HomeMy WebLinkAbout03-23-16 Special Planning & Economic Development Meeting AgendaJoint Town PC/City PEDC
Meeting
City of Ithaca Common Council/Town of Ithaca Town Board
DATE: March 23, 2016
TIME: 5:30 PM
LOCATION: 3rd floor
City Hall Council Chambers
AGENDA ITEMS
Item Voting
Item
Presenter(s) Time
Start
1) Call to Order/Agenda Review
2) Overview of Process & Schedule
3) Special Order of Business
Discussion – Proposed Chain Works
Planned Unit Development / Planned
Development Zone
4) Adjournment
No
No
No
Yes
Seph Murtagh, Chair
City/Town Staff
5:30
5:35
5:45
7:00
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, March 22nd, 2016.
Combined Town & City of Ithaca Planning staff comments/concerns – Chain Works Form and Use
Regulations (2-29-2016 draft)
16 March 2016
General issues:
Uncertainty. The definition of a form-based code from the Form-Based Code Institute: "A form-based code is a
land development regulation that fosters predictable built results and a high-quality public realm by using
physical form (rather than separation of uses) as the organizing principle for the code." It’s difficult to determine
what "predictable results" would be the outcome from the proposed standards. (Just as in regular zoning, PD
local law language will shape the site plan for various phases, not vice versa.)
Organization around zones and redundancy. The draft design standards are organized around “subareas”, or
the equivalent of zones. This format, common to older zoning codes, is prone to redundancy and inconsistency.
(For example, various "not applicable" provisions, and redundant references to Recommended Urban Trees: Site
Assessment and Tree Selection for Stress Tolerance and "adult uses are excluded")
The draft Ithacode: Recoding the Town report addresses contemporary code organization, and recommends
organizing the Town’s next zoning code around topic or scale of land use. (For example, separate sections for
neighborhood design, site and building design, uses, and so on.) Most contemporary form-based codes, and
many newer conventional codes, follow this format.
Narrative regulations. The draft design standards present bulk, siting, and use standards in scattered
narratives. Tables can present these standards much more concisely, and allow for easier comparison across
subareas.
Substantive regulations in definitions. Some definitions have embedded regulations -- building projections,
front porches, front stoops, glazing, open space, and parking space among them. Definitions are not where
readers expect to find substantive regulations.
Legal English. Provisions often use wordy legal English ("No building or part thereof within the Chain Worlds
district shall be erected, moved, or altered on its exterior unless in conformity with the regulations herein") instead
of plain English ("Buildings in this PD area must follow these regulations."). They also tend to use negative or
prohibitive language ("Individual buildings shall not exceed 2,000 sf."), rather than more direct positive or
permissive language. ("Building footprint may be up to 2,000'².", "Building footprint - 2,000'² maximum.", etc.)
Permanent link to the 2003 Zoning Code. Draft design regulations have many cross-references to current
development regulations (zoning code, lighting law, etc.). This could create a permanent link between the PD and
the codes in effect when the Town adopts the PD, not successor codes the Town might adopt in the future. The
PD should reference “currently effective regulations”, not a zoning code that the Town may replace in the near
future.
Replacing vs amending development regulations. It’s not clear that the PD law just adds to the Town's
development regulations, or supplants them as a whole. This PD should amend existing regulations, not replace
them as a whole.
NYS building code references. The draft design standards include many references to the New York State
Building Code. Building codes and zoning codes serve different purposes. It makes the design standards harder
to use, and seem more opaque by “hiding” critical regulations in another document. Regulations should be direct,
clear, and transparent, with no references to the Building Code.
Specific regulatory issues
Building location and siting. With no subdivision or internal lot lines, setback requirements are moot. A
“virtual lot” or development/site envelope approach might be one approach to address this.
Streets and sidewalks as “open space”. The definition of "open space includes "hardscapes within a public
way". This means streets, sidewalks, and tree lawns are all "open space" according to the draft design standards.
High building coverage. Draft design standards allow 60% building coverage for the total of the CW2 subarea,
and 80% for the CW3 subarea. This is for building coverage alone, and doesn’t include other impervious surfaces
like roads, sidewalks, and parking areas. This level of building coverage seems much higher than what previous
conceptual site plans show, and may not be appropriate for a site with steep slopes. By comparison, the building
coverage for Town Hall is about 60% of its site. Building coverage in the “natural” CW1 subarea is 20,000'² --
about the same as two typical chain drug stores.
Building density. Maximum building density in the CW2 subarea "shall not exceed 700,000 sf.", and "shall not
exceed 900,000 sf." For the CW3 subarea. By comparison, Collegetown Terrace (East State Street at Mitchell
Street) has 628,642'² GFA of residential space.
Maximum building coverage for the CW4 subarea (existing building) is 300,000'². How does this compare with the
existing Morse Chain building?
High maximum building heights. Maximum building height for the CW2 subarea is 4 stories, with 18' floor-
to-ceiling height, or 72' total. The CW3 subarea has a 6 story limit with 24' floor-to-ceiling height, or 144' total. –
about the same as The Towers at Ithaca College. Also, the "below the uphill grade's first story" provision for
building height in the CW2 area is confusing. Form-based codes that regulate by stories usually establish a taller
first story, and shorter upper stories (for example, 15' first story, 10' above that).
Parking location. Draft design regulations state parking must be "... generally located within one pedestrian
shed from their intended use." A pedestrian shed is a predefined area, not a unit of distance. The PDZ defines a
pedestrian shed as " ... centered on a common destination ... 1/4 to 1/2 mile walk (from the center)" Taken literally,
that means parking can be a mile from the use it serves. Design regulations have no requirements for parking at
the use, like what is typical for a housing development for local year-round residents.
Parking space requirements. Draft design regulations state there are no minimum parking requirements. This
may imply that local year-round residents will not be a target market for the residential component of Chain
Works. (Private student-oriented apartment complexes often have shuttle bus service to campuses and
shopping/entertainment destinations.) There should be a set number of spaces per use. The Planning Boards
could be given the discretion to change the number by a certain percentage during Site Plan Review.
Lighting fixture design. Draft design regulations have no basic design considerations for lighting fixtures and
poles. It allows 30' tall "large" poles with utility-style lighting. This type of lighting is inappropriate. Regulations
also allows 12’ tall bollards; most bollards tend to be only a few feet tall.
Design standards should ban cobra lighting and control lumen output and color temperature. They should depict
fixtures similar to what the Town lighting law allows, and use lux instead of footcandles (an obsolete unit) to
measure illuminance.
Discretionary limits on freestanding sign height and size. Draft design regulations state that "Monument
signage at driveway entries and oversized building or pylon mounted signage may be appropriate as determined
by the Planning Board ...". It's an open-ended provision, where "anything goes" with discretionary approval.
Would such permissive regulations open the site to billboards? Electronic message center signs? High-rise signs?
Building frontage. Minimum frontage buildout uses a form-based approach to streetwall frontage that's hard
to visualize without graphics.
Buffering. The buffer area in the CW3 subarea allows encroachment by accessory buildings. The design
standards are mostly silent on accessory building type, size, scale, and so on.
Landscaping. Draft design regulations are largely silent, except for street trees. There are no standards for
street tree height. Tree lawn planting requirements (60% of frontage, 40' spacing) is sparse, and conflicts with the
thoroughfare assemblies.
Stormwater management. Draft design regulations are largely silent. Conventional "pipe and pond" practices
won't translate well to a project with high building coverage on a site with steep slopes. Design regulations
should require a context-sensitive light imprint approach.
Architecture. More often than not, form-based codes do regulate architecture. It's an integral part of the
"form" in "form-based code". Like many contemporary conventional zoning codes, they use clear, quantifiable,
objective standards.
Some FBCs regulate building design indirectly through "building disposition" standards. They often address wall
transparency (minimum percentage of window/door coverage for front/side/rear walls and lower/upper stories),
maximum blank wall area, mechanical equipment screening, main building entrance location, and
projections/recesses/plane shifts along long walls.
Few limits on uses. Use types are unusually broad, referencing occupancy groups in the NYS Building Code. A
summary of subareas and their permitted uses:
CW2 subarea - allows "any residential use as defined by The Building Code of New York"
CW3 subarea - allows assembly, business, educational, factory, mercantile, utility, and storage groups.
CW4 subarea - allows assembly, factory, utility, and storage groups.
According to the NYS building codes, occupancy groups and their uses are:
Assembly includes - Motion picture theaters - Symphony and concert halls - Television and radio studios
admitting an audience -Theaters - Banquet halls - Night clubs – Restaurants - Taverns and bars - Amusement
arcades - Art galleries - Bowling alleys - Places of religious worship - Community halls - Courtrooms - Dance halls
(not including food or drink consumption) - Exhibition halls - Funeral parlors - Gymnasiums (without spectator
seating) - Lecture halls - Libraries - Museums - Waiting areas in transportation terminals - Pool and billiard
parlors – Arenas - Skating rinks - Swimming pools - Tennis courts - Amusement park structures – Bleachers –
Grandstands - Stadiums
Business includes - Airport traffic control towers - Animal hospitals, kennels and pounds – Banks - Barber and
beauty shops - Car wash - Civic administration - Clinic-outpatient - Dry cleaning and laundries: pick-up and
delivery stations and self-service - Educational occupancies for students above the 12th grade - Electronic data
processing - Laboratories: testing and research - Motor vehicle showrooms - Post offices - Print shops -
Professional services - Radio and television stations -Telephone exchanges - Training and skill development not
within a school or academic program
Educational: “Use of a building or structure, or a portion thereof, by six or more persons at any one time for
educational purposes through the 12th grade.”
Factory includes manufacture of - Aircraft – Appliances - Athletic equipment - Automobiles and other motor
vehicles – Bakeries - Beverages; over 12-percent alcohol content - Bicycles - Boats - Brooms or brushes - Business
machines - Cameras and photo equipment - Canvas or similar fabric - Carpets and rugs (includes cleaning) -
Clothing - Construction and agricultural machinery - Disinfectants - Dry cleaning and dyeing - Electric generation
plants - Electronics Engines (including rebuilding) - Food processing - Furniture - Hemp products - Jute products
- Laundries - Leather products - Machinery - Metals - Millwork - Motion pictures and television filming - Musical
instruments - Optical goods - Paper mills or products - Photographic film - Plastic products - Printing or
publishing - Recreational vehicles - Refuse incineration - Shoes - Soaps and detergents - Textiles - Tobacco -
Trailers - Upholstering - Wood; distillation- Woodworking (cabinet)-- Beverages; up to and including 12-percent
alcohol content - Brick and masonry - Ceramic products - Foundries - Glass products - Gypsum - Ice - Metal
products (fabrication and assembly)
Mercantile includes - Department stores - Drug stores – Markets - Motor fuel-dispensing facilities - Retail or
wholesale stores - Sales rooms
Residential includes - Boarding houses (transient) - Hotels (transient) - Motels (transient) - Apartment houses -
Boarding houses (not transient) – Convents - Dormitories - Fraternities and sororities - Hotels (nontransient) -
Monasteries - Motels (nontransient) - Vacation timeshare properties - Congregate living facilities with 16 or fewer
occupants - Adult facilities that provide accommodations for five or fewer persons of any age for less than 24
hours - Child care facilities that provide accommodations for five or fewer persons of any age for less than 24
hours - Congregate living facilities with 16 or fewer persons.
Storage includes - Aerosols, Levels 2 and 3 - Aircraft repair hangar - Bags: cloth, burlap and paper - Bamboos and
rattan – Baskets - Belting: canvas and leather - Books and paper in rolls or packs - Boots and shoes - Buttons,
including cloth covered, pearl or bone - Cardboard and cardboard boxes - Clothing, woolen wearing apparel
Cordage - Dry boat storage (indoor) - Furniture - Furs - Glues, mucilage, pastes and size - Grains - Horns and
combs, other than celluloid - Leather - Linoleum - Lumber - Motor vehicle repair garages - Photo engravings -
Resilient flooring - Silks - Soaps - Sugar – Tires - Tobacco, cigars, cigarettes and snuff- Upholstery and mattresses
Wax candles - Aircraft hangar – Asbestos - Beverages up to and including 12-percent alcohol in metal, glass or
ceramic containers - Cement in bags - Chalk and crayons - Dairy products in nonwaxed coated paper containers -
Dry cell batteries - Electrical coils - Electrical motors - Empty cans - Food products - Foods in noncombustible
containers - Fresh fruits and vegetables in nonplastic trays or containers - Frozen foods - Glass - Glass bottles,
empty or filled with noncombustible liquids - Gypsum board - Inert pigments – Ivory - Meats - Metal cabinets -
Metal desks with plastic tops and trim - Metal parts - Metals Mirrors - Oil-filled and other types of distribution
transformers - Parking garages, open or enclosed - Porcelain and pottery - Stoves -Talc and soapstones -
Washers and dryers
Utility and miscellaneous includes - Aircraft hangars, accessory to a one- or two-family residence - Barns -
Bathhouse - Carports - Fences more than 6 feet (1829 mm) high - Grain silos, accessory to a residential occupancy
- Greenhouses - Livestock shelters - Private garages - Retaining walls - Sheds - Stables - Tanks - Toilet facilities
Towers
Considering that the site is in two municipalities, each with a different zoning code having different use
definitions, the design standards should use a standard land use classification system, like the APA Land-Based
Classification System (APA LBCS). (See https://www.planning.org/lbcs/standards/pdf/InOneFile.pdf - activity or
function dimensions.) No matter how uses are classified, the PDZ should not have a broad "anything goes"
approach towards permitted uses.
Allowable uses are included in building bulk related standards. Zoning should not comingle building bulk/setback
requirements and permitted uses. Permitted uses should be separate from bulk/setback standards -- ideally in a
table.
Chain Works District Design Standards - 1
Applicant’s Note: The following draft Design Standards as well as the Planned Unit Development (PUD) and Planned
Development Zone (PDZ) Regulations are offered as part of the Draft Generic Environmental Impact Statement (DGEIS) for
adequacy and proposed by the Applicant to be considered by the City Common Council and Town Board when establishing
the PUD and PDZ to create the Chain Works District. The Design Standards, PUD and PDZ are to deemed DRAFT and
subject to revision under reviews by the City Common Council and Town Board, respectively.
Draft
Chain Works District Form and Use Regulations
SCHEDULE B: DESIGN STANDARDS
Town of Ithaca Planned Development Zone No. XX
City of Ithaca Planned Unit Development Zone No. 1
Draft Revision: February 29, 2016
2
This Page Left Intentionally Blank
Contents
A - Introduction 4
B - Applicability 4
C - Design Review and Approval Required 4
D - Definitions 5
E - Sub Areas 10
1 – Natural Area / CW1 10
2 – Neighborhood General Area / CW2 12
3 – Neighborhood Central Area / CW3 11
4 – Manufacturing Area / CW4 11
F - Parking 12
G - Public Lighting 13
H - Thoroughfare Assemblies 15
I - Signage 23
J - Building Precedents 27
4
TO WATERLOO (42 MILES)
CAYUGA LAKE UV34 UV34 UV VILLAGE OF CAYUGA HEIGHTS
930F
V13
TO AUBURN
(37 MILES) TO CORTLAND (32 MILES) UV 96 UV89 UV79 UV 13
TO WATKINS GLEN (24 MILES) CORNELL
UNIVERSITY UV366
TOWN OF DRYDEN
UV96B
UV96B UV79
UV13A
UV13
CHAIN WORKS DISTRICT
ITHACA
COLLEGE
TO WHITNEY POINT (32 MILES)
TO HORSEHEADS (28 MILES) TO WAVERLY (36 MILES)
PROJECT LOCATION:
CITY/TOWN OF ITHACA
TOMPKINS COUNTY
NEW YORK
A - Introduction
The following establishes the form and use regulations for the Chain Works District. “Figure 2 Chain Works District
Location Map” on page 4 depicts the Chain Works District boundary and its location within the Town and City of
Ithaca.
The purpose of this document is to describe design standards intended to create a vibrant and walkable mixed-use
district in a way that respects and enhances the form and character of the industrial heritage of this place.
Figure 2 Chain Works District Location Map
B - Applicability
a) No Building or part thereof within the Chain Works District shall be erected, moved, or altered on its exterior
unless in conformity with the regulations herein.
b) In the event that provisions of the Chain Works District Form and Use Regulations conflict with other sections
of the City Municipal Code or the Town Municipal Code, the Chain Works District Form and Use Regulations
shall prevail.
c) In cases of nonconforming uses, buildings, and lots, refer to Chapter 325 Zoning, Article VI for the City and
Chapter 270, Article XXV of the Town.
C - Design Review and Approval Required
No building permit shall be issued or structure or Building shall be erected, and no Building or structure shall be
enlarged or extended until site plan approval has been obtained. Site plan approval including the design review process
set forth in the appropriate municipal code where the work is being proposed is required in the following situations:
a) all new construction of Buildings or site infrastructure
b) renovation and/or rehabilitation of existing Buildings involving a change of use including initial conversion from
vacant industrial uses
c) use changes not reflected in the Conceptual Site Layout Plan
Chain Works District Design Standards - 5
Design review and site plan approval does not apply to interior work not visible from the Public Way, exterior paint
colors, changes to existing windows or doors, or the addition of windows or doors to existing buildings in a pattern
consistent with the existing windows and doors when deemed appropriate by the Director of Planning.
D - Definitions
The definitions of City of Ithaca Zoning Chapter §325-3 shall control in the portions of land lying within the City of
Ithaca, except where a definition is provided below.
The definitions of Town of Ithaca Zoning Chapter §270-5 shall control in the portions of land lying within the Town of
Ithaca, except where a definition is provided below or otherwise specified herein.
(1) Arcade
A private Frontage conventional for retail use wherein the Facade is a colonnade supporting habitable space that
overlaps the Sidewalk, while the Facade at Sidewalk level remains at the Frontage Line.
(2) Blank Wall
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 to the
Facade (paint color is not considered a substantial change).
Maximum 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 as indicated for each Sub Area.
(3) Buffer
An area of natural or maintained plantings and without primary Buildings, except as described below:
a) Accessory Buildings
b) Thoroughfares
(4) Building
A structure having a roof supported by columns or by walls and intended for shelter, housing, protection or enclosure
of persons, animals or property including porches and open air pavilions.
(5) Building Height
Building Height is regulated using number of Building Stories.
(6) Building Story
The vertical distance from top to top of two successive finished floor surfaces; and, for the topmost story, from the top
of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.
Blank Wall
Blank Wall
Blank Wall
6
(7) 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) 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 edge of vehicular street.
c) Arcades may overlap Sidewalks.
(8) Design Speed
The velocity at which a Thoroughfare tends to be driven without the constraints of signage or enforcement. There are
four ranges of speed: Very Low: (below 20 MPH); Low: (20-25 MPH); Moderate: (25-35 MPH); High: (above 35 MPH).
Lane width is determined by desired Design Speed.
(9) Entry Door
A public door or entry 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, parking area, or internal
parking area are permitted. The street-facing entrance spacing requirements must be met for each building.
(10) Facade
The exterior wall of a building that is set along a Frontage Line.
(11) Facade Length
A measurement of the distance along an uninterrupted Facade without any changes in direction greater than 2 feet
deep by 8 feet wide running continuously from the ground plane through the roof.
(12) Frontage
The area between a building Facade and the Thoroughfare, inclusive of its built and vegetated components.
(13) Frontage Line
An imaginary line bordering a public Thoroughfare. Facades facing Frontage Lines are visible from the Public Way and
are therefore more regulated than the Facades facing other directions.
(14) Front Porches
If used:
a Front Porch must be a minimum of 6 feet deep, not including steps.
a Front Porch must cover at least 25% of the street-level story facade width of the unit that it serves.
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.
Chain Works District Design Standards - 7
(15) Front Stoops
6’
min
If used, a Front Stoop shall be a maximum of 6 feet deep, not including steps, and a maximum of 8 feet wide.
A Front Stoop may be roofed but not enclosed.
6’
max
5’
max
(16) Glazing
When required, Glazing is the minimum percentage of transparent windows and doors that must cover a street-level
story’s street-facing Facade.
(a) Glazing is considered transparent where it has a transparency higher than 80% and external reflectance of
less than 15%.
(b) Glazing is measured between 2 and 12 feet above the abutting sidewalk.
12’
2’
(17) Liner Building
A building specifically designed to mask a Parking Space, a Parking Lot or a Parking Structure from a Frontage.
(18) Mixed-Use
Multiple uses within the same building through superimposition or adjacency, or in multiple buildings by adjacency.
Min 33%
Gl
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8
(19) Open Space
Land intended to remain undeveloped; it includes hardscapes within a Public Way such as Plazas and includes park
pavilions or maintenance sheds.
(20) Parking Area
Resident, employee, customer and/or public parking: all or part of a lot or structure devoted to the parking of motor
vehicles for occupants of or visitors to adjoining or nearby buildings.
(21) Parking Setback
A line which extends vertically and parallel to the street, in front of which parking on the site is not allowed.
All surface parking areas shall be located behind the parking setback line the distance indicated in each Sub Area.
The parking setback line does not apply to on-street parking or to Parking Structures.
(22) Parking Space
An area for the temporary parking of a motor vehicle 153 +/- square feet (SF) in size exclusive of Parking Area circulation.
“Table 1 Example Parking Space sizes” on page 8 shows typical minimum sizes for a Parking Space. Other sizes may
be allowed by the Planning Board.
Table 1 Example Parking Space sizes
45-90 degree Parking Space 8.5 ft x 18 ft 153 SF
Parallel Parking Space 7 ft x 22 ft 154 SF
(23) Parking Structure
A building or part thereof containing one or more Building Stories of Parking Spaces which is designed specifically for
vehicle parking
(24) Pedestrian Shed
An area that is centered on a common destination. Its size is determined by the average walking distance of 1/4 to 1/2
mile or approximately a 5 to 10 minute walk.
(25) Planning Board
Either the Town or City of Ithaca Planning Board with jurisdiction over the land being developed
(26) Plaza
An outdoor area with a combination of hardscape and softscape dedicated for public use.
(27) Public Way
A Thoroughfare that has been deeded, dedicated or otherwise permanently appropriated to the public for public use
and which has a clear width and height of not less than 10 feet.
(28) Recessed Entry
A functioning entry that is set back a minimum of 12 inches from the front Facade of the building.
(29) Row House
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. Modules within a row house may consist of a single dwelling unit or may
contain multiple vertically-stacked dwelling units. Each module must have at least one street-facing functional entry.
(30) Setback
The distance between a Thoroughfare and a Facade, or between a Facade and an imaginary line equidistant between
two Facades, or between a property line and a Facade, whichever is applicable.
Chain Works District Design Standards - 9
(31) Sidewalk
The portion of the Thoroughfare intended for the use of pedestrians. Unless the Thoroughfare has been designated
primarily for pedestrian use the Sidewalk is that part of a Thoroughfare on the side intended for the use of pedestrians,
improved by hard smooth surfacing.
(32) Sub Area
An area with a defined boundary line separating portions of the Chain Works District intended for differing intensities
of development and uses
(33) Thoroughfare
A way for use by vehicular and pedestrian traffic and to provide access to Buildings, Plazas, and Open Spaces, consisting
of vehicular lanes and the Frontage.
(34) Thoroughfare Length
The shortest length of Thoroughfare between two intersections measured at the Frontage Line.
10 – Chain Works District Design Standards
E – Sub Areas
1 – Natural Area / CW1
The following Sub Areas are defined with their permitted uses and applicable definitions to be as of right:
Figure 1 Sub Areas
NEIGHBORHOOD CENTER SUB AREA (CW3)
TOTAL ZONE AREA - 1,730,639 GSF / 39.73 ACRES +/-
INDUSTRIAL SUB AREA (CW4)
TOTAL ZONE AREA - 447,340 GSF / 10.27 ACRES +/-
(1) Natural Area / CW1
These areas consist of lands approximating or reverting to a wilderness condition, including lands unsuitable for
development due to topography, hydrology, or vegetation. The CW1 Sub Area is intended to permanently protect areas
from development that would damage the contiguity, quality, character, and ecological function of natural areas. These
are permanently preserved as natural, open space with the following permitted uses: passive recreation, stormwater
management facilities which may consist of constructed wetland or other water cleansing and stormwater practices,
gardens, walking trails / recreational trails that may provide pedestrian connectivity to other zones, and other alike or
corresponding non-intrusive uses. New structures are only allowed if they serve as auxiliary to a permitted use. Sheds,
park restrooms, pavilions, gazebos, visitor centers, or affiliated buildings needed to maintain this area, are examples
of permitted auxiliary structures allowed in the Natural Area / CW1.
I – Site
a. Building Coverage Rate
The total area of all Buildings within the Sub Area may not exceed 2% of the total size of the Sub Area
boundary. Individual buildings shall not exceed 2,000 sf.
b. Maximum Building Density
Maximum density is measured by the gross square footage of building floor area. The total area of all
Buildings within the Sub Area shall not exceed 20,000 sf.
c. Building Setbacks and Separations
The network of private Thoroughfares to be developed will define Frontages for the existing and proposed
buildings. Building design and placement will also be determined by Setback requirements set forth below:
CW2
CW1
CW3 CW4
CW1 NATURAL SUB AREA (CW1)
TOTAL ZONE AREA - 1,039,404 GSF / 23.86 ACRES +/-
NEIGHBORHOOD GENERAL SUB AREA (CW2)
TOTAL ZONE AREA - 922,274 GSF / 21.17 ACRES +/-
Chain Works District Design Standards - 11
Table ** Sub Area CW1 Building Setbacks
Front 5 ft. minimum
Side None
Rear None
d. Required Buffer Areas
Not applicable for this Sub Area.
e. Public Planting Areas
Not applicable for this Sub Area.
II – Buildings
a. Allowable Uses
Permitted Uses within the CW1 Sub Area include the following:
• Public Passive Recreation;
• Public and semi-Public Institution whose purpose is environmental education;
• Public Pavilions;
• Sheds related to the maintenance of the Sub Area.
b. Building Heights
No Building shall exceed one Building Story. Story height shall not exceed 15 feet in height.
c. Maximum Façade Length
Not applicable for this Sub Area.
d. Minimum Frontage Build Out
Not applicable for this Sub Area.
e. Functional Entries
Not applicable for this Sub Area.
f. Glazing Requirements
Not applicable for this Sub Area.
g. Maximum Blank Wall
Not applicable for this Sub Area.
12 – Chain Works District Design Standards
(2) Neighborhood General Area / CW2
These areas will consist of primarily residential buildings. They may have a wide range of building types including
detached single family, multi-family, and rowhouses. Setbacks and landscaping are variable. Streets with curbs and
sidewalks define medium-sized blocks. Development is limited to 4 stories in height along the NYS Route 96B corridor
to match existing adjacent residential zoning, an additional 1-2 stories are allowed on the downhill side west of NYS
Route 96B consistent with the adjacent CW3 zone. NYS building codes will dictate side yard setbacks to allow for
rowhouses (e.g. zero lot line ).
I – Site
a. Building Coverage Rate
The total area of all Buildings within the Sub Area may not exceed 60% of the total square footage of the Sub
Area boundary.
b. Maximum Building Density
Maximum density is measured by the gross square footage of building floor area including multiple stories.
The total area of all Buildings within the Sub Area shall not exceed 700,000 sf. The aggregate gross square
footage of all Sub Areas combined shall not exceed 1,706,150 sf.
c. Building Setbacks and Separations
The network of Thoroughfares to be developed will define Frontages for the existing and proposed
buildings. Building design and placement will also be determined by Setback requirements set forth below:
Table ** Sub Area CW2 Building Setbacks
Front 5 ft. minimum and 18 ft. maximum
Side NYS Building Codes for fire separation
Rear NYS Building Codes for fire separation
d. Required Buffer Areas
Not applicable for this Sub Area.
e. Public Planting Areas
Public Plantings including street trees and plantings within the Public Way should comply with the latest
publication entitled Recommended Urban Trees: Site Assessment and Tree Selection for Stress Tolerance by
the Urban Horticulture Institute Department of Horticulture Cornell University Ithaca, New York.
Provide street trees on both sides of at least 60% of new and existing streets within the project between
the vehicle travel way and walkway, at intervals averaging no more than 40 feet (excluding driveways and
utility vaults).
II – Buildings
a. Allowable Uses
Chain Works District Design Standards - 13
Permitted Uses within the CW2 Sub Area include the following:
• Any Residential use as defined by The Building Code of New York State;
• Nursery school, child day care center;
• Bed and Breakfast Homes and Inn;
• In-home occupations with no more than 2 employees;
• Neighborhood Scale Retail (< 2,500 sf);
• Adult uses are excluded.
b. Building Heights
The CW2 Sub Area shall allow Buildings of up to four Building Stories with up to 2 additional stories
allowed below the uphill grade’s 1st story. Story height of any new building shall not exceed 18 feet in
height.
c. Maximum Façade Length
The Maximum Façade Length is 120 feet.
d. Minimum Frontage Build Out
No Building including Parking Areas shall be constructed in such a way that it would prevent the future build
out of the Frontage of up to 50% of Thoroughfare length.
e. Functional Entries
Functional public Entry Doors to the Buildings must occur at an average of 85 feet or less along
nonresidential or Mixed-Use buildings or blocks.
f. Glazing Requirements
The minimum glazing requirements is 30%.
g. Maximum Blank Wall
The maximum length for blank walls is 8 feet.
(3) Neighborhood Center Area / CW3
These areas will consist of higher density mixed-use buildings that accommodate retail, office, and other commercial
uses, rowhouses, apartments, and industrial uses. Adult uses are excluded. It has a tight network of streets, with
sidewalks, and buildings set close to the sidewalks. Open spaces consist of Plazas in addition to green space. The CW3
Sub Area 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.
Chain Works District Design Standards - 15
I – Site
a. Building Coverage Rate
The total area of all Buildings within the Sub Area may not exceed 80% of the total size of the Sub Area
boundary.
b. Maximum Building Density
Maximum density is measured by the gross square footage of building floor area including multiple stories.
The total area of all Buildings within the Sub Area shall not exceed 900,000 sf. The aggregate gross square
footage of all Sub Areas combined shall not exceed 1,706,150 sf.
c. Building Setbacks and Separations
The network of Thoroughfares to be developed will define Frontages for the existing and proposed
buildings. Building design and placement will also be determined by Setback requirements set forth below:
Table ** Sub Area CW3 Building Setbacks
Front 0 ft. minimum and 12 ft. maximum
Side NYS Building Codes for fire separation
Rear NYS Building Codes for fire separation
d. Required Buffer Areas
• A minimum 30 foot Buffer from the property line, as located prior to January 1, 2016, is required for all
primary structures adjacent to existing residential uses located outside the Chain Works District.
• Accessory structures can be located within the required Buffer but must conform to required front,
rear and side yard setbacks.
• Vegetation within the required Buffer must be permanently maintained in a healthy growing condition
at all times.
e. Public Planting Areas
Public Plantings including street trees and plantings within the Public Way should comply with the latest
publication entitled Recommended Urban Trees: Site Assessment and Tree Selection for Stress Tolerance by
the Urban Horticulture Institute Department of Horticulture Cornell University Ithaca, New York.
Provide street trees on both sides of at least 60% of new and existing streets within the project between
the vehicle travel way and walkway, at intervals averaging no more than 40 feet (excluding driveways and
utility vaults).
II – Buildings
a. Allowable Uses
Permitted Uses within the CW3 Sub Area include the same as CW2, excluding detached dwellings, and
including the following:
• Assembly use;
• Business use;
• Educational use;
• Factory use;
16
• Mercantile use;
• Utility or Storage;
• Adult uses are excluded.
All uses as defined by The Building Code of New York State.
b. Building Heights
The CW3 Sub Area shall allow Buildings of up to six Building Stories with up to 2 additional stories allowed
below the uphill grade’s 1st story except within 100 feet of NYS Route 96B. All buildings within a 100 foot
buffer of NYS Route 96B shall be limited to four Building Stories with up to 2 additional stories allowed
below the uphill grade’s 1st story. Story height of any new building shall not exceed 24 feet in height.
c. Maximum Façade Length
The Maximum Façade Length is 120 feet.
d. Minimum Frontage Build Out
No Building including Parking Areas shall be constructed in such a way that it would prevent the future build
out of the Frontage of up to 70% of Thoroughfare length.
e. Functional Entries
Functional public Entry Doors to the Buildings must occur at an average of 85 feet or less along
nonresidential or Mixed-Use buildings or blocks.
f. Glazing Requirements
The minimum glazing requirements is 30% for non-retail uses and 70% for retail uses.
g. Maximum Blank Wall
The maximum length for blank walls for new building construction within the CW3 Sub Area is 20 feet.
(4) Manufacturing Area / CW4
These areas will consist of industrial uses in 2-4 story buildings. Adult uses are excluded.
I – Site
a. Building Coverage Rate
The total area of all Buildings within the Sub Area may not exceed 90% of the total size of the Sub Area
boundary.
b. Maximum Building Density
Maximum density is measured by the gross square footage of building floor area including multiple stories.
The total area of all Buildings within the Sub Area shall not exceed 300,000 sf. The aggregate gross square
footage of all Sub Areas combined shall not exceed 1,706,150 sf.
c. Building Setbacks and Separations
Chain Works District Design Standards - 17
The network of private Thoroughfares to be developed will define Frontages for the existing and proposed
buildings. Building design and placement will also be determined by Setback requirements set forth below:
Table ** Sub Area CW4 Building Setbacks
Front In accordance with the NYS Building Code
Side NYS Building Codes for fire separation
Rear NYS Building Codes for fire separation
d. Required Buffer Areas
Not applicable for this Sub Area.
e. Public Planting Areas
Plantings within parking areas should comply with the latest publication entitled Recommended Urban
Trees: Site Assessment and Tree Selection for Stress Tolerance by the Urban Horticulture Institute
Department of Horticulture Cornell University Ithaca, New York.
Provide shade by planting one (1) tree per ten (10) parking spaces in islands within the parking area.
II – Buildings
a. Allowable Uses
Permitted Uses within the CW4 Sub Area are as follows:
• Assembly use;
• Factory use;
• Utility or Storage;
• Adult uses are excluded.
All uses as defined by The Building Code of New York State.
b. Building Heights
The CW4 Sub Area shall allow Buildings of up to four Building Stories with up to 2 additional stories
allowed below the uphill grade’s 1st story. Story height of any new building shall not exceed 30 feet in
height.
c. Maximum Façade Length
Not applicable for this Sub Area.
d. Minimum Frontage Build Out
Not applicable for this Sub Area.
e. Functional Entries
Not applicable for this Sub Area.
f. Glazing Requirements
18
The minimum glazing requirements is 70% for retail uses.
g. Maximum Blank Wall
Not applicable for this Sub Area.
Chain Works District Design Standards - 19
F - Parking
(1) General standards for all off-street Parking Areas, driveways and curb cuts.
a) All parking must occur in approved Parking Spaces, Parking Areas or Parking Structures meeting the general
standards herein. Parking is specifically not permitted on lawns, sidewalks, or other spaces not developed as
a Parking Space.
b) Clear boundaries. All Parking Areas, including associated driveways and vehicle maneuvering areas, shall
have clearly defined boundaries. A “clearly defined boundary” shall mean, at a minimum, the existence of a
distinct edge to the material used to pave the parking area, such that the yard area where parking is permitted
is clearly distinguished from the yard area where parking is not permitted. Where approved parking areas
are contiguous with sidewalks or other paved areas, there shall be a minimum four-inch-high curb or other
equivalent continuous permanent barrier separating the Parking Area from other paving, except as required
to allow for accessibility.
c) Physical character of Parking Spaces. Each Parking Space shall be even-surfaced and internally unobstructed by
structures, walls, landscape elements or other obstructing features, except that low curbs or wheel stops may
be located within or adjoining a space if they do not impede vehicular access to or egress from the Parking
Space. Acceptable surface materials include crushed stone, brick, concrete, asphalt, permeable pavement, or
similar materials.
d) Drainage. All newly constructed or enlarged Parking Areas, including associated driveways and vehicle
maneuvering areas, shall have adequate provisions to prevent surface or runoff water from draining to or
across adjoining properties, Sidewalks or streets during, at a minimum, a two-year storm event. Stormwater
runoff shall not be designed to flow across any public Sidewalk as a primary method of delivering the runoff to
a stormwater facility. All drainage systems in existing Parking Areas shall be maintained in good working order.
e) Access requirements. The portion of access driveways extending from the street to the Sidewalk, or to the
property line if no Sidewalk exists, must be hard-surfaced with concrete, brick, asphalt or other approved
material, as required by the municipal engineer.
f) Driveways. Where permitted, one-way driveways shall have a minimum width of 10 feet and a maximum width
of 12 feet. Two-way driveway aisles shall have a minimum width of 20 feet and a maximum width of 24 feet.
g) Parking Area aisles. All Parking Area aisles shall have a minimum width of 20 feet for both single and double
loaded parking.
(2) Parking Location
Parking Spaces must be generally located within one Pedestrian Shed from the intended use. Alternatively, public or
private transit may be provided to move people from Parking Areas to their destination.
Parking Spaces including attached and detached garages must be behind the Parking Setback line as described in
“Table 5 Required Parking Setback distance from street-facing Facades” on page 13.
Internal Parking Areas must be wrapped by Liner Buildings on street-facing Facades and may not be visible from a
20
Public Way, except as described below:
a) Entries/exits to Parking Areas
b) Parking in stories below grade plane as defined by the Building Code of New York State.
Table 5 Required Parking Setback distance from street-facing Facades
CW1 n/a
CW2 12 feet
CW3 12 feet
CW4 none
(3) Off-Street Parking
There is no minimum off-street parking requirement.
G - Public Lighting
Lighting varies in brightness and also in the character of the fixture according to the Sub Area. “Table 12 Lighting
Standards by Sub Area” shows three sizes of street light that are appropriate for different contexts and building
mounted light requirements. Maximum light levels measured at the building frontage line are described for each Sub
Area.
Chain Works District Design Standards - 21
Table 12 Lighting Standards by Sub Area
CW1 CW2 CW3 CW4 SPECIFICATIONS
Large
*
< 30’ and >20’ Tall - These lights should only be used
in auto oriented areas: Arterial streets, industrial
areas and large parking lots.
Must comply with Town of Ithaca Lighting Ordinance
Chapter 173.
* May be used in existing parking lots that are more
than 100’ from a building.
Post
< 20’ and >12’ Tall - Ideal for neighborhood streets
and plazas.
Eachfixturemusthaveabacklight-uplight-glare(BUG)
rating (as defined in IES TM-15-11, Addendum A) of
no more than B2-U2-G2.
Must comply with Town of Ithaca Lighting Ordinance
Chapter 173.
Bollard
< 12’ Tall - Focused on providing light for pedestrians.
This light type should have an apearance that is
interesting for pedestrians at close range.
Eachfixturemusthaveabacklight-uplight-glare(BUG)
rating (as defined in IES TM-15-11, Addendum A) of
no more than B2-U2-G2.
Must comply with Town of Ithaca Lighting Ordinance
Chapter 173.
Building
Mounted
Must comply with Town of Ithaca Lighting Ordinance
Chapter 173
By Right
Table 13 Light Standards by Task Area
By Planning Board Approval
Task Area Average Not to Exceed
Active Building Entrance 2 fc 5 fc
Active Building Approach 0.2 fc 5 fc
Sidewalks 0.2 fc 5 fc
Surface of Signs n/a 2 fc
Parking Lots (Uniformity ratio 20:1 / 4:1) 0.8 fc (0.2 fc min.) 2 fc
22
H - Thoroughfare Assemblies
The diagrams on the following pages define the public thoroughfares and their relationship to the public frontages.
“Table 14 Thoroughfare Assemblies” on each page gives the Thoroughfare type followed by the right-of-way width, the
pavement width, and other specialized transportation information.
Chain Works District Design Standards - 23
Table 14 Thoroughfare Assemblies
THOROUGHFARE ASSEMBLIES:
TYPE A
Perspective View
5'-0" 8'-0" 7'-0" 8'-0" 8'-0" 7'-0" 8'-0" 5'-0"
30'-0"
56'-0"
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type. Transportation Provision
Street
CW2, CW3
56 feet
30 feet
Slow 25 MPH
XX seconds
2 lanes
Two sides @ 7 feet marked both sides
10 feet
4 foot sidewalk minimum, 8 foot at mixed-use
7 foot planter bump outs
Granite curb
Trees at 30’ o.c. avg.
Bus route and Bikes share lane
24
THOROUGHFARE ASSEMBLIES: TYPE B
Perspective View
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type. Transportation Provision
Street CW2, CW3
42 feet
16 feet
Slow
25 MPH
XX seconds
2 lanes
None
10 feet
4 foot minimum sidewalk
8 foot continuous tree lawn
Granite curb
Trees at 30’ o.c. avg.
Bikes share lane
4'-0" 8'-0" 8'-0" 8'-0" 4'-0" 8'-0"
16'-0"
42'-0"
Chain Works District Design Standards - 25
THOROUGHFARE ASSEMBLIES: TYPE C
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type. Transportation Provision
Street CW2, CW3
36 feet minimum
15 feet
Slow
25 MPH
XX seconds
1 lane
One-side @ 7 feet minimum un-marked
10 feet
4 foot minimum sidewalk
8 foot continuous planter
Granite curb
Trees at 30’ o.c. avg.
Bikes share lane
Perspective View
5'-0" 4'-0" 7'-0" 8'-0" 8'-0" 4'-0"
15'-0"
36'-0"
26
THOROUGHFARE ASSEMBLIES: TYPE D
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type. Transportation Provision
Parking alley CW2, CW3
N/A
36 feet
Slow
25 MPH
N/A
1 lane
Reverse angled
10 feet 4-8 foot sidewalk
8 foot continuous tree lawn
Granite curb
Trees at 30’ o.c. avg.
Bikes share lane
Perspective View
8'-0" 8'-0" 16'-0" 20'-0"
36'-0"
Chain Works District Design Standards - 27
THOROUGHFARE ASSEMBLIES: TYPE E
Perspective View
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type
Transportation Provision
Through alley CW2, CW3
N/A
21 feet +/-
Slow
25 MPH
N/A
1 lane
None
10 feet
4-8 foot flush sidewalk
None
flush in-ground lights, bollards,
or change of materials None Bikes share lane
21'-0" +/-
28
THOROUGHFARE ASSEMBLIES: TYPE F
Perspective View
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type Transportation Provision
Woonerf CW3
20 feet +/-
20 feet +/-
Slow
25 MPH
N/A
2 lanes yield
None, 15 minute loading
10 feet
3 foot minimum flush sidewalk
7 foot flush planters Flush granite curb
Small trees @ 30 feet o.c.
Bikes share lane
3'-0" 7'-0" 7'-0" 3'-0"
20'-0"
Chain Works District Design Standards - 29
THOROUGHFARE ASSEMBLIES: TYPE G
Thoroughfare Type
Sub Area Assignment
Right-of-Way Width
Pavement Width
Movement
Design Speed Pedestrian Crossing Time
Traffic Lanes
Parking Lanes
Curb Radius
Walkway Type
Planter Type
Curb Type
Landscape Type. Transportation Provision
Industrial Acces
CW4
N/A
20 feet w/ 4 foot shoulders
Slow 30 MPH
XX seconds
2 lanes None
30 feet
3 foot minimum sidewalk at buildings only
8 foot continuous tree lawn No curb
Large trees @ 30 feet o.c.
Bikes share lane
Perspective View
3'-0" 8'-0" 4'-0" 10'-0" 10'-0" 4'-0"
30
I - Signage
Signage is allowed by right in the general configurations and sizes according to the “Table 15 Signage Standards” on
page 25.
Monument signage at driveway entries and oversized building or pylon mounted signage may be appropriate as
determined by the Planning Board to enhance the overall identity and character of the Chain Works District.
Chain Works District Design Standards - 31
Table 15 Signage Standards
CW1 CW2 CW3 CW4 SPECIFICATIONS
Address Sign
a. Quantity (max)
b. Area
c. Width
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
1 per address
max 2 sf
max 24 in
max 12 in
max 3 in
min 4.5 ft
n/a
max 6"
Awning and Sign
a. Quantity (max)
b. Area
c. Width
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
i. Valance Height
j. Distance from Curb
1 per window
n/a
max equals width of Facade
n/a
min 4 ft
min 8 ft
n/a
min 5 in, max 10 in
max 12 in
min. 2 ft.
Band Sign
a. Quantity (max)
b. Area (max)
c. Width
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
1 (2 for corner buildings)
1.5 sf per linear ft Facade
max 90% width of Facade
max 3 ft
max 7 in
min 7 ft
n/a
max 18 in
Blade Sign
a. Quantity
b. Area (max)
c. Width
d. Height
f. Depth / Projection
g. Clearance
h. Apex
i. Letter Height
1 per Facade, 2 max
max 6 sf
max 4 ft
max 4 ft
max 4 ft
min 8 ft
n/a
max 8 in
Marquee and Sign
a. Quantity (max)
b. Area
c. Width (max)
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
i. Distance from Curb
1 per business
n/a
entrance plus 2' each side
max 50% Story height
min 4 ft, max 10 ft
min 10 ft
n/a
n/a
min 3 ft.
By Right
By Planning Board Approval
32
CW1 CW2 CW3 CW4 SPECIFICATIONS
Nameplate Sign
a. Quantity (max) 1
b. Area max 3 sf
c. Width max 18 in
d. Height max 2 ft
e. Depth / Projection max 3 in
f. Clearance min 4 ft
g. Apex max 7 ft
h. Letter Height n/a
Outdoor Display Case
a. Quantity 1
b. Area max 6 sf
c. Width max 3.5 ft
d. Height max 3.5 ft
f. Depth / Projection max 5 in
g. Clearance min 4 ft
h. Apex n/a
i. Letter Height n/a
Shingle Sign
a. Quantity 1 per facade, 2 max
b. Area 4 sf
c. Width max 2 ft
d. Height max 3 ft
f. Depth / Projection max 2 ft
g. Clearance min 7 ft
h. Apex n/a
i. Letter Height max 8 in
Sidewalk Sign
a. Quantity 1 per business
b. Area max 8 sf
c. Width max 26 in
d. Height max 42 in
f. Depth / Projection n/a
g. Clearance n/a
h. Apex max 42 in
i. Letter Height n/a
Window Sign
a. Quantity 1 per window
b. Area max 25% of glass
c. Width varies
d. Height varies
f. Depth / Projection n/a
g. Clearance 4 ft
h. Apex n/a
i. Letter Height max 8 in
32
CW1 CW2 CW3 CW4 Specifications
Yard Sign
a. Quantity
b. Area
c. Width
d. Height
e. Depth / Projection
f. Clearance
g. Apex
h. Letter Height
1 max per business
max 6 sf
max 3 ft (not counting post)
max 2 ft (not counting post)
n/a
min 3 ft to sign edge
max 6 ft to top of post
max 8 in
Chain Works District Design Standards - 33
J – Building Precedents