HomeMy WebLinkAboutPC Packet 2024-08-15 ..101111111-
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TOWN OF ITHACA
NEW YORK
DEPARTMENT OF PLANNING
215 N. Tioga St 14850
607.273.1747
www.town.ithaca.ny.us
TOWN OF ITHACA PLANNING COMMITTEE
THURSDAY,AUGUST 15,2024 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 July meeting minutes.
4. Consider proposed amendments to add Town-owned sewer infrastructure exemption to
Town Code Chapter 270 (Zoning).
5. Continue review of Maplewood II development rezoning proposal.
6. West Hill (Conifer) Traditional Neighborhood Development Early concept review
proposal presentation and introduction of New Neighborhood Code rezoning request.
7. Staff updates and reports.
8. Discuss next meeting date and upcoming agenda items.
A quorum of the Ithaca Town Board may be present, however,
no official Board business will be conducted.
Town of Ithaca Planning Committee
Thursday,July 18,2024
(3:00 PM Aurora Conference Room and on Zoom)
Draft Minutes
Committee members present: Rich DePaolo, Chair; Rod Howe. Margaret Johnson
Board/Staff members: Director of Planning C.J. Randall; Director of Codes Marry Moseley; Nick Quilty-
Koval, Town Planner; Dave O'Shea, Senior Civil Engineer; Justin McNeal, Civil Engineer.
Guests: Amabel Cottage Court: Susan Cosentini of New Earth Living. Maplewood II project team on Zoom
and in person including but not limited to: Michele Palmer, Jacob von Mechow and Scott Whitham, Whitham
Planning Design Landscape Architecture; Henry Weinberg, CBT Architects; Mike Kavanaugh, Greystar
Development; Andrew Beckman, Wes Gevaris.
1. Persons to be heard: None.
2. Committee announcements and concerns: None
3.Approval of June meeting minutes: Rich moved, Rod seconded;The June 20 minutes were
approved with a few minor corrections. 3 Ayes.
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4.Amabel Cottage Court concept proposal presentation. Sue'Cosentini of New Earth Living submitted a
preliminary description and proposal for eight(8) one-bedroom standalone homes at 615 Five Mile Drive.
There are a few existing steel buildings that are used for a taxi service, fleet maintenance and storage along with
other plumbing and remodeling company offices. The parcel is two (2) acres, but a large permanent NYSDEC
easement and stream setbacks restricts the potential for redevelopment. Applicant states the property has been
for sale for several years and is adjacent to the developer's current Amabel pocket neighborhood; the new
development could potentially connect to the private existing sanitary sewer system and the encumbered area
would serve as open-park type space for the parcel.
Staff and committee's initial comments were that the a walkable, close to transportation network and trails
and the housing type is needed in the area. The site constraints and the existing LDR zoning seem to be the
largest factors,however the committee was not opposed to the described concept being pursued further. It was
noted that the existing Amabel neighborhood was achieved by a cluster subdivision and a Planned Development
Zone(PDZ) approach.
5. Continue review of Maplewood II development rezoning proposal. Michelle Palmer of Whitham Design
presented a memo with an updated draft PDZ language proposal as well as the Executive Summary (dated July
8, 2024, prepared by Gordon T. Stansbury, P.E., PTOE of GTS Consulting) excerpt from the Traffic Impact
Assessment that was briefly mentioned at the last committee meeting.
Committee members asked for clarification regarding acceptable levels of service: for example, is D the lowest
and A the highest? It was asked if a formal commitment from TCAT to add a bus stop and shelter has been
made and noted that the frequency of the bus service should be a large factor in the selection of a bus stop
location. The Maplewood team noted there previously was a bus stop and shelter in the area and it may be
preferred for the bus to enter the development, utilizing the wider streets rather than stopping on Maple
Avenue).
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Improving the streetscape along Maple Ave was discussed, including walkability to the trails and connection to
East Hill Plaza. Comments related to the parking area and street designs were concerns about the perpendicular
parking and bicyclist safety, shared lane versus dedicated bike lane possibilities. The developer noted there are
internal sidewalks proposed and new sidewalks along the front of the development on the south side of Maple
Ave. The paving surfaces were discussed and a material pallet with a contemporary design approach was shown
with an eye level view. Double rows of trees were shown as a way to help mitigate the scale of the tallest
building. Engineering noted that no trees should be in the Maple Avenue right-of-way.
The committee then discussed the proposed setbacks of 0'-20'; committee members asked whether zero is even
feasible. Setbacks for the accessory buildings within the development will also need to be identified. The
committee did not want the 5-story building to be intrusive to the neighborhood. Marry noted the front facade
needed a definition added to the language as primary, corner and side are all the same.
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It was also discussed whether the proposed 5% of the parking spaces proposed to be designated for electronic
vehicles was adequate and whether bike and scooter charging and storage were also adequate.
The Applicant team will continue to revise and develop the concept plan and PDZ language, and a site visit will
be scheduled soon.
6. Continue consideration of proposed amendments to add EV charging stations as uses to the Town
Zoning Code. C.J. explained that the Attorney for the Town suggested further revisions to help simplify the
draft code amendment to add electric vehicle charging as a use. Committee members were in favor of the
language as amended to move forward to the Town Board for consideration in August.
7. Staff updates and reports.'
C.J. updated on the following: '
An additional LLC application for a Cannabis license in the town is pending approval by NYS, bringing the
total to three (3)total applications pending with the NYS Office of Cannabis Management.
The Town Conservation Board is following the proposed major NYSDEC Wetlands updates that will likely
reduce the acreage for jurisdictional review. Tompkins County did wetland mapping and the town will
coordinate with the county to update the Town's local Freshwater Wetlands regulations (Town Code Chapter
161), which were last updated in 1976.
A notice of award has been announced for the Transportation Alternatives Program (TAP) East Shore Drive
bicycle and pedestrian corridor project funding. The anticipated schedule is to be under contract with NYSDOT
in the fourth quarter of this year.
Tompkins County Safe Streets 4 All (SS4A)project public information session has been moved to Wednesday,
July 24th with virtual presentations at 6& 6:45 pm. E-mails have been sent to parties interested and the
information has been posted to the town website.
8.Next meeting date and upcoming agenda items: August 15, 2024, 3:00 p.m. Rich noted he is not available
for the September meeting, all agreed to move the meeting to Monday, September 16th at 3:00 p.m. Potential
August agenda: Conceptual presentation of West Hill TND/Conifer housing proposal.
The Town of Ithaca Planning Committee meeting concluded at 4:30 p.m.
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TOWN OF ITHACA
. NEW YORK
DEPARTMENT OF ENGINEERING
Stormwater,Sanitary Sewer, Potable Water, Roads, Parks,and Trails
114 Seven Mile Drive, Ithaca, N.Y. 14850
ENGINEERING@TOWN ITHACANY.GOV
PHONE: 607.273.1656
FAX: 607.272.6076
www.townithacany.gov
DATE: 7/31/2024
TO: Planning Committee
FROM: David O'Shea, P.E. Director of Engineering
RE: Amendment of the Code of the Town of Ithaca Chapter 270-230.2
Per Chapter 270-230.2 of the Code of the Town of Ithaca, Town-of-Ithaca owned water
infrastructure is not required to comply with certain provisions of the Zoning Chapter.
This proposal is to amend the code to include Town-owned sewer infrastructure in
Chapter 270-230.2. The amendment also proposes a modification of the code to make
the other provisions of Chapter 270 not applicable to Town-of-Ithaca water and sewer
infrastructure.
The Town has a large amount of existing Town-owned water and sanitary sewer
infrastructure in place. The various systems throughout the town have been designed
and expanded as the need has arisen. This has created an interdependency between
various system components. Structures and components (including but not limited to
water tanks, pumping stations, above grade valve stations, buried valve vaults,
generators, wetwell, etc.) are significantly constrained as to their locations, heights, and
aesthetics. Sites are generally kept to the minimal size necessary while maintaining
operation of the infrastructure.
When these items require repair, modification, and/or replacement a review is
conducted by the Code Enforcement Department. It is often determined that a variance
is required due to height, setbacks, lot coverage, or use. Newly created overlay districts
may also have implications to a project in these zones. To proceed forward with the
project, a variance is required from the Zoning Board of Appeals (ZBA).
Past projects have also been required to submit a Site Plan review application and
materials to the Planning Department. Approval by the Planning Board (PB) has been
required to proceed with various projects.
All water and sewer improvement projects must receive Town Board approval, conform
to the Public Interest Order (PIO) requirements, and be approved and authorized by the
board before a project can be bid on.
The proposed amendment would remove the requirement to appear before the ZBA and
PB for zoning related items and to conform to Chapter 270 requirements. Proposed
improvement projects would be/are discussed at Town Board meetings. These projects
appear before the Town Board multiple times for various approval requirements.
Existing Code:
270-230.2Town-owned water infrastructure.
[Added 2-13-2017 by L.L. No. 4-2017]
The provisions of this chapter regarding height, setbacks, buffers and lot coverage shall
not apply to any Town-of-Ithaca-owned water infrastructure, including but not limited to
tanks, mains, pump stations, pressure relief valves, associated structures and
appurtenances.
Proposed Code:
270-230.2Town-owned water and sewer infrastructure.
The provisions of this chapter Tegar�', eight Setba `ks b iffers rueyepage shall
not apply to any Town-of-Ithaca-owned water and sewer infrastructure, including but not
limited to tanks, mains, pump stations, pressure relief valves, generators, valve
buildings and vaults, wet-wells, manholes, and associated structures and
appurtenances.
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 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 between Mitchell Street and Maple Avenue,including the
Maplewood site.
271-18.1 TransectSubzone
. A transect subzone defines parts of the larger site that will have certain physical
and functional characteristics.Maplewood Phase I and Maplewood Phase 11
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 11 site area. Figure 1 is an illustrative example of the transect
subzone locations and allocation for Maplewood I P15(approved)and Maplewood 11
P18.Figure 1:Example of transect subzone location and allocation.
1
b 11 a
ILle
IP
ell St,
40
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i rl
r
• i '
•
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V
PD.I5-H Pp,,.a.
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)
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
271-18.3A.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 4.000-sf space within a civic building IQ 5 agre area assigned for a community
center use. . 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 srssarea the total site must be 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.
• 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 lo- Neighborhood local street
V Characteristics
Purpose Primary streetthrough the entire PD site.
Rig ht-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 lo- Multi-use Trail
V Characteristics
Purpose Pedestrian and bicycle circulation.
Trail width 10'
Curbtype none
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Thoroughfare and Trail sections(illustrative examples)
Y s
9'-6" 5'-0- ®'A" 12'B" 32'-8" 18'A T�'
Landscape Walk Parallel Shared Car Perpendicular Landscape
Parking Lane Lane Parking
Neighborhood Local Street Section
r D 1a'-0- 1B'-a
Lr�nrl::r r, Ms.d— La dsr,pe
Multi-use Trail Section
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.
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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
271-18.5A.Performance Standards Site envelope Gonfiguration
Notwithstanding the foregoing,any use permitted in this Special Land Use District shall be in conformity with the
following additional standards: '
the f6IRGtOGRal equivalent efan individual 196101diRg lot for site plaRRiRg. it does RGt imply or eRable a gurrent er
1. (1) Height.The maximum height of buildings and structures shall be as follows:
a. No building shall be erected,altered,or extended to exceed 58 feet in height from the lowest Formatted
interior grade nor 60 feet in height from the lowest exterior grade measured from the lowest point
of grade at the exterior building wall to the highest point of the roof of the building,but excluding
rooftop appurtenances such as mechanical equipment,exhaust pipes,radio antenna provided
such appurtenances do not themselves exceed an additional 12 feet in height.
b. No structure,other than a building,shall be erected,altered,or extended to exceed 20 feet in
height.
2. Ground coverage.Total coverage of ground by structures,road pavement,parking lots and pedestrian
area pavements shall not exceed 30%of the Special Land Use District.Total maximum ground coverage
by buildings alone shall not exceed 20%of the Special Land Use District.
3. Yards.
a. Unless a deviation is authorized by the Planning Board,for good cause shown,the yard Formatted
requirements shall be as follows:
i. Front yard:from Maple Avenue Right-of-way shall be not less than 12 feet. Formatted
ii. Side yards:from property line shall be not less than 30 feet.
iii. Rear yard:from property line shall be not less than 10 feet.
4. Building Separation.Building separation will be as dictated by the NYS Fire Code for building type and r.____ Formatted:Numbered+Level:1 + Numbering Style:
construction method. 1,2,3,...+Start at:1 +Alignment:Left+Aligned at:
0.35"+Indent at: 0.6"
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Width at the front(sidewalk o.ROW edge) I(Al 2001
Buildingsoverage on site envelope <70
271-18.5 B.Building types and disposition
Principal building types include the following.
Building '" Formatted Table
Disposition
Illustrative example To be completed
SetbaGk-, ldina Facad •0'20'pr""^,fMAtpgO n/a
�� � Formatted: No bullets or numbering
edge
•n ory sg•pg•side r•gprggg
>!50%primary frontage
Frontage bu ildout on a street
>!50%corner side frontage
Frontfagade and main entrance May face street or public green space May face street or public green space
orientation
8
Bulk/Massing
Height 5 stories 1-3 stories
Gross floor area(GFA,square feet) n/a 5,000 ft'-12,000 ft'n/a
Street-facing wall length without>_
2'offset:
!-175'ground story n/a
Building length:primary facade
!Q75' n/a
Facadetransparency:primary >_30%ground story >!30%ground and upper stories
frontage.
>!30%upper story
Facadetransparency:corner side >!30%ground story >!30%ground and upper stories
frontage
>!30%upper story
Facade transparency:side/rear
facade(if not a parry wall): >!30%ground and upper stories >!30%ground and upper stories
Occupancy
Dwelling Units 90 to 110 per building n/a
Commercial !-5,000 sq ft.on the ground floor, n/a
cumulative for the site
Zoning code(or successor code)provisions allowing certain building features to encroach beyond setback or
height limits also apply.
271 1111 c G.Other h..:l.dings
An aGG@ssory building must be 530'frarn a site envelope line or sidemralk fronting on a thorough " Formatted:Heading 2,Indent:Left: 0",Right: 0",
d frorn other site envelope lines Space Before: 5.75 pt
An aGGessory building may be behind a PFiRGipal building. it may not be in front e r to thp rmdp. `" Formatted:Heading 2,Indent:Left: 0",Space Before:
271-18.5 CB.Building form and design 5.75 pt
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.
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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 from adjacent pedestrian walkways and thoroughfares. beyend
- -^' ^^ -Glae. 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 D€.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 z1 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.
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 On the rear of 2 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.
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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 ft'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.
>_5%of off-street parking spaces will be provided with electric vehicle charging stations at project opening.
>_20%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 E .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 ft'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:52000 ft2 of contiguous open space
area.For:550%of all required canopy trees in other landscape areas,2 short trees may substitute for 1 canopy
tree.
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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 FG.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 G#.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.
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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::516'
• Elsewhere::512'
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
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).
13
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
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
14
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>S 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 addi'i^^'^the requiremeRtG OR§"n 186 the site^'^^M ^'^"^'^'Site^ ^'^^^
lesatieas-
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:
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.
15
Section 4.This local law shall take effect immediately upon its filing with the New York Secretary of
State.
16
OWHITHAM Greystar
PLANNING DESIGN LANDSC:APEARCHITECTURE,PLLC Maplewood II
August 6, 2024
CJ Randall
Director of Planning
The Town of Ithaca
215 North Tioga Street, Ithaca, NY 14850
Re: Maplewood II —August 15, 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:
• Updated draft of the PDZ language in Microsoft Word format with track changes to allow
for easier commenting and editing and to highlight what has been changed from the
previous draft
• Explanatory memo regarding the Level of Service standards for traffic analysis
Note that per our staff discussion on 8/5/2024, we have removed language related to the
"building envelope" which is an imaginary boundary between buildings. This language was
carried over from Maplewood I and is less applicable to the campus like layout of Maplewood II.
Instead, we suggest more conventional descriptions for setbacks, coverage, and separation
between buildings.
Additionally, we have added a column to the building type table for accessory building, namely
the bicycle storage sheds. We will complete this column in our next draft.
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
Phone:607.272.1290 Email:admin e whithamdesign.com 404 North Cayuga Street,Ithaca NY 14850 1
OWHITHAM
Greystar
Maplewood II
PLANNING DESIGN LANDSCAPE ARCHITECTllRE,PLLC Town Planning Committee
Memorandum
To: Rich DePaolo and the Town of Ithaca Planning Committee
From: Michele Palmer
RE: Clarification of terms used in the traffic study for Maplewood II
Below are clarifications based on questions asked by the Planning Committee at the July 18, 2024, meeting.
The traffic analysis quantifies the quality of traffic flow in terms of levels of service (LOS). There are six levels
of service, with LOS A indicating very low levels of delays and LOS F indicating high levels of delays
associated with congestion. These represent a data measurement of quality for the operational conditions
within a traffic stream, and the perception of conditions by motorists and/or passengers.
In discussions with Gordon T. Stansbury P.E., PTOE, he clarified that nearly all reviewing agencies, including
the NYSDOT, hold level "D" as the threshold for acceptability for intersections with a traffic signal and "E"
without a signal. All the signalized intersections in the project study area are operating at overall Levels of
Service C or better during the three peak hours studied. There are some specific movements at the Route
79/Mitchell Road intersection and the Dryden Road five-way intersection that are operating at Level of Service
D under existing conditions. The analysis predicts that our project will have very minor impacts on the LOS at
those intersections but will add 2-5 seconds of average delay to some movements in the study area. All other
intersections are better than D, predominantly A or B. The minor drops in Levels of Service as a result of the
project are summarized on the bottom of page 8 in the traffic study.
The following table lists reference standards with the corresponding LOS and delays expected
LOS for Signalized Intersection
LOS by Volume-to-Capacity Ratio v/c
Control Delay v/c :51.0 v/c >1.0
seconds/vehicle
<_10 A F
>10-20 B F
>20-35 C F
>35-55 D F
>55-80 E F
>80 F F
LOS for Non-Signalized Intersections
LOS by Volume-to-Capacity Ratio v/c
Control Delay v/c :51.0 v/c >1.0
seconds/vehicle
<_10 A F
>10-15 B F
>15-25 C F
>25-35 D F
>35-50 E F
>50 F F
404 N Cayuga Street,Itbaca NY 14850 607.272.1290 infa@avbitbamdesign.com 1
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 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 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.
1
Tom
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P0615-H PD-18
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)
•�
Dwelling unit P
Health/wellness practice P(cc)(CS)
2
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
The PDZ 18 site must have a 4,OOOsf space within a civic building assigned for community center use. 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 the total site must be assigned for community open space. Open space
types, settings, and requirements include the following.
3
Open space
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.
• 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
4
ThoroughfareNeighborhood local
V Characteristics
Purpose Primary street through the entire PD site.
Right-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)
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 Oil- Multi-use Trail
V Characteristics
Purpose Pedestrian and bicycle circulation.
Trail width 10,
Curbtype none
5
Thoroughfare and Trail sections (illustrative examples)
�-Y
9'-6° 5
6. 8 ,3 12 6 12'6,. 1$'_0 T_O,
Landscape Walk Parallel Shared Car Perpendicular Landscape
Parking Lane Lane Parking
Neighborhood Local Street Section
,
-0' 10' 0" 7&'-q` 7.-0:'
a�ide•ca::o Nleadow walk Lawn Lc.ndsc pc
Multi-use Trail Section
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.
6
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.
2t1-18.b Site and building design
271-18.5 A. Performance Standards
1. Notwithstanding the foregoing, any use permitted in this Special Land Use District shall be in conformity
with the following additional standards:
2. Height. The maximum height of buildings and structures shall be as follows:
a. No building shall be erected, altered, or extended to exceed 58 feet in height from the lowest
interior grade nor 60 feet in height from the lowest exterior grade measured from the lowest point
of grade at the exterior building wall to the highest point of the roof of the building, but excluding
rooftop appurtenances such as mechanical equipment, exhaust pipes, radio antenna provided
such appurtenances do not themselves exceed an additional 12 feet in height.
b. No structure, other than a building, shall be erected, altered, or extended to exceed 20 feet in
height.
3. Ground coverage. Total coverage of ground by structures, road pavement, parking lots and pedestrian
area pavements shall not exceed 30% of the Special Land Use District. Total maximum ground coverage
by buildings alone shall not exceed 20% of the Special Land Use District.
4. Yards.
a. Unless a deviation is authorized by the Planning Board, for good cause shown, the yard
requirements shall be as follows:
i. Front yard: from Maple Avenue Right-of-way shall be not less than 12 feet.
ii. Side yards: from property line shall be not less than 30 feet.
iii. Rear yard: from property line shall be not less than 10 feet.
5. Building Separation. Building separation will be as dictated by the NYS Fire Code for building type and
construction method.
7
271-18.5 B. Building types and disposition
Principal building types include the following.
Building type Do- Apartment building Civic building Accessory building
Disposition
Illustrative example Table to be completed
1
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Building Facade n/a
Frontage buildout on a street >_50%primary frontage
• >_50%corner side frontage
Front fagade and main entrance May face street or public green space May face street or public green space
orientation
Bulk/Massing
Height 5 stories 1-3 stories
Gross floor area(GFA,square feet) n/a 5,000 ftZ-12,000 ftZ n/a
Street-facing wall length without>_
2'offset:
<_ 175'ground story n/a
Building length:primary fagade
<_275' n/a
Fagadetransparency:primary >_30%ground story >_30%ground and upper stories
frontage.
>_30%upper story
Fagadetransparency:corner side >_30%ground story >_30%ground and upper stories
frontage
>_30%upper story
Facade transparency:side/rear
8
facade(if not a party wall): >_30%ground and upper stories >_30%ground and upper stories
Occupancy
Dwelling Units 90 to 110 per building nla
Commercial <_5,000 sq ft. on the ground floor, nla
cumulative for the site
Zoning code (or successor code) provisions allowing certain building features to encroach beyond setback or
height limits also apply.
271-18.5 C. 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 from adjacent pedestrian walkways and thoroughfares. . 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 D. Parking
1. Required parking spaces
The cumulative total of parking for the PD site is as follows.
Motor
Residential:studio unit 0.0 to 0.25 spaces/unit >_1 secure or short-term space/2.5 units
9
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.
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.
10
6. Renewable energy
Any parking space (on-street and off-street, for any type of vehicle) may have an electric vehicle charging station.
>_5% of off-street parking spaces will be provided with electric vehicle charging stations at project
opening.>_20% 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 E. 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:52000 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.
11
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 F. 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 G. 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: :516'
• Elsewhere: :512'
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
12
• 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 Uetinitions
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 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.
13
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.
2 i'll-18.1 AU1`l inistratlon
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.
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
14
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.
2-71-18.8 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:
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.
15
conifero
PARTNERS IN BUILDING COMMUNITY
August 5t", 2024
Attn: C.J. Randall
Director of Planning
Town of Ithaca
215 N Tioga St
Ithaca, NY 14850-4357
607-273-1721
cjrandall@townithacany.gov
Re: Conifer West Hill TND Early Concept Review Submission
Dear C.J. Randall and all,
On behalf of the project team, and in accordance with the Town of Ithaca New Neighborhood Code,
we are submitting a proposal for a mixed use village full traditional neighborhood development
(TND) for Early Concept Review for the August 151" Planning Committee Meeting. The project
proposes a new neighborhood of up to 400 units on an approximately 50 acre site on West Hill off
Mecklenberg Road. Embracing the vision of the Town of Ithaca's 2014 Comprehensive Plan, the
project proposes a compact mixed-used neighborhood that is pedestrian-friendly and human-scale
designed, and offers mixed-income housing options with connections transportation networks,
community and public green spaces, and access to adjacent Town parkland.
The project team is composed of:
• Conifer Realty LLC — Developer
• HOLT Architects—Architects
• T.G. Miller, P.C. —Civil Engineers
• Whitham Planning Design Lanscape Architecture, PLLC— Landscape Architects, Approvals
Coordinators
The submission is intended to provide the vision of the new neighborhood development proposal
and draft materials for the first design charrette.
Documents included:
• Project Narrative
• Charrette Structure
• Public Outreach Letter
• Charrette Boards (including concept plans)
• Draft Municipal Approvals Schedule
• Public Outreach Mailing List
OWHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Itbaca NY 14850 607.272.9290 infogwbitbamdesign.com
conifer
PARTNERS IN BUILDING COMMUNITY
We appreciate all of your assistance with the application process. Please let us know if there are
additional comments or questions.
Sincerely,
Mary Martin
Designer II,
Whitham Planning Design Landscape Architecture, PLLC
WHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Itbaca NY 14850 607.272.9290 infogwbitbamdesign.com
conifero
PARTNERS IN BUILDING COMMUNITY
Project Narrative
Project Overview
Conifer Realty LLC is proposing a mixed use village full traditional neighborhood development (TND)
of approximately 50 acres on West Hill in the Town of Ithaca, New York accessed off Mecklenburg
Rd (Rte. 79) on parcels 27.-1-13.122 and 27.-1-13.162. The project aims to establish a vibrant,
pedestrian-friendly neighborhood integrating residential, commercial, and civic spaces through a
development encompassing three neighborhood transect (NT) zones: NT-3 Neighborhood Edge,
NT-4 Neighborhood General, and NT-5 Neighborhood Center. These transect zones are defined by
the Town of Ithaca New Neighborhood Code, adopted in 2020. This is the first project within the
Town to seek public input and approvals according to the guidelines of this code since it was
adopted. This close-knit community will include approximately 400 units composed of a mix of
single-family homes, multi-family units, and senior housing, and limited commercial/community uses
guided by the Town of Ithaca's New Neighborhood Code, which promotes community, sustainability,
and efficient land use for new developments in the Town that better integrate with their surrounding
contexts and meet the housing needs of our growing community. The site lies adjacent to 22 acres
of Town Parks, currently accessible via a footpath. The new neighborhood will tie into this valuable
community amenity, providing access for all Town residents to enjoy the open and forested green
space.
Ithaca is one of Upstate New York's strongest markets. Anchored by Cornell University and Ithaca
College, the area boasts a highly educated, young populace that has attracted modern businesses
to the region. This has resulted in modest population growth that has strained the small, compact
urbanized area around the city. When speaking with local officials, brokers, and non-profits, all say
housing availability and affordability are a top issue facing Ithaca.
In 2024,the Ithaca metro has an AMI of$110,200, significantly above the national average of$71,300.
AMI growth has averaged 3.2% year over year; however, it has accelerated recently, increasing by
more than $30k from 2021 to 2024. Notably, since 2020, Ithaca has seen a 12% increase in
population. The median age of the Ithaca population is currently 22.8 years, well below the national
average of 38.5 years.
Growth in employment and students living off campus has outpaced housing needs in Tompkins
County. While the county aimed for an additional 3,800 ownership units of single-family homes and
condominiums by 2025, as of 2022, only 628 were created. The goal of 2,000 new affordable rental
units for residents earning up to 100% of the area median income, was met with 466 new income-
restricted rental units, excluding affordable housing, being added as of 2022.
OWHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Itbaca NY 14850 607.272.9290 infogwbitbamdesign.com
conifero
PARTNERS IN BUILDING COMMUNITY
Overall, Ithaca is a promising market with a substantial need for housing. Development of Conifer's
vacant land will help meet this need by offering a high quality, affordable community to Ithaca's
residents. Under currently zoned, Conifer is permitted to build up to 96 duplexes, totaling 192
dwelling units. Rezoning to a Traditional Neighborhood Development will allow for twice as much
housing in a diverse manner as well as commercial services, having a greater benefit to the
community's current housing needs.
Project Vision
The project seeks to create a mixed-use neighborhood combining residential, commercial, and civic
spaces to foster a lively, inclusive, and economically viable community. It will offer diverse housing
options such as single-family homes, townhouses, and multi-unit apartments, catering to various
income levels, household sizes, and life stages. In a continuously growing housing market, the
project's size and proximity to the City of Ithaca make it quality a convenient option for any resident
working in the City, or nearby at the Cayuga Medical Center. Strategically located commercial
spaces will provide essential services and retail opportunities within walking distance, creating a
walkable "Main Street", and reducing the short trip volume of traffic to Downtown Ithaca and boosting
local economic activity.
Project Team
The developer and owner of this project is Conifer Realty LLC, which has an existing presence in
Ithaca as it owns and operates the adjacent Cayuga View Apartments, Linderman Creek
Apartments, and Conifer Village Senior Apartments residential developments. These developments
offer affordable and senior housing, which are intended to be integrated into the proposed project. In
addition, Conifer Realty owns and operates other residential developments within the Ithaca area
including Conifer Village at Cayuga Meadows, which enjoy a high rental and ownership rate by
tenants. Ongoing site and building maintenance is undertaken by Conifer Realty. Conifer Realty's
headquarters is in Rochester, NY and their staff oversees resident leasing and support services.
The design team for this project is composed of HOLT Architects, Whitham Planning Design
Landscape Architecture, and TG Miller Engineers and Surveyors, which are based in Ithaca, NY,
and have led the design, approvals, and implementation of many locally popular residential and
mixed-use projects. The design team has extensive experience working with Town of Ithaca staff in
presenting detailed proposals that align with municipal and public goals.
Neighborhood Design
The new phased development will create a mixed-density, mixed-income community of up to 400
dwellings. The current plan includes 25 single-family homes, 35 townhouses, 15 walk-up apartments
with a total of 180 units, and 2 large apartment buildings with a total of 160 units. The development
will also feature spaces for commercial/retail use, a bus stop, a community trail, and easy access to
OWHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Itbaca NY 14850 607.272.9290 infogwbitbamdesign.com
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PARTNERS IN BUILDING COMMUNITY
the currently inaccessible community garden and parkland. Once complete, the community will total
nearly 600 dwellings.
The development will follow the New Neighborhood Code guidelines, focusing on creating a
cohesive and functional neighborhood. Thoroughfare and street patterns will ensure safe and direct
access for all users, with various street types catering to specific needs. Stormwater management
practices will account for stormwater runoff and protect water quality in accordance with local and
state guidance, and the details of these plans will be submitted at a later date.
Community engagement will involve public participation in the form of two design charettes that will
be an opportunity to learn about the project and to contribute to its vision, and ensure the
development meets the community's needs. Public charrettes are a central feature of the New
Neighborhood Code and will be facilitated by the Project Team with support from Town staff.
• Pedestrian-Friendly Environment The development will prioritize pedestrian movement
and safety, encouraging walking and cycling. A comprehensive network of streets,
sidewalks, and pathways will connect homes to the community garden, parks, commercial
areas, and public transportation. These multi-modal transportation options assist the project
in reducing its overall carbon emissions by promoting an active lifestyle and taking
advantage of car-free recreation and commuting opportunities provided by the project.
• Parks and Open Spaces The neighborhood design will include ample green spaces and
parks for recreation, aesthetic appeal, and environmental sustainability; including access to
22 acres of Town parkland. Green corridors will connect different parts of the neighborhood,
providing continuous green spaces for walking, jogging, and biking on a network of sidewalks
and trails. This enhances social cohesion of the neighborhood by providing a shared amenity
where neighbors can meet and interact with each other. Passive recreation and gathering
opportunities will be provided in open green spaces and neighborhood amenities such as
seating. Additional site amenities for residents will be determined as part of the public
charrette and as a response to the anticipated needs of residents. Access to the West Hill
Community Garden will enable residents to engage in agriculture, promoting local food
production and community interaction.
• Compliance with New Neighborhood Code Principles The development will adhere to the
New Neighborhood Code guidelines, ensuring cohesive and aesthetically pleasing design.
Clear and consistent design standards within the New Neighborhood Code will guide the
development process, optimizing land use by integrating mixed-use buildings and higher
density housing options. Building housing within proximity to pre-existing neighborhoods and
transportation options assists the Town in reaching its goals of reducing suburban sprawl.
• Appropriate Allocation of New Neighborhood Code Transect Densities: The New
Neighborhood Code defines neighborhood transect (NT) zones, three of which will be
applied to this project: NT-3 Neighborhood Edge, NT-4 Neighborhood General, and NT-5
Neighborhood Center. NT-3 Neighborhood Edge is the least dense and allows a high
percentage of single-family homes. NT-4 Neighborhood General is a medium-density zone
OWHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Ithaca NY 14850 607.272.9290 infogwbithamdesign.com
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PARTNERS IN BUILDING COMMUNITY
that allows for mixed percentages of townhomes and apartment buildings. NT-5
Neighborhood Center is a higher-density zone that allows for mixed-use apartment buildings.
The project will apply these transect zones in an appropriate fashion to the site, ensuring that
transitions between density respond to surrounding neighborhood conditions, which include
an existing primarily single-family residential neighborhood to the east and a medium-density
residential neighborhood to the south. The intention of the New Neighborhood Code transect
zones for lower-to-higher density transitions to occur in gradual and predictable ways.
• Inclusivity and Accessibility The neighborhood will be inclusive and accessible to people
of all ages, abilities, and socioeconomic backgrounds. The percentage of units that will be
available as affordable housing, as well as the percentages of area median income (AMI)
that these units will be committed to, is in the process of being determined, ensuring
individuals and families with varying income levels can reside in the neighborhood. Public
spaces and buildings will follow universal design principles to ensure accessibility for people
with disabilities. The affordable housing component of this project is partially contingent upon
New York State Housing and Community Renewal funding or Low-income Housing Tax
Credits.
• Enhanced Transportation Choices Diverse transportation options will reduce reliance on
private vehicles and promote sustainable mobility. The neighborhood will be well-connected
to existing T-CAT networks, facilitating easy commuting. The design will prioritize pedestrian
pathways and minimize the distance between residential areas and essential services,
making walking a convenient option. Safe and accessible bike lanes will encourage cycling
as a primary transportation mode. Streets will accommodate all users, ensuring safe and
efficient mobility. Resident-owned bikes will have safe storage areas, and resident-owned e-
bikes or e-scooters will be able to be charged on site. A transportation study during this
project's approvals to ensure that this development integrates well with existing road and
transportation infrastructure.
• Community and Place-Making The development will foster a strong sense of community
through thoughtful design and programming. Design elements like building facades, street
furniture and landscaping will create a unique neighborhood identity. Communal spaces like
parks, plazas, and community centers will encourage social interaction. Native tree, shrub,
and perennial selections will lend a sense of place-based character to outdoor open spaces
while creating habitat for pollinators and songbirds.
The project will be developed in phases beginning with the single-family homes, followed by
townhouses and walk-up apartments, with the construction of two affordable senior apartment
complexes in two phases that will complete the project utilizing Low-Income Housing Tax Credits.
The phasing will allow construction to run continuously through completion of the project.
Project Architectural Overview
The project proposes a mix of residential residences with ownership and rental opportunities with
market rate and affordable options. The neighborhood will be comprised of approximately
OWHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Itbaca NY 14850 607.272.9290 infogwbitbamdesign.com
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PARTNERS IN BUILDING COMMUNITY
25 single family homes (1-2 stories)
35 townhomes (2-3 stories)
15 small apartment buildings (180 units total) (3 stories)
2 large apartment buildings (160 units total) (5 stories (4 stories of residential over 1 story of
community/commercial))
Examples of potential commercial uses within this project include informal eateries or dining options,
a convenience store or bodega, a small pharmacy, a day care center, and/or other small-scale
commercial uses that residents of this project as well as residents of adjacent existing
neighborhoods can easily access. The examples given in this text are provided as conceptual ideas,
and the details of commercial uses of this project will be defined at a later date and as a result of
public input and the interest in tenants to be located here.
A community center for the project is proposed as part of this development. This will include a
shared resident gathering space, available for private events as well as neighborhood-wide meetings
and other programming.
All of the buildings will be fully electric and will comply with the Town of Ithaca Energy Code
Supplement.
A focus on human-scale building and site elements will contribute to the pedestrian experience.
Elements that create comfortable human-scale environments include street trees and other
plantings, pedestrian-scale lighting and other street furnishings, and ample sidewalks and building
setbacks. A variety of building types and aesthetics will further contribute to the overall comfort and
character of the neighborhood. This will be achieved by incorporating a mixture of building materials,
colors, textures, massing styles, setbacks, fagade detailing, overall building massing, and other
architectural details in the neighborhoods. When combined, these architectural and site design
details will create a sense of design cohesion throughout the project, while also creating a sense of
unique identity within each of the transect zones. The intended result is identifiable neighborhood
features that blend the different transects to create an intentional neighborhood.
The project team appreciates the time and insight of the Town of Ithaca staff, board members, and
members of the public as we initiate the public approvals process for this project. We look forward to
beginning this public process and to providing the site design and architectural details that will
translate the New Neighborhood Code into a vibrant, well-loved neighborhood with a mix of housing
options for the West Hill community.
OWHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Ithaca NY 14850 607.272.9290 infogwbithamdesign.com
conifer
PARTNERS IN BUILDING COMMUNITY
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Project site location and adjacent Town parkland
OWHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Itbaca NY 14850 607.272.9290 infogwbitbamdesign.com
conifer
PARTNERS IN BUILDING COMMUNITY
Charrette Structure
Charette 1: August 281", 5:00 — 7:00pm
Goal: To inform the public about the rezoning and development project and generate draft concepts
of arrangements of housing densities and roadway/pedestrian path networks on site.
Format: The charrette will have an "open house" type format to allow participants the flexibility to
attend based on their schedule. Stations will be set up around the room to inform the audience about
aspects of the New Neighborhood Code, share precedent images and example concept designs,
and facilitate concept design exercises with participants. During this time, participants will be invited
to comment on the precedents and designs displayed, ending with a station where they can
collaboratively create housing density arrangements and street networks.
Agenda:
1. Introduction
a. Charrette Purpose & Goals
b. Community Need for Housing
c. Project Timeline
2. Town of Ithaca Planning
a. Comprehensive Plan
b. New Neighborhood Code
3. Precedents
a. Neighborhood Types
b. Building Types
c. Parking Types
d. Park and Open Space Types
4. Project
a. Program Summary
b. Site Location
c. Site Analysis Plan
5. Site Concept Plans
a. Concept 1
b. Concept 2
c. Concept 3
6. Site Design Participation
People/roles:
WHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Ithaca NY 14850 607.272.9290 infogwbithamdesign.com
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• Conifer staff will lead the project Introduction station, welcoming participants and introducing
them to the project and charrette process and stations.
• Town of Ithaca Planning Department staff will co-lead the Town of Ithaca Comprehensive
Plan and New Neighborhood Code station with WPD.
• HOLT and WPD staff will lead the Precedent, Project, Site Concept Plans, and Site Design
stations.
Materials: Precedent boards, example concept designs, base maps, dots, pens, markers, and other
drawing materials
Project Website
During the Charrette Process, a website will be made public to provide information on the project
and solicit additional comments during a set period of time. These comments will be included in the
outreach summaries.
Charrette 2: September 26t", 26t", 5:00—7:00pm (to be confirmed)
Goal: To reflect what we heard during Charrette 1 through an updated concept plan and precedents
and get additional feedback to inform design development for the regulation plan application.
Format: The charrette will also have an "open house" format with stations set up around the room for
participants to visit. Introduction stations will be similar to those of Charrette 1 to introduce
participants who did not attend the first charrette to the project and New Neighborhood Code. A
station will be set up to share participants' feedback on precedents and concept designs from
Charrette 1. Updated precedent images responding to those comments will be presented as well as
a concept design reflecting participant responses to example concept designs from Charrette 1 and
concepts designed by participants themselves. Feedback on the design will be solicited to guide the
concept design for the new neighborhood.
Agenda:
1. Introduction
a. Charrette Purpose & Goals
b. Community Need for Housing
c. Project Timeline
2. Town of Ithaca Planning
a. Comprehensive Plan
b. New Neighborhood Code
3. Project
a. Program Summary
b. Site Location
WHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
ENGINEERS AND SURVEYORS
404 N Cayuga Street,Itbaca NY 14850 607.272.9290 infogwbitbamdesign.com
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PARTNERS IN BUILDING COMMUNITY
c. Site Analysis Plan
4. What We Heard
a. Precedents
b. Concept Designs
5. Precedents
a. Neighborhood Types
b. Building Types
c. Parking Types
d. Park and Open Space Types
6. Developed Site Concept Plan
People/roles:
• Conifer staff will lead the Introduction station, welcoming participants and introducing them to
the project and charrette process and stations.
• HOLT and WPD staff will lead the Project, What We Heard, Precedents, and Site Concept
Plan stations.
Location
Conifer Village Community Room
Stakeholders
Neighbors (Residential and Business) within 1/2 mile radius
West Hill Community Garden plot holders
Cayuga Medical Center
Town Staff
Town Board
Planning Committee
Planning Board
Public Works Committee
Tim Logue
Lisa Nicholas
Public Outreach
A letter will be mailed to residents and businesses within a '/2 mile of the project site, informing them
about the project and inviting them to participate in the charrettes. The Town of Ithaca Planning
Department, Town Staff, and key City of Ithaca staff will also be invited.
IAP2 Spectrum of Public Engagement— Involve
WHITHAM T . G . MILLER , P . C .
PLANNING DESIGN LANDSCAPE ARCHITECTURE,PLLC
0 ENGINEERS AND SURVEYORS
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PARTNERS IN BUILDING COMMUNITY
Dear Neighbor,
On behalf of Conifer Realty LLC, we are reaching out to you to discuss a potential development in
the Town of Ithaca on West Hill.
HOLT Architects and Whitham Planning Design Landscape Architecture will be drafting a master
zoning and development plan ("regulating plan") to shape how the area north of Linderman Creek
Apartments will grow in the coming years. Since your property is within the designated '/2 mile radius
of the proposed project (see the enclosed map), we are notifying you of this endeavor in the hopes
that you'll want to be a part of the planning process and share your thoughts and ideas with us.
The Town's Comprehensive Plan, adopted in 2014, envisions a new neighborhood in this area,
known as traditional neighborhood development, or TND for short. TND has a compact form; is built
around pedestrian friendly, human scale streets and public spaces; offers a wide range of housing
and types; and puts residential, commercial, and civic places within walking distance of each other.
It also uses fewer natural resources, less energy, and less land than typical suburban subdivisions
and shopping centers. (Visit https://townithacany.gov/new-neighborhood-code to learn more about
TND, and the Town's new planning regulations that guide its design.)
On Monday, August 281" from 5-7pm at Conifer Village we'll be holding a charrette, a collaborative
design process that includes public participation to create a concept for a regulating plan for this
area. The regulating plan will show the location of new zoning districts, streets and sidewalks, parks
and trails, and other neighborhood features. If the Town Board decides to adopt the regulating plan
after any fine tuning the concept might need, new development in the underlying area must follow it.
We're really excited about what the future holds for this area, and we'd like you to be a part of it.
This will not be the only way to share your opinions. We will host a second charrette as part of our
two-part outreach. More information about the charrettes and this project can be found at
https://coniferllc.com/west-hill-neighborhood-development/. To stay apprised of upcoming West
Hill NND charrette activities, and opportunities for you to get involved and share your ideas, please
let us know how we can best reach you. You can send your email address, phone number, and best
times to get in touch to Kevin Day at kday(a-)coniferllc.com or 646-584-8352 (Your contact
information will stay private.)
Sincerely,
The Conifer, HOLT, WPD, and T.G. Miller Project Team
WHITHAM T . G . MILLER , P . C .
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