHEREAS: the CWD project is a proposed mixed-use development consisting of residential, office,
commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space within the
existing 95-acre Site. Completion of the Project is estimated to be over a seven-to-ten year period. The
first phase (Phase I) will consist of redeveloping four buildings generally located at the northern and
southern most ends of the complex of existing buildings. These first four buildings are approximately
_________ sf and will house office, a mix of office and residential, and industrial uses. Subsequent
phases of development will be determined as the Project proceeds and will include new structures to
complete a full buildout of 1,706,150 sf, and
WHEREAS: the Property is listed on the New York State Inactive Hazardous Waste Site Registry as a
“Class 2 Site” which indicates the Property contains contamination that constitutes a significant threat to
public health or the environment. Implementation of the proposed project will require remediation of
contaminated portions of the site to an acceptable standard for the intended use, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance,
§176-4 B. (1) (d), (i), (j), (k) and (n), and (2), (3) and (6), and the State Environmental Quality Review
Act, §617.4 (b) (2), (3), (5)(iii) and (6)(ii) & (iv) and is subject to environmental review, and
WHEREAS: this project will require approval from Common Council, the Planning Board, the Town of
Ithaca Town Board, the Town of Ithaca Planning Board, the Tompkins County Department of Health, the
NYS Department of Health, the NYS Department of Transportation, and the NYS Department of
Environmental Conservation, and
WHEREAS: Common Council, the Town of Ithaca Town Board, the Town of Ithaca Planning Board, the
Tompkins County Department of Health, the NYS Department of Health, the NYS Department of
Transportation, and the NYS Department of Environmental Conservation, all consented to the City of
Ithaca Planning Board being Lead Agency for this project, and
WHEREAS: the City of Ithaca Planning Board, acting as Lead Agency, made a Positive Declaration of
Environmental Significance on October 2, 2014, directing the applicant to prepare a Draft Generic
Environmental Impact Statement (DGEIS) to evaluate potential impacts of the proposed Chain Works
District project, and
WHEREAS: in accordance with the State Environmental Quality Review Act, §617.10, a Generic EIS
was chosen for this project because it involves rezoning of a large area to allow for a sequence of actions
that are projected to span many years and because the project is based on a Conceptual Site Layout Plan
that involves both well-defined elements as well as less defined components that will be designed and
developed in future phases, and
WHEREAS: on October 18, 2014, the City of Ithaca Planning Board held a Public Scoping Session to
identify issues to be analyzed in the Generic Environmental Impact Statement for the proposed Chain
Works District project, and
WHEREAS: the City of Ithaca Planning Board, after advertising a public comment period on the
proposed scope, also solicited written comments from the public regarding the issues to be analyzed, and
WHEREAS: the City of Ithaca Planning Board also solicited comments from involved agencies for the
project regarding the issues to be analyzed, and
WHEREAS: the City of Ithaca Planning Board did, on January 13, 2015, approve a Scoping Document,
and
WHEREAS: on January 26, 2016 the applicant submitted a DGEIS to the City of Ithaca Planning Board,
which examined possible environmental impacts, and
WHEREAS: the City of Ithaca Planning Board, acting as Lead Agency for environmental review, has
reviewed the DGEIS submitted on January 26, 2016 (with a cover date of January 5, 2016) for
completeness and adequacy for the purpose of public review and comment, and has with the assistance of
City staff and the City’s consultant, Phillips Lytle LLP, found the DEIS to be satisfactory with respect to
its scope, content, and adequacy, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, acting as Lead Agency, on March
8, 2016, does hereby find that the DGEIS for the Chainworks District Project dated January 5, 2016 is
adequate and complete for public review, including the changes agreed upon and recorded in the course
of this meeting on March 8 2016, and be it further
RESOLVED: that a public hearing on the DGEIS be scheduled by the City of Ithaca Planning and
Development Board for 7 p.m. on Tuesday, March 29th, 2016, and that written comments will be accepted
until 4:30 p.m. on Monday, May 9th 2016, to obtain comments from the public on potential environmental
impacts of the proposed action as evaluated in the DGEIS, and be it further
RESOLVED: that the City of Ithaca Planning and Development Board hereby directs the City of Ithaca
Planning staff to take those steps, including filing a Notice of Completeness of the DEIS and Notice of
SEQRA Hearing as required under 6 NYCRR Parts 617.10 and 617.21 and distributing the DGEIS to all
involved agencies and the public, as may be necessary or appropriate to commence public review of the
DGEIS.
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(
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r
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(
D
G
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c
h
a
p
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r
8
)
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c
t
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8
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1
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2
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N
N
8
.
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.
2
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2
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N
N
8
.
2
Fr
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m
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:
"
The Project would provide jobs, economic stimulus and
to
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.
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.
3
.
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3/4/2016
Chain Works District Design Standards - 1
Applicant’s Note: The following draft Design Standards as well as the Planned Unit Development (PUD) and Planned
Development Zone (PDZ) Regulations are offered as part of the Draft Generic Environmental Impact Statement (DGEIS) for
adequacy and proposed by the Applicant to be considered by the City Common Council and Town Board when establishing
the PUD and PDZ to create the Chain Works District. The Design Standards, PUD and PDZ are to deemed DRAFT and
subject to revision under reviews by the City Common Council and Town Board, respectively.
Draft
Chain Works District Form and Use Regulations
SCHEDULE B: DESIGN STANDARDS
Town of Ithaca Planned Development Zone No. XX
City of Ithaca Planned Unit Development Zone No. 1
Draft Revision: February 29, 2016
2
This Page Left Intentionally Blank
Contents
A - Introduction 4
B - Applicability 4
C - Design Review and Approval Required 4
D - Definitions 5
E - Sub Areas 10
1 – Natural Area / CW1 10
2 – Neighborhood General Area / CW2 12
3 – Neighborhood Central Area / CW3 11
4 – Manufacturing Area / CW4 11
F - Parking 12
G - Public Lighting 13
H - Thoroughfare Assemblies 15
I - Signage 23
J - Building Precedents 27
4
TO WATERLOO
(42 MILES)
CAYUGA
LAKE UV34 UV34 UV VILLAGE OF
CAYUGA HEIGHTS
930F
V13
TO AUBURN
(37 MILES) TO CORTLAND
(32 MILES) UV 96 UV89 UV79 UV 13
TO WATKINS GLEN
(24 MILES) CORNELL
UNIVERSITY UV366
TOWN OF
DRYDEN
UV96B
UV96B UV79
UV13A
UV13
CHAIN WORKS
DISTRICT
ITHACA
COLLEGE
TO WHITNEY POINT
(32 MILES)
TO HORSEHEADS
(28 MILES) TO WAVERLY
(36 MILES)
PROJECT LOCATION:
CITY/TOWN OF ITHACA
TOMPKINS COUNTY
NEW YORK
A - Introduction
The following establishes the form and use regulations for the Chain Works District. “Figure 2 Chain Works District
Location Map” on page 4 depicts the Chain Works District boundary and its location within the Town and City of
Ithaca.
The purpose of this document is to describe design standards intended to create a vibrant and walkable mixed-use
district in a way that respects and enhances the form and character of the industrial heritage of this place.
Figure 2 Chain Works District Location Map
B - Applicability
a) No Building or part thereof within the Chain Works District shall be erected, moved, or altered on its exterior
unless in conformity with the regulations herein.
b) In the event that provisions of the Chain Works District Form and Use Regulations conflict with other sections
of the City Municipal Code or the Town Municipal Code, the Chain Works District Form and Use Regulations
shall prevail.
c) In cases of nonconforming uses, buildings, and lots, refer to Chapter 325 Zoning, Article VI for the City and
Chapter 270, Article XXV of the Town.
C - Design Review and Approval Required
No building permit shall be issued or structure or Building shall be erected, and no Building or structure shall be
enlarged or extended until site plan approval has been obtained. Site plan approval including the design review process
set forth in the appropriate municipal code where the work is being proposed is required in the following situations:
a) all new construction of Buildings or site infrastructure
b) renovation and/or rehabilitation of existing Buildings involving a change of use including initial conversion from
vacant industrial uses
c) use changes not reflected in the Conceptual Site Layout Plan
Chain Works District Design Standards - 5
Design review and site plan approval does not apply to interior work not visible from the Public Way, exterior paint
colors, changes to existing windows or doors, or the addition of windows or doors to existing buildings in a pattern
consistent with the existing windows and doors when deemed appropriate by the Director of Planning.
D - Definitions
The definitions of City of Ithaca Zoning Chapter §325-3 shall control in the portions of land lying within the City of
Ithaca, except where a definition is provided below.
The definitions of Town of Ithaca Zoning Chapter §270-5 shall control in the portions of land lying within the Town of
Ithaca, except where a definition is provided below or otherwise specified herein.
(1) Arcade
A private Frontage conventional for retail use wherein the Facade is a colonnade supporting habitable space that
overlaps the Sidewalk, while the Facade at Sidewalk level remains at the Frontage Line.
(2) Blank Wall
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 to the
Facade (paint color is not considered a substantial change).
Maximum 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 as indicated for each Sub Area.
(3) Buffer
An area of natural or maintained plantings and without primary Buildings, except as described below:
a) Accessory Buildings
b) Thoroughfares
(4) Building
A structure having a roof supported by columns or by walls and intended for shelter, housing, protection or enclosure
of persons, animals or property including porches and open air pavilions.
(5) Building Height
Building Height is regulated using number of Building Stories.
(6) Building Story
The vertical distance from top to top of two successive finished floor surfaces; and, for the topmost story, from the top
of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.
Blank Wall
Blank
Wall
Blank Wall
6
(7) 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) 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 edge of vehicular street.
c) Arcades may overlap Sidewalks.
(8) Design Speed
The velocity at which a Thoroughfare tends to be driven without the constraints of signage or enforcement. There are
four ranges of speed: Very Low: (below 20 MPH); Low: (20-25 MPH); Moderate: (25-35 MPH); High: (above 35 MPH).
Lane width is determined by desired Design Speed.
(9) Entry Door
A public door or entry 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, parking area, or internal
parking area are permitted. The street-facing entrance spacing requirements must be met for each building.
(10) Facade
The exterior wall of a building that is set along a Frontage Line.
(11) Facade Length
A measurement of the distance along an uninterrupted Facade without any changes in direction greater than 2 feet
deep by 8 feet wide running continuously from the ground plane through the roof.
(12) Frontage
The area between a building Facade and the Thoroughfare, inclusive of its built and vegetated components.
(13) Frontage Line
An imaginary line bordering a public Thoroughfare. Facades facing Frontage Lines are visible from the Public Way and
are therefore more regulated than the Facades facing other directions.
(14) Front Porches
If used:
a Front Porch must be a minimum of 6 feet deep, not including steps.
a Front Porch must cover at least 25% of the street-level story facade width of the unit that it serves.
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.
Chain Works District Design Standards - 7
(15) Front Stoops
6’
min
If used, a Front Stoop shall be a maximum of 6 feet deep, not including steps, and a maximum of 8 feet wide.
A Front Stoop may be roofed but not enclosed.
6’
max
5’
max
(16) Glazing
When required, Glazing is the minimum percentage of transparent windows and doors that must cover a street-level
story’s street-facing Facade.
(a) Glazing is considered transparent where it has a transparency higher than 80% and external reflectance of
less than 15%.
(b) Glazing is measured between 2 and 12 feet above the abutting sidewalk.
12’
2’
(17) Liner Building
A building specifically designed to mask a Parking Space, a Parking Lot or a Parking Structure from a Frontage.
(18) Mixed-Use
Multiple uses within the same building through superimposition or adjacency, or in multiple buildings by adjacency.
Min 33%
Gl
a
z
i
n
g
Se
t
b
a
c
k
Se
t
b
ac
k
8
(19) Open Space
Land intended to remain undeveloped; it includes hardscapes within a Public Way such as Plazas and includes park
pavilions or maintenance sheds.
(20) Parking Area
Resident, employee, customer and/or public parking: all or part of a lot or structure devoted to the parking of motor
vehicles for occupants of or visitors to adjoining or nearby buildings.
(21) Parking Setback
A line which extends vertically and parallel to the street, in front of which parking on the site is not allowed.
All surface parking areas shall be located behind the parking setback line the distance indicated in each Sub Area.
The parking setback line does not apply to on-street parking or to Parking Structures.
(22) Parking Space
An area for the temporary parking of a motor vehicle 153 +/- square feet (SF) in size exclusive of Parking Area circulation.
“Table 1 Example Parking Space sizes” on page 8 shows typical minimum sizes for a Parking Space. Other sizes may
be allowed by the Planning Board.
Table 1 Example Parking Space sizes
45-90 degree Parking Space 8.5 ft x 18 ft 153 SF
Parallel Parking Space 7 ft x 22 ft 154 SF
(23) Parking Structure
A building or part thereof containing one or more Building Stories of Parking Spaces which is designed specifically for
vehicle parking
(24) Pedestrian Shed
An area that is centered on a common destination. Its size is determined by the average walking distance of 1/4 to 1/2
mile or approximately a 5 to 10 minute walk.
(25) Planning Board
Either the Town or City of Ithaca Planning Board with jurisdiction over the land being developed
(26) Plaza
An outdoor area with a combination of hardscape and softscape dedicated for public use.
(27) Public Way
A Thoroughfare that has been deeded, dedicated or otherwise permanently appropriated to the public for public use
and which has a clear width and height of not less than 10 feet.
(28) Recessed Entry
A functioning entry that is set back a minimum of 12 inches from the front Facade of the building.
(29) Row House
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. Modules within a row house may consist of a single dwelling unit or may
contain multiple vertically-stacked dwelling units. Each module must have at least one street-facing functional entry.
(30) Setback
The distance between a Thoroughfare and a Facade, or between a Facade and an imaginary line equidistant between
two Facades, or between a property line and a Facade, whichever is applicable.
Chain Works District Design Standards - 9
(31) Sidewalk
The portion of the Thoroughfare intended for the use of pedestrians. Unless the Thoroughfare has been designated
primarily for pedestrian use the Sidewalk is that part of a Thoroughfare on the side intended for the use of pedestrians,
improved by hard smooth surfacing.
(32) Sub Area
An area with a defined boundary line separating portions of the Chain Works District intended for differing intensities
of development and uses
(33) Thoroughfare
A way for use by vehicular and pedestrian traffic and to provide access to Buildings, Plazas, and Open Spaces, consisting
of vehicular lanes and the Frontage.
(34) Thoroughfare Length
The shortest length of Thoroughfare between two intersections measured at the Frontage Line.
10 – Chain Works District Design Standards
E – Sub Areas
1 – Natural Area / CW1
The following Sub Areas are defined with their permitted uses and applicable definitions to be as of right:
Figure 1 Sub Areas
NEIGHBORHOOD CENTER SUB AREA (CW3)
TOTAL ZONE AREA - 1,730,639 GSF / 39.73 ACRES +/-
INDUSTRIAL SUB AREA (CW4)
TOTAL ZONE AREA - 447,340 GSF / 10.27 ACRES +/-
(1) Natural Area / CW1
These areas consist of lands approximating or reverting to a wilderness condition, including lands unsuitable for
development due to topography, hydrology, or vegetation. The CW1 Sub Area is intended to permanently protect areas
from development that would damage the contiguity, quality, character, and ecological function of natural areas. These
are permanently preserved as natural, open space with the following permitted uses: passive recreation, stormwater
management facilities which may consist of constructed wetland or other water cleansing and stormwater practices,
gardens, walking trails / recreational trails that may provide pedestrian connectivity to other zones, and other alike or
corresponding non-intrusive uses. New structures are only allowed if they serve as auxiliary to a permitted use. Sheds,
park restrooms, pavilions, gazebos, visitor centers, or affiliated buildings needed to maintain this area, are examples
of permitted auxiliary structures allowed in the Natural Area / CW1.
I – Site
a. Building Coverage Rate
The total area of all Buildings within the Sub Area may not exceed 2% of the total size of the Sub Area
boundary. Individual buildings shall not exceed 2,000 sf.
b. Maximum Building Density
Maximum density is measured by the gross square footage of building floor area. The total area of all
Buildings within the Sub Area shall not exceed 20,000 sf.
c. Building Setbacks and Separations
The network of private Thoroughfares to be developed will define Frontages for the existing and proposed
buildings. Building design and placement will also be determined by Setback requirements set forth below:
CW2
CW1
CW3 CW4
CW1 NATURAL SUB AREA (CW1)
TOTAL ZONE AREA - 1,039,404 GSF / 23.86 ACRES +/-
NEIGHBORHOOD GENERAL SUB AREA (CW2)
TOTAL ZONE AREA - 922,274 GSF / 21.17 ACRES +/-
Chain Works District Design Standards - 11
Table ** Sub Area CW1 Building Setbacks
Front 5 ft. minimum
Side None
Rear None
d. Required Buffer Areas
Not applicable for this Sub Area.
e. Public Planting Areas
Not applicable for this Sub Area.
II – Buildings
a. Allowable Uses
Permitted Uses within the CW1 Sub Area include the following:
• Public Passive Recreation;
• Public and semi-Public Institution whose purpose is environmental education;
• Public Pavilions;
• Sheds related to the maintenance of the Sub Area.
b. Building Heights
No Building shall exceed one Building Story. Story height shall not exceed 15 feet in height.
c. Maximum Façade Length
Not applicable for this Sub Area.
d. Minimum Frontage Build Out
Not applicable for this Sub Area.
e. Functional Entries
Not applicable for this Sub Area.
f. Glazing Requirements
Not applicable for this Sub Area.
g. Maximum Blank Wall
Not applicable for this Sub Area.
12 – Chain Works District Design Standards
(2) Neighborhood General Area / CW2
These areas will consist of primarily residential buildings. They may have a wide range of building types including
detached single family, multi-family, and rowhouses. Setbacks and landscaping are variable. Streets with curbs and
sidewalks define medium-sized blocks. Development is limited to 4 stories in height along the NYS Route 96B corridor
to match existing adjacent residential zoning, an additional 1-2 stories are allowed on the downhill side west of NYS
Route 96B consistent with the adjacent CW3 zone. NYS building codes will dictate side yard setbacks to allow for
rowhouses (e.g. zero lot line ).
I – Site
a. Building Coverage Rate
The total area of all Buildings within the Sub Area may not exceed 60% of the total square footage of the Sub
Area boundary.
b. Maximum Building Density
Maximum density is measured by the gross square footage of building floor area including multiple stories.
The total area of all Buildings within the Sub Area shall not exceed 700,000 sf. The aggregate gross square
footage of all Sub Areas combined shall not exceed 1,706,150 sf.
c. Building Setbacks and Separations
The network of Thoroughfares to be developed will define Frontages for the existing and proposed
buildings. Building design and placement will also be determined by Setback requirements set forth below:
Table ** Sub Area CW2 Building Setbacks
Front 5 ft. minimum and 18 ft. maximum
Side NYS Building Codes for fire separation
Rear NYS Building Codes for fire separation
d. Required Buffer Areas
Not applicable for this Sub Area.
e. Public Planting Areas
Public Plantings including street trees and plantings within the Public Way should comply with the latest
publication entitled Recommended Urban Trees: Site Assessment and Tree Selection for Stress Tolerance by
the Urban Horticulture Institute Department of Horticulture Cornell University Ithaca, New York.
Provide street trees on both sides of at least 60% of new and existing streets within the project between
the vehicle travel way and walkway, at intervals averaging no more than 40 feet (excluding driveways and
utility vaults).
II – Buildings
a. Allowable Uses
Chain Works District Design Standards - 13
Permitted Uses within the CW2 Sub Area include the following:
• Any Residential use as defined by The Building Code of New York State;
• Nursery school, child day care center;
• Bed and Breakfast Homes and Inn;
• In-home occupations with no more than 2 employees;
• Neighborhood Scale Retail (< 2,500 sf);
• Adult uses are excluded.
b. Building Heights
The CW2 Sub Area shall allow Buildings of up to four Building Stories with up to 2 additional stories
allowed below the uphill grade’s 1st story. Story height of any new building shall not exceed 18 feet in
height.
c. Maximum Façade Length
The Maximum Façade Length is 120 feet.
d. Minimum Frontage Build Out
No Building including Parking Areas shall be constructed in such a way that it would prevent the future build
out of the Frontage of up to 50% of Thoroughfare length.
e. Functional Entries
Functional public Entry Doors to the Buildings must occur at an average of 85 feet or less along
nonresidential or Mixed-Use buildings or blocks.
f. Glazing Requirements
The minimum glazing requirements is 30%.
g. Maximum Blank Wall
The maximum length for blank walls is 8 feet.
(3) Neighborhood Center Area / CW3
These areas will consist of higher density mixed-use buildings that accommodate retail, office, and other commercial
uses, rowhouses, apartments, and industrial uses. Adult uses are excluded. It has a tight network of streets, with
sidewalks, and buildings set close to the sidewalks. Open spaces consist of Plazas in addition to green space. The CW3
Sub Area will limit development to 6 stories, and allow for an additional 1-2 stories on the downhill side. The NYS
building codes will dictate building separation distances.
Chain Works District Design Standards - 15
I – Site
a. Building Coverage Rate
The total area of all Buildings within the Sub Area may not exceed 80% of the total size of the Sub Area
boundary.
b. Maximum Building Density
Maximum density is measured by the gross square footage of building floor area including multiple stories.
The total area of all Buildings within the Sub Area shall not exceed 900,000 sf. The aggregate gross square
footage of all Sub Areas combined shall not exceed 1,706,150 sf.
c. Building Setbacks and Separations
The network of Thoroughfares to be developed will define Frontages for the existing and proposed
buildings. Building design and placement will also be determined by Setback requirements set forth below:
Table ** Sub Area CW3 Building Setbacks
Front 0 ft. minimum and 12 ft. maximum
Side NYS Building Codes for fire separation
Rear NYS Building Codes for fire separation
d. Required Buffer Areas
• A minimum 30 foot Buffer from the property line, as located prior to January 1, 2016, is required for all
primary structures adjacent to existing residential uses located outside the Chain Works District.
• Accessory structures can be located within the required Buffer but must conform to required front,
rear and side yard setbacks.
• Vegetation within the required Buffer must be permanently maintained in a healthy growing condition
at all times.
e. Public Planting Areas
Public Plantings including street trees and plantings within the Public Way should comply with the latest
publication entitled Recommended Urban Trees: Site Assessment and Tree Selection for Stress Tolerance by
the Urban Horticulture Institute Department of Horticulture Cornell University Ithaca, New York.
Provide street trees on both sides of at least 60% of new and existing streets within the project between
the vehicle travel way and walkway, at intervals averaging no more than 40 feet (excluding driveways and
utility vaults).
II – Buildings
a. Allowable Uses
Permitted Uses within the CW3 Sub Area include the same as CW2, excluding detached dwellings, and
including the following:
• Assembly use;
• Business use;
• Educational use;
• Factory use;
16
• Mercantile use;
• Utility or Storage;
• Adult uses are excluded.
All uses as defined by The Building Code of New York State.
b. Building Heights
The CW3 Sub Area shall allow Buildings of up to six Building Stories with up to 2 additional stories allowed
below the uphill grade’s 1st story except within 100 feet of NYS Route 96B. All buildings within a 100 foot
buffer of NYS Route 96B shall be limited to four Building Stories with up to 2 additional stories allowed
below the uphill grade’s 1st story. Story height of any new building shall not exceed 24 feet in height.
c. Maximum Façade Length
The Maximum Façade Length is 120 feet.
d. Minimum Frontage Build Out
No Building including Parking Areas shall be constructed in such a way that it would prevent the future build
out of the Frontage of up to 70% of Thoroughfare length.
e. Functional Entries
Functional public Entry Doors to the Buildings must occur at an average of 85 feet or less along
nonresidential or Mixed-Use buildings or blocks.
f. Glazing Requirements
The minimum glazing requirements is 30% for non-retail uses and 70% for retail uses.
g. Maximum Blank Wall
The maximum length for blank walls for new building construction within the CW3 Sub Area is 20 feet.
(4) Manufacturing Area / CW4
These areas will consist of industrial uses in 2-4 story buildings. Adult uses are excluded.
I – Site
a. Building Coverage Rate
The total area of all Buildings within the Sub Area may not exceed 90% of the total size of the Sub Area
boundary.
b. Maximum Building Density
Maximum density is measured by the gross square footage of building floor area including multiple stories.
The total area of all Buildings within the Sub Area shall not exceed 300,000 sf. The aggregate gross square
footage of all Sub Areas combined shall not exceed 1,706,150 sf.
c. Building Setbacks and Separations
Chain Works District Design Standards - 17
The network of private Thoroughfares to be developed will define Frontages for the existing and proposed
buildings. Building design and placement will also be determined by Setback requirements set forth below:
Table ** Sub Area CW4 Building Setbacks
Front In accordance with the NYS Building Code
Side NYS Building Codes for fire separation
Rear NYS Building Codes for fire separation
d. Required Buffer Areas
Not applicable for this Sub Area.
e. Public Planting Areas
Plantings within parking areas should comply with the latest publication entitled Recommended Urban
Trees: Site Assessment and Tree Selection for Stress Tolerance by the Urban Horticulture Institute
Department of Horticulture Cornell University Ithaca, New York.
Provide shade by planting one (1) tree per ten (10) parking spaces in islands within the parking area.
II – Buildings
a. Allowable Uses
Permitted Uses within the CW4 Sub Area are as follows:
• Assembly use;
• Factory use;
• Utility or Storage;
• Adult uses are excluded.
All uses as defined by The Building Code of New York State.
b. Building Heights
The CW4 Sub Area shall allow Buildings of up to four Building Stories with up to 2 additional stories
allowed below the uphill grade’s 1st story. Story height of any new building shall not exceed 30 feet in
height.
c. Maximum Façade Length
Not applicable for this Sub Area.
d. Minimum Frontage Build Out
Not applicable for this Sub Area.
e. Functional Entries
Not applicable for this Sub Area.
f. Glazing Requirements
18
The minimum glazing requirements is 70% for retail uses.
g. Maximum Blank Wall
Not applicable for this Sub Area.
Chain Works District Design Standards - 19
F - Parking
(1) General standards for all off-street Parking Areas, driveways and curb cuts.
a) All parking must occur in approved Parking Spaces, Parking Areas or Parking Structures meeting the general
standards herein. Parking is specifically not permitted on lawns, sidewalks, or other spaces not developed as
a Parking Space.
b) Clear boundaries. All Parking Areas, including associated driveways and vehicle maneuvering areas, shall
have clearly defined boundaries. A “clearly defined boundary” shall mean, at a minimum, the existence of a
distinct edge to the material used to pave the parking area, such that the yard area where parking is permitted
is clearly distinguished from the yard area where parking is not permitted. Where approved parking areas
are contiguous with sidewalks or other paved areas, there shall be a minimum four-inch-high curb or other
equivalent continuous permanent barrier separating the Parking Area from other paving, except as required
to allow for accessibility.
c) Physical character of Parking Spaces. Each Parking Space shall be even-surfaced and internally unobstructed by
structures, walls, landscape elements or other obstructing features, except that low curbs or wheel stops may
be located within or adjoining a space if they do not impede vehicular access to or egress from the Parking
Space. Acceptable surface materials include crushed stone, brick, concrete, asphalt, permeable pavement, or
similar materials.
d) Drainage. All newly constructed or enlarged Parking Areas, including associated driveways and vehicle
maneuvering areas, shall have adequate provisions to prevent surface or runoff water from draining to or
across adjoining properties, Sidewalks or streets during, at a minimum, a two-year storm event. Stormwater
runoff shall not be designed to flow across any public Sidewalk as a primary method of delivering the runoff to
a stormwater facility. All drainage systems in existing Parking Areas shall be maintained in good working order.
e) Access requirements. The portion of access driveways extending from the street to the Sidewalk, or to the
property line if no Sidewalk exists, must be hard-surfaced with concrete, brick, asphalt or other approved
material, as required by the municipal engineer.
f) Driveways. Where permitted, one-way driveways shall have a minimum width of 10 feet and a maximum width
of 12 feet. Two-way driveway aisles shall have a minimum width of 20 feet and a maximum width of 24 feet.
g) Parking Area aisles. All Parking Area aisles shall have a minimum width of 20 feet for both single and double
loaded parking.
(2) Parking Location
Parking Spaces must be generally located within one Pedestrian Shed from the intended use. Alternatively, public or
private transit may be provided to move people from Parking Areas to their destination.
Parking Spaces including attached and detached garages must be behind the Parking Setback line as described in
“Table 5 Required Parking Setback distance from street-facing Facades” on page 13.
Internal Parking Areas must be wrapped by Liner Buildings on street-facing Facades and may not be visible from a
20
Public Way, except as described below:
a) Entries/exits to Parking Areas
b) Parking in stories below grade plane as defined by the Building Code of New York State.
Table 5 Required Parking Setback distance from street-facing Facades
CW1 n/a
CW2 12 feet
CW3 12 feet
CW4 none
(3) Off-Street Parking
There is no minimum off-street parking requirement.
G - Public Lighting
Lighting varies in brightness and also in the character of the fixture according to the Sub Area. “Table 12 Lighting
Standards by Sub Area” shows three sizes of street light that are appropriate for different contexts and building
mounted light requirements. Maximum light levels measured at the building frontage line are described for each Sub
Area.
Chain Works District Design Standards - 21
Table 12 Lighting Standards by Sub Area
CW1 CW2 CW3 CW4 SPECIFICATIONS
Large
*
< 30’ and >20’ Tall - These lights should only be used
in auto oriented areas: Arterial streets, industrial
areas and large parking lots.
Must comply with Town of Ithaca Lighting Ordinance
Chapter 173.
* May be used in existing parking lots that are more
than 100’ from a building.
Post
< 20’ and >12’ Tall - Ideal for neighborhood streets
and plazas.
Eachfixturemusthaveabacklight-uplight-glare(BUG)
rating (as defined in IES TM-15-11, Addendum A) of
no more than B2-U2-G2.
Must comply with Town of Ithaca Lighting Ordinance
Chapter 173.
Bollard
< 12’ Tall - Focused on providing light for pedestrians.
This light type should have an apearance that is
interesting for pedestrians at close range.
Eachfixturemusthaveabacklight-uplight-glare(BUG)
rating (as defined in IES TM-15-11, Addendum A) of
no more than B2-U2-G2.
Must comply with Town of Ithaca Lighting Ordinance
Chapter 173.
Building
Mounted
Must comply with Town of Ithaca Lighting Ordinance
Chapter 173
By Right
Table 13 Light Standards by Task Area
By Planning Board Approval
Task Area Average Not to Exceed
Active Building Entrance 2 fc 5 fc
Active Building Approach 0.2 fc 5 fc
Sidewalks 0.2 fc 5 fc
Surface of Signs n/a 2 fc
Parking Lots (Uniformity ratio 20:1 / 4:1) 0.8 fc (0.2 fc min.) 2 fc
22
H - Thoroughfare Assemblies
The diagrams on the following pages define the public thoroughfares and their relationship to the public frontages.
“Table 14 Thoroughfare Assemblies” on each page gives the Thoroughfare type followed by the right-of-way width, the
pavement width, and other specialized transportation information.
Chain Works District Design Standards - 23
Table 14 Thoroughfare Assemblies
THOROUGHFARE ASSEMBLIES:
TYPE A
Perspective View
5'-0" 8'-0" 7'-0" 8'-0" 8'-0" 7'-0" 8'-0" 5'-0"
30'-0"
56'-0"
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed
Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type.
Transportation Provision
Street
CW2, CW3
56 feet
30 feet
Slow
25 MPH
XX seconds
2 lanes
Two sides @ 7 feet marked both sides
10 feet
4 foot sidewalk minimum, 8 foot at mixed-use
7 foot planter bump outs
Granite curb
Trees at 30’ o.c. avg.
Bus route and Bikes share lane
24
THOROUGHFARE ASSEMBLIES: TYPE B
Perspective View
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed
Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type.
Transportation Provision
Street
CW2, CW3
42 feet
16 feet
Slow
25 MPH
XX seconds
2 lanes
None
10 feet
4 foot minimum sidewalk
8 foot continuous tree lawn
Granite curb
Trees at 30’ o.c. avg.
Bikes share lane
4'-0" 8'-0" 8'-0" 8'-0" 4'-0" 8'-0"
16'-0"
42'-0"
Chain Works District Design Standards - 25
THOROUGHFARE ASSEMBLIES: TYPE C
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed
Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type.
Transportation Provision
Street
CW2, CW3
36 feet minimum
15 feet
Slow
25 MPH
XX seconds
1 lane
One-side @ 7 feet minimum un-marked
10 feet
4 foot minimum sidewalk
8 foot continuous planter
Granite curb
Trees at 30’ o.c. avg.
Bikes share lane
Perspective View
5'-0" 4'-0" 7'-0" 8'-0" 8'-0" 4'-0"
15'-0"
36'-0"
26
THOROUGHFARE ASSEMBLIES: TYPE D
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed
Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type.
Transportation Provision
Parking alley
CW2, CW3
N/A
36 feet
Slow
25 MPH
N/A
1 lane
Reverse angled
10 feet
4-8 foot sidewalk
8 foot continuous tree lawn
Granite curb
Trees at 30’ o.c. avg.
Bikes share lane
Perspective View
8'-0" 8'-0" 16'-0" 20'-0"
36'-0"
Chain Works District Design Standards - 27
THOROUGHFARE ASSEMBLIES: TYPE E
Perspective View
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed
Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type
Transportation Provision
Through alley
CW2, CW3
N/A
21 feet +/-
Slow
25 MPH
N/A
1 lane
None
10 feet
4-8 foot flush sidewalk
None
flush in-ground lights, bollards,
or change of materials
None
Bikes share lane
21'-0" +/-
28
THOROUGHFARE ASSEMBLIES: TYPE F
Perspective View
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed
Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type
Transportation Provision
Woonerf
CW3
20 feet +/-
20 feet +/-
Slow
25 MPH
N/A
2 lanes yield
None, 15 minute loading
10 feet
3 foot minimum flush sidewalk
7 foot flush planters
Flush granite curb
Small trees @ 30 feet o.c.
Bikes share lane
3'-0" 7'-0" 7'-0" 3'-0"
20'-0"
Chain Works District Design Standards - 29
THOROUGHFARE ASSEMBLIES: TYPE G
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed
Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type.
Transportation Provision
Industrial Acces
CW4
N/A
20 feet w/ 4 foot shoulders
Slow
30 MPH
XX seconds
2 lanes
None
30 feet
3 foot minimum sidewalk at buildings only
8 foot continuous tree lawn
No curb
Large trees @ 30 feet o.c.
Bikes share lane
Perspective View
3'-0" 8'-0" 4'-0" 10'-0" 10'-0" 4'-0"
30
I - Signage
Signage is allowed by right in the general configurations and sizes according to the “Table 15 Signage Standards” on
page 25.
Monument signage at driveway entries and oversized building or pylon mounted signage may be appropriate as
determined by the Planning Board to enhance the overall identity and character of the Chain Works District.
Chain Works District Design Standards - 31
Table 15 Signage Standards
CW1 CW2 CW3 CW4 SPECIFICATIONS
Address Sign
a. Quantity (max)
b. Area
c. Width
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
1 per address
max 2 sf
max 24 in
max 12 in
max 3 in
min 4.5 ft
n/a
max 6"
Awning and Sign
a. Quantity (max)
b. Area
c. Width
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
i. Valance Height
j. Distance from Curb
1 per window
n/a
max equals width of Facade
n/a
min 4 ft
min 8 ft
n/a
min 5 in, max 10 in
max 12 in
min. 2 ft.
Band Sign
a. Quantity (max)
b. Area (max)
c. Width
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
1 (2 for corner buildings)
1.5 sf per linear ft Facade
max 90% width of Facade
max 3 ft
max 7 in
min 7 ft
n/a
max 18 in
Blade Sign
a. Quantity
b. Area (max)
c. Width
d. Height
f. Depth / Projection
g. Clearance
h. Apex
i. Letter Height
1 per Facade, 2 max
max 6 sf
max 4 ft
max 4 ft
max 4 ft
min 8 ft
n/a
max 8 in
Marquee and Sign
a. Quantity (max)
b. Area
c. Width (max)
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
i. Distance from Curb
1 per business
n/a
entrance plus 2' each side
max 50% Story height
min 4 ft, max 10 ft
min 10 ft
n/a
n/a
min 3 ft.
By Right
By Planning Board Approval
32
CW1 CW2 CW3 CW4 SPECIFICATIONS
Nameplate Sign
a. Quantity (max) 1
b. Area max 3 sf
c. Width max 18 in
d. Height max 2 ft
e. Depth / Projection max 3 in
f. Clearance min 4 ft
g. Apex max 7 ft
h. Letter Height n/a
Outdoor Display Case
a. Quantity 1
b. Area max 6 sf
c. Width max 3.5 ft
d. Height max 3.5 ft
f. Depth / Projection max 5 in
g. Clearance min 4 ft
h. Apex n/a
i. Letter Height n/a
Shingle Sign
a. Quantity 1 per facade, 2 max
b. Area 4 sf
c. Width max 2 ft
d. Height max 3 ft
f. Depth / Projection max 2 ft
g. Clearance min 7 ft
h. Apex n/a
i. Letter Height max 8 in
Sidewalk Sign
a. Quantity 1 per business
b. Area max 8 sf
c. Width max 26 in
d. Height max 42 in
f. Depth / Projection n/a
g. Clearance n/a
h. Apex max 42 in
i. Letter Height n/a
Window Sign
a. Quantity 1 per window
b. Area max 25% of glass
c. Width varies
d. Height varies
f. Depth / Projection n/a
g. Clearance 4 ft
h. Apex n/a
i. Letter Height max 8 in
32
CW1 CW2 CW3 CW4 Specifications
Yard Sign
a. Quantity
b. Area
c. Width
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
1 max per business
max 6 sf
max 3 ft (not counting post)
max 2 ft (not counting post)
n/a
min 3 ft to sign edge
max 6 ft to top of post
max 8 in
Chain Works District Design Standards - 33
J – Building Precedents