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Home My WebLink About01-15-14 Planning and Economic Development Committee Meeting AgendaPEDC Meeting Planning and Economic Development Committee Ithaca Common Council DATE: January 15, 2014 TIME: 6pm LOCATION:3rd floor City Hall Council Chambers AGENDA ITEMS Item Voting Item? Presenter(s) Time Start 1)Call to Order/Agenda Review 2)Public Comment and Response from Committee Members 3)Announcements, Updates, and Reports a)Public Hearing Announcement – 2014 CDBG (Community Development Block Grant) 4)Action Items – Voting to Send on to Council a)RU rezoning – Cornell Heights 5)Action Items – Approval to Circulate a)Collegetown Area Form Districts b)Elimination of Transition Regulations 6)Discussion a)Extension of Waterfront Zoning 7)Review and Approval of Minutes a)October (sent under separate cover) b)December (sent under separate cover) 8)Adjournment No No No Yes Yes Yes Yes Yes Yes Yes Chair, Seph Murtagh Jennifer Kusznir, Planning Staff Megan Wilson, Planning Staff Phyllis Radke, Director of Zoning Administration Jennifer Kusznir, Planning Staff 6:00 6:50 7:00 7:30 7:30 8:00 8:30 9:00 9:05 If you have a disability and require accommodations in order tofully participate, please contact the City Clerk at 274-6570 by 12:00 noon on Tuesday, January 14, 2014. To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: January 10, 2014 RE: Proposal to Amend R-U, R-3a, & R-3aa Zoning Districts Last month the Planning Committee reviewed and approved a proposal to amend the R-U zoning district and rezone the parcels to R-3a and R-3aa, as shown on the attached map. The proposal was scheduled to go for Council consideration on January 8, 2014. However, several concerns were raised before the meeting and it was recommended that the proposal return to the Planning Committee for further discussion. Enclosed for your review is the draft ordinance and map. The Committee already reviewed and adopted the resolution for lead agency and has adopted the negative declaration of environmental significance. However, if the Committee decides to make significant changes to the proposal, a new Full Environmental Assessment Form will need to be drafted and circulated before the proposal can be considered for Council adoption. If you have any concerns or questions regarding any of this information, feel free to contact me at 274-6410. CITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Community Development/IURA – 607-274-6559 Telephone: Planning & Development – 607-274-6550 Email: dgrunder@cityofithaca.org Fax: 607-274-6558 Email: iura@cityofithaca.org Fax: 607-274-6558 To: Svante Myrick, Mayor Ray Benjamin, Acting Superintendent of Public Works Common Council Conservation Advisory Council Julie Holcomb, City Clerk Planning & Development Board Aaron Lavine, City Attorney Phyllis Radke, Director of Zoning Administration Rental Housing Advisory Commission (RHAC) JoAnn Cornish, Director of Planning, Building, & Economic Development Mike Niechwiadowicz, Acting Building Commissioner Edward Marx, Tompkins County Commissioner of Planning From: Jennifer Kusznir, Economic Development Planner Date: December 13, 2013 Re: Proposal to Amend R-U & R-3aa Zoning Districts-Parking Requirements The purpose of this memo is to provide information on a change that has been made to the recently circulated proposal to rezone properties located within the R-u zone to R-3aa and R-3a. After circulating this proposal the Planning Board raised concerns regarding the R-3aa parking requirements when located in a locally designated historical district. The proposal to re-zone the R-U properties to R-3aa in intended to protect the unique historic character of this area by restricting the building footprint sizes to be in character with the existing structures. However, the area being considered for re-zoning has larger lot and building footprint sizes than the areas that have been previously re-zoned to R-3aa. Under the current parking regulations, this could result in new construction being required to construct large parking areas, which could directly conflict with the period of significance. Furthermore, the existing parking requirements could also require new construction to locate awkwardly on lots and have to pave over large areas of green space in order to accommodate larger parking lots. Without removing the parking requirement in this area, the proposal to rezone to R-3aa will not offer the protection to the historic district that was originally intended by this proposal. After reviewing the comments and concerns raised by the Planning Board, the Planning Committee of the Common Council has made a recommendation to adopt the proposed re-zoning with the parking requirement removed from the R-3aa district, when it is located within a locally designated historic district. Enclosed for your review is an updated draft ordinance. The added language is underlined. The draft Full Environmental Assessment Form (FEAF) for this set of actions has also been updated and is also enclosed. A second public hearing will be held at the Common Council meeting on January 8, 2013. Your comments are respectfully requested by J anuary 2, 2013. If you have any questions, feel free to contact me at 274-6410. CITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 Proposed deleted language shown in purple strikethrough type; proposed new language shown is underlined and shown in red type. ORDINANCE NO. BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of Ithaca is hereby amended as follows: Section 1. Chapter 325, Section 325-8 District Regulations, is amended to add a new section 325-8E, entitled “Additional restrictionsregulationsin the R-3aa district,” to read as follows: “E. Additional regulations in the R-3aa district. (1) No new construction of a primary structure in the R-3aa zone shall contain a footprint that is larger than 120% of the average footprint of the existing buildings along the entire block front in which the building is located. If one or more such surrounding buildings have been demolished, then the calculation for maximum building footprint shall use the footprint of the primary structure that most recently stood on any lot where a demolition had occurred. Inlocallydesignatedhistoric districts, any non-contributingbuildings will be excluded from this calculation.” (2) Any area zoned R-3aa that is also contained withina locally designated historic districtshall have no off-street parking requirements or off-street loading requirements. This provision shall supersede any language to the contrary found elsewhere in this zoning ordinance.” Section 2. Chapter 325, Section 325-5, of the Municipal Code of the City of Ithaca is hereby amended to change the zoning designation from R-U to the R-3aa designation for the following tax parcels: 10.-1-5, 10.-2-1, 11.-1-1, 11.-1-2, 11.-2-1, 11.-2-2, 11.-2-3, 7.- 2-1, 7.-2-2, 7.-2-3, 7.-2-4.2, 7.-3-5, 7.-3-6, 7.-3-7, 7.-4-1, 7.- 4-10, 7.-4-12, 7.-4-4, 7.-4-5, 7.-4-6, 7.-4-7, 7.-4-9, 8.-6-5.1, 8.-6-5.2, 8.-1-1, 8.-1-10, 8.-1-11, 8.-1-12, 8.-1-13, 8.-1-14, 8.- 1-2, 8.-1-3, 8.-1-4, 8.-1-5, 8.-1-6, 8.-1-7, 8.-1-8, 8.-1-9, 8.-2- 1, 8.-3-1, 8.-4-1, 8.-4-6, 8.-4-7, 8.-4-8, and 9.-1-1. The boundaries of this amendment are shown on the map entitled “Proposed Amendment to R-3a & R-3aa Boundaries - October 21, 2013,” a copy of which shall be on file in the City Clerk’s office. Section 3. The Official Zoning Map of the City of Ithaca is hereby JGS Suggested Revision 12/10/2013 amended to change the designation from R-U to R-3a for the following tax parcels: 11.-3-2.2, 11.-3-3.2, 11.-3-4, 11.-3-5, 29.- 3-1, 29.-3-10, 29.-3-11, 29.-3-12.1, 29.-3-12.2, 29.-3-2, 29.-3-3, 29.-3-4, 29.-3-5, 29.-3-6, 29.-3-7, 29.-3-8, 29.-3-9, 29.-4-1, 29.- 4-2, 29.-4-3, 29.-4-4, 29.-4-5, and 29.-4-6. The boundaries of this amendment are shown on the map entitled “Proposed Amendment to R-3a & R-3aa Boundaries - October 21, 2013,” a copy of which shall be on file in the City Clerk’s office. Section 4. Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this ordinance. Section 5. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. JGS Suggested Revision 12/10/2013 NY State Plane, Central GRS 80 DatumMap Source: Tompkins County Digital Planimetric Map 1991-2012Data Source: City of Ithaca GIS Program, 2012Map Prepared by: Department of Planning, City of Ithaca, NY, October, 2013 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!! ! ! ! !! ! !! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! STEWA RT AVE UNIVERSITY AVE L A K E S T T H U R S T O N A V E E A S T AV E TOWER RD WAIT AVE FALL CREEK DR W Y C K O F F A V E K L I N E R D C E N T R A L A V E S I S S O N P L WEST AVE KELVIN PL FOREST HOME DR H I G H L A N D A V E D E A R B O R N P L W I L L A R D W A Y H E I G H T S C T THE KNOLL G A R D E N AV E R ES E RV O IR AV E NEEDHAM PL E D G E C L I F F P L BALCH DR 0 750 1,500375 Feet 1:7,215± Proposed Amendment to R-3a & R-3aa Boundaries - October 21, 2013 Legend Buildings Historic Districts Proposed R-3aa Proposed R-3a ! !! ! !! City Boundary Waterways Parks To: Planning & Economic Development Committee From: Megan Wilson, Planner Date: January 9, 2014 RE: Proposal to Establish the Collegetown Area Form Districts and Rezone Portions of the R-1b, R-2a, R-2b, R-3a, R-3b, B-2b, and U-1 districts to Collegetown Residential (CR) and Mixed Use (MU) The purpose of this memo is to provide additional information on the proposal to establish the Collegetown Area Form Districts and rezone portions of the R-1b, R-2a, R-2b, R-3a, R-3b, U-1 and B-2b zoning districts in the Collegetown area to Collegetown Residential (CR) and Mixed Use (MU). In April 2012, a Collegetown working group was established to refocus on the implementation of the “2009 Collegetown Urban Plan & Conceptual Design Guidelines,” endorsed by the Common Council on August 5, 2009. The working group, including Govind Acharya, JoAnn Cornish, Graham Kerslick, Ellen McCollister, Mike Niechwiadowicz, Phyllis Radke, and Megan Wilson, decided to concentrate on revising a previously proposed form-based code. The working group has revised the draft zoning to simplify the previous proposal and address many public comments. The Collegetown Area Form Districts is one of the key recommendations of the “2009 Collegetown Urban Plan & Conceptual Design Guidelines.” The proposed zoning is a hybrid code in that it is a mix of a form-based code and traditional zoning. It includes regulations of physical form that are focus of form-based codes but also includes regulations of use and density found in traditional zoning. Through this mix of form-based and traditional zoning elements, the proposed Collegetown Area Form Districts are intended to: • Encourage exceptional urban design and high-quality construction; • Regulate elements of building form to ensure a consistent transition between districts; • Concentrate additional development in the central areas of Collegetown and protect the character of the established residential neighborhoods; • Preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and • Promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes of transportation. If adopted, the proposed Collegetown Area Form Districts would result in the establishment of six new zoning districts and the rezoning of approximately 245 properties in the Collegetown area. CITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 While each district has its unique characteristics, the six districts can be grouped into three categories, as follows: • The Collegetown Residential 1-3 districts are residential districts where the intent is to maintain the existing housing stock and protect the character of the established residential neighborhoods. Mandatory architectural elements, such as front porches and pitched roofs, ensure that any new construction will be in keeping with the existing built environment. • The Collegetown Residential 4 district is a residential district that serves as an essential bridge, both in density and built form, between the Collegetown Residential 1-3 and Mixed Use districts. Redevelopment is encouraged, but it is essential that new construction meet the district requirements to ensure a consistent transition between the higher-density and lower-density zoning districts. The district regulations propose to eliminate the minimum off-street parking requirement for buildings that meet NYS Building Code or Residential Code for new construction, provided that a transportation demand management plan is accepted by the Planning and Development Board during site plan review; however, property owners would still be permitted to construct off-street parking if they would like to do so. • The Mixed Use districts are designed to create a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. Located in central Collegetown, the Mixed Use districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged. Given this emphasis on redevelopment, the Mixed Use district regulations have been designed to encourage exceptional urban design and high-quality construction. The code also proposes to eliminate minimum off-street parking requirements within the two Mixed Use districts; however, property owners would still be permitted to construct off-street parking if they would like to do so. The current draft of the “Collegetown Area Form Districts,” dated January 6, 2014, is available on the City’s website (www.cityofithaca.org/departments/planning/projects/collegetown.cfm). Due to the length of the document, hard copies have not been provided at this time; however, if you require a hard copy, please call the Department of Planning & Development to request one. An environmental review for this action has been prepared, and a draft Full Environmental Assessment Form is attached. Staff will attend the Planning & Economic Development Committee meeting on January 15, 2014 to answer any questions and seek approval to circulate the proposed Collegetown Area Form Districts for comment. If you have any questions, feel free to contact me at mwilson@cityofithaca.org or 274-6560. 1/9/14 Page 1 of 4 An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled “Zoning” To Establish the Collegetown Area Form Districts WHEREAS, the “2009 Collegetown Urban Plan & Conceptual Design Guidelines” was endorsed by the Common Council on August 5, 2009, and the adoption of a form-based code has been considered to be a critical implementation measure, and WHEREAS, based on the advise of a consultant, the City has decided to pursue a hybrid code rather than a true form-based code because (1) the hybrid code includes regulations of density and use that are not included in true form-based codes and density continues to be a critical issue in the Collegetown area and (2) this type of zoning is new to the City and the hybrid code would ease the transition from traditional zoning, and WHEREAS, a working group consisting of Common Council members, a Planning Board member, and City staff has revised a previous zoning proposal for Collegetown to create a clarified proposal that reflects the goals of the “2009 Collegetown Urban Plan & Conceptual Design Guidelines;” now, therefore, BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows: ORDINANCE NO. ____ Section 1. Declaration of Legislative Findings and Purpose The “2009 Collegetown Urban Plan & Conceptual Design Guidelines” identifies several goals for future development in Collegetown. These goals include: • To encourage exceptional urban design and high-quality construction; • To regulate elements of building form to ensure a consistent transition between districts; • To concentrate development in the central areas of Collegetown and protect the character of the established residential neighborhoods; • To preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and • To promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes of transportation The “2009 Collegetown Urban Plan & Conceptual Design Guidelines” recommends the adoption of a form-based code to regulate elements of building form that are not addressed under traditional zoning. The Collegetown Area Form Districts is a hybrid code that combines regulations of physical form with regulations of use and density. 1/9/14 Page 2 of 4 The Common Council finds that the establishment of the Collegetown Area Form Districts will advance the City’s goals for future development in Collegetown as specified in the “2009 Collegetown Urban Plan & Conceptual Design Guidelines.” Section 2. Chapter 325, Sections 325-4 and 325-5 of the Municipal Code of the City of Ithaca are hereby amended to establish and add the Collegetown Area Form Districts which include the following zoning districts: Collegetown Residential 1 (CR-1), Collegetown Residential 2 (CR-2), Collegetown Residential (CR-3), Collegetown Residential (CR- 4), Mixed Use 1 (MU-1), and Mixed Use 2 (MU-2). Section 3. Chapter 325 of the Municipal Code of the City of Ithaca is hereby amended to add a new Article to be inserted as Article IX, entitled “Collegetown Zoning,” and all subsequent articles and sections shall be hereby renumbered accordingly. “§325-45 Collegetown Area Form Districts,” dated January 6, 2014, shall be inserted in its entirety into said Article IX as §325-45. Section 4. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-1b, and R-3a to CR-1 for the following tax parcels: 64.-6-1; 64.-6-2.2; 64.-6-3; 64.-7-1; 64.-7-2; 64.-7-3; 64.-7-4; 64.-7-5; 64.-7-6; 65.-2-1; 65.-2-2; 65.-2-3; 65.-2- 4; 65.-2-5; 67.-2-8; 67.-2-9; 67.-2-10; 67.-2-11; 67.-3-18; 67.-3-19; 67.-3-20; 67.-3-21; 67.-3-22; 83.-6-2; and 84.-1-1. The boundaries of this amendment are shown on the map entitled “Collegetown Area Form Districts - January 2014,” a copy of which shall be on file in the City Clerk’s office. Section 5. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-2a, R-2b, and R-3a to CR-2 for the following tax parcels: 64.-1-1; 64.-1-2; 64.-1-4; 64.-3-1; 64.-3-2; 64.-3-3; 64.-3-4; 64.-3-5; 64.-3-6; 64.-3-7; 64.-3-8; 64.-4- 1; 64.-4-2; 64.-4-3; 64.-4-4; 64.-4-5; 64.-5-1; 64.-5-2; 64.-5-3; 64.- 5-4; 64.-8-7; 64.-8-8; 64.-8-9; 64.-8-10; 65.-1-1; 65.-1-2; 65.-1-3; 65.-1-4; 65.-1-5; 68.-6-12; 68.-6-13; 68.-6-14; 68.-6-15; 68.-7-2; 68.-7-3; 68.-7-4; 68.-7-5; 68.-7-6; 68.-7-7; 68.-7-8; 68.-8-6; 68.-8- 9; 83.-3-2; 83.-3-3; 83.-3-4; 83.-3-5; 83.-3-6.1; 83.-3-6.2; 83.-3-7; 83.-3-8; 83.-3-9; 83.-4-1; 83.-4-3; 83.-4-4; 83.-4-5; 83.-4-6; 83.-6- 1; and 83.-6-3. The boundaries of this amendment are shown on the map entitled “Collegetown Area Form Districts - January 2014,” a copy of which shall be on file in the City Clerk’s office. Section 6. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-2a, R-2b, R-3a, and R-3b to CR-3 for the following tax parcels: 64.-2-7; 64.-2-8; 64.-2-9; 64.-2- 11; 64.-2-13; 64.-8-1; 64.-8-2; 64.-8-3; 64.-8-4; 64.-8-5; 64.-8-6; 64.-8-11; 64.-9-3; 64.-9-4; 64.-9-5; 64.-9-7; 64.-9-8; 64.-9-9; 67.-2- 1/9/14 Page 3 of 4 3; 67.-2-4; 67.-2-5; 67.-3-2; 67.-3-3; 67.-3-23; 67.-3-24; 67.-3-25; 67.-3-26; 68.-5-14; 68.-5-15; 68.-5-16; 68.-5-17; 68.-5-18; 68.-5-19; 68.-6-1; 68.-6-16; 68.-6-17; 68.-6-18; and 68.-6-19. The boundaries of this amendment are shown on the map entitled “Collegetown Area Form Districts - January 2014,” a copy of which shall be on file in the City Clerk’s office. Section 7. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-1b, R-3a, and R-3b to CR-4 for the following tax parcels: 64.-2-2; 64.-2-4; 64.-2-5; 64.-2-6; 64.-2-14; 64.-2-15; 64.-2-17; 64.-2-18; 64.-2-19; 64.-2-20; 64.-2-22; 64.-9-1; 64.-9-2; 64.-9-6; 64.-9-10; 64.-10-7; 64.-10-8; 64.-10-9; 64.-10-10; 64.-10-11; 64.-10-13; 67.-1-4; 67.-1-5; 67.-1-6; 67.-1-7; 67.-1-8; 67.-2-1; 67.-2-2; 67.-2-12; 67.-2-13; 67.-2-14; 67.-2-15; 67.-2-16; 67.-2-17; 67.-2-18; 67.-3-1; 67.-3-29; 67.-3-30; 67.-3-31; 68.-4-3; 68.-4-9; 68.-4-10; 68.-4-11; 68.-4-12; 68.-4-13; 68.-4-14; 68.-4-15; 68.-5-2; 68.-5-3; 68.-5-4; 68.-5-5; 68.-5-6; 68.-5-7; 68.-5- 8; 68.-5-9; 68.-6-2; 68.-6-3; 68.-6-4; 68.-6-5; 68.-6-6; 68.-6-7; 68.- 6-8; 68.-6-9; 68.-6-10; 68.-6-11; 83.-4-2; and portions of 64.-10-15; 67.-1-1; and 67.-1-3. The boundaries of this amendment are shown on the map entitled “Collegetown Area Form Districts - January 2014,” a copy of which shall be on file in the City Clerk’s office. Section 8. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-3b to MU-1 for the following tax parcels: 67.-1-9; 67.-1-10; 67.-1-11; 67.-1-12; 68.-5-10; 68.-5- 11; 68.-5-12; 68.-5-13; and a portion of 67.-1-3. The boundaries of this amendment are shown on the map entitled “Collegetown Area Form Districts - January 2014,” a copy of which shall be on file in the City Clerk’s office. Section 9. The Official Zoning Map of the City of Ithaca is hereby amended to change the designation from R-3a, R-3b, U-1 and B-2b to MU- 2 for the following tax parcels: 63.-5-2; 63.-5-3; 63.-5-5; 63.-5-7; 63.-5-8; 63.-5-9; 63.-6-1; 63.-6-2; 63.-6-3; 63.-6-4; 63.-6-5; 63.-6- 8; 63.-6-14; 63.-6-17; 63.-6-19; 63.-6-20; 63.-6-21; 63.-6-23; 63.-6- 24; 63.-6-25; 63.-6-26; 64.-2-1; 64.-2-23; 64.-2-24; 64.-2-26; 64.-2- 27; 64.-2-28; 64.-2-29; 64.-2-30; 64.-2-31; 64.-2-32; 64.-10-1; 64.- 10-2; 64.-10-3; 64.-10-4; 64.-10-5; 64.-10-6; 64.-10-17.2; 64.-10-18; 64.-10-19; 64.-10-20; 64.-10-21; 68.-4-6; 68.-4-7; 68.-4-8; and portions of 64.-10-15; and 67.-1-1. The boundaries of this amendment are shown on the map entitled “Collegetown Area Form Districts - January 2014,” a copy of which shall be on file in the City Clerk’s office. 1/9/14 Page 4 of 4 Section 10. All applicable sections within the Municipal Code of the City of Ithaca shall be updated in accordance with the amendments made herewith. Section 11. Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this ordinance. Section 12. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. NY State Plane, Central GRS 80 DatumMap Source: Tompkins County Digital Planimetric Map 1991-2012Data Source: City of Ithaca GIS Planning 2013Map Prepared by: D epartment of Planning, City of Ithaca, NY, January 9, 2014 OA K AV E DRYDEN RD ED D Y ST ITHACA RD C O L L E G E AV E HOY RD ELM W OOD AVE LIN DEN AV E CORNEL L S T BRYANT AVE MITCHELL ST BLA IR S T DELAWARE AVE C O O K S T I R V I N G P L FAIRMOUNT AVE W O R T H S T C AT H E R I N E S T O X F O R D P L HARVARD PL E STATE ST / M.L.K. JR ST B O O L S T SU M M IT AV E H O L L I S T E R D R B R A N D O N P L ON EIDA PL D RY D E N C T MA P LE G R O V E P L MITCHELL ST CR-1 CR-1 CR-1 CR-1 CR-1 CR-2CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-3 CR-3 CR-3 CR-3 CR-3 CR-3CR-3 CR-3 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 MU-1MU-1 MU-2 MU-2 MU-2 MU-2 0 500 1,000250 Feet 1:4,526± Collegetown Area Form Districts - January 2014 Legend CR-1 CR-2 CR-3 CR-4 MU-1 MU-2 No Change Proposed Historic Designation East Hill Historic District §325-45 COLLEGETOWN AREA FORM DISTRICTS ITHACA, NEW YORK January 6, 2014 DRAFT DRYDEN RD OAK AVE HOY RD ED D Y ST IT H A C A R D COLLE GE AVE ELMWOOD AVE CORNE LL ST MITCHELL ST LINDEN AVE B R Y A N T A V E BLAIR ST COB B ST WORTH ST N QUARRY ST E S T AT E S T / M.L.K. J R S T DELAWARE AVE R I D G E D A L E R D COO K S T I R V I N G P L FERRIS PL VALLE Y RD MILLE R ST MAP LE AV E WIL LIA MS ST E SENE C A ST FAIRMOUNT AVE E BUFFALO ST CAT HE R INE S T B R A N D O N P L O X F O R D P L E D G E MO O R L A W O O D C O C K S T HARVARD PL BOOL ST S Q U A R R Y S T SUMMIT AVE FAIRVIEW SQ H O L L I S T E R D R FROSH ALLE Y ONEIDA P L DRYD EN C T MAP LE GROVE PL MITCHELL ST V A L L E Y R D CR-1 CR-1 CR-1 CR-1 CR-1 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-3 CR-3 CR-3 CR-3 CR-3 CR-3CR-3 CR-3 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 MU-1MU-1 MU-2 MU-2 MU-2 MU-2 Street Stre e t C D A B This Page Left Intentionally Blank §325-45. COLLEGETOWN AREA FORM DISTRICTS CONTENTS 325-45.1 GENERAL PROVISIONS ......................................................................1 A. Short Title ...........................................................................................................1 B. Intent ..................................................................................................................1 C. Applicability .......................................................................................................1 D. Design Review and Approval Required ................................................................1 E. Landmarks Preservation Commission ..................................................................1 F. Other Applicable Sections ...................................................................................2 325-45.2 DISTRICT STANDARDS ......................................................................3 A. Establishment of Districts ...................................................................................3 B. Definitions and Related Standards .......................................................................3 C. Collegetown Area Form Districts.........................................................................6 D. Maximum Height (in stories) Map .....................................................................7 E. Collegetown Residential (CR-1, CR-2, CR-3).....................................................9 F. Collegetown Residential 4 (CR-4) .....................................................................17 G. Mixed Use (MU-1, MU-2) ...............................................................................21 325-45.3 ALLOWED USES ................................................................................27 A. Use Table ...........................................................................................................27 B. Street-Level Active Uses Required ......................................................................31 Collegetown Area Form Districts DRYDEN RD OAK AVE HOY RD EDDY ST IT H A C A R D COLLEGE AVE ELMWOOD AVE CORNE LL ST MITCHELL ST LINDEN AVE B R Y A N T A V E BLAIR ST COBB ST WORTH ST N Q UARRY ST E S TA T E S T / M.L.K. J R S T DELAWARE AVE R I D G E D A L E R D COOK ST I R V I N G P L FERRIS PL VALLEY RD MILLER ST MAP LE AVE WILLIAMS ST E SENECA ST FAIRMOUNT AVE E BUFFAL O ST CATHERINE ST B R A N D O N P L O X F O R D P L EDGEMOO R LA W O O D C O C K S T HARVARD PL BOOL ST S Q U AR RY S T SUMMIT AVE FAIRVIEW SQ H O L L I S T E R D R FROSH ALLE Y ONEIDA PL DRYDEN CT MAPLE GROVE PL MITCHELL ST V A L L E Y R D CR-1 CR-1 CR-1 CR-1 CR-1 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-3 CR-3 CR-3 CR-3 CR-3 CR-3CR-3 CR-3 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 MU-1MU-1 MU-2 MU-2 MU-2 MU-2 1Collegetown Area Form DistrictsJanuary 6, 2014DRAFT 325-45.1 General Provisions A. Short Title This section shall be known as the “Collegetown Area Form Districts.” B. Intent The intent of this section is to implement the 2009 Collegetown Urban Plan & Conceptual Design Guidelines, endorsed by the Common Council on August 5, 2009. This section establishes the zoning regulations necessary to guide imple- mentation of the City-endorsed vision for the redevelopment of property within the Collegetown area. Specifically, the Collegetown Area Form Districts are intended to: (1) Encourage exceptional urban design and high-quality construction; (2) Regulate elements of building form to ensure a consistent transition between districts; (3) Concentrate additional development in the central areas of Collegetown and protect the character of the established residential neighborhoods; (4) Preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and (5) Promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes of transportation. C. Applicability (1) No building or part thereof within any district of the Collegetown Area Form Districts shall be erected, moved, or altered on its exterior unless in conformity with the regulations herein specified for the district in which it is located. (2) In the event that provisions of the Collegetown Area Form Districts conflict with other sections of the City Municipal Code, the Collegetown Area Form Districts shall prevail. (3) In cases of nonconforming uses, buildings, and lots, refer to Chapter 325 Zoning, Article VI. D. Design Review and Approval Required (1) All new construction (including parking lot construction or expansion) is subject to the design review process set forth in Chapter 160, Design Review, of the City Municipal Code. (2) No building permit shall be issued or structure or building shall be erected, and no exterior of an existing building or structure shall be altered, remodeled, enlarged or extended until the project or development has design review approval. E. Landmarks Preservation Commission Regardless of the underlying zoning, all new construction (including additions) within a designated local historic district or on the same tax parcel as an individually designated local landmark is subject to review and approval by the Ithaca Landmarks Preservation Commission for compliance with Sections 228-5(B) and (C) of the City Municipal Code. 2 Collegetown Area Form Districts January 6, 2014DRAFT F. Other Applicable Sections The following sections of Chapter 325 shall apply in the CR and MU districts. Those sections of Chapter 325 not listed below do not apply within the CR and MU districts. (1) § 325-2. Statutory authority, and purpose. (2) § 325-3. Definitions, and word usage, except as modified in § 325-45.2 (B), Definitions and Related Standards. (3) § 325-4. Establishment of districts. (4) § 325-5. Zoning Map. (5) § 325-6. Interpretation of boundaries. (6) § 325-7. Application of regulations. (7) § 325-8. District regulations. (8) § 325-9. Standards. (Special Permits) (9) § 325-10. Accessory Apartments. (10) § 325-14. Application. (11) § 325-15. Use regulations. (12) § 325-16. Height regulations, except as expressly modified in this section. (13) § 325-17. Area regulations. (14) § 325-18. Yard regulations. (15) § 325-20. Off-street parking. (16) § 325-23. General standards applying to all land uses. (17) § 325-25. Location of accessory structures. (18) § 325-26. New structures along streams or inlets. (19) § 325-29. Landmarks. (20) § 325-29.1. Adult uses. (21) § 325-29.3. Dumpsters. (22) ARTICLE VA. Telecommunications Facilities, and Services. (23) ARTICLE VI. Nonconforming Uses, Buildings, and Lots. (24) ARTICLE VII. Administration and Enforcement. (25) ARTICLE IX. Amendments. (26) ARTICLE X. Penalties. 3Collegetown Area Form DistrictsJanuary 6, 2014DRAFT 325-45.2 District Standards A. Establishment of Districts Six zoning districts are established for the Collegetown area. These districts are as follows: Abbreviation District CR-1 Collegetown Residential 1 CR-2 Collegetown Residential 2 CR-3 Collegetown Residential 3 CR-4 Collegetown Residential 4 MU-1 Mixed Use 1 MU-2 Mixed Use 2 B. Definitions and Related Standards The definitions of §325-3 shall control, except where a definition is provided below. (1) Blank Wall (a) Length of blank wall area means a portion of the exterior facade of the building that does not include: windows or doors; columns or pilasters; other articulation greater than 12 inches in depth; or a substantial material change (paint color is not considered a substantial change). (b) Length of blank wall applies in both a vertical and horizontal direction on street-facing facades. The shortest dimension of any rectangular area of blank wall shall not exceed the maximum length for the district (8’ in all Collegetown Residential districts and 12’ in both Mixed Use districts). BlankWall Blank Wall Blank Wall (2) Building Height (a) The existing definition of building height shall apply (refer to § 325-3 - “Height of Building”). (b) Building heights in the CR and MU districts are regulated using feet and stories. (c) The only parts of the building which may exceed the maximum building height are bulkheads, housing for mechanical equipment, towers and similar constructions not intended for human occupancy, provided that the requirements of §325-45.2B(10) are met. (3) Building Projections No part of any building shall encroach into any setback, except as described below: (a) Overhanging eaves and bay windows may project up to 2 feet into any required setback (b) In CR districts, awnings and balconies may extend up to 5 feet into any required setback provided that such extension is at least 2 feet from the vertical plane of any lot line. 4 Collegetown Area Form Districts January 6, 2014DRAFT (4) Doors and Entries (a) An entrance providing both ingress and egress, operable to residents or customers, is required to meet the street-facing entrance requirements. Additional entrances off another street, pedestrian area or internal parking area are permitted. (b) The entrance spacing requirements must be met for each building. En tr anc e separation requi rement (5) Front Porches (a) A front porch must be a minimum of 6 feet deep, not including steps. (b) A front porch must cover at least 33% of the street-level story facade width of the building. (c) A front porch must be roofed and edged by balustrades (railings) or low walls, and posts that extend up to the roof. The entire front porch must be of open air construction with all exterior faces being at least 50% open. 6’Min 33%min Se t b a c k (6) Front Stoops (a) A front stoop shall be a maximum of 5 feet deep, not including steps, and a maximum of 6 feet wide. (b) A front stoop may be roofed but not enclosed. 5’ max 6’ max Se t b a c k (7) Glazing (a) When required, glazing is the minimum percentage of transparent windows and doors that must cover a street-level story’s street-facing facade. (b) Glazing is considered transparent where it has a transparency higher than 80% and external reflectance of less than 15%. 5Collegetown Area Form DistrictsJanuary 6, 2014DRAFT (c) Glazing is measured between 2 and 12 feet above the abutting sidewalk. Gl a z i n g 12’ 2’ (8) Infill Development in MU Districts (a) More than one principal structure is permitted on a parcel in the MU districts provided that the first principal structure meets all requirements of §325-45. (b) Any additional principal structure placed behind a principal structure that abuts the street and sidewalk must meet all requirements of §325-45 except: (1) Front setback; (2) Distance between functioning entries; (3) Glazing (MU-2 district only); and (4) Street-level active uses required (MU-2 district only) (c) If the above requirements are met, §325-8B(1) shall not apply to additional structures on a parcel in the MU districts. (9) Parking Setback (a) Definition: A line which extends vertically and parallel to the street, in front of which parking on the site is not allowed. (b) All parking areas shall be located behind the parking setback line. (c) The parking setback line does not apply to on-street parking. (10) Required Vegetative Buffer (a) A minimum 10 foot vegetative buffer from the rear property line is required for all properties within CR- 1, CR-2, and CR-3 districts. (b) Accessory structures can be located within the vegetative buffer but must conform to required rear and side yard setbacks. (c) Required landscaping must be permanently maintained in a healthy growing condition at all times. (11) Top Story Limitation A habitable 3rd story in CR-1, CR-2, and CR-3 districts must be fully contained within a pitched roof. Project- ing eaves and dormers are permitted. The aggregate width of the dormers cannot exceed 50% of the width of the roof on the side where the dormer(s) are located, except as may be allowed by design review. (12) Row House (a) Definition: A residential structure composed of three or more attached modules with shared sidewalls, the facade of each module measuring no more than 25-feet in length and maintaining a uniform setback from the street line. Modules within a row house may consist of a single dwelling unit or may contain multiple vertically-stacked dwelling units. Each module must have one street-facing entry. (13) Utilities and Mechanical Equipment All utilities and mechanical equipment must be screened from public view. (a) Incorporation of mechanicals into stories with occupiable space is encouraged; if this is done, mechanicals will be calculated as part of building height. (b) Alternatively, mechanicals will not be measured as part of building height, provided that: (1) The mechanical equipment is not incorporated into stories with occupiable space; (2) The mechanical equipment is architecturally integrated into the building; and (3) The mechanical equipment is less than one-third of the building footprint and does not exceed 9 feet in height above the roof. 6 Collegetown Area Form Districts January 6, 2014DRAFT C. Collegetown Area Form Districts DRYDEN RD OAK AVE HOY RD EDDY ST IT H A C A R D COLLEGE AVE ELMWOOD AVE CORNELL ST MITCHELL ST LINDEN AVE B R Y A N T A V E BLAI R ST COBB ST WORTH ST N QUARRY ST E S T A T E S T / M.L.K. J R S T DELAWARE AVE R I D G E D A L E R D COOK ST I R V I N G P L FERRIS PL VALLE Y RD MIL LE R ST MAPLE AVE WILLIAMS ST E SENECA ST FAIRMOUNT AVE E BUFFALO ST CATHERINE S T B R A N D O N P L O X F O R D P L ED GEMOOR L A W O O D C O C K S T HARVARD PL BOOL ST S Q U ARRY ST SUMMIT AVE FAIRVIEW SQ H O L L I S T E R D R FROSH ALLEY ONEIDA PL DRYDEN CT MAPLE GROVE PL MITCHELL ST V A L L E Y R D CR-1 CR-1 CR-1 CR-1 CR-1 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-3 CR-3 CR-3 CR-3 CR-3 CR-3CR-3 CR-3 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 MU-1MU-1 MU-2 MU-2 MU-2 MU-2 7Collegetown Area Form DistrictsJanuary 6, 2014DRAFT D. Maximum Height (in stories) Map (1) Building heights in the CR and MU districts are regulated using feet and stories. A table illustrating the range of height appears below: MAX. & MIN. HEIGHT IN STORIES & FEET District Max. Stories Min. Stories Max. Feet Min. Feet CR-1 3*2 35’19’ CR-2 3*2 35’19’ CR-3 3*2 35’19’ CR-4 4 2 45’19’ MU-1 5 3 70’30’ MU-2 6 4 80’45’ * Top Story Limitation - A habitable 3rd story in CR-1, CR-2, and CR-3 districts must be fully contained within a pitched roof. OA K AVE DRYDEN RD EDDY ST I T H A C A R D HOY RD COLLE GE AVE ELMWO O D AVE CORNE LL ST LINDEN AVE B R Y A N T A V E MITCHELL ST BLAIR ST D E L AWA R E AV E COOK ST I R V I N G P L WO RTH S T E STATE ST / M.L.K. JR ST RIDGEDALE RD FAIRMOUNT AVE CATHERINE ST O X F O R D P L HARVARD PL B R A N D O N P L BOOL ST S Q UARRY ST SUMMIT AVE H O L L I S T E R D R E SENECA ST MAP LE AV E WILLIA MS ST MILLER ST FROSH ALLEY E BUFFALO ST ONEIDA PL C A S C A D I L L A P L ORCHARD PL DRYDEN CT MITCHELL ST 3 3 3 3 3 33 3 3 3 3 3 3 3 3 3 3 3 33 3 3 4 4 4 4 4 44 4 5 5 6 6 6 6 8 Collegetown Area Form Districts January 6, 2014DRAFT This Page Left Intentionally Blank 9Collegetown Area Form DistrictsJanuary 6, 2014DRAFT OAK AVE DRYDEN RD EDDY ST I T H A C A R D HOY RD COLLEGE AVE ELMWOOD AVE CORNELL ST LINDEN AVE B R Y A N T AV E MITCHELL ST BLAIR ST DEL AWARE AVE COOK ST I R V I N G P L WORTH ST E STATE ST / M.L.K. JR ST RIDGEDALE RD FAIRMOUNT AVE CATHERINE ST O X F O R D P L HARVARD PL B R A N D O N P L BOOL ST S QUARRY ST SUMMIT AVE H O L L I S T E R D R E SENECA ST MAPLE AVE WILLIAMS ST MILLER ST FROSH ALLEY E BUFFALO ST ONEIDA PL C A S C A D I L L A P L ORCHARD PL DRYDEN CT MITCHELL ST CR-1 CR-1 CR-1 CR-1 CR-1 CR-2CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-2 CR-3 CR-3 CR-3 CR-3 CR-3 CR-3 CR-3CR-3 PURPOSE & INTENT The Collegetown Residential 1-3 (CR-1, CR-2, CR-3) districts contain predominantly residential structures occupied as single-family homes, as duplexes, or as multiple residences often rented by university students. The intent is to maintain the existing housing stock. Significant redevelopment within these districts is neither anticipated nor encouraged. Any new construction shall be similar in form and scale, and the zoning requirements of these dis- tricts are intended to protect the character of the established residential neighborhoods. Mandatory architectural elements, such as front porches and pitched roofs, ensure that new construction is in keeping with the existing built environment. All three districts have a maximum building height of three stories, provided that the third story is completely contained within the required pitched roof. In addition, buildings cannot exceed 35 feet in height. The Collegetown Residential 1-3 districts accom- modate single-family, two-family, and multi- family uses, depending on the district. Denser residential uses are permitted in those areas closer to central Collegetown. E. Collegetown Residential (CR-1, CR-2, CR-3) Viewpoint of intent illustration above 10 Collegetown Area Form Districts January 6, 2014DRAFT LOT CRITERIA SITING LOT SIZE A Area, min 1. One-family detached dwelling 4,000 sf 2. Other uses 5,500 sf B Width at street line, min 1. One-family detached dwelling 45’ 2. Other uses 50’ LOT COVERAGE C Lot coverage by buildings, max 30% D Green space, min 35% MIN OFF-STREET PARKING 1. Residence a. Up to 3 bed or sleeping rooms 1 space b. 4 and 5 bed or sleeping rooms 2 spaces c. Each add’l bed or sleeping room 1 space 2. Home occupation 1 space 3. Other uses See §325- 20D(3)(b) PRINCIPAL BUILDING A Front setback, min 10’ B Side setback, min 5’ C Rear setback (whichever is less), min 20’ or 20% of lot depth Spacing between primary structures on same parcel, min 20’ ACCESSORY STRUCTURE D Side setback, min 5’ E Rear setback, min 5’ F Square footage of footprint, max 500 sf PARKING LOCATION G Garage setback from front facade, min 20’ H Parking setback at front facade (1) Collegetown Residential 1 (CR-1) Street Stree t C C D B A Street Stre e t C EH A B A D D F G 11Collegetown Area Form DistrictsJanuary 6, 2014DRAFT HEIGHT ACTIVATION PRINCIPAL BUILDING A Height (stories/feet), max 3/35’ B Height (stories/feet), min 2/20’ Habitable space in the 3rd story must be fully contained within the pitched roof. See §325- 45.2B(11) ACCESSORY STRUCTURE C Height, (stories/feet), max 2/20’ FLOOR HEIGHT (PRINCIPAL BUILDING) D Street-level (floor to floor), min 9’ E 2nd story (floor to floor), min 9’ ROOF F Pitched roof Required Shed roof not allowed as primary roof G Pitch of principal gable, min/max 6:12/12:12 STREET FACADE A Length of blank wall, max 8’ DOORS AND ENTRIES B Functioning entry on the street-facing facade, min 1 For corner lots, one functioning entry is required on a street-facing facade PORCH C Front porch Required Street Stre e t F A BD E G C Street Stre e t B C A 12 Collegetown Area Form Districts January 6, 2014DRAFT (2) Collegetown Residential 2 (CR-2) LOT SIZE A Area, min 1. One-family or two-family dwelling 4,000 sf 2. Other uses 5,500 sf B Width at street line, min 1. One-family or two-family dwelling 45’ 2. Other uses 50’ LOT COVERAGE C Lot coverage by buildings, max 35% D Green space, min 35% MIN OFF-STREET PARKING 1. Residence a. Up to 3 bed or sleeping rooms 1 space b. 4 and 5 bed or sleeping rooms 2 spaces c. Each add’l bed or sleeping room 1 space 2. Home occupation 1 space 3. Other uses See §325- 20D(3)(b) PRINCIPAL BUILDING A Front setback, min 10’ B Side setback, min 5’ C Rear setback (whichever is less), min 20’ or 20% of lot depth Spacing between primary structures on same parcel, min 20’ ACCESSORY STRUCTURE D Side setback, min 3’ E Rear setback, min 3’ F Square footage of footprint, max 500 sf PARKING LOCATION G Garage setback from front facade, min 20’ H Parking setback at front facade LOT CRITERIA SITING Street Stre e t E A A H G B C D D F B Street Stre e t C D A C 13Collegetown Area Form DistrictsJanuary 6, 2014DRAFT PRINCIPAL BUILDING A Height (stories/feet), max 3/35’ B Height (stories/feet), min 2/20’ Habitable space in the 3rd story must be fully contained within the pitched roof. See §325- 45.2B(11) ACCESSORY STRUCTURE C Height, (stories/feet), max 2/20’ FLOOR HEIGHT (PRINCIPAL BUILDING) D Street-level (floor to floor), min 9’ E 2nd story (floor to floor), min 9’ ROOF F Pitched roof Required Shed roof not allowed as primary roof G Pitch of principal gable, min/max 6:12/12:12 STREET FACADE A Length of blank wall, max 8’ DOORS AND ENTRIES B Functioning entry on the street-facing facade, min 1 For corner lots, one functioning entry is required on a street-facing facade PORCH C Front porch Required HEIGHT ACTIVATION B A C Street Stre e t F D E G Street Stre e t A B C 14 Collegetown Area Form Districts January 6, 2014DRAFT (3) Collegetown Residential 3 (CR-3) LOT SIZE A Area, min 1. One-family or two-family dwelling 3,000 sf 2. Multiple dwelling and other uses 3,500 sf B Width at street line, min 1. One-family or two-family dwelling 30’ 2. Multiple dwelling and other uses 40’ LOT COVERAGE C Lot coverage by buildings, max 40% D Green space, min 30% MIN OFF-STREET PARKING 1. Residence a. Up to 3 bed or sleeping rooms 1 space b. 4 and 5 bed or sleeping rooms 2 spaces c. Each add’l bed or sleeping room 1 space 2. Home occupation 1 space 3. Other uses See §325- 20D(3)(b) PRINCIPAL BUILDING A Front setback, min 10’ B Side setback, min 5’ C Rear setback (whichever is less), min 20’ or 20% of lot depth Spacing between primary structures on same parcel, min 10’ ACCESSORY STRUCTURE D Side setback, min 3’ E Rear setback, min 3’ F Square footage of footprint per unit, max 500 sf PARKING LOCATION G Garage setback from front facade, min 20’ H Parking setback at front facade LOT CRITERIA SITING Street Stre e t H G A A B C E D D F B Street Stre e t C C C D A 15Collegetown Area Form DistrictsJanuary 6, 2014DRAFT PRINCIPAL BUILDING A Height (stories/feet), max 3/35’ B Height (stories/feet), min 2/20’ Habitable space in the 3rd story must be fully contained within the pitched roof. See §325- 45.2B(11) ACCESSORY STRUCTURE C Height, (stories/feet), max 2/20’ FLOOR HEIGHT (PRINCIPAL BUILDING) D Street-level (floor to floor), min 9’ E 2nd story (floor to floor), min 9’ ROOF F Pitched roof Required Shed roof not allowed as primary roof G Pitch of principal gable, min/max 6:12/12:12 STREET FACADE A Facade length, max 45’ B Length of blank wall, max 8’ DOORS AND ENTRIES C Functioning entry on the street-facing facade, min 1 For corner lots, one functioning entry is required on a street-facing facade PORCH D Front porch Required HEIGHT ACTIVATION Street Stre e t C A G D E B F Street Stre e t C D A B 16 Collegetown Area Form Districts January 6, 2014DRAFT This Page Left Intentionally Blank 17Collegetown Area Form DistrictsJanuary 6, 2014DRAFT OAK AVE DRYDEN RD EDDY ST I T H A C A R D HOY RD COLLEGE AVE ELMWOOD AVE CORNELL ST LINDEN AVE B R YA N T A V E MITCHELL ST BLAIR ST DE LAWARE AV E COOK ST I R V I N G P L WORTH ST E STATE ST / M.L.K. JR ST RIDGEDALE RD FAIRMOUNT AVE CATHERINE ST O X F O R D P L HARVARD PL B R A N D O N P L BOOL ST S QUARRY ST SUMMIT AVE H O L L I S T E R D R E SENECA ST MAPLE AVE WILLIAMS ST MILLER ST FROSH ALLEY E BUFFALO ST ONEIDA PL C A S C A D I L L A P L ORCHARD PL DRYDEN CT MITCHELL ST CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 CR-4 F. Collegetown Residential 4 (CR-4) PURPOSE & INTENT The Collegetown Residential 4 district primarily contains multi-family dwelling units, and while single-family and two-family residential uses are permitted, it is expected that multi-family residential will remain the predominant use. The intent is this will be a medium-density residential district, consistent with the vision outlined in the 2009 Collegetown Urban Plan & Conceptual Design Guidelines to concentrate additional de- velopment in the central areas of Collegetown. This district serves as an essential bridge, both in density and built form, between the Collegetown Residential 1-3 and Mixed Use districts. Rede- velopment is encouraged, but it is essential that new construction meet the district requirements to ensure a consistent transition between the higher-density and lower-density zoning districts. District regulations permit buildings of up to 4 stories and 45 feet in height; a building must meet both requirements. Maximum lot coverage by buildings is greater than in the Collegetown Residential Districts 1-3 but not as high as al- lowed in the Mixed Use Districts. In terms of form, the district requirements provide prop- erty owners with choices between architectural features intended to create buildings compatible with those in adjacent zoning districts. Viewpoint of intent illustration above 18 Collegetown Area Form Districts January 6, 2014DRAFT (1) Collegetown Residential 4 (CR-4) LOT SIZE A Area, min 1. One-family or two-family dwelling 3,000 sf 2. Multiple dwelling and other uses 3,500 sf B Width at street line, min 1. One-family or two-family dwelling 30’ 2. Multiple dwelling and other uses 40’ LOT COVERAGE C Lot coverage by buildings, max 50% D Green space, min 25% MIN OFF-STREET PARKING Buildings that fully comply with the New York State Building Code or Residential Code for new construction: None, provided a transportation demand manage- ment plan is accepted by the Planning and Develop- ment Board during site plan review All other structures: 1.Residence a. Up to 3 bed or sleeping rooms 1 space b. 4 and 5 bed or sleeping rooms 2 spaces c. Each add’l bed or sleeping room 1 space 2. Home occupation 1 space 3. Other uses See §325- 20D(3)(b) PRINCIPAL BUILDING A Front setback, min 10’ B Side setback, min 1. Row house 0’ 2. All other structures 5’ C Rear setback (whichever is less), min 20’ or 20% of lot depth Spacing between primary structures on same parcel, min 5’ ACCESSORY STRUCTURE Side setback, min 3’ Rear setback, min 3’ Square footage of footprint per unit, max 500 sf PARKING LOCATION D Garage setback from front facade, min 20’ E Parking setback at front facade Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street. LOT CRITERIA SITING Street Stre e t E D A A B C Street Stree t C D B A 19Collegetown Area Form DistrictsJanuary 6, 2014DRAFT PRINCIPAL BUILDING A Height (stories/feet), max 4/45’ B Height (stories/feet), min 2/20’ ACCESSORY STRUCTURE Height, (stories/feet), max 2/20’ FLOOR HEIGHT (PRINCIPAL BUILDING) C Street-level (floor to floor), min 9’ D Upper-story (floor to floor), min 9’ ROOF E Pitched or flat roof Allowed STREET FACADE A Facade length, max 1. Row house 100’ 2. All other structures 45’ B Length of blank wall, max 8’ DOORS AND ENTRIES C Functioning entry on the street-facing facade, min 1 For corner lots, one functioning entry is required on a street-facing facade PORCH, STOOP OR RECESSED ENTRY D Front porch, stoop or recessed entry required for each functional entry HEIGHT ACTIVATION Street Stre e t B A C D E Street Stre e t C A D B 20 Collegetown Area Form Districts January 6, 2014DRAFT This Page Left Intentionally Blank 21Collegetown Area Form DistrictsJanuary 6, 2014DRAFT OAK AVE DRYDEN RD EDDY ST I T H A C A R D HOY RD COLLEGE AVE ELMWOOD AVE CORNELL ST LINDEN AVE B R Y A N T AV E MITCHELL ST BLAIR ST DEL AWARE AVE COOK ST I R V I N G P L WORTH ST E STATE ST / M.L.K. JR ST RIDGEDALE RD FAIRMOUNT AVE CATHERINE ST O X F O R D P L HARVARD PL B R A N D O N P L BOOL ST S QUARRY ST SUMMIT AVE H O L L I S T E R D R E SENECA ST MAPLE AVE WILLIAMS ST MILLER ST FROSH ALLEY E BUFFALO ST ONEIDA PL C A S C A D I L L A P L ORCHARD PL DRYDEN CT MITCHELL ST MU-1MU-1 MU-2 MU-2 MU-2 MU-2 G. Mixed Use (MU-1, MU-2) PURPOSE & INTENT The Mixed Use districts accommodate retail, office, service, hotel, and residential uses, and in most cases, multiple uses will be combined within the same building. The purpose is to create a dy- namic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. Located in central Collegetown, the Mixed Use districts allow the highest density within the Col- legetown Area Form Districts. Redevelopment is anticipated and encouraged (with the exception of designated local landmarks), and the intent is to concentrate the majority of additional develop- ment within these districts. The Mixed Use district regulations have been designed to encourage exceptional urban design and high-quality construction. The Mixed Use 1 district permits buildings of up to 5 stories and 70 feet in height while the Mixed Use 2 district allows buildings of up to 6 stories and 80 feet in height. A building cannot exceed either require- ment. While it may be feasible to design a build- ing with a greater number of stories within the maximum allowed height in feet, the intent of the district regulations is to meet both requirements. The additional building height in feet has been allowed for the purpose of providing adequate space for mechanicals and accommodating high- quality design features and finishes. An objective of both Mixed Use districts is to create an urban form that gives priority to pedestrians and encourages year-round com- mercial activity at the street level. Required form elements, such as a maximum distance between entries and a maximum length of blank wall, activate the street-level of buildings to engage pedestri- ans through this highly-traveled section of Collegetown. In addi- tion, front setback requirements have been incorporated to ensure adequate space to provide wider sidewalks, and a safer pedestrian environment. A required 10 foot chamfer or additional setback at corner lots within the Mixed Use 2 district will allow greater vis- ibility and natural light at busy intersections. Viewpoint of intent illustration above 22 Collegetown Area Form Districts January 6, 2014DRAFT (1) Mixed Use 1 (MU-1) LOT SIZE A Area, min 1. One-family or two-family dwelling 3,000 sf 2. Multiple dwelling and other uses 3,500 sf B Width at street line, min 1. One-family or two-family dwelling 30’ 2. Multiple dwelling and other uses 40’ LOT COVERAGE C Lot coverage by buildings, max 70% D Green space, min 10% MIN OFF-STREET PARKING None PRINCIPAL BUILDING A Front setback, min 5’ B Side setback, min 5’ 1. Row house 0’ 2. All other structures 5’ C Rear setback, min 10’ Spacing between primary structures on same parcel, min 5’ ACCESSORY STRUCTURE Side setback, min 0’ Rear setback, min 0’ Square footage of footprint per unit, max 500 sf PARKING LOCATION D Parking setback, from front facade, min 30’ Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street. LOT CRITERIA SITING Street Stree t C A A B D Street Stre e t C D B A 23Collegetown Area Form DistrictsJanuary 6, 2014DRAFT PRINCIPAL BUILDING A Height (stories/feet), max 5/70’ B Height (stories/feet), min 3/30’ ACCESSORY STRUCTURE Height, (stories/feet), max 2/20’ FLOOR HEIGHT (PRINCIPAL BUILDING) C Street-level (floor to floor), min 1. Residential 10’ 2. Commercial 12’ D Upper-story (floor to floor), min 10’ ROOF E Pitched or flat roof Allowed STREET FACADE A Facade length, max 1. Row house 150’ 2. All other structures 75’ B Length of blank wall, max 12’ DOORS AND ENTRIES C Distance between functioning street- facing entries, max 35’ Commercial entries must be functioning and usable during business hours. RECESSED ENTRY D Recessed entry required for each functional entry HEIGHT ACTIVATION Street Stre e t B A C D E Street Stre e t B A D C 24 Collegetown Area Form Districts January 6, 2014DRAFT (2) Mixed Use 2 (MU-2) LOT SIZE A Area, min 2,500 sf B Width at street line, min 25’ LOT COVERAGE C Lot coverage by buildings, max 100%, except as required for rear yard D Green space, min 0% MIN OFF-STREET PARKING None PRINCIPAL BUILDING* A Front setback, min/max 0’/2’ B Side setback, min 0’ C Rear setback, min 10’ ACCESSORY STRUCTURE Side setback, min 0’ Rear setback, min 0’ Square footage of footprint per unit, max 500 sf PARKING D Parking setback, from front facade, min 30’ Internal or underground parking must be wrapped by residential on street-facing facades (except for entries/exits) and may not be visible from a public street. * See §325-45.2G(3) Siting Exceptions LOT CRITERIA SITING* Street Stre e t C B A Street Stre e t CD A A B 25Collegetown Area Form DistrictsJanuary 6, 2014DRAFT PRINCIPAL BUILDING A Height (stories/feet), max 6/80’ B Height (stories/feet), min 4/45’ ACCESSORY STRUCTURE Height, (stories/feet), max 2/20’ FLOOR HEIGHT C Street-level (floor to floor), min 12’ D Upper-story (floor to floor), min 10’ ROOF E Flat roof Required STREET FACADE A Glazing, street-level story facade, min 65% B Length of blank wall, max 12’ DOORS AND ENTRIES C Distance between functioning street- facing entries, max 60’ Commercial entries must be functioning and usable during business hours. HEIGHT ACTIVATION Street Stree tBA C D E Street Stre e t C B A D 26 Collegetown Area Form Districts January 6, 2014DRAFT (3) Siting Exceptions The siting requirements for the MU-2 district are subject to the following exceptions: (a) In order to accommodate wider sidewalks and create a more pedestrian-friendly environment, a setback of a minimum of 5 feet and a maximum of 7 feet from the property line that abuts Dryden Road is required for all properties on the south side of the 100 and 200 blocks of Dryden Road as designated on the map below. EDDY ST DRYDEN RD COLLE GE AVE OAK AVE LINDEN AVE COOK ST B RYAN T AV E CATHERINE S T D E L AWA R E AV E SUMMIT AVE HOLLISTER DR C A S C A D I L L A P L H A R VA R D P L DRYDEN CT BLAIR ST MU-2 MU-2 MU-2 MU-2 (b) Buildings at all corner lots within the MU-2 district shall be chamfered at least 10 feet from the corner or setback a minimum of 5 feet from both street frontages. If chamferred, the chamfer shall extend from the ground to the top of the building, except for any stories that are stepped back beyond that dimension. (c) All street-facing facades on corner lots shall be considered front facades. 27Collegetown Area Form DistrictsJanuary 6, 2014DRAFT 325-45.3 Allowed Uses A. Use Table District Permitted Primary Use Permitted Accessory Use CR-1 1. One-family detached dwelling occupied by: a. An individual or family or func- tional family (see §325-3) plus not more than one unrelated occupant, or b. If dwelling is owner occupied, an individual or family plus not more than two unrelated occupants 2. Church and related buildings 3. Public park or playground 4. Library or fire station By Special Permit of Board of Zoning Ap- peals (§325-9): 5. Cemetery and related buildings 6. Public utility structure except office 7. Schools (all) and related buildings 1. Required off-street parking 2. Private garage for not more than 3 cars 3. Structures for construction purposes, not to remain over 2 years 4. Sign in connection with permitted use (see Sign Ordinance, Ch. 272 City Municipal Code) 5. By Special Permit: Towers or structures for receipt or transmission of electronic signals for commercial purposes or for generation of electricity to be used on the premises where generated in any district (see §325-9). Except for personal wireless services facilities. 6. By Special Permit: An accessory apartment (see §325-10). Permit required in all use districts. 7. Adult day care home 8. Home occupations: Special Permits required in certain situations (see §325-9C{i}). CR-2 1. One-family detached or semi-detached dwelling occupied by an individual or family or functional family plus not more than two unrelated occupants 2. Two-family dwelling, each unit of which may be occupied by an individual or family plus not more than two unrelated occupants. 3. Church and related buildings 4. Library or fire station 5. Public park or playground By Special Permit of Board of Zoning Ap- peals: 6. Bed and breakfast home 7. Cemetery and related buildings 8. Neighborhood commercial facility (see §325-3) 9. Nursery school, child day care center, group adult day care facility 10. Public utility structure except office 11. Schools (all) and related buildings 1. Required off-street parking 2. Private garage for not more than 3 cars 3. Structures for construction purposes, not to remain over two years 4. Sign in connection with permitted use (see Sign Ordinance, Ch. 272 City Municipal Code) 5. By Special Permit: Towers or structures for receipt or transmission of electronic signals for commercial purposes or for generation of electricity to be used on the premises where generated in any district (see §325-9). Except for personal wireless services facilities. 6. By Special Permit: An accessory apartment (see §325-10). Permit required in all use districts. 7. Adult day care home 8. Home occupations: Special Permits required in certain situations (see §325-9C{i}). 28 Collegetown Area Form Districts January 6, 2014DRAFT District Permitted Primary Use Permitted Accessory Use CR-3 1. One-family detached, semi-detached, or attached dwelling or two-family dwelling 2. Cooperative household (see §325-3) 3. Multiple dwelling (see §325-3) 4. Rooming or boarding house 5. Townhouse or garden apartment housing 6. Church and related buildings 7. Library or fire station 8. Nursery school, child day care center, group adult day care 9. Nursing, convalescent or rest home 10. Public park or playground By Special Permit of Board of Zoning Ap- peals: 11. Bed and breakfast home 12. Cemetery and related buildings 13. Hospital or sanatorium 14. Inn 15. Neighborhood commercial facility (see §325-3) 16. Public utility structure except office 17. Schools (all) and related buildings 1. Required off-street parking 2. Private garage for not more than 4 cars 3. Structures for construction purposes, not to remain over two years 4. Sign in connection with permitted use (see Sign Ordinance, Ch. 272 City Municipal Code) 5. By Special Permit: Towers or structures for receipt or transmission of electronic signals for commercial purposes or for generation of electricity to be used on the premises where generated in any district (see §325-9). Except for personal wireless services facilities. 6. By Special Permit: An accessory apartment (see §325-10). Permit required in all use districts. 7. Adult day care home 8. Home occupations: Special Permits required in certain situations (see §325-9C{i}). 9. Neighborhood parking area subject to regulations of §325-20(B) CR-4 1. One-family detached, semi-detached, or attached dwelling or two-family dwelling 2. Cooperative household (see §325-3) 3. Multiple dwelling (see §325-3) 4. Rooming or boarding house 5. Townhouse or garden apartment housing 6. Church and related buildings 7. Library or fire station 8. Nursery school, child day care center, group adult day care 9. Nursing, convalescent or rest home 10. Public park or playground By Special Permit of Board of Zoning Ap- peals: 11. Bed and breakfast home 12. Cemetery and related buildings 13. Hospital or sanatorium 14. Inn 15. Neighborhood commercial facility (see §325-3) 16. Public utility structure except office 17. Schools (all) and related buildings 1. Required off-street parking 2. Private garage for not more than 4 cars 3. Structures for construction purposes, not to remain over two years 4. Sign in connection with permitted use (see Sign Ordinance, Ch. 272 City Municipal Code) 5. By Special Permit: Towers or structures for receipt or transmission of electronic signals for commercial purposes or for generation of electricity to be used on the premises where generated in any district (see §325-9). Except for personal wireless services facilities. 6. By Special Permit: An accessory apartment (see §325-10). Permit required in all use districts. 7. Adult day care home 8. Home occupations: Special Permits required in certain situations (see §325-9C{i}). 9. Neighborhood parking area subject to regulations of §325-20(B) 29Collegetown Area Form DistrictsJanuary 6, 2014DRAFT District Permitted Primary Use Permitted Accessory Use MU-1 1. One-family detached, semi-detached, or attached dwelling or two-family dwelling 2. Bed and breakfast homes 3. Cooperative household (see §325-3) 4. Multiple dwelling (see §325-3) 5. Rooming or boarding house 6. Townhouse or garden apartment housing 7. Cemetery and related buildings 8. Church and related buildings 9. Library or fire station 10. Nursery school, child day care center, group adult day care 11. Nursing, convalescent or rest home 12. Public utility structure except office 13. Public park or playground 14. Schools (all) and related buildings 15. Business or professional office 16. Bank or monetary institution 17. Club, lodge, or private social center 18. Confectionery, millinery, dressmaking and other activities involving light hand fabrication as well as sales 19. Funeral home or mortuary 20. Hospital or sanatorium 21. Hotel 22. Inn 23. Neighborhood commercial facility (see §325-3) 24. Office of government 25. Public, private, or parochial school 26. Retail store or service commercial facility 27. Restaurant, fast food establishment, tavern 28. Theater, bowling alley, auditorium or other similar place of public assembly 1. Required off-street parking 2. Private garage for not more than 4 cars 3. Structures for construction purposes, not to remain over two years 4. Sign in connection with permitted use (see Sign Ordinance, Ch. 272 City Municipal Code) 5. By Special Permit: Towers or structures for receipt or transmission of electronic signals for commercial purposes or for generation of electricity to be used on the premises where generated in any district (see §325-9). Except for personal wireless services facilities. 6. By Special Permit: An accessory apartment (see §325-10). Permit required in all use districts. 7. Adult day care home 8. Home occupations: Special Permits required in certain situations (see §325-9C{i}). 9. Neighborhood parking area subject to regulations of §325-20(B) 30 Collegetown Area Form Districts January 6, 2014DRAFT District Permitted Primary Use Permitted Accessory Use MU-2 1. One-family detached, semi-detached, or attached dwelling or two-family dwelling 2. Bed and breakfast home 3. Cooperative household (see §325-3) 4. Multiple dwelling (see §325-3) 5. Rooming or boarding house 6. Townhouse or garden apartment housing 7. Cemetery and related buildings 8. Church and related buildings 9. Library or fire station 10. Nursery school, child day care center, group adult day care 11. Nursing, convalescent or rest home 12. Public utility structure except office 13. Public park or playground 14. Schools (all) and related buildings 15. Business or professional office 16. Bank or monetary institution 17. Club, lodge, or private social center 18. Confectionery, millinery, dressmaking and other activities involving light hand fabrication as well as sales 19. Funeral home or mortuary 20. Hospital or sanatorium 21. Hotel 22. Inn 23. Neighborhood commercial facility (see §325-3) 24. Office of government 25. Parking garage 26. Public, private, or parochial school 27. Retail store or service commercial facility 28. Restaurant, fast food establishment, tavern 29. Theater, bowling alley, auditorium or other similar place of public assembly 1. Required off-street parking 2. Private garage for not more than 4 cars 3. Structures for construction purposes, not to remain over two years 4. Sign in connection with permitted use (see Sign Ordinance, Ch. 272 City Municipal Code) 5. By Special Permit: Towers or structures for receipt or transmission of electronic signals for commercial purposes or for generation of electricity to be used on the premises where generated in any district (see §325-9). Except for personal wireless services facilities. 6. By Special Permit: An accessory apartment (see §325-10). Permit required in all use districts. 7. Adult day care home 8. Home occupations: Special Permits required in certain situations (see §325-9C{i}). 9. Neighborhood parking area subject to regulations of §325-20(B) 10. Employee, customer, or public parking areas (see §325-20) 31Collegetown Area Form DistrictsJanuary 6, 2014DRAFT B. Street-Level Active Uses Required (1) Within the MU-2 district, active uses are required on the street-level of all buildings fronting on those portions of College Avenue, Dryden Road, and Eddy Street designated on the map below. (2) Active street-level uses are one of the keys to vitality of the Collegetown core area. Active uses are defined as: (a) Retail store or service commercial facility (b) Restaurant, fast food establishment, or tavern (c) Theater, bowling alley, auditorium or other similar places of public assembly (d) Hotel (e) Library or fire station EDDY ST DRYDEN RD COLLEGE AVE OAK AVE LINDEN AVE COOK ST BRYANT AVE CATHERINE ST SUMMIT AVE DELAWARE AVE E SENECA ST WILLIAMS ST HI GHLAND PL E BUFFALO ST CASCADIL LA PL H A R VA R D P L DRYDEN CT MU-2 MU-2 MU-2 MU-2 Street-level active uses required in areas shown in solid red. Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 2 FULL ENVIRONMENTAL ASSESSMENT FORM PART 1—PROJECT INFORMATION Prepared by Project Sponsor NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered as part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on information currently available and will not involve new studies, research or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. Name of Action: Establishment of the Collegetown Area Form Districts and Rezoning of Portions of the R-1b, R-2a, R-2b, R-3a, R-3b, U-1, and B-2b Districts to Collegetown Residential (CR) and Mixed Use (MU) Location of Action: Collegetown area, City of Ithaca (see project description) Name of Applicant/Sponsor: City of Ithaca Address: 108 East Green Street City/Town/Village: Ithaca State: NY ZIP: 14850 Business Phone: (607) 274-6550 Name of Owner(If Different): Address: City/Town/Village: State: ZIP: Business Phone: Description of Action: 1. Establishment of the Collegetown Area Form Districts: Collegetown Residential (CR-1, CR-2, CR-3, and CR-4) and Mixed Use (MU-1, MU-2) zoning districts. 2. Rezoning of portions of the R-1b and R-3a zoning districts to CR-1; rezoning of portions of the R-2a, R- 2b, and R-3a zoning districts to CR-2; rezoning of portions of the R-1b, R-2a, R-2b, R-3a, and R-3b zoning districts to CR-3; rezoning of portions of the R-1b, R-3a, and R-3b zoning districts to CR-4; rezoning of portions of the R-3b zoning district to MU-1; and rezoning of portions of the R-3b, U-1 and B-2b zoning districts to MU-2. Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 3 Please Complete Each Question--Indicate N/A if not applicable A. SITE DESCRIPTION (Physical setting of overall project, both developed and undeveloped areas.) 1. Present Land Use: X Urban Industrial X Commercial X Public Forest Agricultural Other: 2. Total area of project area: ~ 40 Acres square feet (Chosen units apply to following section also) Approximate Area (Units in question 2 apply to this section) Presently After Completion 2a. Meadow or Brushland (non-agricultural) 0 0 2b. Forested 0 0 2c. Agricultural 0 0 2d. Wetland [as per Articles 24 of Environmental Conservation Law (ECL)] 0 0 2e. Water Surface Area 0 0 2f. Public Dryden Park 0.5 0.5 2g. Water Surface Area 0 0 2h. Unvegetated (rock, earth or fill) 0 0 2i. Roads, buildings and other paved surfaces (including yards) 39.5 39.5 2j. Other (indicate type) 0 0 3a. What is predominant soil type(s) on project site (e.g. HdB, silty loam, etc.): Hudson-Dunkirk; Howard- Palmyra; Cazenovia-Ovid 3b. Soil Drainage: N/A Well Drained ______% of Site Moderately Well Drained ______% of Site Poorly Drained ______% of Site 4a. Are there bedrock outcroppings on project site? Yes No X N/A 4b. What is depth of bedrock? N/A (feet) 4c. What is depth to the water table? N/A (feet) 5. Approximate percentage of proposed project site with slopes: 0-10% 45 % 10-15% 40 % 15% or greater 15 % 6a. Is project substantially contiguous to, or does it contain a building, site or district, listed on or eligible for the National or State Register of Historic Places? X Yes No N/A Contiguous to East Hill Historic District 6b. Or designated a local landmark or in a local landmark district? X Yes No N/A Grandview House (209 College Ave.); John Snaith House (140 College Ave.); contiguous to East Hill Historic District 7. Do hunting or fishing opportunities presently exist in the project area? Yes X No N/A If yes, identify each species: Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 4 SITE DESCRIPTION (Concluded) 8. Does project site contain any species of plant or animal life that is identified as threatened or endangered? Yes X No N/A According to: Identify each Species: 9. Are there any unique or unusual landforms on the project site? (i.e., cliffs, other geological formations) Yes X No N/A Describe: The project site is located within 100 feet of the Cascadilla Gorge. 10. Is the project site presently used by the community or neighborhood as an open space or recreation area? X Yes No N/A If yes, explain: Dryden Park 11. Does the present site offer or include scenic views known to be important to the community? X Yes No N/A Describe: long view over valley; views of distant hills, Cascadilla Gorge 12. Is project within or contiguous to a site designated a Unique Natural Area (UNA) or critical environmental area by a local or state agency? X Yes No N/A Describe: The project is contiguous to UNA-136 Cascadilla Gorge. There will be no physical change to the UNA as a result of this action. 13. Streams within or contiguous to project area: a. Names of stream or name of river to which it is a tributary: The project is contiguous to the Cascadilla Gorge. 14. Lakes, ponds, wetland areas within or contiguous to project area: N/A a. Name: b. Size (in acres): 15. Has the site been used for land disposal of solid or hazardous wastes? Yes X No N/A Describe: 16. Is the site served by existing public utilities? a. If Yes, does sufficient capacity exist to allow connection? b. If Yes, will improvements be necessary to allow connection? X Yes No N/A X Yes No N/A Yes No N/A To Be Determined Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 5 B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project (fill in dimensions as appropriate) 1a. Total contiguous area owned by project sponsor in acres: 40 or square feet: 1b. Project acreage developed: 40 Acres initially 40 Acres ultimately all developed; no change 1c. Project acreage to remain undeveloped: N/A 1d. Length of project in miles: (if appropriate) _______ N/A ____ or feet: _____________ 1e. If project is an expansion, indicate percent of change proposed: N/A 1f. Number of off-street parking spaces existing: N/A proposed: _______ N/A ____ 1g. Maximum vehicular trips generated (upon completion of project) per day: __N/A__ and per hour: N/A_ 1h. Height of tallest proposed structure: No new structures are proposed. The proposed zoning would allow for construction of structures of up to a maximum of 6 stories and 80 feet in some areas. 1j. Linear feet of frontage along a public street or thoroughfare that the project will occupy? ___ N/A ____ 2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site: _______ N/A ____ or added to the site: ___________________________________ 3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site: acres: _______ N/A ____ type of vegetation:_______________________________________________ 4. Will any mature trees or other locally important vegetation be removed by this project? No 5. Are there any plans for re-vegetation to replace that removed during construction? N/A 6. If single phase project, anticipated period of construction N/A months, (including demolition) 7. If multi-phased project, anticipated period of construction____ N/A _____ months, (including demolition) 7a. Total number of phases anticipated: _______ N/A _____________________ 7b. Anticipated date of commencement for first phase N/A month year, (including demolition) 7c. Approximate completion date of final phase N/A month N/A year. 7d. Is phase one financially dependent on subsequent phases? Yes No X N/A 8. Will blasting occur during construction? Yes No X N/A; if yes, explain: 9. Number of jobs generated: during construction____ 0 ______ after project is completed__ 0____ 10. Number of jobs eliminated by this project: 0 Explain: 11. Will project require relocation of any projects or facilities? Yes X No N/A; if yes, explain: 12a. Is surface or subsurface liquid waste disposal involved? Yes X No N/A; if yes, explain: 12b. If #12a is yes, indicate type of waste (sewage, industrial, etc): 12c. If surface disposal, where specifically will effluent be discharged? 13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased by proposal? Yes X No N/A; if yes, explain: 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood plain? Yes X No N/A Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 6 14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver Creek? (Circle all that apply) 14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 Of the ECL? Yes X No N/A; 14d. If #14a, b or c is yes, explain: Part of the area proposed for re-zoning under this action is located directly south of Cascadilla Creek. The action will not result in any physical change to Cascadilla Gorge or Cascadilla Creek. Subsequent development proposals will be subject to their own separate environmental review that will be no less protective of the environment. 15a. Does project involve disposal or solid waste? Yes X No N/A; 15b. If #15a is yes, will an existing solid waste disposal facility be used? Yes No N/A; 15c. If #15b is yes, give name of disposal facility: and its location: 15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill? Yes No X N/A; if yes, explain: 15e. Will any solid waste be disposed of on site? Yes X No N/A; if yes, explain: 16. Will project use herbicides or pesticides? Yes X No N/A; if yes, specify: 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places or a local landmark or in a landmark district? X Yes No N/A; if yes, explain: The area proposed for re-zoning includes two designated local landmarks, the Grandview House (209 College Ave.) and the John Snaith House (140 College Ave.). The proposed zoning will not be incompatible with these landmarks. Any new construction and exterior alterations on the same tax parcel as an individually designated local landmark are subject to review and approval by the Ithaca Landmarks Preservation Commission for compliance with Sections 228-5 (B) and (C) of the Municipal Code. 18. Will project produce odors? Yes X No N/A; if yes, explain: 19. Will project product operating noise exceed the local ambient noise level during construction? Yes No X N/A; After construction? Yes No X N/A 20. Will project result in an increase of energy use? Yes X No N/A; if yes, indicate type(s) 21. Total anticipated water usage per day: gals/day. N/A Source of water Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 7 C. ZONING AND PLANNING INFORMATION 1. Does the proposed action involve a planning or zoning decision? X Yes No N/A; if yes, indicate the decision required: X Zoning Amendment Zoning Variance New/revision of master plan Subdivision Site Plan Special Use Permit Resource Management Plan Other: 2. What is the current zoning classification of site? R-1b; R-2a; R-2b; R-3a; R-3b; U-1; B-2b 3. If the site is developed as permitted by the present zoning, what is the maximum potential development? • Currently, the area proposed to be re-zoned includes approximately 5.4 acres that are zoned R-1b. R-1b allows for 25% lot coverage and 3 stories of building height. For these areas, the maximum potential build out calculation is approximately 177,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 4.7 acres that are zoned R-2a. R-2a allows for 30% lot coverage and 3 stories of building height. For these areas, the maximum potential build out calculation is approximately 184,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 4.5 acres that are zoned R-2b. R-2b allows for 35% lot coverage and 3 stories of building height. For these areas, the maximum potential build out calculation is approximately 205,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 9.4 acres that are zoned R-3a. R-3a allows for 35% lot coverage and 4 stories of building height. For these areas, the maximum potential build out calculation is approximately 574,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 7.4 acres that are zoned R-3b. R-3b allows for 40% lot coverage and 4 stories of building height. For these areas, the maximum potential build out calculation is approximately 515,000 square feet of space. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • Currently, the area proposed to be re-zoned includes approximately 0.1 acres that are zoned U-1. U-1 allows for U-1 lot coverage and up to 175’ in building height, except that within 200’ of residential districts, the maximum building height is limited to 15’ more than the maximum building height of the adjacent residential district. In this particular case, the area zoned U-1 is adjacent to an R-3b district and maximum building height is limited to 55’. The maximum potential build out calculation is approximately 25,000 square feet of space. This assumes a maximum of 5 stories. • Currently, the area proposed to be re-zoned includes approximately 8.7 acres that are zoned B-2b. B-2b allows for 100% lot coverage and 6 stories of building height. For these areas, the maximum potential build out calculation is approximately 2.27 million square feet of space. This maximum build out calculation does not take into consideration requirements for a 10’ rear yard setback or Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 8 required off-street parking. Zoning District Square Footage of District to be Rezoned Acres of District to be Rezoned Maximum Allowable Height (in feet) Maximum Allowable Height (in stories) Maximum % Lot Coverage Maximum Potential Square Footage R-1b 235,870 5.4 35 3 25% 176,903 R-2a 203,978 4.7 35 3 30% 183,580 R-2b 195,576 4.5 35 3 35% 205,355 R-3a 410,040 9.4 40 4 35% 574,056 R-3b 322,094 7.4 40 4 40% 515,350 U-1 5,059 0.1 55 5 100% 25,295 B-2b 378,386 8.7 60 6 100% 2,270,316 Maximum Build Out Potential 3,950,855 . 4. Is proposed use consistent with present zoning? Yes X No N/A The proposed action is a re- zoning. 5. If #4 is no, indicate desired zoning: • Rezoning from R-1b to CR-1 of the following parcels: 64.-6-1; 64.-6-2.2; 64.-6-3; 64.-7-2; 64.-7- 3; 64.-7-4; 64.-7-5; 64.-7-6; 65.-2-1; 65.-2-2; 65.-2-3; 65.-2-4; 65.-2-5; 67.-2-8; 67.-2-9; 67.-2-10; 67.-2-11; 67.-3-18; 67.-3-19; 67.-3-20; 67.-3-21; 67.-3-22; 83.-6-2; and 84.-1-1. • Rezoning from R-3a to CR-1 of the following parcel: 64.-7-1. • Rezoning from R-2a to CR-2 of the following parcels: 64.-3-1; 64.-3-2; 64.-3-3; 64.-3-4; 64.-3-5; 64.-3-6; 64.-3-7; 64.-3-8; 64.-4-1; 64.-4-2; 64.-4-3; 64.-4-4; 64.-4-5; 64.-5-1; 64.-5-2; 64.-5-3; 64.- 5-4; 64.-8-7; 64.-8-8; and 65.-1-1. • Rezoning from R-2b to CR-2 of the following parcels: 68.-6-12; 68.-6-13; 68.-6-14; 68.-6-15; 68.- 7-2; 68.-7-3; 68.-7-4; 68.-7-5; 68.-7-6; 68.-7-7; 68.-7-8; 68.-8-6; 68.-8-9; 83.-3-2; 83.-3-3; 83.-3-4; 83.-3-5; 83.-3-6.1; 83.-3-6.2; 83.-3-7; 83.-3-8; 83.-3-9; 83.-4-1; 83.-4-3; 83.-4-4; 83.-4-5; 83.-4-6; 83.-6-1; and 83.-6-3. • Rezoning from R-3a to CR-2 of the following parcels: 64.-1-1; 64.-1-2; 64.-1-4; 64.-8-9; 64.-8-10; 65.-1-2; 65.-1-3; 65.-1-4; and 65.-1-5. • Rezoning from R-1b to CR-3 of the following parcel: a portion of 67.-2-5 • Rezoning from R-2a to CR-3 of the following parcels: 64.-2-9; 64.-2-11; 64.-2-13; 64.-8-6 and a portion of 64.-2-13. • Rezoning from R-2b to CR-3 of the following parcels: 67.-2-3; 67.-2-4; 67.-3-23; 67.-3-24; 67.-3- 25; 67.-3-26; and a portion of 67.-2-5. • Rezoning from R-3a to CR-3 of the following parcels: 64.-2-7; 64.-2-8; 64.-8-1; 64.-8-2; 64.-8-3; 64.-8-4; 64.-8-5; 64.-8-11; 64.-9-3; 64.-9-4; 64.-9-5; 67.-3-2; 67.-3-3; 68.-5-14; 68.-5-15; 68.-5-16; 68.-5-17; 68.-5-18; 68.-5-19; 68.-6-1; 68.-6-16; 68.-6-17; 68.-6-18; 68.-6-19; and a portion of 64.- 2-13. • Rezoning from R-3b to CR-3 of the following parcels: 64.-9-7; 64.-9-8; and 64.-9-9. • Rezoning from R-1b to CR-4 of the following parcels: 67.-2-1; 67.-2-2; 67.-2-12; 67.-2-13; 67.-2- 14; 67.-2-15; 67.-2-16; 67.-2-17; and 67.-2-18. • Rezoning from R-3a to CR-4 of the following parcels: 64.-2-2; 64.-2-4; 64.-2-5; 64.-2-6; 64.-2-14; 64.-2-15; 64.-2-17; 64.-2-18; 64.-2-19; 64.-2-20; and 64.-2-22. Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 9 • Rezoning from R-3b to CR-4 of the following parcels: 64.-9-1; 64.-9-2; 64.-9-6; 64.-9-10; 64.-10- 7; 64.-10-8; 64.-10-9; 64.-10-10; 64.-10-11; 64.-10-13; 67.-1-4; 67.-1-5; 67.-1-6; 67.-1-7; 67.-1-8; 67.-3-1; 67.-3-29; 67.-3-30; 67.-3-31; 68.-4-3; 68.-4-9; 68.-4-10; 68.-4-11; 68.-4-12; 68.-4-13; 68.- 4-14; 68.-4-15; 68.-5-2; 68.-5-3; 68.-5-4; 68.-5-5; 68.-5-6; 68.-5-7; 68.-5-8; 68.-5-9; 68.-6-2; 68.-6- 3; 68.-6-4; 68.-6-5; 68.-6-6; 68.-6-7; 68.-6-8; 68.-6-9; 68.-6-10; 68.-6-11; 83.-4-2; and portions of 64.-10-15; 67.-1-1; and 67.-1-3. • Rezoning from B-2b to CR-4 of the following parcel: a portion of 68.-4-10. • Rezoning from R-3b to MU-1 of the following parcels: 67.-1-9; 67.-1-10; 67.-1-11; 67.-1-12; 68.- 5-10; 68.-5-11; 68.-5-12; 68.-5-13; and a portion of 67.-1-3. • Rezoning from R-3a to MU-2 of the following parcels: 64.-2-23; and 64.-2-24. • Rezoning from R-3b to MU-2 of the following parcels: 64.-10-6; and a portion of 63.-6-17. • Rezoning from U-1 to MU-2 of the following parcel: portions of 63.-5-2; 63.-5-8; and 64.-2-1. • Rezoning from B-2b to MU-2 of the following parcels: 63.-5-3; 63.-5-5; 63.-5-7; 63.-5-9; 63.-6-1; 63.-6-2; 63.-6-3; 63.-6-4; 63.-6-5; 63.-6-8; 63.-6-14; 63.-6-19; 63.-6-20; 63.-6-21; 63.-6-23; 63.-6- 24; 63.-6-25; 63.-6-26; 64.-2-26; 64.-2-27; 64.-2-28; 64.-2-29; 64.-2-30; 64.-2-31; 64.-2-32; 64.- 10-1; 64.-10-2; 64.-10-3; 64.-10-4; 64.-10-5; 64.-10-17.2; 64.-10-18; 64.-10-19; 64.-10-20; 64.-10- 21; 68.-4-6; 68.-4-7; 68.-4-8; and portions of 63.-5-2; 63.-5-8; 63.-6-17; 64.-2-1; 64.-10-15; and 67.-1-1. 6. If the site is developed by the proposed zoning, what is the maximum potential development of the site? • The areas proposed to be re-zoned CR-1 include approximately 4.1 acres. The proposed CR-1 district regulations would allow buildings of up to 3 stories and maximum lot coverage of 30%. This could result in a maximum potential build out of approximately 160,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • The areas proposed to be re-zoned CR-2 include approximately 9.3 acres. The proposed CR-2 district regulations would allow buildings of up to 3 stories and maximum lot coverage of 35%. This could result in a maximum potential build out of approximately 424,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • The areas proposed to be re-zoned CR-3 include approximately 6.3 acres. The proposed CR-3 district regulations would allow buildings of up to 3 stories and maximum lot coverage of 40%. This could result in a maximum potential build out of approximately 329,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • The areas proposed to be re-zoned CR-4 include approximately 9.7 acres. The proposed CR-4 district regulations would allow buildings of up to 4 stories and maximum lot coverage of 50%. This could result in a maximum potential build out of approximately 845,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks or required off-street parking. • The areas proposed to be re-zoned MU-1 include approximately 1.4 acres. The proposed MU-1 district regulations would allow buildings of up to 5 stories and maximum lot coverage of 75%. This could result in a maximum potential build out of approximately 213,000 square feet within this district. This maximum build out calculation does not take into consideration requirements for front, side, and rear yard setbacks. • The areas proposed to be re-zoned MU-2 include approximately 9.2 acres. The proposed MU-2 district regulations would allow buildings of up to 6 stories and maximum lot coverage of 100%. Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 10 This could result in a maximum potential build out of approximately 2.39 million square feet within this district. This maximum build out calculation does not take into consideration requirements for the required 10’ rear yard setback or the proposed Dryden Road setback. Propos ed Zoning Districts Square Footage of District to be Rezoned Acres of District to be Rezoned Maximum Allowable Height (in feet) Maximum Allowable Height (in stories) Maximum % Lot Coverage Maximum Potential Square Footage CR-1 177,982 4.1 35 3 30% 160,184 CR-2 403,940 9.3 35 3 35% 424,137 CR-3 274,290 6.3 35 3 40% 329,148 CR-4 422,347 9.7 45 4 50% 844,694 MU-1 60,854 1.4 70 5 70% 212,989 MU-2 398,750 9.2 80 6 100% 2,392,500 Maximum Buildout Potential 4,363,652 7. Is the proposed action consistent with the recommended uses in adopted local land-use plans? X Yes No N/A; If no, explain: See “2009 Collegetown Urban Plan & Conceptual Design Guidelines” 8. What is the dominant land use and zoning classification within a ¼ mile radius of the project? (e.g. R-1a or R-1b) R-1a; R-1b; R-2a; R-2b; R-3a; R-3aal R-3b; P-1; U-1; B-2b; B-2d; CBD-60 9. Is the proposed action compatible with adjacent land uses? X Yes No N/A Explain: 10a. If the proposed action is the subdivision of land, how many lots are proposed? N/A 10b. What is the minimum lot size proposed? N/A 11. Will the proposed action create a demand for any community-provided services? (recreation, education, police, fire protection, etc.) ? Yes X No N/A Explain: The proposed action is a re-zoning. Any new construction will undergo its own environmental review that will be no less protective of the environment and will assess any impacts on community-provided services. If yes, is existing capacity sufficient to handle projected demand? Yes No N/A Explain: 12. Will the proposed action result in the generation of traffic significantly above present levels? Yes X No N/A If yes, is the existing road network adequate to handle the additional traffic? Yes No N/A Explain: Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 11 D. APPROVALS 1. Approvals: Common Council Adoption 2a. Is any Federal permit required? Yes X No N/A; Specify: 2b. Does project involve State or Federal funding or financing? Yes X No N/A; If Yes, Specify: 2c. Local and Regional approvals: Agency Yes or No Type of Approval Required Submittal Date Approval Date Common Council Yes Adoption Board of Zoning Appeals (BZA) No Planning & Development Board No Ithaca Landmarks Preservation Commission (ILPC) No Board of Public Works (BPW) No Fire Department No Police Department No Building Commissioner No Ithaca Urban Renewal Agency (IURA) No Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 13 City of Ithaca Long Environmental Assessment Form PART 2 – PROJECT IMPACTS AND THEIR MAGNITUDES Project Name: Establishment of the Collegetown Area Form Districts and Rezoning of Portions of the R-1b, R-2a, R-2b, R-3a, R-3b, and B-2b Districts to Collegetown Residential (CR) and Mixed Use (MU) IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of length), or where the general slope in the project exceeds 10%. Yes No Construction on land where the depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e. rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in a designated floodway. Yes No Other impacts: Yes No 2. Will there be an effect on any unique landforms found on the site? (i.e. cliffs, gorges, geological formations, etc.) Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Specific land forms: Yes No IMPACT ON WATER 3. Will project affect any water body designated as protected? (Under article 15 or 24 of the Environmental Conservation Law, E.C.L.) Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Developable area of site contains a protected water body Yes No Dredging more than 100 cubic yards of material from channel of a protected stream. Yes No Extension of utility distribution facilities through a protected water body. Yes No Construction in a designated freshwater wetland. Yes No Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 14 Other impacts: Yes No 4. Will project affect any non-protected existing or new body of water? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? A 10% increase or decrease in the surface area of any body of water or more than a 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of a body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake or the Cayuga Inlet? Yes No Other impacts: Part of the area proposed for re-zoning under this action is located directly south of Cascadilla Creek. The action will not result in any physical change to Cascadilla Creek or Cascadilla Gorge. Subsequent development proposals will be subject to their own separate environmental review that will be no less protective of the environment. X Yes No 5. Will project affect surface or groundwater quality? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Project will require a discharge permit. Yes No Project requires use of a source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which presently do not exist or have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed Action will require the storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts: Yes No 6. Will project alter drainage flow, drainage patterns or surface water runoff? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Project would impede floodwater flows. Yes No Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 15 Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts: Other impacts: Yes No IMPACT ON AIR 7. Will project affect air quality? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts: Yes No IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Reduction of any species listed on the New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts: Yes No 9. Will proposed action substantially affect non- threatened or non-endangered species? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Proposed action would substantially interfere with any resident or migratory fish or wildlife species. Yes No Proposed action requires the removal or more than 1/2 acre of mature woods or other locally important vegetation. Yes No Other impacts: Yes No IMPACT ON AESTHETIC RESOURCE Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 16 10. Will the proposed action affect views, vistas or the visual character of the neighborhood or community? X Yes No See Part III Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Proposed land uses, or proposed action components obviously different from or in sharp contrast to current surrounding land use patterns, whether man-made or natural. Yes No Proposed land use, or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in the elimination or major screening of scenic views known to be important to the area. Yes No Other impacts: Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric or paleontological importance? X Yes No See Part III Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Proposed action occurring wholly or partially within or contiguous to any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within or contiguous to any site designated as a local landmark or in a landmark district. X Yes X No Other impacts: X Yes X No Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 17 IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces or recreational opportunities? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts: Yes No IMPACT ON UNIQUE NATURAL AREAS AND CRITICAL ENVIRONMENTAL AREAS 13. Will the proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Proposed Action to locate within a UNA or CEA? Yes No Proposed Action will result in a reduction in the quality of the resource Yes No Proposed Action will impact the use, function or enjoyment of the resource Yes No Other impacts: Yes X No IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? X Yes No See Part III Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: X Yes No IMPACT ON ENERGY 15. Will proposed action affect the community's sources of fuel or energy supply? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 18 Proposed action requiring the creation or extension of an energy transmission or supply system to serve more than 50 single or two family residences. Yes No Other impacts: Yes No IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration or electrical disturbance during construction of or after completion of this proposed action? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day) Yes No Proposed action will produce operating noise exceeding the local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as a noise screen. Yes No Other impacts: Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes X No Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? Proposed action will cause a risk of explosion or release of hazardous substances (i.e. oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be a chronic low-level discharge or emission. Yes No Proposed action may result in the burial of “hazardous wastes” in any form (i.e. Toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in the excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in the handling or disposal or hazardous wastes (i.e. toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid or contain gases.) Yes No Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization or the control of vegetation, insects or animal life on the premises of any residential, commercial or industrial property in excess of 30,000 square feet. Yes No Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 19 Other impacts: Yes No IMPACT GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? X Yes No See Part III Small to Moderate Impact Potential Large Impact Can Impact be Reduced by Project Change? The population of the City in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals: Yes No Proposed action will cause a change in the density of land use. X Yes X No The proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create a demand for additional community services (e.g. schools, police, and fire, etc. Yes No Proposed action will set an important precedent for future actions. X Yes X No Proposed action will relocate 15 or more employees in one or more businesses. Yes No Other impacts: Yes No 19. Is there public controversy concerning the proposed action? Yes No TBD – See Part III If any action in part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to part 3. Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 20 City of Ithaca Full Environmental Assessment Form—Part III Establishment of the Collegetown Area Form Districts and Rezoning of Portions of the R-1b, R-2a, R- 2b, R-3a, R-3b, and B-2b Districts to Collegetown Residential (CR) and Mixed Use (MU) PROPOSED ACTION The proposed Collegetown Area Form Districts is one of the key recommendations of the “2009 Collegetown Urban Plan & Conceptual Design Guidelines,” endorsed by the Common Council on August 5, 2009. The proposed zoning is a hybrid code in that it is a mix of a form-based code and traditional Euclidean zoning. It includes regulation of physical form that is the focus of form-based codes but also includes regulation of use and density found in traditional zoning. The adoption of the Collegetown Area Form Districts would establish six new zoning districts and re-zone 243 properties in the Collegetown area. The principal goals of the proposed code are to: (1) encourage exceptional urban design and high-quality construction; (2) regulate elements of building form to ensure a consistent transition between districts; (3) concentrate additional development in the central areas of Collegetown and protect the character of the surrounding established residential neighborhoods; (4) preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and (5) promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes of transportation. This action is the establishment of the Collegetown Area Form Districts: Collegetown Residential 1-4 (CR-1, CR-2, CR-3, and CR-4) and Mixed Use 1 & 2 (MU-1, MU-2) zoning districts and the rezoning of the following parcels: • Rezoning from R-1b to CR-1 of the following parcels: 64.-6-1; 64.-6-2.2; 64.-6-3; 64.-7-2; 64.-7- 3; 64.-7-4; 64.-7-5; 64.-7-6; 65.-2-1; 65.-2-2; 65.-2-3; 65.-2-4; 65.-2-5; 67.-2-8; 67.-2-9; 67.-2-10; 67.-2-11; 67.-3-18; 67.-3-19; 67.-3-20; 67.-3-21; 67.-3-22; 83.-6-2; and 84.-1-1. • Rezoning from R-3a to CR-1 of the following parcel: 64.-7-1. • Rezoning from R-2a to CR-2 of the following parcels: 64.-3-1; 64.-3-2; 64.-3-3; 64.-3-4; 64.-3-5; 64.-3-6; 64.-3-7; 64.-3-8; 64.-4-1; 64.-4-2; 64.-4-3; 64.-4-4; 64.-4-5; 64.-5-1; 64.-5-2; 64.-5-3; 64.- 5-4; 64.-8-7; 64.-8-8; and 65.-1-1. • Rezoning from R-2b to CR-2 of the following parcels: 68.-6-12; 68.-6-13; 68.-6-14; 68.-6-15; 68.-7-2; 68.-7-3; 68.-7-4; 68.-7-5; 68.-7-6; 68.-7-7; 68.-7-8; 68.-8-6; 68.-8-9; 83.-3-2; 83.-3-3; 83.- 3-4; 83.-3-5; 83.-3-6.1; 83.-3-6.2; 83.-3-7; 83.-3-8; 83.-3-9; 83.-4-1; 83.-4-3; 83.-4-4; 83.-4-5; 83.- 4-6; 83.-6-1; and 83.-6-3. • Rezoning from R-3a to CR-2 of the following parcels: 64.-1-1; 64.-1-2; 64.-1-4; 64.-8-9; 64.-8- 10; 65.-1-2; 65.-1-3; 65.-1-4; and 65.-1-5. • Rezoning from R-1b to CR-3 of the following parcel: a portion of 67.-2-5 • Rezoning from R-2a to CR-3 of the following parcels: 64.-2-9; 64.-2-11; 64.-2-13; 64.-8-6 and a portion of 64.-2-13. • Rezoning from R-2b to CR-3 of the following parcels: 67.-2-3; 67.-2-4; 67.-3-23; 67.-3-24; 67.-3- 25; 67.-3-26; and a portion of 67.-2-5. • Rezoning from R-3a to CR-3 of the following parcels: 64.-2-7; 64.-2-8; 64.-8-1; 64.-8-2; 64.-8-3; 64.-8-4; 64.-8-5; 64.-8-11; 64.-9-3; 64.-9-4; 64.-9-5; 67.-3-2; 67.-3-3; 68.-5-14; 68.-5-15; 68.-5- 16; 68.-5-17; 68.-5-18; 68.-5-19; 68.-6-1; 68.-6-16; 68.-6-17; 68.-6-18; 68.-6-19; and a portion of 64.-2-13. • Rezoning from R-3b to CR-3 of the following parcels: 64.-9-7; 64.-9-8; and 64.-9-9. • Rezoning from R-1b to CR-4 of the following parcels: 67.-2-1; 67.-2-2; 67.-2-12; 67.-2-13; 67.-2- Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 21 14; 67.-2-15; 67.-2-16; 67.-2-17; and 67.-2-18. • Rezoning from R-3a to CR-4 of the following parcels: 64.-2-2; 64.-2-4; 64.-2-5; 64.-2-6; 64.-2- 14; 64.-2-15; 64.-2-17; 64.-2-18; 64.-2-19; 64.-2-20; and 64.-2-22. • Rezoning from R-3b to CR-4 of the following parcels: 64.-9-1; 64.-9-2; 64.-9-6; 64.-9-10; 64.-10- 7; 64.-10-8; 64.-10-9; 64.-10-10; 64.-10-11; 64.-10-13; 67.-1-4; 67.-1-5; 67.-1-6; 67.-1-7; 67.-1-8; 67.-3-1; 67.-3-29; 67.-3-30; 67.-3-31; 68.-4-3; 68.-4-9; 68.-4-10; 68.-4-11; 68.-4-12; 68.-4-13; 68.- 4-14; 68.-4-15; 68.-5-2; 68.-5-3; 68.-5-4; 68.-5-5; 68.-5-6; 68.-5-7; 68.-5-8; 68.-5-9; 68.-6-2; 68.- 6-3; 68.-6-4; 68.-6-5; 68.-6-6; 68.-6-7; 68.-6-8; 68.-6-9; 68.-6-10; 68.-6-11; 83.-4-2; and portions of 64.-10-15; 67.-1-1; and 67.-1-3. • Rezoning from B-2b to CR-4 of the following parcel: a portion of 68.-4-10. • Rezoning from R-3b to MU-1 of the following parcels: 67.-1-9; 67.-1-10; 67.-1-11; 67.-1-12; 68.- 5-10; 68.-5-11; 68.-5-12; 68.-5-13; and a portion of 67.-1-3. • Rezoning from R-3a to MU-2 of the following parcels: 64.-2-23; and 64.-2-24. • Rezoning from R-3b to MU-2 of the following parcels: 64.-10-6; and a portion of 63.-6-17. • Rezoning from U-1 to MU-2 of the following parcel: portions of 63.-5-2; 63.-5-8; and 64.-2-1. • Rezoning from B-2b to MU-2 of the following parcels: 63.-5-3; 63.-5-5; 63.-5-7; 63.-5-9; 63.-6-1; 63.-6-2; 63.-6-3; 63.-6-4; 63.-6-5; 63.-6-8; 63.-6-14; 63.-6-19; 63.-6-20; 63.-6-21; 63.-6-23; 63.-6- 24; 63.-6-25; 63.-6-26; 64.-2-26; 64.-2-27; 64.-2-28; 64.-2-29; 64.-2-30; 64.-2-31; 64.-2-32; 64.- 10-1; 64.-10-2; 64.-10-3; 64.-10-4; 64.-10-5; 64.-10-17.2; 64.-10-18; 64.-10-19; 64.-10-20; 64.-10- 21; 68.-4-6; 68.-4-7; 68.-4-8; and portions of 63.-5-2; 63.-5-8; 63.-6-17; 64.-2-1; 64.-10-15; and 67.-1-1. ENVIRONMENTAL IMPACTS Impact on Land – No Impact There are no immediate impacts on land that are anticipated as a result of this re-zoning. The proposed zoning will allow for taller buildings and buildings that cover a larger portion of the lot to be constructed in some locations; however, there will be no immediate change in the built environment as a result of this action. Any new construction will undergo a separate environmental review that will be no less protective of the environment and will assess any impacts on land. Impact on Water – No Impact There are no impacts on water anticipated as a result of this action. Impact on Air – No Impact There are no impacts on air anticipated as a result of this action. Impact on Plants and Animals – No Impact There are no impacts on plants or animals anticipated as a result of this action. Impact on Aesthetic Resources – Small to Moderate Impact The Collegetown Area Form District is a hybrid code that includes regulation of use, density, and physical form with the intention of creating an exceptional urban environment. The existing built environment was a key consideration during the preparation of the hybrid code, and the proposed code emphasizes compatibility with the existing structures, particularly in the residential zones, and consistent transitions between districts. The proposed zoning would allow for taller structures and structures of greater lot coverage to be constructed in certain areas of Collegetown; however, the code’s form requirements minimize the impacts of the increased height and lot coverage. It is also important to note that building height is measured in stories and Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 22 feet, and a building must meet both requirements. Additional height in feet is provided to allow adequate space for mechanicals and high-quality design finishes. While it may be feasible to design a building with a greater number of stories within the maximum allowed height in feet, the building must meet both requirements. The largest change in maximum building height will be from 40’ (existing) to 70’ (proposed) or 4 stories (existing) to 5 stories (proposed) in the proposed MU-1 district. This district would also have the greatest change in lot coverage (from 40% to 70%). A maximum façade length of 150’ for row houses and 75’ for all other structures is proposed in this district to break up buildings and allow light and views between structures. The tallest permitted structures will be in the MU-2 district, where a maximum building height of 6 stories and 80’ is proposed (currently 6 stories and 65’). While a potential increase of 15’ in overall building height is possible, the district will remain at its current maximum of 6 stories. No maximum façade length is proposed, but the current built environment in this district does not include any breaks between structures. Additional form requirements help address viewshed concerns in the dense MU-2 district. An additional 5’- 7’ setback along the 100- and 200-blocks of Dryden Road will open the view through this corridor while achieving the primary objective of providing additional space for wider sidewalks. Either (1) a 10’ chamfer or (2) a 5’ setback on corner lots within the MU-2 district will provide additional light and air at busy intersections. New construction is not expected to eliminate any scenic views that are significant to the community. However, any new construction will have to undergo a full environmental review that will be no less protective of the environment and will assess any impacts on views. See also “Impact on Growth and Character of Community or Neighborhood” Impact on Historic and Archaeological Resources – Small to Moderate Impact The project includes the re-zoning of two designated local landmarks, the Grandview House (209 College Avenue) and the John Snaith House (140 College Avenue). The proposed zoning will not be incompatible with these landmarks. Regardless of the underlying zoning, all new construction and exterior alterations on the same tax parcel as an individually designated local landmark are subject to review and approval by the Ithaca Landmarks Preservation Commission for compliance with Sections 228-5 (B) and (C) of the Municipal Code. At its meeting on November 12, 2013, the Ithaca Landmarks Preservation Commission reviewed the proposed Collegetown Area Form Districts as it relates to the locally-designated landmarks and indicated that the ILPC has no concerns about the proposed rezoning of these two properties. The project area is also contiguous to the East Hill Historic District, but there is no anticipated impact on the historic district. Further studies of additional historic resources within the Collegetown Area Form Districts are anticipated. Impact on Open Space and Recreation – No Impact There are no impacts on open space and recreation anticipated as a result of this action. Impact on Unique Natural Areas and Critical Environmental Areas – No Impact The project area is contiguous to UNA-136, Cascadilla Gorge, but there are no impacts on the Cascadilla Gorge or any other unique natural area or critical environmental area anticipated as a result of this action. Impact on Transportation – Small to Moderate Impact Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 23 The proposed zoning regulations include the elimination of minimum off-street parking requirements for existing structures and new construction within the MU-1 and MU-2 districts. It is estimated that eliminating minimum off-street parking requirements could immediately allow an additional 88 occupants to inhabit existing structures within the proposed MU-1 and MU-2 districts (currently zoned R-3b and B-2b). Additionally, any new construction in these districts would not be required to provide off-street parking; however, a property owner may continue to provide it if he/she chooses to do so. The proposed zoning regulations also eliminate the minimum off-street parking requirement within the CR-4 district for any building the meets current New York State Building Code or New York State Residential Code for new construction, provided that a transportation demand management plan is accepted by the Planning and Development Board during site plan review. Currently, none of the properties within the proposed CR-4 district meet current New York State code for new construction; therefore, all of the properties must continue to provide at least the minimum required off-street parking. Future redevelopment, including new construction or extensive renovations, may not be required to include off-street parking. In addition to meeting current state code for new construction, a transportation demand management plan that considers transportation impacts of the proposed development as well as transportation alternatives that are available to building occupants must be accepted by the Planning and Development Board during site plan review. See the attached Transportation Demand Management Plan Guidelines. While off-street parking would not be required in the MU districts and under certain circumstances in the CR- 4 district under the proposed zoning, it is anticipated that alternate transportation modes will accommodate most travel needs. These districts are located in the central area of Collegetown that is well-served by multiple TCAT routes and is convenient for pedestrian, bicycle, and carshare travel. The City’s Dryden Road Parking Garage has excess capacity and is also available for residents who choose to bring a car and do not rent a parking space from a private property owner. Alternatively, remote parking options are available at Cornell University’s A and B lots (which provide a TCAT pass) and the City’s downtown parking garages (which offer a reduced fee). The proposed zoning would also reduce the residential off-street parking requirement in the CR-3 and CR-4 districts from 1 space for every 2 residents to 1 space for the first 3 bedrooms, 2 spaces for 4-5 bedrooms, and 1 space for each additional bedroom. The proposed requirement is the same requirement that is in place for other multiple-residence zoning districts within the city. A 2012 parking study1 found the Collegetown Parking Overlay Zone’s off-street parking requirements to be too high. The proposed change would make off-street parking requirements in the CR-3 and CR-4 districts consistent with other areas of the city. The proposed zoning would result in approximately 413,000 square feet of additional development potential. The majority of this development potential would be concentrated in the CR-4 and MU-1 districts. As noted above, these areas are well served by alternate modes of transportation and a public parking garage. It is not anticipated that the additional development potential allowed under the proposed zoning will have significant transportation impact. However, any new construction will have to undergo a full environmental review that will be no less protective of the environment and will consider any impact on transportation. Impact on Energy – No Impact There are no impacts on energy anticipated as a result of this action. Sufficient infrastructure capacity exists to support new development. 1 “Collegetown Parking Study” by Fall 2012 CIPA Capstone Class Page j:\projects\collegetown\2012\collegetown area form districts\environmental review\2013 collegetown area form districts feaf formrev.doc 24 Impact on Noise and Odors – No Impact There are no impacts on noise and odors anticipated as a result of this action. Impact on Public Health – No Impact There are no impacts on public health anticipated as a result of this action. Impact on Growth and Character of Community or Neighborhood – Small to Moderate Impact Over the past several years, the City has focused on returning Collegetown to its former status as a vibrant commercial center surrounded by strong residential neighborhoods. The Collegetown Vision Statement was endorsed by the Common Council in 2007 and was followed by a neighborhood plan for the area, the “2009 Collegetown Urban Plan & Conceptual Design Guidelines.” The Collegetown Area Form Districts is a critical implementation measure of the 2009 Collegetown plan; the proposed zoning regulations are designed to accommodate the needs of all those who live, work, and visit the Collegetown area while improving the urban environment. More specifically, the Collegetown Area Form Districts are intended to: (1) encourage exceptional urban design and high-quality construction; (2) regulate elements of building form to ensure a consistent transition between higher-density and lower-density districts; (3) concentrate additional development in the central areas of Collegetown and protect the character of the surrounding established residential neighborhoods; (4) preserve and enhance green space that is a vital ecological, recreational, and aesthetic component of the urban environment; and (5) promote attractive, walkable neighborhoods that prioritize accommodation of alternate modes of transportation. With the adoption of the new code, the City aims to encourage replacement of older structures that are not up to current code and incentivize development of underutilized sites in alignment with smart growth principles. If adopted, the Collegetown Area Form Districts will be the City’s first form-based code. The adoption of the code will have the positive impact of improving the urban character of the Collegetown area. Additionally, the Common Council endorsed conceptual design guidelines as part of the 2009 Collegetown plan, and the City is moving forward with the preparation of design standards for the areas included in the Collegetown Area Form Districts. The design standards will build upon the form-based code by providing clear, defined specifications for design issues not covered in the new code, such as building materials, architectural design details, and treatment of the building site. Together, the Collegetown Area Form Districts and the Collegetown design standards would improve the urban environment, both aesthetically and functionally, while providing property owners and residents with an understanding of how new construction would impact their neighborhood. These new regulations could serve as a model for use in other areas of the city. The proposed zoning would result in approximately 413,000 square feet of additional development potential within the Collegetown Area Form Districts. The majority of this development potential would be concentrated in the CR-4 and MU-1 districts. In doing so, the proposed zoning achieves one of the key goals of the “2009 Collegetown Urban Plan & Conceptual Design Guidelines” to concentrate additional growth and development in the central part of Collegetown and limit further expansion into the surrounding neighborhoods. The adoption of the proposed zoning could cause the density of land use within the proposed CR-4, MU-1, and, to a lesser degree, MU-2 districts to increase, but this increase would be in keeping with the endorsed land use plan for the Collegetown area. Furthermore, the permitted increase in density in the CR-4, MU-1, and MU-2districts is intended to alleviate development pressure on the adjacent neighborhoods. Public controversy for this action has not yet been determined. There have been numerous opportunities for public comment on the draft Collegetown Area Form Districts and many comments have been incorporated into the version proposed for adoption. A public information session was held on December 11, 2013, and a public hearing will be held before the Common Council considers the proposed re-zoning. 1/6/14 Collegetown Area Form Districts - Transportation Demand Management Plan Guidelines Properties within the CR-4 district shall have no minimum off-street parking requirement, provided that: (1) The buildings fully comply with New York State Building Code or New York State Residential Code for new construction; and (2) A transportation demand management plan is accepted by the Planning and Development Board during the site plan review process. The City of Ithaca Planning and Development Board may require a transportation demand management plan for other properties during the site plan review process. In the transportation demand management plan, the applicant shall address the following: (1) Transportation impacts of the project; (2) Transportation alternatives available to building occupants; (3) Number and location of any off-street parking spaces; (4) Number and location of any bicycle parking spaces and bicycle storage; (5) Number and location of any loading and delivery spaces; (6) Availability of sufficient handicapped accessible parking in the area that is located on an accessible route to the project; (7) Steps that will be taken to encourage use of alternate modes of transportation (other than single-occupancy vehicles); (8) If residential, management of move in and move out of residents To: Planning and Economic Development Committee From: Phyllis Radke, Director of Zoning Administration Date: January 2, 2014 Re: Concept Memorandum: Transition Regulations, Lots in Two Districts A current trend in contemporary zoning is to rid ordinances of archaic standards such as transition regulations where a lot divided by two zoning districts, one more restrictive than the other, is allowed the opportunity to transition a specified number of feet into the more restrictive zone. In determining best zoning practices, Planners are moving away from some tools of conventional zoning because they often lack the design controls that produce a clearer development outcome. Because of the problems that transition zoning may cause, the Planning Department staff has been asked to write a Concept Memorandum that proposes the removal of transition zoning from our current Zoning Ordinance. Transition zoning for a lot divided by two zoning districts has been a tool used since the City Zoning Ordinance was first enacted in 1925. This Zoning Ordinance stated under Section 8 (i) Classification of Boundary Lots, the following: “Where a district boundary line divides a single ownership lot . . . , a permit may be authorized in either portion of such lot to extend to the entire lot except that such authorization shall not extend more than thirty (30) feet beyond the boundary line of the district in which the use is authorized.” This 1925 regulation, as found in our current Zoning Ordinance under Section 325- 19A., “Transition regulation, Lots in two districts”, is slightly modified but still allows for the same ability to change the boundaries of a zoning district. Section 325-19A. states: “Where a district boundary line divides a lot . . . , the regulations for the less restrictive portion of such lot shall extend not more than 30 feet into the more restrictive portion, provided that the lot has frontage on a street in the less restrictive district.” In more recent history, The City Planning Department has been creating specific design standards for various neighborhoods. They also have been careful to create districts that follow a lot’s property line instead of dividing any property into two districts with different district regulations. The Planning Department also has made a number of efforts to juxtapose districts so that there is a natural transition from more restrictive zones to less restrictive zones. This provides the barrier needed to protect CITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 neighborhoods. When a lot, which is divided into two zones, is allowed to extend 30 feet into a more restrictive zone, it breaks this barrier of protection. Furthermore, it should be noted that the writers of the Collegetown Area Form Districts have opted not to use Section 325-19A. “Transition regulations, Lots in two districts” of the City Zoning Ordinance in their proposed new regulations for Collegetown. Though there are a couple of lots that have two zoning districts in their plan, this situation was purposely avoided. They believe that allowing a property owner to have a use allowed in one district to project into another district, where the use is not permitted, would destroy the continuity of the prescribed form districts. The use of a regulation that allows non-permitted uses to extend 30 feet into a more restrictive zone where such use would otherwise not be permitted is counter- productive to Planning’s current objective of defining neighborhoods through the careful use of district regulations and design standards. This transition tool, which allows a property owner to benefit by the accidental division of a lot into two districts, challenges the protection zoning affords those living in a more restrictive district. Therefore, it is recommended that Section 325-19A. “Transition regulations, Lots in two districts”, be removed from the Zoning Ordinance and this Section of the ordinance be renumbered. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: January 9, 2014 RE: Proposal to Amend Waterfront Zoning District Last month the Committee discussed the proposal to expand the waterfront zoning district and directed staff to prepare a draft ordinance for circulation. Upon further review of the proposal, additional questions have been raised. Previously staff recommended establishing a new WF-3 zoning district that would expand the permitted uses and area restrictions of the WF-2 zoning district, but would also allow for light industrial uses. The WF-2 zone lists water-related, light manufacturing as an allowable use, however, it also lists all uses in the B-2 district, which allows confectionary, millinery, dressmaking and other activities involving light hand fabrication and sales. The City Code does not currently define light industrial uses. If the committee would like to expand the allowable uses in order to allow for more “industrial” uses, the code will also need to be amended to define these uses. Staff is requesting guidance on the types of additional uses that Council would like to allow. Below are some sample definitions from other communities using two different approaches: Light Industrial Uses: A light industrial use where all processing, fabricating, assembly, or disassembly of items takes places wholly within an enclosed building. Typical items for processing, fabricating, assembly, or disassembly under this use include but are not limited to apparel, food, drapes, clothing accessories, bedspreads, decorations, artificial plants, jewelry, instruments, computers, and electronic devices. Light Industrial District: Industries locating in this district are characterized as being lower in intensity, cleaner, and generally more compatible when located adjacent to commercial areas than are heavy manufacturing uses. Restricted industrial districts are intended to permit only those light industrial and other uses that will not generate excessive noise, particulate matter, vibration, smoke, dust, gas, fumes, odors, radiation and other nuisance characteristics. Restricted industry is capable of operation in such a manner as to control the external effects of the manufacturing process. CITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING & ECONOMIC DEVELOPMENT Division of Planning & Economic Development JOANN CORNISH, DIRECTOR OF PLANNING & ECONOMIC DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558