HomeMy WebLinkAboutPC Packet 2024-07-18
DEPARTMENT OF PLANNING
215 N. Tioga St 14850
607.273.1747
www.town.ithaca.ny.us
TOWN OF ITHACA PLANNING COMMITTEE
THURSDAY, JULY 18, 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
https://us06web.zoom.us/j/6750593272.
AGENDA
1. Persons to be heard.
2. Committee announcements and concerns.
3. Consider approval of June meeting minutes.
4. Amabel Cottage Court concept proposal presentation.
5. Continue review of Maplewood II development rezoning proposal.
6. Continue consideration of proposed amendments to add Electric Vehicle Charging
Stations as 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.
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Town of Ithaca Planning Committee
Thursday, June 20, 2024
(3:00 PM Aurora Conference Room and on Zoom)
Draft Minutes
Committee members present: Rich DePaolo, Chair; Rod Howe. Margaret Johnson 4:00 p.m.
Board/Staff members: Director of Planning C.J. Randall; Director of Codes Marty Moseley; Nick Quilty-
Koval, Town Planner; Daniel Winters, Planning Intern. Via Zoom: Dave O’Shea, Senior Civil Engineer; Justin
McNeal, Civil Engineer; Paulette Rosa, Town Clerk.
Guests: Kathy Apgar Boyd, 176 Pearsall Place owner. Maplewood II project team on Zoom and in person
including but not limited to: David Herrick, T.G. Miller; Michele Palmer, Graham Feltham, and Scott Whitham,
Whitham Planning Design Landscape Architecture; Henry Weinberg, CBT Architects; Mike Kavanaugh,
Greystar Development; and Cornell Real Estate Director Jeremy Thomas
1. Persons to be heard: None.
2. Committee announcements and concerns: None
3. Approval of May meeting minutes: Rich moved; Rod seconded. The May 16, 2024, minutes were approved
with two minor corrections. 2-ayes.
4. 176 Pearsall Place rezoning request: Kathy Apgar Boyd was present for the committee discussion of the
rezoning request for a portion of the 4.14-acre parcel at 176 Pearsall Place in the Town’s Light Industrial and
Conservation zoning districts. The parcel is divided by the South Hill Recreation Trail and the City of Ithaca
has expressed possible interest in the section in the Conservation Zone for watershed protection and a potential
subdivision may be needed if that transaction takes place. Brief questions related to the intended rental use of
the property were discussed. The owner is planning long-term rental during the academic months and staying
there for the summer when needed. Short-term rental as an option was also mentioned. Permanent, owner-
occupied rental is not being proposed as the permanent residence of the owner is elsewhere. The use history is
long term and consistent as well and ownership has been in the same family per Ms. Boyd. She stated the use is
not anticipated to change and it is unclear to her as to how the property was zoned Light Industrial originally
when it was always a residential home.
The Planning Committee members present had no objections to the proposed re-zoning of 176 Pearsall Place
from Light Industrial to High Density Residential or another appropriate residential zone deemed appropriate to
match the long time use and character of the parcel. It was mentioned again that the rental use regulations must
be adhered to for the operating permit to be granted and the owner should become familiar with those terms and
permitting process, if the re-zoning is approved by the Town Board.
Ms. Boyd was instructed to continue the re-zoning process with the Town Board with a favorable
recommendation by the committee. C.J. added that just the southern portion of the parcel, the LI zoned section
is proposing to be re-zoned and the process could go before both the city and town approval process within a
few months to be complete.
5. Maplewood II development proposal presentation and introduction of rezoning request. Several
members were present in person and via Zoom to present the Maplewood II development proposal. A brief
history of the Maplewood I development was given, and slides were shown to introduce this project’s
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development team and financial partners. It was stated that this project is smaller, 650 units with 800 beds.
Cornell intends to lease the ground to Greystar and it will be on the Town tax rolls, providing dense affordable
and sustainable graduate student housing. The differences in the projects mentioned are there are fewer (six),
but taller buildings proposed and a community center; no retail space is being proposed in Maplewood II by the
applicant due to the rich amenities in close proximity although reserving limited allowable amount for service
related possibility in the future is proposed in the PDZ language. One vehicular connection between the
existing phase and new. A through-site multi-use path connection is shown to give access to the East Ithaca
Recreation Trail network as well. The water tower will remain, and the development will occur around the
parcel. A low parking ratio is being proposed around the perimeter of the project utilizing a Transportation
Demand Management strategy.
The applicants are requesting the four vacant parcels, approx. 9 acres, be rezoned as a new Planned
Development Zone to achieve the project goals. Initial draft PDZ language was included in the materials and
discussed briefly. Specific highlights in the PDZ mentioned by Rich were to add “up to” 5 stories in the height
section. EV charging stations for 2% of the parking spaces was mentioned, is this adequate? The multi/mixed-
mode transportation was also mentioned and if curbing is most suitable for bicyclists and to give more thought
to the foot and bike traffic (safety in particular) if aiming for a more walkable community and less vehicular
traffic. The width of the road and possible bike lanes was brought up and the width being wide enough for fire
access. Which way the bikes would go was also discussed, through the development or to the nearest exit to
main street. Utilities, whether public or private, and adequacy of the existing infrastructure were discussed. It
was stated that the ownership would be private and not dedicated to the town, same as phase 1. The power and
heat sources are proposed to be electric, and the Ithaca Energy code supplement will be met. The closer
setbacks and taller buildings were brought up and the 25% of the gross site area being community open space
but it being limited to parks (including non-linear), greens and plazas-would this be adequate space for onsite
recreation?
Rod noted that this is the development the Town likes to see where the housing is close to amenities.
Engineering was asked whether the nearby sewer interceptor could handle the increased flows from the
development. David responded that proposed flow calculations have not been provided for a detailed water and
sewer availability analysis; however it initially appears there is sufficient capacity and the joint sewer
interceptor that serves the area is adequate. He also commented that the crosswalk will need to be improved or
serviced for the increased trail use. The plan also seems to not show the existing 3-4 public parking spaces
parallel to the road for recreational trail users, the town would like to see those brought back close by or a small,
paved area for use close to the trail head. The 3 potential curb cuts onto the town road were also mentioned and
possible conflicts for exit and entering the property.
Michele noted the traffic study was recently completed and will be shared with the town, the crosswalk was
addressed, and the middle curb cut possibly being an entrance only/one way.
C.J. provided the committee with a memo that summarized the background, existing site conditions,
comparisons between Maplewood I and the proposal for Maplewood II along with points for further inquiry.
She noted the referral to the Business Energy Advisory program that can help with complying with the Energy
Code Supplement and energy modeling. The neighborhood pattern and design were of importance and how the
building facades would interact with the circulation network and mixed-mode thoroughfares.
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The committee felt the project proposal was conceptually ready to go to the planning board for sketch plan
review in July and the PDZ draft language will continue to be refined to be discussed again at this committee
before advancing to the Town Board.
6. Electric Vehicle Charging Stations and potential modifications to Town Code 270 (Zoning). A draft
local law amendment to add the definition and the accessory use for electric vehicle charging stations in all
zones (note to add PDZ zones to the list) as well as a Principal use in the Vehicle Fueling and Repair
commercial zone. Design and technical review criteria language was also included. A change was
recommended in the proposed definition section to add “hybrid” in front of electric vehicles as well as section
219.8 A. Intent: remove “Electric Vehicle Charging Stations” and replace with “the use of electric vehicles”.
The committee was in favor of this language being proposed as amended to the town board for consideration.
7. Staff updates and reports.
C.J. updated on the following:
An article for the Safe Streets 4 All project will be highlighted in the Town Newsletter and an e-mail will be
sent to interested parties regarding the upcoming July 17th public information sessions.
State bills related to Complete Streets may have not passed but the bill for requiring a certain number EV
charging stations in NY State owned parks did pass and is awaiting the Governor to call for it to sign. Margaret
will follow up with CJ with more information.
The Planning Committee will review portions of the Town CIP plan in July.
The South Works project team continues to meet, transportation and infrastructure is the current focus in the
town portion of the development. Pro housing community designation may be sought through the Town
Planning Department with the new staff being onboarded. This could benefit South Works or other projects in
the future.
Westhill TND preliminary discussions continue with Conifer and INHS for a New Neighborhood Code
development. This zoning includes a design charette and the plan will come to the planning committee later this
summer.
The new town planner Nick Quilty-Koval was introduced to the committee as well as the new planning intern
Daniel Winters
Margaret asked about T-GEN, Rod replied that the town is still waiting on the NYS level, it was not discussed at
the last PSC meeting, but it is hopeful for July.
8. Next meeting date and upcoming agenda items: July 18, 2024, 3:00 p.m. Potential agenda: Town CIP,
Maplewood II PDZ, Westhill TND possibly. Margaret noted that she has a monthly meeting that overlaps the
PC by 30 minutes, she requested the PC adjust the time but will see first if the other meeting time can be altered
instead.
The Town of Ithaca Planning Committee meeting concluded at 4:16 p.m.
Town of Ithaca Planning Dept.
July 3 2024
Amabel Cottage Court
615 Five Mile Dr.
Preliminary description /proposal for zoning change request
Background: This narrative assumes some basic knowledge of the site, i.e. that
the parcel has a large permanent DEC easement related to the flood control
system, stream set back constraints, is not on the existing or proposed FEMA flood
zone maps, and that the easement area may be the site of staging spoils from
dredging the inlet in the not-too-distant future.
Dear Planning Cmte,
Although the address is Five Mile Dr., this property is off of Inlet Rd. It is
immediately adjacent to the Amabel Pocket Neighborhood and the future Black
Diamond Trail as it conveys southward to Negundo woods and Buttermilk Falls
State Park.
Currently the site consists of an amalgamation of steel buildings that are used fo r a
taxi service office, fleet storage and maintenance, a shop and office for both a
remodeling company, and a plumbing company. The outdoor easement area is used
for storage of vehicles, boats, trailers, portapotty, large garbage bins , and sundry
other objects and detritus.
I am the developer, builder and also resident of Amabel Pocket Neighborhood. I
would love to be able to turn this unique Inlet Valley property into a small cottage
court residential community consisting of 8 one-bedroom cottages, and required
parking spaces. All eight cottages and parking are placed neatly on the section of
the parcel unencumbered by easements or stream set back . The cottages all face a
center courtyard , and each cottage has its own small yard/garden area. This
arrangement, like Amabel Pocket Neig hborhood employs many of the ideas of
Architect Ross Chapin , and has benefitted greatly from the help of John Anderson of
Incremental Development.
The concept would convert the large eased area currently occupied by the items
mentioned above into an open park-like space. The large steel buildings would
become small attractive one-bedroom homes with their “backs” to the open space.
Residents would still be able to enjoy the beauty of the site, yet during the dredging
it would not be their first and last experience as they come and go. Both the
created open space and the cottage court comport well with the Town’s vision for
this area.
Indeed, this use of the site is far more compatible with the Town’s vision than the
current use.
This property has been for sale for 6 years at least. It has received interest from
developers, small building trade companies, a storage rental facility amongst
others. All of these intended uses , together with the existing one fail to deliver
anything remotely close the Town’s vision . The site is severely constrained by the
lack of a sanitary system, municipal water, the existing use permit, the easements
and stream set back. Due to the extreme constraints of the site, the feasibility and
likelihood of a conversion to something in complete accord with the Town’s comp
plan is improbable. It will remain as it is whether the current owners retain it or it is
sold to a conforming business.
As evidenced by the relative use of the road by the 12 occupied homes on Inlet Rd
and the taxi service, vehicle use of Inlet Rd. and its connection to 13A will diminish
considerably. This significant reduction in traffic should secure DOT approval.
TG Miller Engineers have definitively established that the Amabel Sanitary system
can easily accommodate much more than 8 one-bedroom units.
The realization of Amabel Cottage Court not only complements Amabel Pocket
Neighborhood, it also pays proper respect to this beautiful site and the significant
investment in one of the Town and State’s treasures - the Black Diamond Trail and
the 5 state parks it connects.
Please consider this request for review and submission to the Town Board for
consideration.
Thank you,
Susan Cosentini
615 Five Mile Dr
Looking down the inlet
Amabel Pocket Neighborhood
Possible Units
Established Cottage Court Community
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Susan Ritter
From:Susan Ritter
Sent:Wednesday, July 20, 2022 4:48 PM
To:Susan Cosentini
Subject:615 Five Mile Drive - appropriation of land by NYS
Attachments:2015 Ithaca Dispatch.pdf; Liber 470 Book 524.pdf; Book 553 Book 519.pdf
Sue,
I am responding to your inquiry regarding the developability of 615 Five Mile Drive. As you know, I contacted the
Tompkins County Assessment Department to understand why there was a discrepancy between the survey you provided
showing a 2-acre lot and the 0.44 acre lot that the Assessment Department indicates in their database. After some
research, Assessment has indicated that while the survey you provided is correct (the lot is 2.0 acres in size), they are
only assessing the 0.44 acre of the lot due to the limitations on its development potential given the significant easement
on the property.
I’ve clipped the pertinent language from the easement and pasted it below, as well as attached the referenced
appropriation documents identified in the Ithaca Dispatch deed. The easement states that NYS has the rights to “clear
and grub trees, shrubs, brush, debris and structures.” And to “Place, keep, and operate machines, tools and
equipment” at all times, within their easement area. This makes the easement area significantly problematic for
development purposes. In addition, this easement is with New York State. The Letter of No Objection that you provided
to me is not with NYS, but with the U.S. Army Corp of Engineers and it does not release any rights granted to NYS for the
easement.
I can’t see the Town approving a residential development on 615 Five Mile Drive that would necessitate utilizing the
easement area for a building or even dedicated/required parking.
Regards,
Sue
Susan Ritter, Director of Planning
215 N. Tioga Street
Ithaca, NY 14850
(607) 273-1747 x120
Greystar
Maplewood Phase II
Phone: 607.272.1290 Email: admin@whithamdesign.com 404 North Cayuga Street, Ithaca NY 14850
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• Updated draft of the PDZ language in Microsoft Word format to allow for easier
commenting and editing Development Review Application
• Executive Summary of the Traffic Analysis and TDM
The project team intends to submit for Site Plan Review on July 19th in anticipation of an
August 20th Planning Board meeting to begin the formal review process.
We look forward to our conversation and please let us know if there are any questions.
Sincerely,
Michele A Palmer
RLA, ASLA, LEED GA
Senior Associate
Whitham Planning Design Landscape Architecture, PLLC
July 10, 2024
CJ Randall
Director of Planning
The Town of Ithaca
215 North Tioga Street, Ithaca, NY 14850
Re: Maplewood Phase II – July 20, 2024 Meeting with the Town Board Planning
Committee
Dear CJ and all,
On behalf of the project team, please find as part of this email updated materials for
consideration by the Town’s Planning Committee.
The materials included in this submission are as follows:
3196 White Bridge Road
Chittenango, NY 31037
Tel: (315) 391-5110
Memorandum
Date: July 8, 2024
To: Ms. Michele Palmer - Whitham Planning & Design, PLLC
Re: Executive Summary - Traffic Impact Assessment
Maplewood Graduate and Professional Student Housing - Phase 2 Development
Project Understanding
The existing Maplewood Graduate and Professional Student Housing development is located along Veteran’s
Place between Maple Avenue and Mitchell Street in the Town of Ithaca. The proposed Phase 2 development
will be located to the west of the existing development and will include an additional 800+/- beds for additional
graduate and professional student housing. Access will be provided via a one way loop road access from Maple
Avenue around the existing water tower (entrance to the east of the tower, exit to the west of the tower), a full
access driveway from Maple Avenue located 360 feet to the east of the loop access, and via interconnection to
the existing Maplewood development at Lena Street.
Data Collection
Site visits were conducted on April 24th and 25th, 2024 to collect existing traffic volume counts,
gap/speed/driveway sight distance data for the proposed access driveways, existing parking inventory and
demand data for the current Maplewood development, and other data needed to evaluate traffic operations, such
as intersection geometry, control, and speeds limits. All area schools were in session.
Existing Operations
Based on the traffic counts collected, the following peak hours were identified and studied:
Weekday Morning Peak Hour – 8:00am to 9:00am
Weekday Midday Peak Hour – 11:30pm to 12:30pm
Weekday Evening Peak Hour – 4:30pm-5:30pm
The existing 2024 traffic counts were reviewed and compared to historical traffic volume data on Mitchell Street
and Ithaca Road and were generally found to be are higher than historical traffic counts in the area. Therefore
there were no adjustments made to the existing traffic volumes collected for this study. The overall traffic
volumes are considered relatively low traffic volumes in the project area.
The existing gaps in traffic observed on Maple Avenue can easily accommodate the additional volume of traffic
that is projected to be accessing the site during all three peak hours.
There is more than adequate sight distance available looking in both directions along Maple Avenue from the
proposed site driveways. There are no concerns with available sight lines to maintain safe ingress and egress
from the site.
The peak observed parking demand in the existing Maplewood phase 1 development was 233 parking spaces at
6:30 in the morning. With 925 existing beds in the development, the observed parking demand was 0.252
parking spaces per bed.
Ms. Palmer
July 8, 2024
Page 2 of 3
Re: Executive Summary - Traffic Impact Assessment
Maplewood Graduate and Professional Student Housing - Phase 2 Development
The results of the existing conditions Synchro capacity analyses indicate that all signalized movements in the
study area are operating at acceptable Levels of Service D or better during all three peak hours and all
unsignalized movements in the study area are operating at acceptable Levels of Service C or better during all
three peak hours.
There are no concerns noted with existing traffic operations on Maple Avenue in the vicinity of the Maplewood
2 Graduate & Professional Student Housing development.
Accident Analysis
An accident analysis was completed for the study area using history reports obtained for a three year period
from December 2020 through November 2023. Over the three year period, there were 44 total accidents in the
study area. The Mitchell Street intersection with NYS Route 79 was identified as a location with higher
accident rate than statewide averages, as was the overall Mitchell Street link between NYS Route 79 and Pine
Tree Road. Overall, 43 of the accidents in the study area were property damage only accidents with only 1
injury accident. There were no pedestrian or bicyclist accidents. There were no fatality accidents.
2029 Background Operations
The proposed development is expected to be completed over approximately five years, therefore 2029 was used
as the design year for this study to allow for a five year growth in traffic. Historical traffic volumes along both
Maple Avenue, Mitchell Street, and Pine Tree Road have been negative between -1.2% to -2.8% per year on the
study area roadways. In order to maintain a conservative overall analysis, a positive +0.5% per year growth
used to grow the 2024 existing traffic volumes to the 2029 background condition.
The Synchro capacity analysis of the 2029 background condition shows minimal increases in delay at the study
area intersections and all Levels of Service are maintained from the existing condition during the three peak
hours.
Trip Generation Estimate and Distribution
Existing trip generation rates for the Maplewood 1 development were calculated and used to estimate the
additional trips that will be generated with the proposed Maplewood 2 development. The following table
summarizes the trip generation estimate for the proposed Maplewood 2 development.
Trip Generation Summary - Maplewood 2 Graduate & Professional Student Housing Development
Weekday Morning
Peak Hour
Weekday Midday
Peak Hour
Weekday Evening
Peak Hour
Enter Exit Enter Exit Enter Exit
Student Apartments – 800 Bedrooms 21 34 32 35 39 43
The additional trips generated were distributed through the study area based on existing traffic patterns in the
area.
Ms. Palmer
July 8, 2024
Page 3 of 3
Re: Executive Summary - Traffic Impact Assessment
Maplewood Graduate and Professional Student Housing - Phase 2 Development
Build Operations
The Synchro capacity analysis of the build condition with the proposed Maplewood phase 2 development
indicates that the additional development will have only minimal impacts on traffic operations in the study area.
All traffic movements are projected to continue to operate at Levels of Service D or better during the three peak
hour with some minor increases in delay of 2-5 seconds for certain movements. All traffic movements at the
proposed site driveways on Maple Avenue are projected to operate at Level of Service A during all three peak
hours.
Parking Demands
The proposed Maplewood 2 Graduate & Professional Student Housing development includes 178 on-site
parking spaces. Using the observed peak parking demand for the Maplewood 1 development of 0.252 spaces
per bedroom, the anticipated peak parking demand for the proposed additional 800 bedrooms is 202 spaces.
Excess parking that is available in the phase 1 development (100+ spaces) could be used to meet any additional
demands over what is provided in the phase 2 development.
Traffic Demand Management Plan
It is recommended that the Maplewood 2 development use TDM strategies consistent with the current practices
of the Maplewood 1 development including coordination with the Cornell TDM Program, coordination with
TCAT, encouraging carpooling, supporting Ithaca Carshare and Bikeshare programs, incorporating
infrastructure to promote walking and biking, and making sure information is available to residents. Consistent
with the existing development, parking should be provided via paid permits separate from the rental charges.
This will help discourage personal vehicles by not hiding the additional costs of parking in the rent charges.
Conclusions
The additional traffic generated by the proposed Maplewood 2 Graduate & Professional Student Housing
development will have no significant impact on traffic operations in the area. It is anticipated to be a minor
traffic generator, consistent with the existing Maplewood development. There are sufficient gaps in traffic to
accommodate the additional traffic turning into and out of the development, good sight lines, no significant
accident history in proximity to the development, and no traffic capacity concerns. The development should
continue to implement TDM strategies consistent with the existing development and continue to look for
additional opportunities to promote alternative modes of transportation. There are no mitigation measures
recommended.
Prepared by - Gordon T. Stansbury, P.E., PTOE – GTS Consulting
Maplewood Phase II
TDM
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Maplewood Phase II
Traffic Demand Management Strategy
7-10-2024
The following TDM (Traffic Demand Management) strategy is for Maplewood Phase II, on Maple
Avenue, in the Town of Ithaca, NY. The development, located just a short walk from Cornell’s
central campus, East Hill Shopping Plaza, and Collegetown, naturally lends itself to multimodal
transportation. Many of the prospective residents, especially international students, do not own
cars and rely on alternative modes of transportation including public transit, biking, and walking
to get to campus and complete their day-to-day tasks.
Traffic Demand Management (TDM) programs are implemented to promote alternative modes
of travel and reduce the number of single occupancy vehicle trips in the area. Noted benefits of
TDM programs include reduced traffic congestion and vehicle emissions.
Consistent with the current practices of the Maplewood development, the following TDM
strategies are recommended for Maplewood Phase II. TCAT, Ithaca Carshare, and Ithaca
Bikeshare have been consulted regarding their on-site presence.
• Transit Coordination – The Maplewood Phase II team met with Mathew Rosenbloom
and Jeremiah Anderson of TCAT on June 26th, 2024, to discuss strategies to maximize
ridership and minimize vehicular traffic. TCAT’s bus route number 81, which passes the
development, is one of the most popular TCAT routes with service twice per hour. TCAT
suggested they would be willing to expand service if warranted by increased ridership.
The existing bus stops at the intersection of Maple Avenue and Veterans Place are
within 900 feet of the development, which is less than a 5-minute walk. TCAT has
expressed interest in adding a bus stop, or pair of stops, on Maple Avenue, to serve the
new development. Due to the population being served and the relatively low car
ownership, both the Maplewood Phase II project team and TCAT agree that this
development will generate a significant increase in ridership from this location, making
the addition of a stop or two appropriate.
• Car Share – The Maplewood Phase II team met with Sandy Harrison and Liz Fields, of
Ithaca Carshare, on June 19th, 2024, to discuss their potential involvement in the
development. Ithaca Carshare is part of The Center for Community Transportation, a
local nonprofit organization that also includes Ithaca Bikeshare. Using carsharing
programs reduces the need for personal vehicles which reduces parking demand.
Cornell campus currently has some of the highest ridership in the city, according to
Ithaca Carshare, reinforcing the need for expanded service here. The Center for
Community Transportation is discussing the inclusion of ‘micro-mobility hubs’ with the
Maplewood Phase II team, which would house both electric bicycles and cars serving
the development. The Ithaca Carshare program currently has a car near the site,
located on the north side of Maple Avenue to the west of Veterans Place. While typically
cars are located on public streets, given the 1,650+ residents of the Maplewood
Maplewood Phase II
TDM
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community, they are open to potentially placing a car within the Maplewood site. Ithaca
Carshare is interested in coordinating with the project team and is reviewing existing
usage in the area to determine whether there is a need for additional vehicles to meet
future demand.
• Bike Share – The Maplewood Phase II team met with Jeff Goodmark, the director of
Micro-mobility for the city as well as Ithaca Bikeshare, on June 17th, 2024. The Ithaca
Bikeshare program currently has parking hubs located at the north and south ends of
Veterans Place. The Veterans Place hubs have some of the highest usage in Ithaca
Bikeshare’s service area, making it clear that this is a good location for cycling. Using
Bikeshare encourages this alternate mode of travel without requiring the rider to own a
bicycle. Bikeshare locates bicycles based on usage data - they believe additional bikes
should be placed in the Maplewood Phase II development and will adjust the number
based on usage. Bikeshare, as well as Ithaca Carshare, are enthusiastic about the
potential for ‘micro-mobility hubs’ providing tenants with a physical space in which to
access electric bikes and vehicles. Both are invested in facilitating heightened
awareness of these and other means of alternate transportation.
• Cornell TDM Program – The Maplewood Phase II team will implement strategies
consistent with the June 2008 Cornell University Transportation Impact Mitigation
Strategies Report.
• Transportation Alternatives Information – Bus schedules, walking and bicycling
maps, and maps showing the location of hubs for Ithaca Bikeshare and Ithaca Carshare
will be made readily available, making alternative transport more approachable.
• Location and Quantity of Bicycle Parking Spaces – The proposed project will include
convenient bicycle parking locations with clear sight lines to the access points of the
buildings. Safe and secure longer-term storage will exist within parking areas for
privately owned bicycles. Bikeshare bikes will not require any security. The number of
bicycle parking spaces will encourage more residents and visitors to utilize biking as a
viable means of transportation.
• Carpooling – The development should encourage carpooling through Cornell’s existing
transportation services.
• Promote Walking – Internal sidewalks and pedestrian-scale lighting create an
integrated transportation network and increase the likelihood of residents walking rather
than using personal vehicles. All sidewalks shall be built to ADA-compliant standards.
Connections will be provided between the project site and the contiguous East Hill
Recreation Way for safe and convenient access.
• Parking Pricing – Consistent with the existing development, parking will be provided via
paid permits separate from the rental charges. This will help discourage personal
vehicles or nonresident parking by making it clear to tenants that parking is an additional
cost, not included in the price of housing.
Maplewood Phase II
TDM
3
Conclusions & Recommendations
Based on the traffic study results, it is anticipated that the additional traffic generated by the
proposed Maplewood Phase II development will have no significant impact on traffic operations
in the area. It indicates that this development will be a minor traffic generator, consistent with
the existing Maplewood development. There are sufficient gaps in traffic to accommodate the
additional traffic turning into and out of the development, good sight lines, no significant accident
history near the development, and no traffic capacity concerns. The project team will continue to
implement TDM strategies consistent with the existing development and look for additional
opportunities to promote alternative modes of transportation.
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Introduction
The Maplewood II Planned Development (PD) Zone enables and guides the redevelopment of the Maplewood
Phase II housing complex, and its underlying site, into a compact, 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.
The project envisions a high-density housing type with a community center and potential future neighborhood
commercial use. Planned Development Zone No. 15 (Maplewood Phase I, §271-15) consists of both medium
and high-density zones. Phase II will function as an additional high-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 II 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 between Mitchell Street and Maple Avenue, including the
Maplewood site.
271-18.1 Transect 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 the PDZ 18
Maplewood Phase II site area. Figure 1 is an illustrative example of the transect
subzone locations and allocation for Maplewood I P15 (approved) and Maplewood II
P18.Figure 1: Example of transect subzone location and allocation.
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271-18.2 Permitted principal and accessory uses
The following table shows permitted uses in PD 18, with specific location limitations where applicable.
P = permitted use. • = not allowed.
(cs) = commercial space in apartment building
(cc) = community center
Use (definitions in § 271-18.6) PD-18
Dwelling unit P
Health/wellness practice P (cc) (cs)
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Professional office P
Daycare center P (cc) (cs)
Restaurant P (cs)
Retail and service: general P (cs)
Artisan P (cc) (cs)
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 18 is: less than or equal to 650 units.
The following table shows the breakdown of unit types in PD 18.
Program Total Units Total Beds
Studios 240 240
One Bedroom 190 190
Two Bedroom 185 370
Totals 615 800
271-18.3 B. Civic and open space
1. Required civic building area
The PDZ 18 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 18 site must have ≥25% of its gross area assigned for community open space. Open space types,
settings, and requirements include the following.
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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
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 and Trails
1. Thoroughfare and trail types and design
There is one thoroughfare type: neighborhood local street: there is one trail type: multi-use trail
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Thoroughfare type ►
▼ Characteristics
Neighborhood local street
Purpose Primary street through the entire PD site.
Right-of-way width 56’-64’
Sidewalk width 5’-8’ (one side - on the building side of the street and where
parallel parking is located)
Tree lawn width * 6’-10’ (one side)
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; shared lanes marked with sharows
24’ (two 12’ lanes, no lane dividing marking) where fire access is
not required; shared lanes marked with sharows
Curb type barrier
Trail type ►
▼ Characteristics
Multi-use Trail
Purpose Pedestrian and bicycle circulation.
Trail width 10’
Curb type none
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Thoroughfare and Trail sections (illustrative examples)
Existing thoroughfares along the perimeter of the PDZ 18 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 or trail must have hard surface paving (porous or solid asphalt, concrete, or segmental pavers) for
sidewalks, parking lanes, and travel lanes.
Neighborhood Local Street Section
Multi-use Trail Section
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2. Thoroughfare and trail layout
A thoroughfare or trail must be permanently open to the public and provide community-wide access as part of an overall
connected street network. A thoroughfare or trail 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 PD-18
Width at the front (sidewalk or ROW edge) 100’ – 300’
Building coverage in site envelope ≤ 70%
271-18.5 B. Building types and disposition
Principal building types include the following.
Building type ►
▼ Disposition
Apartment building Civic building
Illustrative example
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Setback: site envelope edge
Frontage buildout on a street
• 0’-20’ primary frontage
• 0’-20’ corner side frontage
• ≥50% primary frontage
• ≥50% corner side frontage
n/a
Front façade and main entrance
orientation
May face street or public green space May face street or public green space
Bulk/Massing
Height
Gross floor area (GFA, square feet)
Street-facing wall length without ≥
2’ offset:
Building length: primary façade
• 5 stories
n/a
≤ 175’ ground story
≤275’
• 1-3 stories
• 5,000 ft² -12,000 ft² n/a
n/a
n/a
Façade transparency: primary
frontage.
≥30% ground story
≥30% upper story
≥30% ground and upper stories
Façade transparency: corner side
frontage
Façade transparency: side/rear
facade (if not a party wall):
≥30% ground story
≥30% upper story
≥30% ground and upper stories
≥30% ground and upper stories
≥30% ground and upper stories
Occupancy
Dwelling Units
Commercial
90 to 110 per building
≤ 5,000 sq ft. on the ground floor,
cumulative for the site
n/a
n/a
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.
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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.
Use Motor vehicle 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
Residential: 2 bedroom unit 0.0 to 0.5 spaces/unit
Non-residential (all uses) 0.0 to 0.5 spaces / 500’² 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.
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On-street parking spaces may count towards required parking.
Two motorcycle parking spaces (each space ≥4.25’ x 7’) may count as one motor vehicle parking space.
2. Off-street parking lot location
Off-street surface parking may be 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 ≤10 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.
≥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 ≤30’ along the block length.
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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’ except where restricted by fire access requirements.
• 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’ except where restricted by fire access requirements.
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”.
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
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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: ≤16’
• Elsewhere: ≤12’
Design and location:
• Pole design should have a distinct base, middle, and top.
• Maximum form base/Sono tube 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.
271-18.6 Definitions
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
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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 childcare (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
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
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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
development, structures, and uses in Planned Development Zone No. 18.
271-18.8 PD area
Area rezoned. The area encompassed and rezoned in accordance with this section to be Planned Development Zone
No. 18 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. 18
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:
15
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.
1
TOWN OF ITHACA
LOCAL LAW NO. ____ OF THE YEAR 2024
A LOCAL LAW AMENDING CHAPTER 270 (ZONING) OF THE TOWN OF ITHACA CODE
ADDING ELECTRIC VEHICLE CHARGING STATIONS AS USES
Be it enacted by the Town Board of the Town of Ithaca as follows:
Section 1. Chapter 270 (Zoning), Article III (Terminology) of the Town of Ithaca Code,
§ 270-5 (Definitions) is amended by adding the following definition:
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.
Section 2. Chapter 270 (Zoning), Article V (Conservation Zones) of the Town of Ithaca
Code, § 270-14 (Permitted accessory buildings and uses) is amended by adding a new subsection
M reading as follows:
“M. Electric Vehicle Charging Station.”
Section 3. Chapter 270 (Zoning), Article VI (Agricultural Zones) of the Town of Ithaca
Code, § 270-29 (Permitted accessory buildings and uses) is amended by adding a new subsection
O reading as follows:
“O. Electric Vehicle Charging Station.”
Section 4. Chapter 270 (Zoning), Article VII (Lakefront Residential Zones) of the Town
of Ithaca Code, § 270-43 (Permitted accessory structures and uses) is amended by adding a new
subsection N reading as follows:
“N. Electric Vehicle Charging Station.”
Section 5. Chapter 270 (Zoning), Article VIII (Low Density Residential Zones) of the
Town of Ithaca Code, § 270-56 (Permitted accessory buildings and uses) is amended by adding a
new subsection O reading as follows:
“O. Electric Vehicle Charging Station.”
Section 6. Chapter 270 (Zoning), Article IX (Medium Density Residential Zones) of the
Town of Ithaca Code, § 270-68 (Permitted accessory buildings and uses) is amended by adding a
new subsection N reading as follows:
“N. Electric Vehicle Charging Station.”
2
Section 7. Chapter 270 (Zoning), Article X (High Density Residential Zones) of the
Town of Ithaca Code, § 270-79 (Permitted accessory buildings and uses) is amended by adding a
new subsection L reading as follows:
“L. Electric Vehicle Charging Station.”
Section 8. Chapter 270 (Zoning), Article XI (Mobile Home Park Zones) of the Town of
Ithaca Code, § 270-91 (Permitted accessory uses) is amended by adding a new subsection K
reading as follows:
“K. Electric Vehicle Charging Station.”
Section 9. Chapter 270 (Zoning), Article XII (Multiple Residence Zones) of the Town of
Ithaca Code, § 270-101 (Permitted accessory buildings and uses) is amended by adding a new
subsection K reading as follows:
“K. Electric Vehicle Charging Station.”
Section 10. Chapter 270 (Zoning), Article XIII (Commercial Zones Generally) of the
Town of Ithaca Code, § 270-114 (Permitted accessory uses) is amended by adding a new
subsection I reading as follows:
“I. Electric Vehicle Charging Station.”
[Deleted Sections 12 (Office Park Commercial Zones) and 14 (Lakefront
Commercial Zones) below, because § 270-114 begins with: “Permitted accessory uses in all
Commercial Zones shall be the following:” Through Section 10, EVCSs are allowed as
accessory uses in all Commercial Zones, including Office Park Commercial and Lakefront
Commercial Zones. As EVCSs in even residential zones do not require special permit, I
assume you do not want to add a special permit requirement for EVCSs in Lakefront
Commercial Zones (§ 270-142 in now-deleted Section 14 does require special permit for the
additional accessory uses listed there). Let me know if that assumption is wrong.]
Section 11. Chapter 270 (Zoning), Article XIV (Neighborhood Commercial Zones) of
the Town of Ithaca Code, § 270-126 (Permitted principal uses) is amended by adding a new
subsection E(2) reading as follows:
“E(2) Electric Vehicle Charging Station.”
[Section 270-126 is for principal uses, not accessory uses] This section -- § 270-126E
– limit the use to the area on which construction occurs on the land is 5,000 s.f. or less.
Section 12. Chapter 270 (Zoning), Article XVII (Vehicle Fueling and Repair
Commercial Zones) of the Town of Ithaca Code, § 270-137 (Permitted principal uses) is
amended by adding a new subsection D reading as follows:
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“D. Electric Vehicle Charging Station.”
Section 13. Chapter 270 (Zoning), Article XIX (Light Industrial Zones) of the Town of
Ithaca Code, § 270-146 (Permitted accessory buildings and uses) is amended by adding a new
subsection N reading as follows:
“N. Electric Vehicle Charging Station.”
Section 14. Chapter 270 (Zoning), Article XX (Industrial Zones) of the Town of Ithaca
Code, § 270-160 (Permitted accessory buildings and uses) is amended by adding a new
subsection M reading as follows:
“M. Electric Vehicle Charging Station.”
Section 15. Chapter 271 (Zoning: Special Land Use Districts), § 271-6 Special Land Use
District No. 4 (Limited Mixed Use, Statler West) of the Town of Ithaca Code, subsection B is
amended by adding a new subsection B(7) reading as follows:
“(7) Electric Vehicle Charging Station.”
Section 16. Chapter 271 (Zoning: Special Land Use Districts), § 271-8 Planned
Development Zone No. 7 (Limited Mixed Use, Ithacare) of the Town of Ithaca Code, subsection
B(2) is amended by adding a new subsection B(2)(g) reading as follows:
“(g) Electric Vehicle Charging Station.”
[Accessory uses in the Ithacare/Longview PDZ are subject to site plan approval. The
other PDZs in this law do not specifically require site plan approval for their accessory
uses. Any need to state that Longview does not need site plan approval for EVCSs? Need to
review all PDZ site plan triggers.]
Section 17. Chapter 271 (Zoning: Special Land Use Districts), § 271-9 Special Land Use
District No. 8 (Limited Mixed Use, EcoVillage) of the Town of Ithaca Code, subsection E
(Accessory uses) is amended by adding a new subsection E(9) reading as follows:
“(9) Electric Vehicle Charging Station.”
Section 18. Chapter 271 (Zoning: Special Land Use Districts), § 271-10 Special Land
Use District No. 9 (Limited Mixed Use, Cornell Precinct 7) of the Town of Ithaca Code,
subsection F (Accessory uses) is amended by a new subsection F(10) reading as follows:
“(10) Electric Vehicle Charging Station.”
Section 19. Chapter 271 (Zoning: Special Land Use Districts), § 271-11 Planned
Development Zone No. 10 (Limited Mixed Use, Brookdale Senior Living) of the Town of Ithaca
4
Code, subsection D (Permitted accessory buildings, structures and uses) is amended by a new
subsection D(6) reading as follows:
“(6) Electric Vehicle Charging Station.”
Section 20. Chapter 271 (Zoning: Special Land Use Districts), § 271-12 Special Land
Use District No. 11 (Limited Mixed Use, Cornell Chilled Water Plant) of the Town of Ithaca
Code, subsection C (Accessory uses and structures) is amended by adding a new subsection
C(8) reading as follows:
“(8) Electric Vehicle Charging Station.”
Section 21. Chapter 271 (Zoning: Special Land Use Districts), § 271-13 Planned
Development Zone No. 12 (South Hill Business Campus) of the Town of Ithaca Code,
Subsection E (Permitted accessory buildings, structures and uses) is amended by adding a new
subsection E(9) reading as follows:
“(9) Electric Vehicle Charging Station.”
Section 22. Chapter 271 (Zoning: Special Land Use Districts), § 271-14 Planned
Development Zone No. 13 (Belle Sherman Cottages) of the Town of Ithaca Code, Subsection E
(Permitted accessory buildings, structures and uses ) is amended by adding a new subsection
E(9) reading as follows:
“(9) Electric Vehicle Charging Station.”
Section 23. Chapter 271 (Zoning: Special Land Use Districts), § 271-15 Planned
Development Zone No. 14 (Limited Mixed Use, Ithaca Beer Company) of the Town of Ithaca
Code, subsection E (Permitted accessory buildings, structures and uses) is amended by adding a
new subsection E(8) reading as follows:
“(8) Electric Vehicle Charging Station.”
Section 24. 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 25. This local law shall take effect immediately upon filing with the New York
Secretary of State.
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Formatted: Header
Introduction
The Maplewood II Planned Development (PD) Zone enables and guides the 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. and potential future neighborhood commercial
use. Planned Development Zone No. 15 (Maplewood Phase I, §271-15) has two zones: oneconsists of both
medium and high-density and one high density.zones. Phase II will function as a third higheran additional high-
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 II 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
includesincluding the Maplewood site.
271-18.1 Transect 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 the PDZ 1718
Maplewood Phase II site area. Figure 1 is an illustrative example of the transect
subzone locations and allocation for Maplewood I P15 (approved) and Maplewood II
P17P18.Figure 1: Example of transect subzone location and allocation.
• 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.
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Left
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271-18.2 Permitted principal and accessory uses
The following table shows permitted uses in PD 1718, with specific location limitations where applicable.
P = permitted use. • = not allowed.
(st) = storefrontcs) = commercial space in apartment building
(cc) = community center
Use (definitions in § 271-18.6) PD-1718
Dwelling unit P
Health/wellness practice P (cc) (stcs)
Formatted: Not Expanded by / Condensed by
Formatted: Condensed by 0.35 pt
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Professional office P
Daycare center P (cc) (stcs)
Restaurant P (stcs)
Retail and service: general P (stcs)
Artisan P (cc) (stcs)
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 1718 is: less than or equal to 650 units.
The following table shows the breakdown of unit types in PD 18.
Program Total Units Total Beds
Studios 240 240
One Bedroom 190 190
Two Bedroom 185 370
Totals 615 800
271-18.3 B. Civic and open space
1. Required civic building area
The PDZ 1718 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 1718 site must have ≥25% of its gross area assigned for community open space. Open space types,
settings, and requirements include the following.
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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
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 and Trails
1. Thoroughfare and trail types and design
There is one thoroughfare type: neighborhood local street: there is one trail type: multi-use trail
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Thoroughfare type ►
▼ Characteristics
Neighborhood local street
Purpose Primary street through the entire PD site.
Right-of-way width 56’-64’
Sidewalk width 5’-8’ (one side - on the building side of the street and where
parallel parking is located)
Tree lawn width * 6’-10’ (one side)
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; shared lanes marked with sharows
24’ (two 12’ lanes, no lane dividing marking) where fire access is
not required; shared lanes marked with sharows
Curb type barrier
Trail type ►
▼ Characteristics
Multi-use Trail
Purpose Pedestrian and bicycle circulation.
Trail width 10’
Curb type none
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Thoroughfare and Trail sections (illustrative examples)
Existing thoroughfares along the perimeter of the PDZ 1718 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 or trail must have hard surface paving (porous or solid asphalt, concrete, or segmental pavers) for
sidewalks, parking lanes, and travel lanes.
Neighborhood Local Street Section
Multi-use Trail Section
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2. Thoroughfare and trail layout
A thoroughfare or trail must be permanently open to the public and provide community-wide access as part of an overall
connected street network. A thoroughfare or trail 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 PD-1718
Width at the front (sidewalk or ROW edge) 100’ – 300’
Building coverage in site envelope ≤ 70%
271-18.5 B. Building types and disposition
Principal building types include the following.
Building type ►
▼ Disposition
Apartment building Civic building
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Illustrative example
Setback: site envelope edge
Frontage buildout on a street
• 0’-20’ primary frontage
• 0’-20’ corner side frontage
• ≥50% primary frontage
• ≥50% corner side frontage
n/a
Front façade and main entrance
orientation
May face street or public green space May face street or public green space
Bulk/Massing
Height
Gross floor area (GFA, square feet)
Street-facing wall length without ≥
2’ offset:
Building length: primary façade
5• 5 stories
n/a
≤ 100’175’ ground story
≤275’
• 1-3 stories
• 5,000 ft² -12,000 ft² n/a
n/a
n/a
Façade transparency: primary
frontage.
≥30% ground story
≥30% upper story
≥30% ground and upper stories
Façade transparency: corner side
frontage
Façade transparency: side/rear
facade (if not a party wall):
≥30% ground story
≥30% upper story
≥30% ground and upper stories
≥30% ground and upper stories
≥30% ground and upper stories
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0.03" + Indent at: 0.1", Tab stops: 0.1", Left
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Level: 1 + Aligned at: 0.03" + Indent at: 0.1", Tab
stops: 0.1", Left
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Occupancy
Dwelling Units
Commercial
90 to 110 per building
≤ 5,000 sq ft. on the ground floor,
cumulative for the site
n/a
n/a
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.
Use Motor vehicle parking (range) Bicycle parking
Residential: studio unit 0.0 to 0.25 spaces/unit ≥1 secure or short-term space / 2.5 units
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Residential: 1 bedroom unit 0.0 to 0.25 spaces/unit
Residential: 2 bedroom unit 0.0 to 0.5 spaces/unit
Non-residential (all uses) 0.0 to 0.5 spaces / 500’² 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 7’) 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 ≤10 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.
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6. Renewable energy
Any parking space (on-street and off-street, for any type of vehicle) may have an electric vehicle charging station.
≥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 ≤30’ along the block length.
A maximum of 25% of the trees on the entire site as a whole may be from a single tree species.
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’ except where restricted by fire access requirements.
• 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’. except where restricted by fire access requirements.
Short tree species must have a mature height of ≥20’.
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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”.
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: ≤16’
• Elsewhere: ≤12’
Design and location:
• Pole design should have a distinct base, middle, and top.
• Maximum form base/sonotubeSono tube top is ≤4” above grade.
• Poles must not block sidewalks or walkways.
3. Attached fixtures
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• 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.
271-18.6 Definitions
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
carechildcare (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.
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Pavement, fixed: Durable, fixed surface formed from asphalt, concrete, tightly spaced segmental pavers, and/or
similar durable materials, both pervious and impervious.
Pavement, porous: Durable surface allowing easy passage of water through pores. This includes segmental
pavers, open cell pavers, and similar products; and ribbon/double track driveways with wheel strips of a durable
pavement material. This does not include crushed stone, wood chips, dirt, grass, or other loose or unimproved
surfaces.
Place of assembly (use in § 271-18.3): 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
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Officer may withhold any building permit, certificate of occupancy, or certificate of compliance, and/or prevent the
occupancy of said building or land.
2. Town Code applicability
Except as otherwise specified in this section, all provisions of the Town of Ithaca Code shall apply to all
development, structures, and uses in Planned Development Zone No. 1718.
271-18.8 PD area
Area rezoned. The area encompassed and rezoned in accordance with this section to be Planned Development Zone
No. 1718 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. 1718
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.