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HomeMy WebLinkAboutPB Packet 2023-01-17 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, January 17, 2023 7:00 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). AGENDA 1. Consideration of a recommendation to the Town of Ithaca Town Board regarding a proposed local law amending Town of Ithaca Code, Chapter 270 establishing an Inlet Valley Overlay District. 2. Nomination and Election of Vice-Chair for 2023 3. Persons to be heard. 4. Other Business. 5. Adjournment. Susan Ritter Director of Planning 607-273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA@TOWN.ITHACA.NY.US. (A quorum of four (4) members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town’s website at https://www.town.ithaca.ny.us/meeting-calendar-agendas/ under the calendar meeting date. PROPOSED RESOLUTION: Recommendation to the Town Board Regarding a Proposed Local Law Amending Town of Ithaca Code, Chapter 270, Establishing an Inlet Valley Overlay District Town of Ithaca Planning Board January 17, 2023 WHEREAS: In 2017, after adoption of the Town Comprehensive Plan, the Town of Ithaca commissioned an economic development feasibility study and strategic plan for the Inlet Valley area(the "Inlet Valley Ithaca Plan") to explore ideas for shaping the corridor's development future, and for fostering its distinctive semi-rural/agricultural character and the setting for two premier NYS Parks, WHEREAS: A key recommendation of the Plan was to revise the zoning regulations to encourage desired types of uses and a character of development that would make the corridor an appealing and distinctive destination, WHEREAS: The proposed Inlet Valley Zoning Overlay District was initiated under the direction of the Economic Development Ad Hoc Committee subsequent to their completion of the Inlet Valley Ithaca Plan (2018) and later transferred to the Planning Committee for more in-depth work and refinement, WHEREAS: The Planning Committee recommended the Inlet Valley Zoning Overlay District to the Town Board at their meeting in October 2022, WHEREAS: The Town Board, at their meeting on December 28, 2022, discussed the proposed local law and referred it to the Planning Board for review and recommendations, and WHEREAS: The Town of Ithaca Planning Board has reviewed and discussed the proposed local law at its meeting on January 17, 2023; NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby recommends that the Town Board of the Town of Ithaca adopt the proposed local law amending the Town of Ithaca Code, Chapter 270, Establishing an Inlet Valley Overlay District. PB Resolution No. 2023-00 : Nomination and Election Planning Board Vice Chairperson 2023 Town of Ithaca Planning Board January 17, 2023 Moved by ; seconded by RESOLVED, that the Town of Ithaca Planning Board does hereby nominate and elect as Vice Chairperson of the Planning Board for the year 2023. FURTHER RESOLVED, that said election shall be reported to the Town Board. A vote on the motion was as follows: Ayes: Abstentions: To: From: Date: Subject: 1 Summary Planning staff is introducing the Inlet Valley Overlay District to the Planning Board. Adoption of the overlay district will include these actions: Zoning code amendment: add the Inlet Valley Overlay District, a new zone with two sub-zones (IV-C: Inlet Valley center, IV-T Inlet Valley transition), to the Zoning Code (Town Code §270). Zoning map amendment / rezoning: apply either of the two Inlet Valley Overlay District sub-zones (IV-C, IV-T) to designated areas in the Inlet Valley Corridor area. (See included map. Current base zone will not change.) The Town Board saw the first completed draft of the Inlet Valley Overlay District regulations at their meeting on December 28. At that meeting, the Town Board referred the draft to the Planning Board for a recommendation and input. The Town Board will consider setting a public hearing at their meeting on January 9. Details are below and on the following pages. Attachments follow this memo. 2 Area Proposed Inlet Valley Overlay District area: • IV-C (Inlet Valley center) subzone: ± 90.01 acres (gross; includes street rights-of-way) • IV-T (Inlet Valley transition) subzone: ± 60.51 acres (gross) • Total: ± 150.52 acres, or about 0.25 mi² (gross) 3 Location Inlet Valley Corridor, fronting or near Elmira Road (NY 13) between 602 Elmira Road (south of intersection with Five Mile Drive / NY 13A) and 919 Elmira Road (Sunny Gables). (See included map.) 4 Proposed action and details 4.1 General description The Town of Ithaca is proposing a new zoning district (with two subzones), the Inlet Valley Overlay District (IV). The overlay district would apply to a corridor centered on a ± 7,000’ section of Elmira Road (NY 13) between Five Mile Drive and Treman State Park. NC (neighborhood commercial) and LI (light industrial) zoning on lots fronting Elmira Road between Five Mile Drive and Seven Mile Drive are an obstacle to implementing the Town’s plans for the Inlet Valley Gateway. In recent years, the Planning Department fielded many inquiries for possible uses and projects along Elmira Road in Inlet Valley. Some proposals meet the spirit of the Town’s plans, but the current zoning wouldn’t allow them. A Planning Board members Dan Tasman, Senior Planner / Planning Department 6 January 2023 Inlet Valley Overlay District: zoning code amendment and rezoning Inlet Valley Overlay District: zoning code amendment, zoning map amendment / rezoning 2023-01-06 2 proposal several years ago for an auto mall complex, if approved, would likely have led to other out-of-scale projects that would have overwhelmed the surrounding built and natural environment. The Inlet Valley Overlay District would allow uses and development of a kind and scale that makes sense for and complements the area, and prohibit uses and development that could be out o f place or harmful. It would put the Town’s vision for the area into action, and provide more certainty for stakeholders. The overlay is also intended to keep Elmira Road from becoming a general commercial or semi -industrial strip; a common fate among many similar areas throughout the country. 4.2 Overlay zoning: how it works An overlay is a zone that “overlays” or sits on top of the original “base zone”. The underlying zoning stays the same, but the overlay adds special regulations or incentives that take priority over the default regulations. If adopted, the Inlet Valley Overlay District will be the first overlay zone in the town’s zoning regulations. Other planning tools that the Town uses, like cluster subdivision conditions and development rights easements, also keep the underlying zoning, and add new rules and restrictions. 4.3 Overlay subzones and location The Inlet Valley Overlay District is made up of two subzones; IV-C (Inlet Valley: center) and IV-T (Inlet Valley: transition). IV-C (Inlet Valley: center) The IV-C overlay subzone is planned for the center or core of the Inlet Valley Gateway area; lots fronting a ± 3,900’ section of Elmira Road from Five Mile Drive to ± 450’ southeast of Seven Mile Drive. This also includes lots on Brewery Lane and the south end of Ithaca Beer Drive. The IV-C area would cover about the same area as the Inlet Valley Gateway (future land use) character district in the 2014 Comprehensive Plan. While lightly developed in general, the proposed IV-C area is the most built up part of Inlet Valley. The IV-C subzone would overlay LI (light industrial) zoning at the northeastern end, and NC (neighborhood commercial) zoning around the Elmira Road / Seven Mile Drive intersection. The IV-C area also includes some smaller lots with LDR (low density residential) zoning on the south side of Elmira Road, Depending on the underlying zoning, the IV-C subzone would allow low intensity retail, office, lodging, or artisanal semi-industrial uses that complement nearby state parks and outdoors/agritourism attractions. This is along with agricultural and low density residential uses that the underlying zoning allows. IV-T (Inlet Valley: transition) The IV-T subzone area extends southward from the area around Elmira Road / Caulkins Road intersection, to the historic Sunny Gables (Turback’s) house. The proposed IV-T overlay subzone area is much less built up; the Eddydale Farm Market, Early Bird (Sheldrake) farm stand, farm fields and fallow land, and a few single family houses make up the roadscape. Lots in this area have AG (agriculture) and LDR (low density residential) zoning. The IV-T overlay subzone will act as a transition zone between more developed parts of the Inlet Valley Gateway area (IV-C overlay), and Robert Treman State Park. The subzone will allow a limited range of small scale commercial uses, in keeping with underlying Natural/Open, Rural/Agriculture, and Semi-Rural Neighborhood future land use Inlet Valley Overlay District: zoning code amendment, zoning map amendment / rezoning 2023-01-06 3 designations in the Comprehensive Plan. This is along with currently permitted agricultural and low density residential uses. 4.4 Permitted uses The proposed overlay district regulations use tables to list and define different uses, any applicable conditions, the overlay and base zones that allow them, and any need for special permit approval from the Planning Board. There are separate tables for each of these categories. • Lodging principal uses • Commercial principal uses • Industrial and semi-industrial principal uses • Civic principal uses • Utility and communications uses • Accessory uses The permitted use tables would supersede the def ault permitted use lists for AG, LDR, NC, and CC zones in Town Code § 270. Permitted agricultural and residential uses would be the same as what § 270 now allows. 4.5 Site and building design The proposed overlay district regulations also have special standards for these aspects of site design. • Building design: elevation and wall form, wall articulation, consistent design on visible elevations, roof form and materials, cladding materials and color, trim, window and door area and design, building entrance orientation and design, formula (chain) architecture, rooftop/building mounted mechanical equipment location and screening. • Landscaping: groundcover, tree preservation, foundation planting, parking lot landscaping. • Parking and vehicle circulation: size and visibility, parking lot siting, surface materials, circulation, access management, lot-to-lot connection, internal and perimeter landscaping, stormwater management. • Pedestrian and bicycle facilities. • Fences and walls: permitted materials, height and location. • Service and equipment areas: siting, screening • Utilities: underground utilities. • Outdoor lighting: performance standards, pole height and siting, façade and canopy lighting, security lighting, light pole and fixture style, light color temperature. • Signs: freestanding and attached sign special requirements, sign legibility, wayfinding signs, additional prohibited signs, removal of nonconforming signs. These requirements implement goals and recommendations related to aesthetics and design in the 2014 Town of Ithaca Comprehensive Plan, the Recoding Ithaca report from 2017, and the more recent I-VIP Inlet Valley Ithaca Plan: Economic Feasibility Study and Strategic Plan. Many of these standards address aspects of building and site design that the Town’s zoning regulations are now silent on. They’ll help reduce the visibility of parking and utility areas, promote regional vernacular architecture and natural building materials, and ensure new development fits into its setting as much as possible. Design standards also offer more certainty to those developing or upgrading their properties, nearby landowners, and Town officials. Inlet Valley Overlay District: zoning code amendment, zoning map amendment / rezoning 2023-01-06 4 5 Background 5.1 1956: Elmira Road Study The Proposed Development Plan: Bostwich (sic) Elmira Road Area study from 1956 identified the Elmira Road corridor from Five Mile Drive and Seven Mile Drive as an ideal location for light manufacturing. The plan was written in advance of the proposed Appalachian Thruway (I-99), which would have passed through the valley and the City of Ithaca. The Town implemented the plan by adopting light industrial zoning along Elmira Road southeast of Five Mile Drive. The Appalachian Thruway, and the predicted demand for industrial space, never came to fruition. 5.2 2014: Comprehensive Plan The 2014 Comprehensive Plan future land use plan identifies the “Inlet Valley Gateway” character district as a special focus area, distinct from more general character districts. The Plan targets the Inlet Valley Gateway area as a “setting for a mix of office, small-scale retail, hospitality, and tourism and agritourism uses, with low-impact light industrial, artisanal industrial, and skilled trade uses.” The Plan also recommends special site planning and design standards for the area, and lays out specific design recommendations for future development. The Plan also discourages agglomeration of mechanical commercial uses (gas stations, auto/RV/powersports dealers, heavy equipment rental, building trade uses, and the like), and actions that could result in strip commercial development. 5.3 2017-2018: Inlet Valley steering committee and strategic planning In November 2017, the Town issued a request for qualifications (RFQ) for an economic development feasibility study and strategic plan for the Elmira Road corridor in the Inlet Valley area. The Town’s goal was to “determine the economic feasibility of this corridor being an attractive and suitable location for the growth and development of businesses related to hospitality, tourism, agriculture, including agriculinary tourism, and other similar uses as outlined in the town’s 2014 Comprehensive Plan.” Following several months of research and outreach efforts to stakeholders, consultants drafted the I-VIP Inlet Valley Ithaca Plan: Economic Feasibility Study and Strategic Plan. The document’s findings and recommendations included: • Leveraging the area’s location between two state parks, and its “general rural-recreational-agricultural character” • Future development that reinforces a rural-recreational-agricultural and agriculinary theme. • A new zoning district to “improve the aesthetic appearance of the corridor, encourage a mix of compatible land uses and help create a “brand identity” for the corridor which would support tourism and marketing. …” • Design standards for architecture, site layout, stormwater retention, and landscaping. • Special sign requirements, and an 8-10 year period for amortization and removal of nonconforming signs. • Prohibiting uses like self-storage facilities, which could undermine broader goals for the area. These planning efforts were funded through a grant from Empire State Development. 5.4 2019-2022: drafting regulations A consultant team working in association with the authors of the strategic plan created an early draft of overlay regulations for the Inlet Valley Gateway area. Planning staff, with the guidance of the Planning Committee, used those early documents as the foundation for drafting overlay regulations in a form that’s easier to use and interpret. Compared to the consultant draft overlay regulations, the Planning staff draft also allows a somewhat broader range of uses, and applies a more prescriptive yet still flexible approach to site and building design. Inlet Valley overlay district Final revised draft: January 3, 2023 270-171.1 Purpose The Inlet Valley area has an important role in the regional tourism economy. The overlay district is designed to achieve the town’s vision for economic development in the Inlet Valley through • encouraging the ongoing establishment and growth of outdoor recreation, tourism and agriculture-culinary related uses, • recognizing the importance of existing commercial and light industrial uses, and • providing a broader mix of residential and other appropriate land uses. The overlay district aims to preserve and build upon the most appealing aspects of the Inlet Valley’s rural and agricultural character, and enhance the area’s appeal as a recreational destination among residents and visitors. The outcome of development under these provisions will add to the area’s tourism and transportation assets, enhance the synergistic relationship between the area’s businesses and attractions, and reinforce its sense of place. 270-171.2 Overlay zones The Inlet Valley overlay district includes two overlay zones. • IV-C: Inlet Valley Center. This overlay zone intends to foster a compact mix of destinations. It is centered generally around the existing light industrial, neighborhood commercial and planned development zones. • IV-T Inlet Valley Transition. This overlay zone provides a transition from the IV-C overlay zone to surrounding lower density residential and agricultural zones. 270-171.3 Overview A. How the overlay district works The Inlet Valley overlay district is superimposed on underlying (base) zones. The overlay district identifies requirements that apply in addition to (or instead of) those in the base zone. This includes requirements for: • Lot area (270-171.4) • Area, mass, bulk, and siting of structures (270-171.4, 270-171.6) • Permitted uses (270.171.5) • Physical design (270.171.6), including o Architectural design. o General site planning. o Pedestrian and vehicle circulation o Parking and service area location and design. o Landscaping, screening, site lighting, and pedestrian amenities. o Signs. Regulations for the overlay zone apply if overlay and base zone regulations conflict. Inlet Valley overlay district 2023-1-03 | 2 B. Review process Uses and development projects in the Inlet Valley overlay district must follow the review and approval procedures in Article XXIII Site Plan Review and Approval Procedures when § 270-184 requires such procedures. 270-171.4 Area, bulk, and lot coverage Area and bulk requirements for ① non-agricultural / residential sites and uses, and ② sites and uses with both residential and non-agricultural / residential uses, are in the following table. Area and bulk requirements in the base zone apply to agricultural and residential sites and uses. . Area and bulk requirements: non-agricultural / non-residential Overlay zone Lot size Front / street fronting side setback * Interior side setback Rear setback Building height (max)** Lot building coverage (max) Lot landscape / open area coverage *** IV-C ≥ 30,000’² ≥ 30’ ≥ 20’ ≥ 40’ ≤ 40’ ≤ 30% ≥ 30% IV-T ≥ 30,000’² ≥ 40’ ≥ 40’ ≥ 50’ ≤ 38’ ≤ 20% ≥ 50% * Exceptions for yard encroachments in § 270-224 apply. ** Building height is the vertical distance from the average ground level of the building to the highest roofline point. Building height does not include chimneys, steeples, cupolas, parapet or equipment screening structures, solar panels, stair enclosures, rooftop patios, antennas, or other similar features that project above the roofline. Maximum height requirements do not apply to buildings and other structures used for agriculture. *** Remaining lot area outside the footprint of all buildings and structures; parking areas and driveways / drive aisles; outdoor storage; service and utility areas; decks, patios and pads; and similar areas. 270-171.5 Permitted uses A. Permitted uses in general Permitted uses and structures in the Inlet Valley overlay zones are in the following tables. These tables supersede lists of permitted principal and accessory uses in the base zones. A ✓ symbol in a column means the overlay zone allows the base zone use. A • symbol means the overlay zone does not allow the base zone use. A ⓢ symbol identifies uses that need special permit approval by the Planning Board. (See Chapter 270 Article XXIV: Special Permits and Special Approvals.) Special permit approval criteria in Chapter 270 apply. The Planning Board may impose reasonable conditions on a use, as part of its findings during special permit review. If a use is not in any of these tables, the overlay zone does not allow the use, even if the base zone normally allows it. If a use in the following tables does not have a definition, the definition for that use elsewhere in Chapter 270 (if any) applies. Uses are mutually exclusive. A use with a broader scope does not include a more specific use type that the table also lists or describes, unless provisions in this section note otherwise. Inlet Valley overlay district 2023-1-03 | 3 These provisions consider each principal use as if it stands alone, even if that use is functionally integrated with other defined uses. (Example: if a place of worship has an elementary school, overlay provisions consider the place of worship and school as separate uses.) B. Agricultural principal uses Agricultural and agritourism-related uses that a base zone allows are also allowed in the same zone in the Inlet Valley overlay district, under the same conditions and limitations, unless provisions in this section note otherwise C. Residential principal uses Residential uses that a base zone allows are also allowed in the same zone in the Inlet Valley overlay district, under the same conditions and limitations, unless provisions in this section note otherwise D. Lodging principal uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 1) Bed-and-breakfast (See definition in § 270-5). Conditions: • Requirements for the use in the base zone apply. ✓ⓢ ✓ ✓ ✓ ✓ⓢ 2) Hotel / motel / inn Facility with ≥ 4 guest rooms for overnight stays by paying guests. Conditions: • Re quirements for the use in the base zone apply. • Rooms: ≤ 60 guest rooms. • ✱ Rooms in the IV-T overlay: ≤ 10. ✓ⓢ ✓ ✓ ✓ⓢ✱ ✓ⓢ✱ E. Commercial principal uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 1) Adult entertainment business (See definition in Town Code Chapter 100: Adult Uses.) Conditions: • Must meet all applicable requirements of §270-145, including location criteria. • • ✓ⓢ • • 2) Companion animal services Any of these uses. • Veterinarian or animal physical therapy. • Dog / cat / small animal grooming. • Dog / cat / small animal day care. • Dog obedience, behavioral, conformation, or agility/sports training. Conditions: • Gross floor area in the LDR zone: ≤ 5,000’², with special permit approval. • ✱ Gross floor area in the NC and LI zones: ≤ 5,000’²; or ≤ 7,500’² with special permit approval. ✓ⓢ ✓✱ ✓✱ • • Inlet Valley overlay district 2023-1-03 | 4 E. Commercial principal uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 3) Day care center Any of these services to unrelated children or adults in a protective setting. • Child day care (18 NYCRR Subpart 418-1), small day care (18 NYCRR Subpart 418- 2), school-aged child care (18 NYCRR Part 414). • Adult day health care (10 NYCRR Part 425), social adult day care (9 NYCRR § 6654.20). ✓ⓢ ✓ ✓ ✓ⓢ ✓ⓢ 4) Personal services: health / fitness Indoor space and equipment for exercise and physical fitness to the public. (Examples: health / fitness club, gymnasium, cycling / circuit training studio, personal trainer, yoga studio, day spa, martial arts studio.) Conditions: • Gross floor area: ≤ 5,000’² in the IV-C overlay, and ≤ 2,500’² in the IV-T overlay. ✓ⓢ ✓ ✓ • ✓ⓢ 5) Professional office Professional, administrative, clerical, outpatient medical or allied health care, design, or technical service. Includes government offices. Conditions: • Gross floor area: ≤ 2,500’². ✓ⓢ ✓ ✓ • • 6) Restaurant / cafe / bar Preparing or serving meals or drinks to customers onsite or delivery offsite. Conditions: • Gross floor area: ≤ 5,000’². • Must not have a drive-through window. ✓ⓢ ✓ ✓ • • Inlet Valley overlay district 2023-1-03 | 5 E. Commercial principal uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 7) Retail and service: general Sale or rental of a physical product to the public, or providing a service to customers onsite. It does NOT include display, sale, lease, rental, servicing, repair, cleaning, fueling, or modification of: • 🛇 Motor vehicles, trailers, motorcycles, powersports equipment, recreational vehicles, utility vehicles, or similar items; or related parts or accessories. • 🛇 Home spas, hot tubs, saunas, or swimming pools. • 🛇 Bulk or loose lumber, bricks, cladding, mulch, soil, gravel, and similar raw or finished materials. • 🛇 Movable or pre-fabricated buildings, sheds, gazebos, decks, or other structures. • 🛇 Equipment or machinery designed to be towed by a vehicle. • 🛇 Light and heavy construction, earthmoving, or demolition equipment. • 🛇 Air compressors, generators, mobile pumps, or similar items. • 🛇 Accessories related to the items above. It also does NOT include • 🛇 Trade uses (examples: HVAC or plumbing service, machine shop). • 🛇 Wholesale businesses not catering to the public. • 🛇 Vending machines, automated teller machines, unattended sales, or storage as a principal use. • 🛇 Businesses where ≥ 20% of the use area is outdoors or not in a fully enclosed building. This use does not exclude uses allowed as small scale commercial uses (see 8 below). Conditions: • Gross floor area in the LDR zone: ≤ 5,000’², with special permit approval. • ✱ Gross floor area in the NC and LI zones: ≤ 5,000’²; or ≤ 7,500’² with special permit approval. • Must not have a drive-through window. ✓ⓢ ✓✱ ✓✱ • • Inlet Valley overlay district 2023-1-03 | 6 E. Commercial principal uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 8) Small scale commercial Specific retail or service use that help shape and reinforce the Comprehensive Plan’s vision for the Inlet Valley area. These uses are: ▪ Arts and crafts studio. ▪ Industrial arts studio, where people make art or artisanal products by hand; using handheld or tabletop/benchtop tools, or similar small footprint machine tools or 3D printers; and display and sell it onsite. (Examples: metal and wood sculptures, glass blowing, ceramics. Machine shops, and uses related to building or mechanical trades, are NOT industrial arts studios.) ▪ Outdoor outfitting, sporting goods, ski, and/or bicycle sales or rental. ▪ Restaurant, café, or bakery, with no drive-through or walk up window service, and no permanent outdoor seating area. (Note: the IV-C overlay allows these uses under the restaurant / cafe / bar or retail and service: general categories.) Conditions: ▪ A lot may have only one small scale commercial use. ▪ Gross floor area: ≤ 1,500’². ▪ Off-street parking spaces: ≤ 8. ▪ Outdoor service and storage areas related to the use : ≤ 500’². Siting and screening must comply with 270-171.6 J. • • • ✓ⓢ ✓ⓢ 9) Retail plant nursery Retail sale of plants, and related home garden equipment supplies and accessories, to the general public. ✓ⓢ ✓ ✓ ✓ ✓ⓢ 10) Retreat / event venue Use of land and designated structures for gatherings or events (examples: wedding, private party, fundraiser event, training event, conference reception). Conditions: • Indoor event space gross floor area: ≤ 6,000’². • This use needs site plan and special permit review. (Site plan and special permit review are not needed for each event.) • ✱ In the IV-T overlay zone, this use is allowed only on a site that is listed or eligible for listing in a national or state registry of historical building, with frontage and access on Elmira Road. Any new buildings or structures for the use must be contextually compatible with and subordinate to existing listed or eligible buildings on the site. ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ✱ ✓ⓢ✱ 11) Winery / distillery / brewery / cidery Winery, distillery, brewery, or cidery, sales of product made onsite, and related tasting rooms. Conditions: • Gross floor area: ≤ 10,000’². ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ • Inlet Valley overlay district 2023-1-03 | 7 F. Industrial and semi-industrial principal uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 1) Industrial use: low impact Manufacture mostly from previously prepared materials, preparation, processing, or repair of products for distribution or sale; with no detectible offsite impacts. Conditions: • Gross floor area: ≤ 5,000’². • Gross floor area may be 5,000’² to 15,000’² with special permit approval. • • ✓ • • G. Civic principal uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 1) Community workshop Facility for people to learn, experiment, invent, or make things using shared tools and resources, in a collaborative setting. (Examples: makerspace, hackerspace, community kitchen.) Conditions: • Gross floor area: ≤ 10,000’². ✓ⓢ ✓ ✓ • • 2) Cultural facility Facility for display, performance, or enjoyment of heritage, history, arts, or sciences. (Examples: museum, gallery, library, visitor center, arts performance venue by a public or private entity.) Conditions: • Gross floor area: ≤ 10,000’². • ✱ In the NC and LI zone in the IV-C overlay, gross floor area may be 10,000’² to 20,000’² with special permit approval. ✓ ✓✱ ✓✱ • • 3) Farmer’s market Retail marketplace, mostly under an unenclosed structure, where merchants sell their products directly to consumers. It does not include grocery or convenience stores, or resellers. Conditions: • Needs special permit and site plan review approval by the Planning Board. • ✓ⓢ ✓ⓢ • • 4) Gallery: specialty vintage Museum open to the general public, displaying a collection of antique or vintage items, including farm equipment, tractors, cars, boats, bicycles, steam engines, textiles, glassware, wines, or similar items of interest. Conditions: • Gross floor area: ≤ 20,000’² • May include sales or restoration/repair of showcased items only as an ancillary use. • Outdoor display and storage area of collection items: ≤ 200’². • 🛇 This use doesn’t allow uses that are expressly not allowed as a “Retail and service: general” use in the commercial principal use category (table E). • ✓ⓢ ✓ⓢ • • Inlet Valley overlay district 2023-1-03 | 8 G. Civic principal uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 5) Park, playground, community garden Land used for a park, playground, community garden, garden plots, a nature preserve, or a similar purpose. ✓ ✓ ✓ ✓ ✓ 6) Place of assembly Facility used for public/resident assembly for worship, meeting, government, or community purposes. (Examples: religious or secular congregation, community center, common house, amenity center.) This includes typical ancillary uses. (Examples: meeting room, kitchen, exercise room, laundry room, workshop, day care center, offices.) ✓ⓢ ✓ ✓ • ✓ⓢ 7) Private club / lodge Facility of a private club or organization, mostly open only to club members and their guests. (Examples: service or lodge-based organization, social club, veterans’ club, labor union.) ✓ⓢ ✓ ✓ • ✓ⓢ 8) Public safety Police or fire station, ambulance service, or other public safety service ✓ⓢ ✓ⓢ ✓ⓢ • ✓ⓢ 9) School: primary / secondary NYS recognized school for primary or secondary (K-12) education. ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ H. Utility and communication uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 1) Solar energy system (as a principal use) (See § 270-219.1) • • • • • 2) Utility: municipal or public Facility for collecting, processing, or distributing a public utility commodity. (Examples: electrical substation, water tank and pumps, lift station, telephone switch.) Conditions: ▪ Landscaping requirements in §270-171.6 E also apply to utility facilities. ▪ A utility facility that is not in an enclosed building (example: open air electrical substation) must meet these requirements. ◦ Siting must be as unnoticeable from the public realm and residential uses as possible. ◦ Screening: - Height: tall enough to conceal the equipment, up to 12’. - Materials: brick or stone (real or simulated/precast); split face block. - Opacity: wall 100% opaque, gates ≥ 75% opaque. ✓ ✓ ✓ ✓ ✓ 3) Wind energy facility, small (as a principal use) (See § 270-219.1) • • • • • Inlet Valley overlay district 2023-1-03 | 9 H. Utility and communication uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 4) Wireless facility Equipment, structures, and site or designated area used to transmit or relay commercial or broadcast wireless services. (Examples: personal wireless service, fixed wireless Internet, broadcast or television transmitter and antenna.) Conditions: • Zoning Code review process and requirements for personal wireless service facilities in § 270-219 apply. ✓ ✓ ✓ ✓ ✓ J. Accessory uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 1) Antenna: radio hobbyist Outdoor antenna, and tower or supporting structure (if any), for amateur radio or other radio hobby use. Conditions: • Requirements for amateur radio facilities in the base zone (§ 270-219.3) apply. ✓ ✓ ✓ ✓ ✓ 2) Day care: home Group family day care (18 NYCRR Part 416) or family day care (18 NYCRR Part 417) in a protective setting, in a dwelling unit. Conditions: • Ownership: The operator must live in the dwelling unit as their primary home. ✓ • • ✓ ✓ 3) Donation collection box Outdoor container for collecting donations of clothes and nonperishable items. • • • • • 4) Home occupation Business activity subordinate to a residential use in a dwelling unit. Conditions: • Requirements for a home occupation in the base zone (§ 270-219.2) apply. ✓ • • ✓ ✓ 5) Outdoor entertainment Performing arts event or activity that takes place in the open, outside of the enclosed structure that has the principal use. Conditions: • Outdoor entertainment must be subordinate and incidental to the principal use. • Time: Outdoor entertainment may take place only between 12:00 AM and 9:00 PM on Sunday through Thursday, and 12:00 PM to 11:00 PM on Friday and Saturday. • ✓ ✓ • • Inlet Valley overlay district 2023-1-03 | 10 J. Accessory uses ✓ = permitted use • = use not allowed ⓢ = needs special permit approval IV-C overlay IV-T overlay LDR NC LI AG LDR 6) Roadside stand Sale of produce or value added farm or food products (NY AGM § 282.2), largely outdoors, in a farm setting. Conditions: • A roadside stand may be an accessory use only to a working farm. • The majority of the products sold at a roadside stand must be from (or derived from products from) the farm at the stand location. • Roadside stand setback from public right of way: ≥ 30’. Parking at a roadside stand must allow safe vehicle access. A roadside stand must meet parking and vehicle circulation requirements of this section (§ 270 -171.6 F). • Total footprint of structures for a farm stand: ≤ 500’² in the LDR, NC, and LI zones, ≤ 3000² in AG zone. ✓ ✓ ✓ ✓ ✓ 7) Solar energy system (See § 270-219.1) Conditions: • Re quirements for solar energy systems as an accessory use in the base zone (§ 270-219.1) apply. ✓ ✓ ✓ ✓ ✓ 8) Wind energy facility, small (See § 270-219.4) Conditions: • Requirements for small wind energy facilites as an accessory use in the base zone (§ 270-219.4) apply. ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ 270-171.6 Design standards and guidelines A. Intent Design standards and guidelines promote these aims. • A distinct identity and sense of place for the Inlet Valley corridor. • Ecological and aesthetic qualities of the area. • Development in the context of a verdant, semi-rural setting by two state parks. • Creative yet context-sensitive architectural design and site planning • Building for the long term, with design that imparts human scale, visual harmony, and permanence. • Use of building materials that are durable, natural, traditional, and sustainable. • A comfortable relationship between people, and the surrounding built and natural environment. Inlet Valley overlay district 2023-1-03 | 11 B. Applicability Development and improvements on a lot with, or developed for, a lodging, commercial, industrial and semi- industrial, or civic use (after the effective date of the Inlet Valley overlay), must meet the requirements of this section. C. Guidelines vs requirements Some design provisions are recommendations, while others are requirements. The term “should” expresses a recommended guideline. “Must” expresses a requirement or duty. “May” expresses permission. “May” with a number expresses permission to a limit. D. Building design (1) Style neutrality These architectural design standards are style neutral. They establish a design language of appropriate forms and materials for the Inlet Valley overlay district. (2) Elevation and wall form All building elevations must have a distinct base, middle, and top. Scale, proportions, massing, articulation, and design features of street and public facing elevations should enhance the pedestrian and vehicular experience, and emphasize human scale. (3) Wall articulation An elevation ≥100’ long must have wall plane projections or recesses with a depth of ≥5% of the façade length, extending ≥20% of the façade length. (Example: 100’ long elevation, ≥ 20’ of its length must be set ≥ 5’ back or forward from the main façade plane.) An elevation must not have a blank, uninterrupted length of >25’ without having ≥2 of these features on each story: • ≥ 0.5’ change in plane. • change in texture or masonry pattern. • 15’² window area. • door opening. • other equivalent element(s) that visually divides the wall into human scale proportions. Side or rear walls may have false windows and door openings defined by frames, sills and lintels, or similarly proportioned modulations, only when actual doors and windows are not possible because of the building use. (4) Consistent design on visible elevations Elevations on a building that are visible from or facing a street must have a similar style and quality of materials, windows, doors, trim, decorative moldings, and wall articulation. (5) Building construction A principal or accessory building fronting on Elmira Road (NY 13), Floral Avenue (NY 13A), Seven Mile Drive, or Calkins Road, must not be a prefabricated or pre-engineered metal structure. Inlet Valley overlay district 2023-1-03 | 12 (6) Roof form Buildings visible from the street should have a sloping roof. Sloping primary rooflines (not including dormers, entry canopies, or similar accessory elements) mus t have a roof pitch between 5:12 and 12:12. Sloping roofs must have eaves that overhang walls by ≥1.5’ (perpendicular distance). Roof forms must correspond to building elements and functions such as entrances, arcades, and porches. Roof forms should relate to other buildings on the same lot. A building may have fake dormers, gables, or other roof projections only to hide mechanical or telecommunications equipment. Continuous plane of any roof line must be ≤ 100’ long. Roofline orientation should accommodate solar panels with southern exposure that are parallel to the roofline slope. (7) Roof materials These materials are allowed for a sloping roof. • Architectural shingles: multi-tone. • Wood shakes or shingles. • Slate shingles: natural or synthetic. • Standing seam metal or copper roofing. • Copper or colored anodized metal roof flashing. • Solar shingles. (8) Cladding materials Primary cladding materials: One or more of these materials must cover 60% to 100% of cladding area on an y outside wall. An asterisk 🞸 identifies materials that are most appropriate for the Inlet Valley corridor. • Brick: individual bricks, veneer, or masonry panels; integral color; nominal size ≥ 3 units/ft² (utility size or smaller). • 🞸 Stone: individual stone, veneer, or masonry panels; natural or manufactured. • 🞸 Clapboard / lap siding: stained / painted wood, fiber cement, composite. • 🞸 Shingle / shake siding: stained / painted wood, fiber cement, composite. • 🞸 Board and batten siding: stained / painted wood, fiber cement, composite. Secondary cladding materials: 0% to 40% of the cladding area on any outside wall may use one or a combination of these materials. • Metal architectural wall panels. • Corrugated or standing seam metal: made for architectural use. • Precast masonry, ceramic, or cement based trim and cornice features. • Precast concrete panels. • Concrete masonry units (CMU): integral dye or pigment color (not “natural gray” or “cinder block” with no integral color); decorative, textured, or split face. • Stucco. • Logs (wood) or log siding (wood, fiber cement). • Shingle / shake siding: vinyl. • Board and batten siding: vinyl. Inlet Valley overlay district 2023-1-03 | 13 (9) Cladding material and building color in general Cladding must have a matte or non-reflective finish. Building colors must be from a palette of natural earth tones, desaturated colors, white, or shades of gray, that complement natural surroundings. Colors with higher saturation or chroma may only be used on building trim and accents. Buildings must not have fluorescent colors. If a building elevation has multiple façade materials or colors, one or two materials should set a dominant architectural theme, and others used more sparingly as accents. A building must not have a color scheme with random distribution, a chaotic arrangement of contrasting materials or colors (based on established concepts of color theory and visual harmony), or patterns of contrasting stripes or geometric shapes. (10) Change of cladding or color on an outside wall Cladding material or color on an outside wall may only change: • at an inside corner, • at a return ≥ 2’ from an outside corner, • at a horizontal plane; or • where a projecting feature or pilaster vertically divides a façade, and separates the different cladding areas. A sill, cap, or ≥ 5” high trim border must define material changes on a horizontal plane. (11) Trim Outside walls with siding must have the following trim. • Doors and windows: surround ≥ 3.5” wide • Outside corners: ① corner board ≥ 3.5” wide, or ② mitered edges that align materials on each wall. • Roof overhangs and eaves: frieze ≥ 3.5” wide. (12) Window and door area Elevations of a principal building (not including garage doors or bays) must have the following window and door opening area (glazing): • Front, street fronting side, and public area-facing elevations: 15% - 40% on each story • Interior side elevations: 10% - 40% on each story. Where internal arrangement or use of a non-residential building makes it impossible to provide windows or doors along part of a wall, a fake window may substitute for ≤ 50% of required transparent areas. (13) Window and door design Windows on a building must be relatively consistent in height and design, and consistent in design with doors on street facing facades, to create a cohesive and harmonious fenestration pattern. Windows and doors should have a vertical orientation. Large display windows with a horizontal orientation should be divided into smaller vertical units or elements. Window and door openings on a masonry clad wall should have a decorative or functional lintel above the opening, that looks like it carries the weight above. A building must not have a storefront curtain wall system. A window curtain wall unit may only be on an interio r side or rear elevation. Windows and doors must be recessed into a wall. Buildings must not have flush or surface mounted windows. This does not apply to storm windows or doors. Inlet Valley overlay district 2023-1-03 | 14 (14) Building entrance orientation and design A principal commercial or industrial building, and ≥ 25% of the tenant spaces in a multi-tenant commercial or industrial building, must have a public entrance with ≥ 1 of these features. • Vertically defined bay with different cladding or fenestration than other bays. • Integral turret, peaked roof form, tower, or (at a corner entrance) a chamfered edge. • Architecturally integral vestibule with ≥ 64’² GFA, projecting ≥ 3’ from the building wall • Architecturally integral roof, portico, or porte-cochere that covers ≥ 64’², with support columns ≥ 10” wide • Architecturally integrated porch or landing with ≥ 64’² of floor area. The main public entry of a principal building with street frontage must face that street. A building with one occupant or tenant sited at an intersection of two streets must face the busiest street. (15) Formula architecture A building or structure must not have standardized nonfunctional elements that: • inherently associates the overall building design with a specific brand, business, chain, or corporation; or • function as an integral sign, regardless of whether it has or doesn’t have words or logos. (16) Rooftop and building mounted equipment Rooftop utility, HVAC, and mechanical equipment, ducts, or related elements must have screening of the same height or higher, to hide them from view. Screening must be ① opaque, and ② integral with the building form. (Examples: roof well, parapet wall, fake dormer, purpose-built screen or enclosure matching building colors and materials.) A plumbing or exhaust vent, pipe, or flue that penetrates a roof must match the roof color. Wall mounted utility, HVAC, and mechanical equipment, ducts, or related elements may only be on an interior side or rear elevation, with siting or screening that hides those features from the street and neighboring lots as much as possible. E. Landscaping (1) Groundcover Unsurfaced areas (surfaces with no buildings, structures, or pavement) on a developed lot must have maintained groundcover, with one or more of these features. • Turf or ornamental grass. • Perennial groundcover plants. • Planting beds for trees, shrubs, and flowers, with a base of mulch, granular stone, or similar nonliving material. • Pond or water feature. These areas do not need maintained groundcover. • Farm field or pasture. • Stream setback area. • Natural feature that normally lacks vegetation, or where maintenance is impractical. (Example: steep slope area, rock outcrop.) (2) Tree preservation Mature native and adapted trees should be kept and incorporated into the site where possible. (3) Foundation planting Inlet Valley overlay district 2023-1-03 | 15 A new building or addition to an existing building must have foundation planting beds parallel to the full length of the front, street fronting side, and interior side elevations (not including building entrances and doors, and perpendicular walkways and garage door entries). Foundation planting area width must be: • ≥ 5’ next to building walls with a ≤ 20’ eave height. • ≥ 10’ next to building walls with a > 20’ eave height. A foundation planting area must include ≥ 1 shrub with a potential ≥ 3’ mature height for every 25’² of planting area. (A tree with a potential ≥ 8’ mature height may substitute for a required shrub.) Shrubs may have regular spacing, or be clustered in more naturalistic groups. As an alternative to foundation planting, the area next to a building may be in the form of a functional pedestrian plaza, with landscape planters or beds, modular pavers, art, fountains or water features, benches and tables, pergolas or arbors, life-sized games, small performance spaces, or other amenities, that meet the intent of these standards according to the Planning Board. (4) Parking lot landscaping Requirements for parking lot internal and perimeter landscaping are in the next subsection (F: parking and vehicle circulation). F. Parking and vehicle circulation (1) Size and visibility in general Parking lots and driveways may only be as large as needed to meet ① minimum requirements for number of parking spaces; and ② dimensional requirements for parking spaces, driveways and drive aisles, and internal landscaping. (2) Parking lot siting Any off-street parking areas of buildings fronting on Elmira Road (NY 13), Floral Avenue (NY 13A), Seven Mile Drive, or Calkins Road, must be in the rear or side yard. A parking lot may only be in front of a principal street-fronting building and the street if ① the building is pre- existing, and ② the Planning Board finds that existing site conditions make siting a parking area to the side or rear impractical or impossible. If this is this case, any parking in front of the principal building must: • be ≥ 20’ from the public right of way line, and • have only one drive aisle, with a single row of parking. (3) Parking surface materials Parking lot and driveway surface must be: • solid pavement (asphalt, concrete, similar monolithic surface); • segmental pavers; • open cell pavers (grass block); • plastic grid pavers or systems; or • a similar pervious or impervious material with a hard, dust-free surface. A parking lot or driveway surface for these uses may use the materials listed above or loose aggregate (gravel, stone): Inlet Valley overlay district 2023-1-03 | 16 • Agricultural or agritourism use. • Farmer’s market. • Roadside stand. • Plant nursery. • Retreat / event venue. • Cemetery. • Community garden. • Park or playground. Any aggregate parking surface must be built in a way that prevents ponding, aggregate loss or spillage, or trackout onto public streets. A parking lot surface must have a visually distinct edge. (4) Circulation Parking lot layout must allow a vehicle to enter from and exit to the street driving forward. A parking row with only one way in and out must have a turnaround area or space at the end. Parking lot layout must allow service vehicles to access loading, service, or trash enclosure areas, with as little disruption to circulation and parking space access as possible. (5) Access management Off-street parking may have one vehicle access point on a street frontage. A lot or building site may have an additional access point only if the Uniform Code requires it for fire apparatus access. For a corner lot, vehicle access to off-street parking may only be from the secondary street, not the principal street. An access point must be as far from a street intersection and other curb cuts as possible. A one way access driveway and approach must be 12’ - 14’ wide. A two way access driveway and approach must be 16’ - 20’ wide. Access driveway corner radius where it meets a roadway must be ≤ 15’. Continuous curb cuts or driveways, and parking lots that use a fronting street as a drive aisle to access parking spaces, are prohibited. If these requirements conflict with New York State DOT access management requirements, the more restrictive requirement applies. (6) Lot-to-lot connection Parking lots for non-residential uses on neighboring lots should have cross-access driveways connecting them, or provisions for future connection. Property owners must not block cross -access connections or provisions. (7) Internal landscaping A row of parking spaces must have a landscape island, ≥ 9’ wide and extending the full depth of the row, ① at each end; and ② at an interval of ≤ 10 spaces or ≤ 90’ in a row. A landscape island must have ① maintained groundcover (see E 1); and ② ≥ 1 deciduous tree (≥ 2.5” diameter at breast height (DBH) at planting, ≥ 30’ height at maturity) for each row it is next to. Two deciduous trees with a DBH of ≥ 2.0” at planting, and a potential mature height of 20’ - 30’, may substitute for 1 taller required tree. Inlet Valley overlay district 2023-1-03 | 17 (8) Perimeter landscaping and buffering A new or expanded parking lot must have a ≥ 10’ wide landscape buffer between the parking lot surface and the side or rear lot lines. An opaque fence, wall, berm, or hedgerow, 4’ to 6’ tall (3’ tall in the minimum principal building front setback area), must screen a parking lot for a hotel/motel, or commercial or industrial building or use, from any neighboring residential lot or use. Street facing sides of a parking lot that front on a street must have plantings with an average of ≥ 1 shrub, with a potential ≥ 3’ mature height, for every 5’ of parking lot frontage. (9) Stormwater Parking lots, driveways, and drive aisles must be built or graded in a way that prevents surface ponding, or sediment or aggregate collection. Parking lot landscape islands and perimeter areas must allow decentralized stormwater runoff capture and infiltration where possible. G. Pedestrian and bicycle facilities (1) Pedestrian connectivity In the IV-C overlay zone, a principal building must have a paved ≥ 5’ wide walkway connecting its main entrance to the public sidewalk along the fronting street, or public right of way line if there is no sidewalk. A parking lot must have a ≥ 5’ wide walkway connecting it to the main entrance of the principal building. Parking lot spaces, driveways, and drive aisles are not walkways. (2) Bicycle parking A use must have ≥ 1 dedicated bicycle parking space (bike rack space, bike locker, etc.) for every 5 required vehicle parking spaces. H. Fences and walls (1) Permitted fence and wall materials A permanent fence or wall may only use these materials, in a way that is customary for fence or wall construction. • Brick, stone, or cast brick or stone. • Wood, or a synthetic material that looks like wood. • Hog wire, sheet or corrugated metal with a matte or non-reflective finish, bamboo, or a similar material, in a board frame structure. • Welded wire with vinyl coating. • Gabion. Chain link fencing may only be at ① an ancillary use (examples: athletic/ball field, backyard chicken area), or ② a construction or short term event site. Chain link fencing for an ancillary use must have a supporting top rail, and knuckle selvage ends. Inlet Valley overlay district 2023-1-03 | 18 A fence or wall must not have: • sharp or unfinished wires or edges. • barbed, razor, or concertina wire (except for agricultural uses, active construction sites, or where law requires it). • electrification (except for agricultural uses). • materials or design features that are hazardous to nearby pedestrians or residents. A deer fence may not be used as a permanent yard or boundary fence or wall. (2) Finished side out Fences should have a “good neighbor” design, where both sides look the same. A fence or wall with finished and unfinished sides must have its finished or “good” side facing outward, towards bordering lots or thoroughfares. (See Town Code § 270-223 A 9: zoning - fences and walls.) (3) Height and location Maximum fence height is: • Front yard, street fronting side yard: ≤ 3’. • Rear yard, street fronting side yard behind principal building front elevation, street fronting side yard behind principal building rear elevation: ≤ 6’. Outside of a clear sight triangle (an area within 30’ of the intersection of front and street fronting side property lines at a street intersection, or 20’ of where a driveway meets the street), these fence or wall elements may be taller than the maximum fence or wall height. • Post, pole, or another supporting member. • Pillar or column. • Arbor at an opening or gate. • Fences for athletic or ball fields. J. Service and equipment areas (1) Siting A loading, service, dumpster / waste collection, or outdoor storage area may only be in a rear yard. Dumpsters or outdoor storage may only be in a dumpster/waste collection or outdoor storage area. A dumpster/waste collection or outdoor storage area may only be ① integral to a principal or accessory building, or ② in a separate accessory structure. Ground mounted mechanical or utility equipment ancillary to a principal structure may only be in a ① rear yard, or ② interior side yard, behind the front elevation. (2) Screening A ① loading, service, dumpster / waste collection, or outdoor storage area; or ② ground mounted mechanical or utility equipment area, must have siting and screening that hides it from the street and any neighboring residential uses as much as possible. Inlet Valley overlay district 2023-1-03 | 19 Service, dumpster / waste collection, and outdoor storage area screening height must be 6’ - 8’. Screening materials should match or complement cladding on the principal building, but must be: • brick or stone (real or simulated/precast); • split face block; • vinyl (co-extruded, ≥ 0.150” thick); or • wood or composite material in a full steel frame. Gate materials must be: • metal; • vinyl (co-extruded, ≥ 0.150” thick); or • wood or composite material in a full steel frame. Screening and gates ≥ 0.5’ above the ground must be 100% opaque. K. Utilities (1) Underground utilities All new utility lines must be underground. L. Outdoor lighting (1) Performance standards Outdoor lighting must meet outdoor lighting performance standards in the Town outdoor lighting law (Town Code Chapter 173), along with the following requirements. These requirements do not apply to temporary use of decorative lights for holidays or special events. (2) Freestanding light height Freestanding lighting height (ground to luminaire) must be: • Sports fields or courts; outdoor stages: ≤ 25’. • Parking lot: ≤ 18’. • All other areas: ≤ 15’. (3) Freestanding light siting A light pole must not block a walkway, sidewalk, or curb ramp. (4) Façade lighting Building mounted lighting may only direct light downward. (5) Under canopy lighting Light fixtures on the underside of canopies, porches, or similar exterior roof areas must be fully recessed or flush with the underside surface. (6) Security lighting Security lighting must be motion activated, to limit nighttime light pollution and glare. (7) Lighting style Light poles and fixture style should be consistent with style and period of architecture on the site. Inlet Valley overlay district 2023-1-03 | 20 Sconces or gooseneck lighting fixtures may be used to illuminate areas near building walls, directing light downward against the building wall and areas next to the wall. Wall packs may only be used as security lighting on the rear wall of a building. Wall packs must not provide general building or site lighting. Light poles must have a distinctive base, middle and top. Cobra head lights and bare metal light poles are not allowed. Exposed concrete from concrete form (sonotube) bases may only be ≤ 1’ above grade. (8) Color temperature Outdoor lighting color temperature must be ≤ 3000K (warm white). This does not apply to: • Decorative lighting using ≤ 25 lumen lights. • Non-fixed or temporary lights. • Sports fields or courts. M. Signs (1) General requirements Zoning Code regulations for signs in the base zone apply in the Inlet Valley overlay district. (See Chapter 270 Article XXIX: Signs.) In an overlay zone, special requirements for attached and freestanding signs in this subsection also apply. (2) Freestanding sign special requirements Height: Where Zoning Code regulations for signs allow a freestanding sign height of ≥ 5’, the maximum freestanding sign height in an overlay zone is 6’ for a sign for a single tenant, and 8’ for a multi-tenant sign. (See Chapter 270 Article XXIX Signs.) Setback: Freestanding sign setback must be ≥ 5’ from the public right-of-way edge, Any freestanding sign must be outside of a clear sight triangle area formed by: • lines following intersecting public right of way lines for 30’ from their intersection; or • lines following a public right of way line, and a driveway edge or alley right-of-way line, for 15’ from their intersection. Face area Maximum single tenant freestanding sign face area is 32’2 in areas where Zoning Code sign regulations would normally allow a face area that is ≥ 32 ft², Maximum multitenant freestanding sign face area is 50’2 in areas where Zoning Code sign regulations would normally allow a face area that is ≥ 50 ft², Sign structure A freestanding sign base should use natural materials, or materials that complement the main principal building on the site. Sign base and frame colors must be from a palette of muted colors in this Munsell color system range. Inlet Valley overlay district 2023-1-03 | 21 • Hue: red, yellow-red, yellow, green-yellow, green, blue-green, blue, purple-blue • Value: 3/ to 10/ • Chroma: /0 to /6 (3) Building mounted sign special requirements Building mounted signs include wall signs, canopy signs, awning signs, projecting signs, and window signs. Sign area: Maximum building mounted sign area is [50%] of the default maximum sign area for the base zone. Coordinated design for multi-tenant buildings: A multi-tenant building must have a coordinated sign plan, with standards that ensure a consistent theme and visual harmony for all attached signs. Planning staff will determine if a sign plan meets this requirement. (4) Sign legibility Sign faces should be simple, uncluttered, and easily readable. (5) Sign design: lighting Sign lighting may only use ① internally illuminated or backlit letters or logos; or ② exterior fixtures mounted above the sign Sign lighting fixtures must be fully shielded, with the bulb not visible from a street or sidewalk. Sign lighting must meet outdoor lighting performance standards in the Town outdoor lighting law (Town Code Chapter 173). Sign lighting color temperature must be ≤ 3000K (warm white). (6) Wayfinding signs and kiosks A group of property or business owners who want to start a wayfinding program in the Inlet Valley overlay district may request a wayfinding plan and signage program, in coordination with the Town Board. Wayfinding signs and structures must follow a Town Board-approved design scheme, template, or pattern book that meets the spirit and intent of the Inlet Valley overlay district design standards. (7) Additional prohibited signs These types of signs are prohibited in the Inlet Valley overlay district, in addition to prohibited signs in Chapter 270 Article XXIX • Light box or sign cabinet signs. • Signs on dome, waterfall, bullnose, and bubble style awnings. (8) Nonconforming signs Pre-existing commercial signs that do not comply with this section must be removed, or renovated or replaced to comply, by December 31, 2030. Robert H. Treman State Park Calkins RoadCALKINS RDGrayhaven Motel Eddydale FarmMarket New York State Dept/Parks EnfieldFallsRoadElmiraRoadElmiraRoadSeven Mile DriveIthaca Beer Collegeview Mobile Home Park TownPublicWorksFacility RoadwayInn Economy Inn IthaCan CemeteryGreen-TreeIthaca BeerDr.FiveMileDr.IthacaAutoService Map produced by Town of Ithaca Planning DepartmentRevised 01/05/23 Data Sources:Town of Ithaca andTompkins County Information Technology Services 0 1,000 2,000500Feet ² Inlet Valley Center Overlay Zone Inlet Valley Transition Overlay Zone Underlying/Base Zones Neighborhood Commercial Light Industrial Low Density Residential Agriculture Conservation Mobile Home Park PDZ Town of IthacaInlet Valley Overlay District Zoneswith Existing Base Zones