HomeMy WebLinkAboutPC Packet 2022-08-18 DEPARTMENT OF PLANNING
215 N. Tioga St 14850
607.273.1747
www.town.ithaca.ny.us
TOWN OF ITHACA PLANNING COMMITTEE
THURSDAY, AUGUST 18, 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
https://us06web.zoom.us/j/6750593272
AGENDA
1. Persons to be heard.
2. Committee announcements and concerns.
3. Consider approval of July meeting minutes.
4. Consider RaNic Golf Club revised draft (7/28/22) Planned Development Zone.
5. Consider Limited Historic Commercial Zone revised draft amendments.
6. Consider Solar Law draft amendments.
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, July 21, 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 Chris Balestra& Dan Tasman,
Director of Code Enforcement Marty Mosely.
Guests: Representing the seasonal luxury campground proposal on Danby Road- Justin McGuire &
Natalie. Representing RaNic Golf Club-Noah Demarest-STREAM Collaborative, Jason Demarest,
Adam Fishel-Marathon Engineering and Richie Lou-Hotel Hospitality consultant. Bruce Brittain, Carl
Franck, Clover Drinkwater, general comments for RaNic proposal.
1. Persons to be heard:
Bruce Brittain commented he would like to see the RaNic golf club kept as open space and that the
proposed PDZ, if approved, does not allow more housing units then the current zoning allows.
Carl Franck commented he appreciated the (RaNic)proposal for the concession for public use
opportunities. He also expressed appreciation for the Town Planning Committee, the governing
documents and measures that protect the future interests of the Town, for example, such as if the current
owner changes, what uses would be allowed.
Clover Drinkwater asked for clarification as to what step in the process the RaNic re-zoning proposal
currently is in and encouraged the Town to continue the plan for as much open space as possible for the
community. Rich replied that no formal applications have been made, the proposal is in design phase
and a draft local law proposal to change the zoning is being discussed at the committee level. The
general timeline for the committee is to review the draft local law in detail over the next couple months
before making its formal recommendation to the Town Board. Rich followed up by stating there is time
and opportunity for public input on design modifications.
Rich thanked the public for weighing in and sharing their comments with the Committee.
2. Committee announcements and concerns: None.
3. Approval of June meeting minutes: Rich moved; Rod seconded. June 16, 2022, minutes were
approved as presented.
4. Seasonal luxury campground proposal (tax parcel 36.-1-6.2/Danby Road): Justin McGuire shared a
concept proposal for the 55-acre parcel on Danby Road next to the current La Tourelle & Fireside
camps. The concept includes a 29-unit luxury seasonal campground including accommodation options
such as small cabins and yurts on raised wooden platforms. Nineteen of the proposed 29 sites would
have indoor plumbing and private bathrooms and the remaining 10 sites would utilize a shared central
bath house. All units would have electricity. ADA compliance for accessibility is proposed as well as an
850' two-way roadway and a camp loop broken into two half-moons with a one-way driveway. An add-
on feature for a seasonal ice cream shop with a camp office at the campground entrance was also noted.
Typical camping actives are proposed for guests including hiking trails connecting to the abutting State
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Park and a Saturday yoga class open to the public. Clearing and disturbing as little of the property to
retain the current land character and wildlife was also noted as the intent.
Planning Committee members general questions/comments included: some of the A-frame cabins seem
large and permanent in nature, may need traditional building standards rather than the platform proposal
(applicant replied that the detailed design is not complete, possible concrete pillars will be recommended
by the engineers). The proposal is a seasonal business, however, the buildings would remain during off
season (applicant stated they would be winterized, and the internal roads would be maintained).
Electricity access or hard wired? (Underground wiring). Connection to the trail system at the State Park
will need to be granted.
Staff comments/questions:
Marry mentioned the NYS Energy Code would not apply to the buildings if not being heated or cooled,
however, the Town of Ithaca Energy Code would apply, and the certificate would note the building is
not a conditioned area. Fire Access would need to be maintained and fire hydrant flow established as
well as overall road standards and capabilities. It was noted that ADA enforcement is federal not local,
however, the ICC sister codes would be part of the local code inspection process that includes a
percentage of accessible units.
Sue stated the proposal would not conform to existing Low Density Residential Zoning regulations.
Options, if the committee is open to the use and overall proposal, are to somehow merge the new uses
into the existing adjacent La Tourelle PDZ or create an all new PDZ. Rich was open to amending the
neighboring PDZ with the limits of the uses that are proposed. Rod was favorable to the proposal with
the acknowledgement of details needing to be worked out.
No objections were raised for the overall concept of the seasonal luxury campground proposal. The
applicant was encouraged to proceed with the process of submitting a formal sketch plan and other
subsequent steps of the review process.
5. RaNic Golf Club site development proposal/draft proposed PDZ update: Noah Demarest of
STREAM Collaborative presented a revised development plan and draft PDZ language that would be
applicable to both the Village of Cayuga Heights and Town. The language was based on the
Maplewood PDZ and Noah acknowledged that some of the provisions may not be relevant to the RaNic
proposal and it is still a working draft. Comments received from Town planners will be incorporated
into a revised version for consideration. Some of the comments pertained to proposed uses that may not
be applicable or appropriate for the site as a whole, but instead ancillary to the clubhouse (i.e. daycare,
office, etc.). Noah stated that this presentation will be provided to the Village at their upcoming meeting
and he hopes for the project to remain on a similar track for both municipalities.
Highlights from the discussion included that the large subarea PD-16-G represents the open golf course
space. The plan was to include three single family home lots in the PDZ, but these will likely be moved
to outside the PDZ given that the use is allowed in the existing LDR zone, although the proposed lot
sizes may not comply. The two PD-16-M subareas are proposed for the higher intensity
hospitality/townhome uses, with one subarea fronting along Warren Road to include proposed "stay and
play"units. The Village PD-1 would encompass the proposed hotel and several townhouses with the
remaining zoning in the Village not changing from the existing residential zone. The existing clubhouse
that is divided by the municipal line will be renovated and two new outlets are proposed on Hanshaw
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Road for ingress/egress to serve a sixteen-unit townhome area. Another twelve-unit townhome cluster
area is proposed using a new internal driveway. Adam Fishel noted the process with the County for the
proposed new curb cuts is in early discussion.
Staff comments/questions: Sue Ritter noted that a sketch plan review with the Planning Board would be
the initial step before any consideration of SEQR and preliminary site plan. The full preliminary
submission requires a 30-day review by the County and for other interested and involved agency
referrals before any board action.
Committee comments/questions: Rich asked if the roadways would be private (yes) and then asked
about short term rentals (STR)noted in the use table and whether this would fall under the same criteria
as the town's existing STR law. Noah responded that the intent for short term rentals is different from
lodging and is expected to follow the town's regulations. In addition, the short-term rentals would/could
be managed by the hotel rather than the typical Airbnb situation. It was also noted that accessory
dwelling unit and accessory home occupation were listed as permitted uses in PD-16-G, but there are no
dwelling units allowed and this was noted as a mistake to be removed. The 14'-170' width at front
(sidewalk or ROW edge) for Site and Building Design configuration was questioned as not applicable to
the PD-16-G and Noah indicated more applicable revised numbers would be proposed for the Hanshaw
Road fronting buildings. The proposed townhouse height of 2-3 stories was commented on by both staff
and Rich, Noah mentioned that 2.5 story may be closer to the intent. The Sign section and applicable
standards were questioned and will need location clarifications as well, most likely relevant to the
Hanshaw and Warren Road driveway fronting sections.
The tentative approval schedule was reviewed and discussed; Sketch Plan submission anticipated for the
second August Planning Board meeting and another refined clean version of the PDZ from Noah back to
the Planning Committee in August as well, with redlined edits showing any changes.
Town Planning staff commented on the need for more screening, with some sort of buffer or
landscaping, between the existing homes and the proposed townhome clusters. Architectural elements
for the townhomes were raised as concerns too. Chris B clarified that the house next to one of the
proposed townhouse driveways is owned by the applicant and proposed to be removed. Noah mentioned
that the site plan review will likely identify a buildout process and schedule for the improvements as
they won't likely all happen at the same time.
Noah asked for clarification on the SEQR process with the two municipalities, and whether one would
be the Lead Agency and the other an Involved Agency. Planning staff recommended the Town conduct
the SEQR review as Lead Agency due to quantity of the project in the Town. This was supported by the
developer with support anticipated by the Village too. Chris B stated that once the Full SEQR and
preliminary site plan is submitted letters declaring the Town as Lead Agency will be sent out to all
interested and involved agencies giving them the opportunity to concur or otherwise respond to the
Town's intent.
6. Discussion of draft Inlet Valley Overlay Zone proposal: Rich stated that committee comments and
suggestions had been incorporated and he did not flag anything in the most recent revision. This version
did incorporate initial Attorney comments as well as Code Enforcement Director comments. A final
attorney review may not be able to occur before the next Planning Committee meeting. It is anticipated
that all current edits will be accepted and that only new attorney changes will show up in any subsequent
version. If there are no major changes, the committee was agreeable to the minor ones being
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summarized to the committee and the document moving forward to the Town Board without an
additional discussion due to all the time at the committee level to date.
7. Staff updates and reports: Sue reported that the Limited Historic Commercial Overlay draft
amendments are anticipated to be back before the Committee in August. A submission for a self-storage
facility in Inlet Valley is still anticipated per a recent staff inquiry with the developer's consultants.
Noted as a use allowed in the current zoning but not in the overlay proposal.
Rod and Marry briefly noted a meeting with Cornell that focused on utilities and areas that may need
improvements to accommodate future development.
Rod noted that information has been supplied to Cayuga Heights as requested for sewer capacity
concerns. An error in calculation from the airport flow has alleviated some immediate capacity concerns
but surrounding development is still being monitored closely.
8. Next meeting date and upcoming agenda items: next meeting Aug. 18, 2022. Topics: RaNic PDZ,
LHC draft amendments.
The Planning Committee meeting concluded at 4:12 pm.
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Rationale for the RaNic Golf Club PDZ
July 28,2022
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:
Housing
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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d
VILLAGE OF CAYUGA HEIGHTS
TOWN OF ITHACA (Commented[1]:Will save as two separate copies when the
LOCAL LAW NO. OF THE YEAR 2022 time comes
A LOCAL LAW TO AMEND ZONING CHAPTERSI 270 AND 271 OF THE TOWN OF ITHACA
CODEI CHAPTER 305 OF THE VILLAGE OF CAYUGA HEIGHTS CODE TO PROVIDE A - (Commented[2]:Update accordingly
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. 167.-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: - f Commented[3]:Revise according to each municipality.
71 17,1 Illuitiroducl:l oin
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.
271 17 ""III"'lr inse t Sullmon
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 174W- : 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-t7,- -'46r-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.
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PD...1
9.02ac
e LDR
ALSID6NCE�� 0.41
e 8,12ac }
LDR
0.35
r�e JP2.36acn
LDR
0.44
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6
Commented[4]a Revise map to takeout the single family 1
lots
1 PD-1-M
7.19ac pD-16-M
9.02ac
i
1l i
a ..PC-1 G
i
...................................................................w..,.._
PD-16-M i
PROPOSE- �
,N 2.36acQ�..
i
i
Figure 1:subzone location and allocation.
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71..°173 IIC:)eirirnlftted IpidincAlpM and accessoiry uses
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
°iQnal-ua ;
SLrtlWellrie>>/F_Itne>^,kiealtlrfwe[lress-practice P
Pr4essl¢rq4al-effice P m
Additional uses:commercial/retail
Day Ljmn acare-ceumter P
Commercial recreation:indoor P
Restaurant/cafe/bar P
Retail and service:general P
Additional uses:semi-industrial
G,oIf duh rrr akf_r/rer5_.gArtisan P
Additional uses.civic
Place-ef assembly P
P4ML-cim4b44f4dge P
Additional uses:temporary
GaFdenXarmers-mar-ket P m
Food truck P
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III II II I tl 1 .IIII IIII
Pax)d-traick-er.wrt P m
AGGessoFy-uses
Accessf.wydwel[ing-unit P P
&4xrr -e�. ati+aw4{aecessr�rytdvvel{iagkrkt) P P
71 °17A 196gtflboidhood ale gin
271-17.4 A. Dwelling units
Number of dwelling units for each transect subzone,and the PD site as a whole,is:
• PD;4;740-44_M transect subzone(cumulative area):Village=16 units,Town=28 units
• PD--'Lj-g46-G transect subzone(cumulative area): 0 units
• PD site total(cumulative area of both transect subzones): !_A.4 a0 units.
271-17.4 B. Hotel rooms
Number of hotel rooms is:
• PD;4;740-44_M transect subzone(cumulative area):Village=60 rooms Town=8 rooms
• PD--Lj-g—WDQ transect subzone(cumulative area): 0 rooms
• PD site total(cumulative area of both transect subzones): <_68 rooms.
271-17.4 C. Utilities
Permanent utilities(water,sewer,natural gas[if any],district heating/cooling,electricity,communications,and the
like)must be underground. 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. Utility
easement location must not prevent or undermine street tree planting.
271 17,5 S1ke and buflldling deslgin
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 or future subdivision pattern,or
individual ownership.
IIIII IIIII II�II II IIII Itl � � IIII III IIII ,,,,,,,
Width at front(sidewalk or ROW edge) 14'-170' pl 7 ---2kd0 Formatted Table
Building coverage in site envelope <_60% swr0 ,
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271-17.5 B.Building types and disposition
Principal building types,and transect subzone they can be part of,include the following.
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Illustrative example UNIM&
_0 4 Transect Subzone PD_17_0464 PD-1744& PD-1744&
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 fagade and main Must face street or public court Must face street ri/_.+Must-fw.&street
entrance orientation (§271-17.4 B 2)
Bulk/massing
Height 2-2 53 stories 22.51-2 stories 1-3 stories(15'-45'at frontage)
Gross floor area(GFA) n/a n/a lX,X00 ff-X,X00 ft2 j Commented[5]:verify total area of clubhouse and hotel _J
Building length:primaryfagade •<35'for area between n/a <_200'
vertical 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 partywalls 1-2 n/a
(or structurally independent
equivalent)
•2-424 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/
Residential:1 bedroom unit 0.5 to 1.25 spaces/unit 2.5 units
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
Parking space count may include dedicated spaces for car/bicycle sharing and charging.
MirflrETnr nibtor vehicle space size 8.5'x 18'clear rectangle area for off-street perpendicular,and on street and off-street angle,Tx 22' commented[e]:minimum doesn't mean typical or average.
for on-street parallel. Spaces would likely be 9'x2o'as typical but it's nice to have
•Secure bicycle space:bicycle locker,dedicated space in a garage,anchored rack space with overhead protection from the elements, Flexibility for compact vehicles
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 (3-4'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.
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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.
g�:594�4 gaff-street parking spaces must have utility provisions for future electric vehicle charging stations,...F.e,ir
I...EEI::)NE.)staindairds.
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.
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 treetthe 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 ft2 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 arnd
al<:slnci....pony...bcsua.da.lry...arjpar�int to existiinc. iresiderintial rimopelrjier...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.
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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;4740-44_M and PD-'97- =4 _Q 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 r)ecorat.ive.fence or wall height is 3'in a front setback area,and 6'elsewhere.
Acceptable materials for walls include brick,and natural stone,--s l t fa e Y bla::> lk,;-Yc± t ve--'bla:,4k-:;-ca&t-stye,;
......................................................
a Y-rjla&s....'bla:,4k.&.
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,-,740-16•-IM transect subzone:attached signs on storefronts:standards for the NC-Neighborhood
Commercial(or successor)zone
• !�"�Ur'47--U -'t6-Wamf-PD-17 G.46-0 transect subzone:residential and other uses:standards for the
LD_lP, lR-Low D_e?_R iitytv&uttgAa Residence(or successor)zone. Commented[7]:coordinate with each muni code
271-17.5 I.Outdoor lighting
1.Light output
Photometric performance must conform to then-current outdoor lighting law(or successor code)standards.4:,<,flkn
...........................
to-1"r7.rite.lratualre.;,....`",..3-CY00'...K
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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.
71 17, IICDeflinRlbins
These words or terms have a special meaning in§271-16 for this PD.
0 ntegrated,connected with one or more shared entries.
Arfisain(use-+n-§271-111,,3) h stab Islhirient-Dr star.Beira-where--pe4>1p e ii-girt csir-Products-by-I hand,-usling handheld
Block(context of roads or thoroughfares):area bounded by thoroughfares,or a combination of thoroughfares and
barriers to continued development(examples:public land,waterway).
Qvile bunlidung(burlding type an-§2'11-117."a),:-4.;Wd+ng that acc4>rni7rodates-a Place ofaasernbly,CIVIC,Cff CDro7nunity
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.
Day center(use-+n-§271 117 3) EEstablislhirient-proVidrng any<sf-the-fo1k:Wing services,-a s defined by the-NY
l Paf-t+rant:of- 4:,PPjal...aery t: sir ess4:ar..agelnc-y n...th r+ncj....or-suarcessrair... gufatirans.,,...f.,ar...all....air...part4-a
flay;...olh44 day-Gaf day-rafe...(...1,.3....W4 f�.P-§ 2-},,...scho4:al...; -rf1414...oa.r94.'pag....WYG.RR
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(4:apen-space-type[in§2'111..-117 4}--Open space-fm. a-playground-orcra+'rr177unity gairden,,
awdewa-u"awa ;e-i 21/a1......11.:.7,3; ;,--Sale...n4rcduarse...c:r...Va-ue...ackk,.4...far4-n P....: -(a.,.....r... raru�ctr -s t at-tef-rnw;
defined en SIX-Agriculture-and-IMllairke:+ts Law-§2£12(2),or its sueccs>Dr Statute),or-Co+rrfounity-supported agriculture
((.',SA)share cff fari t4:a...h>rnelpickup,,
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Golf clubhouse:a facility associated with a golf course that includes that includes any of these visitor or
member-oriented amenities.
• Restaurants,bars,lounges,or concessions.
• Meeting rooms,banquet rooms,or ballrooms.
• On-site services and businesses that serve visitor and member convenience needs. (Examples:pro shop,
gift shop,barber,spa,business center.)
• Other recreational facilities that are typically part of a country club or golf resort. (Examples:pool,tennis or
racquetball courts,fitness center,card room,related locker rooms.)
• Related administrative offices.
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.
Wealithlwefl,ness praetil ee4-us,lr�S2 71 1 7,,3} 1=.stabi+, K-Rt-pfo4ifling-outpatilInt 149alth
care,Dr alternative medical service:-
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.
Rlae"Uassemlbty4use,rn-§2 714��' Facility used maln4y for publir-Ares+dent assembly�. Rrf.-Ahlp,,rneeto&.,J--W
corm-nunity purpi>ses (Examples„-rellgiDUS a>ngregatlDin,secular assembly,rarni-nunIty center,rco-rnrr*n Ihouse,,
arnenIty 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.
nt-pro.,4idiw
ILPF4 Ra L-a44-nini&trative,eleiral,4:r
r4m. roatiDin pmCeSsing 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.
Retafl and ser4Ge-"ne"(use.4n_§271-17,,3} fre.fA4nfj a-taRq-blo gpA.44.*_pff.w4uct 4J
the public,and/Dr PrDVI&S a service to CU.StDrnerS Dinsite,
Setback,average:average of the setbacks at 10 equally spaced points along a building side or elevation.
Sf.a,Gked4W4b4444nfj type in§2744�'r. ):I::x ;l:Iinfj{b4444vk.Aually-c>r ae a ao4p�.rAe.4 ro4 wrth-". el4w 1_4wits
separated vertically by an rntericff party wall Dr exterk>r firewall,and/cff separated hDrl7.4>ntaIly by a fk*r
Stubout thorouglhfare impirroved dead end ft>roughfare ending at the bcmindary of a deVelDpIrnent site,serving
as a pmViSlDin fm. later extensiDn and rDnnect[Din b>thcffoughfares and devefi>prnent beyDind the site
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TRarawm,o-aghfalre,,...{ha ve.l....w.ay...4044ra�e!- Res...f e eo-a r... ycles- rlkiw.4ane:_an4.A r.....s4dewe* a:;>ir
paths-and related Infra structure and/Dr-arnenitiesa In a dedicated right>f-way,[Dt,Dr easernent.
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.
,271-1 7.7 AdimljVriVjs'tratVIonr __ __ __ __ __ __ __ __ .-��Commented[8]:update per each municipality
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.
j271-17.7 B.Administrative adjustment (Commented[9]:Copied from the Town's NNC
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%.
Reviewand 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.
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• 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.
• 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,U approve with conditions or changes,or U 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
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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.
71 °173 Ili lll': airea
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 iTown of Ithaca/Village of Cayuga Heights is (Commented[101:edit per municipality
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 Commented[11]:Insert here
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.
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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 [I D7/20 Village Trustees Informal recommendation to proceed to next
and Sketch Plan step
7/21 Town PC
Sketch_Mart__arad LEAF 8/15. Developer
submitted
Discussion of Draft PDZ, 8/17 Village Trustees Comments provided to the developer.
LEAF and Sketch Plans Deelaratiran+af-I::::earl Agency-(Village-"1''rustees
and/Dr I yawn-4.;Darrt)::
8/18 Town PC
8/22 Village PB
Firekrninary-&te-Phan Review 9/1- Deve&oiler
µt�aaissiaxra
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, f7er.braa<sin._<a.f...l:.,e.ar
Hearing A einry Sketch Plan Iievie.. ApprDVal
Review PDZ 9/21 Village Trustees Final comments to developer
SEQRA Review,Public 9/26 Village PB Open Public Hearing,Sketch Plan Approval
Hearing
PLO-M--aaryFinal Site Plan 10/1 Developer
Review Submission
PDZ Review 10/10 Town Board Final Approval of Town PDZ
Preliminary Site Plan Review 10/18 Town Board Town Preliminary Site Plan Approval w/
conditions
PDZ Review 10/19 Village Trustees Final Approval of Village PDZ
Preliminary Site Plan Review 10/24 Village PB Village Preliminary Site Plan Approval w/
conditions
Furaa_l viserl-Site Plan 11/1 Developer
Review Submission
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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
2