HomeMy WebLinkAbout04-12-17 Planning and Economic Development Committee Meeting AgendaPEDC Meeting
Planning and Economic Development Committee
Ithaca Common Council
DATE: April 12, 2017
TIME: 6:00 p.m.
3rd floor City Hall
Council Chambers
AGENDA ITEMS
Item Voting
Item?
Presenter(s) Time
Start
1) Call to Order/Agenda Review
2) Special Order of Business
a) Presentation: "Local Enforcement as
the New Frontier: Making a Case
for Effective Protection of Human Rights
at Home"
3) Public Comment and Response from
Committee Members
4) Updates, Announcements, Reports
5) Action Items (Voting to Send on to Council)
a) Electrical Box Murals
6) Action items (Voting to Circulate)
a) Waterfront Plan
7) Discussion
a) Certificate of Compliance Ordinance
b) Potential Sale of Land in Southwest Park
8) Review and Approval of Minutes
a) March 2017
9) Adjournment
No
No
No
No
Yes
Yes
No
No
Yes
Yes
Seph Murtagh, Chair
Tompkins County Office of Human
Rights
Megan Wilson, Senior Planner
Jennifer Kusznir, Senior Planner
All
All
6:00
6:05
6:30
6:45
6:50
7:00
7:25
7:50
8:30
8:35
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, April 11, 2017.
TO: Planning & Economic Development Committee
FROM: Megan Wilson, Senior Planner
DATE: March 29, 2017
RE: Electrical Box Mural Proposals
As part of a third installment of the successful 21 Boxes project, the Public Art Commission (PAC)
would like to recommend six proposed murals for installation on City-owned electrical boxes
around the downtown area. The PAC issued a call for proposals earlier this year and received nearly
30 designs. The selected designs were distributed for public comment, and the response to the
proposed artwork has been mostly positive. At its meeting on March 23, 2017, the PAC voted
unanimously to recommend that Common Council approve the submitted designs of Anna Adler,
Marsha Acerra, and the Ithaca Youth Bureau; Shera D’Elia; McKayla Macomber; Zuri Sabir; Copper
Santiago; and Richa Sardana. The project will be funded through a grant from the Community Arts
Partnership of Tompkins County.
Staff will attend the April 12th Planning & Economic Development Committee to discuss the project
and answer any questions. If you have any questions, please contact me at (607) 274-6560 or
mwilson@cityofithaca.org.
CITY OF ITHACA
108 East Green Street — 3rd Floor Ithaca, New York 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
Planning & Economic Development Committee
Proposed Resolution
April 12, 2017
Resolution to Select Artwork for More Boxes: Another Round of Electrical Box Murals
WHEREAS, the City of Ithaca Public Art Commission (PAC) has been established to, among
other duties, review and advise the Common Council on proposals for the exhibition and display
of public art in the City’s public spaces, and
WHEREAS, in 2010, the PAC created a mural and street art program to beautify blank walls
within the city while providing local artists from all sections of the community an opportunity to
showcase their work, and
WHEREAS, the Board of Public Works approved several locations for future murals and street
art, including municipal electrical boxes throughout the city, by resolution on May 19, 2010, and
WHEREAS, in 2012 the PAC launched a project to beautify 21 municipal electrical boxes
through the creation of mini-murals, and a second round of the project was completed in 2014,
and
WHEREAS, due to the success of the first two projects, the PAC initiated a third round of
electrical box murals to be completed in 2016-2017, including the three new electrical boxes
installed on the Commons and six locations around the downtown area, and
WHEREAS, the project will be funded through a grant from the Community Arts Partnership of
Tompkins County and will be budget-neutral to the City, and
WHEREAS, the PAC issued a Request for Proposals earlier this year and distributed 6 proposals
for public comment, and
WHEREAS, the PAC reviewed public comment at its meeting on March 23, 2017 and, after
considering the community feedback, voted unanimously to recommend that the Common
Council select the artwork submitted by Anna Adler, Marsha Acerra, and the Ithaca Youth
Bureau; Shera D’Elia; McKayla Macomber; Zuri Sabir; Copper Santiago; and Richa Sardana to
be installed on six electrical boxes in the downtown area; now, therefore, be it
RESOLVED, that the City of Ithaca Common Council selects the submissions of the following
artists for More Boxes: Another Round of Electrical Box Murals: Anna Adler, Marsha Acerra,
and the Ithaca Youth Bureau; Shera D’Elia; McKayla Macomber; Zuri Sabir; Copper Santiago;
and Richa Sardana (as recommended by the Public Art Commission and shown in “More Boxes
Mural Proposals (2017)”); and be it further
RESOLVED, that the selected artists may proceed with the installation of their murals on their
appointed electrical box upon the execution of an agreement with the City (as reviewed by the
City Attorney).
With grant support by New York State Council on the Arts, administered by the Community Arts Partnership
MORE BOXES: ANOTHER ROUND OF ELECTRICAL BOX MURALS
MORE BOXES MURAL PROPOSALS (2017)
“Big Little Ithaca: A Kid’s Eye View” by Anna Adler, Marsha Acerra, and the Ithaca Youth Bureau
Proposed Location: E. Court Street & N. Aurora Street
Description: “Big Brothers Big Sisters of Ithaca and Tompkins County (BBBS) in collaboration with
teaching artist Marsha Acerra would like to propose an electrical box mural focused on friendship and
community. We envision painting a collective city map generated from the kids and mentors we work
with -- marking their most favorite landmarks and characters around town -- places they have enjoyed
together, which represent the unique and diverse landscape of Ithaca.
The mural will be executed by Marsha Acerra, Anna Adler (Community Outreach Specialist, BBBS
andartist) with input and assistance from the community we serve, including Bigs and Littles.
This work will energize the imaginations of passerbys, allowing people to see the city from the
perspective of local youth, and reimagine what it means for all of us -- our sense of home, belonging,
and place.”
With grant support by New York State Council on the Arts, administered by the Community Arts Partnership
“Better Together” by Shera D’Elia
Proposed Location: E. Court Street & N. Tioga Street
Description: “My intention with this design is to take the energy from the recent women's march and
the North Dakota water protectors and create a hopeful, empowering, beautiful image that expresses
our responsibility to work together on behalf of the water, the earth, and each other. The piece will
be painted in my typical style, using bright, bold colors. The figures will be painted in different colors
to express diversity. The concept sketch shows two sides of a box, with layered waves along the
bottom and female figures rising out from the waves, while holding hands and circling below the earth
which is above them. The top line of figures appear to be supporting the earth with their hands.”
With grant support by New York State Council on the Arts, administered by the Community Arts Partnership
“A Box of Strawberries” by McKayla Macomber
Proposed Location: E. State Street & N. Aurora Street
Description: “For my proposal I submit what would be an all-over, wrap around pattern of the
strawberries with foliage on top of a black background. I believe it would be a simple and polished
design that would bring some lively energy with it. The strawberries would be adjusted and fitted to
work best with the shape of the electric boxes.”
With grant support by New York State Council on the Arts, administered by the Community Arts Partnership
“Ithaca IS Magnetic” by Zuri Sabir
Proposed Location: W. State Street & S. Cayuga Street
Description: “There’s a running joke amongst us native Ithacans that one can’t get away from Ithaca,
no matter how hard one tries. You’ll travel to the most gorgeous, farthest reaches of the planet and
nothing compares to her simple charm. Hence, monochrome graphic shapes of people falling back
into magnet Ithaca.”
With grant support by New York State Council on the Arts, administered by the Community Arts Partnership
“In Land Stars” by Copper Santiago
Proposed Location: W. Buffalo Street & N. Geneva Street
Description: “I spent a long time thinking about what I would paint on a box once I was forward the
email asking for applicants. I wanted to paint Ithaca, my new home, as I feel it day to day and no one
image I was thinking of could seem to encompass that. I was driving down from the Ithaca mall a
week or so ago and I was struck by how much the city lights resembled star s nestled in the hills that
are so much a part of Ithaca. There wasn't that much light pollution where I was and I could see the
stars above us shining so brightly. Gazing back down, Ithaca looked like someone had gently placed
a galaxy in a bowl. As I was still moving in the car, the lights seemed to be spinning slowly, very much
alive. The land appeared to be cradling the inland stars as much as they were floating slightly above it,
like clouds moving between very tall mountains. I was moved by the idea that I was driving home to
those very stars. My painting on the box would try and reflect the feeling one gets looking at their
home shining as timeless as the stars above us all. By illustrating this moment, I hope to share the
wonderful sensation that comes from feeling tiny and inconsequential yet part of something much
bigger. The same thing happens when one sees very tall mountains, or the horizon for the first time.
For me, it happens when I look at the stars.”
With grant support by New York State Council on the Arts, administered by the Community Arts Partnership
“The Lives We Live” by Richa Sardana
Proposed Location: E. Court Street & N. Cayuga Street
Description: “The Warli people are an indigenous tribe living in the state of Maharashtra in western
India; many still live on the northern outskirts of the city of Mumbai. The brick red and white paintings
of the Warli tribe decorate the walls of their houses. The paintings are simple and distinct, and are
considered an ancient prevailing art. Basic shapes – triangles, squares, circles, and crooked lines – are
used to depict complex scenes, such as wedding, field harvest, celebration, dance, musicians, nature,
landscapes, farming, animals, rituals. The art is really a depiction of how the community lives,
celebrates, hopes, and supports. There is nothing abstract in the depiction, and still it leaves room for
you to recreate the atmosphere of happiness and music in your mind.
I was introduced to Warli paintings in a fleeting way several years ago. Riding in an auto-rickshaw that
trailed through the traffic in Mumbai, I was looking out in a nonchalant way. Suddenly my eyes caught
sight of an old woman painting something in white on a brick red background, while a little child
played around her. The traffic suddenly cleared, and the auto-rickshaw accelerated ahead. I looked
back, trying to capture more, but neither time nor speed did justice to the scene. There was something
about this scene that left a vivid snapshot in my memory – an old woman, painting, two plain colors,
simple geometric shapes, the little child, the humid afternoon. It was so plain, and yet so captivating.
She was clearly an artist with no recognition – and one who didn’t seek any.
Ithaca is home to people from diverse backgrounds and a lot of flux. The beauty and hospitality of
the town, and its natural beauty win the hearts of anyone who cross their paths here. At the same time,
the town is enriched by the uniqueness of all the people who come and go, and the many who continue
to stay on. This sense of community is best felt on the Commons where everyone gets together,
whether it is for food, or art or a glass of wine. When I saw the request for proposal for the utility
boxes, I felt using Warli art would be a perfect medium to blend the symbolic features of the tribal art
while capturing and celebrating the welcoming spirit of Ithaca. To me, there is an unbroken line from
early tribal art such as Warli to today’s street art.
With grant support by New York State Council on the Arts, administered by the Community Arts Partnership
While designing the template for my proposed project, I decided to use the map of downtown Ithaca
as my background template (shown in black representing Green and Seneca Street, kissed on the south
by the six mile creek). I then tried to use Warli tribal motifs to express the vibrance of the Commons
and its surroundings. I have incorporated symbols of several features in the art, and t ried to interact
with the viewer who will be able to identify some of these features (such as the Moosewood towards
the north, the Tomkins library, Mama goose, waterfall and Cornell’s iconic McGraw tower) while
trying to the appreciate a different art form.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: March 31, 2017
Re: Proposed Waterfront Zoning
The purpose of this memo is to provide information regarding proposed new zoning for the
waterfront area.
In September of 2015, the Common Council adopted Plan Ithaca as Phase I of the City
Comprehensive Plan and in November of 2015, staff was directed to begin working on a
waterfront development plan as a part of the next phase for the Comprehensive Plan.
In March of 2016, the Common Council adopted legislation establishing a Temporary
Mandatory Planned Unit Development (TMPUD) in the waterfront study for a period of 18
months. This was intended to allow the Common Council to have transitional oversight for
potential development projects and to ensure that development in this area supports the goals of
the City’s Comprehensive Plan, while the plan for the waterfront and the associated new zoning
could be established.
In order to develop recommendations for the plan and for the zoning a waterfront working group
made up of 17 members of the public and City Planning Staff was established. The group began
meeting regularly in September of 2016. Given the deadline of establishing new zoning prior to
the expiration of the TMPUD, the waterfront working group has focused on completing a land
use section of the plan and making recommendations for future zoning for the Waterfront Study
Area.
In December of 2016 the working group hosted two open houses to solicit additional input from
the public. Using feedback from the public and goals from Plan Ithaca the working group has
completed the land use section of the draft plan. Enclosed is a draft Land Use Chapter for the
Waterfront Plan.
This chapter includes goals that were introduced in Phase 1 of the Comprehensive Plan and
explains how they are applicable to the waterfront area. When developing this plan, the working
group specifically referenced goals regarding protecting view sheds, allowing public access to
the waterfront, enhancing pedestrian and bicycle connections, reducing the impacts of parking in
CITY OF ITHACA
108 East Green Street — 3rd Floor Ithaca, New York 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
2
new developments, and creating a mixed use district, including commercial, and housing, with
an emphasis on uses that create an active waterfront environment.
This chapter divides the waterfront area into four district character areas. The waterfront
working group used these areas to develop a recommendation for zoning for the waterfront.
Enclosed is a draft ordinance and summary zoning chart containing the recommended zoning
from the working group.
If the Committee is in agreement, staff will draft an environmental review of this action and
circulate it with the draft ordinance. We will return next month with any comments that are
received. If you have any concerns or questions regarding any of this information, feel free to
contact me at 274-6410.
4/7/2017
1 | Page
PLANNING COMMITTEE:
An Ordinance Amending the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning” To Establish New Zoning for the
Waterfront Area
ORDINANCE NO. ____
1. WHEREAS, on September 2, 2015, the Common Council adopted
Plan Ithaca as Phase I of the City Comprehensive Plan, and
2. WHEREAS, this plan identifies the desired future land uses
in the City, as well as areas where development is
anticipated and encouraged, and identifies community goals
and recommendations for the City, and
3. WHEREAS, on August 17, 2015, the City of Ithaca
Comprehensive Plan Committee submitted a written
recommendation to the City that included developing a plan
for the waterfront as a priority for the next phase of the
City’s Comprehensive Plan, and
4. WHEREAS, in November of 2015, the Planning and Economic
Development Committee of the Common Council directed
Planning Staff to begin working on a waterfront
development plan as a part of the next phase for the
Comprehensive Plan, and
5. WHEREAS, on March 2, 2016, the Common Council adopted
legislation establishing a Temporary Mandatory Planned
Unit Development (TMPUD), in order to provide the Common
Council with transitional oversight for potential
development projects in order to ensure that development
in the waterfront study area supports the goals of the
City’s Comprehensive Plan, while the plan for the
waterfront and the associated new zoning could be
established, and
6. WHEREAS, the TMPUD was established for a period of 18
months, during which time the Common Council was charged
with adopting new zoning regulations for the waterfront
area, and
7. WHEREAS, the City Comprehensive Plan identifies the goals
for the Waterfront Mixed Use area as the creation of a
mixed use district, including commercial, and housing,
4/7/2017
2 | Page
with an emphasis on uses that create an active waterfront
environment, and
8. WHEREAS, the City Comprehensive Plan further notes that
“new development should protect view sheds and allow
public access to the waterfront, and pedestrian and
bicycle connections should be improved, and reducing the
impacts of parking in new development should be carefully
considered, and
9. WHEREAS, in order to develop recommendations for the plan
and for the zoning, the City established a waterfront
working group made up of 17 members of the public and City
Planning Staff, and
10. WHEREAS, the waterfront working group began meeting in
September of 2016 and in December of 2016 they hosted two
open houses in order to solicit additional input from the
public, and
11. WHEREAS, given the deadline of establishing new zoning
prior to the expiration of the TMPUD in August 2017, the
waterfront working group has focused on completing a land
use section of the plan and making recommendations for
future zoning for the Waterfront Study Area, and
12. WHEREAS, using feedback from the public and goals from
Plan Ithaca the working group has completed the land use
section of the draft plan and has used this section to
make recommendations for changes to the current zoning in
the Waterfront Study Area, now therefore be it
RESOLVED, that the Common Council does hereby adopt the Land Use
Chapter of the Waterfront Plan with the intent that the once the
full Waterfront Plan is completed, this chapter will be inserted
as a part of the plan, and
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City
of Ithaca that Chapter 325 of the City Code be amended as
follows:
Section 1. Chapter 325-3B of the Municipal Code of the City of
Ithaca, entitled “Definitions and Word Usage”, is hereby amended
to add the following new definitions:
LIGHT INDUSTRIAL
Fabrication, processing, manufacturing, converting,
altering, assembling or other handling of products that:
4/7/2017
3 | Page
A. Does not result in1:
(1) Dissemination of noise, vibration, odor, dust,
smoke, detectable gas or fumes or their atmospheric
pollutant beyond the boundaries of the property lines in
which such use is conducted;
(2) Unusual hazard of fire, explosion or other
physical danger to any person, building or vegetation;
(3) Radiation or interference with radio or television
reception beyond the boundary of the property;
(4) A harmful discharge of waste material or any other
means of disposal of waste material other than by
delivery to an authorized, off-site treatment facility;
or
HEAVY INDUSTRIAL
Fabrication, processing, manufacturing, converting,
altering, assembling or other handling of products.
Heavy industrial uses may require outdoor storage of raw
materials and large equipment. Heavy industrial uses may
result in loud noises, vibrations, or odors. These
negative effects must be mitigated, so that the impacts
do not reach beyond the boundaries of the district where
the use is permitted.
HEALTH CARE FACILITY
Health Care Facilities are places that provide health
care services, but are not intended for overnight stay.
Health Care Facilities may include, medical offices,
clinics, outpatient care centers, and urgent care
facilities.
FOOD PRODUCTION FACILITY
Any facility that is used to transform raw ingredients,
by physical or chemical means, into food or other items
meant for human consumption, or for food into other
forms, including the processing and packaging of the
food items. Food Production Facilities may include, but
are not limited to bakeries, brew pubs, coffee roasters,
wineries, food packaging facilities.
Section 2. Section 325-4 of the Municipal Code of the City of
Ithaca, entitled “Establishment of Districts”, is hereby amended
in order to add the following zoning districts:
WE/WFD West End/Waterfront District
CSD Cherry Street District
4/7/2017
4 | Page
ND Newman District
MD Market District
Section 325-4 is further amended to delete the following zoning
districts:
M-1 Marine Commercial
WF-1 Waterfront 1
WF-2 Waterfront 2
Section 3. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new WE/WF District and to amend the District
Regulations Chart as follows:
West End/Waterfront District (WE/WF)
Permitted Primary Uses
1. An
y Use Permitted in B-2 Zone, with the exception of
1 and 2 family detached or semi-detached dwellings,
fraternity, sorority or group houses, or dormitories,
or Bed and Breakfast homes-which are not permitted in
the WE-WF District
2. Wa
ter Related Light Industrial Uses, including boat
fueling stations
3.
Sale, rental, repair or storage, of marine related
recreational equipment such as boats, marine engines,
sails, cabin equipment
4. Pa
rking Garages-Permitted by Special Permit
Specifically Prohibited in the WE/WF District:
Specifically Prohibited: Heavy Industrial Uses, Non
Water Related Light Industrial, 1 and 2 family
detached or semi-detached dwellings, Mobile Homes,
Petroleum Storage, Cemeteries, Casinos, Fueling
Stations, Single Story Self-Storage Facilities, Big
Box Retail, Drive Through Establishments, Large Scale
Breweries, Vehicle Sales and Service, Printing,
Heating, a/c, etc.
Permitted Accessory Uses
1. An
y accessory use permitted in the B-2 Zone
2. Bo
at fueling station
4/7/2017
5 | Page
3. Sn
owmobile sales, service, rental in conjunction with
boat sales, rental or service
4. Pa
rking lot/parking garage
5. Ou
tdoor storage of materials
6. St
orage of marine related recreation equipment such as
boats, marine engines, sails, cabin equipment as it
relates to permitted primary uses under zoning
Off Street Parking Requirement
None
Off Street Loading Requirement
None
Minimum Lot Size (SF)
3000
Minimum Width in Feet at Street Line
30
Maximum Building Height
63’
5 Stories
Maximum Percentage of Lot Coverage by Buildings
100%, Except for Required Setbacks
Yard Dimensions
Required Minimum Front Yard- No front yard setback
is required, except as necessary to provide a
minimum 5' sidewalk and an 8' tree lawn
Required Minimum Side Yard- 5’
Required Minimum Other Side Yard- 5’
Required Minimum Rear Yard- For properties located
along the waterfront, there is a minimum setback of
20' from the top of bank. In some areas an
additional setback from the water may be required by
the NYS DEC easement. For properties not located
directly adjacent to the water the minimum rear yard
setback is 10'.
Minimum Building Height
For Water Dependent Uses there is no minimum
building height. For any non-industrial uses
buildings must be a minimum of 2 stories in height
4/7/2017
6 | Page
Section 4. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new Cherry Street District (CSD), and to
amend the District Regulations Chart as follows:
Cherry Street District (CSD)
Permitted Primary Uses
1. An
y use permitted in the WE-WF District
2. Li
ght Industrial Uses
3. La
rge Scale Breweries
4. Fo
od Production
Specifically Prohibited in the CSD:
Specifically Prohibited: Mobile Homes, Petroleum
Storage, Casinos, Fueling Stations, Single Story
Self-Storage Facilities, Big Box Retail, Drive-thru
Establishments, Cemeteries
Permitted Accessory Uses
Any accessory use permitted in the B-2 Zone
Off Street Parking Requirement
None
Off Street Loading Requirement
None
Minimum Lot Size (SF)
3000
Minimum Width in Feet at Street Line
30
Maximum Building Height
63’
5 Stories
Maximum Percentage of Lot Coverage by Buildings
100%, Except for Required Setbacks
Yard Dimensions
Required Minimum Front Yard- No front yard setback
is required, except as necessary to provide a
4/7/2017
7 | Page
minimum 5' sidewalk and a preferred 8' tree lawn-
When an 8’ tree lawn is not feasible, the Planning
Board, at their discretion, may reduce the tree lawn
requirement to 5’.
Required Minimum Side Yard- 10’
Required Minimum Other Side Yard- 10’
Required Minimum Rear Yard- For properties located
along the waterfront, there is a minimum setback of
25' from the top of bank. For properties not
located directly adjacent to the water the minimum
rear yard setback is 10'.
Minimum Building Height
For Industrial Uses there is no minimum building
height. For any non-industrial uses buildings must
be a minimum of 2 stories in height
Section 5. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new Newman District (ND), and to amend the
District Regulations Chart as follows:
Newman District (ND)
Permitted Primary Uses
1. An
y Use Permitted in B-1 Zone, with the exception of
1 and 2 Family Detached or Semi-Detached Dwellings,
Fraternity, Sorority, or Dormitories, or Bed and
Breakfast homes, and Funeral Homes, and Banks or
Monetary Institutions, which are not permitted in
the Newman District.
2. Re
tail store or Service Commercial Facility
3. Re
staurants, Fast Food Establishment, Tavern, with the
exception of establishments where food or drink is
intended to be served to or consumed by persons in
automobiles
4. Cl
ub, Lodge or Private Social Center
5. Th
eater, Bowling Alley, Auditorium or Other Similar
Place of Public Assembly
6. Ho
tel/Motel/Boatel
7. Re
creational or Cultural Facilities such as a Park,
Playground, Art Museum, fishing pier, or yacht club
4/7/2017
8 | Page
8. Pu
blic Recreation
9. Sa
le, Rental, Repair, or Storage of Marine-related
Recreational Equipment, such as boats, marine
engines, sails, cabin equipment
Permitted Accessory Uses
1. An
y accessory use permitted in the WE/WFD Zone,
2. Co
nfectionary, Millinery, dressmaking, and Other
Activities involving Light Hand Fabrication, as well
as sales.
3. Pa
rking Garages
Off Street Parking Requirement
None
Off Street Loading Requirement
None
Minimum Lot Size (SF)
3000
Minimum Width in Feet at Street Line
30
Maximum Building Height
For properties located along the waterfront, the first
12' building facing the water is restricted to have a
maximum building height of 2-3 stories after that the
building may step up to 5' stories. Properties not
located adjacent to the water have a maximum of 5 stories
and 63'
Maximum Percentage of Lot Coverage by Buildings
100%, Except for Required Setbacks
Yard Dimensions
Required Minimum Front Yard- No front yard setback
is required, except as necessary to provide a
minimum 5' sidewalk and a preferred 8' tree lawn.
Required Minimum Side Yard- 5’
Required Minimum Other Side Yard- 5’
Required Minimum Rear Yard- For properties located
along the waterfront, there is a minimum setback of
4/7/2017
9 | Page
20' from the top of bank. In some areas additional
setback from the water may be required by the NYS
DEC easement. For properties not located directly
adjacent to the water the minimum rear yard setback
is 10'.
Minimum Building Height
25’
2 Stories
Section 6. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new Market District (MD), and to amend the
District Regulations Chart as follows:
Market District (MD)
Permitted Primary Uses
1. An
y use permitted in the Newman District
2. He
alth Care facilities
3. B&
B Inns
4. Co
nfectionary, Millinery, dressmaking, and Other
Activities involving Light Hand Fabrication, as well
as sales.
5. Fo
od Production Facilities
Permitted Accessory Uses
1. An
y accessory use permitted in the ND Zone
2. Dr
ive-Thru Banking Services
3. Pa
rking Garages
Off Street Parking Requirement
None
Off Street Loading Requirement
None
Minimum Lot Size (SF)
3000
Minimum Width in Feet at Street Line
30
4/7/2017
10 | Page
Maximum Building Height
For properties located along the waterfront, the first
12' building facing the water is restricted to have a
maximum building height of 2-3 stories after that the
building may step up to 5' stories. Properties not
located adjacent to the water have a maximum of 5 stories
and 63'
Maximum Percentage of Lot Coverage by Buildings
100%, Except for Required Setbacks
Yard Dimensions
Required Minimum Front Yard- No front yard setback
is required, except as necessary to provide a
minimum 5' sidewalk and an 8' tree lawn
Required Minimum Side Yard- 5’
Required Minimum Other Side Yard- 5’
Required Minimum Rear Yard- For properties located
along the waterfront, there is a minimum setback of
20' from the top of bank. In some areas additional
setback from the water may be required by the NYS
DEC easement. For properties not located directly
adjacent to the water the minimum rear yard setback
is 10'.
Minimum Building Height
25’
2 Stories
Section 7. The City Planning and Development Board, the City
Clerk and the Planning Department shall amend the district
regulations chart in accordance with the amendments made
herewith.
Section 8. Severability. Severability is intended throughout
and within the provisions of this local law. If any section,
subsection, sentence, clause, phrase or portion of this local
law is held to be invalid or unconstitutional by a court of
competent jurisdiction, then that decision shall not affect the
validity of the remaining portion.
Section 9. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
March 23, 2017 1 | Page
March 17, 2017
2. Land Use
2.1 Introduction
The Ithaca Waterfront District is bordered to the north by the Newman Golf
Course, to the south by Cecil Malone Drive and the City border, to the west by
the Flood Control Channel, and to the east by Route 13/Fulton and Meadow
Streets.
March 23, 2017 2 | Page
Poor Soils
Most of the
waterfront area
contains soils made
up of sand, silt, and
clay. These poor
soils make it
difficult to support
structures because
of the irregular
settlement that
occurs. This poses a
significant challenge
to the financing and
construction of new
projects. In order to
overcome this
challenge, new
construction must
either be limited in
height, or must
have very expensive
foundations.
The Ithaca Waterfront District is home to a vast array of uses including a
state of the art health care facility, restaurants, bars, industrial uses, and
the Ithaca Farmer’s Market. However, there is still much underdeveloped
land that could be a potential area of growth for the City.
Plan Ithaca, the City’s recently adopted comprehensive plan, categorized
the waterfront study area as predominantly mixed use and enterprise
areas intended to encourage higher density growth in the form of well-
designed, compact, mixed use development. These areas are located on
or adjacent to major transportation corridors within the City, making it easy
for residents to get to jobs and services and for visitors to access local
businesses. Additionally, there are some areas classified as
environmentally sensitive and important locations where special
consideration must be given to preserve unique natural features.
Future Considerations
As this district grows there are considerations to address in order to
encourage positive development trends:
Building Water Frontages – Opportunities exist to
encourage businesses along the waterfront to
develop inviting water frontages. A 25 foot
maintenance easement exists along the Flood
Control Channel in order for the Department of
Environmental Conservation to protect the water
edge and have access for care of the channel itself.
However, beyond the easement, developers have
the opportunity to treat the water and the water’s
edge as a front yard.
District Identity – Opportunities exist to develop
cohesive signage art, and landscape elements that
will help create an identify for the district.
Housing – The City has a documented need for
increased housing that is located on public transit
routes and within walking distance to desirable
amenities. The waterfront area has several
locations that would be ideal for additional housing
and that would provide easy pedestrian, bike, and
bus access to parks, the Farmer’s Market, and
downtown retail centers.
Business Improvement District – There is an
opportunity to develop a business improvement
district that can provide a platform for a unified vision
for commercial and residential activity in the area.
March 23, 2017 3 | Page
Dredging
After the Flood Control Project was completed in 1970, responsibility for periodic and emergency maintenance
dredging was transferred to the New York State Department of Environmental Conservation (NYSDEC). Portions of
the channel were dredged by the Army Corps of Engineers in 1973 and 1999, and the lower channel was dredged by
the New York State Department of Transportation in the early 1980’s. Since the mid‐1990’s, the City has been working
with responsible agencies to designate a dewatering site that would allow dredging to take place. The delay in
maintenance dredging has made the lower channel inaccessible to larger boats. This challenge pertains to all areas
where commercial activity exists along the waterfront.
Limited Season – Ithaca’s climate does not provide a lengthy
season for water-dependent uses. Any development options that
rely on the water as an amenity could suffer during the winter
months and should consider how to overcome the economic
challenges of the off-season.
Develop Financial and Management Resources – Unlike the
downtown area this area does not have an established Business
Improvement District, or any sense of established identity.
Merchants, property owners, and business owners lack any
organized structure for addressing concerns in this district or
planning for future needs. Developing these resources would aid
future planning initiatives and could also provide assistance for new
and existing businesses.
Potential Flooding – Potential flooding is a challenge for all
portions of the waterfront area. Any new construction has to
consider and be prepared for potential flooding. Similar to the
accommodations that must be made for poor soils, special
construction techniques must be used, which may result in higher
building costs.
March 23, 2017 4 | Page
Plan Ithaca
Land Use Goals‐Not
Specific to the
Waterfront
Neighborhood CHARACTER will
be preserved and enhanced.
Green space surrounding the
city will be preserved to
minimize sprawl and protect
open space and agricultural
lands.
Housing will be located so
that jobs and services are easily
accessible.
Permitted land uses will
promote business expansion
and job growth within the city.
New development will be
consistent with the City’s land
use goals and map and will be
of high‐quality design.
Land use planning decisions
and investments will be
coordinated with the goals of
the Mobility & Transportation
chapter.
Goals
The following are Land Use goals outlined in the City of
Ithaca’s Comprehensive Plan, “Plan Ithaca: A Vision for our
Future” that are specifically applicable to the Waterfront Area.
Goals that are specific to the Waterfront Area Plan are bolded
and explained.
1. The city’s role as the economic, social, and
cultural center of Tompkins County will be
strengthened by attracting and retaining a larger
proportion of the County population, reversing a
half-century trend of population loss to the County.
–The Waterfront District provides the City with a
unique opportunity for a space that the City can
encourage additional growth and retention of
people looking to live in the City.
2. Additional housing will provide opportunities for
people of all incomes, ages, and abilities to live in
the city. —The Waterfront District should be
developed to include additional housing
opportunities for people of all incomes, ages and
abilities.
3. As the city continues to develop, green spaces will
be enhanced and located to best serve residents
and visitors. —As the waterfront develops, the
green spaces should be maintained and enhanced
to serve the growing population in this area.
4. Transportation and housing options will reduce
commuter traffic. —Housing along the waterfront
provides opportunities for people to live within
walking distance of major employers and to public
transit, which may reduce commuter traffic into the
City
5. An increased the tax base will reduce the tax
March 23, 2017 5 | Page
burden for residents. —The Waterfront District there is ample opportunity
for new development, which will increase the tax base and reduce the tax
burden on others.
6. The community will be economically vibrant and offer a high quality of life.
—Encouraging mixed use development in the Waterfront District will create
an economically vibrant residential and commercial district.
March 23, 2017 6 | Page
Land Use Recommendations
A. Encourage Mixed Use Development. The City
should encourage and support mixed-use development in the entire
waterfront area that will grow the existing character in each of the
waterfront districts. Development should be sensitive to the predominant
use in the district, including the industrial nature of the Cherry Street
District, the West End Waterfront District as one of the transportation hubs
in the City, the Market District as the food production district, and the
Newman District as a recreational/residential district.
B. Encourage Housing Opportunities for all
Income Levels. The City should encourage residential opportunities for
people of all income levels to be developed in the waterfront area. This
can be accomplished by offering zoning incentives or tax abatements that
encourage the inclusion of lower income housing opportunities along with
market rate development.
C. Encourage Public Access to the Waterfront. As
the waterfront develops great care should be taken by the City to assure
that the area does not become exclusive and limit access by all members
of the public to enjoy the waterfront. The City should ensure that all new
development opportunities reserve space for public walkways along the
waterfront.
D. Encourage Better Multi Modal Connections.
The City should encourage development at the waterfront to have better
multi modal connections to all areas. New development should consider
pedestrian, bike, and public transit connections and reserve space for
these modes to allow access to all portions of the waterfront.
E. Encourage a Vibrant District. The City should
encourage development that will result in 24/7/365 activity. Mixed use
development that includes commercial and residential uses will allow the
waterfront area to be occupied at all times of day throughout the year,
resulting in a more vibrant space.
March 23, 2017 7 | Page
F.
2.1 Waterfront Area Map
As part of Phase II of the Comprehensive Plan, the Waterfront District can
be divided into five character areas that elaborate on Phase I by
identifying areas of similar existing and future planned uses. These
districts are the Cherry Street District, the West End/Waterfront District,
Inlet Island, the Market District, and the Newman District. The trail network
throughout this area acts as a link connecting the districts to the waterfront
and to each other.
Waterfront District –Character Area Boundaries
March 23, 2017 8 | Page
2.2 Character Areas
The Cherry Street District
Location
The Cherry Street District is bordered on the west by the Flood Control
Channel, to the north by Six Mile Creek, and to the east by Nate’s Floral
Estates. A portion also includes land between Cecil B. Malone Drive and
Six Mile Creek.
Waterfront Character Areas- Cherry Street District
March 23, 2017 9 | Page
Existing Characteristics
This area has an industrial character with several long-standing local
businesses, including a metal scrap yard, manufacturing and high-tech
businesses, and other commercial uses. There is also a 25 foot
permanent maintenance easement between the water and the buildings,
prohibiting construction within the easement.
Challenges
The Cherry Street District has a unique set of challenges that should be
addressed in order to facilitate successful new and existing development.
Visibility — Much of the district has little or no visibility from Route 13
and other main roads. This could pose a challenge to some
businesses that might require street visibility.
Traffic Circulation — The Cherry Street District has only one through
street with no sidewalks. In order to develop this district, a plan for
safe multi-modal transportation into and out of this area is needed.
Any traffic planning should also consider the opportunities that exist
with the planned reconstruction and realignment of the Brindley Street
Bridge, as well as a potential pedestrian bridge that crosses the Flood
Control Channel and creates a connection to West Hill.
High Development Costs — As this area develops, the demand for
waterfront land may drive up the cost of land. This, coupled with the
expensive foundations that are required to offset the impacts of poor
soils, could pose challenges to development of non-residential uses,
which could make it difficult to include a mix of uses.
Opportunities
This district has several opportunities for development/redevelopment of
sites, including the following:
Cherry Street Extension - There is a large section of undeveloped
City-owned land at the southern end of Cherry Street. This area
contains some wetlands; however, there are approximately 3 acres
of land for potential future development.
Infill Opportunities – Throughout this district there are several
large underutilized parking lots. There is XX amount of parking,
March 23, 2017 10 | Page
which is more than what is needed to meet the parking demands of
today’s businesses. With planning and sharing of parking, there
could be several potential infill development sites available. There
are also opportunities to increase density on several sites.
Industrial Character — This district has developed with a
predominantly industrial base. This industrial base can be used as a
guide to develop a cohesive look and to encourage additional
development that is compatible with the existing character. The
types of buildings include warehouses, factories, and commercial
structures. Supporting these and similar uses will foster
development creating more jobs and helping the area serve as an
economic engine for the City. While industrial uses are desired,
businesses that locate in this district must have a low environmental
impact, particularly given its proximity to the water. Housing is also a
desired use in this area. The district’s character creates an ideal
location to encourage alternate types of housing that make use of
industrial-style buildings and create spaces for live/work activities.
Future Black Diamond Trail Connection — Portions of the Black
Diamond Trail are currently under construction outside of the City.
A small segment has been constructed in the city on the western
side of the Flood Control Channel between the water and Route
13A/Floral Ave. Current plans are for this segment of the trail to
connect to a new bridge over the Flood Control Channel and
continue along the eastern side between the water and Cherry
Street, in a southerly direction, eventually connecting to a segment
ending at Robert H. Treman State Park. The anticipated use of the
trail will be for both commuting as well as recreation improving multi-
modal transportation opportunities and connecting the district to the
regional trail network.
Expansion of Business Opportunities — This district contains
several long standing, well-established businesses. The City should
encourage new or expanded opportunities to create well-paying
jobs.
Planned Characteristics
Encourage Mixed-Use and/or Live/Work- The City should
encourage and support mixed-use development that is compatible
with the existing industrial uses and that allows for live/work
opportunities. Mixed-use development can include residential uses
and commercial uses. In addition, light industrial and manufacturing
uses that encourage job creation and allow for residential uses to
coexist are desirable.
March 23, 2017 11 | Page
Retain Industrial Character –The Cherry Street District is one of
the few areas in the City that has existing industrial uses. This
industrial character defines this district and should be retained and
encouraged.
Improve Multi Modal Transportation Connections-Given the
limited road network in this district, alternative transportation is
critical if development is to expand in this area. The completion of
the Black Diamond Trail will provide more opportunities for
pedestrian and bicycle transportation. In addition, the planned
reconstruction/realignment of the Brindley Bridge will allow for better
automotive access into the district.
Seek Development Opportunities that Result in 24/7 Activity-
The encouragement of mixed residential/commercial development in
this area will also encourage 24/7 activity.
March 23, 2017 12 | Page
The West End/Waterfront District
Location
The West End/Waterfront District is bordered to the north by Cascadilla
Street and by the Flood Control Channel, to the west by the Cayuga Inlet,
to the east by Route 13/Meadow Street, and to the south by Six Mile
Creek.
Waterfront Plan Character Areas-West End/Waterfront District
March 23, 2017 13 | Page
Existing Characteristics
This district is the most developed portion of the waterfront area. It is
characterized by several long-standing local businesses and a mix of
historic buildings. There are still several areas of underdeveloped land that
have potential to be redeveloped.
Challenges
The following challenges will need to be addressed in order for existing
and future development to be successful:
Traffic – One of the largest challenges to existing and future
development in this district is traffic. The district is bound on the
east by the southbound section of Route 13, which also contains
major connections to the east and west. Several times throughout
the day this area becomes heavily congested and can cause travel
delays and difficulty for cars exiting businesses along Route 13.
This results in patrons avoiding this area during peak times and
diverting to other routes. In addition, trains can block traffic from
turning west out of the district, which further exacerbates the
congestion.
Pedestrian and Bike Safety — This area feels
unsafe to bicycle and pedestrians. This is due in part to the high
levels of traffic, but also to the lack of infrastructure for these
modes of travel.
Opportunities
Despite challenges that exist, the West End/Waterfront District has many
attributes that encourage new and existing businesses.
Intercity Bus Station – The Intercity bus station is
located in this district. This provides an opportunity to create a
welcoming center that is a gateway to the City and to install
signage that can direct visitors to local points of interest.
Trail Connections – Connections to the Cayuga
waterfront trail. This is the only district not yet connected to the
waterfront trail.
Planned Characteristics
March 23, 2017 14 | Page
City Gateway and Transportation Hub – Take
advantage of the existing bus station and create a welcoming
information district for the city. Work with TCAT to develop a direct
transport between West End to downtown and college campuses.
Safety – Improve safety perceptions by creating
improved consistent lighting
Signage – Create better wayfinding signage,
including electronic directory of places around the city.
Connections – Enhanced connections between
the waterfront and the Ithaca Commons, particularly across Route
13 (Meadow and Fulton Streets) and along the State Street
Corridor.
March 23, 2017 15 | Page
The Newman District
Location
The Newman District is bordered by the Newman Golf Course to the
north, Route 13 to the East, and the Cayuga inlet to the west, and
Cascadilla Creek to the South.
Waterfront Character Areas-Newman District
March 23, 2017 16 | Page
Existing Characteristics
Existing uses on this site include the City’s Streets and Facilities buildings,
Tompkins Consolidated Area Transit (TCAT) facilities, and docks. Several
existing, long-time businesses are located in this area. The fire training
center is located to the north within Stewart Park.
Challenges
Challenges to development in this area are similar to other areas in the
waterfront district, including poor soil conditions and expensive
construction costs. In addition, the following challenges exist that are
specific to the Newman District:
City and TCAT Facilities – Much of the land is
occupied by the City Streets and Facilities building and storage and
the Tompkins County Area Transit Facilities. The City and TCAT
have discussed the possibility of relocating these facilities in order
to preserve prime waterfront land for other development options.
Limited Railroad Crossing – There is only one
crossing over the railroad tracks into this district. Since the railroad
company is unlikely to grant additional crossings, any development
will have to deal with the challenge of having only one point of
access into the site.
Opportunities
While there are challenges that need to be addressed in order to allow for
any additional development in this area, there are also several attributes
that are unique to this area that make it very desirable for future waterfront
development, including the following:
Location – This district is located adjacent to Stewart Park and the
Newman Golf Course and overlooks the water.
Trails – The Cayuga Waterfront Trail runs through this district.
This allows for easy walking or biking to Stewart Park, the Farmer’s
Market, and other points beyond.
Planned Characteristics
Relocation of City Facilities – The City should
consider the relocation of TCAT, Streets and Facilities, and the Fire
March 23, 2017 17 | Page
Training Center in order to free up prime waterfront land for future
development.
Future Development of Water
Related/Dependent/Enhanced Uses – This area is ideal to
encourage development of condos and townhomes, ground floor
retail and/or restaurants and other uses that would be enhanced by
their location along the waterfront. In addition, water dependent
uses, such as boating centers and docks should also be
encouraged.
Encourage Public Access —This area should be
developed to allow for full public access and enjoyment of the
water. Private housing communities should be discouraged.
Waterfront Trail—The waterfront trail should be
realigned to be located along the waterfront at the Newman Golf
Course and the Cornell Biological Field Station or a loop trail should
be added.
March 23, 2017 18 | Page
The Market District
Location
The Market District is bordered by Cascadilla Creek to the north, Routh 13
to the east, the Cayuga Inlet to the west and Cascadilla Street to the
south.
Waterfront Character Areas-Market District
March 23, 2017 19 | Page
Existing Characteristics
Existing uses on this site include the Ithaca Area Waste Water Treatment
Plant, the Ithaca Farmer’s Market, the Community Gardens, parking, the
undeveloped Carpenter Business Park, and the Cornell and IC
Boathouses
Challenges
In addition to other challenges that are common throughout the waterfront,
the Market District has the following specific challenges:
Railroad —The Norfolk Southern Cargo railroad tracks run through the
center of the Market District dividing potential development sites. Limited
railroad crossings limit entry and exit options into the district. When the
trains arrive in the City they are very long and very slow moving and cause
traffic to back up while waiting for the train to pass. The trains also create
noise and vibrations, which has the potential for creating disturbances to
future residential uses.
Fuel Storage —Currently there is a fueling station with fuel storage
located adjacent to the water. This could cause potential safety risks to
future residential uses and could cause environmental concerns for
potential leakage in such a close proximity to the water.
Power Lines —Currently, high tensioned power lines run down the center
of the Market District. This is problematic for any future development,
since structures are not permitted beneath the power lines. Any future
development will likely relocation of the power lines.
Opportunities
This district has several opportunities for development/redevelopment of
sites, including the following:
Highway Access —The Market District is located
along NYS Route 13. The proximity to this highway provides easy
access for deliveries and excellent visibility for any future
development of this site.
Future Microgrid — The Tompkins County Waste
Water Treatment Plant (WWTP) is located in the Market District.
March 23, 2017 20 | Page
This facility provides an excellent opportunity to utilize excess
energy to provide alternate sources of electricity. Plans are
currently being developed to create a Microgrid system that would
distribute electricity to surrounding area.
NY State Department Of Transportation Site
(NYSDOT) —A large 7.6 acre site located within the Market District
is currently being used as a NYSDOT maintenance facility. The
land is valued at approximately $1.5 million. The site is located
beside the Farmer’s Market and is adjacent to the waterfront. The
City and the County have been working with the NYSDOT to try
and re-locate the DOT facility and free up the land for
redevelopment. This parcel has tremendous redevelopment
potential and has generated a great deal of developer interest over
the years.
Planned Characteristics
Encourage Mixed Use Development – Future
development should include a mix of development types and uses,
including commercial and residential uses.
Support Established Uses – Future development
should enhance/protect the existing uses, including retaining a
space for the Ithaca Farmer’s Market and rowing and boating
users.
Encourage Synergistic Uses – This area could
benefit by incorporating synergistic uses into planned projects, such
as food production and community kitchens, which could enhance
the Farmer’s Market.
Make Use of WWTP Excess Heat Energy –
Future development opportunities should consider how to
incorporate waste heat from the WWTP.
\
District Name Permitted Primary Uses Permitted Accessory Uses
Off Street
parking
Requirement
Minimum Lot
Area
Minimum
Frontage at
Street
Maximum
Building
Stories
Maximum
Building
Height In Feet
Maximum Lot
Coverage
Required Minimum
Front Yard Setback
Required
Minimum Side
Yard Setback
Required
Minimum Other
Side Setback
Required Minimum Rear
Yard Setback
Minimum Building
Height/ Stories
1. Any Use Permitted in B-2 District, with the exception of 1 and 2 family
detached or semi-detached dwellings, fraternity, sorority or group houses, or
dormitories, or Bed and Breakfast homes-which are not permitted in the WE-WF
District
1. Any accessory use
permitted in the B-2 zone
2. Water Related-Light Industrial Uses, inlcuding boat fueling station 2. Boat Fueling Station
3. Parking Garages are permitted with special permit
3. Snowmobile sales, service,
rental in conjunction with boat
sales, rental or service
4. Sale, rental, repair or storage, of marine related recreational equipment such as
boats, marine engines, sails, cabin equipment 4. Parking Lot
4. Outdoor Storage of
materials
5. Storage of marine related
recreation equipment such as
boats, marine engines, sails,
cabin equipment as it relates to
permitted primary uses under
zoning
1. Any use permitted in the WE-WF District
2. Light Industrial Uses
3. Large Scale Breweries
4. Food Production
Specifically Prohibited: Mobile Homes, Petroleum Storage, Casinos, Fueling
Stations, Single Story Sotrage Facilities, Big Box Retail, Drive Through
Establishments, Cemeteries
Recommended Waterfront Zoning Summary Chart 3/27/2017
For properties located along
the waterfront, there is a
minimum setback of 25' from
the top of bank. For
properties not located directly
adjacent to the water the
minimun rear yard setback is
10'.
For Industrial Uses
there is no minimum
building height. For
any non-industrial
uses buildings must
be a minimum of 2
nstories in height
5 63'
Required Minimum Front
Yard- No front yard
setback is required,
except as necessary to
provide a minimum 5'
sidewalk and a preferred
8' tree lawn-When an 8’
tree lawn is not feasible,
the Planning Board, at
their discretion, may
reduce the tree lawn
requirement to 5’.
5 5
10 10
For properties located along
the waterfront, there is a
minimum setback of 20' from
the top of bank, except for
the eastern side of Inlet
Island, which does not have a
setback from the water. In
some areas an additional
setback from the water may
be required by the NYS DEC
easement. For properties not
located directly adjacent to
the water the minimun rear
yard setback is 10'.
For Water
Dependent Uses
there is no minimum
building height. For
any non-industrial
uses buildings must
be a minimum of 2
stories in height
West End
Waterfront
District(WE-WF)
None 3000 30 5 63
No front yard setback is
required, except as
necessary to provide a
minimum 5' sidewalk and
an 8' treelawn
100% , except
for required
setbacks
100% , except
for required
setbacks
3000 30
Specifically Prohibited: Heavy Industrial Uses, Non Water Related Light
Industrial, 1-2 family detached homes, Mobile Homes, Petroleum Storage,
cemeteries, Casinos, Fueling Stations, Single Story Self-Storage Facilities, Big
Box Retail, Drive Through Establishments, large scale breweries, vehicle sales and
service, printing, heating, a/c, etc.
NoneCherry Street
District (CSD)Same as B-2
1. Any Use Permitted in B-1 Zone, with the exception of 1 and 2 Family Detached
or Semi-Detached Dwellings, Fraternity, Sorority, or Dormitories, or Bed and
Breakfast homes, and Funeral Homes, and Banks or Monetary Institutions, which
are not permitted in the Newman District.
2. Retail Store or Service Commercial Facility
3. Restaurants, Fast Food Establishment, Tavern, with the exception of
establishments where food or drink is intended to be served to or consumed by
persons in automobiles
4. Club, Lodge or Private Social Center
5. Theater, Bowling Alley, Auditorium or Other Similar Place of Public Assembly
6. Hotel/Motel/Boatel
7. Recreational or Cultural Facilities such as a Park, Playground, Art Museum,
fishing pier, or yacht club
8. Public Recreation
9. Sale, Rental, Repair, or Storage of Marine-related Recreational Equipment, such
as boats, marine engines, sails, cabin equipment
1. Any use permitted in the Newman District
1. Any accessory use permitted
in the ND Zone
2. Health Care facilities
3. B&B Inns
4. Confectionary, Millinery, dressmaking, and Other Activities involving Light Hand
Fabrication, as well as sales.
5. Food Production facilities
100% , except
for required
setbacks
100% , except
for required
setbacks
For properties located along
the waterfront, there is a
minimum setback of 20' from
the top of bank. In some
areas additional setback from
the water may be required by
the NYS DEC easement. For
properties not located directly
adjacent to the water the
minimun rear yard setback is
10'.
2 Stories, and 25'
2 Stories, and 25'
5
For properties located along
the waterfront, there is a
minimum setback of 20' from
the top of bank. In some
areas additional setback from
the water may be required by
the NYS DEC easement. For
properties not located directly
adjacent to the water the
minimun rear yard setback is
10'.
No front yard setback is
required, except as
necessary to provide a
minimum 5' sidewalk and
an 8' treelawn
No front yard setback is
required, except as
necessary to provide a
minimum 5' sidewalk and
an 8' treelawn
5
2. Drive Thru banking facilities
Newman District
(ND)
For properties located along the
waterfront, the first 12' building
facing the water is restricted to
have a maximum building height
of 2-3 stories after that the
building may step up to 5' stories.
Properties not located adjacent to
the water have a maximum of 5
stories and 63'
For properties located along the
waterfront, the first 12' building
facing the water is restricted to
have a maximum building height
of 2-3 stories after that the
building may step up to 5' stories.
Properties not located adjacent to
the water have a maximum of 5
stories and 63'
Market District
None 3000 30
None 3000 30
2. Confectionary, Millinery,
dressmaking, and Other
Activities involving Light Hand
Fabrication, as well as sales.
1. Any accessory use permitted
in the WE/WFD Zone,
3. Parking Garages
3. Parking Garages
TO: Planning and Economic Development Committee Members
FROM: JoAnn Cornish, Director of Planning and Development
DATE: April 6, 2017
RE: Information on City Owned Land in the Southwest Area of the City
Attached please find information on the City’s 60 acres in the southwest area of the city.
In recent months there has been interest in this property for a sediment containment
facility for dewatering of dredge spoils, as a possible site for a consolidated Public Works
Facility – combining Water and Sewer and Streets and Facilities, and for an auto
dealership.
In order to start the conversation for the highest and best use of this land, it is important to
have a basic understanding of the constraints as well as the opportunities. There are many
documents in the Planning Department archives that contain hundreds of pages of
detailed information concerning this site. Please let me know if you would like more
information and I will direct you where to find it.
CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, & ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607‐274‐6550 Community Development/IURA – 607‐274‐6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607‐274‐6558 Fax: 607‐274‐6558
SOUTHWEST SITE CONSTRAINTS AND CONDITIONS
EXPLORATION PLAN, Southwest Park, Ithaca, NY, Drawing No. GT‐2, dated 12‐11‐07
Number 1 – Most desirable for development
Number 7 – Least Desirable for development
From Report of a Reconnaissance Subsurface Exploration and Preliminary Geotechnical
Engineering Evaluation for the Proposed Southwest Park Housing Development for
McCormack Baron Salazar, Prepared by John P. Stopen Engineering Partnership, April 4,
2008 #207338.00
DEC PROPOSED LOCATION FOR SEDIMENT POND
ITHACA DREDGING BASEMAP 3, VEGETATION
ITHACA AREA BASEMAP 5 – WETLANDS
CONCEPT/SPACIAL REQUIREMENT PLANS FOR A NEW CONSOLIDATED DEPARTMENT OF PUBLIC
WORKS (WATER AND SEWER AND STREETS AND FACILITIES)
REQUIREMENT +/‐ 11 ACRES
City of Ithaca
Planning & Economic Development Committee
Wednesday, March 8, 2017 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Josephine
Martell, Cynthia Brock, Rob Gearhart, and
Steve Smith
Committee Members Absent: None
Other Elected Officials Attending: None
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Jennifer Kusznir,
Senior Planner; Nels Bohn, Director, IURA;
Deborah Grunder, Executive Assistant
Others Attending: Steve Flash and Noah Demarest
Chair Seph Murtagh called the meeting to order at 6:02 p.m.
1) Call to Order/Agenda Review
No changes were made to the agenda.
2) Special Order of Business
a) Public Hearing – Habitat for Humanity, For-Sale Housing Construction,
402 South Cayuga Street
Alderperson Smith moved to open the public hearing; Alderperson Brock seconded
the motion. Carried unanimously.
No one from the public was present to speak.
Alderperson Martel moved to close the public hearing; Alderperson Gearhart
seconded the motion. Carried unanimously.
b) Public Hearing – Temporary Mandatory Planned Unit Development, 323
Taughannock Blvd.
Alderperson Brock moved to open the public hearing; Alderperson Gearhart
seconded the motion. Carried unanimously.
Sonny Carubia, 403-415 Taughannock Blvd. stated she is in favor of this project
but does have concerns with parking and water and sewer issues. She asks that
the City not approve this project. She explained her experience with her tenants
having issues with their toilets. There are many things this project doesn’t comply
with. She provided a list of things that don’t comply.
Fay Gougakis, Center Ithaca, is concerned with Inlet Island. It’s a small island.
There is already too much traffic near Island Fitness, etc. As a cyclist, it is very
scary. This is a very sensitive area. Good care must be taken when developing
anything.
Alderperson Brock moved to close the public hearing; Alderperson Smith
seconded the motion. Carried unanimously.
3) Public Comment and Response from Committee Members
Fay Gougakis spoke on an accident that occurred at the entrance to the Green
Street Garage. The painting within the garage is of concern. She recommends
the walls within the garage remain white. Painting all over the City is becoming
hazardous.
Alderperson Brock stated that in future public hearings there should be given more
information on the agenda. She thanked Fay for her comments and agrees with
her concern regarding the artwork in the garage.
Chair Murtagh stated that will be another public information session on the TMPUD
later this month prior to the Common Council meeting. He further stated that what
the vote is tonight regarding the TMPUD is concept only. He also thanked Fay for
her comments and shares her concerns.
4) Updates, Announcements, Reports
a) Housing Strategy
The IURA is down one staff member, but when that person is hired their main
focus will be on this project. The hope is to start this project in the summer.
Alderperson Brock would like to see guidelines to help developers through this
process. Applicants must know what needs to be completed. It would help to
make the project go smoothly.
b) Brewpub Legislation
There is still more fact finding being done. There are concerns with the silo
creating too much dust, bringing rodents, etc. A meeting will be set up with
Planning staff, Fire Chief Tom Parsons, and Zoning Administrator Gino
Leonardo.
5) Action Items (Voting to send onto Council)
a) Habitat for Humanity For-Sale Housing
Conveyance of 402 S. Cayuga Street to Habitat for Humanity – Lead Agency
Moved by Alderperson Brock; seconded by Alderperson Smith. Carried
unanimously.
WHEREAS, the City of Ithaca Common Council is considering the proposed sale
by the Ithaca Urban Renewal Agency of vacant property located at 402 S. Cayuga
Street, Ithaca, NY (tax map #93.-6-7) to Habitat for Humanity of Tompkins and
Cortland Counties, Inc., and
WHEREAS, the proposed sale of an approximately 8,000 square foot parcel of
land is an Unlisted action under the City Environmental Quality Review Ordinance
(CEQRO), and
WHEREAS, State Law and Section 176.6 of CEQRO require that a Lead Agency
be established for conducting environmental review of proposed actions 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, Common Council approval is required for sale of IURA-owned land;
now, therefore, be it
RESOLVED, that the City of Ithaca Common Council does hereby declare itself
Lead Agency for the environmental review of the proposed sale of vacant property
located at 402 S. Cayuga Street, Ithaca, New York.
Conveyance of 402 S. Cayuga Street to Habitat for Humanity – Declaration of
Environmental Significance (Neg Dec)
Moved by Alderperson Gearhart; seconded by Alderperson Martell. Carried
unanimously.
WHEREAS, the City of Ithaca Common Council is considering the proposed sale
by the Ithaca Urban Renewal Agency of vacant property located at 402 S. Cayuga
Street, Ithaca, NY (tax map #93.-6-7) to Habitat for Humanity of Tompkins and
Cortland Counties, Inc., and
WHEREAS, the City of Ithaca Common Council declared itself Lead Agency for the
environmental review of this proposed action, and
WHEREAS, such proposed action for the transfer or sale of less than 2.5
contiguous acres of land is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQR”) and an Unlisted Action under
the State Environmental Quality Review Act (“SEQR”), both of which require
environmental review, and
WHEREAS, the Short Environmental Assessment Form (“SEAF”) and supporting
information has been provided to the City of Ithaca Conservation Advisory Council
for review of the proposed action and no comments have been received to date,
and
WHEREAS, the City of Ithaca Common Council, acting as Lead Agency for the
environmental review, has reviewed and accepted as adequate a Short
Environmental Assessment Form, Part 1 and Part 2, prepared by Ithaca Urban
Renewal Agency staff; now, therefore, be it
RESOLVED, that the City of Ithaca Common Council hereby determines that the
proposed sale of vacant IURA-owned property located at 402 S. Cayuga Street,
Ithaca, NY to Habitat for Humanity of Tompkins and Cortland Counties, Inc. will
result in no significant impact on the environment and that a Negative Declaration
for purposes of Article 8 of the Environmental Conservation Law be filed in
accordance with the provisions of Part 617 of the State Environmental Quality
Review Act.
Conveyance of 402 S. Cayuga Street to Habitat for Humanity – Action
Moved by Alderperson Smith; seconded by Alderperson Gearhart.
Whereas, the Ithaca Urban Renewal Agency (IURA) is the owner of vacant real
property located at 402 South Cayuga Street (tax parcel # 93.-6-7), and
Whereas, Habitat for Humanity of Tompkins and Cortland Counties, Inc. (Habitat)
seeks to acquire 402 South Cayuga to develop new owner-occupied housing to be
sold to low-income homebuyers, and
Whereas, the IURA is authorized to dispose of property to a specific buyer at a
negotiated price if such buyer is designated as an eligible and qualified sponsor
(Sponsor) to carry out an urban renewal project pursuant to section 508 of General
Municipal Law and the sale is approved by Common Council following a public
hearing, and
Whereas, on January 26, 2017, the IURA designated Habitat as a “qualified and
eligible sponsor” eligible to acquire 402 S. Cayuga Street for the purpose of
undertaking an urban renewal project to develop affordable for-sale housing, and
Whereas, the IURA approved entering into a sales agreement for 402 S. Cayuga
Street property subject to Common Council approval and the following terms and
conditions:
Seller: Ithaca Urban Renewal Agency
Purchaser: Habitat for Humanity of Tompkins and Cortland Counties, Inc.
Sales price: $32,000.00
Outcome: Development of at least 2 new owner-occupied residences to be
sold to households earning no more than 80% of area median
income
Contingencies:
1. Design – Approval of final floor plans and exterior design plans to
reasonably maximize accessible design and ensure compatibility with
the neighborhood;
2. Project Financing – Submit proof of financing and equity sufficient to
construct the project;
3. Site Plan – Submit proof of site plan approval; and
4. Building Permit – Submit proof of issuance of a building permit
authorizing at least two dwelling units, and
Whereas, a public hearing notice was published in the February 18, 2017 edition of
the Ithaca Journal disclosing the essential terms of the proposed sale and a public
hearing was held on March 8, 2017, and
Whereas, environmental review on the proposed action has been completed, now,
therefore be it
RESOLVED, that the City of Ithaca Common Council hereby approves the IURA-
proposed sales agreement of property located at 402 S. Cayuga Street to Habitat For
Humanity of Tompkins and Cortland Counties, Inc. for the purpose of developing
affordable for-sale housing.
b) Temporary Mandatory Planned Unit Development – 323 Taughannock
Blvd.
Alderperson Martell asked about the concerns stated by the landlord in attendance.
The project team said that they have talked with City officials regarding what would
need to be done to make this project work with the existing utilities or upgrading if
needed.
Consideration of Common Council Conditional Approval for 323 Taughannock Boulevard
Application for Temporary Mandatory Planned Unit Development (TMPUD) – Resolution
Moved by Alderperson Martell; seconded by Alderperson Brock. Carried unanimously.
1. WHEREAS, on March 2, 2016, the Common Council adopted legislation establishing a Temporary
Mandatory Planned Unit Development (TMPUD) for a period of 18 months in the Waterfront Study
Area, and
2. WHEREAS, on January 16, 2017, Rampart Real, LLC submitted a completed TMPUD application,
and
3. WHEREAS, the proposed project involves the subdivision of the parcel and the construction
of 8 attached townhomes and 8 parking spaces, on a .242 acre lot on Inlet Island, and
4. WHEREAS, in accordance with the adopted City process for consideration of a planned unit
development, the application was circulated to City boards and committees, as well as to the County
Planning Department, and
5. WHEREAS, a public information session, hosted by the applicant, was held on February 27, 2017,
and
6. WHEREAS, in accordance with the TMPUD adopted process, the meeting was advertised in the
Ithaca Journal, signs were posted on the property, and property owners within 500 feet were notified
by mail of the meeting, and
7. WHEREAS, a notice was posted in the Ithaca Journal on February 22, 2017, in order to advertise a
legal public hearing to be held on March 8, 2017, and
8. WHEREAS, after the public information session was held, it was discovered that while the meeting
had been advertised in the paper and to other local media with the correct information, the post cards
that were sent to property owners within 500 feet had an incorrect date listed, and
9. WHEREAS, Planning Department staff is working with the applicant to schedule and publicize a
second public information session to ensure that there is adequate opportunity for the public to
understand the proposed project, and
10. WHEREAS, the second public information session will be held prior to the Common Council meeting
to consider this project, and
11. WHEREAS, the process for consideration of an application for a Planned Unit Development requires
that the applicant obtain an approval in concept from the Common Council prior to beginning the site
plan review process,
12. WHEREAS, the Common Council has reviewed all of the comments that were received and
discussed the proposal, and
13. WHEREAS, according to the City Comprehensive Plan future development in the waterfront area
should include mixed uses , including commercial and housing, and should maintain access to the
water, and
14. WHEREAS, the proposed project contains 16 residential housing units, 8 of which can be used as
either studio apartments or rental office space, and maintains public access to the water, now
therefore be it
1. RESOLVED, that the Common Council has reviewed the application for the Rampart Real, LLC
Inlet Island project and has determined that it does comply with the goals of the City
Comprehensive Plan, and therefore the Common Council does hereby grant an approval in
concept to Rampart Real, LLC, and be it further
2. RESOLVED, that by granting an approval in concept, the Common Council acknowledges that the
applicant is able to begin the site plan review process, despite any zoning-based deficiencies in the
application, and, be it further
3. RESOLVED, that this approval in concept is being granted on the condition that a second public
information session be held prior to the Common Council meeting to consider this project and
property owners within 500 feet of the project be notified prior to the meeting, and, be it further
4. RESOLVED, that the Common Council does hereby request that the City Planning Board update
the Common Council after each Planning Board meeting where this project is considered and to
request ongoing written comments from the Common Council, and be it further
5. RESOLVED, that if this project receives a negative declaration of environmental significance and
contingent site plan approval, the applicant will return to the Common Council for final
consideration of the adoption of the Planned Unit Development district.
6) Action Items (Voting to Circulate)
Moved by Alderperson Rob Gearhart; seconded by Alderperson Martell.
Carried Unanimously.
Site-Plan Review Ordinance Changes – Tree Preservation and Maintenance
The ordinance will be circulated for comment and brought back to this committee
next month.
7) Review and Approval of Minutes
a) January 2017
Moved by Alderperson Smith; seconded by Alderperson Gearhart. Passed
unanimously.
8) Adjournment
Moved by Alderperson Gearhart; seconded by Alderperson Martell. Passed
unanimously. The meeting was adjourned at 7:10 p.m.