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HomeMy WebLinkAbout08-18-10 Planning & EDC Meeting Agenda MEETING NOTICE City of Ithaca Planning & Economic Development Committee Wednesday, August 18, 2010 – 7:00 p.m Common Council Chambers, City Hall, 108 East Green Street A. Agenda Review B. Special Order of Business 1. Public Hearing on Rezoning of Certain R-3 Areas to R-2b, R-2c, and R-3aa C. Public Comment and Response from Committee Members D. Announcements, Updates and Reports E. Action Items 1. Neighborhood Improvement Incentive Fund – Northside National Night Out (memo, petition, and resolution enclosed) 2. Neighborhood Improvement Incentive Fund – Titus Towers National Night Out (memo, petition, and resolution enclosed) 3. Rezoning of Certain R-3 Areas to R-2b, R-2c, and R-3aa (memo, amended resolution, and GML comments enclosed; other materials and maps distributed earlier) 4. Prohibition of Plastic Bags for Yard Waste Collection (memo and draft ordinance enclosed) 5. Potential Grant Application to New York State Office of Parks, Recreation and Historic Preservation for funds to document resources listed in the Collegetown Historic Resources Worthy of Detailed Research report (materials to be distributed separately) F. Discussion Items 1. Rezoning of Inlet Island and Other Waterfront Areas (concept memo, draft ordinance, and map enclosed) 2. Collegetown Area Form Districts (memo and draft of proposed zoning distributed separately) 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, August 17, 2010. To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: August 13, 2010 RE: Proposal to Amend Chapter 325 of the Municipal Zoning Code of the City of Ithaca in Order To Rezone Portions of the R-3a and R-3b Zoning Districts to R-2b, R-2c, and the Proposed R-3aa Zoning District On July 21, 2010, Planning Committee voted to rescind their previous resolution to rezone portions of the R-3a and R-3b zoning districts and then voted to amend and re-circulate the resolution. The ordinance was amended in order to remove parcels 83-2-19, 83- 2-15.1 and 83.-2-16.2 from the boundary of the proposed R-3aa zoning district. At the committee’s request, the environmental review for these actions 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 County Planning Department regarding this proposal. Also enclosed is a copy of the draft resolution and map to rezone portions of the R-3a and R-3b zoning districts. The resolution establishing the R-3aa district was previously voted on by this committee and is scheduled to be considered by the full Common Council on September 1st. If you have any concerns or questions regarding any of this information, feel free to contact me at 274-6410. An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled “Zoning” To Rezone Portions of the R-3a and R-3b Zoning District to R-2b, R-2c, and R-3aa WHEREAS, the City of Ithaca consists of multiple zoning designations, including single-family residential, two-family residential, multi-family residential, and various types of commercial designations, and WHEREAS, the City of Ithaca is fortunate to have a substantial housing and building stock dating from the 19th century and later, that is still in use and in good condition today, and WHEREAS, many of the City’s one- and two-family zoning districts directly abut more dense residential and/or commercial districts, and WHEREAS, where significantly different zoning districts abut one another, it is typically appropriate for there to be a transition zone between them that mitigates the potential conflict between the contrasting architectural character and building types in those districts, and WHEREAS, in 2007, the City Planning and Development Board raised concerns to Common Council that the R-3 zoning district allows development and new structures that are not appropriate, particularly in areas where the preponderance of structures are traditional one- and two-family homes, and where the proximity of more dense zones creates development pressure that has the potential to negatively affect the existing neighborhood character, and WHEREAS, the Planning Board proposed that the City address this problem by the creation of a new transition zone, called R-2c, that would allow R-3a uses but would restrict area regulations, would encourage construction of structures appropriate to neighborhood character, and would remove some incentives to tear down older houses, thereby preserving neighborhood character, and WHEREAS, such a proposal was made, in 2007, with regard to an area in the upper Collegetown neighborhood, which won the support of a majority of Council, but which was not successful because it did not garner a “super- majority” (three-fourths), which margin was required as a result of a protest by more than 20% of the affected property owners; and WHEREAS, in 2009, Mayor Carolyn Peterson created a subcommittee of the Common Council, the Planning & Development Board, and Planning Staff to evaluate all R-3 areas of the City as to whether the R-3 zone best supported appropriate development or preservation in the various neighborhoods and areas; and WHEREAS, that subcommittee made site visits to all potentially-affected zones and has now made recommendations to Common Council to rezone certain parts of the existing R-3a and R-3b district to R-2b, R-2c, and to a proposed, new, “R-3aa” zoning designation; and WHEREAS, the current R-3 zoning does not address the possibility of consolidation of multiple parcels, which can significantly change the effectiveness of current area, yard and setback requirements, which, for parcels that are of conventional size, act to control building massing, open space and separation of structures, and which, in turn, affect the rhythm of the streetscape and therefore the health and viability of the residential experience in R-3 districts, and WHEREAS, in determining where to apply the proposed new R-3aa zoning district, or whether to rezone from an R-3 to an R-2 designation, the Council has considered criteria such as whether the area has a traditional residential pattern of individual lots and individual houses of similar scale, orientation, and setbacks on both sides of a street, or along the block on the same side of the street, whether the existing neighborhood character is worthy of preservation, whether the area is already protected by historic district designation, and whether the type of large-scale residential development that could occur in the area under current, R-3 zoning would compromise the desirable character of the neighborhood, now therefore ORDINANCE NO. ____ BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of Ithaca is hereby amended as follows: Section 1. Chapter 325, Section 325-5 of the Municipal Code of the City of Ithaca is hereby amended to change the zoning designation from R-3a and R-3b to the newly established R-3aa designation for the following tax parcels: 49.-1-1, 49.-1-22, 49.-1-23, 49.-1-24, 49.-1-25, 49.-1-26, 49.-1-27, 50.-4-12, 50.-4-13, 50.-4-14, 50.-4-15, 60.-3-1, 60.-3-14, 60.-3-2, 60.-3-3, 60.-3-4, 60.-3-5, 60.-3-6, 60.-3-7, 60.-3-8, 60.-3-9.1, 60.-4-1, 60.-4-10, 60.-4-2, 60.-4-3, 60.-4-4, 60.-4-5, 60.-4-8, 60.-4-9, 61.-1-1, 61.-1-13, 61.-1-14, 61.-1-15, 61.-1-18, 61.-1-19, 70.-7-15, 70.- 7-16, 70.-7-3, 71.-10-1, 71.-10-10, 71.-10-11, 71.-10-2, 71.-10-3, 71.-10- 4, 71.-10-5, 71.-10-6, 71.-10-7, 71.-10-8, 71.-10-9, 71.-7-1, 71.-7-10, 71.-7-11, 71.-7-12, 71.-7-13, 71.-7-14, 71.-7-15, 71.-7-16, 71.-7-17, 71.- 7-18, 71.-7-2, 71.-7-7, 71.-7-8, 71.-7-9, 71.-8-1, 71.-8-2, 71.-8-3, 71.- 8-4, 71.-8-5, 71.-8-6, 71.-8-9, 71.-9-1,71.-9-2, 71.-9-3, 71.-9-4, 71.-9- 5, 71.-9-6, 72.-8-10, 72.-8-11, 72.-8-12, 72.-8-13, 72.-8-14, 72.-8-15, 72.-8-16, 72.-8-9, 80.-10-4, 80.-10-5, 80.-10-6, 80.-10-7, 80.-10-8, 80.- 10-9, 80.-6-2, 80.-6-3, 80.-6-4, 80.-6-5, 80.-6-6, 80.-6-7, 80.-8-1, 80.- 8-10, 80.-8-11, 80.-8-12, 80.-8-13, 80.-8-14, 80.-8-2, 80.-9-1, 80.-9-10, 80.-9-11, 80.-9-2, 80.-9-3, 80.-9-4, 80.-9-5, 80.-9-6, 80.-9-7, 80.-9-8, 80.-9-9, 89.-3-1, 89.-3-14, 89.-3-15, 89.-3-2, 89.-3-3, 89.-3-4, 89.-3- 5.1, 92.-10-1, 92.-10-10, 92.-10-11, 92.-10-12, 92.-10-13, 92.-10-14, 92.- 10-15, 92.-10-9, 92.-3-11, 93.-1-10, 93.-1-11, 93.-1-12, 93.-1-13, 93.-2- 1, 93.-2-10, 93.-2-7, 93.-2-8, 93.-2-9, 93.-3-3, 93.-3-4, 93.-3-5, 93.-3- 6, and 93.-3-7. The boundaries of this amendment are shown on the map entitled “Proposed R-3aa, R-2c, R-2b Zoning Amendment-May 2010,” a copy of which shall be on file in the City Clerk’s office. Section 2. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-3a to R-2b for the following tax parcels: 50.-4-30, 50.-4-28, 50.-4-27, 50.-4-37, 50.-4-36, 50.-4-35, 50.- 4-34, 50.-4-33, 50.-4-32, 50.-4-31, 60.-3-11, 60.-3-10, 60.-3-16, 60.-3- 15, 60.-3-13, 60.-3-12, 60.-3-17, 93.-2-6, 93.-2-3, 93.-2-4, 93.-2-5, 93.- 2-2, 80.-8-7, 80.-8-8, 80.-8-9, 80.-8-6, 80.-8-3 and 80.-8-5. The boundaries of this amendment are shown on the map entitled “Proposed R-3aa, R-2c, R-2b Zoning Amendment-May 2010,” a copy of which shall be on file in the City Clerk’s office. Section 3. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-3a to R-2c for the following tax parcels: 57.-3-1, 57.-3-2.2, 57.-3-3, 57.-3-4, 74.-3-1, 74.-3-2, 74.-3-3, 74.-3-4, 74.-3-5, 74.-3-6, 74.-3-7, 74.-3-8, 74.-3-9, 74.-3-11, 74.-3-10, 74.-3-12, 74.-3-13,74.-3-14, 74.-3-15, and 77.-2-3. The boundaries of this amendment are shown on the map entitled “Proposed R-3aa, R-2c, R-2b Zoning Amendment-May 2010,” a copy of which shall be on file in the City Clerk’s office. Section 4. Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this ordinance. Section 5. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. TO: Board of Public Works FROM: Jennifer Dotson and Ray Benjamin, on behalf of the Mayor’s Ad Hoc Committee on Yard Waste DATE: May 19, 2010 RE: Eliminating plastic bags for yard waste as soon as possible, other potential steps Near the beginning of the year, Mayor Peterson appointed Claudia Jenkins, Ray Benjamin and myself to an Ad Hoc Committee on Yard Waste, and asked me to convene meetings. We have met a few times, and been supported at each meeting with City staff (primarily Ray Benjamin and Dan Spencer) and staff and/or volunteers from Tompkins County Cooperative Extension’s Master Composter program (including Sharon Anderson, program leader Adam Michaelides, Tom Shelley and Gail Blake). Other City staff have lent their skills and expertise as appropriate (Building Dept., Controller, Attorney’s office, Dan Cogan, etc.). At this point, we have identified some goals to guide changes to the City’s yard waste pickup program and also outlined some potential actions in the short and medium term that will help reach these goals. GOALS We outlined three goals that changes in this program should accomplish. - Reduce the net financial cost to the City of the program - Reduce the ongoing staff time dedicated to the program - Help fulfill other City goals or comply with other City policies The City is facing certain changes in context that affect our ability to continue the yard waste pickup program as it has existed in recent years. The most prominent of these is an overall tightening of finances, meaning that any way to save either direct “out of pocket’ expenditures or staff resources is more and more important to consider and more and more valuable to support continued City operations overall. In addition, the City has several other policies or goals that are particularly relevant to the yard waste pickup program, in particular the Greenhouse Gas emissions goal of reducing emissions 20% below 2001 levels by 2016, and the recently adopted Green Fleets Policy, which mandates a close look at vehicle and equipment purchase and use choices, including changes that could allow for reduced use of carbon-emitting equipment. Of course, another goal is to communicate any changes to the public in such a way that they are aware of positive options, and don’t simply feel that City services have declined or simply gotten more expensive. On top of these issues, this year Tompkins County has begun charging a disposal fee for taking organic yard waste material, where there was previously no charge for this. (Because of this, the City is taking any wastes that qualify to Cayuga Compost in Trumansburg, where it is disposed of at a cost of $37.50/ton. Both the yard waste collections and the fall street sweepings have qualified so far, but spring street sweepings have been too contaminated so Casella has been taking them to the landfill for $71/ton.) The participation of Cooperative Extension’s Master Composter program is an important asset to making changes to this program, particularly since changes are likely to involve either increased cost or reduced pickups for the public, and therefore education and support for alternatives to putting yard waste out at the curb will help soften the impacts. (It would also be nice to contribute to Tompkins County Solid Waste’s anticipated goal of diverting 75-80% of waste from the landfill!) All of the yard waste materials that the City currently picks up from residents are compostable (in fact we take them to Cayuga Compost), so this is a natural partnership. Master Composters (both staff and the volunteer corps) have extensive experience handling and educating about how to handle nuisance issues (including smell and animals) and regularly educate the public about how to address other issues, as well, including making compost piles/facilities as attractive as possible, and composting in small spaces. The Master Composters have experience working at a variety of scales, from home composting to school and multi-family housing site composting. The materials that our crews have been picking up are a mix of what the Master Composters call “browns” (sticks, leaves and other woody high-carbon materials) and “greens” (grass clippings, leafy weeds and other high-nitrogen materials), both of which are needed for successful composting. The Ad Hoc Yard Waste Committee has considered a variety of ways to achieve the three stated goals, and these are briefly outlined below. Members will be present at the May 26 BPW meeting to answer questions and make note of issues to address. SHORT-TERM ACTION Stop picking up yard waste in plastic bags; allow only paper bags, reusable yard waste containers, or bundles tied with biodegradable materials Because this step has minimal impact on the public, would eliminate crew staff having to regularly breathe plastic dust, and reduces the time for each bundle/bag to be loaded in the truck, the committee recommends that BPW make this policy change as soon as possible. The only potential drawbacks seem to be that some people might have extra plastic bags to find other uses for, or might have to purchase paper bags or containers at a cost that is minimally higher than the plastic bags. POTENTIAL MEDIUM TERM ACTIONS Here’s a list of other actions that the committee has discussed and plans to explore further. We are interested in the Board’s level of interest and input on timeline for these actions. Charging a fee for picking up each bag/bundle of yard waste Staff are working to establish the cost of picking up each bag/bundle, including staff time, capital & operating costs (including fuel) for equipment, and disposal fees (a first estimate is around $1/bag or bundle). This has the highest chance of being perceived as negative or unfair by residents, especially those with lots of street trees dropping leaves and sticks on areas that they are responsible for maintaining. (Another method for addressing the costs of the yard waste pickup program is a flat “utility” fee on property taxes; however this avoids a direct recognition of the increased impacts of hauling compostable yard wastes away by City staff using diesel trucks vs. handling such materials either on the individual property or nearby.) The committee is still working on this possible action, including comparing costs and subsidization levels with the solid waste pickup program. Supporting well-managed home composting (in collaboration with the Master Composter program) CCETC’s Master Composter program is willing and able to work with the City to do even more education of residents about realistic possibilities for on-site handling of many yard waste materials. The committee has discussed the value of this kind of collaboration before instituting any kind of fee for the yard waste pickup program, to make it clear that the City is trying to shift these materials to a different handling system, not to just generate revenue. Based on research that the Master Composters are contributing, the committee is looking at the way that other communities handle nuisance issues like smell, etc., to see whether any regulation might be appropriate. Establishing multi-family neighborhood group composting sites The Master Composter program has a well-thought out proposal for neighborhood sites that could handle yard waste and other compostable materials from about 30 households, in a roughly 30’ square space (900 sq. ft.), each diverting an estimated 15 tons of waste. Some issues yet to be resolved for this step are locating sites and funding volunteer coordination to educate users on good compost management and perform other light management and coordination for these neighborhood-led sites. Neighborhood use of the City’s chipper for larger materials If the City’s chipper could be shared in some way with neighborhood residents once or twice a season (operated by City staff or otherwise), this would allow some materials that won’t compost to be used as mulch in residents’ yards, or as “browns” in home compost piles, near the place where they are generated. Other policy changes to the City yard waste pickup program The committee has also discussed limiting the number of bags/bundles per property, eliminating the yard waste pickup program entirely, or limiting pickups to a few scheduled weeks in the fall and the spring, similar to what’s done in adjacent municipalities (the Town of Ithaca, for instance). ORDINANCE NO. AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF ITHACA, CHAPTER 196, ENTITLED “GARBAGE AND REFUSE” TO DISALLOW USE OF PLASTIC BAGS FOR PLACEMENT OF YARD WASTE FOR COLLECTION AT THE CURB. BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 196, Section 196-3 of the Municipal Code of the City of Ithaca be amended as follows. Section 1. Declaration of Legislative Findings and Purpose The Common Council finds that this Ordinance will protect the health and safety of City staff in collection of yard waste, as well as help fulfill City goals and policies for reducing environmental impacts. Section 2. Chapter 196, Section 196-3, “Preparation and placement at curb,” sections B & C, of the Municipal Code of the City of Ithaca is hereby amended as follows (strikethrough indicates deletion, underline indications new language). B. No person shall place any garbage at or near any curb, sidewalk or street for purposes of collection unless that person complies with one or both of the following requirements: (1) Each person shall provide and utilize separate containers for disposal of garbage. Any such containers shall be made of metal, plastic or other suitable material, shall have tight-fitting covers, shall have handles on the top and sides and shall be shaped so that all materials flow freely when the container is dumped. No such container shall exceed 32 gallons in capacity, and, when filled, no such container shall weigh more than 70 pounds. (2) Each person shall provide and utilize disposable plastic bags for disposal of rubbish. Any such bag shall be at least 1.5 mils thick and sufficiently strong to contain the materials enclosed. When filled, each such bag shall be securely tied and shall weigh no more than 50 pounds. C. No person shall place any collectible yard wastes at or near any curb, sidewalk or street for purposes of collection by the Department unless than person complies with the following requirements: (1) For purposes of disposing of collectible yard waste other than brush, each person shall provide and utilize containers that meet the requirements of Subsection B(1) of this section and/or paper plastic bags that are sufficiently strong to contain the materials enclosed under reasonably expected weather conditions, such as paper bags made for temporary storage of yard waste meet the requirements of Subsection B(2) of this section. When filled, each such bag shall weigh no more than 50 pounds. No person shall put out otherwise collectible yard wastes in plastic bags for collection by the Department. (2) Each person shall securely tie brush in bundles, with no individual bundle exceeding 48 inches in length of 50 pounds in weight. No person shall put out more than two such bundles of brush for any one collection by the Department. (3) Section 3. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: August 11, 2010 Re: Zoning Concept Memo – Revised Waterfront District As was reported at the July Planning Committee meeting, staff has been evaluating the existing zoning regulations along the waterfront. The purpose of this memo is to provide information regarding a proposal to amend the Waterfront Zoning Districts. Currently, the City has four waterfront zoning districts and one marine zoning district. These five zones were developed in order to encourage waterfront development. The permitted primary uses for these districts, include residential, commercial, recreational, and water related uses. The major difference between these zones is the maximum allowable building heights. After reviewing these zones, staff feels that it would be in the City’s interest to consolidate these zones into one waterfront zoning district(WF-1), which would allow for the desired amount of development and create consistency along the waterfront. On August 19, 2008, staff attended the Community & Organizational Issues Committee of the Common Council and held an information and visioning session in order to determine if the vision of the island was still consistent with the adopted plans and zoning. Per discussion at that meeting, the Council was still in favor of five-story maximum mixed-use development, as long as it was well designed and provided public access to the waterfront. Given these discussions staff has prepared the enclosed draft WF-1 ordinance. The proposed WF-1 district would allow for the all of the primary uses listed in the WF-1 district, with the exception of drive through restaurants and parking lots would only be allowed with a special permit. In addition, all new construction in this district would have to undergo mandatory design review. The allowable building heights in this district is proposed at 3-5 stories, with the exception of water dependant uses, which would not be subject to the minimum building height. The ordinance also states that the first 25 feet along the flood control channel must remain open and unencumbered. In addition, all land along the waterfront must remain open to the public. Buildings may be built over the walkway, as long as they are at least 12 feet off of the ground. In addition, buildings facing the waterfront must have a ten foot step back that is 2-3 stories in height. Staff proposes to rezone all properties currently located in the M-1, WF-1a, WF-1b, WF-1c, and WF-1d districts to the newly established WF-1 district. Furthermore, staff recommends rezoning parcels 73.-9-9, 73.-9-10, 73.-9-12, and 73.-9-4, which are currently located in the industrial (I-1) zone to the WF-1 zoning designation. These parcels are located in adjacent to the waterfront zoning district in an area that is bordered on two sides by waterfront. This is a transition area whose character more closely relates to the waterfront district than to the rest of the industrial zone. Staff feels has that this area has the potential to be developed as an extension of the waterfront district. The proposed amendments to the Waterfront Zoning District are displayed on the enclosed map, entitled “Proposed Waterfront Re-Zoning-August 2010” If the Committee is in agreement, then staff will circulate the draft ordinance, map and environmental review, and return next month with any comments that are received. If you have any questions, feel free to contact me at 274-6410. 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. Will protect and enhance views of the waterfront and surrounding areas for public enjoyment. 6. 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. 7. 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" means those structures or works associated with industrial, maritime, recreational, educational, or fisheries activities that require location at or near the shoreline. 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, the intake, 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. 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. Signs as permitted by Sign Ordinance. 6. Parking Lot Off-Street Parking Requirements – None Off-Street Loading Requirements – None Area in Square Feet – 3,000 Width in Feet at Street Line – 30 Width in Feet at Waterfront – 30 Maximum Building Heights: Maximum 5 stories, A minimum of 12 – 15 feet for 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 mandatory design review. (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. On parcels of fifty (50) feet or less in width, 100% lot coverage allowed except as may be required for provision of pedestrian ways and protection of view corridors. 2. On parcels with three or more boundaries greater than fifty (50) feet, 90% 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 – 10 Feet Minimum Minimum Height WF – Minimum of 3 stories and 36 feet, except for water dependant, which have no minimum building height. Additional Restrictions All properties located along the water are to maintain 15’ of public access along the waterfront. Buildings may hang over the public walkway if they are at least 12’ up from the ground. In addition, all buildings facing the waterfront must step up in height from the waterfront in order to prevent a canyon effect. The first 10 feet of any new construction facing the water is restricted to 2-3 stories in height. At least 75% of the remainder 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, 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 12’ feet in height above the public walkway. (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 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. TO: Planning & Economic Development Committee FROM: Megan Gilbert, Planner DATE: August 11, 2010 RE: Proposed “Collegetown Area Form Districts” Attached please find a revised draft of the proposed “Collegetown Area Form Districts.” This draft, dated August 11, 2010, supersedes any and all previous drafts that you may have received. The Collegetown Zoning Working Group has been working diligently on this new draft. Members of this group currently include Mary Tomlan, Ellen McCollister, John Schroeder, Tessa Rudan, Rob Steuteville, Mike Niechwiadowicz, Phyllis Radke, JoAnn Cornish, Nels Bohn, Leslie Chatterton, and Megan Gilbert. Since February 2009, the group has met regularly to review and revise the draft zoning in an effort to ensure that the new zoning will achieve the goals of the “2009 Collegetown Urban Plan & Conceptual Design Guidelines.” As work on the Collegetown plan progressed, the City engaged the services of Code Studio, a firm from Austin, Texas that specializes in form-based code. Based on public input during the Collegetown planning process, Lee Einsweiler, principal of Code Studio, recommended that the City pursue a hybrid code rather than a purely form-based code. The hybrid code would still focus on regulating the form of the built environment but would also provide some regulation of use and density. This type of code would provide an easier transition from the City’s traditional zoning. The proposed “Collegetown Area Form Districts” is truly a hybrid between a form-based code and the City’s traditional zoning. As you review the draft, you will find numerous form requirements that are new to zoning in the City of Ithaca; you will also find that the permitted uses and off- street parking requirements proposed in the draft reflect existing zoning regulations. Staff will present an overview of the proposed zoning at the Planning & Economic Development Committee meeting on August 18, 2010. Committee members are encouraged to review the document, particularly §325-27.2B Definitions and Related Standards, prior to the meeting. Staff will return in to the Planning Committee in September for further discussion of the proposed zoning. Please contact Megan Gilbert or Leslie Chatterton with questions or comments.