HomeMy WebLinkAbout02-12-14 Planning and Economic Development Committee Meeting AgendaPEDC Meeting
Planning and Economic Development Committee
Ithaca Common Council
DATE: February 12, 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) Special Order of Business
a) Presentation: Tompkins County Housing
Market Trends
b) Public Hearing – Collegetown Area Form
Districts
3) Public Comment and Response from Committee
Members
4) Announcements, Updates, and Reports
a) Cornell Heights Rezoning
b) Transition Regulations
c) Extension of Waterfront Zoning
5) Action Items – Voting to Send on to Council
a) Collegetown Area Form Districts
6) Action Items – Approval to Circulate
a) Planned Development Zones Legislation
7) Review and Approval of Minutes
a) December 2013 – sent separately
b) January 2014 – sent separately
8) Adjournment
No
No
Yes
No
No
Yes
Yes
Yes
Yes
Chair, Seph Murtagh
Paul Mazzarella, Ithaca Neighborhood
Housing Services (INHS)
Planning Staff
Megan Wilson, Planning Staff
Jennifer Kusznir, Planning Staff
6:00
7:00
7:30
8:00
8:45
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, February 11, 2014.
2/7/2014
R-3aaR-U
Permitted Primary
Uses
1. 1-fam. detached, semi-detached or attached dwlg. or 2-fam. dwlg.
2. Any use permitted in R-1 and R-2.
3. Multiple dwlg. (See § 325-3).
4. Rooming or boarding house.
5. Cooperative household (See § 325-3).
6. Fraternity, sorority or group house.
7. Dormitory.(Not an allowable use in R-3aa)
8. Townhouse or garden apartment housing.
9. Nursery school, child day care center, group Adult Day Care.
10. Nursing, convalescent or rest home.
BY SPECIAL PERMIT OF BOARD OF APPEALS:
11. Any uses permitted by special permit in R-1 or R2.
12. Neighborhood commercial facility.
13. Hospital or Sanatorium.
14. Bed and Breakfast Homes and Inns
1. 1-fam. detached, semi-detached or attached dwlg. or 2-fam.
dwlg..
2. Any use permitted in R1 and R2.
3. Multiple dwlg..
4. Rooming or boardinghouse.
5. Cooperative household.
6. Fraternity, sorority or group house.
7. Dormitory.
8. Townhouse or garden apartment housing.
BY SPECIAL PERMIT OF BOARD OF APPEALS:
9. Uses 5-7 under R-1.
10. Nursery school, child day care center.
11. Bed and Breakfast Homes and Inns
Accessory Uses
1. Any accessory uses as permitted in R-2.
2. Private garage for 4 or more cars.
By Special Permit § 325-9 (c)(1)
3. Neighborhood parking area subject to
regulations of § 325-20 (B).
Any accessory use permitted in R-3 zones
Off Street Parking
Requirement
1. Same as R-2.
2. Rooming or boarding house: 1 space per 3 persons housed.
3. Bed and Breakfast Homes and Inns: 1 space per bedroom.
4. Fraternity, sorority, group house, cooperative household: 1 space per 2 persons
housed.
5. Dormitory: 1 space per 4 persons housed.(all R-3 districts, except for R-3aa)
6. Hospital, nursing home, similar uses: 1 space per 5 beds.
See Requirements for Collegetown Parking Overlay Zone
1. Same as R-1.
2. Fraternity, sorority, group house, cooperative household: 1
space per 2 persons housed.
3. Rooming or boarding house: 1 space per 3 persons
housed.
4. Dormitory: 1 space per 3 persons housed.
5. Home occupation: 1 space.
Off Street Loading
Requirement\
1. Same as R-2.
2. Multiple dwlg. with 25 or more dwlg. units: 1 space for up to 10,000 SF of floor space,
plus 1 space for each additional15,000 SF or major fraction thereof.
3. Nursing home, hospital or sanatorium: 1 space.
1. Same as R-1.
2. Multiple dwlg. with 25 or more dwlg. units: 1 space for first
10,000 SF of floor space, plus 1 space for ea. add'l. 15,000SF
or major fraction thereof.
Minimum Lot Size-
Area in Square
Feet
1. One-family detached or semi-detached dwlg. or 2-family dwlg.:5,000.
2. One-family attached dwlg., new const.:6,000 for first 1-3 units +750 ea. add'l. unit +500
per room let for profit.
3. Multiple dwlg., new const.: 6,000 for 1st 1-3 units +750 for ea. add'l. unit +500 per room
let for profit.
4. One-family attached dwlg., conversion: 7,000 for 1st 1-3 units +750 for ea. add'l. unit
+500 per room let for profit.
5. Multiple dwlg., conversion: 7,000 for 1st 1-3 units +750 for ea. add'l. unit +500 per
room let for profit.
6. Fraternity, sorority or group house: 25,000.
7. Other Uses: 6,000.
See General Note 9.
***Maximum bldg. footprint: 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.
1. One-family detached dwlg.: 10,000.
2. One-family semi-detached or two-family dwlg.:
15,000.
3. One-family attached dwlg.: 16,500 for first 1-3
units plus 1,500 for ea. add'l. unit.
4. Multiple dwlg.: 16,500 for first 1-3 units +1,500
for ea. add'l. unit.
5. Fraternity, sorority or group house:25,000.
6. Other uses: 10,000.
Minimum Lot Size
Width at Street
Line
50
1. One-family detached dwlg.: 75.
2. One-family semi-detached or
two-family dwlg.: 100.
3. One-family attached dwlg.: 125.
4. Multiple dwlg.: 125.
5. Fraternity, sorority or group
house: 125.
6. Other uses: 75.
Maximum Bluilding
Height In Stories 3 4
Maximum Bluilding
Height In Feet 35 40
Maximum Percent
Lot Coverage 35 30
Front Yard
Setback\10 25
Side Yard Setback 10 10
Other Side Setback 5 10
Rear Yard Setback25% or 50 feet, but not less than 20 feet.25% or 50 feet, but not less than 20 feet.
Minimum Building
Height 2 Stories none
R-3aa/ R-U Zoning Comparison Chart
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
To: Planning & Economic Development Committee
From: Megan Wilson, Planner
Date: February 6, 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)
In January, the Planning & Economic Development Committee voted to circulate the draft
Collegetown Area Form Districts (dated January 6, 2014) for comment. The Planning and
Development Board reviewed the proposal at its meeting on January 28, 2014. The Board
considered public comments and discussed questions related to design review, analyses of existing
conditions, impacts of a hybrid code on property owners, and stormwater runoff. The Board did
not recommend any specific revisions to the proposed zoning.
Attached are additional comments submitted to staff regarding the proposal. If you have any
questions, feel free to contact me at mwilson@cityofithaca.org or 274-6560.
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
Proposed Resolution
Planning & Economic Development Committee
February 12, 2014
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled
“Zoning,” 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) – Declaration of Lead Agency for Environmental Review
WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that, for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS, the proposed zoning amendment is a “Type I” Action pursuant to the City
Environmental Quality Review (CEQR) Ordinance, which requires environmental review under
CEQR; now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead
agency for the environmental review of the adoption of an ordinance to amend the Municipal
Zoning Code to establish the Collegetown Area Form Districts and to 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).
Proposed Resolution
Planning & Economic Development Committee
February 12, 2014
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled
“Zoning,” 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) – Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering an amendment to Chapter 325 of the Municipal
Code in order to (1) establish the Collegetown Area Form Districts and (2) 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), and
WHEREAS, appropriate environmental review has been conducted including the preparation of
a Full Environmental Assessment Form (FEAF), dated January 8, 2014, and
WHEREAS, these zoning amendments have been reviewed by the Tompkins County Planning
Department Pursuant to §239-l–m of the New York State General Municipal Law, which
requires that all actions within 500 feet of a county or state facility, including county and state
highways, be reviewed by the County Planning Department, and have also been reviewed by the
City of Ithaca Conservation Advisory Council and the City of Ithaca Planning and Development
Board, and
WHEREAS, the proposed action is a “Type I” Action under the City Environmental Quality
Review Ordinance, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the
FEAF prepared by planning staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own
the findings and conclusions more fully set forth in the Full Environmental Assessment Form,
dated January 8, 2014, and be it further
RESOLVED, that this Common Council, as lead agency in this matter, hereby determines that
the proposed action at issue will not have a significant effect on the environment, and that further
environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that the City
Clerk is hereby directed to file a copy of the same, together with any attachments, in the City
Clerk’s Office, and forward the same to any other parties as required by law.
§325-45 COLLEGETOWN AREA FORM DISTRICTS
ITHACA, NEW YORK
January 6, 2014
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§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
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WILLIAMS ST
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MU-1MU-1
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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.
Entrance
separation
requir
ement
(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
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t
b
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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
A
V
E
HOY RD
ED
D
Y
S
T
ITH
A
C
A
R
D
CO
L
L
E
G
E
A
V
E
EL
M
W
O
O
D
A
V
E
CO
R
N
E
L
L
S
T
MITCHELL ST
LI
N
D
E
N
A
V
E
B
R
Y
A
N
T
A
V
E
BL
A
I
R
S
T
CO
B
B
S
T
WORTH ST
N
Q
U
A
R
R
Y
S
T
E
S
T
A
T
E
S
T
/
M
.
L
.
K
.
J
R
S
T
DE
L
A
W
A
R
E
A
V
E
RIDGED
A
L
E
R
D
COOK ST
IRVING
P
L
FE
R
R
I
S
P
L
VALLEY RD
MILLER ST
MAPLE AVE
WILLIAMS ST
E SENECA ST
FA
I
R
M
O
U
N
T
A
V
E
E BUFFALO ST
CATHERINE ST
B
R
A
N
D
O
N
P
L
OXFORD PL
EDGEMOOR LA
W
O
O
D
C
O
C
K
S
T
HARVARD PL
BOOL ST
S
Q
U
A
R
R
Y
S
T
SU
M
M
I
T
A
V
E
FA
I
R
V
I
E
W
S
Q
HOLLIS
T
E
R
D
R
FROSH ALLEY
ON
E
I
D
A
P
L
DR
Y
D
E
N
C
T
MA
P
L
E
G
R
O
V
E
P
L
MITCHELL S
T
VALLEY RD
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.
OAK AVE
DRYDEN RD
ED
D
Y
S
T
I
T
H
A
C
A
R
D
HOY RD
CO
L
L
E
G
E
A
V
E
EL
M
W
O
O
D
A
V
E
CO
R
N
E
L
L
S
T
LI
N
D
E
N
A
V
E
B
R
Y
A
N
T
A
V
E
MITCHELL ST
BL
A
I
R
S
T
D
E
L
A
W
A
R
E
A
V
E
COOK ST
IRVING
P
L
WO RTH ST
E
S
T
A
T
E
S
T
/
M
.
L
.
K
.
J
R
S
T
RIDGEDALE RD
FA
I
R
M
O
U
N
T
A
V
E
CATHERINE ST
OXFOR
D
P
L
HARVARD PL
B
R
A
N
D
O
N
P
L
BOOL ST
S
Q
U
A
R
R
Y
S
T
SU
M
M
I
T
A
V
E
HOLLI STER D
R
E SENECA ST
MAP LE AVE
WILLIAMS ST
MILLER ST
FROSH ALLEY
E BUFFALO ST
ON
E
I
D
A
P
L
CASCADIL
L
A
P
L
ORCHARD PL
DR
Y
D
E
N
C
T
MITCHELL
S
T
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
ED
D
Y
S
T
I
T
H
A
C
A
R
D
HOY RD
CO
L
L
E
G
E
A
V
E
EL
M
W
O
O
D
A
V
E
CO
R
N
E
L
L
S
T
LI
N
D
E
N
A
V
E
B
R
Y
A
N
T
A
V
E
MITCHELL ST
BL
A
I
R
S
T
DE
L
A
W
A
R
E
A
V
E
COOK ST
IRVING
P
L
WORTH ST
E
S
T
A
T
E
S
T
/
M
.
L
.
K
.
J
R
S
T
RIDGEDALE RD
FA
I
R
M
O
U
N
T
A
V
E
CATHERINE ST
OXFOR
D
P
L
HARVARD PL
B
R
A
N
D
O
N
P
L
BOOL ST
S
Q
U
A
R
R
Y
S
T
SU
M
M
I
T
A
V
E
HOLLIS
T
E
R
D
R
E SENECA ST
MAPLE AVE
WILLIAMS ST
MILLER ST
FROSH ALLEY
E BUFFALO ST
ON
E
I
D
A
P
L
CASCADILL
A
P
L
ORCHARD PL
DR
Y
D
E
N
C
T
MITCHELL S
T
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
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17Collegetown Area Form DistrictsJanuary 6, 2014DRAFT
OAK AVE
DRYDEN RD
ED
D
Y
S
T
I
T
H
A
C
A
R
D
HOY RD
CO
L
L
E
G
E
A
V
E
EL
M
W
O
O
D
A
V
E
CO
R
N
E
L
L
S
T
LI
N
D
E
N
A
V
E
B
R
Y
A
N
T
A
V
E
MITCHELL ST
BL
A
I
R
S
T
DE
L
A
W
A
R
E
A
V
E
COOK ST
IRVING
P
L
WORTH ST
E
S
T
A
T
E
S
T
/
M
.
L
.
K
.
J
R
S
T
RIDGEDALE RD
FA
I
R
M
O
U
N
T
A
V
E
CATHERINE ST
OXFOR
D
P
L
HARVARD PL
B
R
A
N
D
O
N
P
L
BOOL ST
S
Q
U
A
R
R
Y
S
T
SU
M
M
I
T
A
V
E
HOLLIS
T
E
R
D
R
E SENECA ST
MAPLE AVE
WILLIAMS ST
MILLER ST
FROSH ALLEY
E BUFFALO ST
ON
E
I
D
A
P
L
CASCADIL
L
A
P
L
ORCHARD PL
DR
Y
D
E
N
C
T
MITCHELL S
T
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
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21Collegetown Area Form DistrictsJanuary 6, 2014DRAFT
OAK AVE
DRYDEN RD
ED
D
Y
S
T
I
T
H
A
C
A
R
D
HOY RD
CO
L
L
E
G
E
A
V
E
EL
M
W
O
O
D
A
V
E
CO
R
N
E
L
L
S
T
LI
N
D
E
N
A
V
E
B
R
Y
A
N
T
A
V
E
MITCHELL ST
BL
A
I
R
S
T
DE
L
A
W
A
R
E
A
V
E
COOK ST
IRVING
P
L
WORTH ST
E
S
T
A
T
E
S
T
/
M
.
L
.
K
.
J
R
S
T
RIDGEDALE RD
FA
I
R
M
O
U
N
T
A
V
E
CATHERINE ST
OXFOR
D
P
L
HARVARD PL
B
R
A
N
D
O
N
P
L
BOOL ST
S
Q
U
A
R
R
Y
S
T
SU
M
M
I
T
A
V
E
HOLLIS
T
E
R
D
R
E SENECA ST
MAPLE AVE
WILLIAMS ST
MILLER ST
FROSH ALLEY
E BUFFALO ST
ON
E
I
D
A
P
L
CASCADILL
A
P
L
ORCHARD PL
DR
Y
D
E
N
C
T
MITCHELL S
T
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
tBA
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.
ED
D
Y
S
T
DRYDEN RD
CO
L
L
E
G
E
A
V
E
OAK AVE
LI
N
D
E
N
A
V
E
COOK ST
B
R
Y
A
N
T
A
V
E
CATHERINE ST
D
E
L
A
W
A
R
E
A
V
E
SU
M
M
I
T
A
V
E
HOLLISTER DR
CASCADI
L
L
A
P
L
HARVARD PL
DR
Y
D
E
N
C
T
BL
A
I
R
S
T
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
ED
D
Y
S
T
DRYDEN RD
CO
L
L
E
G
E
A
V
E
OAK AVE
LI
N
D
E
N
A
V
E
COOK ST
BR
Y
A
N
T
A
V
E
CATHERINE ST
SU
M
M
I
T
A
V
E
DE
L
A
W
A
R
E
A
V
E
E SENECA ST
WILLIAMS ST
HI
G
H
L
A
N
D
P
L
E BUFFALO ST
CASCADILLA PL
HARVARD PL
DR
Y
D
E
N
C
T
MU-2
MU-2
MU-2
MU-2
Street-level active uses required in areas shown in solid red.
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 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)
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
1/9/14
Page 2 of 4
Collegetown Area Form Districts is a hybrid code that combines
regulations of physical form with regulations of use and density.
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. Ҥ325-45 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-
1/9/14
Page 3 of 4
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-
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
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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.
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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:
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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
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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
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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
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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
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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.
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• 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%.
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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:
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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
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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
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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
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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
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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
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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
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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
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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.
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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-
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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
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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
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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
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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: Jennifer Kusznir, Economic Development Planner
DATE: February 6, 2014
RE: Proposed Planned Unit Development Floating Zoning District
The purpose of this memo is to provide information regarding a proposal to establish a Planned
Development Zone (PDZ) floating zoning district in the City.
A PDZ is a special zoning district that is initially created by Common Council as a floating zone,
which is a district that is established in the code, but is not placed on the official zoning map.
The purpose of a PDZ is to provide the City and a developer with flexibility in site and building
design, economies of scale in site development, and greater protection of valued open spaces or
environmentally sensitive areas. Often used by suburban or rural communities to create planned
unit neighborhood, a PDZ can be an effective tool in urban settings by creating flexibility to
redevelop difficult or complex sites or by allowing a mix of uses that will make the
redevelopment economically feasible.
The advantage of having an established PDZ district is that it eliminates the desire for property
owners to seek variance requests and allows the City to retain a measure of control for the type
of development that is desired for any given site, since the use of the PDZ would require Council
approval.
Enclosed is a draft PDZ ordinance for your review, as well as a draft of recommended guidelines
for considering implementation of a PDZ zoning district. If the committee is in agreement, staff
will circulate the draft ordinance and return next month with any comments that are received. 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
Page 1 2/6/2014
An Ordinance Amending The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning,” To Establish the Planned
Development Zoning District (PDZ)
ORDINANCE NO. ____
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
ITHACA, CHAPTER 325, ENTITLED “ZONING” IN ORDER TO CREATE A
FLOATING PLANNED DEVELOPMENT ZONING DISTRICT.
BE IT ORDAINED AND ENACTED by the Common Council of the
City of Ithaca that Chapter 325, of the Municipal Code of the
City of Ithaca be amended in as follows:
Section 1. Chapter 325 (“Zoning”), Article IV is hereby amended
to change the title from “Cluster Subdivision Development” to
“Cluster Sub-division, Floating Zones and Planned Development
Zones” and to be re-numbered to read as follows:
Page 2 2/6/2014
Article IV. Cluster Subdivision Development, Floating Zones and Planned Development Zones
§ 325-11. Cluster Subdivisions
A. Purpose and intent. This article authorizes the Planning and Development Board,
during the process of subdivision plat approval pursuant to Chapter 290, Subdivision of
Land, of the Code, to make reasonable changes in the existing zoning regulations for
the property affected so as to enable the development of a cluster subdivision. This
authorization permits deviations in the district regulations applicable to the affected
property, subject to the limitations contained in this section. Cluster subdivisions may
be approved in order to promote the following purposes:
(1.) The preservation and enhancement of open spaces, watercourses, wetlands and
areas designated as critical environmental areas.
(2.) The development of active and passive recreation areas.
(3.) The development of residential dwelling units in forms which are consistent with
the public welfare and which provide reasonable safeguards to the appropriate use
of adjoining land.
(4.) Efficient and cost-effective development of roads, sidewalks, utilities, water- and
sewer lines and other forms of public and private infrastructure.
(5.) The development of housing that is more affordable than that normally developed
under conventional zoning regulations.
B. Authorization and Minimum Requirements. The Planning and Development Board
is authorized, upon petition by an applicant for subdivision approval, to approve a
cluster subdivision that includes reasonable deviations from the existing regulations of
that zoning district in which the subdivision is located in accordance with the following
limitations:
(1.) Cluster subdivisions may only be permitted in the R-1a, R-1b, R-2a, R-2b, R-3a
and R-3b Zoning Districts.
(2.) Cluster subdivisions shall contain only those primary uses and accessory uses
which are permitted in the zoning district in which the cluster subdivision is
proposed, except as permitted by Subsection 325-11B.(3).
(3.) The following types of deviations from the zoning regulations of the district in
which the cluster subdivision is proposed are permitted:
a. Building type for residential uses, provided that, in the R-1a and R-1b
Districts, only one-family detached dwellings are permitted as primary uses,
and in the R-2a and R-2b Districts, no more than two dwelling units may be
attached to form a single building, provided that each dwelling unit shall
have a separate ground-level entrance.
b. Lot area.
Page 3 2/6/2014
c. Lot width at street line.
d. Maximum percentage of land coverage by buildings on any individual lot
within the cluster subdivision, provided that the total percentage of land
coverage by all buildings in the cluster subdivision shall not exceed the
following percentages for the zoning district in which the cluster subdivision
is located:
District
Maximum Land Coverage
(percent)
R-1a 20
R-1b 25
R-2a 30
R-2b 35
R-3a 35
R-3b 40
e. Front, side and rear yard dimensions, provided that all buildings in a cluster
subdivision shall have a front yard of at least 25 feet in the R-1a, R-1b, and
R-2a Zones and 10 feet in the R-2b, R-3a and R-3b Zones, and further
provided that all buildings in a cluster subdivision shall be at least the
following number of feet from the boundary of a cluster subdivision where
it abuts land, other than a public right-of-way, that is not part of the cluster
subdivision:
[1] In the R-1 Districts: 40 feet.
[2] In the R-2 and R-3 Districts: 20 feet.
(4.) The maximum number of dwelling units permitted in a cluster subdivision shall
not exceed the number of dwelling units that would be permitted on the site in a
conventional subdivision under the conventional zoning regulations for the zoning
district in which the cluster subdivision is proposed, subject to all applicable
development regulations applying to the property in question plus any other
restriction which the Planning and Development Board has the authority to
impose pursuant to Chapter 290, Subdivision of Land, of the Code.
(5.) Any reduction in the lot area for buildings in a cluster subdivision beyond the
minimum allowed in the zoning district in which the subdivision is located shall
require the reservation of an equivalent amount of land as open space, passive
recreation area or active recreation area. Wetlands, floodplains, steep slopes or
Page 4 2/6/2014
other areas not normally appropriate for building construction shall not account
for more than 50% of the land area reserved.
(6.) All open space or recreation areas reserved in accordance with Subsection 325-
11B. (5) shall be dedicated as common land for the benefit of the members of the
subdivision. The development, operation and maintenance of this property shall
be in accordance with the approved site development plan and in a manner that is
consistent with the public welfare
C. Approval; information to be submitted.
(1.) The Planning and Development Board may consider a developer's request for
approval of a cluster subdivision or may require that a developer prepare and
submit plans for a cluster subdivision that contain no greater number of dwelling
units than that proposed by the developer. The Board shall adopt rules and
regulations setting forth the criteria pursuant to which such an application may be
required. The approval of a cluster subdivision shall follow the rules and
procedures contained in Chapter 290, Subdivision of Land, of the City of Ithaca
Code.
(2.) Developers submitting a cluster subdivision plan shall submit two subdivision
plans, one showing the land developed under the conventional zoning regulations
and the other showing development under the cluster option. In addition to the
requirements of Chapter 290, Subdivision of Land, of the Code, the developer
shall submit the following information on or with the cluster subdivision plan:
a. An area plan showing the proposed cluster subdivision and all existing land
use and major natural features of the land within 500 feet of the project site.
b. A site development plan showing the location, size, use and physical
features of all proposed buildings and accessory uses, the location and
design of vehicular and pedestrian access and the location of proposed
parking areas.
c. A landscaping plan showing the type and location of all existing trees,
vegetation and natural features on the site; the identification of all existing
vegetation to be preserved; the identification of all new vegetation to be
added; and the location and type of fences, berms or buffer areas.
d. A plan showing the boundaries of common areas to be reserved and the
proposed use, development and maintenance of those spaces.
e. Elevations of typical dwelling units to be constructed in the cluster
subdivision.
f. Environmental review of the project at a level deemed appropriate by the
Planning and Development Board.
g. Any other information that the Planning and Development Board may
reasonably require.
Page 5 2/6/2014
(3.) The approval of a cluster subdivision shall constitute the approval of a site
development plan for the affected area. No development shall occur on the site
that is not in strict conformance with the elements of the approved site
development plan, nor shall the plan be modified without the approval of the
Planning and Development Board.
(4.) A cluster subdivision shall not be approved unless the Planning and Development
Board makes the following affirmative findings and states, in writing, the facts
that support those findings:
a. That the development is found to be compatible in terms of appearance,
character and overall density with both the existing and potential
development in the surrounding area.
b. That the development will not place an unreasonable burden on the public
roads or utilities that will service the project.
c. That the development will promote the preservation of open space and
natural resources within the neighborhood to a greater degree than would
conventional development
d. That the development is consistent with the public welfare and that the
appropriate use of adjoining land is reasonably safeguarded.
e. That the development will not have an undue adverse impact on the critical
area listed in § 176-5(B)(1)(a) of the Code.
f. That the development complies with the approved Street Plan and Master
Plan, if any, for the area.
Section 2 Chapter 325.(“Zoning”), Section § 325-12, is hereby
amended to replace all existing text with the following new
language regarding Planned Development Zones:
Section § 325-12 Planned Development Zones (PDZ)
A. Declaration of Legislative Authority. This Planned Development Zone (PDZ) being
established pursuant to the authority established in the New York State general City
Law § 81-f.
B. Purpose and Intent. A PDZ is a floating overlay zone, which may be placed within
the City boundaries, anywhere deemed appropriate by the Common Council. The PDZ
is a tool intended to be used to encourage mixed-use or unique single use projects that
require more creative and imaginative design of land development than is possible
Page 6 2/6/2014
under standard zoning district regulations. A PDZ allows for flexibility in planning and
design, while through the process of review and discussion, insures efficient investment
in public improvements, a more suitable environment, and protection of community
interest. A PDZ should be used only when long-term community benefits will be
achieved through high quality development, including, but not limited to, reduced
traffic demands, greater quality and quantity of public and/or private open space,
community recreational amenities, needed housing types and/or mix, innovative
designs; and for the protection and/or preservation of natural resources.
This article is intended to relate to both residential and nonresidential development, as
well as mixed forms of development. There may be uses, now or in the future, which
are not expressly permitted by the other terms of this chapter but which uses would not
contravene the long range Comprehensive Plan objectives if they adhere to certain
predetermined performance and design conditions. The PDZ is intended to be used to
enable these developments to occur even though they may not be specifically
authorized by the City Zoning District Regulations. Areas may be zoned as a PDZ by
the Common Council, all in accordance with the normal rezoning procedures. The
enactment and establishment of such a zone shall be a legislative act. No owner of land
or other person having an interest in land shall be entitled as a matter of right to the
enactment or establishment of any such zone.
C. Establishment and location. Because the intention is to create self-contained,
architecturally consistent and compatible buildings, many times with diverse but related
uses, and because the creation of a PDZ will entail sufficient review to assure the uses
within the zone will have negligible or no adverse effects upon properties surrounding
the zone, a PDZ may be created in any zone within the City. In reaching its decision on
whether to rezone to a PDZ, the Common Council shall consider the general criteria set
forth in this chapter, the most current Comprehensive Plan for the City, and this
statement of purpose
D. Permitted principal and accessory uses. In a PDZ buildings and land may be used
for any lawful purpose permitted in the zone where it is located, plus any other uses
which the Common Council may authorize.
All development restrictions, including, but not limited to, yard size, height restriction,
building coverage, and lot size, shall be as set forth in the legislation rezoning the area
to a PDZ established by the Common Council. In addition, the Common Council may
impose any conditions or limitations that are determined to be necessary or desirable to
insure that the development conforms with the City Comprehensive Plan, including
limiting the permitted uses, location and size of buildings and structures, providing for
open space and recreational areas, requiring acoustical or visual screening, construction
sequencing, and requiring bonds or other assurances of completion of any infrastructure
to be built as part of the development.
E. Site Plan Approval. No structure shall be erected or placed within a PDZ, no building
permit shall be issued for a building or structure within a PDZ, and no existing
building, structure or use in a PDZ be changed, unless the proposed building and/or use
Page 7 2/6/2014
is in accordance with a site plan approved pursuant to the provisions of Chapter 276 of
the City of Ithaca Code.
F. Criteria. Common Council will consider an application for PDZ on the following
criteria:
•••• Does the project further the health and welfare of the community; and
•••• Is the project in accordance with the City Comprehensive Plan
•••• Does the project create at least one long term community benefit
G. Application Process. An applicant proposing a development that does not conform
with the existing zoning requirements may apply for a PDZ to be placed on their
property. The application process is as follows:
[1] Staff/Developer Pre-Application Meeting. A developer seeking alternate
zoning for their property must first contact the City Planning Division for a pre-
application meeting. Staff will explain the requirements, the application process,
the timeline, and the fees associated with a PDZ request.
[2] Application Submission. Developer must submit a completed PDZ Application
along with the required fee. The Application must include a conceptual
development plan and an explanation of the request for alternate zoning.
[3] Public Information Session. Within 30 days of receiving a completed
application the City will schedule a public information session, at which the
developer will be responsible for presenting information about the project and
answering questions from the public. The City will advertise the public
information session with a press release to the local media. The developer is
responsible for posting the property at least 5 days prior to the public information
session, with the date, time, and location of the meeting.
[4] Planning Committee. The Planning Committee of the Common Council will
consider the application for a planned development zone, will schedule a legal
public hearing and authorize circulation of the proposal for review and comment
from City Boards/Committees, the Tompkins County Planning Department, and
any neighboring property owners located within 200 feet of the property
requesting the PDZ.
[5] Circulation. City staff will circulate the proposed PDZ materials for review and
comment and will forward comments and concerns to the developer and to the
Common Council.
[6] Committee Recommendation. Once the comments have been received the
Planning Committee will consider the proposal along with the comments and will
make a recommendation to the Common Council. The recommendation may
include additional requirements or limitations to either mitigate undesirable
impacts or to ensure that the development conforms with the goals of the City’s
Comprehensive Plan.
Page 8 2/6/2014
[7] Conditional Approval. The Common Council will consider the request and may
grant a conditional approval subject to further site plan review approval. Unless
otherwise stated in the resolution, the developer will not be required to return to
the Common Council for further approval, if they meet all of the requirements of
the Planning Board during the site plan review process.
[8] Final Approval. Upon receiving final site plan approval, the Planning Board will
also grant the project a final PDZ designation. The Planning Board will notify the
Planning Division to update the Official City Zoning Map, by designating the
proposed area as “Planned Development Zone District Number___” and the
zoning requirements will stand as established by the Common Council ordinance,
unless the PDZ designation is revoked for failure to comply with the requirements
also established by the Common Council ordinance.
H. Additional Requirements. In any rezoning to a PDZ the Common Council may
impose such conditions or limitations that the Council, in its legislative discretion, may
determine to be necessary or desirable to insure the development conforms with the
City Comprehensive Plan, including limiting the permitted uses, location and size of
buildings and structures, providing for open space and recreational areas, and requiring
bonds or other assurances of completion of any infrastructure to be built as part of the
development.
I. Expiration. A developer who receives PDZ approval will have 18 months from the
time that they receive final site plan approval to begin construction of their project. If
construction on the property has not begun in accordance with the approved plan after
18 months, the Common Council may revoke the PDZ status and the property will
return to the previously approved zoning restrictions. In the case of extenuating
circumstances the developer may apply to the Common Council for an extension of
PDZ approval.
If the site plan changes significantly, as determined by the Director of Planning and
Development, it may require re-consideration by the Common Council. The Director
of Planning and Development may determine that the changes are minor and do not
require re-approval.
Section 3. Chapter 325.(“Zoning”), Section § 325-13, is hereby
amended to delete all existing text, which has been relocated to
§ 325-11 C. Approval; Information to be submitted.
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.
Page 9 2/6/2014
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.
Page 10 2/6/2014
Recommended Guidelines for Consideration of a PDZ Application
1. In considering an application for a Planned Unit Development district, particularly as
regards the intensity of land use, Common Council shall consider the following
questions:
a) What are the proposed land uses in the proposed location?
b) Is the PUD a desirable way to regulate the development of the proposed site?
c) What are the heights of buildings? How do building masses and locations
compare to each other and to other structures in the vicinity?
d) Are there available and adequate transportation systems within the PUD for
pedestrians, bicycles, and motor vehicles, including transit? What is the impact on
the external transportation network?
e) What is the character of the neighborhood in which the PUD is being proposed?
Are there safeguards provided to minimize possible detrimental effects of the
proposed use on adjacent properties and the neighborhood in general?
f) How do the proposed open space and recreational systems function within the
PUD and in relation to the City’s overall open space and recreational systems?
g) What is the general ability of the land to support the development, including such
factors as slope, depth to bedrock, depth to water table and soil type?
h) What potential impacts are there on environmental, historical, and architectural
resources? Does the proposed PUD serve to protect these resources?
i) What potential impacts are there on local government services?
j) Is there available and adequate water service?
k) Is there available and adequate sewer service?
l) Other questions as may be deemed appropriate by the Common Council.