HomeMy WebLinkAbout04-20-11 Planning & EDC Meeting Agenda
MEETING NOTICE
City of Ithaca
Planning & Economic Development Committee
Wednesday, April 20, 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 — Establishment of Collegetown Area Form Districts and
Rezoning of Certain Areas
2. Public Hearing — Collegetown Overlay Height Incentive District
C. Public Comment and Response from Committee Members
D. Announcements, Updates and Reports
1. Stewart Park Architectural Study
2. Workforce Diversity Report – Department of Public Works
(please bring materials distributed with March 16 agenda)
3. Means Restriction on Bridges Update
E. Action Items
1. Neighborhood Improvement Incentive Fund Application - Chestnut Garden
(memo and resolution enclosed; petition available on request)
2. Comprehensive Plan Consultant Selection
(recommendation, resolution)
3. Implementation of 2009 Collegetown Urban Plan and Conceptual Design
Guidelines
(two memos outlining (a) changes made at March 16, 2011 Planning
Committee and (b) recommendations from the Collegetown Zoning Working
Group; please bring materials from the March meeting or access updated
versions of resolutions and environmental assessment forms at cityofithaca.org
under News: 2009 Collegetown Urban Plan and Conceptual Design Guidelines)
A. Establishment of Form Districts (revised FEAF attached) and Rezoning of
Certain Areas (on city website at address listed above)
B. Overlay Height Incentive District (revised draft attached)
C. Amendment to the Parking Overlay Zone (revised Page 18, Part III
attached)
D. Amendment to the (citywide) Design Review Ordinance (no change; bring
from March meeting)
F. Adjournment
Questions about the agenda should be directed to Chair Jennifer Dotson
(jdotson@cityofithaca.org or 351-5458) or to appropriate Department of Planning &
Development (274-6550) staff. Back-up material is available in the office of the Department
of Planning & Development. Please note that the agenda order is 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, April 19, 2011.
# E1a
CITY OF ITHACA
108 East Green Street — 3rd Floor Ithaca, New York 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: planning@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
TO: Members of the Planning & Economic Development Committee
From: Leslie Chatterton, Neighborhood Planner
RE: Neighborhood Improvement Incentive Fund
DATE: April 20, 2011
Attached is an application 1 for the Neighborhood Improvement Incentive Fund (NIIF)
from Ana Ortiz on behalf of residents of Chestnut Hill Apartments, for funds to sponsor a
daylong event to initiate and celebrate a community garden. The event will be open to
the public and provide opportunity for attendees to get to know their neighbors and
provide information about and hands-on experience with gardening. The organizers have
secured permission from the property owner to use a plot adjacent to the apartment
building. There will be special focus on introducing neighborhood kids to gardening. As
shown in the application there are several local groups participating in the project.
In past years the Neighborhood Improvement Incentive funds have supported
celebrations in many city neighborhoods that focus attention on neighborhood
empowerment and solidarity. Expenditures related to this event will include food,
beverages, fliers, paper products and music, all of which meet criteria for reimbursement.
Residents of Chestnut Hill Apartments and others will donate their time for set up and
break down and will solicit donations from local businesses to offset costs for food and
supplies. By putting together this event on behalf of the Chestnut Apartment residents
and the broader West Hill community, organizers are furthering the aims of the fund to
support resident initiatives that serve to strengthen city neighborhoods.
1 The application signature page will be submitted at Wednesday’s Planning and Economic Development
Committee meeting.
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CITY OF ITHACA
108 East Green Street, Ithaca, New York 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DESARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: planning@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
CITY OF ITHACA
NEIGHBORHOOD IMPROVEMENT INCENTIVE FUND
The Neighborhood Improvement Incentive Fund has been established by the City of Ithaca to encourage
those who are concerned about the physical and social quality of our neighborhoods to think creatively
and practically about improvement projects. The fund was created to support a wide range of projects,
including but not limited to neighborhood cleanups, plantings in public spaces, neighborhood events
such as area-wide reuse events or block parties, and neighborhood meetings. The fund is not meant to
substitute for neighborhood fund raising or capital improvements to neighborhoods; instead, it is
intended to hasten completion of small projects and to stimulate, or “seed,” larger projects.
Requests for payment for event organizers or for hours spent making physical improvements are not
eligible under this program - the aim is to encourage, not to replace, volunteerism. Funds will be
distributed in increments not to exceed $300 per year to any one group. Preference will be given to
neighborhoods not recently granted money from the fund. Political or partisan activities (e.g., a meet-
the-candidates night) will not be eligible unless all the candidates for the office are invited. Applications
will be reviewed by the Planning & Development Committee of Common Council, which is authorized
to approve expenditures for projects that fall within the guidelines. The Committee meets on the third
Wednesday of each month. Applications should be submitted ten days in advance of the meeting to
Leslie Chatterton, Neighborhood Planner, Department of Planning & Development, City Hall, 108 East
Green Street, Ithaca, NY 14850. Please submit printed materials (flyers, newsletters, etc.) related to the
application when they are available, either with the application or upon later completion. For additional
information contact Leslie Chatterton, 274-6555.
The Neighborhood Incentive Fund award is a reimbursement grant. At the completion of an
event or project, applicants must submit a City voucher with original receipts attached, to the
Department of Planning & Development. Regretfully, the City cannot reimburse the expense of
sales tax. If you need assistance with the reimbursement process, you may contact Leslie
Chatterton (274-6555) or Debbie Grunder (274-6551) in the Department of Planning &
Development.
Requirements:
1. The application requires a brief description of the proposed project, a project budget, including a
verifiable estimate of the cost of items for which the request is being made, and signatures of
neighborhood residents. For requests under $100, five signatures are required; for requests over
$100, twenty signatures are required.
2. The project must benefit the general neighborhood, not a select few residents. One competitive
basis for evaluating requests will be the number of residents who benefit from the project.
# E1b
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Date: April 14, 2011 App. #__________
(Office Use)
APPLICATION
NEIGHBORHOOD IMPROVEMENT INCENTIVE FUND
Applicant Information
Neighborhood Group/Ward #: _Chestnut Apartments Residents ________________
Applicant Contact: Ana Ortiz___________________________________________ ____
Address: 141 Chestnut St. Apt B32______________ Telephone: 585 410 9815__________
......................................................................................................................................................
Project Description
Describe the entire project and indicate those elements for which you are seeking incentive funds. Who
will benefit from the project/ and how? Does the project involve any donated materials or labor? What
is the project schedule?
The project is an event to bringing residents together to kick-off a community garden initiative
sponsored by the residents of Chestnut Hill Apartments. We have obtained permission to use a plot
adjacent to the Chestnut Hill Apartments. The project will have a special focus on gardening for kid,
and there will be information about preparing and cooking with fresh fruits and vegetables. We plan to
have picnic food such as hamburgers, hot dogs, rolls, drinks, chips etc. A community volunteer has
offered to donate time to film the event. Funding will be used to purchase, food, drinks, and paper
products. Participating individuals and organizations including the Lehman Alternative Community
School, Gardens for Humanity, West Village and the Latino Civic Association.. This event will be
advertised throughout the community and open to all who want to attend. Neighborhood Improvement
Incentive funds will be used to purchase food, drinks, paper products, plastic utensils, dj fee for music,
We expect attendance of 50 - 60 participants.
Project Budget
List any additional sources of cash, approximate value of any donations and approximate hours of
donated labor. For projects under $100, it is required that you obtain signatures of five neighborhood
residents; for projects over $100, twenty signatures are required.
Total Cash
$_300__ _
Amount
Requested
$_300_______
Donated Labor
_60 hrs
10 volunteers @ 4 hrs
shopping, set up cleanup
flyer design an
distribution__
Donated Materials
list items: donations of
compostable paper products,
food, & drinks will be requested
from TOPS and Greenstar
services of film maker
# E1b
c:\documents and settings\dgrunder\desktop\3.doc
Signatures: As a member of the immediate neighborhood I am aware of and approve of the
improvement project described on other side of this page.
NAME ADDRESS
1.____________________________________ _____________________________________
2.____________________________________ _____________________________________
3.____________________________________ _____________________________________
4.____________________________________ _____________________________________
5.____________________________________ _____________________________________
6.____________________________________ _____________________________________
7.____________________________________ _____________________________________
8.____________________________________ _____________________________________
9.____________________________________ _____________________________________
10.___________________________________ _____________________________________
11.___________________________________ _____________________________________
12.___________________________________ _____________________________________
13.___________________________________ _____________________________________
14.___________________________________ _____________________________________
15.___________________________________ _____________________________________
16.___________________________________ _____________________________________
17.___________________________________ _____________________________________
18.___________________________________ _____________________________________
19.___________________________________ _____________________________________
20.___________________________________ _____________________________________
Submit completed applications to: Leslie Chatterton, Neighborhood Planner
Department of Planning & Development
City Hall, 108 East Green Street
Ithaca, NY 14850
PHONE: 274-6555 FAX: 274-6558
Email: lesliec@cityofithaca.org
# E1c
Proposed Resolution
Planning & Economic Development Committee
April 20, 2011
RESOLUTION: Chestnut Hill Apartments Residents’ Request for Neighborhood Improvement
Incentive Funds
WHEREAS, the City of Ithaca Common Council established the Neighborhood Improvement
Incentive Fund in 1995 to provide financial assistance to city residents seeking to
improve the quality of life in their neighborhoods, and
WHEREAS, the fund is intended to support residents' interest in community improvement and to
encourage, not replace, volunteerism, and
WHEREAS, the funds are intended to be used for projects or events that provide a general
neighborhood benefit, not the limited benefit of individuals or a select few residents, and
WHEREAS, activities specified by the Council as eligible for the funding include, but are not limited
to, items such as neighborhood clean-ups, planting in public places, and organizing
neighborhood events like neighborhood block parties or meetings, and
WHEREAS, neighborhood groups are required to submit a completed application specifying other
project donations, estimated volunteer hours, estimated costs to be covered by the fund,
and signatures of residents in the immediate neighborhood, and
WHEREAS, each neighborhood group is eligible to receive up to $300 per year as a reimbursement
award, payable upon the submission of original receipts or invoices for approved
activities, and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, the residents of Chestnut Hill Apartments have submitted a completed application for
reimbursement funds to off-set expenses related to a neighborhood gathering with focus
on initiation a community garden, and
WHEREAS, the event will be widely publicized and will be open to all, and
WHEREAS, the events will generate a volunteer hours and leverage outside donations, and
WHEREAS, the funding will support the program goal of strengthening Ithaca’s neighborhoods, now,
therefore be it
RESOLVED, that the Planning & Economic Development Committee approves the funding request
from the Chestnut Hill Apartments residents in the amount of $300 to off-set the costs of
a neighborhood event, to be granted upon presentation of original invoices and/or
receipts.
# E2a
Comprehensive Plan Committee’s Consultant Recommendation
To the Planning and Development Board, Mayor, and Common Council
April 14, 2011
On March 2-3, 2011, the Comprehensive Plan Committee’s Interviewing Subcommittee
interviewed the proposed project teams from ACP Visioning + Planning, Clarion Associates, and
peter j. smith & co. Each interview was scheduled for 90 minutes and consisted of a thirty-
minute presentation from the consultant team and approximately one hour for questions and
discussion with the subcommittee. The subcommittee held a short debriefing session
immediately following each interview and then met again on March 31, 2011 to make its
recommendation to the Comprehensive Plan Committee. At this meeting, the subcommittee
unanimously decided to recommend the Clarion Associates Team to the larger committee for its
consideration.
Consultant Recommendation
The Interviewing Subcommittee’s recommendation to the full Comprehensive Plan Committee
stated the following:
“The subcommittee believed that the Clarion team gave the best overall interview. The
proposed project team was engaging and enthusiastic. Members of the subcommittee were
impressed with the proposed project manager, Roger Waldon. Prior to joining Clarion
Associates, Mr. Waldon served as Planning Director for the Town of Chapel Hill, NC for
more than twenty years. In addition, the team’s breakdown of project hours shows that all of
the principals present at the interview will be spending a great deal of time on the project.
The firm has extensive experience working in college towns, and their offices are based in
Chapel Hill (home of the University of North Carolina). While there was some discussion of
the distance between Ithaca and the consultants’ home offices, the team has proposed 12
visits during the proposed 12-month project schedule. In addition, Clarion Associates has
partnered with Trowbridge & Wolf Landscape Architects. Although there was some concern
about the number of Ithaca planning projects that Trowbridge & Wolf is involved in, they are
a highly qualified professional firm and provide a local connection on the team. Clarion
Associates is also partnering with the transportation firm of Martin Alexiou Bryson, and a
member of the subcommittee was impressed with a previous experience working with this
firm.
Members of the subcommittee also highlighted the following during their discussion:
• During the interview, the project team noted the importance of a good planning process
in addition to a good final product.
• Members of the subcommittee appreciated their attention to environmental issues as well
as their understanding of sustainability and how this relates to the comprehensive plan.
• The project team noted the importance of downtown to the community and the need to
address issues facing the city’s downtown.
• Clarion Associates received two strong recommendations from their references.”
# E2a
After review and discussion at its meeting on April 14, 2011, the full Comprehensive Plan
Committee concurred with the Interviewing Subcommittee and voted unanimously to
recommend to the Planning and Development Board, Mayor, and Common Council that the
Clarion Associates Team be selected as the consultant to prepare phase 1 of the proposed, new
comprehensive plan.
# E2b
Adopted Resolution
Comprehensive Plan Committee
April 14, 2011
Recommendation of a Consultant for the Preparation
Of Phase 1 of the Comprehensive Plan
WHEREAS, the City of Ithaca’s existing comprehensive plan was completed in 1971 and has
since been amended fourteen times by various targeted neighborhood and strategic plans, and
WHEREAS, while some objectives of the 1971 plan are still applicable, many are not, and both
local conditions and broader national and world-wide trends that affect Ithaca have changed
dramatically since then, resulting in a need to update the comprehensive plan to address present-
day issues and anticipate future ones, and
WHEREAS, the preparation of a comprehensive plan at this time provides a valuable
opportunity to coordinate with the Town of Ithaca as it updates its comprehensive plan as well as
with Tompkins County, Tompkins Consolidated Area Transit, Ithaca-Tompkins County
Transportation Council, and local employer planning initiatives, either under way or recently
completed, and
WHEREAS, the undertaking of a comprehensive plan at this time comes at the Mayor’s
initiative, first expressed in the 2004 “State of the City” address and later with the appointment
of a “pre-planning” committee in February 2007, consisting of the Mayor, four Common Council
members, Department of Planning and Development staff members, and, as of January 2008,
two members of the Planning and Development Board, and
WHEREAS, the “pre-planning” committee, convened by the Mayor to discuss issues related to
the preparation of a new comprehensive plan, discussed a two-phase planning process, where
phase 1 would entail the preparation of a city-wide vision statement that would set forth broad
principles to guide future planning and development throughout the city and its neighborhoods,
and where phase 2 would include the preparation of specific neighborhood plans and other
distinct thematically-based plans, and
WHEREAS, at its meeting on February 6, 2008, the Common Council approved a capital project
in the amount of $200,000 ($125,000 the first year and $75,000 the second year) to prepare a
comprehensive plan, and
WHEREAS, in accordance with the N.Y.S. General City Law §28-a and the City of Ithaca
Municipal Code §4-23, the City of Ithaca Planning and Development Board is responsible for the
preparation and recommendation of a new comprehensive plan to the Common Council, which
has the exclusive power to formally adopt the plan for the City, and
WHEREAS, the Planning and Development Board established the Comprehensive Plan
Committee at its meeting on July 22, 2008 and appointed a group of twenty-three members
which includes representation from the Common Council, the Planning and Development Board,
1
# E2b
and the Town of Ithaca, along with representation from established City advisory boards and
from other stakeholder groups intended to reflect a broad and diverse range of community and
neighborhood interests, and
WHEREAS, the Comprehensive Plan Committee, which is to work under the supervision of the
Planning and Development Board (which will provide broad oversight for the whole
comprehensive planning process), was charged by the Planning Board with several
responsibilities regarding the preparation of a new comprehensive plan, and these overall
responsibilities include: (1) preparing and approving a request for qualifications (“RFQ”) for a
consultant team to assist with phase 1 of the development of the proposed, new City of Ithaca
comprehensive plan; and (2) reviewing the responses to the RFQ, conducting interviews of
consultant teams, and making a recommendation of a consultant team to the Planning and
Development Board, Mayor, and Common Council for their respective approvals, and
WHEREAS, the Comprehensive Plan Committee prepared and approved a RFQ in the spring of
2009, and the City received responses from 20 consultant firms, and
WHEREAS, the Comprehensive Plan Committee reviewed the responses and interviewed four
firms in October 2009, and
WHEREAS, the Comprehensive Plan Committee recommended the Parsons Brinckerhoff Team
to be the consultant to prepare Phase I of the new comprehensive plan and the Planning and
Development Board, Common Council, and the Mayor selected that firm in November and
December 2009, and
WHEREAS, there was a staffing change within the Parsons Brinckerhoff Team and after further
discussion there was mutual agreement not to proceed with a contract between the City and the
firm, and
WHEREAS, the consultant selection process was reopened to three top firms identified by the
Comprehensive Plan Committee during the 2009 selection process, and
WHEREAS, a seven-member subcommittee of the Comprehensive Plan Committee conducted
the consultant interviews on March 2-3, 2011 and met again March 31, 2011, at which time the
subcommittee unanimously recommended the Clarion Associates Team for consideration by the
larger committee, and
WHEREAS, the Comprehensive Plan Committee reviewed and discussed the subcommittee’s
recommendation at its meeting on April 14, 2011; now, therefore be it
RESOLVED, that the Comprehensive Plan Committee, based on the reasons identified in the
“Comprehensive Plan Committee’s Consultant Recommendation to the Planning and
Development Board, Mayor, and Common Council,” dated April 14, 2011, does hereby
recommend to the Planning and Development Board, Mayor and Common Council that the
Clarion Associates Team be selected as the consultant to prepare phase 1 of the proposed, new
comprehensive plan.
2
# E2b
Moved by: G. Ferguson
Seconded by: M. Tomlan
In Favor: D. Cogan, F. de Aragon, J. Dotson, G. Ferguson, D. Kay, C. Hoover, D.
Mohlenhoff, L. Roberts, J. Schroeder, M. Tomlan, W. Wallitt
Against: 0
Abstain: 0
3
# E2c
Proposed Resolution
Planning & Economic Development Committee
April 20, 2011
Selection of a Consultant for the Preparation of Phase 1 of the Comprehensive Plan
WHEREAS, the City of Ithaca’s existing comprehensive plan was completed in 1971 and has
since been amended fourteen times by various targeted neighborhood and strategic plans, and
WHEREAS, while some objectives of the 1971 plan are still applicable, many are not, and both
local conditions and broader national and world-wide trends that affect Ithaca have changed
dramatically since then, resulting in a need to update the comprehensive plan to address present-
day issues and anticipate future ones, and
WHEREAS, the preparation of a comprehensive plan at this time provides a valuable
opportunity to coordinate with the Town of Ithaca as it updates its comprehensive plan as well as
with Tompkins County, Tompkins Consolidated Area Transit, Ithaca-Tompkins County
Transportation Council, and local employer planning initiatives, either under way or recently
completed, and
WHEREAS, the undertaking of a comprehensive plan at this time comes at the Mayor’s
initiative, first expressed in the 2004 “State of the City” address and later with the appointment
of a “pre-planning” committee in February 2007, consisting of the Mayor, four Common Council
members, Department of Planning and Development staff members, and, as of January 2008,
two members of the Planning and Development Board, and
WHEREAS, the “pre-planning” committee, convened by the Mayor to discuss issues related to
the preparation of a new comprehensive plan, discussed a two-phase planning process, where
phase 1 would entail the preparation of a city-wide vision statement that would set forth broad
principles to guide future planning and development throughout the city and its neighborhoods,
and where phase 2 would include the preparation of specific neighborhood plans and other
distinct thematically-based plans, and
WHEREAS, at its meeting on February 6, 2008, the Common Council approved a capital project
in the amount of $200,000 ($125,000 the first year and $75,000 the second year) to prepare a
comprehensive plan, and
WHEREAS, in accordance with the N.Y.S. General City Law §28-a and the City of Ithaca
Municipal Code §4-23, the City of Ithaca Planning and Development Board is responsible for the
preparation and recommendation of a new comprehensive plan to the Common Council, which
has the exclusive power to formally adopt the plan for the City, and
WHEREAS, the Planning and Development Board established the Comprehensive Plan
Committee at its meeting on July 22, 2008 and appointed a group of twenty-three members
which includes representation from the Common Council, the Planning and Development Board,
and the Town of Ithaca, along with representation from established City advisory boards and
from other stakeholder groups intended to reflect a broad and diverse range of community and
neighborhood interests, and
# E2c
WHEREAS, the Comprehensive Plan Committee, which is to work under the supervision of the
Planning and Development Board (which will provide broad oversight for the whole
comprehensive planning process), was charged by the Planning Board with several
responsibilities regarding the preparation of a new comprehensive plan, and these overall
responsibilities include: (1) preparing and approving a request for qualifications (“RFQ”) for a
consultant team to assist with phase 1 of the development of the proposed, new City of Ithaca
comprehensive plan; and (2) reviewing the responses to the RFQ, conducting interviews of
consultant teams, and making a recommendation of a consultant team to the Planning and
Development Board, Mayor, and Common Council for their respective approvals, and
WHEREAS, the Comprehensive Plan Committee prepared and approved a RFQ in the spring of
2009, and the City received responses from 20 consultant firms, and
WHEREAS, the Comprehensive Plan Committee reviewed the responses and interviewed four
firms in October 2009, and
WHEREAS, the Comprehensive Plan Committee recommended the Parsons Brinckerhoff Team
to be the consultant to prepare Phase I of the new comprehensive plan and the Planning and
Development Board, Common Council, and the Mayor selected that firm in November and
December 2009, and
WHEREAS, there was a staffing change within the Parsons Brinckerhoff Team and after further
discussion, there was mutual agreement not to proceed with a contract between the City and the
firm, and
WHEREAS, the consultant selection process was reopened to three top firms identified by the
Comprehensive Plan Committee during the 2009 selection process, and
WHEREAS, a seven-member subcommittee of the Comprehensive Plan Committee conducted
the consultant interviews on March 2-3, 2011 and met again March 31, 2011, at which time the
subcommittee unanimously recommended the Clarion Associates Team for consideration by the
larger committee, and
WHEREAS, at its meeting on April 14, 2011, the Comprehensive Plan Committee reviewed the
subcommittee’s recommendation and, based on the reasons identified in the “Comprehensive
Plan Committee’s Consultant Recommendation to the Planning and Development Board, Mayor,
and Common Council,” dated April 14, 2011, voted unanimously to recommend that the Clarion
Associates Team be selected as the consultant to prepare phase 1 of the proposed, new
comprehensive plan; now, therefore, be it
RESOLVED, that the Common Council approves the Comprehensive Plan Committee’s
recommendation of the Clarion Associates Team and authorizes the Mayor to enter into a
contract with Clarion Associates for the preparation of phase 1 of the proposed, new
comprehensive plan in an amount not to exceed $200,000.
# E3a
CITY OF ITHACA
108 East Green Street — 3rd Floor Ithaca, New York 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: planning@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
TO: Planning & Economic Development Committee
FROM: Megan Gilbert, Planner
DATE: April 14, 2011
RE: Revisions to the Proposed “Collegetown Area Form Districts” and “Collegetown
Overlay Zone Height Incentive District”
Staff has revised the proposed “Collegetown Area Form Districts” and “Collegetown Overlay
Zone Height Incentive District” to incorporate comments made at the Planning & Economic
Development Committee meeting on March 16, 2011 and other corrections. The Full
Environmental Assessment Forms (FEAF) for these two proposals have also been revised. The
revisions are outlined below.
“Collegetown Area Form Districts”
• Page 1: Removed §325-41.1E(13), a reference to the section of the existing zoning code
regarding off-street loading. Requirements for off-street loading were not built into the
proposed code but this reference was inadvertently included in this section.
• Page 4: Added a requirement for a minimum 10' vegetative buffer from the rear property line
in all TR districts. Accessory structures can be located within the vegetative buffer but must
conform to required rear and side yard setbacks. Required landscaping must be permanently
maintained in a healthy growing condition at all times.
• Page 25: Added a separate glazing requirement of a minimum of 65% for commercial and
office uses on the street-level story in the VR-2 district. This is the same requirement that is
proposed for the street-level story in the Mixed Use district. The glazing requirement for
residential street-level story uses in the VR-2 district would remain a minimum of 10% and a
maximum of 30%.
• Pages 34, 37, 40: Removed "Motel" as a permitted use in the MU district.
• Page 37, §325-41.2G(5)(a): Added "except for any stories that are stepped back beyond that
dimension" to the provision regarding required chamfers at the corner of College Avenue and
Dryden Road to exclude the seventh story in the proposed Collegetown Overlay Zone Height
Incentive District from that requirement. The seventh story would already be stepped back
12’ from College Avenue and Dryden Road.
# E3a
FEAF – “Collegetown Area Form Districts”
• Part II was updated based on a recommendation from the Planning and Development Board
to acknowledge possible Impacts on Land (page 11) and Noise and Odors (page 16) during
future construction.
• In Part II, Impact on Historic and Archaeological Resources was revised to include the
amendment made at the March 16, 2011 Planning & Economic Development Committee
meeting, noting that further study of historic resources is anticipated.
“Collegetown Overlay Zone Height Incentive District”
• §325-42.2B was revised to apply the 12’ step back to only the seventh story of the building.
The previous draft applied the 12’ step back to any portion of the building over the maximum
as-of-right building height of 65’ and if a new building was constructed with higher floor-to-
floor heights to accommodate non-residential uses, this had the unintentional consequence of
penalizing the taller stories by causing the sixth and seventh stories to be stepped back. This
revision corrects that wording so that only the seventh story must be stepped back when the
façade abuts College Avenue, Dryden Road, or a VR-3 district, as originally intended.
FEAF - “Collegetown Overlay Zone Height Incentive District”
• The description of the required step back was revised in Part III to reflect the correction to
the ordinance noted above.
The most recent draft of the “Collegetown Area Form Districts” is dated April 5, 2011, and the
most recent draft of the “Collegetown Overlay Zone Height Incentive District” is dated March
23, 2011. Both documents are available on the City’s website under “News” and “2009
Collegetown Urban Plan & Conceptual Design Guidelines.” If you have any questions, please
feel free to contact me at 274-6560.
# E3b
CITY OF ITHACA
108 East Green Street — 3rd Floor Ithaca, New York 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: planning@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
TO: Planning & Economic Development Committee
FROM: Collegetown Zoning Working Group
DATE: April 14, 2011
RE: Recommended Revisions to the Proposed “Collegetown Area Form Districts”
Following the April 6, 2011 Common Council meeting, the Collegetown Zoning Working Group
met to discuss concerns raised by members of the public. The Working Group discussed in
detail the proposed form requirement for maximum length of building facades in the Village
Residential districts and the concern that current proposed maximum lengths could allow
buildings that are disproportionately large for existing streetscapes. After discussing the type of
development envisioned for the proposed Village Residential (VR) districts, as described in the
“2009 Collegetown Urban Plan & Conceptual Design Guidelines,” the Working Group
recommends the following revisions to the “Collegetown Area Form Districts”:
1. The maximum length of façade in the proposed VR-3, VR-4, and VR-5 districts should
be reduced to 150’. A maximum of 150’ would allow for a modest row of four to five
urban townhouses or a similar type of development with some flexibility for design.
2. In the proposed VR-5 district, the code should require a front porch, a front stoop, or a
recessed entry for each functioning entry. A front porch or stoop is required in all other
VR districts but is not required in VR-5 because the build-to area is 0-10’. By providing
the recessed entry option in the requirement, a property owner could still construct the
building at the front lot line while providing additional definition to the front entry.
In addition to providing these recommendations, the Working Group would like to reiterate that
a building constructed under the proposed code must meet all of the form requirements. The
form requirements have been carefully designed to prevent monolithic structures and to
differentiate building facades. For example, in the proposed VR-5 district, functioning front
entries must be located no more than 50’ apart. The maximum length of blank wall is 15’; walls
must be broken up by windows and doors. There must be at least 10% glazing and no more than
30% glazing on all stories. Furthermore, all proposals for new construction and exterior
alteration within the Collegetown Area Form Districts would be subject to binding design
review. The level of articulation of the building provided by these requirements would promote
a more contextual urban form.
# E3 A
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: April 14, 2011
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?
X Yes 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: Most of the land in the proposed Collegetown Area
Form Districts is already developed; physical impacts on land would
be limited. However, the increased lot coverage allowed in some of
the proposed districts could lead to a small impact on land. See
Impacts on Aesthetic Resources, Impacts on Growth and Character
of Community or Neighborhood, and Part III.
X 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
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Extension of utility distribution facilities through a protected water body. Yes No
Construction in a designated freshwater wetland. Yes No
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
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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?
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 Yes No
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1/2 acre of mature woods or other locally important
vegetation.
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. Further studies of
historic resources in the Collegetown Area Form
Districts are anticipated.
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?
X Yes 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: Due to increased development potential
in some of the proposed districts, it is possible that
construction impacts could be of a longer duration than
under the existing zoning.
X 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
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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
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.
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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 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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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.
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# E3 B
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
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 that the seventh story is stepped back by a minimum of 12’ when the facade 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.
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# E3 C
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 that the seventh story is stepped back by a minimum of 12’ when the facade 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.
3/23/11
# E3 C
Page 1 of 4
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
ransportation measures, and t
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
en completed; now, therefore, be
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
3/23/11
# E3 C
Page 2 of 4
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
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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, the
seventh story shall be stepped back a minimum
of 12’ from the façade of the sixth story.
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
• Other uses that will bring people into
Collegetown throughout the calendar
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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.
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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
ransportation measures, and t
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
en completed; now, therefore, be
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
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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
3/23/11
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Page 3 of 4
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, the
seventh story shall be stepped back a minimum
of 12’ from the façade of the sixth story.
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
• Other uses that will bring people into
Collegetown throughout the calendar
3/23/11
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Page 4 of 4
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.