HomeMy WebLinkAbout10-15-2003 Planning & Economic Dev. Committee Meeting Agenda - Part 1 MEETING NOTICE
City of Ithaca
Planning & Economic Development Committee
Wednesday, October 15,2003
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. Community Development Block Grant(CDBG) - Development of 15 minutes
Consolidated Plan (materials enclosed)
2. Northside Plan -Resolutions (materials enclosed) 15 minutes
3. Planned Unit Development(PUD) Zoning Ordinance Amendment 15 minutes
Resolutions (materials enclosed)
4. Gun Hill Area - An Amendment to the Comprehensive Plan 20 minutes
Resolutions (materials enclosed)
5. CEQR/SEQR-Resolutions (materials enclosed) 30 minutes
6. Public Art Plan -Resolutions (materials enclosed) 25 minutes
7. Zoning Issues - Resolutions (materials enclosed) 1 hour
A. Waterfront Zone
B. Southwest Area-Building Setback Amendment
E. 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, October 14, 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
October 15, 2003 meeting of the Planning & Economic
Development Committee of Common Council.
Rosemarie Tucker
Executive Assistant
j y
D1
IURA Designation as Lead Agency to Develop and Administer the Consolidated flan
Whereas, on June 6, 2003 the Office of Management& Budget(OMB) issued OMB Bulletin No.
03-04 that revised the definition of a Metropolitan Statistical Area(MSA) and recognized 49
new MSAs, and
Whereas, under the revised definition, a MSA must have at least one urbanized area of 50,000 or
more population, plus adjacent territory that has a high degree of social and economic integration
with the core as measured by community ties, and
Whereas,the 2000 Census reports that the City of Ithaca is the principal city of 28,775 persons
within a larger "Ithaca, NY Urbanized Area" containing 53,538 persons, and
Whereas, the OMB and the US Census now recognize the City of Ithaca as the principal city of a
new MSA, and
Whereas, the central city of a MSA is eligible to receive noncompetitive formula-based grants
through the Community Development Block Grant (CDBG) Entitlement program administered
by the U.S. Department of Housing & Urban Development(HUD) upon submission of an
acceptable Consolidated Plan, and
Whereas, the Ithaca Urban Renewal Agency (IURA) anticipates the City of Ithaca will be
recognized by HUD as a CDBG entitlement community beginning in FY 2004, and
Whereas, the City of Ithaca must develop and submit a 5-year Consolidated Plan to be eligible to
receive funds through the CDBG Entitlement program, and
Whereas, the Consolidated Plan is a 5-year plan that describes community needs, resources,
priorities and proposed activities to be undertaken with HUD funds and must include the
following five main components:
• A description of the Lead Agency or entity responsible for overseeing the
development of the Consolidated Plan and a description of the process undertaken to
develop the plan;
• A housing and homeless needs assessment;
• A housing market analysis;
• A 5-year strategic plan; and
• A one-year Action Plan, and
Whereas, the IURA is currently managing and administering the Small Cities CDBG program on
behalf of the City of Ithaca, including the development of proposed grant applications, and has
developed the skills, knowledge, and capacity to manage and administer the Consolidated Plan
process in compliance with HUD regulations, and
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Whereas, the Common Council is scheduled to consider a proposed resolution to designate the
IURA as the Lead Agency to develop and administer the Consolidated Plan at their
November 5, 2003 meeting,
NOW THEREFORE BE IT RESOLVED, that the Common Council hereby designates the
IURA as the Lead Agency for the development and administration of the Consolidated Plan, and
be it further
RESOLVED, that the IURA is requested to develop a recommended Consolidated Plan and
Action Plan for consideration by the Common Council for approval and submission to HUD.
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Consolidated Plan
A Consolidated Plan must be submitted by the grantee and approved by the United States
Department of Housing & Urban Development(HUD) to be eligible to receive funds under the
Community Development Block Grant (CDBG) Entitlement program.
The Consolidated Plan is a plan of five years in length that describes City of Ithaca's needs,
resources, priorities and proposed activities to be undertaken under certain HUD programs,
including CDBG, Home Investment Partnerships (HOME), Emergency Shelter Grant (ESG) and
Housing Opportunities for Persons with AIDS (HOPWA). It appears that Ithaca initially only
qualifies to be eligible to receive categorical grant funds under the CDBG program.
Each year, grantees must submit an update, referred to as an Action Plan, to HUD. This annual
update constitutes the grant application that describes the specific uses and outcomes of CDBG
funds to be received for the upcoming program year.
Consolidated Plan Components
To meet the minimum requirements set forth by HUD, a Consolidated Plan must include five
main components:
• A description of the Lead Agency or entity responsible for overseeing the
development of the Consolidated Plan and a description of the process
undertaken to develop the plan;
• A housing and homeless needs assessment;
• A housing market analysis;
• A strategic plan(five years in length); and
• A one-year Action Plan containing a description and budget for activities to be
undertaken in the current program year.
Each of these required Consolidated Plan components is further described below:
Lead Agency
A description of the Lead Agency or entity responsible for overseeing the development of the
Consolidated Plan and a description of the process undertaken to develop the plan.
A Housing and Homeless Needs Assessment,which contains:
• Number and type of families in need of housing assistance;
• Disproportionate needs of minority groups, if applicable;
• Nature and extent of homelessness;
\\cityhall\vol2\planning\groups\plannning and eco dev committee 2003\iura consolidated plan for 101503.doc
a
• Number of persons requiring supportive housing;
• Size and characteristics of population with HIV/AIDS; and
• Estimate of housing units occupied with low- and moderate-income families
with lead-based paint hazards.
A Housing Market Analysis, which contains:
• Supply, demand, cost and condition of housing;
• Housing stock available to persons with special needs;
• Description of areas of minority and low-income concentrations;
• Number, physical condition and rehabilitation needs of public housing units;
• Housing authority's strategy for improving management and operations of
public housing and for improving the living environment of families residing
in public housing; and
• Identification of public housing developments participating in the
Comprehensive Grant (HUD Continuum of Care) Program, including a
reference to those being funded with other funds covered by the Consolidated
Plan.
A Strategic Plan,which includes the following:
• General housing, homeless and special needs priorities and geographic
investment among priority needs
• Identification of any obstacles to meeting under-served needs;
• Description of how funds made available will be used to address priority
needs;
• Proposed accomplishments over a specific time period;
• Non-housing community development needs;
• Neighborhood revitalization strategy (optional);
• Strategy to remove or ameliorate barriers to affordable housing;
• Actions to evaluate and reduce lead-based paint hazards;
• Anti-poverty strategy;
• A description of the institutional structure;
• A description of activities to enhance coordination between public and private
housing providers; and
• Public housing resident initiatives.
An Action Plan,which contains:
• Application form (SF 424);
• A description of Federal and other resources expected to be available;
• A description of leveraging of sources and how match obligations will be met;
• A description of the activities to be undertaken, including:
• Number and type of families that will benefit;
• Priority needs addressed;
\\cityhall\vol2\planning\groups\plannning and eco dev committee 2003\iura consolidated plan for 101503.doc
• Program income anticipated;
• Proposed accomplishments;
• Target completion dates;
• A description of the geographic distribution of investment;
• A description of planned homeless and other special needs activities;
• A description of other actions proposed to:
• Address obstacles to address under-served needs;
• Foster and maintain affordable housing;
• Remove barriers to affordable housing;
• Evaluate and reduce lead-based paint hazards;
• Reduce the number of families in poverty;
• Develop the community's institutional structure;
• Enhance coordination between public and private housing providers, social
service agencies; and
• Foster public housing improvements and resident initiatives.
• Appropriate reference to annual revisions to the action plan prepared for the
Comprehensive Grant program by the housing authority;
• If the housing authority is designated as a"troubled"housing authority, the
plan to assist the agency in addressing its problems;
• Certifications;
• A description of proposed alternative forms of investment not specifically
listed as eligible in the HOME regulations;
• If undertaking homebuyer activities, a description of proposed resale and/or
recapture guidelines; and Program-specific certifications.
Prepared by N. Bohn, IURA
September 2003
\\cityhall\vol2\planning\groups\plannning and eco dev committee 2003\iura consolidated plan for 101503.doc
iTHa 9 CITY OF ITHACA
v~% i�` .t's 108 East Green Street 3rd Floor Ithaca,New D2
(TT1,,,„7:1
„P• 000 DEPARTMENT OF PLANNING AND DEVELOPMENT
GR " H.MATTHYS VAN CORT,DIRECTOR OF PLANNING AND DEVELOPMENT
!°oats
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 and Economic Development Committee
From: Leslie Chatterton, Neighborhood and Economic Development Planner
Date: October 8, 2003
Re: Northside Neighborhood Plan
Included with this cover memo is the final draft of the Northside Neighborhood Plan, an LEAF
Parts I and II, and resolutions for consideration by the Common Council relative to the
environmental review and the proposed adoption of the plan as an amendment to the City's
Comprehensive Plan. As described on pages 14-18, the plan was generated with the benefit of
more than a year's worth of resident involvement. On July 23rd, 2003 the Northside
Neighborhood Association held a final neighborhood meeting at the Sciencenter to present the
draft and take final comments and corrections. The Plan was presented to the Board of Planning
and Development at meetings held in August and September of 2003 and the Board's resolution
recommending adoption of the plan is included with this packet. Final changes have been made
and the neighborhood is presenting the Plan to the Common Council for consideration of
adoption as an amendment to the City's Comprehensive Plan.
An Equal Opportunity Employer with a commitment to workforce diversification." `tea
LEAF
LONG ENVIRONMENTAL ASSEScNEiNT FORM - PART 1
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. Please complete the
entire form. Answers to these questions will be considered as part of the
application for approval and may be subject to further verifications and public
review. Provide any additional information you believe will be needed to
complete PARTS 2 and 3 .
NAME AND LOCATION OF PROJECT: NAME AND ADDRESS OF OWNER ( if Different
(Name)
(Street)
NAME AND ADDRESS OF APPLICANT:
' f' aM. (P.O. ) (State) (Zip)
(Name) BUSINESS PHONE:
log C • Grcevi St-a- TYPE OF PROJECT: Akc Jp-b a-vc-t.
(Street)
KlAccak ,1.1\/ 11-1 � C he-,,, 71 C.A -
(P.O. ) ( tate) (Zip)
•
BUSINESS PHONE:
(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
roiling or irregular
2. Present land use : Lroan +-H.5 , industrial , Commercial Public is B al∎
Forest , Agricultural , Other
•
3 . Total area of project: L✓ acres , or square feet.
After
Approximate Area : Presently Comp on
Meadow or Brushland acres/sc. =t . acres/s:. ft .
' coded acre !s acres _ _ .
Acricultural acres/sc . ft . acres:_: . ft.
tla d (as per article 2-
cf E. C. L . ) acre-s/ e _ _ .
Hbl is L =- - -
kacer Surface Area acres/sp. I . a: =t .
:,:vece _ated ( r o c k, earth, or cre -- re
Roads , buildings and other
paved surfaces �4
acres/s- . �• _ire
Other ( indicate type) acres/sq . f- . aor- __ . ft .
_2_
4. (a) What is predominant soil type(s) on project site? e. g. , HdB , silty
loam, etc. , r1cf rnaL e.d , p bil «.K.d t I
(b) Percentage well drained , moderately well drained ic--D ;L; poorly
drained
5. (a) Are there bedrock outcroppings on project site? Yes A. No.
(b) What is depth of bedrock? 00+ knew ( in feet) .
(c) What is depth to the water table? feet.
6. Approximate percentage of proposed project site with slopes : 0-10%
I0-15a 15% or greater
7. Do hunting or fishing opportunities presently exist in the project area?
Yes x No.
8. Does project site contain any species of plant or animal life that is
identified as threatened or endancered? Yes X No ; identify
each species
9. Are there any unique or unusual land forms on the project site? ( i .e. cliffs,
.gorges , other geological formations) ? Yes g No. Describe
10. Is project within or contiguous to a site designated a unique natural area
or critical environmental area by a local or state agency? Yes k No;
Describe •
11 . Is the project site presently used by the community or neighborhood as an
open space or recreation area? x Yes No .
12. Does the present site offer or include scenic views or vistas known to
be important to the community? Yes A No .
13. Is project contiguous to, or does it contain a building or site listed on
or 'eligible for the National or State Register of Historic Places? Yes
ri No ; if Yes , explain
or designated a local landmark or in a local landmark district? Yes No .
14. Streams within or contiguous to project site :
a . Names of _stream or name of river to which it is tributary
asca d;I c C,re
15 . Lakes , Ponds , Wetland areas within or contiguous to project sit=:
a . Name ; B . Size ( in acres )
;hat is the dominant lard_ use nd _on . rg c l a o , - i on wi th � n -
radius of the project.' = C - .. e fm y
the scale of develotment - 2 s:ar , 11 1 '
04-V h 'I vt.✓N tvi .iM A \�yyL� /C,r,"Yt Y11/.�i L;,{ , Ih/1.cl ,/L/t ..: ✓t✓ -74it,�)
C e ilG(.v r
17 . Has the site been l _ed 1 _,. :cs l C- s Cr' . ac 3 °"��
Yes ' No ; If Ye
-.i-
B. PROJECT DESCRIPTION
I. Physical dimensions and scale of project ( fill in dimensions as
appropriate)
a. Total contiguous area owned by project sponsor ,.,/A acres or
square feet.
b. Project acreage developed: N//\ acres initially; acres
ultimately.
c. Project acreage to remain undeveloped NjA
d. Length of project in miles NyA ( if appropriate) or feet
e. If project is an expansion or demolition of existing building or
use , indicate percent of change proposed: building square
footage ,J/q ; developed acreage
f. Number _of off-street parking spaces existing N/A ; -proposed
g. Maximum vehicular trips generated per day N/h and per hour
(upon completion of project) .
h. If residential : Number and type of housing units (not structures) :
One Family Two Family Multiple Family Condominium
Initial
Ultimate
Orientation - check one
Neighborhood City Regional Estimated Employment
If: Commercial
If: Industrial
i . Total height of tallest proposed structure : /A feet.
2. Specify what type of natural material ( i . e . rock, earth , etc . ) and
how much will be removed from :he site
or added to the site
3 . Specify what Hype of , e e ( trees , shrubs , ground cov )
how much will be removed frc site - acres .
•
. 4; i 1 any mature lcca 1 1 lmrc vece ..=tic
by this project. _s ;o .
5. Are there any to red! ac- that removed
construction? '!e,
1
•
6. If single phase project: Anticipated period of construction :-•/A
months ( including demolition) .
7. If multi -phased project:
a. Total number of phases anticipated
•
b. Anticipated date of commencement phase one month year
( including demolition) .
c. Approximate completion date final phase month year.
d. Is phase 1 financially dependent on subsequent phases? Yes No.
8. Will blasting occur during construction? Yes x No; if yes ,
explain
9. Number of jobs generated: during construction :///k ; after project
is completed
10. Number of jobs eliminated by this project o . Explain
•
11. Will project require relocation of any projects or facilities? Yes
x No. If yes , explain
12. a. Is surface or subsurface liquid waste disposal involved? Yes '_ No.
b. If yes , indicate type of waste (sewage, industrial , etc. )
c. If surface disposal , where specifically will effluent be discharged?
13 . Will surface area of existing lakes , ponds , streams , or other surface
waterways be increased or decreased by proposal ? Yes x No. .
14. a . Will project or any portion of project occur wholly or partially
within or contiguous to the 100 year flood plain? x Yes No.
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?
c . Does project or any portion of project occur wholly or partially
within or contiguous to wetlands as described in Article 24 of the
. ECL? Yes No.
•
d . If yes for a, b, or c , explain
15 . a . Does project involve disposal of solid waste? Yes No.
b. If yes , will an existinc solid waste disposal facility be use. ?
Yes No.
c . If yes , give name : • o cation
d . Will any wastes not so _ewa disrosal system or .n _s a
sanitary landfill le, "
HO . ?S , explain
E. Wi I l any solid waste be _ ^.s,e'_' of on _ e? Yes i : . _ -
yes , explain
15 . Will project use here tides or ses. : (.-.:=c7 Yes ti
specify
17 . Will project affect a . uild , nc or site listed on or eligible for t ._
National or State Register cf Historic places? Or designated
landmark or in a landmark district? Ye, x No . if yes ,
18. Will project produce odors? Yes - No. If yes , describe
19. Will project produce operating noise exceeding the local ambient noise
level during construction? Yes k No ; After construction? Yes
x No.
20. Will project result in an increase in energy use? Yes x No ; if yes ,
indicate type(s)
21. Total anticipated water usage per day N//4 gals/day. Source of
water
22. Zoning:
a . What is dominant zoning classification of site? ' z •
b. Current specific zoning classification of site? •
c. Is proposed use consistent with present zoning? Yes
d. If no, indicate desired zoning
23. Approvals :
a. Is any Federal permit required? Yes x No. Specify •
b. Does project involve State or Federal funding or financing? Yes
A No. Specify •
c. Local and Regional approvals :
Approval Submittal Approval
(Yes-No) Required(type) (Date) (Date)
Council Y�� „--r•t.(
BZA
P&D Board
Landmarks
BPW
Fire Dept.
Police Dept.
'URA.
Building Commissioner
C. :' FOR,-?AT:ONAL DETAILS
�ach any additions . , .f_. mac� :- nZ. m,y -o
cn�ere are or :,a a , e __ -:ac�c a_ccc is-ed with
ease discuss such c .� .�:C_S._.. es which can t, er ct
or avoid them.
-.E, ARER ' S S I GNA T
1 II
2..C*._�; '�1'lCZ ` G.4a r(CIA CV✓\ ,�- ��.,etc :�,.�� f 111 i 'et"`
PRESENTING �H
1, e to—t,\
•
ItiIP.ACT ON LAND
I
1. Will there be an effect as a result of a physical '
change to project site? Small to Potential Can Impact be
Moderate , Large Reduced by Project
YES *NO (Note: If you choose "Yo" no other answers ! Chance
will I� ,pmImpact L-n oaLt ?
for u ..=
festion I ll be saved.)
Rv coastrlctlon on slopes of 1.5'A or Greater. ( i f lDt
rise per 100 loot of ien,th), or where the genera! ;!`,oe I .7_,_ Yes No 1
din the project exceeds 10°x.
i
Construction on land where the depth to the water
table is less than 3 feet. ` Yes C `o
: Construction of parking facility/area for 50 or more
vehicles. i O Yes O No
i
• is Construction on land where bedrock is exposed or 0 0 C Yes O No
;generally within a feet of existing ground surface. j •
ii Construction that will continue for more than I year or
i or 1 O 0 OYes0No
involve more than one phase r stage.
II Evacuation for mining purposes that would remove
;!more than 1,000 tons of natural material (i.e. rock or 0 0 0 Yes 0 No
Isoil) per year.
Construction of any new sanitary landfill. 0 0 O Yes O No
;i Clearcutting or removal of vegetation other than
0 0 0 Yes 0 No
agricultural crops from more than one-half acre.
Construction in a
desinated floodway. O
O
O Yes O No
'Permanent of topsoil from more than one-half 0
O Yes 0 No
'acre. `J
.. ..... . . . .
Other impacts: ;
O' O 0 es 0 o
0. Will there be an effect on any unique. lard o� .s
found on the site? (i.e. cliffs, voraes, geological Small to Potential Can Lmcact be
formations, etc.) Moderate Large : Reduced by Project
O YES ifNo(\ote: If you choose "No", no other answers Impact Impact i Chive?
for question =2 will be saved.)
Specific land form I �
s.
_ . ',' all .__ere be an eIIect on any site fes'r of as _
_;nic c r_:ur l area or a critical en'..rcr�_.___ area
local or state agency?
9 YES e,No
::::T.• ,."" _ _ _._,___ _ _
•
IMPACT ON WATER
4. Will project affect any water body desicmated as ,
protected? i
Conser
( Small to Potential Can Impact be
C.:nder aczide 15 or 24 ot-the Enviroamencat vz.rtion L,,.1..,
E.C.L.) Moderate • Large. : Reduced by Project
-.-. 'YES 41 No (Note: If you choose "No", no other answers ' Inipac L frir2ac: • Change?
[or question 4 will be saved.) • , .
Dredging more than 100 cubic yards of material from
,
c_---;, . ,T. 1' •:.
channel oC a protected stream. es No:
Construction in a designated freshwater wetland. ,---
..., C. ; C. Yes 2 No
Other impacts:
• 1 0 '
.,___. C• Ye.s 0 No
f5. Will project affect any non-protected existing or
i new body of water? Small to Potential Can Impact be
Moderate Lar2e Reduced by Project
0 Yes 0 No (Note: If you choose "No", no other answers
11 for question #5 will be saved.) Impact Impact Change?
•-•
liA 10% increase or decrease in the surface area of any
body of water or more than a 10,000 sq. ft. of surface 0 0 0 Yes 0 No
II area.
i _.. .. ... •
f
i.!Construction, alteration, or conversion of a body of
water that exceeds 10,000 sq. ft of surface area. 0 0 0 Yes 0 No
il
•
il
iFall Creek, Six Mile Creek, Cascadilla Creek, Silver
0 0 0 Yes 0 No
:I Creek, Cayuga Lake or the Cayuga Inlet?
i ... ...... . _.„ .. . . ... . .... _ . ....... .
.. ..........____...... . .
ilOther inapacts:
r. • 1 C 0 0 Yes C u
_ . . . .. .
•
6. Will project affect surface or groundwater quaii:v? ; Small to i Potential : Can Impact be '
C Yes 0 No (`Vote: If you choose "No", no other answers Moderate Large Reduced by Project
for question . 6 will be saved.) Impact Impact Change?
I
Project will require a discharge permit. Yes No
Project requires use of a source of water that does not ^ y No
have approval to serve proposed project. e,
Cons:mc::on or operation causing any contain nat: n
of a public water supply system. .„ �� NO•
'Project will adversely affect groundwater. - Yes No
Liquid efituent will be conveyed off the site to
facilities which presently do not exist or have C Yes No
inadequate capacity.
+!Project requiring a facility that would use water in
!;excess of 20,000 gallons per day or 500 gallons per 0 i 0 0 Yes 0 No
lminute. I j
, Project will likely cause siltation or other discharge
!;into an existing body of water to the extent that there C Q Yes 0 No
iiwill be an obvious visual contrast to natural
i�conditions-
il
Other impacts: . 1 0 I 0 G Yes Q No
;!DRAINAGE
i;7. Will project alter drainage flow, drainage pattern
Small to Potential Can Impact be
or surface water runoff?
Moderate Large Reduced by Project
i J J
' 0 Yes(�No (Note: If you choose "`To", no other answers
for question ? will be saved.) Impact Impact Chance?
Project would impede flood water iiows. ! 0 Yes O No
Project is likely to cause substantial erosion. I C Yes O No
'Protect is incompatible with existing draina_-
rparterns. ,
C � eJv
■
Other impacts:
�' _ _
=.-1 h , '«««.i,.•_._nla p s.o-_ ar•• s.LEAF.asp.'ID=(_—.Q_sss•.,..r,-
IMPACT ON AIR
—
8. Will project affect air quality? Small to ! Potential I Can Impact be
1 Yes f No (Note: If you choose "No", no other answers Moderate Large ; Reduced by Project
for question -43 will be saved.) 1 Lrnpact Impact Change?
Project will induce 500 or more vehicle trips in any S ' Yes No
'hour period per day.
I
.;Project will result in the incineration of more than ?.5 . ! ti-,
tons of refuse per 24 hour day.
_ s� No
Project emission rate of all contaminants will exceed 5 . •
lbs per hour or a heat source producing more than 10 . C i 0 Yes C No
.;miIlion BTUs per hour.
Other impacts: I j C C G Yes 0 No
!;IMPACTS ON PLANTS AND ANIMALS
•
d9. Will project affect any threatened or endangered i
1 Small to Potential Can Impact be
Ilspecies?
0 Yes 0 N (Note: If you choose "tip", no other answers Moderate Large Reduced by Project
Ilfor question#9 will be saved.) Impact Impact Change?
Reduction of any species listed on the New York or I Q 0 0 Yes C No
JIFederal list, using the site, found over, on, or near site.
jiRemoval of any portion of a critical or significant . •
I i wildlife 0 0 Yes 0 No
wildlife habitat. �
Application of pesticide or herbicide more than twice a
':year other than for agricultural purposes. ! C C C Yes Q No
Other impacts: I
0 : 0 I 0 Yes O No
IMPACTS ON PLANTS AND ANI?vIALS
10. Will project substantially affect non-threa ened or
non endangered species? Small to Potential I Car Impact be
Q -es 1/2 No (Note: If you choose "No", no other answers
�.-odcrate Larcre I Reduced b .-
Impact Lr:bac: Project ra :)
for question '10 will be saved.)
*Project
would substantially interfere with any reside:: _
r mizratory fish or wildlife species. C
Project requires the removal or more than 11% acre of
C �
! ? es \,.-:.:;ature roods or other locally impo-art v e. t cr
. ._
Oche:- impacts: U Yes c
.
IMPACT ON VISUAL RESOURCE
11. Will the project affect views, vistas or the visual i
:character of the neighborhood or community? Small to Potential I Can Impact be
Moderate i Large Reduced by
C Yes *No (Note: If you choose "No", no other answers
for question ..=11 will be saved.) Impact Impact Project Chancre?
I
.-kn incompatible visual effect caused by the introduction i
of new materials, colors, and/or forms in contras: to the C
-� � , Yes " No i
',surrounding landscape. I I�
project easily visible, not easily screened, that is i '
obviously different from others around it. eJ o
•:Project will result in the elimination or major screenincr I n i n,
of scenic views known to be important to the area. ! Yes No
Other impacts: I j 0 0 10 Yes 0 No
IIIMPACT ON HISTORIC RESOURCES
1112. Will project impact any site or structure of historic, Small to Potential Can Impact be
prehistoric or paleontological importance?
O Yes ®No (Note: If you choose "No", no other answers Moderate Large I Reduced by
for question X12 will be saved.) Impact Impact I Project Change?
_
�
Project occurring wholly or partially within or
.contiguous to any facility or site listed on or eligible for G 0 0 Yes 0 No
the National or State Register of Historic Places.
,i Any impact to an archaeological site or fossil bed
located within the project site. 0 0 0 Yes C No
Project occurring wholly or partially within or
;contiguous to any site designated as a local landmark or 0 C j 0 Yes C No
'in a landmark district.
Other impacts C,, C I C Yes C No I
__F .v...,,,c cama^.s. : JR;1s.La.\.--1Sv 'lil=.—_\;�ssA
IMPACT ON OPEN SPACE AND RECREATIO:N
1
l3. Will the project affect the quantity or quality of
.;existing or future open spaces or recreational Small to Potential I Can Impact be
opportunities? Moderate Large Reduced by 1
yes • No (Note: If you choose "No", no other answers Impact Impact Project Change? ;
for question ..=13 will be saved.)
The permanent foreclosure of a future recreational C Yes C No ii
opportunity.
A ma;or reduction of an open space important to the c
corru .unity. % Yes C:No
Other impacts: C O Yes O No
IIMPACT ON TRANSPORTATION
i1 14. Will there be an effect to existing transportation
Small to Potential Can Impact be
Ils y stems?
Moderate Large Reduced by
0 Yes *No (Note:If you choose "No",no other answers
Impact Impact Project Change?
ii for question T14 will be saved.)
I Alteration of present patterns of movement of people I O O O Yes 0 No
and/or goods.
i;Project will result in traffic problems. 0 I 0 0 Yes 0 No
;Proicct will result in [dual wheel] truck traffic (three
;!axle or more) of more than 10 vehicles per eight-hour 0 0 0 Yes 0 No
;;period per day_ --
;,Other impacts: 0 0 1 0 Yes 0 No
.IMPACT ON ENERGY
15. Will project affect the community's sources of fuel
or energy supply? ■ Small to Potential Can Lmpact be
Moderate Large Reduced by
O Yes ONO (Note: If you choose "No", no other answers .y
for question R13 will be saved.) � Impact Impact � Project Char<??
j
Pro ect causing heater than 5? increase in any of
energy used in municipality. _
Project re:;ui_-_ng the creation or extension of an ^ I
transmission or Supply system to se. re more 3D,) C,, Yes Na
single or r,,vo family residences.
Cher impacts: �, C Y e` C A _
HA` :,.v.v..;,`acar1aps..-_ :.,-r LE.-;.1s: ID=.--L_a5s-,.-`
ItiIPACT ON QUALITY OF DAILY LIFE 1
16. Will there be objectionable odors, noise, glare. i
',vibration or electrical disturbance during construction of i Small to Potential ! Can Impact be
'ior after completion of this project? i Moderate Large Reduced by
0 Yes • No (Note: If you choose "No", no other answers Impact I Impact Project Change?for question =I6 will be saved.) i i
Blasting within 1,500 feet of a hospital, school, or other r,
sensitive facility? �- - es \o
I
Odors will occur routinely (more than one hour per day) i G : C Yes C No
'Project will produce operating noise exceeding the local �. .
iambient noise levels for noise outside of structure.
C,, Yes `;•No
;Project will remove natural barriers that would act as a C C Yes 0 No
Ilnoise.screen. C' I
A
'Other impacts: 1 I 0 C 0 Yes C No
!1IMPACT ON HEALTH AND HAZARDS
1 •
_
17. Will project affect public health and safety? Small to . Potential Can Impact be
lI 0 Yes *No (Note:If you choose "No", no other answers for Moderate Large Reduced by
(question#17 will be saved.) Impact Impact Project Change?
,IProject will cause a risk of explosion or release of
i.'hazardous substances (i.e. oil, pesticides, chemicals,
!radiation, etc.) in the event of accident or upset 0 0 0 Yes C No
■;conditions, or there will be a chronic low level discharge
! or emission.
I •
:Project will result in the handling or disposal or
hazardous wastes (i.e. toxic, poisonous, highly reactive; j
radioactive, irritating, infectious, etc., including wastes
O 0 .. YesCNo
!,that are solid, semi-solid, liquid or contain gases.)
■ Storage facilities for 50,000 or more gallons of any '
liquid fuel.
O O ! 0 Yes 0 No
Use of any chemical for de-icing, soil stabilization or t .,-
;:control of vegetation, insects or animal life on the I
1
premises of any residential, commercial or :r:,-iu-__cl 1 Ni,
property in excess of 30,000 square feet.
Ocher impacts. _._.. \
_-\' hc7:::::RCN Nt'.c:nucarnaps.c r'_ ;crL:S•LZ.:\.-.15c.lv=i_ .<p155•.,.ir_
' IMPACT GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD j
13. Will project affect the character of the existing
community' Small to Potential j Can Impact be
Yes *No (Note: If you choose "\o", no other answers for
Moderate Large I Reduced by
question V i II besa�ed.) Impact Impact ! Project Change? 1
i
The population of the City in which the project is located i 1 _
I
is likely to mow by more than 5°,'0 of resident human C Yes `o
population.—
The municipal budgets for capital expenditures or
•
operating services will increase by more than 5°,i per j _, C 0 Yes 0 No
year as a result of this project.
; The project will replace or eliminate existing facilities.
:structures, or areas of historic importance to the I 0 0 0 Yes G No
!I community.
�1Development will induce an influx of a particular age O G O Yes 0 No
I:group with special needs.
!`Project will set an important precedent for future O G O Yes 0 No
fl projects. - -
!iProject will relocate 15 or more employees in one or
0 0 0 Yes 0 No
j;more businesses.
li Other impacts: . � 0 0 O Yes 0 No
1;19. Is there public controversy concerning the project? • Small to Potential Can Impact be
il 0 Yes 0 N (Mote: If you choose "No",no other answers for Moderate Large i Reduced by
'question#19 will be saved.) Impact Impact Project Change?
!'Either government or citizens of adjacent communities .
i
:'have expressed opposition or rejected the project or have I O G I 0 Yes 0 No
not been contacted.
Objections to the project from within the community. 0 0 f ()Yes O No
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
pon review of the information recorded an :._:s 7_17� (_ cnj 1, 2, and 3; and considerin` bo:.. the
magnitude and importance of each impact, _ reason dete7mined that:
A y; vw c.,-:_�_ s.cr_Corr.s. :I \r , =
•
Zss .c,�
A. The project will result in no major impacts and,
therefore, is one which may not cause significant PREPARE A NEGATIVE DECLARATION
damage to the environment. •
B. Although the project could have a significant effect
on the environment, there will not be a significant
effect in this case because the mitigation measures PREPARE A NEGATIVE DECLARATION
described in PART 3 have been included as part of the
proposed project.
C. The project will result in one or more major � PREP=ARE A POSITIVE DECLARATION,
'impacts that cannot be reduced and may cause
•
significant damage to the environment. PROCEED WI TH EIS •
•
Date: S/Zo/0 3 • ,Signature of Responsible Official in Lead
(
Agency
' / ' te'G Print or Type name of Responsible Official in
1Signature of Pre$ter (if different from responsible lead Agency:
officer)
•Title/Position ]c �rc: Lead Agency's Name:
.— cr- -t _.........✓.._;.
Submit Form
ENVIRONMENTAL ASSESSMENT - PART 3
EVALUATION OF THE IMPORTANCE OF IMPACTS
INFORMATION
Part 3 is prepared if one or more impact or effect is considered to be potentially large.
The amount of writing necessary to answer Part 3 may be determined by answering the question: in briefly
completing the instructions below have I placed in this record sufficient information to indicate the
reasonableness of my decisions?
T STRUCTIO\'S
Complete the following for each impact or effect identi:ed in Column 2 of Part 2:
. :i Briefly describe the impact.
7; Describe (if applicable) how the impact might be mitigated or reduced to a less than large ::oac_ by a
croject change.
Based on the infoiination available, decide if it is reasonable to conclude that this impact is i : ortant to
t :e city. To answer the question of importance, consider:
- The probability of the impact or effect occurring
- The duration of the impact or effect
- Its irreversibility, including permanently lost resources or values
_EAF h^//,.,.-ww.ichaca^aps.or_;orns'LEAF.asp'[D=( _Zpass-..c _
- whether the impact or effect can be controlled
- The regional consequence or the impact or effect
- Its potential divergence from local needs and goals
- Whether known objectives to the project apply to this impact or effect.
DETERMINATION OF SIGNIFICANCE
An action is considered to be significant if:
One (or more) impacts is determined to be both Iarge and its (their) consequence, based on the review
above, is important.
Use as many pages as needed, in any text editor, and attach to form.
Submit Form
•
•
Board of Planning & Development
Meeting Held September 23, 2003
ADOPTED RESOLUTION: Recommendation to Common Council for the
Adoption of the Northside Neighborhood Plan
WHEREAS, the City's Economic Development Plan states that "the ultimate purpose of
economic development is to make the city a better place to live" and calls for the
City to develop and implement action-based and comprehensive
neighborhood improvement plans, and
WHEREAS, recognizing that the quality of life in Ithaca's residential neighborhoods is critical
to the overall health and welfare of the city the Common Council has authorized
the preparation of neighborhood plans, and
WHEREAS, the Northside neighborhood has structured and conducted a participatory planning
process that has resulted in the Northside Neighborhood Plan, and
WHEREAS, shaped by the shared priorities and goals of participating residents, the Northside
Neighborhood Plan builds upon neighborhood assets in the formulation of
strategies to strengthen neighborhood quality of life, and
WHEREAS, the Planning &Development Board has reviewed the Northside Neighborhood
Plan first presented at the August 26, 2003 meeting, and
WHEREAS, the Northside Neighborhood Plan includes a prioritized list of action steps for
consideration by the Common Council, in the city's policy-making, capital
budgeting process, and in grant requests such as the city's Community
Development Block Grant applications and other funding sources as appropriate,
and
WHEREAS, implementation of individual projects and programs included in the Northside
Neighborhood Plan will undergo separate review by appropriate boards and
committees and will be coordinated where practical with the projected activities
and schedules of involved city departments, now, therefore, be it
RESOLVED, that the Board of Planning and Development recommends adoption by the
Common Council of the Northside Neighborhood Plan as an amendment to the
City's Comprehensive Plan.
Moved by Zurenda
'Ind by Boothroyd
In Favor—Beach, Boothroyd, Burlington, Marcham, McCollister, Zurenda
Against - 0
Abstain - 0
Absent - 0
Tompkins County
DEPARTMENT OF PLANNING
121 East Court Street
Ithaca, New York 14850
Edward C. Marx, AICP Telephone (607) 274-5560
Commissioner of Planning Fax (607) 274-5578
September 12, 2003
Mr. Tim Logue, Neighborhood and Economic Development Planner
City of Ithaca
108 East Green Street
Ithaca, NY 14850
Re: Review Pursuant to §239 -1 and -m of the New York State General Municipal Law
Action: Proposal to amend the Northside Neighborhood plan to the City of Ithaca Comprehensive
Plan
Dear Mr. Logue:
This letter acknowledges your referral of the proposal identified above for review and comment by the
Tompkins County Planning Department pursuant to §239 -1 and-m of the New York State General
Municipal Law. The Department has reviewed the proposal, as submitted, and has determined that it has
no negative inter-community, or county-wide impacts.
The plan presents a public-driven vision that can serve to strengthen the Northside Neighborhood. We are
particularly pleased to see the goals that support choice and affordability in housing options, revitalization
of neighborhood retail centers, pedestrian and bicycle improvements, and enhanced transit opportunities.
All of these goals support the Vital Communities Principles that were adopted by the County Legislature
in 2002.
Please inform us of your decision so that we can make it a part of the record.
Sincerely,
--`� C-
Edward C. Marx. AICP
Commissioner of Planning
4
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE
October 15, 2003
AGENDA ITEM FOR COMMON COUNCIL MEETING
Northside Neighborhood Plan—Declaration of Lead Agency Status for Environmental
Review
WHEREAS, State Law and Section 176.6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS, the proposed adoption of the Northside Neighborhood Plan 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 Northside Neighborhood Plan as an
amendment to the City's Comprehensive Plan.
A
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE
October 15, 2003
AGENDA ITEM FOR COMMON COUNCIL MEEETING
Northside Neighborhood Plan - Determination of Environmental Significance
WHEREAS, the City of Ithaca is proposing the adoption of Northside Neighborhood Plan, as an
amendment to the City's Comprehensive Plan, and
WHEREAS, the Plan, dated August 2003 was prepared by Northside Neighborhood residents in
conjunction with the City of Ithaca Planning and Development Department staff, the
Neighborhood Planning Workshop of Cornell University's Department of City and
Regional Planning, Tompkins County Cooperative Extension and staff from the
Ithaca Police Department's Community Policing Unit, and
WHEREAS, appropriate environmental review for the adoption of the Northside Neighborhood
Plan has been conducted including the preparation of a Long Environmental
Assessment Form, (LEAF) Parts I,II, and III, and
WHEREAS, the proposed action is an Type I action under the City Environmental Quality
Review Act (CEQR Sec. 176-12B), and
WHEREAS, Common Council of the City of Ithaca, acting as Lead Agency, has reviewed the
LEAF Parts I and II, dated August 20 2003, and has determined that adoption of the
proposed plan as an amendment to the City's Comprehensive Plan will not have a
significant effect on the environmental; 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 in 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 for the adoption of this plan is unnecessary,
and be it further
RESOLVED, that major project proposals for the project area are subject to environmental
review under both the City Environmental Quality Review Ordinance and the State
Environmental Quality Review Act, 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.
J
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE
October 15, 2003
AGENDA ITEM FOR COMMON COUNCIL MEETING
Northside Neighborhood Plan - Adoption as an amendment to the City of Ithaca's Comprehensive
Plan
WHEREAS, the City's Economic Development Plan states that "the ultimate purpose of
economic development is to make the city a better place to live" and calls for the
City to develop and implement action-based and comprehensive neighborhood
improvement plans, and
WHEREAS, recognizing that the quality of life in Ithaca's residential neighborhoods is critical to the
overall health and welfare of the city the Common Council has authorized the
preparation of neighborhood plans, and
WHEREAS, the Northside neighborhood, in conjunction with the City of Ithaca Department of
Planning&Development,the Neighborhood Planning Workshop of Cornell University's
Department of City and Regional Planning, Tompkins County Cooperative Extension
and City of Ithaca Community Policing staff has structured and conducted a participatory
planning process that has resulted in the Northside Neighborhood Plan,dated August
2003, and
WHEREAS, shaped by the shared priorities and goals of participating residents,the Northside
Neighborhood Plan builds upon neighborhood assets in the formulation of strategies to
strengthen neighborhood quality of life, and
WHEREAS, the Common Council has reviewed the Northside Neighborhood Plan, and
WHEREAS, the Northside Neighborhood Plan includes a prioritized list of action steps for
consideration by the Common Council, in the city's policy-making, capital budgeting
process, and in grant requests such as the City's Community Development Block Grant
applications and other funding sources as appropriate,and
WHEREAS, implementation of individual projects and programs included in the Northside
Neighborhood Plan will undergo separate review by appropriate boards and committees
and environmental review under both the City Environmental Quality Review Ordinance
and the State Environmental Quality Review Act and will be coordinated where practical
with the projected activities and schedules of involved city departments, and
WHEREAS, at the meeting held on September 23, 2003,the Board of Planning and Development
recommended by resolution,the adoption of the Northside Plan as an amendment to the
City's comprehensive Plan, and
WHEREAS, members of the Common Council are in favor of the Northside Neighborhood Plan,now,
therefore,be it
RESOLVED, that the Common Council adopts the Northside Neighborhood Plan as an amendment to
the City's Comprehensive Plan.
Turning
(LI
•
• NI ort Fiside
A Vision for the Northside Neighborhood, Ithaca, New York
Prepared by:
The Northside Neighborhood Association Steering Committee
Leslie A.Chatterton,Neighborhood Planner,City of Ithaca
Tim Logue,Neighborhood Planner,City of Ithaca
Cornell Department of City&Regional Planning
Community Planning Workshop
Joshua Abrams,Community Planning Collaborative
Beth Altshuler,Northside Neighborhood Organizer
Turning
r
NI 0 rthside
A Vision for the Northside Neighborhood, Ithaca, New York
(ID
jf u
■
Prepared by:
The Northside Neighborhood Association Steering Committee
Leslie A.Chatterton,Neighborhood Planner,City of Ithaca
Tim Logue,Neighborhood Planner,City of Ithaca
Cornell Department of City&Regional Planning
Community Planning Workshop
Joshua Abrams,Community Planning Collaborative
Beth Altshuler,Northside Neighborhood Organizer
Resolution Adopted by Common Council
June 6,2001:
A Statement of Commitment to Neighborhood-Based Planning
WHEREAS,the quality of life in Ithaca's residential neighborhoods is critical to RESOLVED,that Common Council directs the Department of Planning and
the overall health and welfare of the City,and Development to work with residents and other community stakeholders to
identify neighborhood strengths,weaknesses,opportunities,and threats and to
WHEREAS,livable urban neighborhoods that are close to schools,shopping, address these with citizen-based goals and action strategies,and be it further
services,parks and other amenities can work to limit sprawl and encourage non-
automotive transportation,and RESOLVED,that the City shall facilitate a neighborhood-based planning
process that can build leadership capacity and empower neighborhood groups to
WHEREAS,the economic health of small city downtowns,like ours,depends implement plans that will increase the quality of life in their neighborhoods,and
on the support of nearby neighborhoods,and be it further
WHEREAS,healthy,stable,and diverse neighborhoods engender community RESOLVED,that where neighborhood-based plans are created with high levels
vitality and civic engagement,and of citizen participation,such plans will constitute a representative voice for the
neighborhood and shall serve as a prioritized action list for neighborhood
WHEREAS,the efforts of residents to maintain and improve their improvement,and be it further
neighborhoods are strengthened by organization and communication,and
RESOLVED,that action steps recommended for implementation of
WHEREAS,a neighborhood-based planning process can empower neighborhood goals serve as a guide for determining the work priorities and
neighborhood residents by providing the opportunity to deliberate on possible budgets of City government,and be it further
futures,to build relationships and consensus,and to create action plans for
neighborhood revitalization,and RESOLVED,that City staff with decision-making authority meet once a month
• to coordinate on the implementation of neighborhood plans,and be it further
WHEREAS,a neighborhood-based planning process can promote coordination
of neighborhood residents,community associations,city departments,local RESOLVED,that the Ithaca Neighborhood Council meet regularly to discuss
stakeholders,and human service providers in efforts to serve neighborhoods, neighborhood plans,to network and to address issues that transcend the smaller
and geographic boundaries of individual neighborhoods,and be it further
WHEREAS,the city has approved and filled two staff positions to work with RESOLVED,that Common Council intends to incorporate neighborhood-based
neighborhood-based groups and residents,and plans as amendments to the City of Ithaca's Comprehensive Plan.
WHEREAS,the City's Draft Economic Development Plan calls for the City to
"develop and implement an action-based and comprehensive Neighborhood
Improvement Plan which includes a strategy for funding neighborhood
improvement projects";now,therefore,be it
Northside : Turning the Corner
Table of Contents
Section I - Context
Introduction 8
Northside History 12
Planning Process 14
Strengths,Weaknesses, Opportunities and Threats 19
Section I I -Action Plan
Community Building 20
Open Space 22
Housing Opportunities and Quality 24
Youth Development 28
Infrastructure 31
Transportation 34
Neighborhood Oriented Retail 36
Public Safety 38
Sustainability 40
Project Summary 42
Proudly Created by
The Northside Neighborhood
in partnership with
The City of Ithaca Cornell University and
Mayor Cohen Department of City and Regional Planning
Y J. Cornell Cooperative Extension
Ken Reardon,Associate Professor
Joseph Bowes,Teaching Assistant Nancy Potter
Common Council Members Audrey Cooper
2000-2001 2002-2003
Paulette Manos Paulette Manos Community and Rural Development
Institute
Patricia Pryor Patricia Pryor
Diann Sams, Diann Sams '' Tim Cullenen
Tracy Farrell David Whitmore 'k
Susan Blumenthal Susan Blumenthal City of Ithaca Planning Department
Patricia Vaughan Patricia Vaughan Leslie A. Chatterton,Neighborhood
Joan Spielholz Carolyn Peterson I1 Planner
Josh Glasstetter Peter Mack ,y. Tim Logue,Neighborhood Planner
Ed Hershey Ed Hershey i
�N l✓
Jana Taylor Dan Cogan 1'7[1171(TTl I FiTl Ithaca Police Department
•
• Christine Barksdale
o
1}romote environmentally sustainable development through a comprehensive neighborhood improvement strategy.
strengthen the Northside as a socially diverse,mixed-use,mixed-income, pedestrian-oriented neighborhood.
urture active resident, business and institutional involvement in community problem solving,planning and development.
Residents
Paul Andrews Hugh Hall Michael Love Bruce Roebal x s
Karen Armstrong Martha Hall Mildred Lovett Flora Sagan
Ron Belles Danielle Hautaniemi Annie Lovett Christine Schepker a
Bonnie Blanding-May Aileen Heath Dinah Maguire Joan Serra
Cynthia Bond Diane Herbert Annie Martinez David Shapiro
Gail Brinson Armin Heurich Marianne Marsh Lucas Shapiro _ ;
Travis Brooks Nina Hien-Pansea Kendall McAdams Coista Shopis
CarolAnn Brust Judith Holliday Michelle Menter Penny Snow "
A Calahorro Donna Holt David Mitchell Dennis Stein itti
oP
rP g
Erica Ca io Chad Hoover Paul Moore Sarath Suon �
Yamin Chevallard Marcy Hudson Annmarie Murray Joseph Sweet
James Connor Mark Johnson Frank Orzino Jill Tripp
Leslie Connors Juice Johnson Joyce Orzino Jessica Vitucci
Elizabeth Dissin Robb Johnsrud Lacretia Payne Michael Vitucci
Earl Evans Sharon Kahkonen Anna Perez. Lawrence Williams
Ken Fung Jim Karpinski Ann Peters David Whitmore
Rene Garcia Hilda Kirschner Hannah Phan Wendy Workman
Teresa Grady Jane Koestler Terry Plater Jessie Workman Stake h o I d e rs
Joanna Green Adrienne Lampert Harley Qunn Kenneth Wright
Julie Love Juliette Ramirez
Rev.Ronald Benson Karen Armstrong Tony Petito
Randy Murphy Irene Petito Flora Sagan
Rev.Darin Dixon-Clark Lynne tackier Kevin Cuddeback
Students
,,{ � .ft
Joshua Abrams
Jamecia Finnie Taafoi Kamara
J Vincent Reina
Beth Altshuler Wyeth Friday Alex Karmen
Gregory Ricciardi '' / ''. S. .1;'' )Joseph Braitsch Beth Fuller Jose Lopez Jim Robenalt a e � ,.
i.
Michael Brown Jonathan Harsch Tania May Kunha James Ryu a "
Thomas Calahan Ian Hegarty Terrance McKinle
Y Annie Siegel
Melissa Carino Jennifer Hoos Benjamin McKloskey Sarah Smith hd
Joanna Canter Chad Hoover Mitali Nagreeha Holly S oth
Caitlin Chipperfield Laurel Hunter Eric Phillips Edwardo Valero
Sara Erhardt Rose-Marie Jerlaianu Mike Powell
Jacob Yu
1
In t r o d u c t i o n
Introduction Shaping the Process
Purpose of the Report Ithaca's commitment represents a major shift in the
manner in which the city conducts neighborhood
Neighborhoods change over time. Sometimes these planning.The process adapted for the Northside planning
changes reinforce the threads that hold together a initiative drew on models in East St. Louis,Illinois and,
community and sometimes the changes unravel them. closer to home,Rochester,New York. Concepts that
Sometimes these changes come from internal forces and distinguish the new initiative are as follows:
sometimes they come from outside.The key to building
healthy sustainable communities is to direct the forces Adherence to resident empowerment and a resident
that cause this change. driven process
Focus on inclusion,outreach,diversity and
The purpose of this report is to ensure that the
Northside neighborhood remains a healthy viable representative participation
� community.This report seeks to build on the strengths Attention to neighborhood assets
and to address the challenges facing Northside. It lists
both general goals and specific projects,or objectives, to Collaboration between City Hall and the broader
accomplish its mission. Ithaca community
Background
In 1999,the City of Ithaca Common Council approved
plans for an economic development initiative in the
southwest section of the Ithaca.This development
promised to bring needed tax revenue to the city,but it
also threatened to bring increased traffic and other
problems to older downtown neighborhoods. Residents
wanted to be sure that the benefits of the economic
development flowed to the neighborhoods most
affected.To show support for Ithaca's neighborhoods,
Common Council adopted a resolution that stated
Ithaca's commitment to neighborhood-based planning
and established a city policy to prepare neighborhood Mural at the Northside IHA Community Center
plans.
Northside : Turning the Corner
I n t r o d u c t i o n
Stakeholders (page 20),Open Space (page 22), Housing(page 24),
Youth Development(page 28),Infrastructure (page 30),
Northside:Turning the Corner is the work of hundreds of Transportation(page 34),Commercial Services (page
people.Almost one quarter of the neighborhood has 36),Public Safety(page 38) and Sustainability(page 40).
participated in the meetings or discussions.A dozen
nonprofit groups,including Cornell University,have
helped make this possible. Residents and other Northside Major Findings
stakeholders crafted the bulk of the goals and objectives
at three large community meetings in fall 2001. (For Northside has great assets,both physical and social.The
convenience,the planning group is referred to as housing stock is varied and affordable;residents come
"residents"throughout the document).A steering from different backgrounds and bring a wealth of
committee,open to all,refined these documents during experiences and skills. Beautiful corner garden lots,a
the next year.The community met again in summer 2003 quiet creek and neighborhood oriented retail all add to
to put final touches on the document before sending the the charm of the neighborhood.Residents identified
plan to Common Council. physical and social projects that built on these assets.
On the human side,residents concentrated on social
Organization of the Report connections,youth activities and safety. Events that
allowed residents to meet one another were clear
The document is divided into two sections.The first favorites. Residents also voiced the need for youth
section covers a detailed history of Northside and the activities,particularly for teens.The plan calls for a
planning process. It explains the conceptual model number of social activities and projects that would
followed and summarizes the information collected at increase the cohesiveness of the neighborhood.
the meetings,like Strengths,Weaknesses,Opportunities
and Threats.The second section,the heart of the plan, On the physical side,poor code enforcement is a top
contains goals and objectives organized by subject area. concern.This plan calls for tighter housing codes and
There are eight subject areas Community Building stronger enforcement. It also calls for programs to
increase home ownership. Residents sensed several other
opportunities including revitalizing commercial districts.
The plan supports a vision of the owner of the P&C lot
2 to improve the store and add supporting retail.The plan
envisions several major changes.Third Street is a
gateway to the neighborhood and should feel more
welcoming.There should be better signage and a more
, k a
I n t r o d u c t i o n
attractive streetscape.It should also be easier to cross
Route 13. Location
The current location of the Department of Public Works The Northside neighborhood is located in the city of
yard is a problem.Aside from the visual blight,the heavy Ithaca,New York,in the downtown area known as the flats.
truck traffic is a safety hazard.The city should move it and The neighborhood is triangular,bounded by Route 13 to
make the land available for redevelopment.A final project, the West,Cascadilla Creek and Lake Avenue to the
rebuilding a pedestrian bridge over Cascadilla Creek along Northeast and Cascadilla Street to the South.Land uses
with general enhancements to the creek,will provide along the stretch of Route 13 adjacent to the Northside
physical and social connectedness.The need for neighborhood are a mix of commercial,public
sustainability influenced discussions about both physical (Sciencenter),storage (Department of Public Works) and
and social conditions and generated its own list of projects undeveloped land.The Cascadilla Creek bed has been
including access to healthy,environmentally friendly food. straightened and channeled and,although overgrown,
retains evidence of nineteenth century landscaping.Most
of the interior of the neighborhood is medium density
The Future residential.More dense residential uses are the Northside
units of the Ithaca Housing Authority(IHA) between
Plans,like neighborhoods,change.Northside:Turning the Third and Fifth Streets and the Mutual Housing
Corner is the start of a process.The document lays out Association of Tompkins County(MHATC) on First
strengths and weakness,opportunities,threats and scores Street and Alice Miller Way. In addition to the fringe area
of ways to build on the assets of an already strong close to Route 13,there are commercial uses on the east
neighborhood.Undoubtedly,additional projects will end of Hancock Street and on Third Street.
surface that fit within the broad goals of the plan.This
document should be viewed as a rough guide to be
adapted as needed.The City understands this and plans to
update this plan in five years.
In the meantime,the City,residents and other stakeholders
are committed to implementing the projects identified in
this plan.Residents can accomplish many of the projects
without additional resources;others will require partners.
The City is committed to playing an active role in � � �° -•" "-
implementing this plan and will prioritize these projects in Well-maintained corner gardens brighten the Northside
future municipal decisions.Working together will ensure
that every time Northside turns the corner,the future is a
little brighter.
Northside : Turning the Corner
I n t r o d u c t i o n
[Tompkins County The Northside Neighborhood
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City of Ithaca State Data Source: StreetMap USA,ESRI County and City Data: Tompkins County ITS GIS Division '\
Projection: State Plane New York Central FIPS 3102 Datum: 0 North America 1983 Map Units: Feet
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H i s t o r y
. Northside History Lake Inlet and four major railroads. Most houses are
modest,constructed for people employed at nearby
Ithaca's early settlement was concentrated around the manufacturers,some of which included the Ithaca
g city's downtown.The outlying land that is now the Glassworks,the Ithaca Salt Works,Ithaca Gun Factory
Northside neighborhood was a swampy area traversed by and the Ithaca Calendar Clock Factory. In 1895,the City
the meandering Cascadilla Creek. Simeon Dewitt, began construction of a sewage pumping station on
Ithaca's founder, first depicted the Northside's present Franklin Street,which was replaced in 1939 by a new
development pattern in an 1835 map.Northside was facility in a new location.The old building continues to
Ithaca's first neighborhood to diverge from the rigid be used by the city to house the offices of the Water and
east-west grid.The streets were laid out parallel to the Sewer Department.
.. "' planned alignment of Cascadilla Creek,which was
.s ..
'� " i �° , straightened in 1836. It was around this time that land in By the turn of the century,Northside had become a
' - - what is now Northside was gradually drained and the gateway with large numbers of immigrants from
n sri -' ; earliest houses were constructed on Lake Avenue and countries such as Italy,Hungary and Russia. With these
® 'k. - _ residents came ethnic traditions,like vegetable and flower
., � ,� Cascadilla Street.The newly channeled creek bed g
" gardens and small neighborhood markets that carried
�,, �` ,� �-� received a formal landscape treatment and was flanked g g
,5 ..r: i�,, : by the prominent boulevards of Lake and Willow Streets. specialty foods and items from the residents'home
",' '� _ , Despite the early start,however,most of the houses countries.To help newcomers acclimate,the Social
Ithaca and the Northside circa 1882 were constructed between 1890 and 1910,some years Service League founded the Northside House in 1926 at
Courtesy ofTompkins County Trust Company after the city incorporated in 1888. Third and Madison Streets,which contained a gym,
meeting rooms,and library. Programs gradually became
The Northside neighborhood was situated near regional more youth centered and in 1967, after more than forty
and interstate transportation routes,namely the Cayuga years of service,the Northside House was consolidated
y
1926
1790 Northside House,Third
1890-1910
First Settler,Mr.Lightfoot, and Madison, constucted
moves to Northside
Majority of Northside �� 1 950 ,
houses built i r IHA construction
:8 lit u i , 4
BM' „'k, starts
1836 Early 1900s 1 1964
Cascadilla Creek Straightened Northside has ethnic Route 13 moved to
First houss built enclave feel present location
,-,:g..,:- - NI
H i s t o r y
with the West Side House. Eventually both were promote affordable housing and preserve housing stock.
reconfigured to create the Greater Ithaca Activities In the 1980s the neighborhood experienced a gradual
Center(GIAC),located just south of the neighborhood transition,loosing its feel as an ethnic enclave,but
on North Albany Street.The Northside House was sold retaining or increasing its diversity.
to private interests,but the building survives today.
The 1990s began with a land use plan prepared under
Large state and federal programs of the 1950s, 1960s and the City's direction by the consultant group Trowbridge
1970s had a profound effect on Northside's physical and Associates.The Sciencenter,a children's science
social fabric.The city's urban renewal program,intended museum,began construction on a new building in 1992
to eliminate blight,resulted in wholesale clearance of and expanded ten years later. In the mid-Nineties the
homes at several Northside locations. Continued urban Second Street Neighborhood Watch was organized to
renewal in 1960s resulted in construction of Hancock monitor and report on increasing drug activity.
Plaza and clearance of homes from the sites now
occupied by the Bowl-O-Drome and the Ithaca Housing The Mutual Housing Association of Tompkins County
Authority's Northside complex. The relocation of (MHATC),a low-to moderate-income homeowner
Route 13 from Cayuga Street west to its present location cooperative,completed its first phase of construction in
eliminated what had been Sixth and Seventh Streets and 1993. Completion of the second phase in 1997 created a
effectively severed the railroad access that had served total of 28 new affordable units. Mutual Housing is
industrial uses in Northside's northern section. currently pursuing a scattered site housing initiative.And
Neighborhood access to Route 13 was limited to a few finally,or as a beginning,the twenty first century has
cross streets. Ithaca Neighborhood Housing Services ushered in the City of Ithaca's new,resident driven,
(INHS),a nonprofit group,was organized in the late bottom-up neighborhood planning initiative.This
1970s in a grassroots movement to counteract the report,Northside:Turning the Corner,is the initiative's first
displacement of residents and to offer programs that product.
1993
1977 Northside Neighborhood 1996 1998 MI
INHS organized Association started Childern's Drop-in Center Mutual Housing Association
,.
1992
1997
Sciencenter construction starts
m �
Community build at Conway Park
P l a n n i n g Pr o c e s s
Northside Planning Process informational flyers, a neighborhood cleanup ,an email
list and a web page. One of the more dramatic outreach
The Northside neighborhood participatory planning events involved a manned sound truck circulating in the
process began with city staff outreach to neighborhood neighborhood and broadcasting the date and time of the
stakeholders like residents,business owners,landlords, Neighborhood Summit.Another effective strategy was
church leaders,and liaisons from local organizations. the house meeting,an informal gathering hosted by a
Project support staff included personnel from the City's resident who invited five to ten nearby neighbors for
Planning Department, Cornell University's City and discussion about the neighborhood's history and the
Regional Planning Department,Cooperative Extension upcoming planning project.
of Tompkins County,and the City's Community Policing
program.An exploratory meeting was held on March 28, The second Steering Committee function was to work
2001 to discuss
P neighborhood planning oo
h
or
otential nei hbd with staff to refine and customize a participatory
processes and the goals,hopes and fears of the residents. planning p rocess.This included establishing
Following this meeting, support staff,with the help of neighborhood boundaries,deciding on an organizational
the residents,began recruiting a steering committee,a and decision making structure,crafting a draft mission
process that carried through late May and early June statement and discussing potential impacts of race and
class differences. The Committee,with support from
2001. Steering Committee membership was open to
anyone with the desire to be part of the planning staff,guided the process and agreed upon the process
process.The bulk of the plan was created in two large shown in Figure 1.
Residents gather to craft the plan Neighborhood Inventory meetings and a Neighborhood
Summit. The Steering Committee met regularly to create the plan.
From the first meeting on June 13,2001 to the meeting
on March 19,2002,the Steering Committee met about
Steering Committee 20 times;it continues to meet about twice a month.
Attendance at meetings varied,but typically included a
The Steering Committee's purpose was twofold. First core group of about 15 people,with a second group of
was outreach to other neighborhood stakeholders. about 15 who attended less regularly.
Though the outreach focused on residents,the Initiative
made a concerted effort to include neighborhood
businesses and churches,and community service First Community Inventory Meeting
organizations operating in the area. Outreach strategies
included a media campaign,door-to-door canvassing, About 60 residents and a dozen stakeholders attended
tabling at prominent locations ,a press conference , the first Community Inventory,on September 24,2001 at
GIAC.The meeting centered on small group mapping
Northside : Turning the Corner
P l a n n i n g P r o c e s s
activities,including delineating neighborhood boundaries
and identifying significant landmarks,assets/resources, '
and areas of concern. Fifty-six participants received I t h a c a s Nei h b o r h o o d
disposable cameras with instructions to document g
neighborhood conditions - specifically neighborhood
strengths,weakness,opportunities,and threats. P I a I� I� I I� P ro c e s s
Northside children spent their time in a separate activity
and presented their drawings of what they like,dislike,
and want to change about the neighborhood.
Second Community Inventory Meeting
1.Organization
Building
The second Community Inventory meeting took place
on October 18,2001,also in the GIAC gymnasium.
Again,about 60 people attended,though attendance lists
showed that it was a different group than the first 6.Evaluation 2.Con ttunity
meeting.This meeting focused on three activities in small Inventory
groups. Participants were first invited to add historical
and personal events to a skeletal neighborhood timeline.
The bulk of the meeting involved residents sorting the
photographs of neighborhood conditions into four
categories: 1) current neighborhood strengths/
resources/ assets 2) current weakness 3) future 5.Follow Thraugli 3.Neighborh od
opportunities and 4) future threats/concerns.They then &Implementation Planning Si mnur iit
sorted the pictures by themes, such as housing,
infrastructure,youth,and aesthetics.These themes were
then presented to the whole group for review,comment,
additions,and corrections. During the last part of the 4.Action
meeting attendees filled in the blanks of a goal setting/ Planning
visioning statement and then identified projects that
would help achieve that goal.
P l a n n i n g P r o c e s s
The Neighborhood Summit community organization,open space improvement,
• infrastructure,housing opportunities and conditions,
The Northside Neighborhood Summit was held on transportation and traffic,retail development,youth
Saturday November 10,2001 in the empty space of the activities,public safety,and sustainable living. Each team
former PALS retail store on Third Street.Though GIAC brainstormed a list of projects and the invited resource
worked well for the Community Inventory meetings, agencies provided feedback on feasibility and mechanics.
Steering Committee members preferred a venue in the This feedback included an assessment of project
neighborhood. In addition to an extensive public notice complexity,cost,time frame,required organizational
campaign for residents,representatives from a wide capacity and coordination.
variety of community agencies,organizations and
institutions were asked to participate.Typical of these Teams were instructed to select between six and nine
agencies were community foundations,local lenders,city priority projects,each ranked by the number of team
department heads,housing organizations, the local members committed to seeing it through. Residents
chamber of commerce and the Downtown Partnership. categorized projects as short term,medium term,and
These resource people provided insight and feedback to long term.The day ended with each group presenting
residents on potential programs and projects. their list of ideas and an elaboration on the most highly
ranked proposals
Approximately 100 participants attended the Summit,
which was scheduled from 9:30 a.m. to 3:30 p.m.with a
morning and afternoon session. Some had been involved
with the Steering Committee since the beginning.Many
had not.The first presentation was a neighborhood
profile based on information gathered from the two � � "
Community Inventory Meetings,a neighborhood survey
and other data sources, such as the U.S.Census and � �'
� or
Ithaca Neighborhood Housing Services.The morning °�'°"
p.
session ended with a draft goal statement and proposed
reimiixtlf
development objectives presented for group review and it
comment. Participants enjoyed a catered lunch and live
jazz entertainment by Cornell students.Afternoon
activities resumed with small group planning teams
focusing on one of nine development objectives: Signs were one of the many methods used to publicize the Summit
Northside : Turning the Corner
P l a n n i n g P r o c e s s
The Plan 11,2002, focused on the Youth and Transportation
sections. Both meetings included potential project
The Summit was an exciting and productive meeting; partners.The Housing meeting,for example,included
dozens of ideas were generated for neighborhood representatives from the Ithaca Urban Renewal Agency
improvement projects.Many of the ideas,however, (IURA),Ithaca Neighborhood Housing Services,Mutual
required an additional level of discussion not possible at Housing Association of Tompkins County,the Ithaca
the Summit.Participants also recognized that the Summit Housing Authority,Tompkins Community Action,
was not well attended by residents from the Ithaca Habitat for Humanity,Neighborhood Reinvestment
Housing Authority's Northside complex.The Steering Corporation,and the Tompkins County Office for the
Committee resolved to hold additional meetings to refine Aging.
the plans and to conduct further outreach,especially at
IHA.
Preparing for the CDBG Application
On November 15,2001,about 35 people attended a After the New Year,the Steering Committee began
meeting at the IHA Northside Community Center to
review and cultivate ideas generated at the Summit. discussing possible participation with the City of Ithaca's
Participants reviewed and discussed each of the top 2002 Community Development Block Grant(CDBG)
project ideas within the nine development areas. Some application. On January 15,2002,the group met with
people who were unable to attend the Summit representatives from the IURA for information about
participated in this meeting. CDBG eligibility criteria, scoring,approval processes,
and schedules.The draft plan was reviewed for selection
Two weeks later staff and some residents of IHA hosted of potential projects.Two additional meetings focused
a dinner meeting at the IHA Northside Community on project selection, sponsorship and development. On
Center.Ithaca Housing Authority residents were February 26,2002,the Steering Committee ranked 20
encouraged to discuss their experiences at IHA,what eligible projects,selecting a first tier of five projects and
they liked,what they would change,potential project another five fall back projects.This list was submitted to
ideas and why so few IHA residents chose to attend the the IURA for review and discussion.
Community Inventory Meetings and Summit.
A smaller focus group of members interested in working
The Steering Committee also held two follow-up on the grant met on March 12th to review and respond
meetings to further refine four sections of the plan.The to feedback from the IURA.Agency representatives
first,on January 29,2002,dealt with the Housing and updated the Steering Committee on CDBG progress and
Infrastructure sections,while the second,on February listened to resident comment. Final comment by the
Steering Committee on the CDBG application occurred
P l a n n i n g P r o c e s s
at the regular meeting held on March 19th,2002. Staff
addressed resident questions about project development,
scoring and competitiveness and drafting the final
application.To complete the CDBG process resident
representatives addressed elected officials of the
Planning&Development Committee of the Common
Council and the full Council in a strong show of support
for the 2002 application.
A
Implementation of the Plan '1-31044?,
�
Since the CDBG application,the Northside Steering
neighborhood turned splan.A number of projects have been Y �
selected as early priorities and residents,with staff ' t `� ���=
support,have taken leadership roles to see these projects t��� ' ik.oN'
come to fruition. Some of the projects chosen for early t
implementation include: redevelopment of the P&C � , 5�
Plaza,rebuilding the pedestrian bridge over Cascadilla
Creek at Monroe Street,an outdoor movie night in ,
Conway Park,door-to-door canvassing for energy �� � toex�``'�'
efficiency,a monthly newsletter and a gardener's ,' � '� �, x rY
association. � G ---
The Steering Committee continues to meet twice a _ G ▪ '
month to work on these and other projects.They have • `_ x`"
written by-laws and will present them to the community
soon.The bylaws will be included in a supplementary '-*
y
data book to be adopted by Common Council along with
this plan. Nw w' s
Northside : Turning the Corner
P l a n n i n g P r o c e s s
Strengths,Weaknesses, Opportunities and Threats
At the two community inventory meetings held in Fall 2001,Northside participants identified
neighborhood strengths,weaknesses,opportunities and threats as follows:
Strengths
• Excellent location • Neighborhood retail • Strong housing stock • Diverse population Sense of community
• Pride of ownership • Natural amenities • Community serving institutions • Readable urban form • Active
neighborhood organizations • Affordable housing • Developable space • Rich history
Opportunities °ik Threats
• Business opportunities related • Out-migration may reduce home
to a busier Route 13 ownership
• Expansion of neighborhood retail • Consequences of absentee-landlords
• Additional affordable housing • Improvements may lead to
• Tourism related to local history gentrification
•
Mixed-income,mixed-finance housing a • Softening of rental market due to
• Staffed neighborhood organization < increased student housing closer to
• Redevelopment of Sunny's Plaza campus
• Increased diversity • Social services overburdened due to
• Space for outdoor events in the P&C lot the economic downturn
Weaknesses
• Uneven housing maintenance • Perception of poor public safety •Lack of community gathering space •
Social divisions • Recent retail losses • Missing and deteriorated infrastructure • Resident turnover•
Increasing traffic volume and speeds • Auto-oriented • Lack of pre-teen and teen activities • Negative
neighborhood image • Incompatible land uses
ry
C o m m u n i t y B u i l d i n g
Community Building !
Northside has a long history of welcoming diverse i ; `"�
residents.This diversity survives today with residents WS i
from many different ethnic,religious,and cultural ' �
., � ..
backgrounds.The varied housing choices also ensure �� - za
that residents from all social and economic statuses can
live in the neighborhood. Residents cherish this diversity. a
GOAL At the same time,residents do not feel like they know
Increase social many of their neighbors.While there have been a few Residents wanted to ensure that the work of the
opportunities and notable activities and efforts that have engaged a steering committee continued.They have decided to
improve knowledge representative cross-section of residents,this is the formalize their organization as the Northside
of community exception rather than the rule.Many residents living in Neighborhood Association and are adopting bylaws.
building activities. subsidized housing do not interact much with The work continues with a series of both large and
homeowners and vice versa. Even people of similar small meetings.
backgrounds living close by often do not interact.
Throughout the planning process,participants GOAL
6d.; -,e,;r continually remarked how much they enjoyed getting to Increase social opportunities and improve knowledge
g a s 'i,,,`g',� T, know one another.Activities provided an opportunity of community building activities to embrace
,k, 4 for residents to talk and work together to envision the Northsides diversity.
'/' _ future. Residents expressed a strong desire for more
cookm,Antry €`
• ^we.se.ea s social activities.These activities should celebrate the
diversity of the neighborhood and provide opportunities 1. Objective
4:::::11‘ '
'� 4` for casual social interaction.These community building Spread the word about existing opportunities
°°` :w i° activites are some of the highest hi h priority projects for the
g ]? tY p 1 for community building.
i Northside.
dra..nMe.° A.Existing Festivals
f .r
Support existing festivals and events,like Celebrate
a.
Our Roots,National Night Out and the Latino
Residents hope to work with the Black Locust Civic Association annual celebration.
Initiative to build a kiosk from local wood.
`e Northside : Turning the Corner
C o m m u n i t y B u i l d i n g
B. Ithaca Neighborhood Council C. Community Center
Encourage the city and other neighborhood groups Find space for a community center in existing
to revitalize the INC (a coalition of Ithaca's buildings (e.g. Sciencenter) or in a new structure.
Neighborhood Groups), so Northside leaders can
connect with leaders from other neighborhoods. D. Kiosks
Add kiosks at strategic locations so neighbors can
post flyers.
2. Objective
Improve communications across the
3. Objective
neighborhood.
Create new ways and reasons for people to
A.Neighborhood Association come together.
Continue some form of the Northside Steering
Committee,with better geographic representation, A. Block Parties
to work on neighborhood projects and to advocate Organize block parties in the neighborhood to
celebrate achievements or events.
for the whole community.
B.Newsletter B. Beautification
Circulate a newsletter regularly to update people Many residents are interested in clean up and
about neighborhood activities.This could build landscaping projects. To increase resident
into a broader media campaign. participation residents should organize a
neighborhood-wide event to clean up,come
together,and eat.
:
ot,,)
E
O p e n S p a c e
Open Space
GOAL
Improve the appearance and
In the Northside neighborhood,open space includes
. parks that have been set aside for passive uses,active
accessibility of open space in the
Northside neighborhood. recreational areas and undeveloped land that contributes
to the area's visual character. Conway Park,near Fifth
Street,and Conley Park,adjacent to Alice Miller Way,are
two examples of open space used for active recreation.
Thompson Park users may pursue either passive activities
Parks, Open Space and Gateways such as dog walking,or higher intensity activities such as
Frisbee.The Alex Haley Memorial provides a small
neighborhood refuge for contemplation and
-s �� �w� �� I �i r
conversation.The Cascadilla Creek bed separates the E.- , k -�1 -� F Northside and Fall Creek neighborhoods and provides
/ % ` \ -k� \�`\- Conley Park 4111_ opportunities for casual fishing,walking and reflection.
vf% / �° ,\ \ 7 E/1 The creek bed also imparts a distinct visual character to
/ i . , .z\<=-;,=,,,,,'', r k -] L T this section of the Northside. Some of the green spaces
//// /��\,��� y,��� C/ ;�� 1--,- �._i;� H I are in poor repair or minimally landscaped and residents
�� X ,\ — 1 =l expressed a desire to help with the improvements.
/ ; � o� A ';,\,,,,, ,\` v's'< �,,t` � I Cascadilla Creek 1
.7 �/ ; \ ,�N \�,y t,.s..-' Residents also suggested that open spaces could be
\ \ -- !s T,�i- 1—_I--,!, �: designed so they provide a strong entranceway to the
' A,\. y 4) -\ A Thompson Park community.
>\ \-----((:\,..-.:.--''--,\�` \ ;\ ` y at,-\�- `. \ �L 1 F1't 1 Over the past five years,Northsiders have gradually
y'1P< `> Alex Hale Park E'l
Y, .\\ J'�`� 5 f y L r adopted a number of street corner garden plots,planting
1�
TL V,'\ /" >\\�' > s 4 \\ i - .� - showy perennials to create beautiful summertime displays
Conway Park �� * T ' ' 1 C
Y 11 c y"ST "^� H I''� ' that distinguish Northside from other city
neighborhoods. In the summer of 2001,the Ithaca
0 375 750 1'500Feet • Potential Gateways -- -. Housing Authority in cooperation with the Cornell
Cooperative Extension's 4-H program created a youth
METADATA: horticultural program to involve young people in
Created By:Joshua Abrams,6/2003,Source:Tompkins County ITS GIS Division planting these gardens.This activity provides an
Projection:State Plane New York Central FIPS 3102
indication of the role Northsiders have taken to
recognize and enhance the positive visual attributes of
Northside's parks,greenways and corner gardens.
Northside : Turning the Corner
O p e n S p a c e
GOAL C.Third Street Treescape
Improve the appearance and accessibility of open Add more trees and additional varieties of trees in
space in the Northside neighborhood coordination with the City forester.
D. Cascadilla Creek
1. Objective Beautify the Cascadilla Creek and creek bed..Project
Involve the community in the maintenance of goals are two fold,to improve visual character of the
neighborhood open space. creek and creek bed and to improve access to the
creek. Residents could adopt a block of the creek to
A. Garden Association maintain.
Create a gardeners association to share tools,ideas, E. Conley and ConwayParks
and expertise for enhancement of Northside's open
spaces. Add outdoor furniture and landscaping to Conley
and Conway parks.
B.Pruners' Brigade
Train residents to maintain shrubs and trees in the �
tree lawns and other public spaces.Information and
training could be provided through Citizens Pruners'
program conducted by the City forester.
2. Objective: 741bt1A' • 4i 4
Improve quality of existing open space. I x
A.Alex Haley Memorial Park a ® _ a 1,
Improve landscaping and design of this park in ,•
conjunction with the landowner and a landscape M a .
architect
up.w,xxa esx Eff 4.'"(,'"',.^.,.; . .
B.Third Street Gateway °�
e 6tante 4titAi
Apply a gateway treatment on the small fragment t �
parcel where Third, Franklin and NYS Route 13 , I;
meet.
One vision of Cascadilla Creek by the P&C,as seen in the
P&C Redevelopment Plan.
I .x�
H o u s i n g
Housing Opportunities and Quality and one in which the organization continues to be active.
House Reycling, the purchase repair and resale of
Northside is a neighborhood with a uniquely varied deteriorated housing,is the most visible INHS program.
choice of housing types. It is the location of the City's Another program provides low interest loans and grants
initial public housing complex of seventy rental units, to new or existing homeowners.INHS also operates a
managed by the Ithaca Housing Authority, for low and Mini-Repair Program,providing labor to complete small
very low-income families. Beyond affordable housing, and emergency repairs for low-income,elderly and
IHA conducts several human service programs, disabled persons.The First Time Home-Buyer Program
including the Family Unification Program, the Family Self- offers classes to prepare people to become homeowners
Sufficiency Program,and the Three Pillar Foundation, (3PF). and affordable financing for home purchase. Finally the
The 3PF operates a low-interest rotating loan fund organization operates a Rental Housing program that
enabling participants to improve their financial status. includes market rate and below market rate rental units.
Additionally,IHA provides supportive services for
families and individuals through direct case management. Another nonprofit group,Mutual Housing Association
of Tompkins County offers a type of housing found few
GOAL Absentee landlords own many of the properties in places in America.The Association owns the units and
Preserve,protect and enhance Northside that some residents classify as being in a poor the MHATC residents constitute the association's
the varied housing stock of state of repair. Some of these problem properties sit at membership.MHATC serves low-income families and
prominent street corners and overshadow the many provides long-term affordable housing with security
Northside and ensure that it properties that are well kept. In addition to being from displacement. Residents set fees and are involved in
provides a wide selection of eyesores,some of these properties have building code all aspects of decision-making and management.
housing opportunities for people violations,which are safety concerns. Although residents do not build equity as with traditional
of all income levels. home ownership,MHATC works closely with residents
Residents mentioned vaccant corner as a weakness and who want to move towards home ownership.
as a opportunity. Some see these lots as opportunities
for new infill housing,but others see the open space as The Neighborhood Housing Initiative is a city-
' an opportunity for a Northside community garden. sponsored,city-wide program intended to increase the
Because these two project ideas conflict with eachother, number of owner occupied units by acquiring former
neither project is included in the outline. multiple unit dwellings and converting them to single
family or duplex units for sale at market rates. In addition
The Northside neighborhood is one of Ithaca to increasing owner occupancy rates,the anticipated
Neighborhood Housing Services'original target areas, program benefits include promoting mixed income
w Northside : Turning the Corner
H o u s i n g
neighborhoods and improving property appearance and C. Home Business
value.This program was recently approved by the city's Study the potential impacts of changing zoning
Common Council and will get underway in the summer regulations to allow home businesses.This change
of 2002.
• could encourage potential homebuyers to invest in
downtown neighborhoods such as Northside.
GOAL D. First Time Homebuyer Program
Preserve,protect and enhance the varied housing stock Support programs to educate and assist first time
of Northside and ensure that it provides a wide homebuyers with below market financing such as
selection of housing opportunities
or eo le o ll a
f g f p p f Individual Development Accounts offered at "� •�.�,,,
income levels. Alternatives Federal Credit Union.
1. Objective 2. Objective
Increase home ownership. Assist low-income property owners with _ k
A.Neighborhood Housing Initiative property maintenance and repair.
Identify problem rental properties for consideration A. Funding for Homeowner Rehabilitation
in the Neighborhood Housing Initiative.These Secure HOME funds from the U. S. Department of An INHS house on Fourth Street
properties will be rehabilitated and sold to owner Housing and Urban Development or other suitable
occupants of any income level. financing for rehabilitation of owner occupied
B. Employer Assisted Housing Program homes in Northside.This should be done in
partnership with local not-for-profit housing
• Create a pilot employer-assisted housing program for
organizations.
staff who chose to live in the Northside.The
program could offer mortgage guarantees,low B. Holiday in April
interest mortgage or rehabilitation loans and other Plan and implement this one day home
incentives for investment by potential buyers of all improvement effort for low-income home owners
income levels.This program,involving Common using volunteer labor and donated equipment,
Council,Cornell,Ithaca College,major local providing both exterior and interior visual
employers and INHS, should include protections improvements.
from potential gentrification of the neighborhood.
H o u s i n g
neighborhoods and improving property appearance and C. Home Business
value.This program was recently approved by the city's Study the potential impacts of changing zoning
Common Council and will get underway in the summer regulations to allow home businesses.This change
of 2002. could encourage potential homebuyers to invest in
• downtown neighborhoods such as Northside.
GOAL D. First Time Homebuyer Program
Preserve,protect and enhance the varied housing stock Support programs to educate and assist first time
of Northside and ensure that it provides a wide homebuyers with below market financing such as
selection of housing opportunities for people of all Individual Development Accounts offered at
income levels. Alternatives Federal Credit Union.
1. Objective
l 2. Objective
'
Increase home ownership. Assist low-income property owners with -_
A.Neighborhood Housing Initiative property maintenance and repair.
Identify problem rental properties for consideration A. Funding for Homeowner Rehabilitation
in the Neighborhood Housing Initiative.These An INHS house on Fourth Street
g g Secure HOME funds from the U. S. Department of
properties will be rehabilitated and sold to owner Housing and Urban Development or other suitable
occupants of any income level. financing for rehabilitation of owner occupied
homes in Northside.This should be done in
B.Employer Assisted Housing Program
• Create a pilot employer-assisted housing program for partnership with local not-for-profit housing
staff who chose to live in the Northside.The organizations.
program could offer mortgage guarantees,low B. Holiday in April
interest mortgage or rehabilitation loans and other Plan and implement this one day home
incentives for investment by potential buyers of all improvement effort for low-income home owners
income levels.This program,involving Common using volunteer labor and donated equipment,
Council,Cornell,Ithaca College,major local providing both exterior and interior visual
employers and INHS, should include protections improvements.
from potential gentrification of the neighborhood.
H o u s i n g
Spotlight 3. Objective
. A COMMUNITY MODEL OF HOUSING Encourage responsible ownership and
management of rental property.
• In 1989 concerned citizens,community activists and a local housing organization
formed the Mutual Housing Association of Tompkins County (MHATC). A. Problem Properties
Acquire and rehabilitate problem rental properties in
This not-for-profit organization was created to take a unique approach to housing development conjunction with existing organizations.
and home ownership based on a model of collectively owned housing associations in West
Germany and the Scandinavian countries.The Mutual Housing Association,develops,manages B. Rental Rehab Program
and owns all property in perpetuity. Provide assistance to responsible landlords to
improve the quality and appearance of affordable
Residents living in MHATC units take an active role in the management of their homes and the
organization.Residents are elected to 49%of the Board of Directors and are required to rental units.
participate in the Resident Council and committee structure.The Resident Council and
committees cover the following MHATC and community needs- resident selection,community 4. Objective
outreach,design and development,grievance/dispute resolution,safety and maintenance and
youth scholarship.Residents are involved in projects as complex as financial management,as Improve property maintenance and appearance.
exciting as interior design and outdoor landscaping,and as challenging as tenant selection.Many
of the MHATC families go on to homeownership. A. Property Maintenance Ordinance
Strengthen property maintenance requirements and
MHATC has expanded its programming.In addition to housing MHATC now provides residents enforcement of current laws in conjunction with the
with job opportunities and counseling services. MHATC has partnered with a local health
City Building Department and Common Council.
provider to offer free conflict mediation,financial planning,elder care and other life skills.All
residents have the opportunity for employment through a social enterprise subsidiary.MHATC B. Capacity for Code Enforcement
operates 30 units of housing and has plans to develop another 70 units in the next five years
through the Scattered Site Housing Initiative.These 70 units will be a combination of new Hire additional code enforcement officers,in
construction and substantial rehab to existing housing stock. association with the City Building Department and
r. Common Council.
C. Communication
_ Improve routine communication between City
Building Department and the neighborhood to
' : ' follow up on property maintenance complaints.
i
.■■
Northside : Turning the Corner
H o u s i n g
D.Target Key Properties for Improvement B. Porch Program
Direct resources to properties at key corners.The Support proposal by IHA to construct porches on
condition of these properties has a public housing units to improve the possibility for
disproportionate impact on perceptions of the greater interaction with the neighborhood.
neighborhood.
E. Home Maintenance Education 6. Objective
Conduct a sustainable home maintenance education Incorporate environmentally sound and energy
program.This project could be carried out with efficient building and maintenance practices
local housing agencies,City Building Department,
Cornell or other appropriate not-for-profits. into all projects.
F. Renter's Rights and Responsibility A. NYSERDA Grant Application
Education Acquire duplex in Northside for NYSERDA
Educate renters about their rights and demonstration project. Sponsor energy"fair"with
responsibilities through a mailing and/or workshop local not-for-profit.
5. Objective
Address the physical separation built into
design of the Ithaca Housing Authority's 4 La
Northside Housing Complex.Work with the
Ithaca Housing Authority staff and residents. ''
A.Mixed Housing at the Northside Complex
Study and possibly seek funding to create mixed l ,�
housing including possibilities such as traditional
home purchase,limited equity cooperative,near e�
market rate and/or market rate housing. Consider a �,•
housing style that complements the rest of the
Northside's style to improve possibility for greater Ithaca Housing Complex is home to 70 families.
interaction with the neighborhood. Also explore
non-structural means of connecting IHA residents
to other Northside residents.
Y o u t h D e v e l o p m e n t
Youth Development A.Youth Activities Catalogue
Identify and augment existing lists of available youth
Despite early outreach efforts,the involvement of young activities and services. Post findings on the
people in the Northside Planning Initiative has been Northside neighborhood web site.
limited.The Steering Committee was quick to
acknowledge the serious deficiency of youth-oriented B.Youth Survey
GOAL activity in the Northside neighborhood,especially for Assist young people with conducting a survey of
teens.When discussing youth development,adult their peers to ascertain the adequacy of existing
Develop and implement residents agreed that young people should determine youth activities.Identify gaps in programs by age
youth focused programs that their own needs and should participate in project and group,race and ethnicity.
foster a sense of leadership program development. A second planning phase targeted
and empowerment in the at youths is a likely future neighborhood project. C.Youth Summit
youth population of the Plan and conduct a youth activities summit.Youth
Northside. Residents agreed that the shaping of programs for should take a leadership role.The summit could be
Northside youths must begin with integrating existing expanded to encompass all neighborhoods in the
city-wide programs. Some of these programs involve a flats.
stipend or paid internship to provide modest financial
compensation to help motivate young people. D.Promote Youth Internships
Encourage two or three Northside youth to seek
summer employment with the Youth Bureau as
GOAL youth organizers. Encourage two Cornell students to
Develop and implement youth focused programs that apply for"Design Your Own" summer internship
foster a sense of leadership and empowerment in the funding to help Northside youth organize a planning
youth population of the Northside; especially for process.
adolescent-aged Northsiders.
2. Objective
1. Objective
e _ . � 1 Connect youth with existing programs. These
Involve youth in organizing a youth- centered programs include:
planning process with the assistance of existing
youth organizations. Touchtones (steel drum band)
Learning Web apprenticeships
Northside : Turning the Corner
eth
Y o u t h D e v e l o p m e n t
Youth Employment Services (job referral D. Basic Medical and Dental Services
network) Ensure that all youth have convenient access to basic
Big Brothers/Big Sisters medical and dental services.Work with
Police Explorers administration of Beverly J.Martin School to
Youth horticulture apprentices through IHA/ support program to address basic health-care needs
Cooperative Extension/4-H at the school.
Sciencenter activities
After school programs at GIAC and BJM E. Other Ideas
Sports Teams Identify other opportunities such as baby-sitting
network;clubs-sports/social activities;evening
reading program, (involving Cornell,Ithaca College ,�
3. Objective and the community);teen discussion of life skills; j s _
Support the planning and development of youth Green team- (bring youth together over
activities. environmental activities);part-time teen employment
opportunities;camping trips;home schooling
A. Recording Studio connections;youth adult connections. ' `,.
Create a semi-professional recording studio operated
by youths,working with the Community Police
Officer. 4. Objective
B.Mural project Improve transportation options for Northside
youth.
Establish a youth artisans program,working with the
Community Police Officer. A.Transit Pass Program
C.Northside HeadStart program Support and continue the program to subsidize
transit passes for youths that need transportation to
Work with Tompkins Community Action to locate
an appropriate facility to replace the former attend after school programs.This program is in
danger of ending The Community Drug Task Force
HeadStart Center.The Center's building was
determined to be substandard and the program is a partner for this activity.
closed in spring 2002. B. Safety Education Program
Conduct a safety education program for youth,
working with the Ithaca Bicycle and Pedestrian
Advisory Committee to obtain grant funding.
4
I n f r a s t r u c t u r e
Infrastructure
4 ; 't y W - - 1 11 i 1 -
4-, ,7 / ,/
kr,. / / /A/ Dept. of Public Works Yard -• i_ I
i
GOAL >// \ 4/. c\\ \ Lj — . i Im rove the condition ' - _ L.11 p NYSEG Fencing > �' ----
quality and sustainability of ro / ,---\ . ---- -F"�_ ■ t =a
the neighborhood // , / j y IN
infrastructure,including ,',„. ,�/ / / �� { Potential Pedestrian
streets,sidewalks,curb cut �'A ! / `, Bridge
ramps, bridges,facilities and � i�' J yF _ = ,
L '
water and sewer services. ' �� - '\, ' '� _- r -_', = ,--
/ L-- -,c\,, ; .....-10. • ..., .. \ H_ IT_ r
1 * -63C e-,, •■` `' \ 1 — 111
�
-.A
0 375 750 1,500Feet
METADATA:
Created By:Joshua Abrams,6/2003, Source:Tompkins County ITS GIS Division
Projection:State Plane New York Central FIPS 3102
„ :s-, , ,
7 Northside : Turning the Corner
I n f r a s t r u c t u r e
Infrastructure DPW is also incompatible with its next-door neighbor,
the Children's Drop-In Center.
While Northside's infrastructure steadily improves,a
walk in the neighborhood exposes deficiencies in Residents noted the city's removal of the pedestrian
•
curbing,sidewalk connection and street drainage.This bridge over Cascadilla Creek without a plan for its
may be due to a combination of Northside's location on replacement was a setback. Constructed by the Groton
the city's northern fringe adjacent to NYS Route 13,its Bridge Company in 1907,the bridge exhibited the
industrial history and its construction on once swampy company's characteristic design and detailing.Its absence
land that was drained for development. In general, creates a gap in the neighborhood network of pedestrian
improvements have accompanied new development.The and bicycle connections. Perhaps more importantly,it
new street,sidewalk and neighborhood park that represents the loss of a visually distinctive and
accompanied Mutual Housing Association's construction significant historic resource. Its
in the 1990s most dramatically demonstrates the replacement is a neighborhood priority
improvements that have come from new development. �� .jr
Similarly,the Sciencenter construction was accompanied -1 — <*4 ( -t
f
t1
1 a �N'ii=i t � F r.,t - i ,
by new sidewalk and curbing.These and other ; i,ri,1,,i t,-t;,,t1 I44).,1.4, , ; It i,r'ii.A,,-;:-;:-..7._:,,-
1� ,+,,,
Improve the condition quality and le._ 1 l�� �i
recommendations to improve pedestrian and bicycle sustainability of the neighborhood Imo'
connections and to strengthen the neighborhood's visual
character were laid out in the partially completed infrastructure, including streets,
sidewalks, curb cut ramps, bridges
Nortbside Design Plan,written in 1990 by Trowbridge bridges, j i I
Associates. facilities and water and sewer services.
Residents hope that this bridge,designed by a Northside
Lingering problems include the lack of an adequate and resident will an Cascadilla Creek
attractive buffer between the neighborhood and NYS 1. Objective p
Route 13,missing sidewalk connection,incomplete Improve access for pedestrians,bicyclists and
curbing,and the continued use of land by the City of people with disabilities.
Ithaca's Department of Public Works, (DPW) for
storage and maintenance.The neighborhood views the A. Sidewalks and Curbs
DPW storage yard in particular as a land use Identify segments of sidewalks,crosswalks,curbs,
incompatible with Northside's predominant residential and curb cut ramps that need to be constructed,
character and undesirable in light of the negative traffic repaired or replaced.All new projects need to be
impact and considerable negative visual impact.The accessible for people with disabilities.
I n f r a s t r u c t u r e
Spotlight
B. Pedestrian and Bicycle Bridge over Cascadilla
THIRD STREET CROSSING Creek
Rebuild bridge over Cascadilla Creek at Monroe
Everyday,thirty thousand vehicles speed by Third Street while traveling on Street to provide a neighborhood link to Thompson
Route 13 making this intersection the busiest in Northside,and also a Park,the laundry mat,the pharmacy and the dentist
major entranceways to the neighborhood for pedestrians and motor on Cayuga Street.This will improve the
vehicles alike. neighborhood's link to the anticipated urban trail
system and will enhance the visual character of the
Northsiders and other Ithacans cross Route 13 to get to the Ithaca Farmers Market,the Northside neighborhood.
community gardens,the waterfront and Aldi Food.Unfortunately,the current arrangement does
not do justice to Northside.
Overgrown weeds welcome visitors to the neighborhood.Pedestrians must hurry across Route 2. Objective
13 because the light is too short.Even worse,walkers cannot easily see the stoplight from the
sidewalk so they do not know when they are supposed to start walking. Improve the condition and visual character of
the neighborhood infrastructure in conjunction
Residents envision improving the current intersection crossing or building a pedestrian bridge. with new development.
There are several steps to improve to improve the intersection.Cross walks,preferably with
textured pavement,would signal to cars that pedestrians use the intersection.A Walk/Don't Walk A. Street Design Guidelines
sign would also help residents know when they have right of way.Another possibility is to have a
pedestrian island in the middle of the road. Develop guidelines for improvement or
reconstruction of streets targeted in the city's streets
Alternatively,a pedestrian bridge would provide a safe crossing.This would remove pedestrians program.Areas of focus could be street widths,
from the roadway,eliminating conflicts.For a bridge to work,it must be architecturally consistent curbs,drainage,sidewalks,right of ways,lighting,
with the surrounding environment.
street furniture,stop signs,traffic flow,traffic speed,
In any case,because of its prominent place in the neighborhood and frequent use,fixing the 3rd landscaping and bike lanes.To the degree feasible,
Street and Route 13 intersection is a nei: •orhood priori the guidelines should address energy efficiency,
alternative modes of transportation,the pedestrian
experience and sustainable development.
B. NYSEG Fencing on NYS Route 13
Make recommendations to NYSEG on mitigating
the adverse visual impact of the chain link fence on
"" the east side of NYS Route 13,at the edge of the
Northside neighborhood.
24e7 ;
h
..'
b" N. Northside : Turning the Corner
I n f r as t r u c t u r e
C. Department of Public Works Spo t11gh t
Relocate the DPW facilities. Rebuild Franklin Street
with curbs,sidewalks,lights and street trees.Adapt DEPARTMENT OF PUBLIC WORKS YARD
buildings, storage areas,and parking for more
compatible uses with the neighborhood's The two biggest tourists attraction in Ithaca,the Farmers Market and
commercial and residential character.This work the Sciencenter,are connected by Franklin Street in the Northside.
could begin with a feasibility study and could include Unfortunately,this is one of the least attractive streets in Ithaca.
plans for interim screening around the yard to create
a more pedestrian-friendly streetscape. The Department of Public Works'Water and Sewer building is along the street.Bulldozers,
massive piles of gravel and oversized,unused sewer pipes are strewn about as if a young giant
forgot to put away his toys.While this was acceptable when the area was industrial,it is
3. Objective
incompatible with the current neighborhood.Heavy truck traffic cannot coexist with a
Investigate and repair deficient water and sewer childcare center,tourist attractions and housing.
systems.
Luckily,this is prime commercial land and there may be numerous opportunities to redevelop
A. Sewage Problems on Fourth Street this 2 acre parcel and increase the tax revenues of the city at the same time.Any
Investigate complaints of standing water and sewage redevelopment would have to be compatible with the community and ensure that pedestrians
smells on Fourth Street,north of Hancock Street. and non-motorized vehicles can safely use the street.
Repair as needed. �� �� z w ��
4. Objective
Coordinate with and provide input to the
Department of Public Works on upcoming
street projects.
A. First Street Reconstruction
Redesign and reconstruct First Street in conjunction
with DPW street work planned for the near future.
Provide input on design issues and construction
impacts so new design addresses traffic calming.
T r a n s p o r t a t i o n
Transportation or a more frequent and direct route to Cornell. Users of
public transportation questioned whether additional bus
Northside residents point to the neighborhood's location shelters could be installed in the neighborhood and
near downtown shops,services and entertainment as a suggested that shelters could also serve as venues for
major neighborhood strength.While the location displaying information about the neighborhood. It was
encourages pedestrian,bicycle and other alternative noted that the adoption of shelters by the neighborhood
modes of travel,accommodations for non-motorized could significantly reduce incidents of vandalism.
forms of travel are poor. Residents had particular
concern about Third Street and Hancock Streets, GOAL
followed closely by Cascadilla,First and Second Streets.
Neighbors cited four way stop signs,highly visual Drove multimodal connections and public
crosswalks and traffic calming devices as possible transportation to and from the Northside
GOAL methods of reducing the speed of motor vehicles in the Neighborhood. Take steps to ensure that safety,
Improve multimodal neighborhood and favorably viewed gateway treatments convenience and neighborhood quality of life are
connections and public as a way to welcome people to the neighborhood. considered in Northside's motor vehicle traffic system.
transportation to and from the
Northside Neighborhood.Take Route 13 has the highest volume of traffic in the county,
and thus it poses one of the greatest challenges to 1. Objective
steps to ensure that safety, ]? g g
convenience and neighborhood pedestrians and bicyclists traveling into the Improve public transportation.
quality of life are considered in neighborhood,and even more significantly to those
s motor vehicle
traveling to destinations on the west side of the street. A. Public Transportation
Northside's
traffic system. The five lane limited access highway has hampered Identify and address inadequacies in bus routes and
Northside's access to Aldi's-a discount supermarket;the scheduling of service working with Tompkins
Ithaca Farmers Market;Steamboat Landing and its Consolidated Area Transit(TCAT). Possible
surrounding public park;the Cayuga Waterfront Trail-a extensions could include a direct route from
multimodal recreational trail currently under Northside to the Cornell campus or to the Elmira
construction;the Community Gardens;and future retail Road shopping area.
development anticipated in Carpenter Park.
B.Bus Shelters
Northside residents expressed a desire for additional bus Construct shelters that provide protection from
stops,bus shelters and additional routes to and from the weather and beautify the neighborhood.Bus shelters
neighborhood. Cornell staff and students who reside in can also serve as venues for information about the
the Northside discussed the need for a commuter service Northside neighborhood.
4 p r
Northside : Turning the Corner
5 .
T r a n s p o r t a t i o n
2. Objective A. Option 1-Redesign Existing Intersection
Enhance the pedestrian's, the bicyclist's and the Relocate button to activate traffic signal and adjust
resident's experience in Northside by increasing timing to increase pedestrian crossing time and
safety and adding amenities. improve sense of safety across Route 13 at Third
Street. Define the intersection of Franklin Street,
A.Traffic Calming Third Street and Route 13 with construction of
Initiate participation in the city's traffic calming curbs,curb lawn and sidewalk. Consider cross walk
program.Likely locations for traffic calming include, and pedestrian refuge islands in to increase
but are not limited to,First Street,Third Street and pedestrian safety and comfort. Redesign pedestrian
Hancock Street. and bicycle waiting areas on either side of Route 13.
Delineate Third Street and Route 13 as a gateway
B. Bicycle Plan with appropriate treatments such as signs,
Develop strategies to implement the Ithaca Bicycle landscaping,paving and lighting. Propose this
l
Plan in the Northside and to connect the Northside project in the context of a larger plan to redesign
to the proposed Cayuga Waterfront Trail,possibly by Route 13 from Dey Street to Cascadilla Street.
closing the last block of Lake Avenue.Work with the {
g B.Option 2-Pedestrian Bridge
Bicycle and Pedestrian Advisory Council.
Partner with Cornell's Department of Civil
C. Speed Limit Engineering for assistance with design and cost
Help restart the Ithaca Neighborhoods Council and estimates.
join their efforts to gain legislative approval to
reduce the city's speed limit to 25 m.p.h..
4. Objective
D. Stop Sign
Reduce automobile traffic.
Add a four-way stop sign at the intersection of First
and Hancock Streets. A. Support Campaign to Promote Car-less Days
Provide information on benefits of reduced air
pollution,traffic and noise. Create incentive for
3. Objective those who participate in car-less days. Celebrate
Improve the intersection at Route 13 and Third achievements with a neighborhood event.
Street to reduce vehicular accidents and to
B.Facilitate Neighborhood Carpools.
provide safe pedestrian and bicycle access both
into the neighborhood and across Route 13.
N e i g h b o r h o o d O r i e n t e d R e t a i l
Neighborhood Oriented Retail Route 13,but would like to limit future commercial
development within the Northside to neighborhood-
GOAL oriented retail.
Retain and enhance existing There are four commercial plazas in Northside: the
- retail establishments and Clockworks plaza,the former Andy's plaza,Hancock Several Northside businesses sat on or worked with the
support recruitment of new plaza,and the P&C plaza.Northsiders appreciate that Northside Steering Committee to facilitate the planning
neighborhood-oriented they are the only city neighborhood served by a full process.The Northside Steering Committee continues to
retail. Encourage new service grocery store. Additional businesses include the work with business owners and in the near future will
businesses to locate in Bowl-O-Drome and Pangea Restaurant both located on likely organize a business owner's focus group.Other
existing retail centers while Third Street and Gimme! Coffee on the corner of partners in this work include the Ithaca Downtown
paying attention to Cascadilla and Cayuga.Although these businesses can Partnership and the Chamber of Commerce.
neighborhood needs and present varying degrees of conflict with the residential
nature of the neighborhood,like property maintenance
visual compatibility. GOAL
and traffic,the neighborhood generally views them as
assets.Most Northside residents anticipate the likelihood Retain and enhance existing retail establishments and
of additional commercial development on NYS support recruitment of new neighborhood-oriented
retail. Encourage new businesses to locate in existing
retail centers while paying attention to neighborhood
Retail needs and visual compatibility to promote pedestrian-
r / V g. sue- ;: oriented retail.
1. �/ �''sE - 1. Objective
�/ ® �O �.s __ { = Retain existing commercial centers and plazas
/L 4 In_ - a and improve their visual compatibility with the
�. so.. surrounding neighborhood.
• .. ..
,/ate. Yom'.4`000 ii_ us
I1 r
' °∎'a**0s:�� 1 . A. Retailers'Meeting
/ • ,7M': ` ;Via Organize a meeting with local retailers to acquaint
....—.w nn s .tin all I In n- s -11"1 h 1q
and involve them with the Northside Neighborhood
0 2scsoil onet Q Commercial Areas - - Planning Initiative.This meeting could provide a
METADATA:Created By Joshua Abrams,612003, forum to identify mutual goals and objectives and to
Source:Tompkins County ITS GIS Division
Projection:State Plane New York Central FIPS 3102 share ideas and concerns.
5,M��a 4,
Northside : Turning the Corner
N e i g h b o r h o o d O r i e n t e d R e t a i l
B.Third Street Corridor Plan Sp o tligh t
Create a physical plan to revitalize commercial areas
within or adjacent to the Third street corridor. Such P&C
a plan would include land use evaluation and design
guidelines and may be supported by additional The owner of the P&C plaza,a third generation Northsider,was
reports such as a parking study,a land use evaluation energized by the neighborhood planning process.
and a market study.Areas include the Hancock Plaza,
the former Pal's retail store (now Finger Lakes At the Neighborhood Summit he responded enthusiastically to residents ideas about
Physical Therapy),the Bowl O Drome and the redeveloping the plaza to better meet the needs of Northsiders.While residents
Franklin Street area.Adjust the zoning to ensure that appreciate having access to a full service supermarket,they have concerns about
new developments are neighborhood and pedestrian
friendly. property maintenance and litter. The owner worked with students for three months
to produce a plan to improve the site.The plan calls for new stores,new landscaping
C. P&C Plaza and renovations.One block of Lake Avenue would be replaced with a landscaped
Work with property owner to improve the visual pedestrian walkway and outdoor patio and eatery.
condition of the plaza,including appearance and
functioning of the parking lot. Support efforts to The plans are currently on hold because of financial issues t th ,but re
intensify use of the P&C parcel including possible property owner hopes to break ground in Fall 2004.
expansion of retail outlets,development of office _ x
space and the possible inclusion of a community
center. 1
D. Codes j`„�
Develop adequate commercial building upkeep codes 1 €�
P ae 9 g u p p , ` ... Rt•.
to ensure that businesses and commercial properties
""?� -:- ---f 34,1
are well maintained. A -.
PlockEADM
...• ., rxur r x&
P u b l i c S a f e t y
Public Safety Other residents are less enthusiastic about the direct
campaign on the perceived drug problem. Many do not
In the early 1990's the Northside neighborhood see public safety as a predominant neighborhood
organized a Second Street Neighborhood Watch group. weakness and are concerned that such focus can
The group coordinated with the Ithaca Police present a negative perception of the neighborhood. Still
Department's (IPD) Community Policing Unit for a some are concerned that focus on perceived criminal
GOAL foot patrol officer to be assigned to the Northside beat. activity could lead to discrimination on the basis of
Neighbors were concerned with a rise in open air drug class,cultural or racial differences.The Steering
Promote public safety and dealing and associated fears of violence and Committee has had several frank discussions centered
strengthen the reality that neighborhood decline.This partnership worked well in on these different views. Members have agreed to
the Northside neighborhood terms of reducing the level of observed activity and in continue discussions and to consider sensitivity training
provides a good terms of increasing the sense of safety and control to increase the effectiveness of outreach,
environment in which to live, over the situation.The later 1990's brought changes to communication and future planning within the
to purchase a home,to raise the community-policing program resulting in the neighborhood and among the smaller group.
a family and to support rotation of officers into the unit. Some residents felt
community activities.
tY that this shift undercut gains made under the earlier GOAL
arrangement and weakened the communication link
with the IPD. Promote public safety and strengthen the reality that
the Northside neighborhood provides a good
environment in which to live, to purchase a home, to
. raise a family and to support community activities.
1. Objective
._ � � * Acquire a first-hand understanding of the level and
type of illegal activity in the neighborhood.
A.Neighborhood Block Watch
Organize a neighborhood block watch program
with assistance from the Ithaca Police Department.
; 5,f
'- Northside : Turning the Corner
I n f r as t r u c t u r e
C. Department of Public Works Sp o tllgh L
Relocate the DPW facilities.Rebuild Franklin Street
with curbs,sidewalks,lights and street trees.Adapt DEPARTMENT OF PUBLIC WORKS YARD
buildings,storage areas,and parking for more
compatible uses with the neighborhood's The two biggest tourists attraction in Ithaca,the Farmers Market and
commercial and residential character.This work the Sciencenter,are connected by Franklin Street in the Northside.
could begin with a feasibility study and could include Unfortunately,this is one of the least attractive streets in Ithaca.
plans for interim screening around the yard to create
a more pedestrian-friendly streetscape. The Department of Public Works'Water and Sewer building is along the street.Bulldozers,
massive piles of gravel and oversized,unused sewer pipes are strewn about as if a young giant
forgot to put away his toys.While this was acceptable when the area was industrial,it is
3. Objective
incompatible with the current neighborhood.Heavy truck traffic cannot coexist with a
Investigate and repair deficient water and sewer childcare center,tourist attractions and housing.
systems.
Luckily,this is prime commercial land and there may be numerous opportunities to redevelop
A. Sewage Problems on Fourth Street this 2 acre parcel and increase the tax revenues of the city at the same time.Any
Investigate complaints of standing water and sewage redevelopment would have to be compatible with the community and ensure that pedestrians
smells on Fourth Street,north of Hancock Street. and non-motorized vehicles can safely use the street.
Repair as needed.
4. Objective
Coordinate with and provide input to the
Department of Public Works on upcoming
street projects.
A. First Street Reconstruction
Redesign and reconstruct First Street in conjunction
with DPW street work planned for the near future.
Provide input on design issues and construction
impacts so new design addresses traffic calming.
�x m
S u s t a i n a b i l i t y
•
3. Objective Sp o tligh t
Improve neighborhood access to locally grown NORTHSIDE FOOD NETWORK
': food.
A. Community Supported Agriculture (CSA) Northside Neighborhood Association (NNA) residents developed
a growing interest in equal access to healthy food in their
Aggressively promote CSA to improve nutrition,
community.
support area family farms,reduce transportation of
food products,and connect Northside food They took action by acquiring a grant from the NY Hunger Action Network to
consumption to local food production. implement programs that address these concerns. The Northside Food
B.Youth Program Network(NFN) is amulti-organizational collaboration between the NNA and
Cornell Cooperative Extension (CCE) designed to bring quality,locally
Organize area youth to participate in community produced food to more lower income residents of Northside Neighborhood.
gardening/organic business,possibly modeled on the
Food from the Hood program or partner with The Northside Food Network seeks to connect Northside residents,area
Cooperative Extension's Garden Mosaics program. growers,community gardeners,neighborhood gardeners,farmer's market
vendors,nutrition educators,and the existing social networks in the following
new ways:
ryf�+ ya �� 9 9 , 1
_. ' ' �� h k � `, Northside CSA (Community Supported Agriculture) - Membership is offered
' ��j
t at low rates.
We-Pick Days - Free field trips to area farms to ick fruits and vegetables
with a follow up cooking or food preservation workshop with CCE Staff.
Northside Afternoon Market A discount produce sale at the IHA with
. produce from participating Ithaca Farmer's Market vendors.
Grow a Row-A collection system to bring surplus from the Ithaca
Community Garden and other neighborhood gardens to the food pantry at the
Baptized Church of Jesus Christ of the Apostolic Faith on First Street.
` Community Meals- Free neighborhood meal events for the neighborhood,
by the neighborhood,and in the neighborhood.
(4A.The Sciencenter is a welcome addition to the neighborhood.
� `n �u
I m p l e m e n t a t i o n L e a d
Northside City Other
Community Building Community Building Open Space
IN Increase Social Opportunities Find Space for Community Center Organize Gardeners Association and Pruners
0 Continue Newsletter Brigade
• Develop Neighborhood Open Space
'., Organize Pruners Brigade Housing
Open Space Improve Cascadilla Creek Assist First Time Home Buyers
Organize Gardeners Assn and Pruners Brigade Make Third Street a Gateway Identify Funding for Home Rehabilitation
Improve landscaping at Haley Park Carryout Holiday in April(Community Build
Housing Home)
Housing Study Possibility of Home Businesses Provide Assistance for Low-income Rental Rehab
Increase Communication between Neighborhood Increase Code Enforcement
and Code Enforcement Strengthen Property Maintenance Ordinance Youth
Identify Properties to Include in Neighborhood Better connect IHA to rest of NS (and vice versa) Develop Youth Activities Catalogue
Housing Program Support Porch Program at IHA Conduct Youth Survey
Support NYSERDA Energy Grant Hold Youth Summit
Youth Provide Youth Internships
Youth Improve Transportation Options for Youth Develop More Youth Activities
Develop Youth Activities Catalogue Conduct Safety Education Program Provide Basic Medical and Dental Services to Youth
Conduct Youth Survey
Infrastructure Infrastructure
Infrastructure Add Pedestrian Bridge over Cascadilla Coordinate with DPW on Reconstruction of First
Address NSYEG Fencing Issue Coordinate with DPW on Reconstruction of 1st Street
Street
Transportation Add Sidewalks Where Necessary Transportation
Reduce Automobile Traffic Address Water Drainage and Sewage Issues Identify Opportunities to Expand Bus Service
Support Ithaca Bicycle Plan Create New Street Design Guidelines Construct Bus Shelters
Support Effort to Reduce Speed Limit Relocate DPW/Water Department Facilities Reduce Automobile Traffic
Neighborhood-Oriented Retail Transportation Neighborhood-Oriented Retail
Hold Retailers Meeting Reduce Automobile Traffic Redevelop P&C Plaza
• Initiate Traffic Calming Public Safety
Public Safety Improve Third Street and Rt 13 Intersection Develop Information about Substance Abuse
• Organize Block Watch Resources
.d Conduct Security and Safety Survey Neighborhood Retail
Develop Third Street Corridor Sustainability
Sustainability Work with Sciencenter to Develop Activities about
Encourage Energy Efficiency Public Safety Sustainability
Increase Food Security Develop Data Reporting,and Police Procedure Info
Promote Community Supported Agriculture Develop Group Buying Program
Organize Youth to Participate in Gardening Study Physical Environmental Design for Safety
Explore Options of Co-housing Improvements
Develop Energy Conservation Demo Center
Sustainability
Organize"Green Build"Exposition
Northside : Turning the Corner
N '
,tom
CITY OF ITHACA D3
1" •wk.. *:,16%, 108 East Green Street 3rd Floor Ithaca,Nev
f•t fSTI'' '':)
DEPARTMENT OF PLANNING AND DEVELOPMENT
gpQq,7EO`= 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 and Economic Development Committee
From: Tim Logue, Neighborhood and Economic Development Planner
Date: October 8, 2003
Re: Planned Unit Development (PUD) Ordinance
Please find attached a revised Planned Unit Development (PUD) ordinance
proposal. I have tracked only the changes that I have made since last month's
meeting; the changes are based on comments received from the committee as
well as the general public. Also attached are the Long Environmental
Assessment Form, draft resolutions for lead agency and a declaration of no
significant environmental impact, a revised schedule, and comments from the
County Department of Planning. If the committee chooses to move this
legislation to Common Council, I will work with the Attorney's Office to format
the PUD as a separate Article in the Zoning Ordinance before the November 5th
meeting.
Comments from the September 8th Conservation Advisory Council meeting are,
"PUD Ordinance: NICE WORK. Thresholds OK @ > 60K sq ft undeveloped, >
20K redevelopment. Strengths: Project specific with control and oversight of
legislature. More flexibility and give 86 take in development review process."
I have spoken with staff in the following cities in New York about their PUD
ordinance: Ogdensburg, Batavia, Plattsburgh, and Saratoga. Ogdensburg has
had a positive experience with their PUD, using it for waterfront redevelopment
and the conversion of old manufacturing sites into moderate density
residential. Batavia has not used their PUD much in the past 10 years; the
staff person thought the hospital, office and condominium projects that were
developed as PUDs were successful. Plattsburgh has used their PUD to
redevelop parts of the closed Air Force base and has had a positive experience
in redeveloping their waterfront. Saratoga has seen 8 PUDs over the past 20
years, both commercial and residential. The planner I spoke with said that the
City is trying to discourage the use of the PUD because they have adopted a
New Urbanist transect zoning code and they feel there is enough flexibility in
the new code. He didn't think they got bad projects with a PUD, but that the
multitude of separate zones became somewhat cumbersome.
"An Equal Opportunity Employer with a commitment to workforce diversification." 0
One issue raised at last month's meeting was the impending state enabling
legislation for Planned Unit Development districts. I have contacted Barbara
Lifton's office and she sent me a copy of the legislation. It very simply enables
New York State cities, towns, and villages to create Planned Unit Development
districts. The legislation was made law on July 29, 2003, but does not go into
effect until July 1, 2004. That said, there is no reason that the City of Ithaca
cannot adopt a PUD ordinance at this time. Though there is no specific
enabling legislation in effect yet, there is a considerable amount of case law
built up around the PUD in New York State, all in support of a city's ability to
create and use a PUD district under the general zoning powers granted in the
state General City Law. I have spoken with the City Attorney on this issue and
she is confident that the City has the power to adopt a PUD ordinance. The
specific PUD enabling legislation that will go into effect next year will only
reinforce and clarify the City's ability to create such a zone. The new section for
the General City Law will read,
"§81-f. Planned unit development zoning districts. A city legislative body,
except in a city having a population of more than one million persons, is
hereby authorized to enact, as part of its zoning local law or ordinance,
procedures and requirements for the establishment and mapping of
planned unit development zoning districts. Planned unit development
district regulations are intended to provide for residential, commercial,
industrial, or other land uses, or a mix thereof, in which economies of
scale, creative architectural or planning concepts and open space
preservation may be achieved by a developer in furtherance of the city
comprehensive plan and zoning local law or ordinance."
Cc: Norma Schwab, City Attorney
Schedule for Creating a Planned Unit Development Ordinance
II !II �,g _ 9 ;� - ,. �E EE s- is
.uga:". a m t..s `
1 Plannin• Committee Mailin. 8/14/2003 Mail Conceit Memo and Draft PUD X
Discussion on the proposal to create a planned unit
2 Plannin• Committee Meetin• 8/20/2003 development X
Circulate EAF for Comments and Distribute EAF to CAC, Planning Board, County
3 GML Review 8/26/2003 Plannin• Commissioner, GML Review, etc. X
4 CAC Meetin• 9/8/2003 Discussion and Comments X
Draft PUD Ordinance, Resolutions for lead agency and
5 Planning Committee Mailing 9/12/2003 neg dec.,cover memo, and Long Environmental X
Assessment Form, any comments
6 Plannin. Committee Meetin. 9/17/2003 Discussion X
7 Plannin• Board Meetin• 9/23/2003 Discussion and Comments X
8 Plannin. Committee Meetin. 10/15/2003 Discussion and Recommendation
9 Notice of Public Hearin. 10/17/2003 Leal Notice printed in Ithaca Journal
Draft PUD Ordinance, Resolutions for lead agency and
10 Common Council Mailing 10/31/2003 neg dec., cover memo,and Long Environmental
Assessment Form,any comments
11 Common Council Meeting 11/5/2003 Public hearing/adoption of legislation
Documents to be Completed
X Draft PUD
X Concept Memo
X EAF
X Resolution to declare lead agency
X NegDec Resolution
9-Oct-03
10;8/20039454003
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF ITHACA,
CHAPTER 325, ENTITLED "ZONING" TO ESTABLISH PLANNED UNIT
DEVELOPMENT 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 Planned Unit Development (PUD) district .
Section 1 . Declaration of Legislative Authority, Findings and
Purpose. This ordinance is enacted pursuant to the authority and
provisions of the New York State General City Law to promote
public health, safety and welfare and the most desirable use of
land, to conserve the value of buildings, and to enhance the
value and appearance of land throughout the city. As of July 1,
2004 , this ordinance will also be enacted pursuant to the
authority and provisions of New York State General City Law
§81-f, Planned Unit Development Zoning Districts, which was made
law on July 29, 2003 . The Common Council finds that this
Ordinance :
1 . Will permit flexibility in the application of land
development regulations that will encourage innovative
development and redevelopment for residential and
nonresidential purposes so that a growing demand for
other housing and other development and land use may be
met by variety in type, design, and layout of dwellings
and other buildings and structures, including traditional
neighborhood development .
2 . Will provide flexibility in architectural design,
placement, and clustering of buildings, use of open
areas, provision of circulation facilities, including
pedestrian and bicycle facilities and parking, and
related site and design considerations .
3 . Will encourage the conservation of natural features,
preservation of open space and critical and sensitive
areas, and protection from natural hazards .
4 . Will provide for efficient use of public facilities .
5 . Will encourage and preserve opportunities for energy-
efficient development and redevelopment .
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10/8/20039/25/2003
6 . Will promote attractive and functional environments for
nonresidential areas that are compatible with surrounding
land use.
Section 2 . Chapter 325, Section 325-3 of the Municipal Code of
the City of Ithaca is hereby amended to add the definition of
Planned Unit Development as follows, "One or more lots, tracts,
or parcels of land to be developed as a single entity, the plan
for which may propose density or intensity transfers, density or
intensity increase, mixing of land uses, or any combination
thereof, and which may not correspond in lot size, bulk, or type
of dwelling or building, use, density, intensity, lot coverage,
parking, required common open space, or other standards to
zoning use district requirements that are otherwise applicable
to the area in which it is located. "
Section 3 . The application of the Planned Unit Development
ordinance to a proposed development :
1 . Shall be by the owner of the property or properties, or
shall be made with the approval of the owner or owners of
the property or properties, as demonstrated by submission
to the City of Ithaca of a signed "Owner' s Authorization"
by the applicantshall not depend upon whether the
development ha3 one owner or multiple owncrc;
2 . Shall be limited to development that is equal to or
greater in land area than 60, 000 square feet for
undeveloped land or 20, 000 square feet for redeveloped
land.
3 . Shall be consistent with and work towards the
implementation of the City of Ithaca Comprehensive Plan,
as amended from time to time.
Section 4 . Application procedure; zoning approval process .
Whenever any Planned Unit Development is proposed, before any
permit for the erection of a permanent building in such Planned
Unit Development shall be granted, the developer or the
developer' s authorized agent shall apply for and secure approval
of such Planned Unit Development in accordance with the
following procedures .
A. Application for sketch plan approval .
1 . A pre-submission conference between the applicant and
staff of the Department of Planning and Development
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1.0'8/20039/25/2003
may be held to discuss the proposal, outline the
review procedure and required submissions and inform
the applicant of minimum standards and potential city
concerns of the conceptual project . This step may be
beneficial because the applicant will learn about his
or her responsibilities before expending significant
resources regarding the project .
2 . In order to allow the Planning and Development Board
and the developer to reach an understanding on basic
design requirements prior to detailed design
investment, the developer shall submit a sketch plan
of the proposal to the Planning and Development Board.
The sketch plan shall be approximately to scale,
though it need not be to the precision of a finished
engineering drawing, and it shall clearly show the
following information:
a) The boundaries and included tax parcels in the
proposed Planned Unit Development .
b) The location of the various uses and their areas in
square feet .
b) c) The general outlines of the interior roadway
system, including parking and service/delivery
areas, and all existing rights-of-way and
easements, whether public or private.
c) d) Delineation of the various residential areas
indicating for each such area its general extent,
size and composition in terms of total number of
dwelling units, approximate percentage allocation
by dwelling unit type (e.g. , single-family
detached, duplex, townhouse, garden apartments,
etc . ) ; and general description of the intended
market structure (e.g. luxury, middle income, low
and moderate income, elderly, family, student,
etc . ) plus a calculation of the residential density
in dwelling units per gross acre (total area
including roadways) for each such area.
d-)-e) The interior open space system.
c) f) The overall drainage system.
f) g) If grades exceed 3% or portions of the site have
a moderate to high susceptibility to erosion,
flooding and/or ponding, a topographic map showing
contour intervals of not more than five feet of
elevation, or as may be reasonably required by the
Planning & Development Board, along with an overlay
outlining the above susceptible soil areas, if any.
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105/200:9/25 2003
(J4-11) Principle ties to the community at large with
respect to transportation, water supply and sewage
disposal .
h)-i) General description of the provision of fire
protection services .
i) j ) A location map showing general location within
the City of Ithaca (e.g. , a City-wide map or a USGS
quadrangle map highlighting the proposed
development site would be acceptable) .
+-)-k) A context map showing building footprints, uses
and ownership of all properties within 200 feet of
the boundaries of the proposed PUD site .
3 . In addition, the following documentation shall
accompany the sketch plan at the request of the
Planning and Development Board:
a) Evidence that the proposal is compatible with the
goals of the City Comprehensive plan.
b) A general statement as to how common open space is
to be owned and maintained.
c) If the development is to be staged, a general
indication of how the staging is to proceed.
Whether or not the development is to be staged, the
sketch plan shall show the intended total project .
d) Other plans, drawings or specifications as may be
required for an understanding of the proposed
development .
4 . The Planning and Development Board shall review the
sketch plan and its related documents and shall render
either a favorable report to the Common Council or an
unfavorable report to the applicant .
a) A favorable report shall be based on the following
findings which shall be included as part of the
report :
i . the proposal conforms to the Comprehensive Plan
ii . the proposal meets the intent and objectives of
a Planned Unit Development as expressed in
Section 1 (above)
iii . the proposal is conceptually sound in that it
conforms to accepted design principles in the
proposed functional roadway and pedestrian
system, land use configurations, open space
q:\planning\projects\zoning\pud\pud zoning ordinance.doc 4
10/8/20039!25;2003
system, drainage system and scale of the
elements both absolutely and to one another
iv. there are adequate services and utilities
available or proposed to be made available for
the development
b) An unfavorable report shall state clearly the
reasons therefore and, if appropriate, point out to
the applicant what might be accomplished in order
to receive a favorable report . The applicant may,
within 10 days after receiving an unfavorable
report, file an application (an appeal) for PUD
districting with the City Clerk, who shall notify
the Mayor to bring the matter to the next Common
Council meeting.
5 . The Planning and Development Board shall submit its
report within sixty-five (6564) days of a submittal of
receiving a sketch plan application to the Department
of Planning and Development . If no report has been
rendered after sixty-five (65-64) days, the applicant
may proceed as if a favorable report were given to
Common Council .
B. Application for PUD districting
1 . Upon receipt of a favorable report from the Planning
and Development Board, or upon an appeal from an
unfavorable report, Common Council shall conduct a
public hearing for the purpose of considering PUD
district for the applicant' s plan, said public hearing
to be held within 35 days of the receipt of a
favorable report or the decision on appeal from an
unfavorable report . Notice of this hearing shall be
served by the city to the public at least fifteen (15)
days before the date of such hearing, by means of a
legal notice in the official newspaper of the City of
Ithaca. The public hearing shall be held by the Common
Council in accordance with its own rules and General
City Law §83 .
2 . Common Council shall refer the application to the
Tompkins County Planning Department for its analysis
and recommendation pursuant to the provisions of
§239-1 and §239-m of the General Municipal Law, if
applicable. Common Council shall give the Tompkins
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10,8/20039/25/A03
County Planning Department 30 days to render its
report .
3 . In considering an application for a Planned Unit
Development district, Common Council shall comply with
the provisions of the New York State Environmental
Quality Review Act and the City of Ithaca
Environmental Quality Review Ordinance.
4 . Within 45 days of the public hearing, Common Council
shall render its decision on the application.
C. Zoning for Planned Unit Development . If Common Council grants
the PUD districting, by an ordinance duly adopted, the Zoning
Map shall designate the proposed area as "Planned Unit
Development (PUD) District Number . " Common Council shall
state at this time its findings with respect to the land use
intensity and/or dwelling unit density. Common Council may, if
it feels it necessary in order to fully protect the public
health, safety and welfare of the community, attach to its
zoning resolution any additional conditions or requirements for
the applicant to meet . Such requirements may include, but are
not limited to:
1 . visual and acoustical screening
2 . land use mixes
3 . sequence of construction and/or occupancy
4 . circulation systems (vehicular, bicycle, and pedestrian) ,
including parking and service/delivery areas
5 . protection of natural and/or historic sites
6 . the amount, location, and proposed use of common open
space;
7 . the location and physical characteristics of the proposed
Planned Unit Development;
8 . the location, design, type, height, and use of structures
proposed;
9 . traditional neighborhood development provisions intended
to ensure:
a) The creation of compact neighborhoods oriented toward
pedestrian activity and including an identifiable
neighborhood center, commons or square;
b) a variety of housing types, jobs, shopping, services,
and public facilities;
c) residences, shops, workplaces, and public buildings
interwoven within the neighborhood, all within close
proximity;
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d) a pattern of interconnecting streets and blocks,
preferably in a rectilinear or grid pattern, that
encourages multiple routes from origins and
destinations;
e) a coordinated transportation system with appropriately
designed facilities for pedestrians, bicyclists,
public transit, and automotive vehicles;
f) preservation, restoration, and maintenance of historic
buildings that physically express the history of the
City of Ithaca unless it is shown that the building' s
condition prohibits preservation, restoration,
renovation, or reuse;
g) natural features and undisturbed areas are
incorporated into the open space of the neighborhood;
h) well-configured squares, greens, landscaped streets,
and parks are woven into the pattern of the
neighborhood;
i) public buildings, open spaces, and other visual
features act as landmarks, symbols, and focal points
for community identity;
j ) compatibility of buildings and other improvements as
determined by their arrangement, bulk, form,
character, and landscaping to establish a livable,
harmonious, and diverse environment; and
k) public and private buildings that form a consistent,
distinct edge, are oriented towards streets, and
define the border between the public street space and
the private block interior.
Section 5 . Site Plan Review. Site plan approval for all Planned
Unit Developments shall be obtained in accordance with Chapter
276 of the City Code, Site Plan Review.
Section 6 . Regulation after initial construction and occupancy.
For the purposes of regulating development and use of property
after initial construction and occupancy, the approved final
site plan shall serve in lieu of other provisions of this
chapter as the use, space and bulk, yard, parking and other land
use regulations applicable to the Planned Unit Development
district . Any changes other than use changes shall be processed
as a change to an approved site plan, in accordance with §276-6
(C) . Use changes shall also be in the form of a change to an
approved site plan except that the Planning and Development
Board shall have the opportunity to make a recommendation to
Common Council and that Common Council approval shall be
required. It shall be noted, however, that properties lying in
Planned Unit Development districts are unique and shall be so
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considered by the Planning and Development Board or Common
Council when evaluating these requests; maintenance of the
intent and function of the planned unit shall be of primary
importance.
Section 7 . Expiration of permit . All permits shall become null
and void, and the Zoning Map amendment revoked and restored to
the zoning designation to which the district had been prior to
the PUD application, if construction has not started within
three (3) years of the date of final site plan approval .
However, the applicant may petition the Planning and Development
Board before the expiration date for an extension of no more
than two (2) years . If the applicant can demonstrate substantial
investment or reasonable progress towards construction to the
Planning and Development Board, the extension shall not be
unreasonably denied. Additional extensions may also be granted
by the Planning & Development Board.
q:\planning\projects\zoning\pud\pud zoning ordinance.doc 8
Tompkins County
DEPARTMENT OF PLANNING
121 East Court Street
Ithaca,New York. 14850
Edward C.Marx,AICP Telephone(607) 274-5560
Commissioner of Planning Fax (607) 274-5578
September 12, 2003
Ms. Jennifer Kusznir,Economic Development Planner
City of Ithaca
108 East Green Street
Ithaca,NY 14850
Re: Review Pursuant to §239 -1 and-m of the New York State General Municipal Law
Action: Zoning Ordinance Amendment to add a Planned Unit Development Ordinance
Dear Ms.Kusznir:
This letter acknowledges your referral of the proposal identified above for review and comment by the
Tompkins County Planning Depaituuent pursuant to §239 -1 and-m of the New York State General
Municipal Law. The Department has reviewed the proposal, as submitted, and has determined that it may
have negative inter-community, or county-wide impacts as described below. We recommend modification
of the proposal. If the Board does not incorporate these recommendations into its approval, such approval
will require a vote of a supermajority(meaning a majority plus one) of all members of the decision-
making body.
The Department offers the following recommendation on this proposal:
You should include a requirement that the proposed density is compatible with either the underlying
zoning district or the surrounding uses. This could be added to the criteria for which a favorable report
could be issued by the Planning and Development Board (Section 5). The PUD is intended to provide
flexibility in redeveloping abandoned properties. However, we believe that some density requirement will
ensure that the proposed development is compatible with the scale of the surrounding properties.
Please inform us of your decision so that we can make it a part of the record.
Sincerely,
1
Edward C. Marx, AICP
Commissioner of Planning
•n
09/17/2003
Some Comments Regarding the Proposed PUD Zoning Ordinance Amendment
Good Evening,
I am making these comments on behalf of a sub-committee of Fall Creek Neighborhood
Association residents who have some concerns, recognizing that the Ithaca Gun site
might well be the test case for a PUD zone. I should also mention that I served for 6
years on the Planning and Development Board under the Nichols administration.
I should state that we had a copy of the proposed legislation but did not have a copy of
the LEAF.
These are some of the concerns regarding the proposed PUD.
Both the intended"advantages"to the"public"and the criteria for determining whether a
project is eligble for this type of zoning is too vague. A PUD zone has no maximum
density or height limit.
Terms like"innovative development", "flexibility in architectural design"and "attractive
and functional environments"puts most the determination of appropriateness and work-
load on an already stretched Planning staff and Planning Board.
The PUD zoning district can be placed anywhere in the City,and as the language
currently reads, without even a public hearing until the proposal has already gone through
the Planning Board"approval"process.
The assurance that the PUD must be compatible with the Comprehensive Plan offers little
security as we know the Plan can be changed. Zoning districts can be changed. Its hard
to imagine how a PUD could be changed
Typically PUD districts are used in suburban or undeveloped areas. We would like to
urge that the Planning staff provide Council with some specific examples of successful us
PUDs in communities such as the City of Ithaca and to identify specific sites within the
City that might be eligible. We also would like to know how the threshold lot sizes were
determined.
Lastly we would like to know why a Mayor and Common Council that has only 3 months
left in office is apparently fast-tracking a piece of legislation that can't take effect until
July of 2004. This proposal has too many far-reaching implications for the entire city to
be voted on ahead of the enabling legislation taking effect and without answers to these
questions.
S%1 cj i4 i t nS
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: Planned Unit Development Ordinance
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
Namojaud Address if Owner (If Na to '`14� 1 4 4
D'OfiiTent) ,<
(4i$1°tlllage: State ZIP-) )k �; ..
Business Phone e d b
Type of Project: Proposal to create a planned unit development
ordinance
Please Complete Each Question--Indicate N.A. if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1! cter o theilanitt, uniform,slope
NIA
GenerallyunevenAand rolling or irregular
2. Present Land Use: Urban Industrial Commercial Public Forest
Agricultural Other: N/A
J-':4 Acres X square-feet hos rr units a� llofwin section
Ttit o piroJ t a so I4 nimum o 60,000 SF for and lope+ l o
'g`�of 20, 11 SF for redevelopoland t4 ::
Approximate Area (Units in question 3 apply to this Presently After Completion
section) N/A
a.Meadowoor Bralland:'
. . ° N/A: ;' NSA
b. Wooded N/A N/A
e. Agricultural I N/A N/A
d. Wetland (as per Articles 24 of ECL) N/A N/A
,e `Water Surface Area I /A N/A..
Page 1 of 12
If Public N/A ! N/A
g. Water Surface Area I N/A N/A
[h Unvegetated (rock, earth or fill) N/A N/A
e
i. Roads, buildings and other paved surfaces N/A j N/A
jj. Other(indicate type)
4a. What is predominant soil type(s)on N/A
project site? e.g. HdB,silty loam, etc.
4b. Percentage well drained: Moderately:
well drained: Poorly drained: N/A
5a. Are there bedrock outcroppings on;project-site? IN/A
J5b. What is depth of bedrock? (feet) N/A
15c. What is depth to the water table? (feet) N/A
6. Approximate percentage of proposed project site 0-10%: N/A 10-15%: N/A 15% or
with slopes: greater: N/A
7. Do hunting or fishing opportunities presently exist N/A
in the project area? I
8. Does project site contain any species of plant or N/A
animal life that is identified as threatened or Identify each species: N/A
endangered?
9. Are there any unique or unusual landforms on the N/A
project site? (i.e., cliffs, other geological formations?. iDescribe: N/A
10. Is project within or contiguous to a site N/A
designated a unique natural area or critical Describe: N/A
environmental area by a local or state agency?
11. Is the project site presently used by the N/A r
community or neighborhood as an open space or
recreation area?
12. Does the present site offer or include scenic N/A
views known to be important to the community?
13. Is project contiguous to,or does it contain a [N/A
building or site listed on or eligible for the National if Yes Explain: N/A
or State Register of Historic Places?
or designated a local landmark or in a local N/A
landmark.district?
14. Streams within or contiguous to project area: a. Names of stream or name of river j
N/A to which it is tributary: N/A E
15. Lakes,ponds, wetland areas within or contiguous I a. Name: N/A
to project area N/A
lb. Size(in acres): N/A
Page 2 of 12
16. What is the dominant land use and zoning N/A
classification within a 1/4-mile radius of the 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 solid IN/A
or hazardous wastes? l if Yes,Describe: N/A
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: N/A or square feet: N/A
1. b Project acreage developed: Acres initially: N/A Acres ultimately: N/A
1. c. Project acreage to remain undeveloped: 0
1. d. Length of project inmiles: (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
building square footage: developed acreage: .
1. f.Number of off-street parking spaces existing:proposed: N/A
1. g. Maximum vehicular trips generated per day: and per hour: (upon completion of
project). N/A
1.h. Ifresidential:Number and typeof;housing units(not structures): N/A
One Family Two Family Multiple Family Condominium
Initial
Ultimate
If non-residential, Orientation: Commercial Industrial
Neighborhood City Regional.--Estimated Employment N/A
1. i. Total height of tallest proposed structure: feet. N/A
12. Specify what type of natural material (i.e. rock, earth;etc.)and how much will be
removed from 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:
acres, what type? N/A
4. Will any mature trees or other locally important vegetation be removed by this project?
N/A
5. Are there any plans for re-vegetation to replace that removed during construction? N/A
6. If single-phase project:N/A
Page 3 of 12
Anticipated period of construction months, (including demolition)N/A
7. If multi-phased project
7. a. Total number of Abases anticipated: N/A
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
17. d. Is phase one financially dependent on subsequent phases? N/A
18. Will blasting occur during construction? N/A if Yes,explain N/A
19. Number of jobs generated: during construction after project is completed ". N/A
10. Number of jobs eliminated by this project: N/A Explain: N/A
111. Will project require relocation of any projects or facilities? No; if Yes, explain N/A
12. a. Is surface or sub-surface liquidwaste disposal involved?N/A
12, b. If Yes, indicate type of waste (sewage, industrial, etc) N/A
12. c.If surface disposal, where specifically will effluent be discharged?N/A
13. Will surface area of existing lakes,ponds, streams, or other surface waterways be
iincreased or decreased by proposal? N/A
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? N/A
314. c. Does project or any portion of project occur wholly or partially within or contiguous
to wetlands as described in Article 24 or the ECL?Yes No N/A
1 14. d. If Yes for a, b, or c, explain: N/A
15. a. Does project involve disposal or solid waste? N/A
115.b. If Yes, will an existing solid waste disposal facility be used? N/A
i5. c. If Yes;give-name: ; location: N/A —�
15. d. Will any wastes Not go into a sewage disposal system or into a sanitary landfill?
N/A; if Yes, explain N/A
15. e. Will any solid waste be disposed of on site? Yes No N/A ; if Yes, explain N/A
16. Will project use herbicides or pesticides? Yes No N/A ; 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; if Yes, explain N/A
18. Will project produce odors? N/A if Yes, describe N/A
119. Will nroiect produce operating Noise exceed thelocal ambient Noise level during
Page 4 of 12
ao1istrnctton`T N 1 E
Afr
n trueb N/A f
20. Will project result in an increase of energy use? N/A
if Yes, indicate type(s)
'metal
aritit ipata*atete usage per daytgals/daaN/A f"may
Source ofwater. -- � =4;,E ;?
22. Zoning:
21 a Whati t ,$ nin $6mng class eation of site'? N/A
22. b. Current specific zoning classification of site? N/A
r
22 proposeduse tent I present zoiung7 N/A Mfr
22. d. If No, indicate desired zoning: N/A
2 � rov s ConncI Adop on . _. .. ,�
23. a. Is any Federal permit required? 2. Specify No
b Does,prcct involy State catE:,,e.deral landing or financing?yes X No If Yes,
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
Police No
Department
IURA No
Building
No
Commissioner
City of Ithaca Long Environmental Assessment Form
Page 5 of 12
•
ENVIRONMENTAL ASSESSMENT - PART 2
IMPACT ON LAND
I r Can Impact
Small to Potential
1. Will there be an effect as a result of a physical be Reduced
change to project site?N/A Moderate Large by Project
i Impact. Impact.. Change?
Any construction on slopes of 15%or greater, (15 foot
rise per 100 foot of length), or where the general slope
in the project exceeds 10%.
Construction on land where the depth to the water table
,is less than 3 feet.
Construction of parking facility/area for 50 or more
vehicles.
Construction on land where bedrock is exposed or
generally within 3 feet of existing=ground surface.
Construction that will continue for more than 1 year or
involve more than one phase or stage.
Evacuation for mining purposes that would remove
more than 1,000 tons of natural material(i.e. rock or
'soil)per year.
(Construction of any new sanitary landfill. 7
Clearcutting or removal of vegetation other than
[agricultural crops from more than one-half acre.
Construction in a designated floodway. —I —)
Pernianent removal of topsoil from more than one-half
acre. 1
[Other impacts:
2. Will there be an effect on any unique landforms Can Impact
Small to Potential
found on the site? (i.e. cliffs, gorges, geological Moderate Large be Reduced
by Project
j formations, etc.)
N/A Impact Impact Change?
Specific land forms:
a..
'3. Will there be an effect on any site designated as a
unique natural area or a critical environmental area by
a local or state agency?
NlA
Page 6 of 12
IMPACT ON WATER
4. Will project affect any water body designated'as Can Impact be
Small to Potential
protected? (Under article 15 or 24 of the Environmental Reduced by
Moderate Large
Conservation Law,E Project
N/A Impact Impact Change?
Dredging more than 100 cubic yards of material from
channel of a protected stream.
Construction in a designated freshwater wetland.
Other impacts:
5. Will project affect any non-protected existing or Small to. Potential
Can Impact be
new body of water? Moderate Large Reduced by
Project
N/A Impact Impact
Change?
A 10% increase or decrease in the surface area of any
body of water or more than a 10,000 sq. ft. of surface
area.
Construction, alteration, or conversion of a body of
water that exceeds 10,000 sq. ft. of surface area
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver
Creek, Cayuga Lake or the Cayuga Inlet?
Other impacts: I --�
Small to Potential Can Impact be
Reduced by
6. Will project affect surface or groundwater
quality?— Moderate Large
uality?—N/A project
Impact Impact
Change?
1Project will require a discharge permit.
Project requires use of a source of water that does _
not have approval to serve proposed project.
Construction or operation causing any
contamination of a public water supply system.
Project will adversely affect groundwater. I
Liquid effluent will be conveyed off the site to
facilities which presently do not exist or have j
inadequate capacity.
Project requiring a facility that would use water in j
excess of 20,000 gallons per day or 500 gallons per
minute.
Page 7 of 12
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
Small to Potential Can Impact be
patterns or surface water runoff? Moderate Large Reduced by
N/A Impact Impact Project Change?
Project would impede floodwater flows. I —�
Project is likely to cause substantial erosion.
Project is incompatible with existing drainage i I
patterns. I
1 _
rother impacts: [ —.
IMPACT ON AIR
I Can Impact
Small to Potential
8. Will project affect air quality? I be Reduced 1
Moderate j Large
N/A by Project
Impact ' Impact f Change?
I I
Project will induce 500 or more vehicle trips in
any 8-hour period per day.
Project will result in the incineration of more [ f
than 2.5 tons of refuse per 24-hour day. 1 I.
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:
IMPACTS ON PLANTS AND ANIMALS
9. Will project affect any threatened or Small to Potential Can Impact
be Reduce
I endangered species? .. Moderate .. Large by Project
N/A Impact . Impact .I a
I
Change?
Reduction of any species listed on the New 1
I York or Federal list. using the site. found
Page 8 of 12
over, on, or near site.
Removal of any portion of a critical or
significant wildlife habitat.
Application of pesticide or herbicide more
than twice a year other than for agricultural
purposes. ,
1
Other impacts: , l J
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.
f 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
I'landmark or in a landmark district.
Other impacts: {
1 IMPACT ON OPEN SPACE AND RECREATION
13. Will the project affect the quantity or I Can Impact
quality of existing or future open spaces or I Small to ' Potential be Reduced
Moderate Large
recreational opportunities? a ct ! by Project
_N/_A impact impact Change?
IThe permanent foreclosure of a future E
recreational opportunity.
IA major reduction of an open space ,
important to the community.
Other impacts: I I
IMPACT ON TRANSPORTATION
—
114. Will there be an effect to existing. Small to Potential 3 Can Impact be ` 1
transportation systems? Moderate Large I Reduced by Project.
N/A
Impact Impact _..._:. Change?
Alteration of present patterns of movement
of people and/or goods. 1
Project will result in traffic problems.
Project will result in [dual wheel] truck
traffic (three axle or more of more than
Page 9 of 12
10 vehicles per eight-hour period per day 1
Other impacts: 1 1_�.
t
IMPACT ON ENERGY — � _.
15. Will project affect the community's Small to Potential Can Impact be j
sources of fuel or energy supply? Moderate
Large Impact Reduced by Project N/A Impact I Change?
Project causing greater than 5% increase
in any form of energy used in
municipality.
i
Project requiring the creation or `"
extension of an energy transmission or
supply system to serve more than 50
single or two family residences. 1.2.__
Other impacts: �'.
IMPACT ON QUALITY OF DAILY LIFE
16. Will there be objectionable odors,
noise,glare,vibration or electrical. Small to I Can Impact be
e disturbance during construction of or Moderate Potential Large Reduced by Project
F project? Impact
Impact Change?
after completion of this �� �
N/A '
Blasting within 1,500 feet of a hospital,
school, or other sensitive facility?
Odors will occur routinely(more than 1
one hour per day) .i .. .
Project will produce operating noise
exceeding the local ambient noise
levels for noise outside of structure.
Project will remove natural barriers . f I f
that would act as a noise screen.
i 1
1 Other impacts: ( l
IMPACT ON HEALTH AND HAZARDS
17. Will project affect public health j Small to � Can hnpactte
Potential
and safety? Moderate Large Impact Reduced by Project
N/A Impact Change? ■
'Project will cause a risk of explosion 1
or release of hazardous substances (i.e.
Page 10 of 12
oil, pesticides, chemicals, radiation,
etc.) in the event of accident or upset
conditions, or there will be a chronic
low-level discharge or emission.
Project will result in the handling or i I I
i disposal or hazardous wastes(i.e.
toxic,poisonous, highly reactive,
i radioactive,irritating,infectious, etc.,
including wastes that are solid, semi-
solid, liquid or contain gases.)
Storage facilities for 50,000 or more
=gallons of any liquid fuel. ._]
Use of any chemical for de-icing, soil -
stabilization or the control of
vegetation, insects or animal life on the I
premises of any residential,
commercial or industrial property in
excess of 30,000 square feet. i I
_____i
Other impacts: : I
IMPACT GROWTH AND CHARACTER OF COMMUNITY OR
NEIGHBORHOOD
18. Will project affect the character of Small to 1 Potential Can Impact be Reduced
the existing community? Moderate E Large p
Yes Impact 1 Impact
by Project Change':
The population of the City in which 1
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 : I
increase by more than 5%per year as a I
i result of this project. i . _ _, _ .
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 e Sr ou p with special 1
needs. 1 '
Proiect will set an important precedent I X
Page 11 of 12
for future projects. 1
oject will relocate, itir'more r 3
4�mployees t one orb e businesses, ;, ,� ,'
Other impacts: 1
t;:;';';Is h e public eQ overly Snell:tai / Can impact be
Potential
ne g tie prod lic' i'at ; / Red edib ' •l
Rs}
NQ ,,. i.; ,; , �paet argtet ; ltttng
Either government or citizens of
adjacent communities have
expressed opposition or rejected the
project or have not been contacted. _____]
lbjections to'the projict from within twit: a ll� / f 3 5
tl�V GolYimunity o. S�� i,'3 / ,F .''flv
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, X PREPARE A NEGATIVE '
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
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,
damage to the environment. PROCEED WITH EIS
Date: August 22, 2003 Signature of Responsible
Official in Lead Agency
........„.......--20?
F! LA)(274%-e.--- Print or Type name of
I ��� Responsible Official in lead
Signature of Prepa er(if di rent from responsible Agency:
officer)
Title/Position: Economic Development Planner !Lead Agency's Name:
Page 12 of 12
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE
October 15, 2003
AGENDA ITEM FOR COMMON COUNCIL MEETING
Planned Unit Development (PUD) District- Declaration of Lead Agency Status for
Environmental Review
WHEREAS, State Law and Section 176.6 of the City Code require that a lead agency be established
for conducting environmental review of projects in accordance with local and state environmental
law, and
WHEREAS, State Law specifies that for actions governed by local environmental review, the lead
agency shall be that local agency which has primary responsibility for approving and funding or
carrying out the action, and
WHEREAS, the proposed amendment of the Zoning Ordinance to establish Planned Unit
Development (PUD) district regulations is a "Type I" Action pursuant to City's Environmental
Quality Review Ordinance (CEQR) and the New York State Environmental Quality Review Act
(SEQR) which requires review under CEQR and SEQR;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 amendment of the Zoning Ordinance to establish Planned Unit
Development (PUD) district regulations.
Q:\PLANNING\PROJECTS\ZONING\PUD\Lead Agency PUD.doc
10/09/03
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE
October 15,2003
AGENDA ITEM FOR COMMON COUNCIL MEETING
Planned Unit Development (PUD) District- Declaration of No Significant Environmental
Impact
WHEREAS, the City of Ithaca is proposing a zoning amendment which would create a new zone
to be known as the Planned Unit Development district (PUD), and
WHEREAS, appropriate environmental review has been conducted including the preparation of a
Long Environmental Assessment Form (LEAF),including Parts I and II, and
WHEREAS, the proposed action is an Type I action under the City Environmental Quality Review
Act and the New York State Environmental Quality Review Act, and
WHEREAS, the Common Council of the City of Ithaca, acting as Lead Agency, has reviewed the
LEAF, prepared by City of Ithaca Planning&Development Department staff, and it appears that
the proposed action will not have a significant effect on the environment; now, therefore,be it
RESOLVED, that this Common Council, as lead agency, hereby determines that the proposed
action at issue will not have a significant effect on the environment, and that further environmental
review for the adoption of this plan 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.
o T4 9 CITY OF ITHACA
1r *■11. 108 East Green Street 3rd Floor Ithaca,New
D4
y u q3' DEPARTMENT OF PLANNING AND DEVELOPMENT
u„,,A111 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 and Economic Development Committee
From: Tim Logue,Neighborhood and Economic Development Planner
Jennifer Kusznir, Economic Development Planner
Date: October 9, 2003
Subject: Proposal to amend the Comprehensive Plan to add language
regarding the development of the former Gun Hill Factory
Enclosed for your consideration is a short report entitled "The Gun Hill Area: An
Amendment to the City Comprehensive Plan." This report contains recommendations for
future use of the Gun Hill Area. City staff recommends that the enclosed report be
amended to the City's Comprehensive Plan.
This report was reviewed by the Committee at their September meeting and has been
circulated to the County, the planning board and the Conservation Advisory Council.
Enclosed for your review, are comments that have been received regarding the proposed
comprehensive plan amendment. After reviewing comments, changes have been made to
the report and are tracked for your convenience.
An environmental review with the full environmental assessment form has been
completed and is enclosed for your review. Also enclosed for your consideration are
draft resolutions for lead agency, environmental significance, and adoption. If you have
any questions, you can reach one of us at 274-6550.
"An Equal Opportunity Employer with a commitment to workforce diversification." La
The Gun Hill Area: An Amendment to
the City Comprehensive Plan, October 2003
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Gun Hill Area
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rcels
I •
THE GUN HILL AREA a __A _ UN FACTORY SITE:
An Amendment to the City of Ithaca Comprehensive Plan
The AreaSite (see attached map)
For the purposes of this report, the Gun Hill Area former Ithaca Gun Factory Site is
bounded on the north by the northern edge of the industrial zone abutting the Fall
Creek Gorgeon the north, Lake Street on the west, Lake Street on the south, and
the current (as of January; 1, 2003) zoning boundary between the I-1 Industrial
zone and the abutting R-U and R-2a Residential zones on the east. This area
includes tax parcels 12.-7-4, 28,-3-5, and a large portion of 11.-3-1.2
History
A summary of the history of the development of the Gun Hill Ithaca Falls area,
including the and site of the former Ithaca Gun Factory, is provided in Ithaca's
Neighborhoods: The Rhine, The Hill, and the Goose Pasture.
As Ithaca grew commercially, a variety of enterprises that contributed significantly
to local prosperity flourished along Fall Creek. The powerful flow of water over the
Ithaca Falls made possible the close location of mills one above another on the
southern bank of Fall Creek. Precise details of industries along the creek are not
always clear, but grist, plaster, oil, and woolen mills, and iron foundries were all
established there. The mills processed local and imported raw materials, producing
enough not only for local needs but for shipment outside the region. In 1828 Ithaca
exported enough to load 396 canal boats with locally manufactured products such as
lumber (5,210,414 board feet), oil (17 barrels), flour (2,626 bushels), and whiskey
(1,723 barrels). Other businesses developed nearby, among them coopering, hostelry,
and a pottery. The Fall Creek House opened in the mid-1800s as a stagecoach inn
and is still in business today. Across Lincoln Street, Ezra Cornell and his brother
Elijah built their father a pottery that began producing glazed redware in 1842.
Pottery was made there until 1890. The renovated building now contains
apartments."1
Sanborn Insurance Maps from 1888 show the Ithaca Manufacturing Company
occupying the upper part of the hill on Lake Street and the Ithaca Falls Paper Mill
on the lower half. Sanborn maps from 1893 show five dwelling units, each two
stories tall, facing south along Lake Street. The Ithaca Gun Company, which took
over the W. H. Baker and Co. gun factory in the Ithaca Manufacturing Company
site in the early 1890s, had expanded from one building to four buildings by 1917.
In 1989, when the factory moved its operations out of the city, the building above
the falls was closed and has stood vacant ever since.
' Sisler,Carol U.,Margaret Hobbie, and Jane Marsh Dieckmann,eds.Ithaca's Neighborhoods: The Rhine, The Hill,
and the Goose Pasture.Ithaca,NY:DeWitt Historical Society, 1988.
Previous Planning
To date there has been very little formal planning for the Gun Hill 1.reaformer
Ithaca-Gun-Factory-site. The two plans that discuss the areasite are the 1971 City
of Ithaca General Plan and the 1998 City of Ithaca Economic Development Plan.
The City of Ithaca General Plan, which was written in 1971 and adopted as the
City's comprehensive land use plan, said little about the areasite. A map entitled
Existing Land Use, 1969 shows that at the time the upper part of the areasite was
zoned for industrial use while the lower half of the areasite was zoned for
recreational/green space and institutional, including utilities. A second map,
Projected Land Use, 1990, depicts the areasite as entirely in an industrial use,
including warehousing. There is no further reference to the areasito in any of the
descriptions of neighborhood conditions or envisioned future land uses.
An Economic Development Plan for the City of Ithaca was written in 1998 and was
accepted by the City in March of 2003. This plan addressed the Ithaca. Gun
buildings in the Gun Hill Area, recommendinged that the site be rehabilitated and
reoccupied, but acknowledginged that constraints, such as the lead contamination
and the poor building conditions, would make redevelopment difficult. The .Ithaca
Gun si.tearea is described as havingbeing a commanding site overlooking Fall Creek
and the lake, located adjacent to attractive apartment complexes and in close
proximity to the Cornell campus. The plan states that `light industry or distinctive
offices might be effective uses of existing floor space: new construction could include
apartments, townhouses or office suites, all of which would fit into this historic
environment if parking could be provided. The city's ability to affect the disposition
of this site is limited at present."suggests that for existing floor spaces. light
industry or offices could be effective uses. It further recommends that for new
environment if suitable parking could be provided.
Existing Conditions
USES - Currently, the areasito is made up of
threes uses. First, the former Ithaca Gun : '
Factory site itself stands abandoned and 4,-7,15:..1 �
r
-
empty. It is currently undergoing a clean up : "
of contaminated and hazardous materials (see ���_ ,�_. !,
picture at right). Second, a parking lot, just
below (west of) the old factory, is used by the
Gun Hill apartments, which are located
across the street to the south (see picture at
right below). Third, an open, grassy slope
extends below the parking lot down to the
bottom of the hill, where the City has recently
planted some trees.
— The areasite is currently zoned I-1,
Industrial. This zone is one of the most
permissive in the City of Ithaca, with the
exception that no residential uses are allowed.
The following uses are permitted as of right:
1. Any commercial use allowed in zones B-1,
B-2, B-4, and B-5
2. Industrial, warehousing, wholesaling,
storage and handling of bulk goods (not
including rubbish as defined in Section 196.1 of the City Code), lumberyards,
and agriculture except that no animals may be kept within 50 feet of any
property line;
3. Transfer station for recyclable materials
Any use not permitted in any other zoning district can be located in the I-1 zone,
subject to the issuance of a special permit of the Board of Zoning Appeals in
accordance with Section 325-9 of the City Code and the concurrence of Common
Council.
SURROUNDING USES —The northern edge of the areasite is a steep slope running
down into the Ithaca Falls gorge to Fall Creek. The falls, downstream creek and
surrounding lands were recently designated a City Park. Together, the gorge, creek
and falls are a unique natural area, a great source of joy for Ithaca residents and
visitors. The soils in this area are currently being remediated by the United States
Environmental Protection Agency, which states on its website2, "EPA's assessment
of the situation calls for the removal of an estimated 2,370 tons of lead-
contaminated soil on the rocky slope between the gun factory buildings and the
falls, backfilling the excavated area with clean soil and final site restoration. EPA
will begin the cleanup, backfilling and site restoration at the highest point of the
former factory property prior to moving downhill along Ithaca Falls Creek. EPA will
install slope stabilization areas adjacent to the falls and creek to create a safe
working environment and control erosion during the excavation work". Fall Creek,
from Cayuga Lake to the footbridge between the Thurston Avenue Bridge and
Beebe Lake, is designated as a Recreational River under Article 15, Title 27 of the
New York State Environmental Conservation Law.
To the east of the site, or uphill, there is a mix of public (a sliver of a gorge tax
parcel, 11.-3-2.1), university, and residential uses. A small, privately owned falls
overlook is directly uphill from the site. A fraternity building and several grand
houses line Willard Way.
2 http://www.epa.gov/region2/news/2002/02020.htm
To the south of the site stands the Gun Hill
Apartments, 210 Lake Street, a mix of 93
dwelling units, a small retail convenience store tw
and an office space (see picture at right). The
five building complex, ranging from three to five
stories, is home primarily, if not exclusively, to
students.
The western edge of the area site is the bottom
of Lake Street hill. There is a small patch of
trees sloping down on the west side of Lake
Street into the abutting Fall Creek neighborhood. The surrounding neighborhood is
predominantly two and three story houses, which are primarily owner occupied
residences with some rental properties. The Fall Creek Elementary School is a block
away.
Envisioned Future
The former Ithaca Gun Factory is a major visual landmark on East Hill and a major
part of Ithaca's industrial past. It is located on a commanding site that has major
redevelopment potential; however, in order for a developer to be able to successfully
reuse this site, there are several obstacles that need to be overcome. The site has
lead contamination as well as some other possible contaminants. A developer will
first have to deal with the environmental clean up of the site and then will need to
develop a project that will be in harmony with the surrounding area and that will
not have a negative effect on the adjacent gorge. The City's first goal for the Gun
Hill Areas-ite should be to insure that its contamination is properly remediated.
Since this sitethe Ithaca Gun Factory has been vacant for such a long time, it has
become a target for graffiti and vandalism. Despite its beautiful location and
historic buildings, the site has become an eyesore to the nearby residential uses. It
is in the City's interest to work toward development of the site, but any
development of the site should be sensitive to its history and to the extraordinary
natural beauty of its setting.
The City of Ithaca Conservation Advisory Council commented at their July 14, 2003
meeting 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. They further
commented that they support mixed-use redevelopment of the existing, abandoned
factory, but that they 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. This should be a second goal for the ; -tearea.
The Gun Hill areasite is zoned industrial, which has clearly become inconsistent I
with the surrounding uses. The surrounding residential uses would be negatively
impacted by industrial uses at this location. In order to be compatible with the
surrounding land uses, a mix of residential and low impact commercial uses should
be considered for the redevelopment of this si-tearea. This is a third City goal for
the area.
Tompkins County
DEPARTMENT OF PLANNING
121 East Court Street
Ithaca, New York 14850
Edward C.Marx,AICP Telephone(607) 274-5560
Commissioner of Planning Fax (607)274-5578
September 12, 2003
Ms. Jennifer Kusznir, Economic Development Planner
City of Ithaca
108 East Green Street
Ithaca,NY 14850
Re: Review Pursuant to §239 -1 and-m of the New York State General Municipal Law
Action: Comprehensive Plan amendment to add language regarding the site of the former Ithaca
Gun Factory
Dear Ms.Kusznir:
This letter acknowledges your referral of the proposal identified above for review and comment by the
Tompkins County Planning Department pursuant to §239 -1 and-m of the New York State General
Municipal Law.The Department has reviewed the proposal, as submitted, and has determined that it has
no negative inter-community, or county-wide impacts.
The Department offers the following comment on this proposal:
We are pleased to see a proposal that would allow for redevelopment of an abandoned, underutilized site
in the urban center of the county. The recommendation for mixed-use development on this site
complements the Vital Communities Principles that were adopted by the County Legislature in 2002.
You may wish to consider adding more specific recommendations to ensure consistency of height and
bulk regulations with the surrounding buildings or suggest appropriate zoning for the site.
Please inform us of your decision so that we can make it a part of the record.
Sincerely,
Edward C. Marx,AICP
Commissioner of Planning
COMMENTS
Submitted by: Sarah Steuteville September 17, 2003
Subject: THE FORMER ITHACA GUN FACTORY SITE: An Amendment to the City of
Ithaca Comprehensive Plan
As an individual, I have comments on both the LEAF and the report.
I am a member of the City of Ithaca Natural Areas Commission (NAC). The Ithaca Falls Natural
Area abuts the land for which this change is proposed. The NAC is charged with overseeing the
Ithaca Falls Natural Area which is designated as substitute parkland and managed as a natural
area under guidelines that I believe were established at the time of the purchase of the land by the
City. I am unable to speak for the NAC as a whole because we did not receive copies of the
proposed amendment and we have not reviewed the proposed change. I feel that comments
should be solicited from the NAC at each step of the process regarding this site given their
responsibilities with regard to the Ithaca Falls Natural Area.
Except for the lack of mention of the Ithaca Falls Natural Area, I feel that the report covered
many important issues with regard to the proposed redevelopment, though it does not fully
address the effect of the change on the parcels not being purchased by the developer. I think the
report states it well when it says: "It is in the City's interest to work toward the development of
the site, but any development of the site should be sensitive to its history and to the extraordinary
natural beauty of its setting."
On page 5 question 22d of the LEAF, it is indicated that the desired zoning is B-2a. Two months
ago, the Planning Department removed from the table a request to rezone this same tract of land
B-2a because it was felt that it was the right thing to do. I do not understand why the B-2a
designation is back on the table now. I would suggest that the answer to question 22d be TBD.
The contaminated gun factory land that the developer intends to purchase has special
characteristics and should be considered separately from the from the parking lots below the
contaminated site. The developer has also been advised to try to get height and area variances
while keeping the industrial zoning designation. I feel like there are too many ideas being tried
here rather than a well thought out orderly approach. Finally, in the written report, it calls for a
mix of residential and low impact commercial uses, which does not require the B-2a zone, which
is the highest impact business zone.
There is a part of the former Gun Factory land that is designated P-1. Is this included in this
request?I feel that this land should be excluded from this amendment.
I notice that several questions in the LEAF were answered TBD when estimates could be made
as to the effect of the change in the comprehensive plan. It is very probable that construction will
exceed one year given that the existing contaminated building must be dismantled and removed
and another building built in its place. The developers proposal includes an estimated 68 new
households and>160 parking spaces. This does not include potential development of the rest of
the hill that is envisioned in this plan change. I think it would unusual if new traffic as a result of
this plan change did not exceed 500 trips in an 8 hour period, and that energy, water and sewage
disposal did not exceed the limits cited in the LEAF.
Specific Comments on LEAF:
Page 1
Name and Location of the Project: I suggest listing the parcels and also including a map. It
should be indicated whether the P-1 portion is included in the amendment.
Page 2
Question 10. The answer should also state that the tract abuts the City's Ithaca Falls Natural
Area. Fall Creek is designated a Wild and Scenic Recreational River and this should be noted.
Page 3
Question B le. It should be clearly stated they any proposal would include the clean up or
dismantling and removal of a contaminated building in connection with any redevelopment
proposal. This is more than "some demolition".
Question B lf. Some estimate of car trips should be presented. One consistent with the number of
spaces currently proposed and an estimate of what is generally known about this type of zoning
for the additional parcels.
Question B lh. Likewise, the developer has provided an estimated number of households (68)
which should be noted as a possible outcome of changing the plan. This is information that the
Planning Staff has and it should be shared with the Planning Committee.
Page 4
Question 1. The developer is proposing a 70' structure and this is also the height allowed in the
2Ba zone, so it is indicative of what could appear on the entire tract being amended.
Question 7b. The developer will try to start as soon as he has the necessary approvals. The most
likely time will be the 2005 warm season, though there is some chance it could be earlier or later.
Page 5
Question 15a. It should be noted here that for the Gun Factory part of the tract, a contaminated
building will be cleaned up or dismantled and removed. This should be mentioned from the start
not just in a future environmental review.
Question 15c. Is this facility certified to accept the type of contaminated waste that is present in
the Gun Factory Building.
Question 19. If the entire hill is developed as 2Ba it is likely that ambient noise will increase.
Question 21. Given the additional households being proposed by the developer, an estimate
could be suggested. This would be only part of the impact given that the amendment is for the
entire hill.
Question 22. I feel that the appropriate response is TBD. However, given the comments in the
written report submitted with this request, I question why the highest impact business zone is
designated here.
Page 7
Land Question 1. It should indicate that construction would be for more than 1 year.
Page 8
Groundwater Question 6. The effect on surface or groundwater should be estimated given what
is known about the proposed project and potential development of the rest of the hill. A decision
can be made on an educated basis.
Drainage Question 7. This should be discussed given the size of the proposed building and
parking spaces.
Page 9
Air Question 8. An estimate of car trips can be made to help in making a decision about the
amendment.
Endangered Plants & Animals Question 9. A list of plants present on the Natural Area was
prepared in connection with a prior project and is available for anyone who would like to study
it. Natural Area Specialists from Cornell Plantations prepared this. They are also aware which
species are endangered, native, or non-native.
Plants &Animals Question 10. A list of plants present on the Natural Area was prepared in
connection with a prior project and is available for anyone who would like to study it. This was
prepared by Natural Area Specialists from Cornell Plantations who are also aware which species
are endangered, native, or non-native.
Page 11
Recreation/Open Space Question 13. The redevelopment proposal has a positive impact. The
development of the rest of the land in this amendment has unknown impact.
Transportation Question 14. Given the information we have about the proposed project as well as
existing traffic patterns, an educated estimate should be given.
Energy Use Question 15. Given the information we have about the proposed project as well as
existing energy use, an educated estimate should be given.
Page 12
Question 17. The public health and safety effects need to be described, especially with regard to
the dismantling and removal of the contaminated building.
Page 13
Question 18. The building of a 70' residential building is a big departure from the types of
buildings currently present in the neighborhood and the types of building which make the Fall
Creek Neighborhood what it is. This is an important precedent, especially if the entire hill is
approved for high intensity build out.
Page 14
Determination
This amendment shows significant impacts associated with changing the comprehensive plan,
both the parcel proposed for redevelopment and the parcels below it, so I do not feel a negative
declaration is warranted.
I also note that no recommendation is checked and that this page was not signed.
Page 15-17
Proposed Action.
This section does not make any mention of the parcels below the Gun Factory that are included
in this amendment. The needs to be addressed.
Environmental Impacts.
This section does not make any mention of the parcels below the Gun Factory that are included
in this amendment. This needs to be addressed. My comments with regard to the types of impacts
appear above.
rJB C VrkPt crtf s/ FL -7v
09/17/2003
Good Evening,
I am here as a resident of Fall Creek for 19 years,a founding member of the recently
revitalized Fall Creek Neighborhood Association and a representative of
a sub-committee of property owners who live within a 2 block area of the site.
And as an aside a have a full frontal view of the site from my living room windows.
Before I get into specifics I would like to make some general comments.
After attending the Planning Board meeting in July when a proposed zoning change was
presented and I thought has been dismissed, I was more than a little surprised that the
current proposal before you still includes the entire"Industrial Zone"and that the
planning department is recommending a change from"Industrial"to a B-2a for the entire
site.
The following comments should be considered in conjunction with Sarah Steuteville's
comments.
First some obvious conflicting details-
The LEAF has 2 different dates: 08/29/2003 appears at the top of each page however the
date on the final page is 11/26/2002.
It is not clear what the relationship of the document,titled"The Former Ithaca Gun
Factory Site: An Amendment to the City of Ithaca Comprehensive Plan", is to the LEAF.
This document is also not dated.
The above document neglects to make any reference to the"Ithaca Waterways Study",
dated August 1976, which has some very specific recommendations for the Fall Creek
corridor
The site,as defined in this document, appears to be different than the site as described on
p. 2 of the same document and that covered buy the LEAF.
Specifically it states that the northern and western boundaries are Fall Creek and Lake
Street. These boundaries include the Ithaca Falls Natural Area. Page 2 refers to the site
as consisting of the former Ithaca Gun factory and the parking lot to the west, used for the
Gun Hill apartments.
The LEAF clearly excludes the Natural Area. The area under consideration is not clearly
defined. Why not identify the"site"with a map and or tax parcel numbers?
This same document concludes that" In order to be compatible with the surrounding land
uses, a mix of residential and low impact commercial areas should be considered for the
redevelopment of this site."
The LEAF recommends changing the zoning from Industrial to B-2a. This zone allows
for buildings as tall as 70 feet, which hardly falls within most people's idea of"low
impact".
Comments specific to the LEAF:
A. Site Description
No clear description of area to be covered by the LEAF.
13. Unclear whether it recognizes that that the site may be eligible for listing on the
National Register of Historic places. Yes/No ?
16. Asks for the dominant land use and zoning classification-the response is a list of all
zones. The dominant zone is residential.
17 Asks if the site has been used for land disposal of hazardous waste-the response sites
lead contamination from the Gun factory. This is not land disposal but a by-product
of a previous use.
B. Project description
lc. Asks how much of the project area is to remain undeveloped-the response is 0.
I hope this is incorrect!
I.h. States that there is a proposal for the construction of residential units on the site
and that the number and type of residential units are unknown. A developer has
submitted a zoning variance request asking for a use variance for 68
condominium units for a portion of the area under consideration.
l.i. The above request also includes a use variance allowing for a building of 70 feet tall.
17. Asks if the proposed change will affect a building or site eligible or listed on the
National Register—Answer should be Yes.
20. Asks if project will result in an increase of energy use.-Answer should be Yes.
Environmental Assessment_Part 2
Regardless of what is constructed on the site, assuming it is residential with the
possibility of some"low impact"commercial there will be impacts in the following
categories:
A negative impact Air quality,during demolition and construction;
a negative impact on Historic Resources if they are demolished;
a negatve impact on Visual Resources since the proposed change allows for much taller
and denser uses than is currently allowed;
a negative impact on Transportation in the surrounding area with the addition of at least
possible 167 cars to streets that are already congested particularly during the morning and
evening hours;
a negative impact on the Quality of Life which includes additional lighting as well
elevated noise levels and safety concerns related to particular intersections in Fall Creek
neighborhood and Lake Street particularly in the winter months.
The extent of the impact is cannot be determined within a vacuum nor should it be
dismissed as something to be determined at a future date. . Since there is a specific
proposal for roughly half of the total area before the Planning Board and Board of Zoning
Appeals and the applicant has already made a"significant"economic commitment to the
site,this proposal to amend"should be considered within the context of this proposal.
I urge you to make changes to the LEAF and issue a"positive" declaration.SA-e-A14-
3.
10/9/2003
• 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. Please complete the entire form.
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 of Project: The Gun Hill Area: An Amendment to the City of
Ithaca Comprehensive Plan
Location of Project 'The Gun Hill Area is bounded on the north by 3
I
the northern edge of the industrial zone abutting
the Fall Creek Gorge, Lake Street on the west,
Lake Street on the south, and the current(as of 1
January 1,2003)zoning boundary between the I-
1 Industrial zone and the abutting R-U and R-2a
Residential zones on the east. This area includes
tax parcels 12.-7-4, 28.-3-5, and a large portion of
11.-3-1.2
Name and Address of Applicant: City of Ithaca
Street: 108 East Green Street
City/Town/Village: Ithaca State: N.Y. ZIP:14850
Business Phone: 607-274-6p550
,Na .,y� d re o. Owner, (i 3 440:' / z • Y. 'i
/ S„,,,:',1;r, 4,'-'''''.11'''' ' %:, '. -; '-';--"J'''',' : , ;-, '' ''': '' tP,
”: i0,, i r rat` a 3
€E .`v r «t
Type of Project: 'Amendment to City Comprehensive Plan j
Please Complete Each Question--Indicate N.A. if not applicable
A. SITE DESCRIPTION
(Physical setting of overall project, both developed and undeveloped areas.)
1.Cheer o. the land: E Generally uniforms: e
X Generally uneven and rolling or irregular
2. Present Land Use: Urban X Industrial Commercial Public Forest
Agricultural Other: Parking for Residential, Vacant
Industrial
3.Total area of project X acres square feet(Chosen units apply to following section
area: also)4.87 acres
Q:IPLANNINGIPROJECTSIGun HiII\Comp PIanIFEAF 10_07_03.doc Pagel of 17
• 10/9/2003
A pp roximate Area (Units in question 3 apply to this Presently; After Completion
e
section) N/A
a;I1 cadow or Bru bland , i 5'`. .5
b. Wooded I .5 1 .5
c Agricultural =_ ` , i. . : f} ........, ., i, 0
d. Wetland(as per Articles 24 of ECL) I 0 I 0
e Water Surface Ares t tr 0 ,
If Public 0 0
Water Space .reae l tlx 4 114.;, F o l e
h. Unvegetated(rock, earth or fill) 0 I 0 ;,
�{ �yyf'i..i(.��'f �'s�'j ay1yY
.i Road bin1dn r�.''.IOS otheL 04y4:0u�. b 3° 3 .,4.,..;� _ W ,,....... .".€4 g�A €�
j. Other(indicate type)
4a. * S imaaiot soil type( ) i Vr Fill[: iu' ,i
:projecf csfl «* '.W { silty loam etc a `r E m.: 't l r s t` a »' 7
4b. Percentage well drained: Moderately:
well drained: 100% Poorly drained:
e x
5a j ,ere bedrck outcroppigs l
S
£ E
pro
5b What is depth of bedrock? (feet) i+/-0'
=5c. What is �C a water.table' (feet) litf
6. Approximate percentage of proposed I 0-10%: 50% 10-15%: 20% 15%or
project site with slopes: I greater: 30%
� j p °. ®)et real L l o
8. Does project site contain any species of i Yes
plant or animal life that is identified as I Identify each species: This site is adjacent
threatened or endangered? to Tompkins County UNA 134 & could
contain rare plants and or animals.
9 .Are there an unique r inusual Y '
. o o e
9 iiti( e s ch s Describe:Ciffs and b di �ou "w' r i gs
sis rg.44 4 iio taons``
10. Is project within or contiguous to a site I,Yes
designated a unique natural area or critical I Describe: UNA 134 I
environmental area by a local or state Project is contiguous to the Fall Creek
e
agency? Recreational River area (designated under 3
Article 15,Title 27 of the NYS
Environmental Conservation Law)
Q:\PLANNING\PROJECTS\Gun HiII\Comp Plan\FEAF 10_07_03.doc Page2 of 17
10/9/2003
11. Is the project site presently used by the No However, the site is adjacent to one of
community or neighborhood as an open the City's most scenic areas that is:used
space or recreation area? extensively for recreational purposes
_I
12. Does the present site offer or include Yes—the project site overlooks Fall Creek :�
scenic views known to be important to the i Gorge and Ithaca Falls
community?
13. Is project contiguous to, or does it Yes
contain a building or site listed on or if Yes,Explain: A cultural resource survey
eligible for the National or State Register of,was completed in connection with the EPA
Historic Places? cleanup and it was noted that theexisting
Mill Race adjacentaoahe site may be .,.:: ::
eligible for the National Historic.Register
i or designated a local landmark or in a No
local landmark district?
14. Streams within or contiguous to project ,a. Names of stream or name of river to which
area: Site is contiguous to Fall Creek it is tributary: Fall Creek
115. Lakes,ponds, wetland areas within or m _ -
a. Name: N/A
contiguous to project area: N/A
b. Size (in acres): N/A
16. What is the dominant land use and `B-2a,I-1, P-1,R-2a,R-2b,R-3a,R-3b, R-
zoning classification within a 1/4-mile ;U ,U-1 1
radius of the project? (e.g. single family 1
residential, R-la or R-1b) and the scale of
development(e.g. 2 story)
[17. Has the site been used for land disposal No,the land was not used as disposal site,
of solid or hazardous wastes? however,there is lead contamination and
hazardous waste from the Ithaca Gun
i
'Factory
if Yes, Describe:
B. PROJECT DESCRIPTION
11. Physical dimensions and scale of project(fill in dimensions as appropriate)
1. a. Total contiguous area owned by project sponsor in acres: 4.87 or square feet: 211,942
■
1. b.Project acreage developed: Acres initially: 3.5 Acres ultimately: 3.5
1. c. Project acreage to remain undeveloped: 1
1. d. Length of project in miles: (if appropriate)or feet: N/A I
1. e. If project is an expansion or demolition of existing building or use, indicate percent of
change proposed: 0% - The Project being evaluated is the amendment to the
comprehensive plan,which does not include the demolition of any buildings. A
developer is considering a project for this site that would involve some demolition.
That project or any other future project on this site will need to undergo a separate
Q:\PLANNINGIPROJECTSIGun HiII\Comp PIan\FEAF 10_07_03.doc Page3 of 17
10/9/2003
environmental review.
building square footage: developed acreage.
1. f Number of`off-street parking spaces existing: proposed: The amendment to the
comprehensive plan does not propose the construction of any parking. However, a
developer is considering a project that would add more than 100 parking spaces; this
project,if submitted to the City for site plan review, will be evaluated under a
separate environmental review.
1. g. Maximum vehicular trips generated per day: and per hour: (upon completion of
project). N/A—See Part III, Impacts on Transportation
I. h. If residential: Number and type of housing units(not structures): The amendment to
the comprehensive plan recommends that the Gun Hill Area be redeveloped with
residential and mixed uses,however,no specific number or density of units is
recommended. A developer is considering the construction of residential units. If this
project is submitted to the City for site plan review,the project will need to be
evaluated under a separate environmental review.
One Family Two Family Multiple Family Condominium
Initial
Ultimate . .:.
Ii non-residential, Orientation: Commercial Industrial
Neighborhood City Regional- Estimated Employment 0
1. i. Total height of tallest proposed structure: feet. No building heights are specified or
proposed in the amendment to the Comprehensive Plan. The developer noted above
has expressed interest in constructing a 70' building on the site; this project, if
submitted to the City for site plan review,will be evaluated under a separate
environmental review.
2. Specify what type of natural material(i.e. rock, earth, etc.)and how much will he
removed from 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: acres, what type? N/A
4. Will any mature trees or other locally important vegetation be removed.:by this project?:
N/A
5. Are there any plans for re-vegetation to replace that removed during construction? N/A
6. If single-phase project: N/A j
Anticipated period of construction months, (including demolition) N/A
7. If multi-phased project
7. a. Total number of phases anticipated: N/A
Q:IPLANNINGIPROJECTSIGun HiII\Comp PIan1FEAF 10_07_03.doc Page4 of 17
10/9/2003
17. 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? No
8. Will blasting occur during construction? N/A if Yes,,explain
: .
Number of jobs generated: during construction after project k completed ". N/:1
10. Number of jobs eliminated by this project: 0 Explain: No employees on existing-site
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
12. b. If Yes, indicate type of waste (sewage, industrial, etc) N/A
1 12. c. If surface disposal,where specifically will effluent be discharged? N/A
13. 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
ito 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 project 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?No
115.b. If Yes, will an existing solid waste disposal facility be used''
1 5. c. 1 f Yes, give name: location:
15. d. Will any wastes Not go into a sewage disposal system or into a sanitary landfill?
N/A; if Yes, explain
15. e. Will any solid waste be disposed of on site?Yes No X;if Yes, explain
16. Will project use herbicides or pesticides? Yes No X ; if Yes, specify
17. Will project affect a building or site listed on or eligible for the National or State
Register of Historic Places? Or designated a local landmark or in a landmark district?
Yes No X if Yes, explain
18. Will project produce odors? Possibly if Yes, describe If the site was redeveloped as a
mixed-use project it could include a restaurant and there could be associated odors.
19. Will project produce operating Noise exceed the local ambient Noise level during
construction?N/A
After construction? N/A
20. Will project result in an increase of energy use? No
Q:IPLANNINGIPROJECTSIGun HiII\Comp PIan1FEAF 10_07_03,doc PageS of 17
• 10/9/2003
if Yes, indicate type(s)
�dtal aieti t ed water usage per d y,gals/da t`l/A <
Source of water
22. Zoning:
ant zOnintiag§tneatt0it of site? 3 I
•
22. b. Current specific zoning classification of site? I-1
22L C r�� � CCU St z uYl p I �W g9 Nti 9 b / k R f 0,41
:. ...,,, •e ...,i,>,<LL ! _-..e.nE,t ...f,af,a'; f.f....i� ..9,,.f..�,... ,.....✓[/ n�>ab n.. - ..,. _ „�z n...,>.< S®�',,,,_,,- ..,,._<, i�.,.s�x3.LZ a`,'.um9.,.f.f,9/,ff�ff.�nfi
22. d. If No, indicate desired zoning: Mixed-Use Residential/Commercial
ix2ba.,k',z 400 :i' ..,
, •23. a. Is any Federal permit required? No 2. Specify
: es pro3eGt Ir1vp�Y�S�e eti j (il lg or f g • �Xes
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
Police No
Department
IURA No
Building No
Commissioner
Q:IPLANNING\PROJECTS\Gun HiII\Comp PIan1FEAF 10_07_03.doc Page6 of 17
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City of Ithaca Long Environmental Assessment Form
ENVIRONMENTAL ASSESSMENT - PART 2
IMPACT ON LAND
Can Impact
1. Will there be an effect as a result of a physical Smal7to Potential be Reduced
'change to project site? Moderate Large
INo See Part III Impact Impact by Project
Change?
Any construction on slopes of 15%or greater, (15 foot
rise per 100 foot of length), or where the general slope
in the project exceeds 10%.
Construction on land where the depth to the water table
is less than 3 feet.
Construction of parking facility/area for 50 or more '
.vehicles.
'Construction on land where bedrock is exposed or
generally within 3 feet of existing ground surface.
Construction that will continue for more than 1 year or
involve more than one phase or stage.
Evacuation for mining purposes 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.
'Permanent removal of topsoil from more than one-half
acre.
-=
Other impacts:
12. Will there be an effect on any unique landforms Can Impact
Small.to Potential
found on the site?(i.e. cliffs, gorges, geological be Reduced
,-formations, etc.) Moderate. Large by Project
'No 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 state agency?
No
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IMPACT ON WATER
4. Will project affect any water body designated as t - Can Impact be
Small to Potential
protected? (Under article 15 or 24 of the Environmental Reduced by
� Moderate Large
Con§ervation Law,E.C.L.) Project
No Impact Impact Change?
Dredging more than 100 cubic yards of material from
channel of a protected stream.
Construction in a designated freshwater wetland. �—
Other impacts:
5. Will project affect any non-protected existing or . Small to Potential Can Impact be
new body of water? Moderate Large Reduced by
No Impact Impact Project
Change?
A 10% increase or decrease in the surface area of any
body of water or more than a 10,000 sq. ft. of surface
area.
Construction, alteration, or conversion of a body of r"---
water that exceeds 10,000 sq. ft. of surface area.
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver
Creek, Cayuga Lake or the Cayuga Inlet?
Other impacts:
Can Impact be
6. Will project affect surface or groundwater Small to Potential Reduced by
quality? No Moderate Large "
Impact Impact Project
Change`.
[Project will require a discharge permit.
Project requires use of a source of water that does
not have approval to serve proposed project. I
Construction or operation causing any
contamination of 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.
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• 10/9/2003
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:
IMPACT ON DRAINAGE
'7. Will project alter drainage flow,drainage Small to 'r Can Impact he
ipatterns or surface water runoff? Moderate Large Reduced by
No Impact It Impact 1 Project Change?
Project would impede floodwater flows.
� i 1
!Project is likely to cause substantial erosion.
Project is incompatible with existing drainage
patterns.
Other impacts:
IMPACT ON AIR
Can Impact 1
8. Will project affect air quality? Small to Potential be Reduced '
No Moderate Large by Project
Impact Impact '
Change?
Project will induce 500 or more vehicle trips in
any 8-hour period per day.
Project will result in the incineration of more
than 2.5 tons of refuse per 24-hour day. F--- i
, .
Project emission rate of all contaminants will
exceed 5 lbs per hour or a heat source ! j
producing more than 10 million BTUs per
hour.
.......... .
Other impacts:
IMPACTS ON PLANTS AND ANIMALS
9. Will project affect any threatened or Small to Potential Can Impact
endangered species? Moderate Large be Reduced
No Impact Impact by Project
Change?
Reduction of any species listed on the New
York or Federal list, using the site, found
Q:IPLANNINGIPROJECTS\Gun HiII\Comp PIanIFEAF 10_07_03.doc Page9 of 17
10/9/2003
over, on, or near site.
Removal of any portion of a critical or
significant 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 Impact be
threatened or non-endangered species? Moderate Large Reduced by
No 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–See Part III
11. Will the project affect views, vistas or the Small to Potential Can Impact be
visual character of the neighborhood or Moderate Large Reduced by
community?
Impact Impact Project Cha age.
Potential.Impact
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, 1—See
that is obviously different from others around Part III
it.
Project will result in the elimination or major
screening of scenic views known to be
important to the area.
Other impacts:
IMPACT ON HISTORIC RESOURCES
12. Will project impact any site or structure Small to Potential Can Impact be
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• 10/9/2003
of historic,prehistoric or paleontological Moderate Large . Reduced by
importance? . . Impact Impact Project Change?
Potential Impact-See Part III
Project occurring wholly or partially within
or contiguous to any facility or site listed on X
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
quality of existing or future open spaces or Small to Potential Can Impact be
recreational opportunities? Moderate Large Reduced by
Yes—Potential positive impact on open Impact Impact Project Change?
space—See Part Il I
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? Moderate Large Reduced by Project
No—See,Part III H lm ,P act... . Impact Change?
F
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:
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•
10/9/2003
IMPACT ON ENERGY
15. Will project affect the community's Small to Can Impact be
Potential
sources of fuel or energy supply? Moderate Reduced by Project
Large Impact
No Impact Change?
Project causing greater than 5%
increase in any form of energy used in
municipality.
Project requiring the creation or
extension of 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
Potential Large
disturbance during construction of or Moderate :Reduced by:Project
after completion of this project? � .`Impact Impact Change?
No
Blasting within 1,500 feet of a hospital,
school, or other sensitive facility?
Odors will occur routinely(more 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 . : Small to Can linpact be'
and safety? Moderate Potential Large Reduced by Project
No. Impact Impact 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
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• 10/9/2003
will be a chronic low-level discharge
or emission.
Project will result in the 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 of any liquid fuel.
Use of any chemical for de-icing, soil
stabilization or the control of
vegetation,insects or animal 1 i fe on
the premises of any residential,
commercial or industrial property in
excess of 30,000 square feet.
Other impacts:
IMPACT GROWTH AND CHARACTER OF COMMUNITY OR
NEIGHBORHOOD–See Part III
l 8. Will project affect the character Small to Potential
Can Impact be Reduced
of the existing community? Moderate Large
Yes Impact Impact by Project Change?
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 X—See Part
precedent for future projects. III
Project will relocate 15 or more
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• 10/9/2003
employees in one or more`,' ,,
businesses, �a
3
Other impacts:
9 Is the public ci r itrc versy >r � ;` V> Ca npa b
cone � ie p � l kt derste Laxgcel n t ° Reduced by Piro t Y
Yes dart Impact �, Changes
Either government or citizens
of adjacent communities have
expressed opposition or rejected
the project or have not been
contacted.
ejections to thep Gt 'er r'�: ` s
it ui he co
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, therefore, is one which may not cause X PREPARE A NEGATIVE
significant damage to the environment. DECLARATION
B. Although the project could have a significant 1.
effect on the environment, there will not be a
PREPARE A NEGATIVE
significant effect in this case because the DECLARATION
mitigation measures described in PART 3 have
been included as part of the proposed project.
C. The project will result in one or more major PREPARE A POSITIVE
impacts that cannot be reduced and may cause DECLARATION,PROCEED
significant damage to the environment. WITH EIS
Date: 10/07/03 Signature of Responsible Official in
Lead Agency
6Tel; A 1 .1_ Print or Type name of Responsible
Si: .ture of 'repar-r(41,ifferent from Official in lead Agency: Alan J. Cohen
responsible officer)
ITitle/Position: Economic Development Planner Lead Agency's Name: City of Ithaca
Q:IPLANNING\PROJECTS\Gun HiOI\Comp PIan\FEAF 10_07_03.doc Page14 of 17
• 10/9/2003
City of Ithaca
Long Environmental Assessment Form—Part III
Proposal to Amend the Comprehensive Plan
to Add Language Regarding the Gun Hill Area
PROPOSED ACTION
The action under consideration is the proposal to amend the City of Ithaca
Comprehensive Plan to add the four page report entitled "The Gun Hill Area: An
Amendment to The City of Ithaca Comprehensive Plan. This report states three goals for
the area: remediation of contaminated lands,preservation of the natural beauty of the area
and abutting Fall Creek Gorge, and redevelopment of the area as mixed-use, residential
and low impact commercial development, instead of as an industrial use, for which the
area is currently zoned.
The Gun Hill area includes the site of the former Ithaca Gun factory, which 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 an important part of Ithaca's
industrial past. It is currently zoned industrial, which permits industry, warehousing,
wholesaling and all commercial and service uses. However, it does not allow for
residential. As the reports states, industrial uses would clearly be inconsistent with the
surrounding neighborhoods.
At this time, Fall Creek Redevelopment LLC has expressed an interest in redeveloping
the site of the former Ithaca Gun factory and has prepared sketches and renderings of
residential condominiums with the possibility of some mixed use. These sketches have
been presented to the community through a series of public meetings, tours of the
development site, and concept proposals to Common Council. The developer has
requested a zoning change and a zoning variance, but has not submitted materials for a
site plan review.
The proposed action at hand is an amendment to the City of Ithaca Comprehensive Plan.
Though Fall Creek Redevelopment's proposal would be in conformance with this
comprehensive plan change, the latter does not have a causal relationship with the former
and thus is not under environmental review at this time. This environmental review
assesses the impacts of the amendments to the comprehensive plan, namely adopting the
above three goals as a long range plan for the Gun Hill Area. Any development project
in this area will have to undergo a separate environmental review when it is formally
proposed to the City.
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ENVIRONMENTAL IMPACTS
Impact on Land–No anticipated impact
The Gun Hill Area amendment to the Comprehensive Plan recommends that industrial
uses no longer be allowed in the area and that residential uses be allowed as part of a
mixed-use development. Commercial development, currently allowed as part of the
existing I-1 zone, would be allowed also as part of a mixed-use development. The impact
on land resulting from these changes in uses would, if anything, be positive because
industrial uses tend to be more intense than residential or commercial.
The steep sloped grassy area in western part (bottom of the hill) of the Gun Hill Area is
no more likely to be developed if the allowable uses change from industrial/commercial
to residential/commercial. Though it is somewhat unlikely that the sloped area would be
developed due to its steepness, the change in allowable uses is not expected to spur or
encourage development. Therefore, there is no anticipated impact on the land due to the
action at hand. Any proposed development in the Gun Hill Area would be subject to an
environmental review.
Impact on Visual Resources—No anticipated impact
Although the action of amending the comprehensive plan should have little effect on
important views, any construction on this site will be easily visible and would not be
easily screened. The Gun Hill Area is easily seen from the northwestern quadrant of the
City, including many of the recreational fields in Cass Park. The smokestack on the
former Ithaca Gun factory site is considered by some to be an important visual landmark.
As noted above, any future construction on this site will undergo a separate
environmental review to determine the impact on visual resources and to prescribe the
proper mitigation measures.
Impact on Historic Resources—No anticipated impacts
A cultural resource survey was completed in connection with the US Environmental
Protection Agency cleanup in this area and it was noted that the existing Mill Race
contiguous to the Gun Hill Area may be eligible for the National Historic Register. It is
possible that new development or redevelopment in the Gun Hill Area would cut off the
Mill Race from public access on Lake Street, but that possibility should be reviewed
when a specific development project is considered by the City of Ithaca. It is not expected
that the comprehensive plan amendment under consideration will affect the abutting Mill
Race.
Impact on Open Space and Recreation–Potential positive impacts
Similar to the discussion of the Mill Race area above, the proposed comprehensive plan
amendment should not have a negative impact on open space or recreation opportunities
in the area, namely the Fall Creek Gorge. Currently there is not public access to the gorge
or gorge rim from the Gun Hill Area. The public can only access the gorge floor from
Lake Street, just north of Gun Hill. Depending on how new development or
redevelopment projects are designed, there is the opportunity to provide public access to
the gorge or gorge rim from Gun Hill. However, this opportunity will have to be pursued
Q:IPLANNING\PROJECTS\Gun Hill\Comp Plan\FEAF 10_07_03.doc Page16 of 17
• 10/9/2003
as part of a specific development project, which will undergo a separate environmental
review when it is formally proposed.
Impact on Transportation—No Anticipated Impacts
The action of amending the comprehensive plan is not expected to have much of an
impact on transportation in the area. According to the Institute of Transportation
Engineers' Trip Generation, light industrial and warehousing activities tend to produce
more trips than apartment or condominium uses (see chart below). The comprehensive
plan amendment calls for low impact commercial uses, which do not have a clear
corollary in the Trip Generation manual. A general office building would produce more
trips on average than an industrial or residential use, but this is not the type of
commercial use envisioned. The commercial element in a mixed-use development would
tend to be small office spaces, a pedestrian-oriented convenience store, or the like. It is
expected that these uses would not generate as many trips as a building dedicated to
office uses. As specific proposals for new development or redevelopment come to the
City, they will need to be evaluated for traffic impacts.
Type of Use and ITE Code Average Trip Rate (weekday)
General light industrial (110) 3.016/employee
Manufacturing (140) 2.085/employee
Warehousing (150) 3.891/employee
Apartment (220) 2.813/person
Residential condominium(230) 2.495/person
General office building(710) 4.72/employee
Institute of Transportation Engineers. Trip Generation. September 1987.
Impact on Growth and Character of the Community or Neighborhood—Small to
Moderate Impact
There may be a small to moderate impact on the surrounding community, as amending
the comprehensive plan will set an important precedent for future projects. The
comprehensive plan amendment includes a recommendation to change the allowable
uses, eliminating industrial uses and adding residential uses, and to encourage mixed-use
redevelopment in the area. The impact is expected to be small to moderate because an
abandoned industrial building and a large parking lot already occupy the majority of the
area.
Public Controversy—Small to Moderate Impacts
Some public concern has been raised about the sketches and renderings that Fall Creek
Redevelopment LLC has used in their public outreach, focusing mostly on the possible
heights of buildings, but also somewhat on possible uses and the boundaries of the area.
Many of the public comments received have focused on the Fall Creek Redevelopment
project,blurring the lines between the amendment to the comprehensive plan and the
redevelopment project itself. Though the two are obviously related(spatially and
temporally), the amendment to the comprehensive plan is a stand alone document and is
not causally related to the redevelopment project. If and when that project is submitted to
the City of Ithaca, it will undergo its own environmental review.
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10/9/2003
Draft Resolution:
Declaration of Lead Agency for the Proposal to Amend the Comprehensive Plan to add
language regarding the Gun Hill Area
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 amendment to the Comprehensive Plan 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 amendment to the comprehensive plan to add
language regarding Gun Hill Area.
q:lplanninglprojectslgun hilllcomp planlresolution-lead agency.doc 10/09/03
10/9/2003
Draft Resolution:
Comprehensive Plan Amendment to add language regarding the Gun Hill Area
Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering a proposal to amend its Comprehensive
Plan in order to add the four page report entitled "The Gun Hill Area: An Amendment to
The City of Ithaca Comprehensive Plan, and
WHEREAS, appropriate environmental review has been conducted including the
preparation of a Full Environmental Assessment Forms (FEAF), and
WHEREAS, this amendment 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 FEAF 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 Full 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:IPLANNINGIPROJECTSIGun HiII\Comp PIan\Resolution-Negdec.doc
10/9/2003
Draft Resolution:
Adoption of the report entitled "The Gun Hill Area: An Amendment to The City of
Ithaca Comprehensive Plan"
WHEREAS, the City of Ithaca Common Council recognizes the Gun Hill Area as
consisting of the former Ithaca Gun Factory, a parking lot,just below the old factory, and
an open, grassy slope which extends below the parking lot down to the bottom of the hill,
and
WHEREAS,the former Ithaca Gun Factory has stood vacant for over 10 years, and
WHEREAS, despite its beautiful location and historic buildings, the site has become a
target for graffiti and vandalism, and
WHEREAS, the City of Ithaca Common Council recognizes that it is in the City's best
interest to redevelop this site to a use that would support the surrounding residential uses
and would not negatively affect the nearby gorge, and
WHEREAS, City of Ithaca planning staff has prepared a short report entitled "The Gun
Hill Area: An Amendment to The City of Ithaca Comprehensive Plan", dated October
2003, and
WHEREAS, the Gun Hill Area report states three goals for the Gun Hill Area:
remediation of contaminated lands, preservation of the natural beauty of the area and
abutting Fall Creek Gorge, and redevelopment of the area as mixed-use, residential and
low impact commercial development, instead of as an industrial use, for which the area is
currently zoned, and
WHEREAS,members of the Common Council recognize that this report is conceptual in
nature and that as specific projects for this site are proposed, they will be subject to
environmental review in accordance with SEQR and CEQR and site plan review in
accordance with the City of Ithaca Site Development Plan Review Ordinance, and
WHEREAS, the draft report was 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 required public hearings have been held for the adoption of the Plan on
September 17, 2003 and on October 1, 2003, and
WHEREAS, the City of Ithaca Common Council, as lead agency in this matter, has on
November 5, 2003, determined that the proposed action will not have a significant effect
on the environment, and that further environmental review is unnecessary, and, now
therefore,be it
Q:\PLANNINGIPROJECTSIGun HiII\Comp PIan\Resolution-Adoption.doc
RESOLVED, that the City of Ithaca Common Council hereby amends "The Gun Hill
Area: An Amendment to The City of Ithaca Comprehensive Plan", dated October 2003,
to the City of Ithaca Comprehensive Plan.
Q:IPLANNINGIPROJECTSIGun Hill\Comp PIan\Resolution-Adoption.doc