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HomeMy WebLinkAboutPC Packet 2024-06-20 TOWN OF ITHACA NEW YORK DEPARTMENT OF PLANNING 215 N.Tioga St 14850 607.273.1747 www.townithacany.gov TOWN OF ITHACA PLANNING COMMITTEE THURSDAY, JUNE 20, 2024 at 3:00 P.M. Meeting Location: Ithaca Town Hall, 215 N. Tioga Street, Aurora Conference Room (Enter from the rear entrance of Town Hall, adjacent employee parking lot.) Members of the public may also join the meeting virtually via Zoom at h=s://us06web.zoom.us/j/6750593272. AGENDA 1. Persons to be heard. 2. Committee announcements and concerns. 3. Consider approval of May meeting minutes. 4. Review 176 Pearsall PI rezoning request. 5. Maplewood 11 development proposal presentation and introduction of rezoning request. 6. Consider proposed amendments to add Electric Vehicle Charging Stations as accessory uses to Town Code Chapter 270 (Zoning). 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,May 16,2024 (3:00 PM Aurora Conference Room and on Zoom) Draft Minutes Committee members present: Rich DePaolo, Chair; Rod Howe. Margaret Johnson joined via Zoom. Board/Staff members: Director of Planning C.J. Randall; Director of Codes Marty Moseley. Guests: Martin Kelly, Electrical& Codes Officer. 1. Persons to be heard: None. 2. Committee announcements and concerns: None 3.Approval of March meeting minutes: Rich moved: Rod seconded. The April 18, 2024,minutes were approved as presented. 2-ayes. 4. Electric Vehicle Charging Stations and potential modifications to Town Code 270 (Zoning). C.J. summarized a memo that outlined the issues in the town related to publicly accessible electric vehicle charging stations as a commercial enterprise and then also as a possible municipal program. The three levels of charging stations were outlined and links were included for further reading on the Tompkins County initiative on Electric Vehicle Charging as a Service,NYSERDA information, as well as a link to NYSEG's online load capacity mapping system. Marty explained that EV charging stations are not a use currently permitted in any zone of the Town; they are defined in the Ithaca Energy Code Supplement(Chapter 144) but not in the Zoning Chapter 270 of the Town Code. The Town currently interprets requests for EV charging stations under Article XVIL Vehicle Fueling and repair Commercial Zones. C.J's memo suggests considering defining EV charging stations as an accessory use in all Zoning districts and allowing Level 1 & 2 charging stations as an accessory use in all Zoning districts on private property. Level 3 charging stations are also being recommended as an accessory use in all Zoning Districts, but with review by Planning, Engineering, and Code Enforcement as installation will require coordination with the utility (NYSEG) and potentially the Town's Distributed Energy Resources (DER)/ Community Choice Aggregation (CCA)program administrator. Staff propose an internal review of the design criteria and technical standards for Level 3 EV stations; staff can recommend further review by the Planning Board (similar to how Sign Permits undergo Design Review in Town Code 270-260). Consideration of EV charging stations as a municipal program was also discussed. The County has a new partnership initiative (Electric Vehicle Charging as a Service)to identify potential municipal locations and procure municipal purchasing and contractors to increase the amount of publicly-accessible EV chargers. Engineering, Public Works, and the Sustainability Planner have considered initial logistics and potential locations; the Finance Officer can assist in selecting a finance mechanism if the town decides to participate and purchase a station as an asset. The town would then purchase the energy and the revenue/costs incurred could be calculated and recouped based on the amount of energy charged, the time spent using the charger or as a flat per session fee. Rod noted once the County chooses a firm based on the RFP currently out for the initiative, the Town could present any detailed questions before choosing to participate. E-Bike charging integration was mentioned by Margaret as well. Rich did not want the cost of the infrastructure to be borne by the whole 1 municipality if the use of the asset will not be townwide. Recouping the costs will need more discussion, locating in a Disadvantaged Community could be a large benefit and allow equipment and any needed utility upgrades to be procured at low cost. Martin shared information about a new Level 4-super charging system and noted the Level 3 EV charging systems can now be purchased by homeowners and installed at a relatively low cost. He passed out handouts of the NYSEG and RGE EV for Disadvantaged Communities map of the City and Town as well as a NYSEG and NYSERDA incentives to cover portions of the costs. He gave an example of how the Lake View Cemetery has space and a good location to serve the charging needs of the area. If the regulations and incentives were in place, EV charging could be a good commercial enterprise. The committee was in favor of the suggestions to add the EV Charging station definition into the Zoning Law, add the accessory use in all zones for Levels 1-3 with the additional internal criteria considerations for the Level 3 depending on footprint and demand similar to how the (solar projects or sign permits) are handled. C.J. will work with Marty and present the formal language to the committee in June. All agreed it would be good to have the language in place as there have been inquiries about the new DER/CCA (Distributed Energy Resource/Community Choice Aggregation) and there are cost incentive programs by the energy supplier. Rich noted to not overlook aesthetic criteria when drafting the language. Ample supply of electricity was a concern as well, all levels would require a building permit and electrical inspections. The SEQR process could address environmental concerns. 5. Staff updates and reports. C.J. updated on the following: The new NYS Wetland regulations will come into effect 1-1-2025. The Town wetland code is from the 1970's and may need to be updated. The FEMA Flood Rate Insurance Maps are being updated and the Town will need to adopt an updated Flood Damage Prevention Local Law.A model law will be provided by NYSDEC as a template for municipalities. Safe Streets for All project has upcoming virtual meeting on July 17t', the consultant team is attending the downtown farmers market on July 27t' and the website for the project will be love soon. The information will be in the Town Newsletter. There is a meeting upcoming for the Maplewood II project. It is expected that the draft PDZ and narrative will be submitted to the Planning Committee in June for recommendation to the Planning and Town Boards. The town consultant has been in contact with a landowner in the South Hill TND regarding a potential change to the regulating plan. 6.Next meeting date and upcoming agenda items: June 20, 2024, 3:00 p.m. Potential agenda: EV charging station zoning law changes, Town CIP, Maplewood II PDZ. The Town of Ithaca Planning Committee meeting concluded at 3:32 p.m. 2 Re: 176 Pearsall PI, Ithaca kboyd33908@aol.com <kboyd33908@aol.com> Thu 5/30/2024 5:37 PM To:CJ Randall <cjrandall@townithacany.gov> Hi C.J.: Thank you for your time on our phone conversation on Wednesday. I very much appreciate your assistance. As discussed, I request the property at 176 Pearsall Place be rezoned to High Density Residential which it should have been initially especially since it is my understanding the other lots on Pearsall Place are zoned High Density Residential. Allow me to explain the reason for my request: This house has been in my family for approximately a hundred years. As such, there is family history that makes me greatly committed to keeping it "as is" rather than selling it or turning it into a commercial money-maker. But, houses, especially a house this old, are gigantically expensive to maintain. The reality is, the house must support itself and supplement my only income, social security. For example, the proposed tax bill is over $7,000. and the fuel oil bill for last winter was close to $2,000. Those are just two of the many expenses of maintaining this home. Therefore, I request the HDR rezoning which would allow for rental income. Ideally, I would like to rent it for the academic calendar months, meaning 9 — 10 months a year. But since I don't know how to make that happen, I need to consider all possibilities for generating income including short term renting. Having made my request for rezoning and the reasons for it, I would like to offer the family history so one can understand my emotional commitment to the property: As you may know, the South Hill Recreational Trail that runs through my property was originally a railroad. When the railroad was being built, workers built shacks along the railroad in which to live. This house was likely one of those shacks. My grandparents bought the "shack", now known as 176 Pearsall PI, I believe, in the 1920's. The story is, there was no road to the "shack" so their access to it was by walking through the woods from Giles Street.My father, the youngest of six children, was born in this house. His father died when he was eight years old. His mother supported the two of them by baking cookies, etc., which my father would sell after school, to the workers at the Pocketbook Factory, now known as Therm. This property abuts Therm at the back end so it was an easy walk for him with his cookies. (The close proximity to Therm is perhaps how the property got zoned light industrial, but that was never accurate and I'm sure we had no input on the labeling). Back to the history, fast forward: when my father was in his late teens, his mother passed away. His sister and her husband then acquired the house. The railroad was still in operation. Unfortunately, their two-year-old son, wandered away from the house and onto the railroad track where he was hit by a train and killed. Fast forward again: my father and mother acquired the house when 1, the oldest of their three children, was an infant. My brothers and I spent endless hours exploring the woods, the creek, second and third dam, and all things nature. When we were old enough to help, every summer was spent doing at least one major construction project on the house, e.g. enlarging the living room, adding two bedrooms, and building a garage, to name a few. All of those projects we did ourselves, we mixed the concrete with a belt driven concrete mixer, laid the foundations, and did all the framing and finish carpentry ourselves. In the fall, we spent every weekend felling trees on the property to be split for firewood to supplement our heat source. Sadly, one of my brothers died when he was 25. His ashes are spread in the woods where we spent so many childhood days. I hope you now understand that I want to be able to keep this property for my children to enjoy but, the financial reality is that the property must be self-supporting, so I request the rezoning. If I cannot support the property, the alternative is to sell it and then there is no guarantee what someone less committed nature would attempt to do with it. Therefore, please approve my rezoning request. If you have any questions, please let me know. Thank you, Katherine "Kathy"Apgar Boyd On Wednesday, May 29, 2024 at 04:04:45 PM EDT, CJ Randall <cjrandall@townithacany.gov>wrote: Hi Kathy, My understanding is that you are requesting the Town of Ithaca Planning Committee consider a recommendation to rezone your property located at 176 Pearsall Place (TPN 54.-2-38). Please submit a basic narrative explaining the intent for the property and proposed development (if any) as a rationale supporting the rezoning to a High Density Residential (HDR) Zoning District. Please note that all residential lots on Pearsall Place in the Town of Ithaca are currently zoned High Density Residential (HDR).Additionally, it's strongly recommended that you become familiar with the Town's Zoning relative to § 270-219.7: Short-term rental uses. For inclusion on the Thursday, June 20, 2024 Town of Ithaca Planning Committee agenda, please email the aforementioned materials to me (cjrandall@townithacany.gov) by 4 pm next Wednesday, June 5th. If this information is received by the deadline, Planning Administrative Assistant .@Abby. Homer will send you a link to the agenda packet for that Planning Committee meeting when it is available (most likely Fri 6/14). If the Planning Committee recommends that the rezoning advance to the full Town Board, we'll assist you in the submission of a Development Review Application through the Town's OpenGov platform at https://ithacany.portal.opengov.com. (We'll follow up with you after the 6/20/2024 meeting with further information on timelines, fees, etc.) Hope this helps; of course, please don't hesitate to reach out with any questions or concerns in the interim! C.J. C.J. Randall, LEED AP ND Director of Planning Town of Ithaca 215 N Tioga St Ithaca, NY 14850-4357 607-273-1721 x120 cjrandall@ townithacany_.gov TOWN OF ITHACA I }4 NEW YORK From: KATHY BOYD<kboyd33908@aol.com> Sent:Tuesday, May 28, 2024 8:26 PM To: CJ Randall <cjrandall@townithacany.gov> Subject: Re: 176 Pearsall PI, Ithaca Hi C.J.: Thank you for your email. In an effort to move things along as quickly as possible, I request tomorrow, the 29th at 11:30. 1 will be at Pearsall PI and I generally do not have cell difficulties at Pearsall. Thank you Kathy Sent from my iPhone On May 28, 2024, at 2:24 PM, CJ Randall <cjrandall@townithacany.gov>wrote: Hi Kathy, As your recent voicemail indicated that you have spotty cell service where you are, I thought it prudent to schedule a time for a call or videoconference. In short, the Town has been corresponding with the City relative to this parcel. The potential conveyance of the 2.22-ac northern portion of this (total 4.14-ac) parcel will require subdivision approval (from the Town of Ithaca Planning Board) to separate the two parcels currently joined by a tie line across the South Hill Recreation Way.Authorization for Short-term rental uses will require rezoning from the current Light Industrial Zoning District to another Zoning District (approved by the Town of Ithaca Town Board) I am happy to provide an update and further consultation relative to this inquiry during one of the following timeslots this week: • Wed 5/29 at 11:30 am • Fri 5/31 at 11:30 am Please let me know which of these timeslots works best for you and I will send a calendar invite accordingly. Thanks much, C.J. C.J. Randall, LEED AP ND Director of Planning Town of Ithaca 215 N Tioga St Ithaca, NY 14850-4357 607-273-1721 x120 cjrandall@ town ithacany_.gov TOWN OF ITHACA 1821 NEW YORK -----Original Message----- From: KATHY BOYD<kboyd33908@aol.com> Sent: Friday, May 3, 2024 3:40 PM To: Town Of Ithaca Clerks Department<clerks@townithacany.gov> Subject: 176 Pearsall PI, Ithaca Hello Ms Rosa: I am contacting you regarding my property at 176 Pearsall PI. Recently I learned my parcel which has the house is zoned "light industrial" and the parcel(s) without the house are zoned "conservation". This house has been in my family for almost 100 years and there has never been any kind of industry on this property so I don't know how it came to be zoned as "light industrial". It is my understanding the other houses on Pearsall PI are zoned "multi-use". I request my parcel with the house be corrected to either "multi-use" as the other houses are zoned or"conservation" as my other parcel(s) is zoned, whichever allows for greatest flexibility of use and has the lower property tax rate as my only income is social security. If you have any questions or if anything is needed from me, please let me know. Thank you. Katherine "Kathy"Apgar Boyd Phone: 239 834 3579 Sent from my iPad Chris Torres From: Chris Torres Sent: Friday, April 12, 2024 4:00 PM To: kboyd33908@aol.com Subject: 176 Pearsall Place Attachments: 176 Pearsall Place.pdf Hi Kathy, This email is a follow up to our recent phone conversations we've been having regarding the property located at 176 Pearsall Place, Tax Parcel No. 54.-2-38, in the Town of Ithaca. As previously mentioned, based on the Official Town of Ithaca Zoning Map, it appears that this parcel is within a Light Industrial & Conservation Zone, with the residential structure (single-family dwelling)being located within the Light Industrial portion of the property.You have expressed interest in perhaps requesting a zoning change for the parcel, from the Town of Ithaca Town Board. To initiate that process, please submit a request letter to the Town Clerk at clerks@town.ithaca.ny.us. You may be asked to provide additional information and/or documentation, but I will let the clerk request such as I am not entirely familiar with the process. I've attached a pdf of a few documents that may be asked for or could be helpful in submitting a zoning change request. If you have any additional questions,please feel free to reach out to the Town Clerks office at the following: Town Clerk Office—607-273-1783, option 1 clerks@town.ithaca.ny.us Best, Chris Christopher Torres Code Safety Inspector Town of Ithaca 215 N. Tioga St. Ithaca, NY 14850 Phone: 607-273-1783 www.town.ithaca.ny.us i �4LE49mV ' o+IeO►t PIPE FOUND � ¢ 41 NOTCD v O.IPAN PIN SET THFQN,iNc.'¢ol O w CONCQETE M01tJ►OT FOUND f ':d•Z t i7J' 41 SUEVEY PDINr ah V� / qg Lar �`•/ � �� fo 7 vt�-ss. v Qtp l„tp4,}t£T1L 1949 � LotZf lIt• E.' v Aft ` a'I�P4 J 4►T l v is Q S THEerI ELK.NETlts,INC. U. 337-4en 54 2tin � u ' N 720E - Its Z.a' nz:, N a•Zc'E -- FAST LINE LOT 64 --— V 324 3ZS tltT4 Vito JAI sza • 3z9 7 III BAP-64CA JEAK APGAE(E.o) / 53&--zr. Z<A j S4-Z-2o,la,I�,37.srs1 wn —�— ` I II yra L S � Sc=zbw < 50' 0 Y In IM04AN06 '�.� O. 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KENNUH A.BAKER Survey Map of 176 Pearsall Place Town of Ithaca-Tompkins County I her°.� 5/ar,s M a<4 !'�so ,�„� ,g„ `E o� ,� w•,, erehy«rtiryto fSACSISAe/1 JEAN AP4A1L New York that 1 am a 1lmnsed land sarveyor,New Tork Slate license No.049415,mW that this at, map correctly delinntta an actual survey on the Vourd made by me or under It dlreet z wpern�oa that is wait prepared in accordance with the current code of p (or kmd f tick tryveysadopted bp_lhe New York State Atoodetion,0 Pnofeasiaal LaOd So Ve�yon; 'a M'� �F~ and that 1(ama eb vbtbk encroachments either way across property Linn except as shown herce0 +. LA N4„r SICNBD: 'ff�l4 -ri COW- of IT a A-w 21 moF�a a M; E 71 0 moa,e _ _ _ 2 21 42 55 90 oQ� a as 41 14 6 42 R x ti� • 53 FOR T MIrSESIo NLY N n e - � T ro MOPo,TRACA ... �a�,...a. .-...e..__ ._,-.•-- a,>„��.r�*,�"sw.mmmm,u��ax�m m a�aaN� ,� �aum�®�g °>,. ��.,-�..-� Snippet from the Official Town of Ithaca Zoning Map. s 1 1 r% rl 1 ffA � 1. 3� • I co,porati on .,,,; Technolo9Y L:3-12 "" qu TOWN OF ITHACA NEW YORK www.townithaca ny.gov TO: PLANNING COMMITTEE MEMBERS FROM: C.J. RANDALL, LEED AP ND, DIRECTOR OF PLANNING DATE: JUNE 7, 2024 RE: MAPLEWOOD II— Request for Rezoning to Planned Development Zone (PDZ) Background Enclosed are materials related to the proposed redevelopment of the former Ithaca East (Maple Hill) Apartment Complex into Maplewood II, a new Cornell University graduate and professional student project proposed to include approximately 650 new units of housing in six new mid-rise, mixed-use buildings and a community center across nine acres. Existing site conditions The proposed Maplewood II project is located at 217, 221 and 301 Maple Avenue, Town of Ithaca Tax Parcel No.'s 63.-2-5, 63.-2-6, and 63.-2-7.1 (currently High Density Residential Zone and Multiple Residence Zone); the project also includes the adjacent vacant 2.37-acre Tax Parcel No. 63.-2-7.3, which is actively farmed (currently a High Density Residential Zone). The eleven buildings (containing 82 units) comprising the Ithaca East Apartments were demolished and removed after Planning Board approval in February 2020. Comparison between Maplewood I and Maplewood II The Maplewood II design team was directed to examine and analyze the adopted Planned Development Zone No. 15 (Limited Mixed Use, Maplewood) as a template for a requested rezoning, as that project is immediately adjacent to the west. Notable differences between PDZ No. 15 (Adopted 2-13-2017) and the proposed "Draft Planned Development Zone (PDZ) Language" (June 4, 2024 draft provided by the Applicant) are: • Maplewood I is nearly 17 acres; the proposed Maplewood II is 9 acres. • Maplewood I contains 887 bedrooms in 474 dwelling units; the Maplewood II project proposes approximately 800 bedrooms in 650 dwelling units. • Maplewood I has three neighborhood street throughfare types; no interconnected grid of streets is proposed for Maplewood II (no street sections provided in draft). • Maplewood I thoroughfare network includes blocks that are between 175-800 feet long; block lengths in Maplewood 11 are currently unknown. • Maplewood I has 15%of the site assigned for community open space (parks, greens, plazas, courts, gardens); Maplewood II proposes 25% of the gross site area for community open space, but only proposes parks, greens, and plazas. • Maplewood I has three building types (3-story townhouses and 4-story apartments with no limits on gross floor area, and civic buildings limited to 9,500 square feet); Maplewood 11 is proposed to have two building types (5-story apartments, and civic buildings limited to 12,000 square feet) with occupancy limits currently unknown. • Maplewood I contains no perpendicular on-street parking; Maplewood 11 proposes on- street perpendicular parking. • Maplewood I has one building fagade facing the circulation network in the project that is more than 25 feet from the sidewalk; this parameter is unknown in Maplewood 11. • Maplewood I functional building entries occur at an average of 30 feet or less along the circulation network; this parameter is unknown in Maplewood 11. Further Inquiry • Circulation network and block frontages o motorized, nonmotorized, and mixed-mode thoroughfares o height-to-width ratio between the proposed new buildings and the circulation network • Ithaca Energy Code Supplement and energy modeling • Mixed-use program for retail and services • Utilities • Wayfinding and signage • Site visit Please contact me with any questions or concerns at cirandall@townithacany.gov or 607-882- 2474. 2 ry. i i wrow ' �� ✓ — l , e c� • � • � V V/ ll �� OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC Maplewood Phase 11 June 5, 2024 CJ Randall Director of Planning The Town of Ithaca 215 North Tioga Street, Ithaca, NY 14850 Re: Maplewood Phase II — Informal Meeting with the Town Board Planning Committee Dear CJ and all, On behalf of the project team, please find informational materials attached for the Maplewood Phase II proposed project. As discussed, the team would like to introduce the project to the Town Board at the June 201h Planning Committee meeting. The project proposes a redevelopment of the former East Hill Apartments with new construction of apartment units for graduate and professional students at Cornell. This development will be an extension of the existing Maplewood Phase I site, and it is proposed that a new PDZ be created for Phase II to include the project area. Residents will share amenities and open spaces with the existing Maplewood project. Maplewood Phase II proposes approximately 800 new beds, spread among approximately 650 new units between six new residential buildings and a community center. The project is accessible from Maple Avenue and via a new street connection from the existing Maplewood Phase I project. The project team is composed of: • Greystar Development East, LLC —Sponsor/Developer • CBT —Architects • GTS Consulting —Traffic Engineers • T.G. Miler, P.C. — Project Civil Engineers • Whitham Planning & Design — Landscape Architects, Approvals & Project Coordinators This submission is intended to provide an update on the progress of design and planning for this project. The materials included in this submission are as follows: • Project Narrative • Conceptual Renderings and Site Plan • Site Survey/Existing Conditions Plan • Draft PDZ text The project team intends to submit for Sketch Plan Review in anticipation of a July 201h Planning Board meeting to begin the discussion of the SEQR/Site Plan Review process for the project. We look forward to our conversation with the Planning Committee and staff. Please let us know if there are any questions. Sincerely, z2pCAL& Michele A Palmer RLA, ASLA, LEED GA Senior Associate Whitham Planning Design Landscape Architecture, PLLC Phone:607272.1290 Email.admin(c�.avhithamdesign.com 404 North Cayuga Street,Ithaca NY 14850 1 SITE CONTEXT T . Cornell University GREYSTAR' c b t G _�. \\`Ill lllA\1 T.G. MILLER, P.C. MAPLEWOOD 11 I 06-04-2024 PDZ SUBMISSION Build Connectivity Bridge a missed connection and create seamless connetion between Cornell and the surrounding community. R62, L�(7\ O s j I o , Ir o I� o Q ob d o iaia I of�, e � f d, b CAMPUS �- o o � � o- COLLEGE OF - •' CENTER "' -- o VETERINARY MEDICINE 20 MIN.WALK FROM SITE '� I^ 5 PLANT PATHOLOGY HERBARIUM(CUP) El U I j q EAST ITHACA O RECREATION WAY 0 JU a MAPLEWOOD = oo ti�8� PHASE I g w o0 .-:,, rPHASE 11 EAST HILL PLAZA SHOPPING CORNEI-L UNIVERSITY 0�^ Sa�4 a�_P �.ei�' _b• � � �_..,...,�,....,.....„ '3 Pow 9�� o?8�°PW^o +°°j4A8a wm 4�f1 ,o_` VIL COLLEGETOWN SITE CONTEXT 06-04-2024 I PDZSUBMISSION MAPLEWOOD II Cornell Uni\crsit\ GREYSTAR `'bt T.G. MILLER, P.C. ®WHITHAM ENGINEERS AND SURVEYORS rtwnnwuaucxl.xw,:..n,un,mc.w.euc SITE CONTEXT MAP yy jL Cornell Campus � y � I Downtown i - f Maplewood II r: Coll 79 East Hill Plaza ylc SITE CONTEXT MAPLEWOOD III Cornell University GREYSTAR Cf.�t T.G. MILLER, P.C. 0WHITHAM L(� ENGINEERS A D SURVEYORS puxnxcuaucx l.xwiyun+u'.uueuc WALKING DISTANCE AVALIBILITY OVERVIEW _I ,a Walking Distance •to Cornell Campus 16 f._ l r I` 2ePmin 1 , 1 1 f Z' Walking Distanced ; Downtown +� . K " If 15 min aliking Distance ry f- o 7 nines o East Hill Plaza 79 na 11 SITE CONTEXT m,nP ewooD 11 Cornell Univclsih' GREYSTAR C b t I �' Iv1 I L L L R, P.C. © W I I THAM �' ENGINEERSANDSURVEYORS PROJECT NARRATIVE 0 T �r Cornell University GREYsTAR c b t G \\`111 1 11 A M T.G. MILLER, P.C. MAPLEWOOD 11 I 06-04-2024 PDZ SUBMISSION OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC Maplewood Phase II Project Narrative 6.05.2024 Project Description Location The Maplewood Phase II project is located on Maple Avenue in the Town of Ithaca in the East Hill neighborhood, within walking distance of Cornell University, East Hill Plaza, and Collegetown. The project comprises four Cornell-owned parcels that will be consolidated into a single approximately nine-acre parcel. Immediately adjacent parcels include Cornell-owned properties used for agricultural research across Maple Avenue to the north, Maplewood Phase I graduate student housing to the west and south, and the East Lawn Cemetery to the east. The project also wraps around a City of Ithaca water tank located on Maple Avenue. Approach The project is a second phase of the existing Maplewood student housing community and is oriented toward Cornell graduate students, similar to the residents of the current community. Six five-story buildings are proposed that will house approximately 615 units with 800 beds, primarily studios and one-bedroom apartments with a small percentage of two-bedroom. Approximately 150 parking spaces are proposed. Greystar, the operator of Maplewood Phase 1, is uniquely positioned to blend Maplewood Phase I and Maplewood Phase 11 to create a larger Maplewood neighborhood, a vibrant community of approximately 1,672+ primarily graduate students. Using feedback from the current residents, Greystar proposes to optimize the connections between the two Phases, aiming to provide students with high-quality off-campus housing. Density, Affordability, and Sustainability Greystar and Cornell are striving to create a more affordable option for graduate students. Many graduate students attending the Cornell Graduate School are on fixed stipends that must cover their living expenses while completing their degrees. With the project as proposed, the rent per bedroom to students is anticipated to be 10% to 20% below market rate. The efficient design of five-story buildings allows for compact and economical construction. This configuration is more sustainable in terms of construction materials required and future energy consumption. Additionally, fewer buildings leave more of the site as open space, facilitating the preservation of existing vegetation. The capital being utilized to fund the development costs is currently identified within an Environmental, Social, and Governance fund, which analyzes investments through a lens of both traditional finance and social benefits such as increased housing affordability, reduced carbon emissions, and the promotion of sustainable development trends such as walkability. OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLf_C Maplewood Phase 11 Sustainable elements the project will incorporate: • Walkability/ Transit - the site will connect to multi-modal transit networks (walking paths, biking paths, bus transit). • Redevelopment—as a redevelopment site, the project avoids greenfield development conserving farmland, floodplains, and natural habitats. • Materials Selection & Embodied Carbon - source sustainable materials locally, reclaimed or recycled content and/or easily recyclable materials, third-party certified wood when possible. • Health —the project will use low-VOC materials where possible. • Embodied Carbon - for the largest material purchases, the design team will consider materials with a low carbon footprint from the extraction, manufacturing, and transport of the material to the site. • Energy o Interior Lighting - high-efficiency, LED lighting in tenant, common, and exterior areas and additional lighting efficiency strategies will be implemented. o Daylighting —to promote occupant health and building efficiency the design will include thoughtful daylight design using window placement, solar shading, blinds, etc. o HVAC - all air handling units equipped with economizers where available. Fresh air requirement is supplied locally into each tenant HVAC unit instead of through the common/corridor HVAC system. o Renewable Energy, Electric Vehicles, & Net Zero Carbon o EV Charging — EV charging stations will be provided. o On-Site Solar- the project will include roofs and electrical panels that are solar- ready. On-site solar is being considered. • Water Conservation - plumbing fixtures that meet or exceed EPA WaterSense specifications. • Landscape Design & Biodiversity o Native and Drought Tolerant - landscaping will consist of primarily native plantings adapted to local conditions that do not require irrigation. o Biodiversity- the site design preserves native vegetation where possible and will improve the original biodiversity of the site. o Site Design will provide outdoor amenities such as seating, plantings, walking paths, and communal greenspace to improve resident wellbeing. o Exterior lighting—will consist of energy-efficient, dark sky compliant LED fixtures. • Stormwater—the project will protect the watershed through pollutant control and effective stormwater management. • Waste Management o Waste Diversion - Construction waste diversion measures will be in place. o Site Recycling - easy-to-access recycling stations will be included. OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC Maplewood Phase II Zoning Planned Development Zone Greystar, in collaboration with Cornell, is requesting to rezone the site as a Planned Development Zone (PDZ) that will function as a higher-density neighborhood, building on the first phase of the Maplewood graduate student housing community. While distinct from the adjacent Maplewood Phase I PDZ (PDZ No. 15), this new PDZ will address the unique constraints/opportunities of the site while embracing the compact, walkable community character embodied in PDZ No. 15. Conformance with Town of Ithaca Planning Initiatives Maplewood Phase 11 is located at the site of the former Maple Hill apartment complex and is ideally situated for redevelopment as a dense residential student housing neighborhood. The Town of Ithaca Comprehensive Plan (2014) proposes this site as a development node, and the Future Land Use Plan (2014) identifies it as a TND High-Density area. The development of this site at the proposed density therefore aligns with these initiatives. In the Town of Ithaca's Comprehensive Plan (2014), surveys and comments revealed support for denser development overall. The Plan's goal of establishing `more intensively developed mixed-use neighborhood centers near large employers on East Hill' aligns directly with the aims of this project, which seeks to increase student housing density on East Hill, close to Cornell. Furthermore, the development proposed by this project would be `compatible with the established character and scale of development,' as stipulated by the Comprehensive Plan. The first phase of the Maplewood project, adjacent to this site, laid the groundwork for the scale and density of student housing here, which this second phase would supplement. The existence of infrastructure and services on this site further recommend it for increased density in accordance with the guidelines of the Comprehensive Plan, and its proximity to Cornell makes it eminently attractive to the prospective student population. The Tompkins County Housing Strategy report (2017) called for purpose-built student housing such as that proposed for this project. The Housing Strategy report recommended the construction of beds for 25% of the total student population of the County, of which the current housing stock can accommodate less than 10%. The Tompkins County Housing Targets for 2016-2025 include the goal of meeting the existing deficit of purpose-built student beds, further stating that student housing is expected to require more beds than non-students in Tompkins County in the coming years when accounting for the growth of Cornell and Ithaca College. The Housing Strategy further recommends locating student housing within urban centers where students do not require personal vehicles to access their campuses. This site is ideally situated for use as student housing, as it lies on an existing public transit route and is a short walk from the Cornell campus. The Town of Ithaca New Neighborhood Code outlines goals and aesthetic requirements consistent with what is proposed for this project. Maplewood Phase 11 will be comprised of OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLf_C Maplewood Phase 11 attractive, human-scale buildings that use high-quality building materials and exhibit a strong sense of community and place. The site planning, streetscaping, and landscaping will define streets as civic places while creating an interesting and pleasant public realm. This project conforms with Town of Ithaca Planning initiatives in that it contributes to the increased density outlined by the Comprehensive Plan while remaining consistent with the more particular guidelines outlined by the Housing Strategy document and New Neighborhood code. The development of student housing at this location, near Cornell and adjacent to Maplewood Phase I, is consistent with recent Town of Ithaca Planning Initiatives. Outreach The project team will meet with various project stakeholders and interest groups, including current Cornell graduate and professional students, residents of Maplewood Phase I, neighborhood associations (including Belle Sherman neighborhood), elected officials, and construction trades groups. Schedule The project team has coordinated with the Town of Ithaca Planning Dept. to prepare a municipal approvals schedule to accommodate the necessary Site Plan Review, SEAR, and Re-Zoning processes. A detailed project schedule chart is attached for reference. The following scheduled summary is anticipated: • 10 months to complete Site Plan Review and SEQR • 20 months construction period • Move in August 2027 As with any project of this size, the times, dates, and durations shown here should be considered approximate, and subject to the review process. Site Plan and Environmental Review The project will undergo a standard Site Plan Review process with the Town of Ithaca Planning Board. This will include Sketch Plan Review, Preliminary Site Plan Review, and Final Site Plan Review. It is the project team's understanding that an Environmental Impact Statement may not be required if all necessary supplemental studies suggested as part of the environmental review process are submitted proactively. To that end, submissions for Preliminary Site Plan Review will include: 0 Full Environmental Assessment Form OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLf_C Maplewood Phase 11 • Utility infrastructure—T.G. Miller is the lead engineer for the project and has been working with Town staff to develop utility plans for the project. Water for domestic and fire protection services will be connected to the Maplewood Phase I private system at two locations with mains extended within the project to create a distribution loop. This configuration will allow for the existing master meter and backflow preventer servicing Maplewood Phase I to also be used for Phase 11. Ownership currently has an interest in Phase I and will develop an agreement to ensure this relationship survives in perpetuity. Computer-aided hydraulic modeling will be performed to inform the need for any domestic or fire suppression booster pumps. No new connections to the Town's water system are proposed. Sanitary sewer service will be connected along the western property boundary to the existing Town sewer main which extends through the Maplewood Phase I site from Mitchell Street. To make the connection, a slight alignment modification will be made to the final segment of the Town main. This proposed modification will avoid removing an established tree while supporting alignment and inverting depths needed for the proposed private sewer main extensions. As a result, the Town sewer easement tied to the current main will be modified to reflect this change. At this time, it is anticipated that all new sewer mains constructed within the project will remain private. Referencing the utility analysis performed for Maplewood Phase 1, it is expected there is adequate treatment capacity in the Ithaca Area Waste Water Treatment Facility (IAWWTF) to serve the project. This will be confirmed with a `will serve' request to be submitted to the IAWWTF. The previous Phase I analysis also established that there is sufficient capacity in the downstream jointly owned interceptor sewer system. Maple Hill Apartments was a Town Sewer customer, so an updated assessment of the capacity impacts will be based on the differential in pre-post bed cou nts. • Storm Water Management- Considerable hydrologic and hydraulic analysis of watersheds upstream of the Maplewood site, including the former Maple Hill Apartments parcel, was completed for the 2017 Maplewood Storm Water Pollution Prevention Plans (SWPPP). In addition to fulfilling the traditional stormwater requirements of the Town and NYSDEC, the layout of new storm sewers and sizing of permanent water quality/quantity practices in this project will respect the capacities of the downstream facilities within Maplewood Phase 1, which ultimately connect to the Town's system on Mitchell Street. T.G. Miller will meet with the Town Engineer to revisit the facility designs for Maplewood Phase 1 and confirm the Town's requirements for this redevelopment project. • Traffic Analysis and Traffic Demand Management—The project location is appealing to students who do not own cars. Many, especially international students, rely on alternative modes of transportation including public transit, biking, and walking. A low parking ratio is proposed due to the walkable nature of the site and the public transportation available. A TCAT bus route is located on Maple Avenue. Many students OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLf_C Maplewood Phase 11 who own cars don't use them daily; therefore, off-site storage parking is being considered. A traffic study to consider the impacts of the project on nearby intersections and streets has been undertaken by GTS Consulting. Traffic counts conducted in April of 2024 show that traffic generated by the first phase of Maplewood is significantly lower than anticipated. In collaboration with Whitham Planning & Design, a TDM is underway. TCAT, Ithaca Carshare, and Ithaca Bikeshare will be consulted regarding their participation in an on-site presence. The project team will meet with Town staff to confirm the expectations for the study have been met. • Visual Impact Assessment—The project team has met with Town staff to discuss selected locations for simulated views and areas of potential sensitivity including designated scenic vistas. Energy- The project will comply with the Ithaca Green Building Policy. Fire Department and Emergency Vehicle Access—An initial meeting was held with the Town Code Enforcement Officer to discuss issues of potential concern, and additional meetings to discuss the site plan-related access for firefighting will be needed. The project site is most readily accessible via the loop located along Maple Avenue with secondary access from Mitchell Street. The height of the buildings and the construction type will require aerial apparatus access. Please see site plan for suggested change to street routing. Site Design Situated just south of Cornell's campus, with groves of existing native woodland on the site, the landscape at Maplewood Phase II is inspired by the rolling hills and character of the surrounding landscape. The buildings are organized around both the existing woodland and a generously scaled central landscape of rolling meadows and gathering lawns. With the major exterior spaces well-defined, the buildings strive to engage with the landscape. Six five-story buildings will be oriented to maximize distant views across the cemetery to the east, towards Cornell to the north, and hills south and west of the Site. Buildings will open outward towards Phase I and Maple Avenue. The landscape character of Maplewood Phase 11 will differ from Maplewood Phase I but will be just as robust. The design will be less gardenesque and more pastoral. Where the plantings of Maplewood Phase I are sympathetic to an urban character, Maplewood Phase 11 is proposed to be more open and expansive. The majority of the site will be devoted to landscape, paths, and OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLf_C Maplewood Phase 11 outdoor recreation, with approximately 42% covered by building footprints and parking. The site design proposes large areas of meadow and native trees, with smaller areas of lawn to allow gathering and casual enjoyment of open spaces. The streetscape along Maple Avenue will be extended to the extent of the property and will include a sidewalk and street trees. Prioritizing the pedestrian experience is a core guiding principle for the project. Maplewood II establishes key pedestrian and bicycle connections not only within the confines of the site but to the greater trail networks beyond. Accessible where possible, barrier-free pathways throughout the site ensure that pedestrians of all mobility levels have equitable access to all areas of the community while vehicle parking is deemphasized and located along the less active edges of the property. The site plan maximizes the amount of green space by preserving existing trees and woodland areas, adding bio-diverse meadows, and locating open lawn areas for social interactions. The building positions reinforce the landscape approach by encouraging porosity between the two phases. The most active of these spaces will be the terrace adjacent to the new Community Center, which is intentionally located proximate to the existing Maplewood I Community Center. Combined, the two Community Centers will be the "social heart" of the Maplewood community. All parts of Maplewood are connected by a network of accessible paths where possible and a central accessible multi-use trail connecting to the wider network of hiking and biking trails in the area. Students will be able to relax, study, or gather in the open air close to each building, or walk to the Community Center, where a large outdoor terrace, movable furniture, and attractive lighting will ensure that there is always something going on throughout the day and the year. Stormwater wetlands integrated with the topography will further enhance the sustainability of the project and contribute an extra dimension to habitat diversity. The native plant communities of woodland and meadow will create an ecologically rich and low-maintenance landscape that will attract wildlife and contribute to the environmental value of the project. Shared Open Space The existing Maplewood Phase I apartment complex is separated from the Maplewood Phase 11 site by a sloped area along its eastern edge that is currently heavily wooded and has minimal landscape improvement. The team identified this area as an opportunity to weave together the two sites and create a seamless neighborhood. Existing topography and mature trees will be preserved to the greatest extent possible while introducing clear, inviting, and accessible pathways through the natural landscape. Multi-Use Trail Network The East Ithaca trail network has an existing spur that ends on the northeast corner of the site at Maple Ave, and a converted rails-to trails pathway that runs along the southwest side of Maplewood Phase 1. The design is organized around completing the vital link between these two sections of the existing trail network. An improved crosswalk on Maple Ave is proposed. The team will work with the Town of Ithaca on the configuration of the crossing, which may be raised and/or include flashing beacons. OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC Maplewood Phase II Architecture Building Concept The seven buildings in Maplewood Phase II are organized around connections to the East Ithaca Trail Network and maximizing interactions between Phase I and Phase II residents. Active and passive open spaces form around these major connections and a campus-like space prioritizes the pedestrian experience. Building entries and study lounges are located in the middle of each building to promote interaction where residents will circulate frequently. The architecture and landscape will seamlessly blend together to reinforce connectivity and community. Community Centers as Social Nucleus The primary community space is located at the southern end of the site directly across from the Phase I Community Center. The new Community Center is nestled into the landscape as close to Phase I as possible to allow for maximum connections between the two community spaces. The programs in the new Community Center will complement and supplement the programs in Phase 1. By combining the Community Centers, a social heart for the entire community is established. Graduate students want to be part of a vibrant community, rich with neighborly social interaction and balanced with independent apartment-style living. The team recognizes the generous communal offerings at Maplewood Phase I and offers a complimentary, differentiated amenity package in Phase 11. Shared, diversified features offer benefits to both Phase I and Phase 11 residents, sparking renewed interest and uniting the Maplewood community. The majority of community amenities are planned within a centralized hub to maximize social opportunities. A study lounge will be provided on almost every floor of each building, for a total of approximately 52, to supplement private in-unit workspace. A survey of Maplewood Phase I residents ranked group study spaces as the most imperative and desirable amenity, prioritizing academic success. Providing a variety of seating and room options, such as acoustically controlled office-style pods, open booths, and communal tables allows students to choose spaces that support an array of assignments, work styles, collaboration, and moods. The resident survey also revealed great interest in larger fitness accommodations with a wellness focus, providing specialty equipment and semi-private spaces for personalized and restorative workouts. Coffee and food naturally encourage conversation and exchange. A centralized cafe commons where students can mingle and gather over a meal or snack enriches the community culture. In combination with an outdoor terrace retreat, the inclusion of comfortable lounge seating, games, and dining tables is welcoming and entertaining for events, indoor/outdoor living, and daily relaxation. To respond to high rates of pet and bike ownership, a pet spa in Phase 11 complements the popular dog park provided in Phase 1, and a bike workshop offers repair, capabilities. Pet and bike-focused amenities identify a micro-community for owners, as well as providing superlative care and convenience. OWHITHAM Greystar PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC Maplewood Phase II Material Palette The facade design implements strategies to relate the new buildings with the scale of the Phase I residences, with multiple tones and textures, building offsets, and window groupings. Materials will consist of masonry veneer walls and landscape elements where the buildings meet the ground, rainscreen panels in a variety of colors will add depth and interest to the fagade. All residential units will have operable punched windows while study lounges and other amenity spaces will include larger expanses of storefront glass to maximize views, daylight, and connection with the outdoors. Building Envelope The building envelope will be designed to meet current energy code requirements with an emphasis on high thermal performance, airtightness, increased ventilation rates, and energy recovery. Materials will also be chosen to reduce environmental impact during their entire life cycle from extraction to deconstruction/recycling/upcycling, thus reducing the embodied carbon along with the operational carbon impact. All roofs will be flat with the exception of the community center. Roofs will have high levels of insulation and light-colored surfaces to return a large part of the sun's rays to the atmosphere (high albedo). Superstructure The superstructure will be primarily 5 levels of panelized light wood frame construction. Due to the significant topography of the site, some buildings will include a partial basement level and/or split level as the site steps. Substructure The basis of design for the foundation systems is slab-on-grade with footings. Conclusion The Maplewood Phase 11 project will bring much-needed graduate student housing to a neighborhood targeted by the Town of Ithaca for more dense development. The Greystar team is committed to continuing to provide high-quality, affordable, and sustainable housing to the Cornell and Ithaca communities and looks forward to discussing the project with the Town of Ithaca Board, the Town of Ithaca Planning Board, and the neighboring community. EXISTING CONDITIONS (SURVEY) 0 T �r Cornell University GREYSTAR c b t G \\`111 1 11 A M T.G. MILLER, P.C. MAPLEWOOD 11 I 06-04-2024 PDZ SUBMISSION MAPLE AVENUE �..HLon oma \c o o .r - 1 o r� O o I» tt e, O EXISTING CONDITIONS �'� — j -r 06-04-2024 I PDZSUBMISSION MAPLEWOOD II n lid I univeNi". GREYSTAR cbt I '('• I\1ILLER, P.C. \\'IIITHAM ENGINEERS AND SIJR V EYORS „Ky�,�„mc.uueuc APPROACH 0 T �r Cornell University GREYsTAR c b t G \\`111 1 11 A M T.G. MILLER, P.C. MAPLEWOOD 11 I 06-04-2024 PDZ SUBMISSION Isolated Ownership Scenario The Greystar Advantage Alba <� COMMUNITY Do OF 800 O oo� � ono C6MMUNITY 6* 800+3 D� 6 o CO MUNITY OF '1,600+ 06-04-2024 PDZSUBMISSION h T.G. MILLLR, P.C. MAPLEWOOD II Cornell Univcrsih GREYSTAR C b ®WH ITHAM �,� ENGINEERS SURVEYORS vu..riuc uivxx n.uc�nccnu.nic Establish Connections Il �� SITE ORGANIZATION 06-04-2024 I PDZSUBMISSION MAPLEWOOD II GREYSTAR cbt I '('• I\1ILLER, P.C.AD IITHAM ENGINEERS O SURVEYORS V EYORS m�y��un�+u'.uueuc Negative Space First IN I , 1 i� E - 1 , Multi-Use Paths Vehicular SITE COMPOSITION 06-04-2024 I PDZSUBMISSION MAPLEWOOD II l: GREYST^ cbt I .(3. MILLER, P.C.AD \\'IIITHAM ENGINEERS O SIJR V EYORS „,Ly,unmc.uu,uc Building Community N 1 Z - - O / 1 I Visual connections between cornmro SITE COMPOSITION 06-04-2024 I PDZSUBMISSION MAPLEWOOD II 1: llti�l� GREYST^ cbt I .(3. MILLER, P.C.AD IITHAM ENGINEERS O SIJR V EYORS myunmc.uueuc CONCEPTUAL SITE PLAN T . Cornell University GREYSTAR' c G _�. \\`Ill lllA\1 T.G. MILLER, P.C. MAPLEWOOD 11 I 06-04-2024 PDZ SUBMISSION EAST ITHACA RECREATIONAL BUS STOP , TRAIL NETWORK \ B AP O \ �+ .p THROUGH-SITE MULTI-USE - +f• -' PATH CONNETION THE TRAILIke \ �a NETWORK �:w `Q,•' EAST ITHACA RECREATIONAL 7 D TRAIL NETWORK \ �w MAPLEWOODIA. ` i� • pt VEHICULAR1 ND �1 � BETWEEN PHASEHASE 1 AND �. ► 6►:. \ r�� �' PHASE d alr L% f i► ��t�l�'•'V � EAST LAWN CEMETERY I t� e CONCEPTUAL SITE PLAN- N CurncllUnivulsih GREYSTAR G.I".G. MILLLR, P.C. © \V'IIITHAM ENGINEERS AND SURVEYORS R AO - F E B AP 5 D 1.CENTRAL LAWN 2 ,� 2.WOODED BORDERLAND 3.EXISTING WOODLAND GROVES MAPLEWOOD I 4.COMMUNITY CENTER 7 O 5.ON-STREET PARKING \ '- _ G 6.WATER TOWER 7.PLAZA 8.RESIDENTIAL BUILDING CONCEPTUAL SITE PL N c n„cu Lni,Ertiit� GREYSTAR cbt I.G. Iv11LL�R, P.C. 0WHITHAM ENGINEERS AND II Il\'E1'i1H- oxyucmc.uueuc 'lle& AV lt Aa- SW VIEW OF CENTRAL LAWN •.•• • w . ,��,� .� �}••�r �� w� •may .r��. yy - � �4 � (` �--• � M __ .. - ,.�� `' • �� ems' � �_ - �. r' ...11 ' ' ' • VVWHITHAM DRAFT PLANNED DEVELOPMENT ZONE (PDZ) LANGUAGE T . Cornell University GREYSTAR' c b t G _�. \\`Ill lllA\1 T.G. MILLER, P.C. MAPLEWOOD 11 I 06-04-2024 PDZ SUBMISSION DRAFT Planned Development Zone Language 6.04.2024 Introduction The Maplewood II Planned Development (PD)Zone enables and guides redevelopment of the Maplewood Phase II housing complex, and its underlying site, into a compact, and walkable community. This §271-18 uses a form-based zoning approach with objective yet flexible standards, to provide clarity and certainty about site planning and the resulting built environment. Urban design for Maplewood II follows traditional neighborhood development (TND) principles. The project envisions a high-density housing type with a community center. Planned Development Zone No. 15 (Maplewood Phase I, §271-15) has two zones: one medium density and one high density. Phase II will function as a third higher-density zone within the overall Maplewood community. Maplewood Phase II will connect to Phase I's grid of streets with a continuation of Lena Street. The Town of Ithaca Comprehensive Plan recommends focusing on new residential development in areas near major employment centers, walkable to nearby destinations, and near the City of Ithaca boundary. Maplewood 11 is located on an approximately 9-acre infill site entirely within the Town of Ithaca, and approximately 400 feet from the City of Ithaca boundary. The project is near the Cornell University campus, about 1.2 miles east of downtown Ithaca, and within a 10 to 20-minute walk of both East Hill Plaza and the center of Collegetown. The Comprehensive Plan also recommends denser mixed-use traditional neighborhood development in the area between Mitchell Street and Maple Avenue, which includes the Maplewood site. 271-18.1 Traiisect Subzone A transect subzone defines parts of the larger site that will have certain physical and functional characteristics. Maplewood Phase I and Maplewood Phase II constitute subzones of the larger Maplewood community. There are two transect subzones in PDZ 15 of Maplewood Phase I and one subzone in PDZ 17 Maplewood Phase 11 site area. Figure 1 is an illustrative example of the transect subzone locations and allocation for Maplewood I P15 (approved) and Maplewood 11 P17 • PDZ-17: Maplewood II Phase II Neighborhood General The NT-4 zone Neighborhood General allows a select range of detached, attached, and multiunit housing types, and complementary uses, in a largely residential setting. Figure 1: Example of transect subzone location and allocation. 1 �� � IIII■ 7� 5 / / lips ` Y • III At - PD-I 271-18.2 Permitted principal and accessory uses The following table shows permitted uses in PD 17, with specific location limitations where applicable. P = permitted use. • = not allowed. (st) =storefront space in apartment building (cc)=community center Use(definitions in§271-18.6) •� Dwelling unit P Health/wellness practice P(cc)(St) 2 Professional office P Daycare center P(cc)(st) Restaurant P(st) Retail and service:general P(st) Artisan P(cc)(st) Place of assembly P Garden market P Home occupation(accessory to dwelling unit) P 271-18.3 Neighborhood design 271-18.3 A. Dwelling units The number of allowable dwelling units for PD 17 is: less than or equal to 650 units. 271-18.3 B. Civic and open space 1. Required civic building area The PDZ 17 site must have a >_0.5-acre area assigned for a community center (civic building and site). It should be located at or close to the center of a built-up area; next to a civic/open space or at the axial termination of a prominent thoroughfare. 2. Required open space area The PDZ 17 site must have >_25% of its gross area assigned for community open space. Open space types, settings, and requirements include the following. Open space type(definitions in§271-18.6) Park. • A park may be a non-linear area,or linear space following connecting ways or natural corridors • A park can include wooded areas with connecting trails throughout • A park may be independent of surrounding building frontages. • Park boundary/edge along a neighborhood interior street or perimeter street ROW: >10% must abut a street Green • Green boundary/edge along a neighborhood interior street or perimeter street ROW:>50%must abut 3 a street Plaza • Plaza boundary/edge along a neighborhood interior street or perimeter street ROW: >50%must abut a street Community open space calculation does not include the following. • Areas inside a site envelope for a residential, commercial, or civic building. • A yard, balcony, patio, or other outdoor space for use or access only by a specific dwelling unit or a limited number of dwelling units. • Public or private thoroughfare/street right-of-way, or integral features (such as sidewalks and tree lawn areas). • Parking area or driveway. • Stormwater detention/retention facility or drainage swale area, unless design allows practical use as an accessible year-round amenity for residents of the development (picnic area, passive recreation area, playground, and the like), or it is a bioswale that visually integrates into the larger open space site. • Entry feature, median,or traffic island. 3. Access An open space area must function as part of the broader public realm and allow community-wide access and passage. 271-18.3 C. Thoroughfares 1. Thoroughfare types and design There is one thoroughfare type: neighborhood local street ThoroughfareNeighborhood local V Characteristics Purpose Primary street through the entire PD site. Rig ht-of-way width 56'-64' Sidewalkwidth 5'-8'(one side-on the building side of the street and where parallel parking is located) Tree lawn width * 6'-10'(one side) 4 Parking lane width 8'(parallel side) 18'(perpendicular side) Travel area width 26'(two 13'lanes,no lane dividing marking)where fire access is required 24'(two 12'lanes,no lane dividing marking)where fire access is not required Curb type barrier Existing thoroughfares along the perimeter of the PDZ 17 site (Maple Avenue) must have improvements (sidewalks, tree lawns, tree planting, and curbs), so they follow neighborhood local street standards as much as possible. A sidewalk must follow the south side of Maple Avenue along the full PD site frontage. A thoroughfare must have hard surface paving (porous or solid asphalt, concrete, or segmental pavers)for sidewalks, parking lanes, and travel lanes. 2. Thoroughfare layout A thoroughfare must be permanently open to the public and provide community-wide access as part of an overall connected street network. A thoroughfare must not have gated access. A thoroughfare must begin and end at other thoroughfares. An intersection must approximate a right angle as much as possible. 271-18.4 D. 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. 271-18.5 Site and building design 271-18.5 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. Site envelope characteristics •� Width at the front(sidewalk or ROW edge) 100'-300' 5 Building coverage in site envelope <_70% 271-18.5 B. Building types and disposition Principal building types include the following. DispositionBuilding type No- Apartment building Civic building Illustrative example Setback:site envelope edge 0'-20'primary frontage n/a • 0'-20'corner side frontage Frontage buildout on a street >50%primary frontage • >50%corner side frontage Front fagade and main May face street or public green space May face street or public green entrance orientation space Bulk/Massing Height 5 stories 1-3 stories Gross floor area(GFA,square n/a 5,000 ft2-12,000 ftZ n/a feet) Street-faci ng wall length without>_2'offset: <100'ground story n/a Building length:primary fagade 5275' n/a Fagadetransparency:primary >30%ground story >30%ground and upper stories frontage. >30%upper story 6 Fagade transparency:corner >30%ground story >30%ground and upper stories side frontage >30%upper story Fagade transparency:side/rear facade(if not a party wall): ?30%ground and upper stones >30%ground and upper stories Zoning code (or successor code) provisions allowing certain building features to encroach beyond setback or height limits also apply. 271-18.5 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. 271-18.5 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 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. 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. The form of concealment or screening must be architecturally consistent or integral to the host structure. This does not apply to solar panels. 271-18.5 E. Parking 1. Required parking spaces The cumulative total of parking for the PD site is as follows. Motorvehicle parking(range) Bicycle parking Residential:studio unit 0.0 to 0.25 spaces/unit >1 secure or short-term space/2.5 units Residential: 1 bedroom unit 0.0 to 0.25 spaces/unit 7 Residential:2 bedroom unit 0.0 to 0.5 spaces/unit Non-residential(all uses) 0.0 to 0.5 spaces/500"GFA >1 short-term space/250 ft2 GFA Public transit stop n/a >10 short-term spaces/stop • Parking space count may include dedicated spaces for car/bicycle sharing and charging. • Motor vehicle space size:8.5'x 18'clear rectangle area for on-street perpendicular, 7-8'x 22'for on-street parallel. • Secure bicycle space:bicycle locker,dedicated space in a garage,anchored rack space with overhead protection from the elements, and other fully enclosed or secure areas. • 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 T)may count as one motor vehicle parking space. 2. Off-street parking lot location Off-street surface parking may be along streets or in the rear of a site envelope. 3. Off-street parking lot design 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. 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 a clear definition, using curbs or a different durable material. Curbing allowing water runoff(rollover curb, or barrier curb with gaps) is preferable to curbing that traps stormwater. 5. Landscape area A parking lot must have>_1 landscaped interior island (>_8.5' wide, >_160 ft2 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:510 spaces long. A landscape island should function as part of the larger stormwater management system of the PD site. On-street parallel parking does not require landscape islands. On-street perpendicular parking fully adjacent to a landscaped tree lawn or other landscaped area does not require landscape islands. 6. Renewable energy Any parking space (on-street and off-street, for any type of vehicle) may have an electric vehicle charging station. 8 >_2% of off-street parking spaces must have utility provisions for future electric vehicle charging stations. A solar carport may cover any off-street parking space. 271-18.5 F. Landscaping 1. Tree classes Street tree refers to trees in a tree lawn or tree well alongside a street or traffic island. Canopy trees and short trees refer 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 an average spacing of:530' along the block length. A maximum of 25% of the trees on the entire site as a whole may be from a single tree species. A parking lot landscape island must have >_1 canopy tree for every 160 ft2 of landscape island area. 3. Other landscape areas A green, court, or garden (§ 271-18.4 B 2) must have >_1 canopy tree for every<_2000 ft2 of contiguous open space area. For<_50%of all required canopy trees in other landscape areas, 2 short trees may substitute for 1 canopy tree. 4. Tree species for the 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: • Mature height of>_30'. • 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". 9 5. Other landscaping requirements Exposed ground surfaces must have groundcover planting or mulch to cover otherwise exposed soil. 271-18.5 G. Fences and walls Maximum fence or wall height is 5' in a front setback area and 8' elsewhere. Acceptable materials for walls include brick, stone, split-faced blocks, decorative blocks, cast stone, and glass blocks. Acceptable materials for fences include wood, composite fencing, wrought iron, PVC/vinyl, PVC coated/color coated chain link, 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 un-coated (galvanized)chain link are not acceptable. This does not apply to temporary fencing for construction activities. 271-18.5 H. Signs Signs must conform to then-current Town of Ithaca sign code (or successor code) standards for the following: • Attached signs on storefronts: standards for the NC-Neighborhood Commercial (or successor)zone • Residential and other uses: standards for the MR-Multiple Residence (or successor)zone. 271-18.5 I. Outdoor Lighting 1. Light output Photometric performance must conform to the then-current Town of Ithaca outdoor lighting law (or successor code) standards. 2. Freestanding fixtures/poles Height: • Neighborhood streets: s16' • Elsewhere: s12' 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. 271-1 8.b Ueirntrcns 10 These words or terms have a special meaning in § 271-18 for this PD. Apartment building (building type in §271-18.5): Building with >3 dwelling units, vertically and horizontally integrated, connected with one or more shared entries. Artisan (use in § 271-18.3): Establishment or studio where people make art or products by hand, using handheld tools or small-scale table-mounted equipment. This includes related sales onsite. Block(context of roads or thoroughfares): area bounded by thoroughfares, or a combination of thoroughfares and barriers to continued development (examples: public land, waterway). Civic building (building type in § 271-18.5): A building that accommodates a place of assembly, civic, or community use. Court (open space type in § 271-18.4): Open space for civic purposes, passive or active recreation, or connectivity within or through the site. Building frontages spatially defines a court. Day care center(use in § 271-18.3): Establishment providing any of the following services, as defined by the NYS Department of Social Services or its successor agency in the following or successor regulations, for all or part of a day: child day care (18 NYCRR §418.1), small daycare (18 NYCRR §418.2), school-age child care (18 NYCRR §414). Dwelling unit (use in § 271-18.3): An apartment, or a room or group of connected rooms, occupied or set up as separate living quarters for living, sleeping, cooking, eating, bathing, and sanitation purposes. Frontage: Area between a building facade and a neighboring thoroughfare or court, including built and vegetated components. Frontage buildout: Length of building along frontage within setbacks of a block. Garden (open space type in § 271-18.4): Open space for a playground or community garden. Garden market (use in § 271-18.3): Sale of produce or value-added farm and food products (as that term is defined in NY Agriculture and Markets Law §282(2), or its successor statute), or community-supported agriculture (CSA) share or farm-to-home pickup. Green (open space type in §271-18.4): Open space for community gathering, or passive or active recreation, with prominent (>_50%) softscape or vegetative cover(such as lawn, trees, shrubs, plant beds). Landscaping and/or street frontages define its space more so than building frontages. Health/wellness practice (use in § 271-18.3): Establishment providing outpatient medical, medical allied health care, or alternative medical services. Park(open space type in § 271-18.4): 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 11 surfaces. Place of assembly(use in § 271-18.3): Facility used mainly for public/resident assembly for worship, meeting, or community purposes. (Examples: religious congregation, secular assembly, community center, common house, amenity center.) Plaza(open space type in § 271-18.4): Open space for community gathering, or passive or active recreation, with prominent (>_50%) hardscape cover. Building and street frontages define its space more so than landscaping. Professional office (use in §271-18.3): Establishment providing professional, administrative, clerical, or information processing services. Restaurant (use in § 271-18.3): Establishment preparing and selling food, drinks, and/or alcoholic beverages in a ready-to-consume state, to customers onsite or delivery offsite. Retail and service -general (use in §271-18.3): Establishment selling or renting a tangible good or product to the public, and/or providing a service to customers onsite. Stubout thoroughfare: improved dead-end thoroughfare ending at the boundary of a development site, serving as a provision for later extension and connection to thoroughfares and development beyond the site. Thoroughfare: paved travel way with travel lanes for vehicles and bicycles, parking lanes, and/or sidewalks or paths; and related infrastructure and/or amenities; in a dedicated right-of-way, lot, or easement. Transparency: building wall length occupied by functioning doors and/or windows >_5'tall. 271-18.7 Administration 271-18.7 A. Site plan A final site plan approved by the Town Planning Board pursuant to Chapter 270, Zoning, is required for development in this PD zone. In addition to the requirements in §270-186, the site plan must show site envelope locations. 271-18.7 B. 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 §268 of the Town Law of the State of New York. Each week's continued violation shall constitute a separate offense. Notwithstanding the foregoing, the Town reserves for itself,its agencies and all other persons having an interest, all remedies and rights to enforce the provisions of this section, including, without limitation, actions for any injunction or other equitable remedy, or action and damages, in the event the owners or lessees of the parcels covered by this section fail to comply with any of the provisions hereof. If any building or land development activity is installed or conducted in violation of this section, the Code Enforcement Officer may withhold any building permit,certificate of occupancy, or certificate of compliance,and/or prevent the occupancy of said building or land. 2. Town Code applicability Except as otherwise specified in this section, all provisions of the Town of Ithaca Code shall apply to all 12 development, structures, and uses in Planned Development Zone No. 17. 271-18.8 PD area Area rezoned. The area encompassed and rezoned in accordance with this section to be Planned Development Zone No. 17 is described below. The Official Zoning Map of the Town of Ithaca is hereby amended by adding such district at the location described. Description of Area Rezoned to Planned Development Zone No. 17 All that tract or parcels of land situated in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: ALL THAT TRACT OR PARCEL OF LAND situated in the Town of Ithaca, County of Tompkins, State of New York, being bounded and described as follows: Legal Description to follow 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. 13 WHITHAM Greystar Maplewood Phase II 0 PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC Draft Schedule Draft Schedule Rezoninq Planning Committee Initial project presentation Meeting 6/20/2024 Planning Committee Draft PDZ Review Meeting Meeting 7/18/2024 Planning Committee 2"d Draft PDZ Review Meeting Meeting 8/15/2024 Town board-Planning Committee review draft PDZ language Meeting 9/19/2024 Planning Committee Finalize the review of PDZ language meeting 10/17/2024 Town Board Begins the review of draft PDZ language Meeting 10/21/2024 Planning Board Begins the review of the draft PDZ Meeting 11/19/2024 Town Board Refers any revised PDZ language back to PC to Meeting 11/25/2024 Planning Committee Recommends approval of the PDZ Returns to town board for consideration Meeting 12/19/24 Town Board Public hearing to consider adoption for PDZ Public hearing Meeting 1/6/25 Town Board Adopts PDZ no submission Meeting 1/27/25 DRAFT AMENDMENTS TO CHAPTER 270(ZONING)OF THE TOWN OF ITHACA CODE ELECTRIC VEHICLE CHARGING STATIONS DEFINITIONS Chapter 270(Zoning)of the Town of Ithaca Code,§270-5(Definitions)is amended by adding the following: ELECTRIC VEHICLE CHARGING STATION[ELECTRIC VEHICLE SUPPLY EQUIPMENT(EVSE),EV CHARGING STATION,CHARGING POINT] The element in an infrastructure that supplies electric energy for the recharging of plug-in electric vehicles. ACCESSORY USE In all residential Zoning Districts(except where follow)within Chapter 270(Zoning),all respective Article(s)of the Town of Ithaca Code,§270 are amended by adding the following new sentence to each subsection Permitted accessory buildings and uses: "Electric Vehicle Charging Station„yedapplicable reements of§ 270-219.8." � In the following Articles of Chapter 270(Zoning): • Article X(High Density Residential Zones) • Article XII(Multiple Residence Zones) • Article XII(Commercial Zones Generally) • Article XIV(Neighborhood Commercial Zones) • Article XV(Office Park Commercial Zones) • Article XVII(Vehicle Fueling and Repair Commercial Zones) • Article XIX(Light Industrial Zones) • Article XX(Industrial Zones) Electric Ve C. ' 4 tation,subject to 270-219.8(B):Design and Technical ew. PRINCIPAL IN In Chapter 270(Zoning VII Vehicle Fueling and Repair Commercial Zones)of the Town of Ithaca Code,§2 (Permitted principal uses)is recommended to be added as a Principal use by adding the following sentences: Electric Vehicle Charging Station,subject to 270-219.8(B):Design and Technical Review DESIGN AND TECHNICAL REVIEW FOR EVSE Chapter 270(Zoning),Article XXVI(Special Regulations)of the Town of Ithaca Code,§270- 219.8 is created by adding the following: Initial Draft(vl)—Planning Comrnittee,6/13/2024 1 DRAFT AMENDMENTS TO CHAPTER 270(ZONING)OF THE TOWN OF ITHACA CODE ELECTRIC VEHICLE CHARGING STATIONS 219.8—Electric Vehicle Charging Stations: A. Intent.It is the intent of the Town Board to encourage Electric Vehicle Charging Stations as a method of protecting the environment and to encourage the use of said vehicles in the Town by residents and visitors. B. Design and Technical Review for EVSE: 1. Installation of Electric Vehicle Charging Stations in lcertain Zoning Districts fare subject to design and technical review by the Director of Commented[MM 1]:I do not see where the DCCs are an Planningwe or their designee,who shall make a recommendation to the allowed here they re azonllowed e to b identified above.How do us g know where they are allowed to be located and what type of use they Director of Code Enforcement prior to the issuance of any Building ill be?Are DCCs technically a EVSE? Permit. 2. The Director of Planning or their designee shall consider the following criteria to make their recommendation relative to the location and design of all Electric Vehicle Charging Stations,where applicable: a. Signage: If time limits or vehicle removal provisions are to be applied,regulatory signage including parking restrictions,hours and days of operation,towing,and contact information shall be installed immediately adjacent to,and visible from,each Electric Vehicle Charging Station.Information identifying voltage and amperage levels and other safety information must be posted. b. Circulation:Where EVSE is located adjacent to pedestrian circulation areas,such as a sidewalk or accessible route to the building entrance,the equipment must not interfere with pedestrian travel or create trip hazards.New and replacement outdoor lighting is subject to the Town of Ithaca Outdoor Lighting Law. c. Accessibility:For publicly-accessible EVSE,wheelstops,curbing and/or bollards must be designed and located to permit access for persons with disabilities in accordance with the NYS Uniform Code. d. Safety:Vehicle impact protection is required in accordance with the NYS Uniform Code. e. Power:A letter from the utility company servicing the proposed charging station site certifying that the electrical system capacity and loads are sufficient,or will be upgraded to be sufficient,to accommodate the EVSE prior to the installation thereof. 3. When the Director of Planning's design review results in a recommendation that the Building Permit should be denied,linstead of sending their recommendation to the Director of Code Enforcement the Commented[MM2]:Shouldn't the Director of Code Director of Planning shall instead refer the proposed Electric Vehicle Enforcement ynotified re fie re of the process g Board review is required ns well.so they are aware of the process?Is the applicant notified Charging Station(s)to the Planning Board for design review and a by the Director ofPtamhing that they need to appear in front ofthe Planning Board recommendation to the Director of Code Enforcement. Planning Board' The Planning Board shall make its recommendation to the Director of Commented[CR3R2]:wasn't mcantto exclude you used i dentica I laneuaee to the S i all Penni t Design Review criteria: Code Enforcement on the acceptability of the proposed EVSE after Will aunendi considering the criteria in Subsection(2)(a)through(e)above. Initial Draft(vl)—Planning Committee,6/13/2024 2