HomeMy WebLinkAboutLL 06 of 2015 Revise SHBC PDZ No 12 TOWN OF ITHACA
LOCAL LAW NO. 6 OF THE YEAR 2015
A LOCAL LAW AMENDING ZONING CHAPTER 271 OF THE TOWN OF ITHACA CODE, TITLED
ZONING: SPECIAL LAND USE DISTRICTS,TO INCLUDE THE NAME OF THE SOUTH HILL BUSINESS
CAMPUS IN THE TITLE OF SECTION 271-13, SIMPLIFY THE FINDINGS, AND MODIFY AND EXPAND
THE PERMITTED USES IN PLANNED DEVELOPMENT ZONE NO. 12
Be it enacted by the Town Board of the Town of Ithaca as follows:
Section 1. Chapter 271 (Zoning: Special Land Use Districts) of the Town of Ithaca Code,
Section 271-13 is hereby amended by adding the name "South Hill Business Campus" in
parentheticals in the title to read as follows:
"§ 271-13. Planned Development Zone No. 12 (South Hill Business Campus)."
Section 2. Chapter 271 (Zoning: Special Land Use Districts) of the Town of Ithaca Code,
Section 271-13.A entitled "Findings", is amended by deleting Section A and replacing it with
a new section 271-13.A reading as follows:
"(1)The South Hill Business Campus began as a manufacturing facility for the
National Cash Register Company. The plant opened in 1957 and expanded in size
over the decades to its current footprint of approximately+/-120,000 square feet,
with approximately+/- 225,000 square feet of leasable space.
(2) Subsequent changes in ownership and eventual termination of the
manufacturing component led to creation of the South Hill Business Campus, a
multi-use, multi-tenant facility, accommodating a diversity of business activity. The
repurposing of the former manufacturing plant provides important benefits to the
community through the sustainable reuse of the existing facility, the variety of
employment opportunities, and contributions to the tax base.
(3)The rezoning of the property from Industrial to a Planned Development Zone in
2005 has provided the facility with a flexible framework for accommodating a wide
range of business interests and activities, and has assisted in fostering the
transformation of the former factory into an innovative mixed use facility.
(4)The Planning Board approved the initial site plan for Planned Development Zone
No. 12 on July 19, 2005 and has subsequently modified the site plan from time to
time to address additional improvements requested by the developer."
Section 3. Chapter 271 (Zoning: Special Land Use Districts) of the Town of Ithaca Code,
Section 271-13.13 is amended by modifying subsections 1 through 3, deleting subsection 4;
renumbering subsections 5 through 13 as subsections 4 through 12, modifying newly
renumbered subsections 5, 6, 9, and 12, adding new subsections 13 and 14, renumbering
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former subsections 14 through 18 as subsections 15 through 19; modifying newly
renumbered subsections 15, 18 and 19, and adding new subsections 20, 21 and 22, as
follows:
A. In subsection 1, insert the words "with or" before the words "without a drive-
through facility", so that it reads as follows:
"(1) Bank or other financial institution with or without a drive-through
facility."
B. In subsection 2, Insert the words "and facilities" at the end of the subsection, so
that it reads as follows:
"(2) Business, administrative or professional offices and facilities."
C. In subsection 3, remove the word "and" after"Medical" and replace the word
"clinics" with "and health and wellness practices", so that it reads as follows:
"(3) Medical, dental, and health and wellness practices not involving any
overnight occupancy."
D. Delete subsection 4 in its entirety.
E. Renumber former subsections 5 through 13 as subsections 4 through 12.
F. In subsection 5, add a comma after the words "hand labor".
G. In subsection 6, add the words "and data storage" at the end of the subsection,
so that it reads as follows:
"(6) Indoor warehousing and indoor storage including self-service storage
facilities and data storage."
H. Delete subsection 9, and replace it with a new subsection 9 reading as follows:
"(9) Conference facilities and indoor and outdoor events subject to
applicable Town permits and laws."
I. In subsection 12, delete the word "and" and add a comma before the word
"crafts", and add the words "and design" before the word "gallery", so that it reads
as follows:
"(12) Arts, crafts and design gallery or studio."
J. Add new subsections 13 and 14, reading as follows:
"(13) Performing arts and theatre studio.
(14) Design labs and showrooms for testing and evaluating building and
design interiors."
K. Renumber former subsections 14 through 18 as subsections 15 through 19.
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L. In subsection 15, insert the words "and classroom" within the parenthesized
sentence after the words "e.g., an office", so that it reads as follows:
"Educational uses, provided the nature of the use is otherwise authorized in
this Planned Development Zone (e.g., an office and classroom used for
educational purposes would be permitted, a dormitory used for educational
purposes would not be permitted)."
M. In subsection 18, insert the words "or without" before the words "related shower
and ancillary facilities", so that it reads as follows:
"(18) Fitness center with or without related shower and ancillary facilities."
N. Delete subsection 19 and replace it with the following:
"(19) Radio, television, recording, film, and broadcast studio."
O. Add new subsections 20 through 22, reading as follows:
"(20) The following facilities co-located on the existing structure, provided
that they do not extend more than five feet above the highest roof line of the
building on which the facility is located, including television, commercial
radio, and telecommunications, or other electronic transmission facilities
operated pursuant to a license from the Federal Communications
Commission or any successor federal or state agency.
(21) Automobile parking utilizing existing parking areas for onsite and offsite
entities' parking needs.
(22) Places of worship."
Section 4. Chapter 271 (Zoning: Special Land Use Districts) of the Town of
Ithaca Code, Section 271-13.0 is amended by adding new subsections 4 and 5, reading as
follows:
"(4) Dwelling units.
(5) Uses described above in subsection B(20) that exceed the height threshold
may be considered for special permit by the Planning Board and do not also
require a height variance if the special permit is granted."
Section S. Chapter 271 (Zoning: Special Land Use Districts) of the Town of
Ithaca Code, Section 271-13.D is amended by deleting subsection 1, renumbering
subsections 2 through 6 as subsections 1 through 5, and deleting subsection 5 and replacing
it with a new subsection 5 reading as follows:
"(5) Restaurants with a drive-through facility."
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Section & Chapter 271 (Zoning: Special Land Use Districts) of the Town of
Ithaca Code, Section 271-13.E is amended by modifying subsection (6) and adding a new
subsection (8) as follows:
A. Modify subsection (6) by adding the words ", but not limited to," before the
word "playfields", so that it reads as follows:
"(6) Common recreational areas including, but not limited to, playfields,
ballfields, tennis and volleyball courts, swimming pools, walkways, parks,
community gardens, and other similar outdoor recreational facilities."
B. Add a new subsection 8, reading as follows:
"(8) Greenhouses."
Section 7. Chapter 271 (Zoning: Special Land Use Districts) of the Town of Ithaca Code,
Section 271-13.G is hereby amended by adding the words "as those requirements may be
modified from time to time," after the words "of an Industrial Zone," so that it reads as
follows:
"Any use and construction in Planned Development Zone No. 12 shall be governed by all of
the requirements, including placement of structures, minimum area, height limitations, yard
regulations, building area, minimum usable open space, lot sizes and areas, off-street
loading, access and sidewalks, buffer areas and screening, displays, performance standards,
and similar requirements, of an Industrial Zone, as those requirements may be modified
from time to time, except as the same may be specifically modified by the terms of this
section."
Section 8. If any provision of this local law is found invalid by any court of competent
jurisdiction, such invalidity shall not affect any other provisions of this local law, which shall
remain in full force and effect.
Section 9. This local law shall take effect immediately upon filing with the New York
Secretary of State.
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