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HomeMy WebLinkAbout12-11-19 Planning and ED Committee Meeting Agenda �r�r 1 , PEDC Meeting L DATE: December 11,2019 Planning and Economic Development Committee Ithaca Common Council TIME: 6:00 pm atc LOCATION: 3`d floor City Hall Council Chambers AGENDA ITEMS Item Voting Presenter(s) Time Item? Start 1) Call toOrder/Agenda Review No Seph Murtagh, Chair 6:00 2) Public Comment No 6:05 3) Special Order of Business a) Public Hearing: Carpenter Business Park PUD Yes 6:20 b) Public Hearing:Accessory Dwelling Units Yes 6:30 ) Announcements, Updates, Reports No 7:15 5) Action Items(Voting to send on to Council) a) Carpenter Business Park PUD Yes Jennifer Kusznir, Senior Planner 7:20 b) Accessory Dwelling Units Yes Alex Phillips/Jennifer Kusznir 7:45 c) Waterfront Design Guidelines Yes Alex Phillips, Planner 8:30 d) Public Art Sculptures Yes Alex Phillips, Planner 8:45 e) Wastewater Treatment Plant Disclosure Ordinance Yes Cynthia Brock, PEDC Member 9:00 6) Action Items(Approval to Circulate) a) Community Gardens—Zoning Amendment Yes Jennifer Kusznir, Senior Planner 9:15 7) Review and Approval of Minutes a) October 2019 Yes 9:25 ) Adjournment Yes 9:30 If you have a disability and require accommodations in order to fully participate, please contact the City Clerk at 7 - 70 by 12:00 noon on Tuesday, December 10, 2019. **Out of consideration for the health of other individuals,please try to refrain from using perfurnelcologne and other scented personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding. ** CITY OF IT. ACA 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish,Director Planning&Development—607-274-6550 Community DevelopmentlIURA—607-274-6565 E-Mail: dgrunderocityofithaca.org To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: December 5, 2019 RE: City of Ithaca Planned Unit Development(PUD)—Proposed Zoning: Carpenter Circle— The purpose of this memo is to provide information regarding additional considerations to the proposed Planned Unit Development(PUD) zoning for the Carpenter Circle project to be located on tax parcels 36.-1-3.3 and 36.-1-3.5. At the October Planning Committee the applicant disclosed that the financing for the affordable housing is separate from the funding associated with the other components of the project. This results in the potential for the non-affordable housing components to be completed before funding is secured for the affordable housing. Staff was asked to develop language that would address this issue. Last month staff presented the Committee with an amended draft PUD ordinance that contained suggested language responding to concerns that were raised regarding the affordable housing component of the proposed project. This draft language was circulated. However, after reviewing the draft language the applicant has asked that the City consider alternate language. Enclosed is a revised draft ordinance with the applicant's suggested edits tracked. Other than the comments that were received from the applicant, no additional comments have been received. If you have questions or require additional information, please feel free to contact me at °enniferk Lci)cit ofithaca.or g . (OWHITHAM, November 26, 2019 Lisa Nicholas Division of Planning and Economic Development, City of Ithaca 108 E. Green Street, 3 d Floor Ithaca, N.Y. 14850 Re: Carpenter Park PUD Revision to Language Dear Lisa: After discussions of the draft PUD with the City Planning Staff,we've addressed the language in item B.2. We hope the revised language below lays out a clear direction for the City, as well as obligations for the Carpenter Park development team in regard to affordable housing. This language defines the process for obtaining alternative uses for sub area B, should the applicant not be successful.in receiving funding from the HCR for affordable housing. Attached please find the page from the PUD containing this text revision. 2. In the event that the applicant is not able to secure financing for the New York State Office of Homes and Community Renewal ("HCR") to construct the affordable housing outlined.in B.1.c. above, the applicant shall be entitled to seek an amendment to the PUD to use PUD sub area B for another use other than affordable housing but only with approval of an amendment of the PUD. As part of a consideration of an amendment to the PUD the applicant must demonstrate the diligent pursuit of financing from HCR that shall include several unsuccessful efforts to receive funding through the HCR Multifamily Finance Program. Thank you, and we look forward to continuing the public review process. Sincerely, Yam.ila Fournier Phone 60727?.1 91 'r�„€I.xr%zt r rr (ct;t>c/Ir, r rlc.cAF a.rr r 14'F:zs<`.1l rte .Str rt, Rcar ltbczca, \Y Ns50 (This section is for ion)' B. Community Benefits 1 . Benefits . The project i intended to provide the following benefits to the community: _m a. Providing a permanent and improved space for the Community Gardens' -- b. Generation of approximately 150 jobs' . Construction of approximately 40 units of housingi that would be priced to be affordable to those earning 50-50% of AMI d. High-quality public amenities, including improved pedestrian, transit, and _bicycle access throughout the site, and; public spaces including open green space, plazas for events and./or outdoor dining,' a; playground., and storm water management aadens ,s featuring native planting ; _ - r e. An improved gateway into the City of Ithaca on Route 13; . Alignment with the City' s Comprehensive Plan and ongoing planning related to the Route 1.3 corridor; and the Waterfront Zone; and . In the event that the applicant is ,not able to provide' any of the listed community benefits the applicant will be required to return to the Common Council to renegotiate the terms of the Planned Unit Development, _which may include providingalternative benefits, or a direct payment in lieu of stated. benefits .' C . SUB Areas . The Carpenter Circle Planned Unit Development District shall consist of 3 PUD-Sub Areas 1 . CCPUD-A-This sub area is intended to be predominantly used for community gardens and may contain small structures and parking areas that support the gardens . 2 . CCPUD-B-This is a residential sub area. Park Grove Realty Development& Management December 6,2019 Lisa Nicholas,AIP Deputy Director of Planning Planning Division' 108 E green Street Ithaca, NY 14850 Dear Lisa, Park Grove will be resubmitting the affordable housing funding application to New York;State Division of Housing and Community Renewal on December 1 1". We recently provided revised PUD language which addressed the affordable component of the zoning in the manner discussed at last month's PE DC meeting. We would request that if the committee is in agreement with these revisions,it could approve the language at the next meeting on December 111h. It would be helpful in our funding application to demonstrate the support and approval of the PUD language by the PEDC committee, This would send a very positive message to HCR about the municipal support and readiness of the project. Thank you for your consideration. Sincerely, Andrew V. godews Partner i 6 Prince Street Suite 2003 a Rochester New York 14607 O icL 585.4 5,4766 CITY OF IT. ACA ' 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish,Director Planning& Development—607-274-6550 Community Development/IURA—607-274-6565 E-Mail: dgrunderocityofithaca.org To: Planning and Economic Development Committee From: Jennifer Kusznir, Senior Planner Alexander Phillips, Planner Date: December 6, 2019 Re: Establishment of Regulations for Accessory Dwelling Units (ADUs) The purpose of this memo is to provide information on a proposal to establish regulations for developing ADUs in the R-1 and R-2 zoning districts. Last month staff presented a draft ordinance to regulate accessory dwelling units in 1 and 2 family residential zoning districts. At the Committee's direction the draft ordinance was circulated for comment and staff presented the proposal at the November Planning Board Meeting. The Planning Board's comments are enclosed. Also, enclosed are public comments, including a petition signed by 66 residents of South Hill requesting that an owner occupancy requirement be added for any ADUs constructed in the South Hill Overlay District. If the Committee is in agreement staff will circulate the proposed ordinance and return next month with any comments that are received. If you have any concerns or questions regarding any of this information, feel free to contact us at 274-6410. Draft Resolution 12/5/19 An Ordinance Amending the Municipal Code of the City Of Ithaca, Cha2ter 325, Entitled "Zoning" o Establish Regulations for Accessory Dwelling Units (A.DUs) — Declaration of Environmental Significance 1 . WHEREAS, demand for additional housing development has resulted in an increase in residential infill development within neighborhoods in the City, and 2 . WHEREAS, the City would like to allow for appropriate levels of residential development of accessory dwelling units, while also protecting neighborhoods from development that is out of scale and character with the surrounding neighborhoods, and 3 . WHEREAS, in August 2019, staff held a community conversation on accessory dwelling units and solicited comments from the public, and 4 . WHEREAS, staff evaluated all of the public feedback and spent several months evaluating options to regulate accessory dwelling units, while taking into consideration public concerns, and 5 . WHEREAS, staff has drafted an ordinance that will establish guidelines for developing accessory dwelling units in the R- 1 and R-2 zoning districts, and 6 . WHEREAS, the appropriate environmental review has been conducted, including the preparation of a Full Environmental Assessment Form (FEAF) , dated November 22, 2019, and 7 . WHEREAS, the proposed action is a "unlisted" Action under the City Environmental Quality Review Ordinance, and 8 . WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the FEAF prepared by planning staff; now, therefore, be it 1 . RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth on the Full Environmental Assessment Form, dated November 22, 2019, and be it further 2 . 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 3. 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. 12/5/19 An Ordinance Amending the Munici]2al Code of the City Of Ithaca, Chapter 325, Entitled "Zoning" To Establish Regulations for Accessory Dwelling Units (ADUs) o 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 zoning amendment is a "Unlisted" Action pursuant to the City Environmental Quality Review (CEQR) Ordinance, which requires environmental review; now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the establishment of regulations regarding accessory dwelling units . j:\planning\groups\planning and econ dev committee\2019 planning and economic development committee\december 2019\adus\7-2019-adu-leadagencyres-12-05.doc 12/6/2019 PLANNING [DRAFT �k COMMITTEE: ji An Ordinance Amendin2 the Munici2al Code of the City Of Ithaca, Chapter 325, Entitled "Zoning" In Order to Establish Regulations for the Development of AccessoryDwelling Units ORDINANCE O. 1 . WHEREAS, in 2017, the City established the South Hill Overlay District (SHOD) in response to concerns that were raised by the South Hill neighborhood rapid in-fill (ADU' s) of development in the neighborhood and the impacts on both the aesthetic qualities and the character of the neighborhood, and WHEREAS,2 . the SHOD was intended to be a temporary measure to prevent further development until the City could establish regulations for this type of infill (ADU' s) , and 3 . WHEREAS, in the interim, similar concerns about development pressure were raised throughout the City, and . WHEREAS, City staff were directed to research how infill (ADU' S) development is regulated in other municipalities, and 5 . WHEREAS, Planning Staff spent several months researching other communities and developing proposals to encourage the development of accessory dwelling units (ADU' S) that would protect neighborhoods while allowing for housing options that could provide property owners with additional income, and 6. WHEREAS, on August 29, 2019, a community meeting was held, with approximately 70 people in attendance, who offered opinions on options to allow the development of appropriate ADU' s, and 7 . WHEREAS, and staff has considered feedback from the public, the Common Council, and other communities and has developed a set of regulations allowing property owners to develop ADU' s, where appropriate, and the means to protect neighborhoods from the negative impacts of over development, now therefore be it ORDAINED C by the Common Council of the City of Ithaca that Chapter 325, Zoning, be amended as follows : Section 1 . Chapter 325-3B of the Municipal Code of the City of Ithaca, entitled "Definitions and Word Usage", is hereby amended to add the following new definitions : 12/6/2019 Accessory Dwelling Unit (ADU)— A second dwelling unit located in the rear or side yard on a lot with any one-family dwelling in R-1 and CR-1 zoning districts, or in any one-family dwelling or two-family dwelling in R-2 and CR-2 zoning districts (see Section 2 . -F. 3d) . The second unit is created secondary to, and is always smaller than the primary one-family dwelling. The unit includes its own independent habitable space including provision for sleeping, cooking, and sanitation, and is designed to be occupied by an individual or a family, plus not more than one unrelated occupant, independent of the primary dwelling units . 1 . Attached Accessory Dwelling Unit (AADU) - A room or set of rooms, basement, or any other space that is located within a primary structure, but is established as a separate dwelling unit . AADU' s may be occupied by an individual or a family, plus not more than one unrelated occupant . 2 . Detached Accessory Dwelling Unit (DADU) - A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure . DADU' s may be occupied by an individual or a family, plus not more than one unrelated occupant . 3 . Out Building Conversion - A separate dwelling unit that is converted from an existing garage, carriage house, or other accessory structure . Out Building Conversion' s may be occupied by an individual or a family, plus not more than one unrelated occupant . Contiguous Green Space - Green Space on a lot that is uninterrupted by structures or paved surfaces . Section 2 . Chapter 325-8 of the Municipal Code of the City of Ithaca, entitled "District Regulations", is hereby amended to add a new section F, entitled "Additional Restrictions in the R- 1, R-2, CR-1, and CR-2 Zoning Districts", to read as follows : F. Additional Restrictions in the R-1, R-2, CR-1, and CR-2 Zoning Districts . (1) Intent . This section authorizes the installation of accessory dwelling units in the R-1, R-2, CR-1, and CR-2 districts . The purpose and intent of permitting accessory dwelling units is : (a) To provide homeowners, especially those of low and moderate income, with a means of obtaining through rental income, companionship, security and services and thereby to enable them to stay 2 1 P a g e 12/6/2019 more comfortably in homes and neighborhoods they might be forced to leave . (b) To add inexpensive rental units to the housing stock to meet the needs of smaller households, both young and old. (c) To make housing units available to low- and moderate- income households who might otherwise have difficulty finding homes within the City. (d) To develop housing units in family neighborhoods that are appropriate for households at a variety of stages in the lifecycle, thereby lessening fluctuations in neighborhood demand for services . (e) To preserve and allow more efficient use of the City' s existing stock of dwelling while ensuring healthy and safe living environments . (f) To allow for the creation of additional housing, while minimizing impacts to surrounding properties . (2) General Restrictions . (a) In the R-1, R-2, CR-1, and CR-2 Zoning Districts, only one primary structure is permitted as of right . (3) Additional Requirements for Accessory Dwelling Units (a) All Accessory Dwelling Units that have any exterior changes to existing structures or any new ADUS that are new construction are subject to site plan review. (b) Number of Accessory Dwelling Units . Only one accessory dwelling unit, attached or detached, is permitted on a lot . (c) Parking. No additional parking is required for the accessory dwelling unit . Existing required parking for the primary structure must be maintained or replaced on site . (d) Location . Accessory Dwelling Units may be located on any lot in the CR-1 or R-1 zoning district that contains a one-family dwelling and on any lot in the CR-2 and R-2 zoning district that contains a one- or two-family dwelling. ADUs are permitted in any side or rear yard but not in the required front yard. Corner Lots shall be considered to have two front yards . 31 Page 12/6/2019 (e) Additional Requirements for Detached ADUs . [a] Notwithstanding any other requirements of this section, a minimum 10' setback from any property line shall be required [b] A DADU may not be placed less than 5 feet from the primary structure . [c] ADUs are not subject to the maximum lot coverage requirement, however, properties with ADUs are required to maintain 35% contiguous green space. Tot e 35% Contiguous\ t nm 4 P a g e 12/6/2019 (f) Number of Residents . Accessory Dwelling Units may be occupied by an individual or a family, plus not more than one unrelated occupant. Maximum Number of occupants Owner Zoning Primary Accessory Max number of Occupancy District Structure Dwelling Unit unrelated on lot On R-l (a,b) Family + 1 5 unrelated Owner Family + 2 unrelatedFami Occupied unrelated ly + 1 R-2 (a,b, c) 5 unrelated unrelated >1 Family + 1 Family + 1 R-1 (a,b) unrelatedmily 4 unrelated (0 Not Owner unrelated 44 + 1 unrelated i occupied Q) Family+2 Family + 1 � R-2 (a,b, c) 5 unrelated 0 unrelated unrelated Unit 1 : >1 1 Family + One unit: 2 unrelated Family + 1 5 unrelated (0 n/a 44 I R-2 (a,b, c) Unit 2 : unrelatedTwo Units : 0 0 1 Family + 8 unrelated E 2 unrelated 5 1 P a g e 12/6/2019 (g) Appearance of Accessory Dwelling Units . Accessory Dwelling Units should not disrupt the overall architectural character of the neighborhood. A similar architectural style and roof pitch should connect the primary structure to the accessory dwelling unit . [1] Location of Entrances . New or additional front entrances are discouraged, but in any event must be compatible with the architectural style of the existing structure . Detached accessory dwelling units are exempt from this standard. (h) Size Allowances . [1] Detached Accessory Dwelling Units- The maximum size of a DADU may be no more than 750 of the habitable area of the primary structure or 800 square feet, whichever is less . [2] Attached Accessory Dwelling Units- The maximum size of an AADU may be no more than 33 . 30 of the habitable area of the primary structure . [3] Out Building Conversion- Outbuilding conversions are exempt from all area requirements, including maximum lot coverage requirements, minimum green space requirements, and any setback requirements . 6 1 P a g e 12/6/2019 Section 3 . Chapter 325-10 of the Municipal Code of the City of Ithaca, entitled "Accessory Apartments", is hereby deleted in its entirety. A. Section 5. The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 6. Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion . Section 7 . Effective date . This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. 71 P a g e Full Environmental Assessment Form Part I - Project and Setting Instructions for Completing Part l Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review,and may be subject to further verification. Complete Part I based on information currently available. If additional research or investigation would be needed to fully respond to any itern,please answer as thoroughly as possible based on current information;indicate whether missing information does not exist, or is not reasonably available to the sponsor;and,when possible,generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A&B. In Sections C,D&E,most items contain an initial question that must be answered either"Yes"or"No". If the answer to the initial question is"Yes",complete the sub-questions that follow. If the answer to the initial question is"No",proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the applicant or project sponsor to verify that the information contained in Part 1 is accurate and complete. A.Project and Applicant/Sponsor Information. Name of Action or Project: Amendments to the City Zoning Code to regulate the construction for Accessory Dwelling Units Project Location(describe,and attach a general location map): R-1,R-2,CR-1,and CR-2 zoning districts Brief Description of Proposed.Action(include purpose or need): Amendments to the City Zoning Code that includes the following regulations: •Limit all properties the R-1,R-2,CR-1,and CR-2 zoning districts to one primary structure per lot. •Allow properties in the R-1 and CR-1 zoning districts that have a one family dwelling to be able to construct one ADU,which may be attached or detached and may be located in the side or rear yard of the property. •Allow properties in the R-2 and CR-2 zoning districts that have a one or two-family dwelling units to be able to construct one ADU,which may be attached or detached and may be located in the side or rear yard of the property. •Restrict Detached Accessory Dwelling Units(DADUs)to be no more than 75%of the primary structure,but no more than 800SF. •Restrict Attached Accessory Dwelling Units(AADUs)to be no more than 33.3%of the primary structure,but no more than 800SF. •ADUs are not subject to the maximum lot coverage requirement,however,properties are required to maintain 35%contiguous green space. •Establish a set of site requirements,including side,rear,and primary structure setbacks for ADUs. Name of Applicant/Sponsor: Telephone:6072746550 City of Ithaca E-Mail: Aphillips@cityofithaca.org Address:108 East Green Street City/PO:Ithaca State: NY Zip Code:14850 Project Contact(if not same as sponsor;give name and title/role): Telephone:607-274-6556 Alex Phillips E-Mail:Aphillips@cityofithaca.org Address: City/PO: State: Zip Code: Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO: State: Zip Code: Page 1 of 13 FEAF 2019 B.Government Approvals B.Government Approvals,Funding,or Sponsorship. ("Funding"includes grants,loans,tax relief,and any other farms of financial assistance.) Government Entity If Yes:Identify Agency and Approval(s) Application Date Required (Actual or projected) a. City Counsel,Town Board, ®Yes❑No Adoption January 2020 or Village Board of Trustees b. City,Town or Village ®Yes❑No Comment/Review Planning Board or Commission c.City,Town or ❑YesE3No Village Zoning Board of Appeals d. Other local agencies ❑Yes[:]No e.County agencies ❑Yes[3No f. Regional agencies ❑Yes❑No g. State agencies ❑Yes[:]No h.Federal agencies ❑Yes[:[No i. Coastal Resources. i. Is the project site within a Coastal Area,or the waterfront area of a Designated Inland Waterway? ❑Yes❑No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? ❑Yes❑No N. Is the project site within a Coastal Erosion Hazard Area? ❑Yes❑No C.Planning and Zoning C.l.Planning and zoning actions. Will administrative or legislative adoption,or amendment of a plan,local law,ordinance,rule or regulation be the ®Yes❑No only approval(s)which must be granted to enable the proposed action to proceed? • If Yes,complete sections C,F and G. • If No,proceed to question C.2 and complete all remaining sections and questions in Part l C.2.Adopted land use plans. a.Do any municipally-adopted (city,town,village or county)comprehensive land use plan(s)include the site ®Yes❑No where the proposed action would be located? If Yes,does the comprehensive plan include specific recommendations for the site where the proposed action ❑Yes❑No would be located? b.Is the site of the proposed action within any local or regional special planning district(for example: Greenway; ❑Yes®No Brownfield Opportunity Area(BOA); designated.State or Federal heritage area;watershed management plan; or other?) If Yes,identify the plan(s): c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, ❑YesmNo or an adopted municipal farmland protection plan? If Yes,identify the plan(s): Page 2 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes❑No If Yes,what is the zoning classification(s)including any applicable overlay district? CR-1,CR-2, R-1,and R-2 b. Is the use permitted or allowed by a special or conditional use permit? 91 Yes❑No c. Is a zoning change requested as part of the proposed action? ❑Yes®No If Yes, i. What is the proposed new zoning for the site? CA.Existing community services. a.In what school district is the project site located? Ithaca City School Districts b. What police or other public protection forces serve the project site? Ithaca City Police and Fire c.Which fire protection and emergency medical services serve the project site? NA d. What parks serve the project site? NA D.Project Details D.I.Proposed and Potential Development a.What is the general nature of the proposed action (e.g.,residential,industrial,commercial,recreational; if mixed,include all components)? b. a. Total acreage of the site of the proposed action? acres b. Total acreage to be physically disturbed? acres e.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? acres c.Is the proposed action an expansion of an existing project or use? ❑Yes❑No i. If Yes,what is the approximate percentage of the proposed expansion and identify the units(e.g.,acres,miles,housing units, square feet)? % Units: d.Is the proposed action a subdivision,or does it include a subdivision? ❑Yes❑No If Yes, i. Purpose or type of subdivision?(e.g.,residential,industrial,commercial;if mixed,specify types) ii. Is a cluster/conservation layout proposed? ❑Yes[:]No iii. Number of lots proposed? iv. Minimum and maximum proposed lot sizes? Minimum Maximum e. Will the proposed action be constructed in multiple phases? ❑Yes❑No i. If No,anticipated period of construction: months ii. If Yes: • Total number of phases anticipated • Anticipated commencement date of phase I (including demolition) month year • Anticipated completion date of final phase month year • Generally describe connections or relationships among phases,including any contingencies where progress of one phase may determine timing or duration of future phases: Page 3 of 13 f.Does the project include new residential uses? ❑Yes❑No If Yes,show numbers of units proposed. One Family Two Family Three Fancily Multiple Family four or more Initial Phase At completion of all phases g.Does the proposed action include new non-residential construction(including expansions)? ❑Yes❑No If Yes, i.Total number of structures ii. Dimensions(in feet)of largest proposed structure: height; width; and length iii. Approximate extent of building space to be heated or cooled: square feet h.Does the proposed action include construction or other activities that will result in the impoundment of any ❑Yes❑No liquids, such as creation of a water supply,reservoir,pond,lake,waste lagoon or other storage? If Yes, i. Purpose of the impoundment: ii. If a water impoundment,the principal source of the water: ❑ Ground water❑Surface water streams ❑Other specify: iii. If other than water,identify the type of impounded/contained liquids and their source. iv. Approximate size of the proposed impoundment. Volume: million gallons; surface area: acres v. Dimensions of the proposed dam or impounding structure: height; length vi. Construction rnethod/materials for the proposed dam or impounding structure(e.g.,earth fill,rock,wood,concrete): D.2. Project Operations a. Does the proposed action include any excavation,mining,or dredging,during constriction,operations,or both? ❑Yes❑No (Not including general site preparation,grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes: i.What is the purpose of the excavation or dredging? ii. How much material (including rock,earth, sediments,etc.)is proposed to be removed from the site? • Volume(specify tons or cubic yards): • Over what duration of time? iii. Describe nature and characteristics of materials to be excavated or dredged,and plans to use,manage or dispose of them. iv. Will there be onsite dewatering or processing of excavated materials? ❑Yes❑No If yes,describe. v. What is the total area to be dredged or excavated'? acres vi. What is the maximum area to be worked at any one time? acres vii. What would be the maximum depth of excavation or dredging? feet viii. Will the excavation require blasting? ❑Yes❑No ix. Summarize site reclamation goals and plan: b.Would the proposed action cause or result in alteration of,increase or decrease in size of,or encroachment ❑Yes❑No into any existing wetland,waterbody,shoreline,beach or adjacent area? If Yes: i. Identify the wetland or waterbody which would be affected(by name,water index number,wetland map number or geographic description): Page 4 of 13 ii. Describe how the proposed action would affect that waterbody or wetland,e.g. excavation,till,placement of structures,or alteration of channels,banks and shorelines. Indicate extent of activities,alterations and additions in square feet or acres: iii.Will the proposed action cause or result in disturbance to bottom sediments? ❑Yes❑No If Yes,describe: iv. Will the proposed action cause or result in the destruction or removal of aquatic vegetation? ❑YesE]No If Yes: • acres of aquatic vegetation proposed to be removed: • expected acreage of aquatic vegetation remaining after project completion: • purpose of proposed removal(e.g.beach clearing,invasive species control,boat access): • proposed method of plant removal: • if chemical/herbicide treatment will be used,specify product(s): v. Describe any proposed reclamation/mitigation following disturbance: c. Will the proposed action use,or create a new demand for water? ❑Yes❑No If Yes: i. Total anticipated water usage/demand per day: gallons/day ii. Will the proposed action obtain water from an existing public water supply? ❑Yes ONo If Yes: • Name of district or service area: • Does the existing public water supply have capacity to serve the proposal'? ❑Yes❑No • Is the project site in the existing district? ❑Yes❑No • Is expansion of the district needed? ❑Yes❑No • Do existing lines serve the project site? ❑Yes❑No iii. Will line extension within an existing district be necessary to supply the project? ❑Yes❑No If Yes: • Describe extensions or capacity expansions proposed to serve this project: • Source(s)of supply for the district: iv. Is a new water supply district or service area proposed to be formed to serve the project site? ❑Yes❑No If,Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • Proposed source(s)of supply for new district: v. If a public water supply will not be used,describe plans to provide water supply for the project: vi.If water supply will be from wells(public or private),what is the maximum pumping capacity: gallons/minute. d.Will the proposed action generate liquid wastes? ❑Yes❑No If Yes: i. Total anticipated liquid waste generation per day: gallons/day ii. Nature of liquid wastes to be generated(e.g., sanitary wastewater,industrial;if combination,describe all components and approximate volumes or proportions of each): iii. Will the proposed action use any existing public wastewater treatment facilities? [:]Yes[:]No If Yes: • Name of wastewater treatment plant to be used: • Name of district: • Does the existing wastewater treatment plant have capacity to serve the project? ❑YesE]No • Is the project site in the existing district? ❑Yes❑No • Is expansion of the district needed? ❑YesE]No Page 5 of 13 • Do existing sewer lines serve the project site? ❑Yes❑No • Will a line extension within an existing district be necessary to serve the project? ❑Yes❑No If Yes: • Describe extensions or capacity expansions proposed to serve this project: iv. Will a new wastewater(sewage)treatment district be formed to serve the project site? ❑Yes❑No If Yes: • Applicant/sponsor for new district: • Date application submitted or anticipated: • What is the receiving water for the wastewater discharge? v. If public facilities will not be used,describe plans to provide wastewater treatment for the project,including specifying proposed. receiving water(name and classification if surface discharge or describe subsurface disposal plans): vi. Describe any plans or designs to capture,recycle or reuse liquid waste: e.Will the proposed action disturb more than one acre and create stormwater runoff,either from new point ❑Yes❑No sources(i.e. ditches,pipes, swales,curbs,gutters or other concentrated flows of storrnwater)or non-point source(i.e.sheet flow)during construction or post construction? If Yes: i. How much impervious surface will the project create in relation to total size of project parcel? Square feet or acres(impervious surface) Square feet or acres(parcel size) ii. Describe types of new point sources. N. Where will the stormwater runoff be directed(i.e.on-site stormwater management facility/structures,adjacent properties, groundwater,on-site surface water or off-site surface waters)? • If to surface waters,identify receiving water bodies or wetlands: • Will stormwater runoff flow to adjacent properties? ❑YesE]No iv. Does the proposed plan minimize impervious surfaces,use pervious materials or collect and re-use stormwater? ❑Yes❑No f. Does the proposed action include,or will it use on-site,one or more sources of air emissions,including fuel ❑Yes❑No combustion,waste incineration,or other processes or operations? If Yes,identify: i.Mobile sources during project operations(e.g.,heavy equipment, fleet or delivery vehicles) ii. Stationary sources during construction(e.g.,power generation,structural heating,batch plant,crushers) iii. Stationary sources during operations(e.g.,process emissions,large boilers,electric generation) g.Will any air emission sources named in D.2.f(above),require a NY State Air Registration,Air Facility Permit, ❑Yes❑No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet ❑Yes❑No ambient air quality standards for all or some parts of the year) ii. In addition to emissions as calculated in the application,the project will generate: • Tons/year(short tons)of Carbon Dioxide(CO,) • Tons/year(short tons)of Nitrous Oxide(N,O) • Tons/year(short tons)of Perfluorocarbons(PFCs) • Tons/year(short tons)of Sulfur Hexafluoride(SF6) • Tons/year(short tons)of Carbon Dioxide equivalent of Hydroflourocarbons(HFCs) • Tons/year(short tons)of Hazardous Air Pollutants(HAPs) Page 6 of 13 h.Will the proposed action generate or emit methane(including,but not limited to,sewage treatment plants, Yes No landfills,composting facilities)? If Yes: i. Estimate methane generation in tons/year(metric): ii. Describe any methane capture,control or elimination measures included in project design (e.g.,combustion to generate heat or electricity,flaring): i.Will the proposed action result in the release of air pollutants from open-air operations or processes,such as ❑Yes❑No quarry or landfill operations? If Yes: Describe operations and nature of ernissions(e.g.,diesel exhaust,rock particulates/dust): j.Will the proposed action result in a substantial increase in traffic above present levels or generate substantial E]YesONo new demand for transportation facilities or services? If Yes: i. When is the peak traffic expected(Check all that apply): ❑Morning ❑Evening Weekend ❑randomly between hours of to ii. For commercial activities only,projected number of truck trips/day and type(e.g.,semi trailers and dump trucks): iii. Parking spaces: Existing Proposed Net increase/decrease iv. Does the proposed action include any shared use parking? ❑Yes❑No u If the proposed action includes any modification of existing roads,creation of new roads or change in existing access,describe: vi. Are public/private transportation service(s)or facilities available within 1/2 mile of the proposed site? ❑YesONo vii Will the proposed action include access to public transportation or accommodations for use of hybrid,electric ❑Yes❑No or other alternative fueled vehicles? viii.Will the proposed action include plans for pedestrian or bicycle accornmodations for connections to existing ❑Yes[]No pedestrian or bicycle routes? k.Will the proposed action (for commercial or industrial projects only)generate new or additional demand ❑YesONo for energy? If Yes: i. Estimate annual electricity demand during operation of the proposed action: ii. Anticipated sources/suppliers of electricity for the project(e.g.,on-site combustion,on-site renewable,via grid/local utility,or other): iii. Will the proposed action require a new,or an upgrade,to an existing substation? ❑Yes❑No 1. Hours of operation. Answer all iterns which apply. i. During Construction: ii. During Operations: • Monday-Friday: • Monday-Friday: • Saturday: • Saturday: • Sunday: • Sunday: • Holidays: • Holidays: Page 7 of 13 m.Will the proposed action produce noise that will exceed existing ambient noise levels during construction, ❑Yes❑No operation,or both? If yes: i. Provide details including sources,time of day and duration: ii. Will the proposed action remove existing natural barriers that could act as a noise barrier or screen? ❑Yes❑No Describe: n.Will the proposed action have outdoor lighting? ❑Yes❑No If yes: i. Describe source(s),loeation(s),height of fixture(s),direction/aim,and proximity to nearest occupied structures: ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? ❑Yes❑No Describe: o. Does the proposed action have the potential to produce odors for more than one hour per day? ❑Yes❑No If Yes,describe possible sources,potential frequency and duration of odor emissions,and proximity to nearest occupied structures: p.Will the proposed action include any bulk storage of petroleum(combined capacity of over 1,100 gallons) ❑Yes❑No or chemical products 185 gallons in above ground storage or any amount in underground storage? If Yes: i. Product(s)to be stored ii. Volune(s) per unit time (e.g.,month,year) iii. Generally,describe the proposed storage facilities: q. Will the proposed action(commercial,industrial and recreational projects only)use pesticides(i.e.,herbicides, ❑Yes ❑No insecticides)during construction or operation? If Yes: i. Describe proposed treatment(s): ii. Will the proposed action use Integrated Pest Management Practices? ❑ Yes ❑No r.Will the proposed action(commercial or industrial projects only)involve or require the management or disposal ❑ Yes ❑No of solid waste(excluding hazardous materials)? If Yes: i. Describe any solid waste(s)to be generated during construction or operation of the facility: • Construction: tons per (unit of time) • Operation : tons per (unit of time) ii. Describe any proposals for on-site minimization,recycling or reuse of materials to avoid disposal as solid waste: • Construction: • Operation: iii. Proposed disposal methods/facilities for solid waste generated on-site: • Construction: • Operation: Page 8 of 13 s.Does the proposed action include construction or modification of a solid waste management facility'? ❑ Yes❑ No If Yes: i. Type of management or handling of waste proposed for the site(e.g.,recycling or transfer station,composting,landfill,or other disposal activities): ii. Anticipated rate of disposal/proeessing: • Tons/month,if transfer or other non-combustion/thermal treatment,or • Tons/hour,if combustion or thermal treatment iii. If landfill,anticipated site life: years t.Will the proposed action at the site involve the commercial generation,treatment,storage,or disposal of hazardous❑Yes❑No waste? If Yes: i. Name(s)of all hazardous wastes or constituents to be generated,handled or managed at facility: ii. Generally describe processes or activities involving hazardous wastes or constituents: iii. Specify amount to be handled or generated tons/month iv. Describe any proposals for on-site minimization,recycling or reuse of hazardous constituents: v. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? ❑Yes[:]No If Yes: provide name and location of facility: If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: E.Site and Setting of Proposed Action EA.Land uses on and surrounding the project site a. Existing land uses. i. Check all uses that occur on,adjoining and near the project site. ❑ Urban El Industrial ❑ Commercial ❑ Residential (suburban) ❑ Rural (non-farm) ❑ Forest ❑ Agriculture ❑ Aquatic ❑ Other(specify): ii. If mix of uses,generally describe: b. Land uses and covertypes on the project site. Land use or Current Acreage After Change Covertype Acreage Project Completion (Acres+/-) • Roads,buildings,and other paved or impervious surfaces • Forested • Meadows,grasslands or brushlands(non- agricultural,including abandoned agricultural) • Agricultural (includes active orchards, field,greenhouse etc.) • Surface water features (lakes,ponds,streams,rivers,etc.) • Wetlands(freshwater or tidal) • Non-vegetated(bare rock,earth or fill) • Other Describe: Page 9 of 13 c.Is the project site presently used by members of the community for public recreation? ❑Yes No i. If Yes: explain: d.Are there any facilities serving children,the elderly,people with disabilities(e.g.,schools,hospitals,licensed ❑Yes❑No day care centers,or group homes)within 1500 feet of the project site? If Yes, i. Identify Facilities: e.Does the project site contain an existing dam? ❑YesMNo If Yes: i. Dimensions of the darn and impoundment: • Dam height: feet • Dam length: feet • Surface area: acres • Volume impounded: gallons OR acre-feet ii. Dam's existing hazard classification: iii. Provide date and summarize results of last inspection: f Has the project site ever been used as a municipal,commercial or industrial solid waste management facility, ❑Yes❑No or does the project site adjoin property which is now,or was at one time,used as a solid waste management facility? If Yes: i. Has the facility been formally closed? Yes No • If yes,cite sources/documentation: ii. Describe the location of the project site relative to the boundaries of the solid waste management facility: iii. Describe any development constraints due to the prior solid waste activities: g.Have hazardous wastes been generated,treated and/or disposed of at the site,or does the project site adjoin ❑Yes❑No property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste? If Yes: i. Describe waste(s)handled and waste managerent activities,including approximate time when activities occurred: h. Potential contamination history. Has there been a reported spill at the proposed project site,or have any ❑Yes❑ No remedial actions been conducted at or adjacent to the proposed site? If Yes: i. Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site ❑Yes No Remediation database? Check all that apply: ❑ Yes—Spills Incidents database Provide DEC ID nurnber(s): ❑ Yes—Environmental Site Remediation database Provide DEC ID number(s): ❑ Neither database ii. If site has been subject of RCRA corrective activities,describe control measures: iii. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? ❑Yes❑No If yes,provide DEC ID number(s): iv. If yes to(i),(ii)or(iii)above,describe current status of site(s): Page 10 of 13 v. Is the project site subject to an institutional control limiting property uses? El Yes❑No • If yes,DEC site ID number: • Describe the type of institutional control(e.g.,deed restriction or easement): • Describe any use limitations: • Describe any engineering controls: • Will the project affect the institutional or engineering controls in place? ❑Yes❑No • Explain: E.2. Natural Resources On or Near Project Site a. What is the average depth to bedrock on the project site? feet b.Are there bedrock outcroppings on the project site? ❑Yes❑No If Yes,what proportion of the site is comprised of bedrock outcroppings? % c.Predominant soil type(s)present on project site: % d.What is the average depth to the water table on the project site? Average: feet e.Drainage status of project site soils:[] Well Drained: %of site ❑ Moderately Well Drained: %of site ❑ Poorly Drained %of site f. Approximate proportion of proposed action site with slopes: ❑ 0-10%: %of site ❑ 10-15%: %of site ❑ 15%or greater: %of site g.Are there any unique geologic features on the project site? ❑Yes❑No If Yes,describe: h. Surface water features. i. Does any portion of the project site contain wetlands or other waterbodies(including streams,rivers, ❑Yes❑No ponds or lakes)? ii. Do any wetlands or other waterbodies adjoin the project site? ❑Yes❑No If Yes to either i or ii,continue. If No,skip to E.2.i. iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, ❑Yes❑No state or local agency`? N. For each identified regulated wetland and waterbody on the project site,provide the following information: 0 Strearns: Name Classification • Lakes or Ponds: Name Classification • Wetlands: Name Approximate Size • Wetland No. (if regulated by DEC) v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired ❑Yes❑No waterbodies? If yes,name of impaired water body/bodies and basis for listing as impaired: i.Is the project site in a designatedFloodway? ❑Yes❑No j.Is the project site in the 100-year Floodplain? ❑Yes❑No k.Is the project site in the 500-year Floodplain? ❑Yes❑No 1.Is the project site located over,or immediately adjoining,a primary,principal or sole source aquifer'? ❑Yes❑No If Yes: i. Name of aquifer: Page 11 of 13 m. Identify the predominant wildlife species that occupy or use the project site: n.Does the project site contain a designated significant natural community? ❑Yes❑No If Yes: i. Describe the habitat/community(composition, function,and basis for designation): ii. Source(s)of description or evaluation: iii. Extent of community/habitat: • Currently: acres • Following cornpletion of project as proposed: acres • Gain or loss(indicate+or-): acres o.Does project site contain any species of plant or animal that is listed by the federal government or NYS as ❑Yes❑No endangered or threatened,or does it contain any areas identified as habitat for an endangered or threatened species? If Yes: i. Species and listing(endangered or threatened): p. Does the project site contain any species of plant or animal that is listed by NYS as rare,or as a species of ❑Yes❑No special concern? If Yes: i. Species and listing: q.Is the project site or adjoining area currently used for hunting,trapping,fishing or shell fishing? ❑Yes❑No If yes,give a brief description of how the proposed action may affect that use: E.3. Designated Public Resources On or Near Project Site a.Is the project site,or any portion of it,located in a designated agricultural district certified pursuant to ❑Yes❑No Agriculture and Markets Law,Article 25-AA, Section 303 and 304? If Yes, provide county plus district name/number: b.Are agricultural lands consisting of highly productive soils present? ❑Yes❑No i. If Yes: acreage(s)on project site'? ii. Source(s)of soil rating(s): c. Does the project site contain all or part of,or is it substantially contiguous to,a registered National ❑Yes❑No Natural Landmark? If Yes: i. Nature of the natural landmark: ❑Biological Community ❑ Geological Feature ii. Provide brief description of landmark,including values behind designation and approximate size/extent: d.Is the project site located in or does it adjoin a state listed Critical Environmental Area? ❑Yes❑No If Yes: i. CEA name: ii. Basis for designation: iii. Designating agency and date: Page 12 of 13 e.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district ❑Yes❑No which is listed on the National or State Register of Historic Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places'? If Yes: i. Nature of historic/archaeological resource: ElArchaeological Site ❑Historic Building or District ii. Name: iii. Brief description of attributes on which listing is based: f Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for ❑Yes❑No archaeological site,;on the NY State Historic Preservation Office(SHPO)archaeological site inventory? g.Have additional archaeological or historic site(-,)or resources been identified on the project site? ❑Yes❑No If Yes: i.Describe possible resource(s): ii. Basis for identification: h. Is the project site within fives miles of any officially designated and publicly accessible federal, state,or local ❑Yes❑No scenic or aesthetic resource? If Yes: i. Identify resource: ii. Nature of,or basis for,designation(e.g.,established highway overlook, state or local park, state historic trail or scenic byway, etc.): iii. Distance between project and resource: miles. i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers ❑Yes❑No Program 6 NYCRR 666? If Yes: i. Identify the name of the river and its designation: ii. Is the activity consistent with development restrictions contained in 6NYCRR Part 666? ❑Yes❑No F.Additional Information Attach any additional information which may be needed to clarify your project. If you have identified any adverse impacts which could be associated with your proposal,please describe those impacts plus any measures which you propose to avoid or minimize them. G. Verification I certify that the information provided is true to the best of my knowledge. Applicant/Sponsor Name City of Ithaca Date 11/22/2019 Signature Alex Phillips Title Planner PRINT FORM Page 13 of 13 Agency Use Only[If applicable] Full Environmental Assessment Form Project: Accessory Dwelling units Part 2-Identification of Potential Project Impacts Date: 11/22/2019 Part 2 is to be completed by the Lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could be affected by a proposed project or action. We recognize that the lead agency's reviewer(s)will not necessarily be environmental professionals. So,the questions are designed to walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2,the form identifies the most relevant questions in Part l that will provide the information needed to answer the Part 2 question. When Part 2 is completed,the lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area,complete the Coastal Assessment Form before proceeding with this assessment. Tips for completing Part 2: • Review all of the information provided in Part 1. • Review any application,maps,supporting materials and the Full EAF Workbook. • Answer each of the 18 questions in Part 2. • If you answer"Yes"to a numbered question,please complete all the questions that follow in that section. • If you answer"No"to a numbered question,move on to the next numbered question. • Check appropriate column to indicate the anticipated size of the impact. • Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box"Moderate to large impact may occur." • The reviewer is not expected to be an expert in environmental analysis. • If you are not sure or undecided about the size of an impact,it may help to review the sub-questions for the general question and consult the workbook. • When answering a question consider all components of the proposed activity,that is,the"whole action". • Consider the possibility for long-term and cumulative impacts as well as direct impacts. • Answer the question in a reasonable manner considering the scale and context of the project. 1. Impact on Land Proposed action may involve construction on, or physical alteration of, NO ®YES the land surface of the proposed site. (See Part 1. D.1) If"Yes", answer questions a-j. If`No", move on to Section 2. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may involve construction on land where depth to water table is E2d ❑ ❑ less than 3 feet. b.The proposed action may involve construction on slopes of 15%or greater. Elf ❑ ❑ c.The proposed action may involve construction on land where bedrock is exposed,or E2a ❑ ❑ generally within 5 feet of existing ground surface. d.The proposed action may involve the excavation and removal of more than 1,000 tons 132a ❑ ❑ of natural material. e. The proposed action may involve construction that continues for more than one year Dle ❑ ❑ or in multiple phases. f.The proposed action may result in increased erosion,whether from physical 132e,D2q ❑ ❑ disturbance or vegetation removal(including from treatment by herbicides). g.The proposed action is,or may be,located within a Coastal Erosion hazard area. Bli ❑ ❑ h. Other impacts: ❑ ❑ Page 1 of 10 FEAF2019 2. Impact on Geological Features The proposed action may result in the modification or destruction of, or inhibit access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, ®NO ❑YES minerals, fossils, caves). (See Part 1. E.2.g) I "Yes", answer questions a- c. I "No", move on to Section 3. Relevant No,or Moderate Part I small to large Question(s) impact impact may mAY occur occur a.Identify the specific land form(s)attached: Egg ❑ ❑ b.The proposed action may affect or is adjacent to a geological feature listed as a E3c ❑ ❑ registered National Natural Landmark. Specific feature: c. Other impacts: ❑ ❑ 3. Impacts on Surface Water The proposed action may affect one or more wetlands or other surface water ONO D YES bodies (e.g., streams,rivers,ponds or lakes). (See Part 1. D.2,E.2.h) I "Yes", answer questions a- 1. I "No", move on to Section 4. Relevant No,or Moderate Part I small to large i Question(s) impact impact may mAy occur occur a. The proposed action may create a new water body. D2b,Dlh ❑ ❑ b.The proposed action may result in an increase or decrease of over 10%or more than a D2b ❑ ❑ 10 acre increase or decrease in the surface area of any body of water. c. The proposed action may involve dredging more than 100 cubic yards of material D2a ❑ ❑ from a wetland or water body. d.The proposed action may involve construction within or adjoining a freshwater or E2h ❑ ❑ tidal wetland,or in the bed or banks of any other water body. e. The proposed action may create turbidity in a waterbody,either from upland erosion, 132a,D2h ❑ ❑ runoff or by disturbing bottom sediments. f. The proposed action may include construction of one or more intake(s)for withdrawal D2c ❑ ❑ of water from surface water. g.The proposed action may include construction of one or more outfall(s)for discharge D2d ❑ ❑ of wastewater to surface water(s). It.The proposed action may cause soil erosion,or otherwise create a source of D2e ❑ ❑ stormwater discharge that may lead to siltation or other degradation of receiving water bodies. i.The proposed action may affect the water quality of any water bodies within or E2h ❑ ❑ downstream of the site of the proposed action. j.The proposed action may involve the application of pesticides or herbicides in or D2q,E2h ❑ ❑ around any water body. k.The proposed action may require the construction of new,or expansion of existing, Dla,D2d ❑ ❑ wastewater treatment facilities. Page 2 of 10 1. Other impacts: ❑ ❑ 4. Impact on groundwater The proposed action may result in new or additional use of ground water, or NO YES may have the potential to introduce contaminants to ground water or an aquifer. (See Part 1. D.2.a, D.2.c,D.2.d,D.2.p, D.2.q, D.2.t) If"Yes", answer questions a- h. If"No", move on to Section 5. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may require new water supply wells,or create additional demand D2c ❑ ❑ on supplies from existing water supply wells. b.Water supply demand from the proposed action may exceed safe and sustainable D2c ❑ ❑ withdrawal capacity rate of the local supply or aquifer. Cite Source: c. The proposed action may allow or result in residential uses in areas without water and Dla,D2c ❑ ❑ sewer services. d.The proposed action may include or require wastewater discharged to groundwater. 132d,E21 ❑ ❑ e. The proposed action may result in the construction of water supply wells in locations D2c,Elf, ❑ ❑ where groundwater is,or is suspected to be,contaminated. El g,Elh f. The proposed action may require the bulls storage of petroleum or chemical products 132p,E21 ❑ ❑ over ground water or an aquifer. g. The proposed action may involve the commercial application of pesticides within 100 E2h,D2q, ❑ ❑ feet of potable drinking water or irrigation sources. E21,D2c h. Other impacts: ❑ ❑ 5. Impact on Flooding The proposed action may result in development on lands subject to flooding. NO —]YES (See Part 1. E.2) I "Yes", answer questions a-g. I "No", move on to Section 6. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may result in development in a designated floodway. E2i ❑ ❑ b. The proposed action may result in development within a 100 year floodplain. E2j ❑ ❑ c. The proposed action may result in development within a 500 year floodplain. E2k ❑ ❑ d.The proposed action may result in,or require,modification of existing drainage D2b,D2e ❑ ❑ patterns. e.The proposed action may change flood water flows that contribute to flooding. D2b,E2i, ❑ ❑ E2j,E2k f.If there is a dam located on the site of the proposed action,is the dam in need of repair, Ele ❑ ❑ or upgrade? Page 3 of 10 g. Other impacts: El 6. Impacts on Air The proposed action may include a state regulated air emission source. NO YES (See Part 1. D.2.f.,D.2.h,D.2.g) If"Yes", answer questions a-f. If"No", move on to Section 7. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.If the proposed action requires federal or state air emission permits,the action may also emit one or more greenhouse gases at or above the following levels: i. More than 1000 tons/year of carbon dioxide(CO2) D2g ❑ ❑ ii. More than 3.5 tons/year of nitrous oxide(N20) D2g ❑ ❑ iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons(PFCs) D2g ❑ ❑ iv.More than.045 tons/year of sulfur hexafluoride(SF6) D2g ❑ ❑ v. More than 1000 tons/year of carbon dioxide equivalent of D2g ❑ ❑ hydrochloroflourocarbons(HFCs)emissions vi.43 tons/year or more of methane D2h ❑ ❑ b.The proposed action may generate 10 tons/year or more of any one designated D2g ❑ ❑ hazardous air pollutant,or 25 tons/year or more of any combination of such hazardous air pollutants. c. The proposed action may require a state air registration,or may produce an emissions D2f,D2g ❑ ❑ rate of total contaminants that may exceed 5 lbs.per hour,or may include a heat source capable of producing more than 10 million BTU's per hour. d.The proposed action may reach 50%of any of the thresholds in"a"through"c", D2g ❑ ❑ above. e.The proposed action may result in the combustion or thermal treatment of more than 1 D2s ❑ ❑ ton of refuse per hour. f.Other impacts: ❑ ❑ 7. Impact on Plants and Animals The proposed action may result in a loss of flora or fauna. (See Part 1. E.2. m.-q.) ®NO ❑YES Lf"Yes", answer uestions a- If`No", move on to Section 8. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action may cause reduction in population or loss of individuals of any E2o ❑ ❑ threatened or endangered species,as listed by New York State or the Federal government,that use the site,or are found on,over,or near the site. b.The proposed action may result in a reduction or degradation of any habitat used by E2o ❑ ❑ any rare,threatened or endangered species,as listed by New York State or the federal government. c. The proposed action may cause reduction in population,or loss of individuals,of any E2p ❑ ❑ species of special concern or conservation need,as listed by New York State or the Federal government,that use the site,or are found on,over,or near the site. d.The proposed action may result in a reduction or degradation of any habitat used by E2p ❑ ❑ any species of special concern and conservation need,as listed by New York State or the Federal government. Page 4 of 10 e.The proposed action may diminish the capacity of a registered National Natural ER ❑ ❑ Landmark to support the biological community it was established to protect. f. The proposed action may result in the removal of,or ground disturbance in,any E2n ❑ ❑ portion of a designated significant natural community. Source: g.The proposed action may substantially interfere with nesting/breeding,foraging,or Elm ❑ ❑ over-wintering habitat for the predominant species that occupy or use the project site. h.The proposed action requires the conversion of more than 10 acres of forest, Elb ❑ ❑ grassland or any other regionally or locally important habitat. Habitat type&information source: i.Proposed action(commercial,industrial or recreational projects,only)involves use of D2q ❑ ❑ herbicides or pesticides. j.Other impacts: ❑ ❑ 8. Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) NO ❑YES I "Yes", answer questions a-h. I "No", move on to Section 9. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may impact soil classified within soil group 1 through 4 of the E2c,E3b ❑ ❑ NYS Land Classification System. b.The proposed action may sever,cross or otherwise limit access to agricultural land Ela,Elb ❑ ❑ (includes cropland,hayfields,pasture,vineyard,orchard,etc). c. The proposed action may result in the excavation or compaction of the soil profile of E3b ❑ ❑ active agricultural land. d.The proposed action may irreversibly convert agricultural land to non-agricultural Elb,E3a ❑ ❑ uses,either more than 2.5 acres if located in an Agricultural District,or more than 10 acres if not within an Agricultural District. e. The proposed action may disrupt or prevent installation of an agricultural land El a,Elb ❑ ❑ management system. f. The proposed action may result,directly or indirectly,in increased development C2c,C3, ❑ ❑ potential or pressure on farmland. 132c,D2d g.The proposed project is not consistent with the adopted municipal Farmland C2c ❑ ❑ Protection Plan. h. Other impacts: ❑ ❑ Page 5 of 10 9. Impact on Aesthetic Resources The land use of the proposed action are obviously different from, or are in NO [—]YES sharp contrast to, current land use patterns between the proposed project and a scenic or aesthetic resource. (Part 1. E.La, E.Lb,E.3.h.) If"Yes", answer questions a 10. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. Proposed action may be visible from any officially designated federal, state,or local E3h 0 0 scenic or aesthetic resource. b.The proposed action may result in the obstruction,elimination or significant E3h,C2b 11 11 screening of one or more officially designated scenic views. c. The proposed action may be visible from publicly accessible vantage points: E3h i. Seasonally(e.g.,screened by summer foliage,but visible during other seasons) El El ii.Year round d.The situation or activity in which viewers are engaged while viewing the proposed E3h action is: E2q, i. Routine travel by residents,including travel to and from work El El ii. Recreational or tourism based activities Elc 0 El e. The proposed action may cause a diminishment of the public enjoyment and E3h 0 ❑ appreciation of the designated aesthetic resource. f. There are similar projects visible within the following distance of the proposed Dla,Ela, 11 El project: Dlf,Dlg 0-1/2 mile 1/2-3 mile 3-5 mile 5+ mile g. Other impacts: 0 ❑ 10. Impact on Historic and Archeological Resources r-7-1 The proposed action may occur in or adjacent to a historic or archaeological yJ NO YES resource. (Part 1. E.3.e, f. and g.) If"Yes", answer questions a - e. If No", go to Section I I Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur-- occur a. The proposed action may occur wholly or partially within,or substantially contiguous to,any buildings,archaeological site or district which is listed on the National or De El El State Register of Historical Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places. b.The proposed action may occur wholly or partially within,or substantially contiguous E3f El El to,an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory. c. The proposed action may occur wholly or partially within,or substantially contiguous E3g 13 13 to,an archaeological site not included on the NY SHPO inventory. Source: Page 6 of 10 d. Other impacts: 0 0 If any of the above(a-d)are answered"Moderate to large impact may e. occur",continue with the following questions to help support conclusions in Part 3: i. The proposed action may result in the destruction or alteration of all or part E3e,E3g, 0 0 of the site or property. E3f ii. The proposed action may result in the alteration of the property's setting or E3e,E3f, 0 11 integrity. E3g,E I a, Elb iii. The proposed action may result in the introduction of visual elements which E3e,E3f, 1-1 13 are out of character with the site or property,or may alter its setting. E3g,E3h, C2,C3 11. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a Lj�]NO YES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part 1. C.2.c, E.I.c., E.2.q.) If"Yes", answer questions a- e. If"No", go to Section 12. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may result in an impairment of natural functions,or"ecosystem D2e,Elb E3 D services",provided by an undeveloped area,including but not limited to stormwater E2h, storage,nutrient cycling,wildlife habitat. Elm,Ego, E2n,E2p b.The proposed action may result in the loss of a current or future recreational resource. C2a,E I c, 0 0 C2c,E2q c. The proposed action may eliminate open space or recreational resource in an area C2a,C2c ❑ E3 with few such resources. Elc,E2q d.The proposed action may result in loss of an area now used informally by the C2c,Elc 13 13 community as an open space resource. e. Other impacts: 0 0 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical ❑ NO YES environmental area(CEA). (See Part 1. E.3.d) If"Yes", answer questions a- c. If"No", go to Section 13. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may result in a reduction in the quantity of the resource or E3d 0 0 characteristic which was the basis for designation of the CEA. b.The proposed action may result in a reduction in the quality of the resource or EM 0 1:1 characteristic which was the basis for designation of the CEA. c. Other impacts: 0 0 Page 7 of 10 13. Impact on Transportation The proposed action may result in a change to existing transportation systems. /I NO YES (See Part 1. D.2.j) I "Yes", answer questions a- . I "No", go to Section 14. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.Projected traffic increase may exceed capacity of existing road network. D2j ❑ ❑ b.The proposed action may result in the construction of paved parking area for 500 or D2j ❑ ❑ more vehicles. c. The proposed action will degrade existing transit access. D2j ❑ ❑ d.The proposed action will degrade existing pedestrian or bicycle accommodations. D2j ❑ ❑ e.The proposed action may alter the present pattern of movement of people or goods. D2j ❑ ❑ £ Other impacts: ❑ ❑ 14. Impact on Energy The proposed action may cause an increase in the use of any form of energy. ©NO ❑YES (See Part 1. D.21) 1C"Yes", answer questions a- e. T "No", go to Section 15. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action will require a new,or an upgrade to an existing, substation. D2k ❑ ❑ b.The proposed action will require the creation or extension of an energy transmission Dlf, ❑ ❑ or supply system to serve more than 50 single or two-family residences or to serve a Dlq,D2k commercial or industrial use. c. The proposed action may utilize more than 2,500 MWhrs per year of electricity. D2k ❑ ❑ d. The proposed action may involve heating and/or cooling of more than 100,000 square Dlg ❑ ❑ feet of building area when completed. e.Other Impacts: 15. Impact on Noise, Odor, and Light The proposed action may result in an increase in noise, odors, or outdoor lighting. ©NO [:]YES (See Part 1. D.2.m.,n., and o.) I "Yes", answer uestions a-f. If No", o to Section 16. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action may produce sound above noise levels established by local D2m ❑ ❑ regulation. b.The proposed action may result in blasting within 1,500 feet of any residence, 132m,E 1 d ❑ ❑ hospital,school,licensed day care center,or nursing home. c. The proposed action may result in routine odors for more than one hour per day. D2o ❑ ❑ Page 8 of 10 d.The proposed action may result in light shining onto adjoining properties. D2n ❑ ❑ e. The proposed action may result in lighting creating sky-glow brighter than existing D2n,El ❑ ❑ area conditions. f. Other impacts: ❑ ❑ 16. Impact on Human Health The proposed action may have an impact on human health from exposure ©NO ❑YES to new or existing sources of contaminants. (See Part 1.D.2.q., E.1. d. £ g. and h) I "Yes", answer questions a- m. ff"No", go to Section 17. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a. The proposed action is located within 1500 feet of a school,hospital,licensed day E1 d ❑ ❑ care center,group home,nursing home or retirement community. b.The site of the proposed action is currently undergoing remediation. Elg,Elh ❑ ❑ c. There is a completed emergency spill remediation,or a completed environmental site Elg,Elh ❑ ❑ remediation on,or adjacent to,the site of the proposed action. d.The site of the action is subject to an institutional control limiting the use of the Elg,Elh ❑ ❑ property(e.g.,easement or deed restriction). e. The proposed action may affect institutional control measures that were put in place Elg,Elh ❑ ❑ to ensure that the site remains protective of the environment and human health. f. The proposed action has adequate control measures in place to ensure that future D2t ❑ ❑ generation,treatment and/or disposal of hazardous wastes will be protective of the environment and human health. g.The proposed action involves construction or modification of a solid waste D2q,Elf ❑ ❑ management facility. h.The proposed action may result in the unearthing of solid or hazardous waste. D2q,Elf ❑ ❑ i. The proposed action may result in an increase in the rate of disposal,or processing,of D2r,D2s ❑ ❑ solid waste. j. The proposed action may result in excavation or other disturbance within 2000 feet of Elf,Elg ❑ ❑ a site used for the disposal of solid or hazardous waste. Elh k.The proposed action may result in the migration of explosive gases from a landfill E l f,E 1 g ❑ ❑ site to adjacent off site structures. 1.The proposed action may result in the release of contaminated leachate from the 132s,Elf, ❑ ❑ project site. D2r in. Other impacts: Page 9 of 10 17. Consistency with Community Plans The proposed action is not consistent with adopted land use plans. ✓ NO YES (See Part 1. C.1, C.2. and C.3.) If"Yes", answer questions a- h. If"No", go to Section 18. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occur occur a.The proposed action's land use components may be different from,or in sharp C2,C3,DI ❑ ❑ contrast to,current surrounding land use pattern(s). Ela,Elb b.The proposed action will cause the permanent population of the city,town or village C2 ❑ ❑ in which the project is located to grow by more than 5%. c.The proposed action is inconsistent with local land use plans or zoning regulations. C2,C2,C3 ❑ ❑ d.The proposed action is inconsistent with any County plans,or other regional land use C2,C2 ❑ ❑ plans. e. The proposed action may cause a change in the density of development that is not C3, Die, ❑ ❑ supported by existing infrastructure or is distant from existing infrastructure. Did,Dlf, Did,Elb f. The proposed action is located in an area characterized by low density development C4,D2c,D2d ❑ ❑ that will require new or expanded public infrastructure. D2j g.The proposed action may induce secondary development impacts(e.g.,residential or C2a ❑ ❑ commercial development not included in the proposed action) It. Other: ❑ ❑ 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. [:]NO ©YES (See Part 1. C.2, C.3,D.2, E.3) I "Yes", answer questions a-g. I "No",proceed to Part 3. Relevant No,or Moderate Part I small to large Question(s) impact impact may may occuroccur a. The proposed action may replace or eliminate existing facilities,structures,or areas E3e,E3f,E3g ❑ ❑ of historic importance to the community. b.The proposed action may create a demand for additional community services(e.g. C4 ❑ ❑ schools,police and fire) c. The proposed action may displace affordable or low-income housing in an area where C2,C3,Dlf ❑ ❑ there is a shortage of such housing. Dig,Ela d.The proposed action may interfere with the use or enjoyment of officially recognized C2,E3 ❑ ❑ or designated public resources. e. The proposed action is inconsistent with the predominant architectural scale and C2,C3 ❑ ❑ character. f Proposed action is inconsistent with the character of the existing natural landscape. C2,C3 ❑ ❑ Ela,Elb E2 ,E2h g. Other impacts:may result in additional dwelling units. ® ❑ PRINT FULL FORM Page 10 of 10 Agency Use Only [IfApplicablel Project: Accessory Dwelling Units Date: 11/22/2019 Full Environmental Assessment Form Part 3-Evaluation of the Magnitude and Importance of Project Impacts and Determination of Significance Part 3 provides the reasons in support of the determination of significance. The lead agency must complete Part 3 for every question in Part 2 where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse environmental impact. Based on the analysis in Part 3,the lead agency must decide whether to require an environmental impact statement to further assess the proposed action or whether available information is sufficient for the lead agency to conclude that the proposed action will not have a significant adverse environmental impact. By completing the certification on the next page,the lead agency can complete its determination of significance. Reasons Supporting This Determination: To complete this section: • Identify the impact based on the Part 2 responses and describe its magnitude. Magnitude considers factors such as severity, size or extent of an impact. • Assess the importance of the impact. Importance relates to the geographic scope,duration,probability of the impact occurring,number of people affected by the impact and any additional environmental consequences if the impact were to occur. • The assessment should take into consideration any design element or project changes. • Repeat this process for each Part 2 question where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not,or may,result in a significant adverse environmental impact. • Provide the reason(s)why the impact may,or will not,result in a significant adverse environmental impact • For Conditional Negative Declarations identify the specific condition(s)imposed that will modify the proposed action so that no significant adverse environmental impacts will result. • Attach additional sheets,as needed. 18.Consistency with Community Character-Proposed action may result in additional dwelling units-Small to Moderate The proposed action is a change to the zoning ordinance that would limit the maximum number of primary structures on a lot to one. However,it will also remove the special permit requirement for accessory dwelling units. Allowing as of right dwelling units may result in some additional infill within neighborhoods. However,it is anticipated to be a small to moderate impact because the removal of multiple primary structures on a lot will reduce opportunities for larger developments within neighborhoods and replace it with more appropriate development. Determination of Significance- Type I and Unlisted Actions SEQR Status: ❑ Type I ❑Unlisted Identify portions of EAF completed for this Project: Part I ❑Part 2 Part 3 FEAF 2019 Upon review of the information recorded on this EAF,as noted,plus this additional support information and considering both the magnitude and importance of each identified potential impact,it is the conclusion of the as lead agency that: ❑ A. This project will result in no significant adverse impacts on the environment,and,therefore,an environmental impact statement need not be prepared. Accordingly,this negative declaration is issued. ❑ B. Although this project could have a significant adverse impact on the environment,that impact will be avoided or substantially mitigated because of the following conditions which will be required by the lead agency: There will,therefore,be no significant adverse impacts from the project as conditioned,and,therefore,this conditioned negative declaration is issued. A conditioned negative declaration may be used only for UNLISTED actions(see 6 NYCRR 617.7(d)). ❑ C. This Project may result in one or more significant adverse impacts on the environment,and an environmental impact statement must be prepared to further assess the impact(s)and possible mitigation and to explore alternatives to avoid or reduce those impacts. Accordingly,this positive declaration is issued. Name of Action: Name of Lead Agency: Name of Responsible Officer in Lead Agency: Title of Responsible Officer: Signature of Responsible Officer in Lead Agency: Date: Signature of Preparer(if different from Responsible Officer) Date: For Further Information: Contact Person: Address: Telephone Number: E-mail: For Type 1 Actions and Conditioned Negative Declarations,a copy of this Notice is sent to: Chief Executive Officer of the political subdivision in which the action will be principally located(e.g.,Town/City/Village of) Other involved agencies(if any) Applicant(if any) Environmental Notice Bulletin: http://www,dec.ny.gov/enb/enb,html PRINT FULL FORM Page 2 of 2 1I/S/IQl9 Proposed ADU Legislation— Public Comments | am writing tuthis committee of the Common [uund| to express my opinions regarding the Accessory Dwelling Unit Ordinance. | believe that an owner occupancy requirement should be included in the proposed ordinance. We should start with the first two provisions of the draft ordinance,which explains why this ADU issue is under consideration by the City ofIthaca: "WHEREAS, in 2017, the City established the South Hill Overlay District (SHOD) in response to concerns that were raised by the South Hill neighborhood rapid in-fill (ADU's) of development in the neighborhood and the impacts on both the aesthetic qualities and the character of the neighborhood (emphasis added), and 2. WHEREAS, the SHOD was intended to be a temporary measure to prevent further development until the City could establish regulations for this type of infiU (ADU'u), and" I understood that the South Hill residents had a few concerns regarding the ADU's in their neighborhood. The first and most significant concern was that a developer was buying houses that were single family residences that were being converted in rental units by adding a second primary residence in the backyard behind the primary residence. This was not someone adding granny flat totheir house, but rather developer converting a single family residence to a larger rental property. With two colleges within city limits, there is clear demand for rental housing close tocampus. As the South Hill residents told this committee before in connection with the Overlay District that the balance between rental and non-rental housing was out of sorts. This changeover in the neighborhood affects many areas including the number ofstudents attending South Hill Elementary School. Moreover, there is the notion that allowing more ADU'swould help in providing additional affordable housing. From a study that was completed in connection with regulating ADU's in Lawrence, Kansas: The ADU strategy has often been implemented for the purpose of creating more affordable housing options, but an accessory dwelling unit program may not guarantee fulfillment of that purpose alone. According iothe U.S. Department of Housing and Urban Development (HUD), families who pay more than 30 percent of their income for housing are considered cost burdened and may have difficulty affording other necessities of life (HUD 2015). One study of the San Francisco Bay area shows secondary units almost completely absent from what HUD would qualify as"affordable housing,"with half of the identified ADUs being classified as financially manageable to people who are in the low-income category, having a household income of5O%to 80Y6 of the average median income /[happ|* and VVegmann20l1, 12>. Hulse, Travis M, "Use of Accessory Dwelling Units as a Housing Strategy: A Case Study of Lawrence, Kansas" (2015). Community and Regional Planning Program: Student Projects and Theses. 35. On South Hill, the last two ADU'swere developed to house Ithaca [n||e8e students at market rate. The concern is future ADU's will be developed in the same manner, so that there will be little affordable housing being built in the form ofanADU. Unfortunately, this ordinance does not address the scenario of changing the nature of neighborhood like South Hill. Clearly an occupancy requirement would address this situation. Now it is true that such a requirement would decrease the potential number ofADU's being built and restrict a property owner's ability with his or her |and. The intent of this ordinance is to regulate this type of infi|| development, not to maximize its growth in the City. An owner occupant would be limited in being able to move out of his or her residence but still be able to rent out the ADU and the primary residence. | believe that this would be a small section of the market, while the market for commercial developers converting residences into rental properties would occur more often. The aesthetics issues were addressed in the ordinance in terms of the size and location of the ADU units. What was not addressed is the storm water runoff issue that raised during this process. For years South Hill residents have expressed their concerns about the impact of storm water flowing downhill on their property.The building of ADU's on either South Hill or East Hill will exacerbate the problem of storm water runoff. The ordinance |s completely silent on this issue. |t seems foolhardy 10 even consider passing an ADU ordinance without simultaneously addressing the issue of water runoff. Please consider my comments as you consider the ADUordinance. Henry Granison I posted this petition on the South Hill listsery the day before Thanksgiving and by Thanksgiving day there were 66 names with addresses. I have never seen a subject bubble up to the surface as fast as owner occupancy for ADUs.The names below are just the tip of the iceberg and if I go door to door I'm sure the numbers will double. The Planning& Economic Development Committee(PEDC)is currently circulating draft regulations for Accessory Dwelling Units(ADLTa) and asking for comments. Here is our collective comment in the form of a petition from South Hill residents: PETITION As resident homeowners and renters on South HillI,we would like to see ADU regulations tailored more to the neighborhoods where they are going to be built. The current draft regulations treat ADUs as a one-size-fits-all for the entire City with no distinction for neighborhood needs. On South Hill, owner occupied parcels are in the descending minority and absentee landlord parcels are in the ascending majority. In the R-2 zoning district this differential is troubling and ADUs could make it even worse. As residents of South Hill we would like to see an owner occupancy requirement for ADUs on South Hill in general but for the R-2 zoning district in particular. This zoning district is already well over the tipping point and without intervention will soon become uu exclusive dormitory district for 7C students. In 1989 in the R-2 zoning district, owner occupied parcels out numbered student rental parcels owned hy absentee landlords hy two-to-one. /\total flip-flop from where vve are today. Vychave nothing against absentee landlords or students,however,we are nostalgic for the days when we lived in a demographically diverse and affordable neighborhood where families with children,retired people,working people,young couples and students all lived in our neighborhood. Back yards were not parking lots and mtorumv/atmr run-off was not uo over riding concern. The South Hill Overlay District legislation was an attempt to hold the line against more student housing projects on South Hill. ADUs as a right however will provide absentee landlords with an open door once again to expand student density on South Hill by 2 students per ADU and this time with no parking requirement. Resident homeowners are an endangered species on South Hill and should be protected because they play a critical role in stabilizing our neighborhood. These yard signs(put up every Fall)suggest that South Hill homeowners are not anti-students but simply want to preserve what is left of our neighborhood. The best way for the members of the PEDC to help us-is by including an owner occupancy requirement for all ADUs built on South Hill. I - John Graves,319 Pleasant Street 25-Fred Schwartz,303 Columbia Street 2- Rita Graves,319 Pleasant Street 26-Anne Mazer, 303 Columbia Street 3 - Carolyn Boronkey, 150 Pearsall Place 27-John Eftoymson,408 Columbia Street 4- Eniko Farkas, 156 Crescent Place 28-Carole Dennis,408 Columbia Street 5 - Karl Pillemer, 135 Hudson Street 29-Miri Yampolsky,407 Columbia Street 6- Clare McMillan, 135 Hudson Street 3 1-Aaron Maclaughlin,409 Hudson Street 7 - Janet Fortess,225 Columbia Street 32-Jeri Maelaughlin,409 Hudson Street 8 - Karen A. Gellman,207 Columbia Street 33-Christine McNamara, 122 Pearsall Place 9- Michael.A. Simmons,210 Columbia Street 34- Susan Currie, 122 Pearsall Place 10-Alexander R. Simmons,210 Columbia Street 35- Shaianne Osterreich, 101 Crescent Place I I-Carl Schofield, 14 Hawthorne Circle 36-Alex Livingston, 315 Pleasant Street 12-Elke Schofield, 14 Hawthorne Circle 37-Merike Andre-Barrett,315 Pleasant Street 13-David Brumsted, 105 Cottage Place 38-Tracy McNulty,310 Hudson Street 14-Julie Brumsted, 105 Cottage Place 39-Brad Zukovic,310 Hudson Street 15- Sally Lockwood, 641 Hudson Street 40-Kenneth Young,228 Columbia Street 16-Marjorie Olds, 100 Renzetti Place 41-Madeline Young,228 Columbia Street 17-Bryan Isacks, 1.00 Renzetti Place 42- Caroline Borden, 1.44 Giles Street 18-Munna Rubaii, 133 Crescent Place 43-Tamara Loomis,409 Columbia Street 19- Scott Freyburger, 134 Pearsall Place 44-Marian Rogers, 152 Coddington Road 20-Zach Shulman,417 Hudson Street 45- Steve Rogers, 152 Coddington Road 21-Angela Rubert,417 Hudson Street 46-Joe McMahon, 318 Columbia Street 22-Gabriel Borden, 144 Giles Street 47-Yvette Rubio, 119 Columbia Street 23-Marin Clarkberg, 150 Giles Street 48-Richard Boronkay, 150 Pearsall Place 24- Steve Cariddi,409 Columbia Street 49-Jessica Stratton, 601 Hudson Street 50- Scott Stratton, 601 Hudson Street 59-Olivia Wahl, 107 Giles Street 51-Ken Deschere,202 South Hill Terrace 60-David Wahl, 107 Giles Street 52-Regina Deschere,202 South Hill Terrace 61-Casey Porter, 304 Hudson Street 53- Steve Beer, 211 Hudson Street 62-Heather Lambert, 304 Hudson Street 54-Beverly Beer, 211 Hudson Street 63- Sherry Golden, 517 Hudson Street 55-Mary Corsaro, 138 Pearsall Place 64-Ian Golden, 517 Hudson Street 56-Lynn Parment, 132 South Hill Terrace 65-Donald Miller, 635 Hudson Street 57-William Parment, 132 South Hill Terrace 66-Diane Miller, 635 Hudson Street 58-Elizabeth Reiter,410 Columbia Street John Graves I am writing to express my thoughts and ask questions re: the proposed draft ordinance on ADUs. I support maintaining owner occupancy. Owner occupancy in Ithaca's core has been reduced by half in the last two decades. This is a problem that we are beginning to see. Affordable home ownership is at risk. In past hearings or written comments, I regret if this proposed change has been cast as us vs.them/renters vs. homeowners. This is not the intent or argument. I am concerned that removal of the owner occupancy requirement will not serve the stated intent of the ordinance. In addition, I am concerned that the City does not have the resources to monitor these changes. Currently, regulations require neighbors as partners to alert the City to problems. I believe the City has achieved density at the core in downtown and Collegetown. Now the challenge is to maintain and even increase the mix of single family, owner-occupied homes alongside dense rental plots. So here are my questions: Proposed Ordinance Overall — how is "family" defined? I have seen very creative definitions of this throughout Collegetown. Section 2: F1. Intent is to "provide homeowners"... why is this intent only from some zones and not all? Section 2: F1b. "inexpensive rental units" ... how does the City monitor this or incentivize this? Section 2 F1c. "available to low and moderate income"... how is this monitored or enacted? Section 2 F1f. How is "minimize impact to surrounding properties" managed and defined? 3.a What does the site plan review accomplish? And are the current environmental regulations enough? For example, is 3 feet water table enough? I am thinking of the example across the street from me where removal of vegetation resulted in the underground streams common in Belle Sherman continually flooding a sidewalk. People would fall on the slime or ice and the city had to put in drains. Section 2: Appearance How is this monitored? Finally, given the intent that is listed in the ordinance, is there a process to see if the ordinance has achieved the intent? Will there be a review of whatever is enacted after one year, five years, ten years? Outside question: How does this AQU ordinance de into Airbnb notions? Is this part of the ordinance incentive as well? | imagine this might be some owner's incentive for an ADU. Because I do not see how the City can easily achieve the stated ordinance intent, I consider the retention of owner occupancy asthe most basic step to help home owners achieve the stated intent... a way to increase their investment, adapt to their changing family needs and he more likely to offer affordable rental housing. MarthaFromme|t I sent the comment below to City Council. Donna Flemming suggested copying you. I have attached a PDF as well: To the members of Ithaca City Council: | am writing to voice my opposition to the proposed elimination of owner-occupancy requirements in the rules for Accessory Dwelling Units. My concern is that eliminating these requirements will make it more difficult and expensive for Ithaca residents to buy home in Ithaca, due to competition from investors. Housing costs are already staggeringly high, and the stock of single-family homes limited. This rule change will further exacerbate this already grim situation. The elimination of the owner-occupancy requirement will make houses (especially near Cornell and Ithaca College)far more profitable for investors who are looking tuobtain rental units.This will result in many would-be homebuyers being outbid by investors on homes they would otherwise be able to afford. While this will beseen most acutely in neighborhoods around Cornell and Ithaca College, the effects on home prices will be felt throughout the city as people who have been priced out of these neighborhoods join the bidding wars on the further reduced housing stock in other neighborhoods,thus driving prices higher.This is going to mean increased housing prices throughout the entire city. I am cognizant of the demand for more rental units, and that there is a desire to increase urban density in Ithaca. These are both valid goals. However, there is also a shortage of single-family homes for sale, and there are other impactfu|ways to increase density.Although the conversion of single-family homes into multiple rental units will create more rentals and increase urban density, it does so by decreasing the housing stock available to would-be homeowners. The net result |s going to be a decrease in the number ofhomeowners, and on increase in the number ofmulti-unit rentals. Why should we care about a decrease in homeownership?Consider the following: First,the decrease is permanent.There are a limited number of single-family homes in the City of Ithaca and that number can no longer be increased in any meaningful way. The best that can be done is10 keep it from further decreasing. Once a single-family home is broken up into a multi-unit rental it is unlikely to ever be returned to the market osa single-family home. On the other hand, rental capacity in the city can be greatly increased without removing single-family homes from the market. | believe it makes more sense to encourage multi-unit development such as the new buildings downtown and Maplewood. Second, we should consider where we want the wealth generated from Ithaca real estate to 80. Do we want it to remain in the community with local residents, or do we want it to go to investors, many of whom are not local, or even from NY State? Home ownership is one of the primary ways people with modest incomes seek financial security and build generational wealth. Do we really want to put these goals even farther out of reach for the residents ofIthaca? To encourage more ADUs, the council could consider approaches that would make it easier for local residents to navigate the codes and permitting processes involved with creating an ADU. Also consider incentives and promotions to encourage more local homeowners 10 create ADUs. ]eff8usche I am writing to comment on the proposal to establish regulations for developing ADUs in R1 and R2 zoning districts, In general,I support the proposed changes and laud both members of Council and Planning staff for the substantial amount of time and thought devoted to this effort. I'm disappointed, however,that a requirement for owner-occupancy, in either the ADU or the primary structure, did not make it into this round of the legislation. The blanket proposal before you ignores the unique land-use economics and development pressures of neighborhoods— East Hill, Belle Sherman/Bryant Park, South Hill, and Cornell He|ghts-- thatare closest tuthe campuses. Moreover, without an owner-occupancy requirement the legislation is at odds with the [ount/s, the Ci*/s, and Cnrne||'s master plans and broader interests regarding housing diversity and mix. In recent years, thousands of new apartment unity-- e.g, [u||e8etownTerrace, multiple Co||egetown projects, the Maplewood Apartment complex, the North Campus infi|| housing initiative, and several downtown projects —are online or in the pipeline.Those projects are addressing a serious market failure to remediate the deplorable housing conditions that students (mostly undergraduates) had to endure for decades. But no matter huvv many new units come online, there will a|way be investor demand for property near the Cornell campus.Any rational investor/speculator will note that single family housing is relatively cheap compared to other property. If there's no owner-occupancy requirement in either the primary or secondary structure,what rational speculator wouldn't swoop in to outbid a family with a cash offer and maximize the number of unrelated occupants? Even better, they can maximize profit by turning one of the units into a full-time A|rBnB. Under those circumstances,families can't even compete to rent because the monthly revenue stream generated by a group of unrelated occupants will exceed what a single or dual earner family can pay. Properties become merely investments, not homes. That's not being alarmist, it's afact. It's already happened on South Hill and is rapidly happening in Belle Sherman,where wealthy parents and out-of-town investors, masked behind a veil of LLCs, are buying up a|nQ|a family homes with cash offers that outbid families. That dynamic is contrary both to the stated goals of the CAFD and the neighborhood plans, which tout the value of a dense urban core and solid neighborhoods. [orne||'s and the Cit/s interests do not always converge (an understatement!) but an owner-occupancy requirement actually benefits both entities. County and City legislators frequently bemoan the fact that thousands of Cornell employees pass through Ithaca and take advantage of our infrastructure but don't live here.What better way to capture some of that market than for the City and Cornell to commit to what we already have, i.e.,a supply of free-standing houses within walking distance of the Cornell campus and quality elementary schools. Such housing is a vital part of the mix and is an important recruiting tool to able to attract top-notch researchers,faculty, and staff. Why"outsource"that supply to the Town, Lansing, and Cayuga Heights? I am NOT suggesting that undergraduate student rentals shouldn't be part of the mix! I wouldn't want to live in a neighborhood that was a boring bedroom community. But Belle Sherman already IS a diverse community of young families, empty nesters,graduate students, and undergraduates.We just need the City's help to keep it that way. There are undoubtedly cases where an owner-occupancy requirement would be a hindrance. I can think of two nearby examples. For instance, there's a stretch of derelict houses on the 400 block of Dryden Road that have been trashed from years of team/fraternity annex abuse and neglectful landlords. They are probably beyond rehabilitation. But a visionary developer has other zoning tools at his/her disposal,such as a PUD,that could jump- start redevelopment there.Second, I understand that some duplex owners feel an owner-occupancy requirement is a comparative disadvantage. It's worth noting that years ago my husband and I owned a duplex on Delaware Avenue, where we could walk to work and the kids could walk to school. We lived in one side and rented out the other. The equity we accrued enabled us to sell that property and buy a single family home a block away as our family grew. But in any case,the underlying point is that if someone truly has a legitimate financial hardship,that's why we have a Board of Zoning Appeals. In other words,you don't zone to accommodate the exception,you zone for the broader vision and goals. Finally, since Ithaca has been looking to other cities for inspiration on ADUs and affordable housing strategies, I'll leave you with a great example from Los Angeles, which has a far more serious affordable housing crisis than we do. A public/private partnership has created an exciting ADU model that fosters owner-occupancy AND adds to the supply of affordable housing. It's a really cool idea. I hope you'll take a look. https://www,nvtimes.com/ ' ealestate adu-em t -gar a es-california-housin - shortage.html °His idea is simple: United Dwelling enters a partnership with a homeowner, pays for the garage conversion, manages the rental of the apartment to a qualified applicant and splits the rent with the homeowner. Since most of the detached garages in Los Angeles aren't used for cars — 91 percent of the 2,100 homeowners surveyed by Mr. Dietz's students use their garages for something else, mostly storage—this can provide rental income and affordable housing in many neighborhoods.And it does it by using existing structures." Ellen McCollister , r CITY OF IT ACA 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 _ DEPARTMENT ENT F PLANNING AND DEVELOPMENT # _ . JoAnn Cornish,Director Planning& Development—607-274-6550 Community Development/IURA—607-274-6565 E-Mail: dgrunderocityofithaca.org To: Planning& Economic Development Committee From: Planning& Development Board Date: December 3, 2019 E: Planning Board comments on the Establishment of Regulations for Accessory Dwelling Units (ADUs) At their November 26 meeting, the Planning and Development Board reviewed the proposal to establish regulations for developing ADUs in the R-1 and R-2 zoning districts. The Board discussed the proposal and agreed to submit the following comments for your consideration: • The Board strongly supports the goal of the proposed ADU regulation: "to remove or reduce regulatory barriers that limit the number and variety of housing options in single family zoning districts". • The Board believes many concerns about the impact of ADUs will be effectively addressed when the Board reviews their size, design, and placement for neighborhood compatibility during site plan review. • DADUs in existing buildings should not be limited to a percentage of the primary structure (or its interior) as there is no significant exterior change to the structures and therefore limited impact to the neighborhood. • DADUs should not be limited to 800 SF, provided that size is limited to 75%of the primary dwelling and that some greenspace is maintained. 800 SF is too small for families. • The Board did not reach consensus on contiguous greenspace. Some feel a 35% requirement will prove too burdensome for Ithaca's more urban neighborhoods. • The Board leans towards not requiring owner occupancy. o First, it places a regulatory burden on the City that will be impossible to enforce with current staffing levels. o Second,this restriction could encourage gray market renting. • In addition, the Board encourages Council to direct staff to create legislation that allows pocket neighborhoods, especially in the zoning districts impacted by this legislation. CITY OF IT ACA 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 ZONING, ECONOMIC EVELENT DEPARTMENT ENT F PLANNING,BUILDING, , :a. Division of Planning& Economic Development Telephone: Planning&Development 607-274-6550 Community Development/IURA—607-274-6565 E-Mail: dgrunder@cityofithaca.org To: Planning & Economic Development Committee From: Alexander Phillips, Senior Planner Date: November 21, 2019 Re: Approval of Waterfront Design Guidelines The purpose of this memo is to provide information regarding the draft Waterfront Design Guidelines. Staff has developed these guidelines using the same format and goals as the adopted Collegetown and Downtown Design Guidelines. This includes additional design objectives specific to the waterfront study area. The Waterfront Design Guidelines include specific changes from prior design guidelines, notably how design objectives interface with the waterways and waterfront. Primarily, these design objectives address topics related to access, use, and lighting impacts. The Waterfront Design Guidelines also build upon existing Waterfront area zoning to outline goals for building design, siting, materials, and landscaping specific to the Waterfront and its four-character areas. Unlike zoning, the design guidelines provide the flexibility for a property owner to meet a design objective in a variety of ways. The document identifies ways that a project can met each guideline, but additional design treatments or techniques can be proposed by a property owner. Each design guideline is categorized as either a priority guideline(shown in purple)or a secondary guideline (shown in black text). All projects must satisfy each priority guideline, unless it is demonstrated that the guideline is clearly inapplicable to the project. Secondary guidelines should also be met by proposed projects, but the Planning and Development Board may find that some secondary guidelines are not relevant. If adopted, these design guidelines will be administered through the City's existing design review process. Design review is conducted by a subcommittee of the Planning and Development Board and is non-binding unless a design review recommendation is made a condition of site plan approval. The current draft of the Waterfront Design Guidelines are available on the City's website at https://www.cityofithaca.org/DocumentCenter/View//10767/PEDC WFDG Nov. An environmental review for this action has been prepared, and a Short Environmental Assessment Form for each action is attached. The Planning and Economic Development Committee will discuss the proposal at its regularly scheduled meeting December 11t', 2019. Your comments are respectfully requested prior to this meeting. If you have any questions, please contact me at 274- 6556 or at aphilllips@cityofihaca.org. 1 Short Environmental Assessment Form Part I -Project Information Instructions for Completing Part 1—Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part 1.You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1—Project and Sponsor Information City of ithaca Name of Action or Project: Proposal to adopt Waterfront Design Guidelines Project Location(describe,and attach a location map): Waterfront Area,City of Ithaca Brief Description of Proposed Action: The proposed action would adopt design guidelines for the Waterfront area that will be administered under the City's existing design review process. Name of Applicant or Sponsor: Telephone: 607-274-6556 City of Ithaca E-Mail: aphillips@cityofithaca.org Address: 108 E Green St City/PO: State: Zip Code: Ithaca NY 14850 1. Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that ❑ may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2. Does the proposed action require a permit,approval or funding from any other government Agency? NO YES If Yes,list agency(s)name and permit or approval: ❑ 3. a. Total acreage of the site of the proposed action? acres b. Total acreage to be physically disturbed? acres c. Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? acres 4. Check all land uses that occur on,are adjoining or near the proposed action: 5. ❑Urban ❑ Rural(non-agriculture) ❑ Industrial ❑ Commercial ❑ Residential(suburban) ❑ Forest ❑ Agriculture ❑ Aquatic ❑ Other(Specify): ❑Parkland Page l of 3 SEAF 2019 5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? ❑ ❑ ❑ b. Consistent with the adopted comprehensive plan? ❑ ❑ ❑ NO YES 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? ❑ ❑ 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: ❑ ❑ NO YES 8. a. Will the proposed action result in a substantial increase in traffic above present levels? El F-1 b. Are public transportation services available at or near the site of the proposed action? ❑ ❑ c. Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed ❑ ❑ action`? 9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: ❑ ❑ 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: ❑ ❑ 11. Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: ❑ ❑ 12. a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES which is listed on the National or State Register of Historic Places,or that has been determined by the ❑ Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for ❑ ❑ archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory? 13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal, state or local agency? ❑ ❑ b. Would the proposed action physically alter,or encroach into, any existing wetland or waterbody? ❑ If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: Page 2 of 3 14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply: ❑Shoreline ❑ Forest ❑Agricultural/grasslands ❑ Early mid-successional ❑Wetland ❑ Urban ❑ Suburban 15. Does the site of the proposed action contain any species of animal,or associated habitats,listed by the State or NO YES Federal government as threatened or endangered? ❑ ❑ 16. Is the project site located in the 100-year flood plan? NO YES ❑ ❑ 17. Will the proposed action create storm water discharge,either from point or non-point sources? NO YES If Yes, ❑ ❑ a. Will storm water discharges flow to adjacent properties? ❑ ❑ b. Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? ❑ ❑ If Yes,briefly describe: 18. Does the proposed action include construction or other activities that would result in the impoundment of water NO YES or other liquids(e.g.,retention pond,waste lagoon,dam)? If Yes,explain the purpose and size of the impoundment: 19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES management facility? If Yes,describe: 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed) for hazardous waste? If Yes,describe: ❑ ❑ I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor/name: Date: Signature: Title: PRINT FORM Page 3 of Agency Use Only [If applicable] Project: Adoption of Waterfront Design Guidelin Date: 1 11/20/2019 Short Environmental Assessment Form Part 2 -Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part I and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my responses been reasonable considering the scale and context of the proposed action?" No,or Moderate small to large impact impact may may occur occur I. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 121 [:] 2. Will the proposed action result in a change in the use or intensity of use of land? El 3. Will the proposed action impair the character or quality of the existing community? 21 4. Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area(CEA)? 5. Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit,biking or walkway? F-1 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? Z 7. Will the proposed action impact existing: a.public/private water supplies? b.public/private wastewater treatment utilities? L6 0 8. Will the proposed action impair the character or quality of important historic,archaeological, r=1 architectural or aesthetic resources? L6 0 9. Will the proposed action result in an adverse change to natural resources(e.g., wetlands, =71 waterbodies, groundwater, air quality, flora and fauna)? 10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage problems? 11. Will the proposed action create a hazard to environmental resources or human health? 21 PRINT FORM Pagel of SEAF 2019 Agency Use Only[If applicable] Project: Adoption of Waterfront Date: 11/20/2019 Short Environmental Assessment Form Part 3 DeterminationSignificance For every question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3.Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant.Each potential impact should be assessed considering its setting, probability of occurring,duration,irreversibility,geographic scope and magnitude. Also consider the potential for short- term,long-term and cumulative impacts. The proposed action is the adoption of the Waterfront Design Guidelines. The design guidelines provides guidance for all new development and major renovation projects in the Waterfront area. The guidelines are intended to promote high quality construction and exceptional urban design. This document also serves as an educational tool to demonstrate Waterfront Area design objectives and expectations. None of the guidelines in the document will have a negative impact on these historic resources. Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined,based on the information and analysis above, and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. City of Ithaca 11/20/2019 Name of Lead Agency Date Alexander Phillip Planner Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from.Responsible Officer) PRINT FORM Page 2 of 2 CITY OF ITHACA 108 E. Green 5t.—Third Floor Ithaca,NY 14850-569 JoAnn Cornish,Director � 1�0 ; e ME ©,; DEPARTMENT OF PLANNING,BUILDING,ZONING, & ECONOMIC DEVELOPMENT . ° � Division of Planning& Economic Development Planning&Development—607-274-6550 Community Development/IURA—607-274-6565 E-Mail: dgrunder@cityofitliaca.org TO: Katie Borgella, Tompkins County Commissioner of Planning FROM: Alexander Phillips, Economic Development Planner DATE: November 21, 2019 RE: GML §239-1—m Review of the Proposed Establishment of Waterfront Design Guidelines Enclosed please find a copy of a proposed design guidelines for the Waterfront. This packet is being submitted for your review pursuant to §239-1—m of the New York State General Municipal Law, which requires all actions within 500 feet of a county or state facility, including county and state highways,be reviewed by the County Planning Department. Action: Consideration is for Adoption of the Proposed Waterfront Design Guidelines An environmental assessment of the action has been completed and the short environmental assessment form is enclosed. No negative environmental impacts are anticipated as a result of this action. The Planning Committee is expected to consider this proposal at their regularly scheduled meeting on December 11, 2019. Your comments are respectfully requested by December 5, 2019. if you have any questions, feel free to contact me at 274-6410. i t mom•. P a j�.0 t �a � r � f w WATERFRONT DESIGN GUIDELINES City ofIthaca Staff Members JoAnn Cornish, Director of Planning and Economic Development Liao Nicho|as, Deputy Director ofPlanning Jennifer Kusznir, Senior Planner Megan Wilson, Senior Planner Bryan McCracken, Historic Preservation Planner Alexander Phillips, Planner Table of Contents: Chapter 1 Introduction...................................................................... Benefits of Design Guidelines.................................................................................... 5 Applicability .............................................................................................................. 6 DesignReview Process .............................................................................................. 7 Relationship to the Zoning Code............................................................................... 9 Relationship to Other Policy and Regulatory Elements.......................................... 10 Description of the Waterfront Design Guidelines Area ......................................... 12 Waterfront Character Areas .................................................................................... 13 Urban Design Concepts/Definitions......................................................................... 18 Standard Design Guidelines Format........................................................................ 22 Document Organization and Format ...................................................................... 23 Chapter 2 GuidingPrinciples ........................................................... 25 Achieve Excellence in Design .................................................................................. 26 ExpressHuman Scale................................................................................................ 26 Design for Compatibility and Respond to Context................................................. 26 Encourage Creativity................................................................................................ 27 Acknowledge Constraints ....................................................................................... 27 Activate the Public Realm ........................................................................................ 27 MaximizeConnectivity............................................................................................. 28 Design for Sustainability.......................................................................................... 28 Chapter 3 29 i ....................................................................... BuildingOrientation ............................................................................................... 30 External Pedestrian Connectivity ............................................................................ 32 Internal Pedestrian Connectivity ............................................................................. 33 Through-Block Connectivity..................................................................................... 34 OpenSpace .............................................................................................................. 35 SurfaceParking ....................................................................................................... 36 Driveways and Access............................................................................................... 37 ServiceAreas............................................................................................................. 38 Fences & Walls ......................................................................................................... 38 LandscapeDesign..................................................................................................... 39 Table of Contents: Plant and Tree Selection .......................................................................................... 39 Sustainable Site Design ........................................................................................... 41 WinterCity Design ................................................................................................... 42 Freestanding Site Features....................................................................................... 43 SiteLighting ............................................................................................................. 44 Workingwith Topography ...................................................................................... 45 Adaptive Reuse and Incorporating Existing Buildings............................................ 46 Sensitive Site Design Transitions ............................................................................. 49 Chapter 4 Building Design 52 ............................................................... BuildingEntries ....................................................................................................... 53 Windows................................................................................................................... 54 Roofs......................................................................................................................... 54 Materials................................................................................................................... 55 Accessory Structures................................................................................................. 62 Building Equipment / Mechanical ........................................................................... 62 ParkingGarages ....................................................................................................... 63 Sustainable Building Design .................................................................................... 64 Street Level Interest ................................................................................................ 65 BuildingArticulation................................................................................................ 66 Combining Building Articulation Methods............................................................. 69 Interior Facade Articulation..................................................................................... 72 Chapter 5 Sign Design 74 ...................................................................... General Sign Design Guidelines............................................................................... 75 SignAppendix .......................................................................................................... 79 Chapter 6 Guidelines Specific to Character Areas 84 .......................... NewmanDistrict ...................................................................................................... 86 MarketDistrict.......................................................................................................... 88 West End/Waterfront District .................................................................................. 90 Cherry Street District................................................................................................ 93 ,. .,...• .. +e�y?i"5'is wS\?�i� is � '3 ���^� a,y`'�,'",.'��t t� is y u =z This document provides guidance for all new development and ® � major renovation projects in the Waterfront area (see fig.1). The guidelines are intended to promote high quality construction and Benefits of Design Guidelines _5 exceptional urban design. Applicability Design Review Process 7 These guidelines will be used by the Planning Board, City staff, Design Review ship w the Zoning residents, developers, property owners, architects and others Code in the design review process. The document also serves as ----- an educational tool to demonstrate Waterfront Area design Relationship to Other Policy and Regulatory Elements 10 objectives and expectations. Description of the Waterfront This chapter addresses applicability, procedures and other Design Guidelines Area 12 background information that should be reviewed prior to Waterfront Character Areas 13 beginning work on a project. Urban Design Concepts/ Definitions 18 Benefits of Design Standard Design Guidelines Format 22 Design guidelines help strengthen the character of the built Document Organization and environment and enhance property values by improving the Format 23 quality of development and by making the Waterfront Area a more desirable place to live, work and play. Design guidelines help preserve a [lira comment] cohesive character and clarify the community's expectations for new development. Applicability L PIER RD Legend The principles and guidelines Building Waterfront in this document apply to all e �,��� e_� �o CbQ proposals for new development O �e and exterior alterations to o existing buildings within the o ��5 Waterfront Area, which is o a / referred to as the Waterfront � z 5� Design Guidelines Area throughout this document, the "Waterfront Area" or Y P "Waterfront" for short.The 0 0 0 O /I GP Nam. Waterfront Area is shown in Fig 1. All locally designated historic CASCADILLA ST properties are exempt from design review because they a undergo an approval process conducted by the Ithaca Landmarks Preservation �q r W BUFFALO ST � ;� Commission (ILPC). r SENECAST Q S h T ro CECILAMALONE DRY to G, G O w \� P �P N A0 0.125 0.25 0.5 Mi I i I i I FIGURE ?. Waterfront Design Guidelines Area. Design Review Process The City of Ithaca Design Review Ordinance requires design review EMMER for projects in the Waterfront Design Guideline Area, see Figure 1. The Design'Review Ordinance The intent is to promote desirable growth and promote excellence can be found online at: in architecture and urban design. The Design Review Committee of the Planning and Development Board is responsible for design ttp.lfeeodeC}.corrt/11 review. The Committee will use this document to guide the design review process and make recommendations and requirements. In addition to design review, a project must be reviewed by the full Planning and Development Board to verify that it complies with the site plan review and environmental review requirements of the City Municipal Code. All recommendations from the design review process are non-binding unless they are made a condition of site plan approval or have been fully incorporated into the approved set of drawings. This review process is illustrated in Figure 2. Application submitted for a building FIGURE 2. Design Review Process. permit or demolition permit Determination of the type of design review (LIMITED or FULL) made by the Director of Planning and Development FULL DESIGN REVIEW LIMITED DESIGN REVIEW By the Design Review Committee by Staff of the Planning and Development Board Submittal of an Application for Design Review Review by Director of Planning and Review of application by the Design Development or designee Review Committee of the Planning and Development Board Written notice of decision is sent to the Planning and Development Board, City staff and the applicant Site Plan Review(if required) Priority and Secondary Guidelines ME "Priority guidelines" (as illustrated later in this chapter in Figure 8), The City of Ithaca Zoning Code are indicated in purple text throughout this document. All projects can be found online at: must satisfy each of the priority guidelines, unless it is shown that a particular guideline is clearly irrelevant for the particular project htp"//eoe36 °oom/1g8 (for example, a priority guideline that requires variation in the massing of upper floors is irrelevant for a single-story project). All other guidelines are "secondary guidelines." All secondary guidelines will still be used in the review process, but the Design Review Committee or Planning and Development Board may find that not all of them are relevant to a given project. Thus, the project must adequately meet the relevant secondary guidelines in this document to receive approval. In this review process, the Design Review Committee and the Planning and Development Board will use all of the relevant design guidelines contained in this document, regardless of whether they are designated as priority or secondary. Additionally, the Planning Board can make the satisfaction of any design guideline required as a condition of site plan approval. Relationship to the Zoning Code The zoning districts in the Waterfront area establish the basic parameters for development. The Waterfront zones are as follows: Newman District, Market District, Cherry District, WE/WF (West End/ Waterfront). Standards are identical in permitting mixed land uses including commercial and housing. with exception for parcels along the Waterfront, maximum building heights are set at five stories and 63'. The remaining waterway adjacent parcels in the Waterfront area are zoned with more restrictive height limitations and waterway (rear) setbacks than the other Waterfront zones. In addition to regulating height and use, the zoning ordinance addresses minimum lot size, setbacks, parking requirements, lot coverage and more. Rela�~�����~�� t� th� ����~��� ��������Relationship - — Zoning Code The primary difference between the guidelines in this document and zoning is that the latter is prescriptive. This means that compliance with zoning requirements can be measured and compliance or non-compliance determined with certainty. Conversely, the guidelines provide a more nuanced level of guidance that requires discretion and interpretation by staff and the Design Review Committee. They allow flexibility, meaning that a design approach that meets the intent of a guideline may be appropriate even though it is not explicitly identified in the document. The Design Review Committee and Planning and Development Board have discretion to determine hVvv a particular guideline can be satisfied by each individual project. Discretion does not mean that the guideline is optional. While guidelines provide flexibility in how they are satisfied, their satisfaction may still be required. For example, the Design Review Committee of the Planning and Development Board may require e project to satisfy the guideline "orient a building to the public realm," but there are multiple ways a project could satisfy this guideline, depending on the context of the site. The key topics addressed in the zoning ordinance and these guidelines are shown in Figure3. FIGURE I Zoning Ordinance vs. Guidelines. Y i...: i i a.; r i:..w i is `i . i' i • i •� i i •i. • •' ii i` is 'i• .i, •. i is• • •t i i i•.'. i i ' i'. : •. i i.- i •.. . i i a i .. l !. • i i... . i i., i:.�... -. i i.... . •;.,.. .. :... • • :. i : i,... a i i w.i i :• i •' i a r• -i • i • i i• i • i •.'. i" •.i i • %�i . i. i' is ` ' !> ® ;. .. "•,:' i is i i ♦ � #': i.•'... l � 1 r r • • • w � i ii i' i i' • •' • '• i. ': is:' •• .. is • • i ':• • • • •. • •,. •.. s. • • i `i ': • •'. i- .' is•. - •: �.. i - •.; • • • • r• •` ` i • . i.. s. • • • s '. • •. i. i' • i' ' ii i ii • • i • • • • `i. • • • • •. �.: �.. i.,. •:.. •' M• Historic Preservation FIGURE 4. PIERRo— Historic Resources in Legend the Waterfront. Building Waterfront Local Historic Landmark - T m Historic Resources ° o Worthy of Consideration a � 5 GPQQ _� �di U ID CASCADILLA�ST i ¢ in Lehigh Va its C o Railroadrtatrona w z Lehigh Valley 'House —W BUFFALO ST Beebe Mission i( DLW Station Welt Hociso ;m1 WSENECAST J \jai EST TqB � m t„RgT� 0 �Thomas Morriss sT Aireraft Factory ��� Note: Pumping _ -- T All locally Sfat(O ' � CECILAMAL NEbR designated historic resources S �tiT,T are exempt GS9�FSq�F from design review because they undergo a special approval process conducted by the N 0 0.125 0.25 0.5 Mi Ithaca Landmarks Ai I l I Preservation Commission (ILPC), Waterfront Zoning and Plan NOINE The Waterfront Plan builds upon Plan Ithaca and incorporates More information on the flan the goals of the broader document. It addresses in greater detail Ithaca: Phase 11 Area Plans'' issues that are specific to the waterfront area and identifies specific The Waterfront can be found recommendations to achieve the plan's objectives. Further the online at: Waterfront Plan and zoning defines the Waterfront Design Area hftp:/1ny-ithaca.civicplus. and calls out the distinct qualities of its four character areas/zones. om/ 46/ithaob-Land marks- Description Preservation-Commission Guidelines Area The Waterfront Area is bordered to the north by the Newman Golf Course, to the southern end of the city border on Cherry Street, to the west by the Flood Control Channel, and to the east by Route 13/ Fulton and Meadow Streets. The Waterfront Area is home to a wide variety of uses including a state of the art health care facility, restaurants, bars, industrial uses,community gardens, and the Ithaca Farmers Market.This pattern of development should continue to the area's underdeveloped parcels that expect to experience much growth and change. New development, however, should be sensitive to the predominant use in the four districts:the Cherry Street District as an industrial area,the West End/Waterfront District as a vibrant commercial district, Market District as a food production district, s and the Newman District as a recreational/residential district Plan Ithaca, the City's adopted comprehensive plan, categorized the Waterfront study area as predominantly mixed use and enterprise areas intended to encourage higher density growth in the form of well-designed, compact, mixed use development. These areas are located on major transportation corridors in the City, making it easy t for residents to access jobs and services and for visitors to access local businesses and tourist destinations. Additionally, there are some areas classified as environmentally sensitive and important locations where special consideration must be given to reserve p g p unique natural features. P ak m aw+ . w i LegendCharacter Areas Waterfront ® . ZONE The Waterfront area is divided Newman D into four Character areas; Market District o� the Cherry Street District,the weiwF ' s West End/Waterfront District, Cherry Street District �� the Market District, and the e Newman District, see figure 5. Cherry Art Space-PUD if pf Parks `` t All Waterfront projects should encourage water based/ dependent activities and o maintain visual and physical aT � access to the water. New �L„ 4, and expanded development should incorporate multimodal m r r transportation, including, zo sidewalks, accessible plazas, bike o i iu 3F g l facilities, through site crossings �,-W BUFFALO ST r s and, where appropriate, 3 � ..� r enhance connections to the i t t i wsENECAST 1, Cayuga Waterfront Trail. Shared W STATE ST ,4 ' — , parking is highly encouraged in T I ti Rsr svva n " all districts to avoid the negative tii environmental and aesthetic 1 § H impacts of multiple surface level r, parking lots. CECI LAMALONE DR ll a F\ b ` 0AT'T60 Specific guidelines for each Character Area appear throughout the document, and are a special focus in Chapter 6. 3 j qqN 0 0.125 0.25 0.5 Mi r N I I I I I FIGURE 5. Waterfront Character Areas. ,uNewman District The Newman District is characterized by its adjacency and connection to public recreational facilities such as Newman Golf Course to the north, Cascadilla Creek to its south, and public works facilities within the district east of Willow Ave, see figure 6. The district has only one point of vehicular access at Willow Ave and Route 13, however the Cayuga Waterfront Trail offers exceptional recreational connection to the entire Waterfront on both sides of the Inlet, including Stewart Park, the Farmers; Market and the Black Diamond Trail in Cass Park. The district is ideal for primarily- residential mixed use that is enhanced by its proximity to the waterfront and recreational fl facilities. Mixed use development west of Willow Ave should aim to address both the street and waterfront edges, and preserve physical � and visual access to the water, Future development east of Willow Ave should strengthen the street edge. Large development sites should limit vehicular points of access to preserve pedestrian and bike connectivity to the Cayuga Waterfront trail. co Legend ZONE �w Newman D NEWMAN GOLF COURSEco Market District211 Parks / W YORK ST �O a J z 4u W FALLS ST i ` N � a 0 0.125 0.25 Mi POP "� FIGURE 6. Newman District ;'I The Market District .., ,.W..._., r The Market District borders two waterways to the west and north .I, (Cascadilla Creek and the Cayuga Inlet) and Cascadilla St. and Route 13, to the south and east, figure 7. The Market District is a hub for food related retail due to the Ithaca Farmers' Market, which draws large numbers of visitors to the district. The Norfolk Southern Cargo rail divides the district, placing the Waterfront, the Ithaca Farmer's Market and the Ithaca Area Wastewater Treatment Facility (IA TF) on one side of the district and properties including community gardens along the highly visible Route 13 corridor. The district has one point of public vehicular access at Third St. and Route 13. However, the Cayuga Waterfront Trail offers exceptional recreational connections to the entire Waterfront on both sides of the Inlet, lagincluding Stewart Park, the Farmers Market, Newman Golf Course, and the Black Diamond Trail in Cass Park. The district is ideal for a mix of development types including residential, retail and commercial. New development should aim to support and enhance existing uses. Waterfront sites should encourage water based/dependent activities and provide connections to the Waterfront trail. Development across the rail toward Rt. 13 should function as gateway to the city, and the Waterfront and be accessible to the Northside neighborhood, m.t Legend ZONE Ithaca Farmers Market Newman D �C Market District Ithaca Area Wastewater Treatment Facility,k � tJ ��'� �// •ALL ' MWE/WF N ¢ m CD t h It 4k �O��a it CASCADILLAST { �, r_ 3 Ji N � ! 0 0.125 0.25 Mi af FIGURE 7. Market District °��`' f 1�, a The t District � r The West End/Waterfront district is defined by the Flood Control Channel and Route 13/Fulton Street to the west and east respectively, Sixmile Creek to the south and Cascadilla Street to the north, see figure 8. The district is both the City's gateway to the Waterfront from the downtown area and a Waterfront destination featuring Inlet Island, sites along the Old Cayuga Inlet and the Waterfront Trail. The district is the most developed portion of the Waterfront and is an active, primarily commercial district with several long-standing local businesses, some notable historic buildings and many larger sites with development ul potential.The district contains major east-west transportation corridors that travel through and out of the city. Travelers to and from the west side of the City and Cayuga Lake, including in-commuters, must pass { through this district, resulting in peak hour traffic congestion and stressful pedestrian and bike commuting. si Future development should aim to enhance and strengthen the districts role as a gateway and destination to the Waterfront. A wide mix of architectural styles and high quality building materials are appropriate in most areas of the district, but waterfront projects adjacent to historic structures should respond directly to those conditions. New and expanded development should incorporate bike and pedestrian features that add relief to users of active transportation. Legend ' ZONE � t Market District WE/WF s o r Cherry Street District o J 1 z CASCADILLAST ii A SUNRISE RD F " Y I ESTY ST I k Z I t � z W COURT ST m D'E 0 r - W BUFFALO ST f , ' SENECAST 2: HOOK Pl W STATE ST N r A� 0 0.125 0.25 Mid FIGURE 8. West End l Waterfront District The Cherry Street ��.���~�t � - - District The Cherry Street District is the farthest south of the Waterfront districts and borders waterways on two of its boundaries: the Flood Control Channel to the west and Sixmile Creek to the north, see figure 9. The area historically served as the City's Industrial Park and continues to be a hub of industrial and commercial uses, including several high tech and manufacturing business. The District has distinct industrial character with primarily 1'2 story buildings featuring brick' steel, metal panels and Cement Masonry Units (CK8U). The district's limited road network allows for only two points of vehicular access —one at Cecil B. Malone Drive and Meadow Street, and a second through the new bridge currently under construction at Taughannock Boulevard. Expanded multimodal access will help connect this district tothe surrounding urban fabric and other areas of the Waterfront. Future development of the Cherry Street District should aim for an expansion of uses while retaining the district's industrial character. Mixed-use residential development, particularly housing that offers live/work opportunities, is encouraged north of Cecil B. Malone Drive' while non-residential commercial, light industrial and manufacturing uses will continue to the south. Building design and materials should be compatible with these industrial character. New and expanded development should, where possible, offer a connection to the future Black Diamond Trail network and the 'isll redesigned pedestrian 8rind|ey St. Bridge. ° Urban Designit Several design-related concepts and terms are referenced in this document. This section defines these baseline ideas which are critical to understanding the guidelines and their intent. tProject a A "project" refers to any building construction, site work, renovation or other activity on a property that is subject to review under these guidelines. Public and PrivateRealm The guidelines focus on the interface between private property and public areas. The term "public realm" refers to any public The guidelines focus strongly on the area, including a street, sidewalk, waterway, public plaza, park, interface and relationship between private property and public areas. promenade that is accessible by the public at large. The "private realm" refers to any place on private property, including building edges, setback areas, plazas or other features. The interface between these elements largely determines one's experience in an urban environment. Figure 10 diagrams the public and private FIGURE 10.Setback Types realms under different conditions. Private Public Private Private Public Private Realm Realm Realm Realm Realm Realm Street Street riv 'te Public Private Public at Realm Realm I ° Realm 6 Public Open Space Waterway* Waterway Setback I 1 r , ' by � Y �°� � ��a �,�'p �� i i • � • • • i ^• • • � � . �.���,�" '..,,�,�.: i i* i. i i �`�i �� r� ��� � ����� �a;'� Ys Ka=3 E i • i a i i • a r •': • . i i St<«� ' •` �,�, �G i � �� � � •' i` i` i •" i. _.�� ,.,y . ,� ... '.. i .l ` i i • i t i t •. � � • 1. i i. •`i. �, i .� F. � j a "` i i'• i •' i f • ' i # ` i i �� t •` i', •' i •: • Y i i y. ..,+� ,. „ , ., r.w ., •:. S'�', � - • i ii` i •'••` i. ' . ` • r • •' :•' • • i i• i i i ,•`i t ��,, � s �.,�.�, y,��: :,., h ,� �.; R�.,. ��� . ���. ,. .. s i.. ....: i. i� i i;. !..: i. i.� is i.. t �N ��. a `�.�' !. # t' i !. i • • •. • ..�a �t '�.+. ��� � M i i' i i • i � • :• f ts :ask "MI o Traditional M1 rial .�'.. ,. ° The term traditional refers to the early character of an area's development that continues to be visible. The City's Waterfront '., has largely transitioned from its past as a hub of industry and transportation. However, some brick industrial buildings still stand in the West End, as does the former train station and remnants of the Erie Canal seawalls. The area's history as a working waterfront is also visible on and around Inlet Island, which retains a large covered marina and a business specializing in boat building and repair. Traditional materials and building forms in the Waterfront are those that reflect and reference water dependent, industrial and transportation uses. Fapde Kx ,t a Facade refers to an external wall or face of a building, including those that are street-facing and those that are not street-facing. Waterway A waterway in this document refers to the following: The Flood Control Channel, Cascadilla Creek, Sixmile Creek, and the Cayuga Inlet. Waterfront "Waterway" refers to any body of water A Waterfront refers to any land fronting or abutting on an identified waterway. a _ s While the primary focus of the design guidelines is the street-facing and water-facing elements of a building, all sides of a structure must be considered.The emphasis on design varies based on the relationship of a facade to the public realm.This document refers to "street-facing facades", "Waterfront-facing facades" and "interior facades." A street- facing facade is any side of a building that faces the street. In some cases, a single building may have multiple street-facing facades.An interior facade faces an internal side or rear property line. A waterfront- Street-Facing Facade facing facade is any side of a building that faces the Waterfront.This facade should compliment the public space created from the rear Interior Facade setback abutting a waterway.An interior facade may or may not include a functional entry depending on the circumstance.The diagrams(left) _ illustrate the fa4ade types that should be considered. Rhythm Rhythm refers to a distinct visual pattern created by the repetition and uniform arrangement of similar design elements, including: doors, windows and architectural details on buildings. Rhythm also exists on a greater scale in compositions of multiple buildings Oil (for example, along a block face). Building size and scale, lot size, t....., building setbacks and spacing create this rhythm between multiple ® Street-Facing Fade buildings. Interior Facade Standard Design Guidelines To facilitate ease-of-use,the design guidelines in this document use a standard format.This includes:topic headings, intent statements, numbered design guidelines, additional information about appropriate strategies and illustrations or diagrams. Figure 8 uses a sample design guideline page from Chapter 4 to illustrate each key element. i77ereferences The design topic is indicated webars are sometimes included to provideheading followed by an intentditional background information or crcrss- to other documents or policies: The design guidelines describe an intent Photographs and diagrams are provided to or desired outcome, with supplementary illustrate design guideline principles. information listed in bullets below. Priority Captions help explain the intent of the photo Guidelines are indicated in purple text. and tie it to the guideline text. Building Entries m Building entrances provide a key visual connection between the The City of Ithaca Zoning Code public and private realm.A door should be easily recognizable and includes basic standards for should provide a strong visual and physical connection to the public realm.Building entries should be spaced to provide visual continuity building form,including height along a street and read similarly to traditional buildings in an area. and setbacks: http:flecode360,com/8393835 BDA. Design the primary entrance to a building to be clearly identifiable. Use an architectural element(s)to highlight an entrance. Potential treatments include: r Canopy » Arcade C » Portico Stoop Building recess t � » Awning f' Moldings v I rl�h� �'�1 ,GI III(Illl Ill Ilili€ "� E "` ,_.s anew gao,acNdx.aa BD.2. Use an authentic,functional entry on a street-facing fa pad e. B13.3. Size and proportion an entry element to be in the F range of heights and widths of nearby traditional entries. Size a door to be easily readable and recognizable,but to not I' be overly large. Use a vertically oriented door that is in keeping with traditional door patterns in the area. BDA Maintain a regular rhythm of entries along a street. Use a common door height on a ground floor and on a visible Design the primary entrance to a upper floor. building to be clearly identifiable. Provide space between entries on a building to be generally consistent with spacing on nearby traditional buildings. FIGURE 11. Guidelines Format Which Chapters Apply to My Project? This chart indicates which chapters are relevant to different types of work in the Waterfront Area. For some smaller projects, all relevant design guidelines may be found in one chapter (i.e., a project to expand and re-landscape a parking area may be subject only to the guidelines in Chapter 3). For larger projects, several chapters may apply(i.e., a new mixed-use or commercial project may be subject to Chapters 1-6). Ch,1 Ch.2 Guiding Ch.3 Ch.4Building Ch. 5 Ch.6 Guidelines Introduction Principles [design Signs Specific to 7Site Design Character Areas New Construction Building Addition- Landscaping/ Site Work Signage 4 `. !. ,. ��� � �` t'�„ 4.� �� p i }z�4t�i;{ t 2 ;� iS w t� k {t,. � � Y�.; ti''''"; .f' to i"` • �' •' • • •i •:. . ••: ,� ��Y �.� a ®� �: t t� ��� � � ,t � .t - • s •- i- r •- . is .• • � �� � �� F !�..'�" i s i. i ���r � 7 t� �� � i ! • • ♦ i M R ♦i i.•. d � i ",r� � ; k Y � !+ � � t' S �' M„ ., w ♦ . � CAe' 1 4 �. ':a: a� i t B 4{ ti The guidelines and the review process through which they are administered seek to maintain the Waterfront Area as a cohesive and livable place with an attractive and pedestrian-oriented ,Achieve Excellence in Design 27 environment. They promote maintenance of the Waterfront Area's Express Human Scale 27 traditional character while encouraging architectural creativity and Design for Compatibility and contemporary design. The following guiding principles provide Respond to Context __27 a foundation for the design guidelines. Each project should be Encourage Creativity 28 consistent with the Guiding Principles. Acknowledge Constraints 28 Activate the Public Realm 28 Maximize Connectivity 29 Design for Sustainability 29 �"���~ Excellence ~ Design ��mm���� �����mm���� �� ����Ngn All development in the Waterfront Area should achieve excellence in design. This includes using high quality materials and construction methods, and paying attention to the intent oƒthe guidelines. The bar for design in the Waterfront Area should be set high. Thoughtful designs should establish a distinctive sense of character and provide positive pedestrian-oriented experience. � �� Scale ��������� ° °����� ���ne People relate best toa building when it includes elements that are at a scale they can easily perceive. Designing a building to convey All development/n the WaterfruntAree human scale is critical tocreating an appealing public realm. Each should achieve excellence /n design. project should express human scale through the organization' Thoughtful designs should provide a sense of character and e positive scaling and composition of its architectural elements. pedestrian-oriented experience. For example, this building utilizes high ����~�� for Compatibility �������� �� Design ~ ~~ �- �~~~~~~�� ^� Respond~~ �~~ quality materials and provides ground floor amen/ties that improve the Context pedestrian experience. The Waterfront Area has mix of historic and industrial buildings that embody the character of Ithaca. Several historic buildings frame the vibrant West End district. The Cherry Street district contains numerous buildings with industrial characteristics that provide a sense of heritage and culture. Buildings that are highly valued contribute to a cohesive quality through their materials, scale and massing, organization oƒfunctions and other features. When adjacent to historic and industrial buildings, new development should respect the design traditions of the Waterfront Area by drawing mn these qualities. Designing a building to convey human scale b critical to creating anappealing public realm. Each project should express a human scale through the organization, scaling and composition of its architectural elements. For example, this building breaks massing into separate modules with upper floor stepbacks, changes /n material and more. New in/ill development should respect the design traditions of the Waterfront Area. i • .i t t' i i 1 . t i i i r •' 7'`"' t • i. t. i • • •:. • +i:' • mot. z l,v ,j4 � ♦ r• • • -• i • • 41 ���r • i MOGUM&MVINSM y. del NEW r - a • •- i t i- • ta' • • t • •• r ,' a`e" 5 r • r i •' i. ♦ � ♦ i i ift f ♦ r ems„ 3 f 1 r f ♦ i 1' ff • a- a • •- � - ♦t ♦ r f fr - r • •` r • • r • r • .fa • .r.r • r - • r♦ 'r r � � t • • . i •' i• • # i • • .:� � • • r•' • •' i • ••#:' ��. �; r � ;w i �-,,i�7��e"l, •' •• t • •i • Y��.,. ���i ��� ��' �' 1 �`ff}� I ���1�,�1{� ��" ,yy.� �dr ' *� 'd:'� `"� ie� �: L �� r". y � Y,. ,u ", ��s' 1`,.�, »:min �a � , • f ff^ • s ,r �.�:�un, • .f ,• •a_ �z; s �°���;� �`�� "e >. �:. tea �„ �� 4 �. ,�, �� �, ., • f — • f f - r • r • • - f f AM M- m ® ^ 6 s ' s i m 3 u e Site design refers to the arrangement and placement of buildings and site features and the relationship of these elements to public areas and neighboring properties. This chapter provides site design guidance for all Building Orientation 32 projects in the waterfront. It shall be used in conjunction with the Character External Pedestrian Area-specific guidelines in Chapter 6. Figure 12 illustrates key site design Connectivity 34 considerations on a simple site plan diagram. Internal Pedestrian Connectivity 35 Through-Block Connectivity 36 Open Space 37 Surface Parking 38 k 'Y [driveways and Access 39 w . UJ Service Areas 39 vY � Fences and Walls 40 v Landscape [design 41 Sustainable Site Design 42 { Winter City Design 4 � Freestanding Site Features 44 ., Site Lighting 45 WA7ERFRON77RAIL �.��'�� . . . Working with Topography 4 I Adaptive Reuse and j Integration of Existing WATERWAY i Buildings 47 Sensitive Site Transition 50 Building Orientation Parking Location _� _ Pedestrian Connections Driveway LocationlAccess Open Spaces Waterfront Trail FIGURE 12. Key considerations of site design. Buildingrl 1 Building orientation refers to how architectural elements (doors, windows, etc.) relate to their surroundings. Buildings should be sited to establish a strong visual and physical connection to the public realm. If a building is sited along a waterway, building elements should front this natural feature to create an engaging, pedestrian friendly waterfront,see figure 13 & 14. u} SD. 1. Orient architectural and landscape elements to the public realm .n, and the waterways. • Orient a primary entry and architectural features to face a street, public plaza, waterway or prominent public space. • Create multiple building fronts if building fronts two or more prominent public spaces and/or streets, f • Organize the site and building structure to visually define and shape connections between waterways and nearby communities. • Provide an outdoor space, e.g. patio or rooftop terrace that allows views of a waterway. FIGURE 13. Orient a building's primary entry to face a street. Orienting a y�< primary entry to a public plaza or �, _ l II II II II I II other prominent public space is also C l l l 1 acceptable. x> _____ ___---- ----__. __------------------------------------.___----- 14 Priority Entry Location STREET STREET STREET FIGURE 14. If adjacent to a waterway, orient a building's primary entry to '�Y' �,; --- face the waterway. L ', ?K �`C` v; v\. y <' WATERFRONT TRAIL Priority Entry Location S DMi M M Building r ti ,max t t 4 Consider providing an outdoor space, a balcony, or patio that allows for public views of the waterfront. Rooftop s Terrace gi Building Entry Ground Floor Landscaped Waterfront Waterway Patio Setback Trail FIGURE 15. Building Orientation EMEMEMExternal Pedestrian Connectivity Options engaging open space include: External pedestrian connectivity refers to a point of access between a site, building and the public realm. A strong physical and visual relationship between these elements enhances walkability. UJ k w SD. 2. Provide a physical and visual connection for pedestrians between a site and the public realm. • Use a walkway that connects a building to a public space through STREET a setback area. A plaza, outdoor seating area or patio . Place a door that opens directly to a public space. that connects a building to a public space. • Place a plaza, outdoor seating area or patio that connects a building to a public space. L L U SD. 3. When a property is adjacent to a public open space or the Cayuga Waterfront Trail, connect the site to any public- private pedestrian walkway. y .._,._. � � `!1p � 5i^ �qd,sa: S 1 l<➢S ` i ,yyn e"? � � �.,, STREET A door that opens directly to a public " space. f H � O(97 STREET w, A walkway that connects a building to a public space through a setback area. FF!ii } 14 An outdoor seating area to connect site to public space. WATERFRONT TRAIL . .,, WATERWAY An open space that connects a building to the waterfront and the waterfront trail. r: w I WATERFRONT TRAIL WATERWAY A walkway that connects a building to Doors and large windows create a physical and visual connection between a building the waterfront and the waterfront trail. and public space. PedestrianInternal i j An internal pedestrian circulation system should connect each site with the public realm. Movement and connectivity between noted areas of a site � (ROW access, Parking, Open Space, Pedestrian Walkways) and a building's entry are important in creating an accessible, and accommodating site. SD.4. Establish an internal walkway system that connects key areas, such as building entries, parking areas,the Cayuga Waterfront Trail,and other prominent open spaces. • Use landscaping,special paving,architectural features,and lighting to i accentuate a site's circulation. • Direct an internal walkway through a plaza, courtyard or other outdoor feature. An internal walkway connects key areas • Design an internal walkway that is inclusive and ADA accessible. of a site together, e.g. Parking to open . Connect an internal walkway system to larger public pedestrian networks. Space. r i The architectural features, glass curtains Coordinate building and site materials Amenities near the waterway encourage and awnings create interest through site. to highlight pedestrian connections. greater interest and activity. b F-07-(-F)- 0- -0" D FOD 0 (F) (F) (F- " )07) r ._� _ i— e— _ w w o � x WATERWAY FIGURE 16. Integrate an internal walkway system with the public-pedestrian circulation system. CEMEMMMIM r Through Methods include; Long blocks can create barriers to pedestrian access.Projects are encouraged Publicwalk to provide a pedestrian connection through a long block where possible to increase area-wide pedestrian connectivity. Incorporating pedestrian connections throughout all the waterfront is critical toward creating a livable and vibrant area. SHARED PATHWAY A Public Walk integrated with an open space or retail amenity that connects 00 through a block. r Shared Alley/ - - — -I— - — - — —� Access Drive 1— - — - _ _ - -T An alley that is designed to be shared by �U1/ATERUVAY . . b pedestrians and automobiles. FIGURE 17. Provide a pedestrian pathway integrated with an open space or Path/Open retail amenity that connects through a block where feasible. This may require Space coordination with neighboring property owners. SD. 5. Provide convenient public pedestrian access through a block Site a simple path connecting two parallel streets through a block. Use architectural features to generate street interest along through-block connections. A path connecting two streets 0 Integrate a public walk with an open space or retail amenity that through a block. connects through a block • Design alleys as shared public ways to create usable public spaces; these small streets should calm traffic to pedestrian speeds. g, ly I i Alleyways should function as shared public ways, with amenities Sites should provide pathways to Pathway enabling pedestrian accommodating pedestrians. vibrant public spaces. movement between two streets. .. Open Space Courtyards, street-adjacent plazas, linear outdoor dining areas and other open spaces provide places for customers and tenants to gather and engage. When located adjacent to a public space, these features can activate and enhance the pedestrian experience. A project should incorporate open space into a site design where feasible. SD.6. Incorporate an open space into a site design where feasible • Place open space so that it is visually and physically connected to a public space, sidewalk or trail. • Link open space to internal site features and the public realm. • Program open space with site features or activities that keep it lively Options for a public-oriented opera and occupied. space include: • Place open spaces on a site where greater sun exposure exists. • Size an open space to be adequate for its function. u W • Enclose an open space by framing it with building edges, landscaping, or other site elements. k y STREET Ly,= Courtyard between buildings, integrated with the public sidewalk. �r LU UJ n _ w ICJ Orient an open space to be visually and physically connected to the public street --------- and sidewalk. STREET Corner plaza adjacent to the public I�sidewalk and street. w w l~ X MIN v utrt., rCtertstr STREET 4 WATERWAY WATERWAY Linear outdoor space. Corner Plaza on Waterfront Linear outdoor space on the Waterfront NOME= Options include: Careful design is needed where a surface parking area is adjacent to a sidewalk or public space.A parking facility can create avoid along the street edge and decrease pedestrian comfort.Where surface parking is provided, m • " ® • its visual impact on the public realm should be minimized. SD, 7. Locate surface parking area to the Interior of a site, avoid fronting on a public street or waterfront.If possible consolidate and share parking with neighboring properties. • Set back the surface parking area away from the property line that is adjacent to a street. If feasible, a minimum setback of 20 feet is ideal. • Coordinate with neighboring properties to create a shared parking area. SD.8, If surface parking must be located adjacent to a street or waterway, buffer or screen the lot. a) Active landscaping c) Public Art b) Low site walls or decorative d) Other methods that meet fencing the intent of this guideline s. p 2, � a a ul IBM A Y } u d .�Y 418 A l 8 dv� Y, k If you provide any screening,provide convenient means of access. k Y m �y A 4 �"3XR 2�,4 Setting back surface parking area from the street and screen the area diminishes the visual impact it may have in the public realm. Driveways and Access While automobile access is critical to the function of a site, pedestrian ilrrs� movement should have priority.Vehicular access points should prioritize safety and minimize pedestrian-vehicle conflicts. }� SD.9. Limit the number of vehicular access points of a site to reduce � t5`Ltst z pedestrian-vehicular encounters. 0 Coordinate and share a consolidated access between adjacent properties. SD. 10. Minimize width of driveway where it crosses a pedestrian way. 'ro I SHARED SHARE ACCESS ,ACCESS W W Cr Ln Property A Property R Coordinate with neighboring properties S' ARE to create shared parking opportunities. STREET ACCESS STREET FIGURE 18,Shared Parking and Access. t Service Areas Service areas(trash receptacles, loading areas) and mechanical equipment (HVAC,air source heat pumps and utility meters)can also negatively impact the streetscape and the pedestrian experience when visible.These features may produce hazards that should not be visible from the street or water. Service areas should be integrated and coordinated with site and building elements,to not be visible. a SD. 11. Locate or screen a service area so that it is not visible from the public Street. • Locate service area in the interior of a site where it is not visible from a public street, park, or plaza. Screen service area with a solid wall or opaque fence. Use screening materials that are compatible with building materials. Screen a service area from view with a solid wall,opaque fence or landscaping. s Fences and Walls Fences and walls are often used to enclose a private outdoor space. Retaining walls are used to address site topography. Fences and walls should be carefully coordinated with the overall site design of a property. Visible fence and wall materials should be compatible with materials used throughout a site and on a building. Fence and wall guidelines are most critical for areas of a site that are visible from the public realm. SD. 12. Coordinate a fence or wall with an overall site design concept. • Create a fence or wall opening as needed to integrate an internal circulation system. SD. 13. Use a fence or wall material that is compatible with other building materials and overall site design concepts. • Coordinate a fence material with a primary or secondary material of the primary building. • Use a consistent material and pattern for a publicly visible fence or wall. SD. 14. Concrete walls, including retaining walls, should provide visual interest. • Scoring 0 Terracing • Staining 0 Landscaping screening A coordinated use of materials between r�l the primary building and the fencing or wall provides compatibility. ' 4 http :llvvwrruaftyofithaeaaog1471, Landscape Design Landscaping can enhance a project by providing shade, visual interest, Forestry-Master-Flan tying together key site features,screening for unattractive site features and a buffer between properties.It also can help soften an urban environment. y Landscaping should be used to visually enhance a public space. .a SD. 15. Preserve existing trees wherever possible. Incorporate an existing tree into the site design. � Highlight an existing tree as a design element. Plant or preserve additional trees to increase canopy and accommodate new planting areas with sufficient underground infrastructure for tree roots. SD. 16. Use a coordinated landscape palette to establish a sense of visual � ^ continuity within a site. Use a consistent palette throughout the property. Variation is encouraged, but landscaping elements should be thoughtfully organized. SD. 17. Use landscaping to highlight a building entry, walkway or other feature. ;t SD. 18. Use landscaping to screen a sensitive edge, such as an abutting residential property or natural feature, SD. 19. If a property is located along a waterway, use landscaping to enhance the waterfront. Use a coordinated landscape palette to Plant and Tree Selection establish a sense of visual continuity in Plants and trees that are proven successful in Ithaca's climate should be the design of a site. selected to reduce the need for maintenance and replacement. SD.20. Use native tree and plant species that thrive in Ithaca's climate. • Use drought and cold weather tolerant species. • Use tree species that are able to survive in an urban setting. SD.21. Minimize the need for irrigation. r Minimize irrigation. Design)Sustainable Site Design (Stormwater Systems that allow infiltration Sustainability is a critical community objective in Ithaca and is prioritized b in many city policies. Each site design should contribute to a sustainable future for Ithaca. Incorporate sustainability features to reduce energy �I consumption and stormwater runoff. SD.22. Integrate low impact development (LID) features to minimize impacts to energy consumption,the municipal stormwater system and area watersheds. Include a stormwater management feature, such as a bioretention area or rain garden, as a site amenity or landscape feature. } Use permeable surfaces and paving systems that allow water infiltration. Use generous site landscaping to absorb site runoff. " Collect and use rainwater for irrigation. SD.23. Use landscaping to reduce the need for heating and cooling. • Use trees and landscaping to create shade in the warm months and allow for sun exposure in cool months. SD.24. Choose a material that reduces energy consumption. • Use a local, recycled material where possible. • Use a light colored surface material that reflects heat. • Incorporate an energy-generating feature on site. This may include solar panels, solar powered lighting or other similar features. 3 � d �4b t w u y } C S' } �r= Include a stormwater management feature, such as a biorention area or raingarden. IMMUMMEM CEEMMEEEM= Winter City The impacts of Ithaca's climate on site design should be considered. Snow removal and snow storage can directly pedestrian circulation, landscaping and parking,etc. Buildings and open spaces should be placed to maximize sun exposure. Pedestrian areas and open spaces should also be sheltered from prevailing winter winds. SD.25. Design a site to promote efficient snow removal and adequate space for snow storage. SD. 26. Site a building and/or open space to maximize sun exposure and utilize passive solar design. SD.27. Site a building to shelter open spaces and pedestrian areas from prevailing winter winds. SD.28. Provide shared snow storage area. MEMMEMERM N S W vu DIRECTION OF STREET SUNLIGHT FIGURE 19. The location of plaza A is preferred over the location of plaza B because plaza A receives greater solar exposure,particularly in winter months when the sun is low in the sky. mFree Standing StructuresFurniture) Options include. Freestanding structures include, but are not limited to: benches, planters, bike racks, and tables. These structures are functional design components ' and enhance a project aesthetically. They enable passive pedestrian activities and complement open spaces. SD.29. Integrate freestanding features to enhance a site or the public 4 realm. Potential features include: • Benches • Public Art • Tables • Kiosks • Planters • Bike Racks Planters. SD. 30.Integrate a freestanding feature within the overall design of a site. • Locate feature(s)where it does not impede pedestrian circulation or vehicular access. • Strategically incorporate freestanding feature(s) in an active areas: Cayuga Waterfront Trail, internal walkway or near building entry. • Use materials with consistency and coordinate them with other site and building features. r.� _ � . �r �;; �� �- Chairs,Tables, Benches. rc k Public Art. t � , Strategically locate site furnishings and public art to enhance the public realm or an open space. 3 g i 1 Bike Racks. Jill E Site LightingSite lighting can be used to enhance building and landscape design and to provide additional safety to a space. Lighting should be carefully y placed to minimize unnecessary light pollution and avoid disruption to nearby residential areas across the waterways in the West End. Successful site lighting balances form, intensity, color, technology, and energy-efficiency, contributing to the Waterfront's overall nighttime character and safety. Scale site Bighting to reflect its purpose. SD.31. Scale site lighting to functional purpose. • Use a small-scale fixture with down-lighting or light bollards to illuminate a pedestrian walkway. • Use medium scale(15-18ft height)overhead lighting for a common outdoor space, building entry, parking area or internal driveway. SD.32. Prevent light spill to adjacent properties,the sky or waterway. • Use a fixture that provides even lighting for a plaza, courtyard or patio area. • Shield site lighting to avoid off-site glare. • Orient fixtures toward the ground. SD.33. Integrate a lighting fixture with the design of the overall building and site. • Use a style that is compatible with a building and site design, e.g. Design lighting to minimize light spill contemporary fixture for a contemporary building. onto adjacent properties and the sky. . Choose a material that is compatible with materials used on the building and throughout a site. a � a � a. u Light on a waterfront Creating 1 Despite the Waterfront Area's lack of existing topography, development is encouraged to generate topography to activate spaces and mitigate „v challenges associated with the area. Strategic topographical interventions could be used to mitigate noise from busy roads and create desirable mirco- �'.: climates that protects from wind. Added topography is also beneficial as passive landscaping that adds visual interest to the overall site. SD.34. Design a site to integrate added or existing topography. 4, • Incorporate a topographic feature as an open space or landscape amenity where feasible. Design a site to integrate with and take • Use topography to buffer noise disturbances advantage of existing topography. • • • Adaptive Reuse and IntegrationExisting Options include. Buildings • Adaptive reuse involves existing buildings and sometimes integrating f them into new development projects. Reusing a building avoids the use of energy and resources required to produce new construction materials, significantly reducing environmental impacts. New development should f explore opportunities to integrate an existing building or buildings into site an u'k design. For locally designated historic buildings or buildings within a locally � S designated historic district, please also refer to the City of Ithaca Historic ' District and Landmark Design Guidelines. SD.35. Encourage reuse of an existing building instead of developing a • w new building, especially within or adjacent to local or nationally designated historic buildings. Consider a use that activates and enhances a public space. NO ' When conducting an adaptive reuse project, consider redesigning � a parking or other paved area between a building and the street as r an active outdoor use, such as a plaza, outdoor seating area, display area or similar space. 15 ` Increase landscaping in an existing parking area where the number of parking spaces can be reduced. AdaptiveiExisting Buildings SD. 36. Consider providing a rooftop addition instead of demolishing the existing building. Additional care should be taken when the building is known to be of historic importance. • Design a rooftop addition to be subordinate to the original building. "rs • Provide transition in scale between the rooftop addition and an adjacent traditional building. • Set back the walls of the rooftop addition to differentiate it from Consider a rooftop addition instead of the original building, demolishing the existing building. . Use different material on the rooftop addition to differentiate it from the original building. • Design a facade on a rooftop addition to be compatible with,but not replicate,the original structure. SD.37. Consider integrating an existing building into a new development project rather than demolishing it. 4 • Create a shared outdoor space for buildings. • Transition in scale downward toward the existing building when the � z new development is taller, t fx • Integrate pedestrian site circulation between buildings • Consolidate and share parking between buildings, and potentially with Seek opportunities for adaptive reuse other uses nearby. in an existing building. • Consider dual use for spaces-a plaza that can used for parking or closed for events r ReuseAdaptive iBuildings 4, !4 0 06 6 6 6 6 Surface parking lots receive landscaping enhancements to improve aesthetics. Under-utilized space is activated and updated with a contemporary architectural element(pergola) that provides additional seasonal flexible-use space. Paved area becomes an outdoor patio and dining area. New landscaping'buffers the patio area from the street,and provides pedestrian interest to passersby. New accessibility'improvements enhance pedestrian and ADA access. FIGURE 20.Adaptive Reuse of an existing building. Adaptive Reuse and Integration of Existing Buildings r-7-1 JF L L F1, Consolidate Parking Enhanced LandscaF-1-1 7 pi Between Uses LLLLLLJ- LN /L 1 40 Create Shared Outdoor Space r ---------------------------- --------- Utilize Shared Access to Parking FIGURE 21.A new infill project could work within the existing site without demolishing the original building. The new structure could step down in scale to transition smoothly to the original building. Parking consolidation between uses would allow for site enhancements. Sensitive 1 ii IN a w CURVED ANGLED r M r rr , Central point of access �,,� Shade trees,lawn and planting beds Shade trees and { planting beds M Central pedestrian access and overlook Open shared plaza spaces connect Shared plaza spaces Q buildings to trails and Gar p<, connect buildings to walkways ` trails and waterways These buildings match the curvature of the waterway and Angled buildings frame the waterway and provide plaza activate the walkway with plaza spaces and pedestrian access. space and centralized water access. RECTILINEAR — STEPPED r�r y t�rr�lrs im 3 y�h� Large semi-private Small semi-private 00, � - patio space for patio space for buildings ` buildings Pedestrian access Multiple pedestrian access points 7° Shade trees,lawn Egg 0t and planting beds ', i. Shade trees,lawn and planting beds a Rectilinear buildings are placed along the waterway so A series of buildings provides a "stepped" edge to the that they provide triangular plazas and open space along waterway. Open space along the walkway is broken up the walkway and distributed more evenly along the edge of the site. FIGURE 22.Sensitive site transitions along a waterway. ME AMMIMME: OEM= cmc��= I ME= s � . r pl. 1 ; Sy A building's design and the arrangement of its features can strongly impact the public realm. Each building should incorporate "human e scale" components to break it up into smaller, perceivable elements Building Entries 53 that are closer in size to a typical person,adding to pedestrian comfort Windows 54 and increasing walkability. As noted in Chapter 1, a building needn't Roofs A54 be "small" to express human scale; a building can accomplish human scale by providing articulation, detail and design elements that break Materials 55 larger-scale masses into smaller visual proportions. A building design Accessary Structures 62 should accentuate key building elements and provide visual interest Building,Equipment/Mechanical 62 at interfaces to the public realm. Buildings should be designed to Parking Garages 6 sensitively "fit in" to an existing neighborhood by using compatible sustainable Building Design 64 materials, or drawing on the basic characteristics of nearby buildings street Level Interest 65 ' and neighborhoods. Building Articulation 66 Combining Building Methods 69 Interior Facade-Articulation 72 IN r- w 1 1 l Elms= Building entrances provide a key visual connection between the The City of Ithaca Zoning Code public and private realm. A door should be easily recognizable and includes basic standards for should provide a strong visual and physical connection to the public building form, including height realm. Building entries should be spaced to provide visual continuity and setbacks: along a street and read similarly to traditional buildings in an area. http://ecode360.com/8393835 BD. 1. Design a primary entrance to a building to be clearly identifiable. • Using architectural element(s)to highlight an entrance,treatments include: » Canopy » Stoop » Awning » Arcade » Building » Moldings » Portico Recess BD. 2. Use an authentic, functional entry on a street-facing facade. BD. 3. Size and proportion an entry element to be in the range of heights and widths of nearby traditional entries. • Size a door to be easily readable and recognizable, but to not be overly large. • Use a vertically oriented door that is in keeping with traditional door patterns in the area. Design a primary entrance to a building to be clearly identifiable BD. 4. Maintain a regular rhythm of entries along a street or waterway. R Use a common door height on a ground floor and on a visible upper floor. i Provide space between entries on a buildings to be generally consistent �^ A with spacing on nearby traditional buildings. a i w , t r., r u. v. wn 9 r Y Common entry height and consistent provide a sheltering element such as a canopy,awning, arcade or portico. spacing establishes a rhythm for a series of entries. m r Windows Windows are and continue to be a key design element for waterfront buildings. Their design and arrangement should express a human scale, create visual continuity with context and provide interest to the public realm and Waterfront. BD. 5. Locate and space windows to express a traditional rhythm and create visual continuity. Provide consistent horizontal spacing between windows on a floor or vertically align windows over multiple floors. Align windows vertically on upper floors. • Provide a common head height for windows on a single floor. Minor deviations may be appropriate for an accent, but vertical and horizontal spacing should remain consistent. • If a curtain wall is used, place spandrels, moldings, awnings or sills to provide vertical and horizontal expression. Create depth in a window opening to generate shadows and visual t interest. IN : BD. 6. Place a window opening to correspond to an actual interior space. BD. 7. Design a window to create depth and shadow on a facade. • Design a window to appear to be "punched" into a masonry wall. • Avoid windows that appear pasted on the facade and fail to create any Common entry height and consistent visual depth to the facade. spacing establishes a rhythm for a series of entries. Roof s Roofs contribute to a building's character. Roofs should be integrated with overall design of a building and be compatible with surrounding context. BD. 8. Design a roof to be architecturally consistent with the overall architectural design and detailing of the structure in terms of the form and material. Design a roof to be architecturally consistent with the overall architectural design and detailing of the structure. Materials Materials and their composition strongly impact the perception of a building or site.They should be used to convey human scale and provide visual interest to the public realm. Materials should also be proven durable in Ithaca's climate to prevent deterioration over time. Typical materials vary significantly among the character areas of the Waterfront, it is important to consider context when choosing materials. Figure 12 ;x shows appropriate materials for each Character Area. { BD. 9. Use materials to convey a sense of human scale and generate visual interest. �r Add visual interest through texture,finish and detailing. Use changes in material to add visual interest and express a human scale. ( Use an accent material to highlight an important feature like an entry `I or window. Use materials to create contrast and shadow. • Use a limited number of materials so that a fa4ade does not appear overly busy or confusing. • Avoid visually "flat" or panelized materials(such as synthetic stucco „. or EIFS)that result in monotonous, featureless surfaces on any street- facing or water-facing fagade. Limited applications of synthetic stucco or another visually flat material may be appropriate on an interior fa4ade as a wall panel or as an accent, but should be complemented with a material rich in texture or with a dynamic finish. BD. 10.Use a material that is compatible with the surrounding context. • Use a material or alternative material that is similar in appearance to a -t traditional material. BD. 11. Use a high quality material that is proven durable. 0 Use a material that is proven durable in Ithaca's climate. • Use a ground level material that can withstand on-going contact with a the public and retain its quality. Materials The following table indicates cladding materials that are appropriate as primary (P), secondary (S) materials or those that are not allowed (-) in each of the Character Areas. Secondary materials cannot exceed 25% of the surface area of any one building facade. These guidelines apply to the primary and secondary materials that are integral to the wall of a building. They do not limit use for accents or accessories such as storefronts, awnings or canopies. This list is not all encompassing; other materials may be appropriate if they satisfy the intent of these guidelines. Newman a� Districtrt i Wood Clapboard P/S PIS P/S P/S Wood Shingle, P/S P/S P/S PIS Cementitious Clapboard P/S P/S P/S P/S Cementitious Shingle P/S P/S P/S P/S Brick P/S P/S P/5 P/S Stone P/S P/S P/S' P/S Cementitious Panel P/S P/S W P/S J µP/S__._ Synthetic Stucco (EIFS) S* S* S* S* True Stucco P/S P/S P/S, P/S Pre-Finished Metal Panel P/S P/S P/S P/S i Glass Curtain Wall P/S P/S____ P/S _. P/S Seam_Metal__w S - P/S Split Face CMU - S Architectural Metal S P/S P/S P/S *Interior facades *Interior facades *Interior facades *Interior facades only only only only This table indicates which building materials are appropriate (A) or inappropriate (-) in each of the Character Areas. This list is not all encompassing; other materials may be appropriate if they satisfy the intent of these guidelines. Newman District rClad "Frame A A A A d A A A A Extruded Aluminum A A A A Steel Frame A A A A Clear Glass A A A A Specialty Windows A A A A Materials Newman District Dstr;lt R Wood A A A A Cementitious Trim Board A A A A+ Cellular PVC Trim Board A A A (AZE K) Stone A A A A Brick A A A A Pre-finished Metal Panel A A A A' Newman District ' Wood A A A A Fiberglass A A A A'' Steel Boors A A A Extruded Glass and A A A A Aluminum 1 1 Solid Glass A A A A Newman Districtstricf R R Stone, Natural or Cast A A A A' Brick A A A A Q Concrete A A A A Powder-Coated Steel A A A A Powder- Coated A A A A Aluminum Painted Metal A A A A Wood - - A A Cementitious Shingle - A A A Wood Composite (TREX) - A A A' Cellular PVC Trim Board - A A A (AZEK) True Stucco - A A A Wood Shingle - A A A Materials 1177Newman District L 1 A A A A A A A A A A A A A A A A Newman District' C��s rict 7Naraltone A A A' A CMU A A A A e /Scored A A A A W w Materials Wood Clapboard Wood Shingle Cementitious Cementitious Brick Clapboard Shingle ,quo } Cementitious Pre-finished Metal Stone Panel Synthetic Stucco True Stucco Panel Glass Curtain Wall Architectural Split-Face CMU Seam Metal Metal { F a arc t Cementitious Trim Cellular PVC Trim Wood Stone,Natural Brick Beard Board (AZEK) a M , E Pre-finished Metal Stone,Cast Panel t `1 a'a`R4. Materials Wood Fiberglass Steel Doors Extruded Glass Solid Glass and Aluminum t t „a e � @Y 1 � .. Wood Frame Clad Wood Frame Fiberglass Frame Extruded Steel Frame Aluminum ( Yz , � w Clear Glass Specialty Windows Asphalt Shingle Clay Tile State Metal Shingle Panelized Standing Seam Metal \L i Traditional Standing Single-Ply or Asphalt Seam Metal Rolled Roofing qI low n�m. � Materials Stone,Natural Stone,Cast Concrete Powder Coated Painted Metal Steel or Aluminum k,�u } s tily�z t t� Cementitidus Wood Composite Cellular PVC Trim Wood True Stucco Shingle (TRE ) Board(AZEK) @ Ov, Brick Wood Shingle i as F Wood Iron Steel Powder-Coated Aluminum t a Natural Stone Split-Face CMU Textured/Scored Concrete .•c1ld� t 4 c3 ON ll t t mom= Accessory Accessory structures are desired for many properties. An accessory The City of Ithaca Zoning Code structure should be subordinate to a primary structure and its includes basic standards for visibility from a public space should be minimized. A visible accessory building form, including height structure should be compatible with a primary structure. and setbacks' BD. 12. Design an accessory structure to be subordinate to a hflp;l/e ode36 ,com/ 3g3635 primary structure. • Locate an accessory structure to the rear of a primary structure. • Where possible, locate an accessory structure so that its view from the street is blocked by the primary structure • Size an accessory structure to be at a lower scale and size as compared to the primary structure. BD. 13. If an accessory structure is partially or fully visible from the public street, design it to be compatible with the primary structure. FIGURE 24. Design an accessory BD. 14. Use detailingand materials that are coordinated with the structure to be subordinate to the primary structure. primary structure. Building i Mechanical Utility service boxes, air-source heat pumps, telecommunication devices, cables, conduits, vents, chillers and fans are among the equipment that is often attached to a building. This equipment impacts the aesthetics of the structure and can adversely affect the quality of the pedestrian experience. Buildings should minimize the visual impact of mechanical and other building equipment, including the Waterfront trails and the Waterfront. BD. 15. Minimize the visual impact of building equipment and equipment affixed to a building. • Locate a utility connection or service box to the sides or rear of a building and not on a primary facade. • Screen equipment with an architectural screen wall, fencing and/or a landscape element. • Integrate air-conditioning units into the design of a building. Screen a window a/c unit that is visible from the public realm with an architectural feature. • Place mechanical equipment on a rooftop or in a location that is out of view from the street and/or waterway. Otherwise screen it or integrate Minimize the visual impact of it architecturally with the overall building design. building equipment and equipment affixed to a building. BD. 16. Utilities should be moved underground, if possible, in coordination with the City. Yn� t 1; s 1 Parking Garages Parking garages can consolidate parking, thereby decreasing the need for large surface parking areas. Their design at the street level and upper levels should minimize the visibility of parked cars. For ground floor design on a parking garage, refer to "Street Level Interest". BD. 17. Minimize the visibility of parked cars and prevent a monotonous appearance on a parking garage wall. Use an architectural screen, special architectural feature, landscaping or other method to screen vehicles ` �- Programming an active use to front the parking garage. BD. 18. Place a screening feature to fit within the overall architectural design of the parking garage. On upper floors,minimize the visibility of Wrap the parking garage with an active use is the preferred screening parked cars and prevent a monotonous alternative. appearance on a parking garage wall. Appropriate methods include. 9qgp�� M4e w � A n y y r i ri Wrap garage with an active use Landscape Screening along ground Architectural screening providing visual (preferred screening) floor. interest. Olson BuildingSustainable Sustainability is a critical objective for Ithaca. Buildings should For more information on be designed to maximize energy efficiency and must comply with sustainable building design, Ithaca's Green Building Code. Designs should also address seasonal see LIED Building Certification; ! changes in natural lighting, solar access, and ventilation conditions. http-/Iwww.usgbc.org/leed Buildings in the Waterfront should incorporate sustainable design features wherever possible,with an understanding that sustainability " objectives must be balanced with those of placemaking and urban design. BD. 19.Consider including a building design feature that conserves energy. �jt'Gt0 Utilize external shading (landscape and/or integrated into the building) to keep out summer sun and let in winter sun. • Design a building to take advantage of energy-saving and energy- generating opportunities. Incorporate renewable energy. . Design windows to maximize light into interior spaces. � & Use exterior shading devices, such as overhangs, to manage solar gain in summer months and welcome solar access in winter months. Incorporate a renewable energy device, including a solar collector, wind z turbine on site or through the offsite purchase of renewable energy credits. • Utilize highly efficient internal equipment(e.g. lighting)and controls. • Use air-or ground-source(geothermal) heat pump systems for space heating and cooling, air-source heat pumps hot water, and non-natural 9 9r P P ='f gas-fired boilers, i s Use energystar and water-efficient appliances and fixtures. s` Avoid use of fossil fuels. BD. 20.When redeveloping a site, salvage or reuse site and Consider including a building design building materials where possible. feature that conserves energy, such as a Incorporate a functional existing building into a redevelopment project window pergola/sun shading device. in order to minimize waste and greenhouse gas emissions associated with demolition. BD. 21. Include amenities that encourage walking or biking as an alternative to driving. • Include bicycle storage facilities, covered bicycle parking, employee showers and other bicycle-friendly amenities in a building or on-site. • Include pedestrian facilities that are well connected to the external pedestrian circulation system and the trail network. BD. 22. If a parking area is essential, provide one that supports fuel-efficient and electric vehicles. • Provide compact parking spaces. • Provide one or more electric vehicle(EV)charging stations. � • R ME IM i ilnr ��Iti u Street Level interest A building's ground floor strongly impacts the pedestrian experience on an adjacent public space, like a sidewalk, public plaza, Waterfront q t trail, or promenade. Architectural elements must be combined to establish interest for pedestrians and boaters. A blank or featureless ground floor can diminish interest. This applies to both standard buildings and parking garages. Options for creating street level � interest are shown below. �4. BD. 23. Design a ground floor to engage the public realm and provide visual interest for pedestrians. y Preferred architectural elements include: . » Functional entries » Windows Display windows F If a preferred architectural element is not feasible, appropriate alternatives include: s �wt n Decorative wall surfaces » Landscaping Wall art Apply these guidelines to a parking garage that occurs at the street level. As stated on page 63,the ideal solution is wrapping the garage with active uses. k a, 3 1 is xKr. 1 l � j t. h, I . .., MEMMEMM 4 Building 1 Building articulation includes vertical or horizontal changes in materials, color, wall plane or other elements that reduce real and perceived building scale.All Waterfront buildings should incorporate articulation methods. For the purposes of these guidelines, building articulation methods include two categories: • Facade Articulation. Facade articulation methods reduce perceived building mass. They break down a building into human scale components and express a sense of horizontal and vertical scale. However, these methods do not significantly affect the overall square footage of a floor or building. All Waterfront buildings should incorporate facade articulation methods. • Massing Variation. Massing variation methods reduce actual building mass and scale. They modulate a building floor or wall in a manner that creates a physical relief in an architectural form. Variations may affect enclosed square footage on a floor and building. Building Articulation methods are illustrated in Figure 13. Building Accent Lines Accent lines include vertical -- .� and horizontal expression lines on a building wall. An accent ' line often projects slightly from the face of a building wall. Examples include: W{ • Moldings • Cornices • Sills • Canopies Color Changes Color changes include t r . significant vertical or horizontal � @ changes (15'-30' min.) in color ( on a building wall. Material Changes Material changes include significant vertical or horizontal changes (15'-30' min.) in material on a building wall. Minor Wall Offsets A minor wall offset is a vertical expression line created by ..- notching a building wall for its full height. Minor wall offsets are typically 5 feet or less. ( . ' NE ME 1 Building 1 Mi Height Variation A height variation is an actual reduction in the vertical height of a building of at least one floor. (Note that it is not the intent of this variation method to require multiple elevators.) s Increased Setbacks An increased setback is similar ____ to a minor wall offset, but with a larger dimension. It is established by providing a P larger setback on a portion of t a wall for its full height. Upper Floor Stepback An upper floor stepback is --- similar to an increased setback, 'a but it only occurs on an upper floor(s). It is created by setting back an upper story building k wall relative to those on a lower story. A stepback of 8-12 feet in depth is suggested. '" Combining Building N A single building articulation method is typically insufficient to achieve a desired design outcome or promote architectural creativity and interest. Combining multiple methods into a single building is highly encouraged. As shown in Figure 14, a building often includes some or all of the building articulation methods identified previously in Figure 13. tk h i' - �z >� n 4 u " y utt ct Accent Lines Minor Wall Offsets Upper Floor Stepbacks Color Changes Height Variation Through Block Connection Material Changes Increased Setbacks t Combining Building Articulation Methods The following pages provide specific recommendations for << „ combining building articulation methods. Suggested methods rF a . vary based on the specific design issue to be addressed and the dimensions and circumstances of a project. Recommendations are provided for the following objectives: • Maintain compatibility with traditional scale of the Waterfront • Address a Waterfront • Maintain a public view to waterways and public amenities • Provide solar access in public spaces • Create outdoor space for pedestrian activity BD. 24. Use a combination o "facade articulation" and "massing ' variation" methods shown in Figure 13 to reduce the f perceived and/or actual mass and scale of a building. a G t k24... t.. �.a Use a combination of "facade articulation" and "massing variation" methods to reduce the perceived andlor actual mass and scale of a building. Combining Building N A If a building is located next to a waterway, articulate the building wall that is adjacent to it. Use one of the following treatments: • Required: The building should provide an increased setback (A6) of at least 5 feet from the required setback line for the first two stories, and an increased stepback (A7) of at least 10 additional feet for any portion above two stories. • Recommended: Buildings over 2 stories can be completely setback (A6) fifteen feet from the required setback line. - Rooftop Terrace Rooftop Terrace Building Building Top of Entry Bank Entry �u s' 4 Waterway Waterway 10' -*20'- t 15' i 30' Required stepback and Setback Recommended Stepback Recommended Setback wasm, m 0110111LOMM,VNION nommoom Rooftop Building Waterfront Rooftop Building Landscaping Waterfront Terrace Patio Trail Terrace Patio 7' Trail 10' 7' 13' 10' 10' 13' Required Recommended ME m a Combiningi i Articulation t Intent: Maintain or create views down a public street, to the sky or to a natural feature. Maximize sunlight to the public realm or a private outdoor space, either at the street level or on an upper level. Intent: Create an opportunity for private outdoor space for tenants, customers or other building users on a ground floor, upper floor or rooftop. Accent Lines Height Variation At the Ground Level: Use A6. Color Changes Increased Setbacks On an Upper Floor or Rooftop: Use A5 or A7. Material Changes Upper Floor Stepbacks Minor Wall Offsets Interior rticulation Buildings should be compatibly scaled and draw on the Waterfront's architectural traditions, yet also allow new, creative designs. This will create visual continuity along the street and a cohesive transition from building to building. BD. 25. Use minimal articulation methods to express human scale on an interior facade that is not visible to the public; additional articulation is encouraged but not required. m � a e- D is t t t } 13 t k }£ MM1 iqii i S, } Signs are important in the Waterfront Area, providing visibility and wayfinding to businesses. Their design should balance functional requirements with objectives for character, design, location, and General Sign Design Guidelines 75 compatibility. Orderly sign location and design can make fewer and Sign Appendix 79 smaller signs more effective. The design guidelines promote the use of signs that are aesthetically pleasing, of appropriate scale, and integrated with surrounding buildings in order to meet the community's desire for quality development. All signs throughout the city are subject to the regulations in the Sign Ordinance of the City of Ithaca, which provides the definitions and legal framework for a comprehensive and balanced system of signage. pn i � General Sign Design Guidelines 4 a e Signs should contribute to a cohesive character of the Waterfront The Sign Ordinance of the Area.All signage should also be compatible with the materials, colors City of Ithaca includes basic, and details of the building. Its contents should be visually interesting parameters for signs, including ; and clearly legible. Illumination sources should be shielded to maximum area, quantity and minimize glare and light pollution. A sign should remain subordinate other topics. to a primary building. http://ecode360.com/8392479 S. 1. Design a sign to be compatible with the primary building. Use materials, colors and details that are comparable with those used for the building. • Avoid obscuring the ground floor cornice with any signage • Avoid covering up upper floor window openings with signage S. 2. Design and locate a sign to be subordinate to a site and r primary building. Design the sign to be simple in character. ik Design the content of the sign to be clearly legible. z 1 • Limit the number of colors used on the sign, generally no more than three colors should be used • Locate and design the sign to emphasize rather than overshadow building features. ,4 • Locate sign on a building to help with immediate wayfinding; note t signage visible from Waterfront should be minimal, secondary. Lighting S. 3. Shield sign illumination to minimize glare and light pollution. • Use a compatible shielded light source to illuminate a sign • Direct lighting to a sign from an external, shielded lamp. • Do not overpower the building or street edge with sign lighting. 0 If halo lighting is used to accentuate a sign or building, place the light source so that it is not visible. Use a permanent durable material If internal illumination is used, design it to be subordinate to the overall building composition. • If internal illumination is used, use a system that only backlights the individual characters of sign text. • Avoid the internal illumination of an entire sign panel. Materials S.4. Use a sign material that is compatible with the architectural character and materials of the building. S. 5. Use permanent, durable materials for a sign. Water-facing Signage Signage along the waterway adds vibrancy to the Waterfront and significant visibility to associated businesses. However light from signage on the Waterfront travels a considerable distance by reflecting off of the surface the waterways and can have unfavorable impacts on nearby residential neighborhoods. To minimize these impacts additional guidelines are applicable to signage located near the waterways. S. 6. Control light direction • Use shielded external light to accentuate sign and building architecture and not spill over the building. • External lighting should not overpower sign or architecture. S. 7. Limit glare and reflection. • Avoid any internal illumination for signage along the Waterfront. • Apply shielding for any external lighting direct at signs. ' r y ' Al u a 1F N" � . i , 'all t i I� t Rw. a' t a t �� ,41 fgp �v AF ' d , 44� `� �� ad ti t \ 1� ..' ,^ a Residential Areas and their View ` Corridors r t x i The table below includes additional guidelines applicable to specific sign types.They shall be used in concert with the general signage guidelines above.The definitions included below are established in the City of Ithaca Sign Ordinance. A sign fastened, S. '1. Locate and design a wall sign to painted or otherwise promote design compatibility among erected on the wall of buildings. a building so that the . place a wall sign to align with other signs on wall becomes the sign's nearby buildings. supporting structure . Design'a wall sign to minimize the depth of a' and wholly or partially sign panel or letters. forms its background. . Design a wall sign to fit within', rather than II' May include Flat Signs, forward of,the fascia or other architectural Icon Signs, Box Signs details of a building. ; A permanent sign S.2. Design a window sign to preserve > affixed to a window transparency at the sidewalk edge. surface or in front of . Use a minimal amount of opaque material on or behind a winnow a window sign. in such a manner that + Scale a window sign so that it only covers a the window acts as its modest amount of a glass window panel, frame or background ,s a Any sign that projects S.3. Locate and design a blade sign to relate from the exterior of to building entries and convey visual any building. May interest. include Icon Signs . Locate a small blade sign near the business ► entrance,just above the door. y 0 Mount a larger blade sign higher on the building,centered on the facade or positioned at the corner. �w • Design a bracket for a projecting sign to EMMm � ► ► r :u A sign that is painted, S. 1. design printing can an awning to be printed, or stenciled subordinate to the awning. , onto the surface of an . Scale the printing on an awning sign to only awning• cover a modest amount of the awning material. * Use a color that contrasts well with the color of the awning. �7 A Asign orsigns mounted, S.2. Locate a monument sign to integrate painted on or fastened with a site design. to a freestandingwall, Ensure that a monument sign doffs not pier' or other sign encroach on or interrupt a prominent site structure, of which any feature or internal walkway, horizontal dimension S.3. Scale a monument sign to be a size and ISO of a' structural member height that expresses human scale. exceeds 18 inchesUse a low profile monument sign that is easily between two feet and readable,but does not black views to a buildin . eight feet above, grade level. Sign Appendix: Individual Letters or symbols maybe fabricated from many materials in any font.They maybe solid and externally illuminated or electrified and internally illuminated. Appropriate methods include: Pin-Mounted: Letters cut from ` solid materials such as wood, metal, or plastic are individually mounted and may be back-lit or illuminated from the front. H Appropriate for Flat, Blade, Icon or Marquee sign types. a a t Channel Cut,Internally Illuminated: ,t Internally illuminated letters are surface-mounted and may use a variety of light sources. District regulations require the electrical raceway and all wiring to be hidden from view.Appropriate s4 for Flat sign types. � � a Solid Background Signs may be made from many materials and letters or symbols may be inset, applied, cut-out or pushed-through. Appropriate methods include: m Inset: Letters may be stamped r i 4e s.i or routed into a background. i Appropriate for Flat, Blade, or Icon / sign types. i z„ 4 M ® A d Solid Background Signs may be made from many materials and letters or symbols may be inset, applied, cut-out or pushed-through. Applied/Flush: Signs with painted or applied letters may be illuminated externally from ��''�' above or below. Appropriate for Flat or Blade sign types. -_>oli r„ r, Cut-Out: Letters are cut out of a s background, creating a negative effect. Appropriate for Flat, Blade, or Icon sign types. Push-Through: Letters are pushed through cut outs in a background. Per the signage regulations, only the letters or logo may be internally lit. The background should remain 't opaque. Appropriate for Flat or Blade sign types. Sign ix: Illumination Electrified, luminous tubes containing neon or other gases come in a variety of colors and are excellent for creating outlines and fluid shapes. r 000 Light Emitting Diodes (LED) are more energy efficient than incandescent bulbs. They are low-maintenance and LED signs have thinner profiles and raceways. 000 • • • 000 000 090 000 0 * 0 This traditional form of lighting is slowly being phased out in favor of newer, more efficient lighting technologies. GNNW Fluorescent lights come in tube form and in compact versions that resemble regular bulbs. The initial cost is higher, but is offset by lower energy-use costs. M ► M i Sign Appendix: Vertical Blade Horizontal Made Flat Sign Awning Sign Window Sign LJ ti r l a Icon Sign Banner Sign Motion Marquee Box Sign Freestanding Sign Sign r, 9 lif"'na I Halo Illumination External Internal Channel Neon Exposed Neon Illumination Illumination Tube Tube Exposed Incandescent p4 CMEMMZ=b t t i This chapter provides special guidelines for each of the four d Character Areas defined in Chapter 1 and discusses areas of emphasis for specific topic areas. The guidelines and content shall be used in Newman District 86 addition to the general guidelines provided in Chapters 3, 4 and 5. Market District 88 West End 1 Waterfront District 9 All Waterfront projects should encourage water based/dependent Cherry Street[district 3 activities and maintain visual and physical access to the water. New and expanded development should incorporate features facilitate multimodal transportation, including, sidewalks, accessible plazas, bike facilities, through site crossings, and where appropriate enhance connections to the Cayuga Waterfront. Shared parking is highly encouraged in all districts to avoid the negative environmental and aesthetic impacts of multiple surface level parking lots. t Legend Waterfront ZONE Q����o <<� %r EMNewman D f Market District WE/WF t cD f, 01 Cherry Street District , Cherry Art S ace-PUD Parkst a Q '> d0 5 6 z W BUFFALO ST kpQMi xy W SENECA STdl x r` W SIlk TATE ST p a . a � '� ar# / tag O �Mt .�` CECILAMALONE LU , e� ti u u F N 0 0.125 0.25 0.5 Mi A I I I I I Newman District The Newman District is characterized by its adjacency and connection to nearby public works facilities east uf Willow Ave and public recreational facilities, Newman Golf Course and [ascadi||a Creek tothe south. The district has one only point of vehicular access at Willow Ave and Route 13, however the Cayuga Waterfront Trail offers an exceptional recreational connection to the entire waterfront on both sides of the Inlet, including Stewart Park, the Farmer's Market and the Black Diamond Trail in Cass Park. The district is ideal for residential mixed use. This use is supported and enhanced bv its proximity tothe waterfront and recreational facilities. Mixed use development west of Willow Ave should aim to address both the street and waterfront edges' and preserve physical and visual access tothe vvaLec Future development east of Willow Ave should strengthen the street edge. Large development sites should limit vehicular points of access to preserve pedestrian and bike connectivity to the Cayuga Waterfront trail. Building Orientation Buildings in the Newman District should establish a visual connection between Willow Ave and the waterfront to strengthen the pedestrian experience between the two public areas. Along the Waterfront, development should continue the Waterfront Trail and provide open spaces. On Willow Ave, locate buildings near the street edge to create a sense of enclosure and establish the street edge as a place of interest for pedestrians. 0IVIDA' Place buildings along Willow Ave hm establish a atmmmg and consistent building edge andframmethestwemt- � Place buildings relatively close to the sidewalk edge along Willow Ave. ° No front yard setback is required except as necessary to provide a minimum of sidewalk and preferred 8' tree lawn NIVID'2- If Development isalong the Waterfront, place site and building features along Waterfront edge to genermtevisma| imterest- ° Place afunctional entry along the Waterfront edge. = Provide outdoor spaces, such as p|aza, courtyard' or outdoor dining area for users to gather and engage in activity. ° For properties located along the Waterfront, the first 12 feet of the building depth facing the water is restricted toa maximum building height ofZ-3stories. ° For properties located along the Waterfront, there is a minimum setback of20 feet from the top of bank. ^� Development along a waterway. Development along the waterway adjacent road. Newman District A Buildings in the Newman district should be at an 'setback from the top of bank if adjacent to waterway. STREET 20, s" k" rt } .w, "...::. " " 6 - 2 Market District The Market District borders two waterways 10 the west and north (CascadiUa Creek and the Cayuga Inlet) and [ascadi|ia5t and Route 1], to the south and east. The Market District isa hub for food related retail due tothe Ithaca Farmers' Market, which draws large numbers of visitors tothe district. The Norfolk Southern Cargo rail divides the district placing the Waterfront, the Ithaca Farmer's Market and the Ithaca Area Wastewater Treatment Facility (|AWWTR on one side of the district and properties including community gardens along the highly visible Route 1] corridor. The district has one point of public vehicular access at Third St and Route 13. However, the Cayuga Waterfront Trail offers exceptional recreational connections to the entire Waterfront on both sides of the Inlet, including Stewart Park, the Farmers Market' Newman Golf Course, and the Black Diamond Trail in Cass Park. The district is ideal for a mix of development types including residential, retail and commercial. New development should aim to support and enhance existing uses. Waterfront sites should encourage water based/dependent activities and provide connections to the Waterfront trail, Development across the rail toward Rt. 13 should function as gateway 1othe City and the Waterfront, and be accessible tothe Northside neighborhood community. Building Orientation In the Market District, building sites should be located where they can establish a strong visual and physical connection to highly visible areas in the district, Route 13 and the Waterfront. Development along the Waterfront and Route 13 should orient building and site features to engage, interact, enhance these areas. MDA' Orient site and building features to highly visible areas and natural features in Market District. ° For development adjacent to the waterfront, place architectural features along the Waterfront and the Waterfront Trail • For development along Route 13, position functional entries and accessible open spaces along the street edge to strengthen and support the street edge. • For properties located along the waterfront, the first 12 feet of the building depth facing the water isrestricted to maximum building height of2-3 stories. - For properties located along the waterfront, thee is a minimum setback of20 ftfmm the top of bank, Marketr Buildings in the Market District should be at an 20`setback from the top of bank if adjacent to a waterway. STREET 20, y.; e., 6 - 3 West End J Waterfront District The West End/VVaterfrnnt district stretches west from the Flood Control Channel east to Route 13/Fuhnn Street, Six Mile Creek tu the south and Cascadi||e Street tu the north. The district connects the Waterfront Area to the downtown area and features as a destination hub with Inlet Island and the Waterfront Trail. The district is the most developed area of the Waterfront. Primarily commercial, the district has several long- standing local businesses, some notable historic buildings and many larger sites with development potential. The district contains major east+mesttnansporbationmorridonthattnave| throughanduutofthecity. Many of the[ity'svisitors and in-commuters pass through this district, which creates peak hour traffic congestion and stressful pedestrian and bike experiences. Future development should aim to enhance and strengthen the district's role as a gateway to the Waterfront and an area with unique waterfront destinations. Avvide mix ofarchitectural styles and high quality building materials are appropriate in most areas of the district. Projects along the waterfront and adjacent to historic structures should respond directly these conditions. New and expanded development should incorporate bike-pedestrian facilities that add promote safety and convenience. Building Orientation New Development in the West EncINVaterfront District should engage the major corridors that run through the district and the waterways. If site is adjacent to the Waterfront and the street,the building and site should a establish a strong visual and physical connection to both public areas. Key site features such as prinouryentrance(s) should face the street and/or the Waterfront to create an active pedestrian friendly streetscape. VVE.1' Place site and building features along the waterway and the street, if site is adjacent to both public features. ° Place primary entry along the street and the Waterfront. ~ Create visual interest along spaces that connect Waterfront and street = Position open spaces between the Waterfront and the street to establish a visual connection, • For any buildings located along the waterway, the first 10 ft in depth of building facing the water, must be between 2-3 stories in height. • For properties located along the Waterfront, thee is a minimum setback of20ftfrom the top of bank' except for the eastern side of Inlet island. On the eastern side of Inlet island the setback for buildings is 10 ft from the water. Boatyard Grill West End / Waterfront District Pedestrian and Bike Safety High amounts of traffic in the West End can create stressful environments for cyclist and pedestrians. New Development should v. carefully place lighting and path connections where pedestrians will be visible for all users in the West End. WE.2. Establish well lit and visible connections between Pedestrian-Bike paths and the public right-of-way (sidewalks and streets) • Place scale-appropriate lighting at pedestrian-bike paths where they intersect with driveways, streets and public sidewalks. • Avoid large scale landscaping, freestanding features near sidewalk- driveway intersections and similar intersections at bike-pedestrian paths. 3 d: 4 � Cherry� S ���eet District The Cherry Street District is the southernmost location in the study area. The district bounds the Flood Control Channel to the west and Six Mile Creek tzthe north. The area historically served as the [hx's Industrial Park and continues to be a hub of industrial and cunonneoiai uses, including several high tech and manufacturing businesses. The District has a distinct industrial character with primarily 1-2 story buildings featuring brick' steel, metal panels and Cement Masonry units (CMU). The district's limited road network allows for only two points ufvehicu|araccess—Ceci| B. Malone Drive and a second outlet that would span over Six Mile Creek and connect to Taughannock Boulevard, currently under construction. Expanded nnu|dnooda| access will help connect this district to the surrounding urban fabric and other areas of the Waterfront. Future development of the Cherry Street District should aim for an expansion of uses while retaining the district's industrial character. Mixed-use residential development, particularly housing that offers live/ work opportunities, is encouraged north of Cecil B. Malone Drive, while non-residential commercial, light industrial and manufacturing uses will continue tnthe south. Building design and materials should be compatible with the industrial character. New and expanded development should, when possible, offer a connection tu the future Black Diamond Trail network and the redesigned pedestrian Brind|eySt Bridge, Building Orientation Buildings in the Cherry Street District exhibit a vide variety offorms and orientation, however all maintain an industrial character. Buildings north of Cecil Malone Dc should orient to Cherry St/Taber St/Brind|ey 6ttocreate a sense of enclosure tothe street and pedestrian paths. South of Cecil Malone Or, development should continue to be setback from street to maintain access needed for light industrial uses. CSDA. North of Cecil Malone Dr, place building and site features along the street to establish a strong and consistent built edge and frame the public realm. CS0.2. If site is adjacent tothe Waterfront, position building and site features along rear setback to encourage access and activity along the Waterfront. w Place buildings relatively close to the sidewalk edge m If development is along the waterfront, rear setbacks of20feet is required 0 An additional setback area may be appropriate to provide an expanded sidewalk, entry plaza, landscaped area ur other outdoor feature provided that isstill designed to establish a Waterfront edge and/or street edge through materials or other features. * Locate a open space between the waterfront and the street to establish avisua| connection. DistrictCherry Street Buildings in the Cherry St District should be at an 20'setback from the top of bank if adjacent to a waterway. 3 yk, r " � ! R D CITY OF ITHACA 108 E. Green St.—Third Floor Ithaca,NY 14850-5690 oMon ao UOflo ,+ JoAnn Cornish, irector DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning& Economic Development Planning&Development—607-274-6550 Community DevelopmentlIURA—607-274-6565 E-Mail: dgrunder@cityofithaca.org To: Planning & Economic Development Committee From: Alexander Phillips, Planner Date: December 04, 2019 Re: Approval for Public Art Sculpture Proposals The purpose of this memo is to provide information on two public art proposals sited in two of the city's parks. Enclosed are detailed project proposals including renders of the proposed sculptures and representation of the sculpture's location for your consideration as well as public comment and a memo from Parks, Recreation, and Natural Resources. The proposals were independently submitted to city staff and privately funded by the respective project organizers; Community Arts Partnership for the Tompkins Giant No.1 proposal, and Monica Franciscus and Tom Hirschl for the Anthropocene proposal. The Anthropocene proposal requested Baker Park as a prospective location. City staff, Jeanne Grace and Alex Phillips visited the site on September 17, 2019 and identified the proposed location as a site that would not impact any existing natural or recreational features of the park. The Tompkins Giant No.1 proposal requested Cass Park as a prospective location. City Staff, Jeanne Grace, Jim Dalterio, and Alex Phillips discussed multiple locations in Cass Park and identified the proposed location. as a site that would not impact any existing natural or recreational features in the park. The Board of Public Works heard the public art proposals at its meeting on September 17,2019 and approved Baker Park and Cass Park as potential sites for sculpture at its meeting on October 15, 2019. Community Life Commission sought public comment on the proposal through city-wide notification and City staff. Community Life Commission extended the public comment period to consider additional input from residents and the Parks, Recreation, and Natural Resources Commission, given the proposals location in city parks. The public comment period was held through the November 181h CLC meeting to gather input on the proposed design and location, and the comments received were mixed for both projects. The Community Life Commission and staff addressed the concerns identified by Parks, Recreation, and Natural Resources Commission along with the mixed responses from public comment. The Community Life Commission determined the proposals worthy of consideration for the Planning and Economic Development Committee and City of Ithaca Common Council. The Planning and Economic Development of the Common Council will consider this proposal at their regularly scheduled meeting on December 11, 2019. If you have any questions, feel free to contact me at 274-6556. Planning& Economic Development Committee Proposed Resolution December 4, 2019 Resolution to Approve Artwork for the AnthroPocene sculpture in Baker Park WHEREAS, Plan Ithaca, the City's comprehensive plan, identifies public art as an important cultural resource that contributes to quality of life and economic vitality and calls for the City's continued support of public art (see Cultural Resources), and WHEREAS, Monica Franciscus and Tom Hirschl have submitted a proposal to install a freestanding sculpture at Baker Park, and WHEREAS, the creation of the sculpture has been privately funded by the artist and project organizers have not requested city funding, and WHEREAS, the City Code §8-13 Duties, tasks the Community Life Commission, to advise on issues related to art and public art in Ithaca, including public art displays, programs, and exhibitions, Community Life Commission accepted staff s request to circulate the Anthropocene proposal at its meeting on September 16, 2019, and WHEREAS, City staff including City Forester, Jeanne Grace, and Planner, Alex Phillips, visited Baker Park on September 17, 2019 and identified a specific site in the park that would not impact any surrounding natural features, and WHEREAS, the Board of Public Works heard the public art proposal at its meeting on September 17, 2019 and approved Baker Park as a potential site for sculpture at its meeting on October 15, 2019, and, WHEREAS, the Community Life Commission extended the public comment period for the sculpture proposal at its meeting October 21, 2019 to consider the :Parks, Recreation, and Natural Resources input given the proposal's placement in a city park, and WHEREAS, the Parks, Recreation, and Natural Resources Commission, considered the proposals and raised concerns to the Community Life Commission regarding safety (climbing), appropriateness of site, and maintenance, and WHEREAS, the Community Life Commission and staff addressed the concerns identified by Parks,Recreation,and Natural Resources Commission along with the mixed responses from public comment at its meeting on November 18. The Community Life Commission determined the proposal worthy of consideration for the Planning and Economic Development Committee, and WHEREAS, the City of Ithaca Common Council address the concerns identified by Parks, Recreation, and Natural Resources Commission; therefore, be it RESOLVED, that the City of Ithaca Common Council accept the proposal by Monica Franciscus to create a sculpture for the city in Baker Park, and be it further RESOLVED, that the selected artist may proceed with the installation of the sculpture upon the execution of an agreement with the City as reviewed by the City Attorney. Anthropocene Proposal ANTHROPOCENE: ART, SOCIAL SCIENCE AND SOCIAL VISION In the perceptual rendering of human experience and thought, art both reflects social existence, and asserts the possibility for transforming social existence.Art's capacity for transformative perception holds potential for enriching social science, given society's inability to resolve its twin existential dilemmas, namely growing economic inequality and escalating climate change.Any practical solution to either of these dilemmas depends upon social transformation. This, in turn, depends upon people's capacity to envision transformation and its rationale, as well as the final result. Positive social transformation is possible to the extent that leaders, along with a significant number of people, hold fast to a clear vision of what needs to change and how a new society can come about. Social transformation is presently underway due to innovations in science and technology, giving humanity the opportunity to consciously shape its own future.This proposition is evident when examining rates of change over the past 50 years (Ford 2014; Green 2019; Kaku 1998). Since their invention in the 1960s, microprocessors have grown in processing power exponentially, as has scientific knowledge.This suggests that future economic, social and political structures will be organized around qualitatively different logic, and that the character of this difference will be determined by what people do. Our proposed multidisciplinary collaboration is between an artist and a social scientist. It deploys a sculpture to inspire and organize thinking on the present state of the world (economically and ecologically), and to imagine future possibilities about what can and should be. The proposed sculpture "Anthropocene" will be placed on Cornell campus and is a large hollow circle, 12' high, comprised of industrial relics, trashed car parts, crushed and welded to an interior frame. The colors of the parts illustrate climate temperature zone; chrome bumpers at the top and bottom represent the Arctic/Antarctic, the adjacent level made from green and yellow parts corresponding to bodies of water and plant life, and the equator region is red and orange corresponding to the warmer equatorial region. Solar lights are affixed within the crushed parts, illuminating the structure at night, mimicking earth's solar halo on its dark side, and symbolizing'sustainability.' The round form illustrates unity and our shared space on earth; cause and effect. The meaning is: what goes around comes around. Industrial fossil fuels are the largest source of greenhouse gasses, and automobiles symbolize the destructive use of industrial era technology for private profit.At earlier stages of development,the auto industry provided mass industrial employment. Cars were a symbol of social status and seeming efficiency. Humanity now has the technological capacity to build electric cars, and more broadly,to establish new sets of relationships that address the public purpose for planetary balance benefitting from the ever-evolving tools of science. Description of activity/project The sculpture is designed by artist Monica Franciscus (2019) and built in collaboration with a team of welders and contractors. Taitem Engineering (2019) has provided stamped structural drawings Viewers may interact directly with the Anthropocene sculpture by walking through it; it is slightly sunk into the ground. There will be a plaque nearby with a website address where the public can partake in a questionnaire, and offer commentary. The website will feature the project rationale, and a blog. Anthropocene Proposal Several separate audiences will engage with the sculpture. First, Cornell scientists, among the architects of the ongoing scientific revolution,will be interviewed for their take on the present global economic and ecological crises and possible solutions. Second,the sculpture will engage local residents whose feedback is particularly interesting given that Ithaca is within the "rust belt region" which has been deindustrializing since the 1970s. The proposal is integrated with a large undergraduate class (DSoc 1101; taught by the principal investigator) to experiment with the sculpture as a component of the curriculum. The students will conduct interviews (a Human Subjects IRB application is currently under review). The artist will approach elementary, middle and high schools to conduct workshops about the sculpture,to discuss art and society and how materials in the sculpture convey social concepts. Visitors will be encouraged to leave comments on the website, and a set of self- selected DSoc 1101 students will analyze these comments and the questionnaire, and respond to a set of four structured questions, and the responses posted to a research blog. These students will have substituted their final examination for work on the sculpture research, namely interviewing scientists, analyzing the survey data and posting findings to a class sponsored research blog. The artist will respond to the students' posts, and the principal investigator will utilize these interactions to facilitate a two-way dialogue between social science concepts and art. The boundaries of each discipline will be explored, and forms of fruitful interaction identified. This project aims to: 1) Illustrate and conceptualize the frontier between art and social science, and possibilities for stimulating and inspiring awareness and efforts toward social transformation; 2) determine the extent that citizens' and scientists' conceptualization fit real possibilities for sustainable and equitable development under the options presented by current technological means and scientific trends; 3) estimate how scientists and citizens define and understand the conceptual interrelationships between sustainability, inequality, science and technology, and the extent that the sculpture assists in furthering this understanding. References Ford, M. (2015). The rise of the robots• Technology and threat of a jobless future. New York: Basic Books. Franciscus, Monica. (2019).Art by Monica Franciscus,www.artbymf.com. Green, M.A. (2019). "How did solar cells get so cheap?"Joule 3:631-33. Kaku, M. (1998). Visions:How science will revolutionize the 21st Century. New York: Dell. Taitern Engineering. (2019). Anthropocene sculpture, Cornell University. (Electronic file, architectural drawing,www.taitem.com). t - st'k� r , 7 a 4 � t �°$ it i klVfi 7� s 1 a y � sk` " k r M i r, t 0-' s m �w wa � r � tNY.a ix � i t Anthropocene Proposal {1 i, ill• � 4I �., , x v o 1� 4 „ v �,�Do-NM1 3x k t 4 tYl to t 3 x Ue4 t "5 N a v (n l fi a Anthro ocene Proposal D.C. H S 8"Wx3 TBM _________ TB I WELDED &FLICE PO4 T AZ57.f 6 T^'P. BOTH SOE5Tjf,. I I HS5 CQ'x1/4" STRUT Tuo / (TYP. BOTH SIDES) 1'-5 5/1 " 1 5l°16" 1" 5 Vle EMOTING MAT ILL [ d SCALE: ,' m SHOT WELDED TO .:ass I P T_ATE(TYP.) � }i gg'(T J Y°P.�. - - 1 Tx1C'x5`1 12 WELL TAMPED #B CRUSHED STATE APPROXIMATE WDTH OF SCULPTURE PARTS BASE I' NC11N-SHaRINKNC--1 (B) 3/4-0 11554 ANCHOR BOLTS, STEEL FRAME ELEVATION&EMOTING MAT SECTION, ON-METALUC CROUT 16' M1N.. EMBED, W/5°' HOOK 7 p� DETAIL SCALE: 3/g,"_1°-T1" EASE PLATE DETAIL L AL �pLA L STEEL. SHALL BE 36 KSI YIELD STRENGTH, SCALE: 3/4"-1°-0A EXCEPT STRUCTURAL TUBE, SHALL BE 46 KSI', ALL STEEL SHALL BE SHOP PRIVIEID WTH A RUST PROOF PRWER & RELD PAINTED AT" 2) COATS OF EPDXY" PAINT, 3- CDNCRETE STRENGTH SHALL BE 4j]Q0 PSI TH W/C = 0.45 AND AIR-ENTRAINED ADMIX, A- CUN RACTOR SHALL SUBMIT CONCRETE MIX DE59 N" REBAR SHOP DRAMNGS AND STEEL SHOP DRAAINOS FOR APPROVAL PRIOR TO ORDERING AND/OR },ABTt;CAMN', 5- 1AAXa MUM WEIGHT OF SCULPTURE CAR PARTS a;ALL NOT EXCEED 2"20 LB . 5- DESIGN P.ARAIV TERS: A) ASSUAGED ALLOWABLE BEARIND = 7090 P F B) SOIL DENSITY = 120 PC C) ONO SPEED V-u - 115 MPH, EXPOSURE C Anthropocene Proposal t �.r } i ,r e ti t Anthropocene Site �t� i s, r 4 '. y � s s� 1 • i •• i' •' • � � t � � . -� �s��� as ��� e� r r t' A Yy .- -•� 'm FIN n n " LAKES THE TAUGHANNOCK GIANT' t G t 0 began on July 2s IBM It ivas a hot day,and the.wark-n m,who were widening the carriage dr1w try the upper glen at Taughannacl-Falls,a few rr:lles sc;utieast of Trum nsbur ,were wishing for cooler weather.Despitethis,howler,the unark Qf excavating the road had progressed as far,as the land of or,:a Jahn Thra psdn,who as ned a surnmer Lintel nearh r dd,Em�i ,one o (he workers felt his pIck stripe something hard its the art ftfllei°ng hie had'cnme-amws a large rcc l e began to lao,sel 111�din The group initially thought that a tie to the legend of the Taughannock Giant made sense from a local history and tourism point of view. We were unaware that the Tompkins County History Center was working on a presentation about the Taughannock Giant that included the production of a full scale model of the original "giant". Very quickly there was confusion wedding the two distinct projects in people's minds. We also learned that there were people for whom the Taughannock Giant represented a hoax and a scam and did not appreciate what might seem like a celebration of this dark piece of Tompkins County's past. For those reasons the group started to refer to our project simply as the Tompkins Giant No. i There is the thought that perhaps several giants, each by a different artist,placed throughout the County would create an entertaining tour for residents and visitors alike. Page 2 The request for proposals went out to artists nation wide and, of course local artists were encouraged to submit there designs. Artists were told that we were not necessarily looking for literal giants. The final piece need only suggest the concept of a giant.A large hat, a giant footprint in the ground, fingers reaching up from the ground would all meet our criteria. Specifically the artists were told, "The artwork sought should be the vision of the artist, using the term "giant" as a starting point to create a piece of public art that elicits joy and wonder and illustrates a phrase often used to describe Ithaca, New York as being "ten square miles surrounded by reality." 0 Tompkeins G Celebrating the imagination in this land !here all things are possible! Thanks to the Tompkins CountyTourism Program, the City of Ithaca, and a gift from an anonymous foundation The committee feels that almost any piece of sculpture will benefit from a plaque placed in close proximity that puts the piece into context for the viewer. The wording on the artwork above is only a suggestion and may be improved upon . MY i 4 e. i 4 z `' re-WFI I° il I k oaf .1 pre Page 4 Public Art ProjectCommittee • Nick Helmholdt - T.0 Planning Department • John Spence - Community Arts Partnership • Jennifer Tavares - C Chamber &Visitors Center • Peggy Coleman - Vice President of Tourism and Community Relations • Susan Holland - Executive Direct Historic Ithaca • Kelsey Gardner - Community member • Linda Jaffe - Community member Fundingrvi y the Tompkins County Tourism Program (2018 20i ) and y a private foundation. Questions can be directedt : JohnSpence ' Community Arts Partnership director@artspartner.org 607-276-5072 Ext 19 "SS 4 F2C .ti �s Or t t=, Nick Helmholdt Tompkins County Planning Department NHelmholdt@tompkins-co.org 607-274-5575 'k. i ti Page 5 Tompkins Giant Project t 1l' o, \ } {tt1 T 3 j? t 3", v � z z is s a tip" Tompkins Giant Project w k k tY r + e f p, ,t t q r, „ l u f i'. 0 r s � a 4 iu. 1< , 3 r� f Nox18, 2819 To: Community Life Commission; Alex Phillips, Planning Dept. From: Monika Roth PRNRCommisaion Chair Cc:Tom Shelley, PRNRConnmission RE: Art proposed for Parks Here is a summary of Comments from the PRNR Commission at our 11/14/19 meeting. | hope | have captured most of the points made. Alex was also in attendance so can add his insight. And Tom Shelley from the PRNR commission is also planning to attend your meeting. Alex provided a summary of the two sculptures proposed and how they came to be recommended for location in the two park sites. Questions raised: Overall—there is need for the PRNR commission to develop the following in order to provide effective input on art in parks: 1) overall philosophy regarding art in parks; guidelines or criteria for art approvals and/or policy related 10 art in parks that guides decision making. Absent of such policy could signal that that parks are open for all art without consideration of the purpose and function of each park, and the appropriateness of the art piece and placement. itis important to note that un-prugromnnedOPEN SPACE in parks is intentional tu allow for flexible uses. The Parks Commission feels that it is our purpose to review what is proposedfor placement in parks and we are happy to work with Community Life regarding proposals for art/nparks. The sentiment ofour commission was to move forward with crafting the above decision-making guidance documents for future art proposed for parks. VVe are not wedded to having asubcommittee of CL and PRNR work on the above items given JoAnn's comments regarding commissions doing the work vs time absorbed by sub-committee work. And we are not intending to delay the decision making timeline for these two proposals as we craft a decision making policy for art in parks. Additionally, our commission chose to share our comments/questions at this time, rather than make a recommendation to endorse the two sculptures at this time. VVe feel that further discussion is warranted on the following topics. Specific feedback regarding the two sculptures: Giant:Cass Park -concerns raised about height(oversized piece for location),water table and depth of footers, safety (climbing, concrete base should someone fall after climbing), liability concerns (attractive nuisance), vandalism, and future maintenance -chosen |ocation—sonne would like the structure farther from the waterfront trail so as not to interfere with the natural aesthetic of walking along the water -Also mentioned was the idea of locating the piece within a tree grove where the Giant might tower over the trees as an element of surprise. However, planting in an area of mature trees would do considerable damage to trees, hence it was suggested that the sculpture be located in an area with immature trees, or that a tree grove be considered when installing the piece. Baker Park Car Bumpers— : (artist was present at our meeting) `4|exshanedcommen1sfromnei8hborson|yafevvresponses, aboutha|fstron8|yoppoyedtohavinQ anything in the park; PRNR members reiterated that it is important to gather public input -Could the piece be shifted a bit from the center of the park to a more westerly location in the park where it might not block the open space views ofresidents? -appropriateness of piece since it is intended toserve an educational purpose—parkdoes not get a lot of walking traffic sothis pork location may not serve that function; however, it was noted that being close to the ReUse Center—that there is the opportunity to connect the concepts of reuse and waste, climate, etc. -safety concerns: artist reiterated that the piece would be made to ensure there are no jagged edges. She also indicated she is looking into a base covered with ground rubber(flip flops or tires). Tom mentioned that tires do contain heavy metals so may not be the best choice. -And as with the Giant, concerns were raised about safety(climbing, concrete base should someone fall), liability concerns (attractive nuisance),vandalism, and future maintenance Summary l) PRNR will work on philosophy, cr|teria/po|icyre|ated to art in parks, but this work does not have to be done by a subcommittee of CL and PRNR, nor does it have to be in place in order to move forward with these two proposals. 2) We are not entirely opposed to proposed park locations for the two sculptures but do feel the concerns above should beaddressed. VVe trust that Community Life will exercise due diligence in reviewing, considering our comments and that we will have the opportunity to review further information that you provide in addressing the above issues. Thanks so much for your work! Planning& Economic Development Committee Proposed Resolution December 4, 2019 Resolution to Approve Artwork for the Tompkins Giant No.1 pro osal in Cass Park WHEREAS, Plan Ithaca, the City's comprehensive plan, identifies public art as an important cultural resource that contributes to quality of life and economic vitality and calls for the City's continued support of public art (see Cultural Resources), and WHEREAS, Community Arts Partnership has submitted a proposal to install a freestanding sculpture in Cass Park, and WHEREAS, the creation of the sculpture has been privately funded by the project organizer, and WHEREAS,City staff including City Forester,Jeanne Grace,Recreation Supervisor,Jim Dalterio, and Planner, Alex. Phillips, visited Cass Park on September 06, 2019 and identified a specific site in the park that would not impact any surrounding natural or recreational features, and WHEREAS, the City Code §8-13 Duties, tasks the Community Life Commission, to advise on issues related to art and public art in Ithaca, including public art displays, programs, and exhibitions,Community Life Commission accepted staff s request to circulate the Tompkins Giant No.I proposal at its meeting on September 16, 2019, and WHEREAS, the Board of Public Works heard the public art proposal at its meeting on September 17, 2019 and approved Cass Park as a potential site for sculpture at its meeting on October 15, 2019, and, WHEREAS, the Community Life Commission extended the public comment period for the sculpture proposal at its meeting October 21, 2019 to consider the Parks, Recreation, and Natural Resources Commission input given the proposal's placement in a city park, and WHEREAS, the Parks, Recreation, and Natural Resources Commission, considered the proposals and raised concerns to the Community Life Commission regarding safety (climbing), appropriateness of site, and maintenance, and WHEREAS, the Community Life Commission and staff addressed the concerns identified by Parks,Recreation,and Natural Resources Commission along with the mixed responses from public comment at its meeting on November 18. The Community Life Commission detennined the proposal worthy of consideration for the Planning and Economic Development Committee, and WHEREAS, the City of Ithaca Common Council address the concerns identified by Parks, Recreation, and Natural Resources Commission; therefore,be it RESOLVED, that the City of Ithaca Common Council accept the proposal by Community Arts Partnership to create a sculpture for the city in Cass Park, and be it further RESOLVED, that the selected artist may proceed with the installation of the sculpture upon the execution of an agreement with the City as reviewed by the City Attorney. Communily Life Commission Liaison Notes—11/18 Laura Lewis The main topic of this month's CLC meeting was Public Art.Alex Phillips from the Planning Department reviewed two proposals being considered and the timeframe for public comment(early October through mid-November). Comments on two sculptures were sent to Commissioners: An1hropocene, proposed for Baker Park(the artist, Monica Franciscus, attended the meeting and responded to questions), and the Tompkins Giant No. 1, proposed for an area in Cass Park. Input was also sought from the Parks, Recreation, and Natural Resources Commission (PRNR Chair Monika Roth and Commissioner Tom Shelley attended the CLC meeting). Following the discussion, a vote was taken and both projects will be forwarded tnPEDC for consideration. Commissioner Rusty Keeler reported that the Public Art Subcommittee met recently and discussed funding for public art.They were disappointed that funds were not included in the 2020 budget as had been requested.Alderperson Lewis commented on the challenges faced by the city this year in regard to priorities in the budget -- weighing support for firefighters, GiA[ Program Assistants, and funding for the City's Green New Deal in contrast to funding public art.There was also a question about potential funding for new art (the two sculptures referred to above) and maintenance of existing public art, as well as the recommendation to research grant funding. Commissioner Sean Hillson reported that the final updates on the advocacy flag policy are close to being completed. In the coming month,the policy will be finalized by CLC and forwarded to City Administration for review. Commission Chair Lisa Swayze asked members whose appointments will be ending in December to contact her with their interest in being reappointed. It was suggested that Commissioners look back at expressed areas of interest for future topics to address. Proposal: Anthropocene & Tompkins Giant n€r.1 Public Comments 12/4/19 I am a member of the City of Ithaca Planning Board as well as the Committee on Outdoor Art at Cornell. You should know that the latter group met to discuss the Anthropocene proposal, as it was originally intended for Cornell campus. There was unanimous agreement that the artwork did not meet our standards and was rejected. The second proposal is not as bad, although its attempt to be place-based ("the Tomkins giant", does he mean the Taughannock giant?) is weak and misplaced. Remember, this was a local hoax. Why are we commemorating that? Does this creature have arms that reach the ground or is this more of a structural move? Other than being anthropomorphic, there is not a lot of meaning attached to the piece. Finally, the title of the work"Gromely", is an obvious play on the famous British sculptor Anthony Gormley, who is also know for his anthropomorphic work, but who is much better at it: https:lien.wikipia.or /wiki/Antony_Gormley Jack Elliott I suggest that you approve Anthropocene. Anne Hamilton I live on Park St. in Ithaca. We just learned about the sculpture that the City is proposing to put in Baker Park, and we would like to go on record as being vehemently opposed. We are not opposed to art in the park—in fact we would love some artwork there—but not a collection of welded bumpers. Elmira Rd is busy enough, as is the traffic circle. The last thing we need is to look out on some painted car parts every single day. And we worry about upkeep and deterioration over time. I doubt it will get more attractive as the years go bye. Joe and Sue Yavitt This type of sculpture would be a better fit in another location. Baker Park is beautiful with the natural beauty, trees, bushes, flowers and wildlife. This sculpture would detract from its natural beauty. I hope you take my feelings/thought into consideration when you make your decision. Mary Slaght I just wanted to send in a few comments about the proposed sculpture in Baker Park, While I think the sculpture is a very cool idea, it seems out of place for Balser Park's location and current usage. The park seems mostly to be used currently for people playing with their kids or dogs, and a 12' sculpture made of auto parts seems like it would impinge on this usage as it is a small park. Alex Mauney I got a picture of the sculpture and please, please, please do not approve anyone to put that in Baker Park. This is residential park and children will be climbing all over it and get hurt. I can't see it going in Cass Park either. I can see a law suit waiting to happen. I prefer not to look at that eyesore everyday while I am sitting on our front porch. Mary Slaght I generally don't have strong feelings for or against. I think it would be very visible from Old Elmira Rd. which would be the major viewing platform. Size and color would help. Not sure that people would understand the underlying meaning but perhaps that is not important. Also I don't see many people using the park so am not certain how much interaction it would engender. My major concern is that the sculpture is rather generic; that is, not in anyway site specific. It could really be located in any park, site, or city anywhere. It would be more interesting to me if it somehow reflected some history of the location, maybe something regarding Richard Baker, the history of the old route to Elmira, what was Markle Flats, or perhaps the old back and forth railroad entry into Ithaca on South Hill. As is, it just seems to have been dropped into the park. Dan Krall, 612 S. Plain I think both the "Anthropocene" and "Gromely" sculptures are very interesting and should be installed at the locations proposed. John Graves (Regarding the Anthropocene Project) Looks like a pile of garbage. No ffense Robert Hackman Thank-you to my dedicated and informative First Ward Common Council representative, Cynthia Brock, for letting residents know about these projects and about the extended deadline for comments. And thank you for the invitation for input. The "Anthropocene" sculpture is relevant to today's issues of pollution, climate catastrophe, and mass extinction. While large enough to be appreciated and inviting for people to walk through and ponder it from within, the proposed sculpture is not so large as to be off-putting. It will be a friendly shape, colorful, and lit by small photovoltaics. I support this sculpture being placed somewhere, although I do wonder if it will get its due appreciation on the edge of Baker Park, and I think it will benefit from some explanatory information on site. The proposed Tompkins Giant sculpture, by contrast, is not relevant either to our times or to the site. Cass Park brings people on the Cayuga Waterfront Trail for exercise and to appreciate nature along our waterfront. Cass already has a giant sculpture of a true resident of the area in the Children's Garden, a huge, amazing, wonderful, lifelike sculpture of a Snapping Turtle, called Gaia, which can be climbed upon, and which is appreciated by people of all ages. Snapping Turtles can actually be seen in Cass Park when females climb up out of the water to lay their eggs. Gaia, the sculpture, deserves to be highlighted more as one of Ithaca's wonders. Also along the Cayuga Waterfront Trail in Cass Park- are many exercise stations, and the trail is the site of numerous athletic contests. A huge metal sculpture positioned here will invite people to climb it, which of course will be dangerous over the concrete base, so it will be a liability. The proposed Tompkins Giant sculpture is totally out of human scale, imposing, pointless, and frankly ugly. I walk and bike on the Cayuga Waterfront Trail a lot, and I appreciate this place for the trees and other plants, for the wildlife, particularly birds, for the ever-changing views of the water, and the sky, and the surrounding hills. Together these things rejuvenate me and allow me to overlook the nearby motor traffic. I do not want a huge, tasteless, uninteresting, ominous, fake-person sculpture dominating the path. Perhaps the metal would be recycled, but to what end? It's an expensive project to bring here, a revolting project, not in keeping with the park. Honestly, would anyone want this thing on their front lawn? Well, Cass Park is Ithaca's front lawn, and such a monstrosity does not belong here. Please, please, please reject this sculpture, and use the money for something that will enhance the natural beauty of the park, such as re-planting native trees in this spot where several grand trees lived until very recently. Thank-you. Sincerely, David Nutter, long-time resident at 243 Cliff Street alongside wonderful Cass Park, and teacher about our local birds. See the nearby Birding Kiosk in Cass Park as well as the single panel on the boardwalk where the Cayuga Waterfront Trail crosses the comer of Renwick Wildwood. I am offering a couple of comments. The Anthropocene sculpture is interesting. The Giant is abrasive and unpleasant. We will see enough ugliness as climate chaos proceeds. Why not add some beauty while we still can? One positive suggestion: plant Bittersweet vines to cover the Giant. Regi I am a frequent visitor to the Cass Park waterfront trail. I walk across the park,almost every day when I walk downtown, and spend a lot of time walking around all of the various trails there. In general, I like the idea of sculpture in parks. But the proposed sculpture Gromley for Cass Park feels out of scale with the park and its uses. I think that location is near hawthorn and crab apple plantings, which are among the smaller sized trees. The size of the sculpture would dwarf those trees. Lots of people walk, run, ride bikes etc, and to have a 20' figure looming over the trail feels ominous, and threatening. If it were scaled back to something like 7-10' it would still be larger than human size, and feel in accord with the scale of the park and the humans who use it. That is my only objection to these sculpture submissions. Diana Ozolins Not sure about Anthropocene, but I love Gromely. Judith Pratt The proposed statue Gromely looks too much like this Marvel character. Could approving construction of this statue result in a copyright violation for the city of Ithaca? Steven Williams Can I ask how much this ugly artwork is costing us as taxpayers. I have lived on my street for 26 years my road is falling apart it needs to be fixed the potholes in town need to be fixed I hope this artwork is free and we're not paying for it. That's my opinion and what I feel about this artwork unnecessary... the roads however are necessary to be fixed. Pam Lang Again, thank you for seeking public input and extending it to 18 November. I wrote earlier that I think the proposed "Tompkins Giant" sculpture in Cass Park is inappropriate for several reasons (see that part of my email copied below), and I stand by those reasons. But since I first saw the proposal I have also felt sickeningly offended by the design, and I believe I have identified why it so bothers me. This sculpture portrays a person of color literally as a"knuckle-dragger." It is a brown-skinned person with a dopey expression walking like a gorilla. It shows someone in a way which will be seen as inherently brutish, unintelligent, not evolved, less than fully human. This is not something to bring to our community. I do not know if that was the intent of the sculptor, Jarod Charzewski from South Carolina, to mock members of our community, but if not, it shows shocking insensitivity. By the way, the original hoax, known as the Taughannock Giant, although crudely made, was about 7 feet tall and had fairly normal human proportions. And I don't think we should celebrate or re-enact that hoax, either, showing how easily folks in this area can be duped and ripped off. If we are to have a public sculpture of a person, let's portray an actual person at a reasonable scale in a realistic and dignified way. Let's celebrate an Ithacan worthy of respect, such as Dorothy Cotton. Again, thank-you for seeking public input before your decision, for there will surely be plenty of reaction after any sculpture is erected. David Nutter [Reply to above David Nutter comment] I share your discomfort for the giant, although I have not been able to adequately articulate why it disturbs me. In any case, it does not feel a welcoming presence that would encourage me to visit it—and may instead deter me from being near it and the area it"oversees". Cynthia Brock I would like to voice my concern and objection of the sculpture named Anthropocene to be placed at Baker Park on Elmira Road. The park is too small to handle that large a sculpture. I read that the Committee on Outdoor Art at Cornell felt the artwork did not meet their standards to put the sculpture on the Cornell campus as initially intended. Why would the city's standards be any lower or different? The traffic is so busy now on Elmira Road and the circle that if motorists are slowing down to see what it is; the distraction could cause accidents. There are few spots to park and view the sculpture. What happened to the thought of putting it in Stewart Park where people can park and walk up to the artwork? Will a sign need to be placed by the sculpture to explain what it represents? Who pays for that.....the taxpayers? As I am not opposed to expressive art, the sculpture represents visual noise and sensory overload to those who cannot appreciate the meaning that the artist meant to convey as people only drive past. Jan Lawless I would like to weigh in with my concerns about the proposed sculpture sponsored by the Tompkins County Arts Council, the "Tompkins Giant," which would be located in Cass Park. My main objection to this proposed sculpture is that it would be based on a "myth" that has never existed. There was, as we know, the "myth" of the Taughannock Giant, which was a hoax that copied the more famous myth/hoax of the Cardiff Giant. Both these hoaxes actually occurred in the 19th Century, the Taughannock Giant being "discovered"just up the road in the Town of Ulysses. (sp?) Apparently, the Art Council's original plan was to sponsor a sculpture based on the Taughannock Giant. This plan was nixed by the fact that the History Center had already begun a project that centers around the Taughannock Giant, and there was an understandable desire to avoid a conflict between the two projects. So, the Arts Council decided to re-name their sculpture the "Tompkins" Giant. I don't think this is a good starting point for this project. Surely we can begin from a more imaginative place than a made-up copy of a historic hoax? If we found out that we could not, for whatever reason, have a statue of"Jack and the Beanstalk" in Cass Park, would we seriously consider commissioning one entitled "Bob and the Cornstalk" instead`? In my opinion, we would be better served if the Arts Council went back to the drawing board on this one. And, we might be better served by the work of a local sculptor who actually knows our city. I will leave out the fact that I think the proposed Giant is far too big, looks more like a Star Wars monster than a giant, and may frighten small children and hallucinogenic drug users.... George McGonigal I am writing because I left our last meeting feeling like I didn't communicate my thoughts about the Anthropocene crunched car sculpture well enough ( I am still getting the hang of discussion before a vote) my feelings are that the sculpture should go forward but Baker Park isn't the right place for it. (the park is kind of a non-place in a way and a big sculpture like this should almost be in a"power spot" in Ithaca or a place where people will really"see" it.) Even with the traffic flow Baker park is such an outskirts pass-by kind of place, it just doesn't quite feel right Rusty Keeler , r CITY OF IT ACA 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 _ DEPARTMENT ENT F PLANNING AND DEVELOPMENT # _ . JoAnn Cornish,Director Planning& Development—607-274-6550 Community Development/IURA—607-274-6565 E-Mail: dgrunderocityofithaca.org To: Planning and Economic Development Committee From: JoAnn Cornish, Director of Planning and Development Date: December 5, 2019 Re: Disclosure Agreement for properties near the Ithaca Area Waste Water Treatment Facility Attached please find the final disclosure ordinance recommended by the SJC on Oct. 161h 2019, along with the reference map,both submitted for consideration at the December 11, 2019 Planning and Economic Development Committee. ORDINANCE 2019- PRESERVATION OF ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE REQUIREMENT BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows : Section 1 . Legislative Intent and Purpose, Common Council makes the following findings of fact : A. The Ithaca Area Wastewater Treatment Facility (IAWWTF) , located at 525 Third Street, Ithaca, and built in 1987, is a 13 . 1 million gallons per day wastewater treatment and energy recovery facility providing secondary treatment, phosphorus removal, and cogeneration of electricity, jointly owned by three municipalities : the City of Ithaca, Town of Ithaca and Town of Dryden. B. On December 31, 2003, the City of Ithaca, Town of Ithaca, Town of Dryden, Village of Cayuga Heights, Town of Lansing and Village of Lansing entered into an Intermunicipal Wastewater Agreement (IWA) as a condition of receiving New York State Clean Water/Clean Air Bond Act funding to install and implement capital improvements and phosphorus removal systems . C . The IWA and New York State Clean Water/Clean Air Bond Act funding stipulate that the IAWWTF and Village of Cayuga Heights Wastewater Treatment Plant (CHWWTP) jointly agree to provide wastewater services to the six municipalities by allocating excess treatment capacity at the IAWWTF to the CHWWTP, allowing for future growth within the six sponsoring communities . D. In addition to the over $60 million invested by the municipal partners to provide wastewater treatment services to over 50, 000 residents, commercial, agricultural, and industrial users in the region, the IAWWTF receives and treats trucked septage, light industrial, and agricultural waste, and anticipates receiving and processing food scraps in coming years, providing the highest achievable levels of phosphorus and contaminant removal, while capturing methane and heat to produce electricity and combat climate change . E. It is the declared policy of the City of Ithaca to work with its municipal partners to preserve, enhance and encourage adequate municipal wastewater treatment operations in the City, while minimizing the carbon footprint of facility operations, and to harmonize essential and beneficial IAWWTF operations with non- industrial land uses within the vicinity of the IAWWTF. F. The IAWWTF, in partnership with Cornell University and Ithaca College, regularly engages in scientific research and innovative technology research programs to better protect and preserve water resources and foster the development of innovative industry advancements that allows for future advancements . G. Non-industrial land uses, including residential development, extend into and are contemplated to increase in the vicinity of the IAWWTF, and facility operations might occasionally be noticeable above the background urban environment, potentially prompting concerns . H. Constraints on operations and on possible expansion of the IAWWTF would be detrimental to the health, safety, and economic viability of Cayuga Lake, the City of Ithaca, Town of Ithaca, Town of Dryden and surrounding areas . I . Requiring disclosure to residents, businesses and users of real property in the vicinity of IAWWTF of the facility' s existence, essential purpose, characteristics and beneficial nature will : lead to a better understanding of processes and potential conditions in and around the facility; preserve the indispensable resources and services provided by the IAWWTF to the larger community; and foster community acknowledgment of normal facility operations which may occasionally produce noise, dust, light and odors . J. Therefore, the Common Council intends for this Ordinance to implement the above-described education and disclosure requirement to all property users within the IAWWTF Setback Zone . Section 2 . Creation of Section 262-137, Ithaca Area Wastewater Treatment Facility Disclosure ReSEirement. The Ithaca Municipal Code shall be amended so as to create a new Section 262-137 as follows : §262-137 Ithaca Area Wastewater Treatment Facility Disclosure Requirement A. Definitions . For the purposes of this section : (1) "IAWWTF" shall be the Ithaca Area Wastewater Treatment Facility located at 525 Third Street, Ithaca. (2) "IAWWTF Setback Zone" shall mean those land areas of the City of Ithaca within 375 feet of the property boundary of the Ithaca Area Wastewater Treatment Facility. (3) "Municipal Wastewater Treatment Operations" shall mean the operations of the IAWWTF, and include activity normally associated with wastewater treatment plant operations and energy recovery/generation. Operations typically include truck traffic and treatment of sanitary waste, and activities incident to or in conjunction with the aforementioned. B. ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE REQUIREMENT . (1) "City of Ithaca, ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE" . It is the declared policy of the City of Ithaca to preserve, enhance and encourage Municipal Wastewater Treatment Operations within the City of Ithaca. Residents, operators, and owners of property within the IAWWTF Setback Zone land should be prepared to acknowledge the manifestations of normal facility operations which potentially include noise, dust, light and odors . (2) Upon any transfer by sale, exchange, rental agreement, installment land sale contract, lease, lease with an option to purchase, any other option to purchase, or ground lease coupled with improvements, of real property, or residential stock cooperative, the transferor shall deliver to the prospective transferee the written statement required by subsection B (6) of this section . (3) All discretionary approvals by the City of Ithaca for parcel maps, subdivision maps or use permits relating to real property located within the IAWWTF Setback Zone, shall include a condition that the owners of such real property record a " ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE " in substantially the form provided in subsection B (6) of this section. (4) All applicants for building permits for new residential or commercial construction to be issued by the City of Ithaca located within the IAWWTF Setback Zone shall be provided with a " ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE" in substantially the form provided in subsection B (6) of this section. (5) The Clerk/Recorder/Assessor of the County shall include a "ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE" in substantially the form provided in subsection B (6) of this section with any grant deed, quitclaim deed or land sale contract located within the IAWWTF Setback Zone returned to the grantee by the Clerk/Recorder/ Assessor after recording. (6) The disclosure statement shall contain the following: Ithaca Area Wastewater Treatment Facility Disclosure Notice THIS DISCLOSURE STATEMENT CONCERNS THE REAL PROPERTY SITUATED IN TOMPKINS COUNTY, CITY OF ITHACA. DESCRIBED AS THIS STATEMENT IS A DISCLOSURE OF THE CONDITION OF THE ABOVE DESCRIBED PROPERTY IN COMPLIANCE WITH SECTION 262-137 OF THE ORDINANCE CODE OF THE CITY OF ITHACA AS OF THE FOLLOWING ARE THE REPRESENTATIONS MADE BY THE SELLER (S) /PROPERTY OWNER (S) AS REQUIRED BY THE CITY OF ITHACA. It is the declared policy of the City of Ithaca to work with its municipal partners to preserve, enhance and encourage adequate municipal wastewater treatment operations in the City while minimizing the carbon footprint of facility operations, and to harmonize essential and beneficial operations of the Ithaca Area Wastewater Treatment Facility (IAWWTF) with non-industrial land uses in the vicinity of the facility. Because the property in which you are taking an interest is located within the IAWWTF Setback Zone, you might occasionally experience issues related to facility operations, including but not limited to noise, dust, light and odors . You have a right to know that you live and/or operate near an essential, environmentally beneficial wastewater processing and energy recovery/generation facility. Its operation helps keep the water of Cayuga Lake drinkable for tens of thousands of area residents, and its cutting-edge energy harnessing/production significantly reduces the carbon emissions typically associated with facilities of this type . The City of Ithaca and its municipal partners at IAWWTF encourage you to learn about your neighbors and to understand the integral and vital nature of your wastewater treatment facility. Owner/Seller: Date : Owner/Seller: Date : Buyer/Renter: Date : Buyer/Renter: Date : C . NOTICE TO CORRECT . After receiving a complaint from an occupant within the IAWWTF Setback Zone, the City of Ithaca Assistant Superintendent of Water and Sewer shall immediately notify the Chief Operator of the Ithaca Area Wastewater Treatment Facility of the complaint . If the City of Ithaca Assistant Superintendent of Water and Sewer determines that such operations at the IAWWTF do not conform to current accepted professional practices, and do not comply with current regulatory standards, he or she shall endeavor to specify any measures required to correct the situation, and the time within which the measures must be taken. IAWWTP Parcel Boundary 375' Buffer Area t� City of Ithaca Planning & Economic Development Committee Wednesday, October 9, 2019 — 6:00 p.m. Common Council Chambers, City all, 108 East Green Street Minutes Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock, Stephen Smith, Donna Fleming, and Laura Lewis Committee Members Absent: Alderperson McGonigal Other Elected Officials Attending: None Staff Attending: JoAnn Cornish, Director, Planning and Development Department; Jennifer Kusznir, Senior Planner; Alex Phillips, Planner; and Deborah Grunder, Executive Assistant Others Attending: None Chair Seph Murtagh called the meeting to order at 6:00 p.m. 1) all to Order/Agenda Review There were no changes to the agenda. 2) Public Comment Fay Gougakis, 171 East State Street, thanked Alderperson Laura for her birthday wishes. Lime Bikes are still an issue. She doesn't know much more she can do about the people who are just leaving the bikes wherever they want to. It already is loud on the Commons, dogs on the Commons will make the area extremely loud. The City always gives attention to the merchants but never the residents. Sheryl Swink, 321 N Albany Street, spoke on the Carpenter Circle PUD. She had a very productive meeting with JoAnn Cornish and Jennifer Kusznir to point out the recommended changes in the ordinance. Anne Sullivan, 109 Irving Place, spoke on the proposed infill ordinance. The changes suggested do not solve the problem. There is no mention of landscaping, etc. People are taking structures down and others are built with no landscaping, etc. She would like to see an ordinance that helps more than just the developers. Alderperson Brock corrected her comment made at the last Common Council meeting regarding opportunity zoning. 3) Announcements, Updates, Reports a) Planning Board Report for the Carpenter Circle Planned Unit Development Please refer to the following letter for explanation. n r CITY OF rrHACA Jo Ann Cornish, is , hector Div4DEPARTMENT OF PLANNING, BUILDING, ZONING,&ECONOMIC DEVELOPMENT � t * on of Planning&Economic Development —. .T- To: Planning and Economic Development Committee From: Lisa Nicholas,Deputy Director of Planning September 25,20119 RE: Carpenter Circle PUD—Planning Board Update to Common Council This update is submitted in accordance with the City's PLI D Ordinance, which requires that the Planning Board update Common Council after each Planning Board meeting where the project Is considered and request ongoing written comments from the Common Council. Please submit any written comments for the Planning and to me at licolas citpfithacy.o or Barris at as 's _ci fi ca.o . Call 7-274- 57j or email me directly with questions or requests for information. Planning Board Update The Planning Board reviewed green infrastructure (stormwater), architecture and views forthe project at a special meeting with Common Council on September 17,2019. Fleming, Murtagh, Nyugen, and Lewis were in attendance. The applicant presented the storm ter management, presented simulated views from several perspectives and described the architectural design and materials for each of the buildings. Planning Board and Council comments/requests included the following: ® Need an additional view looking north on Rte. 1 ■ It is important to screen views from the waterfront ■ Need to see views without the planned landscaping ■ Like views and gateway affect ■ Need to see more interior view(of the site) General Architecture ■ Project has multiple facades—and most face PnternaI street network ■ Integrate me softness into the design. ■ Scale feels good ■ Buildings should have soundproofing Building A/Residential Building ■ Building A lacks warm(in regard to colors)—should Incorporate warmer colors ■ Like that the residential building W the same level of design and quality of materials as the mixed use buildings ■ Residential building still lacks articulation ■ Make residential building plaza and playground as good as possible ■ Residential building should have mare color differentiation Medical Office Building (MOB) ■ Need to see nISM view of MOB ■ MOB lacks Interest ■ Like MOB upper floors—but ground floor needs more Interest ■ MOB needs o design development ° Like the boldness of the design ° There was concern & discussion about the proposed glass rain screen on the medical office building (MOB). Should avoid glare and refection and should consider importance of view from Rte. II ° Too stark Mixed Use Buildings ° Need more information about screening for the parking decks. Can parking decks be converted in the future? (yes) ' Parking 6kCirculation ° Parking in front ofmixed use buildings seems suburban (Applicant responded that they are intend this area to feel more like a road than a parking lot. Road is needed for fire access and to buffer buildings from Rte. 13.) ° Should beas inviting Lo pedestrians aspossible ° Break in Access is important because it will feed pedestrians into the 'street' in front of the buildings ~ Intersection design is key to how the overall site operates ° Difficulty in leaving residential building parking lot during market times " Parking isstill biggest concern but interaction with Rte. 13 is important ° Site must be welcoming to people coming from the flats by foot orbike ° Appreciate effort to reduce parking and improve pedestrian access ° Need to make parking in front of mixed use buildings feel like astreet - Other Comments � Need details on site lighting ' ° Have there been discussion about moving K4inabbo7 (Yes but would need a willing seller & buyer) The Planning Board also held a public hearing for the project at their regular meeting and received the following comments from the public: ~ S. Swink commented that the location of the residential building was most appropriate because it is quieter, has more outdoor space and therefore better and safer for families with children. |t requires no street crossing to get to community gardens and playground. = M Hiller stated that Project Growing Hope is in favor of the project because it benefits the organization and gives them a permanent home. The Planning Board expects to continue reviewing the project at its next regular meeting on October 22"u, 2019Lat5pm. _ The planned topic is a review of draft Full Environmental Assessment Form (FEAF) Part 3. The project will be scheduled for the beginning of the agenda to accommodate b) Green Building Policy Chair Murtagh stated that the Green Building Policy will come back to this committee next month. 4) Action Items (Voting to Send on to Council) a) INHS Planned Unit Development Alderperson Lewis voiced her appreciation of this project but did question part of the environmental review form. On the form, question # 18 regarding whether this project is consistent with community character, the form is checked 'is not consistent' and wondered why, Noah Demarest, Stream Collaborative, stated is responding more to the zoning. Even the school itself isn't in character with the zone, but is consistent with the neighborhood. Alderperson Fleming asked about the proposed dwelling that is to be demolished in the project. Lynn Truame stated 309 Plain Street had to be demolished due to the layout of the project. 330 Plain Street on the corner will be kept. Alderperson Brock asked whether there has been any discussion about the use of the BJM School playground by the project's residents. Truame stated that there have not been any discussions about allowing access of the BJM playground. They are certainly up for a discussion. Truame further stated that Buffalo Street is available to use to gain access to the playground. Chair Murtagh asked when the detachment of the gym will take place. Truame stated that the purchase and sale agreement is about to be signed. INHS will detach the two buildings. Apply for a subdivision, create that parcel. I will begin to sell the building to the City. There is a first payment after the two buildings are detached and the second when the subdivision is completed. Alderperson Brock asked about pile driving. Truame stated that will occur at the section closest to BJM. The same company and procedure will be used as the Hancock project. Chair Murtagh reiterated Alderperson Lewis' comments as to the appreciation of the project. An Ordinance to Establish the Ithaca Nei2hborhood Housing Services Former Immaculate Conception School Planned Unit DevtiaEtEL2Li_trict ORDINANCE NO. Moved by Alderperson Lewis; seconded by Alderperson Smith. Carried unanimously. BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325-13 of the City Code be amended as follows : 1 . WHEREAS, on April 4, 2018, the Common Council adopted legislation creating a Planned Unit Development Overlay District (PUDOD) , and 2 . WHEREAS, on March 14, 2019, the City of Ithaca received the enclosed application from Ithaca Neighborhood Housing Services, for a Planned Unit Development (PUD) project to be located at 320-324 & 330 W. Buffalo St, and 309 N. Plain Street, and 3 . WHEREAS, the applicant is proposing to redevelop the former Immaculate Conception School into a vibrant mixed- use community, specifically designed to address high- priority local needs . The over-arching goal of this project is to provide both rental and for-sale housing that is affordable at a range of household incomes (from less than 30% AMI up to 100% AMI for the rental units and 80% AMI or below for the for-sale units) and that is suitable for a range of household sizes (from single people to large families) , and 4 . WHEREAS, the project will also provide space for non- profit organizations and will transfer the existing gymnasium to GIAC, and 5 . WHEREAS, the project includes the following elements : • Retention of the 1948 wing of the existing school building • Demolition and replacement of the c . 1920s wing of the school with a new four-story wing • connecting to the 1948 wing to form an "L" • Construction of an as-yet undetermined number of rental row houses facing W. Buffalo Street between Catholic Charities and N. Plain Street • Demolition of the existing building at 309 N. Plain Street and construction in that location of a group of rental row houses • Construction of a group of four for-sale row houses facing N. Plain Street at W. Court Street • Retention and conversion of the two houses at 33o West Buffalo Street into one or more rental units, or demolition to allow the construction of an additional group of row houses facing W. Buffalo . 6 . WHEREAS, the project is intended to provide the following benefits to the community: • Retention and rehabilitation of the Catholic Charities Building for their continued use • Detachment of the gymnasium wing and sale to the City for GIAC' s use • Adaptive re-use of a portion of the existing school building for non-profit service organizations . • Creating much needed rental and for sale affordable housing units . WHEREAS, a public information session, hosted by the applicant, was held on May 13, 2019 and the meeting was advertised in the Ithaca Journal, the property was posted with signs and property owners within 500 feet of the property were notified by mail of the meeting, and now therefore BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that the City of Ithaca Establish the Former Immaculate Conception School Planned Unit Development District as follows : Section 1 . Ithaca Neighborhood Housing Services Former Immaculate Conception School Planned Unit Development District is hereby established as follows : Ithaca Nei2hborhood Housing Services Former Inunaculate Conception School Planned Unit Development District (FICS-PUD) Table of Contents A. Legislative Intent B . Sub Areas C. Permitted Uses 1 . Primary 2 . Accessory D. Parking/Loading Requirements E. Area Requirements 1 . Minimum Lot Size (SF) 2 . Minimum Width in Feet at Street Line 3 . Maximum Building Height 4 Maximum Percentage of Lot Coverage by Buildings 5 . Yard Dimensions . a . Required Minimum Front Yard b Required Minimum Side Yard c. Required Minimum Other Side Yard d. Required Minimum Rear Yard. e . Minimum Building Height . Ithaca Neighborhood Housing Services Former Immaculate Conception Planned Unit Development District Part 1 Zoning Code A. Legislative Intent 1 . On March 14, 2019, the City of Ithaca received the enclosed application from Ithaca Neighborhood Housing Services, for a Planned Unit Development (PUD) project to be located at 320-324 & 330 W. Buffalo St, and 309 N. Plain Street . The applicant is proposing to redevelop the former Immaculate Conception School into a vibrant mixed-use community, specifically designed to address high-priority local needs . The over-arching goal of this project is to provide both rental and for-sale housing that is affordable at a range of household incomes (from less than 30% AMI up to 1000 AMI for the rental units and 80% AMI or below for the for-sale units) and that is suitable for a range of household sizes (from single people to large families) . The completed project is intended to provide the following benefits to the community: a . Retention and rehabilitation of the Catholic Charities Building for their continued use . b . Detachment of the gymnasium wing and sale to the City for GIAC' s use . c . Adaptive re-use of a portion of the existing school building for non-profit service organizations . d. Creating much needed rental and for sale affordable housing units . B. SUB Areas . The FICS-PUD shall consist of 3 PUD-Sub Areas 1 . FICS-1- This sub area contains the community gymnasium. 2 . FICS-2-This sub-area will allow for residential and some commercial uses and will contain buildings with a maximum height of 35' . 3 . FICS-3-This sub area will contain the 4 story residential structure and the refurbished school building, which will contain space for non-profit offices . ON IFICS-1 PEI xcuz ICS-3 MR IC -2 FICS-2 C . Permitted Uses . 1 . Primary Uses a . FICS-1 1) Public recreation . 2) Public and semi-public institution whose purpose is education except that, within 200 feet of a residential district, any use other than classrooms or living accommodations which conform to the regulations of the adjacent residential district is permitted only by special permit of the Board of Appeals (see § 325-9) . 3) All municipal public buildings, facilities and functions . b . FICS-2 1) One-family detached dwelling occupied by: (a) An individual or family or functional family (see Ord. 97-1) (see definition, § 325-3) plus not more than one unrelated occupant . (see Gen. Note 6) (b) If dwelling is owner occupied, an individual or family plus not more than two unrelated occupants . (c) Two-family dwellings, each unit of which may be occupied by an individual or family plus not more than two unrelated occupants per unit 2) Two-family dwellings, each unit of which may be occupied by an individual or family plus not more than two unrelated occupants per unit 3) Church and related buildings 4) Public park or playground 5) Townhouse or garden apartment housing. 6) Row House (See § 325-45 . 2B13) 7) Business or Professional Office a . FICS-3 1) One-family detached dwelling occupied by: (a) An individual or family or functional family (see Ord. 97-1) (see definition, § 325-3) plus not more than one unrelated occupant . (see Gen. Note 6) (b) If dwelling is owner occupied, an individual or family plus not more than two unrelated occupants . 2) Two-family dwellings, each unit of which may be occupied by an individual or family plus not more than two unrelated occupants per unit 3) Church and related buildings 4) Public park or playground 5) Dwelling, Multiple or Multiple Residence (See §325-3) 6) Business or Professional Office 2 . Accessory Uses a . FICS-I 1) Accessory uses and service buildings for permitted uses, upon issuance of a special permit as set forth in §325-9 b . FICS-2 and FICS-3 1) Required off-street parking. 2) Private garage for not more than 3 cars . 3) Structures for const . purposes, not to remain over two years . 4) Sign in connection with permitted use (see Chapter 272-Sign Ordinance) By Special Permit : 5) Towers or structures for receipt or transmission of electronic signals for commercial purposes or for generation of electricity to be used on the premises where generated in any district (see § 325-9) . Except for personal wireless services facilities . 6) An Accessory Apartment (see § 325-10) 7) Home Occupations : See §325-9Cfil B . Parking/Loading Requirements 1 . Parking Requirement-None 2 Off Street Loading Requirement-None C. Area Requirements 1 . Minimum Lot Size (SF) a. FICS-1 : 3000SF b. FICS-2 and FICS-3 : None 2 . Minimum Width in Feet at Street Line a . FICS-1 : 30' b. FICS-2 : 14' c . FICS-3 : 80' 3 . Maximum Building Height a . FICS-1 : None b . FICS-2 : 3 Stories or 35' c. FICS-3 : 4 Stories or 48' 4 . Maximum Percentage of Lot Coverage by Buildings a . FICS-1 : 900 b . FICS-2 : 500 c. FICS-3 : 500 5 . Yard Dimensions. Required Minimum Front Yard a . FICS-1 : 7' b FICS-2 and FICS-3 : 15 ' , porches, stoops, canopies allowed up to 51 from property line, 6 . Required Minimum Side Yard: a . FICS-1 : 9, b . FICS-2 and FICS-3 : 0' between units, 10 ' to public right of way or 20 ' to adjacent building. 7 . Required Minimum Other Side Yard: a . FICS-1 : 9, b . FICS-2 and FICS-3 : 0' between units, 5 ' to public right of way or 15 ' to adjacent building. 8 . Required Minimum Rear Yard: a . FICS-1 : 5' b . FICS-2 and FICS-3: 101 9 . Minimum Building Height: one Section 2 . The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 3 . Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 4 . Effective date . This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. b) Intercity Bus Authorization, Field Trips 101 Proposed Resolution Planning and Economic Development Committee Permit Pursuant to Section 346-31 of the City Code Authorizing Field Trips 101, Inc. to Use East Green Street as an Intercity Bus Pickup and Dropoff Area. Moved by Alderperson Smith; seconded by Alderperson Brock. Carried 4-1 (Lewis) Alderperson Lewis stated her concerns of adding another bus company to Green Street, It was stated that we are not adding another bus company. Field Trips 101 once worked under the name Our Bus. JoAnn Cornish stated that our legal office is negotiating with Our Bus on an alternative site. Field Trips 101 have a fixed schedule of two stops, The difference is Our Bus did not have a set schedule. Alderpersons Brock, Murtagh, Fleming, and Smith is still in favor of moving this forward. WHEREAS, Section 346-31 of the City Code provides that "Unless otherwise provided to the contrary, no bus or common carrier, whether for hire or not, shall be operated upon, stop on or stand on any City street in the corporate limits of the City of Ithaca, nor shall such bus or common carrier pick up or discharge passengers on any such City street or curb, or any other public property, or at or within 200 feet of any City bus stop in said corporate limits of the City of Ithaca, unless a permit is obtained therefor from the Common Council of the City of Ithaca, or its designee, the issuance of which permit shall be at the sole discretion of the Common Council of the City of Ithaca," and WHEREAS, Mike Fitzgerald, on behalf of Field Trips 101, Inc., submitted an application seeking a permit to operate a daily charter bus providing transportation between Ithaca and New York City, and WHEREAS, City staff have reviewed the application and support granting the permit as it provides for a fixed schedule that does not require adjustments to other intercity bus schedules using the Green Street location, and WHEREAS, on September 4, 2019 Common Council set a fee of $15 per arrival or departure from East Green Street for occupancy of the right of way for the purposes of operating an intercity bus; now therefore be it RESOLVED, that the Common Council hereby authorizes issuance of a permit to Field Trips 101, Inc. with the following conditions: 1. Field Trips 101, Inc. must execute a bus permit agreement on the same permit terms and conditions as other permittees currently operating from East Green Street, and containing the City's usual revocation and indemnification terms and conditions; 2. The exact route, locations where passengers may be dropped off and picked up, and times of operation shall be subject to approval by the Superintendent of Public Works or his designee; 3. Said charter bus shall be operated on a pre-arranged basis only, with tickets having been purchased in advance by passengers; 4. The operator(s) of the bus shall at all times ensure that the bus is not parked in a manner that interferes with the ability of emergency vehicles to move or pass or sight distance for pedestrians or motorists; 5. Permittee shall at all times maintain valid liability insurance coverage, as well as present the City Attorney's Office with proof of compliance with the New York Workers' Compensation Law; and be it further RESOLVED, that the Superintendent of Public Works shall have the right to modify the conditions above upon reasonable notice to the Permittee, suspend or revoke this permit due to violation of the terms thereof, or due to any other action or failure to act, on the part of the permittee or his agents, which poses a danger to the health or safety of any members of the public, provided, however, that such suspension or revocation shall be subject to review by Common Council upon written appeal of the permittee, to the Mayor (which appeal, while pending, shall not stay said suspension or revocation). 5) Action Items (Approval to Circulate) a) Carpenter Business Park Planned Unit Development Alderperson Brock stated her understanding that the PLID needs to be completed within a two-year time period. What happens if it doesn't happen within the two-year period? It would require a new application needed. She further asked if an easement is necessary for the use of the Community Gardens access to the road. Discussions are taken place now to determine all of these questions. She asked who owns or who will own Community Gardens. The City currently owns them, but are being negotiated at this time to determine that. Alderperson Brock stated her concern of changing the speed of Route 13. She is concerned how the traffic effects of the project. JoAnn Cornish stated that both projects cumulatively for this area will be teaming up with the City traffic engineers and will be part of both projects' environmental review. Alderperson Fleming stated some have voiced concern of glare of the CC building. The Planning Board is also very concerned about this. There are anti-glare glass that can be used. Alderperson Lewis also has some concern of the traffic in this area. The Comprehensive Plan does state that this area of the City is an area that the City wants to develop. We do want traffic to flow smoothly. Alderperson Murtagh stated his concern of the traffic. The developers stated they do not have any authority of Route 13 or Fifth Street, He further commented that in the developing stages Medicaid accepted and dental office was suggested. CIVIC stated they are required to take Medicaid, and are working on the dental office. Alderperson Brock stated she would like to see the affordable housing requirement be clearly stated in the ordinance before the ordinance is circulated. Scott Whitham stated that he did not think the PUD is predicated on the affordable housing piece happening. He further stated that the financing of certain parts of the project is not a given. He further stated that the language could be rewritten. His concerns are the project timeline. JoAnn Cornish stated her understanding of the project affordable housing is part of the project but is on a different timeline. She further stated that Council is asking for some assurance of the affordable housing piece remains. It was discussed that changes be made in the current proposed ordinance before being circulated. Senior Planner Kusznir stated this can be brought back next month without impacting the project timeline. It was decided that this will come back next month. An Ordinance to Establish the Carpenter Circle Planned Unit Developmen District ORDINANCE NO. BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325-13 of the City Code be amended as follows: WHEREAS, on April 4, 2018, the Common Council adopted legislation creating a Planned Unit Development Overlay District (PUDOD), and WHEREAS, on February 19, 2019, Whitham Planning and Design submitted an application on behalf of Park Grove Realty and Cayuga Medical Center for consideration to establish a Planned Unit Development district at Carpenter Circle, parcel numbers 36.-1-3.3 and 36-1-3.5,and WHEREAS, the applicant is proposing the development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 4 stories of apartments, and WHEREAS, the applicant will further develop neighborhood streets, pedestrian and transit connections, shared parking, and green space, and will reconfigure, improve, and establish a permanent site for the Ithaca Community Gardens, and WHEREAS, the total proposed development contains approximately 64,000 SF of medical office space, 215 new housing units, 42 of which will be designated as affordable units, 349 surface parking spaces, and 183 garage spaces, and WHEREAS, the project is intended to provide the following benefits to the community 1. Providing a permanent and improved space for the Community Gardens 2. Generation of approximately 150 jobs 3. Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-60% of AMI. 4. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; 5. An improved gateway into the City of Ithaca on Route 13; 6. Alignment with the City's Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone; and WHEREAS, the applicant has stated that the project could not proceed under the existing zoning due to setback and height requirements, and WHEREAS, a public information session, hosted by the applicant, was held on April 8, 2019 and the meeting was advertised in the Ithaca Journal, the property was posted with signs and property owners within 500 feet of the property were notified by mail of the meeting, and now therefor BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that the City of Ithaca Establish the Carpenter Circle Planned Unit Development District as follows: Section 1, Carpenter Circle Planned Unit Development District is hereby established as follows: ar enter Circle istrict Table of Contents F. Legislative Intent G. Sub Areas H. Permitted Uses 1. Primary 2. Accessory I. Parking/Loading Requirements J. Area Requirements 1. Minimum Lot Size (S ) 2. Minimum Width in Feet at Street Line 3. Maximum Building Height 4. Maximum Percentage of Lot Coverage by Buildings 5. Yard Dimensions. a. Required Minimum Front Yard b. Required Minimum Side Yard c. Required Minimum Other Side Yard d. Required Minimum Rear Yard. e. Minimum Building Height. ARTICLE IVB Carpenter Business Circle Planned Unit Development Part 1 Zoning Code D. Legislative Intent 1 On February 19, 2019, Whitham Planning and Design submitted a an application on behalf of Park Grove Realty and Cayuga Medical Center for consideration to establish a Planned Unit Development district at Carpenter Circle, parcel numbers 36.-1-3.3 and 36-1-3.5. The applicant is proposing the development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 4 stories of apartments. The completed project is intended to provide the following benefits to the community: a. Providing a permanent and improved space for the Community Gardens. b. Generation of approximately 150 jobs c. Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-60% of AMI. d. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; e. An improved gateway into the City of Ithaca on Route 13; f. Alignment with the City's Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone. E. SUB Areas. The Carpenter Circle Planned Unit Development District shall consist of 3 D-Sub Areas 1. CCPUD-A-This sub area is intended to be predominantly used for community gardens and may contain small structures and parking areas that support the gardens. 2. CCPUD- -This is a residential sub area. 3. CCPUD-C-This sub area is a mixed used district allowing for medical office, residential and small scale commercial uses. CIO CCPU r� rrarr��nitg rep —d in 4 s W�� t A r Permitted Uses. 2 . Primary Uses a. CCPUD-a 1) Community Gardens b. CCPUD-b 1) Multiple Family dwelling (See § 325-3). c. CCP -c 1) Multiple Family dwelling (See § 325-3). 2) Mixed-Use building. 3) Medical Facility. 4) Nursery school, child day care center, group Adult Day Care. 5) Nursing, convalescent or rest home. 6) Public park or playground. 7) Library. 8) Business or professional Office. 9) Bank or Monetary Institution, 10) Office of Government. 11) Public, private or parochial school. 12) Neighborhood commercial facility. 13) Retail store or Service Commercial Facility. 14) Restaurants, Fast Food Establishment, Tavern, with the exception of establishments where food or drink is intended to be served to or consumed by persons in automobiles. Club, Lodge or Private Social Center. 15) Theater, Bowling Alley, Auditorium or Other Similar Place of Public Assembly. 16) Hotel/Motel. 17) Recreational or Cultural Facilities such as a Park, Playground, Art Museum. 18) Community gardens. 3 . Permitted Accessory Uses a. CCPUD-a 1) Shed or other structure to support garden use b. CCPUD-b and CCPUD-c 1) A ny accessory use permitted in the ND Zone 2) D rive-Thru Banking Services 3) P arking Garages 4) Dock B. Parking/Loading Requirements 1 . Parking Requirement-None 2 . Off Street Loading Requirement-None C. Area Requirements 1 . Minimum Lot Size (SF) 2 . Minimum Width in Feet at Street Line 3 . Maximum Building Height a. CCPUD-a 1) Maximum building height of 2 stories and 30' b. CCPUD-b 1) Maximum building height of 4 stories and 60' C. CCPUD-c 1) Maximum building height of 6 stories and 80' 4 . Maximum Percentage of Lot Coverage by Buildings-100%, Except for Required Setbacks 5 . Yard Dimensions. Required Minimum Front Yard- No front yard setback is required, except as necessary to provide a minimum 5' sidewalk and an 8tree lawn 6 . Required Minimum Side Yard. If the side yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 7 . Required Minimum Other Side Yard. If the side yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 8 . Required Minimum Rear Yard. If the rear yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 9 . Minimum Building Height. New construction must be a minimum of 25'in height and 2 stories. Accessory structures of less than 250 SF may be 1 story. Section 2. The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 3. Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 4. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. Alderperson McGonigal joined the meeting at 7:30 p.m. c) Accessory Dwelling Units Senior Planner Kusznir went through the changes made after the ordinance was sent in the packet. Alderperson Murtagh suggested the change in the use of garage. Use out building, shed, etc. Alderperson McGonigal asked how the 1,000 square foot was calculated. JoAnn Cornish asked for clarification that the Committee is agreeable that special permits are as of right for a homeowner, Alderperson Fleming stated that is not what she agreed to. She would agree to two primary structures on a lot if it has a community benefit, etc. JoAnn Cornish stated she's staffed the Planning Board for several years. The Board can only do so much. She has concerns because homeowners are as of right. Chair Murtagh stated the overlay zone issued for South Hill was done to stop things for getting out of control. Chair Murtagh stated he was comfortable with the changes of this ordinance given that homeowners need to go through a special permit process. Alderperson Brock stated that there should be one AD U per parcel. Alderperson Murtagh stated the larger square footage allowed the larger the second accessory dwelling will be. Alderperson Fleming stated there should be a use restriction on accessory dwelling units. If we are not careful, we will see more Air B&Bs popping up in the City. Alderperson Lewis state she agreed with restricting the use of an accessory dwelling unit. Chair Murtagh stated that some of this legislation may belong in the short-term rental ordinance. Alderperson Smith stated he would like to see CR-2 zoning district removed from this ordinance. Most of this zone is rental properties. He doesn't feel it's realistic to have such restrictions in this zone because it's already very dense now. Chair Murtagh agreed with the contiguous green space, but his property for example doesn't have a huge back yard, but he can walk to four different parks in five minutes. He doesn't feel we should add too many restrictions. Alderperson McGonigal stated there is a very good reason to have a requirement of contiguous green space for storm water management, an actual yard, etc. Alderperson Smith stated that in the Collegetown area (C -2) he doesn't see a need for a large backyard. Most of the housing in this area is student housing and might not see contiguous green space as essential. Alderperson Brock stated that if we did require a green space requirement it would be beneficial for all. A space for a student to go to get a break from a roommate or sit outside for stress relief, etc. Alderperson Smith stated that the reality of the situation is that many students have large areas of green space on campus and many quiet places to go. There really isn't much of an opportunity to enjoy a large back yard due to the lack of time and the fact that night fall sets in early when classes are in session. Alderperson Brock stated we need to be very specific as to the requirements we enforce. She likes maintaining the contiguous green space requirement. Maybe we should be looking at each area and its character to determine how much. Make it a number and determine which area should follow it. Alderperson Fleming stated we haven't even talked about owner-occupied dwellings. It was decided that will be discussed at a later meeting. PLANNING [DRAFT COMMITTEE: An Ordinance in ici al i I c ter 3 Entitled i " In Order to Establish _ ulations forte Development Accessory lli nits ORDINANCE 1 WHEREAS, in 2017, the City established the South Hill Overlay District (SHOD) in response to concerns that were raised by the South Hill neighborhood rapid in-fill (ADU` s) of development in the neighborhood and the impacts on both the aesthetic qualities and the character of the neighborhood 2. WHEREAS the SHOD was intended to be a temporary measure to prevent further development until the City could establish regulations for this type of infill (ADU' s) , and 3. WHEREAS, in the interim, similar concerns about development pressure were raised throughout the City, and 4. WHEREAS, City staff were directed to research how infill (ADU'S)development was regulated in other municipalities, and 5. WHEREAS, Planning Staff spent several months researching other communities and developing proposals to encourage the development of accessory dwelling units (ADU' S) that would protect neighborhoods while allowing for housing options that could provide property owners with additional income, and 6. WHEREAS, on August 29, 2019, a community meeting was held, with approximately 70 people in attendance, who offered opinions on options to allow the development of appropriate ADU' s, and 7. WHEREAS, and staff has considered feedback from the public, the Common Council, and other communities and has developed a set of regulations allowing property owners to develop ADU' s, where appropriate, and the means to protect neighborhoods from the negative impacts of over development, now therefore be it ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325, Zoning, be amended as follows: Section 1. Chapter 325-3B of the Municipal Code of the City of Ithaca, entitled "Definitions and Word Usage", is hereby amended to add the following new definitions: Attached Accessory Dwelling Unit (AADU) A room or set of rooms, basement, or any other space that is located within a primary structure, but is established as a separate dwelling unit. AADU' s may be occupied by an individual or a family, plus not more than one unrelated occupant. AADU' s should be designed so as not to create the appearance of multiple dwelling units from the outside. New or additional front entrances are discouraged, but in any event must be compatible with the architectural style of the existing structure. Detached Accessory Dwelling Unit (DADU) - A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure. DADU's may be occupied by an individual or a family, plus not more than one unrelated occupant. The gross floor area of aNew eensue rcie t 4 e n of ------------------------------ -------------- —---------Detached Accessory Dwelling UnitAF— may not exceed 1000 SF or 11,,ve a bullding 1-cot.prJnL tlia- exceeds 17-'--"-� oJI, the fooll-print of -,--h e prim a-v ss L t--u,c t--.i i i-e New construction should be of a similar architectural style than that of the primary structure, including a similar roof pitch. New construction is limited to two stories, but may be no taller than the primary structure. 1 . Front Yard DADU - A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure, but is located in an area of the lot that fronts on the street. 2 . Rear Yard DADU - A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure, but is located behind the primary structure, and does not front on the street. 3 . Garage Conversion - A separate dwelling unit that is converted from an existing®garage, carriage house, or other accessory structure. Contiguous Green Space - Green Space on a lot that is uninterrupted by structures or paved surfaces . Section 2. Chapter 325-8 of the Municipal Code of the City of Ithaca, entitled "District Regulations", is hereby amended to add a new section F, entitled "Additional Restrictions in the R-1, R-2, CR-1, and CR-2 Zoning Districts", Do (_o1 ,1ovqs: F. A(JuLt ',onal P\e_s1-r1ct 'Lons `Ln t-he P L L. T I i j- > s i i a t,j L 1)o,,- z c s i e i t­-,i t L n of a c c P C,K-y and CR-2 1. m h(,, pu-i-pose and n _en C)j1' r],p_4�I_Linq a.­cess.ory s� TO PCOVide homeownc­s, especially Lhose o-L rrirump, w,:lLh a rneans of oWa11_nJ1,nq Lhrough s_�-ciiciLy ar)d the,:eLlr/ 1--o (- able 1-_11_1_(�,tT-1 tu StdV "11 dnd nej_qhk),.1rhjjdc1' C-hey iidght Lea e, (b. To a(Ad Lne>,ponsive, rental un; t_s, to .1he me(-1i '-he needs ol' SME11-ler hou,_scholds, bolhl you nu, af-,6 cr ld. (c. ) To housl'_nq u r-i L a r7�J,i I a h I -� [ ,-) 1 d e i-a _R(�L I OW CIT'LO M100c, h o 'i" s,(-�,T"0 L d vjh,� " ­ l-y j C1 I- �ii i g h L Jr�1?117 d,i f f_j C �t ------------------------- — ------- ---—----------- -- ----—------------- the C'j--ty. (d. ) To de\7 E_-I OP I 10 U.,r T1 11 T' 1 T 1-1 e 4Thb o r t o o a o t ­-1 L l c _T nei l7 I' j V J-Jjet-(_,k)y ­,eniny -1 e,s Ck"ryland for sur\ri c'ekl' . - ---------------- rPo F-,1' 1 a7o ir),ore eit ' (:;ent- uoe uJ 111),e Cr t y s Yin( tr(g st,o�,k of d-,,qE-L]_JngS -v,7hJ ,Le en.­iir_inq .1,ea,_L' hy and safe \7 L Tj en 1 J't)TjJj(_at`," (2 e t.r c t i o In the R-1, R-2, CR-1, and CR-2 Zoning Districts, only one primary structure is permitted as of right. Multiple primary structures are only permissible by a special permit. See Section 325-10 In R-1, R-2, CR-1, and CR-2 Zoning Districts, property owners are permitted to construct accessory dwelling units (DADU' s, and AADU' s) . Anv __A_DU may be Con r-licted- h-in, 1, 1 ca L yc r d s Lde vard o t- p,,ope,,t Y, New construction of DADUs and AADIJs are subject to all established zoning area requirements, with `.he exception 0 F Gar .. conversions, -,,,,hJch, ai,,e tlla',X,imm r, Jot ----------------------- cove,i,-age C,e qtii--em e ri L s i n d m i t�,J-fl-1 L�M green --- -------- ---q e 1 -T E ,.; --- , -rrent .- All ADUs must have a minimum separation - �- -1 1 1 from primary structure of 5 +T,--e-94-- All ADUs are exempt from any parking requirements. (c. ) For any new construction of ADUs in the R-1, R-2, CR-1, and CR-2 Zoning Districts, there is a requirement that a minimum of 350 of a lot be contiguous green space. Tot e 35% Contigu 0 A, Section 3. Chapter 325-9C of the Municipal Code of the City of Ithaca, entitled "Special Permits", is hereby amended, to add a new section "s. Multiple Primary Structures in R-1, R-2, CR-1, and CR-2 Zoning Districts." Section 4. Chapter 325-10 of the Municipal Code of the City of Ithaca, entitled "Accessory Apartments", is hereby deleted in its entirety, and replaced with a new section 325-10 "Multiple Primary Structures", to read as follows: 325-10 -2, CR-1, and CR-2 Zones A. Issuance of a special permit (1. ) Application for a Multiple Primary Structure in R-1, R-2, CR-1, and CR-2 zones shall be made to the PlaIrMlitICT in accordance with the procedures of §325-40. Application shall also be made for a recommendation from the City of Ithaca Planning & Development Board. Applications should include the following: (a.) A multiple primary structure application form, (b) A site plan, (C.) Floor Plans, existing and proposed with dimensions specified, (d.) Facade (Elevation) drawings, (e.) Proof of notification of property owners within 200 feet, (f.) A building permit application (2. ) Requirements. In order to be granted a special permit, the following criteria and requirements must be met: (a.) Location. Multiple primary structures may be located in R- 1, R-2, CR-1, and CR-2 Zoning Districts with a special permit. All primary structures must meet the requirements of the City of Ithaca Building Code. (b.) Size Requirements. Multiple primary structures are subject to all lot size, area, and building size requirements established within the zoning district that the structure is located. (C.) Exterior Appearance. Multiple Primary Structures on a lot should be architecturally compatible and should contain at least one structure that fronts on the street. (d.) Off-Street Parking. Off-street parking requirements shall be met, except that, in cases of practical difficulty, the Board of Zoning Appeals may waive the parking requirement if there is adequate parking in the neighborhood. (3. ) Multiple primary structures must comply with New York State Uniform Fire Prevention & Building Code. B. Inspections. Multiple Primary Structures containing rental units are subject to §210-42—Inspections. Section 5 . The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 6. Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 7. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. 6) Review and Approval of Minutes a) August 2019 Moved by Alderperson Fleming; seconded by Alderperson Smith. Carried unanimously. 7) Adjournment Moved by Alderperson Smith; seconded by Alderperson Fleming. Carried unanimously. The meeting was adjourned at 8:50 p. .