HomeMy WebLinkAbout03-16-11 Planning & EDC Meeting AgendaMEETING NOTICE
City of Ithaca
Planning & Economic Development Committee Wednesday,
March 16, 2011 – 7:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
A. Agenda Review
B. Special Order of Business
1.Public Hearing – 2011 IURA Action Plan – HUD Entitlement Program
2.Public Hearing – Establishment of Form Districts & Rezoning of Certain Areas
3.Public Hearing – Overlay Height Incentive District
4.Public Hearing – Amendment to the Parking Overlay Zone
5.Public Hearing – Design Review Ordinance
6.Public Hearing – Amendment to Waterfront Zoning
C. Public Comment and Response from Committee Members
D. Announcements, Updates and Reports
1.Workforce Diversity Report – Department of Public Works
E. Action Items
1.2011 Action Plan – HUD Entitlement Program
(list of program applications, IURA adopted Action Plan, resolution)
2.Implementation of 2009 Collegetown Urban Plan and Conceptual Design
Guidelines
A. Establishment of Form Districts and Rezoning of Certain Areas
(memo, draft ordinance, SEQR documents)
B. Overlay Height Incentive District
(memo, draft ordinance, SEQR documents)
C. Amendment to the Parking Overlay Zone
(memo, draft ordinance, SEQR documents)
D. Amendment to the (citywide) Design Review Ordinance
(memo, draft ordinance, SEQR documents)
3.Amendment to Waterfront Zoning (concept memo and draft ordinance)
F. Discussion Items
G. Approval of Minutes
H. Adjournment
Questions about the agenda should be directed to Jennifer Dotson, Chairperson,
(jdotson@cityofithaca.org or 351-5458) or to the appropriate staff person at the Department
of Planning & Development (274-6550). Back-up material is available in the office of the
Department of Planning & Development. Please note that the order of agenda items is
tentative and subject to change.
If you have a disability and require accommodations in order to fully participate, please
contact the City Clerk at 274-6570 by 12:00 noon on Tuesday, March 15, 2011.
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15
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Proposed Resolution
Planning and Economic Development Committee
March 16, 2011
2011 Action Plan – HUD Entitlement Program
WHEREAS, the City of Ithaca is eligible to receive an annual formula allocation of funds to meet community development needs
through the HUD Entitlement program from the Community Development Block Grant program (CDBG) and the Home
Investment Partnerships program (HOME) funding sources, and
WHEREAS, the City submits an Action Plan each year to HUD to access the Entitlement Program funding allocated to the City,
and
WHEREAS, the 2011 Action Plan identifies a specific list of budgeted community development activities to be funded from the
2011 HUD Entitlement allocation, and
WHEREAS, the adopted 2011 Action Plan was developed using the allocation level of the 2010 Entitlement Program, as the
2011 figures are not yet available, and the award of 2010 was:
$890,297 CDBG
$574,472 HOME
$1,464,769 Total, and
WHEREAS, $134,000 in program income is projected to be received from loan repayments in program year 2011, which
funding is also allocated as part of the 2011 Action Plan, and
WHEREAS, additional funds are available to be allocated through the 2011 Action Plan as follows:
$145,300 from 2010 CDBG
$86,334.60 from 2009 CHDO set aside funds
$38,425.00 from 2009 non-CHDO HOME funds, and
WHEREAS, the IURA utilized an open and competitive project selection process for development of the 2011 Action Plan in
accordance with the Citizen Participation Plan, now, therefore be it
RESOLVED, that the Common Council hereby adopts the attached table titled the ‘IURA Adopted Action Plan’ – dated March 1,
2011, allocating the projected 2011 HUD Entitlement award along with the additional funds available, as listed above, and be it
further,
RESOLVED, that in the event that the actual amount of the HOME award differs from the projected amount, the amount of
funding allocated for the Rental Security Deposit Program shall be adjusted accordingly, and be it further,
RESOLVED, that in the event that the actual CDBG award differs from the projected amount, then funding shall be adjusted on
a pro-rata basis among the Work Preserve Job Training Program, the Immigrant Services Program, and the 2-1-1 Call Center to
comply with the public services cap, with the remainder being allocated to, or from, GIAC (2011 #9), and be it further,
RESOLVED, that should the IURA determine that any of the proposed projects in the Action Plan encounter feasibility issues that
would hinder their timely completion or adversely affect their eligibility prior to the HUD submission deadline, the Common Council
authorizes the IURA, upon approval by the Mayor and the Chair of the Planning & Economic Development Committee, to make
adjustments in the application to resolve feasibility and eligibility concerns, and be it further
RESOLVED, that the Common Council for the City of Ithaca hereby renews its designation of the Ithaca Urban Renewal
Agency (IURA) as the lead agency to develop and administer the HUD Entitlement program on behalf of the City of Ithaca, and
be it further
RESOLVED, that the Urban Renewal Plan shall be amended to include activities funded in the adopted 2011 Action Plan.
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\reso council adopt 2011 action plan.doc
To: Carolyn Peterson, Mayor Bill Gray, Superintendent of Public Works
Common Council Conservation Advisory Council
Julie Holcomb, City Clerk Planning & Development Board
Dan Hoffman, City Attorney Phyllis Radke, Building Commissioner
JoAnn Cornish, Director of Planning and Development
Edward Marx, Tompkins County Commissioner of Planning
From: Megan Gilbert, Planner
Date: March 3, 2011
RE: Proposal to Establish the “Collegetown Area Form Districts” and Rezone Portions
of the R-1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to Traditional
Residential (TR), Village Residential (VR), and Mixed Use (MU)
The purpose of this memo is to provide information regarding the proposal to adopt the
“Collegetown Area Form Districts.” If adopted, the proposal would result in the creation of ten
new zoning districts and the rezoning of the majority of the “2009 Collegetown Urban Plan &
Conceptual Design Guidelines” Study Area (approximately 250 properties).
The “Collegetown Area Form Districts” is one of the key recommendations of the “2009
Collegetown Urban Plan & Conceptual Design Guidelines.” The proposed zoning is a hybrid
code in that it is a mix of a form-based code and traditional zoning. It includes regulations of
physical form that are focus of form-based codes but also includes regulations of use and density
found in traditional zoning. Early in the Collegetown Planning Process, the City’s zoning
consultant, Lee Einsweiler of Code Studio, recommended that the City pursue a hybrid code
rather than a true form-based code. True form-based codes focus solely on built form and do not
regulate use or density. Because this type of code is new to the city, a hybrid code would ease
the transition to this new type of zoning. In addition, density continues to be a critical issue in
the Collegetown area, and the hybrid code addresses this issue through density regulations.
The Collegetown Zoning Working Group was formed in February 2009, and currently includes
Ellen McCollister, Tessa Rudan, John Schroeder, Rob Steuteville, Mary Tomlan, Nels Bohn,
Leslie Chatterton, JoAnn Cornish, Megan Gilbert, Mike Niechwiadowicz, and Phyllis Radke.
The working group has revised the draft zoning to better reflect the goals of the “2009
Collegetown Urban Plan & Conceptual Design Guidelines” endorsed by the Common Council
on August 5, 2009. The “Collegetown Area Form Districts” was presented and discussed at the
September 15, 2010 Planning & Economic Development Committee meeting, at which time the
Committee members voted to circulate the draft for comments. At that meeting, the major issue
that was discussed was whether maximum build-out under the draft zoning appropriately meets
the goals of the Collegetown plan.
A revised draft of the “Collegetown Area Form Districts,” dated February 24, 2011, is available
on the City’s website (www.cityofithaca.org; select “News,” then “2009 Collegetown Urban
Plan & Conceptual Design Guidelines,” then “DRAFT Collegetown Area Form Districts.”) Due
to the length of the document, hard copies have not been enclosed at this time; however, if you
require a hard copy, please call the Department of Planning & Development to request one. An
environmental review for this action has been prepared, and a Full Environmental Assessment
Form is also enclosed. The Planning and Economic Development Committee will hold a public
hearing and consider the proposed ordinance at its regularly scheduled meeting on March 16,
2011. Your comments are respectfully requested prior to this meeting. If you have any
questions, feel free to contact me at 274-6560.
TR-1
TR-1 TR-1
TR-1
TR-1
TR-1
TR-1
TR-2
TR-2
TR-2 TR-2
TR-2
TR-2
TR-2
TR-2
TR-2
TR-3
TR-3
TR-3
TR-3
TR-3TR-3 TR-3
TR-4
VR-1
VR-2
VR-3
VR-3
VR-3
VR-3
VR-3
VR-3
VR-3
VR-3
VR-4
VR-5VR-5
VR-5
MU
MU
MU
MU
0 250 500125 Feet
Proposed Collegetown Area For m Districts-March 2011
TR-1
TR-2
TR-3
TR-4
VR-1
VR-2
VR-3
VR-4
VR-5
MU
No Change
Waterway
3/9/11
Page 1 of 5
An Ordinance Amending The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning” To Establish the Collegetown Area Form
Districts
WHEREAS, the “2009 Collegetown Urban Plan & Conceptual Design
Guidelines” was endorsed by the Common Council on August 5, 2009, and
the plan recommended the adoption of a form-based code, a binding
design review process, a height incentive zone, and several essential
transportation measures, and
WHEREAS, from the beginning of the Collegetown planning process the
adoption of a form-based code has been considered to be an important
implementation measure, and
WHEREAS, a capital project was approved in January 2008 to hire a
consultant to assist with the preparation of the proposed code, and
WHEREAS, the City, with a dollar-for-dollar match from Cornell
University, hired Code Studio of Austin, Texas to begin preparation of
the form-based code during the Collegetown planning process, and
WHEREAS, Lee Einsweiler of Code Studio recommended that the City
pursue a hybrid code rather than a true form-based code because (1)
the hybrid code includes regulations of density and use that are not
included in true form-based codes and density continues to be a
critical issue in the Collegetown area and (2) this type of zoning is
new to the city and the hybrid code would ease the transition from
traditional zoning, and
WHEREAS, the Collegetown Zoning Working Group was formed in February
2009 to focus on the proposed Collegetown zoning changes, and this
group included Common Council representatives, members of the Planning
and Development Board, neighborhood residents, a Collegetown landlord,
the editor/publisher of New Urban News, and staff from the City’s
Building and Planning Departments, and
WHEREAS, the Collegetown Zoning Working Group has worked to revise the
draft Collegetown Area Form Districts prepared by Code Studio to
better reflect the goals of the “2009 Collegetown Urban Plan &
Conceptual Design Guidelines,” and
WHEREAS, the proposed Collegetown Area Form Districts was presented at
the Collegetown Neighborhood Council and the Bryant Park Civic
Association, and input from these meetings as well as comments
submitted by members of the public have been incorporated into the
proposed zoning, and
WHEREAS, a public hearing on the proposed Collegetown Area Form
Districts was held on March 16, 2011, and appropriate environmental
review of the proposed zoning has been completed; now, therefore,
3/9/11
Page 2 of 5
BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca
that Chapter 325, Sections 325-4 and 325-5 of the Municipal Code of
the City of Ithaca be amended to establish the Collegetown Area Form
Districts
ORDINANCE NO. ____
Section 1. Declaration of Legislative Findings and Purpose
The “2009 Collegetown Urban Plan & Conceptual Design Guidelines”
identifies several goals for future development in Collegetown. These
goals include:
• To encourage exceptional urban design and high-quality
construction
• To regulate elements of building form to ensure a compatible
transition between higher-density and lower-density zoning
districts
• To concentrate additional density and growth in the central areas
of Collegetown and protect the character of the established
residential neighborhoods
• To promote attractive, walkable neighborhoods that prioritize
accommodation of non-motorized modes of transportation
The “2009 Collegetown Urban Plan & Conceptual Design Guidelines”
recommends the adoption of a form-based code to regulate elements of
building form that are not addressed under traditional zoning. The
Collegetown Area Form Districts is a hybrid code that combines
regulations of physical form with regulations of use and density.
The Common Council finds that the establishment of the Collegetown
Area Form Districts will advance the City’s goals for future
development in Collegetown as specified in the “2009 Collegetown Urban
Plan & Conceptual Design Guidelines.”
Section 2. Chapter 325, Sections 325-4 and 325-5 of the Municipal
Code of the City of Ithaca are hereby amended to establish the
Collegetown Area Form District which include the following zoning
districts: Traditional Residential 1 (TR-1), Traditional Residential 2
(TR-2), Traditional Residential 3 (TR-3), Traditional Residential 4
(TR-4), Village Residential 1 (VR-1), Village Residential 2 (VR-2),
Village Residential 3 (VR-3), Village Residential 4 (VR-4), Village
Residential 5 (VR-5), and Mixed Use (MU).
Section 3. Chapter 325 of the Municipal Code of the City of Ithaca is
hereby amended to add a new Article entitled Collegetown Zoning, to be
inserted as Chapter 325, Article VIII, and all subsequent articles and
sections shall be hereby renumbered accordingly. Ҥ325-41 Collegetown
Area Form Districts,” dated March 9, 2011, shall be inserted in its
entirety in Article VIII as §325-41.
Section 4. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from R-1b, R-2b, and R-3a to TR-1
3/9/11
Page 3 of 5
for the following tax parcels: 64.-6-1; 64.-6-2.2; 64.-6-3; 64.-7-1;
64.-7-2; 64.-7-3; 64.-7-4; 64.-7-5; 64.-7-6; 65.-2-1; 65.-2-2; 65.-2-
3; 65.2-4; 65.-2-5; 67.-2-8; 67.-2-9; 67.-2-10; 67.-2-11; 67.-3-18;
67.-3-19; 67.-3-20; 67.-3-21; 67.-3-22; 68.-7-9; 68.-7-10; 68.-8-2;
68.-8-3; 68.-8-4; 83.-6-2; and 84.-1-1; and a portion of 67.-2-5.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 5. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from R-2a, R-2b, and R-3a to TR-2
for the following tax parcels: 64.-1-1; 64.-1-2; 64.-1-4; 64.-3-2;
64.-3-3; 64.-3-4; 64.-3-5; 64.-3-6; 64.-4-1; 64.-4-2; 64.-4-3; 64.-4-
4; 64.-4-5; 64.-5-1; 64.-5-2; 64.-5-3; 64.-5-4; 64.-8-1; 64.-8-2; 64.-
8-3; 64.-8-4; 64.-8-5; 64.-8-6; 64.-8-7; 64.-8-8; 64.-8-9; 64.-8-10;
64.-8-11; 65.-1-1; 65.-1-2; 65.-1-3; 65.-1-4; 65.-1-5; 68.-6-12; 68.-
6-13; 68.-6-14; 68.-6-15; 68.-7-2; 68.-7-3; 68.-7-3; 68.-7-4; 68.-7-5;
68.-7-6; 68.-7-7; 68.-7-8; 68.-8-6; 68.-8-9; 83.-3-2; 83.-3-3; 83.-3-
4; 83.-3-5; 83.-3-6.1; 83.-3-6.2; 83.-3-7; 83.-3-8; 83.-3-9; 83.-4-1;
83.-4-3; 83.-4-4; 83.-4-5; 83.-4-6; 83.-6-1; and 83.-6-3.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 6. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from R-2a, R-2b, R-3a, and R-3b to
TR-3 for the following tax parcels: 64.-2-7; 64.-2-8; 64.-2-9; 64.-2-
11; 64.-2-13; 64.-2-15; 64.-3-1; 64.-3-7; 64.-3-8; 64.-9-2; 64.-9-3;
64.-9-4; 64.-9-5; 64.-9-7; 64.-9-8; 64.-9-9; 67.-2-3; 67.-2-4; 67.-3-
2; 67.-3-3; 67.-3-23; 67.-3-24; 67.-3-25; 67.-3-26; 68.-5-14; 68.-5-
15; 68.-5-16; 68.-5-17; 68.-5-18; 68.-5-19; 68.-6-1; 68.-6-16; 68.-6-
17; 68.-6-18; and 68.-6-19; and portions of 64.-2-33; and 67.-2-5.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 7. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from R-3a to TR-4 for the following
tax parcels: 64.-2-2; 64.-2-4; 64.-2-5; and 64.-2-6.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 8. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from R-3a to VR-1 for the following
tax parcels: 64.-2-14; 64.-2-17; and 64.-2-19; and a portion of 64.-2-
33.
3/9/11
Page 4 of 5
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 9. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from U-1 to VR-2 for the following
tax parcel: 63.-2-7.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 10. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from R-3a and R-3b to VR-3 for the
following tax parcels: 64.-2-18; 64.-2-20; 64.-2-22; 64.-9-1; 64.-9-
6; 64.-9-10; 67.-1-7; 67.-1-8; 67.-2-1; 67.-2-2; 67.-2-12; 67.-2-13;
67.-2-14; 67.-2-15; 67.-2-16; 67.-2-17; 67.-2-18; 67.-3-1; 67.-3-29;
67.-3-30; 67.-3-31; 68.-4-9; 68.-4-11; 68.-4-12; 68.-4-13; 68.-4-14;
68.-4-15; 68.-5-2; 68.-5-3; 68.-5-4; 68.-5-5; 68.-5-6; 68.-5-7; 68.-5-
8; 68.-5-9; 68.-6-2; 68.-6-3; 68.-6-4; 68.-6-5; 68.-6-6; 68.-6-7; 68.-
6-8; 68.-6-9; 68.-6-10; 68.-6-11; and 83.-4-2; and portions of 63.-6-
17; 68.-4-10; and 68.-4-3.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 11. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from R-3b to VR-4 for the following
tax parcels: 64.-10-7; 64.-10-8; 64.-10-9; 64.-10-10; 64.-10-11; 67.-
1-4; 67.-1-5; and 67.-1-6; and portions of 64.-10-13; 64.-10-15; 67.-
1-1; 67.-1-3; and 67.-1-12.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 12. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from R-3b and B-2b to VR-5 for the
following tax parcels: 67.-1-9; 67.-1-10; 67.-1-11; 68.-4-8; 68.-5-10;
68.-5-11; 68.-5-12; and 68.-5-13; and portions of 67.-1-3; and 67.-1-
12.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 13. The Official Zoning Map of the City of Ithaca is hereby
amended to change the designation from B-2b, R-3a, and U-1 to MU for
the following tax parcels: 63.-5-2; 63.-5-3; 63.-5-5; 63.-5-7; 63.-5-
8; 63.-5-9; 63.-6-1; 63.-6-2; 63.-6-3; 63.-6-4; 63.-6-5; 63.-6-8; 63.-
6-14; 63.-6-19; 63.-6-20; 63.-6-21; 63.-6-23; 63.-6-24; 63.-6-25; 63.-
3/9/11
Page 5 of 5
6-26; 64.-2-1; 64.-2-23; 64.-2-24; 64.-2-26; 64.-2-27; 64.-2-28; 64.-
2-29; 64.-2-30; 64.-2-31; 64.-2-32; 64.-10-1; 64.-10-2; 64.-10-3; 64.-
10-4; 64.-10-5; 64.-10-6; 64.-10-17.2; 64.-10-18; 64.-10-19; 64.-10-
20; 64.-10-21; 68.-4-6; and 68.-4-7; and portions of 63.-6-17; 64.-10-
13; 64.-10-15; 67.-1-1; 68.-4-3; and 68.-4-10.
The boundaries of this amendment are shown on the map entitled
“Proposed Collegetown Area Form Districts-March 2011,” a copy of which
shall be on file in the City Clerk’s office.
Section 14. All applicable sections within the Municipal Code of the
City of Ithaca shall be updated in accordance with the amendments made
herewith.
Section 15. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of notices as
provided in the Ithaca City Charter.
CITY OF ITHACA
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
Purpose: The Full Environmental Assessment Form (FEAF) is designed to help applicants and agencies determine, in an orderly
manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to
answer. Frequently there are aspects of a proposed action that are subjective or immeasurable. It is also understood that those who
determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns
affecting the question of significance.
The FEAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been
orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action.
FEAF Components:
Part 1: Provide objective data and information about a given action and its site. By identifying basic project data, it assists in
a review of the analysis that takes place in Parts 2 and 3.
Part 2: Focus on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to
whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form
also identifies whether an impact can be mitigated or reduced.
Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is
actually important.
THIS AREA IS FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS
Identify the Portions of FEAF completed for this action: _X_Part 1 _X_Part 2 _X_Part 3
Upon review of the information recorded on this FEAF (Parts, 2, and 3, if appropriate), and any other supporting information, and
considering both the magnitude and importance of each impact, it is reasonably determined by the Lead Agency that:
__A. The Proposed Action will not result in any large and important impact(s) and is one that will not have a significant
impact on the environment; therefore, A NEGATIVE DECLARATION WILL BE PREPARED.
__B. Although the proposed action could have a significant impact on the environment, there will not be a significant effect
for this Unlisted Action because the mitigation measures described in PART 3 have been required; therefore, A
CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. *
__C. The proposed action may result in one or more large and important impacts that may have a significant impact on the
environment; therefore, A POSITIVE DECLARATION WILL BE PREPARED.
*A Conditioned Negative Declaration is only valid for Unlisted Actions
Name of Action: Establishment of the Collegetown Area Form Districts and Rezoning of Portions of the
R-1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to Traditional Residential (TR), Village Residential
(VR), and Mixed Use (MU)
Name of Lead Agency: City of Ithaca Common Council
Name and Title of Responsible Officer in Lead Agency: Mayor Carolyn Peterson
Signature of Responsible Officer in Lead Agency:
Signature of Preparer:
Date: March 3, 2011
Page
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2
FULL ENVIRONMENTAL ASSESSMENT FORM
PART 1—PROJECT INFORMATION
Prepared by Project Sponsor
NOTICE: This document is designed to assist in determining whether the action proposed may have a
significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these
questions will be considered as part of the application for approval and may be subject to further verification
and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3.
It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on
information currently available and will not involve new studies, research or investigation. If information
requiring such additional work is unavailable, so indicate and specify each instance.
Name of Action: Establishment of the Collegetown Area Form Districts and Rezoning of Portions of the R-1b,
R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to Traditional Residential (TR), Village Residential (VR), and
Mixed Use (MU)
Location of Action: Collegetown area, City of Ithaca (see project description)
Name of Applicant/Sponsor: City of Ithaca
Address: 108 East Green Street
City/Town/Village: Ithaca State: NY ZIP: 14850
Business Phone: (607) 274-6550
Name of Owner(If Different):
Address:
City/Town/Village: State: ZIP:
Business Phone:
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Description of Action: Establishment of the Collegetown Area Form Districts: Traditional Residential (TR-1,
TR-2, TR-3, and TR-4), Village Residential (VR-1, VR-2, VR-3, VR-4, and VR-5) and Mixed Use (MU)
zoning districts. Rezoning from R-1b, R-2b, and R-3a to TR-1 of the following parcels: 64.-6-1; 64.-6-2.2;
64.-6-3; 64.-7-1; 64.-7-2; 64.-7-3; 64.-7-4; 64.-7-5; 64.-7-6; 65.-2-1; 65.-2-2; 65.-2-3; 65.2-4; 65.-2-5; 67.-2-8;
67.-2-9; 67.-2-10; 67.-2-11; 67.-3-18; 67.-3-19; 67.-3-20; 67.-3-21; 67.-3-22; 68.-7-9; 68.-7-10; 68.-8-2; 68.-8-
3; 68.-8-4; 83.-6-2; and 84.-1-1; and a portion of 67.-2-5. Rezoning from R-2a, R-2b, and R-3a to TR-2 of the
following parcels: 64.-1-1; 64.-1-2; 64.-1-4; 64.-3-2; 64.-3-3; 64.-3-4; 64.-3-5; 64.-3-6; 64.-4-1; 64.-4-2; 64.-
4-3; 64.-4-4; 64.-4-5; 64.-5-1; 64.-5-2; 64.-5-3; 64.-5-4; 64.-8-1; 64.-8-2; 64.-8-3; 64.-8-4; 64.-8-5; 64.-8-6;
64.-8-7; 64.-8-8; 64.-8-9; 64.-8-10; 64.-8-11; 65.-1-1; 65.-1-2; 65.-1-3; 65.-1-4; 65.-1-5; 68.-6-12; 68.-6-13;
68.-6-14; 68.-6-15; 68.-7-2; 68.-7-3; 68.-7-3; 68.-7-4; 68.-7-5; 68.-7-6; 68.-7-7; 68.-7-8; 68.-8-6; 68.-8-9; 83.-
3-2; 83.-3-3; 83.-3-4; 83.-3-5; 83.-3-6.1; 83.-3-6.2; 83.-3-7; 83.-3-8; 83.-3-9; 83.-4-1; 83.-4-3; 83.-4-4; 83.-4-
5; 83.-4-6; 83.-6-1; and 83.-6-3. Rezoning from R-2a, R-2b, R-3a, and R-3b to TR-3 of the following parcels:
64.-2-7; 64.-2-8; 64.-2-9; 64.-2-11; 64.-2-13; 64.-2-15; 64.-3-1; 64.-3-7; 64.-3-8; 64.-9-2; 64.-9-3; 64.-9-4;
64.-9-5; 64.-9-7; 64.-9-8; 64.-9-9; 67.-2-3; 67.-2-4; 67.-3-2; 67.-3-3; 67.-3-23; 67.-3-24; 67.-3-25; 67.-3-26;
68.-5-14; 68.-5-15; 68.-5-16; 68.-5-17; 68.-5-18; 68.-5-19; 68.-6-1; 68.-6-16; 68.-6-17; 68.-6-18; and 68.-6-19;
and portions of 64.-2-33; and 67.-2-5. Rezoning from R-3a to TR-4 of the following parcels: 64.-2-2; 64.-2-4;
64.-2-5; and 64.-2-6. Rezoning from R-3a to VR-1 of the following parcels: 64.-2-14; 64.-2-17; and 64.-2-19;
and a portion of 64.-2-33. Rezoning from U-1 to VR-2 of the following parcel: 63.-2-7. Rezoning from R-3a
and R-3b to VR-3 of the following parcels: 64.-2-18; 64.-2-20; 64.-2-22; 64.-9-1; 64.-9-6; 64.-9-10; 67.-1-7;
67.-1-8; 67.-2-1; 67.-2-2; 67.-2-12; 67.-2-13; 67.-2-14; 67.-2-15; 67.-2-16; 67.-2-17; 67.-2-18; 67.-3-1; 67.-3-
29; 67.-3-30; 67.-3-31; 68.-4-9; 68.-4-11; 68.-4-12; 68.-4-13; 68.-4-14; 68.-4-15; 68.-5-2; 68.-5-3; 68.-5-4;
68.-5-5; 68.-5-6; 68.-5-7; 68.-5-8; 68.-5-9; 68.-6-2; 68.-6-3; 68.-6-4; 68.-6-5; 68.-6-6; 68.-6-7; 68.-6-8; 68.-6-
9; 68.-6-10; 68.-6-11; and 83.-4-2; and portions of 63.-6-17; 68.-4-10; and 68.-4-3. Rezoning from R-3b to
VR-4 of the following parcels: 64.-10-7; 64.-10-8; 64.-10-9; 64.-10-10; 64.-10-11; 67.-1-4; 67.-1-5; and 67.-
1-6; and portions of 64.-10-13; 64.-10-15; 67.-1-1; 67.-1-3; and 67.-1-12. Rezoning from R-3b and B-2b to
VR-5 of the following parcels: 67.-1-9; 67.-1-10; 67.-1-11; 68.-4-8; 68.-5-10; 68.-5-11; 68.-5-12; and 68.-5-
13; and portions of 67.-1-3; and 67.-1-12. Rezoning from B-2b, R-3a, and U-1 to MU of the following
parcels: 63.-5-2; 63.-5-3; 63.-5-5; 63.-5-7; 63.-5-8; 63.-5-9; 63.-6-1; 63.-6-2; 63.-6-3; 63.-6-4; 63.-6-5; 63.-6-
8; 63.-6-14; 63.-6-19; 63.-6-20; 63.-6-21; 63.-6-23; 63.-6-24; 63.-6-25; 63.-6-26; 64.-2-1; 64.-2-23; 64.-2-24;
64.-2-26; 64.-2-27; 64.-2-28; 64.-2-29; 64.-2-30; 64.-2-31; 64.-2-32; 64.-10-1; 64.-10-2; 64.-10-3; 64.-10-4;
64.-10-5; 64.-10-6; 64.-10-17.2; 64.-10-18; 64.-10-19; 64.-10-20; 64.-10-21; 68.-4-6; and 68.-4-7; and
portions of 63.-6-17; 64.-10-13; 64.-10-15; 67.-1-1; 68.-4-3; and 68.-4-10.
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Please Complete Each Question--Indicate N/A if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1. Present Land Use: X Urban Industrial X Commercial X Public Forest
Agricultural Other:
2. Total area of project area: 53 Acres square feet (Chosen units apply to following section also)
Approximate Area (Units in question 2 apply to this section) Presently After Completion
2a. Meadow or Brushland (non-agricultural) 0 0
2b. Forested 0 0
2c. Agricultural 0 0
2d. Wetland [as per Articles 24 of Environmental Conservation Law (ECL)] 0 0
2e. Water Surface Area 0 0
2f. Public Dryden Park 0.6 0.6
2g. Water Surface Area 0 0
2h. Unvegetated (rock, earth or fill) 0 0
2i. Roads, buildings and other paved surfaces (including yards) 52.4 52.4
2j. Other (indicate type) 0 0
3a. What is predominant soil type(s) on project site (e.g. HdB, silty loam, etc.): N/A
3b. Soil Drainage: N/A Well Drained ______% of Site
Moderately Well Drained ______% of Site
Poorly Drained ______% of Site
4a. Are there bedrock outcroppings on project site? Yes No X N/A
4b. What is depth of bedrock? N/A (feet)
4c. What is depth to the water table? N/A (feet)
5. Approximate percentage of proposed project site
with slopes:
0-10% 30 % 10-15% 30 %
15% or greater 40 %
6a. Is project substantially contiguous to, or does it
contain a building, site or district, listed on or
eligible for the National or State Register of
Historic Places?
X Yes No N/A East Hill Historic District
6b. Or designated a local landmark or in a local
landmark district? X Yes No N/A East Hill Historic District
7. Do hunting or fishing opportunities presently
exist in the project area? Yes X No N/A If yes, identify each species:
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SITE DESCRIPTION (Concluded)
8. Does project site contain any species of plant or
animal life that is identified as threatened or
endangered?
Yes X No N/A
According to:
Identify each Species:
9. Are there any unique or unusual landforms on the
project site? (i.e., cliffs, other geological
formations)
Yes X No N/A
Describe: The project site is located within 100 feet
of the Cascadilla Gorge.
10. Is the project site presently used by the
community or neighborhood as an open space or
recreation area?
X Yes No N/A
If yes, explain: Dryden Park
11. Does the present site offer or include scenic views
known to be important to the community? X Yes No N/A
Describe: long view over valley; views of distant
hills, Cascadilla Gorge
12. Is project within or contiguous to a site
designated a Unique Natural Area (UNA) or
critical environmental area by a local or state
agency?
X Yes No N/A
Describe: The project is contiguous to UNA-136
Cascadilla Gorge. There will be no physical change
to the UNA as a result of this action.
13. Streams within or contiguous to project area: a. Names of stream or name of river to which it is a
tributary: The project is contiguous to the
Cascadilla Gorge.
14. Lakes, ponds, wetland areas within or contiguous
to project area:
a. Name:
b. Size (in acres):
15. Has the site been used for land disposal of solid
or hazardous wastes?
Yes X No N/A
Describe:
16. Is the site served by existing public utilities?
a. If Yes, does sufficient capacity exist to allow
connection?
b. If Yes, will improvements be necessary to
allow connection?
X Yes No N/A
Yes No X N/A
Yes No X N/A
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B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate) 53 acres; see project description
1a. Total contiguous area owned by project sponsor in acres: N/A or square feet:
1b. Project acreage developed: 53 Acres initially 53 Acres ultimately all developed;
no change
1c. Project acreage to remain undeveloped: N/A
1d. Length of project in miles: (if appropriate) _______ N/A ____ or feet: _____________
1e. If project is an expansion, indicate percent of change proposed: N/A
1f. Number of off-street parking spaces existing: N/A proposed: __N/A__
The proposed action is a rezoning and does not propose the creation of additional parking spaces. Existing
parking requirements will remain in place with the exception of a change to the parking requirement for office
uses within the proposed MU district, which would be reduced to one space for every 400 square feet of net
assignable floor area (existing requirement is one space for every 250 square feet of net assignable floor area).
Subsequent development proposals will be subject to their own separate environmental reviews that will be no
less protective of the environment.
1g. Maximum vehicular trips generated (upon completion of project) per day: __N/A__ and per hour: N/A_
1h. Height of tallest proposed structure: proposed maximum height allowed: 6 stories/65 feet (compared
6 stories/60 feet)
1j. Linear feet of frontage along a public street or thoroughfare that the project will occupy?__N/A______
2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site:
________________N/A_____________ or added to the site: ___________________________________
3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site:
acres:____ N/A ____ type of vegetation:_____________________________________________________
4. Will any mature trees or other locally important vegetation be removed by this project? N/A
5. Are there any plans for re-vegetation to replace that removed during construction? N/A
6. If single phase project, anticipated period of construction N/A months, (including demolition)
7. If multi-phased project, anticipated period of construction____ N/A _____ months, (including demolition)
7a. Total number of phases anticipated: _______ N/A _____________________
7b. Anticipated date of commencement for first phase N/A month year, (including demolition)
7c. Approximate completion date of final phase N/A month N/A year.
7d. Is phase one financially dependent on subsequent phases? Yes No X N/A
8. Will blasting occur during construction? Yes X No N/A; if yes, explain: No construction is
proposed under this action.
9. Number of jobs generated: during construction____ 0 ______ after project is completed__ 0____
10. Number of jobs eliminated by this project: 0 Explain:
11. Will project require relocation of any projects or facilities? Yes X No N/A; if yes, explain:
12a. Is surface or subsurface liquid waste disposal involved? Yes X No N/A; if yes, explain:
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12b. If #12a is yes, indicate type of waste (sewage, industrial, etc):
12c. If surface disposal, where specifically will effluent be discharged?
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased
by proposal? Yes X No N/A; if yes, explain:
14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood
plain? Yes X No N/A
PROJECT DESCRIPTION (Concluded)
14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet
Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver Creek? (Circle all that apply)
14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as
described in Article 24 Of the ECL? Yes X No N/A;
14d. If #14a, b or c is yes, explain: Part of the area proposed for re-zoning under this action is located
directly south of Cascadilla Creek. The new VR-2 designation would allow for an additional 40%
lot coverage on the parcel at the corner of Stewart Avenue and Williams Street, directly south of
the Cascadilla Gorge. The action will not result in any physical change to Cascadilla Gorge or
Cascadilla Creek. Subsequent development proposals will be subject to their own separate
environmental review that will be no less protective of the environment.
15a. Does project involve disposal or solid waste? Yes X No N/A;
15b. If #15a is yes, will an existing solid waste disposal facility be used? Yes No N/A;
15c. If #15b is yes, give name of disposal facility: and its location:
15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill?
Yes X No N/A; if yes, explain:
15e. Will any solid waste be disposed of on site? Yes X No N/A; if yes, explain:
16. Will project use herbicides or pesticides? Yes X No N/A; if yes, specify:
17. Will project affect a building or site listed on or eligible for the National or State Register of Historic
Places or a local landmark or in a landmark district? Yes X No N/A; if yes, explain:
18. Will project produce odors? Yes X No N/A; if yes, explain:
19. Will project product operating noise exceed the local ambient noise level during construction?
Yes No X N/A; After construction? Yes No X N/A
20. Will project result in an increase of energy use? Yes No X N/A; if yes, indicate type(s)
21. Total anticipated water usage per day: gals/day. N/A Source of water
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C. ZONING AND PLANNING INFORMATION
1. Does the proposed action involve a planning or zoning decision? X Yes No N/A; if yes,
indicate the decision required:
X Zoning Amendment Zoning Variance New/revision of master plan Subdivision
Site Plan Special Use Permit Resource Management Plan Other:
2. What is the current zoning classification of site? R-1b; R-2a; R-2b; R-3a; R-3b; B-2b; U-1
3. If the site is developed as permitted by the present zoning, what is the maximum potential development?
Approximately 4,132,000 sq. ft.
4. Is proposed use consistent with present zoning? Yes X No N/A The proposed action is a re-
zoning.
5. If #4 is no, indicate desired zoning: TR-1; TR-2; TR-3; TR-4; VR-1; VR-2; VR-3; VR-4; VR-5; MU
6. If the site is developed by the proposed zoning, what is the maximum potential development of the site?
Approximately 4,514,000 sq. ft.
7. Is the proposed action consistent with the recommended uses in adopted local land-use plans?
X Yes No N/A; If no, explain: See “2009 Collegetown Urban Plan & Conceptual Design
Guidelines”
8. What is the dominant land use and zoning classification within a ¼ mile radius of the project?
(e.g. R-1a or R-1b) R-1a; R-1b; R-2a; R-2b; R-3a; R-3aa; R-3b; B-2d; P-1; U-1 (proposed under this
action: TR-1; TR-2; TR-3; TR-4; VR-1; VR-2; VR-3; VR-4; VR-5; MU)
9. Is the proposed action compatible with adjacent land uses? X Yes No N/A Explain:
10a. If the proposed action is the subdivision of land, how many lots are proposed? N/A
10b. What is the minimum lot size proposed? N/A
11. Will the proposed action create a demand for any community-provided services? (recreation, education,
police, fire protection, etc.) ? X Yes No N/A Explain: The proposed action could result in
approximately 380,000 square feet of additional development. At full build-out, there could be an
increased demand for fire protection, police, and transit services. This additional development will
also provide additional tax revenues to fund the additional demand for community-provided
services.
If yes, is existing capacity sufficient to handle projected demand? Yes No N/A
Explain: See above
12. Will the proposed action result in the generation of traffic significantly above present levels?
X Yes No N/A If yes, is the existing road network adequate to handle the additional traffic?
Yes No N/A Explain: While there is a projected increase in development, it is
anticipated that alternate transportation modes will accommodate most of the additional demand.
The majority of additional development will be located in the central areas of Collegetown that are
well-served by multiple TCAT routes and are convenient for pedestrian, bicycle, and car-share
travel.
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D. APPROVALS
1. Approvals: Common Council Adoption
2a. Is any Federal permit required? Yes X No N/A; Specify:
2b. Does project involve State or Federal funding or financing? Yes X No N/A; If Yes, Specify:
2c. Local and Regional approvals:
Agency
Yes or No
Type of
Approval Required
Submittal
Date
Approval
Date
Common Council Yes Adoption
Board of Zoning Appeals (BZA) No
Planning & Development Board No
Ithaca Landmarks Preservation
Commission (ILPC)
No
Board of Public Works (BPW) No
Fire Department No
Police Department No
Building Commissioner No
Ithaca Urban Renewal Agency
(IURA)
No
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E. INFORMATIONAL DETAILS
Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts
associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid
them.
F. VERIFICATION
I certify that the information provided above is true to the best of my knowledge.
Applicant/Sponsor Name: City of Ithaca
Signature:
Title: Planner
***************** END OF PART 1 *****************
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City of Ithaca Long Environmental Assessment Form
PART 2 – PROJECT IMPACTS AND THEIR MAGNITUDES
Project Name: Establishment of the Collegetown Area Form Districts and Rezoning of Potions of the
R-1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to Traditional Residential (TR),
Village Residential (VR), and Mixed Use (MU)
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of
length), or where the general slope in the project exceeds 10%. Yes No
Construction on land where the depth to the water table is less than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally within 3 feet
of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve more than
one phase or stage. Yes No
Evacuation for mining purposes that would remove more than 1,000 tons
of natural material (i.e. rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in a designated floodway. Yes No
Other impacts: Yes No
2. Will there be an effect on any unique landforms found on the site? (i.e.
cliffs, gorges, geological formations, etc.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Specific land forms: Yes No
IMPACT ON WATER
3. Will project affect any water body designated as protected? (Under
article 15 or 24 of the Environmental Conservation Law, E.C.L.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by Project
Change?
Developable area of site contains a protected water body Yes No
Dredging more than 100 cubic yards of material from channel of a
protected stream. Yes No
Extension of utility distribution facilities through a protected water body. Yes No
Construction in a designated freshwater wetland. Yes No
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Other impacts: Yes No
4. Will project affect any non-protected existing or new body of
water?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
A 10% increase or decrease in the surface area of any body of
water or more than a 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of a body of water that
exceeds 10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek,
Cayuga Lake or the Cayuga Inlet? Yes No
Other impacts: Yes No
5. Will project affect surface or groundwater quality?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
Project will require a discharge permit. Yes No
Project requires use of a source of water that does not have
approval to serve proposed project. Yes No
Construction or operation causing any contamination of a public
water supply system. Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
presently do not exist or have inadequate capacity.
Yes No
Project requiring a facility that would use water in excess of
20,000 gallons per day or 500 gallons per minute.
Yes No
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an obvious
visual contrast to natural conditions.
Yes No
Proposed Action will require the storage of petroleum or chemical
products greater than 1,100 gallons.
Yes No
Other impacts: Yes No
6. Will project alter drainage flow, drainage patterns or surface
water runoff?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
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Other impacts: Other impacts: Yes No
IMPACT ON AIR
7. Will project affect air quality?
X Yes No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Project will induce 500 or more vehicle trips in any
8-hour period per day. TBD X Yes X No
Project will result in the incineration of more than
2.5 tons of refuse per 24-hour day. Yes No
Project emission rate of all contaminants will exceed
5 lbs per hour or a heat source producing more than
10 million BTUs per hour.
Yes No
Other impacts: The proposed action could
result in approximately 380,000 square feet
of additional development. It is possible that,
at full build-out, there could be in an
increase in the number of vehicle trips. It is
also possible that the increased development
will further promote the utilization of
alternate modes of transportation.
Yes No
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered
species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Reduction of any species listed on the New York or
Federal list, using the site, found over, on, or near
site.
Yes No
Removal of any portion of a critical or significant
wildlife habitat. Yes No
Application of pesticide or herbicide more than
twice a year other than for agricultural purposes. Yes No
Other impacts: Yes No
9. Will proposed action substantially affect non-
threatened or non-endangered species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Proposed action would substantially interfere with
any resident or migratory fish or wildlife species. Yes No
Proposed action requires the removal or more than
1/2 acre of mature woods or other locally important
vegetation.
Yes No
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Other impacts: Yes No
IMPACT ON AESTHETIC RESOURCE
10. Will the proposed action affect views, vistas or the
visual character of the neighborhood or community?
X Yes No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed land uses, or proposed action components
obviously different from or in sharp contrast to current
surrounding land use patterns, whether man-made or
natural.
Yes No
Proposed land use, or proposed action components
visible to users of aesthetic resources which will
eliminate or significantly reduce their enjoyment of
aesthetic qualities of that resource.
Yes No
Proposed action will result in the elimination or major
screening of scenic views known to be important to
the area.
Yes No
Other impacts: The largest change in maximum
building height will be from 40’ (existing) to 53’
(proposed) or 4 stories (existing) to 5 stories
(proposed) in the proposed VR-4 and VR-5
districts.
X Yes X No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure
of historic, prehistoric or paleontological importance?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed action occurring wholly or partially within
or contiguous to any facility or site listed on or eligible
for the National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed
located within the project site. Yes No
Proposed action occurring wholly or partially within
or contiguous to any site designated as a local
landmark or in a landmark district.
Yes No
Other impacts: The project is contiguous to the East
Hill Historic District, but there is no anticipated
impact on the historic district.
Yes No
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IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of
existing or future open spaces or recreational opportunities?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
The permanent foreclosure of a future recreational opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts: Yes No
IMPACT ON UNIQUE NATURAL AREAS AND CRITICAL ENVIRONMENTAL AREAS
13. Will the proposed action impact the exceptional or unique
characteristics of a site designated as a unique natural area
(UNA) or a critical environmental area (CEA) by a local or
state agency?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced
by Project Change?
Proposed Action to locate within a UNA or CEA? Yes No
Proposed Action will result in a reduction in the quality of
the resource Yes No
Proposed Action will impact the use, function or enjoyment
of the resource Yes No
Other impacts: The project is contiguous to UNA-136
Cascadilla Gorge, but there is no anticipated impact on
the UNA.
Yes No
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation
systems?
X Yes No
Small to
Moderate
Impact
Potential Large Impact Can Impact be Reduced
by Project Change?
Alteration of present patterns of movement of people
and/or goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: The proposed action could result
in approximately 380,000 square feet of
additional development. At full build-out,
this could result in additional demand on
existing transportation systems. See Part III.
X X Yes No
IMPACT ON ENERGY
15. Will proposed action affect the community's sources Small to Potential Can Impact be Reduced by Project
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of fuel or energy supply?
Yes X No
Moderate
Impact
Large Impact Change?
Proposed action causing greater than 5% increase in any
form of energy used in municipality. Yes No
Proposed action requiring the creation or extension of an
energy transmission or supply system to serve more than
50 single or two family residences.
Yes No
Other impacts: Yes No
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration
or electrical disturbance during construction of or after
completion of this proposed action?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced by
Project Change?
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day) Yes No
Proposed action will produce operating noise exceeding the
local ambient noise levels for noise outside of structure.
Yes No
Proposed action will remove natural barriers that would act
as a noise screen. Yes No
Other impacts: Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced
by Project Change?
Proposed action will cause a risk of explosion or release of
hazardous substances (i.e. oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be a chronic low-level discharge or emission.
Yes No
Proposed action may result in the burial of “hazardous
wastes” in any form (i.e. Toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc.)
Yes No
Proposed action may result in the excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in the handling or disposal or
hazardous wastes (i.e. toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid or contain gases.)
Yes No
Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No
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17
Use of any chemical for de-icing, soil stabilization or the
control of vegetation, insects or animal life on the premises of
any residential, commercial or industrial property in excess of
30,000 square feet.
Yes No
Other impacts: Yes No
IMPACT GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing
community?
X Yes No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by
Project Change?
The population of the City in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals: Yes No
Proposed action will cause a change in the density of land
use. See Part III X Yes X No
The proposed action will replace or eliminate existing
facilities, structures, or areas of historic importance to the
community.
Yes No
Development will create a demand for additional community
services (e.g. schools, police, and fire, etc. See Part III X Yes X No
Proposed action will set an important precedent for future
actions. If adopted, the Collegetown Area Form Districts
will be the City’s first form-based code.
X Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
Other impacts: The proposed action is the adoption of
form-based zoning regulations that will have the positive
impact of improving the urban character of the
Collegetown area.
Yes No
19. Is there public controversy concerning the proposed action?
X Yes No
The proposed adoption of the “Collegetown Area Form Districts” itself does not appear to be controversial but
when linked to other implementation measures of the “2009 Collegetown Urban Plan & Conceptual Design
Guidelines,” there have been concerns from within the community.
If any action in part 2 is identified as a potential large impact, or if you cannot determine the magnitude of
impact, proceed to part 3.
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18
City of Ithaca
Full Environmental Assessment Form—Part III
Proposed Establishment of the Collegetown Area Form Districts and Rezoning of Potions of the R-1b,
R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to Traditional Residential (TR),
Village Residential (VR), and Mixed Use (MU)
The “Collegetown Area Form Districts” is one of the key recommendations of the “2009 Collegetown Urban
Plan & Conceptual Design Guidelines.” The proposed zoning is a hybrid code in that it is a mix of a form-
based code and traditional zoning. It includes regulation of physical form that is the focus of form-based
codes but also includes regulation of use and density found in traditional zoning. The adoption of the
“Collegetown Area Form Districts” would establish ten new zoning districts and re-zone approximately 250
properties in the Collegetown area. The ten proposed districts can be divided into three categories:
Traditional Residential, Village Residential, and Mixed Use. The principal goals of the form based code are
a) protection of neighborhood character in the Traditional Residential districts; b) regulation of the urban
form in anticipated growth areas, the Village Residential and Mixed Use districts; and c) promotion of a
lively, attractive, walkable neighborhood that prioritizes non-motorized modes of transportation.
The four Traditional Residential (TR) districts are designed to preserve the existing character of the
neighborhoods and either maintain or slightly decrease density. Large-scale new development is not
anticipated in these areas, but the proposed form requirements would ensure that any new construction is in
keeping with the existing built form. Maximum building height, maximum lot coverage, and minimum lot
size are based on the existing zoning in these areas, with the exception of the TR-4 district. The proposed
TR-4 district is adjacent to the proposed Mixed Use district (currently B-2b) and has a maximum building
height of 4 stories and 42’ with a maximum lot coverage of 50%. This is an additional story and an
additional 10% lot coverage over the existing zoning. The TR-4 district is the only Traditional Residential
district that proposes an increase in maximum building height. In terms of form requirements, all new
construction in a Traditional Residential district will be required to have a pitched roof and a front porch.
There is a required amount of glazing for each story, and all surface parking must be located at or behind the
front façade. There are no significant negative impacts anticipated by the establishment of the Traditional
Residential districts (TR-1, TR-2, TR-3, and TR-4), and the establishment of the districts will have the
positive impact of protecting the built form of existing neighborhoods.
The five Village Residential (VR) districts are intended to promote redevelopment and provide a transition
between the lower-density Traditional Residential districts and the higher-density Mixed Use district. The
five VR districts range in maximum building height from 3 stories and 35’ to 5 stories and 53’. The proposed
zoning allows for an increase in developable square footage in most of the VR districts to encourage
redevelopment in these areas. While the proposed VR-2 district will result in a decrease in maximum
building height (existing 55’; proposed 45’), the maximum lot coverage will increase from 35% to 75%. The
proposed VR-3 district will allow for a 10% increase in maximum lot coverage. The maximum building
height will remain 4 stories but will increase to 45’ to allow for improved construction quality. The proposed
VR-4 and VR-5 districts will allow a maximum of 5 stories and 53’, which is an additional story and 13’ over
the existing R-3b zoning in these areas. In addition, these proposed districts allow maximum lot coverage of
70% and 80% respectively, a significant increase over the 40% allowed under the existing zoning. While the
proposed zoning will allow increased development in the VR districts, these zones were carefully designed to
accommodate the development in a way that will be compatible with the surrounding neighborhood. The
form requirements necessitate that new construction have either a front porch or a front stoop and functioning
entries must be located no more than 50’ apart. Similar to the TR districts, surface level parking must be
located at or behind the front façade. The setbacks for each VR district were determined based on topography
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19
and adjacent buildings. The establishment of the Village Residential districts (VR-1, VR-2, VR-3, and VR-5)
will likely result in increased density and redevelopment within these zones; however, it is anticipated that the
form regulations that accompany the establishment of these districts will mitigate any negative impacts to
Collegetown’s visual character associated with additional development.
The Mixed Use (MU) district is proposed for the area that is currently zoned B-2b. The requirements for the
MU district maintain the maximum building height of 6 stories but increase the maximum height in feet to
65’ to provide adequate room for the ductwork and mechanicals required for a 6-story mixed-use building.
The maximum lot coverage remains 100%, and the adoption of the new zoning would not result in an
increase in developable square footage within the MU district. The proposed zoning includes several use and
form requirements that will make the central core of Collegetown a more vibrant and pedestrian-friendly area.
Active uses are required on the street-level story in much of the MU district, and the street-level story must
have 65% glazing to attract the interest of passers by and enliven activity in the commercial core. A deeper
setback along the 100-block of Dryden Road will ultimately allow for wider sidewalks, and required
chamfered corners on buildings at the intersection of Dryden Road and College Avenue will increase
visibility for both pedestrians and drivers and reduce the “canyon” effect observed on the 100 block of
Dryden Road. The establishment of the Mixed Use district is not anticipated to have any negative impacts
and will have the positive impact of improving the built form and vibrancy of Collegetown’s commercial
core.
The establishment of the Collegetown Area Form Districts would allow approximately 380,000 square feet of
additional development. At full build-out, there could be an increased demand for fire protection, police, and
transit services. The new development will also provide the City with additional tax revenue to help fund
additional required fire and police services. In terms of transportation, existing parking requirements will
remain in place with the exception of a change to the parking requirement for office uses within the proposed
MU district, which would be reduced to one space for every 400 square feet of net assignable floor area
(existing requirement is one space for every 250 square feet of net assignable floor area). The majority of the
projected new development is expected to occur in the central areas of Collegetown, which are well-served by
multiple TCAT routes, are heavily traveled by pedestrians, and can be easily accessed by other alternate
modes of transportation. The additional tax revenues that can be expected from these developments could
also be utilized to finance sidewalk expansions and other improvements to the public realm. The proposed
amendments to the Collegetown Parking Overlay Zone (CPOZ), a companion proposal to this action, could
also mitigate transportation impacts through the funding of transportation improvements throughout
Collegetown.
Overall, the establishment of the Traditional Residential, Village Residential, and Mixed Use districts and the
rezoning of approximately 250 properties in the Collegetown area will not have a significant negative impact.
The proposed rezoning is intended to concentrate growth in the central part of Collegetown and limit further
expansion into the surrounding neighborhoods, one of the key goals of the “2009 Collegetown Urban Plan &
Conceptual Design Guidelines.” Under the proposed hybrid code, potential negative impacts of increased
density in the Village Residential districts will be mitigated by the form requirements that accompany the
traditional regulations of use and density. The form requirements will enhance all of the proposed districts by
ensuring the compatibility of new construction with existing buildings, improving the architectural form of
the area, and promoting a pedestrian friendly environment.
J:\PROJECTS\COLLEGETOWN VISION\CODE\Environmental Review\LeadAgencyRes_CAFD_03_16_2011.doc
03/09/11
Proposed Resolution
Planning & Economic Development Committee
March 16, 2011
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled
“Zoning,” to Establish the Collegetown Area Form Districts and Rezoning of Portions of
the R-1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 Districts to Traditional Residential (TR),
Village Residential (VR), and Mixed Use (MU) – Declaration of Lead Agency for
Environmental Review
WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that, for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS, the proposed zoning amendment is a “Type I” Action pursuant to the City
Environmental Quality Review (CEQR) Ordinance, which requires environmental review under
CEQR; now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead
agency for the environmental review of the adoption of an ordinance to amend the Municipal
Zoning Code to establish the Collegetown Area Form Districts and to rezone portions of the R-
1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to Traditional Residential (TR), Village
Residential (VR), and Mixed Use (MU).
Proposed Resolution
Planning & Economic Development Committee
March 16, 2011
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325,
Entitled “Zoning,” to Establish the Collegetown Area Form Districts and Rezoning
of Portions of the R-1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 Districts to
Traditional Residential (TR), Village Residential (VR), and Mixed Use (MU) –
Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering an amendment to Chapter 325 of the
Municipal Code in order to (1) establish the Collegetown Area Form Districts and (2)
rezone portions of the R-1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to
Traditional Residential (TR), Village Residential (VR), and Mixed Use (MU), and
WHEREAS, appropriate environmental review has been conducted including the
preparation of a Full Environmental Assessment Form (FEAF), dated March 3, 2011, and
WHEREAS, these zoning amendments have been reviewed by the Tompkins County
Planning Department Pursuant to §239-l–m of the New York State General Municipal
Law, which requires that all actions within 500 feet of a county or state facility, including
county and state highways, be reviewed by the County Planning Department, and have
also been reviewed by the City of Ithaca Conservation Advisory Council and the City of
Ithaca Planning and Development Board, and
WHEREAS, the proposed action is a “Type I” Action under the City Environmental
Quality Review Ordinance, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has
reviewed the FEAF prepared by planning staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as
its own the findings and conclusions more fully set forth on the Full Environmental
Assessment Form, dated March 3, 2011, and be it further
RESOLVED, that this Common Council, as lead agency in this matter, hereby
determines that the proposed action at issue will not have a significant effect on the
environment, and that further environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that
the City Clerk is hereby directed to file a copy of the same, together with any
attachments, in the City Clerk’s Office, and forward the same to any other parties as
required by law.
To: Carolyn Peterson, Mayor Bill Gray, Superintendent of Public Works
Common Council Conservation Advisory Council
Julie Holcomb, City Clerk Planning & Development Board
Dan Hoffman, City Attorney Phyllis Radke, Building Commissioner
JoAnn Cornish, Director of Planning and Development
Edward Marx, Tompkins County Commissioner of Planning
From: Megan Gilbert, Planner
Date: March 3, 2011
RE: REVISED Proposal to Adopt the “Collegetown Overlay Zone Height Incentive District
(COZ-HI)”
The purpose of this memo is to provide information regarding the proposal to adopt the
“Collegetown Overlay Zone Height Incentive District (COZ-HI).” If adopted, the proposal
would result in the creation of an incentive zone that would allow additional building height in
exchange for the provision of one or more approved community benefits. The proposed COZ-HI
would include all or part of thirteen parcels in the core of Collegetown.
The Collegetown Zoning Working Group has met since February 2009 to evaluate the zoning
proposals set forth in the “2009 Collegetown Urban Plan & Conceptual Design Guidelines.” In
addition to the form-based code, the plan recommended the creation of an incentive zone to help
realize difficult-to-achieve components of the Collegetown vision. More specifically, the
proposed incentive zone is intended to promote the following goals:
A. To encourage development that would increase year-round activity in
the MU district.
B. To encourage the use of public transit through the provision of enhanced
transit facilities.
The proposed “Collegetown Overlay Zone Height Incentive District” would allow a property
owner within the district to exceed the maximum as-of-right building height (6 stories or 65 feet)
with a building of up to 7 stories or 84 feet in exchange for the provision of a specified
community benefit. Using the “Collegetown Vision Statement” and the “2009 Collegetown
Urban Plan & Conceptual Design Guidelines” as references, the Collegetown Zoning Working
Group has identified several community benefits that will help realize the City’s goals for
Collegetown. These proposed community benefits include1:
A. Provision of a use that will bring people into Collegetown throughout
the calendar year, including:
(1) A hotel
(2) At least one story of Class A office space
(3) At least one story of non-tax-exempt research and development
space
(4) Other uses that will bring people into Collegetown throughout the
calendar year as determined by the Planning & Development Board
B. Incorporation of a high-quality transit hub within the building footprint
In order to receive the height incentive, the property must be located within the proposed
incentive zone, as shown on the map entitled “Proposed Collegetown Overlay Zone Height
Incentive District (COZ-HI),” and the property owner must submit a written proposal to the
Planning and Development Board, as a part of the Site Plan Review process. Approval of any
height incentive shall be conditioned on any necessary approvals associated with the project’s
proposed community benefit.
A draft of the proposed ordinance and a map of the proposed district boundaries are enclosed.
An environmental review for this action has been prepared, and a Full Environmental
Assessment Form is also enclosed. The Planning and Economic Development Committee will
hold a public hearing and consider the proposed ordinance at its regularly scheduled meeting on
March 16, 2011. Your comments are respectfully requested prior to this meeting. If you have
any questions, feel free to contact me at 274-6560.
1 A detailed list of proposed community benefits and their requirements can be found in §325-42.2, Authorization
and Minimum Requirements, of the draft ordinance.
3/9/11
Page 1 of 5
An Ordinance Amending The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning” To Establish the Collegetown Overlay
Zone Height Incentive District (COZ-HI)
WHEREAS, the “2009 Collegetown Urban Plan & Conceptual Design
Guidelines” was endorsed by the Common Council on August 5, 2009, and
the plan recommended the adoption of a form-based code, a binding
design review process, a height incentive zone, and several essential
transportation measures, and
WHEREAS, the Collegetown Zoning Working Group was formed in February
2009 to focus on the proposed Collegetown zoning changes, and this
group included Common Council representatives, members of the Planning
and Development Board, neighborhood residents, a Collegetown landlord,
the editor/publisher of New Urban News, and staff from the City’s
Building and Planning Departments, and
WHEREAS, the proposed Collegetown Overlay Zone Height Incentive
District (COZ-HI) area, the 300-block of College Avenue in
Collegetown’s commercial core, was identified in the Collegetown plan
as a prime location for redevelopment and increased density, and
WHEREAS, the Collegetown plan identified several possible community
benefits, and the Collegetown Zoning Working Group refined this list
to focus on (1) the provision of uses that will bring people into
Collegetown throughout the calendar year and (2) the provision of a
high-quality transit facility within the new building’s footprint, and
WHEREAS, the proposed COZ-HI was presented at the Collegetown
Neighborhood Council and the Bryant Park Civic Association, and input
from these meetings as well as comments submitted by members of the
public have been incorporated into the proposed zoning, and
WHEREAS, a public hearing on the proposed COZ-HI was held on March 16,
2011, and appropriate environmental review of the proposed zoning has
been completed; now, therefore,
BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca
that Chapter 325, Sections 325-4 and 325-5 of the Municipal Code of
the City of Ithaca be amended to create a new overlay zone to be known
as the Collegetown Overlay Zone Height Incentive District (COZ-HI)
ORDINANCE NO. ____
Section 1. Declaration of Legislative Findings and Purpose
With the endorsement of the “2009 Collegetown Urban Plan & Conceptual
Design Guidelines,” the Common Council identified several goals to
create an “outstanding urban environment” in Collegetown. Several
aspects of the envisioned environment already exist; others will be
3/9/11
Page 2 of 5
more difficult to realize without incentive. The City’s goals for
Collegetown include:
• To further diversify the Collegetown population to include a greater
number of employees and residents whose presence is not dependent on
the academic calendar
• To sustain a thriving, year-round Collegetown business district
• To encourage strong residential areas to the east and west of the
Mixed Use (MU) District with a mix of owner-occupants and students
• To promote a convenient public transportation system, thus reducing
traffic congestion and parking demand
The “2009 Collegetown Urban Plan & Conceptual Design Guidelines”
recommends the adoption of an incentive zone to address these
desirable but difficult-to-achieve goals. Pursuant to §81-d of the
New York State General City Law, the Common Council is authorized to
“provide for the granting of incentives, or bonuses” for the purpose
of advancing “the city’s specific physical, cultural and social
policies in accordance with the city’s comprehensive plan and in
coordination with other community planning mechanisms or land use
techniques.”
The Common Council finds that the establishment of the COZ-HI
Ordinance will advance the City’s physical, cultural, and social
policies for Collegetown as specified in the “2009 Collegetown Urban
Plan & Conceptual Design Guidelines.”
Section 2. Chapter 325, Sections 325-4 and 325-5 of the Municipal
Code of the City of Ithaca are hereby amended to create an overlay
zone in areas located in the proposed MU district to be entitled
Collegetown Overlay Zone Height Incentive District, the boundaries of
which are shown on the map entitled “Proposed Collegetown Overlay Zone
Height Incentive District (COZ-HI).”
Section 3. Chapter 325 of the Municipal Code of the City of Ithaca is
hereby amended to add a new Article entitled Collegetown Zoning, to be
inserted as Chapter 325, Article VIII, and all subsequent articles and
sections shall be hereby renumbered accordingly. Article VIII,
Collegetown Zoning, shall read as follows:
§325-42 Collegetown Overlay Zone Height Incentive District (COZ-
HI)
§325-42.1 Purpose and Intent.
In accordance with §81-d of the General City Law of
the State of New York, this article authorizes the
Planning and Development Board, during the process of
Site Plan Review pursuant to Chapter 276, Site Plan
Review, of the Code, to make allowances for buildings
to exceed the maximum allowable height of the MU
district in exchange for the provision of an approved
3/9/11
Page 3 of 5
community benefit, subject to the limitations
contained in this section. COZ-HI height incentives
may be approved in order to promote the following
purposes:
A. To encourage development that would increase
year-round activity in the MU district.
B. To encourage the use of public transit through
the provision of enhanced transit facilities.
§325-42.2 Authorization and Minimum Requirements.
A. The Planning and Development Board is
authorized, upon petition by an applicant for
Site Plan Review approval, to approve
construction of buildings that exceed the
maximum allowable height of the MU district up
to a maximum of 84' or 7 stories, for buildings
located within the boundaries of the COZ-HI, in
accordance with §325-42.2B and C below.
B. For all building facades that front College
Avenue and Dryden Road and for all building
facades that directly abut a VR-3 district,
there shall be a 12’ setback for any portion of
the building that exceeds that maximum as-of-
right building height.
C. An applicant must submit a written proposal to
the Planning and Development Board which
delineates the benefit(s) that the project will
provide to the community in exchange for the
additional height. In order to be considered
for approval of additional height, the
applicant must demonstrate to the satisfaction
of the Planning and Development Board that at
least one of the following approved community
benefits will be provided:
1. The development provides a use for a
period of 20 years that will bring people
into Collegetown throughout the calendar
year. Acceptable uses include:
• A Hotel
• At least one story of Class A office
space (Class A office space is assumed
to be high quality office space with
high quality finishes, state-of-the-art
systems, and exceptional
accessibility).
• At least one story of non-tax-exempt
research and development space
3/9/11
Page 4 of 5
• Other uses that will bring people into
Collegetown throughout the calendar
year as determined by the Planning and
Development Board
2. The development incorporates a high-
quality public bus shelter or facilities
within its building footprint at a
location acceptable to the necessary
decision-making bodies. These may
include: the Planning and Development
Board, the Board of Public Works, and
Tompkins Consolidated Area Transit.
§325-42.3 Approval Process
In order to be granted approval for the additional
permitted height associated with properties located
within the boundaries of the COZ-HI, an applicant must
submit a written proposal to the Planning and
Development Board, as described in §325-42.2 above, as
a part of the Site Plan Review process. Approval of
the COZ-HI height incentives shall be conditioned on
any necessary approvals associated with the proposed
benefit(s) of the project. No Certificate of
Occupancy shall be granted prior to the completion of
the proposed community benefits. No building permit
or Certificate of Occupancy shall be granted if
modifications to the proposed benefits are proposed or
undertaken without the approval of the Planning and
Development Board. The Planning and Development Board
shall notify the Building Commissioner of any action
taken in regard to COZ-HI height incentives.
Section 4. The Official Zoning Map of the City of Ithaca, New York of
Chapter 325 entitled “Zoning” of the City of Ithaca Municipal Code is
hereby amended as follows:
The zoning district designation for portions of certain tracts of land
shall now include the Collegetown Overlay Zone-Height Incentive
District (COZ-HI), which will include the following tax parcels: 63.-
6-14; 68.-4-6; 64.-10-17.2; 64.-10-18; 64.-10-19; 64.-10-20; 64.-10-
21; 64.-10-1; 64.-10-2; 64.-10-3; and portions of parcels 63.-6-8,
68.-4-3, and 64.-10-15, as indicated on the map entitled “Proposed
Collegetown Overlay Zone Height Incentive District(COZ-HI),” dated
October 2010.
Section 5. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of notices as
provided in the Ithaca City Charter.
3/9/11
Page 5 of 5
D RY D E N R D
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B
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DRYDEN CT
0 70 14035 Feet
Proposed Colleg etown Overlay Zone Height Incentive District (COZ-HI)
Proposed Incentive Zone
October 2010
CITY OF ITHACA
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
Purpose: The Full Environmental Assessment Form (FEAF) is designed to help applicants and agencies determine, in an orderly
manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to
answer. Frequently there are aspects of a proposed action that are subjective or immeasurable. It is also understood that those who
determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns
affecting the question of significance.
The FEAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been
orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action.
FEAF Components:
Part 1: Provide objective data and information about a given action and its site. By identifying basic project data, it assists in
a review of the analysis that takes place in Parts 2 and 3.
Part 2: Focus on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to
whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form
also identifies whether an impact can be mitigated or reduced.
Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is
actually important.
THIS AREA IS FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS
Identify the Portions of FEAF completed for this action: _X_Part 1 _X_Part 2 _X_Part 3
Upon review of the information recorded on this FEAF (Parts, 2, and 3, if appropriate), and any other supporting information, and
considering both the magnitude and importance of each impact, it is reasonably determined by the Lead Agency that:
__A. The Proposed Action will not result in any large and important impact(s) and is one that will not have a significant
impact on the environment; therefore, A NEGATIVE DECLARATION WILL BE PREPARED.
__B. Although the proposed action could have a significant impact on the environment, there will not be a significant effect
for this Unlisted Action because the mitigation measures described in PART 3 have been required; therefore, A
CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. *
__C. The proposed action may result in one or more large and important impacts that may have a significant impact on the
environment; therefore, A POSITIVE DECLARATION WILL BE PREPARED.
*A Conditioned Negative Declaration is only valid for Unlisted Actions
Name of Action: Establishment of the Collegetown Overlay Zone – Height Incentive (COZ-HI) District
and Zoning of Portions of the Proposed Mixed Use District to be Included in the COZ-HI District
Name of Lead Agency: City of Ithaca Common Council
Name and Title of Responsible Officer in Lead Agency: Mayor Carolyn Peterson
Signature of Responsible Officer in Lead Agency:
Signature of Preparer:
Date: March 9, 2011
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FULL ENVIRONMENTAL ASSESSMENT FORM
PART 1—PROJECT INFORMATION
Prepared by Project Sponsor
NOTICE: This document is designed to assist in determining whether the action proposed may have a
significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these
questions will be considered as part of the application for approval and may be subject to further verification
and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3.
It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on
information currently available and will not involve new studies, research or investigation. If information
requiring such additional work is unavailable, so indicate and specify each instance.
Name of Action: Establishment of the Collegetown Overlay Zone – Height Incentive (COZ-HI) District and
Zoning of Portions of the Proposed Mixed Use District to be Included in the COZ-HI District
Location of Action: Collegetown area, City of Ithaca (see project description)
Name of Applicant/Sponsor: City of Ithaca
Address: 108 East Green Street
City/Town/Village: Ithaca State: NY ZIP: 14850
Business Phone: (607) 274-6550
Name of Owner(If Different):
Address:
City/Town/Village: State: ZIP:
Business Phone:
Description of Action: Establishment of the Collegetown Overlay Zone Height Incentive (COZ-HI) District
and zoning of the following parcels to be included in the COZ-HI district: 63.-6-14; 68.-4-6; 64.-10-17.2; 64.-
10-18; 64.-10-19; 64.-10-20; 64.-10-21; 64.-10-1; 64.-10-2; 64.-10-3; and potions of parcels 63.-6-8; 68.-4-3;
and 64.-10-15, as indicated on the map entitled “Proposed Collegetown Overlay Zone Height Incentive
District (COZ-HI)” dated October 2010. The proposed action would allow up to one additional story and up
to an additional 19’ in building height in exchange for the provision of one or more approved community
benefits as described in §325-42.2 of the proposed ordinance.
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Please Complete Each Question--Indicate N/A if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1. Present Land Use: X Urban Industrial X Commercial Public Forest
Agricultural Other:
2. Total area of project area: 2.8 Acres square feet (Chosen units apply to following section also)
Approximate Area (Units in question 2 apply to this section) Presently After Completion
2a. Meadow or Brushland (non-agricultural) 0 0
2b. Forested 0 0
2c. Agricultural 0 0
2d. Wetland [as per Articles 24 of Environmental Conservation Law (ECL)] 0 0
2e. Water Surface Area 0 0
2f. Public 0 0
2g. Water Surface Area 0 0
2h. Unvegetated (rock, earth or fill) 0 0
2i. Roads, buildings and other paved surfaces 2.8 2.8
2j. Other (indicate type) 0 0
3a. What is predominant soil type(s) on project site (e.g. HdB, silty loam, etc.): N/A
3b. Soil Drainage: N/A Well Drained ______% of Site
Moderately Well Drained ______% of Site
Poorly Drained ______% of Site
4a. Are there bedrock outcroppings on project site? Yes No X N/A
4b. What is depth of bedrock? N/A (feet)
4c. What is depth to the water table? N/A (feet)
5. Approximate percentage of proposed project site
with slopes:
0-10% 50 % 10-15% 50 %
15% or greater %
6a. Is project substantially contiguous to, or does it
contain a building, site or district, listed on or
eligible for the National or State Register of
Historic Places?
Yes X No N/A
6b. Or designated a local landmark or in a local
landmark district? Yes X No N/A
7. Do hunting or fishing opportunities presently
exist in the project area? Yes X No N/A If yes, identify each species:
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SITE DESCRIPTION (Concluded)
8. Does project site contain any species of plant or
animal life that is identified as threatened or
endangered?
Yes X No N/A
According to:
Identify each Species:
9. Are there any unique or unusual landforms on the
project site? (i.e., cliffs, other geological
formations)
Yes X No N/A
Describe:
10. Is the project site presently used by the
community or neighborhood as an open space or
recreation area?
Yes X No N/A
If yes, explain:
11. Does the present site offer or include scenic views
known to be important to the community? X Yes No N/A
Describe: long view over valley; views of distant hills
12. Is project within or contiguous to a site
designated a Unique Natural Area (UNA) or
critical environmental area by a local or state
agency?
Yes X No N/A
Describe:
13. Streams within or contiguous to project area: a. Names of stream or name of river to which it is a
tributary:
14. Lakes, ponds, wetland areas within or contiguous
to project area:
a. Name:
b. Size (in acres):
15. Has the site been used for land disposal of solid
or hazardous wastes?
Yes X No N/A
Describe:
16. Is the site served by existing public utilities?
a. If Yes, does sufficient capacity exist to allow
connection?
b. If Yes, will improvements be necessary to
allow connection?
X Yes No N/A
Yes No X N/A
Yes No X N/A
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B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate) 2.8 acres; See project description
1a. Total contiguous area owned by project sponsor in acres: N/A or square feet:
1b. Project acreage developed: 2.8 Acres initially 2.8 Acres ultimately all
developed; no change
1c. Project acreage to remain undeveloped: N/A
1d. Length of project in miles: (if appropriate) _______ N/A ____ or feet: _____________
1e. If project is an expansion, indicate percent of change proposed: N/A
1f. Number of off-street parking spaces existing: N/A proposed: __N/A__
1g. Maximum vehicular trips generated (upon completion of project) per day: __N/A__ and per hour: N/A_
1h. Height of tallest proposed structure: proposed maximum height allowed: 7 stories/84 feet (compared
to 6 stories/60 feet existing or 65 feet proposed under separate action)
1j. Linear feet of frontage along a public street or thoroughfare that the project will occupy?__N/A______
2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site:
________________N/A_____________ or added to the site: ___________________________________
3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site:
acres:____ N/A ____ type of vegetation:_____________________________________________________
4. Will any mature trees or other locally important vegetation be removed by this project? N/A
5. Are there any plans for re-vegetation to replace that removed during construction? N/A
6. If single phase project, anticipated period of construction N/A months, (including demolition)
7. If multi-phased project, anticipated period of construction____ N/A _____ months, (including demolition)
7a. Total number of phases anticipated: _______ N/A _____________________
7b. Anticipated date of commencement for first phase N/A month year, (including demolition)
7c. Approximate completion date of final phase N/A month N/A year.
7d. Is phase one financially dependent on subsequent phases? Yes No X N/A
8. Will blasting occur during construction? Yes X No N/A; if yes, explain: No construction is
proposed under this action.
9. Number of jobs generated: during construction____ 0 ______ after project is completed__ 0____
10. Number of jobs eliminated by this project: 0 Explain:
11. Will project require relocation of any projects or facilities? Yes X No N/A; if yes, explain:
12a. Is surface or subsurface liquid waste disposal involved? Yes X No N/A; if yes, explain:
12b. If #12a is yes, indicate type of waste (sewage, industrial, etc):
12c. If surface disposal, where specifically will effluent be discharged?
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased
by proposal? Yes X No N/A; if yes, explain:
14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood
plain? Yes X No N/A
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PROJECT DESCRIPTION (Concluded)
14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet
Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver Creek? (Circle all that apply)
14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as
described in Article 24 Of the ECL? Yes X No N/A;
14d. If #14a, b or c is yes, explain:
15a. Does project involve disposal or solid waste? Yes X No N/A;
15b. If #15a is yes, will an existing solid waste disposal facility be used? Yes No N/A;
15c. If #15b is yes, give name of disposal facility: and its location:
15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill?
Yes X No N/A; if yes, explain:
15e. Will any solid waste be disposed of on site? Yes X No N/A; if yes, explain:
16. Will project use herbicides or pesticides? Yes X No N/A; if yes, specify:
17. Will project affect a building or site listed on or eligible for the National or State Register of Historic
Places or a local landmark or in a landmark district? Yes X No N/A; if yes, explain:
18. Will project produce odors? Yes X No N/A; if yes, explain:
19. Will project product operating noise exceed the local ambient noise level during construction?
Yes No X N/A; After construction? Yes No X N/A
20. Will project result in an increase of energy use? Yes No X N/A; if yes, indicate type(s)
21. Total anticipated water usage per day: gals/day. N/A Source of water
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C. ZONING AND PLANNING INFORMATION
1. Does the proposed action involve a planning or zoning decision? X Yes No N/A; if yes,
indicate the decision required:
X Zoning Amendment Zoning Variance New/revision of master plan Subdivision
Site Plan Special Use Permit Resource Management Plan Other:
2. What is the current zoning classification of site? B-2b
3. If the site is developed as permitted by the present zoning, what is the maximum potential development?
Approximately 728,000 sq. ft.
4. Is proposed use consistent with present zoning? X Yes No N/A The proposed action is a
zoning change that is intended to incentivize private developers to provide community benefits to the
Collegetown district by allowing one additional story of building height.
5. If #4 is no, indicate desired zoning:
6. If the site is developed by the proposed zoning, what is the maximum potential development of the site?
Approximately 849,000 sq. ft. (approximately 120,000 sq. ft. of additional development)
7. Is the proposed action consistent with the recommended uses in adopted local land-use plans?
X Yes No N/A; If no, explain: See “2009 Collegetown Urban Plan & Conceptual Design
Guidelines”
8. What is the dominant land use and zoning classification within a ¼ mile radius of the project?
(e.g. R-1a or R-1b) R-1a; R-1b; R-2a; R-2b; R-3a; R-3aa; R-3b; B-2d; P-1; U-1 (Proposed under
separate action: Collegetown Area Form Districts -TR-1; TR-2; TR-3; TR-4; VR-1; VR-2; VR-3;
VR-4; VR-5; MU)
9. Is the proposed action compatible with adjacent land uses? X Yes No N/A Explain:
10a. If the proposed action is the subdivision of land, how many lots are proposed? N/A
10b. What is the minimum lot size proposed? N/A
11. Will the proposed action create a demand for any community-provided services? (recreation, education,
police, fire protection, etc.) ? X Yes No N/A Explain: The proposed action could result in
approximately 120,000 square feet of additional development. At full build-out, there could be an
increased demand for fire protection, police, and transit services. This additional development will
also provide additional tax revenues to fund the additional demand for community-provided
services.
If yes, is existing capacity sufficient to handle projected demand? Yes No N/A
Explain:
12. Will the proposed action result in the generation of traffic significantly above present levels?
X Yes No N/A If yes, is the existing road network adequate to handle the additional traffic?
Yes No N/A Explain: While there is a projected increase in development, it is
anticipated that alternate transportation modes will accommodate a majority of the additional
demand. The additional development will be located in the center of Collegetown, an area that is
well-served by multiple TCAT routes and is convenient for pedestrian, bicycle, and car-share
travel.
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D. APPROVALS
1. Approvals: Common Council Adoption
2a. Is any Federal permit required? Yes X No N/A; Specify:
2b. Does project involve State or Federal funding or financing? Yes X No N/A; If Yes, Specify:
2c. Local and Regional approvals:
Agency
Yes or No
Type of
Approval Required
Submittal
Date
Approval
Date
Common Council Yes Adoption
Board of Zoning Appeals (BZA) No
Planning & Development Board No
Ithaca Landmarks Preservation
Commission (ILPC)
No
Board of Public Works (BPW) No
Fire Department No
Police Department No
Building Commissioner No
Ithaca Urban Renewal Agency
(IURA)
No
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E. INFORMATIONAL DETAILS
Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts
associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid
them.
F. VERIFICATION
I certify that the information provided above is true to the best of my knowledge.
Applicant/Sponsor Name: City of Ithaca
Signature:
Title: Planner
***************** END OF PART 1 *****************
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City of Ithaca Long Environmental Assessment Form
PART 2 – PROJECT IMPACTS AND THEIR MAGNITUDES
Project Name: Establishment of the Collegetown Overlay Zone – Height Incentive (COZ-HI) District
and Zoning of Portions of the Proposed Mixed Use District to be Included in the COZ-HI District
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of
length), or where the general slope in the project exceeds 10%. Yes No
Construction on land where the depth to the water table is less than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally within 3 feet
of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve more than
one phase or stage. Yes No
Evacuation for mining purposes that would remove more than 1,000 tons
of natural material (i.e. rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in a designated floodway. Yes No
Other impacts: Yes No
2. Will there be an effect on any unique landforms found on the site? (i.e.
cliffs, gorges, geological formations, etc.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Specific land forms: Yes No
IMPACT ON WATER
3. Will project affect any water body designated as protected? (Under
article 15 or 24 of the Environmental Conservation Law, E.C.L.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by Project
Change?
Developable area of site contains a protected water body Yes No
Dredging more than 100 cubic yards of material from channel of a
protected stream. Yes No
Extension of utility distribution facilities through a protected water body. Yes No
Construction in a designated freshwater wetland. Yes No
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Other impacts: Yes No
4. Will project affect any non-protected existing or new body of
water?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
A 10% increase or decrease in the surface area of any body of
water or more than a 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of a body of water that
exceeds 10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek,
Cayuga Lake or the Cayuga Inlet? Yes No
Other impacts: Yes No
5. Will project affect surface or groundwater quality?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
Project will require a discharge permit. Yes No
Project requires use of a source of water that does not have
approval to serve proposed project. Yes No
Construction or operation causing any contamination of a public
water supply system. Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
presently do not exist or have inadequate capacity.
Yes No
Project requiring a facility that would use water in excess of
20,000 gallons per day or 500 gallons per minute.
Yes No
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an obvious
visual contrast to natural conditions.
Yes No
Proposed Action will require the storage of petroleum or chemical
products greater than 1,100 gallons.
Yes No
Other impacts: Yes No
6. Will project alter drainage flow, drainage patterns or surface
water runoff?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
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Other impacts: Yes No
IMPACT ON AIR
7. Will project affect air quality?
X Yes No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Project will induce 500 or more vehicle trips in any
8-hour period per day. TBD X Yes X No
Project will result in the incineration of more than
2.5 tons of refuse per 24-hour day. Yes No
Project emission rate of all contaminants will exceed
5 lbs per hour or a heat source producing more than
10 million BTUs per hour.
Yes No
Other impacts: The proposed action could
result in approximately 120,000 square feet
of additional development. It is possible that,
at full build-out, there could be in an
increase in the number of vehicle trips. It is
also possible that the increased development
will further promote the utilization of
alternate modes of transportation.
Yes No
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered
species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Reduction of any species listed on the New York or
Federal list, using the site, found over, on, or near
site.
Yes No
Removal of any portion of a critical or significant
wildlife habitat. Yes No
Application of pesticide or herbicide more than
twice a year other than for agricultural purposes. Yes No
Other impacts: Yes No
9. Will proposed action substantially affect non-
threatened or non-endangered species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Proposed action would substantially interfere with
any resident or migratory fish or wildlife species. Yes No
Proposed action requires the removal or more than
1/2 acre of mature woods or other locally important
vegetation.
Yes No
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Other impacts: Yes No
IMPACT ON AESTHETIC RESOURCE
10. Will the proposed action affect views, vistas or the
visual character of the neighborhood or community?
X Yes No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed land uses, or proposed action components
obviously different from or in sharp contrast to current
surrounding land use patterns, whether man-made or
natural.
Yes No
Proposed land use, or proposed action components
visible to users of aesthetic resources which will
eliminate or significantly reduce their enjoyment of
aesthetic qualities of that resource.
Yes No
Proposed action will result in the elimination or major
screening of scenic views known to be important to
the area.
Yes No
Other impacts: The proposed action could allow a
building of up to 7 stories and 84’. This is one
additional story and up to an additional 19’ in
building height.
X Yes X No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure
of historic, prehistoric or paleontological importance?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed action occurring wholly or partially within
or contiguous to any facility or site listed on or eligible
for the National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed
located within the project site. Yes No
Proposed action occurring wholly or partially within
or contiguous to any site designated as a local
landmark or in a landmark district.
Yes No
Other impacts: Yes No
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IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of
existing or future open spaces or recreational opportunities?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
The permanent foreclosure of a future recreational opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts: Yes No
IMPACT ON UNIQUE NATURAL AREAS AND CRITICAL ENVIRONMENTAL AREAS
13. Will the proposed action impact the exceptional or unique
characteristics of a site designated as a unique natural area
(UNA) or a critical environmental area (CEA) by a local or
state agency?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced
by Project Change?
Proposed Action to locate within a UNA or CEA? Yes No
Proposed Action will result in a reduction in the quality of
the resource Yes No
Proposed Action will impact the use, function or enjoyment
of the resource Yes No
Other impacts: Yes No
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation
systems?
X Yes No
Small to
Moderate
Impact
Potential Large Impact Can Impact be Reduced
by Project Change?
Alteration of present patterns of movement of people
and/or goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: The proposed action could result
in approximately 120,000 square feet of
additional development. At full build-out,
this could result in additional demand on
existing transportation systems. See Part III.
X Yes X No
IMPACT ON ENERGY
15. Will proposed action affect the community's sources
of fuel or energy supply?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by Project
Change?
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Proposed action causing greater than 5% increase in any
form of energy used in municipality. Yes No
Proposed action requiring the creation or extension of an
energy transmission or supply system to serve more than
50 single or two family residences.
Yes No
Other impacts: Yes No
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration
or electrical disturbance during construction of or after
completion of this proposed action?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced by
Project Change?
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day) Yes No
Proposed action will produce operating noise exceeding the
local ambient noise levels for noise outside of structure.
Yes No
Proposed action will remove natural barriers that would act
as a noise screen. Yes No
Other impacts: Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced
by Project Change?
Proposed action will cause a risk of explosion or release of
hazardous substances (i.e. oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be a chronic low-level discharge or emission.
Yes No
Proposed action may result in the burial of “hazardous
wastes” in any form (i.e. Toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc.)
Yes No
Proposed action may result in the excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in the handling or disposal or
hazardous wastes (i.e. toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid or contain gases.)
Yes No
Storage facilities for 50,000 or more gallons of any liquid
fuel. Yes No
Use of any chemical for de-icing, soil stabilization or the Yes No
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control of vegetation, insects or animal life on the premises of
any residential, commercial or industrial property in excess of
30,000 square feet.
Other impacts: Yes No
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing
community?
X Yes No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by
Project Change?
The population of the City in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals. Yes No
Proposed action will cause a change in the density of land
use. X Yes X No
The proposed action will replace or eliminate existing
facilities, structures, or areas of historic importance to the
community.
Yes No
Development will create a demand for additional community
services (e.g. schools, police, and fire, etc.) See Part III X Yes X No
Proposed action will set an important precedent for future
actions. X Yes X No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
Other impacts: Positive Impact: The proposed action will
encourage diversification of uses in Collegetown and
promote the establishment of transit facilities that are
currently inadequate.
X Yes X No
19. Is there public controversy concerning the proposed action?
X Yes No
When the “2009 Collegetown Urban Plan & Conceptual Design Guidelines” was discussed publicly, building
height was a controversial issue. Some members of the community were concerned about additional building
height and density. Others were concerned about the economic feasibility of constructing new development
under existing requirements. The proposed Collegetown Overlay Zone Height Incentive District is a
compromise. The area included in the zone and the proposed building height was decreased from those proposed
by Goody Clancy, and the incentive zone with the requirement of providing an approved community benefit in
exchange for additional building height was developed as a way to achieve the diversification of uses that has
been a key goal of both the plan and the Collegetown Vision Statement. In the early drafts of the incentive zone
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ordinance, the building height was set at a maximum height of 7 stories and 77’. The maximum height in feet
was later increased to 84’ to accommodate appropriate floor-to-floor heights for office uses, and the currently
proposed maximum building height of 7 stories and 84’ remains controversial among some members of the
community.
If any action in part 2 is identified as a potential large impact, or if you cannot determine the magnitude of
impact, proceed to part 3.
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City of Ithaca
Full Environmental Assessment Form—Part III
The proposed zoning amendment establishes a height incentive overlay zone that would include all or portions of
thirteen properties along the 300-block of College Avenue. Within the proposed height incentive zone a property
owner would have the option to construct a building of up to 7 stories and 84’ (one additional story of height) in
exchange for providing one or more specified community benefits, as approved by the Planning and
Development Board. The benefits are: (1) provide a use within the new building that will diversify Collegetown’s
predominantly student population, such as hotel, office, or non-tax-exempt research and development, or (2)
provide a high-quality transit shelter or facility within the new building’s footprint.
Possible impacts of increased height would be mitigated by the provisions in the Collegetown Overlay Zone
Height Incentive Ordinance requiring a 12’set back on any building wall over 65’ tall that is adjacent to College
Avenue or Dryden Road or is next to a VR-3 zone. Possible impacts would also be mitigated by provisions of
the Collegetown Area Form Districts that require an increased set back on the south side of Dryden Road, and
the chamfering of those building corners that directly front the Dryden Road and College Avenue intersection.
These mitigations increase light and create a perception of greater space to offset the potential “canyon effect”
observed on the 100 block of Dryden Road. As identified in the 2009 Collegetown Urban Plan & Conceptual
Design Guidelines, measures that diversify the student population and help sustain commercial and social activity
in Collegetown at times when students are gone would have a positive impact on the Collegetown environment,
as would the construction of a modern transit facility.
The establishment of the Collegetown Overlay Zone Height Incentive (COZ-HI) District would allow
approximately 120,000 square feet of additional development. At full build-out, there could be an increased
demand for fire protection, police, and transit services. The new development will also provide the City with
additional tax revenue to help fund additional required fire and police services. In terms of transportation,
existing parking requirements will remain in place. The location proposed to be included in the COZ-HI is
currently served by multiple, frequent TCAT routes and is the most heavily pedestrian-traveled area in the city. It
is anticipated that the additional development allowed by the COZ-HI would have a limited impact on existing
transportation systems.
Proposed Resolution
Planning & Economic Development Committee
March 16, 2011
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled
“Zoning,” to Establish the Collegetown Overlay Zone Height Incentive District (COZ-HI)
and Zone Portions of the Proposed Mixed Use District to Be Included in the COZ-HI
District – Declaration of Lead Agency for Environmental Review
WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that, for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS, the proposed zoning amendment is a “Type I” Action pursuant to the City
Environmental Quality Review (CEQR) Ordinance, which requires environmental review under
CEQR; now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead
agency for the environmental review of the adoption of an ordinance to amend the Municipal
Zoning Code to establish the Collegetown Overlay Zone Height Incentive District (COZ-HI) and
to zone portions of the proposed Mixed Use District to be included in the COZ-HI District.
Proposed Resolution
Planning & Economic Development Committee
March 16, 2011
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325,
Entitled “Zoning,” to Establish the Collegetown Overlay Zone Height Incentive
District (COZ-HI) and Zone Portions of the Proposed Mixed Use District to be
Included in the COZ-HI District – Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering an amendment to Chapter 325 of the
Municipal Code in order to (1) establish the Collegetown Overlay Zone Height Incentive
District (COZ-HI) and (2) zone portions of the proposed Mixed Use district (proposed
under a separate action) to be included in the COZ-HI District, and
WHEREAS, appropriate environmental review has been conducted, including the
preparation of a Full Environmental Assessment Form (FEAF), dated March 9, 2011, and
WHEREAS, these zoning amendments have been reviewed by the Tompkins County
Planning Department pursuant to §239-l–m of the New York State General Municipal
Law, which requires that all actions within 500 feet of a county or state facility, including
county and state highways, be reviewed by the County Planning Department, and have
also been reviewed by the City of Ithaca Conservation Advisory Council and the City of
Ithaca Planning and Development Board, and
WHEREAS, the proposed action is a “Type I” Action under the City Environmental
Quality Review Ordinance, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has
reviewed the FEAF prepared by planning staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as
its own the findings and conclusions more fully set forth on the Full Environmental
Assessment Form, dated March 9, 2011, and be it further
RESOLVED, that this Common Council, as lead agency in this matter, hereby
determines that the proposed action at issue will not have a significant effect on the
environment, and that further environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that
the City Clerk is hereby directed to file a copy of the same, together with any
attachments, in the City Clerk’s Office, and forward the same to any other parties as
required by law.
To: Carolyn Peterson, Mayor Bill Gray, Superintendent of Public Works
Common Council Conservation Advisory Council
Julie Holcomb, City Clerk Planning & Development Board
Dan Hoffman, City Attorney Phyllis Radke, Building Commissioner
JoAnn Cornish, Director of Planning and Development
Edward Marx, Tompkins County Commissioner of Planning
From: Megan Gilbert, Planner
Date: March 2, 2011
RE: Proposal to Amend the Collegetown Parking Overlay Zone
The purpose of this memo is to provide information regarding the proposal to amend the
Collegetown Parking Overlay Zone. The Collegetown Transportation Working Group and the
Collegetown Zoning Working Group have been working collaboratively on the establishment of
a payment in lieu of parking fee system, as described in the “2009 Collegetown Urban Plan &
Conceptual Design Guidelines.” The area subject to the proposed ordinance would coincide with
the area of the existing Collegetown Parking Overlay Zone (CPOZ; map enclosed). The
proposed ordinance includes the following changes:
1) Establishment of a payment in lieu of parking system – The proposed ordinance would
established a system whereby a property owner within the CPOZ may make a payment
in lieu of providing all or some of the property’s required off-street parking. The fee is a
fixed, one-time payment per required space in an amount that balances the objectives of
creating an incentive for property owners to opt in with providing sufficient revenue to
fund transportation improvements. The fee is set at $10,000 per required space,
approximately 50% of the cost of providing structured parking. Existing properties and
new development as well as residential and non-residential uses would be eligible for
participation in the proposed payment in lieu of parking system. All revenues generated
from the payments in lieu of parking will be deposited into a dedicated fund and must be
used for transportation improvements that directly benefit the CPOZ.
2) Elimination of the option to provide off-site parking areas within the CPOZ - Under the
City’s existing zoning, off-street parking may be provided within 250 or 500 feet of the
property, depending on the use. This is difficult to track and can lead to documentation
of the same parking spaces providing required parking for several properties. The
proposed ordinance would require that all off-street parking within the CPOZ be
provided on site or be fulfilled through the payment in lieu of parking fee system.
3) Change in residential parking requirements for certain zoning districts within the CPOZ
– The proposed ordinance would reduce the off-street parking requirement for residential
uses in the proposed VR-4, VR-5 and MU districts from 1 space for every 2 residents to
1 space for every 3 residents.
A draft of the proposed ordinance and a map of the Collegetown Parking Overlay Zone are
enclosed. An environmental review for this action has been prepared, and a Full Environmental
Assessment Form is also enclosed.
The Planning and Economic Development Committee will hold a public hearing and consider
the proposed ordinance at its regularly scheduled meeting on March 16, 2011. Your comments
are respectfully requested prior to this meeting. If you have any questions, feel free to contact
me at 274-6560.
3/9/11
Page 1 of 5
An Ordinance Amending The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning” To Amend the Collegetown Parking
Overlay Zone (CPOZ)
WHEREAS, the “2009 Collegetown Urban Plan & Conceptual Design
Guidelines” was endorsed by the Common Council on August 5, 2009, and
the plan recommended the adoption of a form-based code, a binding
design review process, a height incentive zone, and several essential
transportation measures, and
WHEREAS, essential transportation measures identified in the “2009
Collegetown Urban Plan & Conceptual Design Guidelines” for
implementation include (1) establishment of an in-lieu-of parking fee
system; (2) designation of northbound and southbound transit stop
locations along the College Avenue corridor; (3) development of a
schematic design plan that prioritizes pedestrians for the public
right-of-way (streetscape) in the 300 and 400 blocks of College Avenue
and the 100 and 200 blocks of Dryden Road, in relation to expected
pedestrian volumes and current and potential development build-out in
the Collegetown Planning Area; (4) implementation of a remote parking
system; and (5) development of a set of alternatives for managing on-
street and other public parking in the core of Collegetown, and
WHEREAS, transportation measures included in the amendment to the
Collegetow Parking overlay Zone include the following: a)
establishment of a payment in lieu of parking system, b) elimination
of the option to provide off-site parking areas within the CPOZ
c) reduction of the residential parking requirement for the proposed
VR-4, VR-5, and MU districts, and
WHEREAS, the Collegetown Transportation Working Group was formed to
focus on the proposed Collegetown transportation improvements, and
this group included Common Council representatives, members of the
Planning and Development Board, a representative of the Board of
Public Works, and staff from the City’s Engineering and Planning
Departments, and
WHEREAS, the Collegetown Transportation Working Group and the
Collegetown Zoning Working Group worked collaboratively to address the
goals of “2009 Collegetown Urban Plan & Conceptual Design Guidelines”
through the proposed amendments to the Collegetown Parking Overlay
Zone (CPOZ), and
WHEREAS, the (CPOZ) was originally adopted in 2000 to more adequately
address the parking demand of residents and business employees as
identified in the Collegetown Parking Study completed in the summer of
2000,and
WHEREAS, the CPOZ was intended to anticipate future parking needs,
and, in combination with other remedies, do so in a manner that would
allow development to continue and that would protect and improve the
visual character of surrounding neighborhoods, and
3/9/11
Page 2 of 5
WHEREAS, the adoption of the CPOZ has alleviated some of the impact of
spillover parking on surrounding neighborhoods, but the more stringent
off-street parking requirements of the CPOZ have resulted in several
negative consequences including additional curb cuts, large areas of
surface parking, and a disincentive to rehabilitate existing
“grandfathered” properties, and
WHEREAS, the proposed payment in-lieu-of parking system would
offer an alternative to providing required off-street
parking, but participation in the system would not be a
requirement and a property owner may choose to provide
required parking on-site, and
WHEREAS, providing this alternative to constructing on-site
parking may promote development on constrained sites and may
also reduce the number of requests for zoning variances, and
WHEREAS, a reduction in the residential parking requirement
in the proposed VR-4, VR-5, and MU districts would also
encourage redevelopment in zones targeted for increased
density, and
WHEREAS, the existing provision that on-site parking
requirements may be met with off-site parking within a
specified distance of a proposed development is difficult to
track and enforce, and under the proposed ordinance would be
eliminated and replaced with the payment in lieu of parking
option, and
WHEREAS, all revenues collected from the payment in-lieu-of
parking system will be dedicated to transportation
improvements in Collegetown with preference given to the
other transportation measures identified in the “2009
Collegetown Urban Plan & Conceptual Design Guidelines,” and
WHEREAS, the proposed amendments to the CPOZ were presented at the
Collegetown Neighborhood Council and the Bryant Park Civic
Association, and input from these meetings as well as comments
submitted by members of the public have been incorporated into the
proposed ordinance, and
WHEREAS, a public hearing on the proposed amendments to the CPOZ was
held on March 16, 2011, and appropriate environmental review of the
proposed zoning has been completed; now, therefore,
BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca
that Chapter 325, Sections 325-4 and 325-5 of the Municipal Code of
the City of Ithaca be amended as follows:
3/9/11
Page 3 of 5
ORDINANCE NO. ____
Section 1. Chapter 325, of the Municipal Code of the City of Ithaca
is hereby amended to add a new Article entitled Collegetown Zoning, to
be inserted as Chapter 325, Article VIII, and all subsequent articles
and sections shall be hereby renumbered accordingly. Article VIII,
Collegetown Zoning, shall read as follows:
§325-43. Collegetown Parking Overlay Zone
A. Parking Requirements.
(1) Notwithstanding anything to the contrary
contained herein, in the CPOZ, as
designated on the map entitled "Collegetown
Parking Overlay Zone," dated June 2000, a
copy of which is on file in the Ithaca City
Clerk's Office, required off-street parking
for residential uses in the R-3a, R-3b, TR-
3, TR-4, VR-1, VR-3, and B-2d Zoning
Districts shall be one space for every two
resident occupants. In the CPOZ, required
off-street parking for residential uses in
the VR-4, VR-5, and MU Zoning Districts
shall be one space for every three resident
occupants. These requirements shall apply
to any new structures or any modifications
to existing structures that result in an
increase in occupancy.
(2) All required parking spaces in the CPOZ
must be provided on the same parcel as the
building, use, or activity that they serve
or the parking requirement may be fulfilled
through the payment in lieu of parking fee
option pursuant to §325-43B.
B. Payment in Lieu of Parking Fee Option
(1) Purpose and Intent- In accordance with §81-
d of the General City Law of the State of
New York, this article authorizes the City
to accept a payment in lieu of all or part
of a development’s required off-street
parking. Consistent with the “2009
Collegetown Urban Plan & Conceptual Design
Guidelines,” the purpose and intent of the
payment in lieu of parking is to:
• Provide funding for multi-modal
transportation improvements that
3/9/11
Page 4 of 5
directly benefit the Collegetown
Parking Overlay Zone (CPOZ)
• Promote development on constrained
sites
• Reduce the need for zoning variances
• Support historic preservation and
rehabilitation of existing structures
by enabling redevelopment of buildings
without requiring the addition of new
parking
• Reduce the negative impacts of parking
areas
(2) Requirements- In lieu of providing all or a
portion of the required number of parking
spaces for residential and non-residential
uses within the boundaries of the
Collegetown Parking Overlay Zone (CPOZ), a
Payment in Lieu of Parking Fee may be paid,
the amount of which shall be established
pursuant to §325-43B(3) below. The
Building Commissioner shall verify the
number of parking spaces required by zoning
for the property.
(3) Establishment of Fees- The payment in lieu
fee shall be a fixed, one-time payment per
space in an amount that balances the
objectives of creating an incentive for
property owners to opt in with providing
sufficient revenue to fund transportation
improvements within the CPOZ. The fee
shall be less than the cost of providing
structured parking (including land
acquisition, construction, operation, and
management). Based on the approach
explained in the footnote below, the
payment in lieu fee shall be $10,000 per
parking space.*
(4) Time of payment. Payments made pursuant to
this section shall be made prior to the
issuance of a building permit for any
portion or phase of a development project
for which required parking spaces are not
provided.
* The payment in lieu fee is to be approximately 50 percent of the cost of providing structured parking, with the
figure for the cost of providing structured parking being derived from a widely-recognized formula such as that
established by the Victoria Transport Policy Institute, or similar respected institution.
3/9/11
Page 5 of 5
(5) Use of Fee. The City shall establish a
separate interest-bearing trust fund
exclusively for the deposit of payment in
lieu of parking fees. Funds deposited into
said account and any interest earned shall
be used by the City for the exclusive
purpose of funding transportation-related
improvements that will directly benefit the
Collegetown Parking Overlay Zone (CPOZ).
Priority shall be given to transportation
improvements identified in the “2009
Collegetown Urban Plan & Conceptual Design
Guidelines.”
(a) Prior to the expenditure of said
funds, the Common Council must approve
projects to be funded by the payment
in lieu fee revenues.
Section 2. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of notices as
provided in the Ithaca City Charter.
CENTER FOR
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NY State Plane, Central GRS 80 Datum
Map Source: Tompkins County Digital Planimetric Map 1991-2005
Map Prepared by: GIS Program, City of Ithaca, NY, July 2006
0 250 500 750125 Feet
1:3,000
Collegetown Parking Overlay Zone (CPOZ)
City of Ithaca, NY - 2005
LegendRoadsCPOZ BoundaryBuildingsWaterways
±
CITY OF ITHACA
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
Purpose: The Full Environmental Assessment Form (FEAF) is designed to help applicants and agencies determine, in an orderly
manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to
answer. Frequently there are aspects of a proposed action that are subjective or immeasurable. It is also understood that those who
determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns
affecting the question of significance.
The FEAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been
orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action.
FEAF Components:
Part 1: Provide objective data and information about a given action and its site. By identifying basic project data, it assists in
a review of the analysis that takes place in Parts 2 and 3.
Part 2: Focus on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to
whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form
also identifies whether an impact can be mitigated or reduced.
Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is
actually important.
THIS AREA IS FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS
Identify the Portions of FEAF completed for this action: _X_Part 1 _X_Part 2 _X_Part 3
Upon review of the information recorded on this FEAF (Parts, 2, and 3, if appropriate), and any other supporting information, and
considering both the magnitude and importance of each impact, it is reasonably determined by the Lead Agency that:
__A. The Proposed Action will not result in any large and important impact(s) and is one that will not have a significant
impact on the environment; therefore, A NEGATIVE DECLARATION WILL BE PREPARED.
__B. Although the proposed action could have a significant impact on the environment, there will not be a significant effect
for this Unlisted Action because the mitigation measures described in PART 3 have been required; therefore, A
CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. *
__C. The proposed action may result in one or more large and important impacts that may have a significant impact on the
environment; therefore, A POSITIVE DECLARATION WILL BE PREPARED.
*A Conditioned Negative Declaration is only valid for Unlisted Actions
Name of Action: Adoption of Amendments to the Collegetown Parking Overlay Zone
Name of Lead Agency: City of Ithaca Common Council
Name and Title of Responsible Officer in Lead Agency: Mayor Carolyn Peterson
Signature of Responsible Officer in Lead Agency:
Signature of Preparer:
Date: March 1, 2011
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2
FULL ENVIRONMENTAL ASSESSMENT FORM
PART 1—PROJECT INFORMATION
Prepared by Project Sponsor
NOTICE: This document is designed to assist in determining whether the action proposed may have a
significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these
questions will be considered as part of the application for approval and may be subject to further verification
and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3.
It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on
information currently available and will not involve new studies, research or investigation. If information
requiring such additional work is unavailable, so indicate and specify each instance.
Name of Action: Adoption of Amendments to the Collegetown Parking Overlay Zone
Location of Action: Collegetown Parking Overlay Zone (CPOZ)
Name of Applicant/Sponsor: City of Ithaca
Address: 108 East Green Street
City/Town/Village: Ithaca State: NY ZIP: 14850
Business Phone: (607) 274-6550
Name of Owner(If Different):
Address:
City/Town/Village: State: ZIP:
Business Phone:
Description of Action: Amendments to the City of Ithaca Collegetown Parking Overlay Zoning District (see
Part III for full description).
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3
Please Complete Each Question--Indicate N/A if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1. Present Land Use: X Urban Industrial X Commercial X Public Forest
Agricultural Other:
2. Total area of project area: 88 Acres square feet (Chosen units apply to following section also)
Approximate Area (Units in question 2 apply to this section) Presently After Completion
2a. Meadow or Brushland (non-agricultural) 0 0
2b. Forested 0 0
2c. Agricultural 0 0
2d. Wetland [as per Articles 24 of Environmental Conservation Law (ECL)] 0 0
2e. Water Surface Area 0 0
2f. Public Dryden Park and Cascadilla Gorge rim ~3 ~3
2g. Water Surface Area 0 0
2h. Unvegetated (rock, earth or fill) 0 0
2i. Roads, buildings and other paved surfaces (including yards) 85 85
2j. Other (indicate type) 0 0
3a. What is predominant soil type(s) on project site (e.g. HdB, silty loam, etc.): N/A
3b. Soil Drainage: N/A Well Drained ______% of Site
Moderately Well Drained ______% of Site
Poorly Drained ______% of Site
4a. Are there bedrock outcroppings on project site? Yes No X N/A
4b. What is depth of bedrock? N/A (feet)
4c. What is depth to the water table? N/A (feet)
5. Approximate percentage of proposed project site
with slopes:
0-10% 30 % 10-15% 30 %
15% or greater 40 %
6a. Is project substantially contiguous to, or does it
contain a building, site or district, listed on or
eligible for the National or State Register of
Historic Places?
X Yes No N/A East Hill Historic District
6b. Or designated a local landmark or in a local
landmark district? X Yes No N/A East Hill Historic District
7. Do hunting or fishing opportunities presently
exist in the project area? Yes X No N/A If yes, identify each species:
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SITE DESCRIPTION (Concluded)
8. Does project site contain any species of plant or
animal life that is identified as threatened or
endangered?
Yes X No N/A
According to:
Identify each Species:
9. Are there any unique or unusual landforms on the
project site? (i.e., cliffs, other geological
formations)
Yes X No N/A
Describe: The project site includes the rim of the
Cascadilla Gorge.
10. Is the project site presently used by the
community or neighborhood as an open space or
recreation area?
X Yes No N/A
If yes, explain: Dryden Park and the Cascadilla
Gorge rim
11. Does the present site offer or include scenic views
known to be important to the community? X Yes No N/A
Describe: long view over valley; views of distant
hills, Cascadilla Gorge
12. Is project within or contiguous to a site
designated a Unique Natural Area (UNA) or
critical environmental area by a local or state
agency?
X Yes No N/A
Describe: The project site includes UNA-136
Cascadilla Gorge. There will be no physical change
to the UNA as a result of this action.
13. Streams within or contiguous to project area: a. Names of stream or name of river to which it is a
tributary: The project is contiguous to the
Cascadilla Creek.
14. Lakes, ponds, wetland areas within or contiguous
to project area:
a. Name:
b. Size (in acres):
15. Has the site been used for land disposal of solid
or hazardous wastes?
Yes X No N/A
Describe:
16. Is the site served by existing public utilities?
a. If Yes, does sufficient capacity exist to allow
connection?
b. If Yes, will improvements be necessary to
allow connection?
X Yes No N/A
Yes No X N/A
Yes No X N/A
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5
B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate) 88 acres
1a. Total contiguous area owned by project sponsor in acres: N/A or square feet:
1b. Project acreage developed: 88 Acres initially 88 Acres ultimately all developed;
no change
1c. Project acreage to remain undeveloped: N/A
1d. Length of project in miles: (if appropriate) _______ N/A ____ or feet: _____________
1e. If project is an expansion, indicate percent of change proposed: N/A
1f. Number of off-street parking spaces existing: unknown proposed: __unknown__
The exact number of existing off-street parking spaces in the CPOZ is unknown. The proposed action is a zoning
amendment that reduces the residential parking requirement in the proposed VR-4, VR-5, and MU districts
(districts proposed under separate action). The proposed action also established a payment in lieu system that
would allow a developer to meet off-street parking requirements by making a fixed, one-time payment per
required space in lieu of providing parking on-site. The payment can be made for all or part of the required
parking. If the payment is not made, the required parking must be provided on-site. The proposed action will
likely result in a decrease in the number of off-street parking spaces. The exact amount of this decrease cannot
be predicted because it is the option of the developer to either participate in the payment in lieu system or provide
off-street parking on-site. Future development proposals will require separate environmental review that will be
no less protective of the environment.
1g. Maximum vehicular trips generated (upon completion of project) per day: __N/A__ and per hour: N/A_
1h. Height of tallest proposed structure: N/A
1j. Linear feet of frontage along a public street or thoroughfare that the project will occupy?__N/A______
2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site:
________________N/A_____________ or added to the site: ___________________________________
3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site:
acres:____ N/A ____ type of vegetation:_____________________________________________________
4. Will any mature trees or other locally important vegetation be removed by this project? N/A
5. Are there any plans for re-vegetation to replace that removed during construction? N/A
6. If single phase project, anticipated period of construction N/A months, (including demolition)
7. If multi-phased project, anticipated period of construction____ N/A _____ months, (including demolition)
7a. Total number of phases anticipated: _______ N/A _____________________
7b. Anticipated date of commencement for first phase N/A month year, (including demolition)
7c. Approximate completion date of final phase N/A month N/A year.
7d. Is phase one financially dependent on subsequent phases? Yes No X N/A
8. Will blasting occur during construction? Yes X No N/A; if yes, explain: No construction is
proposed under this action.
9. Number of jobs generated: during construction____ 0 ______ after project is completed__ 0____
10. Number of jobs eliminated by this project: 0 Explain:
11. Will project require relocation of any projects or facilities? Yes X No N/A; if yes, explain:
12a. Is surface or subsurface liquid waste disposal involved? Yes X No N/A; if yes, explain:
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12b. If #12a is yes, indicate type of waste (sewage, industrial, etc):
12c. If surface disposal, where specifically will effluent be discharged?
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased
by proposal? Yes X No N/A; if yes, explain:
14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood
plain? Yes X No N/A
PROJECT DESCRIPTION (Concluded)
14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet
Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver Creek? (Circle all that apply)
14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as
described in Article 24 Of the ECL? Yes X No N/A;
14d. If #14a, b or c is yes, explain: The CPOZ is located directly south of Cascadilla Creek. The action
will not result in any physical change to Cascadilla Gorge or Cascadilla Creek. Subsequent
development proposals will be subject to their own separate environmental review that will be no
less protective of the environment.
15a. Does project involve disposal or solid waste? Yes X No N/A;
15b. If #15a is yes, will an existing solid waste disposal facility be used? Yes No N/A;
15c. If #15b is yes, give name of disposal facility: and its location:
15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill?
Yes X No N/A; if yes, explain:
15e. Will any solid waste be disposed of on site? Yes X No N/A; if yes, explain:
16. Will project use herbicides or pesticides? Yes X No N/A; if yes, specify:
17. Will project affect a building or site listed on or eligible for the National or State Register of Historic
Places or a local landmark or in a landmark district? Yes X No N/A; if yes, explain:
18. Will project produce odors? Yes X No N/A; if yes, explain:
19. Will project product operating noise exceed the local ambient noise level during construction?
Yes No X N/A; After construction? Yes No X N/A
20. Will project result in an increase of energy use? Yes No X N/A; if yes, indicate type(s)
21. Total anticipated water usage per day: gals/day. N/A Source of water
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C. ZONING AND PLANNING INFORMATION
1. Does the proposed action involve a planning or zoning decision? X Yes No N/A; if yes,
indicate the decision required:
X Zoning Amendment Zoning Variance New/revision of master plan Subdivision
Site Plan Special Use Permit Resource Management Plan Other:
2. What is the current zoning classification of site? B-2b; B-2d; R-1b; R-2b; R-3a, R-3b, U-1
3. If the site is developed as permitted by the present zoning, what is the maximum potential development?
N/A – See #6 below.
4. Is proposed use consistent with present zoning? X Yes No N/A
5. If #4 is no, indicate desired zoning:
6. If the site is developed by the proposed zoning, what is the maximum potential development of the site?
While the proposed action does not increase the building envelope, the proposed payment in lieu
system could allow a developer to construct a building to the maximum building envelope by
providing an alternative to constructing on-site parking.
7. Is the proposed action consistent with the recommended uses in adopted local land-use plans?
X Yes No N/A; If no, explain:
8. What is the dominant land use and zoning classification within a ¼ mile radius of the project?
(e.g. R-1a or R-1b) B-2b, B-2d, B-4, CBD-60, CPOZ, P-1, R-1a, R-1b, R-2a, R-2b, R-3a, and R-3b
(proposed under separate action: the Collegetown Area Form Districts [TR-1, Tr-2, TR-3, TR-4,
VR-1, VR-2, VR-3, VR-4, VR-5, and MU]).
9. Is the proposed action compatible with adjacent land uses? X Yes No N/A Explain:
10a. If the proposed action is the subdivision of land, how many lots are proposed? N/A
10b. What is the minimum lot size proposed? N/A
11. Will the proposed action create a demand for any community-provided services? (recreation, education,
police, fire protection, etc.) ? Yes X No N/A Explain: If yes, is existing capacity
sufficient to handle projected demand? Yes No N/A
Explain:
12. Will the proposed action result in the generation of traffic significantly above present levels?
Yes X No N/A If yes, is the existing road network adequate to handle the additional traffic?
Yes No N/A Explain: The action is a zoning amendment and will not directly generate
additional traffic. It is possible that traffic patterns are altered as drivers seek the new parking
arrangements.
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D. APPROVALS
1. Approvals: Common Council Adoption
2a. Is any Federal permit required? Yes X No N/A; Specify:
2b. Does project involve State or Federal funding or financing? Yes X No N/A; If Yes, Specify:
2c. Local and Regional approvals:
Agency
Yes or No
Type of
Approval Required
Submittal
Date
Approval
Date
Common Council Yes Adoption
Board of Zoning Appeals (BZA) No
Planning & Development Board No
Ithaca Landmarks Preservation
Commission (ILPC)
No
Board of Public Works (BPW) No
Fire Department No
Police Department No
Building Commissioner No
Ithaca Urban Renewal Agency
(IURA)
No
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E. INFORMATIONAL DETAILS
Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts
associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid
them.
F. VERIFICATION
I certify that the information provided above is true to the best of my knowledge.
Applicant/Sponsor Name: City of Ithaca
Signature:
Title: Planner
***************** END OF PART 1 *****************
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City of Ithaca Long Environmental Assessment Form
PART 2 – PROJECT IMPACTS AND THEIR MAGNITUDES
Project Name: Adoption of Amendments to the Collegetown Parking Overlay Zone
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of
length), or where the general slope in the project exceeds 10%. Yes No
Construction on land where the depth to the water table is less than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally within 3 feet
of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve more than
one phase or stage. Yes No
Evacuation for mining purposes that would remove more than 1,000 tons
of natural material (i.e. rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in a designated floodway. Yes No
Other impacts: Yes No
2. Will there be an effect on any unique landforms found on the site? (i.e.
cliffs, gorges, geological formations, etc.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Specific land forms: Yes No
IMPACT ON WATER
3. Will project affect any water body designated as protected? (Under
article 15 or 24 of the Environmental Conservation Law, E.C.L.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by Project
Change?
Developable area of site contains a protected water body Yes No
Dredging more than 100 cubic yards of material from channel of a
protected stream. Yes No
Extension of utility distribution facilities through a protected water body. Yes No
Construction in a designated freshwater wetland. Yes No
Other impacts: Yes No
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4. Will project affect any non-protected existing or new body of
water?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
A 10% increase or decrease in the surface area of any body of
water or more than a 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of a body of water that
exceeds 10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek,
Cayuga Lake or the Cayuga Inlet? Cascadilla Creek is located
adjacent to the CPOZ boundary, but there is no impact
expected as a result of this zoning amendment.
Yes No
Other impacts: Yes No
5. Will project affect surface or groundwater quality?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
Project will require a discharge permit. Yes No
Project requires use of a source of water that does not have
approval to serve proposed project. Yes No
Construction or operation causing any contamination of a public
water supply system. Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
presently do not exist or have inadequate capacity.
Yes No
Project requiring a facility that would use water in excess of
20,000 gallons per day or 500 gallons per minute.
Yes No
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an obvious
visual contrast to natural conditions.
Yes No
Proposed Action will require the storage of petroleum or chemical
products greater than 1,100 gallons.
Yes No
Other impacts: Yes No
6. Will project alter drainage flow, drainage patterns or surface
water runoff?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
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Other impacts: Yes No
IMPACT ON AIR
7. Will project affect air quality?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Project will induce 500 or more vehicle trips in any
8-hour period per day. Yes No
Project will result in the incineration of more than
2.5 tons of refuse per 24-hour day. Yes No
Project emission rate of all contaminants will exceed
5 lbs per hour or a heat source producing more than
10 million BTUs per hour.
Yes No
Other impacts: The intent of the amendments to
the Collegetown Parking Overlay Zone is to
decrease vehicular trips and increase utilization
of alternative transportation modes including
pedestrian travel and bicycle and transit use.
Yes No
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered
species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Reduction of any species listed on the New York or
Federal list, using the site, found over, on, or near
site.
Yes No
Removal of any portion of a critical or significant
wildlife habitat. Yes No
Application of pesticide or herbicide more than
twice a year other than for agricultural purposes. Yes No
Other impacts: Yes No
9. Will proposed action substantially affect non-
threatened or non-endangered species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Proposed action would substantially interfere with
any resident or migratory fish or wildlife species. Yes No
Proposed action requires the removal or more than
1/2 acre of mature woods or other locally important
vegetation.
Yes No
Other impacts: Yes No
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IMPACT ON AESTHETIC RESOURCE
10. Will the proposed action affect views, vistas or the
visual character of the neighborhood or community?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed land uses, or proposed action components
obviously different from or in sharp contrast to current
surrounding land use patterns, whether man-made or
natural.
Yes No
Proposed land use, or proposed action components
visible to users of aesthetic resources which will
eliminate or significantly reduce their enjoyment of
aesthetic qualities of that resource.
Yes No
Proposed action will result in the elimination or major
screening of scenic views known to be important to
the area.
Yes No
Other impacts: Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure
of historic, prehistoric or paleontological importance?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed action occurring wholly or partially within
or contiguous to any facility or site listed on or eligible
for the National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed
located within the project site. Yes No
Proposed action occurring wholly or partially within
or contiguous to any site designated as a local
landmark or in a landmark district.
Yes No
Other impacts: The project includes and is
contiguous to the East Hill Historic District but is
not expected to have an impact on the historic
district.
Yes No
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IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of
existing or future open spaces or recreational opportunities?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
The permanent foreclosure of a future recreational opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts: Yes No
IMPACT ON UNIQUE NATURAL AREAS AND CRITICAL ENVIRONMENTAL AREAS
13. Will the proposed action impact the exceptional or unique
characteristics of a site designated as a unique natural area
(UNA) or a critical environmental area (CEA) by a local or
state agency?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced
by Project Change?
Proposed Action to locate within a UNA or CEA? Yes No
Proposed Action will result in a reduction in the quality of
the resource Yes No
Proposed Action will impact the use, function or enjoyment
of the resource Yes No
Other impacts: The project is contiguous to UNA-136
Cascadilla Gorge but is not anticipated to have an impact
on the UNA.
Yes No
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation
systems?
X Yes No
Small to
Moderate
Impact
Potential Large Impact Can Impact be Reduced
by Project Change?
Alteration of present patterns of movement of people
and/or goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: See Part III X Yes X No
IMPACT ON ENERGY
15. Will proposed action affect the community's sources
of fuel or energy supply?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by Project
Change?
Proposed action causing greater than 5% increase in any Yes No
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form of energy used in municipality.
Proposed action requiring the creation or extension of an
energy transmission or supply system to serve more than
50 single or two family residences.
Yes No
Other impacts: Yes No
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration
or electrical disturbance during construction of or after
completion of this proposed action?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced by
Project Change?
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day) Yes No
Proposed action will produce operating noise exceeding the
local ambient noise levels for noise outside of structure.
Yes No
Proposed action will remove natural barriers that would act
as a noise screen. Yes No
Other impacts: Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced
by Project Change?
Proposed action will cause a risk of explosion or release of
hazardous substances (i.e. oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be a chronic low-level discharge or emission.
Yes No
Proposed action may result in the burial of “hazardous
wastes” in any form (i.e. Toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc.)
Yes No
Proposed action may result in the excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in the handling or disposal or
hazardous wastes (i.e. toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid or contain gases.)
Yes No
Storage facilities for 50,000 or more gallons of any liquid
fuel. Yes No
Use of any chemical for de-icing, soil stabilization or the
control of vegetation, insects or animal life on the premises of Yes No
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any residential, commercial or industrial property in excess of
30,000 square feet.
Other impacts: Yes No
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing
community?
X Yes No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by
Project Change?
The population of the City in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals: Yes No
Proposed action will cause a change in the density of land
use. X Yes X No
The proposed action will replace or eliminate existing
facilities, structures, or areas of historic importance to the
community.
Yes No
Development will create a demand for additional community
services (e.g. schools, police, and fire, etc. X Yes X No
Proposed action will set an important precedent for future
actions. X Yes X No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
Other impacts: It is unknown if drivers will seek parking
alternatives in surrounding neighborhoods. There could
also be an increase in the utilization of the Residential
Parking Permit System.
X Yes No
19. Is there public controversy concerning the proposed action?
X Yes No
The parking requirement has always been a source of controversy in Collegetown. Some members of the
community feel the requirement is too high or that there should be no parking requirement at all. Others
believe the requirement is too low and leads to spillover parking in the surrounding neighborhoods. Members of
the community have also raised concerns that the fixed, one-time fee of $10,000 per required space is too high
and that other amenities such as pedestrian improvements should qualify as an alternate to the cash payment
under the payment in lieu system. In addition, some members of the community have raised concerns over how
the payment in lieu revenues will be spent and how transportation improvement projects will be prioritized.
If any action in part 2 is identified as a potential large impact, or if you cannot determine the magnitude of
impact, proceed to part 3.
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City of Ithaca
Full Environmental Assessment Form—Part III
Proposed Adoption of Amendments to the Collegetown Parking Overlay Zone
The proposed action is to amend the Collegetown Parking Overlay Zone (CPOZ) to include the following
changes:
1) Establishment of a payment in lieu of parking system – The proposed ordinance would establish a
system whereby a property owner within the CPOZ may make a payment in lieu of providing all or
some of the property’s required off-street parking. The fee is a fixed, one-time payment per required
space in an amount that balances the objectives of creating an incentive for property owners to opt in
with providing sufficient revenue to fund transportation improvements. The fee is set at $10,000 per
required space, approximately 50% of the cost of providing structured parking. Existing properties
and new development as well as residential and non-residential uses would be eligible for
participation in the proposed payment in lieu of parking system. All revenues generated from the
payments in lieu of parking will be deposited into a dedicated fund and must be used for
transportation improvements that directly benefit the CPOZ.
2) Elimination of the option to provide off-site parking areas within the CPOZ - Under the City’s
existing zoning, off-street parking may be provided within 250 or 500 feet of the property, depending
on the use. This is difficult to track and can lead to documentation of the same parking spaces
providing required parking for several properties. The proposed ordinance would require that all off-
street parking within the CPOZ be provided on site or be fulfilled through the payment in lieu of
parking fee system.
3) Change in residential parking requirements for certain zoning districts within the CPOZ – The
proposed ordinance would reduce the off-street parking requirement for residential uses in the
proposed VR-4, VR-5 and MU districts from 1 space for every 2 residents to 1 space for every 3
residents.
The proposed payment in lieu of parking system is intended to promote development on constrained sites and
reduce the negative impacts of surface parking by encouraging a better use of the property. In return, the City
will receive revenue to fund needed transportation improvements, as outlined in the “2009 Collegetown
Urban Plan & Conceptual Design Guidelines.” In the long term, it is anticipated that transportation demands
will be met by the implementation of these improvements including enhanced bus service, wider sidewalks
and improved pedestrian connections, a convenient, permanent remote parking facility and more efficient
management of on-street parking*. In the short term, remote storage parking is available in the City’s
Cayuga Street parking garage and in Cornell surface lots. The fees for this storage parking are lower than
similar parking available in Collegetown and it is easily accessible by frequent TCAT service. The City will
promote these transportation alternatives in the fall to new and returning students. In addition, while it will
take time to implement some of the transportation improvements, it will also take time for any potential
negative impacts of the payment in lieu system to develop. If a developer opts in to the system, the payment
must be made prior to the issuance of a building permit. Whether this is one development or multiple, the
City will have these revenues available to plan for and/or fund measures to mitigate anticipated impacts.
* The City is currently working with Rich & Associates to study on-street parking in Collegetown. The products of the study will
include a pricing structure, management plan, and recommendations on parking pay stations or other meter technology.
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While these alternatives will be in place, it is unknown to what extent individuals will utilize these
alternatives, and it is possible that some will seek parking in surrounding neighborhoods.
It is also important to note that the payment in lieu system provides developers an alternative to constructing
off-street parking and is not a requirement. Developers can still construct the required parking on-site and
many may choose to do so. The payment in lieu system is intended to be another alternative to constructing
parking.
The proposal to eliminate the option of providing off-site parking areas within the CPOZ is based on a
recommendation from the Building Department. Off-site parking areas are difficult to monitor, and a single
parking space can inadvertently be counted toward the parking requirement for multiple properties. This
proposed amendment will have no negative impacts.
The proposal to reduce the residential parking requirement in the proposed VR-4, VR-5, and MU districts is
intended to encourage redevelopment in these areas. The “2009 Collegetown Urban Plan & Conceptual
Design Guidelines” identified these areas (located in or near the center of Collegetown) as ideal locations for
increased density and redevelopment. These three proposed districts include all or portions of 66 properties.
The proposed amendment would reduce the residential parking requirement from one space for every two
resident occupants to one space for every three resident occupants. This area is currently served by multiple,
frequent TCAT routes and is the most heavily pedestrian-traveled area in the city. Given the location and the
transportation improvements noted above, it is anticipated that the reduction in the residential parking
requirement in the proposed VR-4, VR-5, and MU districts would have a limited impact.
Proposed Resolution
Planning & Economic Development Committee
March 16, 2011
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled
“Zoning,” to Amend the Collegetown Parking Overlay Zone (CPOZ) – Declaration of Lead
Agency for Environmental Review
WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that, for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS, the proposed zoning amendment is an “Unlisted” Action pursuant to the City
Environmental Quality Review (CEQR) Ordinance, which requires environmental review under
CEQR; now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead
agency for the environmental review of the adoption of an ordinance to amend the Municipal
Zoning Code to amend the Collegetown Parking Overlay Zone (CPOZ).
Proposed Resolution
Planning & Economic Development Committee
March 16, 2011
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325,
Entitled “Zoning,” to Amend the Collegetown Parking Overlay Zone (CPOZ) –
Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering an amendment to Chapter 325 of the
Municipal Code in order to amend the Collegetown Parking Overlay Zone to (1) establish
a payment in lieu of parking system; (2) eliminate the option of providing off-site parking
areas within the CPOZ; and (3) reduce the residential parking requirements for certain
zoning districts within the CPOZ, and
WHEREAS, appropriate environmental review has been conducted, including the
preparation of a Full Environmental Assessment Form (FEAF), dated March 1, 2011, and
WHEREAS, these zoning amendments have been reviewed by the Tompkins County
Planning Department, pursuant to §239-l–m of the New York State General Municipal
Law, which requires that all actions within 500 feet of a county or state facility, including
county and state highways, be reviewed by the County Planning Department, and have
also been reviewed by the City of Ithaca Conservation Advisory Council and the City of
Ithaca Planning and Development Board, and
WHEREAS, the proposed action is an “Unlisted” Action under the City Environmental
Quality Review Ordinance, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has
reviewed the FEAF prepared by planning staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as
its own the findings and conclusions more fully set forth on the Full Environmental
Assessment Form, dated March 1, 2011, and be it further
RESOLVED, that this Common Council, as lead agency in this matter, hereby
determines that the proposed action at issue will not have a significant effect on the
environment, and that further environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that
the City Clerk is hereby directed to file a copy of the same, together with any
attachments, in the City Clerk’s Office, and forward the same to any other parties as
required by law.
1
To: Carolyn Peterson, Mayor Bill Gray, Superintendent of Public Works
Common Council Conservation Advisory Council
Julie Holcomb, City Clerk Planning & Development Board
Dan Hoffman, City Attorney Phyllis Radke, Building Commissioner
JoAnn Cornish, Director of Planning and Development
Edward Marx, Tompkins County Commissioner of Planning
From: Megan Gilbert, Planner
Date: March 1, 2011
RE: Proposal to Adopt the City of Ithaca Design Review Ordinance
The purpose of this memo is to provide information regarding the proposal to adopt the City of
Ithaca Design Review Ordinance. One of the key recommendations of the “2009 Collegetown
Urban Plan & Conceptual Design Guidelines” was the adoption of a binding design review
process that would work in conjunction with the proposed hybrid code to improve the visual
character of Collegetown. The proposed ordinance establishes this binding design review
process and also revises the City’s existing non-binding design review procedure to improve the
efficiency of the process.
The proposed ordinance would establish binding design review for all properties within the
Collegetown Area Form Districts (proposed under a separate action) for all proposals for:
• New construction, exterior alteration, or additions to any structure
• Addition or removal of exterior signs
• Changes to the site, including the addition of new or alterations to existing hardscape
elements, including but not limited to paving, retaining walls, or fences
• Demolition of any structure or any portion thereof
The proposed ordinance would maintain non-binding design review in other areas of the city for
proposals for:
• New construction, exterior alterations, or additions to any structure within the zones
designated B-1b; B-2b; B-2c; B-2d; all CBD zones, including CBD-60, CBD-85, CBD-
100, and CBD-120; and C-SU
• New construction, exterior alterations, or additions to any structure 60 feet in height or
greater in any zone
2
• Demolition of any primary structure within any zone and demolition of any portion of
any structures within the zones designated B-1b; B-2b; B-2c; B-2d; all CBD zones,
including CBD-60, CBD-85, CBD-100, and CBD-120; and C-SU
• New construction of a primary structure on a parcel within any zone within two years
following a demolition of a primary structure on that parcel
The proposed ordinance repeals the existing §325-41, Design Review, and abolishes the Design
Review Board. It establishes a procedure for a limited review of smaller proposals by the
Director of Planning & Development and a procedure for a full review of larger projects by the
Planning and Development Board. Proposals for full binding design review will require a public
hearing, and notice must be published in the local newspaper and posted on the property in
advance of the hearing. Any person aggrieved by a decision made pursuant to the proposed
ordinance may apply to the Supreme Court in the State of New York for review under Article 78
of the Civil Practice Law and Rules.
An environmental review for this action has been prepared and a Full Environmental Assessment
Form is enclosed.
The Planning and Economic Development Committee will hold a public hearing and consider
the proposed ordinance at its regularly scheduled meeting on March 16, 2011. Your comments
are respectfully requested prior to this meeting. If you have any questions, feel free to contact
me at 274-6560.
3/9/11
Page 1 of 9
An Ordinance Amending The Municipal Code Of The City Of Ithaca to Add
Chapter 160, Entitled “Design Review”
WHEREAS, the ‘2009” Collegetown Urban Plan & Conceptual Design
Guidelines” was endorsed by the Common Council on August 5, 2009 and
the plan recommended the adoption of a form-based code, a binding
design review process, a height incentive zone, and several essential
transportation measures, and
WHEREAS, the City’s current Design Review legislation is limited to
an advisory, non-binding, review process, and
WHEREAS, the City seeks to establish a binding design review process
for areas included in the Collegetown Area Form Districts and to
continue the non-binding design review process in areas already
subject to design review, and
WHEREAS, the proposed Design Review Ordinance was presented at the
Collegetown Neighborhood Council, and input from this meeting as well
as comments submitted by members of the public have been incorporated
into the proposed zoning, and
WHEREAS, a public hearing on the proposed Design Review Ordiance was
held on March 16, 2011, and appropriate environmental review of the
proposed zoning has been completed; now, therefore,
BE IT ORDAINED AND ENACTED by the Common Council of the City of
Ithaca, as follows:
ORDINANCE NO.
Section 1. Chapter 325, Section 41 of the Municipal Code of the City
of Ithaca is hereby repealed, and all subsequent articles and sections
shall be hereby renumbered accordingly.
Section 2. A new chapter (Chapter 160) entitled “Design Review”, is
hereby added to the Municipal Code of the City of Ithaca, to read as
follows:
§ 160-1. Title.
This chapter shall be known and may be cited as
the “City of Ithaca Design Review Ordinance.”
§ 160-2. Purpose and Intent.
A. This section is intended to promote the
general public welfare by:
1. Promoting desirable urban growth and
development;
2. Promoting excellence of architectural
and urban design;
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Page 2 of 9
3. Preserving and enhancing community
resources such as historic architecture
and neighborhood character;
4. Achieving compatibility with adjacent
properties.
B. The intent of this chapter is to provide for
the review of plans for construction,
exterior alterations, additions, or
demolition of structures in certain zones of
the City or under certain conditions, which
zones and conditions are hereby deemed
special in nature in terms of architectural
character, intensity of existing use and
development, sensitivity to the effect of
change in use, or other reason.
§ 160-3. Applicability.
Proposals subject to either binding or non-binding
design review, depending on the type of proposal
and the property’s zoning district, are as
follows:
A. Binding Design Review
1. For any parcel or any portion of any
parcel within the Collegetown Area Form
Districts (as defined in Chapter 325,
Article IV), all design review
recommendations shall be binding.
Binding design review shall apply to
all proposals for:
a. New construction, exterior
alterations, or additions to any
structure.
b. Addition or removal of exterior
signs.
c. Changes to the site, such as the
addition of new or alterations to
existing hardscape elements,
including but not limited to
paving, retaining walls, or
fences.
d. Demolition of any structure or of
any portion thereof.
B. Non-Binding Design Review
1. In all other areas of the city in which
design review is required, design
review recommendations shall not be
binding, unless such recommendation
shall also be incorporated into a
decision by the Board of Zoning Appeals
or as a condition of site plan approval
by the Planning and Development Board.
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Page 3 of 9
Non-binding design review shall apply
to all proposals for:
a. New construction, exterior
alterations, or additions to any
structure within the zones
designated B-1b; B-2b; B-2c; B-2d;
all CBD zones, including CBD-60,
CBD-85, CBD-100, and CBD-120; and
C-SU.
b. New construction, exterior
alterations, or additions to any
structure 60 feet in height or
greater in any zone.
c. Demolition of any primary
structure within any zone, and
demolition of any portion of any
structures within the zones
designated B-1b; B-2b; B-2c; B-2d;
all CBD zones, including CBD-60,
CBD-85, CBD-100, and CBD-120; and
C-SU.
c. New construction of a primary
structure on a parcel within any
zone within two years following a
demolition of a primary structure
on that parcel.
§ 160-4. Exemptions.
Any action pertaining to any structure locally
designated as a landmark or within a locally
designated historic district shall be reviewed by
the Ithaca Landmarks Preservation Commission, and
is therefore exempt from the requirement for
design review.
§ 160-5. Limited Binding and Non-Binding Design Review
Procedure.
A. The Building Commissioner or his or her
designee shall determine whether binding or
non-binding design review is required when
an application for a building permit or
demolition permit is submitted. If the
determination is made that binding or non-
binding design review is required, the
Building Commissioner shall transmit the
application to the Director of Planning and
Development.
B. Upon receipt of the application, the
Director of Planning and Development or his
or her designee shall determine whether the
proposal shall be subject to a limited or
full design review.
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C. For proposals for exterior alterations that
require binding design review, the Director
of Planning and Development or his or her
designee shall determine whether the
proposal can have a limited review by staff
or requires full review by the Planning and
Development Board. The Director of Planning
and Development or his or her designee shall
have the authority to review and approve
minor exterior alterations such as in-kind
replacements; limited landscape work; small
changes to doors, light fixtures, paving,
steps, or fences; or other similar minor
modifications.
D. For all proposals that require non-binding
design review, the Director of Planning and
Development or his or her designee shall
have the authority to conduct a limited
review of proposals that meet the following
thresholds:
1. For modification and expansion of
residential development, an upper
threshold of 4,000 square feet (sf) of
total affected site area.
2. For new construction, modification or
expansion of nonresidential development
in residential zones, an upper
threshold of 3,000 sf of total affected
site area.
3. For modification and expansion of
nonresidential development in
nonresidential zones, an upper
threshold of 10,000 sf of total
affected site area.
4. All proposals for demolition
E. If a proposal may cause public controversy,
the Director of Planning and Development may
refer the proposal to the Planning and
Development Board for full review.
§ 160-6. Full Binding Design Review Procedure.
A. The Building Commissioner or his or her
designee shall determine whether binding or
non-binding design review is required when
an application for a building permit or
demolition permit is submitted. If the
determination is made that binding or non-
binding design review is required, the
Building Commissioner shall transmit the
application to the Director of Planning and
Development.
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B. Upon receipt of the application, the
Director of Planning and Development or his
or her designee shall determine whether the
proposal shall be subject to a limited or
full design review.
C. When the proposal is determined to be
subject to full design review, the
individual or group making the proposal
shall submit an application to the
Department of Planning and Development with
the following information (as appropriate):
1. Name and contact information of the
applicant;
2. Location and photographs of the
property;
3. Architectural plans, site plans and
drawings of building facades;
4. Lists and/or samples of materials to be
used;
5. Where the proposal includes signs or
lettering, a scale drawing showing the
type of lettering to be used,
dimensions, colors, method of
illumination, and a plan showing the
sign’s location on the property;
6. Any other information necessary to
visualize the proposed work.
D. Upon application for full design review, a
public notice of the proposal shall be
posted for a minimum of 10 days and must
remain in place until the design review has
been completed. The notice shall specify
the proposed work, the time and place of the
public hearing, and to whom and by when any
public comments are to be communicated. The
notice must be placed at or near the
property line in the front yard so that it
will be plainly visible from the street,
and, in cases where a property has frontage
on more than one street, so that the sign
will be plainly visible from the street on
which it has such additional frontage.
E. The Planning and Development Board shall
hold a public hearing prior to reviewing any
proposal. Notice of the public hearing
shall be published at least once in the
City’s official newspaper at least 5 days
prior to the public hearing. The notice
shall specify the time and place of the
public hearing, a brief description of the
proposal, and the location where the
proposal may be reviewed prior to the
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hearing. The public hearing may be combined
with any other public hearing(s) required
for the project.
F. The Planning and Development Board shall
reference the “2009 Collegetown Urban Plan &
Conceptual Design Guidelines” as a resource
during design review. The Board shall
approve, deny, or approve the design with
modifications within 65 days from the
completion of environmental review. The
failure of the Planning and Development
Board to act within 65 days of the filing of
an application, unless an extension is
mutually agreed upon by the applicant and
the Board, shall be deemed to constitute
approval.
G. All design review recommendations shall be
communicated in writing no later than 10
working days after the meeting at which the
recommendations are made. A copy shall be
sent to the applicant by mail and a copy
filed with the Building Commissioner.
§ 160-7. Full Non-Binding Design Review Procedure
A. The Building Commissioner or his or her
designee shall determine whether binding or
non-binding design review is required when
an application for a building permit or
demolition permit is submitted. If the
determination is made that binding or non-
binding design review is required, the
Building Commissioner shall transmit the
application to the Director of Planning and
Development.
B. Upon receipt of the application, the
Director of Planning and Development or his
or her designee shall determine whether the
proposal shall be subject to a limited or
full design review.
C. Any individual or group proposing new
construction or development anywhere within
the City of Ithaca may request an informal
design review and advisory recommendation.
D. When the proposal is determined to be
subject to full design review, the
individual or group making the proposal
shall submit an application to the
Department of Planning and Development with
the following information (as appropriate):
1. Name and contact information of the
applicant;
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Page 7 of 9
2. Location and photographs of the
property;
3. Architectural plans, site plans and
drawings of building facades;
4. Lists and/or samples of materials to be
used;
5. Where the proposal includes signs or
lettering, a scale drawing showing the
type of lettering to be used,
dimensions, colors, method of
illumination, and a plan showing the
sign’s location on the property;
6. Any other information necessary to
visualize the proposed work.
E. The Planning and Development Board shall
review the proposal and make any
recommendations within 45 days from receipt
of the completed application. The failure
of the Planning and Development Board to act
within 45 days of the filing of an
application, unless an extension is mutually
agreed upon by the applicant and the Board,
shall be deemed to constitute approval.
F. All design review recommendations shall be
communicated in writing no later than 10
working days after the meeting at which the
recommendations are made. A copy shall be
sent to the applicant by mail and a copy
filed with the Building Commissioner.
§ 160-8. Appeals.
Any person aggrieved by any decision made pursuant
to this chapter may apply to the Supreme Court in
the State of New York for review under Article 78
of the Civil Practice Law and Rules.
Section 3. Chapter 272, Section 6, Signs Permitted in All Districts,
of the Municipal Code of the City of Ithaca is hereby amended to read
as follows:
§ 272-6A Permit Not Required.
(6) Murals.
(b) Upon receipt of a proposal for a mural for any
property subject to the provisions of Chapter 160,
Design Review, or Chapter 325, Zoning, Article VIII
Courthouse Special Use Zone, or Chapter 228, Landmarks
Preservation, of this Code or facing such property, the
Building Commissioner shall notify the Planning and
Development Board, the Public Art Commission, and/or
the Landmarks Commission, as applicable, for their
information and any appropriate action and shall so
inform the applicant.
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Section 4. Chapter 325, Section 10, Accessory Apartments, of the
Municipal Code of the City of Ithaca is hereby amended to read as
follows:
§ 325-10D Requirements.
(6) Exterior appearance. If an accessory apartment is
located in the main building, the entry to the building
and its design shall be such that the appearance of the
building shall remain as a single-family residence.
New or additional front entrances or windows are
discouraged but in any event must be in keeping with
the architectural style of the rest of the structure.
Exterior stairways may only be constructed in the rear,
except where an alternate location would be less
publicly visible. Any exterior design changes may be
referred by the Board of Zoning Appeals to the Planning
and Development Board for its technical advice.
Section 5. Chapter 325, Article VIII, Courthouse Special Use Zone,
Section 44, Review of Construction, Demolition, and Alteration, of the
Municipal Code of the City of Ithaca is hereby amended to read as
follows:
§ 325-44. Review of Construction, Demolition, and Alteration.
A. Demolition, exterior alterations or additions to
existing structures and parking areas and construction
of new buildings or parking areas within the C-SU Zone
shall be subject to strict review and approval by the
Planning and Development Board and the Ithaca Landmarks
Preservation Commission within their respective areas
of responsibility. (See Subsection B below and Chapter
160, Design Review.) Proposals for demolition of
structures within the C-SU Zone but outside designated
City landmark districts shall nonetheless be referred
to the Landmarks Preservation Commission, which shall
make its recommendation to the Planning and Development
Board before the latter takes final action.
B. Demolition, exterior alteration or enlargement of
structures or parking areas or construction of new
buildings or parking areas in C-SU Zones shall be
subject to design review as provided in Chapter 160. In
performing such review and recommending any
modifications to proposed exterior work, the Planning
and Development Board shall pay particular attention to
the visual effect of such work on the character of the
area and adjacent residential zones. In no case shall
the Planning and Development Board take final action on
a proposal for demolition within any part of the C-SU
Zone which is not within a locally designated landmark
district before receiving the recommendation of the
Landmarks Preservation Commission on such proposal.
Approval of proposed demolitions, alterations or new
construction within the C-SU Zone by the Planning and
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Page 9 of 9
Development Board or the Landmarks Preservation
Commission, as applicable, shall be a prerequisite of
approval of such proposals by the Building Commissioner
and the Board of Zoning Appeals, as appropriate.
Section 6. The City Planning and Development Board, the City Clerk
and the Planning Department shall amend § 325-8, District Regulations
Chart, in accordance with the amendments made herewith.
Section 7. Effective date. This ordinance shall take affect
immediately and in accordance with law upon publication of notices as
provided in the Ithaca City Charter.
CITY OF ITHACA
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
Purpose: The Full Environmental Assessment Form (FEAF) is designed to help applicants and agencies determine, in an orderly
manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to
answer. Frequently there are aspects of a proposed action that are subjective or immeasurable. It is also understood that those who
determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns
affecting the question of significance.
The FEAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been
orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action.
FEAF Components:
Part 1: Provide objective data and information about a given action and its site. By identifying basic project data, it assists in
a review of the analysis that takes place in Parts 2 and 3.
Part 2: Focus on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to
whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form
also identifies whether an impact can be mitigated or reduced.
Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is
actually important.
THIS AREA IS FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS
Identify the Portions of FEAF completed for this action: _X_Part 1 _X_Part 2 _X_Part 3
Upon review of the information recorded on this FEAF (Parts, 2, and 3, if appropriate), and any other supporting information, and
considering both the magnitude and importance of each impact, it is reasonably determined by the Lead Agency that:
__A. The Proposed Action will not result in any large and important impact(s) an is one that will not have a significant impact
on the environment; therefore, A NEGATIVE DECLARATION WILL BE PREPARED.
__B. Although the proposed action could have a significant impact on the environment, there will not be a significant effect
for this Unlisted Action because the mitigation measures described in PART 3 have been required; therefore, A
CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. *
__C. The proposed action may result in one or more large and important impacts that may have a significant impact on the
environment; therefore, A POSITIVE DECLARATION WILL BE PREPARED.
*A Conditioned Negative Declaration is only valid for Unlisted Actions
Name of Action: Adoption of the “City of Ithaca Design Review Ordinance”
Name of Lead Agency: City of Ithaca Common Council
Name and Title of Responsible Officer in Lead Agency: Mayor Carolyn Peterson
Signature of Responsible Officer in Lead Agency:
Signature of Preparer:
Date: March 1, 2011
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FULL ENVIRONMENTAL ASSESSMENT FORM
PART 1—PROJECT INFORMATION
Prepared by Project Sponsor
NOTICE: This document is designed to assist in determining whether the action proposed may have a
significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these
questions will be considered as part of the application for approval and may be subject to further verification
and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3.
It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on
information currently available and will not involve new studies, research or investigation. If information
requiring such additional work is unavailable, so indicate and specify each instance.
Name of Action: Adoption of the “City of Ithaca Design Review Ordinance”
Location of Action: City of Ithaca
Name of Applicant/Sponsor: City of Ithaca
Address: 108 East Green Street
City/Town/Village: Ithaca State: NY ZIP: 14850
Business Phone: (607) 274-6550
Name of Owner(If Different):
Address:
City/Town/Village: State: ZIP:
Business Phone:
Description of Action:
(1) Establishment of binding design review for parcels within the Collegetown Area Form Districts
(proposed under separate action)
(2) Establishment of non-binding design review for certain proposals (identified in the proposed
legislation) in other zoning districts throughout the City, as previously included under §325-41, Design
Review
(3) Repeal of §325-41, Design Review
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Please Complete Each Question--Indicate N/A if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1. Present Land Use: X Urban X Industrial X Commercial X Public Forest
Agricultural Other:
2. Total area of project area: city-wide (approx. 6.1 sq. miles) Chosen units apply to following section also)
Approximate Area (Units in question 2 apply to this section)
The area for the individual categories has not been calculated for
this environmental review because it applies city-wide. The action
does not propose any change to the categories listed in Part I.
Presently After Completion
2a. Meadow or Brushland (non-agricultural) N/A N/A
2b. Forested N/A N/A
2c. Agricultural N/A N/A
2d. Wetland [as per Articles 24 of Environmental Conservation Law (ECL)] N/A N/A
2e. Water Surface Area N/A N/A
2f. Public N/A N/A
2g. Water Surface Area N/A N/A
2h. Unvegetated (rock, earth or fill) N/A N/A
2i. Roads, buildings and other paved surfaces N/A N/A
2j. Other (indicate type) N/A N/A
3a. What is predominant soil type(s) on project site (e.g. HdB, silty loam, etc.): N/A
3b. Soil Drainage: N/A Well Drained ______% of Site
Moderately Well Drained ______% of Site
Poorly Drained ______% of Site
4a. Are there bedrock outcroppings on project site? Yes No X N/A
4b. What is depth of bedrock? N/A (feet)
4c. What is depth to the water table? N/A (feet)
5. Approximate percentage of proposed project site
with slopes:
0-10% % 10-15% %
15% or greater % N/A
6a. Is project substantially contiguous to, or does it
contain a building, site or district, listed on or
eligible for the National or State Register of
Historic Places?
Yes No X N/A
6b. Or designated a local landmark or in a local
landmark district? Yes No X N/A
7. Do hunting or fishing opportunities presently
exist in the project area? Yes No X N/A If yes, identify each species:
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4
SITE DESCRIPTION (Concluded)
8. Does project site contain any species of plant or
animal life that is identified as threatened or
endangered?
Yes No X N/A
According to:
Identify each Species:
9. Are there any unique or unusual landforms on the
project site? (i.e., cliffs, other geological
formations)
Yes No X N/A
Describe:
10. Is the project site presently used by the
community or neighborhood as an open space or
recreation area?
Yes No X N/A
If yes, explain:
11. Does the present site offer or include scenic views
known to be important to the community? Yes No X N/A
Describe:
12. Is project within or contiguous to a site
designated a Unique Natural Area (UNA) or
critical environmental area by a local or state
agency?
Yes No X N/A
Describe:
13. Streams within or contiguous to project area: a. Names of stream or name of river to which it is a
tributary:
14. Lakes, ponds, wetland areas within or contiguous
to project area:
a. Name:
b. Size (in acres):
15. Has the site been used for land disposal of solid
or hazardous wastes?
Yes No X N/A
Describe:
16. Is the site served by existing public utilities?
a. If Yes, does sufficient capacity exist to allow
connection?
b. If Yes, will improvements be necessary to
allow connection?
Yes No X N/A
Yes No X N/A
Yes No X N/A
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B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate) city-wide
1a. Total contiguous area owned by project sponsor in acres: N/A or square feet:
1b. Project acreage developed: N/A Acres initially N/A Acres ultimately
1c. Project acreage to remain undeveloped: N/A
1d. Length of project in miles: (if appropriate) _______ N/A ____ or feet: ______N/A_______
1e. If project is an expansion, indicate percent of change proposed: N/A
1f. Number of off-street parking spaces existing: N/A proposed: __N/A__
1g. Maximum vehicular trips generated (upon completion of project) per day: __N/A__ and per hour: N/A_
1h. Height of tallest proposed structure: N/A
1j. Linear feet of frontage along a public street or thoroughfare that the project will occupy?__N/A______
2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site:
________________N/A_____________ or added to the site: ___________________________________
3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site:
acres:____ N/A ____ type of vegetation:_____________________________________________________
4. Will any mature trees or other locally important vegetation be removed by this project? N/A
5. Are there any plans for re-vegetation to replace that removed during construction? N/A
6. If single phase project, anticipated period of construction N/A months, (including demolition)
7. If multi-phased project, anticipated period of construction____ N/A _____ months, (including demolition)
7a. Total number of phases anticipated: _______ N/A _____________________
7b. Anticipated date of commencement for first phase N/A month year, (including demolition)
7c. Approximate completion date of final phase N/A month N/A year.
7d. Is phase one financially dependent on subsequent phases? Yes No X N/A
8. Will blasting occur during construction? Yes No X N/A; if yes, explain:
9. Number of jobs generated: during construction____ 0 ______ after project is completed__ 0____
10. Number of jobs eliminated by this project: 0 Explain:
11. Will project require relocation of any projects or facilities? Yes No X N/A; if yes, explain:
12a. Is surface or subsurface liquid waste disposal involved? Yes No X N/A; if yes, explain:
12b. If #12a is yes, indicate type of waste (sewage, industrial, etc):
12c. If surface disposal, where specifically will effluent be discharged?
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased
by proposal? Yes No X N/A; if yes, explain:
14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood
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plain? Yes No X N/A
PROJECT DESCRIPTION (Concluded)
14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet
Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver Creek? (Circle all that apply) N/A
14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as
described in Article 24 Of the ECL? Yes No X N/A;
14d. If #14a, b or c is yes, explain:
15a. Does project involve disposal or solid waste? Yes No X N/A;
15b. If #15a is yes, will an existing solid waste disposal facility be used? Yes No N/A;
15c. If #15b is yes, give name of disposal facility: and its location:
15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill?
Yes No X N/A; if yes, explain:
15e. Will any solid waste be disposed of on site? Yes No X N/A; if yes, explain:
16. Will project use herbicides or pesticides? Yes No X N/A; if yes, specify:
17. Will project affect a building or site listed on or eligible for the National or State Register of Historic
Places or a local landmark or in a landmark district? Yes X No N/A; if yes, explain:
18. Will project produce odors? Yes No X N/A; if yes, explain:
19. Will project product operating noise exceed the local ambient noise level during construction?
Yes No X N/A; After construction? Yes No X N/A
20. Will project result in an increase of energy use? Yes No X N/A; if yes, indicate type(s)
21. Total anticipated water usage per day: gals/day. N/A Source of water
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7
C. ZONING AND PLANNING INFORMATION
1. Does the proposed action involve a planning or zoning decision? X Yes No N/A; if yes,
indicate the decision required:
X Zoning Amendment Zoning Variance New/revision of master plan Subdivision
Site Plan Special Use Permit Resource Management Plan Other:
2. What is the current zoning classification of site? Binding design review: proposed TR-1, TR-2, TR-3,
TR-4. VR-1, VR-2, VR-3, VR-4, VR-5, and MU (Collegetown Area Form Districts; proposed under
separate action); non-binding design review: all City zoning districts
3. If the site is developed as permitted by the present zoning, what is the maximum potential development?
N/A
4. Is proposed use consistent with present zoning? X Yes No N/A
5. If #4 is no, indicate desired zoning:
6. If the site is developed by the proposed zoning, what is the maximum potential development of the site?
N/A
7. Is the proposed action consistent with the recommended uses in adopted local land-use plans?
Yes No X N/A; If no, explain:
8. What is the dominant land use and zoning classification within a ¼ mile radius of the project?
(e.g. R-1a or R-1b) all City zoning districts
9. Is the proposed action compatible with adjacent land uses? X Yes No N/A Explain:
10a. If the proposed action is the subdivision of land, how many lots are proposed? N/A
10b. What is the minimum lot size proposed? N/A
11. Will the proposed action create a demand for any community-provided services? (recreation, education,
police, fire protection, etc.) ? Yes X No N/A Explain:
If yes, is existing capacity sufficient to handle projected demand? Yes No N/A
Explain:
12. Will the proposed action result in the generation of traffic significantly above present levels?
Yes X No N/A If yes, is the existing road network adequate to handle the additional traffic?
Yes No N/A Explain:
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8
D. APPROVALS
1. Approvals: Common Council Adoption
2a. Is any Federal permit required? Yes X No N/A; Specify:
2b. Does project involve State or Federal funding or financing? Yes X No N/A; If Yes, Specify:
2c. Local and Regional approvals:
Agency
Yes or No
Type of
Approval Required
Submittal
Date
Approval
Date
Common Council Yes Adoption
Board of Zoning Appeals (BZA) No
Planning & Development Board No
Ithaca Landmarks Preservation
Commission (ILPC)
No
Board of Public Works (BPW) No
Fire Department No
Police Department No
Building Commissioner No
Ithaca Urban Renewal Agency
(IURA)
No
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9
E. INFORMATIONAL DETAILS
Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts
associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid
them.
F. VERIFICATION
I certify that the information provided above is true to the best of my knowledge.
Applicant/Sponsor Name: City of Ithaca
Signature:
Title: Planner
***************** END OF PART 1 *****************
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City of Ithaca Long Environmental Assessment Form
PART 2 – PROJECT IMPACTS AND THEIR MAGNITUDES
Project Name: Adoption of the “City of Ithaca Design Review Ordinance”
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of
length), or where the general slope in the project exceeds 10%. Yes No
Construction on land where the depth to the water table is less than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally within 3 feet
of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve more than
one phase or stage. Yes No
Evacuation for mining purposes that would remove more than 1,000 tons
of natural material (i.e. rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in a designated floodway. Yes No
Other impacts: Yes No
2. Will there be an effect on any unique landforms found on the site? (i.e.
cliffs, gorges, geological formations, etc.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Specific land forms: Yes No
IMPACT ON WATER
3. Will project affect any water body designated as protected? (Under
article 15 or 24 of the Environmental Conservation Law, E.C.L.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by Project
Change?
Developable area of site contains a protected water body Yes No
Dredging more than 100 cubic yards of material from channel of a
protected stream. Yes No
Extension of utility distribution facilities through a protected water body. Yes No
Construction in a designated freshwater wetland. Yes No
Other impacts: Yes No
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4. Will project affect any non-protected existing or new body of
water?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
A 10% increase or decrease in the surface area of any body of
water or more than a 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of a body of water that
exceeds 10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek,
Cayuga Lake or the Cayuga Inlet? Yes No
Other impacts: Yes No
5. Will project affect surface or groundwater quality?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
Project will require a discharge permit. Yes No
Project requires use of a source of water that does not have
approval to serve proposed project. Yes No
Construction or operation causing any contamination of a public
water supply system. Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
presently do not exist or have inadequate capacity.
Yes No
Project requiring a facility that would use water in excess of
20,000 gallons per day or 500 gallons per minute.
Yes No
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an obvious
visual contrast to natural conditions.
Yes No
Proposed Action will require the storage of petroleum or chemical
products greater than 1,100 gallons.
Yes No
Other impacts: Yes No
6. Will project alter drainage flow, drainage patterns or surface
water runoff?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
Other impacts: Other impacts: Yes No
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12
IMPACT ON AIR
7. Will project affect air quality?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Project will induce 500 or more vehicle trips in any
8-hour period per day. Yes No
Project will result in the incineration of more than
2.5 tons of refuse per 24-hour day. Yes No
Project emission rate of all contaminants will exceed
5 lbs per hour or a heat source producing more than
10 million BTUs per hour.
Yes No
Other impacts: Yes No
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered
species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Reduction of any species listed on the New York or
Federal list, using the site, found over, on, or near
site.
Yes No
Removal of any portion of a critical or significant
wildlife habitat. Yes No
Application of pesticide or herbicide more than
twice a year other than for agricultural purposes. Yes No
Other impacts: Yes No
9. Will proposed action substantially affect non-
threatened or non-endangered species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by
Project Change?
Proposed action would substantially interfere with
any resident or migratory fish or wildlife species. Yes No
Proposed action requires the removal or more than
1/2 acre of mature woods or other locally important
vegetation.
Yes No
Other impacts: Yes No
IMPACT ON AESTHETIC RESOURCE
10. Will the proposed action affect views, vistas or the
visual character of the neighborhood or community?
Small to
Moderate
Potential Large
Impact
Can Impact be Reduced by Project
Change?
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13
Yes X No Impact
Proposed land uses, or proposed action components
obviously different from or in sharp contrast to current
surrounding land use patterns, whether man-made or
natural.
Yes No
Proposed land use, or proposed action components
visible to users of aesthetic resources which will
eliminate or significantly reduce their enjoyment of
aesthetic qualities of that resource.
Yes No
Proposed action will result in the elimination or major
screening of scenic views known to be important to
the area.
Yes No
Other impacts: The proposed action is the adoption
of a design review process that will have a positive
impact on the urban form of the city.
Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure
of historic, prehistoric or paleontological importance?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed action occurring wholly or partially within
or contiguous to any facility or site listed on or eligible
for the National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed
located within the project site. Yes No
Proposed action occurring wholly or partially within
or contiguous to any site designated as a local
landmark or in a landmark district.
Yes No
Other impacts: Yes No
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14
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of
existing or future open spaces or recreational opportunities?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
The permanent foreclosure of a future recreational opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts: Yes No
IMPACT ON UNIQUE NATURAL AREAS AND CRITICAL ENVIRONMENTAL AREAS
13. Will the proposed action impact the exceptional or unique
characteristics of a site designated as a unique natural area
(UNA) or a critical environmental area (CEA) by a local or
state agency?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced
by Project Change?
Proposed Action to locate within a UNA or CEA? Yes No
Proposed Action will result in a reduction in the quality of
the resource Yes No
Proposed Action will impact the use, function or enjoyment
of the resource Yes No
Other impacts: Yes No
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation
systems?
Yes X No
Small to
Moderate
Impact
Potential Large Impact Can Impact be Reduced
by Project Change?
Alteration of present patterns of movement of people
and/or goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: Yes No
IMPACT ON ENERGY
15. Will proposed action affect the community's sources
of fuel or energy supply?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by Project
Change?
Proposed action causing greater than 5% increase in any
form of energy used in municipality. Yes No
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15
Proposed action requiring the creation or extension of an
energy transmission or supply system to serve more than
50 single or two family residences.
Yes No
Other impacts: Yes No
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration
or electrical disturbance during construction of or after
completion of this proposed action?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced by
Project Change?
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day) Yes No
Proposed action will produce operating noise exceeding the
local ambient noise levels for noise outside of structure.
Yes No
Proposed action will remove natural barriers that would act
as a noise screen. Yes No
Other impacts: Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced
by Project Change?
Proposed action will cause a risk of explosion or release of
hazardous substances (i.e. oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be a chronic low-level discharge or emission.
Yes No
Proposed action may result in the burial of “hazardous
wastes” in any form (i.e. Toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc.)
Yes No
Proposed action may result in the excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in the handling or disposal or
hazardous wastes (i.e. toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid or contain gases.)
Yes No
Storage facilities for 50,000 or more gallons of any liquid
fuel. Yes No
Use of any chemical for de-icing, soil stabilization or the
control of vegetation, insects or animal life on the premises of
any residential, commercial or industrial property in excess of
30,000 square feet.
Yes No
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16
Other impacts: Yes No
IMPACT GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing
community?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by
Project Change?
The population of the City in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals: Yes No
Proposed action will cause a change in the density of land
use. Yes No
The proposed action will replace or eliminate existing
facilities, structures, or areas of historic importance to the
community.
Yes No
Development will create a demand for additional community
services (e.g. schools, police, and fire, etc. Yes No
Proposed action will set an important precedent for future
actions. Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
Other impacts: The proposed action is the adoption of a
design review process that will have a positive impact on
the urban form of the city.
Yes No
19. Is there public controversy concerning the proposed action?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced
by Project Change?
Either government or citizens of adjacent communities have
expressed opposition or rejected the proposed action or have not
been contacted.
Yes No
Objections to the proposed action from within the community.
Yes No
If any action in part 2 is identified as a potential large impact, or if you cannot determine the magnitude of
impact, proceed to part 3.
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17
PART 3
The proposed action is the adoption of the City of Ithaca Design Review Ordinance that will include:
A. Binding design review for any parcel or any portion of any parcel within the Collegetown Area Form Districts
(proposed under a separate action) for proposals for:
• New construction, exterior alteration, or additions to any structure
• Addition or removal of exterior signs
• Changes to the site, including the addition of new or alterations to existing hardscape elements, including but not
limited to paving, retaining walls, or fences
• Demolition of any structure or any portion thereof
B. Non-binding design review in other areas of the city for proposals for:
• New construction, exterior alterations, or additions to any structure within the zones designated B-1b; B-2b; B-2c;
B-2d; all CBD zones, including CBD-60, CBD-85, CBD-100, and CBD-120; and C-SU
• New construction, exterior alterations, or additions to any structure 60 feet in height or greater in any zone
• Demolition of any primary structure within any zone and demolition of any portion of any structures within the
zones designated B-1b; B-2b; B-2c; B-2d; all CBD zones, including CBD-60, CBD-85, CBD-100, and CBD-120;
and C-SU
• New construction of a primary structure on a parcel within any zone within two years following a demolition of a
primary structure on that parcel
The proposed ordinance repeals the existing §325-41, Design Review, and abolishes the Design Review Board. It
establishes a procedure for a limited review of smaller proposals by the Director of Planning & Development and a
procedure for a full review of larger projects by the Planning and Development Board. Proposals for full binding
design review will require a public hearing, and notice must be published in the local newspaper and posted on the
property in advance of the hearing. Any person aggrieved by a decision made pursuant to the proposed ordinance may
apply to the Supreme Court in the State of New York for review under Article 78 of the Civil Practice Law and Rules.
The proposed action will have no negative impacts and will be more protective of the environment. The adoption of the
proposed ordinance will have the positive impact of improving the urban form and visual character of the city.
J:\PROJECTS\COLLEGETOWN VISION\Design Review\LeadAgencyRes_DesignReview_03_16_2011.doc
03/09/11
Proposed Resolution
Planning & Economic Development Committee
March 16, 2011
An Ordinance to Amend the Municipal Code of the City of Ithaca to Add Chapter 160,
“Design Review” – Declaration of Lead Agency for Environmental Review
WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that, for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS, the proposed adoption of the “City of Ithaca Design Review Ordinance” is an
“Unlisted” Action pursuant to the City Environmental Quality Review (CEQR) Ordinance,
which requires environmental review under CEQR; now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead
agency for the environmental review of the adoption of an ordinance to amend the Municipal
Code to add Chapter 160, “Design Review.”
Proposed Resolution
Planning & Economic Development Committee
March 16, 2011
An Ordinance to Amend the Municipal Code of the City of Ithaca to Add Chapter
160, “Design Review” – Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering an amendment to the Municipal Code in
order to add Chapter 160, “Design Review,” and
WHEREAS, appropriate environmental review has been conducted including the
preparation of a Full Environmental Assessment Form (FEAF), dated March 1, 2011, and
WHEREAS, the proposed amendment has been reviewed by the Tompkins County
Planning Department pursuant to §239-l–m of the New York State General Municipal
Law, which requires that all actions within 500 feet of a county or state facility, including
county and state highways, be reviewed by the County Planning Department, and has
also been reviewed by the City of Ithaca Conservation Advisory Council and the City of
Ithaca Planning and Development Board, and
WHEREAS, the proposed action is an “Unlisted” Action under the City Environmental
Quality Review Ordinance, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has
reviewed the FEAF prepared by planning staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as
its own the findings and conclusions more fully set forth on the Full Environmental
Assessment Form, dated March 1, 2011, and be it further
RESOLVED, that this Common Council, as lead agency in this matter, hereby
determines that the proposed action at issue will not have a significant effect on the
environment, and that further environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that
the City Clerk is hereby directed to file a copy of the same, together with any
attachments, in the City Clerk’s Office, and forward the same to any other parties as
required by law.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: March 10, 2011
Re: Proposal to Revise the Waterfront Zoning Districts
At the December Planning Committee meeting the proposal to revise the City waterfront
districts was discussed. The proposal, as was previously discussed, includes a
consolidation of the WF-1a, WF-1b, WF-1c, WF-1d zones and the M-1 zoning district to
create a new waterfront zoning district (WF). The proposal also includes a rezoning of a
portion of the I-1 and WEDZ-1a zone.
At the committee’s request, the environmental review for the proposed zoning
amendment was circulated to the Planning Board, the Conservation Advisory Council,
various City staff and departments, and the Tompkins County Planning Department.
Enclosed are comments that have been received from the Planning Board and Tompkins
County regarding this proposal. The County has determined that the rezone may have
negative county-wide or inter-community impacts. As a result of this determination,
adoption of the proposed ordinance will require a supermajority vote of the Common
Council.
Enclosed for your consideration are draft resolutions for lead agency and environmental
significance, as well as the draft ordinance and draft environmental review form. If you
have any concerns or questions regarding any of this information, feel free to contact me
at 274-6410.
3/11/2011
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
ITHACA, CHAPTER 325, ENTITLED “ZONING” TO AMEND THE WATERFRONT
ZONING DISTRICT AND TO CHANGE THE ZONING DESIGNATION OF CERTAIN
AREAS OF THE CITY.
BE IT ORDAINED AND ENACTED by the Common Council of the
City of Ithaca that Chapter 325, Section 325-4 of the Municipal
Code of the City of Ithaca in order to amend the Waterfront
Zoning District (WF –1).
Section 1. Declaration of Legislative Findings and Purpose
The Common Council finds that this Ordinance will consolidate
the various waterfront zoning districts in order to create one
Waterfront Zoning District (WF-1), which will:
1. Help to maintain public access to the waterfront.
2. Guide development in this area of the City for the
purpose of creating a unique waterfront experience.
3. Allow the City to enhance the value of waterfront
property in this area of the City.
4. Allow the City to create a dense area on the water having
multi-story buildings intended for mixed use.
5. Ensure that new construction along the waterfront be
designed in a manner to protect views to and from the
waterfront and to enhance the pedestrian experience along
the waterfront.
6. Ensure that building facades on the public right of ways
contribute to a coherent streetscape, promoting street-
level pedestrian uses.
Section 2. Chapter 325, Section 325-3 of the Municipal Code of
the City of Ithaca is hereby amended to add the following
definition
1. Water-dependent facilities" is defined as those
structures or works associated with industrial, maritime,
recreational, educational, or fisheries activities that
require location at or near the shoreline.
Page 1 of 5
3/11/2011
2. An activity is water-dependent if it cannot exist outside
waterfront area and is dependent on the water by reason
of the intrinsic nature of its operation. These
activities include, but are not limited to, ports, ,
water-use industries, marinas and other boat docking
structures, public beaches and other public water-
oriented recreation areas, and fisheries activities.
Section 3. Chapter 325, Section 325-41 C.(1) of the Municipal
Code of the City of Ithaca is hereby amended to add the WF-1
district and should read as follows:
New construction, exterior alterations, or additions to
any structure within the zones designated B-1b; B-2b; B-
2c; B-2d; all CBD zones, including CBD-60, CBD-85, CBD-
100, and CBD-120; and C-SU, and the WF-1 district.
Section 4. Chapter 325, Section 325-5 of the Municipal Code of
the City of Ithaca is hereby amended to change the zoning
designation of all areas designated as M-1 (Marine Commercial
District), WF-1b, WF-1c, and WF-1d, and parcels 73.-9-9, 73.-9-
10, 73.-9-12, and 73.-9-4, which are currently designated as I-1
to the Waterfront Zoning District (WF-1), and to change the
designation of the area currently zoned WF-1a to P-1, as shown
on the attached map entitled “Proposed Waterfront Rezoning-
August 2010”.
Section 5. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new WF-1 district as follows:
Permitted Primary Uses
1. Any use permitted in B-2 except establishments where food or
beverages are intended to be served or consumed by persons in
automobiles.
2. Recreational or cultural facility such as a park, playground,
art museum, fishing pier or yacht club.
3. Public Recreation.
4. Boatel.
5. Sale, rental, repair or storage of marine related recreation
equipment such as boats, marine engines, sails, cabin
equipment.
6. Light manufacture of marine recreation related products
involving substantial hand fabrication such as sails, boat
hulls, cabin fittings.
Page 2 of 5
3/11/2011
By Special Permit of the Board of Appeals
7. Parking Lot
Permitted Accessory Uses
1. Any accessory use permitted in the B-2 zone.
2. Boat fuel dispensing.
3. Snowmobile sales, service, rental in conjunction with boat
sales, rental or service.
4. Storage of marine related recreation equipment such a boats,
marine engines, sails, cabin equipment as it relates to
permitted primary uses under zoning
5.
6. Parking Lot
Off-Street Parking Requirements – None
Off-Street Loading Requirements – None
Area in Square Feet – 3,000
Minimum lot width - 30
Maximum Building Heights:
Maximum 5 stories, A minimum of 12 feet for the first story
measured from finished grade, 12 feet for each additional story,
for a maximum of 63’, with an additional 5 feet for cornice.
All new construction is subject to a mandatory design review
process.
(Refer to Code of the City of Ithaca, Chapter 325, Zoning,
Section 325-3.B., Definitions and Word Usage, HEIGHT OF
BUILDING)
Maximum percent lot coverage by buildings
1. 100% lot coverage allowed except as may be required for
provision of pedestrian ways and protection of view corridors.
Yard Dimensions
Front Yard – None
Side Yards – None
Rear Yard – None
Minimum Height
WF – Minimum of 3 stories and 36 feet, except for water
dependent, which have no minimum building height limit, and
except for lots that are less than ### feet in depth from the
waterfront.
Additional Restrictions
Page 3 of 5
3/11/2011
Additional Restrictions
The first 100 feet from the northern tip of Inlet Island is to
remain a no build area. In addition, in the first 300 feet from
the northern tip of Inlet Island no building may be constructed
that is greater than 1 story in height.
All properties located along the Cayuga Inlet and Six Mile Creek
are to maintain a 15’ no build area along the waterfront
measured from property line located along the waterfront.
Buildings may hang over the 15’ no build area and place support
columns in this area if the overhang is at least 15' above the
finished grade directly below and a public access walkway is
provided along the waterfront. Any support columns must be
placed within 3’. In addition, the fourth and fifth stories of
a building located along the waterfront must step back in height
a minimum of 10' measured from the exterior wall of the story
below. The first 10 feet of any new construction along the
waterfront is restricted to 2-3 stories in height. At least 75%
of the remaining setback portion of any new building must be
constructed to have a minimum height of 36’ and be 3-5 stories
in height.
For properties located along the Flood Control Channel as shown
on the City of Ithaca Zoning Map, or properties that directly
abut the Department of Environmental Conservation twenty five
foot permanent easement, no construction is permitted within the
first 25’ along the Flood Control Channel. In addition, areas
of the Flood Control Channel containing the sea wall with a
public access walkway are to have an additional 15’ kept open
for outdoor furnishings and amenities. Buildings may create an
arcade over this area, but must maintain at least 15’ feet in
height above the finished grade.
(Refer to Code of the City of Ithaca, Chapter 325, Zoning,
Section 325-3.B., Definitions and Word Usage, HABITABLE SPACE,
NONHABITABLE SPACE, STORY, PUBLIC SPACE)
Section 6. Chapter 325, Section 325-9(C) of the Municipal Code
of the City of Ithaca entitled “Special Permits” is hereby
amended to add a new subsection to be known as (4.)(i) Parking
in the Waterfront Zone to read as follows:
“Parking areas will be permitted as a primary use in the
waterfront zone (WF-1) only by a special permit and only if they
Page 4 of 5
3/11/2011
are open to the public or if they are intended to serve the
needs of multiple businesses.”
Section 7. Chapter 325, Section 325-20 of the Municipal Code of
the City of Ithaca entitled “Off-Street Parking” is hereby
amended to add the WF-1 District to Section 325-20(C)(3)(a) to
read as follows:
“(1) Notwithstanding anything contained herein to the
contrary, there are no requirements as to the minimum number of
off-street parking spaces in the following zoning districts:
WEDZ-1a, CBD-60, CBD-85, CBD-100, CBD-120, B-1b, B-2c, and WF-1”
Section 8. The City Planning and Development Board, the City
Clerk and the Planning Department shall amend the zoning map and
the district regulations chart in accordance with the amendments
made herewith.
Section 9. Effective date. This ordinance shall take affect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
Page 5 of 5
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PROPOSED WATERFRONT RE-ZONING -AUGUST 2010
NY State Plane, Central GRS 80 Datum
Map Source: Tompkins County Digital Planimetric Map 1991-2009
Map Prepared by: GIS Planning, City of Ithaca, NY, 13 August 2010.
Parcel
Boundary
Proposed
P-1 Zone
%%%%%%%%%%
Proposed
WF-1 Zone
Legend
CITY OF ITHACA
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
Purpose: The Full Environmental Assessment Form (FEAF) is designed to help applicants and agencies determine, in an orderly
manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to
answer. Frequently there are aspects of a proposed action that are subjective or immeasurable. It is also understood that those who
determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns
affecting the question of significance.
The FEAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been
orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action.
FEAF Components:
Part 1: Provide objective data and information about a given action and its site. By identifying basic project data, it assists in
a review of the analysis that takes place in Parts 2 and 3.
Part 2: Focus on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to
whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form
also identifies whether an impact can be mitigated or reduced.
Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is
actually important.
THIS AREA IS FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS
Identify the Portions of FEAF completed for this action: XPart 1 XPart 2 __Part 3
Upon review of the information recorded on this FEAF (Parts, 2, and 3, if appropriate), and any other supporting information, and
considering both the magnitude and importance of each impact, it is reasonably determined by the Lead Agency that:
XA. The Proposed Action will not result in any large and important impact(s) an is one that will not have a significant impact
on the environment; therefore, A NEGATIVE DECLARATION WILL BE PREPARED.
__B. Although the proposed action could have a significant impact on the environment, there will not be a significant effect
for this Unlisted Action because the mitigation measures described in PART 3 have been required; therefore, A
CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. *
__C. The proposed action may result in one or more large and important impacts that may have a significant impact on the
environment; therefore, A POSITIVE DECLARATION WILL BE PREPARED.
*A Conditioned Negative Declaration is only valid for Unlisted Actions
Name of Action: Amendments to the Waterfront Zoning District
Name of Lead Agency:
Name and Title of Responsible Officer in Lead Agency:
Signature of Responsible Officer in Lead Agency:
Signature of Preparer:
Date:
Page 1 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
FULL ENVIRONMENTAL ASSESSMENT FORM
PART 1—PROJECT INFORMATION
Prepared by Project Sponsor
NOTICE: This document is designed to assist in determining whether the action proposed may have a
significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these
questions will be considered as part of the application for approval and may be subject to further verification
and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3.
It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on
information currently available and will not involve new studies, research or investigation. If information
requiring such additional work is unavailable, so indicate and specify each instance.
Name of Action: Amendments to the Waterfront Zoning District
Location of Action: City of Ithaca
Name of Applicant/Sponsor: City of Ithaca
Address:
City/Town/Village: State: ZIP:
Business Phone:
Name of Owner(If Different):
Address:
City/Town/Village: State: ZIP:
Business Phone:
Description of Action: The proposed action is an amendment to the City of Ithaca Zoning Code in order to
establish one consolidated waterfront zoning district.
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
Page 2 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
Please Complete Each Question--Indicate N/A if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1. Present Land Use: X Urban Industrial X Commercial X Public Forest
Agricultural Other:
2. Total area of project area: ~78 Acres square feet (Chosen units apply to following section also)
Approximate Area (Units in question 2 apply to this section) Presently After Completion
2a. Meadow or Brushland (non-agricultural)
2b. Forested
2c. Agricultural
2d. Wetland [as per Articles 24 of Environmental Conservation Law (ECL)]
2e. Water Surface Area
2f. Public 25 25
2g. Water Surface Area
2h. Unvegetated (rock, earth or fill)
2i. Roads, buildings and other paved surfaces 50 50
2j. Other (indicate type)
3a. What is predominant soil type(s) on project site (e.g. HdB, silty loam, etc.): Howard-Valois
3b. Soil Drainage: Well Drained _100_____% of Site
Moderately Well Drained ______% of Site
Poorly Drained ______% of Site
4a. Are there bedrock outcroppings on project site? Yes X No N/A
4b. What is depth of bedrock? NA (feet)
4c. What is depth to the water table? NA (feet)
5. Approximate percentage of proposed project site
with slopes:
0-10% 100 % 10-15% %
15% or greater %
6a. Is project substantially contiguous to, or does it
contain a building, site or district, listed on or
eligible for the National or State Register of
Historic Places?
X Yes No N/A- Chemung Canal Trust
Company
6b. Or designated a local landmark or in a local
landmark district?
X Yes No N/A –Chemung Canal Trust
Company
7. Do hunting or fishing opportunities presently
exist in the project area? XYes No N/A If yes, identify each species:
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
Page 3 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
SITE DESCRIPTION (Concluded)
8. Does project site contain any species of plant or
animal life that is identified as threatened or
endangered?
Yes X No N/A
According to:
Identify each Species:
9. Are there any unique or unusual landforms on the
project site? (i.e., cliffs, other geological
formations)
Yes X No N/A
Describe:
10. Is the project site presently used by the
community or neighborhood as an open space or
recreation area?
X Yes No N/A
If yes, explain: Farmer’s Market and Inlet Island
Promenade
11. Does the present site offer or include scenic views
known to be important to the community? X Yes No N/A
Describe: Waterfront views
12. Is project within or contiguous to a site
designated a Unique Natural Area (UNA) or
critical environmental area by a local or state
agency?
Yes X No N/A
Describe:
13. Streams within or contiguous to project area: a. Names of stream or name of river to which it is a
tributary: Cayuga Inlet and Flood Control Channel.
14. Lakes, ponds, wetland areas within or contiguous
to project area:
a. Name: Cayuga Lake
b. Size (in acres):
15. Has the site been used for land disposal of solid
or hazardous wastes? Yes X No N/A
Describe:
16. Is the site served by existing public utilities?
a. If Yes, does sufficient capacity exist to allow
connection?
b. If Yes, will improvements be necessary to
allow connection?
X Yes No N/A
X Yes No N/A
Yes X No N/A
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
Page 4 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate)
1a. Total contiguous area owned by project sponsor in acres: NA
1b. Project acreage developed: 78 Acres initially 78 Acres ultimately
1c. Project acreage to remain undeveloped: NA
1d. Length of project in miles: (if appropriate) NA ___________ or feet: ______ NA _______
1e. If project is an expansion, indicate percent of change proposed: NA
1f. Number of off-street parking spaces existing: NA proposed: ____ NA _____________
1g. Maximum vehicular trips generated (upon completion of project) per day: NA and per hour: NA
1h. Height of tallest proposed structure: feet. 68 feet and 5 stories-proposed maximum allowable height
1j. Linear feet of frontage along a public street or thoroughfare that the project will occupy?_NA______
2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site:
_________ NA _________________ or added to the site: ___ NA______________________
3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site:
acres:__ NA _________ type of vegetation:__ NA __________________________________________
4. Will any mature trees or other locally important vegetation be removed by this project? NA
5. Are there any plans for re-vegetation to replace that removed during construction? NA
6. If single phase project, anticipated period of construction NA months, (including demolition)
7. If multi-phased project, anticipated period of construction_ NA ________ months, (including demolition)
7a. Total number of phases anticipated: ___ NA _________________________
7b. Anticipated date of commencement for first phase NA month NA year, (including demolition)
7c. Approximate completion date of final phase NA month NA year.
7d. Is phase one financially dependent on subsequent phases? Yes No X N/A
8. Will blasting occur during construction? Yes No X N/A; if yes, explain:
9. Number of jobs generated: during construction__ NA ________ after project is completed__________
10. Number of jobs eliminated by this project: NA Explain:
11. Will project require relocation of any projects or facilities? Yes No X N/A; if yes, explain:
12a. Is surface or subsurface liquid waste disposal involved? Yes No X N/A; if yes, explain:
12b. If #12a is yes, indicate type of waste (sewage, industrial, etc): NA
12c. If surface disposal, where specifically will effluent be discharged? NA
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased
by proposal? Yes No X N/A; if yes, explain:
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
Page 5 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood
plain? X Yes No N/A
PROJECT DESCRIPTION (Concluded)
14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet
Fall Creek, Cascadilla Creek, Cayuga Lake , Six Mile Creek , Silver Creek? (Circle all that apply)
14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as
described in Article 24 Of the ECL? Yes X No N/A;
14d. If #14a, b or c is yes, explain: NA
15a. Does project involve disposal or solid waste? Yes X No N/A;
15b. If #15a is yes, will an existing solid waste disposal facility be used? Yes No X N/A;
15c. If #15b is yes, give name of disposal facility: NA and its location:
15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill?
Yes No X N/A; if yes, explain:
15e. Will any solid waste be disposed of on site? Yes No X N/A; if yes, explain:
16. Will project use herbicides or pesticides? Yes No X N/A; if yes, specify:
17. Will project affect a building or site listed on or eligible for the National or State Register of Historic
Places or a local landmark or in a landmark district? X Yes No N/A; if yes, explain:
Chemung Trust Building is located within boundary of area to be rezoned
18. Will project produce odors? Yes No X N/A; if yes, explain:
19. Will project product operating noise exceed the local ambient noise level during construction?
Yes No N/A; After construction? Yes No X N/A
20. Will project result in an increase of energy use? Yes No X N/A; if yes, indicate type(s)
21. Total anticipated water usage per day: gals/day. NA Source of water NA
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
Page 6 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
C. ZONING AND PLANNING INFORMATION
1. Does the proposed action involve a planning or zoning decision? X Yes No N/A; if yes, indicate
the decision required:
X Zoning Amendment Zoning Variance New/revision of master plan Subdivision
Site Plan Special Use Permit Resource Management Plan Other:
2. What is the current zoning classification of site? WF-1a, WF-1b, WF_1c, WF-1d, WEDZ-1a, M-1, I-1
3. If the site is developed as permitted by the present zoning, what is the maximum potential development?
Under existing zoning the maximum allowable height for WEDZ-1a is 5 stories with 100% lot coverage
for parcels50’ or less in size and 90% for larger parcels, the maximum allowable height for I-1 is 4 stories
with 50% lot coverage, WF-1a is a no build zone, WF-1a allows 1 story buildings, WF-1c has a maximum
height of 3 stories and WF-1d has a maximum allowable height of 5 stories. All of the WF properties
currently allow for 100% lot coverage for parcels50’ or less in size and 90% for larger parcels,
4. Is proposed use consistent with present zoning? Yes X No N/A
5. If #4 is no, indicate desired zoning: A consolidated zone to be called the WF-1 zone.
6. If the site is developed by the proposed zoning, what is the maximum potential development of the site?
The consolidated WF-1 zone would have a maximum allowable height of 5 stories.
7. Is the proposed action consistent with the recommended uses in adopted local land-use plans?
X Yes No N/A; If no, explain:
8. What is the dominant land use and zoning classification within a ¼ mile radius of the project?
(e.g. R-1a or R-1b) WF-1a, WF-1b, WF-1c, WF-1d, WEDZ-1a, WEDZ-1b, SW-2, R-3aa, R-3b, R-3a, R-
2c, R-2b, R-2a, R-1a, P-1, M-1, I-1, B-4, B-2d, B-2c, B-2a, Adult Uses
9. Is the proposed action compatible with adjacent land uses? X Yes No N/A Explain:
10a. If the proposed action is the subdivision of land, how many lots are proposed? NA
10b. What is the minimum lot size proposed? NA
11. Will the proposed action create a demand for any community-provided services? (recreation, education,
police, fire protection, etc.) ? Yes X No N/A Explain:
If yes, is existing capacity sufficient to handle projected demand? Yes No X N/A
Explain:
12. Will the proposed action result in the generation of traffic significantly above present levels?
Yes X No N/A If yes, is the existing road network adequate to handle the additional traffic?
Yes No X N/A Explain:
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
Page 7 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
D. APPROVALS
1. Approvals:
2a. Is any Federal permit required? Yes X No N/A; Specify:
2b. Does project involve State or Federal funding or financing? Yes X No N/A; If Yes, Specify:
2c. Local and Regional approvals:
Agency
Yes or No
Type of
Approval Required
Submittal
Date
Approval
Date
Common Council Yes Adoption
Board of Zoning Appeals (BZA) No
Planning & Development Board No
Ithaca Landmarks Preservation
Commission (ILPC)
No
Board of Public Works (BPW) No
Fire Department No
Police Department No
Building Commissioner No
Ithaca Urban Renewal Agency
(IURA)
No
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
Page 8 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
E. INFORMATIONAL DETAILS
Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts
associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid
them.
F. VERIFICATION
I certify that the information provided above is true to the best of my knowledge.
Applicant/Sponsor Name: City of Ithaca
Signature: Jennifer Kusznir
Title: Economic Development Planner
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
Page 9 of 17
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
City of Ithaca Full Environmental Assessment Form
PART 2 – PROJECT IMPACTS AND THEIR MAGNITUDES
Proposed Amendments to the Waterfront Zoning Districts
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of
length), or where the general slope in the project exceeds 10%. Yes No
Construction on land where the depth to the water table is less than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally within 3 feet
of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve more than
one phase or stage. Yes No
Evacuation for mining purposes that would remove more than 1,000 tons
of natural material (i.e. rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in a designated floodway. Yes No
Other impacts: Project requires a SWPPP & A Recreational River Permit Yes No
2. Will there be an effect on any unique landforms found on the site? (i.e.
cliffs, gorges, geological formations, etc.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Specific land forms: Yes No
IMPACT ON WATER
3. Will project affect any water body designated as protected? (Under
article 15 or 24 of the Environmental Conservation Law, E.C.L.)
Yes X No
Small to Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Developable area of site contains a protected water body Yes No
Dredging more than 100 cubic yards of material from channel of a
protected stream. Yes No
Extension of utility distribution facilities through a protected water
body. Yes No
Construction in a designated freshwater wetland. Yes No
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Other impacts: Yes No
4. Will project affect any non-protected existing or new body of
water? Proposed action is a zoning change. The boundaries of the
zoning change are contiguous to Six Mile Creek, Casacadilla Creek,
Cayuga Lake, and the Cayuga Inlet and Flood Control Channel. The
proposed action is not expected to have a direct impact on any of these
bodies of water. However, any future project proposals that result
from this zoning change will undergo a full environmental assessment.
x Yes No
Small to Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
A 10% increase or decrease in the surface area of any body of water or
more than a 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of a body of water that exceeds
10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga
Lake or the Cayuga Inlet? No impact Yes No
Other impacts: Zoning Boundary is contiguous to Six Mile Creek,
Cascadilla Creek, Cayuga Lake, and the Cayuga Inlet. Yes No
5. Will project affect surface or groundwater quality?
Yes X No
Small to Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Project will require a discharge permit. Yes No
Project requires use of a source of water that does not have approval to
serve proposed project.
Yes No
Construction or operation causing any contamination of a public water
supply system.
Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
presently do not exist or have inadequate capacity.
Yes No
Project requiring a facility that would use water in excess of 20,000
gallons per day or 500 gallons per minute.
Yes No
Project will likely cause siltation or other discharge into an existing
body of water to the extent that there will be an obvious visual contrast
to natural conditions.
Yes No
Proposed Action will require the storage of petroleum or chemical
products greater than 1,100 gallons.
Yes No
Other impacts: Yes No
6. Will project alter drainage flow, drainage patterns or surface water
runoff?
Yes X No
Small to
Moderate
Potential Large Impact
Can Impact be
Reduced by
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Impact Project Change?
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
Other impacts: Other impacts: Yes No
IMPACT ON AIR
7. Will project affect air quality?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Project will induce 500 or more vehicle
trips in any 8-hour period per day. Yes No
Project will result in the incineration of
more than 2.5 tons of refuse per 24-hour
day.
Yes No
Project emission rate of all contaminants
will exceed 5 lbs per hour or a heat source
producing more than 10 million BTUs per
hour.
Yes No
Other impacts: Yes No
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or
endangered species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Reduction of any species listed on the New
York or Federal list, using the site, found
over, on, or near site.
Yes No
Removal of any portion of a critical or
significant wildlife habitat. Yes No
Application of pesticide or herbicide more
than twice a year other than for agricultural
purposes.
Yes No
Other impacts: Yes No
9. Will proposed action substantially affect
non-threatened or non-endangered species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed action would substantially
interfere with any resident or migratory fish Yes No
j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\wf-2010-feaf form.doc
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or wildlife species.
Proposed action requires the removal or
more than 1/2 acre of mature woods or
other locally important vegetation.
Yes No
Other impacts: Yes X No
IMPACT ON AESTHETIC RESOURCE
10. Will the proposed action affect views, vistas
or the visual character of the neighborhood or
community?
X Yes No The Proposed action is a
zoning change. The boundaries of the zoning
change include areas that contain scenic
views of the waterfront. While the zoning
change will not have a direct impact on the
views, it could allow for buildings than are
currently allowed. Any future projects will
have to undergo a complete environmental
assessment to determine any impacts on
views.
Small to
Moderate
Impact
Potential Large
Impact Can Impact be Reduced by Project Change?
Proposed land uses, or proposed action
components obviously different from or in
sharp contrast to current surrounding land use
patterns, whether man-made or natural.
Yes No
Proposed land use, or proposed action
components visible to users of aesthetic
resources which will eliminate or significantly
reduce their enjoyment of aesthetic qualities of
that resource.
Yes No
Proposed action will result in the elimination or
major screening of scenic views known to be
important to the area.
Yes No
Other impacts: x Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or
structure of historic, prehistoric or
paleontological importance?
Yes X No -Proposed action is a zoning
change. The zoning change does not have a
direct impact on historic resources. Any
future projects that are proposed as a result
of this zoning change will undergo a separate
environmental review.
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
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Proposed action occurring wholly or partially
within or contiguous to any facility or site listed
on or eligible for the National or State Register
of Historic Places.
No
impact Yes No
Any impact to an archaeological site or fossil
bed located within the project site. Yes No
Proposed action occurring wholly or partially
within or contiguous to any site designated as a
local landmark or in a landmark district. -
Zoning Boundary includes the Chemung
Canal Trust building, a locally and
nationally designated landmark. The Zoning
change is not expected to have an impact on
this building.
No
Impact Yes No
Other impacts: Yes No
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IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of
existing or future open spaces or recreational opportunities?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
The permanent foreclosure of a future recreational opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts: Impacts on Planned Cayuga Waterfront Trail Yes No
IMPACT ON UNIQUE NATURAL AREAS AND CRITICAL ENVIRONMENTAL AREAS
13. Will the proposed action impact the exceptional or unique
characteristics of a site designated as a unique natural area
(UNA) or a critical environmental area (CEA) by a local or
state agency?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced
by Project Change?
Proposed Action to locate within a UNA or CEA? Yes No
Proposed Action will result in a reduction in the quality of
the resource Yes No
Proposed Action will impact the use, function or enjoyment
of the resource Yes No
Other impacts: Yes No
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation
systems?
Yes X No
Small to
Moderate
Impact
Potential Large Impact Can Impact be Reduced
by Project Change?
Alteration of present patterns of movement of people
and/or goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: Yes No
IMPACT ON ENERGY
15. Will proposed action affect the community's sources
of fuel or energy supply?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by Project
Change?
Proposed action causing greater than 5% increase in any Yes No
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form of energy used in municipality.
Proposed action requiring the creation or extension of an
energy transmission or supply system to serve more than
50 single or two family residences.
Yes No
Other impacts: Yes No
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration
or electrical disturbance during construction of or after
completion of this proposed action?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced by
Project Change?
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day) Yes No
Proposed action will produce operating noise exceeding the
local ambient noise levels for noise outside of structure.
Yes No
Proposed action will remove natural barriers that would act
as a noise screen. Yes No
Other impacts: Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced
by Project Change?
Proposed action will cause a risk of explosion or release of
hazardous substances (i.e. oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be a chronic low-level discharge or emission.
Yes No
Proposed action may result in the burial of “hazardous
wastes” in any form (i.e. Toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc.)
Yes No
Proposed action may result in the excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in the handling or disposal or
hazardous wastes (i.e. toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid or contain gases.)
Yes No
Storage facilities for 50,000 or more gallons of any liquid
fuel. Yes No
Use of any chemical for de-icing, soil stabilization or the Yes No
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control of vegetation, insects or animal life on the premises of
any residential, commercial or industrial property in excess of
30,000 square feet.
Other impacts: Yes No
IMPACT GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing
community?
X Yes No The proposed action is a rezoning, which
could lead to increased density in appropriate areas.
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by
Project Change?
The population of the City in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals: Yes No
Proposed action will cause a change in the density of land
use. Yes No
The proposed action will replace or eliminate existing
facilities, structures, or areas of historic importance to the
community.
Yes No
Development will create a demand for additional community
services (e.g. schools, police, and fire, etc. Yes No
Proposed action will set an important precedent for future
actions. Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
Other impacts: Yes No
If any action in part 2 is identified as a potential large impact, or if you cannot determine the magnitude of
impact, proceed to part 3.
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j:\groups\planning and econ dev committee\2011 planning and economic development committee\03 march\waterfrontresolution-leadagency11.03-10.doc
03/11/11
3/9/11
Draft Resolution:
Proposed Revisions to the Waterfront Zoning Districts - Determination of Environmental
Significance
WHEREAS, State Law and Section 176.6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS, the proposed revisions to the Waterfront Zoning District is a "Type I" Action
pursuant to the City Environmental Quality Review Ordinance which requires environmental
review under CEQR; now, therefore, be it
RESOLVED, that Common Council of the City of Ithaca does hereby declare itself lead agency
for the environmental review of the proposal to revise the boundaries of the WEDZ1a, I-1, M-1,
WF-1a, WF-1b, WF-1c, and WF-1d zone and to establish a new WF Waterfront Zoning District.
3/9/11
Draft Resolution:
Proposed Revisions to the Waterfront Zoning Districts - Determination of
Environmental Significance
WHEREAS, the City of Ithaca is considering a proposal to revise the boundaries of the
WEDZ1a, I-1, M-1, WF-1a, WF-1b, WF-1c, and WF-1d zone and to establish a new WF
Waterfront Zoning District, and
WHEREAS, appropriate environmental review has been conducted including the
preparation of the Full Environmental Assessment Form (FEAF), and
WHEREAS, this rezoning has been reviewed by the Tompkins County Planning
Department Pursuant to §239-l–m of the New York State General Municipal Law, which
requires that all actions within 500 feet of a county or state facility, including county and
state highways, be reviewed by the County Planning Department, and has also been
reviewed by the City of Ithaca Conservation Advisory Council, and the City of Ithaca
Planning and Development Board, and
WHEREAS, the proposed action is a Type I Action under the City Environmental
Quality Review Ordinance (CEQR Sec.176-12B), and
WHEREAS, the Common Council of the City of Ithaca, acting as Lead Agency,
reviewed the Full Environmental Assessment Form prepared by Planning Staff and has
determined that the adoption of the proposed zoning change will not have a significant
effect on the environment; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as
its own, the finding and conclusions more fully set forth on the Full Environmental
Assessment Form, and be it further
RESOLVED, that this Common Council, as lead agency in this matter, hereby
determines that the proposed action at issue will not have a significant effect on the
environment, and that further environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that
the City Clerk is hereby directed to file a copy of the same, together with any
attachments, in the City Clerk’s Office, and forward the same to any other parties as
required by law.
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Negdec11.03-10-A.doc