HomeMy WebLinkAbout07-07-11 Planning & EDC Meeting Agenda
MEETING NOTICE
City of Ithaca
Planning & Economic Development Committee
Wednesday, July 20, 2011 – 7:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
A. Agenda Review
B. Special Order of Business
C. Public Comment and Response from Committee Members
D. Announcements, Updates and Reports
1. Friends of Stewart Park – Update
E. Action Items
1. Waterfront Zoning Ordinance – Proposed amendment discussion and
permission to recirculate revised ordinance based on comments received –
revised ordinance and map attached
2. South Hill Zoning – Permission to circulate – concept memo and backup
materials attached
F. Discussion Items
1. Hydrofracking – Regulatory Approach
G. Adjournment
Questions about the agenda should be directed to Jennifer Dotson, Chairperson,
(jdotson@cityofithaca.org or 351-5458) or to the appropriate staff person at the Department of
Planning & Development (274-6550). Back-up material is available in the office of the Department of
Planning & Development. Please note that the order of agenda items is tentative and subject to
change.
If you have a disability and require accommodations in order to fully participate, please contact the
City Clerk at 274-6570 by 12:00 noon on Tuesday, July 19, 2011.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: July 15, 2011
Re: Proposal to Revise the Waterfront Zoning Districts
Enclosed for your review is a revised ordinance for changes to the Waterfront Zoning District.
Proposed changes to the Waterfront Zoning District were discussed at the June 15, 2011 Planning
Committee Meeting. At that meeting, concerns were raised about the impacts of the proposed
ordinance changes on the narrow properties located on the eastern edge of Inlet Island. After
walking the waterfront areas and discussing how the proposed revisions would impact the narrow
parcels, it became evident that the narrow properties would have difficulty being developed with
the proposed mandatory first floor setback and upper story stepback requirements. The enclosed
draft ordinance has removed the setback and stepback requirements for all properties that are less
than 110’ in depth. In addition, all properties greater than 110’ in depth may also be exempt
from the upper story stepback requirement, if they provide a public walkway along the
waterfront. All properties that are less than 110’ feet in depth have a minimum requirement of 2
stories and all properties greater than 110’ have a minimum requirement of 3 stories.
The existing zoning ordinance also contains 40’ of no build area along the Flood Control
Channel. Upon review of the easement agreements for that area, it was discovered that the
required unobstructed space is 25’ (required access for Flood Control Channel maintenance).
Because Inlet Island has so little land mass on which to develop, we are recommending that the
unobstructed zone along the Flood Control Channel be reduced to 15’ with an additional 10’ area
where trees and movable outdoor furnishings may be placed, which will still allow for
maintenance access. Buildings must be set back 25’ from the Flood Control Channel.
In addition, City Staff and members of Common Council walked along some of the other
waterfront lands that had not been previously considered as a part of the Waterfront Zoning
District. As a result of this tour, it was recommended that some additional property between Six
Mile Creek and Cecil Malone Drive be included in the Waterfront Zoning District. Enclosed is a
revised map showing the proposed new boundaries.
If the committee is in agreement with the proposed ordinance, then staff will re-circulate the
materials and return next month with comments. If you have any concerns or questions regarding
any of this information, feel free to contact me at 274-6410.
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0 500 1,000
feet
PROPOSED WATERFRONT RE-ZONING -JULY 2011
NY State Plane, Central GRS 80 Datum
Map Source: Tompkins County Digital Planimetric Map 1991-2009
Map Prepared by: GIS Planning, City of Ithaca, NY, 14 July 2011.
Parcel
Boundary
Proposed
P-1 Zone
%%%%%%%%%%
Proposed
WF-1 Zone
Legend
7/15/2011
Page 1 of 7
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
ITHACA, CHAPTER 325, ENTITLED “ZONING” TO AMEND THE WATERFRONT
ZONING DISTRICT AND TO CHANGE THE ZONING DESIGNATION OF CERTAIN
AREAS OF THE CITY.
BE IT ORDAINED AND ENACTED by the Common Council of the
City of Ithaca that Chapter 325, Section 325-4 of the Municipal
Code of the City of Ithaca be amended in order to establish a
consolidated Waterfront Zoning District (WF –1).
Section 1. Declaration of Legislative Findings and Purpose
The Common Council finds that this Ordinance will consolidate
the various waterfront zoning districts in order to create one
Waterfront Zoning District (WF-1), which will:
1. Help to maintain public access to the waterfront.
2. Guide development in this area of the City for the
purpose of creating a unique waterfront experience.
3. Allow the City to enhance the value of waterfront
property in this area of the City.
4. Allow the City to create a dense area on the water having
multi-story buildings intended for mixed use.
5. Ensure that new construction along the waterfront be
designed in a manner to protect views to and from the
waterfront and to enhance the pedestrian experience along
the waterfront.
6. Ensure that building facades on the public rights of way
contribute to a coherent streetscape, promoting street-
level pedestrian uses.
Section 2. Chapter 325, Section 325-3 of the Municipal Code of
the City of Ithaca is hereby amended to add the following
definition:
1. “Water-dependent facilities" is defined as those
structures or works associated with industrial, maritime,
recreational, educational, or fisheries activities that
require location at or near the shoreline.
7/15/2011
Page 2 of 7
2. An activity is water-dependent if it cannot exist outside
of the waterfront area and is dependent on the water by
reason of the intrinsic nature of its operation. These
activities include, but are not limited to, ports, water-
use industries, marinas and other boat docking
structures, public beaches and other public water-
oriented recreation areas, and fisheries activities.
Section 3. Chapter 325, Section 325-41 C.(1) of the Municipal
Code of the City of Ithaca is hereby amended to add the WF-1
district and should read as follows:
New construction, exterior alterations, or additions to
any structure within the zones designated B-1b; B-2b; B-
2c; B-2d; all CBD zones, including CBD-60, CBD-85, CBD-
100, and CBD-120; and C-SU, and the WF-1 district.
Section 4. Chapter 325, Section 325-5 of the Municipal Code of
the City of Ithaca is hereby amended to change the zoning
designation of all areas designated as M-1 (Marine Commercial
District), WF-1b, WF-1c, and WF-1d, and parcels 73.-9-9, 73.-9-
10, 73.-9-12, and 73.-9-4, which are currently designated as I-1
to the Waterfront Zoning District (WF-1), and to change the
designation of the area currently zoned WF-1a to P-1, as shown
on the attached map entitled “Proposed Waterfront Rezoning-
August 2010”.
Section 5. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new WF-1 district as follows:
Permitted Primary Uses
1. Any use permitted in B-2 except establishments where food or
beverages are intended to be served or consumed by persons in
automobiles.
2. Recreational or cultural facility such as a park, playground,
art museum, fishing pier or yacht club.
3. Public Recreation.
4. Boatel.
5. Sale, rental, repair or storage of marine related recreation
equipment such as boats, marine engines, sails, cabin
equipment.
6. Light manufacture of marine recreation related products
involving substantial hand fabrication such as sails, boat
hulls, cabin fittings.
7/15/2011
Page 3 of 7
By Special Permit of the Board of Appeals
7. Parking Lot
8. Parking Garage
Permitted Accessory Uses
1. Any accessory use permitted in the B-2 zone.
2. Boat fuel dispensing.
3. Snowmobile sales, service, rental in conjunction with boat
sales, rental or service.
4. Storage of marine related recreation equipment such a boats,
marine engines, sails, cabin equipment as it relates to
permitted primary uses under zoning
5. Parking Lot
Off-Street Parking Requirements – None
Off-Street Loading Requirements – None
Area in Square Feet – 3,000
Minimum lot width -– 30
Minimum lot depth-60, no new lots may be created which are less
than 60 feet in depth.
Maximum Building Heights:
Maximum 5 stories, A minimum of 12 feet for the first story
measured from finished grade, and a maximum of 12 feet for each
additional story, for a maximum of 63’, with an additional 5
feet for cornice. All new construction is subject to a
mandatory design review process.
(Refer to Code of the City of Ithaca, Chapter 325, Zoning,
Section 325-3.B., Definitions and Word Usage, HEIGHT OF
BUILDING)
Maximum percent lot coverage by buildings
1. 100% lot coverage allowed except as may be required for
provision of pedestrian ways and protection of view corridors.
Yard Dimensions
Front Yard – None
Side Yards – None
Rear Yard – None
Minimum Height
WF – Minimum of 32 stories and 3624 feet, except for water
dependent facilities, which have no minimum story or building
height limit and except for properties that are less than 110’
in depth, measured from the waterfront. These properties have
a minimum building height of 2 stories and 24 feet. except for
7/15/2011
Page 4 of 7
aAccessory structures up to 400 square feet in size have no
minimum building height.
Additional Restrictions
Additional Restrictions
1. Lookout Point Restrictions
a. The first 100 feet south from the northern tip of
Inlet Island is to remain a no build area. In
addition, in the first 300 feet south from the
northern tip of Inlet Island no building may be
constructed that is greater than 1 story in height.
Lookout Point
2. Step Back Requirement
a. All properties greater than 110’ in depth that are
located along the waterfront must maintain tThe first
10 feet of any new construction located along the
waterfront, within 15’ of the shoreline, is restricted
7/15/2011
Page 5 of 7
to be at least 2 stories and not more than 3 stories
in height. As an incentive, buildings that provide a
public walkway along the waterfront shall be exempt
from the step back requirement. All existing
properties that are less than 110’ in depth, easured
from the waterfront, are exempt from the step back
requirement.
Step Back Requirement
3. Setback Requirement
a. All properties greater than 110’ in depth that are
located along the waterfrontCayuga Inlet and Six Mile
Creek are to maintain a 15’ no build area along the
waterfront measured from property line located along
the waterfront. Properties that are less than 110’ in
depth are exempt from the setback requirement and may
build to the property line. Buildings may hang over
the 15’ no build area and place support columns in
this area if the overhang is at least 15' above the
finished grade directly below and a public access
walkway is provided along the waterfront. Any support
columns must be placed within 3’of the property line.
In addition, the fourth and fifth stories of a
building located within 15 of the waterfront must step
back in height a minimum of 10' measured from the
7/15/2011
Page 6 of 7
exterior wall of the second and third storyof the
building.
4. Flood Control Channel
a. For properties located along the Flood Control Channel
as shown on the City of Ithaca Zoning Map, or
properties that directly abut the Department of
Environmental Conservation twenty five foot permanent
easement, no construction is permitted within the
first 25’ along the Flood Control Channel, measured
from the top of the existing bank. The first 15’ of
the no build area are to be kept as clear space, but
may have removable vertical elements, so that
maintenance equipment can get to the water’s edge.
or have removable vertical elements. Outdoor
furnishings, such as plantings and benches, may be
placed in the 10’ adjacent to the building area but
must be kept to no more than 25’ in length with 50’ of
clear spaces between to allow for access. In
addition, areas of the Flood Control Channel
containing the sea wall with a public access walkway
are to have an additional 15’ kept open for outdoor
furnishings and amenities. Buildings may create an
arcade over this area, but must maintain at least 15’
feet in height above the finished grade.
7/15/2011
Page 7 of 7
(Refer to Code of the City of Ithaca, Chapter 325, Zoning,
Section 325-3.B., Definitions and Word Usage, HABITABLE SPACE,
NONHABITABLE SPACE, STORY, PUBLIC SPACE)
Section 6. Chapter 325, Section 325-9(C) of the Municipal Code
of the City of Ithaca entitled “Special Permits” is hereby
amended to add a new subsection to be known as (4.)(i) Parking
in the Waterfront Zone to read as follows:
“Parking areas will be permitted as a primary use in the
waterfront zone (WF-1) only by a special permit and only if they
are open to the public or if they are intended to serve the
needs of multiple businesses.”
Section 7. Chapter 325, Section 325-20 of the Municipal Code of
the City of Ithaca entitled “Off-Street Parking” is hereby
amended to add the WF-1 District to Section 325-20(C)(3)(a) to
read as follows:
“(1) Notwithstanding anything contained herein to the
contrary, there are no requirements as to the minimum number of
off-street parking spaces in the following zoning districts:
WEDZ-1a, CBD-60, CBD-85, CBD-100, CBD-120, B-1b, B-2c, and WF-1”
Section 8. The City Planning and Development Board, the City
Clerk and the Planning Department shall amend the zoning map and
the district regulations chart in accordance with the amendments
made herewith.
Section 9. Effective date. This ordinance shall take affect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
To: Planning and Economic Development Committee
From: Jennifer Kusznir
Date: July 12, 2011
RE: Proposed Amendment to the R-3b Zoning District
The purpose of this memo is to provide information regarding a proposal to rezone City
of Ithaca Tax Parcels 114.-1-4, 114.-1-5, 114.-1-7, an approximately 2 acre tract of land
located on Coddington Road in the City of Ithaca.
The City was recently approached by one of the property owners who are considering a
variance request for his property, (tax parcel 114-1-4, 122 – 124 Coddington Road). The
property owner asked for staff’s input on whether he should apply for a use variance to
increase the number of units within his existing apartment buildings, or if it is more
appropriate to consider rezoning the properties to be more in keeping with what has
developed in the past several years.
These parcels are currently located in the R-2a residential zoning district. The R-2a
zoning district is a 1-2 family residential district with a maximum building height of 35’
and 3 stories. Directly adjacent to the west of these properties is land owned by Ithaca
College, which previously contained a residential structure that was demolished and
replaced with a large warehouse. On the south the property is bordered by a City water
tank, (accessible by easement through private property), and to the east is the former
Coddington Restaurant, now the Elks Club and the Coddington Road Bed and Breakfast.
The properties located directly across the street are zoned R-3b and consist of
commercial and multi-family properties. Given the three parcels in question and their
isolation from the 1 and 2 family properties to the east and northeast, it would appear that
the three parcels are not likely to be marketable as sites for single family homes. The R-
3b zoning district, which is located across the street, allows for multi family dwellings
40’ in height and up to 4 stories. Given the location of these properties, the current uses,
and the surrounding uses, Planning Staff would like to discuss this rezoning with
members of the Planning Committee for guidance and direction.
If the Committee is in agreement, staff will circulate the proposal for comment and return
next month for further discussion. If you have any concerns or questions regarding any of
this information, feel free to contact me at 274-6410.
HUDSON PLACE
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113.-2-7.1113.-2-7.2113.-2-8
113.-6-11113.-6-12
114.-1-1
114.-1-10
114.-1-19
114.-1-4
114.-1-5
114.-1-7 114.-1-8.2
115.-1-10
115.-1-11
115.-1-15
115.-1-9
115.-2-1.1
115.-2-1.2
Proposal to Rezone Properties Along Coddington Road
NY State Plane, Central GRS 80 Datum
Map Source: Tompkins County Digital Planimetric Map 1991-2010
Map Prepared by: GIS Planning, City of Ithaca, NY, 13 July 2011.
Parcel
Boundary
Proposed
Area to be Rezoned
%%%%%%%%%%
R-2a
Legend
Buidling
R-3b