HomeMy WebLinkAbout03-14-12 Planning & EDC Meeting Agenda
MEETING NOTICE
City of Ithaca
Planning & Economic Development Committee
Wednesday, March 14, 2012 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
A. Agenda Review
B. Special Order of Business
C. Public Comment and Response from Committee Members
D. Announcements, Updates and Reports
1. TIGER IV Application
2. Commons Update – recent public meetings
3. Intermunicipal Planning Update
E. Action Items
1. Support for Downtown Combined Heat and Power/District Heating Feasibility Study
(memo and resolution enclosed)
2. Energy Action Plan (formerly ‘Local Action Plan’) – Recommendations and Resolution
(memo and resolution enclosed, additional materials to be distributed separately)
3. Parking Ordinance – Approval to Circulate
(memo and draft ordinance enclosed)
4. Rezoning of a Portion of the SW -1 District to MH-1 – Approval to Circulate
(memo and draft ordinance enclosed)
F. Discussion Items
1. Surplus Properties – Direction on Methods for Divesting of Certain Properties
(memo on approaches to divesting and information on Cherry Street enclosed, refer
also to materials circulated on March 7 regarding 213-215 West Spencer Street and
321 Elmira Road)
G. Approval of Minutes
H. Adjournment
Questions about the agenda should be directed to Jennifer Dotson, Chairperson,
(jdotson@cityofithaca.org or 351-5458) or to the appropriate staff person at the Department of
Planning & Development (274-6550). Back-up material is available in the office of the Department of
Planning & Development. Please note that the order of agenda items is tentative and s ubject to
change.
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 13, 2012.
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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: Members City of Ithaca Administration Committee
FROM: JoAnn Cornish, City of Ithaca Director of Planning and
Development
DATE: February 29, 2012
RE: Common Council Interest in Pursuing the Feasibility of a Downtown Combined
Heat and Power (CHP)/District Energy Utility
The city has been approached by Energize Ithaca, LLC to see if the city is interested in
pursuing a downtown Combined Heat and Power (CHP)/District Energy Utility. Specifically,
Energize Ithaca is proposing to conduct a study to determine the feasibility of a downtown
Combined Heat and Power (CHP)/District Energy Utility solution that is being funded by a
combination of federal and private money. Energize Ithaca, is requesting non-financial
support from the City of Ithaca in order to pursue funding for the feasibility plan.
Attached is a resolution of support for your consideration. Representatives of Energize Ithaca,
LLC will be attending the March 14, 2012 Planning Committee meeting to answer any
questions about the concept.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
J:\GROUPS\Planning and Econ Dev Committee\2012 Planning and Economic Development Committee\03 March\E1a Concept Memo CHP.doc1 of 1
Resolution Supporting A Feasibility Study of a Downtown Combined Heat
and Power/District Energy Utility Solution
Whereas, the City of Ithaca supports the study and facilitation for implementation
of a downtown Combined Heat and Power (CHP)/District Energy Utility solution
to provide electricity and heat to downtown building owners, their tenants, and to
municipal buildings and to provide hedonically heated sidewalks to the Commons
and select portions of downtown Ithaca, New York;
Whereas, the City of Ithaca believes that a downtown Combined Heat and Power
(CHP)/District Energy Utility solution would qualify the Ithaca Downtown
Commons Redesign project for additional federal funding to implement the
Downtown Commons Redesign project as proposed by Sasaki;
Whereas, combined heat and power projects are established in the industry to be
significantly more energy efficient than producing heat and power separately, and
therefore are important to evaluate as possible components of renewable and
sustainable energy solutions to reduce the City of Ithaca's carbon footprint;
Whereas, the City of Ithaca, has committed itself to meet or exceed the Kyoto
Protocol targets for reducing global warming pollution by taking action locally and
has committed itself to reducing greenhouse gas emissions to levels 20% below
2001 levels by the year 2016;
Whereas, Energize Ithaca, LLC proposes to conduct a feasibility study to
determine the feasibility of a downtown Combined Heat and Power (CHP)/District
Energy Utility solution that is being funded by a combination of federal and
private money, and has requested the cooperation and non-financial support of
the City of Ithaca; now therefore, be it
RESOLVED, that the City of Ithaca strongly supports completion of a study to
determine feasibility of a Combined Heat and Power(CHP)/District Energy
Utility solution for downtown Ithaca.
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M E M O R A N D U M
To: Planning and Economic Development Committee
CC: Board of Public Works
Local Action Plan Steering Committee
From: Dennise Belmaker, Energy Sustainability Project Manager
Date: March 08, 2012
Subject: Adoption of City of Ithaca Energy Action Plan 2012
_____________________________________________________________________________
I am excited to present an updated “Energy Action Plan 2012” for the City of Ithaca government
operations and community emissions, which reflects the City’s efforts and commitment to energy
efficiency, carbon reductions and sustainable practices. This plan constitutes an update to the
2006 “Local Action Plan”, and as so it contains a detailed greenhouse gas emissions inventory
for the calendar year 2010 (most recent available data), an overview of implemented measures,
and provides specific, achievable recommendations aimed at reaching the targets the City has
committed to.
As this plan requires the full support of the City of Ithaca government to be successfully
implemented, please find attached a proposed resolution for Common Council to adopt the plan.
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
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Resolution: Adoption of the City of Ithaca Energy Action Plan 2012
WHEREAS, the City of Ithaca Common Council has demonstrated its desire and commitment to protect the
environment by passing the following resolutions to:
Join the International Council for Local Environmental Initiatives (2001)
Endorse the US Mayors’ Climate Protection Agreement (2005)
Adopt the Climate Smart Communities Pledge (2009), and
WHEREAS, the above resolutions pledged that the City of Ithaca will take local action to achieve sustainability,
energy conservation, and climate protection goals, and
WHEREAS, in order to guide City actions and decision-making to achieve these goals, a Local Action Plan: to
Reduce Greenhouse Gas Emissions for City of Ithaca Government Operations (“Local Action Plan”) was developed
and adopted by Common Council in July 2006, and
WHEREAS, the Local Action Plan included a baseline inventory of City government greenhouse gas emissions, a
10 year reduction target, and a number of recommended measures the City of Ithaca could take to accomplish such
reductions, and
WHEREAS, many of these measures have been implemented, or continue to be implemented by the City since the
adoption of the Local Action Plan, however, no formal monitoring of the implementation measures has yet been
done, and
WHEREAS, the above resolutions and Local Action Plan commit to a continuous and evolving process, including
monitoring progress and reporting results, updating plans and policies as needed, and considering new ideas and
opportunities, and
WHEREAS, the new Energy Action Plan 2012, which contains an updated greenhouse gas emissions inventory
(2010) for government operations and a baseline inventory for community-wide emissions, monitors implemented
measures, and recommends further steps the City of Ithaca can take to achieve its carbon reduction goals, is both a
result and a crucial part of such evolving process, and
WHEREAS, the information and strategies outlined in the new Energy Action Plan 2012 will further advance the
City’s ongoing efforts of environmental stewardship using methods that are economically feasible and socially
equitable, and
WHEREAS, the Energy Action Plan 2012 must have the support of the City of Ithaca at all levels to be successfully
implemented, and
WHEREAS, this support can be demonstrated first by the City of Ithaca Common Council through the adoption of
the Energy Action Plan 2012, and
WHEREAS, in accordance with the City of Ithaca Code §176-5 (26) “adoption of regulations, policies, procedures
and local legislative decisions in connection with any action on this list”, this action does not require a City
Environmental Quality Review (CEQR); now, therefore, be it
RESOLVED, that the City of Ithaca Common Council hereby adopts the Energy Action Plan 2012, and be it further
RESOLVED, that the Mayor will work with department heads and city staff, members of the Local Action Plan
Steering Committee, businesses, community groups, academic institutions, organizations, and other local
governments to implement the plan and advance the City’s environmental goals.
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# E3a
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: JoAnn Cornish, Director of Planning and Development
DATE: March 8, 2012
RE: Proposed Revision to Chapter 325 (Zoning) of the Municipal Code of the City of
Ithaca
Attached please find proposed revisions to Chapter 325 (Zoning) of the Municipal Code of the
City of Ithaca as it relates to off-street parking. The purpose of the revisions stemmed from a
need to correct inconsistencies and clarify the City Code with regard to parking lot development
and to regulate the creation or expansion of parking lots in residential neighborhoods in a way
that preserves green space, is compatible with residential neighborhood character, and does not
present a nuisance to adjacent property owners.
In addition, discrepancies appear to exist in the existing language of the City Code. For
example, the City Zoning Ordinance defines parking spaces as structures, and states that
structures shall not be built within front-yard, side-yard, and back-yard setbacks. However, the
Building Department interprets provisions in §325-20, Off-street Parking, as superseding
requirements for larger front-yard, side-yard, and rear-yard setbacks (i.e., the setback compliance
method ends up subverting the rear-yard setback requirement).
Several issues and problems within the ordinance were identified. A small group, consisting of
Building and Planning Department staff, as well as a member of the Planning Committee and the
Planning Board, worked to address the concerns, inconsistencies and discrepancies in the
ordinance, and they are attached for your review.
Revised 02-27-2012
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ORDINANCE NO. ___
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of
Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of
Ithaca is hereby amended as follows:
Section 1. Chapter 325, Section 325-2, entitled “Statutory authority
and purpose,” is hereby amended to read as follows:
325-2. Statutory Authority and Purpose.
This chapter is enacted pursuant to the authority and
provisions of the General City Law to promote public
health, safety and welfare and the most desirable use of
land and to conserve the value of buildings and enhance the
value and appearance of land throughout the City. Each
article and section in this chapter is intended to operate
and be interpreted in the context of the chapter as a
whole, and in relation to other applicable articles and
sections (including the definitions in §325-3, the District
Regulations Chart, and the special, overriding limitations
that are placed upon non-conforming uses and structures by
Article III), rather than separately or independently.
Section 2. Chapter 325, Section 325-3, entitled “Definitions and Word
Usage,” is hereby amended to change the definition of “Structure,” to
read as follows:
325-3. Definitions and Word Usage.
STRUCTURE – Anything that is constructed or erected on the
ground or upon another structure or building. Structure
includes constructed parking spaces, parking areas, and
buildings.
Section 3. Chapter 325, Section 325-8, entitled “District Regulations
Chart” is hereby amended by adding the following:
(10)For special conditions on development of property in R-3 that
directly abuts R-1, See section 325-9B(2)
(11)See Section 325-8A(15) for applicability of minimum height
regulations.
(12)Notwithstanding any provisions contained in this Chart, any
non-conforming use or structure is subject to the special,
overriding limitations placed upon it by Article IV of this
ordinance.
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Section 4. Chapter 325, Section 325-9,entitled “Standards for Special
Conditions and Special Permits,” is hereby amended to add the
following sub-subsection:
(r) Neighborhood Parking in any district, where such parking is
permitted.
Section 5. Chapter 325, Section 325-20, entitled “Off Street Parking,”
is hereby amended as follows:
(1) Subsection B is hereby amended to read as follows:
B. Applicability. Except as specified in § 325-8, the District
Regulations Chart, which is available in the City Clerk's office,
and as provided for in subsection C, below, § 325-20 shall, after
the effective date, govern the creation, alteration or expansion of
all off-street parking areas. Section 325-20 shall also govern the
maintenance of all off-street parking areas.
(2) A new subsection “C” is hereby inserted after the existing
subsection “B,” reading as follows, and all subsequent subsections of
§325-20 are hereby re-lettered accordingly:
C. Non-conforming uses. Notwithstanding anything to the contrary
contained in this section or in the District Regulations Chart, the
amount of off-street parking permitted on a property containing a
non-conforming use shall not exceed the amount of parking
determined to have existed on said property at the time it became a
non-conforming use, and shall not be extended onto or relocated to
a different part of the lot or parcel in question, unless a use
variance is granted for such additional parking.
(3) Subsection “D” (previously “C”) is hereby amended as follows:
D. General requirements.
(1) Required submissions and approvals
(a) Site plans and building permit. In all zoning districts, no
parking area or driveway may be constructed, added to, altered,
or resurfaced (except for routine repairs in kind or other minor
alterations of an existing parking area, other than resurfacing,
that do not change the parking area or driveway's size, capacity,
configuration, or drainage characteristics) until a building
permit therefore has been issued by the Building Commissioner.
All such building permits shall be in accordance with this
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Deleted: § 325-20. Off-street
parking.
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Revised 02-27-2012
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chapter's requirements. Prior to obtaining a building permit, the
applicant must submit two dimensioned plans, drawn to scale, one
indicating the existing conditions, and one that indicates the
proposed conditions, including the locations of all of the green
areas, parking areas, associated maneuvering areas and driveways,
any required screening, direction of ground slope, and drainage
provisions, and includes a calculation in square feet of the area
of paving and the area of the yard in which paving already exists
or is proposed to be constructed.
(b) Certificate of appropriateness. Any proposed parking development
in areas under the jurisdiction of the Ithaca Landmarks
Preservation Commission must obtain a certificate of
appropriateness from the Commission before a building permit can
be issued.
(c) Site plan review. The creation or expansion of off-street
parking areas is also subject to site plan review, unless such
development falls below the applicability thresholds set forth in
Chapter 276 of this Code. (See Chapter 276 for the applicability
of site plan review which, if required, must be completed before
a building permit can be issued.)
(d) Neighborhood parking area. Notwithstanding anything to the
contrary contained in this chapter, and in addition to any other
generally applicable requirements, the creation or expansion of a
neighborhood parking area (as defined in 325-3, under “PARKING
AREA”) in an R-3 or R-U district shall require a special permit.
(e) Street permits. No curb cut, driveway entrance and/or drainpipe
in the street right-of-way shall be built or installed unless a
street permit has first been obtained from the City Engineer.
(f) City tree removal. There shall be no removal of any tree located
on City property unless approval has first been granted by the
City Forester.
(2) General standards for all off-street parking areas, driveways and
curb cuts.
(a) Parking. All off-street parking must occur in approved parking
spaces, parking areas or parking lots meeting the general
standards for all off-street parking areas in § 325-20C(2).
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
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Deleted: d
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Revised 02-27-2012
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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. The surface of the parking area and that
portion of the access driveway which is not included in
Subsection C(2)(e)[1] below shall conform to standards and
specifications available at the office of the City Engineer and
shall at a minimum be a maintainable surface which will support
the sustained loads. 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, and shall
comply with the provisions of Chapter 282, Stormwater Management
and Erosion and Sediment Control. In the event of inconsistency,
the provisions of Chapter 282 shall prevail. 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. For more detailed requirements
for parking areas with the capacity for three or more parking
spaces on lots within residential zoning districts see also
Section F and for parking areas on lots in nonresidential zoning
districts see also Section G.
(e) Access requirements. All parking spaces shall have access to the
street by way of a driveway.
[1] 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 City Engineer.
[2] Driveways must be at least eight feet in residential zoning
districts and at least 10 feet wide in nonresidential zoning
Deleted: E(3)
Deleted: F(2)
Revised 02-27-2012
#E3b
Page 5 of 18
districts, and must have clear visibility to the street. Any
required screening must be so designed that it shall not
interfere with sight lines necessary for pedestrian and driver
safety.
[a] Maximum driveway grades. Driveways to areas containing
parking spaces for three or more vehicles shall be graded to
form a street entry with a maximum grade of 8% for a distance
of 25 feet from the curbline.
[b] Adjacent driveways and combined curb cuts. Driveways on
adjacent lots may be side by side or may be combined.
[3] Driveway aisles. Where permitted, one-way driveway aisles shall
have a minimum width of 10 feet and a maximum width of 12 feet,
and Two-way driveway aisles shall have a minimum width of 20
feet and a maximum width of 24 feet.
(f) Required maintenance. So long as they remain in use as such, all
parking areas and associated driveways and vehicle maneuvering
areas as well as any required screening, plantings and drainage
systems must be maintained to preserve their intended function
and to prevent nuisances or hazards to people, surrounding
properties and public ways. Any planting required by the
provisions of this section (such as planting for the purpose of
screening or shading) that dies or, in the opinion of the City
Forester, becomes too unhealthy to serve its intended function
shall be replaced at the earliest occurring suitable planting
season by healthy planting that satisfies the provisions of this
section.
(g) No refuse or litter. All parking areas, including associated
driveways, vehicle maneuvering areas and interior or peripheral
planting areas, must be kept free of refuse or litter.
(3) Number of off-street parking spaces required (and in R1 and R2
districts the number of off street parking spaces permitted)
(a) Notwithstanding anything contained herein to the contrary, there
are no requirements as to the minimum number of off-street
parking spaces in the following zoning districts: WEDZ-1a, CBD-
60, CBD-85, CBD-100, CBD-120, B-1b, and B-2c.
(b) Parking spaces required for specific uses. Off-street parking
spaces shall be provided and maintained in accordance with § 325-
20C(2) by the property owner for each use or building which is
newly established, erected or enlarged after the effective date
of this section (March 6, 1996), as specified in the chart below.
(c) Maximum number of parking spaces in R-1 or R-2 districts. For Formatted: Indent: Left: 18 pt
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Deleted: In residential
zoning districts,
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Deleted: In nonresidential
zoning districts, one-way
driveway aisles shall have a
minimum
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Deleted: In all zoning
districts, t
Deleted: and permitted in
the R1 and R2 districts.
Deleted: following
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Revised 02-27-2012
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Page 6 of 18
each building or use (including parking) on a property within
an R-1 or R-2 zoning district, which building or use is newly
established,
erected or enlarged after the effective date of this section
(_March 6, 1996), the maximum number of off-street parking
spaces permitted shall be two. For buildings that were not newly
established, erected or enlarged after March 6, 1996, parking
requirements will be determined by review of the property history by
the building department.
Use1 Spaces Required2
Adult day-care home
or group adult day-
care facility
1 for client use, plus 1 per 2
supervisory staff or employees
not residing on the premises
Dormitory 1 per 4 persons housed
Dwelling unit
1 per 3 bedrooms or sleeping
rooms, plus 1 per 2 additional
bedrooms or sleeping rooms,
plus 1 per additional bedroom
or sleeping room in excess of 5
such rooms
Fraternity, sorority
or group house 1 per 2 persons housed
Rooming or boarding
house 1 per 3 sleeping rooms
Auditorium or theater 1 per 5 seats
Bar, tavern or
restaurant
1 per 50 square feet of net
floor area of the assembly
space
Bed-and-breakfast
home or bed-and-
breakfast inn 1 per guest room1,3
Bowling alley 2 per bowling lane
Church, funeral home
or mortuary 1 per 10 seating spaces
Fitness center or
health club
1 per 5 persons allowed as
determined by the maximum
occupancy load
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Revised 02-27-2012
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Use1 Spaces Required2
Home occupation
requiring special
permit 1 space3
Hospital or nursing
or convalescent home 1 per 5 patient beds
Hotel or motel 1 per guest room
Medical or dental
office
1 per 250 square feet of net
assignable floor area
Nursery school, child
day-care center or
private elementary or
secondary school
1 per 2 employees plus 1 per 15
pupils enrolled
Office or bank
1 per 250 square feet of net
assignable floor area
Retail store or
neighborhood
commercial facility
1 per 500 square feet of net
assignable floor area
Wholesale or industry
1 per 2 employees on maximum
work shift
Boat launch 8 per ramp4
Boat storage or
repair
1 per 2 employees on maximum
shift
Boatel 1 per 2 sleeping rooms
Marina 1 per 4 berths
Yacht club 1 per 4 member families
Human service
agencies and centers
1 per 250 square feet of floor
area
NOTES:
1 In the case of mixed use of a building or property,
the space requirements shall be computed for each
use, and the total requirements for all uses shall
be provided in accordance with this section.
Revised 02-27-2012
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Page 8 of 18
NOTES:
2 See also the District Regulations Chart Editor's
Note: A copy of the District Regulations Chart is on
file in the City offices. for districts in which
off-street parking is not required.
3 Unless the Zoning Board of Appeals, upon
consideration of all relevant factors, including but
not limited to the easy availability of on-street
parking or the expectation that a lesser parking
requirement will meet the parking needs of the use,
determines during consideration of the special
permit that a lesser off-street parking requirement
is appropriate and will not have a negative impact
on the surrounding neighborhood.
4 Boat-launching ramps shall maintain 75% of their
parking spaces at a size of 10 feet by 40 feet to
accommodate boat trailers. Consult the New York
State Parks and Recreation Department on space
requirements for maneuvering.
(d) Parking in the Collegetown Parking Overlay Zone.
[1] Notwithstanding anything to the contrary contained herein, in
the CPOZ, required off-street parking for residential uses in
the R-3a and R-3b Zoning Districts (Residential) and the B-2a
and B-2b Zoning Districts (Business) shall be one space for
every two resident occupants in the areas designated CPOZ on the
map entitled "Collegetown Parking Overlay Zone," dated June
2000, a copy of which is on file in the Ithaca City Clerk's
Office.
[2] The requirements contained in § 325-20C(3)(c) shall not apply
to buildings existing within the designated areas, as of October
4, 2000. Parking requirements for such buildings within these
areas shall remain as specified in the chart 325-20C(3)(b),
provided that there is no increase in the number of resident
occupants. Notwithstanding anything to the contrary contained in
this Code, in cases where the number of resident occupants is
increased, the parking requirements of the Collegetown Parking
Overlay Zone shall be applied only to the additional resident
occupants.
(e) Enclosed parking spaces that meet the minimum parking space size
requirements shall be counted toward meeting the required number
of parking spaces.
Deleted: ¶
¶
Deleted: Footnote 17:
Editor's Note: A copy of the
District Regulations Chart
is on file in the City
offices.¶
Deleted: c
Deleted: d
Revised 02-27-2012
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(f) Counting of end-to-end parking spaces. When determining the
number of off-street parking spaces provided to fulfill the
number of off-street parking spaces required for a use, no more
than one pair of end-to-end parking spaces shall be counted,
unless all spaces have adequate maneuvering space or direct
street access. This is not to prevent the use of a parking area
for more than a single pair of end-to-end parking spaces if
conditions warrant.
(g) Shared parking. In a case where two or more establishments on
the same lot, or on lots meeting the distance requirements found
in § 325-20C(4)(d) of this section, have substantially different
operating times, the Building Commissioner (or, in the case of a
project subject to site development plan review, the Planning and
Development Board) may approve the joint use of parking spaces,
provided that the Building Commissioner or the Board finds that
the intent of the requirements of § 325-20 is fulfilled by reason
of variation in the probable time of maximum use by patrons and
employees among such establishments.
(4) Location requirements; off-street parking areas. All required
parking spaces provided pursuant to this section shall be on the
same lot as the building, use or activity that they serve, or may
be located off site on another lot or parcel other than the lot or
parcel on which the use is located or conducted provided that such
off-site parking meets the distance and use district limitations as
established below, is not located in an R-1 or R-2 zoning district,
and receives a special permit pursuant to Article III.
(a) The lot or parcel containing the off-site parking area must be
connected to and accessible by vehicular traffic from a public
street. Off-site parking cannot also be counted toward compliance
with the parking requirement for any other use except for those
uses for which the Building Commissioner has determined that
shared parking is appropriate, as provided for in § 325-
20C(3)(f).
(b) Use district. An off-site parking area must be located on a lot
or parcel located in the zoning district in which the use which
requires the off-street parking is also a permitted use as a
matter of right. Any off-site parking which is required for
compliance with the parking requirement for a use which is
permitted by use variance from the district regulations must also
obtain a use variance for the off-site parking area; in these
instances the notice requirements of this chapter shall apply to
all lots involved. The notice requirements of this chapter shall
apply to all lots if a use variance is required.
(c) Pedestrianway required. A pedestrianway, which in this case may
be private or public, must connect the lots or parcels of both
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the use and the off-site parking area. The pedestrianway must
meet the standards of a public sidewalk or as otherwise approved
by the Board of Public Works.
(d) Distance from use. The distance from the lot or parcel
containing the off-site parking area and the lot or parcel
containing the use which requires the off-site parking shall be
measured from parcel to parcel following and along the
pedestrianway that connects the off-site parking area to the use.
Except where no public sidewalk exists or where no crosswalks or
corner-curb aprons exist within 125 feet of the lot or parcel
which requires the off-site parking, pedestrianways that cross a
public street shall be measured in a way that only crosses such
streets at crosswalks or corner-curb aprons. The maximum
distances of the pedestrianway shall vary by use and shall be no
longer than as follows:
[1] For mercantile uses, off-site parking lots or parcels must be
within 250 feet of the lot or parcel on which the use is
conducted.
[2] For all other uses, off-site parking lots or parcels must be
within 500 feet of the lot or parcel on which the use is
conducted.
(e) All land which is used to provide off-site parking must be
restricted to that use only, for as long as the building is
occupied by the use which requires off-street parking or until
substitute parking, approved by the Building Commissioner, is
provided. Evidence of such off-site parking shall be provided in
the form of a recorded covenant, long-term lease or comparable
document that is approved by the Building Commissioner.
(5) Parking space, driveway, and driveway aisle size requirements.
(a) Parking space size requirements for parking areas with 10 or
fewer parking spaces. For such parking areas, a parking space
shall have a minimum dimension of eight feet by 18 feet,
exclusive of pedestrianways, maneuvering space and driveways
appurtenant thereto and giving access thereto. The edge of the
parking space pavement may be up to two feet inside the outermost
line of the parking space where unobstructed vehicle overhang is
available. All parking spaces shall have adequate access.
(b) Parking space size requirements for parking areas with 11 or
more parking spaces.
[1] Perpendicular parking. For parking perpendicular to the
driveway aisle, parking spaces shall be eight feet six inches by
18 feet. The edge of the parking space pavement may be up to two
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#E3b
Page 11 of 18
feet inside the outermost line of the parking space where
unobstructed vehicle overhang is available
[2] Parallel parking. For parking parallel to the driveway aisle,
parking spaces shall be eight feet six inches by 20 feet.
[3] Angle parking. For angle parking, a standard parking space
shall have a minimum area of 255 square feet, the length of
which shall be measured, at the same angle of parking, from the
center of the outermost edge of the parking space to the center
line of the driveway aisle giving access to the parking space.
The edge of the parking space pavement may be up to two feet
inside the outermost line of the parking space where
unobstructed vehicle overhang is available.
(c) Possible variation from above standards under site plan review.
The Planning and Development Board may, at its discretion, allow
parking space sizes that vary from the above standards in those
instances where Chapter 276, Site Plan Review, applies.
(d) Parking for people with disabilities. For parking for people
with disabilities, the combined width of parking and access aisle
shall be in compliance with the New York State Uniform Fire
Prevention and Building Code. Signage as required by the New York
State Uniform Fire Prevention and Building Code shall be provided
for all accessible parking spaces and associated access aisles.
(4) Subsection “E” (formerly “D”) is amended to read as follows:
E. Parking in front yards.
(1) In all residential districts, all front yard parking within 15
feet of the front property line is restricted to a motor vehicle
orientation that is within 10° of perpendicular to the street.
(2) In all residential districts, parking in the front yard of lots
which have a width at the street line of 50 feet or less shall be
restricted to parking within a driveway that is perpendicular to
the street or that is within 10° of perpendicular to the street.
Such driveway shall not be more than 12 feet wide for the portion
that passes through the front yard.
(3) In all residential districts, parking in the front yard of lots
which have a width at the street line of more than 50 feet shall be
restricted to an area not greater than 25% of the total area of the
front yard, including turnaround and other vehicle maneuvering
areas and driveways leading to garages and parking areas. The
setback for any such parking area must meet the minimum front yard
setback dimensions specified in § 325-8, District Regulations
Chart, (A copy of the District Regulations Chart is on file in the
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City offices)for the zoning district in which the parking area is
to be constructed.
(4) In all residential districts, on corner lots with more than one
front yard as defined in this Code, front yard parking according to
the above provisions shall only be permitted on one of the front
yards.
(5) In all residential districts, where a parking area will use a
front yard, the use of the front yard for parking and associated
maneuvering space shall not exceed the amounts permitted by this
section. Any permitted front yard parking area shall have a clearly
defined boundary as required by § 325-20C(2)(b), and the remainder
of the front yard shall be landscaped as a green area in keeping
with the surrounding neighborhood.
(6) In all districts, when a parking area is established on a lot that
does not contain a building, an area equivalent to the front yard
that would be required if a building did stand on the site shall be
kept free of parking (except for an access drive to the parking
area). The area equivalent to the front yard that would be required
if a building did stand on the site shall be landscaped in keeping
with the surrounding neighborhood and shall be separated and
protected from the parking area by a suitable fence or safe
barrier. (See the more detailed screening requirements described
below for parking areas within residential zoning districts.)
(5) Subsection “F” (formerly “E”) is hereby amended to read as
follows:
F. Requirements for new or enlarged parking areas with the capacity for
three or more parking spaces on lots within residential zoning
districts.
(1) Required permits. A new or enlarged parking area with the
capacity for three or more parking spaces, on a lot within a
residential zoning district, requires site plan approval (see Chapter
276) and a building permit. Plans submitted must include a site plan
drawn to scale with all existing and proposed green areas, parking
areas, associated maneuvering areas and driveways clearly indicated
and dimensioned, must indicate required screening, ground slope and
drainage provisions and must include a calculation in square feet of
the area of paving and the area of the yards in which paving already
exists or is proposed to be constructed. No building permit shall be
issued unless the requirements of § 325-20C(1) are met.
(2) Screening. The entire parking area, except entrances and exits,
shall be screened from public ways and adjacent properties.
Screening devices shall be at least four feet high, except where
they are within 10 feet of the entrance or exit, or within 20 feet
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of a property lot corner at a street intersection. Screening may
consist of hedge planting, walls, fences, trellises or a compatible
combination of these elements. Screening is not required where the
parking area is screened from the view of adjoining properties by
buildings or other accessory structures, or sufficiently dense
vegetation located on the same parcel as the parking area.
Similarly, screening is not required where buildings or accessory
structures without windows or other openings facing the parking
area or other such screening devices exist on neighboring parcels
and effectively screen the parking area. However, upon removal of
said building, accessory structure or other such screening device
by the adjoining property owner, the required screening shall be
installed within one year.
(a) Planting for the purpose of screening. Planting for the purpose
of screening shall form a year-round dense screen at least four
feet high within two years of the initial planting. Planting
areas shall be curbed or otherwise protected from vehicle damage
on the parking area sides, be at least eight feet wide and have a
minimum three-foot-deep excavation prior to planting.
(b) Fences and walls for the purpose of screening. Fences for the
purpose of screening must be sufficiently opaque, whether alone
or in combination with planting or other design elements, to
function as an effective visual barrier. Walls for the purpose of
screening must be compatible in scale, texture and color with
surrounding structures.
(3) Maximum Parking Area Coverage. In order to protect the character
of residential areas, plans for parking areas with the capacity of
three or more cars within residential zoning districts must conform
to either the setback compliance method or the landscaping
compliance method described respectively in 325-20E(5)(a) and (b)
below. Before applying for a variance from this requirement, an
applicant must show that neither method is feasible. Such plans
must also comply with all other general and specific standards of
325-20 and with the District Regulations Chart. Where turnarounds,
or other maneuvering spaces not required for access to parking
spaces, are provided that meet minimum size for a parking space,
they shall be counted as a parking space for the purpose of this
subsection.
(a) Setback compliance method. Parking areas using the setback
compliance method shall conform to the following standards
[1] Setbacks. The parking area shall not be located within
the required minimum side or rear yard setback areas
established for the applicable zoning district by the
District Regulations Chart. These setbacks shall not
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feet from any side or rear
interior lot line.
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#E3b
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apply to any driveway up to 12 feet in width that
provides access for vehicles.
[2] Maximum yard coverage. The parking area, excluding any
driveway up to 12 feet in width that provides vehicle
access to a street, but including all other turnaround
and vehicle maneuvering areas associated with parking,
shall not cover more than 50% of any remaining side or
rear yard, as such percentage is calculated after
excluding the required minimum side or rear yard
setback areas specified for the applicable zoning
district by the District Regulations Chart. For the
purposes of this calculation, the area of a side or
rear yard shall not include the building area of any
accessory structure located in the yard.
(b) Landscaping compliance method.
[1] A plan for a parking area using the landscaping
compliance method shall be submitted to the Planning
and Development Board for reviewThe required building
permit shall not be issued until a plan approved by the
Board or the Board's designee (and a Certificate of
Appropriateness where applicable-see below) is on file
in the Building Department.
[2] The Planning and Development Board may, at its
discretion, approve a parking area that covers more
than 50% of any side or rear yard(as calculated after
excluding the minimum setback areas specified for the
applicable zoning district, per the District
Regulations Chart), if the Board finds that mitigating
factors such as, but not limited to, the following
exist:
i. Natural land forms or tall vegetation provide
significant shielding of views toward the parking
area from the street and/or adjacent properties.
ii. The configuration of the parking area protects and
preserves existing healthy and mature vegetation,
especially trees over eight-inch DBH (diameter at
breast height).
iii. One or more curbed and landscaped planting areas
are provided within the parking area. Any such
interior planting area shall be a minimum of 80
square feet with no dimension being less than
eight feet.
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proposed site is under the
jurisdiction of the Ithaca
Landmarks Preservation
Commission, in which case
the plan shall be submitted
instead to the Commission
for review. The Board may
designate a member of the
Department of Planning and
Development to approve such
a parking area on its
behalf.
Deleted: either
Deleted: ,
Deleted: or the Commission,
as appropriate in each case,
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Deleted: or that lacks the
required five-foot setback
from the property lines
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#E3b
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iv. The parking area will be substantially shaded by
existing woodland or canopy trees, or the parking
area plans call for the planting of trees of a
species that, at maturity, will provide canopy
shading. Trees currently or prospectively
providing such shade may be located around the
periphery of the parking area or in interior
planting areas. Any such interior planting area
accommodating such canopy trees shall be a minimum
of 80 square feet with no dimension being less
than eight feet. Such interior planting areas
shall be curbed and have a minimum three-foot-deep
excavation prior to planting.
[3] All property owners using the landscapingcompliance
method must notify surrounding property owners by
placing a notice at the project site in a form
prescribed by the Planning and Development Board
[4] The Board shall be under no obligation to approve a
parking area using he landscape compliance method; any
such approval is discretionary.
[5] In the event that the proposed parking area is under
the jurisdiction of the Ithaca Landmarks Preservation
Commission, the proposed plan shall also be submitted
to the Commission for its review. The role of the
Commission shall be limited to ruling on the
appropriateness of the plan in relation to any adverse
impact on the aesthetic, historical or architectural
significance or value of the landmark or site in
question. A building permit shall not be issued for a
plan that has not received a Certificate of
Appropriateness by the Commission, where such a
Certificate is required.
(4) Drainage. Surface or runoff water must be collected and
transmitted or piped to the nearest storm sewer or, if a storm
sewer is not available, then through underground piping to the
street gutter, or provisions shall be made for stormwater retention
or recharge. Stormwater drainage systems, including their
connections to public stormwater facilities, shall be in accordance
with this Code and with the provisions of Chapter 282, Stormwater
Management and Erosion and Sediment Control, and shall be subject
to approval by the City Engineer. The applicant must provide runoff
calculations for the parking area for a two-year storm event and
must calculate the appropriate pipe sizes and additional collection
devices necessary to carry the water to the public stormwater
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Landmarks Commission as
appropriate.
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#E3b
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system. When conditions warrant, the City Engineer may require
installation of a sump in the last structure in a parking area
runoff collection system prior to the delivery of stormwater to a
public stormwater facility. Installation, maintenance and repair of
any pipe delivering stormwater to a public stormwater facility
shall be the responsibility of the property owner. Such
installation, maintenance and repair within a public right-of-way
shall only be performed with the written permission of the City
Engineer.
(5) Maintenance. The landscaping or other elements used to comply with
§ 325-20E shall be maintained, replaced or pruned as required to
fulfill this section's standards, including provision of the
required screening and compatibility with the surrounding
residential neighborhood.
Section 6. Chapter 325, Section 325-30,entitled “Conditions of Lawful
Continuation” is hereby amended to read as follows:
C. Legal nonconforming uses of any building or land shall
adhere to the conditions of this article, even though such
uses may not conform to other provisions of this chapter.
The lawful use of any building or land legally existing at
the time of enactment of this chapter may be continued only
subject to the provisions of this article.
Section 7. Chapter325, Section 325-31, entitled “Construction or use
approved prior to adoption of or amendment to chapter,” is hereby
deleted in entirety.
Section 8. Chapter 325, Section 325-32, entitled “Repair, changes in
use, extension or enlargement of nonconforming uses or structures” is
hereby amended to read as follows:
C. Extension or enlargement of nonconforming uses or structures.
(1) A nonconforming use may not be extended or enlarged within or in
association with the structure where it is located, nor may a
nonconforming use be extended or enlarged to all or part of a
structure or structures not already legally devoted to such use or to
other land not already legally devoted to such use, except by means of
a use variance granted by the Board of Appeals.
(2) A nonconforming structure which is used as permitted in the
district in which it is located, but does not comply with the minimum
lot size requirement and/or parking requirements applicable in the
district, may not be extended or enlarged except by means of an area
variance granted by the Board of Appeals; however, a nonconforming
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underline
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Deleted: ¶
Deleted: although
Deleted: Nothing herein
contained shall require any
change in ¶
plans, construction or
designated use of a building
for which a building permit
has been heretofore issued
and which entire building
shall be completed according
to such plans as filed
within two years from the
effective date of this
chapter or any amendments
hereto.
Deleted: to other structures
Deleted: other portions of
structures not
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#E3b
Page 17 of 18
structure may be enlarged without the necessity of obtaining such a
variance, provided that:
(a) The enlargement does not create a new, greater or additional
nonconformity;
(b) The enlargement does not increase the occupancy previously
permitted for the structure unless the structure is, and will continue
to be, a one- or a two-family dwelling; and
(c) The property is, and will continue to be, in compliance with
the minimum lot size and parking requirements of the district in which
it is located.
(3) A nonconforming structure which is used as permitted in the
district in which it is located cannot be extended or enlarged by
increasing the numbers of unrelated individuals residing within such
structures or by increasing the number of dwelling units contained
within such structure except by means of an area variance granted by
the Board of Zoning Appeals; however, such a nonconforming structure
may be extended or enlarged without the necessity of obtaining such a
variance if the property, in the enlarged or extended condition, will
comply with the parking and the lot size regulations of this chapter
for the particular district in which it is located.
4) In all districts any legal nonconforming use or structure existing
at the time of enactment of this chapter, as amended, or subsequently
constructed in compliance with a variance, shall not be extended or
enlarged except in compliance with the regulations of this chapter, as
amended for each particular district.
Section 9. Chapter 325, Section 325-33, entitled “Discontinuation of
Use,” is hereby amended to read as follows:
Nonoperation or nonuse for a period of 12 successive months…due
to litigation commenced during said 12-month period, or pursuant
to a building permit issued during said period for repairs or
modifications required by the Building Department, it may be
resumed after such litigation is ended or such repairs are deemed
complete, provided such resumption occurs within the remainder of
the afore-mentioned 12-month period.
Section 10. Chapter 325, Section 325-34, entitled “Restoration after
Damage”, is hereby amended to read as follows:
A nonconforming structure which is entirely devoted to
a conforming use may be rebuilt or reconstructed, in whole or
in part, when it is damaged by fire or other causes, provided
that the floor area, occupancy and exterior dimensions are not
increased in the new building when compared to the old building
Deleted: ¶
Deleted: within 12 successive
calendar months from the
time
Deleted: building
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#E3b
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as it existed in an undamaged state.
Section 11. Effective date. This ordinance shall take affect
immediately and in accordance with law upon publication of notices as
provided in the Ithaca City Charter.
Deleted: ¶
# E4 a
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 and Economic Development Committee
FROM: Jennifer Kusznir
Economic Development Planner
DATE: February 27, 2012
RE: Proposed Rezoning of a Portion of the SW-1 Zoning District to MH-1
The purpose of this memo is to provide information regarding the proposal to rezone a portion of
the SW-1 zoning district to be used residentially.
The SW-1 zoning district was adopted by the Common Council in 2001. This district was
established in response to the Southwest Area Land Use Plan, which was adopted by the
Common Council in January of 2001. The Southwest Area Land Use Plan recommended that
the Southwest Area be developed with mixed use commercial uses. However, in the plan it
states that the commercial rezoning was only to take place on the undeveloped portions of the
mobile home park and when the rezoning took place the entire developed mobile home park was
rezoned for commercial development. Given that the mobile home park is one of the few
neighborhoods in the City that has affordable owner occupied housing and given that it was
never the intent of the land use plan that this area be commercially developed, Common Council
reverted a portion of the SW-1 zone back to MH-1 in 2007. At that time only a portion of the
mobile home park was re-zoned. Staff is recommends that the remaining portion of the mobile
home park be rezoned back to its previous zoning designation of MH-1
Enclosed please find a draft environmental review form for the proposed extension of the MH-1
zoning district and a draft ordinance for your consideration. If the committee is in agreement,
staff will circulate the draft ordinance and return to the April committee meeting with any
comments that have been received.
If you have any concerns or questions regarding any of this information, feel free to contact me
at 274-6410.
ORDINANCE NO. 2012
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of
Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of
Ithaca is hereby amended as follows:
Section 1. Chapter 325, Section 325-5 of the Municipal Code of the
City of Ithaca and the official Zoning Map of the City of Ithaca are
hereby amended to change the zoning designation from SW-1 to MH-1 for
the following tax parcels:
101.-1-1.11 and 101.-1-1.13.
Section 2. Severability. If any section, subsection, sentence,
clause, phrase or portion of this ordinance is held to be invalid or
unconstitutional by a court of competent jurisdiction, then that
decision shall not affect the validity of the remaining portions of
this ordinance.
Section 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.
#E4b
To: Jennifer Dotson
From: Tom West, Assistant City Engineer
Date: November 17, 2011
Re: Divestiture of City-owned land
______________________________________________________________________
Proposal to divest
As a partial, but significant, mitigation for the City’s financial crunch I have proposed that
the City divest of certain properties that are not utilized and have market value. The object
of this strategy is to reduce maintenance costs, generate income from the sale of the
property, return the property to the tax base and provide an opportunity to create jobs. On
October 19 I presented approximately a dozen such properties. At the suggestion of Mayor
Peterson, the Board was asked to consider five properties.
Process
As I understand the process divestiture can be initiated at the recommendation of the
Superintendent. Based upon the Superintendent’s recommendation, the Board of Public
Works considers whether there is a public works need for the property. If the BPW
determines that there is no public works need for the property the Board can recommend
divestiture to the Common Council. Council can then decide to divest of the property.
Disposal
Disposal of the property can happen in a number of ways. The property can be auctioned,
it can be sold to an individual at a negotiated price or it can be transferred to the Ithaca
Urban Renewal Agency for disposal. Each method has merits depending upon the
property and the end result that the City wishes to achieve. Each property should be
appraised and may require an updated survey or subdivision.
Properties considered by the BPW
The BPW is in the process of considering five properties; they are:
• 213 West Spencer Street
• 215 West Spencer Street
• 321 Elmira Road
• 700 block East Seneca Street
• Cherry Street extension
The total assessed value of these five properties exceeds $1,000,000. If simply returned
to the tax roll these properties would generate $12,600 per year after sale. In some cases I
believe the assessed value exceeds the market value and in others it underestimates the
#F1a
market value. Given the development potential of these properties I think we could expect
a significantly greater property tax return that could make a significant dent in our financial
problem.
Public concern
There is no doubt that the public has deep concerns over the City’s financial well-being.
Our constituents have an equally strong concern that government be a good steward of
public assets. A big concern is that the property should be developed in the best interest of
the community. This is important but we can not let our concern prevent us from making
good decisions. We can control the development of a property in a number of different
ways.
Method of sale
Properties can be disposed of by public bid. Interested parties can submit sealed bids for a
property and the bids opened in public. The highest bidder wins. This process can require
a minimum bid based upon a current appraisal. In the case of the Cataract (Fall Creek)
Fire Station bidders were required to include a description of their intention with the bid as a
qualification to bid. We can include deed restrictions which preclude certain uses of the
property to be conveyed. We can also rely upon zoning to limit the kind of development
allowed.
We can negotiate directly with an individual in cases where there is a direct relationship
between the buyer and the property which is for sale. For instance, I understand that we
could negotiate with the owner of a property if we were selling the immediately abutting city
land. This would be useful in disposing of pieces of right of way that are of no use to the
public but which are being used (by license) by the abutting owner. Again, we would rely
upon a current appraisal to set the price.
We can work with the Ithaca Urban Renewal Agency to achieve the kind of use that the
City intends. IURA can issue a request for proposals that will include a variety of criteria for
the project. These may include type of development, job creation, disadvantaged business
enterprise opportunities, targeted housing needs, etc. This process has been utilized
successfully many times in Ithaca.
There are likely other methods of sale that Planning and Development could propose.
#F1a
Resolution: Parcel 93.-7-3
Whereas, the City of Ithaca owns parcel 93.-7-3 located at 213 West Spencer Street, and
Whereas, the aforementioned parcel was obtained by the City with the intention of widening
West Spencer Street to accommodate two-way vehicular traffic, and
Whereas, the Superintendent of Public Works has indicated the remainder of the parcel is not
currently used for City public works functions or purposes, and that the Superintendent does
not anticipate a need to use this parcel for any such purpose in the foreseeable future, and
Whereas, continued City ownership of this parcel requires that the City incur expense for
maintenance, without the generation of revenue (e.g., in the form of property taxes) from it,
now be it
Resolved, that the Board of Public Works hereby determines that the aforementioned property
is not needed for City of Ithaca public works purposes, and, be it further
Resolved, that the Board of Public works hereby recommends that the Common Council
consider sale of parcel 93.-7-3, unless its continued ownership by the City is needed in order
to serve a non-public works function or purpose.
Resolution: Parcel 93.-7-5.1
Whereas, the City of Ithaca owns parcel 93.-7-5.1 located at 215 West Spencer Street, and
Whereas, the aforementioned parcel was obtained by the City with the intention of widening
West Spencer Street to accommodate two-way vehicular traffic, and
Whereas, the Superintendent of Public Works has indicated the remainder of the parcel is not
currently used for City public works functions or purposes, and that the Superintendent does
not anticipate a need to use this parcel for any such purpose in the foreseeable future, and
Whereas, continued City ownership of this parcel requires that the City incur expense for
maintenance, without the generation of revenue (e.g., in the form of property taxes) from it,
now be it
Resolved, that the Board of Public Works hereby determines that the aforementioned property
is not needed for City of Ithaca public works purposes, and, be it further
Resolved, that the Board of Public works hereby recommends that the Common Council
consider sale of parcel 93.-7-5.1, unless its continued ownership by the City is needed in order
to serve a non-public works function or purpose.
#F1b
213 West Spencer Street, 215 West Spencer Street; Tax parcels 93.-7-3, 93.-7-5.1
These two properties are 0.47 acre
acquired by the City for widening West
Spencer Street to two lanes. The parcels
are zoned R-3b. The combined assessed
value is $124,000.
Prior to acquisition by the City the smaller
parcel had a single family wood frame
residence and the larger parcel had a 12
unit wood frame apartment building. The
parcels have street frontage on West
Spencer Street as well as South Cayuga
Street. Although the property has a
dramatic elevation difference from
Spencer to Cayuga this did not preclude
its earlier uses.
220 West Spencer has a multi-unit
residential structure on a 0.21 acre parcel.
It has an assessed value of $350,000
which generates approximately $4,000 in
property taxes.
Update:
The Board of Public Works determined that these properties are not needed for City of
Ithaca public works purposes on November 9, 2011. The City has already received
inquires regarding purchase of these properties.
Revised 11/17/11, tww
#F1b
Resolution: Parcel 122.-2-1
Whereas, the City of Ithaca owns parcel 122.-2-1 located at 321 Elmira Road, and
Whereas, the aforementioned parcel was obtained by the City with the intention of operating a
sewage pump station, and
Whereas, the Superintendent of Public Works has indicated the parcel is no longer used for
City public works functions or purposes, and that the Superintendent does not anticipate a
need to use this parcel for any such purpose in the foreseeable future, and
Whereas, continued City ownership of this parcel requires that the City incur expense for
maintenance, without the generation of revenue (e.g., in the form of property taxes) from it,
now be it
Resolved, that the Board of Public Works hereby determines that the aforementioned property
is not needed for City of Ithaca public works purposes, and, be it further
Resolved, that the Board of Public works hereby recommends that the Common Council
consider sale of parcel 122.-2-1, unless its continued ownership by the City is needed in order
to serve a non-public works function or purpose.
321 Elmira Road, Tax Parcel 122.-2-1
This 0.4 acre parcel is situated on the south
side of Elmira Road between Friendly’s
Restaurant and the Honda dealership. The
parcel has an assessed value of $189,000.
The small brick sewage pump station on this
parcel was recently de-commissioned. The
parcel has a curb cut on Elmira Road. There
is a drainage ditch on the north side of the
property.
Update:
The Board of Public Works determined that this property is not needed for City of
Ithaca public works purposes on November 15, 2011.
Revised 11/17/11, tww
#F1b
Resolution: Parcel 100.-2-1.2
Whereas, the City of Ithaca owns parcel 100.-2-1.2 located at the south end of Cherry Street,
and
Whereas, the aforementioned parcel was obtained by the City with the intention of expanding
the Cherry Street Industrial Park, and
Whereas, the Superintendent of Public Works recommends reserving a 40 foot wide
temporary (construction) easement and a concurrent 20 foot wide permanent easement for
extension of utilities, and
Whereas, the southerly portion of parcel 100.-2-1.2 contains two designated wetlands of 0.45
acre and 0.32 acre, and
Whereas, the Superintendent of Public Works recommends reserving a twenty foot wide
easement for the purpose of extending a pedestrian path, concurrent with the aforementioned
utility easements, and
Whereas, the Superintendent of Public Works has indicated that, with the aforementioned
exceptions, the parcel is no longer used for City public works functions or purposes, and that
the Superintendent does not anticipate a need to use this parcel for any such purpose in the
foreseeable future, and
Whereas, continued City ownership of this parcel requires that the City incur expense for
maintenance, without the generation of revenue (e.g., in the form of property taxes) from it,
now be it
Resolved, that the Board of Public Works hereby determines that the aforementioned property
is not needed for City of Ithaca public works purposes, and, be it further
Resolved, that the Board of Public works hereby recommends that the Common Council
consider sale of approximately 6 acres of the northerly portion of parcel 122.-2-1, unless its
continued ownership by the City is needed in order to serve a non-public works function or
purpose.
Cherry Street, Tax Parcel 100.-2-1.2
The parcel at the end of Cherry Street contains 8.25 acres and is assessed at
$825,000. The property is bounded on the east by railroad property and on the west
by lands abutting Cayuga Inlet. This wooded parcel is generally flat. The southerly
end of the property contains two designated wetlands of 0.45 acre and 0.32 acre.
The neighboring 2.88 acre parcel at 240 Cherry Street has a land assessment of
$253,000 with a total assessment of $1,290,000; this generates over $16,000 in
property tax annually.
#F1b
The site could be sub-divided into two parcels. Approximately 6 acres at the north end
of the property would provide a very attractive development parcel consistent with the
current industrial zoning designation. By sub-dividing the north portion as a single
parcel the City would have no obligation to extend the street or utilities beyond the end
of the current street. The City can retain easements along one or more of the
development parcel boundaries to complete the loop of water mains in the southern
part of the City (this is an ongoing, funded capital project).
The remaining acrerage at the south end of the property could encompass the two
larger wetlands. The City could also establish easements along one or more of the
development parcel boundaries concurrent with the water main easements to provide
public access to the wetlands without reducing the useful area of the development
parcel.
Revised 11/18/11, tww
wetland
0.45
acre
wetland
0.32 acre
5.7 Acre Parcel
F L O O D C O N T R O L C H A N N E L N
050100100
2.6 Ac. Parcel
#F1b
February 23rd, 2012
Nels Bohn
Ithaca Urban Renewal Agency
108 East Green St
Ithaca, NY 14850
Nels,
Following up on our conversation earlier this week, I’d like to summarize INHS’ interest in the parcels of land
owned by the City of Ithaca and the IURA, 402 S Cayuga St. and 213-221 Spencer Rd.
I believe both of these parcels can be developed successfully either as small rental buildings or owner
occupied properties in our Community Housing Trust. As both parcels are close to downtown they would fit in
well with our tenant’s needs or our Smart Growth real estate development plans.
In 2011, we had begun some conceptual work with our architect but did not pursue it further as other
projects were more pressing. I have retained Claudia Brenner, Architect and Trowbridge, Wolf and Michaels –
Landscape Architects to do some more rigorous conceptual planning for both of these parcels. We will be
starting in early March and I expect to have some viable concepts by that month’s end.
We will share the early results of our work so you and the IURA board can see what we believe is possible.
Sincerely,
Scott Reynolds
Director for Real Estate Development
# F1c