HomeMy WebLinkAbout08-13-14 Planning and Economic Development Committee Meeting AgendaPEDC Meeting
Planning and Economic Development Committee
Ithaca Common Council
DATE: August 13, 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) Public Hearing – Substantive Revisions to
Collegetown Area Form Districts, Building
Height and Recessed Entry
b) Public Hearing – Chain Works District, Planned
Unit Development (PUD)
3) Public Comment and Response from Committee
Members
4) Announcements, Updates, and Reports
5) Action Items – Voting to Send onto Council
a) Substantive Revisions to Collegetown Area
Form Districts, Building Height and Recessed
Entry
b) Public Art Mural
c) Neighborhood Improvement Application
d) PUD for Chain Works District, Approval in
Concept
e) Programmatic Changes to NHI Program
6) Action Items – Approval to Circulate
a) Revisions to City Noise Ordinance
b) Lot Coverage Amendment, decks
7) Discussion
a) Proposed Change to Community Investment
Incentive Tax Abatement Program (CIITAP)
8) Review and Approval of Minutes
a) April, May, June, July 2014
9) Adjournment
No
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
Yes
Chair, Seph Murtagh
JoAnn Cornish, Planning Director
Megan Wilson, Planning Staff
Megan Wilson, Planning Staff
Megan Wilson, Planning Staff
Jennifer Kusznir, Planning Staff
Nels Bohn, IURA Staff
Seph Murtagh, Chair
Phyllis Radke, Director of Zoning
Administration
Nels Bohn, IURA Staff
All
6:00
6:05
6:20
6:30
6:45
7:00
7:10
7:15
7:45
8:00
8:15
8:30
9:00
9:05
If you have a disability and require accommodations in order to fully participate, please contact the City Clerk at 274‐6570 by 12:00
noon on Tuesday, August 12, 2014.
7/2/14
An Ordinance to Amend The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning” To Amend §325-45.2B, “Definitions and
Related Standards,” of the Collegetown Area Form Districts
WHEREAS, following the adoption of the Collegetown Area Form Districts
in March 2014, staff has identified several revisions that are
necessary to strength the intent of the code, and
WHEREAS, the proposed revisions to the standards for building height
will help reduce construction costs and further promote high-quality
design on sloped sites while reducing the impacts of taller buildings
on adjacent smaller structures, and
WHEREAS, the addition of a definition of “recessed entry” will clarify
the intent of this form requirement; now, therefore,
ORDINANCE NO. ____
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 as follows:
Section 1. Chapter 325, Section 325-45.2B(2) of the Municipal Code of
the City of Ithaca is hereby amended to read as follows:
(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. No portion of any building
shall exceed the maximum number of stories or the maximum
height in feet.
(C) A building may be stepped back, provided that each
stepback is a minimum of 12’ of building depth. Each
stepback defines a portion of the building. The height is
measured from the average grade plane adjoining that portion
of the building.
(C) (D) 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.
Section 2. Chapter 325, Section 325-45.2B of the Municipal Code of
the City of Ithaca is herby amended to add a definition of “Recessed
Entry” as Section 325-45.2B(10), and all subsequent sections shall be
renumbered accordingly. Section 325-45.2B(10) shall read as follows:
(10) Recessed Entry
(a) Definition: A functioning entry that is setback a
minimum of 12” from the front façade of the building.
Page 1 of 2
7/2/14
Page 2 of 2
Section 3. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of notices as
provided in the Ithaca City Charter.
Proposed Resolution
Planning & Economic Development Committee
August 13, 2014
An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled
“Zoning” To Amend §325-45.2B, “Definitions and Related Standards,” of the Collegetown
Area Form Districts – 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 an “Unlisted” 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 §325-45.2B,
“Definitions and Related Standards,” of the Collegetown Area Form Districts.
Proposed Resolution
Planning & Economic Development Committee
August 13, 2014
An Ordinance to Amend the Municipal Code of the City Of Ithaca, Chapter 325, Entitled
“Zoning” To Amend §325-45.2B, “Definitions and Related Standards,” of the Collegetown
Area Form Districts – Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering an amendment to Chapter 325 of the Municipal
Code in order to (1) amend the standards for Building Height and (2) provide a definition for
“Recessed Entry”, and
WHEREAS, appropriate environmental review has been conducted including the preparation of
a Short Environmental Assessment Form (SEAF), dated July 2, 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 an “Unlisted” 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
SEAF 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 Short Environmental Assessment Form,
dated July 2, 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.
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
TO: Planning & Economic Development Committee
FROM: Megan Wilson, Planner
DATE: August 4, 2014
RE: Public Art Commission Recommendation on Mural Proposal from Jennifer Ospina
In 2010, the City of Ithaca Public Art Commission (PAC) created a mural and street art program to beautify
blank walls within the city while providing local artists from all sections of the community an opportunity to
showcase their work. As part of this program, local artist Jennifer Ospina has submitted a proposal for a
mural on City property. The proposed mural depicts the culture of the indigenous Kogi tribe of Columbia.
Ms. Ospina was selected as a finalist earlier this summer by ¡Cultura! Ithaca and several other community
organizations to paint a mural that celebrates the community’s Latina culture. The mural is proposed for
installation on the wall near the entry ramp to the upper levels of the Green Street Parking Garage. This
location is among the potential sites that the Board of Public Works approved for future murals in May 2010.
The PAC has sought public comment on both proposals through notification of adjacent property owners,
neighborhood associations, and City staff. A public comment period was also held at the July 23rd PAC
meeting to gather public input on the proposed design and location. The comments received were mostly
supportive of the proposal. After reviewing public comments, the PAC voted unanimously to recommend
the mural for selection by the Common Council.
The proposal and a photo of the proposed location are attached for your review. If you have any questions
or comments, please contact me at 274-6560 or mwilson@cityofithaca.org.
Planning & Economic Development Committee
Proposed Resolution
August 13, 2014
Resolution to Select Artwork for a Mural Installation on the Entry Ramp to the Upper
Levels of the Green Street Parking Garage
WHEREAS, the City of Ithaca Public Art Commission (PAC) has been established to, among
other duties, review and advise the Common Council on proposals for the exhibition and display
of public art in the City’s public spaces, and
WHEREAS, in 2010, the PAC created a mural and street art program to beautify blank walls
within the city, while providing local artists from all sections of the community an opportunity to
showcase their work, and
WHEREAS, the Board of Public Works approved several locations for future murals and street
art, including walls in the City garages on Green Street and Seneca Street, by resolution on May
19, 2010, and
WHEREAS, local artist Jennifer Ospina has submitted her proposal for a mural depicting the
culture of the indigenous Kogi tribe of Columbia as part of the PAC’s Mural and Street Art
Program, and
WHEREAS, Ms. Ospina was selected as a finalist by ¡Cultura! Ithaca and several other
community organizations to paint a mural that celebrates the community’s Latina culture, and
WHEREAS, at its meeting June 25, 2014, the PAC identified the entry ramp to the upper levels
of the Green Street Parking Garage as an appropriate location for this proposal, and
WHEREAS, the PAC held a public comment period on the mural design and location at its
meeting on July 23, 2014 to gather input on the proposed installation, and the majority of the
responses to the proposal have been positive, and
WHEREAS, the artist will receive some paint from the City as well as funding from ¡Cultura!
Ithaca and several other community organizations to install the mural, and
WHEREAS, at its meeting on July 23, 2014, the Public Art Commission unanimously voted to
recommend that the Common Council select Jennifer Ospina’s mural to be installed on the entry
ramp of the Green Street Parking Garage; now, therefore, be it
RESOLVED, That the City of Ithaca Common Council selects Jennifer Ospina’s mural
depicting the culture of the Kogi tribe, as recommended by the Public Art Commission, to be
installed on the entry ramp of the Green Street Parking Garage and to be added to the City of
Ithaca’s public art collection; and be it further
RESOLVED, That the selected artist may proceed with the installation of her mural upon the
execution of an agreement with the City as reviewed by the City Attorney.
Latina Mural Project Submission
Name/Contact
Jennifer Ospina
Bio Statement
I am a self taught artist that has been inspired by color. My expressions in my
paintings represent connections to the earth and the universe. I began painting 2
years ago, and I moved to Ithaca because it inspired me by it’s art community.
Description of mural
For the mural project I will be expressing the indigenous culture of Colombia.
This indigenous tribe is called the “Kogi”, and they live in the mountains of Sierra
Nevada de Santa Marta. The Sierra Nevada is a nurturer, protector, and Mother
to the Kogi. Because of the support and resources the mountain provides for the
Kogi, there is no need for them to adapt to a progressing world. In fact, the Sierra
Nevada has been described as a miniature planet. Their desire to live in harmony
with nature underlies their basic belief in "Aluna", a "generative spiritual force in
which all things exist and from which all things take their being". The importance
of this culture reflects the respect that we should also have for mother earth. In
my sketch you could see the mother of this tribe holding the universe in her hand,
also she is surrounded by the very mountains that give life to this tribe.
This is a rough sketch of what I am planning to do but there will more detail in
the mural.
Also, the head of the mother will have a willow tree with animals infused with
each other
Materials:
Brushes, Acrylic, mediums for blending colors, and coating after finished.
Latina Mural Project file:///C:/Documents and Settings/mgilbert/My Documents/Downloads/Lat...
1 of 1 7/14/2014 9:12 AM
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: planning@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
TO: Planning & Economic Development Committee
From: Megan Wilson, Planner
RE: Neighborhood Improvement Incentive Fund
DATE: August 4, 2014
Attached are two applications for the Neighborhood Improvement Incentive Fund (NIIF)
for this year’s National Night Out (NNO) events, held on Tuesday, August 5, 2014. The
applicants, the Titus Towers Tenant Council and the Family Sites Tenant Council,
represent low-moderate income residents living in the South of the Creek and Northside
neighborhoods who spend considerable hours of volunteer time organizing and
conducting the NNO events. Both groups have sponsored the annual NNO event in their
respective neighborhoods for over 10 years.
In past years, the Neighborhood Improvement Incentive Fund has supported celebrations
in many city neighborhoods for this national occasion that focuses attention on
neighborhood safety and solidarity. Expenditures related to the event include food,
beverages, sound equipment, DJs, t-shirts, and give-aways for kids, all of which meet
criteria for reimbursement. Both of these groups have had success procuring donations
from local businesses in past years. Through this endeavor they are furthering the aims
of the fund to support resident initiatives to strengthen city neighborhoods.
Proposed Resolution
Planning & Economic Development Committee
August 13, 2014
RESOLUTION: Request for Neighborhood Improvement Incentive Funds from the Titus Towers
Tenant Council for National Night Out, August 2014
WHEREAS, the City of Ithaca Common Council established the Neighborhood Improvement
Incentive Fund in 1995 to provide financial assistance to city residents seeking to
improve the quality of life in their neighborhoods, and
WHEREAS, the fund is intended to support residents' interest in community improvement and to
encourage, not replace volunteerism, and
WHEREAS, the funds are intended to be used for projects or events that provide a general
neighborhood benefit and not for the limited benefit of individuals or a select few
residents, and
WHEREAS, activities specified by the Council as eligible for the funding include but are not limited
to items such as neighborhood clean-ups, planting in public places, and organizing
neighborhood events like block parties or meetings, and
WHEREAS, neighborhood groups are required to submit a completed application specifying other
project donations, estimated volunteer hours, estimated costs to be covered by the fund
and signatures of residents in the immediate neighborhood, and
WHEREAS, to streamline the process the Council has delegated authority to approve applications to
the Planning & Economic Development Committee, and
WHEREAS, each neighborhood group is eligible to receive up to $300 per year as a reimbursement
award payable on the submission of original receipts or invoices for approved activities,
and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, the Titus Towers Tenant Council has submitted a completed application for
reimbursement funds to off-set expenses that in past years have generally ranged from
$400 – $800 for the annual National Night Out event, held this year on Tuesday, August
5, 2014, and
WHEREAS, while this annual event is sponsored by the Titus Towers Tenants Council, notice is
circulated throughout the neighborhood, and the event provides an opportunity for
socializing with diverse groups of South of the Creek residents, now, therefore, be it
RESOLVED, that the Planning and Economic Development Committee approves the request from the
Titus Towers Tenant Council in an amount up to $300.00 for reimbursement upon
presentation of original invoices and/or receipts.
Proposed Resolution
Planning & Economic Development Committee
August 13, 2014
RESOLUTION: Request for Neighborhood Improvement Incentive Funds from the Family Sites
Tenant Council for National Night Out, August 2014
WHEREAS, the City of Ithaca Common Council established the Neighborhood Improvement
Incentive Fund in 1995 to provide financial assistance to city residents seeking to
improve the quality of life in their neighborhoods, and
WHEREAS, the fund is intended to support residents' interest in community improvement and to
encourage, not replace volunteerism, and
WHEREAS, the funds are intended to be used for projects or events that provide a general
neighborhood benefit and not for the limited benefit of individuals or a select few
residents, and
WHEREAS, activities specified by the Council as eligible for the funding include but are not limited
to items such as neighborhood clean-ups, planting in public places, and organizing
neighborhood events like block parties or meetings, and
WHEREAS, neighborhood groups are required to submit a completed application specifying other
project donations, estimated volunteer hours, estimated costs to be covered by the fund
and signatures of residents in the immediate neighborhood, and
WHEREAS, to streamline the process the Council has delegated authority to approve applications to
the Planning & Economic Development Committee, and
WHEREAS, each neighborhood group is eligible to receive up to $300 per year as a reimbursement
award payable on the submission of original receipts or invoices for approved activities,
and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, the Family Sites Tenant Council has submitted a completed application for
reimbursement funds to off-set expenses that in past years have generally ranged from
$400 – $800 for the annual National Night Out event, held this year on Tuesday, August
5, 2014, and
WHEREAS, this annual event is sponsored by the Family Sites Tenant Council at Conway Park, and
the event provides an opportunity for socializing with diverse groups of Northside
residents; now, therefore, be it
RESOLVED, that the Planning and Economic Development Committee approves the request from the
Family Sites Tenant Council in an amount up to $300.00 for reimbursement upon
presentation of original invoices and/or receipts.
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING, BUILDING, ZONING, & ECONOMIC & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Tel: Planning & Econ. Develop. Division – 607-274-6550 | Community Development/IURA – 607-274-6559
E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: August 6, 2014
RE: City of Ithaca Planned Unit Development (PUD) Application: Chain Works District
The purpose of this memo is to provide information regarding an application by UnChained Properties LLC for
the City to grant create a Planned Unit Development district at the site of the former Morse Chain/Emerson
Power facility.
The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000 SF former Morse
Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of Ithaca
municipal boundary. The PUD would allow the site to be developed into a mixed-use district, which includes
residential, commercial, office, and manufacturing.
The site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by
providing multiple intermodal access routes, including a highly desired trail connection. The project will be
completed in multiple phases over a period of several years, with the initial phases of the project involving
some demolition in addition to the redevelopment of the existing structures. Using the existing structures,
residential, commercial, studio workspaces, and office development are proposed to be predominantly within
the City of Ithaca, while manufacturing will be within both the Town and City of Ithaca. The interior of the
existing complex will be retrofitted to meet code requirements for particular uses, while the intent is to
rehabilitate the exterior to maintain the existing character to celebrate the complex’s industrial history.
In accordance with the adopted City process for consideration of a planned unit development, the applicant has
completed the enclosed application. This application was circulated to City boards and committees, as well as,
to the Town of Ithaca, and to the County Planning Department. At this time no comments have been received.
A public information session, hosted by the applicant, was held on August 5, 2014. The meeting was advertised
in the Ithaca Journal, and property owners within 500 feet of the property were notified by mail of the meeting.
The property was also posted with signs. The meeting was well attended and the applicant answered questions
on their proposed project.
The process for consideration of an application for Planned Unit Development requires that the applicant obtain
an approval in concept from the Common Council prior to beginning the site plan review process. Enclosed for
your consideration is a draft resolution to approve this project in concept.
If this project is granted the conditional approval to proceed, the applicant is able to begin the site plan review
process, despite any zoning-based deficiencies in the application. As a part of the environmental review
process for the project and the PUD, the Planning Board will update the Common Council after each Planning
Board meeting where the project is considered and will request ongoing written comments from the Common
Council. When and if the project has received a negative declaration of environmental significance and
contingent site plan approval, it (the applicant) will return to the Common Council for final consideration of the
adoption of the PUD.
If you have questions or require additional information, please feel free to contact me at
jenniferk@cityofithaca.org. Thanks so much.
Draft Resolution
Planning & Economic Development Committee
August 6, 2014
Common Council Conditional Approval-UnChained Properties LLC, application for Planned Unit
Development - Resolution
WHEREAS, on July 2, 2014, the Common Council adopted legislation allowing for the City to
establish Planned Unit Development districts on any property in the City currently zoned for
industrial uses, and
WHEREAS, on July 11, 2014, UnChained properties submitted a completed application for
consideration to establish a Planned Unit Development district at the site of the former Morse
Chain/Emerson Power facility, and
WHEREAS, the proposed Chain Works District seeks to redevelop and rehabilitate the +/-
800,000 SF former Morse Chain/Emerson Power Transmission facility, located on a 95-acre
parcel traversing the City and Town of Ithaca municipal boundary, and
WHEREAS, approval of this application would allow the site to be developed into a mixed-use
district, which includes residential, commercial, office, and manufacturing, and
WHERAS, the site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town
and the City of Ithaca, by providing multiple intermodal access routes, including a highly desired
trail connection, and
WHEREAS, in accordance with the adopted City process for consideration of a planned unit
development, the application was circulated to City boards and committees, as well as, to the
Town of Ithaca, and to the County Planning Department, and
WHEREAS, a public information session, hosted by the applicant, was held on August 5, 2014
and the meeting was advertised in the Ithaca Journal, the property was posted with signs and
property owners within 500 feet of the property were notified by mail of the meeting, and
WHEREAS, a legal notice was posted to the Ithaca Journal, on July 29, 2014, in order to
advertize a legal public hearing on August 13, 2014, and
WHEREAS, the process for consideration of an application for Planned Unit Development
requires that the applicant obtain an approval in concept from the Common Council prior to
beginning the site plan review process; now, therefore, be it
RESOLVED, that the Common Council does hereby grant an approval in concept to
UnChained Properties for their application for a Planned Unit Development district to be
established at the former site of the Morse Chain/Emerson Power facility, and be it further
RESOLVED, that by granting an approval in concept, the Common Council acknowledges that
the applicant is able to begin the site plan review process, despite any zoning-based deficiencies
in the application, and, be it further
RESOLVED, that the Common Council does hereby request that the City Planning Board
update the Common Council after each Planning Board meeting where this project is considered
and to request ongoing written comments from the Common Council, and be it further
RESOLVED, that if this project has receives a negative declaration of environmental
significance and contingent site plan approval, the applicant will return to the Common Council
for final consideration of the adoption of the Planned Unit Development district.
To: Svante Myrick, Mayor Michael Thorne, Superintendent of Public Works
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING, BUILDING, ZONING, & ECONOMIC & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Tel: Planning & Econ. Develop. Division – 607-274-6550 | Community Development/IURA – 607-274-6559
E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
Common Council Conservation Advisory Council (CAC)
Julie Holcomb, City Clerk Planning & Development Board
Aaron Lavine, City Attorney Phyllis Radke, Director of Zoning Administration
Mike Niechwiadowicz, Director of Code Enforcement
JoAnn Cornish, Director of Planning, Building, Zoning, and Economic Development
Edward Marx, Tompkins County Commissioner of Planning
Sue Ritter, Town of Ithaca Director of Planning
From: Jennifer Kusznir, Economic Development Planner
Date: July 22, 2014
RE: City of Ithaca Planned Unit Development (PUD) Application: Chain Works District
On August 5, 2014, the City of Ithaca will hold a Public Information Session regarding an application from
UnChained Properties, LLC for a Planned Unit Development (PUD). The Public Information Session will
begin at 5:30 PM, in the CINEMAPOLIS movie theatre, 120 E. Green Street, Ithaca. In accordance with the City
of Ithaca PUD Application Process, the applicant and project team will present information about the project
and will answer questions from the public. The purpose of this memo is to provide information regarding this
proposal.
The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000 SF former Morse
Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of
Ithaca’s municipal boundary. The PUD would allow the site to be developed into a mixed-use district, which
includes residential, commercial, office, and manufacturing.
The site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by
providing multiple intermodal access routes, including a highly-desired trail connection. The project will be
completed in multiple phases over a period of several years, with the initial phases of the project involving
some demolition in addition to the redevelopment of the existing structures. Using the existing structures ―
residential, commercial, studio workspaces, and office development are proposed to be predominantly within
the City of Ithaca, while manufacturing will be within both the Town and City of Ithaca. The interior of the
existing complex will be retrofitted to meet code requirements for particular uses, while the intent is to
rehabilitate the exterior to maintain the existing character to celebrate the complex’s industrial history.
Attached please find the completed PUD application and supporting documentation. A Public Hearing will be
held at the August 13, 2014, meeting of the Planning and Economic Development Committee, and the
Committee will consider endorsing this proposal at that meeting. Your comments on this proposal are
respectfully requested by August 7, 2014. If you have questions or require additional information, please feel
free to contact me at jenniferk@cityofithaca.org. Thanks so much.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
3331692_1
July 11, 2014
JoAnn Cornish
Director of Planning and Economic Development
City of Ithaca
108 Green Street
Ithaca, NY 14850
Dear JoAnn,
Per our discussion at last night’s meeting of the Planning and Economic Development Committee
(PEDC), we would like to clarify our understanding as regards to the PUD application for the Chain
Works District Project.
It is our understanding that the circulation of this PUD application is merely an acceptance by the
PEDC of the concept of a mixed use redevelopment of a former industrial property as generally
outlined in the application form and submitted attachments. There will be an on-going dialogue
and analysis between the project team, the City, the Town and key community stakeholders and an
environmental review of possible significant impacts arising from the proposed project that will flesh
out additional details of the PUD. Therefore, the application for the PUD includes many answers
that are to be determined (TBD).
With this in mind, please find attached a new application with further description and elaboration
on project specifics. Please do not hesitate to contact me or members of the project team with
questions regarding this new application draft.
Sincerely,
Scott Whitham
3331804_1 4
&
Part 1. – Applicant Information
Application Date:_05_/_30_/_2014
1. Applicant Information
Applicant Name(All principal owners of 15% or more must be listed): _______
UnChained Properties, LLC____________________________________________
_____________________________________________________________________
Address: 225 Colonial Dr City: Horseheads State: NY Zip: 14845
Phone: 607.739.3826 Email: chainworksdistrict@gmail.com
Property Owner (If different from applicant): Emerson Power Transmission Corporation_
Address: 8000 West Florissant Avenue City: St. Louis State: MO Zip: 63136
Phone:_314.553.1953___Email:__Steve.Clarke@emerson.com___
2. Property Information
(Applicant must provide either proof of ownership or an owner’s authorization)
Property Street Address: 620 S. Aurora St., Ithaca, NY 14850
Tax Parcel Number: 106-1-8______
Legal description of Property: __Emerson Power Transmission_____________
Zoning District :_I-1__ Area: _95.05 acres_ Frontage: __TBD___
Current Uses: ____Emerson Power Transmission; Vacancy_______________
3331804_1 5
3. Project Information
Project Name: ___Chain Works District Redevelopment Project____________
________________________________________________________________________
Project Narrative and Summary of Community Benefits (attach additional sheets as
needed):
The proposed Chain Works District seeks to redevelop and rehabilitate the 800,000 +/- sf
Morse Chain/Emerson Power Transmission facility, which is located on a 95-acre parcel
traversing the City and Town of Ithaca’s municipal boundary. The approval of a Planned
Unit Development (PUD, City) and a Planned Development Zone (PDZ, Town) would
allow the site to be transformed from an idled industrial complex to a reinvigorated
mixed-use district, which includes residential, commercial, office, and manufacturing.
These various uses are proposed as a dynamic mix of spatial configurations. The site’s
redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of
Ithaca, by providing multiple intermodal access routes including a highly desired trail
connection.
The project will be completed in multiple phases over a period of several years. We
anticipate that the initial phases of the project will involve the redevelopment of the
existing structures. The much later phases of the project would involve new development
and are far more speculative at this time.
Current redevelopment of this property will focus on retrofitting existing buildings and
infrastructure for new uses. Using the existing structures; residential, commercial, studio
workspaces, and office development is proposed to be predominantly within the City of
Ithaca, while manufacturing will be within both the Town and City of Ithaca. The interior
of the existing complex will be retrofitted to meet code requirements for particular uses,
while the exterior will be rehabilitated to maintain the existing character to celebrate the
complex’s industrial history. Potential new development would echo this character to fit
as an aggregation of the Chain Works District.
Please refer to the cover letter for additional details about the community benefits of the
proposed Chain Works District and its fit with the City Comprehensive Plan.
Project Location: NYS Route 96B (Danby Road) south of the intersection with Hill View Terrace
Property Size (acres) – both existing & proposed:___95.03 acres________________
Building Size (square feet) – both existing & proposed 800,000 sf (existing); TBD proposed
Proposed Project Start & Completion Dates:__04/2015 & 12/2030____
Approx. # of rental housing units:______TBD______________________________
Approx. # of for-sale housing units:____ TBD ______________________________
3331804_1 6
Approx. SF of office:______ TBD __________________________________________
Approx. SF of retail/commercial:_____ TBD ________________________________
Approx. SF of community/non-profit use:____ TBD __________________________
Approx. SF of light industrial/high-tech:_____ TBD __________________________
Approx. SF of industrial/manufacturing:_____ TBD ___________________________
Approx. SF of other uses specify: ______ TBD _______________________________
Part 4. – Project Costs
Cost of New Construction:_____ TBD ___________
Value of Improvements:______ TBD __________
Value of Equipment to Be Acquired:__ TBD _____
Other:____ TBD __________________________
Total:_____ TBD _________
Part 5. – Criteria and Potential Project Benefits
Minimum Qualification Criteria
A PUD can only be established if the following criteria are all determined to have
been met:
• 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
• Is the property located in an area of the City currently zoned
industrial
3331804_1 7
PUD Approval Considerations
In addition to meeting the minimum criteria, the following will also be considered
when evaluating whether to grant a PUD for a proposed project:
(1) Please demonstrate why this project can’t move forward under existing zoning.
Why should a PUD be a desirable way to regulate development on this site?
Mixed-use is currently not allowed. The site has the potential to become a
coordinated zone between the City and Town.
(2) Will the project provide for public access pedestrian linkages (active
recreation)?
Yes.
(3) What are the heights of buildings in this project? How do building masses and
locations compare to each other and to other structures in the vicinity?
Natural Zone (T1)= N/A; Neighborhood General Zone (T4)= 4 stories;
Neighborhood Center Zone (T5)= 6 stories. Additional stories will be
conditional. See the submitted Proposed Regulatory Plan, Proposed Existing
Structure to remain, and Program Diagram which is incorporated herein by
reference..
(4) 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?
Yes, and will provide the opportunity to be improved.
(5) 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?
Primarily residential. Buffers may be used as determined.
(6) 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?
Improved trail connection will be provided.
3331804_1 8
(7) 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?
Land is comparable to many other developed locations in the City. Steep
slopes will be avoided.
(8) What potential impacts are there on environmental, historical, and architectural
resources? Does the proposed PUD serve to protect these resources?
By allowing mixed-use, the PUD will directly allow the repurposing of
historic structures, which might be demolished otherwise. A Generic
Environmental Impact Statement will be prepared to analyze potential
significant environmental impacts.
(9) What potential impacts are there on local government services?
Greater density close to downtown will have a net positive impact on tax
base.
(10) Is there available and adequate water service?
Service will be improved as needed.
(11) Is there available and adequate sewer service?
Service will be improved as needed.
(12) Will the PUD provide several of the community benefits listed below that
contribute to making the project a long-term asset for the community?
Yes.
Potential Community Benefits Resulting from the PUD Project
(1) What will be the increase to the tax roll value of new real property?
Net positive increase.
(2) How many FTE jobs will be created as a result of the project?
TBD.
a. Will the project result in job creation of positions that pay at least a living
wage?
3331804_1 9
Yes.
(3) Will the project result in job creation of which at least 51% will be held by
persons earning 80% or less of Area Median Income?
Not likely, but TBD.
(4) Will the applicant provide affordable housing at rents that do not exceed Fair
Market Rents occupied by households earning no more than 80% of Area
Median Income, adjusted for family size (must determine duration)?
TBD.
(5) Will the project fill vacant store fronts?
No, will fill vacant factory.
(6) Will the project involve environmental remediation?
Yes.
(7) Is the project a historic preservation project (in accordance with the Secretary
of Interior's standards)?
Possibly.
(8) Will the project be assisting/contracting/renting to MWBEs?
Yes, amounts TBD.
(9) Will the project provide free (reduced cost) community space in the project
(for example to a 501c3 non-profit)?
TBD.
(10) Will the project produce large-scale alternative energy, local energy or
combined heat/power that results in a significant reduction in greenhouse gas
emission?
Yes, exact systems TBD.
(11) Will the project result in high tech job creation?
3331804_1 10
Most likely.
(12) Does the project contain the redevelopment of a Brownfield site?
Yes.
(13) Will this project provide any other community wide benefits?
It will add much needed housing within walking distance of downtown,
and will reduce vehicle miles traveled and overall greenhouse gas
production for Tompkins County.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
113 East Chemung Place, Elmira, NY 14904 | PH: 607.734.2165 FX: 607.734.2169
www.FaganEngineers.com
3203772_1
May 30, 2014
Common Council, City of Ithaca
108 E. Green Street
Ithaca, N.Y. 14850
Town Board, Town of Ithaca
215 North Tioga Street
Ithaca, N.Y. 14850
RE: Chain Works District PUD/PDZ Zoning Request
FE Project #2011-104
Dear City Common Council and Town Board members:
On behalf of the Applicant, UnChained Properties, LLC, enclosed please find the following
which constitutes an application for PUD/PDZ rezoning of the 95-acre property located along
the 96B corridor, S Aurora Street / Danby Road where Turner Street and South Cayuga Street
meet the Northern edge of South Hill:
• Full Environmental Assessment Form (EAF) dated 05/30/2014;
• City of Ithaca Planned Unit Development (PUD) application dated 05/30/2014;
• Images and Project Diagrams
o Site Bird’s Eye View
o Interior of Existing Structures
o View from the Factory
o Existing Trail Network
o Walking Distance Diagram
o Site Survey
o Existing Site Access Points
o Existing Zoning – City and Town of Ithaca
o Existing Slope Analysis Diagram
o Proposed Regulating Plan
o Existing Structures
o Proposed Existing Structures to Remain
o Program Diagram
Whitham Planning & Design, LLC and Fagan Engineers & Land Surveyors, PC will be
presenting the Project on behalf of the Applicant. The Chain Works District proposal consists of
a mixed-use development consisting of two primary parts, each with multiple phases:
1. The repurposing of the existing buildings; and
2. Potential future development within areas of the remainder of the site.
Page 2
Rezoning Request
May 30, 2014
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
113 East Chemung Place, Elmira, NY 14904 | PH: 607.734.2165 FX: 607.734.2169
www.FaganEngineers.com
3203772_1
This redevelopment project will create a new District consisting of residential, offices,
commercial, manufacturing, and open space within the existing 800,000 square foot facility. The
redevelopment project does not include the Proposed Parcel OU-1 (0.977 acres), which the
current owner has requested the City subdivide from the parent property.
The site is currently zoned as an Industrial Zone District (City) and as Industrial (Town). Our site
development plan aligns with the City and Town of Ithaca’s objectives as set out in the
Comprehensive and Strategic Plans by implementing a PUD (City) and PDZ (Town) approach,
coupled with referencing LEED ND as a guideline for best practices.
The goal is to create a more sustainable and dynamic development than is currently permitted
within the current zoning by rehabilitating the industrial facility with a variety of uses and also
conserve environmentally sensitive areas while creating a new District, an identifiable
community bridging the City and Town of Ithaca.
Project Overview
The proposed Chain Works District seeks to redevelop and rehabilitate the +/- 800,000 sf Morse
Chain/Emerson Power Transmission facility, which is located on a 95-acre parcel traversing the
City and Town of Ithaca’s municipal boundary. The approval of a Planned Unit Development
(PUD, City) and a Planned Development Zone (PDZ, Town) would allow the site to be
transformed from an idle industrial complex to a reinvigorated mixed-use district, which includes
residential, commercial, office, and manufacturing. These various uses are proposed as a
dynamic mix of spatial configurations. The site’s redevelopment would bridge South Hill and
Downtown Ithaca, the Town and the City of Ithaca, by providing multiple intermodal access
routes including a highly desired trail connection.
The project will be completed in multiple phases over a period of several years. We anticipate
that the initial phases of the project will involve the redevelopment of the existing structures.
The much later phases of the project would involve new development and are far more
speculative at this time.
Current redevelopment of this property will focus on retrofitting existing buildings and
infrastructure for new uses. Within the existing structures, residential, commercial, studio
workspaces, and office development are proposed predominantly within the City of Ithaca, while
manufacturing will be within both the Town and City of Ithaca. The interior of the existing
complex will be retrofitted to meet code requirements for particular uses, while the exterior will
be rehabilitated to maintain the existing character to celebrate the complex’s industrial history.
Potential new development would echo this character to fit as an aggregation of the Chain
Works District.
A zoning concept plan defining parameters is provided. LEED ND requirements have been
referenced as structural guidelines for site redevelopment. The proposal includes:
• Removing selected buildings to create a network of open space with courtyards and
intermodal connection with South Hill and Downtown Ithaca.
• Providing an easement for the Black Diamond Trail network.
• Utilizing the existing on-site Loop Road for circulation.
Page 3
Rezoning Request
May 30, 2014
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
113 East Chemung Place, Elmira, NY 14904 | PH: 607.734.2165 FX: 607.734.2169
www.FaganEngineers.com
3203772_1
• Mitigating existing environmental impacts.
• Providing infrastructure such as parking areas, stormwater management facilities,
lighting, earthwork, and plantings.
City of Ithaca - Current Zoning and Comprehensive Plan
The current industrial zoning of the site restricts the ability for the site to be reclaimed and
redeveloped. In order to create a sustainable mix of Live, Work, and Play spaces for the City,
the Applicant requests a Planned Unit Development (PUD). This request for a PUD is in
anticipation of a local law that allows PUDs to be established in the City. However, if the
legislation is not approved, please accept this as an application for rezoning in the City of Ithaca
to allow for office use of the existing Building 21. Without legislation enabling PUDs, future
rezoning requests will be necessary for the other existing buildings as plans are finalized.
Although the City is currently forming a new Comprehensive Plan, influences and issues have
been defined as drivers for updating the City’s goals for future planning and development.
Among the list of influences is the Downtown Ithaca 2020 Strategic Plan written in 2010. The
plan sets out to revitalize the urban core, reduce regional sprawl, reduce the community’s
carbon footprint, and strengthen linkages between institutions of higher education and
Downtown. The City also has a goal to create 1,500 new urban residential housing units.
Rezoning the post-industrial site as a PUD would allow for the Chain Works District project to
respond to and help implement planning and land-use concepts being set forth in the City of
Ithaca’s Comprehensive Plan, as well as the Strategic Plan of Downtown Ithaca:
1. Regional sprawl would be avoided by providing a mixed-use development that bridges
the City and Town, the Region and Downtown.
2. Revitalizing the under-used site with a mix of uses, including housing, would extend and
help implement the City’s goals to provide more housing and revitalize the urban core.
3. Linkages between the City and Town, Ithaca College and Downtown, would be
strengthened by physically allowing the site to be a link between them. This would
increase walkability and accessibility to Downtown, in turn reducing the overall carbon
footprint of the greater community.
4. A trail on the City side of the site would link the site and the City to a greater network of
trail connections within the City and beyond.
5. Natural areas would remain largely undeveloped to reduce stormwater runoff and
increase the acreage of environmentally valuable and sensitive areas.
Town of Ithaca - Zoning and Comprehensive Plan
The current Industrial zoning code places restrictions on redeveloping the site for a mixed-use
development, which would provide an efficient and sustainable mix of uses. In order to create a
dynamic multi-functional development, the Applicant requests a Planned Development Zone
(PDZ) for this site.
Rezoning the site for a PDZ would allow for the Chain Works District project to respond to the
planning and land-use concepts set forth in the Town of Ithaca’s Comprehensive Plan:
Page 4
Rezoning Request
May 30, 2014
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
113 East Chemung Place, Elmira, NY 14904 | PH: 607.734.2165 FX: 607.734.2169
www.FaganEngineers.com
3203772_1
1. Sprawling would be avoided by providing denser clusters of housing with significantly
smaller footprints than other developments in the Town can offer.
2. Environmentally valuable areas would be preserved and protected as an amenity for
the neighborhood and surrounding community.
3. The Chain Works District will promote human-scaled development and social
connectivity within the project and around the community by providing a connection
for the trail network and between South Hill and Downtown Ithaca.
4. The new development will take on a cluster form with to avoid environmentally and
visually sensitive areas.
Proposed Zoning
The Chain Works District consists of 3 distinct areas which could be regulated as different
zones. We are proposing to use form-based coding for the entire Chain Works District based
largely on the leading example of the Smart Code (an open source template) as well as LEED
ND guidelines. The following is a brief summary of the key characteristics being proposed for
each zone.
Natural Zone (T1)
The Natural Zone consists of lands approximating or reverting to a wilderness condition,
including lands unsuitable for settlement due to topography, hydrology or vegetation. The
Natural Zone is intended to permanently protect areas from development that would damage
the contiguity, quality, character, and ecological function of natural areas. Recreational trails
may provide pedestrian connectivity to other zones.
Neighborhood General Zone (T4)
The Neighborhood General Zone consists of a mixed-use but primarily residential urban fabric.
It may have a wide range of building types: single, side yard, and rowhouses. Setbacks and
landscaping are variable. Streets with curbs and sidewalks define medium-sized blocks. The
proposed T4 zone will limit development to 4 stories in height along the Route 96 corridor (to
match current zoning) and allow for an additional 1-2 stories on the downhill side (consistent
with the T5 zone). The NYS building codes will dictate the side yard setbacks to allow for
rowhouses (e.g. zero lot line condominiums).
Neighborhood Center Zone (T5)
The Neighborhood Center Zone consists of higher density mixed-use buildings that
accommodate manufacturing, retail, offices, rowhouses and apartments. It has a tight network
of streets, with wide sidewalks, steady street tree planting and buildings set close to the
sidewalks. Open spaces consist of plazas in addition to green space. The T5 zone will limit
development to 6 stories and allow for an additional 1-2 stories on the downhill side. The NYS
building codes will dictate building separation distances.
Lot Coverage
Buildings and parking lots currently cover approximately 18% of the total lot area. The proposed
maximum lot coverage for buildings and surface parking lots will not exceed 30% of the total
Chain Works District property and not more than 60% of the T4 zone and 80% of the T5 zone
when calculated separately.
Page 5
Rezoning Request
May 30, 2014
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
113 East Chemung Place, Elmira, NY 14904 | PH: 607.734.2165 FX: 607.734.2169
www.FaganEngineers.com
3203772_1
Density
The proposed maximum building height and lot coverage requirements above will allow the
Masterplan to achieve an FAR of 0.8 or greater (of buildable site area) consistent with standards
of LEED for Neighborhood Development.
Parking
The project will explore all available alternate modes of transit to meet LEED ND requirements
and discourage any excess parking above and beyond what is needed to meet market
demands. There is therefore no minimum parking requirement proposed for any of the Chain
Works District but it is anticipated that parking will be provided at a target of somewhere
between 0.5 to 1.5 spaces per dwelling unit.
We look forward to presenting the proposed project and introduce the Project Team at your next
meetings. Please feel free to contact us if you have any questions, comments or require
additional sets of attachments.
Sincerely,
WHITHAM PLANNING & DESIGN, LLC FAGAN ENGINEERS & LAND SURVEYORS, P.C.
Scott Whitham James B. Gensel, P.E., CPESC
President President
enclosures
cc: David Lubin - UnChained Properties, LLC
Paul Sylvestri, Esq. - Harter Secrest & Emery, LLP
Chain Works District Project Team
M:\Job Data Directory\2011\2011-104\Approvals\Initial Submittal\Submittal 05-29-2014.doc
05.30.2014
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SITE BIRD’S EYE VIEW
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INTERIOR OF EXISTING STRUCTURE
VIEW OF FACTORY FROM NORTH ENTRANCE
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INTERIOR OF EXISTING STRUCTURES
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VIEW FROM THE FACTORY
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EXISTING TRAIL NETWORK
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WALKING DISTANCE DIAGRAM
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CIRCULATION DIAGRAMEXISTING STRUCTURES
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EXISTING STRUCTURES
05.28.2014
point of entry
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EXISTING SITE ACCESS POINTS
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JESSUP ROADJESSUP ROADJESSUP ROADJESSUP ROADJESSUP ROADJESSUP ROADJESSUP ROADJESSUP ROADJESSUP ROAD
MAPLE AVENUEMAPLE AVENUEMAPLE AVENUEMAPLE AVENUEMAPLE AVENUEMAPLE AVENUEMAPLE AVENUEMAPLE AVENUEMAPLE AVENUEDRY
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TOWER ROADTOWER ROADTOWER ROADTOWER ROADTOWER ROADTOWER ROADTOWER ROADTOWER ROADTOWER ROAD
FOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DR
OAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUE
DRYDEN ROADDRYDEN ROADDRYDEN ROADDRYDEN ROADDRYDEN ROADDRYDEN ROADDRYDEN ROADDRYDEN ROADDRYDEN ROAD
SISSON PL
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NYS ROUTE
3
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NYS ROUT
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3
6
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NYS ROUT
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3
6
6
NYS ROUTE
3
6
6
NYS ROUT
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3
6
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NYS ROUTE
3
6
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NYS ROUT
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3
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6
NYS ROUT
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3
6
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NYS ROUT
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3
6
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GA
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CAMPUS ROADCAMPUS ROADCAMPUS ROADCAMPUS ROADCAMPUS ROADCAMPUS ROADCAMPUS ROADCAMPUS ROADCAMPUS ROAD
HO
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R
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WAIT AVEWAIT AVEWAIT AVEWAIT AVEWAIT AVEWAIT AVEWAIT AVEWAIT AVEWAIT AVE
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NYS
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NYS
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NYS
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NYS
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GILES
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NYS ROUTE 366NYS ROUTE 366
NYS ROUTE 366NYS ROUTE 366
NYS ROUTE 366NYS ROUTE 366NYS ROUTE 366
NYS ROUTE 366NYS ROUTE 366
HARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACE
OXFORD PLAC
E
OXFORD PLACE
OXFORD PLACEOXFORD PLAC
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OXFORD PLACEOXFORD PLAC
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OXFORD PLACE
OXFORD PLACEOXFORD PLACE
WATER STR
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WATER STR
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WATER ST
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WATER STR
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WATER ST
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WATER STR
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WATER STR
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WATER ST
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WATER STR
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IT
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MITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREET
DE
L
A
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BOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREET
B
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OAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUE
CO
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UNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUE
THURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVE
ROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACE
HEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSCOURTCOURTCOURTCOURTCOURTCOURTCOURTCOURTCOURT
WYC
K
O
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F
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BBBBBBBBB
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CAMP
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FALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVE
BA
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NE LNNE LNNE LNNE LNNE LNNE LNNE LNNE LNNE LNRRRRRRRRR
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SOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVE
EDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANE
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HIGHLAND PLACEHIGHLAND PLACEHIGHLAND PLACE
HIGHLAND PLACEHIGHLAND PLACE
HIGHLAND PLACEHIGHLAND PLACEHIGHLAND PLACE
HIGHLAND PLACE
THE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLL
ST
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OSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACE
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EAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREET
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EAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREET
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CATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREET
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SENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAY
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COLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREET
EAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREET
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WEST MARTIN LUTHER KING JR/STATE STREET WEST MARTIN LUTHER KING JR/STATE STREET WEST MARTIN LUTHER KING JR/STATE STREET WEST MARTIN LUTHER KING JR/STATE STREET WEST MARTIN LUTHER KING JR/STATE STREET WEST MARTIN LUTHER KING JR/STATE STREET WEST MARTIN LUTHER KING JR/STATE STREET WEST MARTIN LUTHER KING JR/STATE STREET WEST MARTIN LUTHER KING JR/STATE STREET
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CLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUE
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IRVING PL
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IRVING PL
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NYS ROUTE 366
NYS ROUTE 366NYS ROUTE 366NYS ROUTE 366
NYS ROUTE 366NYS ROUTE 366
NYS ROUTE 366NYS ROUTE 366NYS ROUTE 366
HARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACE
OXFORD PLACE
OXFORD PLACEOXFORD PLACEOXFORD PLACE
OXFORD PLACEOXFORD PLACE
OXFORD PLACEOXFORD PLACEOXFORD PLACE
B
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A
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MITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREETMITCHELL STREET
DE
L
A
W
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BOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREET
B
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OAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUE
CO
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L
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UNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUE
THURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVE
ROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACE
HEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSHEIGHTSCOURTCOURTCOURTCOURTCOURTCOURTCOURTCOURTCOURT
WYC
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FALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVEFALL CREEK DRIVE
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NE LNNE LNNE LNNE LNNE LNNE LNNE LNNE LNNE LNRRRRRRRRR
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SOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVE
EDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANE
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HIGHLAND PLACEHIGHLAND PLACEHIGHLAND PLACE
HIGHLAND PLACEHIGHLAND PLACE
HIGHLAND PLACEHIGHLAND PLACEHIGHLAND PLACEHIGHLAND PLACE
THE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLLTHE KNOLL
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OSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACE
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EAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREET
EAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREET
EAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREET
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CATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREET
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STREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREET
SENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAY
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COLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREET
EAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREET
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EAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREET
GI
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HILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACE
WILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREET
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UNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUE
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EAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREET
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MARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREET
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WEST GREEN STREETWEST GREEN STREETWEST GREEN STREETWEST GREEN STREETWEST GREEN STREETWEST GREEN STREETWEST GREEN STREETWEST GREEN STREETWEST GREEN STREET
WEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREET
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Clinton Block
University Hill
Cornell Heights
East Hill
Cornell Arts Quad
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R-3aa
R-U
R-3b
R-2b
R-1a
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R-2a
R-2c
CBD-60
B-2d
B-4
B-5
B-2a
B-1a
B-2b
B-2c
B-1b
MH-1
CBD-85
CBD-100
CBD-120
WEDZ-1a
P-1
U-1
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C-SU WF-1
WF-2
WEDZ-1b
SW-1
SW-2
SW-3
GP-A
GP-B
GP-C
Historic District
CPOZ
AdultUses
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VALE
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CATHERINE STREET
BL
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CPOZ
OFFICIAL ZONING MAP OF
THE CITY OF
ITHACA, NEW YORK
Legend for Zoning DistrictsLegend for Zoning DistrictsLegend for Zoning DistrictsLegend for Zoning DistrictsLegend for Zoning DistrictsLegend for Zoning DistrictsLegend for Zoning DistrictsLegend for Zoning DistrictsLegend for Zoning Districts
Note: This map is for illustrative purposes only. Where questions exist Note: This map is for illustrative purposes only. Where questions exist Note: This map is for illustrative purposes only. Where questions exist Note: This map is for illustrative purposes only. Where questions exist Note: This map is for illustrative purposes only. Where questions exist Note: This map is for illustrative purposes only. Where questions exist Note: This map is for illustrative purposes only. Where questions exist Note: This map is for illustrative purposes only. Where questions exist Note: This map is for illustrative purposes only. Where questions exist about the exact location of a zoning district boundary, consult the Building Commisioner.about the exact location of a zoning district boundary, consult the Building Commisioner.about the exact location of a zoning district boundary, consult the Building Commisioner.about the exact location of a zoning district boundary, consult the Building Commisioner.about the exact location of a zoning district boundary, consult the Building Commisioner.about the exact location of a zoning district boundary, consult the Building Commisioner.about the exact location of a zoning district boundary, consult the Building Commisioner.about the exact location of a zoning district boundary, consult the Building Commisioner.about the exact location of a zoning district boundary, consult the Building Commisioner.
For Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection AreaFor Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection AreaFor Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection AreaFor Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection AreaFor Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection AreaFor Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection AreaFor Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection AreaFor Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection AreaFor Unique Natural Area boundaries, Fall Creek Recreational River, Gorge Protection Area
and Primary and Secondary Commons boundaries, contact the Building Commissioner.and Primary and Secondary Commons boundaries, contact the Building Commissioner.and Primary and Secondary Commons boundaries, contact the Building Commissioner.and Primary and Secondary Commons boundaries, contact the Building Commissioner.and Primary and Secondary Commons boundaries, contact the Building Commissioner.and Primary and Secondary Commons boundaries, contact the Building Commissioner.and Primary and Secondary Commons boundaries, contact the Building Commissioner.and Primary and Secondary Commons boundaries, contact the Building Commissioner.and Primary and Secondary Commons boundaries, contact the Building Commissioner.
For information on obtaining a digital copy of this map or for additional informationFor information on obtaining a digital copy of this map or for additional informationFor information on obtaining a digital copy of this map or for additional informationFor information on obtaining a digital copy of this map or for additional informationFor information on obtaining a digital copy of this map or for additional informationFor information on obtaining a digital copy of this map or for additional informationFor information on obtaining a digital copy of this map or for additional informationFor information on obtaining a digital copy of this map or for additional informationFor information on obtaining a digital copy of this map or for additional informationon Historic Districts, contact the Department of Planning and Development.on Historic Districts, contact the Department of Planning and Development.on Historic Districts, contact the Department of Planning and Development.on Historic Districts, contact the Department of Planning and Development.on Historic Districts, contact the Department of Planning and Development.on Historic Districts, contact the Department of Planning and Development.on Historic Districts, contact the Department of Planning and Development.on Historic Districts, contact the Department of Planning and Development.on Historic Districts, contact the Department of Planning and Development.
Historic Districts
Scale: 1" = 1000'
Collegetown Parking Overlay Zone
Scale: 1" = 400'
FOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DRFOREST HOME DR
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THURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVETHURSTON AVE
ROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACEROBERTS PLACE
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Scale: 1"= 1000'Scale: 1"= 1000'WORTH STREETWORTH STREETWORTH STREETWORTH STREETWORTH STREETWORTH STREET
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HARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACEHARVARD PLACE
OXFORD PLACE
OXFORD PLACE
OXFORD PLACEOXFORD PLACE
OXFORD PLACEOXFORD PLACE
OXFORD PLACE
OXFORD PLACEOXFORD PLACE
BR
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A
N
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BR
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BOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREETBOOL STREET
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OAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUEOAK AVENUE
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SOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVESOUTH AVE
EDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANEEDGEMOOR LANE
WE
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HIGHLAND PLACEHIGHLAND PLACEHIGHLAND PLACE
HIGHLAND PLACEHIGHLAND PLACE
HIGHLAND PLACEHIGHLAND PLACEHIGHLAND PLACE
HIGHLAND PLACE
OSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACE
LIN
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LIN
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COOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREET
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CATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREET
NO
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EAST MARTIN LUTHER KING J
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EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING J
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EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING J
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EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
ST
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WILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREET
DR
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E BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREET
ST
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DEWITT
PLA CE
DEWITT
P
L
A
C
E
DEWIT
T
PLA CE
DEWITT
PLA CE
DEWIT
T
PLA CE
DEWITT
PLA CE
DEWITT
P
L
A
C
E
DEWIT
T
PLA CE
DEWITT
P
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A
C
E
GP-A
AdoptedAdoptedAdoptedAdoptedAdoptedAdoptedAdoptedAdoptedAdopted
Amended through January 31, 2012Amended through January 31, 2012Amended through January 31, 2012Amended through January 31, 2012Amended through January 31, 2012Amended through January 31, 2012Amended through January 31, 2012Amended through January 31, 2012Amended through January 31, 2012
Certified by City ClerkCertified by City ClerkCertified by City ClerkCertified by City ClerkCertified by City ClerkCertified by City ClerkCertified by City ClerkCertified by City ClerkCertified by City Clerk
Prepared by the Department of Planning and DevelopmentPrepared by the Department of Planning and DevelopmentPrepared by the Department of Planning and DevelopmentPrepared by the Department of Planning and DevelopmentPrepared by the Department of Planning and DevelopmentPrepared by the Department of Planning and DevelopmentPrepared by the Department of Planning and DevelopmentPrepared by the Department of Planning and DevelopmentPrepared by the Department of Planning and Development
NY State Plane, Central GRS 80 Datum
Map Source: City of Ithaca Zoning 2009 Ordinance
Map Prepared by: GIS Planning, City of Ithaca, NY, 31 January 2012.
05.30.2014
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EXISTING ZONING - CITY AND TOWN OF ITHACA