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Home My WebLink About07-23-2003 Planning & Economic Dev. Committee Meeting Agenda MEETING NOTICE City of Ithaca Planning& Economic Development Committee Wednesday,July 23,2003 Common Council Chambers City Hall -- 108 East Green Street 7:30 p.m. Agenda A. Agenda Review B. Public Comment and Response C. Reports - Committee Members, Chair, Mayor, Planning Director D. Issues 1. Inlet Island Parking-Resolution (materials enclosed) 15 minutes 2. Certified Local Government Grant- Resolution - (materials enclosed) 20 minutes 3. Ithaca Gun Site Rezoning-Resolutions (materials enclosed) 30 minutes 4. Downtown Development- Resolution (materials enclosed) 20 minutes 5. Ithaca Downtown Partnership's Downtown Strategic Plan—Advisory 15 minutes Recommendations to Common Council (Materials enclosed) 6. Waterfront Zone (materials enclosed) 15 minutes 7. CEQR/SEQR- Resolutions (materials sent with June packet) 15 minutes 8. Commons Entrances - Report 10 minutes E. Possible Motion to Enter into Executive Session --To discuss possible Land Disposition F. Adjournment Questions about the agenda should be directed to Paulette Manos, Chairperson(273-4170)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 subject 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, July 22, 2003. On January 11, 2006, while in the process of pulling the information from the Department files to be archived, I discovered that there was never any minutes prepared for July 23, 2003 meeting of the Planning & Economic Development Committee of Common Council. Rosemarie Tucker Executive Assistant D1 Proposed Resolution Planning&Economic Development Committee July 23, 2003 Inlet Island Land Parking—License Agreement with IURA WHEREAS, as a result of the Inlet Island land exchange with Joseph 0. Ciaschi approved by Common Council the Ithaca Urban Renewal Agency(IURA)will acquire 410-426 Taughannock Blvd., the former "Gallagher&Sheen"site, in exchange for former City-owned land located north of the Station Restaurant, and WHEREAS, the former City-owned property located north of the Station Restaurant was utilized for informal surface parking, but is the site for a proposed large-scale private development, thereby reducing the amount of surface parking available on Inlet Island, and WHEREAS, the conveyance of former City-owned land located north of Station Restaurant to Joseph 0. Ciaschi will reduce property management responsibilities of the Department of Public Works, and WHEREAS, 410-426 Taughannock Blvd. could be utilized to provide informal surface parking to the public on an interim basis until a redevelopment project for the site is approved by the Common Council and IURA, and WHEREAS, the IURA does not possess the capacity to manage and maintain an informal surface parking area, and WHEREAS, there is a shortage of parking spaces available to the public to meet the current parking demand from Inlet Island businesses, now, therefore be it RESOLVED, that the Common Council hereby authorizes the Mayor, upon advice from the Board of Public Works and review by the City Attorney, to execute a license agreement with the IURA for 410-426 Taughannock Blvd. for the purpose of providing interim surface parking, and be it further RESOLVED, that the license agreement shall provide for termination of the license agreement upon proper notice by either party, and assumption of maintenance and liability responsibilities by the City of Ithaca. q:l planning lstafflnelsliuralproperty dispositionlinlet island land exchangelreso p Bed license agree for 410-426 taughannock 7.23.03 adopted.doc I I ,..,1 U city�,toitery to ba - — - ___-- -- -- _____) ''r conveyed to Ciasch• Ciaschi Property to be conveyed to City . - -'- • ---• - . . 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"- �• .t III 4 . 11• ICI 1Di'� Informal Proposed � • / P r . g License to be Agreement y; - a doped ••• ••• Ciaschi Ciaschi/Zaharis r--- "••••• City— to be conveyed to Cioschi t•••• . Ciaschi— to be conveyed to City •,•,•;•i City Location of Proposed License Agreement Inlet Island Parking July 2003 Prsparod 5/2002 file 0:\planning\eto//\sae prom\swap.dwg ` a 4 - ♦ a CITY OF ITHACA D2 �f ' �a '. s 108 East Green Street 3rd Floor Ithaca,New) { IffTTl,fl;f�Tl�l ., fT�l'_._77 } yy u_ .,i.0o% DEPARTMENT OF PLANNING AND DEVELOPMENT Rpp�tEO_= H.MATTHYS VAN CORT,DIRECTOR OF PLANNING AND DEVELOPMENT DOUGLAS B. McDONALD, DIRECTOR OF ECONOMIC DEVELOPMENT JOANN CORNISH, DEPUTY DIRECTOR OF PLANNING&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: Members of the Planning &Development Committee FROM: Leslie A. Chatterton, Neighborhood&Historic Preservation Planner /flZ_ RE: 2003 Certified Local Government Grant Application DATE: July 17, 2003 I have attached a narrative description of the grant application to conduct an historic resources survey of the Southside neighborhood. The interest in such a study has been raised several times by Alderperson Diann Sams and has been discussed by Southside's CANDO neighborhood. In addition to the usual historic resources survey, we will also undertake a study of historic preservation guidelines as they apply to low-income neighborhoods. The proposed city match is an in-kind allocation of 40 staff hours. "An Equal Opportunity Employer with a commitment to workforce diversification." i~J � f SOUTHSIDE NEIGHBORHOOD PRESERVATION INITIATIVE PROJECT DESCRIPTION Project Overview: The African-American community of the Southside Neighborhood in Ithaca, New York, was established before the Civil War and has a rich history tied to abolition and the Underground Railroad. Embedded in its architectural development and oral traditions is the significant history of a minority community challenged to create a lasting environment and successfully settling in Ithaca. The City of Ithaca is prepared to distinguish this district that includes the National Register listed St.James AME Zion Church. Preliminary research of the properties yielded a wealth of oral history and general architectural information. Financial and organizational difficulties forestalled previous attempts to survey and list this neighborhood, particularly, the lack of appropriate historic district guidelines for low-income housing.The goal of listing the Southside district is to revitalize interest,both social and economic, in this low-income neighborhood, and to educate residents on preservation issues that apply to their community. Project Description&Methodology: The Southside Neighborhood Survey will perform two services to the community. First, the City of Ithaca will collaborate with representatives from local advocacy groups to enact a local preservation education initiative. Residents will be invited to learn about historic district designation and the implications of federal and local historic preservation ordinances on their properties. This community outreach will help residents participate in determining the scale of the district, the scope of its cultural heritage,and the set of guidelines that will govern the treatment of the properties in the historic district. The second part of the project will be the comprehensive survey of approximately 100 properties and the district nomination. The survey methodology,based on the National Park Service's Guidelines For Local Surveys:A Basis For Preservation Planning,will entail: • Field Survey: initial reconnaissance of the neighborhood bounded by Corn Street to the east,Albany Street to the west, Green Street to the north, and Clinton Street to the south; determination of Historic District Boundaries. (Estimated duration: 10 hours) • Identification of Development Themes: research of archival documents in the County Clerk's Office, local libraries, and historical organizations. This research would also require interviewing local residents and transcribing oral histories. (75 hours) • Architectural Analysis: research and description of the physical condition of properties in the proposed district. Features of the neighborhood's visual character such as setback patterns, transportation routes, and community centers will be identified in relation to development themes. (75 hours) • Historic Resource Survey Forms: in addition to aforementioned research, photography, and mapping, the neighborhood will be comprehensively surveyed and approximately 100 resource forms completed. (100 hours) • Nomination'Document: a nomination supported by the survey compilation will be:submitted to the New York State Historic Preservation Board for State Register Listing. The City of Ithaca will seek recommendation from the State Historic Preservation Office in regard to eligibility for National Register listing. Research will also be compiled in an appropriate format for the Ithaca Landmarks Preservation Commissicn's consideration for local historic district designation. (10 hours) Estimated Timetable & Completion: The CLG will sponsor educational workshops for residents to be conducted by the survey team. Three 2-hour workshops will be offered over the course of 2 weeks. The survey will require an estimated 270 hours of research, analysis,and writing;with three part-time consultants, the survey and nomination can be completed in 5 weeks. Local Government& Project Personnel: The City of Ithaca was one of the earliest participants in New York State's CLG Grant Program, and is dedicated to historic preservation. The City will engage a preservation consultant that meets the professional quality standards of the National Park Service as published in the Code of Federal Regulations, and will submit the selected candidate's name and qualifications to the SHPO for approval. Leslie Chatterton, the City Historic Preservation Planner,will be the project supervisor. -Page-2 SOUTHSIDE NEIGHBORHOOD PRESERVATION INITIATIVE PROJECT BUDGET Educational Program Personnel City Historic Preservation Planner 16 hrs. 410.00 Subtotal 410.00 Consultant Services($35/hour) Preparation of Educational Resources 10 hrs. 350.00 Workshops 6 hrs. 210.00 Subtotal 560.00 Direct Costs Workshop space rental, 3 days @ $50/day 150.00 Photocopying 150 invitations 15.00 Workshop information 30.00 Office Supplies 20.00 Subtotal 215.00 Total for Educational Programming 1,185.00 Survey Program Personnel City Historic Preservation Planner 40 hrs. 1,020.00 Subtotal 1,020.00 Consultant Services($35/hour) Field survey 10 hrs. 350.00 Historic&Architectural Analysis 150 hrs. 5,250.00 Historic Resource Survey Forms 100 hrs. 3,500.00 Nomination Document 10 hrs. 350.00 Hist. District Guidelines Research & Composition 10 hrs. 350.00 Subtotal 9,800.00 Direct Costs Photography: Black&White film, 9 rolls @ S6.00 54.00 Film Processing, 5x3 double prints @ S26.00 243.00 Film Processing, 5- 5x7 triple prints @ S11.00 55.00 Photocopying 1 50.00 Subtotal 502.00 Total for Historic Resource Survey&Nomination 11,322.00 TOTAL PROJECT 12,507.00 IN-KIND PERSONNEL -1,430.00 TOTAL REQUEST $ 11077.00 -Page-3 Planning&Development Committee July 23, 2003 Resolution authorizing an application under the New York State Certified Local Government program for a grant to conduct an historic and architectural resources survey of the Southside neighborhood. WHEREAS,the City of Ithaca has been designated a Certified Local Government (CLG)by the New York State Office of Parks, Recreation and Historic Preservation (OPRHP), and WHEREAS, ten percent of all federal funding allocated to state government for historic preservation programs is made available only to CLGs, and WHEREAS, there has been interest expressed by members of the Common Council and Southside's CANDO neighborhood association in conducting an historic and architectural resources survey of the Southside neighborhood, and WHEREAS,the Ithaca Landmarks Preservation Commission is interested in the potential impact of designation on low-income neighborhoods and any precedent guidelines related to the designation of low income neighborhoods and WHEREAS, survey documentation is an eligible and competitive project under the CLG's 2003 criteria, and WHEREAS, the City has estimated a$11,077.00 budget for the survey, survey report and a public education component, and WHEREAS,the City's match will consist of 40 hours of the city's Historic Preservation Planner's staff time valued at$1,430, now, therefore, be it RESOLVED, that the Director of Planning and Development be authorized to sign the funding application and commit the in-kind match for the proposed Southside Historic Survey report, and accompanying materials. clg design guidelines local match request a�ITl ''C9 CITY OF ITHACA D3 . i �s 108 East Green Street 3rd Floor Ithaca, New Yo Jr :sim flT1,�lfFTll 4. Clo• — • 0= DEPARTMENT OF PLANNING AND DEVELOPMENT H.MATTHYS VAN CORT,DIRECTOR OF PLANNING AND DEVELOPMENT DOUGLAS B. McDONALD, DIRECTOR OF ECONOMIC DEVELOPMENT JOANN CORNISH, DEPUTY DIRECTOR OF PLANNING&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: Members, Planning and Economic Development Committee FROM: JoAnn Cornish, Deputy Director of Planning and Development DATE: July 17, 2003 RE: Revised Concept Memo for the Proposed Rezoning of City of Ithaca Tax Parcels 28. -3-5, 11. -3-1.2, and 12. -7-4 from I-1 to B-2a, also referred to as the Ithaca Gun Factory Site The Ithaca Gun Company building has stood empty on East Hill for over 10 years. It is a major visual landmark on East Hill and a major part of Ithaca's industrial past. The site has lead contamination as well as some other possible contaminants. A developer, Fall Creek Redevelopment LLC, is interested in redeveloping the site and the developer recognizes the historic significance and natural beauty of the site with its breathtaking view of Ithaca Falls. Staff has been working with the potential buyer for almost two years reviewing concept plans, clean-up plans, zoning issues, and deed restriction issues, among other things. The redevelopment of this site was undertaken with knowledge of the difficult environmental issues involved. The negotiations for the resolution of the environmental issues have been arduous and expensive, including environmental testing, legal, and architectural fees. The environmental cleanup is nearing completion. . Fall Creek Redevelopment LLC is a signatory to both federal and state voluntary agreements providing for ongoing environmental responsibility for the site. At this time, the developer is proposing a mixed-use project for the parcel housing the Ithaca Gun Factory, including the possibility of residential condominiums, a small restaurant and a meeting facility. This parcel, 11. -3-1.2, as well as two additional parcels, 12. -7-4 and 28. -3-5 are currently zoned Industrial, which does not allow for residential use and is clearly inconsistent with surrounding uses. It is staffs opinion that having an industrial zone in this area is inappropriate and has the potential for the greatest negative impact on the surrounding neighborhood. B-2a is being proposed to replace the Industrial Zone because it allows for a mixed use development with the possibility of a wide range of uses, including residential, that will be compatible with the neighborhood. In addition to meetings with Planning Staff, the developer has also met with members of the Natural Areas Commission and neighbors on several occasions. The overwhelming sentiment expressed was creating public access to the "island" on the edge of the gorge "An Equal Opportunity Employer with a commitment to workforce diversification." CP directly above the falls. Fall Creek Redevelopment LLC has made a commitment to the city to provide access for the public to visit this site and appreciate the beauty of the falls from a unique perspective. The developer has indicated his willingness to provide public access, including providing parking, for this use. Improvements will be made on the "island" of land adjacent to the gorge. These improvements will be done in consultation with interested citizens, the Fall Creek neighborhood association and the Natural Areas Commission in order to achieve a community wide vision for this area of land. The gorge side access will be designed to achieve ADA accessibility. The above commitment represents a very substantial initial cost to the developer and ongoing maintenance and insurance expenses Because the site is so narrow and in order to provide public access to the gorge rim, the footprint of the proposed building must be substantially reduced in square footage. After analyzing this reduction, the developer has determined that the height of the building needs to be increased in order to make the project financially feasible. By rezoning the site from Industrial to B-2a, the allowable height would be increased from 40 feet to 70 feet. The economic viability of this project depends on achieving a building consisting of 5 levels of living space. The B-2A zone should accommodate this constraint, although depending on average grade determinations; it is possible that the building height may exceed the 70-foot limit slightly. Traffic impacts on the neighborhood should be less with this use than with many other possible uses. All parking for residents of the building will be in a parking deck located underneath the building itself. With the go ahead from this Committee, staff will begin the environmental review and distribution for the project. Included in this review will be an analysis of the impacts, if any, of the increase in height on surrounding properties. The required parking for the Gun Hill Apartments is supplied on two of the three parcels being considered for rezoning. Should the owner of these other two parcels decide to develop these parcels, he/she would still need to meet the parking requirement for the apartments within 500 feet of the buildings. Additionally, a separate environmental review, most probably a full environmental impact statement, a public hearing, and site plan review will need to be successfully completed prior to any demolition and/or construction on any one of the three parcels being considered for rezoning. Proposal to Rezone Parcels 28. -3-5, 11. -3-1.2, and 12.-7-4 from I-1 to B-2a P-1 — R-3b R-U R 2b �, i R-2b `° m 1 _ , \ \ ....-- gl 4',..,:::,`,/ .:,,,,,,-//7...../ / / 1-1 �31 i m ` 2-,7=4 • ` , r; . f,; F PROPOSED /. `\CBD B-2 / ' 1 in\ :. ,,r> �`'i• ..,> „ f r, '' LOOP P-1 I ,-::,28)::3=5,,-..::7 Al R-2a LAKE ST �� \ \,--i I � _ ' ,,, 1 \ R-2a� m —.- ✓' — 1 I \ / ■ R-2b / ' /: s'!! Z R- 3a I Proposed CBD120 Z Ii Parcel Boundaries • I N_, LA NT -R-2b -,- Buildings • D. 1 Zoning District Boundaries Scale: 1"=200' • Conservation Advisory Council Meeting Minutes July 14, 2003 Attending: Dan Hoffman, Judy Jones, Greg Thomas, Michael Culotta(sect'y) Absent: Paul Salon, Jack Elliott 1. Gun Factory Site Rezoning: CAC notes that the site of the Ithaca Gun factory and the surrounding area is perhaps the most unique and environmentally significant building site within City limits, due to its proximity to Ithaca Falls and the adjacent natural area. We support mixed-use redevelopment of the existing, abandoned factory, but we urge that great care be taken to ensure that any new development on this site respect the adjacent natural features and not intrude upon them or diminish their quality. We are not convinced that the current proposal for rezoning of this area will accomplish these goals. In addition to allowing for residential use of the site as proposed by Fall Creek Redevelopment, LLC, the proposed rezoning from Industrial (I-1) to B-2a would: (1) Increase the allowable height of buildings (from 40' to 70'), (2) Raise the percentage of potential, allowable lot coverage (from 50% to 75%) and (3) Change the allowable use of that portion(two-thirds?) of the rezoned area which is not part of the development plans being prepared by Fall Creek Redevelopment (i.e., the westernmost slope down to Lake Street and the Gun Hill Apts parking lot), thus also permitting taller structures and greater lot coverage in that area. CAC recommends that any of the following three alternatives is preferable to the proposed rezoning. These alternatives would permit development plans to proceed but also would ensure that the significant features of this special site are considered and protected in the course of any ensuing project(s). 1. Require full site plan submission and public review at this time, so that the potential impacts of both the rezoning and the proposed project can be considered simultaneously(avoiding any"segmentation" of environmental review). 2. Leave the current zoning designation in place but encourage the developer to apply for a use variance. This would initiate site plan review(thus allowing decision-makers to weigh all the potential impacts of the actual development and eliminating the need to consider theoretical"worst case" impacts that could occur under rezoning). Also, a variance could be accompanied by site-specific conditions, thus offering more appropriate site control of the envisioned project(s). 3. Consider a new zoning classification(or overlay) tailored to the needs of a site which overlooks Fall Creek gorge, is adjacent to several P-1 zoned parcels, includes very steep slopes, etc. The special classification could specify height, lot coverage and buffer requirements appropriate for this special situation. CAC questions why the proposed rezoning encompasses more than the proposed re- development of the Gun Factory parcel. Why piggyback rezoning for the whole area if only one development is envisioned at this point, especially since the developer has stated no intention to utilize any off-parcel parking to meet its parking requirement. LEAF review: CAC standard for a review such as this (ie., a proposed zoning change) assumes that environmental review (eg., of rezoning) should posit impacts of the maximum amount of development allowable under the proposed action(in this case, rezoning from I-1 to B-2a). CAC requests that it be informed if the City is using a different legal standard in evaluating LEAFs where a specific site plan is NOT part of the LEAF submission. Given the assumed standard, CAC suggests in Part I that the site may be eligible for Historic Designation and that could affect its review and approval process. In Part II, CAC believes visual resources could be heavily impacted by projects allowed "as of right"under the proposed rezoning, because of the parcel's close proximity to the gorge, natural area and other land zoned P-1. Other potential large impacts include Water (because of potentially greater runoff) and on Open Space and Recreation(because the immediately adjacent land is parkland). In Part III (or a DEIS), CAC suggests the analysis should include illustrations (elevations and perspective views) of the visual impact of a 70'high building (or buildings) on the rezoned site. Computer simulation technology could readily depict how structure(s) would appear from a variety of key vantage points. CAC wonders what level of environmental review is envisioned. For example, on page 14 of the LEAF, there is mention of an environmental review, but it's not specified further. At this time, CAC cannot recommend a negative declaration for this action. 2. Subdivision of Tax Parcel#67-6-3 at 306 Fairmont Ave. CAC recommends Negative Declaration. 3. Aeroplane Hanger at 140 Brindley Street. CAC recommends Negative Declaration. 4. Gateway Center BZA variance CAC recommends approval of the amended site plan and favors the landscaped roof over the flat roof design. 5. Transmission Tower, 815 S. Aurora St. CAC recommends Negative Declaration However, CAC notes that the City adopted a Cell Tower Ordinance last year and this improvement to (within) an existing, oversized"flag pole"could be construed as a sneaky way to circumvent the City's efforts to control cell tower placement. (It is our understanding that the"flag pole"itself did not require City approval.) One member suggests that it "raises a flag" for the City to check the language in its ordinance. (Interestingly, the structure is described as a"Stealth Flagpole" in the submission. This is apparently a brand name for a flagpole designed to contain cell equipment, suggesting that it was the owner's intent to put up a cell tower at the time the flagpole was purchased.) 6. Waste Water municipal agreement/DEIS: CAC recognizes the importance of area municipalities working together on this project. The new intermunicipal sewer agreement represents a significant opportunity for the involved municipalities to promote and engage in a forum regarding regional interdependence. CAC would like to find ways to promote this realization. Perhaps a more formalized process for the involved parties, specifically planning staff, to work together to consider plans for appropriate growth-while at the same time affirming the municipalities' rights to determine their own futures. Perhaps the wastewater agreement could be the impetus for the municipalities to agree to a more formal process of communication and education. Certainly the need for and interest in consolidated governmental activity with accountability crosses political boundaries. How can this agreement help the involved municipalities to communicate and cooperate on issues of planning and development, over the long term? CAC intends to prepare comments to be presented at the public forum on July 31. ADJOURN Submitted by : Michael J. Culotta City of Ithaca Long Environmental Assessment Form Project Information by Applicant Notice: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Answers to these questions will be considered as part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete parts 2 and 3. Name and Location of Project: Proposal to rezone parcels 28. -3-5, 11. -3-1.2, and 12.- 1 7-4 from I-1 to B-2a Name and Address of Applicant: City of Ithaca Street: 108 East Green Street City/Town/Village: Ithaca State: N.Y. ZIP:14850 Business Phone: 607-274-6550 Name and Address of Owner (If Name Different) Street City/Town/Village: State: ZIP: Business Phone: (Type of Project: [Rezone Please Complete Each Question--Indicate N.A. if Not applicable A. SITE DESCRIPTION (Physical setting of overall project, both developed and undeveloped areas.) 1. Character of the land: Generally uniform slope Generally uneven and rolling or irregular X 2. Present Land Use: (Urban Industrial Commercial X Public Forest Agricultural Other: 3. Total area of project 4.5 acres area: (Chosen units apply to following section also) Approximate Area (Units in question 3 apply to this section) Presently After Completion a. Meadow or Brushland j 0 0 b. Wooded ' 0 0 c. Agricultural I 0 0 d. Wetland (as per Articles 24 of ECL) 0 0 e. Water Surface Area 0 0 I Public 4.5 4.5 g. Water Surface Area 0 i 0 Proposed rezoning of the Ithaca Gun Site Page I of 15 03/06/2003 h. Unvegetated (rock, earth or fill) 0 0 i. Roads,buildings and other paved surfaces 4.5 4.5 . Other (indicate type) 4a. What is predominant soil type(s)on project Urban Fill site? e.g.HdB, silty loam, etc. 4b. Percentage well drained: Moderately: well drained: 100% Poorly drained: 5a. Are there bedrock outcroppings on project Yes site?_ 5b. What is depth of bedrock? (feet) ++/-0' 5c. What is depth to the water table? (feet) >100' 6. Approximate percentage of proposed project 0-10%: 50% 10-15%: 20% 15% or site with slopes: greater: 30% 7. Do hunting or fishing opportunities presently=No exist in the project area 8. Does project site contain any species of plant Yes or animal life that is identified as threatened or !Identify each species: Rare and Native plants endangered? are being cataloged as part of the proposed project and will remain or be replanted on the site. 9. Are there any unique or unusual landforms Yes on the project site? (i.e., cliffs, other geological Describe:Cliffs and bedrock outcroppings formations? 10. Is project within or contiguous to a site No designated a unique natural area or critical Describe: A Tompkins County Unique Natural environmental area by a local or state agency? Area is located on the east side of South Aurora 'Street, approximately one mile east from the !project site. 11. Is the project site presently used by the No community or neighborhood as an open space for recreation area? 12. Does the present site offer or include scenic IYes—the project site overlooks Fall Creek 'views known to be important to the Gorge 'community? 13. Is project contiguous to, or does it contain a No building or site listed on or eligible for the if Yes, Explain: N/A ;National or State Register of Historic Places? I or designated a local landmark or in a local INo landmark district? 14. Streams within or contiguous to nroiect a. Names of stream or name of river to which it Proposed rezoning of the Ithaca Gun Site Paget of 15 03/06/2003 area: Site is contiguous to Fall Creek is tributary: Fall Creek 15.Lakes,ponds, wetland areas within or a. Name: N/A contiguous to project area: N/A b. Size(in acres):N/A 116. What is the dominant land use and zoning B-2a, I-1, P-1, R-2a, R-2b, R-3a, R-3b, R-U, U- classification within a 1/4-mile radius of the 1 project? (e.g. single family residential, R-la or R-lb) and the scale of development (e.g. 2 story) 17.Has the site been used for land disposal of No solid or hazardous wastes? if Yes, Describe: B. PROJECT DESCRIPTION 1 Physical dimensions and scale of project(fill in dimensions as appropriate) 1. a. Total contiguous area owned by project sponsor in acres: 4.5 or square feet: .195,300 1.b. Project acreage developed: Acres initially 4.5 Acres ultimately: 4.5 1. c. Project acreage to remain undeveloped: 0 1. d. Length of project in miles: (if appropriate)or feet: N/A 1. e. If project is an expansion or demolition of existing building or use, indicate percent of change proposed: N/A—project being evaluated is the zoning change. There is a project being proposed for this site that will involve some demolition. That project will undergo a separate environmental review. building square footage: developed acreage: . 1. f.Number of off-street parking spaces existing: proposed: >100 spaces—Parking.is !currently being proposed for this site,however,this environmental review is only for the ;rezoning of the site. 1. g. Maximum vehicular trips generated per day: and per hour: (upon completion of project) ITBD—See Part III 61. h. If residential: Number and type of housing units(Not structures): Residential uses are being !proposed for this site. However,the number and type are not yet known and will be ;evaluated;under a separate environmental review. i One Family Two Family Multiple Family Condominium Initial N/A N/A N/A N/A Ultimate N/A N/A N/A N/A If Non-residential, Orientation: Commercial X Industrial Neighborhood City Regional -- Estimated Employment: TBD 1. i. Total height of tallest proposed structure: 70 feet—allowed height. 2. Specify what tvne of natural material(i.e. rock. earth. etc.) and how much will be removed from Proposed rezoning of the Ithaca Gun Site Page3 of 15 03/06/2003 the site: or added to the site N/A 3. Specify what type or vegetation (trees, shrubs, ground cover) and how much will be removed from the site: The project being proposed will remove some vegetation, the amount and type have not yet been determined. However, it is intended that rare and native species will remain or be replanted on the site. acres, what type? 4. Will any mature trees or other locally important vegetation be removed by this project? TBD 5. Are there any plans for re-vegetation to replace that removed during construction? N/A 6. If single-phase project:YES —Rezone is single phase. This review is for the rezone of the site. Anticipated period of construction months, (including;demolition)N/A 7. If multi-phased project 7. a Total number of phases anticipated: 7. b. Anticipated date of commencement phase one month year, (including demolition) N/A 7 "c.Approximate completion date of final phase month year N/A 7. d. Is phase one financially dependent on subsequent phases? N/A 8. Will blasting occur during construction?N/A if Yes,"explain"N/A 9. Number of jobs generated: during construction after project is completed ". N/A 110 Number of jobs eliminated by this project.;N/A Explain: N/A 11. Will project require relocation of any projects or facilities? No; if Yes, explain N/A 12. a. Is surface or sub-surface liquid waste disposal involved? No 112. b. If Yes, indicate type of waste (sewage, industrial, etc) N/A f 12.c. If surface disposal, where specifically will effluent be discharged? N/A. 113. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased by proposal? No 14. a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood plain?No 14. b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet, [Fall Creek , Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver Creek? '14. c. Does project or any portion of projc;,t occur wholly or partially within or contiguous to wetlands as described in Article 24 or the ECL? Yes No X 14. d. If Yes for a, b, or c, explain: N/A 15. a. Does project involve disposal or solid waste? If construction takes place at this site, then it will involve the disposal of solid waste. However,the action of rezoning the site does not include plans for solid wastes disposal. 15.b. If Yes, will an existing solid waste disposal facility be used? N/A 15. c. If Yes, give name: ; location: N/A Proposed rezoning of the Ithaca Gun Site Page4 of 15 03/06/2003 1 15. d. Will any wastes Not go into a sewage disposal system or into a sanitary landfill? N/A; if E Yes, explain N/A 115. e. Will any solid waste be disposed of on site?Yes No X; if Yes, explain N/A 1116. Will project use herbicides or pesticides? Yes No X ; if Yes, specify N/A '17.Will project affect a building or site listed on or eligible for the National or State Register of Historic Places? Or designated a local landmark or in a landmark district?Yes No X; if Yes, explain N/A 18. Will project produce odors? No if Yes, describe '19. Will project product operating Noise exceed the local ambient Noise level during construction?Any construction on this site may cause noise levels to exceed the local ambient noises,however,the action of rezoning the site does not approve;any future construction See Part III After construction?"N/A 20. Will project result in an increase of energy use? No if Yes, indicate type(s) 21:Total anticipated water usage per day gals/day: N/A. Source of water 22. Zoning: 22. a. What is dominant zoning classification of site? ;I-1 22. b. Current specific zoning classification of site? I-1 122. c. Is proposed use consistent with present zoning?No 22. d. If No, indicate desired zoning: B-2a 23. Approvals: Council Adoption 123. a. Is any Federal permit required? No Specify: N/A E23. b. Does project involve State or Federal funding or financing? No If Yes, Specify 23. c. Local and Regional approvals: (Yes- Approval Submittal Approval Date No) Required (type) Date Council Yes Adoption BZA No P&D Board No Landmarks No BPW No Fire Department No Proposed rezoning of the Ithaca Gun Site Pages of 15 03/06/2003 • Police No Department IURA No Building No Commissioner City of Ithaca Long Environmental Assessment Form ENVIRONMENTAL ASSESSMENT - PART 2 IMPACT ON LAND Will there be art effect as a result o£a h sisal khan a to I .-Small to Potential Can Impact be 1 a �� . p Y g Reduceclby project site? See Part.III ;:Moderate Large Yes ;X No i. , Impact ° Impact 3 Ch°jeC? C ange ° Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of length), or where the general slope in the project exceeds 10%. Construction on land where the depth to thewater table is less than feet. Construction of parking facility/area for 50 or more vehicles. 1 Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. i Construction that will continue for more than 1 year or involve more than one phase or stage. Evacuation for miningpurposes that would remove more than 1,000 tons of natural material (i.e. rock or soil)per year. Construction of any new sanitary landfill. �_ Clearcutting or removal of vegetation other than agricultural crops from more than one-half acre. Construction in a designated floodway. Pei tuanent removal of topsoil from more than one-half acre. (Other impacts: Allows for the possibility of a lareer X Proposed rezoning of the Ithaca Gun Site Page6 of 15 03/06/2003 structure to be constructed. i Can Impact be 2.Will there be an effect on any unique.landforms found on ;. Small.to Potential Reduced by the site? (i.e. cliffs, gorges,geological formations, etc.) Moderate Large project Yes No X E. Impact Impact Change? Specific land forms: 3.Will there be an effect on any site designated as a unique natural area or a critical environmental area by a local or t state agency? Yes No X IMPACT ON WATER 4`.Will project affect any water body designated as S Can Impact be Small to Potential , protected?(Under article 15 or 24 of the Environmental Conservation: M Reduced by Moderate Large Law,E C L) 'Project Yes No,X , Impact Impact Change? µ.«ms __. Dredging more than 100 cubic yards of material from channel of a protected stream. Construction in a designated freshwater wetland. E Other impacts: 5.Will project affect any Non-protected existing or new Small to Potential Reduced be body of water? -_See Part III ' Moderate Large Reduced by Project Yes No X ' Impact Impact Change? 1A 10% increase or decrease in the surface area of any body I Iof water or more than a 10,000 sq. ft. of surface area. Construction, alteration,or conversion of a body of water that exceeds 10,000 sq ft. of surface area. Six Mile Creek, Cascadilla Creek, Silver Creek Fall Creek, Creek, {Cayuga Lake or the Cayuga Inlet? Other impacts: Small to Potential Can Impact be 16. Will project affect surface or groundwater quality? i Yes No X Moderate Large Reduced by Impact Impact Project Change? Project will require a discharge permit. Project requires use of a source of water that does Not I have approval to serve proposed project. i Construction or operation causing_ any contamination of Proposed rezoning of the Ithaca Gun Site Page7 of 15 03/06/2003 a public water supply system. Project will adversely affect groundwater. Liquid effluent will be conveyed off the site to facilities which presently do Not exist or have inadequate capacity. Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Other impacts DRAINAGE 7_Will project alter drainage flow,drainage'patterns ; Small to Potential Can Impact be or surface water runoff? Moderate Large Reduced by Yes No.X Impact Impact Project Change? Project would impede floodwater flows. Projectis likely to cause substantial erosion. Project is incompatible with existing drainage patterns jOther impacts: IMPACT ON AIR Can Impact be 18. Will project affect air quality? --See Part III Small to Potential Reduced by Yes No X Moderate Large Impact Project Impact Change? 'Project will induce 500 or more vehicle trips in any i { 8-hour period per day. ;Project will result in the incineration of more than 12.5 tons of refuse per 24-hour day. ,Project emission rate of all contaminants will exceed 5 lbs per hour or a heat source producing more than 10 million BTUs per hour. Other impacts: 3 I IMPACTS ON PLANTS AND ANIMALS Proposed rezoning of the Ithaca Gun Site Page8 of 15 03/06/2003 • 9. Will project affect any threatened or Small to Potential Can Impact be endangered species? Moderate Large Reduced by Yes - No X Impact Impact Project Change? Reduction of any species listed on the New York or Federal list, using the site, found over, on, or near site. Removal of any portion of a critical or significan t wildlife habitat. Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Other impacts: IMPACTS ON PLANTS AND ANIMALS 10.Will project substantially affect Non Small to Potential Can lmpact be threatened,or Non-endangered species? Moderate Large Reduced by Yes No X = Impact Impact Project Change? Project would substantially interfere with any resident or migratory fish or wildlife species. Project requires:the removal or,more than 1/2 acre' of mature woods or other locally important vegetation. Other impacts: IMPACT ON VISUAL RESOURCE 11. Will the project affect views, vistas or the visual character of the neighborhood or Small to Potential Can Impact be communi ? See`'Part'III Impact Impact Project Change Moderate Large Reduced by Yes `X No ? An incompatible visual effect caused by the introduction of new materials, colors, and/or forms in contrast to the surrounding landscape. A project easily visible, Not easily screened, that is obviously different from others around it. Project will result in the elimination or major screening of scenic views known to be important X to the area. Other impacts: Proposed rezoning of the Ithaca Gun Site Page9 of 15 03/06/2003 IMPACT ON HISTORIC RESOURCES 12. Will project impact any site or structure of Small to Potential Can Impact be historic,prehistoric or paleontological importance? Moderate Large p Reduced by 7 Yes nc X Impact Impact Project Change. Project occurring wholly or partially within or contiguous to any facility or site listed on or eligible for the National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located within the project site. Project occurring wholly or partially within or contiguous to any site designated as a local landmark or in a landmark district. Other impacts IMPACT ON OPEN SPACE AND RECREATION 13,Will the project affect the quantity or qualrt, Small to Can,Impact be of existing or future open spaces or recreational Potential Moderate Reduced by Project. opportunities` Large,Impact Yes No X " `Impact Change? The permanent foreclosure of a future recreational opportunity. A major reduction of an open space important to the community. Other impacts: IMPACT ON TRANSPORTATION 14. Will there be an effect to existing Small to Potential Can Impact be transportation systems? --See Part III Moderate , by Project Large impact No X Impact Change? Alteration of present patterns of movement of people and/or goods. Project will result in traffic problems. Project will result in [dual wheel] truck traffic (three axle or more) of more than 10 vehicles per eight-hour period per day. Other impacts: Proposed rezoning of the Ithaca Gun Site Pagel() of 15 03/06/2003 IMPACT ON ENERGY 15. Will project affect the community's Small to Can Impact be Potential Large sources of fuel or energy supply? Moderate Impact Reduced by Project Yes No X Impact Change? Project causing greater than 5% increase in any form of energy used in municipality. Project requiring the creation or extension an energy transmission or supply system to serve more than 50 single or two family residences. Other impacts: IMPACT ON QUALITY OF DAILY LIFE 16. Will there be objectionable odors, Noise, glare,vibration or electrical Small to Can Impact be drsturbancedunng construction of or after Moderate Potential I;arge Reduced by Project � Impact completion of this project?--See Part III Impact Change? Yes No "X Blasting within 1,500 feet of a hospital, school, or other uve fac Odors will occur routisensitinely(moility? re than one hour per day) Project will produce operating Noise exceeding the local ambient Noise levels for Noise outside of structure. Project will remove natural barriers that would act as a Noise screen. Other impacts: IMPACT ON HEALTH AND HAZARDS 17.Will project affect public health and Small to Potential Large Can Impact be Reduced safety? Moderate g p Yes No X Impact Impact by Project Change? Project will cause a risk of explosion or release of hazardous substances (i.e. oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be a chronic low-level discharge or emission. Proposed rezoning of the Ithaca Gun Site Page 11 of 15 03/06/2003 Project will result in the handling or disposal or hazardous wastes (i.e. toxic, poisonous,highly reactive, radioactive, irritating, infectious, etc.,including wastes that are solid,semi-solid, liquid or contain gases.) Storage facilities for 50,000 or more gallons ofan'y liquid fuel. Use of any chemical far de-icing, soil stabilization or the control of vegetation, insects or animal life"on the premises=of any residential;commercial or. ndustnal property in excess of 30,000 square feet Other impacts: IMPACT GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18...W1 llfpro ect affect the character of Sll to potential Can Impact be Reduced the existing;commumty?,_..see Part III ,1‘4.§- oderate „Lar 'e Impact ="'byProJect.Change� Yes X No Impact The population of the City in which the project is located is likely to grow by more than 5% of resident human population. The municipal budgets for capital expenditures or operating services will increase by more than 5%per year.as a result of this project. The project will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Development will induce an influx of a particular age group with special needs. Project will set an important precedent X for future projects. Project will relocate 15 or more employees in one or more businesses. Other impacts: 19. Is there public controversy, Small to Potential Can Im act be Reduced concerning the project? Moderate P Yes No X—See Part III Impact Large Impact by Project Change? Proposed rezoning of the Ithaca Gun Site Page12 of 15 03/06/2003 Either government or citizens of adjacent communities have expressed opposition or rejected the project or have Not been contacted. Objections to the project from within the community. If any action in part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to part 3. Determination Upon review of the information recorded on this EAF (Parts 1, 2, and 3) and considering both the magnitude and importance of each impact, it is reasonable determined that: A. The project will result in No major impacts and, PREPARE A NEGATIVE X therefore, is one which may Not cause significant DECLARATION damage to the environment. B. Although the project could have a significant effect on the environment, there will Not be a significant PREPARE A NEGATIVE effect in this case because the mitigation measures DECLARATION E described in PART 3 have been included as part of the proposed project. C. The project will result in one or more major impacts PREPARE A POSITIVE that cannot be reduced and may cause significant DECLARATION, PROCEED WITH damage to the environment. ; EIS Date: July 8, 2003 Signature of Responsible Official in 'Lead Agency 'Print or Type name of Responsible (Signature of Preparer (if different from responsible ;Official in lead Agency: Alan J. Cohen !officer) 1Title/Position: Economic Development Planner ;ILead Agency's Name: City of Ithaca Proposed rezoning of the Ithaca Gun Site Page13 of 15 03/06/2003 City of Ithaca Long Environmental Assessment Form—Part III Proposal To Rezone Parcels 28.-3-5, 11.-3-1.2, And 12.-7-4 From I-1 To B-2a PROPOSED ACTION The action is a proposal to rezone parcels 28.-3-5, 11.-3-1.2, And 12.-7-4 from I-1 to B-2a. The change in zoning would allow for various commercial and residential uses and would have a 70' height restriction. The site in question is the site of the former Ithaca Gun Factory. It has stood vacant for over 10 years and contains lead contamination as well as some other possible contaminants. It is a major visual landmark on East Hill and a major part of Ithaca's industrial past. Currently, Fall Creek Redevelopment LLC, is interested in redeveloping the Gun Company site and is proposing a mixed-use project including the possibility of residential condominiums, a small restaurant and a meeting facility. The site is currently zoned Industrial, which does not allow for residential use and is clearly inconsistent with surrounding uses. The developer is seeking to have the site rezoned to a B-2a Zoning District which would allow the types of uses, including residential, that are proposed to be included in the project. ENVIRONMENTAL IMPACTS Impact on Land—Small to Moderate Impact This project may have a small to moderate impact on land, in that the zoning change will allow for a larger structure to be built at this location. The current zoning allows for a maximum height of 50 feet. The new zoning would allow for a 70-foot tall structure to be built. This is not expected to be a large impact since the site is already commercially developed. The increased height will also allow for greater density on the site, allowing the potential developer to hold the development further back away from the edge of the gorge in order to lessen impacts and to create public access to the gorge rim. Impact on Water—No Anticipated Impacts The site in question overlooks Fall Creek Gorge. However the action of rezoning the site is not expected to have any impact on the creek below. The development of this site will have its own environmental review and impacts on water will be reviewed and mitigation will be included. Impact on Air—No Anticipated Impacts The action of rezoning this site is not expected to have an impact on air in the area. However, the current proposals for the Fall Creek Redevelopment mixed-use project may have a small to moderate impact on air during construction, but should subside once construction is complete. If this project is not completed, future proposals will be individually reviewed. Impact on Transportation—No Anticipated Impacts Proposed rezoning of the Ithaca Gun Site Page14 of 15 03/06/2003 The action of rezoning this site is not expected to have an impact on transportation in the area. However, because the site has stood vacant for more than a decade, proposals for this site will need to be evaluated for traffic impacts. Impact on Visual Resources—Small to Moderate Impact Although the zoning change should have little effect on important views, there may be an impact from having a taller building at this location. Impact on Quality of Daily Life—No Anticipated Impacts The action of rezoning this site is not expected to have an impact on quality of daily life in the area. However, the current proposals for the Fall Creek Redevelopment mixed-use project may have a small to moderate impact on quality of daily life. If approved, the construction of the new buildings will produce operating noise that exceeds the local ambient noise. These impacts are only expected to be small to moderate and should subside once construction on the project in complete. On the positive side, this site ahs been vacant for more than 10 years and has been a target for graffiti, illegal use, broken windows, etc. Improvements to this site will be a major improvement to the neighborhood. Impact on Growth and Character of the Community or Neighborhood—Small to Moderate Impact There may be a small to moderate impact on the Community, as with most zoning changes, this could set an important precedent for future projects. The impact is expected to be small to moderate because the site is already commercially developed and would only allow for the added residential uses. Public Controversy—No Anticipated Impacts A public hearing will be held and public comment will be accepted. At this time there has been no public controversy on this topic. Proposed rezoning of the Ithaca Gun Site Page 15 of 15 03/06/2003 7/15/03 Draft Resolution: Declaration of Lead Agency for the Adoption of the Proposed Rezoning of Parcels 28. -3-5, 11. -3-1.2, and 12.-7-4 from I-1 to B-2a WHEREAS, State Law and Section 176.6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed rezoning is a "Type I" Action pursuant to CEQR which requires review under the City's Environmental Quality Review Ordinance; now, therefore, be it RESOLVED, that Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the proposed adoption of the rezoning of parcels 28. -3-5, 11. -3- 1.2, and 12.-7-4 from I-1 to B-2a. q:lplanninglprojectslzoninglgun hilllresolution-lead agency.doc 07 15/03 2/6/03 Draft Resolution: Proposed Rezoning of Parcels 28. -3-5, 11. -3-1.2, and 12.-7-4 from I-1 to B-2a- Determination of Environmental Significance WHEREAS, the City of Ithaca is considering a proposal to rezone parcels 28. -3-5, 11. - 3-1.2, and 12.-7-4 from I-1 to B-2a, and WHEREAS, appropriate environmental review has been conducted including the preparation of the Long Environmental Assessment Forms (LEAF), and WHEREAS, this rezone has been reviewed by the Tompkins County Planning Department Pursuant to §239-1—m of the New York State General Municipal Law, which requires all actions within 500 feet of a county or state facility, including county and state highways, be reviewed by the County Planning Department, and has also been reviewed by the City of Ithaca Conservation Advisory Council, and the City of Ithaca Planning and Development Board, and WHEREAS, the proposed action is a Type I Action under the City Environmental Quality Review Act (CEQR Sec.176-12B), and WHEREAS, the Common Council of the City of Ithaca, acting as Lead Agency, reviewed the LEAF prepared by planning staff and has determined that the adoption of the proposed zoning change will not have a significant effect on the environment; now, therefore, be it RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own, the finding and conclusions more fully set forth on the Long Environmental Assessment Form, and be it further RESOLVED, that this Common Council, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk's Office, and forward the same to any other parties as required by law. Q:'PLANNINGIPROJECTSIZONINGIGun HifAResolutlon-Negdec.doc 7/15/03 PLANNING COMMITTEE: An Ordinance Amending the Zoning Map Established Pursuant to Chapter 325 Entitled "Zoning" of the City of Ithaca Municipal Code RESOLVED, That Ordinance 03 - entitled "An Ordinance Amending the Zoning Map, Section 325 -5 of t he City of Ithaca Municipal Code" is hereby introduced before the Common Council of the City of Ithaca, New York, and be it further RESOLVED, That Common Council shall hold a public hearing in the matter of the adoption of the aforesaid ordinance in the C ommon Council Chambers, City Hall, 108 East Green Street, in the City of Ithaca, New York, on Wednesday, August 6, 2003 , 7 : 00 p.m. , and be it further RESOLVED, That the City Clerk shall give notice of such public hearing by the publication of a notice in the official newspaper specifying the time when and the place where such public hearing will be held, and in general terms describing the proposed ordinance . This notice shall be published once at least fifteen (15) days prior to the public hearing, and be it further RESOLVED, That the City Clerk shall transmit forthwith to the Tompkins County Planning Board and to the City of Ithaca Planning and Development Board true and exact copies of the proposed zoning ordinance for their reports thereon. The ordinance to be considered shall be as follows: ORDINANCE NO. 03 -- An Ordinance Amending the Zoning Map, Section 325 -5 of the City of Ithaca Municipal Code. BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca, New York, as follows : Section 1 . The City of Ithaca Municipal Code, Section 325 -5 entitled "Zoning Map" is hereby amended to add the following : "Section 325-5 . Zoning Map. That parcels 28 . -3 -5 , 11 . -3 -1 . 2 and 12 . -7-4 be reclassified from the I-1 district to he B-2a distric . " Section 2 . Effective Date This Ordinance shall take effect immediately in accordance with law upon publication of a notice as provided in the Ithaca City Charter. D4 Proposed Resolution Planning& Economic Development Committee July 23, 2003 Selection of a Preferred Developer for the Cayuga Green Project WHEREAS, the City of Ithaca has by previous resolutions expressed its commitment to the Cayuga Green Project as a cornerstone in the continuing revitalization of the Central Business District, and WHEREAS,the City issued a request for proposals to development companies for proposals for the redevelopment of City owned land south and east of the County Library and under the Green Street Garage, and WHEREAS, four proposals were received and reviewed by City officials, the City's consultant from the National Development Council (NDC) and a representative of the Ithaca Downtown Partnership project, and a recommendation has been made to the Common Council, and WHEREAS, Bloomfield Interests have submitted a proposal that best meets the goals set forth by the City of Ithaca and the Ithaca Downtown Partnership for the revitalization and strengthening of the City's Central Business District, and WHEREAS, by Common Council resolution, December 11, 2002 negotiations commenced with the DiMarco Groups, which negotiations have not culminated in a satisfactory agreement; now therefore be it RESOLVED, That this resolution rescinds and supercedes Common Council' s resolution concerning the DiMarco Groups, dated December 11, 2002, and be it further RESOLVED, That the Common Council requests that the Ithaca Urban Renewal Agency (IURA) collaborate with the Common Council to provide any necessary and appropriate assistance for implementation of this development proposal, with expenses to be recovered from project proceeds or other funding as such become available, and be it further RESOLVED, That the Common Council does hereby direct the Mayor, upon advice of the Chair of the Cayuga Green Client Committee, the Director of Planning and Development and the City Attorney,to execute an agreement substantially in conformance with the draft development and site control agreement, dated 7/17/03, with the Bloomfield Interests for development of the housing and commercial components of the Cayuga Green Development project. q:\planning\staff\doug mcd\cayuga green project\bloomfield interests\resolution preferred developer2003-07-15.doc DEVELOPMENT AND SITE CONTROL AGREEMENT This Agreement made this day of , 2003 by and between the CITY OF ITHACA,New York, a municipal corporation with offices at City Hall, 108 East Green Street, Ithaca,New York 14850 (the "City") and Steven F. Bloomfield, Inc., an Ohio corporation, dba Bloomfield Interests, with a principal office at 320 Whetstone Alley Cincinnati, Ohio 45202 (the"Developer"). WHEREAS,the City, pursuant to a Request for a Development Proposal and Statement of Qualifications (the "RFPQ ") dated October 2002 sought the services of a private development partner for the private residential units and commercial space ("Private Component") of a project it contemplates commonly known and described as the "Cayuga Green Project" (the "Project"); and WHEREAS, The Developer submitted a response to said proposal in November 2002 (the "Response"); and WHEREAS, after review of all of the responses to the aforesaid proposal, and after meeting with the Developer and other developers to review their development proposals for the "Private Component" in greater detail, the City has selected and is desirous of entering into an agreement with the Developer whereby the Developer would provide the private development services for the Private Component and own and operate the aforesaid Private Component pursuant to the terms and conditions set forth herein. NOW, THEREFORE, in the consideration of the mutual promises herein contained,the parties do hereby agree as follows: 1. The Project The City is proposing to construct the Project as a mixed-use development to be known as the Cayuga Green Project. The Project will consist of a public parking garage, market rate residential units (offering both rental and ownership opportunities) and commercial stere space. The public parking will be in two buildings. One parking garage (the Cayuga Garage), located at the southern end of the site, will be a new building containing roughly 700 parking spaces and ground floor commercial space. The second parking component will consist of improvements to the existing Green Street Parking Garage. The improvements may require demolition of all or part of the Green Street Parking Garage, but will most likely require only demolition of the helices and bridges connecting the garage to the entrance and exit on the south side of Green Street and some part of the decks and beams in the garage sufficient to allow for ramps to and from ground level to the second floor and to and from the second floor to the third. The City has previously entered into a contract with the National Development Council ("NDC") whereby it has designated NDC as the preferred Developer of the proposed public parking associated with the Project. NDC is in the latter stages of bidding the construction of the Cayuga Garage. The City may choose to contract with NDC for the repairs and/or reconstruction work on the Green Street Garage. 2. Project Description The Project will be constructed on approximately four and one-half acres of City-owned land which will be transferred to the Ithaca Urban Renewal Agency before disposition to the private developer as more specifically set forth on Attachment 1 annexed hereto and made a part hereof(the "Site"). The Private Component shall consist of approximately 22,000 square feet of retail space on the ground floor of the new Cayuga Garage, 16,000 square feet of retail space below the Green Street garage, 45,000 square feet of commercial space fronting on the south side of Green Street, 55 to 60 units of market rate rental and 40 to 50 condominium/ownership units. These square footages and unit counts are rough estimates to be refined as the Private Component goes through the development process. 3. Project Site The Project site is bounded on the north by and includes the parcel used for parking under the Green Street Garage. The Project is bounded on the south by Six Mile Creek and Clinton Street. The City will construct a promenade running adjacent to the creek, which will be landscaped, as public open space. The western boundary abuts the Tompkins County Public Library and is bordered by South Cayuga Street. The site does not include the land owned by Tompkins County. The site is further described on the attached drawing (Exhibit A). 4. Zoning The Project area consists of the City's Central Business District 120 ("CBD 120"), CBD 100 and CBD 60 zones. The southern portion of the site (from a line running east/west approximately 130 feet south of the Tompkins County Public Library to Clinton Street) is in the CBD 100 zone. The remainder of the site south of Green Street, from the above-described line north to Green Street, is in the recently enacted CBD 120 zone. As currently envisioned, commercial space will be located on the ground floors of the two parking structures (the new Cayuga Garage and the existing Green Street Garage) and in a new two story structure south of and fronting on Green Street. The proposed housing will be constructed in three locations. The rental housing is proposed to be built above the new commercial space on Green Street. One section of condominiums will be built adjacent to the Six Mile Creek behind (south of)the new commercial/rental housing structure. The other section of condominiums will be built next to (east of)the new Cayuga Garage. Retail space is proposed to be located on the ground floors of both parking structures. 5. Scope of Services The City does retain the Developer to be the private developer for all purposes of the Private Component as set forth herein and the Developer as developer does agree to perform the following services: A. Prepare a housing and commercial development plan that meets the requirements of the City of Ithaca and the Developer; B. Assign and/or retain a development and management team to oversee, construct and manage the Private Components of the Project; C. Develop a financial package through equity participation, traditional commercial financing and/or federal, state and local grants to finance the design, construction and management of the Private Component in cooperation with the City of Ithaca and its consultants. 6. Contingencies The Developer's performance under this Agreement shall be contingent upon the following: A. Obtaining the necessary public and/or private financing necessary to design, construct and manage the Private Component. B. Obtaining all necessary zoning and governmental approvals, including SEQRA approval, necessary for the Private Component. C. City agreement to cooperate with all reasonable due diligence with the Developer in obtaining any available public sources of financing. Furthermore, the City recognizes that many of the permits necessary for the Private Component to proceed as contemplated will require its cooperation and agrees,to the extent permitted by law, that it will do so. D. Completion of required environmental review for the Private Component in accordance with New York State Environmental Quality Review Act and other such laws, ordinances, and regulations as may apply. The City is responsible for providing to the Developer all information in its possession and of which it may have knowledge regarding environmental risks on the Site. It is mutually understood that further site investigation and analysis of site conditions will be undertaken as a part of the environmental review for the Project, which may include an archaeological investigation. The developer may conduct such environment investigations on the site and its surroundings as the Developer in its sole reasonable discretion may choose to undertake. The Developer may choose not to undertake development of the site if the Developer determines that contamination exists on the site that might present health, financial or legal risk to such development or the developer. E. Prior to construction, the City and the Developer shall enter into a lease for the Site for a term of 99 years providing for ground rent as follows: The Developer shall pay to the City a ground rent of$100,000 per annum. The ground rent shall be subject to further negotiations between the City and The Developer during the development process as the Private Component financials are developed. F. The City's commencing redevelopment of the Green Street Garage. Timing of the improvements to the Green Street Garage and the commercial components of this agreement are subject to further negotiations between the Developer and the City. G. City's commencing construction of the Cayuga Garage by August 2003 and Six Mile Creek promenade or in the alternative and at the Developer's sole discretion, the City's issuing a written commitment to proceed. It is understood that the Six Mile Creek Promenade construction will not begin until the construction of the Cayuga Garage is substantially complete. The construction of these two projects will be bid under one contract, and commencement of the garage construction guarantees construction of the promenade. 7. Site Control The parties agree and understand that it is necessary for the Developer to have exclusive control at the Site south of Green Street for the Private Component in order to obtain the necessary financing and governmental approvals, including environmental review and Site Plan approval. Therefore, the parties agree and understand that the Developer will have an exclusive right to control of the Site for the Private Component for a period of two years from the date hereof. During such period of time, the Developer shall be allowed exclusive rights to development and such occupancy of the site as necessary for development,testing (environmental or otherwise) and design subject only to the contingencies and conditions contained herein. At the time the Developer has satisfied itself that all contingencies have been satisfied or in the alternative, the Developer has waived same, a closing shall be scheduled at a time and place mutually satisfactory to both parties and any necessary third parties. The City will at that time execute and deliver to the Developer a lease for a 99-year term with annual ground rent as described above plus other and further terms and mutually agreed upon. 8. Condition Precedent The parties agree and understand that the Private Component of the Project is subject to and contingent upon the City undertaking the design, construction or operation of a public parking garage (the Cayuga Garage) on South Cayuga Street and the redevelopment of the Green Street Garage including the removal of the helices and bridges. Therefore, none of the obligations of the Developer under this Agreement shall be binding upon it until such time as the City has commenced construction of the public parking garages and same has progressed to a point where development by the Developer on the site can reasonably be expected to commence in the sole judgement of the Developer. 9. Developer Obligations The parties agree and understand that it is incumbent upon both parties to perform their obligations in a coordinated fashion. Therefore, Developer agrees that subject to the conditions precedent and the City's obligations,that it will pursue the development of the Private Component from design through site work and final construction with all reasonable due diligence. This includes, but is not limited to, design approval by the City, filing the necessary permit applications and other applications for Site Plan approval, any variances, which might be necessary, and obtaining in a timely fashion financing commitments. If at any time the City determines pursuant to commercially reasonable standard that the Developer is not using the requisite due diligence, it may serve written notice upon the Developer stating with requisite specificity exactly how and in what manner the Developer is not using what it deems to be the requisite due diligence. Developer will have 120 days to cure the deficiencies in a mutually satisfactory manner. If Developer fails to cure, the City has the option to terminate this agreement. 10. Private Component Design The Developer shall prepare schematic designs and renderings for the proposed Private Component for the review and input of the City. These designs will fully identify and describe materials, signage, design, colors of exterior paints and other finishes (and all other matters reasonably required by the City to ensure the Private Component will be reasonably coordinated and compatible with nearby buildings and design elements within the area.). The right of approval of the City with respect to the plans shall include the compatibility of the exterior appearance of any improvements in accordance with existing zoning laws Site Plan Review, SEQRA and such other State and local laws, ordinances and regulations as may apply. The City shall make every effort to review all submissions as expeditiously as possible, within time requirements of applicable State and local laws, ordinances and regulations. The City shall not unreasonable withhold design approval and shall advise the Developer in writing regarding the rejection of any design submission with a description of measures that could be taken to remedy objections raised by the City. The Developer will work with the City to reasonably comply with these requests. 11. Phasing and Coordination The parties agree and understand that the Private Component may be built in two or more stages. While a master plan for the entire site will be submitted with initial design drawings, changes in the market may require future modifications to the plan and development schedule. The City and the Developer further agree that close coordination between the public phases and the private ones is critical. A list of major aspects of the Cayuga Green development is outlined in Exhibit B. 12. Promenade The Parties agree and understand that the economic feasibility and viability of the development is contingent in large part upon the City's successful completion of the promenade along Six Mile Creek, adjacent to the Project. In the event the City fails to build the promenade in a timely fashion,the Developer shall have the option to terminate this agreement. 13. Confidentiality The terms of this Agreement and all information and plans furnished by the Developer are confidential, and may not at any time be disclosed or used by the City in any manner whatsoever, except as may be required by the City for its financing or financings with respect to the Project, and except as may be required by the Freedom of Information Law(FOIL) and other applicable laws and regulations. It further understood that the City's development review process is conducted in the context of the State Open Meetings Law, and that all meetings, with the exception of those specifically exempted under FOIL, are open to the public. Similarly all plans and designs, except as specially exempted under FOIL, are available for public review. The provisions of this paragraph will survive the expiration or sooner termination of this Agreement. 14. Default A. If either party to this Agreement is in breach or default in the performance of any material term, condition or covenant contained herein, and fails to cure, correct or remedy that breach or default in performance within thirty (30) days after written notice of that breach or default is given by the non-defaulting party to the defaulting party,then the non- defaulting party, in addition to such other rights or remedies which the non-defaulting party may have at law or in equity or otherwise under this Agreement, may elect to terminate this Agreement; provided, however, that such election will not affect either party's right to or interest in payments due to it at the time of termination, (any right of one party to collect payment(s) from the other party shall be specifically set forth in a separate written document) and further provided that if the defaulting party has made good faith efforts to the best of its ability and in a commercially viable manner to cure, correct or remedy such breach or default during such thirty(30) day period described above, then it shall have an additional thirty (30) day period to cure, correct or remedy such default. B. In addition to a breach or default with respect to any material term, condition or covenant of this Agreement,the occurrence of any of the following with respect to either party to this Agreement will be a default: adjudication as a bankrupt; the filing of a petition for or consent to any relief under any bankruptcy, reorganization, receivership, liquidation compromise, arrangement or moratorium statute, whether now in force or hereafter enacted; the making of any assignment for the benefit of creditors; the filing of a petition for the appointment of a receiver, liquidation, trustee or custodian for all or a substantial portion of that party' s assets;the appointment of a receiver, liquidate trustee or custodian for all or a substantial portion of that party's assets,who is not discharged within thirty (30) days notice after the date of appointment thereon; or the attachment or levy upon all or substantially all of a party's property if such attachment or levy is not released within sixty(60) days after such attachment or levy. 15. Successors and Assigns Bloomfield Interests shall have the right to assign this agreement to a Limited Liability Corporation or partnership to be formed, consisting of the same principals. 16. Condemnation The City agrees not to use its power of condemnation against the Private Component for a period of 25 years from the signing of this agreement. 17. Force Majeure In the event that the performance by either party of any of its obligations hereunder is delayed or prevented by reason of an act of God, inclement weather, earthquake, strike, labor dispute, boycott, lockout or other similar defensive action, inability to obtain labor or materials, government restrictions, rules, regulations, orders or decrees, riot, insurrection, war catastrophe, casualty, or any other cause,whether similar or dissimilar, beyond any reasonable control of the party from whom such performance is due, performance during such period or periods will be excused and will not constitute a default hereunder, and the period of commencement or completion of performance will be extended for a period equal to the period during which performance was so delayed. 18. Notices Each notice by either party to the other will be sent by a registered or certified postpaid envelope. If addressed to the City, each notice will be sent to Office of the Mayor City Hall, 108 East Green Street, Ithaca,New York 14850. If addressed to The Developer, each notice will be sent to Steven Bloomfield, Suite B, 320 Whetstone Alley, Cincinnati, Ohio 45202. Either party may change its address by sending notice to the other of its new address or a new person to whom a notice is thereafter to be sent. 19. Indemnification The City agrees to indemnify and hold the Developer harmless with respect to any and all claims; causes of action suits or its judgments, including reasonable attorney fees it may occur as a result of any claim or action brought by a prior developer or proposed developer in connection with the Project. 20. Severability In the event that any provision of this Agreement is determined by any Court of competent jurisdiction in a final judgment to be void, illegal or unenforceable, that provision will be deemed severable from the remainder of this Agreement, which will continue in full force and effect. 21. Miscellaneous This Agreement contains the full and complete understanding between the Developer and the City concerning the subject matter of this contract, and supersedes any prior agreement or understandings, whether written or oral, pertaining to the subject matter. This Agreement may not be modified, except by a written instrument signed by both parties. Each party acknowledges that no representation or promise not expressly contained in this Agreement has been made by the other party or any of its agents, employees or representatives. This Agreement is entered into and will in all respects be subject to and construed in accordance with the laws of the State of New York applicable to agreements entered into and to be performed wholly within the State of New York. 22. Authorization by City The City of Ithaca Common Council and the Ithaca Urban Renewal Agency hereby represent and warrant that (i)they have full power and authority to authorize the execution and delivery of this agreement and to perform their obligations hereunder including granting the Developer an exclusive lease for the Private Component of the Project; and (ii) the execution, delivery and performance by the City of this agreement has been duly and validly authorized. It is understood by the Developer that, under the Ithaca Urban Renewal Agency(IURA) land disposition policy, approval of both the Common Council and IURA are required. 23. Authorization by the Developer The Developer hereby represents and warrants that(i) it is duly organized, validly existing and in good standing under the laws of its jurisdiction of formation; (ii)has full power and authority to execute and deliver this agreement and to perform its obligations hereunder; and (iii)the execution, delivery and performance by the Developer of this agreement has been duly and validly authorized. 24. Policy Against Discrimination All parties agree that in carrying out their activities under the terms of this agreement, they shall not discriminate against any employee, applicant for employment, sub-contractor, supplier of materials or services, or program participant due to such person's race, color, creed, sex, marital status, disability, sexual preference or national origin. At all times they will abide by the applicable provisions of the Human Rights Law of the State of New York as presently set forth in Sections 290-301 of the Executive Law of the State of New York. 25. Special Taxes, Surcharges or Fees The City may not impose or pass legislation imposing any special taxes, surcharges or fees on revenue derived by the Developer pursuant to this Agreement, except upon the mutual consent of all the parties to this Agreement. This restriction does not apply to any such taxes, surcharges or fees as may be in place at the time of the execution of this instrument and does not apply to any parking benefit assessment or other similar benefit assessment as the City may chose to enact now or in the future on the subject property and similarly benefited properties in accordance with State and local law. IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement the day and year first above written. THE CITY OF ITHACA Printed Name: Date Title: BLOOMFIELD INTERESTS Printed Name: Date Title: Exhibit A Map of project area indicating major phases Exhibit B The Cayuga Green development consists of numerous aspects and phases. The following is a brief description of significant parts of the Project and identifies who bears primary responsibility for its completion and an estimated time frame for its start and finish. 1. Cayuga Garage: The City through its consultant,National Development Council (NDC), is responsible for the construction of this garage. The Developer will be responsible for leasing commercial space within the Cayuga Garage. The Developer will be responsible for financing and constructing any tenant improvements. The terms under which the Developer will proceed will be subject to a lease to be negotiated between the City and the Developer. Anticipated start of construction: September 2003 Anticipated completion : July 2003 2. Green Street Garage: The City is responsible for renovations and repairs required of the Green Street Garage. This includes but is not limited to removal of the helix and bridges, construction of new ramps and any repairs needed to insure the structural integrity of the garage. The City may employ the Developer or NDC to complete any or all of this work. The Developer will master lease the ground floor of the Green Street Garage from the City under terms of a lease to be negotiated and be responsible for the financing and completion of tenant improvements Anticipated start of construction: Mid 2004 Anticipated completion: Mid 2005 3. New Commercial Space: The developer will be responsible for constructing and operating approximately 45,000 square feet of commercial space fronting on Green Street. Preliminary site investigations, master planning and schematic architectural designs will begin within ten days of this agreement being executed. Construction of the new commercial space cannot begin until the start of the Green Street Garage renovations. 4. Rental Housing: The Developer will be responsible for constructing and managing the rental housing on the site. It is anticipated that construction of this part of the Project will begin at the same time as the Cayuga Green Commercial space. 5. Owner Occupied Housing: The Developer will be responsible for the construction and marketing of these units. 6. Financing: The City and the Developer agree that the Cayuga Green Project may require financing from both public and private sources and further agree to cooperate in the pursuit of such sources. In the case of public sources the City agrees to pursue funding no later than the next funding (round) application date. • 7. Six Mile Creek Promenade: The City is responsible for the construction of the Promenade as described in Exhibit A. Construction will be under the same contract as the construction of the Cayuga Garage and will commence toward the end of the construction of the Cayuga Garage. Construction is now scheduled to be completed by end of 2004 construction season, (estimated -November 2004). 8. Environmental Review: The City believes that there are certain environmental issues on the site that may require further investigation and possible mitigation. There is a previously documented petroleum spill the origin of which is believed to be located under the Tompkins County Public Library. This spill was administratively closed by the NYSDEC for renovation of the Library and for construction of the Cayuga Garage. The City will take responsibility for any further investigation of this problem. The City may choose not to perform any remediation of the problem in accordance with applicable laws and regulations if the cost is prohibitive in the City's opinion. It is the City's understanding that archaeological resources may exist on the site south of Green Street between South Tioga Street and the Tompkins County Public Library. Such resources may also exist on the site between City Hall and the west helix of the Green Street Garage. In the spring of 2003 as a part of the environmental review for the Cayuga Garage, the City caused certain archaeological excavations to be performed on the site for the Cayuga Garage, which resulted in documentation of the archaeological resources on the site. The City will take responsibility for similar archaeological investigations on the two above listed sites. The City will fully inform the Developer regarding any information it may have or discover regarding these environmental issues. The Developer will also be provided by the City with a copy of the full environmental review it conducted in 2002 and 2003 as part of the permitting process for the Cayuga Garage. With the exception of the above named items, the Developer will be responsible for the normal and necessary environmental review that is a part of the City and State permit review process. It is understood that this environmental review may include supplementary investigation of traffic impacts, depending on the uses proposed for the site. If any of the above investigations indicate that mitigation is necessary in addition to those actions and projects already contemplated as a part of the Cayuga Garage or the Ciminelli/Comell projects, the City and the Developer may agree to share some or all cost of said remediation or mitigation, subject to further negotiations. Both the City and the Developer, may at their sole discretion, determine to abandon the project based upon the findings of the environmental review(s) and inherent costs of remediation or mitigation. • THE D5 I'p uu'_ J /I � k�� /'�V! it ■. DOWNTOWN PARTNERSHIP If ,f Wirriz.5i-s-11 . July 14, 2003 TO: Joann Cornish FROM: Gary Ferguson RE: DOWNTOWN STRATEGY- UPDATE The Ithaca Downtown Partnership is currently in the process of receiving input from the community on its 2000—2010 Downtown Strategy. This document, which is approved by the Partnership Board of Directors and Ithaca Common Council, provides a community blueprint for guiding growth, development and revitalization in downtown in the years ahead. It has been used by the IDP to determine its annual work plan and used by the City to justify and screen policy decisions that affect downtown. Due to the extensive change that is occurring in the Ithaca marketplace, both in downtown and along the Route 13 corridor, we believe it is important and necessary to update this strategy. We are seeking to obtain community input on many of the key issues that pertain to downtown. We have provided you with copies of the existing Downtown Strategy for review prior to the meeting of the PCC and the Planning Board. We urge you to review this document prior to the meeting. The IDP is focusing on a number of topics for updating and inclusion in new strategy. These include: Retail: Coming to terms with the new retail landscape in Tompkins County/City and how the downtown will fit into this landscape. Housing: How do we deliver housing to the downtown district? What is the desired mix of incomes and are we, as a community, willing to pay for that mix? Transportation & Parking: How can we build up the density of downtown and still maintain accessibility? How do we best connect downtown with Cornell? With other parts of the City? Where should future parking be built? How do we maintain vehicular access and parking while also encouraging biking and pedestrians? Center Ithaca P1'IB 136 • 171 East State Street • Ithaca, New York 14850 607/277-86-9 • Fax 607 2 -8691 E mail: ithaca@lightlink.com w v«v.downtownithaca.�onl - Downtown Character: What is the desire "Character"of downtown? How do we increase density while maintaining"Character"? What character is sustainable? Relationship of downtown to other Districts and the Region: How does downtown maintain its prominence in the region? How does downtown become relevant to the region? What are the niches of downtown compared to other City districts? How do we ensure complementary growth between districts, rather than cannibalistic growth? Public Spaces: What should downtown's public spaces look like in the future? How should they function? What about the creekfront? How do ensure that downtown public spaces are managed at a level that the public expects and demands? - Visitor Attractions: What attractions, both cultural and tourist, are needed to ensure that downtown remains the#1 tourist destination in the County and continues to grow as a visitor destination? Historic Preservation: How should downtown utilize its historic character? - Future Development: What comes next? Where will the next downtown development projects be located? How can our mature downtown accommodate additional growth? What in-fill development makes sense? These are some of the critical questions the update process is addressing. We ask you to select a subset of these issues and provide us with ideas and input, focusing on your vision for the future rather than the nagging problems of today. ,1. .„,,...,.„:„..::.:.: . . . •:.':'*•':.5...f.:::.-:::..::: ::: ::: <?:,,i.: gizitii..r,lit..1:..:,:!: . . 4 ,:, ° _ ^. Ili -'I'''. P * .:'''. " .'", ... "L :tki-i.:.::. ,:: .s 11,::1..,1 : 41,- ‘. ..., 1 '...,= '- - ---4'-,:-. '..:. f ..i..• .4..‘'..,;,—..*e'-.v.4•0,.'''•'.--- '-'''.:.-:.3:1k:i..:.i,'l'' . .p.-..,'"::.- •. . ''',.• ):: . :... . .„ .,.. .,. .‘. . • .:.,,,....,..„,.. ,,,, ,,..... ...,.,..„.„,. . ... . ,......,.... ....... .. „ . w 1 . . . ,.. .... . x::.., r,, :„,,,..., ....:‘,.:::,.......„:„.„ , � '''l a ..x a A ''; r' i t _, ji: >s ,' : ! 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The florrei.r, fruit""!7 r egetczble.r of fall are�)c'eplcryer)na the Ithaca Cozrznurac Buz ing i)orriztorr cz annual Apple Haz reet Fe./ annual celebration. m. 2 ITHACA DOWNTOWN PARTNERSHIP 2000 T02010 Dow # wri Rh I Develop nt Str Ithaca Downtown Partnership Board, 1999-2000 Richard Adams Edward Hershey Steven Bacon Andrew Magre Susan Blumenthal Barry Rothfeld Alan Buchberg Carol Schmoock Peter Ciferri John Schroeder Alan Cohen Susan Sciarra Carolyn Grigorov Mack Travis John Yengo Staff Gary Ferguson, Ei:ecutive Director Christina Morrison,Marketing Director Rachel Bell,Adnuntatrative Assistant ITHACA, NEW YORK JANUARY, 2000 BOOKLET DESIGN BY JOHN SCHROEDER Domatomn Ithaca Development Strategy:2000-2010 3 HIGHLIGHTS FROM 20007,2010 Dow wn. Rho- Develop a. Sir, 0 BY THE YEAR 2010, DOWNTOWN ITHACA: WE add at least 50,000 square feet of'new retail space; Tll consider the creation of a locally grown general merchandise department store; WE add at least 1,000 new jobs; JVll add at least 150,000 square feet of new office space; Tll attract at least 500 new residents; Tll construct at least 250 new or renovated units of housing totaling 300,000 square feet of housing product; Will rehabilitate and enjoy the State Theater; Will have a thriving outdoor arts exhibition program; WE have an arts incubator and at least 25 artist studios; Tll have several new tourist attractions; Wit have a new directional and informational signage system; Tll have a new convention center and hotel; Jll have at least three new entertainment attractions; TEL/ have a new police sub-station; WE have highlighted its historic architecture; Tll be perceived by the community as the region's safest and friendliest commercial dis- trict; WE have at least one new parking garage; -Wll have a refurbished and well kept Commons; ill have state-of-the-art telecommunications infrastructure; WE have frequent shuttles linking downtown with all major traffic centers; Ill have obvious, attractive linkages with other parts of the City; WI/ be regarded as a place where diversity is celebrated; Ill be regarded as the best small city downtown in America. 2000-2010:Domntoma Ithaca Development Strategy 5 • 1 1 4 ITHACA DOWNTOWN PARTNERSHIP DOWNTOWN OVERVIEW What shared beliefs & valued do we have about downtown? THE FOLLOWING ARE THE SHARED BELIEFS AND VALUES OF THE COMMUNITY PERTAINING TO DOWNTOWN ITHACA: ▪ Downtown is a cherished community asset. u Downtown is a geographic area shared by all members of the greater Ithaca commu- nity. It belongs to us all. Downtown is an urban, multi-use, multi-dimensional, organically-built environment. It is fundamentally different and distinct from other commercial centers and neigh- borhoods. u Downtown is the physical and emotional center of the greater Ithaca region. Downtown should be a place where residents want to visit regularly and tourists want to explore. lu Downtown reflects the identity of the entire Ithaca community. LI Downtown should be preserved and enhanced. The vitality of downtown is impor- tant to us all. VISION STATEMENT OF THE ITHACA DOWNTOWN PARTNERSHIP: "Downtown Ithaca is the economic, social and cultural heart of Tompkins County. The Ithaca Downtown Partnership will strive to preserve and develop the central downtown core as the region's center for banking and finance, business and professional offices, gov- ernment and community services, downtown residences, and as a retail destination high- lighted by specialty shops, restaurants, arts and entertainment. Downtown serves people who live and work downtown, city and county residents, college communities, area visi- tors and tourists." 6 ITHACA DOWNTOWN PARTNERSHIP ,(, � � dd rf' 3R- n 7 ". .< "y4'°' i. ce5ka ". £ Er BBB " "s " A� ` 1 < a Taw ..'-'-,.,1, .. a. 4 rw,C 3 ate. ^ f I•." ;. x 4 s'a "i Fr`°e - CAF a'� < EL: f^ � S R♦ r t A p!'r• 9 �air. * v. , � � � � a �� ..le'' k. 5 3.S., e , .•X !Ye T .,-- -' '. !: Re„ P3gJ4< ,FF �` Y o. :e. t4ay. ' z ° p � . ��, �^ boa•. s .. -,t, steal. `^ , .. '' " 4 ,;:' .A.;‘,.` a*, - .1.2,,,,..17.1-1.-� ,,„„.r i-7''<='� ,.a+ ,'pia A i .., o. .Y "f s fi .o X� jy '°�'wc. i a .. :..,, a -711.`.. ,,./.."...,-."-� t„ •.'g .gam P ao-4 /"i t. Ai Yr�;w fir. <i. ', "" e� "' � "a g{�¢a,. mss s W. 5 .4!".:*M i I 11t11 s r X d 9 �' ',m.Aw ,ry Ir nl 6s ra ,r 1 jgya 11 a i, 4 z �` .wPi1` ..,* t ', i IH Y= „.. 1 '` ??i 1t •& ,� V\ >tlf ltl � i 111£ ' 's<�"-• " � s �...<' M,..��., f , i e'l 1 g a ..^ tit � a° .. _ •�°�ww aa ' -'"*`•°°� j''''l, s r'4 3 ° b- a .,* : was tt "+. • s a ''' --141V:4 ' ''; ' , , .f,-,_4 -----"--, f;.•::'•I's' 44 3` * /1 4 t a rt Photo by Jon Reis r e`. «' 7 2000-2010:Di)tt,liti)tf,li Ithaca De velopnzeizt Strategy RETAIL How will the retail sector contribute to downtown in the year 2010? OVERALL RETAIL GOALS: In the year 2010, downtown retail and restaurants will be predominately specialty, representing shops that can differentiate themselves from more regional mall offer- ings. id The downtown retail sector should not get smaller. Every effort should be made to retain and expand the existing retail space inventory. id Ground floor, first level space should be reserved for retail uses along the primary Commons and at key locations in the secondary Commons. a Areas for adding future retail growth include Green Street near the Library and the Parking Garage, the DeWitt Mall block bounded by Seneca, Cayuga, Buffalo, and Tioga Streets, the former Wilcox Press area, the East Seneca area and West State Street. eWhile most general merchandise retailing will occur outside of downtown, efforts should be made to investigate the feasibility of creating a locally-owned general mer- chandise department store following the Greenstar model. • Downtown building projects to be located in the primary Commons and key sec- ondary Commons locations should be multi-use in nature and include ground-floor retail. d Downtown retail stores should strive to offer more uniform hours to the general public. QUANTITATIVE GOALS: Downtown will retain its existing retail inventory. 8 ITHACA DOWNTOWN PARTNERSHIP •d By the year 2010, at least 50,000 square feet of new retail and restaurant space will be added downtown. PARTNERS'_ Retail tomorrow.New mixed-use structures incor- porating additional ground floor retail space could be located in the areas outlined in thick black and shad- City of Ithaca ed gray on the drawing below, which has been adapted Private Developers from the City of Ithaca's 1992 Downtown Design Greenstar Cooperative Plan. The upper stories of such new buildings could be filled with new residential and/or office space. )1,‘ \'/" ' .4\<-' \ , \ - 5), 2: '' S \ A \ -' ___,..- ...lit HO„, ,- it 110 4 � YI / �\�4, i F I 40 O. lli. NIO ■et 1901' k % O' ' 1 *I -- --------I" ------' \ \ t \ 4 9 its 011■ S, � �\°� to- �IA,\iii (11 __ Ar} / 5 0 ,00- ,,----- \ l'k oit, , . liiik ) t • _, \ \ {i/�' \ ' F, . \�` 9 \ \ 111111 4 4t111 1 1 -4 411‘11p07, P o '��/ ► \t " .off �'` 1','" { �� ,,,,''\ is . /�fa\ c\ 1 lu0ae 4a �� / I rll sl ,,,, = s loi * '- 1 \, / *,' V:(°4 / / / . I s /, / „,„..---, (\A. 0,11„, .) ,, / / / // ii 4111° , _ \\ \ ,,,, , , , , , • \ i ....„ _ __,\ \ // i.....4 \ \ 1 \s,,,v1,,\ ' '' / / 4 . -„..-_-.)\_.,---4-, . '„,' ' _ -- - i z / „ // *includes . ,- , C % /'� entire former i A �- Y i. Wilcox Press area, �� A I \ extending off this \ \\\ I \ \ / drawing to the right 2000-2010:Downtown Ithaca Dei'elopnzent Strategy 9 How wilt the office sector contribute to downtown Ia the year 2010? OVERALL OFFICE GOALS: 4) In the year 2010, the office sector will be a prominent part of the downtown market- place. 1�► Downtown will be perceived to be an inviting, attractive location for high technolo- gy businesses, particularly firms engaged in software, internet, publishing, marketing and other technology-based sectors. ��► Downtown will become a high technology center for the region. It will secure a state-of-the-art high technology communications infrastructure for its new and reno- vated office building properties. ��► Downtown will be regarded as the regional center for professional services, banking and finance and government and community services in Tompkins County and the greater Ithaca marketplace. 4,► By the year 2010, downtown will also be perceived as an office center for institution- al and educational uses. ��► Public and/or private employee parking will be added as new office space is brought on-line. QUANTITATIVE GOALS: 4) By the year 2010, downtown will add at least 1,000 new jobs. ��► By the year 2010, downtown will add at least 150,000 square feet of new office space, from both new construction and renovation of existing buildings. ice► All new downtown multi-story office building projects should include first floor retail. 10 ITHACA DOWNTOWN PARTNERSHIP PARTNERS: Looking to the future. The City's Downtown Design Plan illustrates numerous sites surrounding City of Ithaca & Tompkins County the Conznzons where new buildings offering substan- TCAD tial office space could be located, including the areas Higher Educational Institutions outlined in thick black and shaded gray below. (The "old"Tompkins County Public Library site has been Private Developers added here to the locations identified in 1992.) E. C O U R T S T. -k-ID r -‘ . •, ,,...,,,, \ .,v ,‘ \,,r ,, . .,, . ,. ,,......, ,, , [4-_-_, ____ , .,., >•R : -- , i:- 1 d , '-ys _•rEL-1 •[ •-, .a . — i o� 1 i H a . 1 —, r m J E. B U F F A 1 0 S T.0 iP1I ik::.)-0 —L lli I d: 2 1 [...rt.. . : ilk. .,' O _ I F O< r 1 h, _ n L am .9'4. E. S E N E C A S v.` u TA j1IUI1 — II gyp >. . 4� r4 -,,, ,,,, ‘,, i 1 , i 1 !,,,, ,...,,,, , , 1 -- r.,: L,,.., ,, , , . ,,,,....„, . ,e;;,.‘- . ,'' \.: .c.*. ,\,,, , .:u. o..\,, �\ \ \\\ '\Off\; a,\„,�a:e,� :�xa,,,„ �� ,,, \�� \� , \ \ •-..�,. 2000-2010:Downtouuz Ithaca Dei'elopazent Strategy 11 . HOUSING How will the residential sector contribute to downtown is the year 2010? .. . Photo by John Schroeder Castle in the city. The DeWitt Mall (pictured) and Center Ithaca are two exaznpleJ of large ? iniler7-use Gzeilaing,, 2 . that offer ao«vztou ii lit � iag oppor d ort,iieo as mell 1a ::"", ,, ao space for-nfflced and _. grozuzd floor retail 1: '°'''r i ,1111"1111' : * ,,, 7 '-':: ';''''''''#''''''''''''''' '''' , .... , , , "'''''f """ - ' ''1117-Y:.'" '' .- I '''.';' : ; ,,,'i 00,16°„-ior ,_...,1 ‘ *gel a sAF' aa' �ou � •'` - air .'CC 6 K.S, i Ij IoI•'t<<, I 1 , a3M ate: yc ., • ; — ., °"°', "` `° " .?� '+,"a. "`fir "" ��r � +�+r' .ate v ,�, ,� �a _. ,, - e`er —, ♦,..< , , , PR s.. f s 12 ITHACA DOWNTOWN PARTNERSHIP OVERALL HOUSING GOALS: By the year 2010, downtown will be known throughout central New York as one of the most desirable urban environments in which to live. Pi Changing trends in student housing will result in more landlords converting former student housing into market-rate housing for families and professionals -- as well as for office space. Market rate housing for non-students will be developed in downtown and nearby downtown neighborhoods. The new space will reflect the needs of a diverse adult and family population with a range of incomes. New multi-family construction should be encouraged to locate inside the Business Improvement District boundary. VIII' The conversion of underutilized upper-story space into housing should be encour- aged and promoted. pill By the year 2010, there will be a quality inventory of downtown, urban residential space for those members of the community who prefer an urban lifestyle. poll An important component to attracting people to live downtown will be the continua- tion of strong Ithaca public schools. II Promoting in-fill and renovation housing projects in neighborhoods within walking distance of downtown is a key part of a downtown housing strategy. Zoning policies should encourage neighborhood single-family and duplex units. pi More bed-and-breakfast establishments should be encouraged. QUANTITATIVE GOALS: 1 By 2010, attract at least 500 new residents to downtown and construct at least 250 new or renovated units of housing. VIII' By 2010, construct at least 300,000 square feet of new or renovated housing. PARTNERS: City of Ithaca INHS and Mutual Housing Private Developers Cornell University and Ithaca College 2000-2010:Downtown Ithaca Development Strategy 13 CULTURAL ARTS How will the cultural arts contribute to downtown is the year 2010? OVERALL CULTURAL ARTS GOALS: By the year 2010, downtown will be known throughout the Northeast as a destina- tion for the arts, particularly the visual arts. Cornell and Ithaca College will have an arts presence downtown. The Johnson Mu- seum & Handwerker Gallery will be invited to have downtown satellite locations. Downtown will--have-an outdoor arts-exhibition program,-featuring sculpture-and mural art. Site-line sensitivity will be considered in placement of pieces. rii Downtown will have an arts business incubator & more artists studios. ;�:* I1The State Theater will be completed and open. ,. X„ Downtown's other year-round theaters will continue to be quality venues. ro Downtown will be a community arts clearing- 0, 4 a house for information & tickets for all regional f. events, including C.U. a& I.C. cultural arts events. :t `p �.' ;d QUANTITATIVE GOALS: - :' FgTI By the year 2010, at least 25 art studios will exist downtown. 4 a Ef,1 By the year 2010, downtown will f V have a thriving outdoor arts ex- 4 hibition program with at least 25 " ,, . pieces of sculpture art. The State Theater will be rehabilitated, x a and a Johnson Museum and/or Hand- Photo by John Schroeder 14 ITHACA DOWNTOWN PARTNERSHIP > .. ...... r e aj, ( ...... ."_.. �.. :.... ...„x,.,,.....rte. ,., 1 . , R• hF I , &✓ SS '�HH , I F:” £ 5 '' y. j 1:"sk D' ,s K $. tell. r. 4g y I X �� E7 � V werker Gallery satellite & � £ an arts business incubator V will be opened. k: At least one major regional art show . .„ r. will be hosted in downtown each year. r. PARTNERS: Higher Educational Institutions Johnson Museum & Handwerker ice" "-- a �` °fl g: Gallery Community Arts Partnership w z a' ��i Art Trail . , City of Ithaca 8( Tompkins County ' CSMA & � �° ..; ICSD ' x Outdoor art examples.A : ' k. Y photo collage.)laoa.) three of Y` izuinerou.) coloifully-painted lion.) rr'hich adorned the corn- A�q�# nzer cial center of Zru ich, � , � Switzerland in 19x46. Oppa- °.„ �., g .)ite page:A child pa.).)e.)a : ; hr onze dog "tied''to a t ' fountain in Manhattan:s -�< �� Battery Park x� z g . City. � � f�.",-.1',:::.f.:::'.::::.'... - ',1::::-': .:: ''. ' '4 :....:::':'"' ...1 ........:'1':: l �•Be . a ` 5., �J:i a} Z iy d d., .‘ :,'"III r .,..::::W. . :.'-. ,....4 :.::,4:4::...,.. :,....-...:,;::. . . ..ik,' . .: .....::i...;t::":::'.tft: .. ':.:::::::•::',*,' 1.,,-,,:'.]:1". ...'4t:7/ '. '7''''',,■'''''''''40'fL°' ii:— .... .1:' 1 :,.. ,..,.,,„:„.„...„.„:„.::: y� 5:::: „:,...,.... „.....: kt, i Photos by John s � Schroeder '...,!,:::':Ii ::::."............."."....":":":' \ „ X l A fr 2000-2010:•Donsntoirn Ithaca Development Strategy 15 TOURISM DEVELOPMENT How will the tourism deeIopment contribute to downtown in the year 2010? OVERALL TOURISM GOALS: II fi Tourism will become a major segment of the downtown economy. Mai Outdoor art as well as indoor museum art will be developed as a major tourism theme for downtown. IN A major tourist attraction, such as a New York State / Finger Lakes Wine Center, will be SOUTH developed. COVE Ili Downtown will promote and feature a I. "uniquely Ithaca" theme, focusing on such top- . •, ics as "an aware community,'' "Ecovillage" and 4 ., culturally diverse /alternative ideas and assets. ' t 1,1i The feasibility of creating Buffalo Street / East 3 Hill trolley bus service connecting downtown • 3 8 Signs of the times.linproved "u,ay finding"Jignage, of a deeign to be deternzined, 11,111 be in.ttalled in dou'ntou'rz Ithaca. ' Left:An attractive.rignage.zyotenz n.red at Battery Park City :: ' , : . =x in lower illazzhattan. Below An enlarged detail of.rrzze. 27P t<; .mss p---- cQ -,• •. r---- S LSE s r te%Y �i 5 ,k t shx s �� :. �V .£ tt. si .y..i` Photos by • ". John Schroeder 16 ITHACA DOWNTOWN PARTNERSHIP with Cornell and the waterfront will be Photo by Gary Ferguson 'Walk! Philadelphia: explored. Dne ntoon Philly u It'I a coo/'Ju,ate(dig,u{ge • Signage to downtown and downtown ,y,teni featu,u{g attractions will be easy to find, easy to Jirecto,•ie (like the read and aesthetically pleasing. Gate- one.seen lielou) in ways to downtown will be attractive. /70v/t/• to colo,./[rl ��; city • There will be a renewed emphasis on the renovation of historical facades. ' lti Development of a downtown conven- tion center/hotel facility will be encouraged. y f jzzs NI s A significant downtown visitor center !� ; with public restrooms, welcome hosts a _e Market East Station and a capability to market to and ser- vice bus tours will be promoted. Criminal Justice Center city Halt QUANTITATIVE GOALS: " WASHINGTON SQUARE DISTRICT '�y% Avenue of the Arts `' 1J By the year 2010, tourism revenue and . traffic will at least double over currenthetr�rrt/ ftnuthpping levels. u.KWAY MUSEUNIS Dts.ratcr Visitors Center/JFK Plaza IN By 2010, a downtown convention center r;ISTORIC and hotel facility will be created. ty ��![t!I'ratr,tnP.a>��,i • An expanded, full-service visitor infor- mation center will be created. PARTNERS: • City of Ithaca & Tompkins County State of New York �. Chamber of Commerce and Convention &Visitors Bureau Arts and Community Organizations z �% TCAD Johnson Museum & Handwerker Gallery ' 2000-2010:Donvztouvz Ithaca Der'elopnzent Strategy 17 • 7 ::k.«5 o ii.::.:.. 5� 1;.;; 'c :.,..w:5:: ...aRbm�,c(¢-YWr. .. a\.k.:"..;V,.aM ..2.nv».w,;: 9`JZ:.kc..: uo',Y.a::M?.. x „... • ENTERTAINMENT DEVELOPMENT how will entertainment business contribute to downtown in the year 2010? OVERALL ENTERTAINMENT GOALS: By the year 2010, downtown will have at least three new successful venues for pop- ular small live music and entertainment. The feasibility of developing more screens for first-run cinema will be explored. \.. Downtown will ave at least one micro- brewery or other simi- lar entertainment facil- ity sax f " v a 14 The physical infra- ` structure on Aurora s L -`" `- Street and other x & streets in the sec- ondary Commons will a be improved to x encourage and facili- 5 t tate entertainment dis- sy ¢� $T 3t F trict activity mo' •€- t 2 j l mom Music will become y Si 5 '. synonymous with the a z. 's , r� 3' � r C C 5 Commons Summer _ visitors will almost always find some form " __, of music on Commons, from either concerts or Photo by Lincoln Engstrom programmed busking. Splendor in waiting. The State T/neater:; Gothic arches and Scheduling will be Byzantine grills await the return of concert- and theater-goers. consistent and thema- 18 ITHACA DOWNTOWN PARTNERSHIP 4VMS4544414N r is with diverse programming and periodic "name" perform- Photo by Roy Wollney ers. In suspense. N One of two large c%(inr)e- r, The State Theater will be renovated and reopened for lien r hang,., year-round programing. near the Stage of rMore restaurants will be added to the existing down- y the State Theater: town cluster, solidifying downtown as a leading cen- ,. l :.-1 ter of'dining activity. QUANTITATIVE GOALS: �< t• :,,, , , KBuild at least three new entertainment venues \ A 17 F and one new microbrewery project. "'d 1 Reopen the State Theater. 1 f11 l t' .� Add another three restaurants to downtown, all with evening service. '' 'i i . . . ` PARTNERS: fi 5 zap Private Developers City of Ithaca Photo by Christina Morrison Community Music Organizations Sounds of summer.A oxide variety of Ithaca College nznoical per f zrmanceS, each the one tak- Entertainment Promoters ing place Geloo; will he encouraged on the Conunorze throughout the warm nzonth.i. irr - . ,Titi 1.. >.k :,.,.1,,,4 , -'1" 5 7 t� (ill, = ... . , fir. lie � T- i� � � k, ~mss '7 4w j. trit I a , ,, ,:,.. ,_.,. .,.. ,. . ,.., ,,,.,. > .. . .,,,,....„,. ,,. ,.„,.,,„„ .,,. . „ ......,.... 2000-2010:Dou'ntoivn Ithaca Developrnent Strategy 19 ,. .. x THE DOWNTOWN ENVIRONMENT How will a 9 �J uali environment contribute to downtown in the year 2010?,...,-,, ,.... .. , ' • OVERALL ENVIRONMENT GOALS: ". _ 101 Downtown will recapture its unique aesthet- e � '' is character by highlighting its historic z � a facades and community history. History will be used in public art and as a tool to market downtown. 4 3 y 101 °` Downtown should be placed on the National " " a ` Register of Historic Places to allow use of the historic tax credit incentive by owners. m l01 I - The key entries into downtown should be improved by 7-'...y ° adding signage, landscaping and public art. fs £ ,.�� ,�i ; ,, 101 Safety and maintenance should be key design criteria in reviewing new downtown projects. Garages should have 11,1 �� "" ' abundant lighting and utilize external glass elevators. .0104,`Y;1,....5-0;,' Designs should reflect a sense of security and an absence of functional dreariness. �,,£ ,, , The current police substation should be improved, � ,, �" ' staffed with beat officers and made permanent. 4 , z :: ` i $ ' F e I aq.p �p '�'4nw '�' zu , 3 & E " "!.:z..,• �k � � ..sue � f. msr ;. ' 33 lit 20 ITHACA DOWNTOWN PARTNERSHIP �..:..>: . ,. ... �,' .R �r 0 Over the next ten years, downtown should be mak- =- °-�� :,; ing use of public service ambassadors to provide ', information and a sense of security to visitors. iipt.„,,,,,, 'IS\ . ,i,,,,, i.5}.1 470,:$t 101 The City should consider out-sourcing and consoli- i:.: 7 dating pro rams for the management of primary � and secondary Commons maintenance operations. '- .i sty ,1:,,,,,,,,,,,,,,., 101 Vacant storefronts should be filled with art or other .. " r attractive displays while awaiting leasing. 4 QUANTITATIVE GOALS: L] Physically improve the key entries into downtown. R 101 Make safety and maintenance improvements to existing garages. 101 Establish a permanent police substation. 3 101 Improve the image of downtown as a clean and safe '-,_. ,, '- place to work, visit and live. PARTNERS: \ ;• City of Ithaca '' may: _. Historic Ithaca '' DeWitt Historical Society of Tompkins County �� ' P ty �� ... Photos Courtesy of Historic Ithaca,the City of Ithaca and The Cornell Daily Sun `, In the details.Douaztolvn Ithaca:, historic architecture — seen here izz eleven beautiful close-up vielv.r — could be zzsed as a major nuzrketing tool. �,, 7i.'x, '. ,. - ` a 4 tr:13,&e T F 'h' � is . `F_ 2000-2010:Douvztoi',z Ithaca Development Strategy 21 DOWNTOWN INFRASTRUCTURE if/hat will downtown's infrastructure look lice is the year 2010? OVERALL DOWNTOWN INFRASTRUCTURE GOALS: ® The Ithaca Commons will be refurbished and refreshed. The Commons Design Review Committee final report will serve as the basis for these infrastructure improvements. Site lines for businesses should be considered during any refurbish- ing program. © A schedule of capital improvements to enhance the maintenance and perceived safe- ty of the downtown parking garages will be enacted. Garage maintenance and repair are crucial components of a downtown revitalization program. © A program of two-hour free parking for downtown visitors, office clients and retail customers should be enacted. Initial emphasis should be assigned to parking ramps rather than meters. The supply of downtown parking garages must be linked to anticipated demand. The addition of 1,000 new jobs and 500 new residents will require the addition of at least one new major parking garage. Parking usage studies should be routinely undertaken to determine the best ways to manage parking requirements. /ik. High technology communication infrastructure must be enhanced downtown to accommodate high speed Internet and telecommunications needs. Redundant sys- tems should be encouraged. Incentives should be explored. New construction as well as renovation projects will be encouraged to be high tech- nology compatible and contain state-of-the-art technology infrastructure. The Post Office is an essential part of the downtown public infrastructure. Public restrooms should be encouraged in future redevelopment projects. Physical visual linkage using banners and other streetscape amenities needs to be created between the primary and secondary Commons areas. 22 ITHACA DOWNTOWN PARTNERSHIP QUANTITATIVE GOALS: © Complete renovation of the Commons and adjoining areas. © Build a 600+ car parking garage near the new office and housing developments. 4 _\ Wire key office buildings for high technology capabilities. EXISTING CONDITIONS . . . PARTNERS: City of Ithaca Utilities and Telecommunica- tions Companies , 'psi .b ,tv�kr.3 - may" A "I ' ; �w, /ate Before and after. ( ttz.,.. .,-,..:.....:, .-.1,..,„.. ...,.....,,..,„„ :,. ,„.... . ...., .. .:..,..,; t. Oneofthe17I,tJ11 ° • .[t[ultial change.[pro- '-.. \ ,.,:':111 posed i/t the ft/tn repot t of the Conullon.l ./. De lion Rer'ierr' ' Conn/nittee[a,leer in th[.l pair of d/•amungs, ' � 8 R � ��», Une Of JL.L' Lll[[Jt/YZtI m z ' Fes, •' AlleY r a „g'v5x�, Z: z " ° �j,N p[zt/v pre.lentei)in the :.;a:,„Q„, ', -.L : .,. .. .,f<zz a L```, ..:,a eY _...��.:11,-�...a„ ` :: .a i z... r. /•epnrt. The rennai/n.l r f the old broken fou/1- . . . AND PROPOSED MODIFICATIONS tai/zand slteppedco/1- ws (rite p atfo/nz (top �` drawing) would be rif completely re/ltoved. The old fountain eonl- ple'. would then be r A' ,, replaced with a nett' s > � r+� •~ . 6r-r,x X0`7 4 ma fountain and a l ller fou/t zi/z a ,. ;r > grove of nine tall • ' This Isomm. p- �. Graphic s,m6ur of canopy trees (liottont a ihr Nrw fmmmin V '� fz � FBuin!Grnccal .. t d/YIfP[/1g). The/leer' .Ar X _ Lrcaaar,h Is Na nP,0P., Ik gnl glove would be,lunilar S to the one c[u•rently r, . t�"ct 4 ..4°,.k.== o er[itu1g in front,,f P• ��. A�' � Fleet Bank, and it; ,, tit I wo[Lld be provided 3 fee with[[plighting. The de.lign of the new fo[L/z- i Y .f , E - i...,:.-:.<.::::::....z. b ::.--::i:5.:,,'.......: ta[/ rl O[ ld lJ[71,e to be '�. .. W., s ;' dete/•/72L/t[d.f r 2000-2010:Do rr'ntom'n Ithaca Development Strategy 23 ' , R..;. Hi *X :/::: .#A:::;::'tU. :.,`";.:�,' Xmw.:fl" ,r :.:...ww.�...,,'wl R,.,„(Sz Sxau h:<!:R: k -'.W,:.n..uo H.R i..:•..!ax. • DOWNTOWN TRANSPORTATION . What will l downtown trand p ortatcon took like �n the Year 2010? OVERALL TRANSPORTATION GOALS: QThe idea of a downtown public transportation hub will continue to be explored, but such a transit center will only be sought if it is compatible with the overall down- town development strategy. �_ i W �M' is ,' �' h a' 4�,.4.1 ° x I k ._ r a ..ii.----iii..---i...7.1:1;4; It :11:::11.1. 4 ::.:.:::::.il.::::::,1 ill 1 ::.i , :: ,.,:.: fli. k . j. :1„.:::::::•...„..L....: . ''[....,:',;:!''' i. 1., -,,.:.., ep :. ...i.:!,....,..11 ..,..:;.::::::::::::.,, .: ::::!..: iiiii.,4/I- 4 :.., 'f::::!:',- ---1.-- - 11.:1 ...! ..:,:.k,. i ,., -- ...., :-.:::.. .hy�� F ;$ �r A At9 {$ W `' >d1 �3 �. '� r•. �f\ dap k f,,, 'Ithaca Transit Trolled The al,or,e trolley Gu�r roamed the streets r during the City of Ithaca s 1988 centennial_yeas: It is reconzmeizded that the feasibility of esta/liohing per- Photo by mnanent trolley bus eervice linking�omntou',z with East Hill and the IP�ztez front be explored. Gerald Autler 24 ITHACA DOWNTOWN PARTNERSHIP • Shuttles will play an important role in moving people to and from downtown. Three crucial routes are shuttles linking downtown with Cornell, Ithaca College and the Waterfront. Shuttles will have longer hours and more frequent service. • The feasibility of creating a Buffalo Street/ East Hill trolley bus service connecting downtown with Cornell and the waterfront will be explored. • Downtown bus stops will be redesigned to fit into the street landscape and will be part of an overall downtown maintenance program. • Green and Seneca Streets will receive aesthetic improvements, including landscap- ing, street trees and other pedestrian-friendly improvements. Q The recommendation in the final report of the Commons Design Review Committee that Cayuga and Aurora Streets be converted from one-way to two-way streets will be implemented; the goal is to improve vehicular access to both businesses and attractions. • Sidewalks throughout the secondary Commons area will be improved by adding such features as brick accents, brick crosswalks, banners, street trees and pedestrian amenities. Q Traffic at Aurora and State Streets will be realigned to create a pedestrian plaza. • The automotive and public transit links between downtown, the Southwest Area and the Waterfront will be examined and improved. QUANTITATIVE GOALS: • Increase the frequency and hours of the Cornell-downtown shuttle bus, and estab- lish an Ithaca College-downtown shuttle bus. Q Make physical improvements to secondary Commons streets and sidewalks. Implement two way traffic on Cayuga and Aurora Streets. PARTNERS: TCAT City of Ithaca Cornell University Ithaca College 2000-2010:Downtown Ithaca Development Strategy 25 LINKS WITH OTHER DISTRICTS How will downtown link with other districts in the year 2010? GENERAL PARAMETERS: tt>• Downtown will remain the principal hub of the community. '`0 Priority should be given to linking key community destinations with downtown. i>• Downtown will be redeveloped to its best potential and retain its niches for specialty retail, office space and visitor attraction, and will thereby become even more com- petitive with the other commercial areas of the City, County and region. COLLEGETOWN / CORNELL: .x'11 :v Shuttle frequency and hours should be improved. '� ....., . , . „.„, . , , 01• Trolley buses should be evaluated. M :•l.i �y, � 1111 '. ::::::: II x a ' r�i• " :::••""' - ,4 «� ._ #; V Banners should be used to outline the � * ,• , �►r: 'r Buffalo Street link. k 3 . " ¶t Downtown will be a food/drink, a, Si ' entertainment & specialty-shopping ,-.• --- destination for Cornell students. -,'4'" (, £ �, v' ITHACA COLLEGE / SOUTH HILL: i �; '�>• Banners should be used to accent the South Hill link to Ithaca College. '4':• Downtown should continue to serve � � Cornell to Cayuga.Frequent,;huttle.i elaould link the Central Bueuzedd Dwtrict i'tth Goth Cornell... 26 ITHACA DOWNTOWN PARTNERSHIP as the main convenience, specialty shopping and food/drink center for I.C. students. SOUTHWEST AREA: 1`1•' There should be community kiosks and signage at Southwest Area big box locations informing visitors about downtown. Improving the physical and public transit linkage between the Southwest Area and downtown needs to be examined. •.1? The selected physical route between downtown and the Southwest Area should be lined with banners to accent the desired linkage. ! :' The Southwest Area is well positioned to serve the big box, large footprint retail facility needs of the Ithaca community. Downtown should be the specialty retail and office center for the City of Ithaca. WEST END / WATERFRONT: Al.0 A shuttle should link the Waterfront area with downtown. 01. A trolley bus system will be evaluated. $` . ,v Banners, sidewalk improvements, lighting fixtures, directional sig- nage and street trees should be Himaing MAIM used as linking elements. u' E L ."�E�11lBICE117r1ItilHu,a��- I 5 •'fit' The redevelopment of both the 1 'ill West End and the Waterfront are POI-- �a�n ---- _i tggilltl9lllit�,... 1' important to the future health and economic vitality of Ithaca. Housing, recreation, public trails and restaurants are important , elements of a Waterfront plan. "'fir S l Downtown should be the special- ty �� t � �s retail and office center for the oti i ..:011�`� City of Ithaca. €011,- - and the Waterfront (conceptual drawing, reght), •;,_ �'' �' .' �" among other important transit connection.. 2000-2010:Downtown Ithaca Development Strategy 27 DOWNTOWN : REGIONAL CENTER ill downtown ow w serve as a regional center is the year 2010? Downtown Ithaca is the economic, social and cultural heart of Tompkins County. It is the region's center for banking and finance, business and professional offices and govern- ment and community services. It is a retail destination highlighted by specialty shops, restaurants, arts and entertainment. Downtown serves people who live and work down- town, city and county residents, college communities, area visitors and tourists.* °Adapted from Ithaca Downtown Partnership VI.uon Statement. OVERALL REGIONAL CENTER GOALS: The health and vitality of a region is defined by its central business district. A strong downtown will contribute to a strong region. A weakened downtown will have a negative impact on the area. Downtown Ithaca helps to define the character and image of the City, of Cornell and Ithaca College, and of the greater Ithaca region. , Downtown Ithaca serves as an incubator for new businesses and industry that can grow and expand. Downtown Ithaca provides the region with a central geographic point for broad- based community gatherings, events and political rallies. Downtown Ithaca can serve as a central point of arrival for tourists and visitors to the region. Visitors can use downtown as a launching pad for discovering other County attractions. Downtown Ithaca serves as the historic center of Tompkins County and is a com- mercial center for people from contiguous counties. 4 There is a growing recognition and understanding that residents, business and com- merce have been leaving the central core for outlying areas. This issue, included in the broader topic of regional planning, should be addressed so that a strong down- 28 ITHACA DOWNTOWN PARTNERSHIP ,, .-. , .4 ., town can be maintained. @ re r«�x ; t intea. tvo ' ... it--,„.17',,`,:3,&. .. 1 ...� CA; C M r :xa _-' a az •" 1. , Jwd.. .A.I QUANTITATIVE GOALS: ;qu; 1. - ..y..._.i.(`�"' Cae.#us � '( ,. - ...... < on$y=on .•.''� '.fAsidsa 1 ,.� `_-' '» srna`'Cu` The Ithaca Downtown ' a nce Ya1a.-SENE.£A A. ..{' (.raj p r'" ' ©� ; , w: -- Partnership should have a i b './noi � U , ,, place at the table when h 9 ,,,-)1=-..3. 1v�1-�� ,.._ _try r issues of regional planning t.1,' 4 r' ! are debated and discussed. r�(1-1 .. » w The Ithaca Downtown '� *ti `. Partnership should be a "4 .EgA ' cAspUc< A i € 44. l p k ; i (aM '�.. _�„, facilitator for regional coop- i F Aveon 4, M ' j' 'j ? I . eration among jurisdictions. .. �q 1 1 ; F. 4114* (( Downtown should have a �b ' i. ` : major visitor center to serve t �_k -� ._ ,', as a gateway to Tompkins :., ....;,�n,A,,. f}J *` County z.. Cortland;-. .°i' "' ate- .N •? 'I" 1r 4 l ;ti (. ' PARTNERS: ^\ T O /0 P K 1 N S. °._, f f �• F.e.,.*.� _ Chamber of Commerce .f. 6, . :. ,% Tompkins County Economic '" 'i ' Development Workforce iTHACA ' ' res_,. Committee ° z` -, Metropolitan Planning m T - a ;D f, Organization• t_ � — Cornell University, Ithaca F •.;, -� College and TC3 A I Tompkins County Planning -7,:\._ _ Department ~- City of Ithaca ilea 4r A brick circle at the center.Dowzztoovz leIthaca lend.,character aizd identity to the local area rind provide., tout-tot, ant)vr.,i- tor., with a recognized central point front . . .. . ' ‘. I which they may e.rplor•e the region:, . - - -- ''' ' ' ' ". M many cultural and natural attraction,. , , . r A . . The.,e po.ritu,e role,, can become even ? .,troizger in.future yezay. 2000-2010:Doutntou'i Ithaca De'e/opment Strategy 29 ERSITY ENT TO DIV TI nfi How will downtown serve diverse populations • the year 2010? ,::.�. .$e'�'.�ae� F .....�f .� 3 . '� mom." 4 x ��YY.. °' ` Ems` 4 SAD', ,xzvµyvb arm .:rate.. . ! _ F !i ' C, 3gt / ,,,,,,,.. A mxn.G� .F :✓ercaa7c. f:�„:„...„.,..,,.„,:.::::,„:„.,....„:, .....,... , ,: ,, ,,,.,...:..,::::::,..„...„,.:::„.„,:::„„:„..„:: . .., �� G :s N �•. : w g r z yr a•r f pry _ g e 4if.,..:...,”... F:'.:.. z U, '@ sea if Nt,, Photos by Jon Reis OVERALL DIVERSITY GOALS: . .,......,..,- ;!.'Il , 1-.,-,-...„:..„...:,..:::,z,--"tt5,.-...•.7---F.•7"--.: z:''....--. ....,....' ,,,,, 11111111 Downtown is eve body's nei h- . . every g ;,..i0ip. ...1, "... '2:: \:,,,..r. ... .•-..1... ‘ ,,,..2"..-- ' z borhood. As the region's communi- € � ty meeting place, all are welcome and encouraged to visit, shop, work '14"::'''''N' � and live. f me Downtown is a celebration of diversity. Downtown's strength and 30 ITHACA DOWNTOWN PARTNERSHIP uniqueness is derived from its ability Photo by ys Thomas Hoebbel to serve people of all races, creeds, ages, incomes and orientations. ■ ■• Diverse downtown business owner- ship is desirable. Strong represen- tation of minority business owner- ship will be encouraged. '' •■• Diversity is encouraged on down- " town boards, committees and groups associated with the man- agement and governance of ` downtown affairs and events. • •• Everybody is entitled to a down- town environment that is respectful of both individual €� dignity and quality of life. ;■; Youth should be encouraged to in the life of downtown. F participate In years to come,youth should " become involved with programs such as maintaining and landscaping downtown, spurring entrepreneurship and helping to plan future projects. Downtown should be sensitive to age diversity. All ages should feel welcome. QUANTITATIVE GOALS: Increase the number of minority owned and operated businesses. Increase minority representation and diversity on downtown boards and committees. ;■; Increase the number of youth and seniors working collaboratively for the good of downtown. PARTNERS: CEO Program Neighborhood and Community-Organizations City of Ithaca 2000-2010:Domntou'n Ithaca Development Strategy 31 • • MARKETING DOWNTOWN How should downtown be • perceived Iu the year 2010? OVERALL MARKETING THEMES AND GOALS: Downtown retail is specialty oriented and different from normal regional offerings. Downtown is a center for the arts, particularly visual arts. IN Downtown is a tourist destination center, a must-see stop in Central New York. M Downtown is a high-tech office center. Downtown is one of the best places in the Northeast to find quality urban living. Downtown will be a user-friendly and customer-friendly destination, and efforts will be made to standardize hours for shopping, entertainment, dining and drinking. nw Special attention should be devoted to marketing the historic architecture and her- itage of downtown. QUANTITATIVE GOALS: A signage program to help visitors find downtown and find their way around down- town is a critical need. This will be part of a region-wide effort to improve informa- tional and directional signage to key City and County attractions. M Downtown will undertake a systematic campaign to inform existing and potential patrons about the benefits of shopping, working, visiting and living downtown. The perceptions of downtown shoppers, visitors, employees and residents will be annually monitored. M Special efforts will be devoted to marketing to senior citizens, students, convention- eers, tourists and neighborhood residents. 32 ITHACA DOWNTOWN PARTNERSHIP �o.... �. ., ., E 0 „ g 4 e Svat ,Y �a—, u.-w •`.. 4Y•"5 : S n 1 -� to* I �yyyy,wwww � ... Z ;111 � � ,. `Rk , rg r i K:. .:: ,�. LWy b a "' 'S it .. *' N $ Sad._ __... - r� M..�'�is�� s' "fi , �� L d,' i2# \°°e ..,,n,as`��. �" '�..„.. ,,, , ' ^�� x,_ t�'t J. ♦ A�r ,. rye, § ”. ; ,�' +>q q'.> 3' ,.".tom l''At ° 1''t%d' 4, ^tom `"y � 4:',V,"' 4 ' �" �, ' ,` 4 f ark I r'tr-A.;:ID j "t.-I It' ; '*.e, .s.:: r � ��s g ag � y � � � PPP � ,,„<4. .' , ,---' et,,- , ,. „.< ,',, $ ,,,,,, -w; ?,ttow 401111v , , -. -" „ .7-:>" Z.,,,,,Ell 7''" ,°4?,:,:i-vi,. I 4" ,s, s,°11,01.0k4,1 ,,-;:'s 11460 V Photo by Dede Hatch , Recruitment and retention will be continual marketing needs for downtown throughout the next ten years. PARTNERS: Local & Regional Media Cornell University & Ithaca College 2000-2010:Doutntounz Ithaca Denelopineizt Strategy 33 S oRITIE what should happen first• , , , . , ,. .. a ' .. -I. s PRIORITIES RANKED BY TOPIC: 3 — -;—:.-? / 1. i Infrastructure Improvements. ' `� 4 -,� f 2 Environmental Improvements. , 4 ' [ I ' .' 3. Office Development• r it Cultural Arts Development. �� N , � � � ,'' ' ° M 4 5. ' w Retail Development. z - Tourism Development. 6 7 Entertainment Development. .t a 8 ,: •Housing Development. : � � r ^-::'''''-,',.:"'"' • Transportation Improvements. r „,; s ' 9 Photo by Dede Hatch 9 p "� - :re' Summer in the city.People enjoy the Ithaca � K - �ioininons on a euzzny ray beneath its tree caizopie.� ` ' %.' and nineteenth-centrzi y Grlck facades. � 34 ITHACA DOWNTOWN PARTNERSHIP TN,,,,,, CITY OF ITHACA D6 108 East Green Street 3rd Floor Ithaca,New Y� J $`:1 rTTTI l 0-^, DEPARTMENT OF PLANNING AND DEVELOPMENT Pp11�T(pV_ H.MATTHYS VAN CORT,DIRECTOR OF PLANNING AND DEVELOPMENT DOUGLAS B. McDONALD, DIRECTOR OF ECONOMIC DEVELOPMENT JOANN CORNISH, DEPUTY DIRECTOR OF PLANNING&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 Committee From: Jennifer Kusznir,Economic Development Planner Date: July 16,2003 Re: Zoning Concept Memo—Revised Waterfront District The Inlet Island Urban Design Plan, adopted by Common Council on November 4, 1998, recommended rezoning a portion of the City's M-1 (Marine Commercial District) and a portion of the B-4 (Business District) Zone to a Waterfront District, in order to identify permitted land uses and bulk building requirements consistent with the goals and objectives of the Inlet Island Urban Design Plan. On October 7, 1999, the Common Council adopted the new waterfront- zoning district. The Waterfront District includes: all of Inlet Island,bounded on the west by the center line of the Flood Control Channel; on the east by the railroad tracks and the eastern edge of tax parcels fronting on the Cayuga Inlet, to the north by the tip of Inlet Island, and to the south,by the center line of Six Mile Creek. The purpose of the re-zoning was to encourage land use in the Waterfront District to be mixed, consisting in part of housing, commercial, office, retail, hotel, restaurant, arts, entertainment, recreation and marine related services. Upon further review of the zoning districts, it is clear that the adopted configuration can be improved upon to better accommodate the type of development envisioned in the Urban Design Plan. The layout that was adopted included a 40-foot wide WF-la zone (no build to accommodate the promenade), then a 100-foot wide WF-lc zone (2 story minimum, 3 story maximum building height), leaving only a small piece of land for the WF-1d zone (3-story minimum, 5-story maximum building height). The intention of the re-zoning was for larger buildings to be located on the interior of the island to protect views from the water's edge and to avoid creating a canyon effect with very tall buildings next to the promenade. After further study, staff proposes to remove the WF-1c zone of 2-3 stories and replace it with the 3-5 story zone. In addition, new language has been added to the ordinance and is underlined in the enclosed document, that requires a 20-foot step back of 2-3 stories next to the no build zone. Under the proposed rezoning, buildings would be required to have some portion meet the maximum height of 5 stories. Enclosed are maps of the existing waterfront zoning and the proposed waterfront zoning. Also enclosed for your review is a short environmental assessment form for this action. With the committee's approval, staff will circulate the environmental review and will return for discussion at the committee's August meeting. Feel free to contact me with any questions on this matter. "An Equal Opportunity Employer with a commitment to workforce diversification." L~a ' Inlet Island Previous! 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'). :; nnnnnnnn nnnnnnnn �;,...' ,},313111 IQ ' §�4. 1 Y•X. nnnnnnnn nnnnnnn ,,,11,318i:310 ,1 3, 4:-•'• 1- �s a RnnnRRnn nnnnnnn G;•� r },3;§;31,5;-1,1 f}3j' '' �FFr RRnnnnnn nnnnnnnn :Y: nnnnnn nnnnnn 31313,31'3,3, 1,731` ': nnnnnnnn nnnnnnnn 1,3,1 1 3i1 3 11:3 ✓ n w ► • . . •0 31}-31 3131 3, 31 313 k: . 1 r-- - a W SENE }1113,}1}1 3131 1 - },31111313131' - s.s.vv '�1t'litu rirtn i 3131'31,1313+ 44• innnnnnnnnl; nnnnnnnn 3,i3,3,331:313 3 3,:1} }}1?3;318:78;31131!'?31.3'1.31 nnnnnnn nnnnnnn 131,31;1• :....:.::.:.:.:.:.:..:.::.... -_--- -� -�---- �-- (STAT� Scale:1"=300' I (No Buad)� � (2-story min�3 story max)YY..+- 1 WF-1a ( kid . WF-1c (1 story) ' (3-story min,5-story max) I Inlet Island Proposed Rezoning \ _ N 44 .1 ,,,, ksks. ..4.yoy, : : ksk4),4 4,..., 474 : i .i 4 12 _. �.� CASCADILLA STREET 4.cl 1 t 73 •qy ZZZ,, !..!. +`r r�.y+. ESN' _* ... •!. ry!• . A- ...!•!. .-T '#4 4# •- '?�' .- WEST • -4' 44: T•4.q, g 4,44".`:•;"..!...,;!;'::".";";"' -444' '+ 4. %%F.% +.� m 4444 Y 44444 Y r4•:YY I .'. I: +:Y . -4444a Y + . . .-.y. ... r" _ •_ WEST BUFFALOS if .!..r.f. ..QT 45 -.1:.1.= / 4:- ---- W SENE / F '.Y, dr Sr • / Scale:l"=300' WF-1a �4'`� " WF-1c Y'.+ 44..# (No Build),4#4. (2-story min,3-story max)'..* WF-1a WF-1c (1 story) uu4 (3-story min,5-story max) LEGAL NOTICE PLEASE TAKE NOTICE that the Common Council of the City of Ithaca, New York, at a Special meeting on October 7, 1999, passed the following Ordinance: ORDINANCE NO. 99- 11 AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF ITHACA, CHAPTER 325, ENTITLED "ZONING" TO CHANGE THE ZONING DESIGNATION OF CERTAIN AREAS OF THE CITY OF ITHACA AND TO ESTABLISH APPROPRIATE DISTRICT REGULATIONS. BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325, Section 325-4 of the Municipal Code of the City of Ithaca be amended to create a new zoning district to be known as the Waterfront Zoning District (WF -1) . Section 1 . Declaration of Legislative Findings and Purpose The Common Council finds that this Ordinance: 1 . Will help to create greater public access to the waterfront . 2 . Will guide development in this area of the City for the purpose of creating a unique waterfront experience . 3 . Allows the City to enhance the value of waterfront property in this area of the City. 4 . Allows the City to create an area on the water having multi-story buildings intended for mixed use. 5 . Will protect and enhance views of the waterfront and surrounding areas for public enjoyment . Section 2 . Chapter 325, Section 325-5 of the Municipal Code of the City of Ithaca is hereby amended to change the zoning designation of the following areas from M-1 (Marine Commercial District) and B-4 (Business) as applicable to Waterfront Zoning District (WF-1) , portions of which are shown on the zoning map. Section 3 . Section 325-8 of the Municipal Code of the City of Ithaca is hereby amended as follows to establish district regulations for the new WF-1 district as follows : 1 Permitted Primary Uses 1 . Any use permitted in B-2 . 2 . Parking Lot . 3 . Recreational or cultural facility such as a park, playground, art museum, fishing pier or yacht club. 4 . Public Recreation. 5 . Boatel . 6 . Sale, rental, repair or storage of marine related recreation equipment such as boats, marine engines, sails, cabin equipment . 7 . Light manufacture of marine recreation related products involving substantial hand fabrication such as sails, boat hulls, cabin fittings . Permitted Accessory Uses 1 . Home occupation. 2 . Boat fuel dispensing. 3 . Snowmobile sales, service, rental in conjunction with boat sales, rental or service. 4 . Signs as permitted by Sign Ordinance . Off-Street Parking Requirements - None Off-Street Loading Requirements - None Area in Square Feet - 3, 000 Width in Feet at Street Line - 30 Width in Feet at Waterfront - 30 Maximum Building Heights : Waterfront - WFla, no building allowed. Waterfront -WFlb, one story, 12 - 15 feet with an additional 5 feet for cornice allowed. Waterfront - WF1c, minimum two stories maximum 3 stories . 12 - 15 feet for first story measured from grade, 12 feet for each additional story, with an additional 5 feet for cornice allowed. Waterfront - WF1d, minimum three stories, maximum 5 stories, 12 - 15 feet for first story measured from grade, 12 feet for each additional story, with an additional 5 feet for cornice allowed. (Refer to Code of the City of Ithaca, Chapter 325, Zoning, Section 325-3 .B. , Definitions and Word Usage, HEIGHT OF BUILDING) Maximum percent lot coverage by buildings 1 . On parcels of fifty (50) feet or less in width, 100% lot coverage allowed except as may be required for provision of pedestrian ways and protection of view corridors . 2 . On parcels with three or more boundaries greater than fifty (50) feet, 90% lot coverage allowed except as may be required for provision of pedestrian ways and protection of view corridors . Yard Dimensions Front Yard - None Side Yards - None Rear Yard — 10 Feet Minimum — Buildings with rear facades on the promenade shall have no rear yard setback requirement,. However, it is understood that the rear building facade may be interrupted with plazas or other amenities. West of Taughannock Boulevard, no new structure shall be located nearer than forty (40) feet from the outside edge of the bulkhead or from the top of the bank of the Flood Control Channel. The first 20 feet in depth of any new structure with a facade on the promenade shall be a minimum of 2 stories or 24feet and a maximum of 3 stories or 36feet in height, whichever is less, (parapets, penthouses,and mechanical equipment rooms are excluded when calculating height) after which it must be between 3 and 5 stories in height. In the 3 to5 story zone, some occupiable portion of the building shall be 5 stories tall and the remainder of the building shall be a minimum of 3 stories or 30 feet tall as measured to the top of the parapet. East of Taughannock Boulevard, no new structure shall be located nearer than twelve (12) feet to the top of the bulkhead or to the top of the bank of the Cayuga Inlet. Minimum Height WFla - 0 feet WFlb - 12 feet WF1c - 24 feet WFld - 36 30 feet Two Story Minimum: Any building constructed within the minimum 2-story height zone shall have a height of at least 24 feet orand have two habitable stories covering 75% or more of the footprint of the building. Three Story Minimum: Any building constructed within the minimum 3-story height zone shall have a height of at least 306 feet orand have three habitable stories covering 75% or more of the footprint of the building. As an alternative within this zone, a building may Satisfy the minimum height requirement if 75% of the building over its footprint is at lest 3C feet in height and has two or more habitable Stories . (Refer to Code of the City of Ithaca, Chapter 325, Zoning, Section 325-3 .B. , Definitions and Word Usage, HABITABLE SPACE, NONHABITABLE SPACE, STORY, PUBLIC SPACE) Section 4 . Chapter 325, Section 325-16 of the Municipal Code of the City of Ithaca entitled "Height Regulations" is hereby amended to add a new subsection to be know as to read as follows : "Notwithstanding anything to the contrary contained herein, in the WF-1 district : (1) No building shall be erected in any of the areas designated WFla on the map entitled "Inlet Island Urban Design Plan" dated July 1999 a copy of which map is on file in the Ithaca City Clerk' s Office. (2) No building shall be erected that is less than two stories or greater than three stories in any of the areas designated WF1b on the map entitled "Inlet Island Urban Design Plan" dated July, 1998, a copy of which is on file in the Ithaca City Clerk' s Office. (3) No building shall be erected that is less than three stories or greater than five stories in any of the areas designated WF1c on the map entitled "Inlet Island Urban Design Plan", dated July, 1999 a copy of which is on file in the Ithaca City Clerk' s Office. (4) The restrictions contained in this section shall not apply to buildings less than 15 feet (maximum) in height, which are intended, designed and maintained as amenities for adjacent trails such as gazebos and rest rooms . (5) The restrictions contained in this section shall not apply to existing buildings within the designated areas . Such existing buildings may be maintained and repaired provided their height and footprint are not altered so as to make the buildings non-compliant with the restrictions of this subdivision. Section 6 . Chapter 325, Section 325-20 of the Municipal Code of the City of Ithaca entitled "Off-Street Parking" is hereby amended to add a new subsection to be known as subdivision (A) (4) (c) to read as follows : " (1) Notwithstanding anything contained herein to the contrary, there will be no off-street parking requirements in the WF-1 district . Section 7 . The City Planning and Development Board, the City Clerk and the Planning Department shall amend the zoning map and the district regulations chart in accordance with the amendments made herewith. Section 8 . Effective date. This ordinance shall take affect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. City of Ithaca Short Environmental Assessment Form Printout of the Short Environmental Assessment Form for Project ID: 142 Choose Print from the File menu to print this form. Question: Your answer: 1)Applicant/Sponsor: City of Ithaca 2)Project name: Modification of Inlet Island Zoning 3)Project location: Inlet Island 4)Is proposed action: C New C Expansion (' Modification/Alteration 5)Describe project briefly: Reducing the size ofthe WF-lc zone and increasing the size of the WF-ld zone 6)Precise location Inlet Island (road intersections,prominent landmarks,etc., or provide map) 7)Amount of land affected: Initially:!approx. 12 C: Acres or C Sq. Ft. Ultimately Iapprox. 12_ a Acres or C Sq. Ft. 8)Will proposed action comply with existing zoning or other c YES ( . NO existing land use restrictions? If NO, describe briefly Proposed action is a modification to the current zoning 9)What is present land use in vicinity of project? PT Residential IT Industrial IT Agricultural F Parkland/Open Space PT Commercial FT Other- Describe: 10)Does action involve a permit/approval, or funding,now ("e YES C NO or ultimately,from governmental agency(Federal, State or If YES, list agency name and permit approval type: Local)? Common C ouncil Adoption 11)Does any aspect of the action have a currently valid G YES 6. NO permit or approval? If YES, list agency name and permit approval type: 12)As a result of proposed action will existing permit/approval require modification? C YES (% NO 13)Will project result in a large physical change to the project site or physically alter more than one acre of C YES land? C' NO 14)Will there be a change to any unique or unusual land form found on the site or to any site designated a r YES unique natural area or citical environmental area by a local or state agency? C: NO 15)Will project alter or have an effect on an existing waterway? • YES • NO 16)Will project have an impact on groundwater quality? C YES (' NO 17)Will project affect drainage flow on adjacent sites? C YES (i • YES 18)Will project affect any threatened or endangered plant or animal species? (` NO C YES http://ww\v.maps.ci.ithaca.ny.us/forms/SEAF.asp?print=true&ID=142 5/13/02 119)Will project result in an adverse effect on air quality? 11 (■ NO 20)Will project have an effect on visual character of the community or scenic views or vistas known to be C YES important to the community? (■ NO 21)Will project adversely impact any site of structure of historic,pre-historic, or paleontological importance C YES or any site designated a local landmark or in a landmark district? ('; NO C YES 22)Will project have an effect on existing or future recreational opportunities? NO C YES 23)Will project result in traffic problems or cause a major effect to existing transportation systems? a NO 24)Will project cause objectionable odors,noise,glare,vibration,or electrical disturbance as a result of the C YES project's operation during construction or after completion? a NO 25)Will project have any impact on public health or safety? C YES NO 26)Will project affect the existing community by directly causing a growth in permanent populations of more G YES than 5 percent over a one-year period OR have a negative effect on the character or the community or neighborhood? NO C YES 27)Is there a public controversy concerning the project? C•• NO If any of questions 13-27 has been answered YES a completed Long Environmental Assessment Form(LEAF)is necessary I certify that the information provided above is true to the best of my knowledge. Signed Date Preparer's Name:Jennifer Kusznir Title: Economic Development Planner Representing: City of Ithaca http://www.maps.ci.ithaca.ny.us/forms/SEAF.asp?print=true&ID=142 5/13/02