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HomeMy WebLinkAboutPlan Appendix B 02 Land Use  Town  of Ithaca 2014 Comprehensive Plan B‐9 B.2 Land use  This section provides an evaluation of existing conditions, emerging development patterns, the current zoning scheme and land use regulations in the Town. B.2.1 Development history and trends  Land use distribution  The Town of Ithaca, including the Village of Cayuga Heights, encompasses an area of 30 square miles (19,370 acres)9. This does not include Cayuga Lake, with an additional 836 acres of the Town. The most prevalent land uses found in the Town are:  Undeveloped forest, meadow, and brush (covering 49% of the Town)  Residential (covering 19% of the Town)  Agriculture (covering 18% of the Town) The following tables and maps further outline the variety of land uses found in the Town. Land use distribution | Town  of Ithaca  Land use category Acres Square miles % of town area  Agriculture 3412.24 ac 5.34 mi2 17.61% Commercial 123.71 ac 0.19 mi2 0.64% Community services/institutions* 594.02 ac 0.92 mi2 3.07% Light industrial/utilities 217.39 ac 0.34 mi2 1.12% Residential 3609.42 ac 5.64 mi2 18.63% Disturbed or barren land 98.25 ac 0.15 mi2 0.51% Outdoor recreation: public and private 675.59 ac 1.06 mi2 3.49% Undeveloped: forest/meadow/brush 9557.9 ac 14.94 mi2 49.33% Waterbody 836.00 ac 1.31 mi2 4.31% Wetlands  252.66 ac 0.39 mi2 1.30% *Does not include Cornell Plantations, ancillary or land‐based research facilities at Cornell University, or open and natural space  on the Ithaca College campus.  With largely half of the land being undeveloped forest and meadows, the balance of land uses in the Town of Ithaca consist of a variety of residential development with associated parks and recreational trails, agriculture, commercial and retail establishments, educational institutions, offices and light industrial uses. Town residents can enjoy the associated urban amenities of living close to the City of Ithaca, with international cuisine, theatre and arts, cultural events, and live music, as well as nearby local and State Parks, natural areas, and recreational trails, many of which are found within the Town limits. 9 Data based on GIS query; may not be exact.  Town  of Ithaca 2014 Comprehensive Plan B‐10 Land use | Town  of Ithaca    Town  of Ithaca 2014 Comprehensive Plan B‐11 B.2.2 Residential development  Until the 1950s, the most densely populated portions of the Town of Ithaca were the hamlet of Forest Home, where settlement began in 1794, and the Village of Cayuga Heights, which was incorporated in 1915. The remainder of the Town contained scattered residential development, mostly on East Hill, in the area north of Hanshaw Road. In the 1950s, postwar prosperity, growth at Cornell University and the area's factories, fueled demand for housing outside of the city limits. New subdivisions were built in Northeast Ithaca and East Hill areas, in close proximity to Cornell University, particularly in the areas just south of the Village of Lansing and between Ellis Hollow Road and Six Mile Creek. Lot splits and frontage residential development occurred throughout the Town, obstructing what were once pristine rural vistas and giving once-rural collector roads a more residential character. The relocation of Ithaca College from downtown in the City of Ithaca to South Hill in the Town of Ithaca in the early 1960s created a shift in the Town’s development patterns. Residential development on South Hill was relatively limited until the 1980s, when large housing projects such as Deer Run, Chase Farm, and College Circle were constructed. South Hill has since seen more housing development than East Hill. The Village of Cayuga Heights (located within the Town of Ithaca boundary) is nearly fully built out. The Village is primarily residential, with the exception of the Community Corners commercial plaza. A recent notable development in the Village is the Kendall at Ithaca senior independent and assisted living community. Construction of the 406,000 square foot facility located near the Village of Lansing border began in 1995, with significant additions completed in 2000. The last frontier of residential development in the Town of Ithaca is the West Hill area. The past 20 years has seen the beginning of what could be the transformation of the West Hill area from a predominantly agricultural area. In 1996, the first residents moved into the Ecovillage at Ithaca cohousing development, located on a 176-acre West Hill site. Two conventional apartment complexes, one with subsidized housing for low to moderate income households, the other providing affordable housing for senior citizens, were built soon afterwards. Carrowmoor, a planned carbon-neutral, medieval-themed mixed use development with 350 to 400 residential units, is proposed for a site on Mecklenburg Road (NY 79W). In the Town of Ithaca, post-WWII residential development tended to have a rural, low density character, rather than the more manicured form of suburban development found in larger Upstate cities, with relatively large lots on streets lined by deep roadside ditches instead of curbs, gutters and sidewalks. As a result, many of the Town’s existing housing developments are homogenous, lacking in variety and efficiency, have largely conventional lot layouts, and contain homes and lots that are similar in size, style, and price. Most housing developments were built with little consideration for the topography or environmental sensitivities of the land on which they sit, have little walkability, and are not connected to existing employment centers, services, commercial areas, or multi-modal transportation systems. Ecovillage at Ithaca.  Town  of Ithaca 2014 Comprehensive Plan B‐12 However, there are a few developed areas in the Town that contain a mix of interesting housing styles, sizes, and types, and that are also connected to existing employment centers, services and the Town’s emerging parks and trails system. The Commonland Community, located off of Slaterville Road (NY 79E) on the Town’s East Hill, contains a mix of single and two-family attached homes in a cluster arrangement; adjacent to the Six Mile Creek natural area and hiking trails. The Commonland Community is served by three public bus routes that run regularly to downtown Ithaca, Cornell University, and outlying areas along Slaterville Road towards the Town of Caroline and Ellis Hollow Road towards the Town of Dryden. This streetscape in the South Hill area is typical of conventional   residential development in Ithaca.  Note the very low density and  lack of curbs and sidewalks.    The Overlook at West Hill, a suburban‐style apartment complex in  the West Hill area.  The Summherhill Apartment and Ellis Hollow Apartment complexes, also on East Hill, are located immediately adjacent to the East Hill Plaza shopping center, with Cornell University located nearby. The Ellis Hollow Apartment complex includes senior apartment units, so seniors can be easily connected to grocery stores, pharmacies, banks, offices, and other services within the shopping plaza. East Hill Plaza is also very well served by public transit, with many daily routes to Cornell, Ellis Hollow, and downtown Ithaca. The historic hamlet of Forest Home is a former water-powered mill community that developed in an organic arrangement around Fall Creek. Today, it is a compact residential neighborhood, with most houses dating from the early 19th and 20th centuries. Completely surrounded by lands belonging to Cornell University, it is within walking distance to the Cornell campus, Cornell Plantations, and a variety of walking trails. Many TCAT buses travel through the hamlet every day, en route to northeast Ithaca, the Shops at Ithaca mall in the Village of Lansing, the Village of Cayuga Heights, the hamlet of Etna in Dryden, and the Tompkins County Regional Airport. There is growing support for creating denser, more walkable, and interconnected neighborhoods in the Town. B.2.3 Commercial development  The Town of Ithaca is fortunate in that, unlike many peer communities, it has no strip commercial development. The Town does not have a major shopping district, or village or hamlet commercial center. The Town also does not have a large surplus of undeveloped land with commercial zoning. An abundance of vacant commercial land can depress its value, making it more attractive for low-end businesses.   Town  of Ithaca 2014 Comprehensive Plan B‐13 Rodeway Inn on Elmira Road, Inlet Valley area. East Hill Plaza.  Clusters of commercial development in the Town include:  East Hill: the intersection of Ellis Hollow Road and Pine Tree Road, about one half mile south of the Cornell University School of Veterinary Medicine, includes the 110,000 square foot East Hill Plaza building, the 60,000 square foot East Hill Office building, and a Best Western hotel. The East Hill Plaza building contains a supermarket, laundromat, liquor store, casual restaurants, and offices for Cornell University. There are also several banks, dental offices, and a gas station on the overall property. Development in this area started in the late 1970s and continued through the 1990s.  South Hill: the intersection of Danby Road (NY 96B) and East King Road near Ithaca College includes a Country Inn and Suites hotel, furniture store, some small restaurants, a gas station and a convenience store. College Crossing, a 19,000 square foot neighborhood shopping center at the corner of Danby Road and King Road, has received final approval. This area emerged as a small commercial center in the 1970s. To the north, one and a half miles on Danby Road, is Rogan’s Corners adjacent to the city line. This small commercial site, constructed in the early 1980s, consists of a gas station, convenience store, a restaurant and several specialty stores.  Inlet Valley : the area lining Elmira Road (NY 13/34/96), from Five Mile Drive to Seven Mile Drive, includes a scattered assortment of motels, light industrial facilities, and small businesses, including the Ithaca Beer brewery. Most development in this area took place between the 1960s and 1980s. There is no retail center or commercial development in the more heavily populated Northeast Ithaca area of the Town of Ithaca. However, the adjacent Village of Cayuga Heights contains the Community Corners shopping center, which consists of cafes, restaurants, florist, salons, apparel shops and other services. B.2.4 Industrial development  In the not-too-distant past, the City and Town of Ithaca were known for more than their institutions of higher learning and enlightened residents. Like many small cities and towns in Upstate New York, Ithaca was home to an assortment of factories that employed many of the area's residents. Three plants were established in the South Hill area, taking advantage of proximity to the now-departed Delaware, Lackawanna and Western Railroad. Town  of Ithaca 2014 Comprehensive Plan B‐14 Morse Chain, a developer of chain and power-transmission equipment, was incorporated in 1898, and moved onto their South Hill site in 1906. Morse Chain was acquired by Borg-Warner in 1929. In the 1980s, automotive-related manufacturing operations eventually moved to a new facility on Warren Road in the Town of Lansing. The 760,733 square foot South Hill plant now known as Emerson, where the industrial products division remained, closed in 2010. Morse Chain eventually began building adding machines, a venture that was bought by National Cash Register (NCR) in 1943. NCR built their regional manufacturing plant further south off Danby Road (NY 96B) in 1957, where they manufactured adding machines until the 1970s. The 271,000 square foot facility was eventually taken over by Axiohm Transactions Solutions which closed all but its office functions in the early 2000s. Therm Incorporated, a manufacturer and supplier of turbine blades, was established on South Hill in 1937. The company remains in business to date in its 130,000 square foot facility located off Hudson Street Extension. The Town of Ithaca does not have any industrial parks, or a large surplus of undeveloped land with industrial zoning. Clusters of industrial development in the Town include:  South Hill: east of Danby Road, straddling the city/town boundary, the former Morse Chain/Emerson facility sits idle. South of Morse Chain, across from Ithaca College, the former NCR facility is now the South Hill Business Campus. Therm Incorporated is northeast of Ithaca College on a site accessed from Hudson Street.  Inlet Valley : a small cluster of construction and trades-related uses are located in the Inlet Valley are near Five Mile Drive. Zoned as LI (light industrial), industrial development took place in an unplanned manner, with utilitarian metal structures, outdoor storage, continuous curb cuts, and a lack of landscaping or other aesthetic amenities. Further south, at the Town line, is a propane storage facility on an LI-zoned parcel. College towns throughout the United States are centers for innovation, with research facilities and advanced industry piggybacking on the presence of research universities. The Cornell Business and Technology Park, hosting local, national and international research firms, is located in the Town of Lansing. South and east of Cornell University, where land is dedicated to land-based research activities, athletic fields, and equestrian facilities, there is limited opportunity to create a similar university-centered office/research park in the Town. B.2.5 Agricultural development  Agriculture was a major economic sector and the predominant land use in the Town before World War II. Despite the barriers to farming presented by terrain, soils, and climate, the Town produced and exported significant amounts of wheat and other agriculture products beginning around 1800. Through the 19th century, potatoes, hay, tobacco, grain, fruit, and dairy and meat products were sent to market from the numerous farms dotting East Hill, South Hill, Inlet Valley, and West Hill. Today, agricultural areas are concentrated in the western part of the Town along the South Hill Business Campus.    Town  of Ithaca 2014 Comprehensive Plan B‐15 borders of Enfield and Ulysses. Some farms are also active in the South Hill area, and much of the countryside campus of Cornell University on East Hill is dedicated to agricultural research. The 24 farms in the Town of Ithaca range from small-scale fruit and vegetable producers, livestock farmers, and ornamental horticultural businesses to larger-scale dairy and commodity field crop production. Farm operations in the Town occupy 3,412 acres, about 18% of the Town’s total land area. Relative to other towns in the County, the Town of Ithaca ranks second lowest in terms of land in farms, but it is also the most developed town. The (draft) Agricultural and Farmland Protection Plan will address agricultural land use issues. B.2.6 Institutional development  In 2009, USA Today recognized Ithaca as being the best college town in the United States with a population under 250,000. Ithaca was named the nation's best college town in the American Institute for Economic Research 2010-2011 College Destinations Index. Of 75 metropolitan areas in the College Destinations index, the Ithaca metro had the highest concentration of college students; 276.9 for every 1000 residents. Ithaca is unusual for its size in being the host community for two distinguished institutes of higher learning; Cornell University and Ithaca College. The educational mission of each school is quite different, as well as their physical setting, built environment, and interaction with and impact on the surrounding community. Cornell University and Ithaca College are centers of employment and major traffic generators, and create demand for housing and commercial uses off-campus catering to students. Cornell University  A large portion of the main campus of Cornell University, a private Ivy League and federal land grant research university that also includes four state contract colleges among its colleges, is in the Town of Ithaca. Cornell University was chartered by the state in 1865, and opened to students in 1868. The 745 acre Ithaca campus, with approximately 21,000 students, 9,734 academics and staff (including 1,587 faculty and 1,073 non-faculty academics), is situated on a high plateau northeast of downtown Ithaca.10 Throughout the 20th century, the built-up area on the Ithaca Campus grew to the east. While the academic core remains in the City of Ithaca north of Collegetown, somewhat less than half of the core campus lies in the Town of Ithaca, including the School of Veterinary Medicine, and a graduate student housing complex. The campus' built environment and "outdoor rooms" of the quads becomes less coherent further to the east, as it transitions from the historic academic core to the newer Judd Falls and Vet Quad areas, and beyond to Cornell Plantations and agricultural research areas. Cornell University also has extensive land holdings throughout the Town away from the main campus, including East Hill Plaza. 10 Cornell University, Office of Institutional Research and Planning URL: www.irp.dpb.cornell.edu/tableau_visual/academic‐workforce‐at‐ a‐glance and www.irp.dpb.cornell.edu/tableau_visual/non‐academic‐workforce‐at‐a‐glance  Baker Farm.  Town  of Ithaca 2014 Comprehensive Plan B‐16 Cornell University and Ithaca College lands | Town  of Ithaca    Town  of Ithaca 2014 Comprehensive Plan B‐17 These areas outside of the main campus form an integral part of the East Hill neighborhood. Dryden Road (NY 366), Warren Road, Forest Home Drive, Pine Tree Road, Ellis Hollow Road, and Mitchell Street all cross through portions of the campus or university- owned tracts. Road connectivity between the campus and surrounding town is well-developed, but pedestrian accommodations decrease with distance from the core campus. The 2008 Cornell Master Plan for the Ithaca Campus is an ambitious 422 page document that lushly illustrates a 30 to 60 year vision for the campus and outlying properties in the City and Town of Ithaca. Goals of the plan affecting the Town include:  Manage the rural land base.  Protect and enhance the gorges and creek systems.  Respect and enhance surrounding communities.  Reinforce the relationship between the campus and its natural setting.  Protect outdoor teaching and research facilities.  Cluster administrative uses at crossroads and near gateways.  Broaden housing options on and close to Core Campus.  Provide high-quality recreation and athletics complexes.  Transform the East Hill Plaza area into East Hill Village. The Cornell Master Plan calls for future development to take place in the existing campus footprint, with no new land acquisition. The intensification of this new development could bring more vehicle traffic, additional demand for off- campus student housing in the Town, and increased development pressure in the East Hill and Northeast Ithaca areas. One objective of Cornell’s Master Plan is to broaden housing options on and close to the core campus. The Master Plan recommends 1,000 new on-campus beds for undergraduate students. However, the university still expects that most graduate students will find housing off-campus, with a goal of providing housing to 25% of graduate students, compared to less than 15% today. Much of this new graduate student housing is expected to be provided in a new East Hill Village neighborhood center. Even with increased housing provided by the university, the impact of student rentals on Ithaca's neighborhoods and housing market will be an ongoing issue well into the future. The broad missions and diverse range of the built and natural  environment found at Ithaca College and Cornell University  campuses make campus zoning a challenge.  Town  of Ithaca 2014 Comprehensive Plan B‐18 Ithaca College  Ithaca College is a private college located completely within the Town of Ithaca on South Hill. As of 2010, the college had about 6,949 students, 724 faculty, and 973 staff.11 Ithaca College was founded by in 1892 as a music conservatory. Through the 1960s, Ithaca College was relocated from scattered buildings in downtown Ithaca to a new centralized campus on South Hill, which now comprises 669 acres. Physical development of the campus is guided by the 2002 Ithaca College Master Plan Report. Highlights of the plan include:  Concentrating academic functions at the campus core, with all buildings a 10 minute walk from each other.  Relocating existing parking lots from the campus core to its periphery, with consideration of parking garages to reduce surface area consumed by parking.  Siting of buildings in "three-sided quadrangles", with one side unbuilt to provide vistas of Cayuga Lake.  An academic "main street" corridor. The Ithaca College 2008 Institutional Plan includes a short section on facilities, the first goal of which is to develop a new campus master plan. Unlike Cornell University, the built-up core of the Ithaca College campus is physically segregated from the surrounding neighborhoods. The campus reflects institutional planning practice of the 1960s and 1970s, having a densely developed central core encircled by a loop road, parking lots, athletic fields, and open space. With no sidewalks along Coddington Road and Danby Road, it is very difficult to walk safely from the campus to surrounding neighborhoods or downtown Ithaca. The college has four points of vehicle access; two entrances from Danby Road (NY 96B) to the west, and two from Coddington Road (County Road 119) to the north. College Circle Apartments, a large suburban-style apartment complex adjacent to the south end of the campus, was recently purchased by the college and incorporated into the campus as student housing. Ithaca College owns a 51 acre parcel that is not contiguous to the main campus. The long-term build out plan does not anticipate expansion to the exclave. An equivalent of a Collegetown-type neighborhood never emerged near Ithaca College, partly because of Ithaca College's policy of requiring freshmen, sophomores and juniors to live on-campus, an open space buffer around the built-up campus core, and limited access points, poor pedestrian access, and a zoning and land use pattern that inhibited the creation of a new large, high density neighborhood adjacent to the college. The presence of Ithaca College can be a catalyst for a new neighborhood center in the South Hill area. Concerns about the effects of off-campus student rentals have usually focused on the impact of Cornell University. However, off-campus housing occupied by Ithaca College students has, over time, changed the character of parts of the South Hill neighborhood near the college. With the exception of the College Circle Apartments, the South Hill neighborhoods in the Town have no high-end or high density off-campus student housing adjacent to the Ithaca College campus. Many low-end, utilitarian buildings designed as student housing, most with two to six dwelling units, have been built in the area immediately south and east of the Ithaca College campus on Coddington Road, Hudson Place, Pennsylvania Avenue, and Kendall Avenue. Many single-family houses in this area have also been converted to student rental units. Permanent residents have reported issues with poor property maintenance, loud parties, and other disruptive or destructive activities. 11 Ithaca College Facts in Brief 2010‐11, Ithaca College Office  of Institutional Research webpage,  http://www.ithaca.edu/ir/facts/Ithaca_College_Facts_in_Brief_2010‐11.pdf, accessed 1 August 20111.    Town  of Ithaca 2014 Comprehensive Plan B‐19   Off‐campus student rentals in adjacent neighborhoods near Ithaca College.  A 2006 memorandum by the Town's planning staff revealed that the Town of Ithaca Zoning Board approved at least 25 variances to increase occupancy limits in this area, which normally limits the number of unrelated residents that live together to three. The Zoning Board decisions were not based on a legitimate hardship, and contrary to the intent of the occupancy law and comprehensive plan, which had the goal of developing a variety of housing styles and "neighborhoods that are quiet" by "establishing zoning standards, e.g. occupancy standards and usage limits, to minimize the negative effects of dwelling units occupied by students." Other institutions   Cayuga Medical Center (CMC) is the primary health care facility in the area and the 5th largest employer in Tompkins County. The Medical Center is located off of Trumansburg Road (NY 96), on the Town’s West Hill. CMC sits on a 45 acre property and contains a 204 bed facility, with more than 200 staff physicians and a total health care team of over 1,200 members.12 CMC has a 24 hour emergency room that was expanded in 2005, along with comprehensive inpatient and outpatient services. The hospital has been undergoing a series of expansions to its main campus in recent years, as part of a master plan to guide the future development of the hospital in an environmentally sustainable way.13 The largest addition constructed to date has been the “southwest addition,” a 53,000 square foot addition that includes the new and expanded emergency room, intensive care unit, and other site improvements. This addition received LEED Silver certification for its sustainability and energy saving elements. Other additions expected to receive some form of LEED certification include the recently approved 14,000 square foot surgical addition and the 16,000 square foot laboratory additions. The Cayuga Medical Center recently acquired a nine acre site adjacent to their hospital property. The former Tompkins County Biggs Complex contains a large building surrounded by landscaping and parking areas. Future 12 Overview: History, Mission, Core Values, Cayuga Medical Center website, http://www.cayugamed.org/content.cfm?page=mission,  accessed 23 August 2011.  13 Cayuga Medical Center Main Campus, Sustainable Sites Initiative website, ,: http://www.sustainablesites.org/cases/show.php?id=18  Cayuga Medical Center.  Town  of Ithaca 2014 Comprehensive Plan B‐20 plans for this parcel have not been developed, but it is hoped that the building could be used for additional professional or medically related offices. Adjacent to the Cayuga Medical Center to the south is another popular area institution. Founded in 1932, the Paleontological Research Institution (PRI) has programs in research, collections, publications, and public education. PRI cares for a collection of two to three million specimens, one of the 10 largest in the United States, some of which are on public display in the Museum of the Earth.14 The Museum of the Earth was added on to the PRI building in 2003 and provides the public with an opportunity to explore Earth through a mix of natural history displays, interactive science features, and art exhibitions. The main PRI building and museum are located on a 6.5 acre site. In recent years, the Institution has purchased two adjacent parcels to the south of their property, totaling an additional ±10 acres. These parcels, along with the parcel that houses PRI and the Museum of the Earth, comprise a portion of the Odd Fellows Complex, once owned by the International Order of OddFellows. Representatives of PRI have indicated the desire to create a “campus-like” center, although no formal master plan has been developed. B.2.7 Sprawl  A simple definition of sprawl is "the use of more land than is necessary to expand out cities." According to Robert Burchell of Rutgers University, ten traits of urban sprawl include: 1. Unlimited extension of new development 2. Low density residential and commercial settlements, especially in new growth areas 3. Leapfrog development 4. Fragmentation of powers over land use among many small localities 5. Dominance by private vehicles 6. No centralized ownership of land or planning development 7. Great variances in the fiscal capacities of local governments, because revenue-raising capabilities are strongly tied to the property values and economic activities within their own borders 8. Widespread commercial development along major roadways 9. Major reliance upon the filtering or trickle-down process to provide housing for low income families 10. Spatial segregation of different types of land uses through zoning regulations South Hill area, Town  of Ithaca. (Pictometry)  14 Paleontological Research Institution website About page,://www.museumoftheearth.org/about.php    Town  of Ithaca 2014 Comprehensive Plan B‐21 The Town of Ithaca exhibits the patterns of sprawl described by many planners and educators throughout the United States. Through traditional Euclidian zoning, the Town of Ithaca has developed like many other suburban communities situated outside of a central city, with conventional subdivisions that have little walkability or connectivity to each other or to existing services or commercial areas. Lower density residential development and commercial strip development outside of the urban, village and hamlet centers in Tompkins County has resulted in sprawl patterns, contributing to fragmentation and loss of farmland, forests, wildlife habitats, and other open space resources. Sprawl has also added to traffic congestion on our streets, increasing the cost to provide of public services and infrastructure. B.2.8 Zoning  Zoning is the primary form of land planning control for local communities in North America. Zoning codes are comprehensive cookbooks for day-to-day development decisions in a community. They expand on the information in the comprehensive plan by providing parcel-specific regulations for the location of different land uses, regulation of those uses, and detailed specifications for the site planning and design of proposed development. The Town of Ithaca adopted its first zoning code in 1954, followed by overhauls in 1968 and 1976. The Town's current zoning code was adopted in 2003. Despite its recent vintage, the form it takes makes it a relic of decades past, with legal English and dated terminology, and regulation of land uses based on a large number of very specific definitions. The code includes very few provisions that allow contemporary best practices in planning, such as Smart Growth concepts, traditional neighborhood development, light imprint development, landscaping requirements, and architectural and site planning standards. Zoning district distribution | Town  of Ithaca  Zoning district Acres Square miles % of town area  C – Conservation 3872.7 ac 6.05 mi² 21.2% AG – Agricultural 4148.3 ac 6.48 mi² 22.7% LR – Lakefront Residential 610.0 ac 0.95 mi² 3.3% LDR – Low Density Residential 4752.4 ac 7.43 mi² 26.0% MDR – Medium Density Residential 3302.0 ac 5.16 mi² 18.1% HDR – High Density Residential 136.2 ac 0.21 mi² 0.7% MR – Multiple Residence 236.4 ac 0.37 mi² 1.3% MHP – Mobile Home Park 18.0 ac 0.03 mi² 0.1% LC – Lakefront Commercial 153.7 ac 0.24 mi² 0.8% NC – Neighborhood Commercial 37.8  ac 0.06 mi² 0.2% CC – Community Commercial 33.5 ac 0.05 mi² 0.2% OPC – Office Park Commercial 107.0 ac 0.17 mi² 0.6% VFR – Vehicle  Fueling and Repair 3.0 ac 0.005 mi² 0.02% I – Industrial 52.1 ac 0.08 mi² 0.3% LI – Light Industry 159.7 ac 0.25 mi² 0.9% P – Planned Development (PDZ) 615.7 ac 0.96 mi² 3.4% Town  of Ithaca 2014 Comprehensive Plan B‐22 Zoning ‐ December 2013 | Town  of Ithaca   Town  of Ithaca 2014 Comprehensive Plan B‐23 Rural zoning districts  There are two rural zoning districts in the Town: AG - Agricultural, and C - Conservation. AG zoned land, comprising 4,148 acres, or about 23% of the Town, is concentrated in the West Hill and South Hill areas. The AG-Agricultural zoning district permits an assortment of agrarian land uses, including farms, nurseries, equestrian facilities, kennels, and timber harvesting. Retail sales related to agricultural operations, veterinarians, places of worship, golf courses, hunting preserves, ski centers, composting facilities, and mining are allowed with a special permit. Single- and two-household residences, and accessory elder cottages, are also permitted in the AG district. Residential lot sizes may range from one to two acres, with a maximum density of one residential lot per seven acres. Decreasing the density to one residential lot per 12 acres or more, and allowing smaller lots where technically possible, can slow the conversation of agricultural land to residential uses, and shift demand for housing towards new neighborhoods. C–Conservation zoned land, areas where natural features and environmentally sensitive areas are intended to be preserved, makes up about 3,872 acres, or 21% of the Town; the bulk at the south end of the Town. Permitted uses include farms, nurseries, forest resource uses, roadside stands, and single- and two- household residences. Minimum lot size in the C district is seven acres. Increasing the minimum lot size to 15 acres or more, and requiring clustered development, can preserve the character of natural areas. Coy Glen, C zoning.  Ferguson Farm, AG zoning.  Town  of Ithaca 2014 Comprehensive Plan B‐24 Residential zoning districts  The zoning code includes six residential zoning districts: four single family residential districts (LR Lakefront Residential, LDR Low Density Residential, MDR Medium Density Residential, HDR High Density Residential), one multiple family residential district (MR Multiple Residence), and one mobile home residential district (MHP Mobile Home Park). Together they comprise about 8,800 acres or 48% of the Town. The bulk of residential zoned land is undeveloped, underdeveloped, or occupied by non-residential uses. The LR–Lakefront Residential zone is intended to accommodate residential development along the east and west shorelines of Cayuga Lake, with consideration of the area's steep slopes and small legacy lots. The district comprises 610 acres, or 3.3% of the Town, although most of that area is in Cayuga Lake itself. The district includes special provisions for boat lifts and docks, and garages that may need to be placed in front of the lot. The LDR–Low Density Residential zone is intended for detached residences and rural lifestyle uses such as small farms and equestrian facilities. LDR zoned land makes up 4,752 acres, or 26% of the Town; more acreage than any other zoning category. Minimum lot size is 30,000 square feet (1.45 lots per net acre). Much of the land zoned LDR is undeveloped, or occupied by the Cornell University campus and research facilities. Despite its name, the MDR – Medium Density Residential district has a very low maximum density, with a minimum lot size of 15,000 square feet (2.9 lots per net acre). MDR zoned land amounts to 3,302 acres, or 18.1% of the Town. MDR zoned land includes much of the Ithaca College campus, and undeveloped land in the West Hill area, along with developed areas in Northeast Ithaca, Forest Home, East Hill, and South Hill. The HDR–High Density Residential zone accommodates detached and semi-detached (duplex) residences in a medium density setting, with a minimum lot size of 9,000 square feet (4.84 lots per net acre). Only 136 acres, or 0.7% of the Town, is zoned HDR. Most HDR-zoned land is located south of the Therm Incorporated facility in South Hill, in an area with a growing number of student rental units. Amber Lane, LDR zoning.  Overlook at West  Hill, MR zoning.    Town  of Ithaca 2014 Comprehensive Plan B‐25 The MR–Multiple Residence district is intended for apartment complexes in a suburban setting, with a maximum density of one unit per 3,500 square feet (12.4 units per acre). While the MR district allows detached and duplex residences, most buildings on MR-zoned sites have four or more units. MR zoned land comprises 236 acres, or 1.3% of the Town. Pockets of MR development are located throughout the Town, with most rezoning activity, proposals, and inquiries about rezoning to MR in the Northwest Ithaca/West Hill area. The MHP–Mobile Home Park district, totaling 18 acres, underlies the one mobile home park in the Town, on Seven Mile Drive in the Inlet Valley area. A reduced, simplified, and more logical categorization of permitted uses in residential districts is considered good planning practice, would make the zoning code easier to use, and is more accommodating of emerging development trends without complicated amendments. District names typically do not reflect their permitted density or desired character. The density of a development can be measured over an entire site, rather than considered on a lot-by-lot basis. Density bonuses should be offered for development that preserves large amounts of open space and farmland. Lot and yard dimensions, and bulk and siting requirements for primary buildings and accessory structures, should also be revisited. Commercial zoning districts  The zoning code includes five commercial zoning districts, but they cover only 336 acres of the Town, or less than 2% of the area of the Town. The LC–Lakefront Commercial district comprises 154 acres or 0.8% of the Town, with most of that area in Cayuga Lake. The LC district is intended for the East Shore Marina and Merrill Sailing Center. The only permitted uses are boat harbors, marinas, and small wind energy facilities. On dry land, the NC–Neighborhood Commercial and CC–Community Commercial districts make up the bulk of commercial zoned land; 38 acres of NC and 34 acres of CC, together about 0.4% of the Town. The CC zoning district permits the same retail uses as the NC district, with a larger floor area permitted by right or special permit. Uses permitted in the OPC – Office Park Commercial zone that are only permitted by special permit in the NC district are permitted by right in the CC district. OPC–Office Park commercial districts, located at Cayuga Medical Center and South Hill Business Park, total 107 acres or 0.6% of the Town. Permitted uses include banks, offices and medical offices; special uses include hospitals, municipal facilities, laboratories, and art galleries and studios. The VFR–Vehicle Fueling and Repair zone is a floating semi-industrial district that permits only gas stations, vehicle repair, car washes and wind energy facilities. Gas stations are permitted only in the VFR district. There are only three parcels zoned VFR, totaling 3 acres or 0.02% of the Town. Most contemporary zoning codes allow gas stations East Hill Plaza, CC zoning.  Town  of Ithaca 2014 Comprehensive Plan B‐26 in some commercial districts subject to special review or use approval, rather than create a dedicated single use district. A reduced, simplified, logical and consistent categorization of permitted uses in commercial districts is considered good planning practice, would make the zoning code easier to use, and is more accommodating of emerging uses without complicated amendments. Industrial zoning districts  The zoning code includes two industrial zoning districts: I–Industrial and LI–Light Industry. Together, they comprise about 212 acres, or 1.2% of the Town. The only parcel zoned I is the former Emerson/Morse Chain facility. LI zoned sites include the Therm Incorporated facility, the Cornell University Central Heating Plant, much of the land fronting the west side of Elmira Road (NY 13/34/96) between Five Mile Drive and Seven Mile Drive, and a parcel fronting the east side of Elmira Road at the far south end of the Town. Planned development zoning districts  Planned unit development (PUD) zoning, called planned development zoning (PDZ) in the Town of Ithaca, is intended to be a flexible zoning tool used to create development with a mix of residential, commercial, industrial, or other land uses. PUD zoning is intended to customize the development standards to the specific parcel under consideration, and allow innovative development that may not be possible under conventional single-use zoning districts, with the result being a project where the whole is greater than the sum of its parts. PDZ zoning has not seen extensive use in the Town of Ithaca. Only 616 acres, or 3.4% of the Town, is subject to an underlying PDZ zone. The two largest PDZ districts include a part of the Cornell University campus (Precinct 7) and EcoVillage at Ithaca. The Town's PDZ regulations are vague about what is expected from a developer who proposes a planned community, except that "yard, height, building coverage, lot size, and any performance standards shall be as set forth in the legislation rezoning the area to a Planned Development Zone" (§270-177). The Town's PDZ regulations place far greater importance on the process than the product. Typical PUD legislation usually includes clear development standards that go beyond the bulk requirements found in a basic zoning code, such as that for the Town of Ithaca. The standards are intended to provide visual unity and consistency in a PUD, and help it function as a truly integrated development. At a very least, standards should include specific aesthetic, landscaping, signage, lighting, site planning, utilities, and open space standards that would apply to the entire site. Such development standards are not a part of the Town's current PDZ regulations. Specific regulations can limit flexibility while offering better guidance to a developer, making the PDZ conceptualization and review process more predictable for both the applicant and Town. This could make a PDZ a more attractive option for many developers. The two acre minimum lot size for a PDZ can encourage inappropriate spot or contract zoning. Most contemporary zoning codes require a much higher minimum acreage for PUDs, so they are not abused as a way to circumvent existing zoning. Zoning at Cornell and Ithaca College  Underneath Cornell University and Ithaca College lie more than steam tunnels and utility lines, but also a patchwork of zoning districts that regulate development on the campuses. Ithaca's colleges are not exempt from the Town's   Town  of Ithaca 2014 Comprehensive Plan B‐27 zoning requirements. However, the intent of the districts usually does not reflect the reality of the underlying use. The bulk of the Cornell University campus in the Town, including Cornell Plantations and much of the countryside campus, is zoned LDR, while the most of the Ithaca College campus is zoned MDR. Institutions of higher learning are permitted subject to special review in the LDR, MDR, HDR, and LC districts, under the same provisions that permit public schools and day care centers. Variance requests for proposed buildings and uses on campuses are common. Zoning in the Town of Ithaca regards college and university campuses as a collection of discrete parcels, even though the campus functions as a single entity. While conventional zoning considers that uses in a particular district will be static and seldom change, postsecondary institutions are dynamic, vibrant organizations, with evolving missions and ever-changing needs for its buildings and properties. The Town's traditional zoning regulations, with very limited provisions for institutions of higher learning, do not adequately address the realities of development at Cornell University and Ithaca College; the schools' mixes of uses, activities, densities, and arrangements of developed and open spaces; and impacts on the surrounding community. Institutional zoning is one tool used by many communities to address the unique environment of colleges and universities. B.2.9 Land use regulations  Land use regulations are currently scattered throughout the Town Code. The Town Code includes separate chapters for the following:  Adult uses (chapter 100)  Environmental quality review (chapter 148)  Outdoor lighting (chapter 173)  Signs (chapter 221)  Stormwater management (chapter 228)  Subdivision (chapter 234)  Zoning (chapter 270)  Zoning: special land use districts (chapter 271) Uses regulated by a topical chapter may not be regulated to that chapter. For example, regulations for signs are not limited to the sign code chapter, but are also included throughout the zoning code chapter. Some building code standards are also intermingled among the various chapters; for example, mobile home anchoring requirements in the zoning code. When land use regulations are scattered among disparate chapters of the Town Code, they can be difficult for Town employees to administer, and for officials, appointed board members and citizens to understand and easily reference. There may be conflicts or duplication with the provisions of other chapters. New land use regulations can avoid the disorganized approach of current laws. For example, a unified development code can consolidate all regulations regarding development, land use, and the built environment into one code— easing administration and interpretation, and ensuring regulations thoroughly reflect the goals of the Town’s comprehensive plan. B.2.9.1 Subdivision regulations  Subdivision regulations govern the division and consolidation of land, the adjustment and elimination of property lines, and include standards for design and layout of lots, streets, utilities, open space, and other improvements. The Town of Ithaca's subdivision code was adopted in 1956, when it was still a predominantly rural community. Incremental amendments and provisions for cluster development have been added through the years. The Town has Town  of Ithaca 2014 Comprehensive Plan B‐28 changed considerably in the intervening 55 years, and the subdivision code now does not reflect or accommodate contemporary good practice in planning and land development. Procedural and administrative issues  Public meetings for all subdivision activity: Subdivision regulations require Planning Board approval for all lot divisions and adjustment activity, including those with little or no impact such as boundary line adjustments, lot consolidations, or subdivision to accommodate utilities, entry features and other minor improvements. Modern subdivision regulations generally include provisions for types of subdivision activity that can be approved administratively, without a formal public hearing. Major and minor subdivisions: Unlike most modern subdivision regulations, the Town of Ithaca's subdivision code does not distinguish between a minor subdivision (subdivision into a very limited number of lots, usually two to four) and major subdivision (subdivision into more than a certain number of lots). There are no provisions for vacating plats and rights-of-way. Performance guarantees: The subdivision code has no formal provisions for performance guarantees. A performance guarantee is a bond or letter of credit that guarantees all public improvements will be completed. When all required public improvements are properly completed, the local government will release the guarantee, and record the final plat. If the developer does not complete all of the improvements, the local government will use the guarantee to pay for their completion. Application requirements: Application requirements such as checklists, number of copies of certain documents, and paper sizes, are now coded into the subdivision code as law. Most modern land use regulations now publish application requirements as a separate guide. This allows for much greater flexibility in administration of the subdivision review process, and better accommodates electronic submittal, and paperwork reduction efforts. Mingling of subdivision and land use requirements: Provisions for cluster subdivisions in the subdivision code include land use regulations that would normally be found in a zoning code. This includes regulation of lot size, building height and setback requirements, building type, buffer yards, and occupancy. The mingling of such regulations in a subdivision code, rather than a zoning code where they would normally be found, can be confusing for applicants, and make administration more difficult for Town staff.   Example of a complete street in Hamburg, New York. (National Complete Streets  Coalition)    Town  of Ithaca 2014 Comprehensive Plan B‐29 Design issues    Design standards: Street design standards in subdivision regulations will usually include classifications for types of streets, requirements for rights-of-way and pavement width, geometric standards (grade, curb, and curve radius), intersection design, and requirements for sidewalks. The Town of Ithaca's subdivision regulations include only very basic design standards, with no street classification, minimum and maximum street widths, or requirements for pedestrian or bicycle accommodation. The prevalence of roads in urbanized areas with a rural profile, with no curbs, open ditches, and no sidewalks, are one result of the Town's incomplete street design standards. Street standards intended for rural areas are one barrier to curbing sprawl. Interconnectivity: Current street standards in the Town subdivision regulations encourage development with cul-de-sacs and a meandering street pattern and very long blocks. The resulting street network can make travel between or within residential areas difficult and/or cumbersome. Town subdivision regulations require stub roads to undeveloped parcels, but a pattern of looping streets hinders connectivity. A trademark of New York's traditional villages, hamlets, and small towns, as well as contemporary traditional neighborhood development, is a highly interconnected street pattern. Greater connectivity promotes mobility and reduces congestion by providing options for people to enter and exit their subdivision. Traffic concentration on a small number of streets—a problem with a hierarchical street network—is less of an issue with a more interconnected street grid. Increasing the number of possible routes to a destination helps public safety services save time reaching a scene of an emergency. Connectivity also promotes a greater sense of community; residential areas are more integrated into the larger community, rather than isolated as pods. Street classification: In modern subdivision regulations, streets are classified according to their function in the street network. Functional categories usually include alleys, local streets, collector streets, and arterial streets. These classifications are often broken down into subcategories, such as minor arterials and major arterials. Modern subdivision regulations will include designated standards for rights-of-way width, pavement width, number of lanes and lane width, curb and gutter, medians, on-street parking, tree lawns, sidewalks, bicycle lanes, lighting, and other Pedestrians walk on a road in Northeast Ithaca built only for cars.   Alley in a TND in Georgetown, Texas. (DT)  Town  of Ithaca 2014 Comprehensive Plan B‐30 features for each classification. Form-based codes base street classifications on the type and size of buildings that are planned to front the street, and their location in the rural-to-urban transect. Rights‐of‐way and pavement widths: The Town's subdivision regulations have only very basic requirements for rights-of-way widths: 60 foot minimum for streets, 20 feet for alleys. There are no requirements for street pavement widths. New standards for rights-of-way and street pavement widths should consider the street classification, and the amount and type of expected traffic. Wider streets were favored in the recent past, because of engineering practices that favored the fast, unobstructed movement of motor vehicles over other street users; and preferences by emergency responders for streets wide enough to allow ladder trucks to be deployed with room for one or more large vehicles to pass to the side. Narrower streets are now considered to have many advantages over wider streets: traffic calming, lower stormwater and brine runoff, the opportunity to grow a full tree canopy, improved safety for pedestrians and cyclists, and lower costs for construction and maintenance. Improved interconnectivity in a neighborhood can addresses concerns about the ability to access a site from emergency responders. Alleys: Subdivision regulations now prohibit alleys in residential areas "unless the subdivider produces evidence satisfactory to the Planning Board of the need …". However, alleys play an important role in emerging forms of residential development such as traditional neighborhood development and bungalow courts. Alleys reduce the prevalence of driveways and garages on residential streets, decrease impervious surface by replacing wide individual driveways with a shared route to garage entrances, and provide a more convenient and less disruptive location for utility location and trash collection. Modern alleys include landscaping, snow storage areas, drainage provisions, and defensible space, and have little resemblance to the cramped, utilitarian, and threatening passages of old. Pedestrian and bicycle accommodations: The Town's subdivision regulations consider sidewalks to be luxuries, not necessities. Sidewalks are very rare in the Town of Ithaca, and have only recently been added as a requirement in the Town's subdivision regulations. The lack of sidewalks limits the mobility of those who cannot drive—mostly children and the elderly—and creates a dangerous environment for pedestrians using streets. The lack of sidewalks also exacerbates a sedentary lifestyle that can lead to obesity and other health issues. Cycling is very popular in the Ithaca area, but there are no dedicated bicycle lanes in the Town, and no requirements for lanes or pavement marking in the subdivision regulations. Current regulations undermine the ability to create streets that serve all potential users, not just vehicles. Curb radius: Subdivision regulations now require a very wide curb radius of 20 feet or more. A wide curb radius encourages high-speed turns, and increases the likelihood of vehicle accidents with pedestrians and cyclists. Smaller curb radii reduces turning speeds, shortens street crossings, and improves sight distance between drivers and motorists. Frontage development: Much of the subdivision activity in the Town of Ithaca involves the splitting of lots along collector streets at its periphery. Lots are created by splitting parcels fronting the road from a larger parcel, often a farm. This type of development, called frontage development, ribbon development, or residential strip development, has dramatically changed the character of some parts of the Town through the past four decades, harming much of the rural ambience that initially attracted residents. Roads where frontage development is most evident include Hayts Road, Bundy Road, Mecklenburg Road, and Westhaven Road in the West Hill area; Coddington Road and Ridge Road in South Hill; and Slaterville Road in East Hill.   Town  of Ithaca 2014 Comprehensive Plan B‐31 Frontage development, Westhaven  Road, West  Hill area. (Pictometry)  There are many disadvantages to frontage development, including the following:  It is subsidized by the Town, county or state. Unlike subdivisions with new roads, developers do not have to pay to build new roads or infrastructure for frontage lots. Cost of development shifts from the builder, who would normally be required to build roads in a subdivision, to the agency that maintains the road where the lot fronts.  It harms the character of rural areas. With continued splitting and development of frontage lots, the viewscape of collector roads changes from a rural or agrarian landscape to a continuous procession of houses, occasionally interrupted by a farm entrance or the rare unsubdivided parcel.  Lots that were created from frontage development are often underused; too large to mow but too small to farm. The rear end of the lot, which may have been in agricultural production, often reverts to scrub forest.  Resubdivision to facilitate infill development or open space preservation is very difficult.  Individual driveways create conflict points that make the road less safe for pedestrians, cyclists and drivers. Minimum lot sizes for frontage lots that are larger than the standard in the underlying zoning district, and a width-to- depth ratio, can prevent the creation of narrow but deep "bowling alley lots" that hinder future development. Front yard setbacks on collector roads should also be increased. Dense landscape buffers, such as a stand of canopy and understory trees, can reduce the visual impact of frontage development and restore a semi-rural visual character. Many communities limit frontage development by restricting resubdivision, for example, by only allowing one or two lots new lots to be divided from "original lots", intact lots that existed at the time subdivision regulations were first enacted. Further subdivision is either prohibited or requires a more formal major subdivision review process. More flexible street design standards to allow narrower rights-of-way and pavement widths for streets that will serve few houses can provide a financially attractive alternative to frontage development for landowners. B.2.9.2 Site planning   Commercial site planning is guided only by the building setback, parking, and very limited landscaping requirements in the Town’s zoning code. The resulting development usually takes the form of a commercial building placed at the far rear end of the lot, separated from the street by a large, featureless parking lot, much of which usually stands empty. Town  of Ithaca 2014 Comprehensive Plan B‐32 Site planning standards should require commercial buildings to front on a sidewalk, with parking at the rear of a building, and retail villages, where many buildings are oriented towards an internal drive or road network that recreates the feel of a village street. Reducing the number of parking spaces required for a use, and designating a maximum amount of required off-street parking instead of a minimum, will reduce the amount of impervious surface area dedicated to parking that is seldom or never used, and enable more efficient, compact development. Standards should promote a pedestrian-friendly environment inside shopping centers, requiring internal plazas, a walkway system connecting buildings and parking areas on the site, and pedestrian connections between buildings and the sidewalk. Retrofitting of existing auto- oriented shopping centers and commercial districts into walkable, pedestrian-oriented mixed use neighborhood centers, should be encouraged. B.2.9.3 Architectural design  Currently, the Town has no regulations governing the appearance of residential, commercial, or industrial buildings. Most commercial and industrial buildings in the Town are designed with lowest cost as the primary consideration, and they often have a very utilitarian appearance. That land is cheaper, businesses have less money to invest in a structure, or that incomes are lower than in more affluent areas are not justifiable excuses for poor architectural design National chains establishing a location in an area with no architectural regulations will usually build a default "prototype" building. Such buildings usually have little architectural detailing, and are designed to reinforce corporate identity and function as a sign, regardless of its compatibility with community character. National corporations will forego their prototype buildings and build a structure that better respects local character—but only if they are required to do so. Architectural design and anti-monotony regulations are tools used by a growing number of communities to address concerns about standardized corporate architecture, prefabricated structures, low-quality building materials, and inappropriate utilitarian design. Human scaled architectural details at a shopping center, Woodmere, Ohio.   (DT)  Bank in East Aurora, New York.  (DT)    Town  of Ithaca 2014 Comprehensive Plan B‐33 B.2.9.4 Signs  The Town of Ithaca seeks to have a sign ordinance that reduces visual clutter, protects the character of the community, and enhances community identity. The Town currently has a sign law that is under consideration for updating because it is too restrictive in some ways and too lenient in others. The Town’s existing law prohibits large signs in residential areas, billboards, signs that physically or visually impair vehicular and pedestrian traffic, signs that contain streamers, spinners, fluorescent/reflective materials, motion-activated elements, flashing, intermittent, rotating or moving lights, fiber-optic or other luminous tubing or strings of lights, and any illumination that could cause glare reflection constituting a nuisance or traffic hazard. However, the law also has limited design review criteria, is unfriendly to the Town’s agricultural operations, and allows for some signs at heights that are inappropriately scaled for pedestrian-oriented areas. Additionally, new signs require approval by the Planning Board; a process that can be cumbersome for those who want to display smaller signs that conform to the sign law. B.2.9.5 Landscaping  Basic landscaping regulations are scattered throughout the zoning code. The regulations require buffer yards between designated uses and/or structures, and minimum usable open space in certain districts. The form of the landscaping is not specified. Benefits of mandatory landscaping include:  Shade and climate control.  Air purification and control of airborne particulates  Provision of wildlife habitat.  Erosion and stormwater runoff control.  Promotion of native and/or adaptive plants.  Preservation of existing trees and vegetation.  Provision of an attractive appearance in areas of public use or view.  Reinforcing a pedestrian friendly environment. Monument sign with landscaping, Independence, Ohio.  (DT)  The Domain, Austin, Texas.  (DT)  Town  of Ithaca 2014 Comprehensive Plan B‐34 The Town does not yet have tree preservation and removal regulations. However, the Town is currently drafting timber harvesting regulations, to require best management practice for timber harvesting so environmental damage to the property and adjacent lands and waters is minimized. B.2.9.6 Outdoor lighting  The Town's outdoor lighting law, adopted in 2006, addresses the issue of nighttime glare and lights that trespass onto neighboring properties. The law includes requirements for shielding of most types of outdoor lights, along with specific regulations dealing with outdoor advertising signs, recreational facilities, lighting under roof overhangs and canopies, and for spotlights and floodlights. The regulations do not include standards for the design and dimensions of light poles and attached light fixtures, which have been adopted by many other communities. The Town’s lighting regulations are also currently separate from other development regulations. B.2.9.7 Wireless facilities  Regulations for wireless facilities were adopted by the Town in 2005, in response to a rapidly growing number of cell towers nationally resulting from increased ownership of cellular telephones, concerns over the visual impacts of towers, and the Telecommunications Act of 1996, which requires local governments to reasonably accommodate wireless facilities in their jurisdictions. Regulations do not accommodate emerging types of wireless infrastructure, such as microcells, picocells, and mesh- based networks. Screening and landscaping requirements are also vague. Regulations for telecommunications facilities are incorporated into the zoning code. B.2.10 Community identity  What makes the Town of Ithaca unique? What characteristics make the Town stand out from its neighbors, the city it surrounds, or its peers throughout the Northeastern United States? There is a growing national trend of increasing concern about the homogenization of the built environment, the decreasing influence of local culture and traditions, and a lack of rootedness and emotional attachment to a place. The identity of the Town of Ithaca is closely associated with the city of the same name that it surrounds, and the area's dominant institutions; Ithaca College and Cornell University. The Town does not have a clearly identifiable center, or hamlets with a commercial core. It is difficult or impossible to travel from one neighborhood to another without leaving the Town or following a circuitous path. The Ithaca Town Hall is located in the downtown of the City of Ithaca, close to the geographic center of the combined City and Town. Ironically, this location makes Town Hall more convenient to all parts of the Town than if it were located outside of the City. "Welcome to Ithaca" sign: town, city or region?      Town  of Ithaca 2014 Comprehensive Plan B‐35 Compared to unzoned neighboring communities, the Town's development pattern is more orderly, without the visual blight often associated with the lack of land use regulations—a difference that is noticeable as one crosses into the Town from these communities. The difference is less noticeable as one crosses into Ithaca from Ulysses or Dryden, which both have zoning. The built environment in the Town of Ithaca ranges from the suburban-style subdivisions of Northeast Ithaca, South Hill, and Snyder Hill, to the cozy and historic hamlet of Forest Home, to placeless residential frontage development in otherwise bucolic semi-rural areas, to the farms of the western portion of Town. Connecting these disparate neighborhoods and forms into a unified whole is one challenge in reinforcing community identity and sense of place. Town boundary lines are identified with small metal signs facing incoming traffic at the boundary along major roads. There are also several large signs reading "Welcome to ITHACA AND TOMPKINS COUNTY" signs along state roads, which can cause some confusion about the location of the City and Town boundaries. Community branding can help reinforce a distinct identity, and identify and market the Town much like a product. Rather than a metal highway sign, distinctive and tasteful welcome signs, accompanied by landscaping areas, can greet drivers crossing the Town line. Signs can identify neighborhoods in the Town, allowing them to maintain their identity while associating them with the larger community. Street name signs can break from the mold of a standard green rectangular metal sign, and incorporate mixed case lettering (as now required by Federal Highway Administration regulations when signs reach the end of their service lives), the Town seal or a simpler logo, and the neighborhood name. Public art by local artists, with themes reflecting local culture and customs, may be considered at gateways and strategic intersections.