HomeMy WebLinkAboutPC Packet 2022-07-21 �1
wNu TOWN OF ITHACA
,a a,
NEW Y 0 R K
DEPARTMENT OF PLANNING
215 N. Tioga St 14850
607.273.1747
www,._town.J haca,._in' us
TOWN OF ITHACA PLANNING COMMITTEE
THURSDAY, JULY 21, 2022 at 3:00 P.M.
PLEASE NOTE: Due to COVID-19 and Executive Order No. 11.8 signed by NYS Governor
Hochul on 7/14/22 allowing continuation of virtual meetings, the Town of Ithaca Planning
Committee meeting will be held via the Zoom audio/visual application with no in-person attendance
permitted. Members of the public may call in on a cell phone or landline at(929) 436-2866 and
enter the Meeting ID: 675 059 3272. Or join the meeting by computer on Zoom at
1al�s://a�s�)Ciwel�,zoom.Lus/ ZW505 3272
AGENDA
1. Persons to be heard.
2. Committee announcements and concerns.
3. Consider approval of June meeting minutes.
4. Seasonal luxury campground proposal (Tx Parcel 36.-1-6.2/Danby Road).
5. RaNic Golf Club site development and rezoning(Planned Development Zone)proposal.
6. Continue discussion of draft Inlet Valley Overlay Zone proposal.
7. Staff updates and reports.
8. Discuss next meeting date and upcoming agenda items.
A quorum of the Ithaca Town Board may be present, however,
no official Board business will be conducted.
Town of Ithaca Planning Committee
Thursday, June 16, 2022
(3:00 PM via Zoom)
Draft Minutes
Committee members: Rich DePaolo, Chair; Rod Howe & Margaret Johnson
Board/Staff members: Director of Planning, Susan Ritter; Planners, Dan Tasman and Nick Goldsmith;
Director of Code Enforcement Marty Mosely, Director of Engineering, Dan Thaete.
Guests: Noah Demarest, Jason Demarest, Bruce Brittain, Kyig Yaw, Adam Fishel, Alex Nading and
Scott Jhanke.
1. Persons to be heard: none
2. Committee announcements and concerns: None.
3. Approval of May meeting minutes: Rod moved; Rich seconded. May 19, 2022, minutes were
approved as presented.
4. RaNic Golf Club site development proposal update: Noah Demarest of Stream Collaborative
briefly presented the development plans for the RaNic Golf Club property that is divided by the Village
of Cayuga Heights and Town of Ithaca municipal boundaries. The original development proposal was
for more townhouse units on the Village side, however, after discussions with the Village and feedback
from the public and stormwater considerations, the plan now is for the clubhouse renovation, proposed
hotel and 8 townhome units in the Village and two separate townhome areas in the Town section with 28
proposed units. Slight changes to the driving range and one or more of the golf greens playing areas
were noted as well. Sidewalks and street trees are proposed to maintain a thoroughfare standard and
street feel from the internal driveway and dual ingress/egress is proposed on the Hanshaw Road side.
The proposed townhome block will have a buffer between it and the parking lot for the clubhouse.
A draft Planned Development Zone(PDZ) to alter the zoning was presented with two zones, a medium
density PD-16-M and a low density/golf/open space PD-16-G zone which would accommodate single
family homes as well if future phase plans develop. The Warren Road side of the property with the barn
and large house is intended to be kept and used for the hospitality end of the business, possibly event
space. It was noted that the stormwater and traffic considerations will be analyzed under full build-out
potential of the property in mind.
Rich asked about the density of full buildout with the current zoning. Dan Tasman responded that the
Comprehensive Plan addresses the site and describes a preferred scenario if the golf course use were to
cease. That information would be shared with the committee by Dan. Rich also noted the short-term
rental aspect,possibly management would be onsite, addressed with an HOA or be harmonized with the
Town's current regulations.
Rod asked about the development proposal status within the Village. Noah explained that a "white
paper" or summary of the proposal with facts and figures is being drafted for the Village Trustees and
will be submitted to the Town as well with the formal draft PDZ. The project is in the same phase with
both municipalities at the time of the meeting. Rod also asked if the Village noted any infrastructure
concerns, Adam noted there was some water flow and sewer items that need to be navigated.
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The draft PDZ has not been fully reviewed by staff yet and therefore was not discussed in detail. There
was no committee opposition to the revised general development proposal and members agreed to
review the draft PDZ for discussion at the next meeting.
5. Draft Inlet Valley Overlay Zone proposal: The revised overlay boundary map was discussed and
approved with the slight modification of moving three single family home parcels on the southeast
portion of the IV-C to the IV-T zone as they are currently in the Low Density Residential and not
commercial in nature. The overlay map showed the new boundary being drawn outside the existing PDZ
area for Ithaca Beer and its associated roadway/driveway.
The draft language reviewed by the committee included previous member comments, as well as
Attorney comments through 5/18/22. Staff met internally and provided additional suggested revisions
that were read and explained by Sue. There were no oppositions to the draft as presented or with the
additional staff comments and recommendations. The next version will incorporate all the remaining
clarifications and comments made by the staff, committee members, and attorney and will be presented
again for committee review and approval. A summary of the clarifications and changes discussed
include but are not limited to:
Modification on building height as an interior average measurement
More than one principal use on a lot is allowed in non-residential areas
Make(roadside)farm stand consistent term with existing zoning and move to accessory uses for LDR,NC and
LI zones with note that within the Ag zones the underlying existing provisions for roadside farm stands apply
Add nursery growers to the retail plant nursery use
Retreat/Event venue, limit to existing buildings only with historical significance in the IV-T and allow in new
or existing buildings in the IV-C
Small scale recreation support-move restaurant/cafe into retail section and remove the restriction of the
outdoor permanent seating,remove the size restriction of the equipment,re-word the retail location part for
clarity.
Winery/distillery/brewery/cidery-production capacity-remove technical terms and limit to percent of floor area
Cultural facility,do not limit to indoor
Farmer's market-not intended to be permanent,remove the reference
Gallery: special vintage,limit outdoor display to 200 sq ft.
Solar Energy,match height to solar law which will change from 25 ft to 20 ft to be consistent.
Wireless facility-be consistent with the Telecommunications law.
Accessory use section-remove Drive-through facility and make sure it says no drive thru in the restaurant/cafe
section also,fix times in Outdoor Entertainment to 12pm 9pm-note/refer to noise ordinance and double check
where its permitted(no marks in the table);lastly remove the redundant Retreat/event venue section as its
listed under Commercial principal use section.
Design standards-perennial groundcover, eliminate"but not common garden weeds". Parking and vehicle
circulation-remove part about the Planning Board may consider a request to have more parking,Parking lot
siting section would only apply to new parking lots.Pedestrian and bicycle facilities-Pedestrian connectivity-
note not required in the TV-T,Bicycle parking-remove the public transit shelter requirement for covered bike-
parking spaces or lockers(TCAT provides). Signs-additional input needed.
6. Proposed modifications to the Limited Historic Commercial Zone: The newest version of the
proposed modifications to the LHC zone language included the Attorney comments/edits as well as staff
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comments and edits. Rich noted that this zone would be property specific and that the committee was
interested in a means to ensure that the financial benefits derived from the commercial use are used to
maintain the historical integrity of the property. Staff proposed instituting a periodic review process that
would work with the current legislation allowing the Town Board to rescind the LHCZ after a public
hearing if the property did not seem to be meeting its objective and was in disrepair. A baseline
assessment of the property would be necessary and possibly submission of an improvement plan as part
of the application process. A review timeframe of 3 or 5 years was mentioned, along with possible
involvement by the future City/Town Landmarks Commission (with designated Town officials). All
uses except the conversion of a non-residential building to a residential use would require a special
permit from the Planning Board and the building would need to be either historically eligible or already
on the Federal/State Registry of Historical Places or be in the Town Historic Resource Inventory to
apply for the district.
The discussion concluded with the feedback above being incorporated into the draft language including
the Attorney comments (other than incorporating the term "District" or"Zone" and clarification on the
short-term rental provision incorporation) and then be shared with the City Historic Preservation Planner
before the next Committee meeting.
7. Proposed amendments to the New Neighborhood Code: A memo was submitted by Planner Dan
Tasman with recommended amendments to the New Neighborhood Code to address some minor issues
that came up in the design and pre-application process for the South Hill TND regulating plan. The
proposed changes have been sent to the Attorney for a full review, as well as the Town Engineer for the
storm water section.
Dan explained the 11 proposed amendments which are to the following sections: § 272-103.3: Public
buildings, structures, and uses, § 272-306.2 D: Alleys , § 272-306.2 E: Block side and perimeter length,
§ 272-306.2 F: Increasing maximum block side or perimeter length, § 272-306.2 G: Conceptual
thoroughfares , § 272-307.2 to 6: Pedestrian street/alley/yield street/local street/through street , §
272-308.1 A: Minimum parkland area , § 272-309.1 A: Essential utilities, § 272-310.2: TND
stormwater management principles, § 272-803.3 A: Subdivision>Additional and special requirements
> Consistency with the regulating plan and § 272-803.5 B: Subdivision>Expiration and revocation>
Preliminary plat: subdivision with phases.
Rich had a few comments/suggestions including removing "but a way to celebrate rain and its journey"
from 272-310.2 B System design practices to read"Consider a stormwater management system as more
than just "drainage", but a way to celebrate rain and its journey, and add value to a project site or
neighborhood." and also remove "Use Ithaca's varied topography as a canvas for moving and holding
stormwater in an artistic way" as a bullet point in the same section. There were no other committee or
staff comments, suggestions or oppositions to the amendments proposed. If no major changes result
from the Attorney and Engineer review, the Committee was comfortable moving the amendments to the
Town Board for the local Llaw change process.
8. Discussion of Community Choice Aggregation Draft Local Law: Rod, Rich and Nick have been
participating in meetings with Sustainable Tompkins, City of Ithaca and the local power representative
in an effort to advance the draft local law for establishing a Community Choice Aggregation(Energy)
program.
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There were still questions regarding the voluntary investment in Distributed Energy Resource's (DER)
and the shares/equity component. The biggest change from the previous draft presented to the committee
is the ability for the Town to hire a separate CCA Administrator from the City. The city will not act as
the CCA administrator. Nick explained other changes including modification to Energy Loan Account
definition to differentiate from CCA administrator; adding reminder that the program implementation
plan needs to be submitted to NYSERDA with more details; clarification on the Town/City relationship;
clarification on how the structure relates to other municipalities participation with more details; adding
"where allowed by law" in terms of making all Town owned rights of way available for DER
infrastructure; and other minor changes.
There was no additional suggestions or comments, the committee recommended the draft be sent to the
Attorney for review and be forwarded to the Town Board with a memo for one of the July meetings.
Margaret noted possibly a comparison of this draft and other model laws/templates or similar municipal
communities' language maybe helpful if available. Nick noted the NYSERDA template was used, and
the Town/Village of Lima language reviewed. The direction the committee and Town have taken has
varied from the examples but have been used in conjunction with the draft. A memo will preface the
draft local law to the Town Board including the components of the Implementation Plan.
9. Staff updates and reports: Sue updated on the Rumsey property next to the entrance of Buttermilk
Falls State Park. It was used in the past as a bed and breakfast and the current family would like to
continue that use, but with a non-owner residing on site. Currently a B&B must be hosted onsite by the
owner. Possibly this is a property where the new LHC Zone would be beneficial. The owner was
directed to Historic Ithaca and other agencies for assistance and as a potential applicant for consideration
of the LHC Zone.
Staff had an informal meeting on a potential "high end" self-storage facility in Inlet Valley with a couple
of consultants. Sprinkler requirements were mentioned as well as some site constraints, however, overall
the proposal could potentially work on the site. The use is currently allowed but not in the overlay
proposal. They are tentatively planning to apply for sketch plan review in July after a meeting with
Engineering and Codes staff. Sue will forward any information she receives.
Rod noted to be aware of Cannabis commercial retail and growing license progress on the State level
and the need to identify appropriate local regulations if conflicting with the State guidelines (example
on-site consumption, growing and retail mixed use, etc.). Someone with more expertise with the
licensing may need to be sought to help the Town through the process. Margaret noted the Association
of Town had a session on the topic and there were municipalities with experience that participated and
could be contracted.
10. Next meeting date and upcoming agenda items: next meeting July 21, 2022. Topics: RaNic PDZ,
camping proposal next to La Tourelle (PDZ), LHC Zone and Inlet Valley Overlay Zone proposal.
The Planning Committee meeting concluded at 5:25 pm.
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Rationale for the RaNic Golf Club PDZ
July 13, 2022
The following is a description of how the proposed RaNic Golf Club redevelopment can meet the basic criteria for
pursuing a new zoning district(Planned Development Zone or PDZ) in a way that is compatible with the goals of
the comprehensive plans for both the Village of Cayuga Heights and the Town of Ithaca.
Each of the primary factors to be considered by the Board of Trustees and Town Board in their decision to
establish a PDZ are listed below along with an initial response from the development team.
(1) Preserving and enhancing neighborhood character;
The existing clubhouse and parking area is largely invisible to the rest of the neighborhood. However, the project
intends to transform the existing commercial facility and parking lot into a mixed-use neighborhood with a local
street that connects from Pleasant Grove to Hanshaw Road. This local street will be lined with street trees and
sidewalks to promote walkability to the various amenities with pedestrian connectivity to the Community Corners
commercial area.
The design of the proposed buildings will be compatible with the traditional architecture of Cayuga Heights.
Architectural Styles will draw from the classic designs of the early 20th century and blend with modern updates to
exceed building standards of today.
(2) Compatibility with adjacent development and land uses;
The project has functioned as a golf course and event space since the 1950's and sits in a transitional area
between the more intense commercial uses of Community Corners and the residential uses along Hanshaw
Road. Both uses will be enhanced by infilling around the existing clubhouse with a new boutique hotel and
residential townhomes. These proposed residential and hospitality uses are not dissimilar and in fact are quite
compatible to the existing adjacent uses.
(3) Mitigating negative impacts on traffic, parking, and stormwater management;
The project will study the impacts of any increases in traffic, parking demands, and stormwater management.
Each of these components will be evaluated by the engineering team and reviewed by Village and Town
engineering staff for compliance with NYS laws and best practice guidelines. It is anticipated that this project will
provide positive benefits to all three components based on the following:
1. new local through street connections between Pleasant Grove and Hanshaw Road,
2. the addition of parking for the expanded hotel and residential uses,
3. and the installation of modern stormwater facilities which do not currently exist.
(4)Avoidance of an undue burden on the municipal infrastructure;
The existing infrastructure for sewer in the Village and water in the Town may need upgrades to support the full
build out of this proposed project. This project will provide the opportunity to make necessary improvements to
any and all utilities required to meet the increased demand which could benefit both the municipality and residents
alike.
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(5) Protection of natural resources;
The golf course provides a unique protected open space for flora and fauna in both the Village and Town. The
development of the hotel and housing will provide the economic boost needed to ensure that the golf course can
remain an integral part of the community long into the future.
The natural stream course that runs through the property from east to west is bookended by delineated wetlands.
The wetlands and stream will be protected and enhanced by this project per DEC guidelines. The existing stream
has been buried in underground culvert pipes in certain areas which are clearly too small in diameter to handle
the water flow during heavy rain events. This project will provide the opportunity to open these culverts and armor
stream banks in adherence with DEC best practice guidelines.
Many trees were added to the golf course over the years which have overgrown and have significantly diminished
the quality of the golfing experience (the quality of turfgrass has suffered as well as the playability of the course
itself). Many of these trees have already been removed and more are still planned for removal as the golf course
undergoes continued renovation work. Despite the removal of trees, hundreds of mature trees will remain,
preserving a park-land setting.
Large swaths of native areas are also planned to be introduced in order to reduce the overall area of the more
intensely managed turfgrass. These native areas provide habitat for ground nesting birds and other fauna.
(6) Promoting environmental sustainability;
The owner has committed to pursuing the USGBC LEED for Neighborhood Development certification for the
project. LEED ND is a nationally recognized green building standard for neighborhood development that covers
several aspects of sustainability including walkability, transit, energy performance, waste management and many
more. The project requires an integrative design process with core prerequisites along with several optional
credits which all contribute to varying levels of certification from siler, gold to platinum. The project team believes
that pursuing LEED ND will provide a comprehensive and robust third-party verified response to environmental
sustainability which the Village Trustees and Town Board can trust.
(7) Provision of safe and convenient vehicular, bicycle and pedestrian circulation;
The project will be creating a local street with street trees, sidewalks, and on-street parking for cars with
accommodations for golf carts. The goal is to create a traffic calmed experience with 10-15MPH speed limits and
raised crosswalks, which function as speed bumps, to discourage cut-through traffic.
Preferred parking for electric vehicles and bicycle parking will be provided per LEED ND standards.
(8) Provision of space for recreation and other public use;
The project at its core is intended to preserve the golf course as a recreational amenity open to the entire
community. Off season walking, birding, cross country skiing have been an informal aspect of this property since
its origins and will continue into the future. Dedicated walking paths around the clubhouse, hotel and townhomes
with sidewalk connections to Community Corners will provide a dedicated pathway for dog-walkers,joggers and
strollers.
Installation of new signage to provide wayfinding and education about the property will help inform and protect the
public from straying into harm's way from errant golf shots.
The introduction of a spa and expanded food and beverage services will add to the existing uses available to the
general public.
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(9) Coordination with the requirements of county, state, and federal statutes; and
A project of this size and complexity is subject to SEQRA which will be a part of the PDZ and Site Plan Review
process. Stormwater management and wetland protections are the primary county, state and federal statutes that
apply.
(10) Consistency with the Village's and Town's Comprehensive Plan.
The project is directly consistent with the stated goals of both the Village and Town Comprehensive Plans.
The RaNic Golf course property is perhaps one of the only land areas available that can possibly help the Village
achieve some of the housing goals. The Village Comprehensive Plan states the following goals in regards to
housing:
Housin_p
1. Make available a variety of high-quality housing options to Village residents while protecting
community character and the existing quality of life:
2. Replace the existing zoning ordinance and the August 2010 amendment with a new
ordinance that better protects residential family neighborhoods,
3. Ensure that zoning allows for a range of housing options in the existing commercial zoning
district or a new mixed-used zoning district,
4. Incorporate into site plan review and subdivision standards relevant criteria to promote
environmental sustainability such as those proposed by the International Green Construction
Code (IGCC) and LEED-ND.
The Town of Ithaca Comprehensive Plan states the following in regards to the golf course property:
The preferred use for this site is that it continues as a public or private golf course with related sports and
hospitality facilities.
If the site is to be redeveloped, it should occur as a clustered residential neighborhood, incorporating
traditional neighborhood design principles described elsewhere in this Plan. Residential development
should include a mix of housing types, lot sizes, and price ranges that appeal to a wide variety of
households, and be located to take advantage of Community Corners as a neighborhood center.A small
inn or hotel could take advantage of the site's location near Cornell University. A large portion of the
site should be preserved as public open space and parkland.
Contiguous open space should connect the Cornell University golf course to the east with unique natural
areas to the west, preserving a wildlife migration corridor.
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VILLAGE OF CAYUGA HEIGHTS
TOWN OF ITHACA
LOCAL LAW NO. OF THE YEAR 2022
A LOCAL LAW TO AMEND ZONING CHAPTERS 270 AND 271 OF THE TOWN OF ITHACA
CODE CHAPTER 305 OF THE VILLAGE OF CAYUGA HEIGHTS CODE TO PROVIDE A
PLANNED DEVELOPMENT ZONE FOR THE RANIC GOLF CLUB DEVELOPMENT
BETWEEN PLEASANT GROVE RD AND WARREN ROAD
Be it enacted by the Village Trustees/Town Board of the Village of Cayuga Heights/Town of Ithaca as follows:
Section 1. Chapter 270 of the Town of Ithaca Code, Article IV, §270-6, entitled "Enumeration of zones" is
amended by adding the following at the end of subdivision A:
"Planned Development Zone No. 16 - In accordance with and pursuant to Local Law No.
-2022 [RaNic Golf Club]"
Section 2. Chapter 271 of the Town of Ithaca Code is amended by adding §271-17, entitled "Planned
Development Zone No. 16 (Limited Mixed Use, RaNic Golf Club)", as follows:
77 -1I7,1 Ilintiroductiuoini
The RaNic Golf Club planned development(PD)zone enables and guides the development of portions of the
RaNic Golf Club property into a compact, walkable, mixed-use community to support the continued operation of
the golf course and preserve the park like open space. This§271-17 uses a form-based zoning approach with
objective yet flexible standards, to provide clarity and certainty about site planning and the resulting built
environment.
Planning for RaNic Golf Club follows traditional neighborhood development(TND) principles. The project
envisions a variety of housing types and building configurations, a clubhouse for neighborhood commercial uses,
hospitality uses including short-term stays, and a small event center. A central local street with pedestrian courts
and an open space network linking to the Community Corners commercial area aim to weave the public realm of
RaNic Golf Club into the fabric of the greater Cayuga Heights village.
RaNic Golf Club is located on a 119.80 acre site with +/-104.46 acres in the Town of Ithaca and +/-15.34 acres in
the Village of Cayuga Heights. The project is next to Cornell University campus and within a 5 minute walk of
Community Corners commercial shopping area.
A transect subzone defines parts of the larger site that will have certain physical and functional characteristics.
There are two transect subzones in the PD site area. Figure 1 is an illustrative example of transect subzone
location and allocation.
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• PD-1-M/PD-16-M: RaNic Golf Club medium intensity
This transect subzone is a locale for attached housing and complementary uses, in a compact walkable,
neighborhood setting including a clubhouse/community-center, hospitality/event space..
• PD-1-G/PD-16-G: RaNic Golf Club golf open space
This transect subzone is a locale for the golf course use which is intended to remain open space in a
park-like setting.
PD-1-M 1-j
7.19ac
PD-16-M
9.02ac �
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t
/�.
a
a
o
Figure 1: subzone location and allocation.
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17 3 Permitted Ili iirViuncVll III aind accessoryuses
The following table shows permitted uses in each transect subzone, with specific location limitations where
applicable.
P = permitted use. = not allowed.
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Golf Course
18-hole regulation Golf Course P P
Golf putting green,range, practice area P P
Clubhouse P
Snack shack/shelter P P
Residential uses
Dwelling unit P
Lodging
Hotel P
Short term rental P
Additional uses:office
Health/wellness practice P
Professional office P
Additional uses:commercial/retail
Day care center P
Commercial recreation: indoor P
Restaurant/cafe/bar P
Retail and service:general P
Additional uses:semi-industrial
Artisan P
Additional uses:civic
Place of assembly P
Private club/lodge P
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Additional uses:temporary
Garden/Farmers market P ^
Food truck P ^
Food truck court P ^
Accessory uses
Accessory dwelling unit P P
Home occupation(accessory to dwelling unit) P P
27 1~17.4 Neighborhood desigiin
271-17.4A. Dwelling units
Number of dwelling units for each transect subzone, and the PID site as a whole, is:
w PD-1@-KStnan000tsubzono (cumulative onoo): Village = 1O units, Town = 28units
w PD-16-G tnansootoubznno (cumulative anoa): Ounits
w PD site total (cumulative area of both tnansootsubzonoo); <50units.
271-17.4EB. Hotel rooms
Number nf hotel rooms is:
w PD-1G-KStnan000tsubzono (cumulative onoo): Vi||ogo = OO rooms Tovvn = 8rooms
w PD-16-G tnansootoubznno (cumulative anoa): Ornnms
w PD site total (cumulative area of both tnansootsubzonoo); <68rooms.
271-17.4C. Utilities
Permanent utilities (wotor, sewer, natural gas [if any], district heating/cooling, electricity, communications, and the
like) must bounderground. Short-term utility service for construction activities may be above ground.
A utility easement must be in a location where maintenance or repair work will cause the least disruption. UU|ih/
easement location must not prevent or undermine street tree planting.
27 1~17.5 Site aind hflldlirig desigin
271-17.5 A. Site envelope configuration
Site envelopes define building setback lines for building sites. A site envelope is the functional equivalent of an
individual building lot for site planning. It does not imply or enable a current orfuture subdivision pottorn, or
individual ownership.
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Width at front(sidewalk or ROW edge) 14'-170' 75'—200'
Building coverage in site envelope <<60% <<50%
271-17.5 B. Building types and disposition
Principal building types, and transect subzone they can be part of, include the following.
1i lie
Illustrative example
Transect Subzone PD-16-M PD-16-M PD-16-M
Siting
Setback:average,site envelope 5-16'primary and corner side 20'primary and corner side n/a
edge frontage frontage
Frontage buildout on a block >>50%primary frontage <50%primary and corner side n/a
side frontage
Front facade and main Must face street or public court Must face street Must face street
entrance orientation (§271-17.4 B 2)
Bulk/massing
Height 2-3 stories 1-2 stories 1-3 stories(15-45'at frontage)
Gross floor area(GFA) n/a n/a X,X00 ft2-X,X00 ft2
Building length: primary facade •<—35 for area between vertical n/a <<200'
party walls(or structurally
independent equivalent)
•1-7 vertical party walls(or
structurally independent
equivalent)in row of connected
townhouses/stacked flats
Occupancy
Dwelling units in building •1-3 between vertical party walls 1-2 n/a
(or structurally independent
equivalent)
•2-24 for full townhouse/flat row
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Zoning code (or successor code) provisions allowing certain building features to encroach beyond setback or
height limits also apply.
271-17.5 C. Other buildings
An accessory building must be>_30'from a site envelope line or sidewalk fronting on a thoroughfare; and >_5'from
other site envelope lines.
An accessory building may be behind a principal building. It may not be in front or to the side.
271-17.5 D. Building form and design
1. Four-sided design
A building must have consistent material treatment, architectural details, proportions, and colors on all exterior
walls.
2.Accessory structures
A permanent accessory building must have material treatment, architectural details, proportions, and colors that
are consistent or complementary with the principal building.
3. Exterior materials
Vinyl siding, and prefabricated and pre-engineered metal buildings, are not allowed. This does not apply to
temporary buildings for construction field offices and similar short-term uses or maintenance sheds, shops, barns
or similar uses.
4. Utility and service areas
Rooftop or ground-mounted mechanical equipment, utility areas, and trash enclosure or storage areas, require
concealment or screening to hide them from view beyond the site envelope. Form of concealment or screening
must be architecturally consistent or integral with the host structure. This does not apply to solar panels.
271-17.5 E. Parking
1. Required parking spaces
The cumulative total of parking for the PD site is as follows.
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Residential:studio unit 0.25 to 1 spaces/unit >_1 secure or short term space/2.5 units
Residential: 1 bedroom unit 0.5 to 1.25 spaces/unit
Residential:2 bedroom unit 1 to 1.5 spaces/unit
Residential:3 bedroom unit 1.25 to 1.75 spaces/unit
Residential:4 bedroom unit 1.5 to 2 spaces/unit
Non-residential(all uses) 0.5 to 1.25 spaces/500 ft2 GFA >_1 short-term space/1000 ft2 GFA
Hotel: 0.75 to 1.25 spaces/room
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Parking space count may include dedicated spaces for car/bicycle sharing and charging.
• Motor vehicle space size:8.5'x 18'clear rectangle area for off-street perpendicular,and on-street and off-street angle;Tx 22'for
on-street parallel.
• Secure bicycle space:bicycle locker,dedicated space in a garage,anchored rack space with overhead protection from the elements,
other fully enclosed or secure area.
• Short-term bicycle space:anchored rack space.
On-street parking spaces may count towards required parking.
Two motorcycle parking spaces (each space >_4.25'x 7') may count as one motor vehicle parking space.
2. Off-street parking lot location
Off-street surface parking may be in the rear of a site envelope, or interior of a block. Access must be from an
alley, or a driveway<_16'wide, unless a wider width is required for emergency vehicle access.
Surface parking areas and shared garage/carport structures must be dispersed through the developed part of the
PD site as much as possible, to reduce visual impact and avoid appearance as a "complex".
3. Off-street parking lot design
A parking area must not be visually dominant. Building siting, landscaping, or architectural treatment must screen
a parking area (not including an individual driveway)from thoroughfares and residential areas outside of the PD
site. Screening may be shrubs (that grow to form a continuous hedge of>_3'within 3 years of planting), or a wall
(34 high).
A parking area must have a sidewalk or paved walkway, to provide pedestrian access from nearby thoroughfares.
4. Parking surfaces
Parking areas must have a fixed impervious or porous surface.
Pavement edge must have clear definition, using curbs or a different durable material. Curbing allowing water
runoff(rollover curb, or barrier curb with gaps) is preferable to curbing that traps stormwater.
5. Landscape area
A parking lot must have >_1 landscaped interior island (>_8.5'wide, >_160 ftz area)for every 10 parking spaces.
A row of parking spaces must have a landscape island (or equivalent landscape area)at each end.
A row of parking that is not interrupted by a landscape island must be<_10 spaces long.
A landscape island should function as part of the larger stormwater management system of the PD site.
6. Renewable energy
Any parking space (on-street and off-street, for any type of vehicle) may have an electric vehicle charging station.
>_5% of off-street parking spaces must have utility provisions for future electric vehicle charging stations.
A solar carport may cover any off-street parking space.
271-17.5 F. Landscaping
1. Tree classes
Street tree refers to trees in a tree lawn or tree well alongside a street, or traffic island.
Canopy tree and short tree refers to trees in yards, courts, landscaping areas, open space areas, and similar
areas.
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2. Thoroughfare tree lawns
A tree lawn area on a primary or secondary street must have >_1 street tree every 20'to 40'along its length, with
average spacing of<_30'along the block length.
A maximum of 25% of the trees on the entire site as a whole may be from a single tree species.
3. Off-street parking areas
Off-street surface parking areas must have tree planting, with a combined canopy that will shade >_50% of the
parking area (parking spaces and drive aisles) at maturity. Solar carport coverage area may substitute for tree
canopy area.
A parking lot landscape island must have>_1 canopy tree for every 160 ftz of landscape island area.
4. Other landscape areas
A green, court, or garden (§271-17.4 B 2) must have >_1 canopy tree for every<_2000 ft2 of contiguous open space
area.
There must be a landscape and visual buffer area following the length of Hanshaw Rd /Pleasant Grove Rd along
the PD site. The landscape area must include:
• >_ 1 canopy tree every 20'to 40' along its length, with average spacing of 30'.
• >_ 1 short tree for every 60' of landscape area length. Planting may be alone or in groups.
• A variety of shrubs and perennial plants that will form a continuous screen of>_3' at maturity along >_50% of the
landscape area length.
For<_50% of all required canopy trees in other landscape areas, 2 short trees may substitute for 1 canopy tree.
5. Tree species for required planting
Tree species for required plantings must have these traits.
• Native or adapted to upstate New York(USDA hardiness zone 5a, 5b, 6a).
• Not invasive (according to the most recent Tompkins County Regional Invasive Species and Worst
Invasive Species lists), or species with known parasites or pathogens including ash and hemlock.
Follow requirements for allowed or prohibited tree species in Town zoning regulations, if applicable. Street tree
species must also have these traits:
• PD-16-M and PD-16-G transect subzone: mature height of>_40'.
• A crown that can grow to shade a sidewalk and street.
• Downward-oriented root system.
• Salt tolerant.
• Not brittle, or prone to dropping heavy fruit.
Canopy tree species must have a mature height of>_40'.
Short tree species must have a mature height of>_20'.
A street tree or canopy tree planting must have a diameter at breast height(DBH)of>_2". A short tree planting
must have a DBH of>_1.5".
6. Other landscaping requirements
Exposed ground surfaces must have groundcover planting or mulch to cover otherwise exposed soil.
271-17.5 G. Fences and walls
Maximum fence or wall height is 3' in a front setback area, and 6'elsewhere.
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Acceptable materials for walls include brick, stone, split-faced block, decorative blocks, cast stone, and glass
blocks.
Acceptable materials for fences include wood, composite fencing, wrought iron, or welded wire panels. This does
not apply to deer fencing, snow fencing, and temporary fencing for construction and short-term activities.
Barbed wire, concertina wire, and chain link are not acceptable. This does not apply to temporary fencing for
construction activities.
271-17.5 H. Signs
Signs must conform to then-current sign code (or successor code) standards for the following:
• PD-16-M transect subzone: attached signs on storefronts: standards for the NC-Neighborhood
Commercial (or successor)zone
• PD-16-M and PD-16-G transect subzone: residential and other uses: standards for the MR-Multiple
Residence (or successor)zone.
271-17.5 1. Outdoor lighting
1. Light output
Photometric performance must conform to then-current outdoor lighting law(or successor code)standards.
2. Freestanding fixtures/poles
Height:
• Neighborhood primary and neighborhood secondary streets: <_16'
• Elsewhere: <_12'
Design and location:
• Pole design should have a distinct base, middle and top.
• Maximum form base/sonotube top is<_4"above grade.
• Poles must not block sidewalks or walkways.
3.Attached fixtures
• Fixture design should be consistent with the architectural style and detailing of the host structure.
• Sconces, gooseneck fixtures, and recessed fixtures are allowed. Wall pack lighting is not acceptable.
These words or terms have a special meaning in §271-16 for this PD.
Apartment building (building type in §2:�! Building with >8 dwelling Units, VeOleally 819d HeFiFentall
Artisan (use in §271-17.3): Establishment or studio where people make art or products by hand, using handheld
tools or small-scale table-mounted equipment. This includes related sales onsite.
Block (context of roads or thoroughfares): area bounded by thoroughfares, or a combination of thoroughfares and
barriers to continued development(examples: public land, waterway).
Civic building (building type in §271-17.5): Building that accommodates a place of assembly, civic, or community
use.
Court(open space type in §271-17.4): Open space for civic purposes, passive or active recreation, or
connectivity within or through the site. Building frontages spatially define a court.
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Day care center(use in §271-17.3): Establishment providing any of the following services, as defined by the NYS
Department of Social Services or its successor agency in the following or successor regulations, for all or part of a
day: child day care (18 NYCRR§418.1), small day care (18 NYCRR§418.2), school-age child care (18 NYCRR
§414).
Dwelling unit (use in §271-17.3):An apartment, or a room or group of connected rooms, occupied or set up as
separate living quarters for living, sleeping, cooking, eating, bathing, and sanitation purposes.
Frontage: Area between a building facade and a neighboring thoroughfare or court, including built and vegetated
components.
Frontage buildout: Length of building along frontage within setbacks of a block.
Garden (open space type in §271-17.4): Open space for a playground or community garden.
Garden market(use in §271-17.3): Sale of produce or value-added farm and food products (as that term is
defined in NY Agriculture and Markets Law§282(2), or its successor statute), or community supported agriculture
(CSA) share or farm-to-home pickup.
Green (open space type in §271-17.4): Open space for community gathering, or passive or active recreation, with
prominent(>_50%) softscape or vegetative cover(such as lawn, trees, shrubs, plant beds). Landscaping and/or
street frontages define its space more so than building frontages.
Health/wellness practice (use in §271-17.3): Establishment providing outpatient medical, medical allied health
care, or alternative medical services.
Park (open space type in §271-17.4): Open space for recreation or aesthetic enjoyment. Prominent(>_50%)
landscape includes paths and trails, fields and meadows, water bodies, woodland, lawns, gardens, and open
shelters.
Pavement, fixed: Durable, fixed surface formed from asphalt, concrete, tightly spaced segmental pavers, and/or
similar durable materials, both pervious and impervious.
Pavement, porous: Durable surface allowing easy passage of water through pores. This includes segmental
pavers, open cell pavers, and similar products; and ribbon/double track driveways with wheel strips of a durable
pavement material. This does not include crushed stone, wood chips, dirt, grass, or other loose or unimproved
surfaces.
Place of assembly (use in §271-17.3): Facility used mainly for public/resident assembly for worship, meeting, or
community purposes. (Examples: religious congregation, secular assembly, community center, common house,
amenity center.)
Plaza (open space type in §271-17.4): Open space for community gathering, or passive or active recreation, with
prominent(>_50%) hardscape cover. Building and street frontages define its space more so than landscaping.
Professional office (use in §271-17.3): Establishment providing professional, administrative, clerical, or
information processing services.
Restaurant(use in §271-17.3): Establishment preparing and selling food, drinks, and/or alcoholic beverages in a
ready-to-consume state, to customers onsite or delivery offsite.
Retail and service -general (use in §271-17.3): Establishment selling or renting a tangible good or product to
the public, and/or provides a service to customers onsite.
Setback, average: average of the setbacks at 10 equally spaced points along a building side or elevation.
Stacked flat(building type in §271-17.5): Building (built individually or as a connected row), with dwelling units
separated vertically by an interior party wall or exterior firewall, and/or separated horizontally by a floor.
Stubout thoroughfare: improved dead end thoroughfare ending at the boundary of a development site, serving
as a provision for later extension and connection to thoroughfares and development beyond the site.
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Thoroughfare: paved travel way with travel lanes for vehicles and bicycles, parking lanes, and/or sidewalks or
paths; and related infrastructure and/or amenities; in a dedicated right-of-way, lot, or easement.
Townhouse: (building type in §271-17.5): Building (built individually or as a connected row), with dwelling units
separated vertically by an interior party wall or exterior firewall.
Transparency, linear: building wall length occupied by functioning doors and/or windows, >_75% of which must
be >_4'tall.
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271-17.7 A. Site plan
A final site plan approved by the Planning Board pursuant to Chapter 270/305, Zoning, is required for
development in this PD zone. In addition to the requirements in §270-186, the site plan must show location of
transect subzones (§271-17.2), site envelope location (§271-17.5 A), and storefront frontage areas.
271-17.7 B.Administrative adjustment
Overview and applicability
An administrative adjustment gives relief from a requirement that causes a minor practical difficulty. It is not a
waiver or variance.
Administrative adjustment may vary these requirements.
• Building setbacks or build-to area: raise or lower minimum or maximum setbacks<_ 10%.
• Lot width: raise or lower minimum or maximum lot width <_ 5%.
• Frontage occupancy: raise or lower minimum frontage occupancy<_ 5 percentage points.
• Secondary cladding material (§272-404.3 E): allow on <_ 50% of the cladding area on a wall.
• Window and door area (§272-404.3 H): lower minimum window and door area on a wall <_2 percentage
points.
• Blank walls (§ 272-404.3 J): increase maximum blank wall length <_ 5'.
• Dimensional requirements of frontage features (§272-404.2): raise or lower<_ 5%.
• Dimensional requirements for parking spaces or aisles (§ 272-503): raise or lower<_ 5%.
Review and approval criteria
The Planning Director(or their designee) must find the adjustment meets these criteria, where relevant, as the
basis for a
decision.
• It responds to a minor practical difficulty from unique conditions of the property.
• It is the minimum needed to relieve the minor practical difficulty.
• It is a suitable or better solution for the site or need, and results in similar or higher quality development
than what would happen by meeting this code.
• It does not affect neighboring lots more than what would happen by meeting this code.
• It does not harm the public realm and pedestrian experience.
• It does not harm public health, safety, or welfare.
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• It does not violate other relevant laws.
Process
A.Application/submittal
A property owner, controlling interest, or an agent may ask for an administrative adjustment.
The review and decision period starts when Town staff finds the application is complete.
B. Staff review and decision
The Planning Director(or their designee) is the decision making body for an administrative adjustment.
They may refer an administrative adjustment request to other affected or interested departments for review. The
departments must return comments or recommendations to referring staff within 14 days of referral.
The Planning Director(or their designee) may 0 approve, 2Z approve with conditions or changes, or 30 deny an
administrative adjustment, within 28 days of starting review. An applicant may appeal the decision to the Zoning
Board of Appeals.
271-17.7 C. Miscellaneous
1.Violations and enforcement
Any violations of the terms of this section shall constitute a violation of the Town of Ithaca Zoning Ordinance and
shall be punishable as set forth in said ordinance and in §268 of the Town Law of the State of New York. Each
week's continued violation shall constitute a separate offense. Notwithstanding the foregoing, the Town reserves
for itself, its agencies and all other persons having an interest, all remedies and rights to enforce the provisions of
this section, including, without limitation, actions for any injunction or other equitable remedy, or action and
damages, in the event the owners or lessees of the parcels covered by this section fail to comply with any of the
provisions hereof.
If any building or land development activity is installed or conducted in violation of this section, the Code
Enforcement Officer may withhold any building permit, certificate of occupancy, or certificate of compliance,
and/or prevent the occupancy of said building or land.
2. Town Code applicability
Except as otherwise specified in this section, all provisions of the Town of Ithaca Code shall apply to all
development, structures and uses in Planned Development Zone No. 15.
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7 17 8 PlD au ea
Area rezoned. The area encompassed and rezoned in accordance with this section to be Planned Development
Zone No. 15 is described below. The Official Zoning Map of the Town of Ithaca / Village of Cayuga Heights is
hereby amended by adding such district at the location described.
Description of Area Rezoned to Planned Development Zone No. 16
All that tract or parcels of land situate in the Village of Cayuga Heights, Town of Ithaca, County of Tompkins, State
of New York, bounded and described as follows:
Meets and bounds
Section 3. In the event that any portion of this law is declared invalid by a court of competent
jurisdiction, the validity of the remaining portions shall not be affected by such declaration of invalidity.
Section 4. This local law shall take effect immediately upon its filing with the New York
Secretary of State.
16
RaNic Golf Club Municipal Approval Schedule
What? When? Who? Actions
Draft PDZ, Sketch Plan and 7/13 Developer
Schedule submitted by
design team
Presentation of Draft PDZ 7/20 Village Trustees Informal recommendation to proceed to next
and Sketch Plan step
7/21 Town PC
LEAF submitted 8/1 Developer
Discussion of Draft PDZ, 8/17 Village Trustees Comments provided to the developer.
LEAF and Sketch Plans Declaration of Lead Agency(Village Trustees
8/18 Town PC and/or Town Board).
8/22 Village PB
Preliminary Site Plan 9/1 Developer
Review Submission
Review PDZ 9/15 Town PC Final comments to developer and
recommendation to Town Board
SEQRA Review, Public 9/20 Town PB Open Public Hearing, Sketch Plan Approval
Hearing
Review PDZ 9/21 Village Trustees Final comments to developer
SEQRA Review, Public 9/26 Village PB Open Public Hearing, Sketch Plan Approval
Hearing
Final Site Plan Review 10/1 Developer
Submission
PDZ Review 10/10 Town Board Final Approval of Town PDZ
Preliminary Site Plan 10/18 Town Board Town Preliminary Site Plan Approval w/
Review conditions
PDZ Review 10/19 Village Trustees Final Approval of Village PDZ
Preliminary Site Plan 10/24 Village PB Village Preliminary Site Plan Approval w/
Review conditions
Revised Site Plan Review 11/1 Developer
Submission
Final Site Plan Review 11/15 Town PB Town Final Site Plan Approval
Final Site Plan Review 11/28 Village PB Village Final Site Plan Approval
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REVOONS
A DESCRIPTION DATE
Project #,, 2021002
k, Date June 9,2022
--------------------------- ----------------------------------
SCHEMATIC DESIGN
................................
NORTH SITE PLAN
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-------------------------------------
D C B A
Seasonal Luxury Campground Proposal
Danby Road—Tax Parcel#36.-1-6.2
Overview
Set atop Ithaca's South Hill our project aims to create an "Oasis" in nature; a seasonal luxury
campground consisting of small cabins and yurts on raised wooden platforms with king sized beds. Our
design team will construct a camp that has a total of 29 units. Each unit will have access to their own
electricity. In addition, 19 of the 29 units will have their own personal bathrooms and indoor
plumbing. The remaining 10 units will utilize a shared bath house to be constructed in a centrally
located designation. A roadway will be constructed so that guests can pull up directly to the destination
which they have reserved; in accordance with the ADA the appropriate percentage of units will be in
compliance. Our distinct intent is to clear as little of the property as possible so that we can maintain the
wild state of the land and disturb little of the existing wildlife. Our goal is to further enhance this
gorgeous landscape and ensure that it may be appreciated for generations to come for people from all
walks of life. Our aim is to provide our guests the ability to enjoy the natural state of the land while also
sleeping in comfort and luxury. In efforts to further entice the general public to enjoy the splendor that
is South Hill, a seasonal ice cream shop at the entrance to the campground will be an add on feature for
both the guests and local residents to enjoy.
Camp Activities
Centrally located In the heart of the camp will be a large community area for guests to enjoy shared
firepits, barbecues, star gazing, volleyball, badminton, bocce ball, horseshoe pits and a variety of yard
games. We will employ local yoga instructors in efforts to provide morning yoga classes to our guests
and the public alike on Saturday mornings. Hiking trails will be cleared throughout the property with
bird watching stations positioned throughout the property, directly linking the camp to the beautiful
Buttermilk Falls State Park to which it abuts. All walking paths and driveways will be outfitted with solar
powered landscape lighting for guests to be able to move about in the evening with ease. The
community area will be lit with accent tree lighting and suspended "party" lighting in the trees. Tree
Canopies will be installed throughout the property so that guests can relax and picnic away from the
direct sun on hot days.
The Property
Our property is located on Danby Rd with borders contiguous with La Tourelle Hotel and Firelight
Camp. We have a 55.27-acre piece of land that in present state is completely undeveloped. The land is
overgrown with brush and has beautiful tall pines scattered throughout. The land is flat but runs with a
steady slight slope towards Buttermilk Falls State Park, which it borders. This property was owned by
the late Wally Wiggins in the past(Nathalie Bessous's Grandpa) and was approved to be developed into
a residential neighborhood. Stormwater studies were done at this time and can be provided but will be
updated for the purpose of our project.
Details
1. 850' two-way traffic road(driveway) leading from the road to the head of the camp
2. Camp loop broken into two half-moons with a one-way road(driveway) all the way
around and dividing the loop in half.
3. Five (5) 16' yurts on raised wooden platforms with electric but without plumbing, studio
layout.
4. Five (5) 10'xl2' cabins on raised wooden platforms with electric but without plumbing,
studio layout.
5. Fifteen (15) 15'x20' cabins on raised wooden platforms with electric and bathrooms
(plumbing); studio layout with bathroom.
6. Four(4) 50'x50 cabins on raised wooden platforms with electric, bathrooms (plumbing)
and a kitchenette; two (2)bedrooms,bathroom and common area.
7. Building centrally located in the camp to serve as a bathhouse, check in office, laundry
and storage (size to be determined)
8. Ice cream shop structure, 30'x25', at the entrance of the property with off street parking
for customers (parking lot size to be determine based on code)
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