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HomeMy WebLinkAboutInlet Valley Economic Feasibility and Strategic Plan 2018ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I‐VIP: Inlet Valley Ithaca Plan: Economic Development Feasibility Study and Strategic Plan Prepared by: ConsultEcon, Inc. In Association with: Behan Planning and Design, D.P.C. Prepared for: Town of Ithaca February 2018 ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan i TABLE OF CONTENTS Section Page TABLE OF CONTENTS i LIST OF TABLES ii LIST OF FIGURES iv EXECUTIVE SUMMARY 1 Section I INTRODUCTION AND ASSUMPTIONS I-1 Section II STUDY AREA CONDITIONS II-1 Section III TRENDS IN THE REGIONAL ECONOMY III-1 Section IV MARKET CONTEXT IV-1 Section V SWOT ANALYSIS V-1 Section VI STRATEGIC PLAN VI-1 APPENDIX A EMPLOYMENT PROJECTIONS A-1 APPENDIX B INTERVIEW PARTICIPANTS B-1 APPENDIX C STRATEGIC PLAN FEATURES AND CONCEPTS C-1 APPENDIX D LIST OF FIGURE SOURCES D-1 ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan ii LIST OF TABLES Table Page Table 1 I-VIP Strategic Plan Summary 9 Table II-1 Land Uses within the Study Area II-10 Table II-2 Inlet Valley Businesses and Selected Vacant / For Sale Properties II-12 Table II-3 Vacant Parcels in Vicinity of Route 13 II-14 Table II-4 Summary Table – Existing Zoning in Study Area II-20 Table III-1 Tompkins County Population Change, 2000-2010 III-4 Table III-2 Tompkins County Population Change, 2010-2015 III-5 Table III-3 Population Trend and Projections, 1990-2040 Tompkins County & New York State III-7 Table III-4 Employment Distribution by NAICS Industry Sector, 2014 Ithaca Town, Ithaca City Tompkins County III-12 Table III-5 Employment Distribution by Age Group and by Earnings, 2014 Ithaca Town, Ithaca City Tompkins County III-13 Table IV-1 Population Trend in the Resident Market Area, 2010, 2017, 2022 IV-3 Table IV-2 Median Age and Percent of Population by Age Group in the Resident Market Area, 2017 IV-4 Table IV-3 Educational Attainment of Population over 25, 2017 Estimate IV-4 Table IV-4 Resident Market Household Profile, 2017 IV-5 Table IV-5 Resident Market Area Households by Income Distribution, 2017 IV-6 Table IV-6 Total Household Income, 2017 & 2022 IV-6 Table IV-7 Total Estimated Household Expenditures on Retail and Restaurants, 2017 IV-7 Table IV-8 Household Expenditures by NAICS Industry Description, 2017 Resident Market Area IV-8 ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan iii LIST OF TABLES (continued) Table Page Table IV-9 Retail Trade and Food Services Annual Sales / Supply Gap, 2017 in the Primary Market Area (City and Town of Ithaca) IV-10 Table IV-10 Retail Trade and Food Services Annual Sales / Supply Gap in the Resident Market Area IV-11 Table VI-1 Zoning Overlay Summary VI-4 Table VI-2 Inlet Valley Zoning Overlay – Suggested Land Use VI-6 Table VI-3 I-VIP Strategic Plan Summary VI-38 Table A-1 Employment Projections by Occupation Sorted by 2022 Percent to Total, 2012-2022 Southern Tier Region, New York A-2 Table A-2 Employment Projections by Occupation Sorted by Change in Number of Jobs, 2012-2022 Southern Tier Region, New York A-3 Table A-3 Employment Projections by Industry, Sorted by 2024 Percent to Total, 2014-2024 Southern Tier Region, New York A-4 Table A-4 Employment Projections by Industry, Sorted by Change in Number of Jobs, 2014-2024 Southern Tier Region, New York A-5 ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan iv LIST OF FIGURES Figure Page Figure 1 Ithaca Beer Company 4 Figure 2 Photograph of Robert H. Treman State Park Swimming Area 6 Figure II-1 Regional Map Showing the Location of Ithaca, NY II-2 Figure II-2 Map of Tompkins County, NY Cities, Towns, and Villages II-3 Figure II-3 Topography and Natural Features II-5 Figure II-4 Federal Emergency Management Agency (FEMA) FIRM Map II-7 Figure II-5 Map of Parcels Fronting Elmira Road II-15 Figure II-6 Zoning Map II-17 Figure II-7 Zoning Map Highlighting Vacant Properties II-19 Figure II-8 Future Land Use Character, Town of Ithaca II-23 Figure II-9 Type of Agricultural Operations in Town of Ithaca II-24 Figure III-1 Population Density in Tompkins County, NY III-2 Figure III-2 Population Trend in Tompkins County, NY, 1990-2016 III-3 Figure III-3 Population Trend and Projection in Tompkins County, NY, 1940-2040 III-6 Figure III-4 Annual Unemployment Rate in Tompkins County and New York State, 2000-2016 III-8 Figure III-5 Labor Force, Number of Employed Workers, and Number of Jobs Tompkins County, 2000-2016 III-9 Figure III-6 Traded Sector Economic Activity, 2012 Tompkins County III-10 Figure III-7 Local Sector Economic Activity, 2012 Tompkins County III-10 Figure III-8 Local Area Inflow and Outflow of Jobs, 2014 Ithaca Town and City III-14 ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan v LIST OF FIGURES (continued) Figure Page Figure IV-1 Map of the Resident Market Area IV-2 Figure IV-2 Tourism Sales by Region in New York State IV-13 Figure IV-3 Tourism Sales by County in Finger Lakes Region IV-13 Figure IV-4 Map of Colleges and Universities in the Ithaca Area IV-14 Figure IV-5 Map of State and Selected Local Parks in the Ithaca Area IV-16 Figure IV-6 Map to the Best Waterfalls in Ithaca and Tompkins County IV-17 Figure IV-7 Annual State Park Attendance Trends, 2002 to 2016 IV-18 Figure IV-8 Annual State Park Cabin and Camping Attendance Trends, 2002 to 2016 IV-19 Figure IV-9 Map of Hotels and Motels in the Ithaca Area IV-21 Figure IV-10 Map of Ithaca Area Campgrounds in the Ithaca Area IV-22 Figure IV-11 Airbnb Listings in the Ithaca Area IV-24 Figure IV-12 Map of Hotels and Campgrounds in the Inlet Valley Area IV-25 Figure IV-13 Map of the Proposed Black Diamond Trail Black Diamond Trail Master Plan IV-26 Figure IV-14 Map of Museums/Nature Centers in the Ithaca Area IV-28 Figure IV-15 Map of Performance/Concert/Event Venues IV-29 Figure IV-16 Map of Summer Concerts IV-30 Figure IV-17 Map of Ithaca Area Agritourism/Farm Markets IV-31 Figure IV-18 Taste NY Cuisine and Beverage Trails IV-33 Figure IV-19 Map of Cayuga Lake Wine Trail IV-34 Figure VI-1 Proposed Zoning Overlay VI-3 Figure VI-2 Concept Examples for Discussion Purposes VI-8 ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan vi LIST OF FIGURES (continued) Figure Page Figure VI-3 Example Guideline Illustrations For Discussion Purposes VI-11 Figure VI-4 Example Sign Designs for Discussion Purposes VI-12 Figure VI-5 Example Land Uses – Catalyst Activity Centers VI-14 Figure IV-6 Existing Condition VI-16 Figure IV-7 Country Laneway Examples VI-17 Figure IV-8 Proposed Condition Of Interconnectivity VI-18 Figure IV-9 Agri-Tourism/Eco-Tourism –Themed Destination Examples VI-20 Figure VI-10 Pedestrian/Bike Path VI-24 Figure VI-11 Separated Pedestrian/Bike Paths VI-26 Figure VI-12 Google Earth view of intersection of Route 13 and Route 13A VI-27 Figure VI-13 Wetland Stormwater Treatment System VI-29 Figure VI-14 Constructed Wetland and Stormwater Management Facility Near Beijing, China VI-30 Figure VI-15 Area-Wide Stormwater Management Facility at Kings Bend Park in Pittsford, NY VI-30 Figure C-1 Features and Concepts Aerial Map C-2 Figure C-2 Laneway C-3 Figure C-3 Rural Laneway C-4 Figure C-4 Hamlet Laneway C-5 Figure C-5 Wayfinding Signage C-6 Figure C-6 Valley Loop With Black Diamond Trail C-7 Figure C-7 Features and Concepts Aerial Map C-8 Figure C-8 Small Zoning Overlay C-9 ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 1 EXECUTIVE SUMMARY The Town of Ithaca retained ConsultEcon, Inc. and Behan Planning and Design to develop an economic development feasibility study and strategic plan for the Inlet Valley, an important transportation, recreation, commercial, agricultural and light industrial corridor in the town. The economic development feasibility study includes a review and assessment of existing study area site and market conditions in the Inlet Valley focused on tourism, hospitality and agricultural uses. The strategic plan lays the foundational framework for future planning and long-term economic development in the Inlet Valley. Regional and Local Area Economy Ithaca’s regional economy (Tompkins County) is arguably one of the healthiest in upstate New York by several measures, such as population growth and employment, driven by the educational services sector. Ithaca is home to Cornell University, Ithaca College and Tompkins Cortland Community College. Tompkins County grew faster than the State of New York between 2000 and 2010. In 2016, the population of Tompkins County was estimated to be approximately 105,000. In 2016, there was an estimated 48,300 average employment in Tompkins County with an average 2016 unemployment rate of 4.1 percent. The unemployment rate in the county was lower than the 4.9 percent rate in the State of New York. Despite these positive trends, there is a recognized need to solidify the economic base of the town. This corridor provides a unique opportunity to capitalize upon the unique sense of place of the Inlet Valley nestled between two magnificent state parks with this economic development strategy. The City and Town of Ithaca function as a unified central economic place in the regional economy of Tompkins County. Combined they contain most of the employment in the county, drawing workers from outside of the county. In 2014, there were an estimated 31,145 jobs in the local area (defined as the city and the town combined), which represents over 2 of every 3 jobs in the county. Downtown Ithaca is the historic employment center and shopping area, with the Ithaca Commons, a pedestrian mall acting as a spine. Unlike in the Inlet Valley corridor, Route 13 through the City of Ithaca and on its edges in Lansing has developed to include large scale industrial and commercial uses, including retail strip and big box development. Route 13 through the Inlet Valley is a major commuter and interstate transportation corridor linking to I-81 and I-86. The Agricultural and Visitor and Tourists sectors account for a small share of the total gross product in Tompkins County, which was estimated at about $7.0 billion in 2012. This is split almost evenly between the traded sector (the sector trading goods and services outside of the county) and the local sector (the sector inside the county providing goods and services to local residents). The largest industries in the traded sector are educational services (27% of $7.0 billion) and high-tech manufacturing (18%). Tourism and agriculture, while a small share of the regional economy, bring dollars from outside of the community into the local area. The ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 2 Visitor and Tourists sector accounts for 2 percent ($138 million) of the total economy and Agriculture, Fishery, and Forestry accounted for 1 percent ($69 million) of the total economy in the county. Topography and Natural Features The topography and natural features of the study area are largely dominated by the Cayuga Inlet valley—commonly known as the Inlet Valley, which extends south to north from the town line into the City of Ithaca. Because of the Inlet Valley’s asymmetric topography, most of the future redevelopment potential is located on the western side of Route 13, which provides gentle slopes and accommodates much larger parcels upland from the wetlands and floodplain of the lower valley. The eastern side of the highway has much smaller, constrained land parcels which are often limited by the edge of the Cayuga Inlet valley waterway, wetlands and floodplain. In general, the study area currently offers a natural and pastoral sense of place that is a different quality from the developed urban portions of the City of Ithaca, marked by a relatively abrupt change into the more rural natural and agricultural landscape. This more relaxed rural character is a positive asset that should be carefully utilized, especially given its proximity to Ithaca’s urbanized core and most densely populated areas and to strike an appropriate balance of future development and landscape conservation. Transportation The primary road spine is the New York State Route 13 corridor (Elmira Road) which extends north/south through the study area. Regionally, this route provides an important link between Interstates I-81 and I-86. The Route 13 corridor within the study area experiences an average daily traffic volume of over 17,000 vehicles per day, which is among the highest volumes found among major roads within the town. For comparison, Routes 96, 96B, 79 and 366 each experience only an average of 8,000 – 10,000 per day. The Town of Ithaca Transportation Plan notes that the segment of Route 13 within this study area is one of four roads in the town that currently carry more than their theoretical capacity. The crash locations clustered at intersections could suggest that vehicle speeds may be a factor, or that consolidation of curb-cuts and turning movements may be recommended. Consolidation of curb cuts into common, shared access roads or driveways would help to reduce the number of potential driveway-highway intersections, and reduce turning movements and potential accident locations compared to having every property served by their own driveway. This approach could ultimately lend itself to the creation of an access road, running parallel to Route 13, which would serve many properties and create better connectivity between them. Due to the convergence of travel routes, and the high volume of traffic through the Inlet Valley, the study area presents an opportunity to capture business from a wide section of both commuters and regional travelers. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 3 Land Use Based on an analysis of 80 parcels, a majority of the land use in the Inlet Valley is undeveloped (i.e., with land cover primarily in field or forest), classified as either forest / state park land (33%) or vacant (23%). The vacant land that is not under park/conservation protection is of particular importance as it potentially provides for the easiest areas for future development. While about 20 parcels (288 acres) are currently vacant and undeveloped, large portions of the Inlet Valley are designated as conservation land (including the Lick Brook Preserve) or have other constraints such as conservation zoning or wetlands which would limit its use, or limited access to Route 13. There are approximately 11 vacant properties in the vicinity of Route 13, totaling over 110 acres. A majority of this acreage is from the 70-acre property behind Ithaca Brewery (which, although technically vacant, is already being used for some associated accessory buildings related to the brewery). It is notable that four pairs of the vacant properties are immediately adjacent to each other, providing the opportunity to potentially combine properties into a larger single parcel if needed—or minimally consider the benefits of coordinated future site planning for these properties. There were 18 businesses observed in the study area as well as several properties that are vacant with a future use and those that are vacant and for sale. The current business mix tend to be more independent/unrelated to each other (versus a more complementary set of uses), and are generally not for breakfast; lots of day users and campers passing through but no local general store, etc..). The businesses take advantage of the location along Route 13 but most do not take full advantage of the attractive rural setting as an amenity. Further, there are few physical connections between businesses that abut each other on the corridor, hence customers who may want to visit another nearby business must get back onto the highway. Most of the vacant properties in the Inlet Valley were not for sale (or at least not posted as such). Zoning The Inlet Valley includes eight different zoning districts. A large portion of the Inlet Valley is currently zoned Low Density Residential, particularly to the west side, and some portions on the east side, however much of it does not have frontage along the main road. Approximately 12 parcels directly adjacent to the western side of Route 13 are zoned Light Industrial. Approximately 11 parcels directly adjacent to both sides of Route 13 are zoned Neighborhood Commercial. The Ithaca Beer Company, pictured in Figure 1, located just off Route 13 on Brewery Lane, is a Planned Development Zone. The remaining zoning classifications in this area include Agricultural, Conservation, Mobile Home Park and Multiple Residence, which are either not adjacent to Route 13 or have development constraints. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 4 Figure 1 Ithaca Beer Company Source: Behan Planning and Design Inlet Valley Anchors The Inlet Valley’s anchors include two state parks, the Ithaca Beer Company, and Eddydale Farm Stand. The Inlet Valley contains a dozen and a half businesses and so represents a small share of the regional economy. However, the Inlet Valley is highly visible as a commuter shed and visitor destination with strengths in recreation, hospitality, and agriculture. The state parks in the Inlet Valley are anchor attractions in the region, a primary purpose or trip activity for many visitors to Ithaca. The region’s natural resources, state parks and agriculture and conservation lands, also provide scenic landscape and recreational resources that contribute to high quality of life for Ithaca residents. Resident Markets The Resident Market Area for the Inlet Valley is defined as Tompkins County. This overall Market Area is segmented into Primary and Secondary Market Areas, where the Primary Market Area is the City and Town of Ithaca combined, and the Secondary Market Area is the remainder of Tompkins County. In 2017, the total Resident Market Area contains an estimated 106,000 persons in 40,600 households with consumer expenditure potential in retail stores and restaurants of $1.5 billion. The population of the Resident Market Area has a median age of 39.3, which is slightly older than New York State and the United States as a whole. An estimated 21.9 percent of the population is between the ages of 18 and 24 in the Resident Market Area, ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 5 reflecting the local student population—approximately 35 percent of the Primary Resident Market population is between the ages of 18 and 24 years old. The average household size is 2.29, smaller than the average of 2.59 in New York State and the United States as a whole. The Secondary Market Area has a median household income of about $61,000, which is higher than the Primary Market Area, New York and the United States as a whole. The Primary Market Area median household income was $43,000 reflecting the lower incomes drawn by younger, student population base. The income is distributed such that about 25 percent of households earn less than $25,000, 49 percent earn between $25,000 and $100,000 annually, and 26 percent earn more than $100,000 annually. Tourist Markets Tourism represents a small, but important and growing, part of the economy in Ithaca, representing about 2 percent of the total gross product for Tompkins County. The center of the tourism activity in Tompkins County is the presence of institutions of higher education, including Cornell University and Ithaca College. Three state parks in the Ithaca area including 2 state parks in the Inlet Valley are a primary draw to the region. Other tourism assets include accommodations, arts and cultural attractions, downtown events, its diverse restaurant and shopping base. Tompkins County attracted an estimated 843,000 visitors in 2009, the last date for which official tourism estimates are available. Associated tourism spending was estimated at $156 million. Current state estimates of tourist spending peg Tompkins County visitor spending at approximately $200 million (7% of spending in the Finger Lakes Region). The growth in the number of available hotels rooms and the growth in Airbnb accommodations since 2009 provides evidence of growth in the tourism sector. Visitors to the Ithaca area include high proportions of affluent and well-educated visitors, influenced by the presence of the university and college. The parks and downtown Ithaca are other leading attractions. Between 2002 and 2016, the total attendance to Buttermilk Falls State Park, shown in Figure 2, has increased two thirds and the total attendance to Robert H. Treman State Park has almost doubled. The two state parks in the Inlet Valley draw a combined 583,000 visits annually, which includes day use estimates as well as overnight use by campers. Overnight visitors in camping and cabins totaled 41,000, with most staying in Robert H. Treman. The Inlet Valley’s commercial accommodations include both budget motels and campgrounds, which appeals to a budget friendly traveling audience. The state parks report that there are camping and RV visitors that come to Ithaca for the weekend to experience the state parks. Many campers are visiting the area for festivals and events, such as the Ithaca Festival or Grassroots Festival. Most visitors in for the weekend tend to stay in the parks. If they are staying for longer they often dine in the city, and state parks typically sends them to other ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 6 affordable natural attractions such as the Cayuga Nature Center, Ithaca Children’s Garden, and Sapsucker Woods, among others. Figure 2 Photograph of Robert H. Treman State Park Swimming Area Source: Behan Planning and Design While Tompkins County is an important seasonal destination, there is a greater number and concentration of second homes and seasonal housing throughout the Finger Lakes Region. The growth in seasonal homes in Tompkins County, still a small share of housing units overall, has coincided with the growth in the use of Airbnb-type of accommodation rentals (including sites such as HomeAway). While renting homes for days or weeks at a time is nothing new, Airbnb has grown as a tool for “do-it-yourself” home renters, throughout the country and substantially in Ithaca. There were 675 active Airbnb listings in the Ithaca area in July 2017, greater than the estimated 568 housing units that the Census Bureau identifies as seasonal units in Tompkins County. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 7 The region contains a wide variety of types of natural, recreational, and other leisure time attractions. The Inlet Valley contains 2 of the area’s four state parks, Taughannock Falls, Buttermilk Falls, Robert H. Treman, and Allan H. Treman, which when combined are among the most popular state parks in the entire state. The first phase of the Black Diamond Trail connected Taughannock Falls State Park with Ithaca’s lakefront parks and trails. Phase 2 of the Black Diamond Trail will connect Buttermilk Falls and Robert H. Treman State Park, making the Inlet Valley much more accessible for residents and tourists alike. Phase 3 of the project will connect Buttermilk Falls with Ithaca’s lakefront parks and trails. Overall, the project promises to enhance the area’s infrastructure for outdoors, hiking, and biking tourism with a larger regional trail system, a visitor destination that promotes longer recreation experiences and contributes to active and healthy lifestyles in the community. Completion of this core trail system, if it includes safe connections to properties along the west side of Route 13, will make the Inlet Valley uniquely positioned to serve this active lifestyle sector of the tourism market. SWOT Analysis Based on the market research, one-on-one interviews and focus groups with Inlet Valley stakeholders, and input from the Economic Development Steering Committee, the Inlet Valley’s strengths, weaknesses, opportunities and threats (SWOT) were identified as an input into the development of the strategic plan. Strategic Plan Summary The strategies and recommendations contained in this strategic plan are designed to achieve the town’s vision for economic development in the Inlet Valley through tourism and agriculture, recognizing the importance of existing commercial/light industrial land uses. An important objective of the town is to maintain the agricultural and semi-rural character of the area while balancing the need for new development and redevelopment to support new business opportunities and promote economic activity. While it is a small area, Inlet Valley assets figure prominently in the regional tourism economy and this strategic plan is designed to enhance the Inlet Valley as a destination for residents and tourists and enhance tourism spending and impact in Tompkins County. The strategies and recommendations establish the framework for the long-term economic development planning and implementation that is recommended to follow. This report is a departure point for economic development in the Inlet Valley over the long term. Because of the small number of properties, businesses and stakeholders, planning for the Inlet Valley is necessarily for the long term, generational. Short-term strategies and tactics do not offer adequate return on investment and the town and potential private partners have limited resources and capacity to invest on an ongoing basis. However, the town can revisit the zoning in the Inlet Valley to adjust the ordinance to promote compatible businesses and sensible, less restrictive land use for the long term with an overlay district. The Inlet Valley is already a regional destination. Its regional positioning can be enhanced through targeted ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 8 marketing and promotion by the town and its partners on an ongoing basis in conjunction with planning and implementation. There is a renewed desire among town and stakeholders to build more trust in each other through a more proactive planning process. This report seeks to be a resource and the starting point for long-term town and community engagement over the future of the Inlet Valley. Following are the major strategies and recommended action steps. Table 1 shows summary of recommendations and strategies. ♦ Theming and Promotion – Actions include implementing design guidelines related to buildings and signage and working to attract businesses that complement the Inlet Valley’s natural character. Recognize and promote Inlet Valley destinations and the unique environment of the valley resources as part of the regional tourism offerings. Public art and other catalytic projects offer the opportunity to add new attractions to Inlet Valley. A “pop up” or vending ordinance can establish the framework for allowing seasonal, temporary businesses selling food and beverages at key locations in the Inlet Valley. ♦ Rezoning / Design Guidelines – Requires ongoing study and community engagement to hammer out the details of what would become part of the Town’s ordinance. Updated zoning will provide the regulatory “software” to guide capital investment in the valley that fits the community’s vision. ♦ Connectivity / Complete Streets – Advance the concept of a “country laneway” as a cooperative economic development amenity project between the town and landowners to provide an attractive connecting corridor amongst the businesses and farm-related enterprises (existing and potential) on the west side of Route 13 and create a unique attraction and amenity. Soften the impact of the highway in collaboration with NYSDOT and make area more accessible to pedestrians and bicyclists. Actions include the Black Diamond Trail Phase 2 and Phase 3, new trailhead development and enhancement of existing trailheads, and new sidewalk / trail extensions to the Ithaca Beer company and other businesses. ♦ Business Retention and Recruitment – Actions include expanding existing businesses, attracting new compatible businesses that fill in some of the hospitality gaps and contribute to a critical mass of attractions and amenities that reinforce the Inlet Valley as a regional serving destination. Preserve agricultural land in a way that provides sustainable business opportunities, such as agritourism and “agriculinary” tourism. The vending ordinance above would allow for entrepreneurship and “pop up” business opportunities in the Inlet Valley and enhance business activity and visitor experience during the peak summer season. ♦ Capacity for Implementation – Host regular Inlet Valley planning sessions with key stakeholders to advance the project collaboratively. Build schedule of regular events and promotions in the Inlet Valley that can contribute to community building, marketing and outreach through the town. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan 9 Table 1 I-VIP Strategic Plan Summary Recommendation / Strategy Timeframe Town Actions Town Partners Resources Theming and Promotion 1-20 years -Develop design guidelines proposal -Vending ordinance -Public art -Catalytic project -Start small, tactical, work with seasons and integrate with events, leverage partnerships to build awareness, theming -Land owners -Businesses -Residents -Community Arts Partnership -State and other planning / capital grants Rezoning 1-2 years -Develop rezoning proposal through new zoning or overlay district -Land owners -Businesses -Residents -State and other planning / capital grants Connectivity and Complete Streets 1-20 years -Continue to advance concept of country laneway in collaboration with landowners. -Work with NYSDOT to identify complete streets type improvements. -Prioritize trail improvements projects -Landowners -Tompkins County -NYS DOT -State and other planning / capital grants Business Attraction and Recruitment Ongoing -Vending ordinance -Promotion, event, and marketing strategy -Catalytic project -Filling hospitality gaps with new restaurant, country general store, outdoor outfitter, nursery, garden supply -Property owners -Commercial brokers -Chamber -TCAD -Town staff Capacity for Implementation Ongoing -Host regular planning meetings in the Inlet Valley tied to strategies -Promotion, event, and marketing strategy -Land owners -Businesses -Residents -Town staff -State Parks -Ithaca Beer Company Source: ConsultEcon, Inc. and Behan Planning and Design. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan I-1 Section I INTRODUCTION AND ASSUMPTIONS The Town of Ithaca retained ConsultEcon, Inc. and Behan Planning and Design to develop an economic development feasibility study and strategic plan for the Inlet Valley, an important transportation, commercial and industrial corridor in the town. The economic development feasibility study includes a physical planning assessment existing conditions in the Inlet Valley and a market and economic analysis focused on tourism, hospitality and agricultural uses. The strategic plan lays the foundational framework for economic development in the Inlet Valley. Planning Process and Public Participation The consultant team worked with the town’s Project Manager, Director of Planning, Susan Ritter, to develop the scope of services best suited for the town’s needs. The Project Manager coordinated Steering Committee meetings, provided contact information for area businesses, property owners, local governments and economic development entities. Following are highlights of the public participation that occurred during this project. ♦ Steering Committee Meeting #1 – June 15, 2017 – Discussed project vision, project scope and timeline, key challenges and opportunities, and initial impressions of the Inlet Valley. ♦ Interviews – Various dates in June and July – Interviews with 12 Inlet Valley property owners and real estate brokers and regional economic development and government representatives. ♦ Steering Committee Meeting #2 – August 22, 2017 – Discussed the economic development feasibility study, draft strategies, and plan for the community meeting in September. ♦ Community Focus Group - September 12, 2017- Held to share the draft findings of economic development feasibility study and discuss potential strategies, policies, and actions the town and other partners might take to promote economic development in the Inlet Valley. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I‐VIP: Inlet Valley Ithaca Plan I‐2  Large Land Owner Meetings ‐ November 9 and 10, 2017 – Met with four large land owners on how their plans for their property fit into the town’s vision for the Inlet Valley.  Steering Committee Meeting #3 – January 5, 2018 – Presented the final draft report and discussed final meeting and presentation.  Town Board Meeting / Public Presentation – January 29, 2018 – Presented the final draft report. Assumptions In preparing this report, the following assumptions were made. This study is qualified in its entirety by these assumptions. 1. Every reasonable effort has been made in order that the data contained in this study reflect the most accurate and timely information possible and it is believed to be reliable. This study is based on estimates, assumptions and other information developed by ConsultEcon, Inc. from its independent research efforts, general knowledge of the industry, and consultations with the client. No responsibility is assumed for inaccuracies in reporting by the client, its agents and representatives, or any other data source used in the preparation of this study. No warranty or representation is made that any of the projected values or results contained in this study will actually be achieved. There will usually be differences between forecasted or projected results and actual results because events and circumstances usually do not occur as expected. Other factors not considered in the study may influence actual results. 2. Possession of this report does not carry with it the right of publication. This report will be presented to third parties in its entirety and no abstracting of the report will be made without first obtaining permission of ConsultEcon, Inc., which consent will not be unreasonably withheld. 3. This report may not be used for any purpose other than that for which it was prepared. Neither all nor any part of the contents of this study shall be disseminated to the public through advertising media, news media or any other public means of communication without the prior consent of ConsultEcon, Inc. 4. This report was prepared during May 2017 through January 2018. It represents data available at that time. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-1 Section II STUDY AREA CONDITIONS This section reviews existing conditions in the Inlet Valley, including its regional context, location, topography and natural features, flood maps and developability of sites, road network and circulation, land use and business mix, attractions and anchor businesses, vacant properties, and zoning. Two relevant town plans are also reviewed—the Comprehensive Plan from 2014 and the Agricultural and Farmland Protection Plan from 2011—as background and context for the Inlet Valley planning. Location and Regional Context The Town of Ithaca is located in Tompkins County in the Finger Lakes region of New York. Ithaca is traversed by New York State Routes 13, 34, 79, and 96. Ithaca is about a 45-mintue drive to Elmira and a one-hour drive to Binghamton and Syracuse. With an estimated 2015 population of 20,254, it represents about 20 percent of the population of Tompkins County, which had a 2016 population of 104,871. Figure II-1 shows the location of the Town of Ithaca on a map. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-2 Figure II-1 Regional Map Showing the Location of Ithaca, NY Source: Google Maps and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-3 Tompkins County The Town of Ithaca surrounds the City of Ithaca, which is located on the southern shore of Cayuga Lake. Figure II-2 shows a map of the towns of Tompkins County. Figure II-2 Map of Tompkins County, NY Cities, Towns, and Villages Source: Cornell University, Cornell Population Center, Program on Applied Demographics, “Tompkins County Profile 2017.” ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-4 Topography and Natural Features Figure II-3 shows that the topography and natural features of the Study Area is largely dominated by the Cayuga Inlet valley, which extends north-south from the town line north into the City of Ithaca. The wide lower valley of the Lick Brook waterway is bounded on one side by an abrupt steep hill climbing to the east. To the west, the valley rises more gently, creating a subtle plateau on the opposite bank which eventually rises up into the hills further on. This gentle rising plateau on the western side of the brook provides most of the developable area, with the path of travel (today known as Route 13) following the edge of the plateau adjacent to the water. Because of this asymmetric topography, most of the future redevelopment potential is located the western side of Route 13, which provides gentle slopes and accommodates much larger parcels. The eastern side of the highway has much smaller, constrained land parcels which are often limited by the edge of the Cayuga Inlet valley. For this reason, the western side or Route 13 generally has more redevelopment potential. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-5 Figure II-3 Topography and Natural Features Source: Behan Planning and Design and ConsultEcon. GIS data from town, NYS GIS Clearinghouse ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-6 At the northern end of the Study Area, the width of the Cayuga Inlet valley is largely composed of wetlands where the waterway begins to merge with Buttermilk Falls, although there are scattered small wetland areas found throughout the valley. Based on FEMA Flood Maps (1985), much of the Study Area east of Route 13 within the river valley is within the 100-Year Flood Zone, varying from zone A5 to A7. Where the existing railroad line crosses Route 13 (Just north of 5-mile Drive), the flood zone extends to the west side of the road, ranging from zone designations A7 to A9, and some 500-Year Flood Zone areas. Figure II-4 shows a map of flood zone. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-7 Figure II-4 Federal Emergency Management Agency (FEMA) FIRM Map Source: Behan Planning and Design and FEMA ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-8 A review of environmental considerations from the NYS Department of Environmental Conservation (NYSDEC) for the Study Area in general indicated the following: ♦ There are no known sites in the area on the NYSDEC Environmental Site Remediation database. ♦ There are no known water bodies which are listed as NYS water-quality impaired. ♦ It does not include any Critical Environmental Areas. ♦ The area potentially includes threatened or endangered species. ♦ The greater project Study Area is located above a principal aquifer. ♦ It is an archeologically sensitive area. In general, the Study Area currently offers a natural experience that is different from the developed urban portions of the City of Ithaca, marked by a relatively abrupt change into the more rural natural/agricultural landscape. This more relaxed rural character is a positive asset that should be carefully utilized, especially given its proximity to Ithaca’s urbanized core and most densely populated areas. Road Network and Circulation The primary road spine is the Route 13 corridor (Elmira Road) which extends north/south through the Study Area. This section of road, a four-lane highway, is classified as an Urban Principle Arterial and shares this section of roadway with State Route 34 and 96. Regionally, this route provides an important link between Interstates I-81 and I-86. Extending from this central spine of Elmira Road are effectively four other roads as follows: ♦ Five Mile Drive (Route 13A) – an Urban Minor Arterial, two lanes wide, which connects north up to the City of Ithaca. ♦ Enfield Falls Road (Route 327) – a Rural Minor Collector, two lanes wide, which acts as an important connection northwest into the Town of Enfield and Route 79 to Watkins Glen. ♦ Sand Bank Road – a Rural Local Road, two lanes wide, which connects south down into the towns of Newfield and Danby. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-9 ♦ Seven Mile Drive – a Rural Local Road, two lanes wide, which acts as a shortcut north to Bostwick Road (Route 137), a collector road which extends west into the Town of Enfield. The remaining roads which feed into/out of Route 13 in this vicinity are minor bypass roads, dead ends or driveways. It is important to note that at the very southern end of the Study Area, Route 13 merges (or diverges) with Routes 34 & 96. Route 13 captures travelers heading northeast from Alpine Junction, while Route 34/96 is capturing travelers heading northwest from Spencer. These two roadways converge at this point heading north toward the City of Ithaca, increasing the number of travelers which are funneled into this valley. The Route 13 corridor within the Study Area experiences an average daily traffic volume of over 17,000 vehicles per day, which is among the highest volumes found among major roads within the town. For comparison, Routes 96, 96B, 79 and 366 each experience only an average of 8,000 – 10,000 per day. The Town of Ithaca Transportation Plan notes that the segment of Route 13 within this Study Area is one of four roads in the town that currently carry more than their theoretical capacity. As with almost all major roadways in and out of the City of Ithaca, the Route 13 corridor experiences a number of automobile accidents. During the five-year period between 2012 and 2016, approximately 74 “serious crashes” (those involving property damage of $1,000 or more, or personal injury) occurred within the Study Area, typically involving collisions with other vehicles or animals. Many of the recorded accidents appeared to have occurred at road intersections, with concentrations found at the intersection of Five Mile Drive and Seven Mile Drive. This section of Route 13 has a posted speed limit of 45 mph, which is lower than the allowed speeds on Route 34/96 as they head north into the town. The accident locations clustered at intersections could suggest that vehicle speeds may be a factor, or that consolidation of curb-cuts and turning movements would be recommended. Consolidation of curb cuts into common, shared access roads or driveways would help to reduce turning ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-10 movements and potential accident locations compared to having every property served by their own driveway. This approach would lend itself to the creation of an access road, running parallel to Route 13, which would serve many properties and create better connectivity between them. Due to the convergence of travel routes, and the high volume of traffic through the Inlet Valley Gateway, the Study Area does present an opportunity to capture a wide section of both commuters and regional travelers. Land Use Of the roughly 80 properties which comprise the Study Area, a majority of the land use in this area is undeveloped, classified as either Forest / State Park Land (33%) or Vacant (23%). The remaining land area, identified separately for each property, are listed in the table below. Data in Table II-1 show the land uses within the Study Area. Table II-1 Land Uses within the Study Area Land Use Classification Number of Parcels Average parcel Size (acres) Land Area (acres) Percent of Total Area Forest / State Park lands 13 31.9 415.1 33.2% Residential 22 15.2 334.4 26.8% Vacant 20 14.4 288.3 23.1% Agriculture 3 35.5 106.6 8.5% Commercial 19 3.7 71.0 5.7% Community Services 3 4.9 14.6 1.2% Industrial 1 10.3 10.3 0.8% Recreation 1 8.2 8.2 0.7% Source: Behan Planning and Design and ConsultEcon, Inc. The vacant land is of particular importance—highlighted above—as it potentially provides for the easiest areas for future development. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-11 The Study Area has a small amount of commercially developed properties—including some manufacturing, fuel supply, auto repair, a fireman’s association and a veterinarian—which are generally tailored to serve a local population. An active railroad line owned by Norfolk Southern Corporation runs north-south into the City of Ithaca along the eastern side of Route 13. There are also several commercial operations which would attract visitors and tourists travelling through the area, or could complement new attractions. These include the Ithaca Beer Company, 3 motels, a farm stand and 2 nursery/garden supply. Data in Table II-2 is a list of businesses observed in the Study Area. There were 18 businesses observed in the Study Area as well as several properties that are vacant with a future use and those that are vacant and for sale. Most of the vacant properties in the Inlet Valley are not for sale. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-12 Table II-2 Inlet Valley Businesses and Selected Vacant / For Sale Properties Name Land Use(s)Notes Businesses Robert H. Treman State Park Recreation Buttermilk Falls State Park Recreation Town of Ithaca Public Works Industrial, Warehouse, Yard Storage, Auto/truck service Ithaca Beer Company Beer production, retail/restaurant, agriculture Recent Expansion Green Tree Garden Supply Garden supply, retail and manufacture Original Ithaca Beer Co. location, leased space Earlybird Farm Nursery, green houses, agriculture Primary retail operation moved from here to Newfield Eddydale Farmstand Retail, nursery, green houses, agriculture, yard storage, gravel most proximate business to planned Black Diamond Trail Ithaca Auto Service Auto Repair Services Recent lease Mancini & Ferrera Paving and Excavating Construction Services Bennett Tool and Die Manufacturing / Machine Shop No Signage Rodeway Inn and Suites Hotel/motel Renovation and expansion under construction Grayhaven Motel Hotel/motel Economy Inn Hotel/motel ICM (International Climbing Machines)Technology products, manufacturing Veterans Volunteer Firemen's Association Non-profit association Stellar Stereo Retail, electronics Briar Patch Veterinary Hospital Veterinary services Vacant - with Future Use Green Tree Ithaca LLC Soil manufacturer & distributor Recent sale, linked to retail space fronting Route 13 Sleep Inn (permitted)Hotel/motel (future)Vacant buildings to be demolished Vacant - Future Use Unknown Vacant space, former EV Energy, fronting Route 13 Vacant building for lease EV Energy moved in Town, space available for lease Former Babcock House / Turback Restaurant Vacant Building and Land For Sale For Sale Eddy Propert(ies)Vacant Land For Sale For Sale south of farm stand and north of Rodeway Inn Source: ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-13 The Study Area includes attractions which draw visitors, and can be leveraged in combination with new development to provide a larger economic center of gravity. Notably, these include two state parks (Buttermilk Falls State Park and Robert H. Treman State Park) as well as two smaller local parks (Saponi Park and Tutelo Park). The two state parks are connected by the Finger Lakes Trail, and two other trails are proposed in the future which would eventually link them all together. These parks provide recreational hiking and picnic options which would be attractive to day visitors. The current and future linkages of these parks offer an additional opportunity to link these areas with other new attractions. While about 20 parcels (288 acres) are currently vacant and undeveloped, it should be noted that significant portions of this Study Area are designated as conservation land (including the Finger Lake Land Trust’s Lick Brook Preserve) or have other constraints such as conservation zoning, floodplain, or wetlands which would limit its use, or limited access to Route 13. There are approximately 11 vacant properties in the vicinity of Route 13, totaling over 110 acres. A large majority of this acreage is from the 70 acre property behind Ithaca Brewery (which, although technically vacant, is already being used for some associated accessory buildings related to the brewery). It is notable that four pairs of the vacant properties are immediately adjacent to each other, providing the opportunity to potentially combine properties into a larger single parcel if needed. Data in Table II-3 show the vacant parcels in the vicinity of Route 13. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-14 Table II-3 Vacant Parcels in Vicinity of Route 13 Number Parcel Size (acres) Zoning Adjacent / Contiguous with Ownership / Notes 1 6.52 Low Density Residential - none - Owned by NYS 2 7.85 Multiple Residence Adjacent Private 3 70.32 Low Density Residential Private 4 1.52 Light Industrial Adjacent Private 5 3.0 Light Industrial Private 6 0.7 Light Industrial Adjacent Private 7 2.32 Light Industrial Private 8 10.59 Light Industrial - none - Private 9 2.47 Low Density Residential - none - Private 10 2.36 Low Density Residential Adjacent Private 11 3.85 Low Density Residential Private Total 111.5 Source: Behan Planning and Design and ConsultEcon, Inc. Priority consideration is generally given to properties which either have direct frontage with Route 13, (“Primary” access) or which have nearby access from a side-road (“Secondary” access). Figure II-5 below compares the nearby vacant parcels with those properties which have Primary and Secondary access from Route 13. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-15 Figure II-5 Map of Parcels Fronting Elmira Road Note: Key to Numbers appears in Table II-3. Source: Behan Planning and Design and ConsultEcon. GIS data from town, NYS GIS Clearinghouse Primary, Secondary and Vacant Parcels Map. The map above identifies “Primary” access parcels (light yellow) which have direct frontage on Route 13. “Secondary” parcels, which can be accessed from side roads, are bounded by the blue dashed lines. The properties bounded by the solid red lines are currently vacant. Almost all of the vacant properties within the Study Area which can be developed have primary frontage along Route 13. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-16 Zoning Figure II-6 shows the Study Area is composed of eight different zoning districts. A large portion of the Study Area is currently zoned Low Density Residential, particularly to the west side, and some portions on the east side, however much of it does not have frontage along the main road. Approximately 12 parcels directly adjacent to the western side of Route 13 are zoned Light Industrial. Approximately 11 parcels directly adjacent to both sides of Route 13 are zoned Neighborhood Commercial. The Ithaca Beer Company, located just off Route 13 on Brewery Lane, is a Planned Development Zone. The remaining zoning classifications in this area include Agricultural, Conservation, Mobile Home Park and Multiple Residence, which are either not adjacent to Route 13 or have development constraints. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-17 Figure II-6 Zoning Map Source: Behan Planning and Design and ConsultEcon. GIS data from town, NYS GIS Clearinghouse. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-18 For the purposes of estimating future development potential, the existing zoning was compared to vacant properties near Route 13 to identify what parcels—or clusters of parcels—could be most easily developed, excluding areas which are conservation or parkland as shown in Figure II-7. In addition to the vacant classified parcels adjacent to the main highway corridor, there are also some vacant properties further west along 7-Mile Drive and some properties which could be considered “underutilized” because they have large vacant areas which could potentially be subdivided into a separate lot. Data in Table II-4 represents a summary table of the existing zoning in the Study Area. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-19 Figure II-7 Zoning Map Highlighting Vacant Properties Note: Key to Numbers appears in Table II-3. Source: Behan Planning and Design and ConsultEcon. GIS data from town, NYS GIS Clearinghouse. Zoning Map Highlighting Vacant Parcels. The map above identifies vacant parcel clusters in the vicinity of Route 13 with respect to the underlying zoning districts. Where two or more parcels share an adjoining property line, they are bounded by the same red outline. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-20 Table II-4 Summary Table – Existing Zoning in Study Area Summary Table – Existing Zoning in Study Area Zoning District Size Limitations Notable Permitted Uses Notable Special Permit Uses Low Density Residential 10% building coverage max 38 feet height max 1-family dwelling 2-family dwelling Nursery or Farm Park or Playground Daycare home Community Residence Small wind energy facility School Library Museum Golf course / Driving range Nursing home Clubhouse or lodge Bed & Breakfast Equestrian facility Light Industrial 30% building coverage max 30% open space min 38 feet height max, same as all other zones as specified under commercial zone general Office Industrial manufacturing Warehousing / Storage Self-Storage Research and development lab Amateur radio facility Small wind energy facility Neighborhood Commercial (*limited to 5,000 s.f. or less in size) No building shall exceed 7,500 s.f. in size total, except by special permit, up to a maximum of 10,000 s.f. 38 feet height max, same as all other zones as specified under commercial zone general Retail* Arts & Craft Gallery / Studio* Photo Gallery / Studio* Pharmacy* Florist* Bicycle sales / repair* Bakery* Plant Nursery* Hardware store* Bookstore* Bank* Laundromat / Dry cleaning* Barber / Hair salon* Restaurant / Coffee shop* Offices Small wind energy facilities Permitted uses shown at left which are greater than 5,000 s.f. Mixed-use Commercial residential (with allowable commercial uses) Bank with Drive thru Hotel or Motel Day care center Clubhouse / Lodge / Community Center Health or Fitness Center Other lawful uses similar as approved by Planning & Zoning Multiple Residence 30% building coverage max 30% open space min 38 feet height max, same as all other zones as specified under commercial zone general 1-family dwelling 2-family dwelling Multiple-family dwelling Day care home Small wind energy facility Bed & Breakfast Adult care facility Child day care center Note: Uses listed above are not exhaustive, but represent a majority of uses which are listed in the existing zoning. Source: Town of Ithaca, NY; Behan Planning and Design; and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-21 Some of the building/use size constraints in the zoning code could present limitations to flexible redevelopment in this area. While these are likely intended to preserve the more rural character outside the city, it is possible that the desired character could be maintained with sensitive design and/or effective design standards instead. Common uses and compatible businesses which typically attract or cater to recreation and tourism—and would potentially augment the nearby state parks and enhance the regional tourism economy overall—include: hotels, inns, campgrounds (“glamping”) or bed & breakfasts; guided tours; winery/brewery/distillery, and other food (cheese) and beverage manufacturing; indoor/outdoor rock climbing; rappelling; health food stores and restaurants; nature hikes; bike and canoe/kayak rental; recreation excursion outfitters; bird watching; nature center; museum or art galleries, studio; industrial arts, such as glass blowing, metal working; children’s entertainment or activities; health spa; cross country skiing; horse riding; U-pick or interactive farms; and “adventure experience” activities such as a zip lines, ropes course or rafting (if such is seasonally possible during high water events). Winter activities such as cross-country skiing, ice skating and fat-tire biking are a few of the perfect matches for the resources present in the Inlet Valley. These activities would be most effective when in close concentration within the Inlet Valley with each other, providing a symbiosis of like-minded activities for people in one spot. For this reason, providing a diverse mix of these uses would be most beneficial. If the zoning listed above is considered for changes, then providing a mix of these uses should be considered. Attracting one or two if these activities to the area would potentially help to further attract complementary ones. Similarly, there are some uses currently allowed in the Inlet Valley zoning, such as a dry cleaner or self-storage facility, which do not complement the natural surroundings or state park activities and could potentially be accommodated in other areas. Comprehensive Plan / Inlet Valley Gateway According to the town’s Comprehensive Plan, most development in the Inlet Valley Gateway District took place in the 1960s through 1980s in an unplanned matter, with utilitarian metal ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-22 structures, outdoor storage, continuous curb cuts, and lack of aesthetic landscaping. The commercial properties in the Study Area comprise an assortment of small businesses including three motels, retail, light industrial facilities, warehouses and agricultural land. Some of the area is zoned for Light Industry in the Inlet Valley Gateway District identified in the town’s Comprehensive Plan. Other areas along the Inlet Valley Study Area are zoned for parks, forests, agriculture, low density residential, and neighborhood commercial. The future land use identified for the Inlet Valley Study Area in the town’s Comprehensive Plan is unique to the Town of Ithaca. Much of the town is devoted to rural/agricultural and natural/open land use. The Inlet Valley includes both natural resources and is also one of the town’s primary commercial corridors. The Inlet Valley contains18 businesses including 2 state parks that are major tourist destinations in the Ithaca area. The Inlet Valley is distinguished in its zoning because it contains commercial and industrial properties. There are only a handful of commercial and industrial areas in the town. Figure II-8 is a map showing a map of the Town of Ithaca by future land use from the Comprehensive Plan. The Inlet Valley Gateway District is a light industrial zoned area containing a small cluster of construction and trade-related uses, a small machine manufacturing business, and a brewery located near Five Mile Drive. The Ithaca Beer Company is a noticeably thriving presence in this area. The company expanded first with a new 15,000 square foot facility in 2012 that included a brewery, pub, beer garden, and retail space. A 24,000-square foot expansion opened in 2016. Agricultural Plan These land use plans align with the Town of Ithaca’s 2011 Agricultural and Farmland Protection Plan, which states that “Agriculture contributes value to the economy, value to food security, and value of open space.” The town, recognizing that agricultural is an integral part of the town’s economy and environment, adopted this plan in order to protect existing agricultural resources and products, as well as to promote a diversity of farm types, to set a framework of long-term preservation of the town’s agricultural-land resources, and to ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-23 support the economic viability of the farming community. Figure II-9 is a map showing the types of Agricultural Operations in the Town of Ithaca. The area around the Inlet Valley Gateway District includes several properties of Large Scale Field crops, as well as a nursery / greenhouse and two farm stands. Figure II-8 Future Land Use Character, Town of Ithaca Source: Town of Ithaca 2014 Comprehensive Plan, “A Vision for the 21st Century.” Adopted September 2014. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-24 Figure II-9 Type of Agricultural Operations in Town of Ithaca Source: Agricultural and Farmland Protection Plan, Town of Ithaca, November 2011. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan II-25 SUMMARY The general rural-recreational-agricultural character of this area south of the city provides a natural experience and development context that is different from the common commercial development not far away. This character is an asset which should be leveraged when planning for any future changes here. Future development here could be geared towards reinforcing the rural-recreational-agricultural theme, especially in conjunction with the nearby state parks and trail systems. Some communities in New York aim to brand and market a “Medical Corridor” or “Tech Valley”. With proper planning, an agricultural/recreational theme could emerge here that would combine the lure of hiking and camping with locally grown foods, outdoor recreation and fresh air into what could become a “Healthy Living” valley. While the current design of Route 13 is largely focused on getting vehicles through the area unimpeded, the development of secondary access roads or trails could be used to get people off of the main corridor and take a slower, more relaxed pace. The future Black Diamond Trail on the east side of Route 13 could be complemented on the west side with a rural trail or access path that creates a loop up and down the valley, linking the various attractions. Much like a wine tour, visitors could be encouraged to spend the day exploring the loop and visiting the different establishments. Some of the building/use size constraints in the existing zoning could present limitations to flexible redevelopment in this area. While these are likely intended to preserve the more rural character outside the city, it is possible that the desired character could be maintained with sensitive design and/or effective design standards instead. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-1 Section III TRENDS IN THE REGIONAL ECONOMY This section reviews market and economic trends in the regional economy to provide background and context to the economic development planning in the Inlet Valley. For the purposes of this analysis, Tompkins County is considered the regional economy. Because they function as a central unified economic place in Tompkins County, the City of Ithaca and the Town of Ithaca employment statistics are evaluated as one local area. Employment projections for the broader Southern Tier region are included because employment projections are not available at the county level from the State of New York and U.S. Bureau of Labor Statistics. These data are presented in Appendix A. REGIONAL ECONOMY County Population Estimates The population of the region is mostly concentrated in Ithaca, with additional population centers in the villages of Trumansburg, Groton, Freeville, and Dryden. Figure III-1 shows the 2010 population density per square mile in Tompkins County. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-2 Figure III-1 Population Density in Tompkins County, NY Source: Cornell University, Cornell Population Center, Program on Applied Demographics, “Tompkins County Profile 2017.” ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-3 County Population Trend The population of Tompkins County is estimated in 2016 to be 104,871 according to the United States Census Bureau. The population in the County has generally increased over the past 26 years, from 94,241 in 1990. The population has grown almost every year, except for a period of about 3 years between 1995 and 1998. Figure III-2 show the population trend in Tompkins County from 1990 to 2016. Figure III-2 Population Trend in Tompkins County, NY, 1990-2016 Source: Cornell University, Cornell Population Center, Program on Applied Demographics, “Tompkins County Profile 2017.” Population Change in Cities and Towns Data in Table III-1 summarize the population change between the 2000 and 2010 decennial census in New York State, Tompkins County, and the cities and towns of Tompkins County. The data show that the highest volume growth occurred in the City and Town of Ithaca, while the highest percentage growth occurred in the towns of Caroline and Danby. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-4 Table III-1 Tompkins County Population Change, 2000-2010 Data in Table III-2 summarize the population change between the 2010 decennial census and 2015 U.S. Census Bureau Population Estimates in New York State, Tompkins County, and the cities and towns of Tompkins County. The data show similar concentrations of growth in the City and Town of Ithaca, as well as growth in the towns of Dryden and Lansing. The highest percentage growth was concentrated in Caroline, Danby, and Lansing. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-5 Table III-2 Tompkins County Population Change, 2010-2015 Regional Population Projections Though the population has been increasing, the Cornell University Program on Applied Demographics projects a decrease in population in the coming decades.1 Figure III-3 shows the population from the U.S. Decennial Census from 1940 through 2010, with population projections for 2020, 2030, and 2040. 1 There are a number of sources of population projections, and Cornell University is just one. Different population projections use different assumptions about future population changes and therefore may yield different results. Other population projections indicate long-term population increases in Tompkins County. Short term population projections used in this analysis reflect population increases and are more indicative of the current state of the area’s economy than long term population projections. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-6 Figure III-3 Population Trend and Projection in Tompkins County, NY, 1940-2040 Source: Cornell University, Cornell Population Center, Program on Applied Demographics, “Tompkins County Profile 2017.” Data in Table III-3 summarize the population trend and projected populations for Tompkins County as well as New York State, for the decades between 1990 and 2040. The data show that the Tompkins county area saw a small amount of growth in the 1990s, and in fact grew faster than the State of New York between 2000 and 2010. The population of Tompkins County is projected to see a decline in size in the coming decades, specifically in the 2020s and 2030s. New York State, by comparison, saw growth and is projected to see growth into the 2020s, but this projected to decline in the 2030s. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-7 Table III-3 Population Trend and Projections, 1990-2040 Tompkins County & New York State Regional Employment Trends In 2016, there was an estimated 48,300 average employment in Tompkins County with an average 2016 unemployment rate of 4.1 percent.2 Employment in Tompkins County decreased slightly from 2010, when average employment for the year was 51.4. The unemployment rate, on the other hand, has decreased from 6.2 percent to 4.1 percent. Employment sees slight seasonal fluctuations in the Region’s economy, with higher employment levels in the spring and fall months and lower employment levels during winter months. This seasonal variation is fairly flat, likely because the impact of summer tourism is balanced out by the activity of the academic institutions during the school year. Unemployment rates are highest in January, June, and July; the January dip is likely due to the post-holiday hiring lull, while summer unemployment is due to students or seasonal staff on university campuses resulting in few job opportunities. Figure III-4 shows the annual unemployment rate in Tompkins County and New York State. The figure shows that in general, Tompkins County has lower unemployment than across the state as a whole. 2 Source: Local Area Unemployment Statistics (LAUS), New York State Department of Labor. Area 1990 2000 2010 2020 2030 2040 Tompkins County 94,097 96,501 101,564 101,732 100,893 98,606 New York State 17,990,455 18,976,457 19,378,102 19,697,021 19,794,733 19,623,506 Percent Change from Previous Decade Tompkins County 2.6% 5.2% 0.2% -0.8% -2.3% New York State 5.5% 2.1% 1.6% 0.5% -0.9% Source: Cornell University Program on Applied Demographics; ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-8 Figure III-4 Annual Unemployment Rate in Tompkins County and New York State, 2000-2016 Source: Cornell University, Cornell Population Center, Program on Applied Demographics, “Tompkins County Profile 2017.” Figure III-5 shows the estimated labor force, employment, and number of jobs in Tompkins County from 2000 to 2016. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-9 Figure III-5 Labor Force, Number of Employed Workers, and Number of Jobs Tompkins County, 2000-2016 Source: Cornell University, Cornell Population Center, Program on Applied Demographics, “Tompkins County Profile 2017.” Regional Economic Activity Total gross product of Tompkins County is estimated at about $7.0 billion. This is split almost evenly between the traded sector (the sector trading goods and services outside of the county) and the local sector (the sector inside the county providing goods and services to local residents). Figure III-6 is a pie chart showing the detail of the traded sector. The figure shows that the majority of services traded within the county are concentrated on educational services and high-tech manufacturing. Figure III-7 is a pie chart showing the detail of the local sector. The data show that local sector goods and services are much more evenly distributed around more areas. The largest areas of economic activity in the local sector are real estate, government and health and social services. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-10 Figure III-6 Traded Sector Economic Activity, 2012 Tompkins County Source: Tompkins County Area Development Figure III-7 Local Sector Economic Activity, 2012 Tompkins County Source: Tompkins County Area Development ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-11 Colleges Educational Services are a major part of the economy in Tompkins County and Ithaca, due to the presence of institutions of higher education in the area. Cornell University, Ithaca College, and Tompkins Cortland Community College are major employers in the Local Area. ♦ Cornell University – This private, land-grant, Ivy League University’s campus in Ithaca comprises 608 buildings on more than 2,000 acres, not including the entire 4,300-acre Cornell Botanic Gardens and other properties owned by the University in New York City. As of the 2015 academic year, student enrollment was 21,904, of which 14,315 were undergraduates, 5,265 were graduate students, and 2,324 were professional students. Female students comprise 52 percent of undergraduates, 44 percent of graduate students, and 42 percent of professional students. There are 1,648 full and part time faculty members at the college, and 8,109 non-professorial academic employees (such as instruction, research, extension, and library staff) and non-academic employees on the Ithaca campus. The Ithaca Campus Work Force totaled 10,701 full time equivalent employees. In FY 2016, salaries and wages totaled $1.0 billion to staff and $861.4 million to faculty. ♦ Ithaca College –This four-year, private liberal arts and sciences college on a 669-acre campus. The student body is approximately 6,700 students, 43 percent of whom are men. In the 2015-2016 school year the faculty was made up of 513 full-time and 226 part-time members, while the staff was made up of 772 full-time and 230 part-time employees. Total employment at the college was 1,741 individuals. ♦ Tompkins Cortland Community College – This 2-year community college, operated under the State University of New York, is located in Dryden. The 220-acre campus serves 1,912 full-time students and 589 part-time students. Housing is available on campus for 820 students. The college has an estimated academic staff of 280. LOCAL AREA ECONOMY The City and Town of Ithaca function as a unified central economic place in the regional economy of Tompkins County. Combined they contain most of the employment in the county, even drawing workers from outside of the county. Downtown Ithaca is the historic employment center and shopping area, with the Commons, a pedestrian mall acting as a spine, while Route 13 has developed to include large scale industrial and commercial uses, including retail strip and big box development. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-12 Employment Mix in Local Area and County Data in Table III-4 show the distribution of jobs by industrial sector in the Town and City of Ithaca, as well as Tompkins County. Table III-4 Employment Distribution by NAICS Industry Sector, 2014 Ithaca Town, Ithaca City Tompkins County Ithaca Town In 2014, there were an estimated 18,379 jobs in the Town of Ithaca, as shown by data in Table III-4. The top industry for jobs in the Ithaca economy was Educational Services, accounting for 13,748, or 75 percent, of all jobs in the town. The second industry was Health Care and Social Assistance, accounting for 2,464, or 13 percent of all jobs. Ithaca Town and City In 2014, there were an estimated 31,145 jobs in the Local Area, which represents over two of every three jobs in the county. Educational Services represented 14,938, or nearly half of all jobs. Health Care and Social Assistance represented 4,106, or 13 percent of jobs. NAICS Industry Sector 1/Jobs Percent to Total Jobs Percent to Total Jobs Percent to Total Agriculture, Forestry, Fishing and Hunting 7 0%7 0% 439 1% 100%2%2% Mining, Quarrying, and Oil and Gas Extraction 0 0% 29 0% 360 1%0%0%8% Utilities 12 0% 18 0% 216 0%67%6%8% Construction 65 0% 292 1% 850 2%22%8% 34% Manufacturing 149 1% 741 2% 3,425 8%20%4% 22% Wholesale Trade 49 0% 185 1% 528 1%26%9% 35% Retail Trade 153 1% 2,203 7% 3,570 8%7%4% 62% Transportation and Warehousing 150 1% 411 1% 679 1%36% 22% 61% Information 44 0% 340 1% 484 1%13%9% 70% Finance and Insurance 65 0% 600 2% 1,060 2%11%6% 57% Real Estate and Rental and Leasing 85 0% 365 1% 481 1%23% 18% 76% Professional, Scientific, and Technical Services 344 2% 1,061 3% 2,304 5%32% 15% 46% Management of Companies and Enterprises 22 0% 67 0% 222 0%33% 10% 30% Administration & Support, Waste Management and Remediation 77 0% 377 1% 709 2%20% 11% 53% Educational Services 13,748 75% 14,938 48% 16,852 37%92% 82% 89% Health Care and Social Assistance 2,464 13% 4,106 13% 5,787 13%60% 43% 71% Arts, Entertainment, and Recreation 50 0% 217 1% 328 1%23% 15% 66% Accommodation and Food Services 477 3% 2,547 8% 3,443 8%19% 14% 74% Other Services (excluding Public Administration)154 1% 814 3% 1,387 3%19% 11% 59% Public Administration 264 1% 1,827 6% 2,155 5%14% 12% 85% Total 18,379 100% 31,145 100% 45,279 100%59% 41% 69% 1/NAICS = North American Industrial Classification System. Ithaca Town & City Share of County Employment Ithaca Town Share of Ithaca Town & City Employment Ithaca Town Tompkins County Ithaca Town Share of County Employment Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics (2014); and ConsultEcon, Inc. Ithaca Town & City ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-13 Accommodations and Food Service represented 2,547, or 8 percent of jobs, and retail trade made up 2,203, or 7 percent of jobs. Jobs by Age and by Earnings Data in Table III-5 show the distribution of jobs by age group and by earnings group. The distribution across ages is consistent across the age cohorts, with about half of jobs held by workers between the ages of 30 and 54. Approximately 32 percent of jobs in the county have earnings from $1,251 to $3,333 per month, compared to 26 percent in the Town of Ithaca. In general, the Town of Ithaca pays more than the city and the county. Table III-5 Employment Distribution by Age Group and by Earnings, 2014 Ithaca Town, Ithaca City Tompkins County Local Area Employment Inflow-Outflow The Local Area of the Town and City of Ithaca is a net importer of jobs. In 2014, there were an estimated 33,323 jobs in the Area. Of those, 24,937 jobs were performed by employees living outside the Area, while 8,386 jobs were performed by employees resident in the Area. 7,083 residents work outside of the Area. The net inflow of jobs is 17,853. Figure III-8 is a diagram showing the inflow and outflow of jobs in Ithaca Town and City. Jobs Percent to Total Jobs Percent to Total Jobs Percent to Total Jobs by Worker Age Age 29 or younger 3,423 19% 6,762 22% 10,044 22% 50.6% 34.1% 67.3% Age 30 to 54 9,947 54% 16,388 53% 23,828 53% 60.7% 41.7% 68.8% Age 55 or older 5,009 27% 7,995 26% 11,407 25% 62.7% 43.9% 70.1% Total 18,379 100% 31,145 100% 45,279 100% 59.0% 40.6% 68.8% Jobs by Earnings $1,250 per month or less 3,210 17% 6,472 21% 9,353 21% 49.6% 34.3% 69.2% $1,251 to $3,333 per month 4,737 26% 9,630 31% 14,319 32% 49.2% 33.1% 67.3% More than $3,333 per month 10,432 57% 15,043 48% 21,607 48% 69.3% 48.3% 69.6% Total 18,379 100% 31,145 100% 45,279 100% 59.0% 40.6% 68.8% Tompkins County Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics (2014); and ConsultEcon, Inc. Ithaca Town Share of Ithaca Town & City Employment Ithaca Town Share of County Employment Ithaca Town & City Share of County Employment Ithaca Town Ithaca Town & City ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-14 Figure III-8 Local Area Inflow and Outflow of Jobs, 2014 Ithaca Town and City Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics (2014); and ConsultEcon, Inc. Tompkins County and Ithaca are influenced by economic conditions and trends in the regional economy. The data in Appendix A profiles the eight county Southern Tier Region of New York in which Tompkins County is included. Slow employment growth is forecast for this region through 2022. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-15 SUMMARY Ithaca’s regional economy (Tompkins County) is arguably one of the healthiest in upstate New York by several measures, including population growth and employment, which is largely driven by the educational services sector. Ithaca is home to Cornell University, Ithaca College and Tompkins Cortland Community College. Tompkins County grew faster than the State of New York between 2000 and 2010. In 2016, the population of Tompkins County was estimated to be approximately 105,000. In 2016, employment in Tompkins County averaged an estimated 48,300 with an average unemployment rate of 4.1 percent. The unemployment rate in the county was lower than the 4.9 percent rate in t New York State. Despite these positive trends, there is a recognized need to solidify the economic base of the town. The Cayuga Inlet valley provides a unique opportunity to capitalize upon its unique sense of place nestled between two magnificent state parks and incorporate it into the town’s long-term economic development strategy. The City and Town of Ithaca function as a unified central economic place in the regional economy of Tompkins County. Combined they contain most of the employment in the county, drawing workers from outside of the county. In 2014, there were an estimated 31,145 jobs in the local area, which represents over two of every three jobs in the county. Downtown Ithaca is the historic employment center and shopping area, with the Ithaca Commons, a pedestrian mall acting as a spine, while Route 13 has developed to include large scale industrial and commercial uses, including retail strip and big box development. Route 13 through the Inlet Valley is a major commuter and interstate transportation corridor linking to I-81 and I-86. Total gross product of Tompkins County is estimated at about $7.0 billion. This is split almost evenly between the traded sector (the sector trading goods and services outside of the county) and the local sector (the sector inside the county providing goods and services to local residents). The largest industries in the traded sector are educational services (27% of $7.0 billion) and high-tech manufacturing (18%). Tourism and agriculture, while a small share of the regional economy, bring dollars from outside of the community into the local area. The Visitor and Tourists sector accounts for two percent ($138 million) of the total economy and ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan III-16 Agriculture, Fishery, and Forestry accounted for one percent ($69 million) of the total economy in the county. The Inlet Valley’s anchors include two state parks, the Ithaca Beer Company, and Eddydale Farm Stand. The Inlet Valley contains a dozen and a half businesses and so represents a small share of the regional economy. However, the Inlet Valley is highly visible as a commuter shed and visitor destination with strengths in recreation, hospitality, and agriculture. The state parks in the Inlet Valley are anchor attractions in the region, a primary purpose or trip activity for many visitors to Ithaca. The region’s natural resources, state parks and agriculture and conservation lands, also provide scenic landscape and recreational resources that contribute to a high quality of life for Ithaca residents. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-1 Section IV MARKET CONTEXT This section reviews the resident and tourist market context for the project. It defines the resident market area for businesses in the Inlet Valley, and profiles local and regional tourist markets including a review of regional destinations including hotels, motels, and campgrounds, local and state parks, performance and event venues, summer concert series, and other visitor attractions such as museums and nature centers. The existing supply of tourist attractions and events in the Ithaca area are the competitive context any future attractions or events proposed in the Inlet Valley. Future planning and positioning of the Inlet Valley should take into account not only the character, anchors and attributes of the Inlet Valley, but also how it functions and is positioned within the region’s visitor infrastructure to contribute to the overall profile of Ithaca as a destination. MARKET AREA DEFINITION The Resident Market Area for the project is defined as Tompkins County. The Resident Market Area is further delineated into primary and secondary market areas, where the primary market area is defined as the City and the Town of Ithaca, and the secondary market area is remaining area of Tompkins County. Figure IV-1 is a map showing the Resident Market Area for Inlet Valley. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-2 Figure IV-1 Map of the Resident Market Area Source: ESRI and ConsultEcon, Inc. Area Color Definition Primary Market Area City and Town of Ithaca Secondary Market Area Remainder of Tompkins County ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-3 RESIDENT MARKET DEMOGRAPHICS Population Data in Table IV-1 show the Resident Market Area population trend compared to the State of New York and the U.S. as a whole. The market area population is projected to grow by approximately 3 percent over the period between 2017 and 2021. Over the same period New York State population is projected to increase 2.5 percent and the population of the United States is projected to increase 4.2 percent. Table IV-1 Population Trend in the Resident Market Area, 2010, 2017, 2022 Age Profile Ithaca is home to Cornell University, Ithaca College and Tompkins Cortland Community College. Compared to the overall resident market, the city and town contain a higher proportion of a college age students, and a much higher proportion than in the state and U.S. as a whole. Data in Table IV-2 show the age profile in the Resident Market Area compared to the state and U.S. as a whole. An estimated 21.9 percent of the Total Resident Market Area population is between the ages of 18 and 24. Approximately 35 percent of the Primary Resident Market population between the ages of 18 and 24 years old reflecting the local student population. 2010 2017 2021 Percent Change, 2017 to 2021 Primary Market Area 49,900 52,900 54,700 3.3% Secondary Market Area 51,600 53,200 54,600 2.6% Total Resident Market 101,500 106,100 109,300 2.9% New York State 19,378,100 20,096,500 20,596,600 2.5% United States 308,745,500 327,514,300 341,323,600 4.2% Source: U.S. Census Bureau, Census 2010 Data; Esri forecasts for 2017 and 2022; and ConsultEcon, Inc. Note: Population numbers are rounded to nearest hundred. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-4 Table IV-2 Median Age and Percent of Population by Age Group in the Resident Market Area, 2017 Educational Attainment Data in Table IV-3 show the educational attainment of the population over 25 in the Resident Market Area in 2017. Overall, the Primary Market Area population over 25 has a higher share of the population with Bachelor’s and Advanced degrees than the population over 25 in the Secondary Market Area, which is slightly more highly educated than the New York State and the U.S. as a whole. Table IV-3 Educational Attainment of Population over 25, 2017 Estimate Median Age 0 to 17 18 to 24 25 to 34 35 to 54 55 + Primary Market Area 25.5 17.9% 35.4% 14.7% 14.2% 17.8% Secondary Market Area 36.9 20.1% 8.5% 12.7% 25.8% 32.9% Total Resident Market 39.3 19.0% 21.9% 13.7% 20.0% 25.4% New York State 38.9 21.0% 9.6% 14.3% 25.9% 29.2% United States 38.2 22.5% 9.5% 13.8% 25.5% 28.5% Source: ESRI and ConsultEcon, Inc. Less than 9th Grade 9th-12th Grade; no Diploma High School Grad GED/Alt. Credential Some College; no Degree Assoc. Degree Bachelor's Degree Grad/Profess. Degree Primary Market Area 394 658 2,890 389 2,604 1,450 6,312 10,042 Secondary Market Area 406 1,942 7,210 1,711 5,696 4,550 8,188 8,258 Total Resident Market 800 2,600 10,100 2,100 8,300 6,000 14,500 18,300 New York State 920,700 1,018,300 3,124,800 544,000 2,218,000 1,171,800 2,831,800 2,120,400 United States 12,013,200 16,017,600 52,057,000 8,898,600 45,828,000 18,464,700 42,935,900 26,251,000 Less than 9th Grade 9th-12th Grade; no Diploma High School Grad GED/Alt. Credential Some College; no Degree Assoc. Degree Bachelor's Degree Grad/Profess. Degree Primary Market Area 1.6%2.7% 11.7%1.6% 10.5%5.9% 25.5% 40.6% Secondary Market Area 1.1%5.1% 19.0%4.5% 15.0% 12.0% 21.5% 21.7% Total Resident Market 1.3%4.1% 16.1%3.3% 13.3%9.6% 23.1% 29.2% New York State 6.6%7.3% 22.4%3.9% 15.9%8.4% 20.3% 15.2% United States 5.4%7.2% 23.4%4.0% 20.6%8.3% 19.3% 11.8% Note: Total population numbers are rounded to nearest hundred. Source: ESRI and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-5 Household Characteristics Data in Table IV-4 show household characteristics in the Resident Market Area in 2017. There were an estimated 40,572 households in the Resident Market Area in 2017, with an average household size of 2.29 persons. This average household size is low compared to the state and U.S. as a whole, reflecting of the low proportion (50.5%) of family households, particularly in the Primary Market Area, which contains the bulk of the student population. Table IV-4 Resident Market Household Profile, 2017 Household Income Groups Data in Table IV-5 show household income distribution in the Resident Market Area in 2017. Due to the large number of students in the Primary Market Area, household incomes are lower than the incomes in the state and U.S. This is particularly the case among households in the Primary Market Area. More than a third of households in the Primary Market Area have incomes of less than $25,000. Estimated Number of Households Estimated Number of Family Households Percent of Families to Total Households Average Household Size Primary Market Area 18,518 6,730 36.3% 2.18 Secondary Market Area 22,054 13,772 62.4% 2.38 Total Resident Market 40,572 20,502 50.5% 2.29 New York State 7,542,000 4,727,300 62.7% 2.59 United States 123,158,900 81,106,700 65.9% 2.59 Source: ESRI and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-6 Table IV-5 Resident Market Area Households by Income Distribution, 2017 Total Household Income Data in Table IV-6 show total household income in 2017 and projections for 2022. Resident market household income totaled $2.2 billion in 2017 and is projected to increase to $2.4 billion in 2022. Table IV-6 Total Household Income, 2017 & 2022 Household Income and Consumer Spending Consumer spending is a function of household income. Data in Table IV-7 show total household income in the Resident Market Area, based on total households and average household income. Data in Table IV-7 also show the total household expenditures on retail Median Household Income Less than $25,000 $25,000- $49,999 $50,000- $74,999 $75,000- $99,999 $100,000+ Primary Market Area $42,924 33.6% 22.1% 12.9% 8.7% 22.6% Secondary Market Area $61,494 17.8% 22.5% 18.8% 11.7% 29.3% Total Resident Market $53,018 25.0% 22.3% 16.1% 10.3% 26.3% New York State $60,832 21.8% 19.7% 16.2% 11.8% 30.5% United States $56,124 21.5% 22.7% 17.8% 12.4% 25.6% Source: ESRI and ConsultEcon, Inc. Market Area Households Median Household Income Total Household Income Households Median Household Income Total Household Income Primary Market Area 18,518 $42,924 $794,860,698 19,261 $46,769 $900,822,334 13.3% Secondary Market Area 22,054 $61,494 $1,356,185,598 22,525 $65,887 $1,484,113,616 9.4% Total Resident Market Area 40,572 $53,018 $2,151,046,296 41,786 $57,075 $2,384,935,950 10.9% New York State 7,541,950 $60,832 $458,791,902,400 7,708,587 $67,501 $520,337,331,087 13.4% United States 123,158,887 $56,124 $6,912,169,373,988 128,069,416 $62,316 $7,980,773,727,456 15.5% Source: ESRI and ConsultEcon, Inc. 2017 2022 Percent Change in Total Household Income, 2015 to 2020 ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-7 and restaurants. The location of this year round resident spending occurs in stores in the Resident Market Area, at physical stores outside of the Resident Market Area, or online. Table IV-7 Total Estimated Household Expenditures on Retail and Restaurants, 2017 Consumer Expenditures by Store Category Data in Table IV-8 show total Market Area consumer spending capacity in Retail Trade and Restaurants by NAICS category or store type. This represents the amount that residents could potentially spend across these consumer spending categories. Again, residents spend both inside and outside of Ithaca and the defined Resident Market Area. Total Households Average Household Income Total Annual Household Income Total Estimated Annual Expenditures on Retail and Restaurants 1/ Percent Retail and Restaurant Spending Primary Market Area 18,518 $69,700 $1,290,708,000 $595,459,000 46.1% Secondary Market Area 22,054 $84,997 $1,874,517,000 $862,188,000 46.0% Total Resident Market Area 40,572 $78,015 $3,165,225,000 $1,457,647,000 46.1% Source: ESRI and ConsultEcon, Inc. Note: Total Household Income and Total Expenditures rounded to nearest $1,000. 1/ Retail and resident expenditures may occur in the market areas or outside of the resident market area as well as online. This represents estimated spending of all resident households during the year in retail stores and restuarants. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-8 Table IV-8 Household Expenditures by NAICS Industry Description, 2017 Resident Market Area Retail Sales Gap The sales gap, also known as the supply gap, is the difference between the total consumer expenditures in a defined market area and the total estimated retail sales of stores located in that market area. A positive sales gap or “leakage” indicates that consumer spending potential is greater than the estimated sales in a market area and consumers are spending their money in stores outside of the defined market area. A negative sales gap or “surplus” indicates that the stores in the market area are attracting more spending than the households in the market area are estimated to have, and therefore, these stores are attracting outside consumer spending, such as spending from tourist markets or rural drive time areas with few retail offerings. NAICS Industry Primary Market Area Spending Capacity Secondary Market Area Spending Capacity Total Resident Market Area Spending Capacity Motor Vehicle & Parts Dealers $111,793,427 $165,489,884 $277,283,311 Food & Beverage Stores 98,362,664 138,918,564 237,281,228 General Merchandise Stores 66,597,751 94,628,561 161,226,312 Food Services & Drinking Places 62,603,655 86,708,818 149,312,473 Gasoline Stations 56,151,444 80,365,369 136,516,813 Health & Personal Care Stores 45,423,666 67,983,835 113,407,501 Clothing & Clothing Accessories Stores 47,058,795 64,867,387 111,926,182 Bldg Materials, Garden Equip. & Supply Stores 29,150,119 50,446,309 79,596,428 Miscellaneous Store Retailers 20,742,557 30,568,674 51,311,231 Electronics & Appliance Stores 20,958,103 29,952,545 50,910,648 Furniture & Home Furnishings Stores 20,184,246 29,213,478 49,397,724 Sporting Goods, Hobby, Book & Music Stores 16,432,272 23,044,415 39,476,687 Total $595,458,699 $862,187,839 $1,457,646,538 Source: ESRI; Bureau of Labor Statistics; ConsultEcon, Inc. Note: Consumer expenditures in restaurant and retail categories only. Does not include spending on nonstore (e.g. internet) retailers, transportation, lodging, entertainment and recreation, and personal services. The location of spending may be in the Resident Market Area, or outside of the Resident Market Area. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-9 Data in Table IV-9 show the estimated sales gap in the Primary Market Area (City and Town of Ithaca) in 2017. Retail and restaurant businesses capture a share of local spending, some of which “leaks” outside the defined market area. Spending on E-commerce and mail order delivery services, such as Amazon, also leaks outside of the market area. In the Primary Market Area, businesses in six sectors draw more dollars than the resident households in the area are estimated to spend annually on retail trade and food services. These include: Food and Beverage Stores, Food Services & Drinking Places, Building Materials, Garden Equipment & Supply Stores, Sporting Goods, Hobby, Book, & Music Stores, and, Miscellaneous Store Retailers. All other sectors in the Primary Market Area have a leakage of consumer spending outside of the Primary Market Area. The top three include Motor Vehicle and Parts Dealers, Clothing & Accessories, and Gasoline Stations. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-10 Table IV-9 Retail Trade and Food Services Annual Sales / Supply Gap, 2017 in the Primary Market Area (City and Town of Ithaca) Data in Table IV-10 show the estimated sales gap in the total Resident Market Area. In the Resident Market Area, businesses in five sectors draw more dollars than the resident households in the area are estimated to spend annually on retail trade and food services. These include: Building Materials, Garden Equipment & Supply Stores, Food and Beverage Stores, Sporting Goods, Hobby, Book, & Music Stores, Food Services & Drinking Places, and, Miscellaneous Store Retailers. All other sectors in the Resident Market Area have a leakage of consumer spending outside of the area. The top three include Motor Vehicle and Parts Dealers, Clothing & Accessories, and Gasoline Stations. NAICS Industry 1/ Total Sales Potential / Demand Estimated Sales / Supply Leakage / (Surplus) Leakage or Surplus) in Sales / Supply Motor Vehicle & Parts Dealers $111,793,427 $63,633,749 $48,159,678 76% Clothing & Clothing Accessories Stores 47,058,795 15,749,624 31,309,171 199% Gasoline Stations 56,151,444 34,678,037 21,473,407 62% Health & Personal Care Stores 45,423,666 28,055,879 17,367,787 62% Furniture & Home Furnishings Stores 20,184,246 12,672,534 7,511,712 59% Electronics & Appliance Stores 20,958,103 19,957,954 1,000,149 5% General Merchandise Stores 66,597,751 65,742,083 855,668 1% Miscellaneous Store Retailers 20,742,557 26,517,545 (5,774,988)-22% Sporting Goods, Hobby, Book & Music Stores 16,432,272 34,834,281 (18,402,009)-53% Bldg Materials, Garden Equip. & Supply Stores 29,150,119 55,706,618 (26,556,499)-48% Food Services & Drinking Places 62,603,655 127,925,356 (65,321,701)-51% Food & Beverage Stores 98,362,664 171,337,400 (72,974,736)-43% Total $595,458,699 $656,811,060 ($61,352,361)-9% Source: ESRI; Bureau of Labor Statistics; ConsultEcon, Inc. Note: Consumer expenditures (Total Sales Potential) in restaurant and retail categories only. Does not include spending on nonstore (e.g. internet) retailers, transportation, lodging, entertainment and recreation, and personal services. The location of spending may be in the Inlet Valley, elsewhere in the City or Town of Ithaca, or outside of the area. 1/ NAICS = North American Industrial Classification System. NAICS classifies business establishments for the purpose of collecting, analyzing, and publishing statistical data related to the U.S. economy. The NAICS industry codes define establishments based on the activities in which they are primarily engaged. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-11 Table IV-10 Retail Trade and Food Services Annual Sales / Supply Gap in the Resident Market Area The retail and restaurant sales leakages reflect two dynamics that affect Ithaca’s local economy: the students and the tourists. A surplus of sales in food services and drinking places and food and beverage stores can reflect the influence of tourist spending in local economies. Conversely, the leakage of dollars outside of the market in motor vehicles and clothing and accessories and furniture and home furnishings stores can reflect students making purchases in these sectors in other places that they bring with them to school. NAICS Industry 1/ Total Sales Potential / Demand Estimated Sales / Supply Leakage / (Surplus) Leakage or Surplus) in Sales / Supply Motor Vehicle & Parts Dealers $277,283,311 $101,193,502 $176,089,809 174% Clothing & Clothing Accessories Stores 111,926,182 45,427,367 66,498,815 146% Health & Personal Care Stores 113,407,501 55,832,776 57,574,725 103% Gasoline Stations 136,516,813 103,419,634 33,097,179 32% Furniture & Home Furnishings Stores 49,397,724 19,226,378 30,171,346 157% Miscellaneous Store Retailers 51,311,231 37,739,509 13,571,722 36% Electronics & Appliance Stores 50,910,648 47,421,821 3,488,827 7% General Merchandise Stores 161,226,312 166,324,601 (5,098,289)-3% Food Services & Drinking Places 149,312,473 157,230,532 (7,918,059)-5% Sporting Goods, Hobby, Book & Music Stores 39,476,687 52,468,585 (12,991,898)-25% Food & Beverage Stores 237,281,228 254,668,316 (17,387,088)-7% Bldg Materials, Garden Equip. & Supply Stores 79,596,428 111,708,744 (32,112,316)-29% Total $1,457,646,538 $1,152,661,765 $304,984,773 26% Source: ESRI; Bureau of Labor Statistics; ConsultEcon, Inc. Note: Consumer expenditures (Total Sales Potential) in restaurant and retail categories only. Does not include spending on nonstore (e.g. internet) retailers, transportation, lodging, entertainment and recreation, and personal services. The location of spending may be in the Inlet Valley, elsewhere in the Tompkins County, or outside of the area. 1/ NAICS = North American Industrial Classification System. NAICS classifies business establishments for the purpose of collecting, analyzing, and publishing statistical data related to the U.S. economy. The NAICS industry codes define establishments based on the activities in which they are primarily engaged. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-12 TOURIST MARKET Tourism at about 2% of the total gross product for Tompkins County represents a small, but important, part of the economy in Ithaca. The center of the tourism activity in Tompkins County is the presence of institutions of higher education, including Cornell University and Ithaca College. The area’s tourism assets include accommodations, arts and cultural attractions, downtown events, its diverse restaurant and shopping base. Key market segments include: ♦ Regional leisure travelers o Education Travelers o Cultural travelers ♦ Visiting Friends and Relatives (VFRs) ♦ Regional business travelers ♦ Pass through travelers Tompkins County attracted an estimated 843,000 visitors in 2009, the last date for which official tourism estimates are available. Associated tourism spending was estimated at $156 million. Visitors to the area include high proportions of affluent and well-educated visitors, influenced by the presence of the university and college. The parks and downtown Ithaca are other leading attractions. State and Regional Tourism Impacts Tourism is an important part of the regional economy. New York State is divided into 11 economic regions. New York City is the largest single tourism region accounting for 65 percent of statewide visitor spending of $63.1 billion, as shown in Figure IV-2. The Finger Lakes Region, where Ithaca is located, accounts for 5 percent of state visitor spending. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-13 Figure IV-2 Tourism Sales by Region in New York State Source: Tourism Economics. Tourism in the Finger Lakes region is a $2.9 billion industry. Figure IV-3 shows the distribution of this spending across Counties. Tompkins County represents 7 percent of Finger Lakes tourism spending. Figure IV-3 Tourism Sales by County in Finger Lakes Region Source: Tourism Economics. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-14 Tompkins County Tourism Ithaca and Tompkins County tourism are anchored by its colleges and universities, Cornell University and Ithaca College, and to a lesser extent Tompkins Cortland Community College. Figure IV-4 shows a map of the area’s colleges and universities. They provide a steady stream of new area residents, with accompanying friends and family that visit regularly during their time as an Ithaca resident and a long-term affinity for their alma mater and awareness of the place. Some alumni stay in the area, and others return in later years for jobs or to retire for any number of reasons not least because of the area’s natural beauty, its vibrant arts and cultural scene, sense of community, and small city character. Figure IV-4 Map of Colleges and Universities in the Ithaca Area Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-15 The area’s state parks, shown in Figure IV-5, and waterfalls, shown in Figure IV-6, are other primary reasons that tourists visit Ithaca. The three state parks reportedly draw a combined 900,000 visits annually. It should be noted that the number of visits is estimated by staff based on parking lot car counts and a lot of day use is by residents, some of whom visit frequently. A more reliable estimate of out of town tourists in the Inlet Valley is the number of campers staying overnight in their campgrounds. Data in Figure IV-7 and Figure IV-8 show the trend in total attendance and cabin and camping attendance to the Inlet Valley’s state parks between 2002 and 2016. In general, there is a long term upward trend in total attendance. In 2016, Robert H. Treman State Park total attendance was 337,000 and cabin and camping (overnight) attendance was approximately 31,000. In Buttermilk Falls State Park that same year, total attendance was 246,000 and cabin and camping (overnight) attendance was approximately 10,000. Between 2002 and 2016, the total attendance to Buttermilk Falls State Park has increased two thirds and the total attendance to Robert H. Treman State Park has almost doubled. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-16 Figure IV-5 Map of State and Selected Local Parks in the Ithaca Area Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-17 Figure IV-6 Map to the Best Waterfalls in Ithaca and Tompkins County Source: Visit Ithaca Official Travel Guide to Ithaca and Tompkins County. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-18 Figure IV-7 Annual State Park Attendance Trends, 2002 to 2016 Source: NY State Parks and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-19 Figure IV-8 Annual State Park Cabin and Camping Attendance Trends, 2002 to 2016 Source: NY State Parks and ConsultEcon, Inc. Commercial Accommodations The Inlet Valley’s commercial accommodations include both budget motels and campgrounds, which appeal to a budget friendly traveling audience. The state parks report that there are camping and RV visitors that come to Ithaca for the weekend to experience the parks. There are many campers who are also visiting the area for festivals and events, such as the Ithaca Festival or Grassroots Festival. Most visitors in for the weekend tend to stay in the parks. If they are staying for longer they typically dine in the city, and state parks often sends them to other affordable natural attractions such as the Cayuga Nature Center, Ithaca Children’s Garden, and Sapsucker Woods, among others. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-20 Hotels and Motels Ithaca’s hotels and motels, as shown in Figure IV-9, cluster in Ithaca’s downtown, on Route 13 within the City of Ithaca and the Inlet Valley, as well as other locations scattered on Ithaca’s highways into and out of town. According to the Ithaca Visitor’s Guide, there are 2,234 hotel rooms in 23 properties in the Ithaca area. Along with an another 600 or so rooms in small inns, bed and breakfasts and Airbnb and other short term rentals, there are approximately 2,800 rooms in Tompkins County that would indicate an annual supply of over 1 million room nights. Assuming a 55 percent average annual occupancy rate, an average of 1.75 persons per room, and an average stay of 1.5 nights, there are approximately 650,000 overnight visitors staying in Tompkins County commercial accommodations. This does not include overnight visitors to area campgrounds, at least another 50,000 overnight visitors staying in Inlet Valley based on state parks camping and cabin statistics, and visiting friends and relatives staying in private homes. Inns and Beds and Breakfasts There are a reported 295 rooms in small inns and beds and breakfasts, and short term rental houses and apartments listed in the visitors guide. This segment likely overlaps with the seasonal housing available for rent in the area. See the section below on seasonal housing units and short-term rentals in private homes and apartments for more information. Campgrounds / RV Parks Campgrounds are shown show in Figure IV-10. Most of the cabin and campground accommodations in the area are Ithaca’s state parks. Robert H. Treman State Parks accommodates RV sites with more services while accommodations at Buttermilk Falls State Park are more rustic. There is a private campground, Pinecreek Campground, near Robert H. Treman State Park’s upper area. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-21 Figure IV-9 Map of Hotels and Motels in the Ithaca Area Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-22 Figure IV-10 Map of Ithaca Area Campgrounds in the Ithaca Area Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-23 Seasonal Housing / Airbnb While it is an important seasonal destination, there is a greater number and concentration of second homes and seasonal housing throughout the Finger Lakes Region. Seasonal housing units represent a small but growing amount of the housing stock in Tompkins County. In 2015, there were an estimated 907 units (+/-274)—or 2 percent of total housing units —that were vacant for seasonal, recreational or occasional use in Tompkins County, based on 5-year estimates from the American Community Survey of the US Census Bureau. In 2009, there were an estimated 569 units (+/- 194) for seasonal, recreational or occasional use in Tompkins County, an increase of almost 60 percent between 2009 and 2015. Though it may or may not be associated, there has also been a concurrent increase in use and awareness of temporary guest housing in private homes and apartments through Airbnb. While renting homes for days or weeks at a time is nothing new, Airbnb has grown as a tool for “do-it-yourself” home renters, throughout the country and substantially in Ithaca. According to Airdna, a website that provides data and analysis of Airbnb listings, there were 675 active listings in the Ithaca in July 2017. It should be noted that there is likely overlap between Airbnb listings and listings in the Ithaca visitor guide. Figure IV-11 is a map of Airbnb listings in the area. There are relatively few Airbnb listings proximate to the Inlet Valley, except for a small cluster near Robert H. Treman State Park. Most Airbnb listings are located east of Route 13 in or near Ithaca’s downtown and Cornell University. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-24 Figure IV-11 Airbnb Listings in the Ithaca Area Source: Airdna.com. Inlet Valley Hotels, Motels and Campgrounds Hotels, motels and campgrounds in the Inlet Valley and in proximate areas in the city on Route 13 are shown show in Figure IV-12. The Inlet Valley hotels and campgrounds cater to budget minded travelers including VFR’s and other leisure visitors to the Ithaca area. Business travelers are mostly in the higher priced downtown hotels that contain more amenities. While the Inlet Valley achieves a lower daily rate than their downtown competition, they have a budget niche that achieves 50 to 60 percent average annual occupancy based in interviews with local hoteliers. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-25 Figure IV-12 Map of Hotels and Campgrounds in the Inlet Valley Area Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. Inlet Valley and Regional Attractions The Ithaca area contains a wide variety of types of natural, recreational, and other leisure time attractions. The Inlet Valley contains two of the area’s three state parks, which when combined are among the most popular state parks in the entire state. The first phase on the Black Diamond Trail connects Taughannock Falls State Park with Ithaca’s lakefront parks and trails. Phase 2 of the Black Diamond Trail, shown in Figure IV-13. is envisioned to connect these waterfront trails to Buttermilk Falls and Treman State Parks, thereby linking the area’s three state parks to lakefront and downtown Ithaca, making the parks much more accessible for residents and enhancing the regional trail system as a destination by promoting more ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-26 recreation and active lifestyles within the community as well as enhancing the area’s infrastructure for outdoors, hiking, and biking tourism. Figure IV-13 Map of the Proposed Black Diamond Trail Black Diamond Trail Master Plan Source: New York State Parks. The Ithaca Beer Company, with its recently expanded restaurant and retail operations, contributes to the tourism economy in the Inlet Valley and draws a substantial number of locals and tourists alike. For over two decades, Ithaca Beer has expanded in the Inlet Valley and has come to provide the identity for the Inlet Valley almost as much as the state parks. Ithaca Beer has leveraged outdoor spaces for dining, socializing, games, and events to support food and beverage services and retail. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-27 The Eddydale Farm Stand is also an anchor business in the Inlet Valley. It provides an assortment of farm grown products by the farm stand’s farmer owner as well as products of other Ithaca area farmers and food producers. While its customer base is largely local, it is the only option for food, other than Ithaca Beer Company, in the Inlet Valley. Most visitors to the Inlet Valley purchase goods and services in Ithaca. There are numerous food and dining options within a short drive of the Inlet Valley. Different types of attractions were investigated to establish the competitive context for the Inlet Valley and its tourism-oriented businesses, including: ♦ Museums and Nature Centers ♦ Performance/Concert/Event Venues ♦ Agritourism/Farm Markets Museums and Nature Centers As shown in Figure IV-14, the area’s museums and nature centers are clustered downtown and on Cornell’s campus. The Sciencenter is a family friendly destination, with indoor and outdoor science exhibits, activities, and entertainment, including miniature golf and would be the main competition for a mini-golf course in the Inlet Valley. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-28 Figure IV-14 Map of Museums/Nature Centers in the Ithaca Area Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-29 Performance/Concert/Event Venues Most of the area’s performance concert and event venues, shown in Figure IV-15, are indoors, with few outdoor offerings. Most venues, including outdoor venues the Ithaca Commons, are in the downtown core. The area’s largest outdoor venue is the fairgrounds in Trumansburg. There are also a number summer concerts in the area, as shown by the map in Figure IV-16. Figure IV-15 Map of Performance/Concert/Event Venues Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-30 Figure IV-16 Map of Summer Concerts Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-31 Agritourism/Farm Markets The Eddydale Farm Stand is not promoted among the agritourism sites in the Ithaca Visitor Guide, as shown in Figure IV-17. It is an important year-round food market for farm goods and local food products, a defining food and agriculture anchor in the Inlet Valley. Further, there are few agritourism sites proximate to the Inlet Valley. According to research conducted by Tompkins County, a big challenge faced by the county’s agritourism sites is that they are remotely located or not off main roads and can be difficult for tourists to access. Because of its farmland assets and proximity to two major state parks and to tourist audiences, the Inlet Valley would be a natural location for an agritourism business. Figure IV-17 Map of Ithaca Area Agritourism/Farm Markets Source: visitithaca.com, Google Maps, and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-32 Food and Beverage Trails The Finger Lakes Region has several cuisine and beverage trails, according to Taste NY, a New York State Program that promotes craft beverages, dairy, fruits, vegetables, maple products, and cuisine and beverage trails throughout the state. Figure IV-18 is a map of cuisine and beverage trails in New York State. Sites near Ithaca are on the Cayuga Lake Wine Trail, shown in the map in Figure IV-19. Ithaca Beer is not on a craft beverage trail—this type of regional craft beverage trail would support additional culinary and beverage tourism in the area. Farm to Table Turback’s Restaurant, a farm to table restaurant before farm to table was in vogue, is now closed but it occupied the vacant landmark Victorian building near the merge of Route 34 and Route 13. Originally called Sunny Gables Farm, its owner was at one time H.E. Babcock, a former chairman at Cornell University, who on his farm in the 1930s and 40s helped to develop techniques and principals for farming that helped many farmers survive the Depression. The Greenstar Food Cooperative is a model cooperative grocery store, and has multiple locations, despite the presence of large food retailers like Wegmans and Walmart. The local food and farm to table movement can be reflected in the Inlet Valley’s businesses including the Ithaca Beer Company and Eddydale Farm Stand. The movement is reinforced with new food and culinary enterprises that take advantage of the Inlet Valley’s farmland—and the region’s identity for local businesses and agriculture—to create a destination restaurant in the Inlet Valley. While evoking the spirit of Turback’s is desirable, recreating its high price points may not appeal to the visitors staying in the Inlet Valley’s budget accommodations. Delivering a farm to table experience may be possible with new facilities in the Inlet Valley that are budget friendly and can also enable an Inlet Valley location to become a destination for restaurants in the region, despite being out of the city and downtown where most of the restaurants are located. Farm to table experiences, just like organic vegetables, are becoming more price friendly, more generally available and therefore can increasingly appeal to budget oriented consumers. Creating affordable farm to table meals, especially with a temporary or seasonal food service operation, will help to support business expansion in the ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-33 Inlet Valley, capitalize on the area’s agricultural setting, fill the gap in food services in the Inlet Valley, and create new visitor amenities that will promote longer stays in the area. Figure IV-18 Taste NY Cuisine and Beverage Trails Source: Taste NY. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-34 Figure IV-19 Map of Cayuga Lake Wine Trail Source: Visit Ithaca Official Travel Guide to Ithaca and Tompkins County. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-35 SUMMARY Resident Market The Resident Market Area for the Inlet Valley is defined as Tompkins County. This overall Market Area is segmented into Primary and Secondary Market Areas, where the Primary Market Area is the City and Town of Ithaca combined, and the Secondary Market Area is the remainder of Tompkins County. As of 2017, the total Resident Market Area contains an estimated 106,000 persons in 40,600 households with $1.5 billion of consumer expenditure potential in retail stores and restaurants of. The population of the Resident Market Area has a median age of 39.3, which is slightly older than New York State and the United States as a whole. An estimated 21.9 percent of the population is between the ages of 18 and 24 in the Resident Market Area, reflecting the local student population—approximately 35 percent of the Primary Resident Market population is between the ages of 18 and 24 years old. The average household size is 2.29, smaller than the average of 2.59 in New York State and the United States as a whole. The Secondary Market Area has a median household income of about $61,000, which is higher than the Primary Market Area, New York and the United States as a whole. The Primary Market Area median household income was $43,000 reflecting the lower incomes drawn by younger, student population base. The income is distributed such that about 25 percent of households earn less than $25,000, 49 percent earn between $25,000 and $100,000 annually, and 26 percent earn more than $100,000 annually. Tourist Market Tourism represents a small but important part of the economy in Ithaca, representing about two percent of the total gross product for Tompkins County. The center of the tourism activity in Tompkins County is the presence of institutions of higher education, including Cornell University and Ithaca College. Three state parks in the Ithaca area including two state parks in the Inlet Valley are a primary draw to the region. Other tourism assets include its ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-36 accommodations, arts and cultural attractions, downtown events, diverse restaurant and shopping base. Tompkins County attracted an estimated 843,000 visitors in 2009, the last date for which official tourism estimates are available. Associated tourism spending was estimated at $156 million. Current state estimates of tourist spending pegs Tompkins County visitor spending at approximately $200 million (7% of spending in the Finger Lakes Region). The growth in the number of available hotels rooms and the growth in Airbnb accommodations since 2009 provides evidence of the further growth in the tourism sector. Visitors to the Ithaca area include high proportions of affluent and well-educated visitors, influenced by the presence of the university and college. The parks and downtown Ithaca are other leading attractions. Between 2002 and 2016, the total attendance to Buttermilk Falls State Park has increased two thirds and the total attendance to Robert H, Treman State Park has almost doubled. The two state parks in the Inlet Valley draw a combined 583,000 visits annually, which includes day use estimates as well as overnight use by campers. Overnight visitors in camping and cabins totaled 41,000, with most staying in Robert H. Treman. The Inlet Valley’s commercial accommodations include both budget motels and campgrounds, which appeals to a budget friendly traveling audience. The state parks report that there are camping and RV visitors that come to Ithaca for the weekend to experience the state parks. Many campers are visiting the area for festivals and events, such as the Ithaca Festival or Grassroots Festival. Most visitors in for the weekend tend to stay in the parks. If they are staying for longer they often dine in the city, and state parks staff typically sends them to other affordable natural attractions such as the Cayuga Nature Center, Ithaca Children’s Garden, and Sapsucker Woods, among others. While Tompkins County is an important seasonal destination, there is a greater number and concentration of second homes and seasonal housing throughout the Finger Lakes Region. The growth in seasonal homes in Tompkins County, still a small share of housing units overall, has coincided with the growth in the use of Airbnb-type of accommodation rentals (including ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan IV-37 sites such as HomeAway). While renting homes for days or weeks at a time is nothing new, Airbnb has grown as a tool for “do-it-yourself” home renters, throughout the country and substantially in Ithaca. There were 675 active Airbnb listings in the Ithaca area in July 2017, greater than the estimated 568 housing units that the Census Bureau identifies as seasonal units in Tompkins County. The region contains a wide variety of types of natural, recreational, and other leisure time attractions. The Inlet Valley contains two of the area’s four state parks which, when combined, are among the most popular state parks in the entire state. The first phase of the Black Diamond Trail connected Taughannock Falls State Park with Ithaca’s lakefront parks and trails. Phase 2 of the Black Diamond Trail will connect these waterfront trails to Buttermilk Falls and Robert H. Treman State Parks, thereby linking the area’s three state parks to lakefront and downtown Ithaca making the Inlet Valley much more accessible for residents and tourists alike. Overall, the project promises to enhance the area’s infrastructure for outdoors, hiking, and biking tourism with a larger regional trail system as a visitor destination that promotes longer recreation experiences that contribute to active lifestyles in the community. Completion of this core trail system, including connections to properties along the west side of Route 13 will make the Inlet Valley uniquely positioned to serve this active lifestyle sector of the tourism market. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan V-1 Section V SWOT ANALYSIS This section analyzes the strengths, weaknesses, opportunities, and threats (SWOT) in the Inlet Valley. The SWOT analysis is based on meeting with the town’s project steering committee on June 15, 2017; the consultants’ field observations from June 14 to 16, 2017; and, in-person and phone interviews with property owners, business owners, and business, civic, and community leaders conducted in June and July, 2017, all of whom are listed in Appendix B. Following is the SWOT analysis, listed in no particular order, by category. Strengths ♦ Efficient, high-speed highway, good for traffic and commuting. Highway is a regional asset that connects the local area (City and Town of Ithaca) economy to the surrounding region and linking I-86 to I-81. ♦ Existing greenbelt character generates indirect beneficial economic value by concentrating development in the City and provides amenity value to corridor properties and the town. ♦ Regional tourism and recreational anchors. The Inlet Valley contains not one, but two large state parks. ♦ Food anchors, Ithaca Beer Company and Eddydale Farm Stand, help to drive commercial activity. ♦ Current zoning is perceived by some stakeholders as beneficial to limiting development that would be unsuitable for the area. ♦ Some stakeholders felt the supply (and value?) of developable land would increase if zoning were changed from low density agricultural/residential uses and more restrictive light industrial to even more flexible neighborhood commercial or other planned zoning development that achieved the vision for the Inlet Valley. ♦ “Locavore,” “farm to table” and food movement with changing local supply chains increasing consumer awareness. ♦ Town is part of a growing regional economy, stronger than many other upstate New York communities. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan V-2 Weaknesses ♦ Efficient, high-speed highway, not pedestrian friendly, creates barrier between commercial areas on either side of the highway. ♦ Lack of pedestrian connectivity across Route 13. ♦ Inlet Valley is not in primary retail and industrial areas of the county. ♦ Prominent vacant landmark property in former Turback’s restaurant building. ♦ Dark, not a lot of light in the area (some may perceive this as a benefit) ♦ Low wages, as well as entrepreneurial and seasonal nature of businesses in tourism and agriculture sectors may not offer as great an economic impact / return to economic development investment as other sectors (e.g. high tech). ♦ Lack of cohesive sense of place or identity in the Inlet Valley. ♦ Low density economic activity, businesses/uses largely isolated from one another. ♦ Soft market demand, low rents at $8-$10 per square foot do not support development costs. ♦ Physical obsolescence of some buildings are difficult to lease up and/or sell. ♦ Zoning is perceived by business community as too restrictive to promote feasible scale of development (e.g. hotel uses with a maximum 10,000 square feet of building area, too little space to attract a chain hotel). ♦ Perception that town building permitting and inspection processes for proposed development projects are more onerous, time-consuming, and costly compared to the city. ♦ Entrepreneurial and small business composition of tourism and agriculture enterprises in the Inlet Valley do not have as much economic impact as educational services or high tech sector, for example. Opportunities ♦ Black Diamond Trail primarily and proposed regional trail system improvements such as the West Hill Wild Way. ♦ New trail heads, trail crossings, and access points promote expansion of recreational activity. ♦ Shared parking opportunities with local businesses. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan V-3 ♦ Trail-oriented development, including trail connections to local businesses and residential neighborhood developments and new developments built with connections to existing trails. ♦ New “Country Lane” from Five Mile Drive to Seven Mile Drive to promote additional neighborhood commercial, food, and agricultural industrial development—connect Ithaca Beer to other people-oriented attractions (e.g., a collection of artisanal cheese makers offerings from the region e.g., https://livelyrun.com/ ) ♦ Filling the “retail gap” for recreation-oriented convenience goods, food, and services in the Inlet Valley that would target seasonal recreational visitors segment and much larger commuter market. E.g. gas station, restaurant, food and beverage store, sporting and camp goods retailer, bike and boat rental, outdoor store. ♦ State and county-funded programs for “agriculinary” tourism, agriculture, and food market development, and craft food and beverage trail marketing. ♦ Potential traffic signal at Seven Mile Drive to promote highway access. ♦ Redevelopment of vacant properties, especially vacant landmark property, has the potential to promote positive impressions of the corridor. ♦ Historic and natural resources can become interpreted and part of overall theme for area. ♦ Create a brand / name for the Inlet Valley that distills the essence of its Ithaca brew. ♦ Improved town zoning to promote conservation-based design, cluster non-residential development into nodes of related/compatible uses and land conservation. ♦ Plan for district-wide storm water improvements and pro-active watershed management. ♦ Improved town design guidelines for new development to help create a unique identity and sense of place and preserve the character of the Inlet Valley. ♦ Leverage private and town conservation funds for open space preservation and agricultural use. ♦ Eco-industrial Park – retain, invest in, and expand eco-industrial enterprises in food, agriculture, and energy services and manufacturing in the Inlet Valley. ♦ Mixed use, residential development, including low and middle-income housing development. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan V-4 ♦ “Glamping” facilities, boutique inn or small hotel, or other visitor accommodations. Threats ♦ Deterioration and blighted properties are not improved. ♦ Property owners and state parks’ administrators’ cannot negotiate mutually agreeable sale prices and terms for land acquisition and easements needed to complete the Black Diamond Trail due to constraints in state acquisition requirements (price limited to appraised value—which is not exactly how the private market actually works). ♦ Perception of anti-development culture (town and broader “community”) combined with property owners asking what may be perceived as too much/expecting too much money for their properties could discourage business / development community from investing in the Inlet Valley. ♦ New big box development coming in from the city with, suburban sprawl-type development with large parking lots with potential adverse impacts to storm water management, inlet water quality, and rural, open space and agricultural character of the area as a greenbelt. ♦ Lack of public funding resources for small-scale entrepreneurship and commercial development project financing. ♦ Infrastructure costly to develop and developers do not want to pay for it without public subsidies. ♦ The seasonal nature of tourism and hospitality industries do not provide sufficient demand for Inlet Valley businesses. ♦ The increase in future hotel market supply and growth in Airbnb-type listings reduces occupancy rates of existing hotels in Ithaca, potentially impacting the timeframe for new hotel development in the Inlet Valley. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-1 Section VI STRATEGIC PLAN Based on the review and assessment of existing conditions and market and economic trends in the region, the following opportunities have been identified as a part of the strategic plan. Theming The general rural-recreational-agricultural character of this area south of the city provides a natural experience and development context that is different from the common commercial development not far away. This character is an asset which should be leveraged when planning for any future changes here. Future development here could be geared to reinforcing the rural-recreational-agricultural theme, especially in conjunction with the nearby state parks and trail systems. Some communities in New York aim to brand and market a “Medical Corridor” or “Tech Valley”; here an agricultural/recreational theme could emerge—if properly planned—which would combine the lure of hiking and camping with locally grown foods, outdoor recreation and fresh air into what could become a “Healthy Living” valley. Incorporating industrial theming would bridge productive agricultural and industrial land uses to consumer commercial land uses. Future land use will need to balance the Inlet Valley’s agricultural and industrial production with its seasonal tourist activity. Re-Zoning for Targeted Development Some of the building/use size zoning constraints could present limitations to flexible redevelopment in this area. While these are likely intended to preserve the more rural character outside the city, it is possible that the desired character could be maintained with sensitive design and/or effective design standards instead. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-2 Ithaca – Inlet Valley Re-Zoning Concepts The town comprehensive plan recognizes the Inlet Valley area as unique place and warranting special consideration in terms of future land use and zoning. It is recommended the town consider either create new zoning for the area or implement an overlay district to supplement the existing zoning in the area. For the purposes of the making recommendations in this report about changes to the zoning, an overlay district concept is used. In the next phase of planning, the Town should evaluate whether to create new zoning districts for the Inlet Valley or to create a zoning overlay district. The proposed Inlet Valley Overlay District would create a special zoning district that would be applied over the previously established underlying zoning districts. The overlay would help promote the implementation of this economic development strategy while conserving and enhancing the unique sense of place of the Inlet Valley corridor. The overlay would be applied to the developed/developable parcels/areas fronting on and within a reasonable distance from Route 13. The overlay requirements would work to improve the aesthetic appearance of the corridor, encourage a mix of compatible land uses and help create a “brand identity” for the corridor which would support tourism and marketing. The suggested geographic area and elements of the Zoning Overlay are summarized below, and discussed in more detail later in the document. Figure VI-1 below depicts a potential area for the proposed zoning overlay, however the exact boundaries would have to be determined after careful consideration and discussion with local landowners, the planning board and town board. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-3 Figure VI-1 Proposed Zoning Overlay Source: Behan Planning and Design and ConsultEcon. GIS data from town, NYS GIS Clearinghouse ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-4 Inlet Valley Zoning Overlay – Summary Recommendations In order to encourage the specific type of desired development in the Inlet Valley without modifying zoning districts which are found in other parts of the town, the zoning overlay could make modifications to each of the underlying zoning districts in specific geographic areas. Data in Table VI-1 show the zoning overlay summary. Table VI-1 Zoning Overlay Summary Zoning Overlay Summary Topic Description Permitted Uses The zoning overlay could modify the list of allowable and special permit uses for each of the underlying zoning districts. These modifications would primarily be adding new desired uses, while prohibiting other uses which may not be appropriate for the overlay. Setback, Area & Bulk Requirements. Balance development area and conservation lands. The zoning overlay could provide new setback, area and bulk requirements for each of the zoning districts where they would differ from the underlying zoning. For areas currently zoned residential, the overlay should establish ratios/percentage of conservation land area and developed land area. Design Guidelines Architectural and landscaping design guidelines could be provided for all new development within the overlay. These guidelines could cover architectural design, exterior materials, exterior lighting, parking lot and stormwater design as well as landscaping. The guidelines should utilize a mix of photographs and illustrations to covey the desired design concepts. Road / Street Standards New road and street standards could be developed for new public and private roads to create a more intimate, smaller-scale road system off of Route 13. These standards would include provisions for sidewalks, pedestrian lighting and multi-use paths. Sign Standards New signage requirements for freestanding signs could replace the existing town standards. These new sign requirements could allow for larger freestanding signs, provided they conformed to the design theme. The new sign requirements could have a sunset date (consider 8 years from adoption) by which all freestanding signs would have to meet the new standards. Source: Behan Planning and Design and ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-5 Permitted Uses The Inlet Valley Zoning Overlay should modify the list of allowed uses and special permit uses for each of the underlying zoning districts. Any new uses developed within the overlay would need to meet the design standards, setback, area, and bulk requirements for the overlay. Data in Table VI-2 below includes a simple summary of all underlying uses/districts in the overlay and is provided to convey the concept only. Note that some uses are only permitted in some zones. For example, while retail is a permitted use, it is only permitted in the Neighborhood Commercial district, which makes up a very small percentage of the overall Inlet Valley area. For clarity, the zones which currently permit each use by right or by special permit have been noted next to each. Some existing allowed uses, such as cemeteries or public utilities, have been omitted for brevity. The goal of the rezoning or overlay district would be to expand the areas that can be developed with the full array of uses appropriate for the Inlet Valley. This would have the affect making more land area in the Inlet Valley available for commercial development under a refined set of permitted uses. The actual overlay provisions will need to be fine-tuned in the next phase of Inlet Valley planning to ensure the district addresses any special requirements / restrictions / allowances to address conditions in the underlying zoning district. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-6 Table VI-2 Source: Behan Planning and Design and ConsultEcon, Inc. Inlet Valley Zoning Overlay – Suggested Land Use Existing Permitted Uses in LI, NC, LDR and MR Districts Proposed Additional Uses in Overlay Uses Potentially Not Appropriate for Overlay Permitted by Right (Districts allowed) 1 and 2 family dwellings (LDR, MR) Multiple family dwelling (MR) Daycare home (LDR, MR) Community Residence (LDR) Nursery (LDR, NC) Farm (LDR) Park or Playground (LDR) Office (NC, LI) Retail (NC) Restaurant / Coffee shop (NC) Bakery (NC) Caterer (NC) Bookstore (NC) Bank (NC) Arts & Craft Gallery / Studio (NC) Photo Gallery / Studio (NC) Pharmacy (NC) Florist (NC) Barber / Hair salon (NC) Bicycle sales / repair (NC) Tailor / Show repair (NC) Optician (NC) Hardware store (NC) Laundromat / Dry cleaning (NC) Photocopy (NC) Printing / publishing (LI) Small wind energy facility (LDR, MR, NC, LI) Industrial manufacturing (LI) Research and development lab (LI) Amateur radio facility (LI) Warehousing / Storage (LI) Self-Storage (LI) Inn Bed & Breakfast Winery / Brewery / Distillery Outdoor Recreation Indoor Recreation (Gym, Rock Climbing) Bicycle / Kayak Rentals Children’s Center Recreational Adventure Center (ropes course, zip lines, kayak tours) Recreational Equipment Sales (bicycles, camping equipment) Nature Center / Museum Health Spa Farmers Market ACCESSORY USES Retail sales of food & beverage made on premises Concerts, Fairs, Special Events Warehousing / Storage Self-Storage Pharmacy Laundromat / Dry Cleaning Industrial Manufacturing General Retail (Excluding specific retail otherwise listed) Furniture/Appliance sales Packaging / mailing service Special Permit (Districts allowed) School (LDR) Library (LDR) Museum (LDR) Golf course / Driving range (LDR) Nursing home (LDR) Adult care facility (MR) Child day care center (LDR, MR, NC) Church (LDR) Clubhouse or lodge (LDR, NC) Equestrian facility (LDR) Bank w/ Drive thru (NC) Hotel or Motel (NC) Bed & Breakfast (LDR, MR) Health / Fitness center (NC) Furniture/Appliance sales (NC) Packaging / mailing service (NC) Adult entertainment (LI) Food Manufacturing (raw good into value added) Industrial Arts (glass blowing / metal working) ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-7 Design Guidelines In addition to the zoning modifications described above, new design guidelines could be added to the area within the zoning overlay which would apply to all new commercial and multi-family development. These guidelines would not apply to single and two-family residences. The guidelines could be recommended only (not required or enforced) to act as a guide to the applicant and land use review boards considering new development proposals. These guidelines should provide guidance on Architecture (scale, massing, exterior materials, site layout); Site Layout (parking lot configuration; permeable surface area, pedestrian accessibility); Stormwater management (bioretention, raingardens, on-site retention methods, watershed protection); and Landscaping (exterior lighting, tree planting, required front yard lawn areas and berms, buffers to residential areas). For discussion purposes, some example concepts are provided below. Concept Examples of Potential Overlay District Guidelines Figure VI-2 show concepts examples of New Commercial Building, with Bioretention Pond. While specific architectural styles are not suggested to be required, designs which include more rustic country aesthetics and natural materials of stone and wood can be recommended. The use of natural stone, brick and the larger roof overhangs help reinforce a county theme. The stormwater pond found at this new bank design is also an example of on-site stormwater management which would be very compatible with the natural, rural setting of the Inlet Valley. These practices also help to capture and filter local stormwater runoff and protect area waterways. Information Kiosks / Country Setting. Information kiosks, similar to the one pictured in Figure VI-2, could utilize a similar country theme and be located at strategic travel areas for visitors. The kiosks could provide information about nearby businesses, places of interest and the Inlet Valley. Small scale architecture, with limited parking in front, would help to reinforce the attractive rural setting. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-8 Figure VI-2 Concept Examples for Discussion Purposes Source: Behan Planning and Design ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-9 Figure VI-2 (cont.) Concept Examples for Discussion Purposes Source: Behan Planning and Design ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-10 Figure VI-3 shows guideline illustrations. The guidelines should include sample illustrations to explain concepts on how to best design to protect the natural surroundings, and design attractive places that fit into the rural setting. Sign Standards The zoning overlay could provide new standards for freestanding signs along the Route 13 corridor. The new standards could allow for signs which are larger in total area (they are currently limited to 50 square feet) as an incentive for businesses to replace, but would not be as tall (currently allowed up to 20 feet). The new standards could have very specific branding/theme/color/material requirements. It is recommended that all existing freestanding signs on the corridor could have a “sunset period” of 8-10 years by which they would have to bring their signs into conformity with the new standards. In determining a potential “design theme” for the signage along the corridor, consideration was given to the natural beauty of the area, rural atmosphere, desired recreational components of the Inlet Valley, as well as the fact that the valley includes two large state parks. With these ideas in mind, some suggested design concepts were envisioned which could reinforce these themes. These include: use of natural materials such as wood and stone; natural and muted colors such as brown, deep reds, and yellows; and design concepts which evoke “recreational” signs commonly found for New York State and National Parks. For discussion, some example draft design concepts are provided in Figure VI-4. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-11 Figure VI-3 Example Guideline Illustrations For Discussion Purposes Source: Behan Planning and Design ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-12 Figure VI-4 Example Sign Designs for Discussion Purposes Source: Behan Planning and Design ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-13 Catalyst Projects Figure VI-5 shows examples of catalyst projects that would create a new destination in the Inlet Valley and contribute to its profile as a region serving destination. A new recreational attraction would create additional demand in the Inlet Valley for visitor services and amenities that are already lacking there. It should be noted that any new visitor attraction is a substantial undertaking requiring a broad-based commitment from the private and public sector. A country laneway has been identified as a potential catalyst project as described below. Additional sources for figures can be found in Appendix D. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-14 Figure VI-5 Example Land Uses – Catalyst Activity Centers Example Land Uses – Catalyst Activity Centers The Wild Center Tupper Lake, NY The Wild Center is an interactive indoor/outdoor museum where people can enjoy nature hikes, explore elevated trails, and learn about our natural world. Includes birdwatching, art studios, live animal exhibits, café, gift shop and many activities for children. They also host weddings and other special private gatherings with catering. The establishment of a similar venue in the Inlet Valley, with close proximity to the State Parks and local trails, could be a popular draw for many visitors and help to establish an identity to the valley. The Adirondack Experience Blue Mountain Lake, NY The Adirondack Experience (formerly the Adirondack Museum) is an expanding indoor/outdoor interactive museum where adults and children can learn about the history of the Adirondack Mountains, American Indian culture, nature and outdoor living. The natural setting in Inlet Valley could be an ideal place for a similar indoor/outdoor venue along the Lick Brook. Ommegang Brewery Cooperstown, NY The Ommegang Brewery, in addition to brewing high quality beer in upstate New York, also provides brewery tours, sells popular merchandise in their gift store as well as hosting special event outdoor concerts several times a year. The concerts draw large numbers of visitors from around the region, and also include the option for people to camp overnight on the grounds in their own tent. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-15 Country Laneway A country laneway concept for Inlet Valley – Inlet Valley is a beautiful landscape anchored by two magnificent state parks and an attractive landscape and existing businesses and potential new agricultural enhancement/commercial development opportunities—however, the place otherwise looks and feels and functions just like every other similar corridor in the country—businesses strung out along a state highway with parking in front, curb cuts for each business and nothing that creates synergy between the businesses. No connectivity to the state park or between businesses except along the highway (for the most part) and very little in terms of creating an amenity out of the beautiful landscape and other natural features of the area. Figure IV-6 diagrams this existing condition. Several businesses located along/near a busy highway—a highway that is not bike and pedestrian friendly. Each business is limited by its own potential for attraction of customers and little or no interaction between the businesses. There is no synergy in this place due to a lack of internal connectivity and limited business type affinity.3 3 Synergy is “a mutually advantageous conjunction or compatibility of distinct business participants or elements (such as resources or efforts)” (Merriam Webster). ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-16 Figure IV-6 Existing Condition Source: Behan Planning and Design. The concept of creating a country laneway corridor would address the lack of property connectivity thereby making them more accessible and also add amenity value for each of the properties along the way and to the Inlet Valley overall, especially if the laneway is integrated into an Inlet Valley loop trail on both sides of the highway. The country laneway is an ancient tradition—where a passageway between properties provides access to both destinations (such as a waterway or place of worship for example)—or in the case of Inlet Valley, perhaps to a vibrant agri-tourism destination and a place of refreshments for thirsty trail hikers. A country laneway for Inlet Valley may be realized by a collaborative project between land owners and the town. It would be implemented over time, organically because the rate of new development in the Inlet Valley slower than in other areas of Ithaca. Development is episodic as new deals are struck and is somewhat difficult to determine given the lack of available and most importantly functional space in the Inlet Valley. Any new changes may impact the future land use patterns in the Inlet Valley considerably. The country laneway is a step towards unlocking land value in activating vacant and underutilized properties in the Inlet Valley with additional complementary land uses to the existing mix of agricultural and ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-17 industrial production and seasonal and year-round tourism activity centered on outdoor recreation and hospitality. Images in Figure IV-7 simply illustrate that a laneway design can be customized to fit for compatibility with each respective site and the property owner’s existing and planned land use around it. Figure IV-7 Country Laneway Examples The country laneway has the potential to become an amenity that would add to the attractiveness and value of each property by providing both an interconnection and create a linear garden type of atmosphere. All aspects of this concept can be established by the ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-18 landowner-town-design team and the concept application can vary for each property. Conceptually, the country laneway would be responsive to landowners’ plans and ideally, participating landowners would shape land uses to take maximum advantage of the laneway. Figure VI-8 below diagrams the proposed condition of interconnectivity. Figure IV-8 Proposed Condition of Interconnectivity Source: Behan Planning and Design. In discussions at a stakeholder meeting and subsequent field visits with the large-acreage landowners in the proposed laneway area, a number of potential concerns were expressed regarding the laneway concept. One of the concerns was potential loss of privacy and potential trespassing issues. Another concern was maintenance and liability for the laneway. It appeared difficult for landowners to see, at least initially how the laneway concept could work. This is understandable especially given the current uses in the area. While these concerns are not insurmountable, they would need to be addressed as the concept was further considered. Finally, a ‘bottom line’ question that was raised by landowners was—“suppose we put this laneway in, how does it help generate income…how would it help my bottom line?” The answer to that question would depend in ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-19 large part upon what kind of land use and development patterns can be created along the laneway to foster beneficial economic impact for the property owners. One suggestion for future development of the laneway idea was to conceptually design with the landowners in a corridor that connected Five-Mile Drive and Seven-Mile Drive. This is an option for future economic development planning and better understanding the site and cost implications for introducing the country laneway on specific properties and the Inlet Valley as a whole. A planning process may include first developing the overall conceptual plan and then the development of an agreed-upon master plan that might address items such as layout, design, construction, finance, maintenance, liability and potential adjacent improvements and development opportunities in the first corridor between Five-Mile Drive and Seven-Mile Drive. That master plan could then be implemented. With an initial laneway in place and successfully performing, that could set the stage for the planning of possible future laneway connections. To be fully successful the laneway would need to be designed to be worthy of becoming a true unique and memorable attraction and the uses connected by the laneway would need to evolve to become attractive destinations in themselves. Ithaca Beer provides an ideal “anchor” destination on the northern end—with connections to Buttermilk Falls State Park. Heading south from Ithaca Beer, there is an opportunity to create other destinations. The undeveloped town park land could become a landscape architectural centerpiece. Enhancements to the stream could serve as a green infrastructure demonstration project highlighting the state of the art in stormwater management including creating diverse wetland areas for water quality treatment, planting trees, shrubs and flowers for year-round beauty, outdoor art and landscape sculpture installations and engaging activities for children of all ages—from play areas to community gardens. For properties along the laneway, opportunities are numerous to create an interconnected agri-tourism/eco-tourism–themed destination. Figure VI-9 show some agri-tourism/eco-tourism –themed destinations examples that could be included in a future Inlet Valley. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-20 Figure IV-9 Agri-Tourism/Eco-Tourism –Themed Destination Examples Laneway-Connected Agri-culinary/Tourism. Lodging, Food, Drinks, Antiques and Art. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-21 Figure IV-9 (continued) Agri-Tourism/Eco-Tourism –Themed Destination Examples Farm Market Cafes and More ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-22 Figure IV-9 (continued) Agri-Tourism/Eco-Tourism –Themed Destination Examples ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-23 Secondary Access Roads and Trails While the current design of Route 13 is largely focused on getting vehicles through the area unimpeded, the development of secondary access roads or trails could be used to get people off of the main corridor and take a slower, more relaxed pace. The future Black Diamond Trail on the east side of Route 13 could be complemented on the west side with a rural trail or access path that creates a loop up and down the valley, linking the various attractions. Much like a wine tour, visitors could be encouraged to spend the day exploring the loop and visiting the different establishments. Complete Streets The town should consider requesting a study of the Inlet Valley corridor through the Ithaca-Tompkins County Transportation Council to examine a potential road diet along with other possible improvements to allow all modes of transportation to use and feel comfortable using the highway for travel. The current state is the sidewalk basically end at the city line, yet the pedestrian needs do not end there. Some of the options for consideration in such a study: 1. Consider laneway narrowing and redesign to provide a path on one or both sides of NS Route 13. Ideally a planted buffer could be installed for safety, stormwater management and to improve aesthetics. 2. Investigate whether all existing lanes are actually necessary. Look at potential to eliminate 1 or 2 lanes between Buttermilk Falls Road to south of Route 13 A and south of Robert H. Treman State Park. This road diet would leave a lot of space in the existing road and right of way to make needed bike and pedestrian improvements. (Less lanes may facilitate safer entry onto the highway from adjoining properties.). 3. Consider signalizing the intersection of Route 13 and Buttermilk Falls Road and include crosswalks and pedestrian-activated crossing signals there as well as at Route 13A. (Not sure if a single-lane roundabout would be acceptable/justified but that may offer a feasible option as well—may be more expensive than a signal, hence a longer-term alternative.) 4. Include a highway noise study and consider ways to mitigate road noise with new or different pavement types, or use other strategies to reduce noise. 5. Consider short and long-term strategies for allowing better use of the corridor. The highway is wide enough in many places to accommodate bikes and pedestrians, possibly even with separated paths. The study area should include the entire length ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-24 of the corridor from the city line out to include the entrance to Robert H. Treman State Park for bike improvements for those wanting to travel by bicycle from one state park to the other. (Note—while the proposed Black Diamond trail and the country laneway would offer bike and pedestrian options, those corridors would not necessarily address the connectivity needs directly along the state highway. 6. Traffic calming considerations should also be included in the study. The existing yellow-striped gore areas should be evaluated for elimination and raised planters utilized where possible instead to slow traffic and signal arrival at destination areas. Ideally, a separated path for use by pedestrians and potentially by bicyclists as well. If limited right-of-way makes such a path a non-standard design, sign appropriately to require bikes to yield to pedestrians as shown in Figure VI-10. Figure VI-10 Pedestrian/Bike Path Source: Behan Planning and Design Some options to consider for including bicycle and pedestrian accommodations along the corridor: 1. Continue sidewalk on both sides - this will not result in the desired rural feel for the corridor and may be more expensive. 2. On or off road separated path would be easier to construct from the existing conditions (see strategies below). ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-25 3. Ideal would be a buffered separated path which may be more variable to conform to the changing existing conditions along the roadway. There may be property ownership/right-of-way issues with this option which may complicate the process. More specifically these options may be considered in a study of the area to evaluate options for bike and pedestrian improvements in future phases of planning in the Inlet Valley. In areas where the roadway is wide enough consider constructing a separated path along both sides of the road utilizing the wide shoulders. Recommendations here would be to create a separated 4’ minimum width path on each side which could be accomplished by narrowing each of the four lanes by 1 foot. This would begin traffic calming as vehicles are approaching the city. The four feet which is gained from the lane narrowing could be used as a separator, 2 feet for each side. Separation could be accomplished using a range of strategies: ♦ Saw cut payment and remove 2’ wide section. ♦ Plant ornamental grasses or spreading low groundcover (no mow option), grass (would require mowing), guide rail, flexible post or concrete curb installation. ♦ Restripe to conform to standards. ♦ Minimal treatment would be to sign and stripe the bike lane on the existing shoulder. Figure VI-11 shows additional images/options. Ideally, a separated path for use by pedestrians and potentially by bicyclists as well. If limited right-of-way makes such a path a non-standard design, sign appropriately to require bikes to yield to pedestrians. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-26 Figure VI-11 Separated Pedestrian/Bike Paths Source: Behan Planning and Design ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-27 At the intersections improvements are needed to provide safe crossing in all directions. Where a traffic signal is present, signal timing would require adjustment to allow for pedestrian-activated crossing lights to be added to the signal cycle. A flashing red light with white flash may be warranted during the pedestrian crossing to attract driver’s attention. The intersections should have crosswalks installed in every direction. Figure VI-12 shows that at Route 13A there is a wide crossing distance which could be reduced by restriping to better facilitate the pedestrian and bicycle crossings there. If the laneway concept is developed in the future, the south side of 13A will be considered for the connecting link, so road restriping should be considered that will make that link possible. Figure VI-12 Google Earth view of intersection of Route 13 and Route 13A Source: Google Maps and Behan Planning and Design. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-28 Stormwater Management From a watershed perspective, Inlet Valley is actually the outlet of several streams that capture runoff from several subwatershed areas. Overall, the Inlet Valley watershed is in an ideal condition for production of clean water. The highly vegetated state of the watershed with extensive woodlands, wetlands and floodplains provide excellent naturalized treatment of stormwater runoff. The study area is comprised of several smaller subwatersheds that are ideally positioned to establish area-wide stormwater retention to help mitigate the impact of future development of the corridor cost effectively. The current state of stormwater management requires every property that is developed to provide its own on-site stormwater management system for retaining stormwater to reduce flooding and to treat stormwater runoff by reducing to protect water quality. Given that fact that the town has initiated this area-wide planning project, the timing is good to consider coordinated stormwater management planning. Figure VI-13 shows a plan view of constructed wetland stormwater treatment system adjacent to/part of a town park. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-29 Figure VI-13 Wetland Stormwater Treatment System Source: Behan Planning and Design For example, it may be more cost effective to identify a few locations in the study area to plan for future stormwater management facilities that could accommodate more than one property/development site. In review of the map of streams in the area, the consultant team observed that the area west of Route 13 is well-positioned to be able to support most of the future stormwater retention needs on just a few sites. (One potential site, for example, that would address a fairly large sub-watershed is on the stream located along the undeveloped town parkland.) This concept would permit the design of larger, more ecologically-compatible systems that would serve not only flood mitigation but also provide other environmental services including water quality treatment, habitat enhancement and add to the areas aesthetic and recreational resources. A few examples area provided below in Figure VI-14 and VI-15. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-30 Figure VI-14 Constructed Wetland and Stormwater Management Facility Near Beijing, China Source: Photo by Sunny Gao, Cornell University Intern at Behan Planning and Design Figure VI-15 Area-Wide Stormwater Management Facility at Kings Bend Park in Pittsford, NY Source: Behan Planning and Design ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-31 Business Attraction and Recruitment A critical mass of new development is required to generate new economic activity; however, one or two additional businesses would be a substantial impact in the Inlet Valley given its small economy. Building on existing activity and recent growth trends in state park, farm stand, and brewery anchors in the Inlet Valley is the basis for any future development, redevelopment of existing sites, and new public infrastructure (e.g. trails, streets, sewers, storm water management, etc.). Because of the small number of businesses in the Inlet Valley and the auto-orientation of the existing development patterns, building physical connections and linkages between businesses will support clustered development patterns. There is land available for existing businesses to expand, as well as recent development activity that is encouraging. Ithaca Beer Company expanded and has a vision for growing its supply chain and like businesses in the Inlet Valley, the improved Rodeway Inn and Suites is under construction, the Sleep Inn has been permitted, and Green Tree Nursery (having occupied and outgrown the same space Ithaca Beer Company started up in) recently bought property in the Inlet Valley for potential expansion of its operation. All of these business developments are consistent with the town’s vision for tourism and agriculture in the Inlet Valley. Encouraging more expansion of existing anchor businesses and compatible new businesses will further enhance the economic activity in the Inlet Valley. Compatible Businesses Common uses and compatible businesses which typically attract or cater to recreation and tourism—and would potentially augment the nearby state parks and enhance the regional tourism economy overall—include: hotels, inns, campgrounds (“glamping”) or bed & breakfasts; guided tours; winery/brewery/distillery, and other food (cheese) and beverage manufacturing; indoor/outdoor rock climbing; rappelling; health food stores and restaurants; nature hikes; bike and canoe/kayak rental; recreation excursion outfitters; bird watching; nature center; museum or art galleries, studio; industrial arts, such as glass blowing, metal working; children’s entertainment or activities; health spa; cross country skiing; horse riding; U-pick or interactive farms; and “adventure experience” activities such as a zip lines, ropes ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-32 course or rafting (if such is seasonally possible during high water events). Winter activities such as cross-country skiing, ice skating and fat-tire biking are a few of the perfect matches for the resources present in the Inlet Valley. These activities would be most effective when in close concentration within the Inlet Valley with each other, providing a symbiosis of like-minded activities for people in one spot. For this reason, providing a diverse mix of these uses would be most beneficial. If the zoning listed above is considered for changes, then providing a mix of these uses should be considered. Attracting one or two if these activities to the area would potentially help to further attract complementary ones. Similarly, there are some uses currently allowed in the Inlet Valley zoning, such as a dry cleaner or self-storage facility, which do not complement the natural surroundings or state park activities and could potentially be accommodated in other areas. Filling in the Hospitality Gaps Visitors to the Inlet Valley do not have food services and convenience food and sundries retail within a short walking, biking or driving distance, except in the City of Ithaca. The Inlet Valley is an auto-oriented corridor without the full suite of tourist services—hotels, retail, food, and transportation (e.g. gas). New food services and retail that are more accessible via walking and biking can capture both the seasonal tourist traffic, as well as the regular day use by residents if sufficiently integrated with the new trail system. Given the low density of housing in the Inlet Valley, any new food service and convenience retail development would be more viable and valuable if oriented to maximize visibility and accessibility to Elmira Road and the large commuter audience that passes by twice a day. Commercial development design guidelines will be essential to help guide future development so that applicants will clearly understand how to prepare plans that will fit the overall vision for the area. Opportunities for appropriately scaled specialty retail could be considered for uses that complement the land use vision for the area (e.g., outdoor recreation outfitters), Along with venues for food and drink, these uses could help create the critical mass of businesses and attractions needed to generate more seasonal and year-round economic activity in the Inlet ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-33 Valley. Additional lodging options and meeting/ wedding/ reunion event venue(s) perhaps could be coupled with a restaurant and ballroom/ meeting hall. (The former Babcock property comes to mind as a candidate site given its iconic architecture and setting in the landscape.) The seasonal tourist spending is small when compared to the potential spending of regional residents that commute daily through the Cayuga Inlet valley. Seasonal businesses, such as corn maze and miniature golf, yield relatively small amounts of revenue, given the level of investment, and would require an entrepreneur to make the investment. Ideally, any of the area farms could become a more retail-based outlet for agricultural products benefitting from the high exposure from corridor traffic. Farms in the corridor seem to be generally well-positioned for a range of community-supported-agriculture types (e.g. nursery) given the easy proximity to the primary Ithaca market and the visibility from Route 13. A unique consideration that could be a nice fit for the valley is the concept of a community farm. Perhaps transitioning a family farm to a shared use community non-profit farm could be successful. It would educate and serve residents and tourists alike with agriculture skill based education programs, culinary/food preparation classes, community-supported agriculture, or other programs designed to bring more people from the community to participate in agriculture. (See for example Pitney Meadows Farm, one of the latest additions to this emerging blend between farmland conservation and community involvement (see https://www.pitneymeadowscommunityfarm.org/) Agriculinary Tourism The Inlet Valley has what many of Tompkins County’s agritourism locations don’t have: a highly visible and regionally accessible location. The Inlet Valley’s anchor businesses next to the state parks are “agriculinary” and have potential for new retail and wholesale revenue growth. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-34 The Eddydale Farm Stand will remain, as it is focused on year-round food and beverage retail that changes with the seasons based on available local farm products (Finger Lakes) and regionally (Southeast, Mid-Atlantic, New England). (Note, there appears to be a parcel for sale adjacent to the market—one time planned for a seasonal mini golf , a complementary use in the valley, which may present an opportunity to create some type of expanded/complementary use to the farm stand [trail head] and could be explored in collaboration with the property owners.). With rapid recent growth in food service operation and higher than average proportion of sales in retail and restaurant sales among craft brewers, Ithaca Beer Company is looking to expand its supply chain on its existing farmland with more agriculture onsite to be served in its restaurant and used in its brewing process. Ithaca Beer is reporting that the craft beer business, like its business, is not growing at the same rate as it did in the past. Newer beverage product segments, like craft cideries and boutique distilleries are growing faster than craft beer segment and so the company is looking to diversify along its supply chain focused on local food and supporting local businesses. Other agricultural lands in the Inlet Valley are being used for farming and do not contain public retail operations (although nursery goods grown in the Inlet Valley are being sold at Early Garden Center in Newfield). Like other seasonal business, U-pick and other agritourism enterprises require the farmer or another entrepreneur to make an initial investment for a modest return on investment. Therefore, change in the Inlet Valley in agriculture will likely be driven by farmer initiative to lease available farm lands to non-employer farmer entrepreneurs. Developing a More Business-Friendly Approach to Development Local governments have a challenging position of “wearers of many hats”. In particular, that of the regulator in terms of land use and development and that of the advocate in terms of conservation and economic development. While acknowledging that the town was taking a step in the right direction because it is embarking on this plan, several of the Inlet Valley ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-35 businesses and developers that were interviewed by the consulting team were skeptical of the strength of the town’s desire to promote economic development in the Inlet Valley due to the experiences they have had in the past with the town’s planning and building processes. (Note, this is not an uncommon sentiment which the consultant team has heard in many communities.) Compared to other municipalities in Tompkins County, the town of Ithaca was perceived by some to be more restrictive, inflexible, and not as easy to work with. Planning department staff were perceived to be helpful but planning board decisions that ran counter to applicant conversations with planning staff were cited as problematic. On the other hand, the building department was perceived as unhelpful because unlike other area municipalities, it was alleged by some of the interviewees that building inspectors do not pro-actively inform an applicant upfront of some of the potential important building code issues that the applicant should be made aware of. (Note: this concern can be addressed in the design development process by increasing awareness to applicants about the various elements of the building code that will need to be addressed for compliance, including design professionals who may not be familiar with New York State standards.) Other comments suggested that because Cornell University and Ithaca College are located in the town and their planning and development activities have a high level of refinement and extensive use of professional expertise, there is a perception that the Town’s expectations of development plans are set to that same high level of refinement which is hard for small businesses and developers to meet. Summary of Recommendations and Strategies The strategies and recommendations contained in this strategic plan are designed to achieve the town’s vision for economic development in the Inlet Valley through tourism and agriculture, recognizing the importance of existing commercial/light industrial land uses. An important objective of the town is to maintain the agricultural and industrial character of the area while balancing the need for new development and redevelopment to support new business opportunities and promote economic activity. While it is a small area, Inlet Valley assets figure prominently in the regional tourism economy and this strategic plan is designed ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-36 to enhance the Inlet Valley as a destination for residents and tourists and enhance tourism spending and impact in Tompkins County. The strategies and recommendations establish the framework for the long-term economic development planning and implementation that is recommended to follow. This report is a departure point for economic development in the Inlet Valley over the long term. Because of the small number of properties, businesses and stakeholders, planning for the Inlet Valley is necessarily for the long term, generational. Short-term strategies and tactics do not offer adequate return on investment and the town and potential private partners have limited resources and capacity to invest on an ongoing basis. However, the town can revisit the zoning in the Inlet Valley to adjust the ordinance to promote compatible businesses and sensible, less restrictive land use for the long term with an overlay district. The Inlet Valley is already a regional destination. Its regional positioning can be enhanced through targeted marketing and promotion by the town and its partners on an ongoing basis in conjunction with planning and implementation. There is a renewed desire among town and stakeholders to build more trust in each other through a more proactive planning process. This report seeks to be a resource and the starting point for long-term town and community engagement over the future of the Inlet Valley. Following are the major strategies and recommended action steps. ♦ Theming and Promotion – Actions include implementing design guidelines related to buildings and signage and working to attract businesses that complement the Inlet Valley’s natural character. Recognize and promote Inlet Valley destinations and the unique environment of the valley resources as part of the regional tourism offerings. Public art and other catalytic projects offer the opportunity to add new attractions to Inlet Valley. A “pop up” or vending ordinance can establish the framework for allowing seasonal, temporary businesses selling food and beverages at key locations in the Inlet Valley. ♦ Rezoning / Design Guidelines – Requires ongoing study and community engagement to hammer out the details of what would become part of the Town’s ordinance. Updated zoning will provide the regulatory “software” to guide capital investment in the valley that fits the community’s vision. ♦ Connectivity / Complete Streets – Advance the concept of a “country laneway” as a cooperative economic development amenity project between the town and ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-37 landowners to provide an attractive connecting corridor amongst the businesses and farm-related enterprises (existing and potential) on the west side of Route 13 and create a unique attraction and amenity. Soften the impact of the highway in collaboration with NYSDOT and make area more accessible to pedestrians and bicyclists. Actions include the Black Diamond Trail Phase 2 and Phase 3, new trailhead development and enhancement of existing trailheads, and new sidewalk / trail extensions to the Ithaca Beer company and other businesses. ♦ Business Retention and Recruitment – Actions include expanding existing businesses, attracting new compatible businesses that fill in some of the hospitality gaps and contribute to a critical mass of attractions and amenities that reinforce the Inlet Valley as a regional serving destination. Preserve agricultural land in a way that provides sustainable business opportunities, such as agritourism and “agriculinary” tourism. The vending ordinance above would allow for entrepreneurship and “pop up” business opportunities in the Inlet Valley and enhance business activity and visitor experience during the peak summer season. ♦ Capacity for Implementation – Host regular Inlet Valley planning sessions with key stakeholders to advance the project collaboratively. Build schedule of regular events and promotions in the Inlet Valley that can contribute to community building, marketing and outreach through the town. Table VI-3 shows summary of recommendations and strategies. A summary of the strategic plan features and concepts appears in Appendix C. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan VI-38 Table VI-3 I-VIP Strategic Plan Summary Recommendation / Strategy Timeframe Town Actions Town Partners Resources Theming and Promotion 1-20 years -Develop design guidelines proposal -Vending ordinance -Public art -Catalytic project -Start small, tactical, work with seasons and integrate with events, leverage partnerships to build awareness, theming -Land owners -Businesses -Residents -Community Arts Partnership -State and other planning / capital grants Rezoning 1-2 years -Develop rezoning proposal through new zoning or overlay district -Land owners -Businesses -Residents -State and other planning / capital grants Connectivity and Complete Streets 1-20 years -Continue to advance concept of country laneway in collaboration with landowners. -Work with NYSDOT to identify complete streets type improvements. -Prioritize trail improvements projects -Landowners -Tompkins County -NYS DOT -State and other planning / capital grants Business Attraction and Recruitment Ongoing -Vending ordinance -Promotion, event, and marketing strategy -Catalytic project -Filling hospitality gaps with new restaurant, country general store, outdoor outfitter, nursery, garden supply -Property owners -Commercial brokers -Chamber -TCAD -Town staff Capacity for Implementation Ongoing -Host regular planning meetings in the Inlet Valley tied to strategies -Promotion, event, and marketing strategy -Land owners -Businesses -Residents -Town staff -State Parks -Ithaca Beer Company Source: ConsultEcon, Inc. and Behan Planning and Design. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan A-1 APPENDIX A EMPLOYMENT PROJECTIONS REGIONAL EMPLOYMENT PROJECTIONS Data in Table A-1 show the employment by occupation projected for 2012 through 2022 in the Southern Tier Region of New York, defined as Broome, Chemung, Chenango, Delaware, Schuyler, Steuben, Tioga and Tompkins Counties. Between 2012 and 2022, the Region’s employment is projected to increase 5.5 percent, from 306,500 in 2012 to 323,300 in 2022. The largest occupations in 2022 are projected to be Office and Administrative Support (15.0% of 2022 employees projected), Education, Training, and Library (10.0%), and Sales and Related (8.4%). ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan A-2 Table A-1 Employment Projections by Occupation Sorted by 2022 Percent to Total, 2012-2022 Southern Tier Region, New York Data in Table A-2 show the employment by occupation projected for 2012 through 2022, ranked by change in employment. The occupation segments adding the most jobs between 2012 and 2022 are: Food Preparation and Serving Related (2,550 jobs), Healthcare Occupation 2012 Employees 2022 Employees 2012- 2022, Change 2012- 2022, Percent Change 2022 Percent to Total Office and Administrative Support 48,470 48,600 130 0.3% 15.0% Education, Training, and Library 30,320 32,440 2,120 7.0% 10.0% Sales and Related 26,690 27,070 380 1.4% 8.4% Food Preparation and Serving Related 23,040 25,590 2,550 11.1% 7.9% Healthcare Practitioners and Technical 22,560 24,860 2,300 10.2% 7.7% Production 22,790 22,990 200 0.9% 7.1% Transportation and Material Moving 16,360 17,290 930 5.7% 5.3% Personal Care and Service 12,430 14,160 1,730 13.9% 4.4% Management 13,260 13,740 480 3.6% 4.2% Construction and Extraction 11,700 12,660 960 8.2% 3.9% Building and Grounds Cleaning and Maintenance 11,660 12,580 920 7.9% 3.9% Healthcare Support 10,630 11,960 1,330 12.5% 3.7% Installation, Maintenance, and Repair 11,250 11,840 590 5.2% 3.7% Business and Financial Operations 10,050 10,540 490 4.9% 3.3% Architecture and Engineering 7,270 7,320 50 0.7% 2.3% Community and Social Service 6,450 7,140 690 10.7% 2.2% Protective Service 6,250 6,300 50 0.8% 1.9% Arts, Design, Entertainment, Sports, and Media 5,240 5,470 230 4.4% 1.7% Computer and Mathematical 4,410 4,700 290 6.6% 1.5% Life, Physical, and Social Science 2,430 2,640 210 8.6% 0.8% Legal 2,010 2,040 30 1.5% 0.6% Farming, Fishing, and Forestry 1,270 1,370 100 7.9% 0.4% Total Employment 306,540 323,300 16,760 5.5% 100.0% Source: New York State Department of Labor; ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan A-3 Practitioners and Technical (2,300), Education, Training, and Library (2,120), Personal Care and Service (1,730), and, Healthcare Support (1,330). Table A-2 Employment Projections by Occupation Sorted by Change in Number of Jobs, 2012-2022 Southern Tier Region, New York Occupation 2012 Employees 2022 Employees 2012- 2022, Change 2012- 2022, Percent Change 2022 Percent to Total Food Preparation and Serving Related 23,040 25,590 2,550 11.1% 7.9% Healthcare Practitioners and Technical 22,560 24,860 2,300 10.2% 7.7% Education, Training, and Library 30,320 32,440 2,120 7.0% 10.0% Personal Care and Service 12,430 14,160 1,730 13.9% 4.4% Healthcare Support 10,630 11,960 1,330 12.5% 3.7% Construction and Extraction 11,700 12,660 960 8.2% 3.9% Transportation and Material Moving 16,360 17,290 930 5.7% 5.3% Building and Grounds Cleaning and Maintenance 11,660 12,580 920 7.9% 3.9% Community and Social Service 6,450 7,140 690 10.7% 2.2% Installation, Maintenance, and Repair 11,250 11,840 590 5.2% 3.7% Business and Financial Operations 10,050 10,540 490 4.9% 3.3% Management 13,260 13,740 480 3.6% 4.2% Sales and Related 26,690 27,070 380 1.4% 8.4% Computer and Mathematical 4,410 4,700 290 6.6% 1.5% Arts, Design, Entertainment, Sports, and Media 5,240 5,470 230 4.4% 1.7% Life, Physical, and Social Science 2,430 2,640 210 8.6% 0.8% Production 22,790 22,990 200 0.9% 7.1% Office and Administrative Support 48,470 48,600 130 0.3% 15.0% Farming, Fishing, and Forestry 1,270 1,370 100 7.9% 0.4% Architecture and Engineering 7,270 7,320 50 0.7% 2.3% Protective Service 6,250 6,300 50 0.8% 1.9% Legal 2,010 2,040 30 1.5% 0.6% Total Employment 306,540 323,300 16,760 5.5% 100.0% Source: New York State Department of Labor; ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan A-4 Data in Table A-3 show the employment by industry projected for 2014 through 2024, in the Southern Tier Region of New York, ranked by percent to total employment in 2024. The largest occupations in 2024 are projected to be Educational Services (26.1% of 2022 employees projected), Health Care and Social Assistance (15.8%), Manufacturing (11.8%), and Retail Trade (10.6%). Table A-3 Employment Projections by Industry, Sorted by 2024 Percent to Total, 2014-2024 Southern Tier Region, New York Industry 2014 Employees 2024 Employees 2014- 2024, Change 2014- 2024, Percent Change 2024 Percent to Total Educational Services 72,240 76,990 4,750 6.6% 26.1% Health Care and Social Assistance 40,130 46,520 6,390 15.9% 15.8% Manufacturing 34,310 34,080 -230 -0.7% 11.6% Retail Trade 30,480 31,390 910 3.0% 10.6% Government 25,370 26,300 930 3.7% 8.9% Accommodation and Food Services 21,040 22,510 1,470 7.0% 7.6% Other Services (except Government)12,800 13,810 1,010 7.9% 4.7% Construction 8,270 9,940 1,670 20.2% 3.4% Wholesale Trade 7,560 7,710 150 2.0% 2.6% Finance and Insurance 7,280 7,090 -190 -2.6% 2.4% Transportation and Warehousing 5,400 6,090 690 12.8% 2.1% Information 4,370 4,170 -200 -4.6% 1.4% Arts, Entertainment, and Recreation 2,740 3,330 590 21.5% 1.1% Agriculture, Forestry, Fishing and Hunting 2,130 2,330 200 9.4% 0.8% Utilities 1,350 1,410 60 4.4% 0.5% Mining 980 1,090 110 11.2% 0.4% Total Employment 276,450 294,760 18,310 6.6% 100.0% Source: New York State Department of Labor; ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan A-5 Data in Table A-4 show the employment by industry projected for 2014 through 2024, ranked by change in employment between 2014 and 2024. The industries adding the most jobs between 2014 and 2024 are: Government (23,730 jobs), Arts, Entertainment, and Recreation (6,390), Health Care and Social Assistance (4,750), Manufacturing (1,670), and Other Services except Government (1,470). Table A-4 Employment Projections by Industry, Sorted by Change in Number of Jobs, 2014-2024 Southern Tier Region, New York Industry 2014 Employees 2024 Employees 2014- 2024, Change 2014- 2024, Percent Change 2024 Percent to Total Government 318,820 342,550 23,730 7.4% 54.9% Arts, Entertainment, and Recreation 40,130 46,520 6,390 15.9% 7.5% Health Care and Social Assistance 72,240 76,990 4,750 6.6% 12.3% Manufacturing 8,270 9,940 1,670 20.2% 1.6% Other Services (except Government)21,040 22,510 1,470 7.0% 3.6% Agriculture, Forestry, Fishing and Hunting 25,370 26,300 930 3.7% 4.2% Transportation and Warehousing 30,480 31,390 910 3.0% 5.0% Information 5,400 6,090 690 12.8% 1.0% Accommodation and Food Services 2,740 3,330 590 21.5% 0.5% Mining 2,130 2,330 200 9.4% 0.4% Retail Trade 7,560 7,710 150 2.0% 1.2% Utilities 980 1,090 110 11.2% 0.2% Construction 1,350 1,410 60 4.4% 0.2% Educational Services 7,280 7,090 -190 -2.6% 1.1% Finance and Insurance 4,370 4,170 -200 -4.6% 0.7% Wholesale Trade 34,310 34,080 -230 -0.7% 5.5% Total Employment 582,470 623,500 41,030 7.0% 100.0% Source: New York State Department of Labor; ConsultEcon, Inc. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan B-1 APPENDIX B INTERVIEW PARTICIPANTS List of Participants in One-on-One Interviews and/or Focus Group Government / Regional Economic Development ♦ David Kay, Cornell University ♦ Jennifer Tavernes, Tompkins County Chamber of Commerce ♦ Peggy Thompson, Tompkins County Chamber of Commerce / Visit Ithaca ♦ Martha Armstrong, Tompkins County Area Development ♦ Phyliss DeSarno, City of Ithaca Inlet Valley Businesses / Property Owners Representation ♦ Steve Eddy, Eddydale Farm Stand ♦ Pratik Ahir, Ahir Hotels (Rodeway Inn and Suites and future Sleep Inn) ♦ Fred Bonn, New York State Parks ♦ Jim Brophy, New York State Parks ♦ Larry Berger, Lama Commercial Real Estate ♦ Alexis and Mark Grimm, Grayhaven Motel ♦ David Huckle, Pyramid Commercial Brokerage ♦ Bill Kerry , Steller Stereo ♦ Dan Mitchell, Ithaca Beer Company ♦ Ingrid Rhinehart, Briar Patch Veterinary Hospital ♦ George Sheldrake, Early Bird Farms ♦ Christianne McMillan White and Merydith McMillian, Steep Hollow Farm ♦ Mary Jo Yunis, Yunis Realty Inc. ♦ Andy Zepp, Finger Lakes Land Trust Project Steering Committee ♦ Rod Howe, Committee Chair, Town Board Member ♦ Pam Bleiwas, Town Board Member ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan B-2 ♦ Rich DePaolo, Town Board Member ♦ Bill Goodman, Town Supervisor ♦ Susan Ritter, Director of Planning ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-1 APPENDIX C STRATEGIC PLAN FEATURES AND CONCEPTS ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-2 Figure C-1 Features and Concepts Aerial Map Source: Behan Planning and Design. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-3 The Country Laneway Concept is envisioned as a collaborative initiative between the Town and willing landowners to create a unique economic development amenity. LANEWAY The Laneway is a winding, informal road which provides access to most of the properties fronting Route 13 as well as properties in the rear as shown in Figure C-2. It would be designed to attract visitors off of the busy Route 13 highway to slow down and explore the varied attractions and landscape of the Inlet Valley. Figure C-2 Laneway Source: A Country Lane by Jane Hartley Greene https://commons.wikimedia.org/wiki/File:A_country_lane,_Hartley_Green_-_geograph.org.uk_-_279316.jpg ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-4 The more rural areas of the Laneway can also serve to promote hiking, biking, horseback riding, as well as cross-country skiing and snowmobiling in the winter as shown in Figure C- 3. Figure C-3 Rural Laneway Source: https://www.iha.com/shack-for-rent-sazeray_47159#photo HAMLET LANEWAY Portions of the laneway which wind their way thru more developed properties can be designed or upgraded with improvements to support a higher level of use with shops, restaurants, residential uses and other attractions right next to the trail and directly accessible as shown in Figure C-4. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-5 Figure C-4 Hamlet Laneway Source: ConsultEcon, Inc. WAYFINDING SIGNAGE Travelers would be directed toward the Laneway and businesses with signage at the north and south ends as show in Figure C-5. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-6 Figure C-5 Wayfinding Signage Source: http://www.siphappenswineschool.com/field-trips.html and Behan Planning and Design VALLEY LOOP WITH BLACK DIAMOND TRAIL The Laneway would connect with the proposed Black Diamond Trail at both the north and the south, creating a continuous loop path to explore which brings visitors to the Treman State Park as well as the Finger Lakes Trail as shown in Figure C-6. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-7 Figure C-6 Valley Loop With Black Diamond Trail Source: Free Image by Pixabay https://pixabay.com/en/photos/bicycle/ and Behan Planning and Design ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-8 Figure C-7 Features and Concepts Aerial Map Source: Behan Planning and Design. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan C-9 Figure C-8 Small Zoning Overlay Source: Behan Planning and Design. ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan D-1 APPENDIX D LIST OF FIGURE SOURCES Cover Page Image Source: ♦ Left: Behan Planning and Design ♦ Center: Teresa Behan and Behan Planning and Design ♦ Right: Behan Planning and Design Figure IV-7 Country Laneway Examples Image Source ♦ Top left. https://www.iha.com/shack-for-rent-sazeray_47159#photo ♦ Top right. © Copyright Nigel Williams and licensed for reuse under this Creative Commons License. ♦ Top left. https://www.iha.com/shack-for-rent-sazeray_47159#photo ♦ Lower left. Behan Planning and Design ♦ Lower right. Free Image by Pixabay https://pixabay.com/en/photos/bicycle/ Figure IV-9 Agri-Tourism/Eco-Tourism –Themed Destination Examples Upper set of 4 images: ♦ Top left. Free image by Pixabay https://pixabay.com/en/wine-cheese-bread-caf%C3%A9-paris-905098/ ♦ Top right. https://www.flickr.com/photos/masstravel/14134536261 photo credit C. Holland ♦ Bottom left. https://en.wikipedia.org/wiki/Pag_cheese ♦ Bottom right. http://turkovichwines.com/winery-tasting-room/ Lodging. Food, Drink, Antiques and Art ♦ Top left. The Inn at the Round Barn https://www.google.com/search?q=barn+b+and+b&source=lnms&tbm=isch&sa=X&ved=0ahUKEwicy--02oXYAhUEMd8KHcSuBUIQ_AUIDCgD&biw=1833&bih=1014#imgrc=4JTo4k2-1_6TNM: ConsultEcon, Inc. Management & Economic Insight February 20, 2018 I-VIP: Inlet Valley Ithaca Plan D-2 ♦ Top right. Brunswick House, South London. http://www.thegannet.com/places/margot-fergus-hendersons-south-london-address-book/ ♦ Bottom left. https://www.estrenocasa.com/wp-content/uploads/2017/03/campestre-1.jpg ♦ Bottom right. Image credit Kotomi. https://www.flickr.com/photos/kotomi-jewelry/15307685322 Farm Market Cafes and More ♦ Top left. http://www.ramadaponce.com/wp-content/uploads/2017/06/Outside-Infrared-Heaters-Yard.jpg ♦ Right. https://commons.wikimedia.org/wiki/File:Wintertuin_krasnapolsky_2.jpg ♦ Lower left. Behan Planning and Design