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HomeMy WebLinkAboutLL 05 of 2017 Maplewood PDZ TOWN OF ITHACA LOCAL LAW NO. 5 OF THE YEAR 2017 A LOCAL LAW TO AMEND ZONING CHAPTERS 270 AND 271 OF THE TOWN OF ITHACA CODE TO PROVIDE A PLANNED DEVELOPMENT ZONE FOR THE MAPLEWOOD DEVELOPMENT BETWEEN MAPLE AVENUE AND MITCHELL STREET Be it enacted by the Town Board of the Town of Ithaca as follows: Section 1. Chapter 270 of the Town of Ithaca Code, Article IV, §270-6, entitled "Enumeration of zones" is amended by adding the following at the end of subdivision A: "Planned Development Zone No. 15 - In accordance with and pursuant to Local Law No. 5-2017 [Maplewood]" Section 2. Chapter 271 of the Town of Ithaca Code is amended by adding §271-16, entitled "Planned Development Zone No. 15 (Limited Mixed Use, Maplewood)", as follows: 271-16.1 Introduction The Maplewood planned development (PD)zone enables and guides redevelopment of the Maplewood Park housing complex, and its underlying site, into a compact, walkable, mixed-use community. This §271-16 uses a form-based zoning approach with objective yet flexible standards, to provide clarity and certainty about site planning and the resulting built environment. Urban design for Maplewood follows traditional neighborhood development (TND) principles. The project envisions a variety of housing types and building configurations, storefront space for neighborhood commercial uses, and a community center. An interconnected grid of streets and courts, and an open space network linking to the East Hill Recreation Way, aim to weave the public realm of Maplewood into the fabric of the greater Belle Sherman neighborhood. The Town of Ithaca Comprehensive Plan recommends focusing new residential development in areas near major employment centers and the City of Ithaca boundary. Maplewood is located on a 16.98-acre infill site with +/- 16.23 acres in the Town of Ithaca and +/-0.75 acres in the City of Ithaca. The project is next to Cornell University campus, about 1.2 miles east of downtown Ithaca, and within a 10 to 20 minute walk of East Hill Plaza and the center of Collegetown. The Comprehensive Plan also recommends denser mixed-use traditional neighborhood development in the Mitchell Street/Maple Avenue/Pine Tree Road area, which includes the Maplewood site. 271-16.2 Transect Subzone A transect subzone defines parts of the larger site that will have certain physical and functional characteristics. There are two transect subzones in the PD site area. Figure 1 is an illustrative example of transect subzone location and allocation. • PD-15-M: Maplewood medium intensity This transect subzone is a locale for attached housing and complementary uses, in a compact, pedestrian- scaled neighborhood setting. Adopted February 13, 2017 pg. 1 • PD-15-H: Maplewood high intensity This transect subzone is a locale for a mix of multiunit housing; limited office, commercial, and service uses; and complementary uses, in a higher density, pedestrian-scaled urban setting. Cumulative area of either transect subzone in the PD area may range from 6 to 11 acres. Figure 1: example of transect subzone location and allocation. m T C sells+ . 'IL i 1k 41, , m. 21 vp Mitchell St. NO ,W01 I � � 1 y - . — _ PD-15-H 271-16.3 Permitted principal and accessory uses The following table shows permitted uses in each transect subzone, with specific location limitations where applicable. Adopted February 13, 2017 pg. 2 P = permitted use. • = not allowed. (st) = storefront space in apartment building (cc) = community center Use(definitions in§271-16.6) •� •� Residential uses Dwelling unit P P Additional uses:office Health/wellness practice P(cc) P(cc)(St) Professional office P(cc) P Additional uses:commercial/retail Day care center P(cc) P(cc)(St) Restaurant P(St) Retail and service:general P(St) Additional uses:semi-industrial Artisan P(cc) P(cc)(St) Additional uses:civic Place of assembly P P Additional uses:temporary Garden market P P Accessory uses Home occupation(accessory to dwelling unit) P P 271-16.4 Neighborhood design 271-16.4 A. Dwelling units Number of dwelling units for each transect subzone, and the PD site as a whole, is: • PID-1 5-M transect subzone (cumulative area): 100—175 units • PD-15-H transect subzone (cumulative area): 200—325 units • PD site total (cumulative area of both transect subzones): :5475units. 271-16.4 B. Civic and open space 1. Required civic building area The PD site must have an area assigned for a community center(civic building and site). It should be located at or close to the center of a built-up area; next to a civic/open space or at the axial termination of a prominent thoroughfare. 2. Required open space area The PD site must have >_15% of its gross area assigned for community open space. Open space types, settings and requirements include the following. Adopted February 13, 2017 pg. 3 FMMMM Open •. •e(definitions • Park. PD-15-M • A park may be a non-lineal area,or lineal space following connecting ways or natural corridors PD-15-H • A park may be independent of surrounding building frontages. • Park boundary/edge along a neighborhood interior street or perimeter street ROW:>_10% must abut street Green PD-15-M •Green boundary/edge along a neighborhood interior street or perimeter street ROW: >_50%must abut street Plaza PD-15-M • Plaza boundary/edge along a neighborhood interior street or perimeter street ROW: >_50%must abut street PD-15-H Court PD-15-M •One end of a court must open onto a thoroughfare PD-15-H •Court boundary/edge along a neighborhood interior street or perimeter street ROW: >_10%must abut street Garden PD-15-H • Agarden should be fenced,and have an open shelter. • Gardens may be interspersed throughout the PD site,and may be located inside a block. • A garden may be freestanding,or part of a larger park,green,or court. •Garden boundary/edge along a neighborhood interior street or perimeter street ROW:>_0%must abut street Community open space calculation does not include the following. • Areas inside a site envelope for a residential, commercial, or civic building. • A yard, balcony, patio, or other outdoor space for use or access only by a specific dwelling unit or 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. 271-16.4 C. Thoroughfares 1. Thoroughfare types and design There are three thoroughfare types: ( neighborhood primary street, z) neighborhood secondary street, and 4) alley. Adopted February 13, 2017 pg. 4 Thoroughfare sections:primary street, secondary street, alley(illustrative examples) 5'''I T-O' � M-O" 7,-Y' 7,-0„ 5'-0" Walk TreePwg Two-w,Travel Lanes Pawg Tree Walk Strip 35'-0" Strip Street(includes Back of Curbs) PD-15M:T-15' PD-15M:V-16 IPD-15H:5'-201, 591-0" IPD-15H:6-20'� Building Setback Average Right of Way Building Setback Average (Porches Ecroach) (Porches Ecroach) Primary Street Section X '2 rV, Oil W 20'-0" Varies, 5'-0"1—P-O" �7'4'_�5'4'� 7'-0"min Walk Tree Two-Way Travel Lanes Parking Tree Walk 18'-0" 2'-0" Cartway,.May 2'-0" 61-01 Strip 28'-0" Lane Strip Suffsoe Parking Apron 'field Flow Apron Optional Street(Includes Back of Curbs) No Parking Deck PD-15M:6-161 PD-151M:5'-16 20'-0" IIPD-15H:6-20' 52'-0' "PD-15H:5'-20'1 Right of Way Building Setback Average Right ofWay Building Setback Average (Porches Ecroach) (Porches Ecroach) 44'-0" Secondary Street Section Alley Section(Behind Integral Garage Townhouses) Adopted February 13, 2017 pg. 5 Thoroughfare type lo- Neighborhood primary street V Characteristics Purpose Axial street through the entire PD Access to and frontage by Access to rear of site envelope, site. medium-intensity residential uses. parking areas. Right-of-way width 56'-64' 50'-55' 20'-33' Sidewalk width 5-10'(each side,or one side 5'-6'(each side,or one side where Optional:4'(one side) where a park with parallel path or a park with parallel path or trail trail fronts the other side of the fronts the other side of the street) street) Tree lawn width * 6'-10'(each side) 6'-10'(each side) 6'(each side) PD-15-M: lawn 3.5'(on side with sidewalk, if PD-15-H: lawn or segmented/ applicable) permeable pavement with tree (no tree lawn for integral garage wells units) Parking lane width T-8'(each side) T-8'(one side or alternating side) None Travel area width 20'(two 10'lanes,sharrows, no 20'(two 10'lanes,no lane dividing 15-16' lane dividing marking) marking) Curb type PD-15-M: barrier or rollover Barrier or rollover Rollover PD-15-H: barrier Corner radius 10'-20' 10'-15' 10' Applicable to tree lawn requirements: Street tree requirements and spacing:see landscaping standards(§271-16.5 F) A tree lawn may function as a rain garden or bioswale, if it also accommodates street tree planting. A tree lawn must not have open ditches. Tree lawn width may be narrower than the minimum along 1530%of its length along a block,to accommodate natural or special features. A tree lawn may have breaks for driveways,sidewalks,transit stops,and similar features along its length. Existing thoroughfares along the perimeter of the PD site (Maple Avenue, Mitchell Street) must have improvements (sidewalks, tree lawns, tree planting, and curbs), so they follow neighborhood primary street standards as much as possible. A sidewalk must follow Maple Avenue and Mitchell Street along the full PD site frontage. Angle parking (and wider curb-to-curb widths) may substitute for:55% of on-street parking spaces in the PD-15-M transect subzone, and :525% of on-street parking spaces in the PD-15-H transect subzone. A thoroughfare must have hard surface paving (porous or solid asphalt, concrete, or segmental pavers) for sidewalks, parking lanes, and travel lanes. 2. Thoroughfare layout A thoroughfare must be permanently open to the public, and provide community-wide access as part of an overall connected street network. A thoroughfare must not have gated access. A thoroughfare (not including an alley or stubout provision) must begin and end at other thoroughfares. A neighborhood primary or secondary street may not begin or end at an alley. A thoroughfare network must have blocks :5800' long (measured where thoroughfare centerlines meet, not including alleys) on their longest side. An intersection must approximate a right angle as much as possible. Adopted February 13, 2017 pg. 6 The street pattern must have stubout thoroughfares, to provide future access to adjacent development or redevelopment sites, and ensure broader neighborhood interconnectivity. A stubout thoroughfare must have the same level of improvements as other thoroughfares on the PD site. 271-16.4 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. 271-16.5 Site and building design 271-16.5 A. Site envelope configuration Site envelopes define building setback lines for building sites. A site envelope is the functional equivalent of an individual building lot for site planning. It does not imply or enable a current or future subdivision pattern, or individual ownership. Site envelope characteristics1 1 Width at front(sidewalk or ROW edge) 14'- 170' 100'-235' Building coverage in site envelope <-60% 580% 271-16.5 B. Building types and disposition Principal building types, and transect subzone they can be part of, include the following. Adopted February 13, 2017 pg. 7 Building type lo- Townhouse/stacked flat Apartment building Civic building Disposition Illustrative example mo000o ao p m® m � m Transect Subzone PD-15-M PD-15-H PD-15-M, PD-15-H Siting Setback:average,site envelope •5-15'primary and corner side •0'-20'primary frontage n/a edge frontage •0'-25'corner side frontage Frontage buildout on a block >_50% primary frontage •>_70%primary frontage n/a side •>_50%corner side frontage Front facade and main Must face street or public court Must face street Must face street entrance orientation (§271-16.4 B 2) Bulk/massing Height 2-3 stories 3-4 stories 1-3 stories(15'-45'at frontage) Gross floor area(GFA) n/a n/a 2,500 ft2-9,500 ft2 Street-facing wall length n/a •<_50'ground story n/a without>_2'offset: •<_ 105'upper story Street-facing wall length n/a 15150' n/a without >_6-12'deep/>_12' wide inset Building length: primary fagade •!_35'for area between vertical 15350' 15125' party walls(or structurally independent equivalent) • 1-7 vertical party walls(or structurally independent equivalent)in row of connected townhouses/stacked flats Linear facade transparency: •>_40%ground story •>_40%ground story >_30%ground and upper stories primary frontage. •>_30%upper story •>_30%upper story Linear facade transparency: •>_30%ground story •>_20%ground story >_15%ground and upper stories corner side frontage •>_30%upper story •>_30%upper story Linear facade transparency: >_15%ground and upper stories >_15%ground and upper stories >_15%ground and upper stories side/rear facade(if not a party wall): Linear facade transparency: n/a >_45%%of area from 3'-8'above n/a storefront area grade Occupancy Dwelling units in building • 1-3 between vertical party walls 30-100 n/a (or structurally independent equivalent) •2-24 for full townhouse/flat row Commercial storefront area n/a !_5,000 sq ft.on the ground n/a floor,cumulative for the site Zoning code (or successor code) provisions allowing certain building features to encroach beyond setback or height limits also apply. Adopted February 13, 2017 pg. 8 271-16.5 C. Other buildings An accessory building must be >_30' from a site envelope line or sidewalk fronting on a thoroughfare; and >_5' from other site envelope lines. An accessory building may be behind a principal building. It may not be in front or to the side. 271-16.5 D. Building form and design 1. Four-sided design A building must have consistent material treatment, architectural details, proportions, and colors on all exterior walls. 2. Accessory structures A permanent accessory building must have material treatment, architectural details, proportions, and colors that are consistent with the principal building. 3. Exterior materials Vinyl siding, and prefabricated and pre-engineered metal buildings, are not allowed. This does not apply to temporary buildings for construction field offices and similar short-term uses. 4. Utility and service areas Rooftop or ground-mounted mechanical equipment, utility areas, and trash enclosure or storage areas, require concealment or screening to hide them from view beyond the site envelope. Form of concealment or screening must be architecturally consistent or integral with the host structure. This does not apply to solar panels. 271-16.5 E. Parking 1. Required parking spaces The cumulative total of parking for the PD site is as follows. Motor Residential:studio unit 0.25 to 1 spaces/unit >1 secure or short term space/2.5 units Residential: 1 bedroom unit 0.5 to 1.25 spaces/unit Residential:2 bedroom unit 1 to 1.5 spaces/unit Residential: 3 bedroom unit 1.25 to 1.75 spaces/unit Residential:4 bedroom unit 1.5 to 2 spaces/unit Non-residential(all uses) 0.5 to 1.25 spaces/500 ft2 GFA >_1 short-term space/1000 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 off-street perpendicular,and on-street and off-street angle;7'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, other fully enclosed or secure area. • 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 in the rear of a site envelope, or interior of a block. Access must be from an alley, or a driveway :516' wide, unless a wider width is required for emergency vehicle access. Adopted February 13, 2017 pg. 9 Surface parking areas and shared garage/carport structures must be dispersed through the developed part of the PD site as much as possible, to reduce visual impact and avoid appearance as a "complex". 3. Off-street parking lot design A parking area must not be visually dominant. 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. Screening may be shrubs (that grow to form a continuous hedge of>_3' within 3 years of planting), or a wall (34 high). 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 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. 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 must have utility provisions for future electric vehicle charging stations. A solar carport may cover any off-street parking space. 271-16.5 F. Landscaping 1. Tree classes Street tree refers to trees in a tree lawn or tree well alongside a street, or traffic island. Canopy tree and short tree refers 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 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. 3. Off-street parking areas Off-street surface parking areas must have tree planting, with a combined canopy that will shade >_50% of the parking area (parking spaces and drive aisles) at maturity. Solar carport coverage area may substitute for tree canopy area. A parking lot landscape island must have >_1 canopy tree for every 160 ftz of landscape island area. 4. Other landscape areas A green, court, or garden (§271-16.4 B 2) must have >_1 canopy tree for every :52000 ftz of contiguous open space area. Adopted February 13, 2017 pg. 10 There must be a landscape and visual buffer area following the length of the East Ithaca Recreation Way along the PD site. The landscape area must include: • >_ 1 canopy tree every 20'to 40' along its length, with average spacing of 30'. • >_ 1 short tree for every 60' of landscape area length. Planting may be alone or in groups. • A variety of shrubs and perennial plants that will form a continuous screen of>_3' at maturity along >_50% of the landscape area length. For:550% of all required canopy trees in other landscape areas, 2 short trees may substitute for 1 canopy tree. 5. Tree species for 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: • PD-15-M transect subzone: mature height of>_40'. • PD-15-H transect subzone: mature height of>_30'. • A crown that can grow to shade a sidewalk and street. • Downward-oriented root system. • Salt tolerant. • Not brittle, or prone to dropping heavy fruit. Canopy tree species must have a mature height of>_40'. Short tree species must have a mature height of>_20'. A street tree or canopy tree planting must have a diameter at breast height (DBH) of>_2". A short tree planting must have a DBH of>_1.5". 6. Other landscaping requirements Exposed ground surfaces must have groundcover planting or mulch to cover otherwise exposed soil. 271-16.5 G. Fences and walls Maximum fence or wall height is 3' in a front setback area, and 6' elsewhere. Acceptable materials for walls include brick, stone, split-faced block, decorative blocks, cast stone, and glass blocks. Acceptable materials for fences include wood, composite fencing, wrought iron, PVC/vinyl, 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 chain link are not acceptable. This does not apply to temporary fencing for construction activities. 271-16.5 H. Signs Signs must conform to then-current Town of Ithaca sign code (or successor code) standards for the following: • PD-1 5-H transect subzone: attached signs on storefronts: standards for the NC-Neighborhood Commercial (or successor) zone • PD-15-M and PD-15-H transect subzone: residential and other uses: standards for the MR-Multiple Residence (or successor) zone. Adopted February 13, 2017 pg. 11 271-16.5 I. Outdoor lighting 1. Light output Photometric performance must conform to then-current Town of Ithaca outdoor lighting law (or successor code) standards. 2. Freestanding fixtures/poles Height: • Neighborhood primary and neighborhood secondary streets: :516' • Elsewhere: <_12' Design and location: • Pole design should have a distinct base, middle and top. • Maximum form base/sonotube top is :54" 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. 271-16.6 Definitions These words or terms have a special meaning in §271-16 for this PD. Apartment building (building type in §271-16.5): Building with >3 dwelling units, vertically and horizontally integrated, connected with one or more shared entries. Artisan (use in §271-16.3): 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 §271-16.5): Building that accommodates a place of assembly, civic, or community use. Court (open space type in §271-16.4): Open space for civic purposes, passive or active recreation, or connectivity within or through the site. Building frontages spatially define a court. Day care center (use in §271-16.3): 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 day care (18 NYCRR §418.2), school-age child care (18 NYCRR §414). Dwelling unit (use in §271-16.3): 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 §271-16.4): Open space for a playground or community garden. Adopted February 13, 2017 pg. 12 Garden market (use in §271-16.3): 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 §271-16.4): 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 §271-16.3): Establishment providing outpatient medical, medical allied health care, or alternative medical services. Park (open space type in §271-16.4): 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 §271-16.3): 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 §271-16.4): 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 §271-16.3): Establishment providing professional, administrative, clerical, or information processing services. Restaurant (use in §271-16.3): 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 §271-16.3): Establishment selling or renting a tangible good or product to the public, and/or provides a service to customers onsite. Setback, average: average of the setbacks at 10 equally spaced points along a building side or elevation. Stacked flat (building type in §271-16.5): Building (built individually or as a connected row), with dwelling units separated vertically by an interior party wall or exterior firewall, and/or separated horizontally by a floor. 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. Townhouse: (building type in §271-16.5): Building (built individually or as a connected row), with dwelling units separated vertically by an interior party wall or exterior firewall. Transparency, linear: building wall length occupied by functioning doors and/or windows, >_75% of which must be >_4' tall. Adopted February 13, 2017 pg. 13 271-16.7 Administration 271-16.7 A. Site plan A final site plan approved by the Town Planning Board pursuant to Chapter 270, Zoning, is required for development in this PD zone. In addition to the requirements in §270-186, the site plan must show location of transect subzones (§271-16.2), site envelope location (§271-16.5 A), and storefront frontage areas. 271-16.7 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 in § 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. 15. 271-16.8 PD area Area rezoned. The area encompassed and rezoned in accordance with this section to be Planned Development Zone No. 15 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. 15 All that tract or parcels of land situate in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins, State of New York, being bounded and described as follows: BEGINNING at a point in the North line of Mitchell Street, said point also being the Southeast corner of lands of Daziano as described in instrument 2014-08371; RUNNING THENCE North 27° 36' 12"West for a distance of 809.23' to an iron pin found; RUNNING THENCE South 62° 26' 39"West for a distance of 30.00' to an iron pipe found; RUNNING THENCE North 27° 38' 50"West for a distance of 88.73' to an iron pin found; RUNNING THENCE North 83° 38' 19" East for a distance of 20.28' to an iron pipe found; Adopted February 13, 2017 pg. 14 RUNNING THENCE North 27° 58' 59"West for a distance of approximately 75.74' to a point, said point being on the approximate corporation line of the City of Ithaca as established per tax map database; RUNNING THENCE North 02° 31' 21"West along the approximate corporation line of the City of Ithaca as established per tax map database, for a distance of approximately 398.51'; RUNNING THENCE North 80° 04' 56" East along the South line of Maple Avenue for a distance of approximately 15.02' to a point; RUNNING THENCE North 86° 59' 08" East along the South line of Maple Avenue for a distance of 108.86' to a point; RUNNING THENCE North 89°03' 58" East along the South line of Maple Avenue for a distance of 283.11' to an iron pipe found; RUNNING THENCE South 02° 05' 33" East for a distance of 157.75' to an iron pin found; RUNNING THENCE North 87° 10' 09" East for a distance of 60.08' to an iron pipe found; RUNNING THENCE South 02° 28' 20" East for a distance of 173.21' to an iron pipe found; RUNNING THENCE North 70° 14' 37" East for a distance of 56.76' to a point; RUNNING THENCE South 27° 19' 43" East for a distance of 479.90' to an iron pin found in concrete; RUNNING THENCE North 75° 00' 44" East for a distance of 201.94' to a point; RUNNING THENCE South 01' 49' 00" East for a distance of 602.52' to an iron pin set; RUNNING THENCE North 86° 20' 58"West along the North line of Mitchell Street for a distance of 261.52' to a point; RUNNING THENCE North 88° 27' 55"West along the North line of Mitchell Street for a distance of 231.17' to the point and place of beginning; Said parcel having an area of 16.252 acres. For a more particular description thereof, reference is hereby made to a survey map entitled "Boundary and Topographic Map, No. 201 Maple Avenue, Town of Ithaca, City of Ithaca, Tompkins County, New York", dated 1/11/2016, prepared by T.G. Miller, P.C., Engineers and Surveyors, Ithaca, New York, reference copy of which is filed in the Town of Ithaca Planning Office. The lands of Daziano referenced above are referred to in the survey map as lands of"Dazanio." 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. Adopted February 13, 2017 pg. 15