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HomeMy WebLinkAboutMWII PDZ PB Packet 10-15-241 DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TO: Planning Board Members FROM: Christine Balestra, Senior Planner DATE: October 8, 2024 RE: Cornell University Maplewood II Development – Recommendation to Town Board Regarding Proposed Planned Development Zone Enclosed please find materials related to a recommendation to the Town of Ithaca Town Board regarding the proposed Maplewood Phase II Planned Development Zone (PDZ), associated with the Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The project, which requires a rezoning from the current zoning (Multiple Residence and High Density Residential Zones) to a PDZ, involves consolidating four parcels and constructing six (6) five-story apartment buildings, containing 615 units/800 beds in studio, one bedroom, and two-bedroom unit configurations. The project will also include some small retail, parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and a community center. The Planning Board reviewed a sketch plan for the Maplewood Phase II project at the July 2, 2024, Planning Board meeting. The Board communicated suggestions and/or concerns to the applicant regarding the project per Town Code § 270-185 B. For the benefit of the new members on the Planning Board, here is an excerpt from the staff sketch plan memo that explains the site characteristics and property history: Site characteristics [The project consists of four adjacent parcels.] The four parcels are bound on the north by Maple Avenue, with Cornell University-owned agricultural fields and the East Lawn Cemetery along the easternmost boundary, and the Cornell Maplewood Graduate and Professional Student Apartments on the south and westernmost boundary. There is a City of Ithaca-owned parcel that contains a city water tank located between the parcels along Maple Avenue. The project site contains vacant land, Cornell farmland, the remnants of the Maple Hill Apartments (building foundations, paved drive lanes, paved parking areas, etc.), some large trees, and a variety of vegetation in various succession. There are no streams, wetlands, significant slopes, or Unique Natural Areas anywhere on or near the property. There are also no known threatened or endangered plant or animal species that would be affected by the project. However, all of the environmental considerations related to the project will be thoroughly analyzed as part of the environmental review process [that will occur at the next stage of review]. 2 Property history Two of the four parcels once contained single-family residences, and one of the parcels is currently farmed. The fourth and largest parcel previously included the Maple Hill (later known as Ithaca East) Apartment Complex, constructed in 1972, and operated by the Abbott family until October 2019. The complex consisted of 82 units in 11 apartment buildings, a small utility shed, and a garage/maintenance building, along with planters, roads, parking areas, playgrounds, and other residential features. The complex was closed and vacated by all tenants shortly after its closing. Cornell, who once owned the property and had a right of first refusal on it, re-acquired the property and installed security fencing around the complex to alleviate the trespassing, vandalism, and criminal activities that plagued the property after closing. Cornell received preliminary and final site plan approval from the Planning Board on February 18, 2020, to demolish the Maple Hill Apartment complex, along with the two adjacent single family residential properties. The approval allowed Cornell to leave the apartment building foundations, existing paving, retaining walls, and existing vegetation, and to cap utilities in anticipation of redeveloping the site in the future. The Planning Board determined that the demolition was a segmentation of the environmental review process, warranted by findings listed in their SEQR resolution for the project. The minutes from the February 18, 2020, Planning Board meeting contain the SEQR resolution and the findings for the segmentation of the environmental review process. Town Board & Planning Board actions The Town of Ithaca’s 2014 Comprehensive Plan Future Land Use Map envisions a Traditional Neighborhood Development character area designation for these properties. To achieve a neighborhood development style that meets the objectives of the Comprehensive Plan, and complements the adjacent Maplewood I project, the applicants have been encouraged to establish a Planned Development Zone (PDZ) for the project. This involves a re-zoning from the High Density Residential and Multiple Residence zoning designations to a PDZ. Rezoning requests typically originate with the Town’s Planning Committee. The Committee met to review the conceptual plans on June 20, 2024. The Planning Committee met again on July 18, August 15, and September 16, 2024, to review the draft PDZ language for the project. The Committee referred the draft PDZ to the Town Board at their September 16, 2024, meeting. On October 7, 2024, the Town Board (legislative body responsible for granting the rezoning), followed the process articulated in Town Code §270, Article XXII, Procedures for Creation of New Zones, and referred the draft PDZ to the Planning Board for a review and recommendation. The draft PDZ language is attached for the Planning Board to consider. According to Town Code, §270-181 (F), the Planning Board will need to hold a public hearing before making their recommendation to the Town Board. Staff anticipates that the Board will discuss the PDZ on October 15th and make the recommendation at a subsequent meeting when the Board makes the SEQR determination and considers preliminary approval for the project. Please feel free to contact me if you have questions regarding this proposal by phone at (607) 273-1721, extension 121, or by email at cbalestra@townithacany.gov. Cc: Michele Palmer, Senior Associate, Whitham Planning & Design, PLLC Leslie Schill, University Planner & Director of Campus Planning, Cornell University Jeremy Thomas, Senior Director of Real Estate, Cornell University Scott Whitham, Principal, Whitham Planning & Design, PLLC 1 10-7-24 for Town Board, Planning Board Introduction The Maplewood II Planned Development (PD) Zone enables and guides the redevelopment of the Maplewood Phase II housing complex, and its underlying site, into a compact, walkable community. This §271-18 uses a form-based zoning approach with objective yet flexible standards, to provide clarity and certainty about site planning and the resulting built environment. The project envisions a high-density housing type with a community center and potential future neighborhood commercial use. Planned Development Zone No. 15 (Maplewood Phase I, §271-15) consists of both medium and high-density zones. Phase II will function as an additional high-density zone within the overall Maplewood community. Maplewood Phase II will connect to Phase I’s grid of streets with a continuation of Lena Street. The Town of Ithaca Comprehensive Plan recommends focusing on new residential development in areas near major employment centers, walkable to nearby destinations, and near the City of Ithaca boundary. Maplewood II is located on an approximately 9-acre infill site entirely within the Town of Ithaca, and approximately 400 feet from the City of Ithaca boundary. The project is near the Cornell University campus, about 1.2 miles east of downtown Ithaca, and within a 10 to 20-minute walk of both East Hill Plaza and the center of Collegetown. The Comprehensive Plan also recommends denser mixed-use traditional neighborhood development between Mitchell Street and Maple Avenue, including the Maplewood site. 271-18.1 Transect Subzone  A transect subzone defines parts of the larger site that will have certain physical and functional characteristics. Maplewood Phase I and Maplewood Phase II constitute subzones of the larger Maplewood community. There are two transect subzones in PDZ 15 of Maplewood Phase I and one subzone in the PDZ 17 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 P17.Figure 1: Example of transect subzone location and allocation. 2 10-7-24 for Town Board, Planning Board 271-18.2 Permitted principal and accessory uses The following table shows permitted uses in PD 17, with specific location limitations where applicable. P = permitted use. • = not allowed. (cs) = commercial space in apartment building (cc) = community center Use (definitions in § 271-18.6) PD-17 Dwelling unit P Health/wellness practice P (cc) (cs) 3 10-7-24 for Town Board, Planning Board Professional office P Day Care center P (cc) (cs) Restaurant P (cs) Retail and service: general P (cs) Artisan P (cc) (cs) Place of assembly P Garden market P Community Garden P Dog Park P Home occupation (accessory to dwelling unit), subject to Town Code 270-219.2 or successor code P 271-18.3 Neighborhood design 271-18.3 A. Dwelling units The number of allowable dwelling units for PD 17 is: less than or equal to 615 units. The following table shows the breakdown of unit types in PD 17. 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 PD 17site must have a 4,000 sf 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 PD 17 site must have ≥25% of the total site must be assigned for community open space. Open space 4 10-7-24 for Town Board, Planning Board types, settings, and requirements include the following. Open space type (definitions in §271-18.6) Park.  A park may be a non-linear area, or linear space following connecting ways or natural corridors  A park can include wooded areas with connecting trails throughout  A dog park  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. 5 10-7-24 for Town Board, Planning Board 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 Thoroughfare type ► ▼ Characteristics Neighborhood local street Purpose Primary street through the entire PD site with two vehicle lanes on the two-way thoroughfare, one lane wide enough to accommodate fire apparatus on the one-way thoroughfare and parking on both sides. Right-of-way width 56’-64’ Sidewalk width 5’-8’ (one side - on the building side of the street and where parallel parking is located) Tree lawn width * 6’-10’ (one side) Parking lane width 8’ (parallel side) 18’ (perpendicular side) Travel area width 26’ (for two-way traffic, two 13’ lanes, no lane dividing marking; for one-way traffic one 26’ travel lane) where fire access is required; shared lanes marked with sharrows Curb type barrier Trail type ► ▼ Characteristics Multi-use Trail Purpose Informal linear paved or stabilized path for pedestrian and bicycle circulation and connectivity to the East Hill Recreation Way and adjacent Planned Development Zone No. 15. Must accommodate all intended users and minimize conflicts. Trail width 10’ with minimum 2’ either side mown grass strip to act as a shoulder Curb type none 6 10-7-24 for Town Board, Planning Board Thoroughfare and Trail sections (illustrative examples) Existing thoroughfares along the perimeter of the PDZ 17 site (Maple Avenue) must have improvements (sidewalks, tree lawns, tree planting, and curbs), so they follow neighborhood local street standards as much as possible. A sidewalk must follow the south side of Maple Avenue along the full PD site frontage. A thoroughfare or trail must have hard surface paving (porous or solid asphalt, concrete, or segmental pavers) for sidewalks, parking lanes, and travel lanes. Neighborhood Local Street Section Multi-use Trail Section 7 10-7-24 for Town Board, Planning Board 2. Thoroughfare and trail layout A thoroughfare or trail must be permanently open to the public and provide community-wide access as part of an overall connected street network. A thoroughfare or trail must not have gated access. A thoroughfare must begin and end at other thoroughfares. An intersection must approximate a right angle as much as possible. 271-18.4 D. Utilities Permanent utilities (water, sewer, natural gas [if any], district heating/cooling, electricity, communications, and the like) must be underground. Short-term utility service for construction activities may be above ground. A utility easement must be in a location where maintenance or repair work will cause the least disruption. Utility easement location must not prevent or undermine street tree planting. 271-18.5 Site and building design 271-18.5 A. Performance Standards 1. Notwithstanding the foregoing, any use permitted in this PD 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 65 feet in height as determined by an average grade plane measure, but excluding rooftop appurtenances such as mechanical equipment, exhaust pipes, radio antenna, elevator override provided such appurtenances do not themselves exceed an additional 12 feet in height. b. Abutting the Maple Avenue frontage between the water tower at 227 Maple Ave. and PD 15-H, no building shall be erected, altered, or extended to exceed 58 feet in height as determined by an average grade plane measure, but excluding rooftop appurtenances such as mechanical equipment, exhaust pipes, radio antenna, elevator override provided such appurtenances do not themselves exceed an additional 12 feet in height. 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 buildings, thoroughfares and trails, parking lots and sidewalks shall not exceed 55% of the PD. Total maximum ground coverage by buildings alone shall not exceed 25% of the PD. 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. 8 10-7-24 for Town Board, Planning Board 271-18.5 B. Building types and disposition Principal building types include the following. Building type ► ▼ Disposition Apartment building Civic building Accessory building (bike storage facility) Illustrative example Building Facade Frontage buildout on a street • ≥50% primary frontage • ≥50% corner side frontage n/a n/a Front façade and main entrance orientation May face street or public green space May face street or public green space May face street or public green space Bulk/Massing Height Gross floor area (GFA, square feet) Street-facing wall length without ≥ 2’ offset: Building length: primary façade • 5 stories n/a ≤ 100’ ground story ≤275’ • 1-3 stories • 5,000 ft² -12,000 ft² n/a n/a • 1 story • 1500 ft² - n/a n/a Façade transparency: primary frontage. ≥30% ground story ≥30% upper story ≥30% ground and upper stories ≥50% ground story 9 10-7-24 for Town Board, Planning Board Façade transparency: corner side frontage Façade transparency: side/rear facade (if not a party wall): ≥30% ground story ≥30% upper story ≥30% ground and upper stories ≥30% ground and upper stories ≥30% ground and upper stories ≥50% ground story ≥50% ground story Occupancy Dwelling Units Commercial 90 to 110 per building ≤ 5,000 sq ft. on the ground floor, cumulative for the site n/a n/a n/a n/a Zoning code (or successor code) provisions allowing certain building features to encroach beyond setback or height limits also apply. 271-18.5 C. 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 roof-top mounted photovoltaic solar panel systems, though any panels must have antireflective coatings. 271-18.5 D. Parking 1. Required parking spaces The cumulative total of parking for the PD 17 site is as follows. 10 10-7-24 for Town Board, Planning Board Use Motor vehicle parking (range) Bicycle parking Residential: studio unit 0.0 to 0.25 spaces/unit ≥1 secure or short-term space / 6 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 / 2000 ft² GFA Public transit stop n/a ≥4 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 ≤10 spaces long. A landscape island should function as part of the larger stormwater management system of the PD site. On-street parallel parking does not require landscape islands. 11 10-7-24 for Town Board, Planning Board 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 may be from a single tree species. A parking lot landscape island must have ≥1 canopy tree for every 160 ft² of landscape island area. 3. Other landscape areas A green, court, or garden (§ 271-18.4 B 2) must have ≥1 canopy tree for every ≤2000 ft² of contiguous open space area. For ≤50% of all required canopy trees in other landscape areas, 2 short trees may substitute for 1 canopy tree. 4. Tree species for the required planting Tree species for required plantings must have these traits.  Native or adapted to upstate New York (USDA hardiness zone 5a, 5b, 6a).  Not invasive (according to the most recent Tompkins County Regional Invasive Species and Worst Invasive Species lists), or species with known parasites or pathogens including ash and hemlock. Follow requirements for allowed or prohibited tree species in Town zoning regulations, if applicable. Street tree species must also have these traits:  Mature height of ≥30’ except where restricted by fire access requirements.  A crown that can grow to shade a sidewalk and street.  Downward-oriented root system.  Salt tolerant.  Not brittle, or prone to dropping heavy fruit. 12 10-7-24 for Town Board, Planning Board 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 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: ≤16’  Elsewhere: ≤12’ Design and location:  Pole design should have a distinct base, middle, and top.  Maximum form base/Sono tube top is ≤4” above grade.  Poles must not block sidewalks or walkways. 13 10-7-24 for Town Board, Planning Board 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. Average Grade Plane: Is a reference plane representing the average of finished ground level adjoining the building at exterior walls. Where the finished ground level slopes along the exterior walls, the reference plane shall be established by averaging the two lowest grade points and the two highest grade points on the exterior to establish the overall building height. 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). Dog Park: A park for dogs to exercise and play off-leash in a controlled environment under the supervision of their owners. 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. Garden (open space type in § 271-18.4): Open space for a playground or community garden. 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, including dog recreation, or aesthetic enjoyment. Prominent (≥50%) landscape includes paths and trails, fields and meadows, water bodies, woodland, 14 10-7-24 for Town Board, Planning Board 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 paths; and related infrastructure and/or amenities. Transparency: building wall length occupied by functioning doors and/or windows ≥5’ tall. 271-18.7 Administration 271-18.7 A. Site plan A final site plan approved by the Town Planning Board pursuant to Chapter 270, Zoning, is required for development in this PD zone. 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. 15 10-7-24 for Town Board, Planning Board 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. 17. 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. 17 All that tract or parcels of land situated in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: ALL THAT TRACT OR PARCEL OF LAND situated in the Town of Ithaca, County of Tompkins, State of New York, being bounded and described as follows: Legal Description to follow.