HomeMy WebLinkAboutComp Plan Chapter 3 Future Land Use Plan
Town of Ithaca 2014 Comprehensive Plan 47
CHAPTER 3
FUTURE LAND USE PLAN
Town of Ithaca 2014 Comprehensive Plan 48
Town of Ithaca 2014 Comprehensive Plan 49
FUTURE LAND USE PLAN
The future land use plan establishes the framework for development as a general, conceptual guide. It designates
desired development patterns based on the aspirations of this Plan.
The future land use plan is considered a guide for zoning and future development in the Town, and should be closely
adhered to. However, each proposed development should be judged upon its merit, how it is compatible with and
complementary of existing and future development, as well as other goals and policies set by this Comprehensive
Plan. On the map, edges of each of the character districts should be interpreted as somewhat undefined. Parcel lines
are intentionally not shown, to demonstrate the distinction between the comprehensive planning process and its
implementation through zoning and neighborhood regulating plans.
This Plan defines ten character districts in four groups: reserve areas, neighborhood areas, activity areas, and focus
areas. Character districts are areas that share a similar built and natural environment, including mix and intensity of
land uses, type and prevalence of open space and natural features, and form of development.
Reserve areas Activity areas
Natural / Open Campus
Rural / Agricultural Enterprise
Neighborhood areas Focus areas
Semi-Rural Neighborhood TND High Density
Established Neighborhood Inlet Valley Gateway
TND Medium Density Area of Special Concern
Character district descriptions below include the purpose or desired character of the district, criteria justifying its
location, approximate location, mix of uses, approximate residential density, current zoning equivalent, and transect
zone equivalent based on the rural-to-urban transect model described in Appendix A: Implementing Best Practices.
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3.1 Reserve areas
Reserve areas are locations with natural and agrarian assets, viewsheds and/or rural character that should be
protected from urbanization.
3.1.1 Natural / Open
Purpose:
The Natural/Open character district is
intended for lands that should be kept in a
natural or semi-natural state. The integrity of
features such as wetlands, mature woodlands,
watercourses, steep slopes and viewsheds will
be preserved. To the maximum extent
possible, structural improvements will be
limited. Uses will be mainly of a passive
nature, related to the aesthetic, educational,
recreational, and scientific enjoyment of the
land.
Criteria:
This character district is assigned to largely
undeveloped and uncultivated areas that are
deserving of special attention for preservation
and protection. It includes land approximating or reverting to a natural state, environmentally sensitive lands,
important natural areas, large parks and preserves, and land unsuitable for settlement or agriculture due to
topography, hydrology, or soils condition.
Location:
Lands in this category are located throughout the Town, with the amount generally increasing with distance from the
Ithaca city line.
Uses:
Parks (predominantly passive recreation), conservation areas, nature preserves, arboretums, open space, low impact
recreation, natural sciences research and education, limited agroforestry and forest gardening, uses necessary for
resource management and conservation, sparse residential development on a case-by-case basis.
Residential density:
≤1 unit (primary)/15 acres
Zoning districts with similar characteristics:
Current zoning code: C, AG, PDZ
Rural-urban transect: T1 (natural)
Cascadilla Creek near Pine Tree Road
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3.1.2 Rural / Agricultural
Purpose:
The Rural/Agricultural character district is envisioned to be a bucolic, sparsely settled area that may be cultivated or
adapted for human use in an open or semi-natural state. Agriculture and other uses consistent with a rural setting
will be the defining features of the landscape. The right to farm will be respected, and agritourism and related value-
added operations will be encouraged to keep agricultural uses viable. New concentrated animal feeding operations
(CAFO) should be discouraged.
Farm in the Town of Ithaca
Building footprints should be small in relation to the underlying lot, and clustered or grouped where appropriate to
preserve contiguous open lands and rural vistas. Residential and non-agricultural buildings should be sparsely
located, and sited in a pattern that honors environmental features and agricultural uses. Frontage subdivision should
be greatly restricted.
Criteria:
This district is assigned to areas with a rural or agrarian character, where agriculture and related uses are prevalent or
desired. It includes, but is not limited to, areas ideally suited to agricultural uses due to soils, topography, or
microclimate.
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Location:
Agricultural character districts are concentrated in the western part of the Town along the borders of Enfield and
Ulysses, portions of the South Hill area, and agricultural, equestrian, and animal husbandry research areas at Cornell
University.
Uses:
Agriculture, agritourism and secondary value-added operations, equestrian uses, agricultural and animal husbandry
research and education, open space, low impact recreation, sparse residential development.
Residential density:
≤1 unit (primary)/12 acres, higher if tightly clustered.
Zoning districts with similar characteristics:
Current zoning code: C, AG
Rural-urban transect: T2 (rural)
Farm in the Town of Ithaca
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3.2 Neighborhood areas
Neighborhood areas are locations where residents live, play, work, and interact with each other.
3.2.1 Semi‐Rural Neighborhood
Purpose:
The Semi-Rural Neighborhood character district is intended to accommodate limited low-impact residential
development in a semi-rural setting, while preserving the open character of the surrounding countryside. Desired
development forms include larger lot development with significant preservation of open space; and clustered
development with a variety of detached and semidetached housing close to urbanizing and developed areas where
utilities exist and more frequent public transit service may be available.
Development should be integrated into the surrounding agricultural and natural landscape, and sited to have a low
visual impact from arterial and collector roads and viewscape corridors. Large contiguous parcels of agricultural,
forest and/or environmentally sensitive land in a development area should be preserved. Acreage lot development
should be discouraged, and frontage subdivision greatly restricted. Public sewer and water service should be limited
to cluster development close to urbanizing and developed areas, where their availability will not encourage or
exacerbate acreage or frontage development.
EcoVillage
Criteria:
This district is assigned to areas with value as open space but which are subject to development because acreage or
frontage development has taken place and infill opportunities are limited. Urban services such as public sewer and
water, or frequent public transit service, are very limited or unavailable.
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Location:
Lands in this category are located throughout the Town.
Principal uses:
Single household residences, accessory units, multiple household residences in cluster developments, open space.
Supporting uses:
Agriculture and agritourism, parks and
recreation facilities, limited artisanal/cottage
industrial uses, very limited low-intensity
commercial and office uses, home
occupations.
Residential density:
Average: 1.5 units/acre gross, may be higher
if located near utilities, transit or employment
centers *
Open space (public/common): ≥50% of
development site
* - density throughout a development,
including open and civic space.
Density does not include accessory units or
bonuses for affordable housing.
Zoning districts with similar characteristics:
Current zoning code: LDR, AG, PDZ
Rural-urban transect: T1 (natural), T2 (rural), T3 (neighborhood edge
West Hill
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3.2.2 Established Neighborhood
Purpose:
The Established Neighborhood character district is intended to acknowledge existing developed neighborhoods. No
significant changes to the character of established neighborhoods are anticipated as a result of this plan. Infill and
redevelopment sites should be developed at a density that takes full advantage of existing infrastructure, yet remains
sensitive to the established character of its setting. Commercial uses should be limited. Sidewalks should be
considered for areas where there is significant pedestrian traffic in competition with other modes of transportation
within the roadway footprint. Bicycle lanes or shared lane markings should be established on arterial and collector
streets where topography allows. Expansion of streets with limited or no interconnectivity is strongly discouraged.
Criteria:
This district is assigned to areas already developed primarily with single household residences, townhouses and
apartment complexes; and associated civic and recreational uses.
Northeast Ithaca
Location:
Lands in this district are located throughout the Town, with the amount generally decreasing with distance from the
Ithaca city line. The largest concentrations are in Northeast Ithaca, East Hill east of Slaterville Road, along the
Cayuga Lake shoreline, and South Hill southeast of Ithaca College.
Principal uses:
Single household and multiple household residences, accessory units.
Supporting uses:
Schools, places of worship and assembly, limited low-intensity commercial and office uses where appropriate at
prominent intersections, public and private parks and recreation facilities, home occupations.
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Residential density:
Range within neighborhood: 1-10
units/acre gross *
Average for neighborhood: 2-4
units/acre gross *
Open space (public/common):
≥10% of neighborhood or
development site
* - density throughout a
development, including open and
civic space.
Density does not include accessory
units or bonuses for affordable
housing.
Zoning districts with similar
characteristics:
Current zoning code: MDR, HDR,
LR, MR, NC, PDZ
Rural-urban transect: T3
(neighborhood edge), T4 (neighborhood general)
Forest Home
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3.2.3 TND Medium Density
Purpose:
The TND Medium Density character district
is intended to be the setting for compact
mixed use neighborhoods based on traditional
neighborhood development design principles.
This includes a mix of housing types, lot
sizes, and price ranges that appeal to a wide
variety of households, built to create
intentional, cross-generational neighborhoods
with linkages and proximity to services,
employment, nearby neighborhoods, public
transit and recreational areas. Most
residences will ideally be within a ten minute
walk to a small mixed use center.
Development will ideally incorporate human
scale design; an interconnected street network
providing a variety of routes for local traffic;
visually prominent public spaces, and other
features that foster a sense of community.
Criteria:
This district is assigned to areas that can
support new neighborhoods due to proximity
to utilities and adequate transportation
networks. These areas also have large
unsubdivided parcels of land that make land
acquisition, and planning and development of
a cohesive mixed use neighborhood much
more feasible than in other parts of the Town
where there the land ownership pattern is
more fragmented.
Location:
Lands in this district are located in the West
Hill area, the South Hill area in the vicinity of
Ithaca College, outside of the South Hill
Center district, and west of the Inlet Valley
Gateway district.
Principal uses:
Mixed use: residences (single household and accessory units, bungalow courts and pocket neighborhoods, attached
units, small apartment buildings, live-work space, elder housing), limited commercial and office development at
planned neighborhood centers.
Serenbe, Georgia (UGArdner, Creative Commons CC BY‐NC 2.0)
Stapleton, Denver, Colorado (DT)
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Supporting uses:
Schools, places of worship and assembly,
parks and recreation facilities, limited
artisanal/cottage industrial uses, limited
agriculture, home occupations.
Residential density:
Range within neighborhood: 2-14 units/acre
gross *
Average for neighborhood: 5-8 units/acre
gross *
Open space (public/common): 10%-25% of
neighborhood typical; more on case-by-case
basis.
* - density throughout a development,
including open and civic space.
Density does not include accessory units or
bonuses for affordable housing.
Zoning districts with similar
characteristics:
Current zoning code: MDR, HDR, PDZ
Rural-urban transect: T3 (neighborhood
edge), T4 (neighborhood general), T5
(neighborhood center)
Highlands Garden Village, Denver, Colorado (DT)
Serenbe, Georgia (UGArdner, Creative Commons CC BY‐NC 2.0)
Town of Ithaca 2014 Comprehensive Plan 59
3.3 Activity areas
Activity areas are locations where larger groups of people gather to work, research, study, and learn.
3.3.1 Enterprise
Purpose:
The Enterprise character district is intended to be a location for industrial, office and research uses. Development
should be in an attractive complex of related buildings. The amount of land zoned for industrial, office and research
facilities should be limited to only the amount needed to realistically meet future demand.
South Hill Business Campus
Criteria:
The Enterprise character district is assigned to areas that are currently occupied by light industrial, office and
commercial research facilities in a campus-like setting.
Location:
Lands in this character district include the Therm International facility site and South Hill Business Campus, both
close to the city line in the South Hill area.
Principal uses:
Offices, research facilities, light and skilled manufacturing with little or no environmental impact beyond its site.
Town of Ithaca 2014 Comprehensive Plan 60
Residential density:
Not applicable.
Zoning districts with similar
characteristics:
Current zoning code: LI, PDZ
Rural-urban transect: SD (special district)
Therm International
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3.3.2 Campus
Purpose:
The Campus character district is intended for lands of large institutions developed in a campus-like setting. This
includes areas with extensive coverage by buildings, parking lots, and other improvements; physical plant and support
facilities; stadiums and athletic fields; and lawns, quads, and formally landscaped areas.
Development of institutional campuses, and adjacent lands controlled by the institution, should be guided by master
plans that reflect best practice in campus planning and land stewardship. Institutional zoning should be implemented
to replace the patchwork of zoning districts that now underlie the lands of Cornell University, Ithaca College and
other large institutions.
Criteria:
The Campus character district is assigned to the core campuses
and developed areas of college/university lands, and existing
medical facilities and research organizations sited in a campus-
like setting.
Location:
Lands in this character district include the more intensively
developed areas of Cornell University and Ithaca College; and
the sites of Cayuga Medical Center, Paleontological Research
Institute/Museum of the Earth, and Finger Lakes School of
Massage (Oddfellows Complex/I.O.O.F. Grand Lodge site).
Principal uses:
Colleges, universities and other institutes of higher learning;
hospitals and supporting facilities; research and teaching
museums.
Supporting uses:
Housing related to the institution.
Cornell University
Odd Fellows Complex / Museum of the Earth
Town of Ithaca 2014 Comprehensive Plan 62
Ithaca College
Residential density:
Density and location of student, faculty and other related housing should be established by an approved campus plan.
Zoning districts with similar characteristics:
Current zoning code: C, AG, C, LDR, MDR, HCR, NC, CC, OPC, PDZ
Rural-to-urban transect: SD (special district)
Town of Ithaca 2014 Comprehensive Plan 63
3.4 Focus areas
Focus areas are locations with unique characteristics and opportunities for development and redevelopment.
3.4.1 TND High Density
Purpose:
The TND High Density character district is
intended to be the setting for dense mixed use
neighborhoods based on the rural-to-urban
transect and traditional neighborhood
development design principles. This includes
a mix of higher density housing types that
appeal to a wide variety of households, built
to create an intentional neighborhood with
linkages and proximity to services,
employment, public transit and recreational
areas. Most residences should be within a ten
minute walk to a mixed use area.
Development should incorporate human scale
design; an interconnected street network;
visually prominent public spaces; and other
features that foster a sense of community.
EAST HILL CENTER
East Hill Plaza, surrounding outparcels, and
areas west of East Lawn Cemetery and the
Cornell Equestrian Center should be
redeveloped or retrofitted into a dense, more
pedestrian friendly mixed use neighborhood.
A proposal for redevelopment of the East Hill
Plaza area is described in the 2008 Cornell
Master Plan for the Ithaca Campus
document. While that plan incorporates
some of the design principles described above,
it should not be considered an officially
endorsed plan or regulating document.
SOUTH HILL CENTER
The area south of Ithaca College should be
developed as a denser mixed use
neighborhood. Existing vehicle-oriented strip
commercial development should be
redeveloped or retrofitted into a more
pedestrian friendly form over time.
Crocker Park, Westlake, Ohio
Highlands Garden Village, Denver, Colorado
Town of Ithaca 2014 Comprehensive Plan 64
Criteria:
This district is assigned to areas that are
ideally suited for substantial mixed use
development due to proximity to utilities, key
thoroughfares, and major activity centers.
Location:
East Hill Center: This district is centered on
the intersection of Pine Tree Road and Ellis
Hollow Road, about 0.5 miles east of the
Ithaca city line.
South Hill Center: This district is centered on
the intersection of Danby Road (NY 96B)
and King Road.
Principal uses:
Mixed use: residences (single household and
accessory units, bungalow courts and pocket neighborhoods, attached units, small apartment buildings, live-work
space, elder housing, student housing), commercial and office development at planned neighborhood centers.
Supporting uses:
Schools, places of worship and assembly, parks and recreation facilities, limited artisanal/cottage industrial uses,
home occupations.
Residential density:
Range within neighborhood: 6-30 units/acre gross *
Average for neighborhood: 8-16 units/acre gross *
Open space (public/common): 10% - 20% of neighborhood typical; more on a case-by-case basis.
* - density throughout a development, including open and civic space.
Density does not include accessory units or bonuses for affordable housing.
Zoning districts with similar characteristics:
Current zoning code: HDR, MR, NC, CC, LC, PDZ
Rural-to-urban transect: T4 (neighborhood general), T5 (neighborhood center), T6 (town center)
Stapleton, Denver, Colorado
Town of Ithaca 2014 Comprehensive Plan 65
3.4.2 Inlet Valley Gateway
Purpose:
The Inlet Valley Gateway district is intended to be a setting for a mix of office, small-scale retail, hospitality, and
tourism and agritourism uses, with low-impact light industrial, artisanal industrial, and skilled trade uses.
The scale, architecture and landscaping of future development will need to be carefully designed and articulated.
This area should retain a semi-rural character, with deep setbacks from arterial streets, wide spacing between uses,
landscaped front yards, and vehicle parking sited on the side and/or rear of structures. Shared curb cuts will reduce
potential conflicts with highway traffic. Sidewalks should follow streets, with connections to adjacent areas planned
for residential development. Architectural design, landscaping, and site planning regulations should apply to all uses
in this area, including industrial uses.
Agglomeration of mechanical commercial uses, and incremental expansion of commercial zoning resulting in strip
commercial development, will be strongly discouraged.
Criteria:
This district is assigned to an area along a high-traffic area of Elmira Road (NY 13/34/96) that now includes a range
of commercial and semi-industrial uses.
Location:
The district includes parcels
fronting on Elmira Road
between Seven Mile Drive
and Five Mile Drive, and
parcels immediately to the
north that access Elmira
Road.
Principal uses:
Commercial,
lodging/hospitality,
incidental trade uses,
artisanal/cottage industrial
uses, agritourism.
Supporting uses:
Skilled trades, custom
industry, light industry,
outdoor entertainment.
Residential density:
Not applicable
Zoning districts with similar characteristics:
Current zoning code: C, LDR, NC, LI, PDZ.
Rural-urban transect: T3 (neighborhood edge), SD (special district)
Elmira Road, Town of Ithaca (Pictometry)
Town of Ithaca 2014 Comprehensive Plan 66
3.4.3 Area of Special Concern
Areas of Special Concern are specific sites that do not easily fit into other character districts. They have intrinsic
features, uses, and/or conditions that present unique challenges and opportunities in planning for development
and/or conservation.
3.4.4 Area of Special Concern 1: Emerson Center
Purpose:
The Emerson Center Area of Special Concern is intended to be a setting for redevelopment of the Emerson Power
Transmission facility as a mixed use complex that would include apartments, live-work space, studios, retail uses, and
office space. Light industrial uses would be appropriate for former manufacturing portions of the site. An
abandoned railroad bed traversing the west side of the facility is proposed as part of a two mile multi-use trail
(Gateway Trail) that would connect the Black Diamond Trail with the Town’s South Hill Recreation Way. The Town
and City of Ithaca share jurisdiction over the Emerson facility, and must work in concert for planning efforts to be
successful. Development would be dependent on remediation because the site is listed as a class 2 site in the State
Registry of inactive hazardous waste sites (list of Super Fund sites); a class 2 designation represents a significant
threat to public health and/or the environment and requires action.
Emerson Power Transmission Facility (Pictometry)
Criteria:
This subdistrict is assigned to the former Emerson Power Transmission (formerly Morse Chain) facility located on
South Hill.
Location:
The Emerson Center site is located in both the City and Town of Ithaca, immediately adjacent to city neighborhoods
and near the Ithaca Commons and Ithaca College. The site is accessed from Aurora Street (NY 96B).
Town of Ithaca 2014 Comprehensive Plan 67
Principal uses:
Mixed residential, live-work space, retail, offices and light industrial.
Residential density:
Location and density of housing should be established by an approved redevelopment plan. Density should take full
advantage of the site's location near central Ithaca.
Zoning districts with similar characteristics:
Current zoning code: PDZ
Rural-urban transect: T5 (neighborhood center), T6 (town center)
Town of Ithaca 2014 Comprehensive Plan 68
3.4.5 Area of Special Concern 2: Country Club
Purpose:
The County Club Area of Special Concern is intended to be a setting for the Country Club of Ithaca, with provisions
for preservation or redevelopment of the site if the club relocates or closes.
The preferred use for this site is that it continues as a public or private golf course with related sports and hospitality
facilities. Otherwise, it should be considered for acquisition as public open space and parkland. Redevelopment for
more intensive uses should only be considered if all efforts to preserve the site as a golf club, parkland, or open space
have failed, or if they are not feasible or economically realistic.
If the site is to be redeveloped, it should occur as a clustered residential neighborhood, incorporating traditional
neighborhood design principles described elsewhere in this Plan. Residential development should include a mix of
housing types, lot sizes, and price ranges that appeal to a wide variety of households, and be located to take
advantage of Community Corners as a neighborhood center. A small inn or hotel could take advantage of the site's
location near Cornell University. A large portion of the site should be preserved as public open space and parkland.
Contiguous open space should connect the Cornell University golf course to the east with unique natural areas to the
west, preserving a wildlife migration corridor.
A small part of the Country Club site is in the Village of Cayuga Heights. The Town and Village need to cooperate
on any preservation, acquisition or redevelopment plans or proposals.
Ithaca County Club
Criteria:
This subdistrict is assigned to the Country Club of Ithaca property in Northeast Ithaca.
Town of Ithaca 2014 Comprehensive Plan 69
Location:
The Country Club site is located between Pleasant Grove Road and Warren Road north of the Cornell University
campus.
Principal uses:
Golf course, accessory sports and hospitality facilities, open space.
Supporting uses:
If the site is redeveloped:
Mixed residential: single household and accessory units, bungalow courts and pocket neighborhoods, attached units,
small apartment buildings, elder housing; lodging/hospitality
Residential density:
If the site is redeveloped:
Range within neighborhood: 2-12 units/acre gross *
Average for neighborhood: 4-6 units/acre gross *
Open space: ≥50% of development site (natural areas, parks, golf course)
* - density throughout a development, including open and civic space.
Density does not include accessory units or bonuses for affordable housing.
Zoning districts with similar characteristics:
Current zoning code: LDR
Rural-urban transect: T3 (neighborhood edge), T4 (neighborhood general)
Town of Ithaca 2014 Comprehensive Plan 70
Town of Ithaca 2014 Comprehensive Plan 71
3.5 Future land use / character map