HomeMy WebLinkAbout09-21-11 Planning & EDC Meeting Agenda
MEETING NOTICE
City of Ithaca
Planning & Economic Development Committee
Wednesday, September 21, 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 on Proposed Amendment to Waterfront Zoning
C. Public Comment and Response from Committee Members
D. Announcements, Updates and Reports
1. City Comprehensive Plan – Consultant Introduction and Presentation (30 min)
2. Economic Development Impacts of Energy Efficiency Upgrades (15 min)
3. Intermunicipal Planning Efforts
4. Collegetown Next Steps and Process
E. Action Items
1. Neighborhood Improvement Incentive Fund Application – Southside
Community Center (memo, application, and resolution)
2. Proposed Amendments to Waterfront Zoning
(memo, lead agency, declaration of environmental significance, and proposed
ordinance)
3. Response to Hydrofracking
(materials to be distributed separately)
F. Discussion Items
1. Zoning Notification Procedures Amendments
G. Approval of Minutes
H. Adjournment
Questions about the agenda should be directed to Jennifer Dotson, Chairperson,
(jdotson@cityofithaca.org or 351-5458) or to the appropriate staff person at the Department
of Planning & Development (274-6550). Back-up material is available in the office of the
Department of Planning & Development. Please note that the order of agenda items is
tentative and subject to change.
If you have a disability and require accommodations in order to fully participate, please
contact the City Clerk at 274-6570 by 12:00 noon on Tuesday, September 20, 2011.
E1 a
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 Wilson, Planner
RE: Neighborhood Improvement Incentive Fund
DATE: September 15, 2011
Attached is an application for the Neighborhood Improvement Incentive Fund (NIIF) and
supporting information including a description of the program for Committee members
and other information pertaining to a children’s event held at the Southside Community
Center on Saturday, September 10, 2011. The event involved the distribution of
backpacks and other school supplies to 25 elementary school children in the Southside
neighborhood. The applicant is Clara Butler on behalf of a group of residents who
organized the program.
E1 b
Planning & Economic Development Committee
September 21, 2011
RESOLUTION: Request for Neighborhood Improvement Incentive Funds from the Southside
Neighborhood for A Children’s Event, August 2011
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 and not for 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, to streamline the process the Council has delegated authority to approve applications to
the Planning & Economic Development Committee, and
WHEREAS, each neighborhood group is eligible to receive up to $300 per year as a reimbursement
award payable on the submission of original receipts or invoices for approved activities,
and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, Clara Butler, on behalf of residents of the Southside neighborhood, has submitted a
completed application for reimbursement funds to off-set expenses that are estimated to
be in excess of $300 for the distribution of backpacks and school supplies 25 elementary
school children at an event at the Southside Community Center, held on Saturday
September 10, 2011, and
WHEREAS, notice of the event was circulated throughout the neighborhood; now, therefore, be it
RESOLVED, that the Planning and Economic Development Committee approves the request from
Clara Butler in an amount up to $300.00 for reimbursement upon presentation of original
invoices and/or receipts.
E2 a
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: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: September 14, 2011
Re: Proposal to Revise the Waterfront Zoning Districts
The purpose of this memo is to discuss the proposal to amend the
waterfront zoning districts.
The proposed ordinance consolidates The WF-1a, WF-1b, WF-1c, WF-
1d, M-1, and portions of the WEDZ-1a and I-1 into two new
waterfront zoning districts, the Wf-1 and Wf-2 districts. The
proposed boundaries of these districts are displayed on the
enclosed map, entitled, “Proposed Waterfront Re-Zoning-August
2011.” At the August Planning and Economic Development Committee
meeting, the proposal to amend the City waterfront zoning
districts was discussed. At the committee’s request, the revised
ordinance and environmental review were circulated to the
Planning Board, the Conservation Advisory Council, various City
staff and departments, and the Tompkins County Planning
Department. No additional comments have been received at this
time. Previous comments that were received from the County,
dated August 12, 2011, are enclosed. The County has determined
that the rezone may have negative county-wide or inter-community
impacts. As a result of this determination, adoption of the
proposed ordinance will require a supermajority vote of the
Common Council.
Enclosed for your consideration are draft resolutions for lead
agency and environmental significance, as well as the draft
ordinance and draft environmental review form. If you have any
concerns or questions regarding any of this information, feel
free to contact me at 274-6410.
E2 b
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09/16/11
9/14/11
Draft Resolution:
Proposed Revisions to the Waterfront Zoning Districts – Declaration of Lead Agency
WHEREAS, State Law and Section 176.6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS, the proposed revisions to the Waterfront Zoning District is a "Type I" Action
pursuant to the City Environmental Quality Review Ordinance which requires environmental
review under CEQR; now, therefore, be it
RESOLVED, that Common Council of the City of Ithaca does hereby declare itself lead agency
for the environmental review of the proposal to revise the boundaries of the WEDZ1a, I-1, M-1,
WF-1a, WF-1b, WF-1c, and WF-1d zone and to establish a two new Waterfront Zoning
Districts, the WF-1 district and the WF-2 district.
E2 c
9/15/11
Draft Resolution:
Proposed Revisions to the Waterfront Zoning Districts - Determination of
Environmental Significance
WHEREAS, the City of Ithaca is considering a proposal to revise the boundaries of the
WEDZ1a, I-1, M-1, WF-1a, WF-1b, WF-1c, and WF-1d zone and to establish two new
Waterfront Zoning Districts, the WF-1 and the WF-2 district, and
WHEREAS, appropriate environmental review has been conducted including the
preparation of the Full Environmental Assessment Form (FEAF), and
WHEREAS, this rezoning has been reviewed by the Tompkins County Planning
Department Pursuant to §239-l–m of the New York State General Municipal Law, which
requires that all actions within 500 feet of a county or state facility, including county and
state highways, be reviewed by the County Planning Department, and has also been
reviewed by the City of Ithaca Conservation Advisory Council, and the City of Ithaca
Planning and Development Board, and
WHEREAS, the proposed action is a Type I Action under the City Environmental
Quality Review Ordinance (CEQR Sec.176-12B), and
WHEREAS, the Common Council of the City of Ithaca, acting as Lead Agency,
reviewed the Full Environmental Assessment Form prepared by Planning Staff and has
determined that the adoption of the proposed zoning change will not have a significant
effect on the environment; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as
its own, the finding and conclusions more fully set forth on the Full Environmental
Assessment Form, and be it further
RESOLVED, that this Common Council, as lead agency in this matter, hereby
determines that the proposed action at issue will not have a significant effect on the
environment, and that further environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that
the City Clerk is hereby directed to file a copy of the same, together with any
attachments, in the City Clerk’s Office, and forward the same to any other parties as
required by law.
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Page 1 of 19
CITY OF ITHACA
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)
Purpose: The Full Environmental Assessment Form (FEAF) is designed to help applicants and agencies determine, in an orderly
manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to
answer. Frequently there are aspects of a proposed action that are subjective or immeasurable. It is also understood that those who
determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns
affecting the question of significance.
The FEAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been
orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action.
FEAF Components:
Part 1: Provide objective data and information about a given action and its site. By identifying basic project data, it assists in
a review of the analysis that takes place in Parts 2 and 3.
Part 2: Focus on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to
whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form
also identifies whether an impact can be mitigated or reduced.
Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is
actually important.
THIS AREA IS FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS
Identify the Portions of FEAF completed for this action: XPart 1 XPart 2 __Part 3
Upon review of the information recorded on this FEAF (Parts, 2, and 3, if appropriate), and any other supporting information, and
considering both the magnitude and importance of each impact, it is reasonably determined by the Lead Agency that:
XA. The Proposed Action will not result in any large and important impact(s) an is one that will not have a significant impact
on the environment; therefore, A NEGATIVE DECLARATION WILL BE PREPARED.
__B. Although the proposed action could have a significant impact on the environment, there will not be a significant effect
for this Unlisted Action because the mitigation measures described in PART 3 have been required; therefore, A
CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. *
__C. The proposed action may result in one or more large and important impacts that may have a significant impact on the
environment; therefore, A POSITIVE DECLARATION WILL BE PREPARED.
*A Conditioned Negative Declaration is only valid for Unlisted Actions
Name of Action: Amendments to the Waterfront Zoning District
Name of Lead Agency:
Name and Title of Responsible Officer in Lead Agency:
Signature of Responsible Officer in Lead Agency:
Signature of Preparer:
Date:
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
FULL ENVIRONMENTAL ASSESSMENT FORM
PART 1—PROJECT INFORMATION
Prepared by Project Sponsor
NOTICE: This document is designed to assist in determining whether the action proposed may have a
significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these
questions will be considered as part of the application for approval and may be subject to further verification
and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3.
It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on
information currently available and will not involve new studies, research or investigation. If information
requiring such additional work is unavailable, so indicate and specify each instance.
Name of Action: Amendments to the Waterfront Zoning District
Location of Action: City of Ithaca
Name of Applicant/Sponsor: City of Ithaca
Address:
City/Town/Village: State: ZIP:
Business Phone:
Name of Owner(If Different):
Address:
City/Town/Village: State: ZIP:
Business Phone:
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Page 2 of 19
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
Description of Action: The proposed action is an amendment to the City of Ithaca Zoning Code in order to
establish two consolidated waterfront zoning districts, the WF-1 and the WF-2 district. The following
properties are proposed to be rezoned from their current zoning designation to WF-1:
16.-2-1.1, 17.-1-1.2, 17.-1-2, 23.-1-1, 23.-2-1, 23.-2-2, 24.-1-1, 37.-1-1, 37.-1-2, 37.-1-3, 37.-1-4.1, 37.-1-4.2,
43.-1-4, 43.-1-5, 52.-1-1.1, 52.-1-1.2, 52.-1-1.3, 525.-6-1, 58.-1-1, 58.-1-2, 58.-1-3, 58.-1-4, 58.-1-5, 58.-1-6
58.-1-7, 58.-2-1.1, 58.-2-1.2, 58.-2-1.3, 58.-7-1.1, 58.-7-1.2, 58.-7-3, 58.-7-5, 58.-7-8, 73.-1-10, 73.-1-11, 73.-
1-9, 73.-8-1, 73.-9-10, 73.-9-12, 73.-9-4, and 73.-9-9
The following properties are proposed to be rezoned from their current zoning designation to WF-2:
37.-1-3, 37.-1-4.2, 43.-1-1, 43.-1-2, 43.-1-3, 43.-2-1.42, 59.-8-1, 52.-2-3, 52.-2-4, 52.-3-1.12, 58.-3-1, 58.-3-2
58.-3-3, 58.-3-4, 58.-3-7, 58.-4-1.13, 58.-4-1.2, 58.-4-10.2, 58.-4-2.2, 58.-5-1, 58.-6-1, 59.-1-2, 72.-6-2, 73.-2-
1, 73.-2-3, 73.-3-1, 73.-3-2, 73.-3-3, 73.-5-2.1, 73.-5-3, 73.-6-1, 79.-1-1, 79.-1-2.1, 79.-1-2.2, 79.-1-3, 79.-1-4,
79.-10-1, and 79.-2-1.2
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Page 3 of 19
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
Please Complete Each Question--Indicate N/A if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1. Present Land Use: X Urban Industrial X Commercial X Public Forest
Agricultural Other:
2. Total area of project area: ~118 Acres square feet (Chosen units apply to following section also)
Approximate Area (Units in question 2 apply to this section) Presently After Completion
2a. Meadow or Brushland (non-agricultural)
2b. Forested
2c. Agricultural
2d. Wetland [as per Articles 24 of Environmental Conservation Law (ECL)]
2e. Water Surface Area
2f. Public 25 25
2g. Water Surface Area
2h. Unvegetated (rock, earth or fill)
2i. Roads, buildings and other paved surfaces 90 90
2j. Other (indicate type)
3a. What is predominant soil type(s) on project site (e.g. HdB, silty loam, etc.): Howard-Valois
3b. Soil Drainage: Well Drained _100_____% of Site
Moderately Well Drained ______% of Site
Poorly Drained ______% of Site
4a. Are there bedrock outcroppings on project site? Yes X No N/A
4b. What is depth of bedrock? NA (feet)
4c. What is depth to the water table? NA (feet)
5. Approximate percentage of proposed project site
with slopes:
0-10% 100 % 10-15% %
15% or greater %
6a. Is project substantially contiguous to, or does it
contain a building, site or district, listed on or
eligible for the National or State Register of
Historic Places?
X Yes No N/A- Chemung Canal Trust
Company
6b. Or designated a local landmark or in a local
landmark district?
X Yes No N/A –Chemung Canal Trust
Company
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
7. Do hunting or fishing opportunities presently
exist in the project area? XYes No N/A If yes, identify each species:
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
SITE DESCRIPTION (Concluded)
8. Does project site contain any species of plant or
animal life that is identified as threatened or
endangered?
Yes X No N/A
According to:
Identify each Species:
9. Are there any unique or unusual landforms on the
project site? (i.e., cliffs, other geological
formations)
Yes X No N/A
Describe:
10. Is the project site presently used by the
community or neighborhood as an open space or
recreation area?
X Yes No N/A
If yes, explain: Farmer’s Market and Inlet Island
Promenade
11. Does the present site offer or include scenic views
known to be important to the community? X Yes No N/A
Describe: Waterfront views
12. Is project within or contiguous to a site
designated a Unique Natural Area (UNA) or
critical environmental area by a local or state
agency?
Yes X No N/A
Describe:
13. Streams within or contiguous to project area: a. Names of stream or name of river to which it is a
tributary: Cayuga Inlet and Flood Control Channel.
14. Lakes, ponds, wetland areas within or contiguous
to project area:
a. Name: Cayuga Lake
b. Size (in acres):
15. Has the site been used for land disposal of solid
or hazardous wastes? Yes X No N/A
Describe:
16. Is the site served by existing public utilities?
a. If Yes, does sufficient capacity exist to allow
connection?
b. If Yes, will improvements be necessary to
allow connection?
X Yes No N/A
X Yes No N/A
Yes X No N/A
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
B. PROJECT DESCRIPTION
1. Physical dimensions and scale of project (fill in dimensions as appropriate)
1a. Total contiguous area owned by project sponsor in acres: NA
1b. Project acreage developed: 78 Acres initially 78 Acres ultimately
1c. Project acreage to remain undeveloped: NA
1d. Length of project in miles: (if appropriate) NA ___________ or feet: ______ NA _______
1e. If project is an expansion, indicate percent of change proposed: NA
1f. Number of off-street parking spaces existing: NA proposed: ____ NA _____________
1g. Maximum vehicular trips generated (upon completion of project) per day: NA and per hour: NA
1h. Height of tallest proposed structure: feet. 68 feet and 5 stories-proposed maximum allowable height
1j. Linear feet of frontage along a public street or thoroughfare that the project will occupy?_NA______
2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site:
_________ NA _________________ or added to the site: ___ NA______________________
3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site:
acres:__ NA _________ type of vegetation:__ NA __________________________________________
4. Will any mature trees or other locally important vegetation be removed by this project? NA
5. Are there any plans for re-vegetation to replace that removed during construction? NA
6. If single phase project, anticipated period of construction NA months, (including demolition)
7. If multi-phased project, anticipated period of construction_ NA ________ months, (including demolition)
7a. Total number of phases anticipated: ___ NA _________________________
7b. Anticipated date of commencement for first phase NA month NA year, (including demolition)
7c. Approximate completion date of final phase NA month NA year.
7d. Is phase one financially dependent on subsequent phases? Yes No X N/A
8. Will blasting occur during construction? Yes No X N/A; if yes, explain:
9. Number of jobs generated: during construction__ NA ________ after project is completed__________
10. Number of jobs eliminated by this project: NA Explain:
11. Will project require relocation of any projects or facilities? Yes No X N/A; if yes, explain:
12a. Is surface or subsurface liquid waste disposal involved? Yes No X N/A; if yes, explain:
12b. If #12a is yes, indicate type of waste (sewage, industrial, etc): NA
12c. If surface disposal, where specifically will effluent be discharged? NA
13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
by proposal? Yes No X N/A; if yes, explain:
14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood
plain? X Yes No N/A
PROJECT DESCRIPTION (Concluded)
14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet
Fall Creek, Cascadilla Creek, Cayuga Lake , Six Mile Creek , Silver Creek? (Circle all that apply)
14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as
described in Article 24 Of the ECL? Yes X No N/A;
14d. If #14a, b or c is yes, explain: NA
15a. Does project involve disposal or solid waste? Yes X No N/A;
15b. If #15a is yes, will an existing solid waste disposal facility be used? Yes No X N/A;
15c. If #15b is yes, give name of disposal facility: NA and its location:
15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill?
Yes No X N/A; if yes, explain:
15e. Will any solid waste be disposed of on site? Yes No X N/A; if yes, explain:
16. Will project use herbicides or pesticides? Yes No X N/A; if yes, specify:
17. Will project affect a building or site listed on or eligible for the National or State Register of Historic
Places or a local landmark or in a landmark district? X Yes No N/A; if yes, explain:
Chemung Trust Building is located within boundary of area to be rezoned
18. Will project produce odors? Yes No X N/A; if yes, explain:
19. Will project product operating noise exceed the local ambient noise level during construction?
Yes No N/A; After construction? Yes No X N/A
20. Will project result in an increase of energy use? Yes No X N/A; if yes, indicate type(s)
21. Total anticipated water usage per day: gals/day. NA Source of water NA
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
C. ZONING AND PLANNING INFORMATION
1. Does the proposed action involve a planning or zoning decision? X Yes No N/A; if yes, indicate
the decision required:
X Zoning Amendment Zoning Variance New/revision of master plan Subdivision
Site Plan Special Use Permit Resource Management Plan Other:
2. What is the current zoning classification of site? WF-1a, WF-1b, WF_1c, WF-1d, WEDZ-1a, M-1, I-1
3. If the site is developed as permitted by the present zoning, what is the maximum potential development?
Under existing zoning the maximum allowable height for WEDZ-1a is 5 stories with 100% lot coverage
for parcels50’ or less in size and 90% for larger parcels, the maximum allowable height for I-1 is 4 stories
with 50% lot coverage, WF-1a is a no build zone, WF-1a allows 1 story buildings, WF-1c has a maximum
height of 3 stories and WF-1d has a maximum allowable height of 5 stories. All of the WF properties
currently allow for 100% lot coverage for parcels50’ or less in size and 90% for larger parcels,
4. Is proposed use consistent with present zoning? Yes X No N/A
5. If #4 is no, indicate desired zoning: A consolidated zone to be called the WF-1 zone.
6. If the site is developed by the proposed zoning, what is the maximum potential development of the site?
The consolidated WF-1 zone would have a maximum allowable height of 5 stories.
7. Is the proposed action consistent with the recommended uses in adopted local land-use plans?
X Yes No N/A; If no, explain:
8. What is the dominant land use and zoning classification within a ¼ mile radius of the project?
(e.g. R-1a or R-1b) WF-1a, WF-1b, WF-1c, WF-1d, WEDZ-1a, WEDZ-1b, SW-2, R-3aa, R-3b, R-3a, R-
2c, R-2b, R-2a, R-1a, P-1, M-1, I-1, B-4, B-2d, B-2c, B-2a, Adult Uses
9. Is the proposed action compatible with adjacent land uses? X Yes No N/A Explain:
10a. If the proposed action is the subdivision of land, how many lots are proposed? NA
10b. What is the minimum lot size proposed? NA
11. Will the proposed action create a demand for any community-provided services? (recreation, education,
police, fire protection, etc.) ? Yes X No N/A Explain:
If yes, is existing capacity sufficient to handle projected demand? Yes No X N/A
Explain:
12. Will the proposed action result in the generation of traffic significantly above present levels?
Yes X No N/A If yes, is the existing road network adequate to handle the additional traffic?
Yes No X N/A Explain:
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
D. APPROVALS
1. Approvals:
2a. Is any Federal permit required? Yes X No N/A; Specify:
2b. Does project involve State or Federal funding or financing? Yes X No N/A; If Yes, Specify:
2c. Local and Regional approvals:
Agency
Yes or No
Type of
Approval Required
Submittal
Date
Approval
Date
Common Council Yes Adoption
Board of Zoning Appeals (BZA) No
Planning & Development Board No
Ithaca Landmarks Preservation
Commission (ILPC)
No
Board of Public Works (BPW) No
Fire Department No
Police Department No
Building Commissioner No
Ithaca Urban Renewal Agency
(IURA)
No
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
E. INFORMATIONAL DETAILS
Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts
associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid
them.
F. VERIFICATION
I certify that the information provided above is true to the best of my knowledge.
Applicant/Sponsor Name: City of Ithaca
Signature: Jennifer Kusznir
Title: Economic Development Planner
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
City of Ithaca Full Environmental Assessment Form
PART 2 – PROJECT IMPACTS AND THEIR MAGNITUDES
Proposed Amendments to the Waterfront Zoning Districts
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of
length), or where the general slope in the project exceeds 10%. Yes No
Construction on land where the depth to the water table is less than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally within 3 feet
of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve more than
one phase or stage. Yes No
Evacuation for mining purposes that would remove more than 1,000 tons
of natural material (i.e. rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in a designated floodway. Yes No
Other impacts: Project requires a SWPPP & A Recreational River Permit Yes No
2. Will there be an effect on any unique landforms found on the site? (i.e.
cliffs, gorges, geological formations, etc.)
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Specific land forms: Yes No
IMPACT ON WATER
3. Will project affect any water body designated as protected? (Under
article 15 or 24 of the Environmental Conservation Law, E.C.L.)
Yes X No
Small to Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Developable area of site contains a protected water body Yes No
Dredging more than 100 cubic yards of material from channel of a
protected stream. Yes No
Extension of utility distribution facilities through a protected water
body. Yes No
Construction in a designated freshwater wetland. Yes No
j:\groups\planning and econ dev committee\2011 planning and economic development committee\09 september\wf feaf.doc
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
Other impacts: Yes No
4. Will project affect any non-protected existing or new body of
water? Proposed action is a zoning change. The boundaries of the
zoning change are contiguous to Six Mile Creek, Casacadilla Creek,
Cayuga Lake, and the Cayuga Inlet and Flood Control Channel. The
proposed action is not expected to have a direct impact on any of these
bodies of water. However, any future project proposals that result
from this zoning change will undergo a full environmental assessment.
x Yes No
Small to Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
A 10% increase or decrease in the surface area of any body of water or
more than a 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of a body of water that exceeds
10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga
Lake or the Cayuga Inlet? No impact Yes No
Other impacts: Zoning Boundary is contiguous to Six Mile Creek,
Cascadilla Creek, Cayuga Lake, and the Cayuga Inlet. Yes No
5. Will project affect surface or groundwater quality?
Yes X No
Small to Moderate
Impact
Potential
Large
Impact
Can Impact be
Reduced by
Project Change?
Project will require a discharge permit. Yes No
Project requires use of a source of water that does not have approval to
serve proposed project.
Yes No
Construction or operation causing any contamination of a public water
supply system.
Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
presently do not exist or have inadequate capacity.
Yes No
Project requiring a facility that would use water in excess of 20,000
gallons per day or 500 gallons per minute.
Yes No
Project will likely cause siltation or other discharge into an existing
body of water to the extent that there will be an obvious visual contrast
to natural conditions.
Yes No
Proposed Action will require the storage of petroleum or chemical
products greater than 1,100 gallons.
Yes No
Other impacts: Yes No
6. Will project alter drainage flow, drainage patterns or surface water
runoff?
Yes X No
Small to
Moderate
Potential Large Impact
Can Impact be
Reduced by
j:\groups\planning and econ dev committee\2011 planning and economic development committee\09 september\wf feaf.doc
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
Impact Project Change?
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
Other impacts: Other impacts: Yes No
IMPACT ON AIR
7. Will project affect air quality?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Project will induce 500 or more vehicle
trips in any 8-hour period per day. Yes No
Project will result in the incineration of
more than 2.5 tons of refuse per 24-hour
day.
Yes No
Project emission rate of all contaminants
will exceed 5 lbs per hour or a heat source
producing more than 10 million BTUs per
hour.
Yes No
Other impacts: Yes No
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or
endangered species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Reduction of any species listed on the New
York or Federal list, using the site, found
over, on, or near site.
Yes No
Removal of any portion of a critical or
significant wildlife habitat. Yes No
Application of pesticide or herbicide more
than twice a year other than for agricultural
purposes.
Yes No
Other impacts: Yes No
9. Will proposed action substantially affect
non-threatened or non-endangered species?
Yes X No
Small to Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
Proposed action would substantially
interfere with any resident or migratory fish Yes No
j:\groups\planning and econ dev committee\2011 planning and economic development committee\09 september\wf feaf.doc
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
or wildlife species.
Proposed action requires the removal or
more than 1/2 acre of mature woods or
other locally important vegetation.
Yes No
Other impacts: Yes X No
IMPACT ON AESTHETIC RESOURCE
10. Will the proposed action affect views, vistas
or the visual character of the neighborhood or
community?
X Yes No The Proposed action is a
zoning change. The boundaries of the zoning
change include areas that contain scenic
views of the waterfront. While the zoning
change will not have a direct impact on the
views, it could allow for buildings than are
currently allowed. Any future projects will
have to undergo a complete environmental
assessment to determine any impacts on
views.
Small to
Moderate
Impact
Potential Large
Impact Can Impact be Reduced by Project Change?
Proposed land uses, or proposed action
components obviously different from or in
sharp contrast to current surrounding land use
patterns, whether man-made or natural.
Yes No
Proposed land use, or proposed action
components visible to users of aesthetic
resources which will eliminate or significantly
reduce their enjoyment of aesthetic qualities of
that resource.
Yes No
Proposed action will result in the elimination or
major screening of scenic views known to be
important to the area.
Yes No
Other impacts: x Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or
structure of historic, prehistoric or
paleontological importance?
Yes X No -Proposed action is a zoning
change. The zoning change does not have a
direct impact on historic resources. Any
future projects that are proposed as a result
of this zoning change will undergo a separate
environmental review.
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced by Project
Change?
j:\groups\planning and econ dev committee\2011 planning and economic development committee\09 september\wf feaf.doc
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Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
Proposed action occurring wholly or partially
within or contiguous to any facility or site listed
on or eligible for the National or State Register
of Historic Places.
No
impact Yes No
Any impact to an archaeological site or fossil
bed located within the project site. Yes No
Proposed action occurring wholly or partially
within or contiguous to any site designated as a
local landmark or in a landmark district. -
Zoning Boundary includes the Chemung
Canal Trust building, a locally and
nationally designated landmark. The Zoning
change is not expected to have an impact on
this building.
No
Impact Yes No
Other impacts: Yes No
j:\groups\planning and econ dev committee\2011 planning and economic development committee\09 september\wf feaf.doc
Page 16 of 19
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of
existing or future open spaces or recreational opportunities?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be
Reduced by Project
Change?
The permanent foreclosure of a future recreational opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts: Impacts on Planned Cayuga Waterfront Trail Yes No
IMPACT ON UNIQUE NATURAL AREAS AND CRITICAL ENVIRONMENTAL AREAS
13. Will the proposed action impact the exceptional or unique
characteristics of a site designated as a unique natural area
(UNA) or a critical environmental area (CEA) by a local or
state agency?
Yes X No
Small to
Moderate
Impact
Potential Large
Impact
Can Impact be Reduced
by Project Change?
Proposed Action to locate within a UNA or CEA? Yes No
Proposed Action will result in a reduction in the quality of
the resource Yes No
Proposed Action will impact the use, function or enjoyment
of the resource Yes No
Other impacts: Yes No
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation
systems?
Yes X No
Small to
Moderate
Impact
Potential Large Impact Can Impact be Reduced
by Project Change?
Alteration of present patterns of movement of people
and/or goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: Yes No
IMPACT ON ENERGY
15. Will proposed action affect the community's sources
of fuel or energy supply?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by Project
Change?
Proposed action causing greater than 5% increase in any Yes No
j:\groups\planning and econ dev committee\2011 planning and economic development committee\09 september\wf feaf.doc
Page 17 of 19
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
form of energy used in municipality.
Proposed action requiring the creation or extension of an
energy transmission or supply system to serve more than
50 single or two family residences.
Yes No
Other impacts: Yes No
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration
or electrical disturbance during construction of or after
completion of this proposed action?
Yes X No
Small to
Moderate
Impact
Potential
Large
Impact
Can Impact be Reduced by
Project Change?
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day) Yes No
Proposed action will produce operating noise exceeding the
local ambient noise levels for noise outside of structure.
Yes No
Proposed action will remove natural barriers that would act
as a noise screen. Yes No
Other impacts: Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety?
Yes X No
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced
by Project Change?
Proposed action will cause a risk of explosion or release of
hazardous substances (i.e. oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be a chronic low-level discharge or emission.
Yes No
Proposed action may result in the burial of “hazardous
wastes” in any form (i.e. Toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc.)
Yes No
Proposed action may result in the excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in the handling or disposal or
hazardous wastes (i.e. toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid or contain gases.)
Yes No
Storage facilities for 50,000 or more gallons of any liquid
fuel. Yes No
Use of any chemical for de-icing, soil stabilization or the Yes No
j:\groups\planning and econ dev committee\2011 planning and economic development committee\09 september\wf feaf.doc
Page 18 of 19
Proposed Amendments to the Waterfront Zoning District –1/15/2011
Full Environmental Assessment Form
control of vegetation, insects or animal life on the premises of
any residential, commercial or industrial property in excess of
30,000 square feet.
Other impacts: Yes No
IMPACT GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing
community?
X Yes No The proposed action is a rezoning, which
could lead to increased density in appropriate areas.
Small to
Moderate
Impact
Potential
Large Impact
Can Impact be Reduced by
Project Change?
The population of the City in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals: Yes No
Proposed action will cause a change in the density of land
use. Yes No
The proposed action will replace or eliminate existing
facilities, structures, or areas of historic importance to the
community.
Yes No
Development will create a demand for additional community
services (e.g. schools, police, and fire, etc. Yes No
Proposed action will set an important precedent for future
actions. Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
Other impacts: Yes No
If any action in part 2 is identified as a potential large impact, or if you cannot determine the magnitude of
impact, proceed to part 3.
j:\groups\planning and econ dev committee\2011 planning and economic development committee\09 september\wf feaf.doc
Page 19 of 19
9/16/2011
E2 e
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, entitled “Establishment of Zoning
Districts”, be amended in order to establish two new
consolidated Waterfront Zoning Districts, the WF –1 and the WF-2
Districts.
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 two
new Waterfront Zoning Districts, WF-1 and WF-2, which will:
1. Maintain public access to the waterfront.
2. Guide development in this area of the City for the
purpose of allowing for the highest and best use of the
waterfront property.
3. Allow the City to enhance the value of waterfront
property in this area of the City.
4. Allow the City to create an area on the water for 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, wherever possible.
6. Ensure that building facades on the public rights of way
contribute to a coherent streetscape, promoting street-
level pedestrian uses.
Page 1 of 7
9/16/2011
E2 e
Section 2. Chapter 325, Section 325-3 of the Municipal Code of
the City of Ithaca, entitled “Definitions and Word Usage”, is
hereby amended to add the following definitions:
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.
2. “Water-dependent activity” is defined as an activity
that 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, entitled “Design Review.
Applicability. Design Review shall apply to all proposals for:”
is hereby amended to add the WF-1 and WF-2 districts 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; C-SU, and the WF-1 and WF-2 districts.
Section 4. Chapter 325, Section 325-5 of the Municipal Code of
the City of Ithaca, entitled “Zoning Map” is hereby amended to
change the zoning designation of parcels 16.-2-1.1, 17.-1-1.2,
17.-1-2, 23.-1-1, 23.-2-1, 23.-2-2, 37.-1-1, 37.-1-2, 37.-1-4.1,
43.-1-4, , 52.-1-1.1, 52.-1-1.2, 52.-1-1.3, 58.-1-2, 58.-1-3,
58.-1-4, 58.-1-5,58.-1-6, 58.-1-7, 58.-2-1.1, 58.-2-1.2, 58.-2-
1.3, 58.-7-1.1, 58.-7-1.2, 58.-7-3, 58.-7-5, 58.-7-8, 73.-1-10,
73.-1-11, 73.-1-9, 73.-8-1, 73.-9-10, 73.-9-12, 73.-9-4, and
73.-9-9, and a portion of parcels 525.-6-1, 24.-1-1, 43.-1-1,
43.-1-5, 58.-1-1 from M-1 (Marine Commercial District), WF-1a,
WF-1b, WF-1c, and WF-1d, and I-1to the Waterfront Zoning
District-1 (WF-1), and to change the designation of parcels 37.-
1-3, 37.-1-4.2, 43.-1-1, 43.-1-2, 43.-1-3, 43.-1-5, 43.-2-1.42,
59.-8-1, 52.-2-3, 52.-2-4, 58.-3-1, 58.-3-2, 58.-3-3, 58.-3-4,
58.-3-7, 58.-4-1.13, 58.-4-1.2, 58.-4-10.2, 58.-4-2.2, 58.-5-1,
58.-6-1, 59.-1-2, 72.-6-2, 73.-2-1, 73.-2-3, 73.-3-1, 73.-3-2,
Page 2 of 7
9/16/2011
E2 e
73.-3-3, 73.-5-2.1, 73.-5-3, 73.-6-1, 79.-1-1, 79.-1-2.1, 79.-1-
2.2, 79.-1-3, 79.-1-4, 79.-10-1,79.-2-1.2 and a portion of
parcels 525.-6-1, 72.-7-10, 52.-3-1.12,from WF-1a, WF-1b, WF-1c,
WEDZ-1a, SW-2, and M-1 to the Waterfront Zoning District - 2(WF-
2), and to change the designation of parcel 73.-4-1, and a
portion of parcel 58.-1-1 from WF-1a and WF-1c to P-1, as shown
on the attached map entitled “Proposed Waterfront Rezoning-
August 2011”.
Section 5. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended to establish district regulations for
the new WF-1 and WF-2 districts as follows:
Permitted Primary Uses
1. Any use permitted in B-2 except establishments where food
or beverages are intended to be served or consumed by
persons in automobiles.
2. Recreational or cultural facility such as a park,
playground, art museum, fishing pier or yacht club.
3. Public Recreation.
4. Boatel.
5. Sale, rental, repair or storage of marine related
recreation equipment such as boats, marine engines,
sails, cabin equipment.
6. Light manufacture of marine recreation related products
involving substantial hand fabrication such as sails,
boat hulls, cabin fittings.
By Special Permit of the Board of Appeals
7. Parking Lot
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 as
boats, marine engines, sails, cabin equipment as it
relates to permitted primary uses under zoning
5. Parking Lot
Page 3 of 7
9/16/2011
E2 e
Off-Street Parking Requirements – None
Off-Street Loading Requirements – None
Area in Square Feet – 3,000
Minimum lot width – 30
Maximum Building Heights:
1. 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 feet,
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 by
the Planning and Development Board during Site Plan
Review, for provision of pedestrian ways and protection
of view corridors.
Yard Dimensions
1. Front Yard – None
2. Side Yards – None
3. Rear Yard – None
Minimum Height
1. WF-1 – Minimum of 3 stories and 36 feet, except for water
dependent facilities, which have no minimum story or
building height limit. Accessory structures up to 400
square feet in size have no minimum building height
limit.
2. WF-2 – Minimum of 2 stories and 24 feet, except for water
dependent facilities, which have no minimum story or
building height limit. Accessory structures up to 400
square feet in size have no minimum building height
limit.
Page 4 of 7
9/16/2011
E2 e
Additional Restrictions
1. Lookout Point Restrictions - 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. Flood Control Channel Restrictions – For all properties that
are 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 feet along the Flood Control Channel, measured from
the top of the existing bank. The first 15 feet of the no
build area is to be unobstructed space, but may have removable
vertical elements, so that maintenance equipment can access
the Flood Control Channel. Outdoor furnishings, such as
benches may be placed in the remaining 10 feet adjacent to the
building but must be kept to no more than 25 feet in length
with 50 feet of clear spaces between to allow for vehicular
access.
Page 5 of 7
9/16/2011
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3. Step Back Requirement
Step Back Requirement
a. For all properties within the WF-1 zoning district
that have frontage on the waterfront, the first 10
feet of any new construction facing the waterfront, is
restricted 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. In addition,
any properties that are located along a public
waterfront walkway or an easement for a public
waterfront walkway, are exempt from the stepback
requirement.
Page 6 of 7
9/16/2011
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4. Setback Requirement
a. All properties within the WF-1 zoning district that
are located along the waterfront are to maintain a 15
foot no build area measured from the shoreline or from
the inner boundary of the easement for the Cayuga
Waterfront Trail where such easement exists.
(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 and WF-2 districts by 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 and WF-2 Districts 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, WF-1 and
WF-2”
Section 8. The City Planning and Development Board, the City
Clerk and the Planning Department shall amend the zoning map and
the district regulations chart in accordance with the amendments
made herewith.
Section 9. Effective date. This ordinance shall take affect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
Page 7 of 7
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R
E
E
T
ME
A
D
O
W
S
T
R
E
E
T
NYS
R
O
U
T
E
1
3
&
3
4
CAR
P
E
N
T
E
R
C
I
R
C
L
E
THI
R
D
S
T
R
E
E
T
E
X
T
THIR
D
S
T
R
E
E
T
E
X
T
E
N
S
I
O
N
SO
U
T
H
A
L
B
A
N
Y
S
T
R
E
E
T
West Martin Luther King Jr/State Street
CENTER STREET
FA
Y
E
T
T
E
S
T
R
E
E
T
WEST BUFFALO STREET
WEST GREEN STREET
WEST SENECA STREET
SO
U
T
H
C
O
R
N
S
T
R
E
E
T
WEST CLINTON STREET
SO
U
T
H
P
L
A
I
N
S
T
R
E
E
T
NO
R
T
H
T
I
T
U
S
A
V
E
N
U
E
SO
U
T
H
T
I
T
U
S
A
V
E
N
U
E
NO
R
T
H
C
O
R
N
S
T
R
E
E
T
(S
T
A
T
E
R
T
E
3
4
/
1
3
)
STATE RTE 79
(STATE ROUTE 96)
CLEVELAND AVENUE
S
O
U
T
H
F
U
L
T
O
N
S
T
R
E
E
T
CECIL A MALONE DRIVE
NO
R
T
H
F
U
L
T
O
N
S
T
R
E
E
T
WE
S
T
S
T
A
T
E
S
T
R
E
E
T
BR
I
N
D
L
E
Y
S
T
R
E
E
T
TABE
R
S
T
R
E
E
T
CH
E
R
R
Y
S
T
R
E
E
T
NY
S
R
O
U
T
E
1
3
A
CH
E
S
T
N
U
T
S
T
R
E
E
T
ELM S
T
R
E
E
T
TA
U
G
H
A
N
N
O
C
K
B
L
V
D
.
PA
R
K
R
O
A
D
H
E
C
T
O
R
S
T
R
E
E
T
C
L
I
F
F
S
T
.
HOPPER PLACE
SUNRISE ROAD
N
Y
S
R
O
U
T
E
7
9
N
Y
S
R
O
U
T
E
9
6
VIN
E
G
A
R
H
I
L
L
WE
S
T
F
I
E
L
D
D
R
I
V
E
C
L
I
F
F
S
T
R
E
E
T
W
E
S
T
M
O
U
N
T
D
R
I
V
E
H
E
C
T
O
R
S
T
R
E
E
T
TAYLO
R
P
L
A
C
E
TA
Y
L
O
R
P
L
A
C
E
C
A
M
P
B
E
L
L
A
V
E
N
U
E
0500 1,000
feet
PROPOSED WATERFRONT RE-ZONING -AUGUST 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, 9 August 2011.
Parcel
Boundary
Proposed
P-1 Zone
%%%%%%%%%%
Proposed
WF-2 Zone
Legend
Proposed
WF-1 Zone