HomeMy WebLinkAbout12-15-10 Planning & EDC Meeting Agenda
MEETING NOTICE
City of Ithaca
Planning & Economic Development Committee
Wednesday, December 15, 2010 – 7:00 p.m
Common Council Chambers, City Hall, 108 East Green Street
A. Agenda Review
B. Special Order of Business
C. Public Comment and Response from Committee Members
D. Announcements, Updates and Reports
1. Dredging Update
2. Skate Park Update
3. Energy Coordinator Update
4. New NYSEQR Form Draft (inclusion of GHG emissions)
E. Discussion Items (Action Items Noted)
1. Waterfront Zoning Discussion
(memo enclosed)
2. Collegetown Items
a. Payment in Lieu of Parking - Draft Ordinance - Approval to Circulate
b. Form District Zoning Ordinance and Height Incentive Zone - Discussion
c. Design Review, On-Street Parking Plan, Timeline - Update
3. Planning Committee and Department Workplan
(most recent version attached to 5/19/10 agenda; update available at meeting)
4. Planning Board Membership Change Discussion
(Dan Cogan will provide an Ad Hoc Charter Working Group update for context)
F. Approval of Minutes
G. 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, December 14, 2010.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: December 10, 2010
Re: Zoning Concept Memo – Revised Waterfront District
The purpose of this memo is to provide information regarding a proposal to amend the Waterfront Zoning Districts.
This proposal was previously discussed at the August 2010 Planning Committee meeting. Since that time an internal
working group, consisting of 3 members of the Common Council, staff from the Planning and Building Departments, and
the City Attorney, have been developing a draft ordinance for a revised waterfront district.
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 for the island was still consistent with the
previously 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 that 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 are proposed at 3-5 stories, with the exception of
water-dependent 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 any 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
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 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 and map for comment and return in January
for continued discussion. If you have any questions, feel free to contact me at 274-6410.
12/10/2010
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,
Page 1 of 5
12/10/2010
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, ,
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.
Page 2 of 5
12/10/2010
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.
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 – 0
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.
Page 3 of 5
12/10/2010
Additional Restrictions
Additional Restrictions
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 they are at least 15' above the finished
grade directly below and a public access walkway is provided
along the waterfront. 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 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
are open to the public or if they are intended to serve the
needs of multiple businesses.”
Page 4 of 5
12/10/2010
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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0 500 1,000
feet
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
1
To: Planning & Economic Development Committee
From: Megan Gilbert, Planner
Date: December 9, 2010
RE: Proposed Revisions to 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 attached). The
proposed ordinance includes 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. 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 must be used to fund transportation improvements that directly benefit the CPOZ.
2) Elimination of 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 enforce and can lead to the same parking area 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 within the CPOZ – The proposed ordinance would change
the off-street parking requirement for residential uses in the existing R-3a, R-3b, B-2a, and B-2b and the
proposed TR-3, TR-4, VR, and MU districts from 1 space for every 2 residents to 1 space for every 3
residents. This proposed revision is still under discussion but is being provided for your review at this
time.
Staff will attend the Planning & Economic Development Committee meeting on Wednesday, December 15th to
present the proposed revisions to the Collegetown Parking Overlay Zone. If you have any questions or
comments regarding any of this information, please contact me at 274-6560.
12/9/10
An Ordinance Amending The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning” To Amend the Collegetown Parking
Overlay Zone (CPOZ)
The ordinance to be considered shall be as follows:
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF ITHACA,
CHAPTER 325, ENTITLED “ZONING” TO AMEND THE COLLEGETOWN PARKING
OVERLAY ZONING DISTRICT (CPOZ)
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:
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 IV, and all subsequent articles
and sections shall be hereby renumbered accordingly. Article IV
Collegetown Zoning, shall read as follows:
⁄ 325-12. Collegetown Parking Overlay Zone
A. Parking Requirements.
(1) Notwithstanding anything to the contrary
contained herein, in the CPOZ, required
off-street parking for residential uses in
the R-3a, R-3b, TR-3, TR-4, and all VR
Zoning Districts (Residential) and the B-
2a, B-2b, and Mixed Use (MU) Zoning
Districts (Business) shall be one space for
every three resident occupants. This
requirement 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 §325-12C.
B. Payment in-lieu of Parking Fee Option
Page 1 of 3
12/9/10
(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. As described in 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
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 §325-12C(2) 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 analysis of
parking costs described in [REPORT TITLE]*,
* A copy of [REPORT TITLE] is on file in the City of Ithaca Department of Planning & Development.
Page 2 of 3
12/9/10
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.
(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 affect
immediately and in accordance with law upon publication of notices as
provided in the Ithaca City Charter.
Page 3 of 3
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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
±
TO: Planning and Development Board
Planning Committee of Common Council
FROM: JoAnn Cornish, Director of Planning and Development
DATE: December 10, 2010
RE: Department of Planning and Development 2011 Priority Projects
and Work Plan
The Department of Planning & Development's 2011 Priority Projects, Projects of Interest, and
Work Plan are listed below for your information.
A. Priority Projects - Planning
1. Implementation of the Collegetown Urban Plan and Conceptual Design
Guidelines: (Projected Completion Date – March 1, 2011)
• Complete Creation of The Form Based Code
• Create Design Standards
• Write Legislation for Binding Design Review
• Design Streetscape Improvements for the 400 Block of College Ave.
• Complete Parking Study including a Pay Station Program (Projected Completion
Date June 2011)
2. Dredging – Begin next phase to include an Environmental Impact Statement and
35% complete design documents.
3. Southwest Area Development (Ongoing; may be dependent on dredging timeline –
Construction Start Date 2014).
4. Research and Apply for Major Grants as Directed
5. Implement NYSERTA Grant funding for a 12 month Energy Sustainability
Project Manager to oversee the City’s climate change and energy sustainability
initiatives. Applications being reviewed and interviews to be scheduled soon.
6. City Comprehensive Plan – Complete Scope of Services and execute contract. Work
to begin 1st quarter of 2011.
7. Cornell/City Means Restrictions on Bridges - Design and Approval (Work with the
City and Cornell University on the issue of fences/barriers on area fences to
discourage/prevent suicides).
8. Work with other municipalities on creating a multi municipality planning
committee.
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A. Priority Projects – Development
1. Inlet Island Development
• Continue working with the selected preferred developer and Common Council
toward development of Inlet Island.
• Continue efforts to acquire the parcel owned by New York State Department of
Environmental Conservation (“NYSDEC”) and once acquired, begin a Phase II
Environmental Investigation and cleanup if necessary.
• Work with property and business owners, the Board of Public Works and
Common Council to resolve payment for parking issues.
2. Development of the Ithaca Gun Factory Site and the Adjacent Ithaca Falls
Natural Area
• Continue work with the New York State Department of Environmental
Conservation and Fall Creek Redevelopment, LLC, to remediate the former
Ithaca Gun Factory Site.
• Administer Grant Funding for remediation.
• Start planning process for a park that includes the area at the base of the falls, the
rim trail, and the overlook area.
3. Completion of Cayuga Green and Associated Projects
• Work with Bloomfield + Schon Partners on the 20-30 unit luxury apartments and
future condominiums, known as Cayuga Green 3.
• Continue to seek tenants for the remaining commercial space in Cayuga Garage
and at Cayuga Place.
• Continue working with Jeffrey Rimland to complete plans for the Hotel Ithaca
project
4. Complete Review of the Collegetown Terrace Apartments Project
5. Begin review of the new City of Ithaca Water Treatment Plant
6. Continue to work with interested parties on collective vision for Emerson site.
7. Complete review for Challenge Industries building and site.
PROJECTS TO BE COMPLETED AS STAFF TIME ALLOWS
Projects of Interest:
1. Revise the City Environmental Quality Review Ordinance to include climate change
considerations (greenhouse gas reduction, renewable energy, energy efficiency, solid
waste management practices, etc.).
2. Revise the Community Incentive Investment Program application.
3. Work towards approval and implementation of the Stewart Park Rehabilitation
Action Plan.
4. Create a Conservation Zone(s).
5. Create a Stream Corridor Protection Zone(s).
6. Work on policy for development in Unique Natural Areas
7. Investigate extending Cherry Street for additional development.
8.
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Projects identified by the Planning Committee to be done in cooperation with Engineering,
Streets and Facilities and the Board of Public Works:
9. Complete revisions to the City’s Sidewalk Ordinance.
10. Create a City wide approach to parking.
11. Assist in the development of a City Transportation Plan.
12. Coordinate with the City, Cornell University, and Delta Phi Fraternity to assess and
correct damage to both the street and sidewalk on Cornell Avenue, the limestone
retaining wall on Cornell Avenue, and the stone walls on the Baldwin Staircase.
Additional Projects identified by various sources:
13. Investigate gas drilling impacts on the City of Ithaca’s water quality and roads.
14. Consider creating a critical environmental area for the City-owned land in Six Mile
Creek.
15. Address undesirable loss of urban and natural forms by rezoning certain areas
of the City.
16. Work with property owners and business owners (and potential property and
business owners) to invest in and improve properties in the West End.
17. Implement Martin Luther King Freedom Walkway.
Projects Identified by the Planning Department to be managed or completed:
1. Ongoing issues related to the NYSEG Coal Tar Remediation Site and the future of the
Markles Flats building.
2. Continue working with the Community Advisory Group (CAG) to monitor
contaminated sites in the City of Ithaca.
3. Develop Revisions to the Landmarks Ordinance.
4. Revise Design Review Ordinance and Develop Citywide Design Guidelines.
5. Revise Site Plan Review Ordinance to include new stormwater regulations, pedestrian and
bicycle standards, planting and landscaping standards, increased public notification times,
sustainability and green building standards.
6. Revise Subdivision Ordinance to be more in line with revisions to the Site Plan Review
Ordinance and the Environmental Review Ordinance.
7. Complete City’s Historic Preservation Design Guidelines.
Office Projects/Tasks
1. Standardize Planning Department Filing System, for both paper and electronic files.
Consider using Laserfisch to create a paperless system that could archive files, interconnect,
and manage department information.
2. Consider implementing an address based filing system to coordinate with Building
Department filing system resulting in a “one click” database for all information relating to a
particular property.
3. Standardize Public Notification Procedures for Site Plan Review, Subdivision Review, and
Ithaca Landmarks Preservation Commission projects.
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