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03-08-16 Planning and Development Board Special Meeting Agenda
CITY OF ITHACA "1'X Hq 108 E. Green St.—3rd Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING & ECONOMIC DEVELOPMENT �IiI Q I' Division of Planning & Economic Development JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A. DeSARNO DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT �APORAZ��'. 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 Q If you have a disability&would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 0 12:00 p.m.,the day before the meeting. 0 NOTICE[ElIMPECIALUM EETI NGAAG EN DAM A Special Meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:30? .m. on MARCHo8,P2016on the SECOND FLOOR CONFERENCE ROOM, City Hall, 108 E. Green Street, Ithaca, NY. AGENDAKEMN StartCfimeO M 0 IA Agenda[Review® 6:30 0 0 M 2.0 ChainWorksMistrictDi--mraftMeneric[Environmental©mpact[StatementIDGEIS):Monsiderationlbf0 6:35 Adeq uacyffor[Public3teview® 0 A.0 ReviewZomments3tesponse[SummaryF?I 0 BA Leaditencymiscussion&Xomments® M C.0 ConsiderationlbfMdequacygbfMGEISM 0 o a 3.0 AdjournmentO 8:30 ACCESSINGuDNLINE)ROJECTIAATERIALSO 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.citvofithaca.org/514/Chain-Works-District-Redevelopment-Prole. 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. Chain Works District Combined PUD SEQR Timelines as of 3/3/16 Task SEQR CITY PUD Purpose/Notes Planning Committee Meeting 9-Jul-14 Approval to Circulate and Hold Public Information Session Chain Works District Public Information Session 5-Aug-14 To receive comment from the public&other interested parties Planning Committee Meeting 13-Aug-15 Public Hearing &Recommendation of Conditional Approval to Council Common Council Meeting 3-Sep-14 Conditional Approval of CWD PUD Planning Board Meeting 28-Oct-14 28-Oct-14 Positive Declaration of Environmental Significance -GEIS Required Planning Board Meeting 18-Nov-14 18-Nov-14 Public Scoping Session of GEIS Planning Board Meeting 26-Jan-16 26-Jan-16 Submission of Draft Generic Environmental Impact Statement(DGEIS) PB Special Meeting-Adequacy Vote 8-Mar-16 DGEIS deemed adequate for Public Review Planning Committee Meeting 9-Mar-16 Staff Report on Process and Timeline Planning Board Meeting 22-Mar-16 Staff Report on Process and Timeline Joint Planning Committee Mtg 23-Mar-16 Review proposed Draft PUD Zoning PB Meeting Public Hearing (5th Tuesday) 29-Mar-16 15+days after Adequacy PB Meeting Public Hearing#2(if needed) 5-Apr-16 Joint Planning Committee Mtg 20-Apr-16 Review Revised Draft PUD Zoning End of EIS Public Comment Period 60 days from Adequacy Planning Board Special Meeting 31-May-16 Review Comments Matrix Joint PB Special Meeting-Review Comments Matrix 7-Jun-16 Tentative (Reg.Town PB Meeting) Planning Committee Meeting 8-Jun-16 Approval to Circulate draft PUD Zoning Applicant submits FGEIS(draft) TBD Planning Committee Meeting 13-Jul-16 Public Hearing on Draft CWD PUD Planning Board Meeting TBD Review FGEIS Planning Committee Meeting TBD Rec.to CC to Adopt Zoning Planning Board Meeting TBD FGEIS Resolution of Completion Involved Agency Finding Deadline TBD 10 days after FEIS NOC Lead Agency Findings Adoption Deadline TBD 30 days after FEIS NOC PB Meeting-Adopt Findings TBD w/in 30 days after FEIS NOC Planning Board Meeting TBD Prelim.Site Plan Approval (whole project) Final SPA-Phase 1 Common Council Meeting TBD Adoption of CWD 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/cafe, 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), 0), (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 itfurther 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. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: Chain Works District Draft Generic Environmental Impact Statement DRAFT Table 2,Summary of Substantive Comments Comment Category Comment Summary of Comment Commentor ID Comment ID Sub. Rel Relevant DGEIS Response to Comment Notes Subcategory Section Adequacy Pg ES-3 refer to drawing or insert image of sub areas 1 1A Y Y Exec.Summary Agreed. Staff:To be included in Final Draft Pg ES-5 ROD Spell out 1 1 B Y Y Exec.Summary Agreed. Staff:To be included in Final Draft Figure 2.1-2 improve readability of the building numbers 1 1 C Y Y 2.1 Agreed. Staff:To be included in Final Draft Can't find figure 2.4-2(enlarged) 1 ID Y Y 2.4 Was not included in the enlarged figures list. Will include and provide. Staff:To be included in Final Draft Need figure showing relationship between existing and new roads and parking. 1 1 E Y Y 2.4 Agreed. Part of earlier submissions but removed. Will Add back in. Staff:To be included in Final Draft City/Town border is incorrect on all maps(outside of site 1 IF Y Y Drawings/Figs. To Be Revised. Staff:To be included in Final Draft Conceptual Site Plan with Sub Areas(enlarged) 1 1 G Y Y Drawings/Figs. Agreed. Staff:To be included in Final Draft 2.7.2.2 Dedication of roads and utilities remove 1 1 H Y Y 2.7 Agreed. Staff:To be included in Final Draft Need Phase 1 Drawing w/summary on drawing 1 11 Y Y App.B. Part of Appendix B. Staff-OK 2.7.5 All signalized City intersections? 1 11 Y Y 2.7 Should state"all signalized City interesections within the Study Area." Staff:To be included in Final Draft 2.7.5 What does upon full development of the project mean? 1 1 K Y Y 2.7 Will clarify. This term means that once the full 1.7+MSF is occupied. Staff:To be included in Final Draft DGEIS 4.4: There should be a mention here of the Town of Ithaca Planning Board's review of 2 2B Y Y 4.4 Agreed. Staff:To be included in Final Draft and input to the scoping document Scoping document 5.7.1 (p.32):1 have not had the time available to thoroughly check the traffic data. I note,however,that the"help document"just provided by the applicant indicates(p.32) that several intersections on the list have apparently not been studied. The first of these, 2 2D Y Y Scoping/5.7 It is anticipated that all site generated trips will follow Elmira Road and not Staff:To be included in Final Draft "State/Tuning Fork"has,I think,been addressed as"State/Seneca Way,"but the last three impact Spencer and Stone Quarry Roads. SRF to provide letter. (Stone Quarry/Spencer,S.Meadow Ext./Spencer,and S.Meadow Ext./Elmira)appear from the list on pp.5-67 and 5-68 to be missing from the DGEIS. 5.7.3 says they will specifically analyze routes tote Commons,IC and SH Elementary,including any gaps in the routes.Also that the routes will be inventoried to include a range of things including accessibility.I don't see a specific analysis of these routes or an inventory. For example,they state that one could use sidewalks on Rt 96B to get to SH Elem, but they don't specifically state a route,how to cross Aurora St,and if there are any gaps. Lastly,the last 4 4A Y Y 5.7.3 Additional supporting figures will be provided to clarify this item. Staff:To be included in Final Draft sentence in the scope paragraph says they will evaluate the safety&operations of existing conditions as it relates to ped/bike facilities.I don't see that at all. For example,there is a sidewalk that runs up the west side of S Cayuga St,almost to the site(though there is a gap), but it is in horrible condition and certainly is not accessible or safe.Seems that this ought to be inrhidprl 6.7(page 48)says the TIS will estimate the add'I demand for transit.I don't see a demand analysis included.They seem to state that there should be a motor vehicle trip reduction of 4% based on transit,but that's not a demand analysis.That same paragraph states there will be a detailed on-site multi-modal transportation plan including detailed locations and descriptions of 4 4B Y Y 6.7 Additional supporting figures and narrative will be provided to clarify this item. Staff:To be included in Final Draft sidewalks,bicycle lanes,trails and pedestrian connections to both IC and downtown.I don't see a detailed plan,just some more generalized notes. Maybe this is still forthcoming because it's in the mitigation measures section,but it also seems to be something that was to be included in the TIS. Page 1 of Business Confidential Not For Public Distribution Copy of Adequacy Comments 03-03-2016-CP.xls 3/4/2016 Chain Works District Draft Generic Environmental Impact Statement DRAFT Table 2,Summary of Substantive Comments Comment Category Comment Summary of Comment Commentor ID Comment ID Sub. Rel Relevant DGEIS Response to Co men t Notes Subcategory m Section Not Adequacy related Sub area CW-1 defined by its natural features-but its straight and angular boundaries do not 1 1 L Y Y 2.1 Will revise boundary based on developable area and site topography. Staff:Log as DGEIS Comment reflect that. not for Adequacy) 2.7.2.2 Open space between buildings-largely absent in southernmost housing area. 1 1 M Y Y 2.7 This was purposefully done to follow LEED ND principles. CW1 is also in close Staff:Log as DGEIS Comment roximit to this areaand is available for open s ace. 2.7.2.3 surface parking is more than 64 spaces 1 1 N Y Y 2.7 Will update. Staff:Log as DGEIS Comment Site sections in City portion from the far side of Aurora through Hillview and Turner Pl. (not for 1 10 Y Y 2.7 Will add additional sections. Currently available sections are Figures 2.4-1 and Staff:Log as DGEIS Comment Adequacy) 2.7-3. Maximum fa ade lengths should be differentiated for new and existing buildings 1 1 P Y Y Design Guidelines To be addressed in the Design Guidelines. Staff:Log as DGEIS Comment Proposed parking areas in all subareas 1 1 Q Y Y 2.7 Will clarify. Staff:Log as DGEIS Comment Scoping document 2.5.5(p.12):A section titled"Recreation"is called for between DGEIS 2.7.3.4(Common Areas,Open Space and Other Facilities and Services)and 2.7.3.5(Parking), but there appears to be no such section. It is claimed that this is addressed by 2.7.1 (p.2-19), As part of the formatting of the DGEIS,this section from the scoping document but the scoping requirement that"This subsection of the DGEIS will describe where the 2 2A N Y 2.7 was merged to be part of the individual Sub Area descriptions. Additional data Staff:OK recreation areas will be located within the Chain Works District,potential square-footage,and on the approximate square footage will be added. types of recreational amenities and activities"is not well satisfied with specifics,and no square footage estimates appear at all. Scoping document 5.5.1(p.26): This section in the scoping document promises a more The Site History is well documented in the DGEIS as well as the Appendices, detailed history,but the history provided in DGEIS 5.5.1 (p.5-43)provides no more detail than 2 2C N N 5.5 especially Appendix G where the Site History is crucial in developing the ESAs. Staff:OK what appears in the scoping document. Scoping document chapter 6:1 note that the material covered in this chapter of the scoping document has been split up and dealt with under the headings in DGEIS chapter 5;this seems 2 2E N Y Chapter 5 The DGEIS reformatting is based on discussions with City/Town Staff. Staff:OK like a good idea to me. Scoping document chapter 9(DGEIS chapter 8):The chapter in the DGEIS does not line up structurally with the list in the scoping document(pp.60-61),which seriously hinders checking 2 2F N Y Chapter 8 During the development of the DGEIS,the Project Team changed the structure Staff:OK for adequacy. But in general,it can be said that the entire chapter reads more like an of this Chapter based on comments by City/Town Staff. advertisement than a formal description. Section 8.1 satisfies the requirement to"Identify amenities provided by the Project for the community including restaurants,cafes,shops,open space network,circulation connections, 2 2G N N 8.1 Facilities are shown by space at the Concept Level. Staff:OK and office spaces,"but in fact that part of the DGEIS says almost nothing about the specific facilities that are envisioned for this space. Another requirement is to"Discuss the growth in economic activity from both tourism and property value increases." There is a discussion of property value increase in the section From Scoping:"The Project would provide jobs,economic stimulus and referred to(8.2),but it's not netted out in a figure for the actual tax revenues on the re- 2 2H N N 8.2 tourism. These impacts will be estimated based on the Project's anticipated Staff:OK assessed property,and there is no attempt at all to gauge the effects of an increase in tourism construction cost and employment." (if any). In a third case,the scoping requirement to"Discuss the diversity of housing unit types as well as pricing.This will include an estimate on the number of units for each housing type and size" is mapped to DGEIS section 8.3. This section begins with the statement that"housing types will vary throughout the Site,which will provide a wide-range of market rate housing This Project Site does not lend itself for low-income housing due to costs of opportunities,"but the rest of the piece gives the impression that there are no actual low- 2 21 N N 2.7 development. Typical grants for low-income housing requires tighet cost Staff:For Dicussion income housing opportunities in this project. If there are,these need to be specified,and if not, constraints that is feasible for this Site. that fact should be recognized. I am not presently convinced that putting low-income housing in this project is necessary to achieve the goal of addressing gentrification in the city,but the facts here should be stated more clearly. Other requirements on the list in the scoping document do appear to be addressed to some The level of detail was determined to be adequate by the Project Team during extent,but even here there is the suspicion that a lot more detail could have been provided. 2 2J N N All the development of the DGEIS with consultation with City/Town Staff. Staff:For Dicussion The Chain Works District proposal includes construction of 900+residential units described as "market rate housing opportunities". Approximately half are slated to be located in the City of Ithaca and the remainder in the Town of Ithaca. It seems reasonable to speculate that the The purpose of the DGEIS is to address potential environmental impacts of the addition of such a large number of high-end residences to the existing housing stock of both 3 3A N Y Chapter 5 entire development,not just the residential units as outlined in Chapter 5. Staff:OK municipalities is likely to result in a number of potential environmental impacts,both positive and negative. Copy of f4 C Business Confidential Not For Public Distribution Copy of Adequacy Comments 03-03-2016-CP.xls 3/4/2016 Chain Works District Draft Generic Environmental Impact Statement DRAFT Table 2,Summary of Substantive Comments Comment Category Comment Summary of Comment Commentor ID Comment ID Sub. Rel Relevant DGEIS Response to Comment Notes Subcategory Section The applicant was instructed in the Final Scoping Document,Chapter 9:Growth Inducing Aspects and Character of Community,pages 60-61 to include in the DGEIS discussion of a number of specific potential impacts relating to housing,thus establishing the breadth of information required(bolding added): 1)Discuss the diversity of housing unit types as well as pricing. This will include an estimate of the number of each housing type and size.2)Evaluate existing market demand and need with a comparison to the proposed housing portion of the Project.3)Discuss the gentrification of urban areas and the impacts to the City and Town with a The DGEIS addresses housing types in Section 2.7;pricing/market demand in Not Adequacy related concentration on the scale of the development and tax revenues. Each of the topics above was 3 313 N N 2.7/8.1 /8.3/8.4 8.3 and gentrification in 8.4. See responses to Comment ID 3C,3D,and 3E. Staff:For Dicussion at least mentioned in the DGEIS,Chapter 8:Growth Inducing Aspects and Character of Community,in either Section 8.3:Population/Demographics or Section 8.4:Gentrification. However,given that these two sections together amount to approximately 2 pages in length,it is my opinion that none of the above points have been adequately addressed in terms of both the depth and type/source of information presented. Without data drawn from a wider range of sources that can serve as the basis for a more in-depth analysis of this complex set of issues,I feel strongly that readers of the DGEIS do not have adequate information to make informed decisions about these important components of the environmental analysis. The proposed project is generalized by impact. This is done by estimating a This entire point(Item#1 in 313)is addressed in just three paragraphs in Section 8.3. It is total number of units with an average number of bedrooms in an effort to stated that the project will include"units averaging 2 bedrooms,with a range from studios to 3 estimate water usage,traffic impacts,community service demand,etc. This bedrooms'and are described as being located in"double loaded corridor apartment buildings', also allows the Applicant to estimate average rentals based on current market "loft and penthouse units in the historic buildings'and"townhouses'. However,there is no 3 3C N Y 2.7/8.3 demand. The Commentor expects a higher level of rental determination that Staff:For Dicussion attempt made to provide,as required, the projected number or percentage of the proposed requires the Applicant to specify actual residential unit layouts and furnishings 900+residential units that will fall into each of these size and type categories. The only pricing that is not part of the scope for a Generic proposal such as this. Current information presented is for an"average 2 bedroom unit'projected to be"around$2,370"which average market prices for the surrounding area will be provided for the other would"be affordable for households with a combined income of$94,800". No pricing data is unit types. projected for the studio,1 bedroom or 3 bedroom units nor is there any information provided concerning the expected pricing differentials across the various housing types. (Item#2 in 313)Section 8.3(DGEIS)presents a number of facts and figures relating to various aspects of the"existing housing market'. However,this data is not consistent nor cohesive and does not fulfill the requirement for an"evaluation of existing market demand". To begin with, the applicant does not specifically define the geographic boundaries of the housing market that may be impacted. At various times the market area is referred to as the"City of Ithaca',the "Town"(of Ithaca),`Tompkins County"and the'Ithaca Metropolitan Statistical Area". These are,indeed,very different units of geography across a range of variables. Without a well- defined,agreed upon definition of what constitutes the physical extent of the existing housing The DGEIS references the 2012 Downtown Ithaca Alliance study and expands market,there is no valid basis on which to"evaluate"market demand nor can there be any valid 3 3D N N 8.3 upon it with the estimated increase in residential units. Staff:For Dicussion "comparison to the proposed housing portion of the Project',both of which are required by the final Scoping Document. In addition,a robust discussion of this topic would also include the identification and description of specific consumer markets which the project is intending to target. Targeting allows for breaking the general population within the larger housing market into smaller demographic segments that differ across a number of economic,social and behavioral dimensions,thus providing a more solid basis on which to"evaluate existing market demand". Although there is some vague mention of targeting(e.g."a wide spectrum of demographics","senior population","market for luxury,upscale and moderate/affordable new rental units')none of these are addressed in any depth and there is no attempt to tie them specifically to"existing market demand and need"as it relates to the proposed project. Copy of f4 C Business Confidential Not For Public Distribution Copy of Adequacy Comments 03-03-2016-CP.xls 3/4/2016 Chain Works District Draft Generic Environmental Impact Statement DRAFT Table 2,Summary of Substantive Comments Comment Category Comment Summary of Comment Commentor ID Comment ID Sub. Rel Relevant DGEIS Response to Comment Notes Subcategory Section (Item#3 in 313)While I agree that gentrification is a"difficult phenomenon to measure",this does not exempt the applicant from presenting a more in-depth analysis than the one page that is currently offered. A vast cross-disciplinary literature concerning gentrification currently exists, spanning many decades. None of this literature is referenced in Section 8.4(DGEIS)where the subject is discussed. While a reasonable definition of gentrification is presented as the basis for the discussion,of the three"metrics"contained within it,only one,"rising housing prices',is significantly addressed. The remaining two are briefly mentioned but only as they relate to current conditions in the City of Ithaca. One of these metrics,"displacement of people from longstanding communities"is,in fact,implied to be irrelevant in this case because, "....converting an area that is not residential into a new neighborhood,is by definition not resulting in the displacement of existing households,one of the key factors in gentrification". 3 3E N N 8.4 Gentrification is addressed in the DGEIS. The proposed project does not The Town of Ithaca,and specifically the South Hill neighborhood,which is very vulnerable to displace any residents. the possibility of gentrification as a result of the residential portion of the proposed project,is barely mentioned. The final paragraph of Section 8(DGEIS).states that,"While the Project does not plan to include any below market rate housing,the additional supply of units allowed under the proposed zoning action can be expected to help slow,reduce,or prevent gentrification in the surrounding neighborhoods by increasing the City's limited housing supply (emphasis added)."This is particularly troubling as it draws conclusions based on little or no substantive data or analysis. Further,as stated in the Scoping Document,the applicant is required to discuss gentrification as it specifically relates to the"scale'of the proposed project. There is no evidence that the applicant has attempted to fulfill this requirement. Given the cursory overview presented in Section 8.4(DGEIS),readers will find little to assist them in wading through the complex subject of gentrification and even less aid in determining the potential environmental impacts of the residential portion of the proposed project. Secondary(i.e.previously gathered)data sources referenced but not compiled in a comprehensive bibliography or reference list(e.g.2013 ACS,Housing Needs Assessment, 2006,etc.). Without such a list,the reader is left with the burdensome task of looking up each 3 3F Y Y 13 Project Team to review to see ensure the reference list is complete. Staff:For Dicussion of the referenced sources in order to determine their existence and assess their content. See the 40+page Historic and Archaeological Resources,Appendix H of the DGEIS for an example of a bibliography of appropriately referenced secondary sources that were used whole or in part as the basis for drawing conclusions concerning potential impacts and suggested mitigation. No inclusion of primary data. Housing market analysis,including the impacts of gentrification, is a highly complex undertaking,especially for a project of this size. Relying solely on secondary data sources(some of which are quite dated)seems inadequate to address this The DGEIS references the 2012 Downtown Ithaca Alliance study and expands important and multi-faceted subject matter. See the 49+page Transportation and Circulation, 3 3G N N 8.3 upon it with the estimated increase in residential units. Staff:For Dicussion Appendix I of the DGEIS for an example of the appropriate inclusion of primary data collected by an expert consultant and used to identify potential impacts and suggested mitigation. All other chapters of the DGEIS relating to potential environmental impacts include specific sections presenting"Potential Impacts,"Mitigation Measures"and"Alternatives to Proposed Action". Chapter 8:Growth Inducing Aspects and Character of Community(DGEIS)does not contain any of these sections. It appears,therefore,that the applicant has made no attempt to specifically identify any potential negative environmental impacts,to suggest an appropriate mitigation plan nor to put forth any alternatives for the residential portion of this project. Given Chapter 5 is the only chapter that is split into the three sections. This is typical the goals of the scoping process and the subsequent drafting of the DGEIS,it seems that the 3 3H N N 8 Staff:For Dicussion omission of this summary analysis is a glaring error and leaves DGEIS Chapter 8,Section 8.3 for standard EIS format. and Section 8.4 substantially incomplete. If,for some technical reason,the applicant is not required to provide this analysis for the above Sections of DEGIS Chapter 8,then it is even more imperative that the currently inadequate information,both in terms of depth and appropriate type/source,as described above,be supplemented so that readers have the data necessary to draw their own conclusions concerning potential negative environmental impacts of the proposed project and how they might be best mitigated. Copy of Ade quacy Business Confidential Not For Public Distribution Copy of Adequacy Comments 03-03-2016-CP.xls 3/4/2016 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 �.� .: � FP Chain Works District Design Standards-1 This Page Left Intentionally Blank 2 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 1 -Signage 23 J - Building Precedents 27 Y -.- 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. TO WATERLOO CAYUGA (42MILES) LAKE VILLAGE OF CAYUGA HEIGHTS TOCORTLAND' ES) V V V TO WATKINS GLEN_--. ,'..'(24MI LES) '— CORNELL UNIVERSITY TOWN OF DRYDEN A W CHAIN WORKS `. DISTRICT V aJ. TO WHITNEY POINT ITHACA (32 MILES) — COLLEGE TO HORSEHEADS : l� TO WAVERLY (28MILES) - (36 MILES) 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 4 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. m Blank Blank Wall Wall —Blank Wall 0-71 (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. Chain Works District Design Standards-5 (7) Building Protections 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. 6 U; l9, N; CO Ifi-------- -----Min 33%----- -------------0I �—=►I min (15) Front Stoops 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. Y; max 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. 11 Ll =1 12' rn c (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. Chain Works District Design Standards-7 (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 forthe temporary parking of a motorvehicle 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 minutewalk. (25) Planning Board Either the Town or City of Ithaca Planning Board with jurisdiction over the land beingdeveloped (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 10feet. (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. 8 (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 byvehicular 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. Chain Works District Design Standards-9 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: CW2 CW1 i 'CW3 ., e I a — _ /_7 _ CW1 ❑NATURAL SUBAREA(CW1) TOTAL ZONE AREA-1039 4GSF/23.26 ACRES+/- ❑NEIGHBORHOOD GENERAL SUBAREA(CW2) TOTAL ZONE AREA 922 274 GSF/21.1]ACRES+/- ■NEIGHBORHOOD CENTER SUB AREA(CW3) OTAL ZONE AREA-1,M 639 GSF 139 73 ACRES+/- ■INDUSTRIAL SUBAREA(CW4) TOTAL ZONE AREA-447,340 GSF/10.27 ACRES+/- Figure 1 Sub Areas (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 developmentthat 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: 10—Chain Works District Design Standards 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 Facade 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. Chain Works District Design Standards-11 (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 theSub 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 utilityvaults). II—Buildings a. Allowable Uses 12—Chain Works District Design Standards 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 Facade Length The Maximum Fagade 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 orblocks. 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-13 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 utilityvaults). 11—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; Chain Works District Design Standards-15 • 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 1ststory. Story height of any new building shall not exceed 24 feet in height. c. Maximum Facade Length The Maximum Fagade 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 orblocks. 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 16 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 Fagade 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 Chain Works District Design Standards-17 The minimum glazing requirements is 70%for retail uses. g. Maximum Blank Wall Not applicable for this Sub Area. 18 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 Chain Works District Design Standards-19 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 YorkState. 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. 20 Table 12 Lighting Standards by Sub Area CW1 CW2 CW3 CW4 SPECIFICATIONS <30'and>20'Tall-These lights should only be used Large in auto oriented areas: Arterial streets, industrial areas and large parkinglots. * Must comply with Town of Ithaca Lighting Ordinance Chapter173. „ - *May be used in existing parking lots that are more than 100'from a building. < 20' and >12' Tall- Ideal for neighborhood streets Post and plazas. Eachfixtu rem usthaveabacklight-uptight-gl are(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 Chapter173. <12'Tall-Focused on providing light for pedestrians. This light type should have an apearance that is Bollard interesting for pedestrians at close range. Eachfixtu rem usthaveabacklight-uptight-gl are(BUG) rating(as defined in IES TM-15-11,Addendum A)of no more than 132-1-12-G2. Must comply with Town of Ithaca Lighting Ordinance Chapter173. Building Mounted Must comply with Town of Ithaca Lighting Ordinance Chapter173 By Right By Planning Board Approval Table 13 Light Standards by Task Area 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 Chain Works District Design Standards-21 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. 22 Table 14 Thoroughfare Assemblies THOROUGHFARE ASSEMBLIES: TYPE A Thoroughfare Type Street Sub Area Assignment CW2,CW3 Right-of-Way Width 56 feet Pavement Width 30 feet Movement Slow Design Speed 25 MPH Pedestrian Crossing Time XX seconds Traffic Lanes 2 lanes Parking Lanes Two sides @ 7 feet marked both sides Curb Radius 10 feet Walkway Type 4 foot sidewalk minimum, 8 foot at mixed-use Planter Type 7 foot planter bump outs Curb Type Granite curb Landscape Type. Trees at 30' o.c.avg. Transportation Provision Bus route and Bikes share lane O0 D0 0 �� 00 0 0 O Oo 00 � � 9 0 Perspective View � - C 5'-0" 8,-0" T-0" 8'-0" 8'-0" T-0" 8'-0„ 5'-0„ 30'-0" 56'-0" Chain Works District Design Standards-23 THOROUGHFARE ASSEMBLIES: TYPE B Thoroughfare Type Street Sub Area Assignment CW2,CW3 Right-of-Way Width 42 feet Pavement Width 16 feet Movement Slow Design Speed 25 MPH Pedestrian Crossing Time XX seconds Traffic Lanes 2 lanes Parking Lanes None Curb Radius 10 feet Walkway Type 4 foot minimum sidewalk Planter Type 8 foot continuous tree lawn Curb Type Granite curb Landscape Type. Trees at 30' o.c.avg. Transportation Provision Bikes share lane II ul O I Perspective View IF- 00 4'-0" 8'-0„ 8'-0" 8,-0" 4'-0" 8'-0" 16'-0" 42'-0" 24 THOROUGHFARE ASSEMBLIES: TYPE C Thoroughfare Type Street Sub Area Assignment CW2,CW3 Right-of-Way Width 36 feet minimum Pavement Width 15 feet Movement Slow Design Speed 25 MPH Pedestrian Crossing Time XX seconds Traffic Lanes 1 lane Parking Lanes One-side @ 7 feet minimum un-marked Curb Radius 10 feet Walkway Type 4 foot minimum sidewalk Planter Type 8 foot continuous planter Curb Type Granite curb Landscape Type. Trees at 30' o.c.avg. Transportation Provision Bikes share lane Q i Perspective View 5'-0" 4'-0" T-0" 8'-0" 8'-0" 4'-0" 15'-0" 36'-0" Chain Works District Design Standards-25 THOROUGHFARE ASSEMBLIES: TYPE D Thoroughfare Type Parking alley Sub Area Assignment CW2,CW3 Right-of-Way Width N/A Pavement Width 36 feet Movement Slow Design Speed 25 MPH Pedestrian Crossing Time N/A Traffic Lanes 1 lane Parking Lanes Reverse angled Curb Radius 10 feet Walkway Type 4-8 foot sidewalk Planter Type 8 foot continuous tree lawn Curb Type Granite curb Landscape Type. Trees at 30' o.c.avg. Transportation Provision Bikes share lane I � l II O® Perspective View 0 0 8'-0" 8'-0" 16'-0" 20'-0" 36'-0" 26 THOROUGHFARE ASSEMBLIES: TYPE E Thoroughfare Type Through alley Sub Area Assignment CW2,CW3 Right-of-Way Width N/A Pavement Width 21 feet+/- Movement Slow Design Speed 25 MPH Pedestrian Crossing Time N/A Traffic Lanes 1 lane Parking Lanes None Curb Radius 10 feet Walkway Type 4-8 foot flush sidewalk Planter Type None O Curb Type flush in-ground lights, bollards, or change of materials Landscape Type None Transportation Provision Bikes share lane a o I Perspective View Chain Works District Design Standards-27 THOROUGHFARE ASSEMBLIES: TYPE F Thoroughfare Type Woonerf Sub Area Assignment CW3 Right-of-Way Width 20 feet+/- Pavement Width 20 feet+/- Movement Slow Design Speed 25 MPH Pedestrian Crossing Time N/A Traffic Lanes 2 lanes yield Parking Lanes None, 15 minute loading Curb Radius 10 feet Walkway Type 3 foot minimum flush sidewalk Planter Type 7 foot flush planters Curb Type Flush granite curb Landscape Type Small trees @ 30 feet o.c. Transportation Provision Bikes share lane Perspective View 17 3 3'-0" 7'-0" 7'-0" 3'-0" � - - — � 20'-0" 28 THOROUGHFARE ASSEMBLIES: TYPE G Thoroughfare Type Industrial Acces Sub Area Assignment CW4 Right-of-Way Width N/A Pavement Width 20 feet w/4 foot shoulders Movement Slow Design Speed 30 MPH Pedestrian Crossing Time XX seconds Traffic Lanes 2 lanes Parking Lanes None Curb Radius 30 feet Walkway Type 3 foot minimum sidewalk at buildings only Planter Type 8 foot continuous tree lawn Curb Type No curb Landscape Type. Large trees @ 30 feet o.c. Transportation Provision Bikes share lane o Perspective View 3'-0" 8'-0" 4'-0" 10'-0" 10'-0" 4'-0" Chain Works District Design Standards-29 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. 30 Table 15 Signage Standards CW1 CW2 CW3 CW4 SPECIFICATIONS Address Sign a.Quantity(max) 1 per address b.Area max 2 sf c.Width max 24 in d.Height max 12 in e.Depth/Projection max 3 in f.Clearance g Apex min 4. ft h.Letter Height n/a max Awning and Sign a.Quantity(max) 1per window 1 — b.Area n/a c.Width max equals width of Facade �'-/- d.Height n/a e.Depth/Projection min 4ft _ - f.Clearance g.Apex min ft h.LetterHeight n/a i.Valance Height min 5 in,max 10 in j.Distance from Curb max 12 in min.2 ft. Band Sign a.Quantity(max) 1(2 for corner buildings) �l b.Area(max) 1.5 sf per linear ft Facade k� c.Width max 90%width of Facade d.Height max 3 ft lug e.Depth/Projection max 7 in f.Clearance min 7ft --- g.Apex n/a h.Letter Height Blade Sign a.Quantity 1 per Facade,2 max b.Area(max) max 6 sf c.Width max4ft d.Height max Oft 1 f.Depth/Projection max 4ft �l g.Clearance Goo h.Apex min ft i.Letter Height n/a max 8 in Marquee and Sign a.Quantity(max) I per business b.Area n/a - - c.Width(max) entrance plus 2'each side d.Height max 50%Stow height e.Depth/Projection min 4 ft,max 10 ft f.Clearance m;n t n ft g.Apex /a h.Letter Height n/a L Distance from Curb man aft � By Right By Planning Board Approval Chain Works District Design Standards-31 CW1 CW2 CW3 CW4 SPECIFICATIONS Nameplate Sign a.Quantity(max) i b.Area max 3 sf c.Width max 18 in d.Height max 2ft 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 Sin 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 2ft 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 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 i-- - c.Width varies G o o d.Height varies f.Depth/Projection n/a g.Clearance 4ft h.Apex n/a i - i.Letter Height max 8 in 32 CW1 CW2 CW3 CW4 Specifications Yard Sign a.Quantity 1 max per business max 3 ft(not cou nting post) max no coup mg post) n a min 3 ft to sign edge i rl.Ape. max 6 ft to top of post max Sm 32 J — Building Precedents Chain Works District Design Standards-33