HomeMy WebLinkAbout12-13-17 Planning and Economic Development Committee Meeting Agenda1PEDC Meeting
Planning and Economic Development Committee
Ithaca Common Council
DATE: December 13, 2017
TIME: 6:00 pm
LOCATION: 3rd floor City Hall
Council Chambers
AGENDA ITEMS
Item Voting
Item?
Presenter (s)
Time
Start
1) Call to Order/Agenda Review
2) Public Comment
3) Announcements, Updates, and Reports
4) Action Items (Voting to Send on to Council)
a) Neighborhood Improvement Incentive Fund Application –
Northside United
b) Design Guidelines for Collegetown and Downtown:
Collegetown:
http://www.cityofithaca.org/DocumentCenter/Home/View/6923
Downtown:
http://www.cityofithaca.org/DocumentCenter/Home/View/6924
5) Action Items (Voting to Circulate)
a) Chainworks Planned Unit Development
b) Expansion of Planned Unit Developments
6) Review and Approval of Minutes
a) September 2017
b) October 2017
c) November 2017
7) Adjournment
No
No
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Seph Murtagh, Chair
Megan Wilson, Senior Planner
Megan Wilson, Senior Planner
Lisa Nicholas, Dep. Planning Dir.
Jennifer Kusznir, Senior Planner
6:00
6:05
6:20
6:30
6:35
6:50
7:15
7:45
8:00
If you have a disability and require accommodations in order to fully participate, please contact the City
Clerk at 274‐6570 by 12:00 noon on Tuesday, December 12th, 2017.
TO: Planning & Economic Development Committee
FROM: Megan Wilson, Senior Planner
DATE: December 6, 2017
RE: NIIF: Northside Community Celebration
Attached is an application for the Neighborhood Improvement Incentive Fund (NIIF) from Linda
Holzbaur, on behalf of Northside United, for the group’s annual Northside Community
Celebration. The event was held on August 12, 2017 and brought area residents together for music,
dance performances, food, and children’s activities. This event has been held annually for the past
four years and is intended to promote a sense of community within the neighborhood.
In past years, the Neighborhood Improvement Incentive Fund has supported celebrations in many
city neighborhoods that focus attention on neighborhood empowerment and solidarity.
Expenditures related to this event include the rental fees for a large tent, tables, and chairs, which
meet criteria for reimbursement. Northside United members donated their time for event planning,
promotion of the celebration, set up, food preparation, and clean up. By putting together this event
on behalf of the neighborhood, the residents are furthering the aims of the fund to support
initiatives that strengthen city neighborhoods.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
Planning & Economic Development Committee
December 13, 2017
RESOLUTION: Request for Neighborhood Improvement Incentive Funds for the Northside
Community Celebration, August 2017
WHEREAS, the City of Ithaca Common Council established the Neighborhood Improvement
Incentive Fund in 1995 to provide financial assistance to city residents seeking to
improve the quality of life in their neighborhoods, and
WHEREAS, the fund is intended to support residents' interest in community improvement and to
encourage, not replace volunteerism, and
WHEREAS, the funds are intended to be used for projects or events that provide a general
neighborhood benefit and not for the limited benefit of individuals or a select few
residents, and
WHEREAS, activities specified by the Common Council as eligible for the funding include but are not
limited to neighborhood clean-ups, plantings in public places, and neighborhood events
like block parties or meetings, and
WHEREAS, neighborhood groups are required to submit a completed application specifying other
project donations, estimated volunteer hours, estimated costs to be covered by the fund
and signatures of residents in the immediate neighborhood, and
WHEREAS, to streamline the process the Common Council has delegated authority to approve
applications to the Planning & Economic Development Committee, and
WHEREAS, each neighborhood group is eligible to receive up to $300 per year as a reimbursement
award payable on the submission of original receipts or invoices for approved activities,
and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, on behalf of Northside United, Linda Holzbaur has submitted an application for up to
$300 in reimbursement funds to off-set expenses from the annual Northside Community
Celebration, and
WHEREAS, notice of the celebration was circulated throughout the neighborhood via flyers, banners,
the Northside United newsletter, and yard signs, and the event provided an opportunity
for socializing with diverse groups of residents; now, therefore, be it
RESOLVED, that the Planning and Economic Development Committee approves the funding request
from Linda Holzbaur in the amount of $300 for reimbursement upon presentation of
original invoices and/or receipts.
TO: Planning & Economic Development Committee
FROM: Megan Wilson, Senior Planner
DATE: December 7, 2017
RE: Approval of Collegetown and Downtown Design Guidelines
The Planning and Development Board has recommended approval of both the Collegetown Design
Guidelines and Downtown Design Guidelines, with the revisions noted in the Board’s
recommendation. The majority of the recommended revisions are relatively minor clarifications
and corrections, but a couple of the changes are more substantive and should be considered further.
In particular, the Board is recommending an upper story stepback be required in Collegetown for
any front façade taller than 65’, as measured from the ground. The Board also recommends that
any upper floor stepback be a minimum of 12’ in depth, instead of the original 8’-12’ depth.
As discussed at previous meetings, staff is working on a proposal to amend the Collegetown Area
Form Districts to address issues identified by Winter & Company, the Planning Board, and staff.
Several of these amendments are related to setback requirements, but there is also a need to address
issues related to aerial access and building height, particularly as it relates to construction on steep
slopes. While it was intended that the proposed amendments would be ready for review at the
December meeting, the issues are very complicated and additional time is needed to analyze and
prepare the proposals. It is anticipated that the proposed zoning amendments will be ready for
review within the next 1-2 months. Staff is recommending that the approval process for the design
guidelines move forward now and that the zoning amendments be considered in early 2018.
As a reminder, both the Collegetown Design Guidelines and Downtown Design Guidelines are
available at http://www.cityofithaca.org/616/Collegetown-Downtown-Design-Guidelines. Staff
will attend the December 13th Planning & Economic Development Committee to answer any
questions but please feel free to contact me prior to the meeting with questions or comments at
mwilson@cityofithaca.org or 274-6560.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
MEMORANDUM
TO: Common Council
FROM: Planning & Development Board
DATE: November 28, 2017
RE: Planning Board Recommendations on the Proposed Downtown and Collegetown Design Guidelines
At its October 24th and November 28th meetings, the Planning Board considered the Downtown Design
Guidelines and the Collegetown Design Guidelines, both dated August 2017 and prepared for the City of
Ithaca by Winter & Company. The Board submits the following recommendation:
The Planning Board recommends adoption of the Downtown Design Guidelines provided that the following
changes are made:
Guidelines SD.31, BD.9, BD.11, and BD.17are made priority guidelines;
The depth of an upper floor stepback is increased to a minimum of 12 feet when used to meet the
building articulation guidelines, as described on pages 68-72; and
Numerous clarifications and non-substantive revisions to the text are incorporated.
The Planning Board recommends adoption of the Collegetown Design Guidelines provided that the following
changes are made:
Guidelines SD.31, BD.9, BD.11, and BD.17are made priority guidelines;
The depth of an upper floor stepback is increased to a minimum of 12 feet when used to meet the
building articulation guidelines, as described on pages 64-68;
An upper floor stepback is required for any portion of a front façade over 65’ in height, as measured
from the ground to the top of the building; and
Numerous clarifications and non-substantive revisions to the text are incorporated.
The complete lists of recommended revisions are attached for your review.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
1
Planning and Development Board’s Recommended Revisions
to the Downtown Design Guidelines, dated August 2017
~ October 24, 2017 ~
Add client committee to acknowledgements page.
Page 7, Design Review Process: Revise text to read “All recommendations from the design
review process are non-binding unless they are made a condition of site plan approval, or
have been fully incorporated into the approved set of drawings.
Page 15, Tuning Fork: Revise text to read “Because the Tuning Fork likes adjacent to two
historic districts and includes a portion of one of these and is also a gateway to
Downtown, it strongly influences the traditional character of the greater Downtown Area.”
Page 41, SD.24: Make the word “panel” plural in the final bullet.
Page 44, SD.31:
o Change SD.31 to a priority guideline
o Revise the second bullet to read “Shield site lighting to avoid minimize off-site
glare.”
Page 46, Adaptive Reuse and Incorporating Existing Buildings: Revise text to read “These
practices are particularly relevant in locally and nationally designated historic districts
and in the West State Street Character area, where an eclectic mix of buildings is a key
feature.”
Page 46, SD.34: Revise guideline to read “Encourage reuse of an existing building instead of
developing a new building, especially within or adjacent to local or national historic districts
and in the West State Street character area.”
Page 53, BD.5: Revise second bullet to read “Vertically align windows on upper and lower
floors.”
Page 53, BD.9: Change BD.9 to a priority guideline.
Page 54, BD.11: Change BD.11 to a priority guideline.
Page 56, Roof Materials Chart: Change “Asphalt Tile” to “Asphalt Shingle” and revise the
chart to indicate that asphalt shingle is not an appropriate roofing material in the Downtown
Core or Tuning Fork character areas.
Page 61, BD.17: Change BD.17 to a priority guideline.
Page 62, Parking Garages:
o Correct opening narrative to indicate that “Street Level Interest” is on page 65.
o Revise the caption of “Wrap with an active use” to note that this method is the
preferred screen method.
o Move the image of the preferred screen method to be the top photograph.
Page 63, BD.21: Add the following bullet:
o “Use air- or ground-source (geothermal) heat pump systems for space heating and
cooling, air-source heat pumps for hot water, and non-natural gas-fired boilers.”
Page 65, BD.26:
o Revise first bullet to remove “(MU-1 and MU-2)”.
o Revise third bullet to read “Apply these guidelines to a parking garage that occurs at
the street level. As stated on page 62, the ideal solution is wrapping the garage
with active uses.”
2
o Remove images of landscaping, decorative wall surface, and wall art to emphasize the
preference for architectural elements.
Page 68, A7. Upper Floor Stepback: Increase the suggested depth of a stepback from 8-12
feet to a minimum of 12 feet.
Page 70, BD.27: Revise guideline to read “Use a combination of “façade articulation” and
“massing variation” methods as shown in Figure 13 and as specified in more detail in
items A.-E. on pages 71-75.”
Pages 71-75: Revise the headings as follows:
o A. Maintaining Compatibility with Traditional Scale at the Street
o B. Addressing a Sensitive Edge Condition
o C. Creek Walk
o D. Maintaining Public Views/Increasing Solar Access
o E. Creating Outdoor Space
Page 71, A. Maintaining Compatibility with Traditional Scale at the Street: Under the
“Width” section, reduce the dimension of a long wall in the West State Street character area
to greater than or equal to 60 ft. and reduce the dimension of a short wall to less than 60 ft.
Page 72, B. Addressing a Sensitive Edge Condition: Revise the text of the intent to read
“Use one or more of the following options to address when a potentially incompatible
building is proposed adjacent to a sensitive edge condition.”
Page 74, C. Creek Walk:
o Revise the bullets to read as follows:
“Option One: The building should provide an increased setback (A6) of at
least 5 feet from the required setback line for the first two stories, and an
increased stepback (A&) of at least 10 additional feet for any portion
above two stories.”
“Option Two: Buildings over 2 stories can be completely setback (A6)
fifteen feet from the required setback line.”
o Label the left diagram “Option One” and label the right diagram “Option 2”.
Page 76, Interior Façade Articulation:
o Add a new bullet as the first bullet to read “Any façade visible to the public.”
o Revise the text following the bullets to read “Use minimal articulation methods to
express human scale on an interior façade that is not visible to the public;
additional articulation there is encouraged but not required.” Label this text as
guideline BD.28 and make this a secondary guideline.
Page 88, DC.1: Revise second bullet to read “An additional setback area may be appropriate
to provide an expanded sidewalk, an entry plaza, landscaped area or other outdoor feature
provided that it is still designed to establish a street edge through materials or other features.
Page 90, WSS.1:
o Revise the first bullet to read “Setbacks of zero to fifteen (0-15) feet are appropriate
for all street-facing facades (or as required by zoning).
o Revise second bullet to read “An additional setback area may be appropriate to
provide an expanded sidewalk, an entry plaza, landscaped area or other outdoor
feature provided that it is still designed to establish a street edge through materials or
other features.
Additional editorial revisions throughout (missing punctuation, extra spaces, etc.)
1
Planning and Development Board’s Recommended Revisions
to the Collegetown Design Guidelines, dated August 2017
~ November 28, 2017 ~
Add client committee to acknowledgements page.
Page 7, Design Review Process: Revise text to read “All recommendations from the design
review process are non-binding unless they are made a condition of site plan approval, or
have been fully incorporated into the approved set of drawings.
Page 8, Priority and Secondary Guidelines: Change the example at the end of the first
paragraph since all Collegetown zoning districts require a minimum of two stories.
Pages 8-9, Relationship to the Collegetown Area Form Districts: Revise the text in this
section to be consistent with the similar section in the Downtown Design Guidelines.
Page 10, Historic Preservation: Update this section to note the recent designation of the
Larkin Building.
Page 15: Change the top and bottom photo to show buildings that are in the Residential
Transition area.
Page 39, SD.22: Make the word “panel” plural in the final bullet.
Page 42, SD.29:
o Change SD.29 to a priority guideline
o Revise the second bullet to read “Shield site lighting to avoid minimize off-site
glare.”
Page 45: Insert “Adaptive Reuse of an Existing Building” section from the Downtown Design
Guidelines as a new section before “Sensitive Site Design Transitions.”
Page 49, BD.5: Revise second bullet to read “Vertically align windows on upper and lower
floors.”
Page 49, BD.9: Change BD.9 to a priority guideline.
Page 50, BD.11: Change BD.11 to a priority guideline.
Page 52, Roof Materials Chart: Change “Asphalt Tile” to “Asphalt Shingle” and revise the
chart to indicate that asphalt shingle is not an appropriate roofing material in the
Collegetown Core character area.
Page 57, BD.17: Change BD.17 to a priority guideline.
Page 59, BD.19: Add the following bullet:
o “Use air- or ground-source (geothermal) heat pump systems for space heating and
cooling, air-source heat pumps for hot water, and non-natural gas-fired boilers.”
Page 61, Street Level Interest: Remove images of landscaping, decorative wall surface, and
wall art to emphasize the preference for architectural elements.
Page 64, A7. Upper Floor Stepback: Increase the suggested depth of a stepback from 8-12
feet to a minimum of 12 feet.
Page 66, BD.25: Revise guideline to read “Use a combination of “façade articulation” and
“massing variation” methods as shown in Figure 12 and as specified in more detail in
items A.-D. on pages 67-70.”
Pages 71-75: Revise the headings as follows:
o A. Maintaining Compatibility with Traditional Scale at the Street
o B. Addressing a Sensitive Edge Condition
2
o C. Maintaining Public Views/Increasing Solar Access
o D. Creating Outdoor Space
Page 67, A. Maintaining Compatibility with Traditional Scale at the Street:
o Under the “Width” and “Height” sections, reduce the dimension of a long wall in
the Collegetown Core character area to greater than or equal to 40 ft. and reduce the
dimension of a short wall to less than 40 ft. Reduce the dimension of a long wall in
the Residential Transition character area to greater than or equal to 40 ft. and reduce
the dimension of a short wall to less than 40 ft.
o Under “Height,” add a new bullet under both “Long Walls” and “Short Walls” to
read: “Use A7 for any portion of a front façade over 65’ in height as measured
from the ground.”
Page 68, B. Addressing a Sensitive Edge Condition: Revise the text of the intent to read
“Use one or more of the following options to address when a potentially incompatible
building is proposed adjacent to a sensitive edge condition.”
Page 70, C. Maintaining Public Views/Increasing Solar Access: reduce the dimension of a
long wall in the Collegetown Core character area to greater than or equal to 40 ft. and reduce
the dimension of a short wall to less than 40 ft.
Page 71, Interior Façade Articulation:
o Add a new bullet as the first bullet to read “Any façade visible to the public.”
o Revise the text following the bullets to read “Use minimal articulation methods to
express human scale on an interior façade that is not visible to the public;
additional articulation there is encouraged but not required.” Label this text as
guideline BD.26 and make this a secondary guideline.
Page 81, Building Orientation and Placement (MU-2): Change CC.2 to a priority guideline.
Page 83, Corner Design (MU-2):
o Revise intent text to read: “Building corners in the MU-2 district should provide a
special design element to highlight these focal points, improve visibility around
them, and provide generous space for pedestrian movement there.”
o Replace chamfered corner photograph and drawing with an example of a larger
chamfer.
Page 84 and 85: On both pages, replace bottom image with a building from the Residential
Transition character area.
Page 86, Front Yard Setback Character: Change NP.2 to a secondary guideline.
Additional wording changes to make the document consistent with the Downtown Design
Guidelines.
Additional editorial revisions throughout (missing punctuation, extra spaces, etc.)
Proposed Resolution
Planning & Economic Development Committee
December 13, 2017
Approval of Collegetown Design Guidelines – Declaration of Lead Agency 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 comprehensive plan is an “Unlisted” Action under the
City of Ithaca Environmental Quality Review Ordinance, and the State Environmental Quality
Review Act and is subject to environmental review; now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead
agency for the environmental review of the approval of the Collegetown Design Guidelines.
Proposed Resolution
Planning & Economic Development Committee
December 13, 2017
Approval of Collegetown Design Guidelines – Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering the approval of the Collegetown Design
Guidelines, and
WHEREAS, appropriate environmental review has been conducted including the preparation of
a Short Environmental Assessment Form (SEAF), dated October 24, 2017, and
WHEREAS, the City of Ithaca Conservation Advisory Council and Tompkins County
Department of Planning and Sustainability have been given the opportunity to comment on the
proposed design guidelines, and no comments have been submitted to date, and
WHEREAS, the proposed action is an “Unlisted” Action under the City Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the
SEAF prepared by planning staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own
the findings and conclusions more fully set forth in the Short Environmental Assessment Form,
dated October 24, 2017, 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.
Proposed Resolution
Planning & Economic Development Committee
December 13, 2017
Approval of the Collegetown Design Guidelines
WHEREAS, Plan Ithaca, the City’s Comprehensive Plan, calls for the implementation of design
guidelines as a tool to help achieve the plan’s goals of encouraging additional housing and employment
opportunities while preserving the character of established neighborhoods, and
WHEREAS, the 2009 Collegetown Urban Plan & Conceptual Design Guidelines, endorsed by the
Common Council in 2009, recommended the adoption of a form-based code and design guidelines
for Collegetown, and the Collegetown Area Form Districts, adopted in 2014, stipulate zoning requirements
that promote high -quality architecture and urban form, and
WHEREAS, the new zoning does not address more detailed design issues, such as building
materials, massing variation, and site design, and the design guidelines will build upon the existing
zoning to address these issues, and
WHEREAS, the City worked with project consultants Winter & Company to prepare design
guidelines for the Collegetown area that:
(1) Build upon existing zoning to promote high-quality construction and urban design;
(2) Formally establish design expectations for new construction;
(3) Help implement the goals of Plan Ithaca and the 2009 Collegetown Urban Plan & Conceptual
Design Guidelines; and
(4) Add clarity and predictability to the development approval process for property owners
and the Planning and Development Board; and
WHEREAS, Winter & Company worked with a client committee of Common Council members,
Planning Board members, and City staff and sought input from property owners, neighborhood
residents, architects, and other members of the public that informed the design guidelines, and
WHEREAS, the Collegetown Design Guidelines outline design objectives and provide ways that the
objectives can be met but, unlike zoning, allow a property owner the flexibility to suggest alternative
ways to achieve the same goal, and
WHEREAS, once approved, the design guidelines will serve as the basis for design review in the
Collegetown area and will be implemented through the City’s existing design review process, as
outlined in Chapter 160, Design Review, of the City Municipal Code, and
WHEREAS, the Planning and Development Board reviewed the Collegetown Design Guidelines, dated
August 2017, at its meeting on November 28, 2017 and recommended approval of the document with
several modifications, and
WHEREAS, the Collegetown Design Guidelines have been reviewed by the Tompkins County
Department of Planning and Sustainability, pursuant to §239-l-m of New York State General
Municipal Law, and have also been distributed for review by the City of Ithaca Conservation Advisory
Council, and
WHEREAS, the Common Council has reviewed the Collegetown Design Guidelines, dated August 2017,
and has considered the modifications recommended by the Planning and Development Board; now,
therefore, be it
RESOLVED, that the Common Council hereby approves the Collegetown Design Guidelines [with
modifications recommended by the Planning and Development Board], and be it further
RESOLVED, that the Collegetown Design Guidelines shall serve as a guide for the mandatory design
review of any projects within Collegetown area, as required by Chapter 160, Design Review, of the
City Municipal Code.
Proposed Resolution
Planning & Economic Development Committee
December 13, 2017
Approval of Downtown Design Guidelines – Determination of Environmental Significance
WHEREAS, the City of Ithaca is considering the approval of the Downtown Design Guidelines,
and
WHEREAS, appropriate environmental review has been conducted including the preparation of
a Short Environmental Assessment Form (SEAF), dated October 24, 2017, and
WHEREAS, the City of Ithaca Conservation Advisory Council and Tompkins County
Department of Planning and Sustainability have been given the opportunity to comment on the
proposed design guidelines, and no comments have been submitted to date, and
WHEREAS, the proposed action is an “Unlisted” Action under the City Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the
SEAF prepared by planning staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own
the findings and conclusions more fully set forth in the Short Environmental Assessment Form,
dated October 24, 2017, 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.
Proposed Resolution
Planning & Economic Development Committee
December 13, 2017
Approval of the Downtown Design Guidelines
WHEREAS, Plan Ithaca, the City’s Comprehensive Plan, calls for the implementation of design
guidelines as a tool to help achieve the plan’s goals of encouraging additional housing and employment
opportunities while preserving the character of established neighborhoods, and
WHEREAS, Downtown has been and will remain a thriving urban center, and much of the
Downtown area was rezoned in 2013 to further promote a dense, mixed-use urban core with street-
level activity, and
WHEREAS, the new zoning focuses on use and density requirements with very little regulation of
built form, and design guidelines are needed to build upon the zoning to promote high-quality design
and construction as well as sensitivity to the historic context of Downtown and adjacent residential
neighborhoods, and
WHEREAS, the City worked with project consultants Winter & Company to prepare design
guidelines for the Downtown area that:
(1) Build upon existing zoning to promote high-quality construction and urban design;
(2) Formally establish design expectations for new construction;
(3) Help implement the goals of Plan Ithaca; and
(4) Add clarity and predictability to the development approval process for property owners
and the Planning and Development Board; and
WHEREAS, Winter & Company worked with a client committee of Common Council members,
Planning Board members, and City staff and sought input from property owners, neighborhood
residents, architects, and other members of the public that informed the design guidelines, and
WHEREAS, the Downtown Design Guidelines outline design objectives and provide ways that the
objectives can be met but, unlike zoning, allow a property owner the flexibility to suggest alternative
ways to achieve the same goal, and
WHEREAS, once approved, the design guidelines will serve as the basis for design review in the
Downtown area and will be implemented through the City’s existing design review process, as outlined
in Chapter 160, Design Review, of the City Municipal Code, and
WHEREAS, the Planning and Development Board reviewed the Downtown Design Guidelines, dated
August 2017, at its meeting on October 24, 2017 and recommended approval of the document with
several modifications, and
WHEREAS, the Downtown Design Guidelines have been reviewed by the Tompkins County
Department of Planning and Sustainability, pursuant to §239-l-m of New York State General
Municipal Law, and have also been distributed for review by the City of Ithaca Conservation Advisory
Council, and
WHEREAS, the Common Council has reviewed the Downtown Design Guidelines, dated August 2017,
and has considered the modifications recommended by the Planning and Development Board; now,
therefore, be it
RESOLVED, that the Common Council hereby approves the Downtown Design Guidelines [with
modifications recommended by the Planning and Development Board], and be it further
RESOLVED, that the Downtown Design Guidelines shall serve as a guide for the mandatory design
review of any projects within the Downtown area, as required by Chapter 160, Design Review, of the
City Municipal Code.
To: Planning and Economic Development Committee
From: Lisa Nicholas, Deputy Director of Planning & Development
Date: December 8, 2017
RE: Chain Works District Planned Unit Development (PUD) – Draft Code & Design Guidelines
Please find attached the draft legislation and design guidelines for the proposed Chainworks District PUD,
which will be presented at the December 13, 2017 meeting.
On September 3, 2014 Common Council granted conditional approval to Unchained Properties LLC for the
development of a PUD at the site of the Morse Chain/Emerson Power Facility. This authorized the
applicant to initiate the development approval process, which entails site plan and environmental review,
and to draft zoning for the PUD. The attached schedule illustrates the milestones that have been
completed and an estimates a schedule for those that are yet to be completed.
The proposed Chainworks District will remediate and redevelop the existing 95 acre former industrial site,
which spans the Ithaca City and Town lines, to create a mix and density of uses greater than that allowed
as of right within the property’s current zoning. These uses include up to 915 residential units, offices,
commercial, retail, restaurants/cafes, warehousing/distribution, small business incubator and flex spaces
and manufacturing in both existing and new buildings. The project also includes 24 acres of permanent
open space and a connection to the future Gateway Trail.
If the Committee is in agreement, staff will prepare the documents for circulation and schedule a public
hearing for the January 10th Committee meeting.
Please contact me if you have questions of would like additional information. lnicholas@cityofithaca.org
607-274-6557.
Attachments:
Estimated Schedule for the Completion of the Environmental Review and Adoption of the PUD
The Chain Works District Planned Unit Development Zoning Code for the City of Ithaca: §325-13
Chain Works District Planned Unit Development SCHEDULE A: DESIGN GUIDELINES- Draft
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
Chain Works District - Estimated Schedule for Completion of Environmental Review and
Adoption of Planned Unit Development as of 12-8-17
Milestone Completed/Scheduled
Planning Committee - Approval to Circulate Proposed PUD July 9 2014
Planning Committee- Public Information Session for Proposed PUD August 5, 2014
Planning Committee- Public Hearing for Proposed PUD August 13, 2014
Council- Conditional Approval of Proposed PUD September 3 2014
Planning Board -Directs Applicant to Prepare an Environmental Impact Statement October 28, 2014
Applicant Submits Draft Generic Environmental Impact Statement (dGIES)January 26, 2016
Planning Board Deems dGEIS Adequate for Public Review March , 2016
Planning Board- Public Hearing on DGEIS March 29, 2016
Planning Board - Review and Response to All dGEIS Comments April 2016 - April 2017
Planning Staff & Applicant - Revisions to Draft PUD & Design Guidelines April - November 2017
Planning Committee -Approval to Circulate PUD Zoning December 3, 2017
Planning Committee-Public Hearing January 10, 2018
Applicant- Submission of Final Enivironmental Impact Statement February 1, 2018
Planning Committee - Review all Comments and Direct Staff to Make Changes February 14, 2018
Planning Committee - Review Revised Code & Design Guidelines March 14, 2018
Planning Board - Review FEIS March 2018
Planning Board-FGEIS Resolution of Completion March 2018
Planning Committee - Recommendation to Adopt Chainworks District PUD April 11., 2018
Planning Board - Adopt FGEIS Findings April 24, 2018
Common Council - Adoption of Chainworks District PUD May 2, 2018
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The Chain Works District
Planned Unit Development
Zoning Code for the City of
Ithaca: §325-13
Draft- December 7, 2017
Table of Contents
A. Findings
B. Using this Code
C. Applicability and Administration
1. Applicability
2. Administration
3. Environmental Quality Review
D. Sub Areas and Character Intent
E. Permitted Uses
1. Additional Requirements for Specified Uses
F. Required Buffer Areas
G. Site
1. Maximum Building Area
2. Building Setbacks
3. Building Projections
H. Parking
I. Buildings
1. Building Height
2. Front Façade Length
J. Signs
K. Performance Standards
1. General
2. Dust and Air Pollution
3. Electrical and RF Interference
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4. Hazardous, flammable, or explosive materials
5. Temperature and Humidity
6. Outdoor Storage
7. Lighting and Glare
8. Noise and Vibration
o Sound Pressure
o Outdoor speakers and equipment
o Earthborn Vibration
o Odor
o Offensive and unhealthy odors
o Cooking odor
L. Appeals
M. Violations
N. Compliance with City of Ithaca Code
O. Area Rezoned
List of Figures and Tables
Figure 1 – Chain Works District Location Map
Figure 2 – Chain Works District Sub Areas
A. Findings
1) The City of Ithaca’s Comprehensive Plan encourages development of community-
oriented, environmentally conscious mixed-use developments; encourages focusing
development in areas where adequate public infrastructure and facilities exist;
encourages sustainable, dynamic developments designed to minimize the use of
energy; encourages avoiding sprawl by focusing development within existing,
repurposed structures and on sites where infrastructure already exists; encourages the
conservation and protection of environmentally sensitive areas by siting potential new
development in strategic locations; and
2) The Chain Works District is suitable for a Planned Unit Development (PUD) Zone within
the City of Ithaca as it will include repurposing existing former industrial buildings for
mixed-use consisting of residential, offices, commercial, retail, restaurants/cafes,
warehousing/distribution, small business incubator and flex spaces, manufacturing, and
open space, as well as potential future infill development, creating a mix and density of
uses greater than that allowed as of right within the current zoning districts that apply to
the property within both the City of Ithaca and Town of Ithaca; and
3) The Chain Works District is also suitable for development as a sustainable
redevelopment to create a vibrant and walkable mixed-use neighborhood; and
4) The Chain Works District is intended to:
a) Develop and model a neighborhood district designed to accommodate
pedestrians and cyclists, with functional and attractive landscaping;
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b) Create an identifiable community that bridges the City and Town of Ithaca by
reactivating a property with an idle industrial complex;
c) Avoid sprawl by repurposing existing structures with potential future development
where adequate infrastructure exists, comprised of a greater mix of uses than the
existing Industrial zoning allows;
d) Protect environmentally valuable and sensitive areas by limiting all intense
development to approximately one-third of the 95-acre property, retaining open
space as an ecological and recreational amenity for the neighborhood and
surrounding community;
e) Promote human-scaled development and social connectivity within the Chain
Works District and around the community by creating pedestrian oriented
pathways and streets;
f) Encourage walking, biking, car sharing, and public transit by providing the
minimum amount of parking necessary for Chain Works District residences and
businesses;
g) Utilize a zoning strategy that creates an aesthetic and safe neighborhood district
to help foster a sense of community and connectivity with the surrounding
communities;
h) Improve public access to the South Hill Recreation Way and Black Diamond Trail
with the planned Gateway Trail through the Chain Works District;
i) Celebrate the property’s history by retaining the existing industrial character of
the structures in their repurposing.
j) Demonstrate how a meaningful open space network may be created within a
former 800,000+ sf industrial complex, in conjunction with potential new infill
development of mixed use retaining greater open space than is ordinarily
required;
k) Encourage a vibrant and walkable mixed-use neighborhood.
B. Using This Code
The Chain Works District PUD is composed of two parts that work together to provide the
consistency and predictability desired by the City of Ithaca as well as the flexibility appropriate for
a long-term redevelopment project. The two parts are: 1, The Chain Works District Planned Unit
Development Zoning Code for the City of Ithaca (this document, the PUD); and 2, Schedule A:
Design Guidelines.
The Zoning Code includes the intent and vision for the redevelopment of the Chain Works District,
administrative processes for review, approval and permitting, allocation of allowed uses by sub
area, performance standards for nuisance conditions, and other general requirements and
processes. Compliance with the PUD is mandatory. The PUD also includes mandatory standards
for Maximum Building Coverage, Maximum Building Density, Building Setbacks, Required Buffer
Area, Building Heights, Maximum Building Length, Minimum Frontage Buildout, Functional
Entries, Glazing Requirements, Maximum Blank Wall Length for New Buildings, Parking
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Standards, Thoroughfare Assemblies and Sign Regulations. Compliance with the Design
Standards is mandatory.
The Schedule A: Design Guidelines define prescriptive metrics and guidelines for bulk,
articulation, and design that is specific to individual building types, building materials guidelines,
as well as public planting guidelines, and an inventory of suggested traffic calming measures.
Compliance with the Design Guidelines is suggested.
C. Applicability and Administration
1. Applicability
a) This code applies to the Chain Works District, which is bounded by…(insert Legal
Description of the Property)
b) Except as otherwise specified in this section, all provisions of the City of Ithaca
Code shall apply to all development, structures and uses in the PUD #1..
c) Notwithstanding the provisions of this Ordinance, the New York State Uniform Fire
Prevention and Building Code, and State Energy Conservation Construction Code,
are applicable and controlling at all times.
2. Administration
a.) Building Permits-Building permits shall be required for any construction except as
otherwise provided by Chapter 146, Building Construction of the City of Ithaca Code.
b.) Site Plan Approval shall be in accordance with the City of Ithaca Code, Section 325-
12E., Site Plan Approval in a Planned Unit Development, No structure shall be erected
or placed within the PUD, no building permit shall be issued for a building or structure
within a PUD, and no existing building structure, or use in a PUD shall be changed,
unless the proposed building and/or use is in accordance with a site plan approved
pursuant to the provisions of chapter 276 of the City of Ithaca Code.
3. Environmental Quality Review
a) Environmental review for any new construction in the PUD will be in accordance with
City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I), and
the State Environmental Quality Review Act (“SEQRA”) § 617.4.
b) Chain Works District Generic Environmental Impact Statement (GEIS)
a. GEIS Process: The City of Ithaca Planning Board established Lead Agency for
Environmental Review and issued a Positive Declaration of Environmental
Significance on October 28, 2014. The Lead Agency held a public scoping on
November 18, 2014, accepted comments through December 10, 2014, and
adopted the Final Scope on January 13, 2014. The Lead Agency filed a Notice of
Complete Draft GEIS March 14 2016, held a public hearing on March 29, 2016
and accepted public comments until May 10, 2016. The Lead Agency filed a Notice
of Completion for the Final GEIS on xx/xx/xx and adopted Findings on xx/xx/xx.
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b. GEIS Rationale: In accordance with §176-10 of the City Code, the Lead Agency
determined that a GEIS should be undertaken because the project consists of “A
sequence of actions, contemplated by a single agency or individual”. The project
would be constructed in phases with the Project’s initial phase of development
more clearly defined than later phases.
c. Chain Works District GEIS Thresholds and Conditions: Should a particular
Project component, when fully designed, exceed any threshold or standard
established in the GEIS or be determined to result in an impact not evaluated in
the GEIS, additional environmental review will be required in accordance with the
City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I),
and the State Environmental Quality Review Act (“SEQRA”) § 617.4.
Table _____: Environmental Quality Review Thresholds and Conditions*
Environmental Setting Threshold/Condition
Land Use Material changes to when site plan approvals are
triggered; allowable uses in Sub Areas; size and
location of Sub Areas (see Figure 2.1-3 and Table
2.7-1); required buffers; maximum Sub Area
coverage; and maximum density.
A material change to the Conceptual Site Layout
Plan such as the general location or grouping of
structures and streets or Site access points.
Total square footage of uses (residential,
commercial and industrial) as set forth in Table
2.7-1.
Land – Topography Development proposed on slopes greater than or
equal to 20%.
Water Resources – Stormwater Future proposed action likely to exceed total
impervious coverage rate of 70%.
Vegetation Non-recreational facilities proposed in CW1.
Material change to size (23.86 acres) and location
of CW1.
Public Health The approved ROD Amendment must allow
residential development.
Historic Proposed demolition or partial demolition of
buildings other than 3A, 4A, 6, 6A, 8A, 9, 10A, 11A
and 14.
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Transportation Future proposed action likely to exceed a mixed-
use development of 1.7 MSF or square footage
allocations for land uses set forth in Table 5.7-4.
Utilities
Water
Discharge to Turner Place
Sewer
Discharge to South Cayuga
Street Sewer
Total peak sewer discharge
Natural Gas
Electric
Light
Proposed action likely to cause the Project’s total
demand to exceed:
271,500 GPD and peak @ 1500 gpm
2,033 gpm
1,450 gpm
1,500 gpm
143,400 MMBTUs
Not to exceed Design Standards, Table 13
Air Quality Proposed action likely to cause Project’s total
emission of carbon dioxide equivalent to exceed
2,686 tons/year.
Visual and Aesthetic Resources Proposed maximum building height exceeds
Design Standards, Table 7.
Material change to size (23.86 acres) and location
of CW1.
Open Space Non-recreational facilities proposed in CW1.
Material change to size (23.86 acres) and location
of CW1.
Noise Proposed action has potential for significant
adverse environmental impact.
*Table from DGEIS (with an additional edit regarding noise) will be revised for FGEIS. This is
intended as a placeholder.
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D. Sub Area and Character Intent
1) Natural Area / CW1. These areas consist of lands approximating or reverting to a
wilderness condition, including lands unsuitable for development due to topography,
hydrology, or vegetation. The CW1 Sub Area is intended to permanently protect areas from
development that would damage the contiguity, quality, character, and ecological function
of natural areas. These are permanently preserved as natural, open space with the
following permitted uses: passive recreation, stormwater management facilities which may
consist of constructed wetland or other water cleansing and stormwater practices, gardens,
walking / recreational trails that may provide pedestrian connectivity to other zones, and
other alike or corresponding non-intrusive uses. New structures are only allowed if they
serve as auxiliary to a permitted use. Sheds, park restrooms, pavilions, gazebos, visitor
centers, or affiliated buildings needed to maintain this area, are examples of permitted
auxiliary structures allowed in the Natural Area / CW1.
2) Neighborhood Center Area / CW3 A&B. These areas will consist of higher density mixed-
use buildings that accommodate retail, office, and other commercial uses, rowhouses,
apartments, and incubator/artisan uses. Adult uses are excluded. It has a tight network of
streets, with sidewalks, and buildings set close to the sidewalks. Open spaces consist of
plazas in addition to green space. In the CW3A Sub Area, development is limited to 4
stories. Development in the CW3B Sub Area is limited to 6 stories, allowing for an additional
1-2 stories on the downhill side.
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E. Permitted Uses.
Permitted Uses and relevant standards apply to new development and existing buildings based
on sub-areas specified in Chain Works District Planned Unit Development.
P = permitted use
S = Allowed by Special Permit
• = Not allowed.
Use definitions are mutually exclusive. Broader general use types do not include more specific
use types in the use table. (Example: retail and service: general does not include adult uses or
restaurant/bar uses.)
A use must follow use-specific conditions and standards (if any), and applicable performance
standards in this section and other applicable regulations. If any use-specific conditions and
standards or performance standards found in other regulations conflict with this section, this
section shall prevail.
A use-specific requirement for spacing, separation, or buffering from another use does not
impose a “vice versa” requirement for that other use.
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Residential Definition and conditions CW1 CW3
Dwelling Any building or structure or part thereof
used and occupied for human habitation
or intended to be so used.
• P
Collective living Principal housing unit, for occupancy by
≥3 unrelated people, where the collective
living arrangement is intentional, and not
transient, temporary, seasonal, or
arranged by a non-resident third party.
• Number: ≤1.5 residents per bedroom at
the housing unit.
• P
Live-work housing Principal housing unit, with separate but
connected space for a non-residential use
the subarea allows.
• Non-residential space may occupy
≤75% of the GFA of a live-work unit. It
must have direct internal access from
living space.
• The operator of a non-residential use in
live-work space must live in the live-work
unit as their primary residence.
• P
Residential care Multi-unit or group housing, with ancillary
on-site supervision, services, and care, to
(generally older and elderly) people who
need help with daily living activities, or
who cannot care for themselves
• Adult day health care (10 NYCRR
§425), day programs, social adult day
care (9 NYCRR §6654.20), or outpatient
physical rehabilitation, may be an
ancillary use.
• P
Lodging Definition and conditions CW1 CW3
Inn A building containing rooms occupied for
sleeping purposes provided by the
owner/occupant for compensation for the
accommodation of transient guests with
or without meals..
• P
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Hotel A building containing rooms occupied for
sleeping purposes by guests and where a
general kitchen and dining room are
provided within the building or in an
accessory building.
• P
Office Definition and conditions CW1 CW3
Health/wellness
practice
Establishment providing outpatient
medical, medical allied health care, or
alternative medical services.
• P
Professional office Establishment providing professional,
administrative, clerical, or information
processing services.
• P
Veterinary practice Establishment providing veterinary
services. Veterinary care may include
short-term boarding for recovery and
observation, but not general boarding.
• P
Retail and service Definition and conditions CW1 CW3
Commercial
recreation: indoor
Establishment or facility, not associated
with or ancillary to a civic use, providing
an indoors recreation or entertainment-
oriented activity to the public.
• P
Day care center Child day care (18 NYCRR §418.1), small
day care (18 NYCRR §418.2), school-
aged child care (18 NYCRR §414), adult
day health care (10 NYCRR §425), social
adult day care (9 NYCRR §6654.20), or
adult day or program, to unrelated
children or adults in a protective setting.
• A fence 4’ to8’ high must enclose an
outdoor play area.
• A day care center may be an accessory
use to a place of assembly, or primary or
secondary school.
• P
Day care: pet Establishment providing a supervised
area where groups of pets can socialize
and play. This includes related training,
grooming, and/or overnight boarding.
• Outdoor play yard use ≥8:00 AM to
• S
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≤8:00 PM.
Restaurant / bar Establishment preparing and selling food,
drinks, and/or alcoholic beverages in a
ready-to-consume state, to customers
onsite or delivery offsite.
• CW3, CW4 subareas: Alcohol
production and packaging for distribution
offsite may be an ancillary use. For the
CW3 subarea, GFA above these limits
needs special use approval.
◦ Production and packaging area: ≤50%
of total GFA.
◦ Beer: 15 bbl (bbl = standard 31 gallon
barrel) brewing system.
◦ Distilled spirits: 150 gallon still
capacity.
◦ Wine or cider: 1,700 gallon fermenter
capacity.
• P
Retail and service –
general
Retail/rental or service activity providing a
service or tangible product to the general
public less than 10,000sqft.
• P
Retail and service –
heavy
Retail/rental or service activity providing a
service or tangible product to the general
public greater than 10,000sqft; or any
retail/rental or service activity involving
permanent operations or storage in
outdoor areas or partly enclosed
structures greater than 10,000 sqft; or
retail/rental or service activity providing
specialized equipment, supplies, or
services for businesses or workers in the
industrial, building, construction,
transportation, extraction, or agriculture.
(Examples: bulk building or landscaping
materials, bulk fuel, portable buildings,
building supply, farm or garden
equipment, industrial or construction
equipment, heavy/commercial vehicles,
recreational vehicles, trailers, boats.)
• •
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Retail and service –
vehicular
Retail/rental or service of light motor
vehicles, motorsports or powersports
products, or related accessories; or
vehicle fueling or washing/detailing.
• S
Retail - outdoor
market
Regularly recurring grouping of retail and
service-general or restaurant uses at a
purpose-built outdoor or unenclosed
facility. (Example: farmers’ market, food
truck corral).
• P
Industrial and semi-
industrial
Definition and conditions CW1 CW3
Agriculture Farming and similar commercial
endeavors relating to the land and its use
for growing crops for profit.
• P
Artisan Establishment or studio where people use
handheld tools or small-scale table-
mounted equipment to make art or
products by hand. This includes related
sales onsite.
• P
Industrial - low
impact
Manufacture mainly from previously
prepared materials, preparation,
processing, indoor warehousing, or repair
of items for offsite distribution or sale,
where impacts are minimal or
undetectable beyond the site.
• •
Industrial - high
impact
Large scale processing or manufacture of
materials or products mainly from
extracted or raw materials; significant
outdoor storage areas or manufacturing
processes which may generate
substantial impact on surrounding
properties.
• •
Research/laboratory Establishment conducting scientific
research, investigation, testing, or
experimentation. This includes related
manufacture or sale of products incidental
to the main purpose of the laboratory.
• •
Self-storage facility Facility providing secured storage units or
areas in a structure for passive, short-
• S
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term storage of household items, or other
non-hazardous, non-perishable durable
items.
• Storage units/areas may be in a fully
enclosed structure. A storage facility
must not have outdoor storage.
• Related sales of packing, moving, and
storage supplies may be an ancillary use.
• A storage unit/area may be for passive
storage only. It must not have active uses
(examples: office or manufacturing work,
band practice, art studio, auto repair).
• A storage unit/area must not have
electrical outlets, plumbing, or other
improvements that could make it useful
for active uses. Electrical service to a
storage unit/area may be for lighting and
climate control.
Civic use Definition and conditions CW1 CW3
Incubator Space Community facility providing an open,
collaborative environment for people to
learn, experiment, invent, or make things
using shared tools, resources, and
knowledge. (Examples: makerspace,
hackerspace, community kitchen.)
• P
Cultural facility Facility for display, performance, or
enjoyment of heritage, history, arts, or
sciences. (Examples: museum, gallery,
library, arts performance venue by a
public or private entity.)
• P
Government facility Facility or office owned, occupied, or run
by a government agency. (Examples:
town hall, courthouse, government office,
social service facility, public works
facility.)
• P
Park Land used mainly for active or passive
recreation, or natural resources
protection. Park buildings are limited to
bathrooms, information booths, visitor
P P
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center, community pavilions gazebos and
other gathering spaces that are open to
the public, warming huts, storage sheds
for park uses and play structures.
Place of assembly Facility used mainly for public/resident
assembly for worship, meeting, or
community purposes. (Examples:
religious congregation, secular assembly,
community center, common house,
amenity center.)
• The main entrance of a use triggering
distance requirements for liquor license
issuance must be ≥200 feet from
commercial storefront frontage space on
the same street.
• P
Club Any organization catering exclusively to
members and their guests or premises
and buildings for recreational or athletic
purposes which are not conducted
primarily for gain, provided that there are
not conducted any vending stands,
merchandising or commercial activities,
except as required for the membership
and purposes of such club. It shall include
fraternal, social and service organizations.
Any such organization's premises or
building which provides sleeping
accommodations for more than five
persons shall be considered a multiple
dwelling.”
• P
Public safety Police station, fire station, ambulance
service, or other public safety service.
• P
School: primary /
secondary
Institution providing primary or secondary
education. (Examples: kindergarten,
elementary school, junior high school,
middle school, high school.)
• P
School: vocational Establishment providing training in
technical subjects or skills for specific
occupations or trades.
• P
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Utility and
infrastructure use
Definition and conditions CW1 CW3
Solar panels/farm Solar photovoltaic cells, panels, or arrays,
or solar hot air or water collector devices,
which rely upon solar radiation as an
energy source for the generation of
electricity or transfer of stored heat.
*In CW1 Solar Panels permitted only for
on-site energy use within CW1, for
example a pole mounted panel that
powers a trail light fixture or other
amenity.
P* S
Utility substation Facility for collecting, processing, or
distributing a public utility commodity.
(Examples: electrical substation, water
tank and pumps, telephone switching
office and exchange.)
• An enclosed building, or screening wall
that is architecturally compatible with the
nearest principal building, must screen
and conceal a utility substation,
switchyard, or other area with exposed
outdoor equipment (examples:
transformer, regulator, breaker, switch,
pump) from public vantage points and
adjacent uses. Screening does not need
to be taller than 12’
• S
District
heating/cooling
Facility providing centralized heating or
cooling for multiple buildings or
developments.
• S
Personal Wireless
Service
A facility for the provision of personal
wireless services, as defined by Section
704 of the Telecommunications Act of
1996. A PWSF is any facility for the
transmission and/or reception of personal
wireless services, usually consisting of an
antenna array, transmission cables,
equipment shelter and a mount.
• See City
Code
Chapter
325: Article
VA,
Telecommu
nications
Facilities
and
Services
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Accessory uses Definition and conditions CW1 CW3
Accessory Building
or Structure
A structure, the use of which is incidental
to that of the main building and which is
located on the same premises.
• P
Antenna A whip (omnidirectional antenna), panel
(directional antenna), disc (parabolic
antenna) or similar device used for
transmission and/or reception of radio
frequency signals.”.
• Conditions: refer to zoning/land use
regulations for amateur radio antennas for
the underlying municipality.
• S
Day care home Establishment providing group family day
care (18 NYCRR §416) or family day care
(18 NYCRR §417) in a protective setting,
for all or part of a day.
• P
Drive-through
facility
Facility used by a retail and service use to
provide products or services to customers
in queued vehicles.
• •
Off Street Parking Off-street garage or parking space
for the occupants, users, and employees
in connection with the uses specified
above, but subject to other provisions of
this section.
P P
1. Additional Requirements for Specified Uses
a. Day Care – Pet
A Day Care – Pet facilities must conform to the following standards, which are minimum
requirements for special permit approval:
i. The actual facility and all associated runs or fenced areas shall be setback a minimum of
one hundred fifty (150) feet from all lot lines.
ii. All Day Care – Pet facilities all associated runs or fenced areas shall be adequately
screened by fence, plantings, or landscaping from streets and adjacent properties.
iii. All animal wastes shall be disposed of properly to avoid odor, diseases, and
contamination of drinking water supplies.
iv. Fencing surrounding exterior exercise areas must be between six and seven feet in
height to prevent escape, and must be buried a minimum of one foot to prevent escape
by digging beneath the fence.
v. Indoor area per animal shall be a minimum of 16 sq. ft. in size.
vi. Outdoor runs per animal must be a minimum of 4-1/2 feet wide and 12 feet long and
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must be appropriately separated from adjacent runs by fencing concrete, block or other
appropriate materials.
vii. Any exterior boarding quarters and exercise areas located outside must be designed to
provide shelter against weather.
b. Retail and service – vehicular
Retail and service – vehicular facilities must conform to the following standards, which are
minimum requirements for special permit approval:
i. For unstaffed self-wash facilities, a security system must be installed and maintained,
including a functional security camera to monitor all areas of the car wash.
ii. Vehicle rental and sales must be located within a fully enclosed building.
iii. Any repair and service operations must be performed within a fully enclosed building.
Bay doors may be open during hours of operation.
iv. No partially dismantled, wrecked, or unregistered vehicle may be stored outdoors on the
premises.
c. Self-storage facility
Self-storage facilities must conform to the following standards, which are minimum requirements
for special permit approval:
i. The individual storage units of a self-storage facility must be located in a fully-enclosed
building, with access to individual storage units provided from common areas located
indoors.
d. Solar panels/farm
i. To the maximum extent practicable, solar panels must not obscure architectural details
or features.
ii. A ground-mounted solar energy system is limited to a maximum height of 20 feet. Power
transmission lines from a ground-mounted solar energy system to any structure must be
located underground to the greatest extent practicable, and must be completely shielded
against shock hazard.
e. Utility Substation
i. Utility substation infrastructure located underground and structures accessory to utilities,
such as transformers, poles, transmission lines, and cabinet structures, may encroach
upon required yards, except that such utility infrastructure, when located aboveground,
may be located in front yards only where locating such structures in alternate locations is
not practicable. Nothing in this Law shall restrict the construction or use of underground
or overhead distribution facilities of public Utilities operating under the Laws of the State
of New York.
f. District Heating / Cooling
i. Demonstrate compliance with the New York State Department of Public Service
Standardized Interconnection Requirements (SIR) or equivalent.
g. Antenna
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i. The antenna is enclosed, camouflaged, screened, obscured, or otherwise not readily
apparent to a casual observer; or the antennas is mounted on or in a structure that is
already allowed within the zone, such as an existing wireless communication tower, and
does not increase the overall height of the structure.
ii. Any buildings, cabinets, or shelters may house only equipment and supplies for
operation of the antenna. Any equipment not used in direct support of such operation
must not be stored on the site.
iii. The facility must be unstaffed.
iv. Signs for the ancillary communication structure are limited to ownership and contact
information, FCC antenna registration number (if required), and any other information
required by a governmental authority. Commercial advertising is prohibited.
F. Required Buffer Areas
CW1: Not applicable for this Sub Areas.
CW3A+B:
• A minimum 30 foot Side and/or Rear Yard Buffer is required for all primary structures
within 100’ of existing residential buildings located outside the Chain Works District.
• Accessory buildings less than 300 sq ft and covered parking are allowed within the
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required Buffer but must be more than 10 feet from all property lines.
• Vegetation within the required Buffer must be permanently maintained in a healthy
growing condition at all times.
G. Site
In order to regulate buildings that do not have their own parcel, site requirements should be
applied to a Building Site Envelope delineated around any primary building. Building Site
Envelopes must not overlap.
1) Maximum Building Area
See Table 1 – Chain Works District Building and Site Requirements
2) Building Setbacks
The network of Thoroughfares and Building Site Envelopes will define Setbacks for the
existing and proposed buildings. See Table 1 – Chain Works District Building and Site
Requirements
3) Building Projections
No part of any building shall encroach into any Setback, except as described below:
a. Overhanging eaves and bay windows may project up to 2 feet into any required
Setback.
b. Awnings and balconies may extend up to 5 feet into any required Setback
provided that such extension is at least 2 feet from the vertical plane of any edge
of a thoroughfare.
c. Arcades may overlap Sidewalks.
H. Parking
1) All parking must occur in approved Parking Spaces, Parking Areas or Parking Structures
meeting the general guidelines herein. Parking is specifically not permitted on lawns,
sidewalks, or other spaces not developed as a Parking Space.
2) Clear boundaries. All Parking Areas, including associated driveways and vehicle
maneuvering areas, shall have clearly defined boundaries. A “clearly defined boundary”
shall mean, at a minimum, the existence of a distinct edge to the material used to pave the
parking area, such that the yard area where parking is permitted is clearly distinguished
from the yard area where parking is not permitted. Where approved parking areas are
20
contiguous with sidewalks or other paved areas, there shall be a minimum 4-inch-high curb
or other equivalent continuous permanent barrier separating the Parking Area from other
paving, except as required to allow for accessibility.
3) Physical character of Parking Spaces. Each Parking Space shall be even-surfaced and
internally unobstructed by structures, walls, landscape elements or other obstructing
features, except that low curbs or wheel stops may be located within or adjoining a space
if they do not impede vehicular access to or egress from the Parking Space. Acceptable
surface materials include crushed stone, brick, concrete, asphalt, permeable pavement, or
similar materials.
4) Drainage. All newly constructed or enlarged Parking Areas, including associated driveways
and vehicle maneuvering areas, shall have adequate provisions to prevent surface or runoff
water from draining to or across adjoining properties, Sidewalks or streets in accordance
with the City of Ithaca Stormwater Standards. All drainage systems in existing Parking
Areas shall be maintained in good working order. These requirements must be met in
addition to, and do not pre-empt, existing City, State, and Federal stormwater
requirements.
5) Access requirements. The portion of access driveways extending from the street to the
Sidewalk, or to the Building Site Envelope if no Sidewalk exists, must be hard-surfaced
with concrete, brick, asphalt or other approved material, as required by the municipal
engineer.
6) Driveways. Where permitted, one-way driveways shall have a minimum width of 10 feet
and a maximum width of 12 feet. Two-way driveway aisles shall have a minimum width of
20 feet and a maximum width of 24 feet.
a) Parking Area aisles. All Parking Area aisles shall have a minimum width of 20
feet for both single and double loaded parking.
7) Parking Location
Parking Spaces including attached and detached garages must be behind the Parking
Setback line as described in Table 1 – Chain Works District Building and Site
Requirements
21
8) Internal or underground Parking Areas must be wrapped by active uses on street-facing
facades (except for entries/exits) and may not be visible from a thoroughfare, except as
described below:
a) Entries/exits to Parking Areas
b) Parking in stories below grade plane as defined by the New York State Uniform Fire
Prevention and Building Code.
9) Off-Street Parking: There is no minimum off-street parking requirement.
I. Buildings
1) Building Height
To accommodate existing tall stories that may be necessary for specific uses, stories taller than
the max heights specified in Table 1 may be allowed if they are counted as multiple stories
based on the allowed height of individual stories. For example, a 24’ story for a gymnasium is
considered two 12’ stories.
See Table 1 – Chain Works District Building and Site Requirements
2) Front Façade Length
The Front Facade Length allowed in each Sub Area is listed in Table 1 – Chain Works District
Building and Site Requirements
22
Buildings may exceed the maximum Front Facade Length if the City of Ithaca Planning &
Development Board grants a conditional approval for a longer facade. The Planning &
Development Board may allow facades to be as long as the Maximum Facade Length with
Conditional Approval shown in the table below.
Existing buildings are exempt from Maximum Facade Length regulations.
Table 1 – Chain Works District Building and Site Requirements – see Excel spreadsheet (attached)
J. Signage
Signage is permitted in accordance with the following specifications and the requirements of City
of Ithaca Code Chapter 272: Signs.
Throughout the Chain Works District, up to 10 (ten) interactive directional kiosks may be
constructed so long as backlit screens are not visible from city roads and the kioks do not exceed
eight (8) feet. Unlit painted metal directional and wayfinding signs may be erected per interior
access road intersection within the Chain Works District; design may not exceed 15 square feet
in area.
23
K. Performance standards
A. Intent. The intent of this section is to permit a broad range of uses by establishing standards
of performance to protect residential districts from adverse effects of industrial activities and to
promote a safe and healthy environment.
B. General restrictions. All uses in districts where reference is made to this section shall
conform to performance standards herein and shall be constructed, maintained and operated so
as not to be injurious or offensive to occupants of adjacent properties or to those passing by on
a public way by reason of the emission of noise, vibration, smoke, dust or other particulate
matter, toxic or noxious waste materials, odors, fire and explosive hazards or glare.
(1) All production or processing of materials or substances shall be enclosed by a fence or other
safe barriers for the public safety and visual screening.
(2) All storage shall be effectively screened from the view of pedestrian passersby on any public
way adjacent to the premises containing such storage.
(3) Storage of waste products must be completely enclosed within a building or storage shed.
(4) Outside display of finished or semifinished products must be effectively screened from the
view of pedestrian passersby on any public way adjacent to the premises on which such
products are displayed.
C. Noise. Sound levels shall be measured with a sound-level meter and associated octave-band
filter, and they shall not exceed standards prescribed by the American Standards Association at
any point along the sound-producer's lot line. Objectionable noises due to intermittance, beat
frequency or shrillness shall be muffled so as not to become a nuisance to adjacent uses.
D. Vibration. No use or associated activity shall be operated so that ground vibration is
perceptible without instruments at any point along the lot lines of such use.
E. Smoke. No smoke shall be emitted in violation of this Code. Industries shall be required to
monitor their own emissions when the County Health Department finds it necessary for
environmental health reasons to check an industry's smoke, particulate or heat pollution levels.
24
F. Dust, dirt, odor and fumes. No amount of dust, dirt, soot, cinders, odors or fumes shall be
emitted in violation of this Code. Every use shall be so operated as to prevent the emission into
the air of dust or other solid matter, odors or fumes in amounts which exceed the maximum
standards of the New York State Board of Health. No objectionable, noxious, toxic or corrosive
fumes or gases shall be emitted. A noxious or objectionable odor concentrate shall be deemed
to be present at the point at which it can be perceived by smell or otherwise affects the
breathing process.
G. Fire and safety. All uses must conform to Building Code standards and shall operate so as to
minimize the danger of fire or explosion by conforming to the requirements of the National Fire
Code.
H. Glare and heat. Glare or heat resulting from the day-to-day operation or from exterior signs,
building materials or other objects situated on the lot shall not be detectable beyond the lot line
of that land use.
I. Industrial sewage and waste. Every use shall be so operated as to prevent the discharge into
any public sewer, stream, river, lake or the ground of waste or other matter in amounts which
will exceed the maximum standards of the Tompkins County Health Department and the New
York State Department of Environmental Conservation. No connection with any public sewer or
appurtenance shall be made or maintained in such a manner that there may be conveyed or
created any hot, suffocating, corrosive, flammable, poisonous or explosive liquid, gas, vapor or
substance or material of any kind. No wastes conveyed to or allowed to flow in or through the
sewer or appurtenance shall contain materials which contain or create deposits obstructing the
flow in the sewer.
J. Enforcement. The Director of Zoning Administration shall be responsible for alerting the
appropriate agency or department of a need for performance measurement when he/she
becomes aware of a possible infraction of the special performance standards. Enforcement of
this section shall be under the jurisdiction of the Director of Zoning Administration and shall
comply with City Code Article VII: Administration and Enforcement.
K. Penalties for violation. Any person who violates any provision of this section shall be guilty of
an offense. Each week's continued violation will constitute a separate offense. Each offense
shall be punishable by a fine not exceeding $1,000.
L. Civil proceedings. In addition to other remedies, the Director of Planning and Development or
designee may institute appropriate action or proceedings to prevent any unlawful conduct or
emissions prohibited by this section or to compel compliance with the provisions of this section.
25
L. Appeals
1) A. The determination (by the Director of Planning and Development or his/her designee)
of whether a development proposal is subject to Site Plan Review may be appealed to
the Board within 30 days of the written notification that Site Plan Review is required.
2) Any person aggrieved by any decision of the Director may appeal to the Board.
3) Any person aggrieved by any decision of the Board, or any officer or agency of the City,
regarding Site Plan Review, may apply to the Supreme Court for review by a proceeding
under Article 78 of the Civil Practice Law and Rules.
M. Violations
Any violations of the terms of this section shall constitute a violation of the City of Ithaca Zoning
Ordinance and shall be punishable as set forth in said ordinance and in §276-11 of the City Law
of the State of New York. Each day’s continued violation shall constitute a separate offense.
Notwithstanding the foregoing, the City of Ithaca reserves for itself, its agencies, and all other
persons having an interest, all remedies and rights to enforce the provisions of this section,
including, without limitation, actions for any injunction or other equitable remedy, or action and
damages, in the event the owner of the parcel covered by this section fails to comply with any of
the provisions hereof. If any building or land development activity is installed or conducted in
violation of this section, the Code Enforcement Officer may withhold any building permit or
certificate of occupancy and/or prevent the occupancy of said building or land.
N. Compliance with City of Ithaca Code
Except as otherwise specified in this section, or as otherwise shown on the final site plan or final
subdivision plat, all provisions of the City of Ithaca Code shall apply to all development, structures,
and uses in Planned Unit Development Zone No. 1.
O. Area rezoned
The area encompassed and rezoned in accordance with this section as Planned Unit
Development Zone No. 1 is described on Schedule A to this section. The Official Zoning Map of
the City of Ithaca, New York, is hereby amended by adding such district at the location described.
INSERT PROPERTY DESCRIPTION.
Building Area
Maximum Building Footprint
Area
Minimum
Front Yard
Maximum
Front Yard
Minimum Parking
Setback from
Front Façade
Maximum
stories
above
Grade
Plane
Maximum
stories
below
Grade
Plane
Maximum
Height,
First Story
Maximum
Height,
Other
Stories
Minimum Maximum By
Right (Applies
to New
Buildings
Only)
Maximum with
Conditional
Approval
CW1 2000sqft 5'None None 2 0 15'12'Not Applicable Not Applicable Not Applicable
CW3A 80% of Building Site Envelope 0'12'12'4 2 18'12'
70% of Building Site
Envelope width at
thoroughfare
120'240'
CW3B 80% of Building Site Envelope 0'12'12'6 2 18'12'
70% of Building Site
Envelope width at
thoroughfare
180'240'
HeightSetbacks Front Façade Length
1
Chain Works District
Planned Unit Development
SCHEDULE A:
DESIGN GUIDELINES
November 15, 2017 DRAFT
City of Ithaca Planned Unit Development Zone
2
Table of Contents
A. Introduction
B. Sub Area Enumeration and Intended Character
C. Design Review Process
D. Precedent Images
E. Building Guidelines
F. Landscaping and General Site Guidelines
G. Thoroughfare Assembly
List of Figures and Tables
Figure 1 – Chain Works District Location Map
Figure 2 – Chain Works District Sub Areas
A. Introduction
The purpose of this document is to describe the Design Guidelines intended to create a vibrant
and walkable mixed-use district in a way that respects and enhances the form and character of
the industrial heritage of the Chain Works District. Below, Figure 1 – Chain Works District
Location Map, depicts the Chain Works District boundary and its location within the Town and
City of Ithaca.
Figure 1 – Chain Works District Location Map
1. Intent
The Chain Works District is intended to:
3
a) Develop and model a neighborhood district designed to accommodate pedestrians
and cyclists, with functional and attractive landscaping;
b) Create an identifiable community that bridges the City and Town of Ithaca by
reactivating a property with an idle industrial complex;
c) Avoid sprawl by repurposing existing structures with potential future development
where adequate infrastructure exists, comprised of a greater mix of uses than the existing
Industrial zoning allows;
d) Protect environmentally valuable and sensitive areas by limiting all intense
development to approximately one-third of the 95-acre property, retaining open space as an
ecological and recreational amenity for the neighborhood and surrounding community;
e) Promote human-scaled development and social connectivity within the Chain Works
District and around the community by creating pedestrian oriented pathways and streets;
f) Encourage walking, biking, car sharing, and public transit by providing the minimum
amount of parking necessary for Chain Works District residences and businesses;
g) Utilize a zoning strategy that creates an aesthetic and safe neighborhood district to
help foster a sense of community and connectivity with the surrounding communities;
h) Improve public access to the South Hill Recreation Way and Black Diamond Trail with
the planned Gateway Trail through the Chain Works District;
i) Celebrate the property’s history by retaining the existing industrial character of the
structures in their repurposing.
j) Demonstrate how a meaningful open space network may be created within a former
800,000+ sf industrial complex, in conjunction with potential new infill development of mixed use
retaining greater open space than is ordinarily required;
k) Encourage a vibrant and walkable mixed-use neighborhood.
B. Sub Area Enumeration and Intended Character
4
Figure 2 – Chain Works District Sub Areas
Sub Areas are delineated within the Chain Works District as shown in Figure 2, Chain Works
District Sub Areas.
Sub Area and Character Intent
(1) Natural Area / CW1 These areas consist of lands approximating or reverting to a wilderness
condition, including lands unsuitable for development due to topography, hydrology, or
vegetation. The CW1 Sub Area is intended to permanently protect areas from development that
would damage the contiguity, quality, character, and ecological function of natural areas. These
are permanently preserved as natural, open space with the following permitted uses: passive
recreation, stormwater management facilities which may consist of constructed wetland or other
water cleansing and stormwater practices, gardens, walking / recreational trails that may
provide pedestrian connectivity to other zones, and other alike or corresponding non-intrusive
uses. New structures are only allowed if they serve as auxiliary to a permitted use. Sheds, park
restrooms, pavilions, gazebos, visitor centers, or affiliated buildings needed to maintain this
area, are examples of permitted auxiliary structures allowed in the Natural Area / CW1.
(2) Neighborhood Center Area / CW3 A&B
These areas will consist of higher density mixed-use buildings that accommodate retail, office,
and other commercial uses, rowhouses, apartments, and incubator/artisan uses. Adult uses are
excluded. It has a tight network of streets, with sidewalks, and buildings set close to the
sidewalks. Open spaces consist of plazas in addition to green space. In the CW3A Sub Area,
development is limited to 4 stories. Development in the CW3B Sub Area is limited to 6 stories,
allowing for an additional 1-2 stories on the downhill side.
C. Design Review Process
5
The City of Ithaca Design Review Ordinance requires design review of projects in the Chain
Works District in accordance with Chapter 160: Design Review. The intent is to promote
desirable growth and promote excellence in architecture and urban design. The Design Review
Committee of the Planning & Development Board is responsible for design review. The
Committee will use this document to guide the design review process and make
recommendations.
In addition to design review, a project must be reviewed by the full Planning & Development
Board to verify that it complies with the base zoning standards in the City of Ithaca Municipal
Code (in this case, Planned Unit Development 1). All locally designated historic properties are
exempt from design review because they undergo a special approval process conducted by the
Ithaca Landmarks Preservation Commission (ILPC).
D. Precedent Images
The following images were selected as precedents to provide examples of qualities or
characteristics that are reflective of and complementary to the Project goals of creating
6
a vibrant, human-scaled mixed–use development while respecting and enhancing the
specific industrial heritage of the Project site.
CW2A – Scale, Massing and Articulation
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
7
CW2B – Scale, Massing and Articulation
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Structural Articulation / Expression
8
CW3A & CW3B – Scale, Massing and Articulation
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Front Stoop
▪ Recessed Entry
▪ Landscaped Buffer
▪ Mitigation of Site Grade
9
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Front Stoop
▪ Recessed Entry
▪ Landscaped Buffer
▪ Mitigation of Site Grade
10
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Front Stoop
▪ Recessed Entry
▪ Landscaped Buffer
▪ Mitigation of Site Grade
11
CW3B – Scale, Massing and Articulation
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Recessed Entry
▪ Structural Articulation / Expression
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Articulation / Expression
12
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Recessed Entry
▪ Articulation / Expression
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Front Stoop
▪ Landscaped Buffer
▪ Mitigation of Site Grade
13
CW3B – Existing Buildings – Scale, Massing and Articulation
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Integration of Existing and New
14
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Compact Streetscape
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Integration of Existing and New
15
E. Building Guidelines
Energy
a. In new buildings, natural ventilation should be made available to all rooms by providing
operable windows where the open window area is at least 4% of the floor area of the room
being ventilated. The operable windows should be distributed to maximize the direction of
prevailing breezes.
b. The Solar Reflectivity Index for flat roofs should be a minimum of 78.
c. The Solar Reflectivity Index for sloped roofs should be a minimum of 29.
d. The Solar Reflectivity Index for pavement should be a minimum of 29. Except pavement
shaded by trees.
e. Solar photovoltaic/solar thermal energy systems are permitted.
Architecture
a. Pitched roofs along frontage line facing facades, if provided, should be symmetrically sloped
no less than 5:12, except that roofs for porches, dormers and attached sheds may be no less
than 2:12.
b. Flat roofs should be screened from view from the frontage line by parapets a minimum of 24
inches high, or higher as required to conceal mechanical equipment.
c. Frontage line facing facades on floors below 50 feet tall or any required stepback, should use
a durable outer material with a thickness greater than 1/4 inch.
Examples: Brick, stone, wood, cement, and traditional stucco/plaster are almost always
thicker than ¼ inch. Thin stucco as applied in many Exterior Insulation and Finish
Systems (EIFS), vinyl and aluminum siding, fiberglass and sheet metal panels are
frequently thinner than ¼ inch, and would not comply with this guideline.
d. Frontage line facing facades should be constructed from a material that provides small-scale
detail.
Either the height or width of any material uninterrupted by a change in color or thickness
should be less than 8 inches. (For example, lap siding may be unlimited in length as long
as it is no more than 8” high) Alternative larger scale durable façade materials may be
allowed through Planning Board review.
e. Structures should blend in with natural surroundings and with the colors and textures of the
existing/adjacent early twentieth century industrial/historic structures through preferred use of
stone, brick, concrete and/or natural wood and/or metal siding.
In all cases, structures shall be constructed and maintained so predominating exterior
16
wall colors (including the colors of basement walls on the downhill side of the structure)
and sloped roof surfacing materials repeat the colors found most commonly in the land,
vegetation and historic buildings around the site, at least 65% of the building facade area
should have a light reflectance value (LRV) less than 65%.
f. Architectural variety is important for community character, while primary facades facing
thoroughfares should be prioritized, secondary facades visible from other properties should
include architectural detailing that is consistent with the primary façade where practical.
Windows, Awnings and Doors
a. All windows larger than 6 SF in area (with the exception of shopfronts) should be vertical or
square in proportion. Arched top windows are allowed so long as the overall dimensions of the
window assembly are taller than they are wide.
b. Multi-pane glass or the appearance of multipane glass should be used to break up windows
larger than 20 SF, except for shopfront windows.
c. Openings above the first Story should not exceed 50% of the total building wall area, with
each facade being calculated independently.
d. Awnings should not be backlit.
e. Awnings on shopfronts should be minimum 4 feet deep. Adjustable roll-up awnings are
encouraged.
f. Shopfront awnings are encouraged to encroach above the public pedestrian way as long as
no support or structure is lower than 7 feet high within the public right of way.
g. Doors of commercial buildings should allow visual access to the interior of the building.
h. Balconies and porches should be visibly supported by columns, or architectural brackets,
made of or covered by cement, stone, cast iron, wood, steel, aluminum or brick.
i. The maximum distance between functional entries measured along thoroughfare should not
exceed 85 feet.
j. Residential façade minimum glazing (% front façade area between 2'-12' above the sidewalk)
should be at least 30%.
k. Commercial façade minimum glazing (% front façade area between 2'-12' above the
sidewalk) should be at least 70%.
l. A maximum of 20% of the glazing area should be obscured by opaque or translucent
obstructions including but not limited to signs, mullions, muntins, decorative architectural
elements, screening, frosting, and etching.
m. Maximum length of blank walls should be 85’ or less.
F. Landscaping and General Site Guidelines
17
Street and Yard Landscaping
a. Where feasible and environmentally acceptable stormwater should be treated, slowed and
infiltrated as close to where it falls as possible:
Trees should be planted below the grade of the sidewalk and the street in structural cells
with sufficient root space.
Rain Gardens and bioswales should be installed to infiltrate runoff from parking lots,
Thoroughfares, Plazas and other impervious surfaces.
Where vegetative solutions are not feasible, porous concrete or porous asphalt may be
specified for Sidewalks, parking lots, and Plazas to infiltrate stormwater.
b. Native or climate adapted plants perennial landscapes should replace be used as ground
cover, rather than turf grass, where possible and be diverse. Yard planting plans should include
a diverse variety of different plant species. They should be placed lower than walkways, not
mounded up.
c. All landscaping should be restricted to non-invasive species.
d. In addition to these guidelines all projects should comply with all DEC stormwater
requirements.
e. Screening and ground cover will be considered in site design and site plan review.
Street Screens and Fences
a. Street screens should be used to screen parking when itWhen parking is placed in along the
side of a building,visible from a street or sidewalk screening should cover at least 75% of the
linear frontage that is not dedicated to the access drive.all parking should be well screened.
b. Street Parking screenings should be constructed of a durable architectural material with
durability similar to materials guidelines used for front facades of adjacent buildings. Screening
should be no more than 25% open and at least 6 feet high.
c. Street screens should match the setbacks of adjacent buildings.
d. Fences and walls in front yards along the Thoroughfare should be 3.5 feet or lower.
e. Chain link fencing should not be erected between the front facade and frontage line.
Public Planting Areas
a. Planting details should be appropriate to growing healthy trees, taking into account tree
species, root medium, and width and soil volume of planter strips or wells.
b. Tree species should not be considered invasive in the project area according to USDA or
Cornell Cooperative Extension.
Street Trees
Street trees should be provided on both sides of all streets where possible and practical.,
18
exceptions include Where topography, soil conditions, areas where road followsor existing
forests that will be maintained andor other site constraints that make new street trees
inappropriate for a particular location they are not required.
In addition, the following guidelines apply:
CW3A+B: Provide street trees on both sides of at least 60% of new and existing streets within
the project between the vehicle travel way and walkway, at intervals averaging no more than 40
feet (excluding driveways and utility vaults). Planting intervals should be appropriate based on
type of tree proposed.
Parking Lot Requirements
Provide shade by planting no fewer than one (1) tree per ten (10) parking spaces in islands
within parking areas. Existing trees that are preserved on the edges of parking lots may count
against the required tree count if at least 30% of their canopy extends over parking spaces.
Site Selection for Tree Planting
a. Tree lawns should be equal to or greater than 4 feet wide.
b. Tree pits should have a porous opening at least 50 square feet (e.g.5’ x10’, 8’ x 8’, etc.).
c. Trees should not be planted:
within 20’ from the corner of intersecting streets
within 35’ in front of a stop sign
within 15’ from hydrants
within 15’ from a utility or street light pole
within 15’ of where driveway intersects with Thoroughfare
within 4’ of the street curb (additionally, trees should be planted as far from the sidewalk
as possible)
d. Breakout underground soil paths between tree lawns and adjacent private green space
should be considered when tree lawns are less than or equal to 8 feet wide. This provides a
deep path for tree roots to grow into the adjacent private property while minimizing sidewalk
damage as the tree grows.
e. No tree is to be planted directly under or in competition with a large tree on private property
f. For tree planting sites under single or triple phase utility wires, trees that mature at 30’ tall or
less should be specified.
g. Smaller trees (<30’ at maturity) require a minimum of 240 cubic feet of soil (e.g.8 x 10 x
3=240 cubic feet) per tree, unless there is opportunity for the tree to grow into adjacent green
space.
h. When possible, small trees should have a mature shape and stature so that pedestrians may
eventually walk under them.
i. Medium-large trees (>30’ at maturity) require a minimum of 720 cubic feet of soil (e.g. 60’ x 6’
19
x 2’=720 cubic feet) per tree, unless there is opportunity for the tree to grow into adjacent green
space on the other side of the sidewalk.
j. Planning Staff may grant an administrative exception to Site Selection for Tree Planting
guidelines a-i based on professional judgement and site conditions.
Tree Planting
a. Open planting sites in areas with little or no shade should be given priority over shaded
streets.
b. Where feasible, pavement should be removed to make spaces for trees in areas lacking
shade.
c. On main thoroughfares, large trees maturing at a height greater than 30’ should be planted in
all sites unless there are primary electric lines overhead. Where primary wires are present, trees
maturing at a height of 30’ or less should be planted.
d. Based on research, planting of bare-root trees in the fall should continue to be the main
method of planting. Evergreens or large trees should be planted balled and burlapped in the
spring.
e. All newly planted trees should have irrigation bags and mulch during their first growing
season.
f. After the first year, the mulch should be renewed and/or low expandable tree trunk guards
placed around the bases of young trees until they reach 6” caliper.
g. In areas with heavy pedestrian traffic sunken tree pits with grates or a permeable tree pit
system aggregate covering is appropriate.
h. Species should not be over-planted. As a rule, no one species should make up more than 5%
of the total population.
i. Species should be used that:
a. Are tolerant of site conditions and not invasive
b. Have few management problems
c. Meet functional and aesthetic needs
d. Are resistant to pests
G. Thoroughfares Assembly
Intent – Thoroughfare assembliess for in the Chain Works District are intended to create streets,
roads and sidewalks that prioritize slow and safe travel for people walking; people riding bikes;,
people taking transit; people driving in cars; and lastly, people moving freight. The specific
dDimensions should focus on keeping lane widths to the minimum that is practicalminimize lane
widths in order to calm traffic. On-street parking is encouraged wherever possible to provide a
buffer and protect people walking on between sidewalks from and auto traffic. Vehicular traffic
20
speed and counts are kept low in order to facilitate shared multi-modal uses. Many of theMost
thoroughfares assemblies are designed around should create a “yield condition” where two-way
traffic is allowed but autos must yield to oncoming traffic in order to pass. This yield condition is
described by American Association of State Highway and Transportation Officials (AASHTO) as
“typical” for residential streets and it creates the conditions most conducive to naturally slow and
careful driving, as is necessary to make roads safe for people walking and biking.
In general, sidewalks should be 5’ wide; however, the City of Ithaca Planning & Development
Board may grant approval for the ADA minimum width, 4’, at its discretion so long as: if all ADA
conditions requirements are met; and special site conditions, such as topography or very low
expected pedestrian traffic, merit an exception.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: December 6, 2017
Re: Proposal to Establish a Planned Unit Development Overlay District
The purpose of this memo is to provide information regarding a proposal to establish a Planned Unit
Development Overlay District (PUDOD) as shown on the attached map.
As part of the recently adopted Waterfront Zoning, the Common Council adopted a resolution which
included a statement recognizing that the adopted zoning may not always allow for projects that will
be beneficial to the community and recommended that the City consider adopting legislation to allow
for PUDs citywide, including in the waterfront districts.
A PUD is a tool used to encourage mixed-use or unique single-use projects that require more creative
and imaginative land development than is possible under standard zoning district regulations. A PUD
allows for flexibility in planning and design, while ensuring efficient investment in public
improvements, environmental sensitivity, and protection of community character. It should be used
only when long-term community benefits will be achieved through high-quality development,
including, but not limited to, reduced traffic demands, greater quality and quantity of public and/or
private open space, community recreational amenities, needed housing types and/or mix, innovative
designs, and for the protection and/or preservation of natural resources. A PUD project can be
residential or nonresidential development, as well as mixed forms of development. In order to ensure
that a project will not negatively impact surrounding properties, the creation of a PUD requires an
extensive review process, including a public information session, a public hearing, and approval by
both the Planning Board and the Common Council.
Currently, the City only permits PUD applications for properties zoned industrial. Staff recommends
expanding this legislation to allow for proposals in areas of the City where additional development is
anticipated, with the exception of areas where established 1 and 2 family neighborhoods exist.
Enclosed for your consideration is a draft ordinance.
If the Committee is in agreement, staff will circulate the draft ordinance and return next month with
any comments that are received. If you have any concerns or questions regarding this information,
feel free to contact me at 274-6410.
Page 1 12/13/2017
An Ordinance to Amend the City of Ithaca Municipal Code, Chapter
325, Entitled “Zoning,” Article IV, Section 325-12, in Order to
Expand the Area Permitted for Planned Unit Developments (PUDs)
ORDINANCE NO. 2014-____
WHEREAS, on July 2, 2014, the Common Council adopted legislation
allowing for the City to establish Planned Unit Development
districts on any property in the City currently zoned for
industrial uses, and
WHEREAS, on August 2, 2017, the Common Council adopted new
zoning for the waterfront districts, which included a statement
recognizing that the adopted zoning may not allow for projects
that could be beneficial to the community and recommended that
the City consider adopting legislation to allow for PUDs
throughout the City, including in the waterfront districts, and
WHEREAS, A PUD is a tool that allows the Common Council to have
flexibility to approve projects that may not fit into the
underlying zoning, but may have benefits for the community that
outweigh any impacts resulting from not complying with the pre-
established regulations for that district, and
WHEREAS, in order to allow for potential development that could
bring significant benefits to the community, staff has
recommended the establishment of the Planned Unit Development
Overlay District, which would allow for PUDs in areas of the
City where additional development is anticipated, but would
protect areas that have established 1 and 2 family residential
neighborhoods; now therefore
BE IT ORDAINED AND ENACTED by the Common Council of the City of
Ithaca that Chapter 325, Article IV, Section 325-12. of the
Municipal Code of the City of Ithaca be amended as follows:
Section 1. Chapter 325, Section 325-5, Zoning Map of the
Municipal Code of the City of Ithaca is hereby amended to create
a Planned Unit Development Overlay District (PUDOD) to include
properties located Within the boundaries displayed on the map
entitled “Proposed Boundary for the Planned Unit Development
Overlay District (PUDOD)-December 2017”,” a copy of which shall
be on file in the City Clerk’s office.
Page 2 12/13/2017
Section 2. Chapter 325, Section 325-12.B, entitled “Purpose and
Intent”, is hereby amended in order to change the allowable
location for a potential PUD, and should read as follows:
§325-12.
B. Purpose and intent.
(1) This legislation is intended to institute procedures and requirements for
the establishment and mapping of PUDs, which may be placed in any
location approved by the Common Council, as long as it is located
within the Planned Unit Development Overlay District (PUDOD), the
boundaries of which can be seen on the attached map, “Proposed
Boundary for the Planned Unit Development Overlay District (PUDOD) -
December 2017”. The PUD is a tool intended to encourage mixed-use or
unique single use projects that require more creative and imaginative
design of land development than is possible under standard zoning
district regulations. A PUD allows for flexibility in planning and
design, while ensuring efficient investment in public improvements,
environmental sensitivity, and protection of community character. A
PUD should be used only when long-term community benefits will be
achieved through high quality development, including, but not limited
to, reduced traffic demands, greater quality and quantity of public
and/or private open space, community recreational amenities, needed
housing types and/or mix, innovative designs, and protection and/or
preservation of natural resources.
(2) Section 325-12 is intended to relate to both residential and
nonresidential development, as well as mixed forms of development.
There may be uses, now or in the future, which are not expressly
permitted by the other terms of this chapter but which uses would not
contravene the long-range Comprehensive Plan objectives if they
adhere to certain predetermined performance and design conditions.
The PUD is intended to be used to enable these developments to occur
even though they may not be specifically authorized by the City zoning
district regulations.
(3) The PUD is intended to be used in any area located within the PUDOD.
Should a proposed project offer community-wide benefits, the Common
Council may establish a PUD in order to permit uses not explicitly
allowed by the underlying zoning.
(4) Areas may be zoned as a PUD by the Common Council. The enactment
and establishment of such a zone shall be a legislative act. No owner of
land or other person having an interest in land shall be entitled as a
matter of right to the enactment or establishment of any such zone.
Page 3 12/13/2017
Section 3. Chapter 325, Section 325-12.C, entitled
“Establishment and Location”, is hereby amended in order to
remove the sentence that states that the PUD is intended to be
used in industrial zones, and should read as follows:
C.
Establishment and location.
(1) The intent of a PUD is to create self-contained, architecturally
consistent, and compatible buildings, many times with diverse but
related uses. The creation of a PUD must entail sufficient review to
assure the uses within the zone will have negligible or no significant
adverse effects upon properties surrounding the zone. In reaching its
decision on whether to rezone to a PUD, the Common Council shall
consider the general criteria set forth in this chapter, the most current
Comprehensive Plan for the City, and this statement of purpose.
(2) No PUD shall be established pursuant to Subsection G (13) of this section unless
it is located within the boundaries of the PUDOD. .
Section 4. Severability. If any section, subsection, sentence,
clause, phrase or portion of this ordinance is held to be
invalid or unconstitutional by a court of competent
jurisdiction, then that decision shall not affect the validity
of the remaining portions of this ordinance.
Section 5. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
J E S S U P RO A D
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EAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREET
EAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREET
EAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREET
LINDEN AVENUELINDEN AVENUELINDEN AVENUELINDEN AVENUELINDEN AVENUELINDEN AVENUELINDEN AVENUELINDEN AVENUELINDEN AVENUEBLAIR STREETBLAIR STREETBLAIR STREETBLAIR STREETBLAIR STREETBLAIR STREETBLAIR STREETBLAIR STREETBLAIR STREETVALENTINE PLACEVALENTINE PLACEVALENTINE PLACEVALENTINE PLACEVALENTINE PLACEVALENTINE PLACEVALENTINE PLACEVALENTINE PLACEVALENTINE PLACEDUNMORE PLACEDUNMORE PLACEDUNMORE PLACEDUNMORE PLACEDUNMORE PLACEDUNMORE PLACEDUNMORE PLACEDUNMORE PLACEDUNMORE PLACEORCHARD PLACEORCHARD PLACEORCHARD PLACEORCHARD PLACE
ORCHARD PLACEORCHARD PLACEORCHARD PLACEORCHARD PLACEORCHARD PLACE
COOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETCOOK STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREET
CATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREETCATHERINRE STREET
SOUTH QUARRY STREETSOUTH QUARRY STREETSOUTH QUARRY STREETSOUTH QUARRY STREETSOUTH QUARRY STREETSOUTH QUARRY STREETSOUTH QUARRY STREETSOUTH QUARRY STREETSOUTH QUARRY STREETFERRIS PLACEFERRIS PLACEFERRIS PLACEFERRIS PLACEFERRIS PLACEFERRIS PLACEFERRIS PLACEFERRIS PLACEFERRIS PLACENORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETELSTON PLACEELSTON PLACEELSTON PLACEELSTON PLACEELSTON PLACEELSTON PLACEELSTON PLACEELSTON PLACEELSTON PLACEJAMES STREETJAMES STREETJAMES STREETJAMES STREETJAMES STREETJAMES STREETJAMES STREETJAMES STREETJAMES STREETCOTTAGECOTTAGECOTTAGECOTTAGECOTTAGECOTTAGECOTTAGECOTTAGECOTTAGEEAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET
EAST MARTIN LUTHER KING JR/STATE STREET STEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACEPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETHUDSON STREET
HUDSON STREET
HUDSON STREET
HUDSON STREET
HUDSON STREET
HUDSON STREET
HUDSON STREET
HUDSON STREET
HUDSON STREET
STREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYPLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREET
PLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREET
COLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREET
COLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREET
EAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREET
EAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREET
TURNER PLACETURNER PLACETURNER PLACETURNER PLACETURNER PLACETURNER PLACETURNER PLACETURNER PLACETURNER PLACEEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREET
SPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETP R O S P E C T
P R O S P E C T
P R O S P E C T
P R O S P E C T
P R O S P E C T
P R O S P E C T
P R O S P E C T
P R O S P E C T
P R O S P E C T
EAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREET
EAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREETEAST GREEN STREET
GI
LES STREETGI
LES STREETGI
LES STREETGI
LES STREETGI
LES STREETGI
LES STREETGI
LES STREETGI
LES STREETGI
LES STREETHAWTHORNE PLACE
HAWTHORNE PLACE
HAWTHORNE PLACE
HAWTHORNE PLACE
HAWTHORNE PLACE
HAWTHORNE PLACE
HAWTHORNE PLACE
HAWTHORNE PLACE
HAWTHORNE PLACE
HUDSON STREET EXT
HUDSON STREET EXT
HUDSON STREET EXT
HUDSON STREET EXT
HUDSON STREET EXT
HUDSON STREET EXT
HUDSON STREET EXT
HUDSON STREET EXT
HUDSON STREET EXTHUDSON ST.HUDSON ST.HUDSON ST.HUDSON ST.HUDSON ST.HUDSON ST.HUDSON ST.HUDSON ST.HUDSON ST.PEARSALL PLACE
PEARSALL PLACE
PEARSALL PLACE
PEARSALL PLACE
PEARSALL PLACE
PEARSALL PLACE
PEARSALL PLACE
PEARSALL PLACE
PEARSALL PLACE
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CRESCENT PLACECRESCENT PLACECRESCENT PLACECRESCENT PLACECRESCENT PLACECRESCENT PLACECRESCENT PLACECRESCENT PLACECRESCENT PLACE
HA W T H O R N E C I R C L E
H A W T H O R N E C I R C L E
H A W T H O R N E C I R C L E
H A W T H O R N E C I R C L E
H A W T H O R N E C I R C L E
H A W T H O R N E C I R C L E
H A W T H O R N E C I R C L E
H A W T H O R N E C I R C LE
H A W T H O R N E C I R C LE
RENZETTI
RENZETTI
RENZETTI
RENZETTI
RENZETTI
RENZETTI
RENZETTI
RENZETTI
RENZETTI
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EHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETGRANDVIEW COURTGRANDVIEW COURTGRANDVIEW COURTGRANDVIEW COURTGRANDVIEW COURTGRANDVIEW COURTGRANDVIEW COURTGRANDVIEW COURTGRANDVIEW COURT
GRANDVIEW AVENUE
GRANDVIEW AVENUE
GRANDVIEW AVENUE
GRANDVIEW AVENUE
GRANDVIEW AVENUE
GRANDVIEW AVENUE
GRANDVIEW AVENUE
GRANDVIEW AVENUE
GRANDVIEW AVENUE
HUDSON PLACEHUDSON PLACEHUDSON PLACEHUDSON PLACEHUDSON PLACEHUDSON PLACEHUDSON PLACEHUDSON PLACEHUDSON PLACESOUTH AURORA STREETSOUTH AURORA STREETSOUTH AURORA STREETSOUTH AURORA STREETSOUTH AURORA STREETSOUTH AURORA STREETSOUTH AURORA STREETSOUTH AURORA STREETSOUTH AURORA STREETHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACE
GRANDVIEW PLACEGRANDVIEW PLACEGRANDVIEW PLACEGRANDVIEW PLACEGRANDVIEW PLACEGRANDVIEW PLACEGRANDVIEW PLACEGRANDVIEW PLACEGRANDVIEW PLACEC O D D IN G T O N R O A D
C O D D IN G T O N R O A D
C O D D IN G T O N R O A D
C O D D IN G T O N R O A D
C O D D IN G T O N R O A D
C O D D IN G T O N R O A D
C O D D IN G T O N R O A D
C O D D IN G T O N R O A D
C O D D IN G T O N R O A D
DANBY ROADDANBY ROADDANBY ROADDANBY ROADDANBY ROADDANBY ROADDANBY ROADDANBY ROADDANBY ROADSOUTH HILL TERRSOUTH HILL TERRSOUTH HILL TERRSOUTH HILL TERRSOUTH HILL TERRSOUTH HILL TERRSOUTH HILL TERRSOUTH HILL TERRSOUTH HILL TERRWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREET
WILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREETWILLIAMS STREET
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DE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREET
E BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREET
UNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUE
UNIVERSITY AVENUEUNIVERSITY AVENUE
UNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUE
UNIVERSITY AVENUE
W ILLARD W AYW ILLARD W AYW ILLARD W AYW ILLARD W AYW ILLARD W AYW ILLARD W AYW ILLARD W AYW ILLARD W AYW ILLARD W AYLLENROC COURTLLENROC COURTLLENROC COURTLLENROC COURTLLENROC COURTLLENROC COURTLLENROC COURTLLENROC COURTLLENROC COURTSTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUED E W IT T P L A C E
D E W IT T P L A C E
D E W IT T P L A C E
D E W IT T P L A C E
D E W IT T P L A C E
D E W IT T P L A C E
D E W IT T P L A C E
D E W IT T P L A C E
D E W IT T P L A C E
CORNELL AVENUECORNELL AVENUECORNELL AVENUECORNELL AVENUE
CORNELL AVENUECORNELL AVENUECORNELL AVENUECORNELL AVENUECORNELL AVENUE
DEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUEUNIVERSITY AVENUELINN STREETLINN STREETLINN STREETLINN STREETLINN STREETLINN STREETLINN STREETLINN STREETLINN STREETCASCADILLA PARK ROAD
CASCADILLA PARK ROAD
CASCADILLA PARK ROAD
CASCADIL LA PARK ROAD
CASCADIL LA PARK ROAD
CASCADIL LA PARK ROAD
CASCADIL LA PARK ROAD
CASCADIL LA PARK ROAD
CASCADIL LA PARK ROAD
EAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREET
EAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREETEAST COURT STREET
EAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREET
EAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREET
FARM STREETFARM STREETFARM STREETFARM STREET
FARM STREETFARM STREETFARM STREETFARM STREETFARM STREET
SEARS STREETSEARS STREETSEARS STREETSEARS STREETSEARS STREETSEARS STREETSEARS STREETSEARS STREETSEARS STREETCASCADILLA AVENUE
CASCADILLA AVENUE
CASCADILLA AVENUE
CASCADILLA AVENUE
CASCADILLA AVENUE
CASCADILLA AVENUE
CASCADILLA AVENUE
CASCADILLA AVENUE
CASCADILLA AVENUE
YATES STREETYATES STREETYATES STREETYATES STREET
YATES STREETYATES STREETYATES STREETYATES STREETYATES STREET
TOMPKINS STREETTOMPKINS STREETTOMPKINS STREETTOMPKINS STREET
TOMPKINS STREETTOMPKINS STREETTOMPKINS STREETTOMPKINS STREETTOMPKINS STREET
MARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREET
MARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREETMARSHALL STREET NORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETSTATE HIGHWAY 34 & 13STATE HIGHWAY 34 & 13STATE HIGHWAY 34 & 13STATE HIGHWAY 34 & 13STATE HIGHWAY 34 & 13STATE HIGHWAY 34 & 13STATE HIGHWAY 34 & 13STATE HIGHWAY 34 & 13STATE HIGHWAY 34 & 13NORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETPI
ER ROADPI
ER ROADPI
ER ROADPI
ER ROADPI
ER ROADPI
ER ROADPI
ER ROADPI
ER ROADPI
ER ROADNYS ROUTE 34 & 13NYS ROUTE 34 & 13NYS ROUTE 34 & 13NYS ROUTE 34 & 13NYS ROUTE 34 & 13NYS ROUTE 34 & 13NYS ROUTE 34 & 13NYS ROUTE 34 & 13NYS ROUTE 34 & 13PIE R ROAD
PIE R ROAD
PIE R ROADPIER ROAD
PIE R ROADPIER ROAD
PIE R ROAD
PIE R ROADPIER ROAD
SHORT STREETSHORT STREETSHORT STREETSHORT STREETSHORT STREETSHORT STREETSHORT STREETSHORT STREETSHORT STREETJAY STREETJAY STREETJAY STREETJAY STREETJAY STREETJAY STREETJAY STREETJAY STREETJAY STREET UTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREET
WEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREET
DEY STREETDEY STREETDEY STREETDEY STREETDEY STREETDEY STREETDEY STREETDEY STREETDEY STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETWI
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W E S T L IN C O L N S T R E E T
W E S T L IN C O L N S T R E E T
W E S T L IN C O L N S T R E E T
W E S T L IN C O L N S T R E E T
W E S T L IN C O L N S T R E E T
W E S T L IN C O L N S T R E E T
W E S T L IN C O L N S T R E E T
W E S T L IN C O L N S T R E E T
FI
RST STREETFI
RST STREETFI
RST STREETFI
RST STREETFI
RST STREETFI
RST STREETFI
RST STREETFI
RST STREETFI
RST STREETM O N R O E S T
M O N R O E S T
M O N R O E S T
M O N R O E S T
M O N R O E S T
M O N R O E S T
M O N R O E S T
M O N R O E S T
M O N R O E S T
L
AKE AVENUEL
AKE AVENUELAKE AVENUEL
AKE AVENUEL
AKE AVENUEL
AKE AVENUEL
AKE AVENUEL
AKE AVENUEL
AKE AVENUEESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREET NORTH GENEVA STREETNORTH GENEVA STREETNORTH GENEVA STREETNORTH GENEVA STREETNORTH GENEVA STREETNORTH GENEVA STREETNORTH GENEVA STREETNORTH GENEVA STREETNORTH GENEVA STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETH A N C O C K S T R E E T
H A N C O C K S T R E E T
H A N C O C K S T R E E T
H A N C O C K S T R E E T
H A N C O C K S T R E E T
H A N C O C K S T R E E T
H A N C O C K S T R E E T
H A N C O C K S T R E E T
H A N C O C K S T R E E T
SECOND STREETSECOND STREETSECOND STREETSECOND STREETSECOND STREETSECOND STREETSECOND STREETSECOND STREETSECOND STREETF R A N K L IN S T R E E T
F R A N K L IN S T R E E T
F R A N K L IN S T R E E T
F R A N K L IN S T R E E T
F R A N K L IN S T R E E T
F R A N K L IN S T R E E T
F R A N K L IN S T R E E T
F R A N K L IN S T R E E T
F R A N K L IN S T R E E T
A D A M S S T R E E T
A D A M S S T R E E T
A D A M S S T R E E T
A D A M S S T R E E T
A D A M S S T R E E T
A D A M S S T R E E T
A D A M S S T R E E T
A D A M S S T R E E T
A D A M S S T R E E T
M A D IS O N S T R E E T
M A D IS O N S T R E E T
M A D IS O N S T R E E T
M A D IS O N S T R E E T
M A D IS O N S T R E E T
M A D IS O N S T R E E T
M A D IS O N S T R E E T
M A D IS O N S T R E E T
M A D IS O N S T R E E T
CASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREET
CASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREET
NORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETWI
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RD STREETTHI
RD STREETTHI
RD STREETTHI
RD STREETTHI
RD STREETTHI
RD STREETTHI
RD STREETTHI
RD STREETTHI
RD STREETM O R R IS A V E N U E
M O R R IS A V E N U E
M O R R IS A V E N U E
M O R R IS A V E N U E
M O R R IS A V E N U E
M O R R IS A V E N U E
M O R R IS A V E N U E
M O R R IS A V E N U E
M O R R IS A V E N U E
WASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEWEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREET
WEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREETFIFTH STREETFI
FTH STREETFI
FTH STREETFI
FTH STREETFI
FTH STREETFI
FTH STREETFI
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NY State Plane, Central GRS 80 Datum
Map Source: City of Ithaca Zoning 2017 Ordinance
Map Prepared by: GIS Planning, City of Ithaca, NY, 8 December 2017.
City of Ithaca
Planning & Economic Development Committee
Wednesday, September 13, 2017 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock,
Rob Gearhart, and Stephen Smith
Committee Members Absent: None
Other Elected Officials Attending: Mayor Svante Myrick (at 8:00 p.m.),
Alderpersons George McGonigal, Graham
Kerslick; and Nguyen Ducson
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Jennifer Kusznir,
Senior Planner; Gino Leonardi, Zoning
Administrator; Nels Bohn, Director of Ithaca
Urban Renewal Agency; Deborah Grunder,
Executive Assistant
Others Attending: None
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
Item 6a was moved up in the agenda. It followed the public hearing.
2) Special Order of Business
a) Public Hearing – Report and Public Hearing – Development of the
Assessment of Fair Housing (AFH)
Prior to opening the public hearing, Nels Bohn provided an explanation and
purpose of the public hearing.
Alderperson Smith moved to open the public hearing; seconded by Alderperson
Brock. Carried unanimously.
Denise Katzman, 309 Center Street, tenant rights must be protected. There have
been numerous complaints from off-campus housing. Hancock Street leases are
signed without reading it completely and a copy is not supplied.
Alderperson Gearhart moved to close the public hearing; seconded by Alderperson
Brock. Carried unanimously.
3) Public Comment and Response from Committee Members
Fay Gougakis, 171 East State Street, spoke on the lack of signage on the
Commons and enforcement of the signage. She also stated her disapproval of the
painting of the bicycle racks. There is too much development in the middle of the
City in too short of a period.
Sarah Hess, supports the Cayuga Lake resolution. Cargill has plans of
expanding. They can expand either underground or under water. Digging under
land is the much better option. Cargill should provide a risk assessment of the
proposed expansion. She urges the City to pass this resolution and force the DEC
to prepare the necessary environmental review.
Tom Shelley, 118 East Court Street. He supports the resolution regarding the
Cargill resolution. He also supports the historic designation for the Larkin Building.
He further stated he encourages the City to pass a moratorium for the South Hill
neighborhood.
John Graves, 319 Pleasant, spoke regarding the current South Hill development.
It is out of control. We need to change the zoning from R1 to R2 R2 to R1in this
area. This will provide adequate, safe housing for our students.
Verlaine Boy, 315 Pleasant Street. There has always been a few tenant homes.
Over the many years she has lived at her current residence, the neighborhood has
changed significantly. The noise ordinance is often broken. Trash is all over the
yards. I have rats in my garden for the first time since residing there.
Richard Guttridge, 216 S. Geneva Street. He is aware of the new proposed
development for the Green Street Garage. He would like to ask that rather than
go project by project that the City look at the whole ball of wax. Are there tax
incentives to address affordable housing? We are going to lose a number of
residents because they cannot afford to remain living in the City.
Deborah Dawson, 51 Dart Drive, Village of Lansing. She supports the resolution of
the Cargill Salt Mine. They submit an annual environmental report to a DEC
expert. Cargill is a generous contributor to the Lansing community. She would like
to see an objective review of the mining north of the current location. The
environmental laws need to be enforced.
Karl Pillemer, 135 Hudson Street. There should be no confusion as to what is
happening on South Hill. In-fill leads to increase crime, more cars, more noise,
and less green space.
Theresa Alt, 206 Eddy Street, spoke on the proposed Green Street project. Stand
fast when developers claim they cannot provide the lower income portion of the
resolution in tonight’s packet.
Dan Hoffman, 415 Elm Street, spoke on the Community Gardens. The loss of any
community gardens would be a setback. If the community gardens property is lost
to the Cayuga Medical Center, there won’t be an alternative for the gardens and
Cayuga Medical will use that land as parking.
John Dennis, 873 Grump Hill Place (???). He spoke in favor of the proposed
resolution regarding the Cargill Mine Shaft project. There was no public comment
prior to the go ahead of this project. There is no proof that there is any geologists
on staff at the plant.
John Schroeder, 618 Stewart Avenue, spoke on the balance of the City. He truly
believes that the balance in the South Hill area has started to suffer. The
Collegetown area should also be kept in tack. The historical buildings that remain
in Collegetown should be kept as such. He encourages we keep the Larkin
Building as is.
David Lubin, 193 Dragt Hill Road, Elmira. He is the owner and developer of the
Harold Square project. He spoke against the proposed Green Street Garage
project.
Todd Foxx, Ithaca. He is a local developer and has a lot of trepidation of the
Green Street Garage project. There are a lot of local developers that can do such
a project similar to the out of the area developers. He would like the City to go
slow in their decision on this project.
Karen Friedeborn, 877 Bostwick Road, spoke on affordable housing. She urges
the City to require the project to include low and moderate income housing. We
need to maintain the City as a place that is affordable to live in.
Brian Eden, 147 N. Sunset Drive, Town of Ithaca. The mine signed an agreement
to keep jurisdiction with Cargill. Why hasn’t DEC required an environmental
review?
Kenny Broadwell, 218 Columbia Street, spoke on the current South Hill
development. He has lived there since 1993. It has always been a student
housing neighborhood. He stated that the Planning Board should be more
involved with new development. He is satisfied with the changes the owner of 210
Columbia Street has made.
Sheryl Swink, 321 North Albany Street. Encourages more low-to-moderate income
housing with open space in proximity of this housing.
Jesse Hill, 107 Grandview, spoke on the re-zoning of South Hill. The problems on
the hill are very real. A moratorium isn’t the solution. Development on South Hill is
already restricted due to lot size, etc. It will not help the need for low income
housing. He lived on Pleasant Street growing up. He moved back to Grandview.
He loves it. There is a lot of diversity in the area. We all get alone. Developers
and Common Council need to remember that housing is needed not just for
students.
Denise Katzman, 309 Center Street, spoke on the environmental review of the
Cargill Salt Mine, and is in favor of the resolution.
4) Updates, Announcements, Reports
JoAnn Cornish stated that we received the design guidelines which should be on
the website in the near future. We will see them at next month’s meeting.
5) Action Items (Voting to send onto Council)
a) Green Street Garage Re-development (with brief presentation from
Ithaca Properties LLC and Peak Campus)
Josh Trasher spoke on behalf of all. The project includes the
reconstruction of the garage from 410 parking spaces to 500+. The
eastern portion of the project will include a conference center. Residential
living between the Commons and Green Street will also be included.
Mayor Myrick joined the meeting at 8:00 p.m.
Transfer of Property at 120 E. Green Street to the IURA to Structure a Proposed
Urban Renewal Project Subject to Common Council Approval – Lead Agency
Moved by Alderperson Smith; seconded by Alderperson Gearhart. Carried unanimously.
Whereas, the Common Council of the City of Ithaca is considering a proposal to
transfer ownership of property located at 120 E. Green Street to the Ithaca Urban
Renewal Agency (IURA) to structure a proposed property sale and development
agreement with a preferred developer to undertake an urban renewal project to
redevelop the Green Street parking garage, and
Whereas, State Law and Section 176-6 of the City Code require that a lead agency
be established for the purpose of 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 transfer of less than 2.5 acres of land is an “Unlisted” action
pursuant to the City Environmental Quality Review Ordinance (“CEQR”), which
requires environmental review under CEQR; and
Whereas, the property to be transferred at 120 E. Green Street is 1.45 acres in size;
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 transfer of property located at 120 E.
Green Street (tax parcel #70.-4-5.2) to the IURA for the purpose of structuring a
proposed property sale and development agreement with a preferred developer to
undertake an urban renewal project subject to approval by Common Council.
Transfer of Property at 120 E. Green Street to the IURA to Structure a Proposed
Urban Renewal Project Subject to Common Council Approval – Environmental
Review
Moved by Alderperson Smith; seconded by Alderperson Brock. Carried unanimously.
WHEREAS, the Common Council of the City of Ithaca is considering a proposal to
transfer ownership of property located at 120 E. Green Street to the Ithaca Urban
Renewal Agency (IURA) to structure a proposed property sale and development
agreement with a preferred developer to undertake an urban renewal project subject to
approval by Common Council, and
WHEREAS, the proposed urban renewal project will undergo separate environmental
review as part of the site plan review process, and
WHEREAS, the proposed urban renewal project is not fully defined or designed at this
time, nor possible without acquisition of City-owned land, therefore an analysis of
potentially significant adverse impacts of a yet-to-be defined urban renewal project at
the site of the Green Street parking garage is not feasible at this time, and
WHEREAS, as part of the site plan review process, the Planning Board regularly
conducts rigorous and thorough environmental review of all aspects of the proposed
development project that comes before it, and
WHEREAS, pursuant to §176-6(F)(1)(b) of the City Environmental Quality Review
Ordinance, the reestablishment of a Lead Agency may occur “upon failure of the Lead
Agency’s basis of jurisdiction,” so that the Planning Board may subsequently assume
the role of Lead Agency for the environmental review for the site plan review of the
proposed hotel project, and
WHEREAS, the proposed action for transfer of city-owned property of less than 2.5
acres is an “Unlisted Action” under the City Environmental Quality Review Ordinance,
and
WHEREAS, appropriate environmental review has been conducted including the
preparation of a Short Environmental Assessment Form (SEAF), and
WHEREAS, the Common Council of the City of Ithaca, acting as Lead Agency, has
reviewed the SEAF prepared by staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby
determines that circumstances warrant a segmented review of this property transfer
from other stages of the proposed urban renewal project and that subsequent
environmental review of the proposed project during the required site plan review
process will be no less protective of the environment, and be it further
RESOLVED, that the Common Council, as Lead Agency in this matter, hereby adopts
as its own, the findings and conclusions more fully set forth on the Short 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 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.
Transfer of Property at 120 E. Green Street to the IURA to Structure a Proposed
Urban Renewal Project Subject to Common Council Approval – Action
Moved by Alderperson Brock; seconded by Alderperson Smith. Carried
unanimously.
WHEREAS, a developer has approached the City to acquire and redevelop the Green
Street Parking Garage property (Garage) for a proposed mixed-use project including the
following elements:
An approximately 25,000 square foot conference center;
Approximately 350 housing units;
Street level active uses along Green Street;
Retention of the Cinemapolis movie theater;
Approximately 450 parking spaces open to the public, and
WHEREAS, the City of Ithaca owns tax parcel #70.-4-5.2 located at 120 E. Green
Street, a 1.45 acre parcel of which approximately 1.25 acres contains the Garage that is
located within a CBD-140 zoning district, and
WHEREAS, the Green Street parking garage parcel provides approximately 415
parking spaces currently, and
WHEREAS, the western and central sections of the Garage are located on the City-
owned tax parcel #70.-4-5.2 and the eastern section is located on air rights over
property owned by Ithaca Properties LLC, and
WHEREAS, the prospective developer team who approached the City to redevelop the
Garage includes Jeffrey Rimland, the managing member of Ithaca Properties LLC who
owns the land under the eastern section of the Green Garage, and
WHEREAS, the Garage was constructed in 1974 and a recent structural evaluation of
the western and eastern sections of the garage found significant structural problems
that are estimated to require a substantial investment to extend the useful life of the
garage, and
WHEREAS, §507 of General Municipal Law authorizes the IURA to negotiate sale of
public land with a Qualified and Eligible Sponsor (“Preferred Developer”) to undertake
an urban renewal project, which proposed sale and development agreement is subject
to public hearing and approval by the Common Council, and
WHEREAS, the primary objective of the Urban Renewal Plan is to improve the
economic, social and physical characteristics of the project neighborhood, and
WHEREAS, City policy requires the Board of Public Works to declare City-owned
property surplus for public works purposes prior to any transfer of City-owned property,
and
WHEREAS, Plan Ithaca, the City of Ithaca comprehensive plan, supports compact,
mixed-use development located near transit hubs and an increased supply of housing at
different levels of affordability, and
WHEREAS, environmental review has been completed on this proposed action; now,
therefore, be it
1. RESOLVED, that the Common Council hereby authorizes transfer of the Green
Street Parking Garage property located at 120 E. Green Street (tax parcel #70.-4-
5.2) to the IURA, via an option agreement, for the purpose of structuring a proposed
property sale and development agreement with a preferred developer to undertake
an urban renewal project subject to approval by Common Council, and be it further
2. RESOLVED, that such option agreement shall contain the following seller
contingencies to be satisfied prior to closing:
A. Determination by the Board of Public Works that the land and air rights to be
conveyed for the redevelopment project is surplus for public works purposes;
B. Discharge of mortgage, or consent of property transfer, by M&T Bank who holds
a leasehold mortgage on the Green Garage as security for bonds issued to
construct the public portions of the Cayuga Green project;
C. Determination of exact boundaries of the parcel to be conveyed;
D. Common Council approval of the proposed sale and development agreement
with the developer following publication of a legal notice disclosing the essential
terms of the proposed sale and development project and a public hearing on the
proposed project, and be it further
3. RESOLVED, the Common Council directs the IURA to seek out the following
programmatic elements to be included in the project:
A. An approximately 25,000 square foot conference center;
B. Approximately 350 housing units specially designed to appeal to a diverse
demographic, including a substantial number of units to be affordable to low
and/or middle income households;
C. Street-level active uses along Green Street;
D. Retention of the Cinemapolis movie theater & a public walkway between Green
Street and the Commons;
E. Approximately 450 parking spaces open to the public, of which at least 90 will be
available for short-term parking; and be it further
4. RESOLVED, that the following issues are to be resolved through negotiation to the
satisfaction of the IURA and City:
A. Disposition of the parking agreement for Marriott hotel guests;
B. Compliance with the Downtown Design Guidelines;
C. Coordination and compatibility with adjacent properties/uses and the Downtown
Ithaca Alliance’s 2020 Strategic Plan;
D. Pricing and management of parking available to the public;
E. Disposition of outstanding municipal bonds issued for the Green Street Parking
Garage;
F. Taxable status of the project;
G. Customer access to Cinemapolis during all phases of the project;
H. Relocation of municipal garbage, recycling and storage functions currently
operating at the project site;
I. Establishment of boundaries of the parcel to be conveyed;
J. Sales price; and be it further
5. RESOLVED, that net proceeds from sale of City-owned land to a Preferred
Developer shall be paid to the City, and be it further
6. RESOLVED, that the Mayor, upon review by the City Attorney, is hereby authorized
to implement this resolution, including execution of any and all instruments
necessary to execute an option agreement with the Ithaca Urban Renewal Agency,
and be if further
7. RESOLVED, that the IURA shall be reimbursed for costs incurred to develop the
proposed urban renewal project from lease or loan payments the IURA collects on
behalf of the City.
b) Designation of the Larkin Building at 403 College Avenue as a
Historic Local Landmark
Alderperson Brock asked the owner of the building what his thoughts are
about it being designated historic.
He is not in favor of it only because the materials used when built are not safe.
There have been a number of fires to existing around the area.
Bryan McCracken stated that the materials used at the time of constructing
were fire resistant.
Alderperson Brock stated she is not in favor to supporting the designation.
Alderperson Smith stated he thinks that this building does bring character to
the street. What is significantly significant?
Bryan McCracken stated that this property meet three of the five criteria the
ILPC reviews when deciding historic significance.
c) Resolution Requesting Environmental Review of Proposed Cargill
Mine Shaft
Objecting to the DEC Permitting Cargill Mine Expansion
Without Proper Environmental Review
Moved by Alderperson Brock; seconded by Alderperson Gearhart. Passed
unanimously.
WHEREAS the first Cayuga Salt Mine shaft was drilled in 1915 and Cargill, Inc.
(“Cargill”)’s permitted mining reserves extend into the Town of Lansing, Town of
Ulysses, and south into the southern end of Cayuga Lake to within one mile of the City of
Ithaca; and
WHEREAS, the City of Ithaca recognizes the economic, social, recreational, and
ecological importance of Cayuga Lake and its watershed to the State and to the local
community; and
WHEREAS New York has established the State Environmental Quality Review (SEQR)
process to systematically consider environmental factors early in the planning stages of
actions and projects that are directly undertaken, funded or approved by local, regional
and state agencies;1 and
WHEREAS environmental review early in the planning stages allows a project to be
vetted, and modified as needed, to avoid adverse impacts on the environment;2 and
WHEREAS Cargill’s proposed shaft construction, the mining of the one‐mile connecting
tunnel, and expanded salt mining have potential adverse impacts that have not been
properly reviewed and vetted under SEQR in contrast to the Hampton Corners Salt Mine
in Livingston County which is carrying out its second Draft Environmental Impact
Statement; and
1 6 NYCRR Part 617; SEQR Handbook, 3rd Edition, 2010, Introduction
2 Ibid.
WHEREAS adverse impacts include impacts on local water resources, including
groundwater and the waters of Cayuga Lake and various ways in which substantial
quantities of salt would be incidentally brought into contact with such local water
resources, not only during current mining operations but also during the post‐
operational period after the mine is closed and abandoned; and
WHEREAS “the abandonment of dry salt mines raises a difficult problem, as post‐
abandonment mine flooding is, in most cases, highly probable, with possible severe
consequences at ground level;”3 and
WHEREAS “the majority of salt mines succumb to collapse and flooding”4 and “flooding,
whether intentional or inadvertent, is …‘game over’ for successful containment or
control of the salinity associated with the brine that will inevitably be squeezed out of
the mine;”5 and
WHEREAS since 1975, and despite several applications for mine expansion by Cargill,
the NYSDEC has never requested a full environmental impact study of the mining risks;
and
WHEREAS the 1994 collapse and flooding of the Retsof salt mine in Livingston County and
subsequent salinization of an adjacent fresh water aquifer provide an example of various adverse
impacts and some of the factors implicated in salt‐mine collapse; and
WHEREAS these and other potential adverse impacts on the environment should be subject to full
and proper environmental review under SEQR; and
WHEREAS the NYSDEC reviewed the Cargill Shaft 4 project and concluded that the action meets
their standards, and on 16 August 2017 issued an applicable permit without full environmental
review of the project in its entirety; now therefore, be it
RESOLVED that the City of Ithaca joins with other Cayuga Lake stakeholders in a soon‐to‐be‐filed
Article 78 proceeding to require environmental review under SEQR pertaining to Cargill’s Shaft 4
project and all proposed construction and expansion of the Cargill Mine; and be it further
RESOLVED that a copy of this resolution be forwarded by the City Clerk to Governor Andrew
Cuomo, NYSDEC Commissioner Basil Seggos, State Senators Patricia Helming and Thomas O’Mara,
Senate Leader John Flanagan, Senate Minority Leader Andrea Stewart‐Cousins, Assemblywoman
Barbara Lifton, Assembly Speaker Carl Heastie, Assembly Minority leader Brian Kolb, Chair of the
Assembly’s Standing Committee on Environmental Conservation Steve Englebright, Village of
Trumansburg Mayor Martin Petrovic, and Tompkins County Legislature Chair Michael Lane.
3 P. Bérest, B. Brouard, and B. Feuga, Dry Mine Abandonment, Abstract, Solution Mining Research Institute
(SMRI) Technical Conference Paper, Wichita, KS, Spring 2004. (http://www.brouard-
consulting.com/sites/default/files/smri-wichita.pdf)
4 A. Michalski, 1/31/17 comment letter to DEC.
5 R. Vaughan, 12/9/16 comment letter to DEC.
6) Action Items (Approval to Circulate)
a) Proposal to Restrict South Hill In-fill Development
Gino Leonardi stated that a moratorium will stop any type of development. A
deadline would also need to be decided.
There are three options to consider. They are:
(1) Halt all development;
(2) Rezone to R1-a; or
(3) Create an overlay zoning district
Alderperson Brock stated she was unaware that the committee would need to
choose one of the options and circulate. If the area was rezoned to R-1a, that would
create many issues and work for many people.
Any option chosen may be a permanent solution. The study of the South Hill
area would determine that.
Alderperson Brock motioned to circulate Option 3; Alderperson Gearhart
seconded it. Carried unanimously.
7) Review and Approval of Minutes
a) August 2017
Moved by Alderperson Smith; seconded by Alderperson Gearhart. Passed
unanimously.
8) Adjournment
Moved by Alderperson Smith; seconded by Alderperson Gearhart. Passed
unanimously. The meeting was adjourned at 9:10 p.m.
City of Ithaca
Planning & Economic Development Committee
Wednesday, October 11, 2017 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock,
Rob Gearhart, Michael Decatur, and Stephen
Smith
Committee Members Absent: None
Other Elected Officials Attending: None
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Jennifer Kusznir,
Senior Planner; Megan Wilson, Senior Planner;
Bryan McCracken, Historic Preservation
Planner; Nels Bohn, Director of Ithaca Urban
Renewal Agency; Anisa Mendizabal, IURA
Community Planner; Deborah Grunder,
Executive Assistant
Others Attending: None
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
The Collegetown and Downtown Design Guidelines presentation and the vote to
circulate were moved to the front of the meeting agenda.
Alderperson Brock asked before this goes to a vote, she would like to see the
zoning changes.
2) Special Order of Business
a) Design Guidelines for Collegetown and Downtown
Megan Wilson presented the guidelines to the group. The presentation can be
found at the following links:
Collegetown:
http://www.cityofithaca.org/DocumentCenter/Home/View/6923
Downtown:
http://www.cityofithaca.org/DocumentCenter/Home/View/6924
b) Public Hearing – South Hill Overlay District
Alderperson Brock moved to open the public hearing; seconded by Alderperson
Smith. Carried Unanimously.
Steve Rogers, 152 Coddington Road, spoke in favor of the implementation of
the overlay district.
Jes Seaver. 218 Coddington Road Columbia Street. She lives across from the
controversial site at 217 Coddington Road Columbia Street that began this
overlay district. She is happy that the developer has changed his plan to focus
on single family homes rather than rental property. She would like to see
Council focus more on the student behavior.
Kenny Broadwell, 218 Coddington Road Columbia Street. He mirrors the
comments of his spouse Jes Seaver. They are currently in the building permit
and site plan review of their current project. He asks for some time before this
goes into effect.
Patrick Braga, 118 Prospect Street, supports the overlay district proposal as a
temporary measure. In fills should attract families to keep the neighborhood a
more family friendly neighborhood.
Kurt Martin, 311 Turner Place, he and his partner value the student population
to help enrich the neighborhood. He defined the term in-fill. He stated that this
does not follow the Comprehensive Plan.
Ken Young, 228 Columbia Street, is in favor the proposed overlay district.
John Efroymson (sp?), 407 Columbia Street, is in favor of the overlay district
proposal. He’s been a member of the neighborhood for years. We are on the
brink of our neighborhoods going away from families.
John Graves, 319 Pleasant Street. The majority of these properties are in the
R1 and R2 zones. Permanent residents living with undergraduates is
challenging but is worth working on. An interim overlay district is a must until
the City can review this neighborhood using the guidelines of the
Comprehensive Plan.
Jessie Hill, changing the zoning in this area will not solve the current issues.
When will the City accept that Ithaca is a Collegetown? Those who want to
build then decide to rent to a student will run into problems because the City
won’t let it happen.
Alderperson Smith moved to close the public hearing; seconded by
Alderperson Brock. Carried Unanimously.
Formatted: Strikethrough
Formatted: Strikethrough
Formatted: Strikethrough
c) Public Hearing – Assessment of Fair Housing
Alderperson Brock moved to open the public hearing; seconded by Alderperson
Smith. Carried unanimously.
Denise Katzman, 309 Center Street, spoke in favor of the fair housing
assessment. We need to take care of the current and future tenants. Housing
crisis occur in many cities. The United States spends $1.2 M a year in
homelessness. We should focus on fair housing first.
Alderperson Brock moved to close the public hearing; seconded by
Alderperson Smith. Carried Unanimously.
3) Public Comment and Response from Committee Members
Patrick Braga, 118 Prospect Street, spoke regarding the Collegetown and
Downtown Guidelines. We need to review what the samples we are looking at to
help determine these guidelines. They need to be consistent with our local
landscape.
Dan Hoffman, 915 Elm Street, has many years of Ithaca experience in many
different arenas – student, council member, city attorney – spoke in support of the
historic designation of the Chacona Block to be a blend of different styles and eras.
Caroline O’Malley, 212 Center Street and Historic Ithaca. She fully supports the
designation of the Chacona Block. It blends the old and the new of street scape
Alphonse Pieper, 139 Ithaca Road, supports the designation of the Chacona Block.
His written comments are included with these minutes.
Nancy Break, 5214 Jacksonville Road, supports the designation of the Chacona
Block. When we lose old buildings, we lose a bit of ourselves. Ithaca is a city who
claims to support the green practices. This is one way to do so.
Kyle Karnes, Student Agencies, 409 College Avenue, he fully respects and
understands the meaning of landmark designation. In terms of these buildings,
they need to be replaced. They were not build to remain standing. He asks the
City to reject the designation of the Chacona Block.
Wendy Wilcox, 220 Bryant Avenue. In the case of the Nines, 411 College Avenue,
the profits made will be used to further the commitment of students. There has
been a recent trend where parents buy homes in the Collegetown area for their
children to live. She encourages the City to not designate the Chacona Block.
Brad Edmundson, 106 Short Street, has worked at Cornell Sun for years. A lot of
their workers are students. Student Agencies do a large amount of good. He
urges Student Agencies be allowed to continue as they are without designation.
Frost Travis, 204 White Park Road, is in favor of Student Agencies. If this building
is designated, we add a huge of financial hardship to make any changes. He
encourages the City not to designate this building.
Nick Lambrou, 405 Eddy Street, stated that he has always had good experiences
with the ILPC. I believe the historic designation is valuable.
Zachary Shulman, 417 Hudson Street, supports the non-designation of the
Chacona Block. It houses Students Agencies which has provided a lot to the City.
Collegetown Bagels is housed in the Chacona Block. It’s the CTB business that
make the building what it is. If you landmark the building, you will burden Student
Agencies.
Ravi Meel, 5076 Cold Springs Road, does not support the designation of the
Chacona Block.
Ken Rother, 954 Coddington Road, does not support the designation of the
Chacona Block. It will seriously deflate any continuation of Students Agencies.
G. Lincoln Morse, 720 Willow Avenue, spoke against the designation of the
Chacona Block. He has many years of experience in remodeling, etc. He does
not know how to fix the façade of this building.
Steve Hugo, 111 Center Street, is not in favor of the designation. Not all old
buildings are good. Surely new development could favor this area as a gateway to
the City.
Yamila Fournier, Village of Lansing, works for Whitham Consulting. This is not a
great building. An engineering report from Tatum Engineering states that this
building is beyond its reasonable life.
Scott Whitham, City of Ithaca, he urges the City to not designate this property and
allow Student Agencies to update and renovate this building.
Costa Lambrou, 309 Eddy Street, is a huge supporter of Student Agencies and
why it’s important to keep this building as is and not designate.
Madeline Leiber, 409 College Avenue, she too is a huge supporter of Student
Agencies and how much they helped her.
Mary Tomlan, 200 Delaware Avenue, City historian and neighbor. She sees this
building as a great example of teaching those students helped by Student
Agencies. The façade of the very simple Chacona Block is very subtle. Very
composition of architecture that should not be easily dismissed.
John Schroeder, 618 Stewart Avenue, he sees this building as a prime example of
a designated building. This building was built to allow the Chacona family to work
at their confectionary business. Historic designation is key.
Kenny Broadwell, is an electrician who has worked on this building. He does not
find this building is worth working on or renovating it.
Alderperson Smith stated that there was large packet of information supplied by
Student Agencies that did not make its way into the agenda packet, however,
Common Council was provided this information.
4) Updates, Announcements, Reports
No updates or announcements were given.
5) Action Items (Voting to send onto Council)
(a) Assessment of Fair Housing – HUD Entitlement Program
Moved by Alderperson Smith; seconded by Alderperson Gearhart. Passed
unanimously.
WHEREAS, the City of Ithaca (City) receives an annual grant funding from the U.S.
Department of Housing & Urban Development (HUD) Entitlement program, which
requires the City to adopt and submit an Assessment of Fair Housing (AFH) by November
4, 2017 as a condition for continued funding, and
WHEREAS, the City has contracted with the Ithaca Urban Renewal Agency (IURA) to
administer, implement and monitor the City’s HUD Entitlement program in compliance
with all applicable regulations, and
WHEREAS, the IURA has conducted community engagement activities, analyzed fair
housing issues and completed a draft Assessment of Fair Housing (AFH), and
WHEREAS, Federal fair housing law prohibits discrimination based on race, color, religion,
national origin, sex, disability or familial status, and
WHEREAS, fair housing issues restrict housing choice and access to opportunity for
protected classes, and include:
Patterns of segregation
Racially or ethnically concentrated areas of poverty
Disparities in access to opportunity
Disproportionate housing need, and
WHEREAS, the AFH utilizes HUD‐provided data and local information to assess housing
issues; identifies contributing factors that create, contribute to, perpetuate or increase
the severity of one or more housing issues; and develops goals to address barriers to fair
housing, and
WHEREAS, a public hearing was held on September 13, 2017 during the development of
the AFH, and
WHEREAS, the draft AFH is available for a 30‐day comment period ending October 30,
2017, now, therefore, be it
RESOLVED, that the Common Council for the City of Ithaca hereby adopts the City of
Ithaca Assessment of Fair Housing, Ithaca, NY as amended to incorporate comments
received.
b) South Hill Overlay District
An Ordinance Amending The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning,” In Order to Create a South Hill Overlay
District – Declaration of Lead Agency
Moved by Alderperson Smith; seconded by Alderperson Gearhart.
Passed unanimously.
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 zoning amendment is an “Type 1” Action pursuant
to the City Environmental Quality Review (CEQR) Ordinance, which requires
environmental review under CEQR; now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby
declare itself lead agency for the environmental review of the proposal to
amending the Municipal Code Of The City Of Ithaca, Chapter 325, Entitled
“Zoning,” To Create a South Hill Overlay District.
An Ordinance Amending The Municipal Code Of The City Of
Ithaca, Chapter 325, Entitled “Zoning,” In Order to
Create a South Hill Overlay District – Declaration of
Environmental Significance
Moved by Alderperson Smith; seconded by Alderperson
Brock. Passed unanimously.
1. WHEREAS, The Common Council is considering a proposal
to amend the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning,” in order to create a
South Hill Overlay District, and
2. WHEREAS, the appropriate environmental review has been
conducted, including the preparation of a Full
Environmental Assessment Form Parts 1, 2, and 3
(FEAF), dated September 15, 2007 and
3. WHEREAS, the proposed action is a “TYPE I” Action
under the City Environmental Quality Review Ordinance,
and
4. WHEREAS, the Common Council of the City of Ithaca,
acting as lead agency, has reviewed the FEAF prepared
by planning staff; now, therefore, be it
1. RESOLVED, that this Common Council, as lead agency in
this matter, hereby adopts as its own the findings and
conclusions more fully set forth on the Full
Environmental Assessment Form, dated September 15,
2017 and be it further
2. 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
3. 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.
An Ordinance Amending The Municipal Code Of The City Of
Ithaca, Chapter 325, Entitled “Zoning,” in Order to
Establish a South Hill Overlay District
ORDINANCE NO. ____
Moved by Alderperson Brock; seconded by Alderperson
Smith. Passed unanimously.
1. WHEREAS, residents of the South Hill neighborhood have
expressed concerns that rapid in-fill development is
taking place in the neighborhood and will have a
drastic impact on both the aesthetic qualities and the
character of the neighborhood, and
WHEREAS, currently, this area is predominantly zoned R-
1b, R-2a and R-3b, and
2. WHEREAS, the R-1 and R-2 districts are intended to be
lower density districts that are restricted to 1 and 2
family houses and larger lot sizes and these zones are
usually located in areas where there are established
owner occupied neighborhoods, and
3. WHEREAS, existing zoning regulations permit properties
to construct multiple primary structures on a single
tax parcel if they are able to meet the area
requirements for each additional structure, and
4. WHEREAS, recent development projects in the South Hill
neighborhood have been able to meet area requirements
allowing development of multiple primary structures on
one parcel, which has the potential to significantly
change the character of this neighborhood, and
5. WHEREAS, in September of 2015, the Common Council
adopted Plan Ithaca as Phase I of the City’s
Comprehensive Plan and in 2016, the City began working
on Phase II of the Comprehensive Plan, which is a
series of neighborhood and area plans, and
6. WHEREAS, in order to allow residents to participate in
creating a vision for this area and for the City to
develop a plan for sensible growth and development,
the City anticipates beginning work on an area plan
for the South Hill neighborhood within the next year,
and
7. WHEREAS, to ensure that any ongoing development while
the plan is being developed supports the goals of the
City’s Comprehensive Plan, the City is proposing the
creation of an overlay zoning district that would
restrict properties to constructing only one primary
structure per tax parcel, and
8. WHEREAS, this overlay district will be used to
establish the boundaries of the South Hill Study Area,
and
9. WHEREAS, once the City completes the planning process
for this area, it can determine whether there are
locations where in-fill development is more
appropriate and whether design guidelines are needed
to ensure new development is in line with the
neighborhood character, now therefore
BE IT ORDAINED AND ENACTED by the Common Council of the
City of Ithaca that Chapter 325, Zoning, be amended as
follows:
Section 1. Chapter 325 (“Zoning”), Section 325-
3(“Definitions and Word Usage”) of the Municipal Code of
the City of Ithaca is hereby amended in order to add a
definition of the term Primary Structure, to read as
follows:
Primary Structure
A single structure (located on a parcel) containing a use
permitted in the zoning district in which it is located.
Section 2. Chapter 325 (“Zoning”), Section 325-4(“Zoning
Districts”) of the Municipal Code of the City of Ithaca is
hereby amended to add a South Hill Overlay District
(SHOD).
Section 3. Chapter 325, Section 325-5, Zoning Map of the
Municipal Code of the City of Ithaca is hereby amended to
create a South Hill Overlay District (SHOD) to include
properties located within the boundaries displayed on the
map entitled “Proposed Boundary for South Hill Overlay
District-September 2017”, a copy of which is attached and
shall be kept on file in the City Clerk’s office.
Section 4. Chapter 325 (“Zoning”), Section 325-8(“District
Regulations”) of the Municipal Code of the City of Ithaca
is hereby amended to add a subsection 325-8E. Entitled
“Additional Restrictions in the South Hill Area” to read
as follows:
E. Additional Restrictions in the South Hill Area
(1) South Hill Overlay District Restrictions
a. After the date of this ordinance, any property
located within the South Hill Overlay District
with a zoning designation of R-1 or R-2 is
prohibited from constructing a primary structure
on any parcel already containing one or more
primary structures, and is prohibited from
constructing more than one primary structure on a
parcel containing no primary structures. The
preceding sentence shall not impact future
changes to primary structures existing prior to
the effective date of this paragraph.
Section 5. Severability. If any section, subsection,
sentence, clause, phrase or portion of this ordinance is
held to be invalid or unconstitutional by a court of
competent jurisdiction, then that decision shall not affect
the validity of the remaining portions of this ordinance.
Section 6. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
Mayor Myrick joined the meeting at 8:45 p.m.
c) Proposed Local Landmark Designation of the Chacona Block at 411-415
College Avenue
A structural engineer was asked for his opinion on the building. The building is
in good shape its age. The façade has deteriorated and no longer keeps water,
etc. out of the building. In his opinion, he doesn’t think the façade can be saved.
It would need to be replaced.
Mayor Myrick stated he doesn’t think that this committee should designate this
building. It’s not the building that makes it great, it’s the use of it.
Moved by Alderperson Murtagh for Committee to deny and send onto Council; seconded by Alderperson Decatur. Carried unanimously 3-3. Deleted: Moved by Alderperson Murtagh to deny by
Committee to send onto Council
WHEREAS, as set forth in Section 228-4 of the Municipal Code, the Ithaca Landmarks
Preservation Commission (ILPC) is responsible for recommending to Common Council
the designation of identified structures or resources as individual landmarks and historic
districts within the city, and
WHEREAS, on August 8, 2017, the ILPC concluded a public hearing for the purpose
of considering a proposal to designate the Chacona Block at 411-415 College Avenue
as a local landmark, and
WHEREAS, the designation of a local landmark is a Type II action under the NYS
Environmental Quality Review Act and the City Environmental Quality Review Ordinance
and as such requires no further environmental review, and
WHEREAS, the ILPC found that the proposal meets criteria 1, 2, 3, 4, and 5 defining a
“Local Landmark” under Section 228-3B of the Municipal Code and on August 8, 2017,
voted to recommend the designation of the Chacona Block at 411-415 College Avenue, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, the Planning Board shall
file a report with Common Council with respect to the relation of such designation to the
comprehensive plan, the zoning law, projected public improvements and any plans for the
renewal of the site or area involved, and
WHEREAS, a copy of the Planning Board's report and recommendation for approval of
the designation, adopted by resolution at the meeting held on September 26, 2017, has
been reviewed by the Common Council, and
WHEREAS, Section 228-4 of the Municipal Code states that the Council shall within ninety
days of said recommendation of designation, approve, disapprove or refer back to the ILPC
for modification of same; now, therefore, be it
RESOLVED, that the Common Council finds that the designation [is/is not] compatible with
and [will/will not] conflict with the comprehensive plan, existing zoning, projected public
improvements or any plans for renewal of the site and area involved, and be it further
RESOLVED, that the Chacona Block at 411-415 College Avenue, meets criteria for
local designation, as set forth in the Municipal Code, as follows:
1. it possesses special character or historic or aesthetic interest or value as part of the
cultural, political, economic, or social history of the locality, region, state, or nation; or
2. it is identified with historically significant person(s) or event(s); or
3. it embodies the distinguishing characteristics of an architectural style; or is the work of a
designer whose work has significantly influenced an age; or
4. represents an established and familiar visual feature of the community by virtue of its
unique location or singular physical characteristics.
RESOLVED, that the Ithaca Common Council [approves/disapproves] the designation of
the Chacona Block at 411-415 College Avenue and the adjacent areas that are identified as
tax parcel #64.-2-1 as a local landmark.
6) Review and Approval of Minutes
a) September 2017 – The minutes were not available for a vote.
7) Adjournment
Moved by Alderperson Gearhart; seconded by Alderperson Brock. Passed
unanimously. The meeting was adjourned at 9:45 p.m.
City of Ithaca
Planning & Economic Development Committee
Wednesday, November 8, 2017 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock,
Rob Gearhart, Michael Decatur, and Stephen
Smith
Committee Members Absent: None
Other Elected Officials Attending: None
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Lisa Nicholas,
Senior Planner; Megan Wilson, Senior Planner;
Nels Bohn, Director of Ithaca Urban Renewal
Agency; and Deborah Grunder, Executive
Assistant
Others Attending: Dan Cogan, Chief of Staff
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
Due to lack of cards, the public comment was held prior to the presentation.
2) Special Order of Business
a) Presentation on Playgrounds – Rusty Keeler
Rusty Keeler, lives in Ithaca, and works with children’s playgrounds. He is
currently working on a project looking at the City as a whole. He and his
partner, Beth ???? have been moving around the City for input. We need free-
range kids. Kids don’t play enough outside. He is aware of people’s fear of
what it happening in the world, but allowing them to play outdoors will help
teach them the skills they need to succeed in life. He suggests making some of
the changes on sidewalks. Giving the kids things to do as they walk to the
library, etc. He’s worked with Jeanne Grace, the City Forester, on the use of
different types of tree stumps, etc. as playground materials. There are also
some streets in Ithaca that have minimal traffic. He suggests making these
streets street parks.
A ‘Lunch and Learn’ meeting will be held on November 30, 2017 at the Ithaca
Youth Bureau as well as on December 1, 2017 in Hall.
Alderperson Gearhart asked if he works with schools. The answer is yes.
Alderperson Brock is very interested in this project.
JoAnn Cornish stated she will be sending out a Save-the-Date for the upcoming
events.
b) Parks and Recreation Master Plan
Pros Consulting provided the proposed Parks and Recreation Master Plan. The
presentation will be available on line within a week.
3) Public Comment and Response from Committee Members
Theresa Alt, 206 Eddy Street, asked questions regarding the Restore NY Grant.
She further commented on the proposed inclusion of the CIITAP in the Waterfront.
Steve Wimans, 34 Lewis Street, professor at Cornell. He disagrees with the
construction of the gate to the Ezra Tunnel. It could remain safe if the current laws
are enforced.
Fay Gougakis, Commons, she feels high jacked by developers. She is surrounded
by construction. She is against the decision made regarding the Chacona Block.
No one from the City has come to their building to inform and discuss the recurring
construction. She is not happy with City government.
4) Updates, Announcements, Reports
No updates or announcements were given.
5) Action Items (Voting to send onto Council)
(a) 2018 Annual Common Council Concurrence that the City of Ithaca Planning and Development
Board be Lead Agency in Environmental Review for Site Plan Review Projects for which the
Common Council is an Involved Agency Resolution
Moved by Alderperson Gearhart; seconded by Alderperson. Carried unanimously.
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law
and Chapter 176.6 of the City Code, Environmental Quality Review, 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, State Law also specifies that when an agency proposes to directly
undertake, fund or approve a Type I or Unlisted Action undergoing coordinated
review with other involved agencies, it must notify them that a lead agency must be
agreed upon within 30 calendar days of the date that the Environmental
Assessment Form (EAF) or draft EIS was transmitted to them, and
WHEREAS, Projects submitted to the Planning Board for Site Plan Review and
Approval, at times involve approvals or funding from Common Council, making
Council an involved agency in environmental review, and
WHEREAS, in accordance with the State Environmental Quality Review Law and
the City of Ithaca Environmental Quality Review Ordinance, involved agencies are
provided with project information and environmental forms for their review, as well
as all environmental determinations, and
WHEREAS, Common Council did consent to the Planning & Development Board
acting as Lead Agency in environmental review for site plan review projects for
which Common Council has been identified as an Involved Agency for the years of
2015, 2016 and 2017, and
WHEREAS, in order to avoid delays in establishing a Lead Agency and to make
the environmental review process more efficient, it is desirous to continue the
agreement in which the Planning Board will assume Lead Agency status for such
projects; therefore be it
RESOLVED, That Common Council does hereby consent to the Planning &
Development Board acting as Lead Agency in environmental review for site plan
review projects for which Common Council has been identified as an Involved
Agency through December 31, 2018; and, be it further
RESOLVED, That for any future project Common Council may withhold or
withdraw its consent should it so desire.
b) Restore NY Grant Funding Application
Authorize Restore NY5 Funding Application
Moved by Alderperson Gearhart; seconded by Alderperson Brock. Carried unanimously
Whereas, the 2016‐17 New York State budget appropriated new funding for the Restore
New York’s Communities Initiative (“Restore NY5”) to revitalize urban areas and stabilize
neighborhoods and authorized the Empire State Development Corporation (“ESDC”) to
implement the program, and
Whereas, the goals of the Restore NY program are to (1) revitalize urban centers, (2)
induce commercial investment, and (3) improve the local housing stock, and
Whereas, Restore NY5 funding is available only for projects involving the demolition,
deconstruction, rehabilitation and/or reconstruction of vacant, abandoned, condemned or
surplus properties, and
Whereas, municipalities with populations under 40,000 are eligible to submit one project,
which may contain multiple related properties, not to exceed a request for $1,000,000 in
funding, and
Whereas, in response to a public call for proposals by the IURA, the following four projects
were submitted:
1. Ithaca Housing ‐ Redevelopment of the Green Street Garage, 120 E. Green Street;
2. Reach on State Street, 310 W. MLK Jr./State Street;
3. Home Dairy/Yellow Deli Building, E. MLK Jr./State Street;
4. 100s West, 121‐123 W. State Street and 108‐114 W. Green Street, and
Whereas, the IURA Economic Development Committee evaluated proposals to maximize
community benefit and competiveness for funding and recommended advancing the
following two projects for final consideration:
• 100s West
• Reach on State Street (subject to securing site control), and
Whereas, the sponsor for the Reach on State Street project was unable to secure site control
of 310 W. State Street though the site was acquired by another buyer who seeks RestoreNY
financial assistance to rehabilitate the historic structure on the property, and;
Whereas, the 100s West project is an approximately $2.5 million project by Urban Core,
LLC to rehabilitate 3 adjacent buildings located at 121 W. MLK, Jr/State St., 123 W. MLK
Jr./State Street and 108‐114 W. Green Street, to create four below‐market housing units and
renovate 25,000 square feet of retail and commercial space, and
Whereas, the 310 W. State/MLK Jr. project will rehabilitate a locally‐designated historic
landmark property in dilapidated condition for residential use, and
Whereas, Restore NY5 application must include a municipal resolution in support of the
application, proof that a public hearing was held on proposed application, and a site
control affidavit for projects located on non‐municipally owned property, and
Whereas, the property owner have agreed to provide the full 10% required local match
contribution, so no City match funds are required; now, therefore, be it
RESOLVED, that the City of Ithaca Common Council hereby endorses a Restore NY5
application for the 100s West for up to $1,000,000 in grant funding that includes the
following projects: 100s West, Urban Core, LLC
310 W. State Street, David Halpert and Teresa Halpert Deschanes, and be it further
RESOLVED, that the City of Ithaca Common Council hereby finds the proposed project is
consistent with the City comprehensive plan and Urban Renewal Plan; that the proposed
financing is appropriate for the specific project; that the project facilitates effective and
efficient use of the existing and future public resources so as to promote both economic
development and preservation of community resources; and the project develops and
enhances infrastructure and/or facilities in a manner that will attract, create, and sustain
employment opportunities where applicable, and be it further
RESOLVED, that the Mayor, upon advice from the City Attorney, is hereby authorized to
take all actions necessary to submit a Restore NY5 application in accordance with this
resolution, including, but not limited to, certification of the application, and be it further
RESOLVED, that the Mayor is authorized to modify the proposal to address any unforeseen
feasibility issues that arise that would impact competitiveness of the application, and
RESOLVED, that, if awarded, the Mayor, upon advise from the City Attorney, is hereby
authorized to execute an agreement with ESDC, and any other documents necessary to
receive the Restore NY grant, as well as agreements with individual property owners to
implement the project, and be it further
RESOLVED, the IURA is hereby authorized to administer and implement the City’s Restore
NY5 grant award.
Name of Applicant:
David Halpert and Teresa Halpert Deschanes
Project/Building Name:
310 W. State St., Ithaca, NY
Property Address
(identify each separate
property):
310 W. State St., Ithaca, NY
Briefly Describe Project:
(must include
rehabilitation and/or
reconstruction)
310 W. State is a landmark‐protected house designed by architect AB
Wood in 1880. Although used for offices after 1966, there was little
change to the inside. Vacant and rundown, it survives in the form of an
eight‐bedroom single‐family home. As in 1880, the W. State St.
Neighborhood remains a mix of residences and commercial buildings, not far
from the Commons.
As such, this house is a good candidate for our niche of downtown
cooperatives, serving young professionals who want to live in an affordable
“semi‐intentional community” setting. The house needs work, and
because of a deteriorated slate/asbestos roof, the cost of roofing is over
$100,000. This expense would sink most projects on the site. However, the
ability to rebuild a new, ILPC‐approved carriage house on the same property
makes the project viable.
“Woody’s Place” will be two cooperatives that share a patio and large fenced
yard. Solar panels on the new carriage house will reduce utility costs for
both properties. However, for the purpose of this grant and also for
the purpose of the Historic Preservation Tax Credits, we have separated the
project into two parts: (1) construction of the carriage house and
fencing/landscaping; (2) rehabilitation of the main house.
Total Project Cost:
Purchase and rehab of main house: $576,000
Restore NY5 Funding
Request:
$100,000 plus $18,000 for asbestos abatement in the roof.
Estimated Equity
Investment:
Purchased with cash of $141,000; we have another $50,000‐70,000 to put
into the rehab; We hope to access $126,000 in Historic Tax Credit money.
This leaves approx. $100‐150 thousand to be financed with a mortgage at the
end of the project.
Describe Site Control: Signed purchase offer, closing on December 1st.
Existing Building(s) Size
(sq. ft. by property):
3347 square feet on first and second floors. (Basement and attic will not
be part of the habitable space).
% of Existing Building(s)
Vacant (by property):
100%
Attach any additional optional information such as photos, site maps, floor plans and renderings
c) Electric Box Mural Proposal
Resolution to Select Artwork for E. State/MLK Street and Stewart Avenue Electrical Box
Moved by Alderperson Brock; seconded by Alderperson Gearhart. Passed unanimously.
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 subsequent rounds of the project were completed in
2014 and 2017, and
WHEREAS, local artist Todd Ayoung has submitted his proposal for an electrical box mural,
titled “Art After Freedom is a Constant Struggle,” and
WHEREAS, after reviewing available locations and speaking with the artist, the PAC selected
the electrical box at the intersection of E. State/MLK Street and Stewart Avenue as the proposed
location for this mural, and
WHEREAS, the PAC held public comment on the proposal at its meeting on October 26, 2017
and, while a quorum was not present, those members in attendance supported the installation of
Todd Ayoung’s proposal “Art After Freedom is a Constant Struggle” on the electrical box at the
intersection of E. State/MLK Street and Stewart Avenue; now, therefore, be it
Intended Reuse
(by property):
Sq. Ft. Residential: 3347
Sq. Ft. Retail:
Sq. Ft. Other Commercial:
Sq. Ft. Other (specify):
Housing Units:
(by property)
# of housing units: one unit, for an 8‐member cooperative.
Tenure (rent or for sale):
# below market rental units:
Date of Anticipated
Construction Start:
(assume 3/18 award):
April 1, 2018
RESOLVED, that the City of Ithaca Common Council selects the proposal “Art After Freedom
is a Constant Struggle” by Todd Ayoung to be installed on the electrical box at the intersection
of E. State/MLK Street and Stewart Avenue and to be added to the City’s public art collection;
and be it further
RESOLVED, that the selected artist may proceed with the installation of his mural upon the
execution of an agreement with the City (as reviewed by the City Attorney).
d) Rotating Mural at Water and Sewer
Resolution to Select Artwork for a Rotating Mural Installation
On Water & Sewer Workshop
Moved by Alderperson Gearhart; seconded by Alderperson Decatur. Carried
unanimously.
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, Plan Ithaca, the City’s comprehensive plan, identifies public art as an important
cultural resource that contributes to quality of life and economic vitality and calls for the City’s
continued support of public art, 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 the Department of Public Works facilities on First Street, by resolution on May 19,
2010, and
WHEREAS, local artist Jay Potter has submitted a proposal for a rotating mural installation on
the rear façade of a workshop at the Water & Sewer facilities on First Street, and
WHEREAS, Mr. Potter has submitted a design for the first installation that features the Spanish
word “junta” and the “Painted Lady” butterfly, and the installation will change occasionally after
this original design is painted, and
WHEREAS, Mr. Potter will collaborate with other artists on future designs and will provide
ongoing maintenance for the installation, and
WHEREAS, each mural design will be appropriate for all ages, colorful, and of high quality and
will not be religious or political in nature, and
WHEREAS, the artist will donate his time and materials, and the mural installation will be
budget-neutral to the City, and
WHEREAS, the PAC held public comment on the proposal at its meeting on October 26, 2017
and, while a quorum was not present, those members in attendance supported the approval of a
rotating installation by Jay Potter for a period of 5 years, with the option to renew, and
encouraged the involvement of a diverse group of artists in future designs; now, therefore, be it
RESOLVED, that the City of Ithaca Common Council selects Jay Potter to install and maintain
a rotating mural installation on the rear façade of a Water & Sewer Workshop on First Street for
a period of 5 years, with the option to renew with approval by Common Council; and be it
further
RESOLVED, that the selected artist may proceed with the installation of his mural upon the
execution of an agreement with the City (as reviewed by the City Attorney).
e) Proposed Resolution to Authorize Cornell MOU for Construction of Gate to “Ezra’s
Tunnel” at Ithaca Falls Park
Proposed Resolution to Authorize Cornell MOU to secure “Ezra’s Tunnel” at Ithaca Falls Park
Alderperson Brock does not support this proposal. She stated that she is who she is now
because she had access to the ocean, to cliffs to climb, etc. She thinks by gating this tunnel we
could be setting a trend. Alderpersons Decatur and Gearhart are in favor of this proposal.
Chair Murtagh supports this proposal. These areas are very dangerous. If we can help deter
people from these areas, we should do so.
Where will the people go if this tunnel is closed off?
This is a very popular area because although dangerous, it’s close to campus. If they have to go
somewhere else, it may deter the dangerous activity because it’s not as convenient.
Decatur stated he appreciates the efforts to help keep people safe, but to gate off all the
beautiful gorge areas, might not be the answer either. People should know that these gorges
are dangerous.
Chair Murtagh responded that the Ithaca Community knows the dangers of these gorges, but
visitors, or new students do not. We need to help protect them.
Chair Murtagh further stated that there are many other areas that people have access to
without the great danger.
Alderperson Gearhart moved; seconded by Alderperson Decatur. Passed 3‐1 (Brock)
Whereas, the Cornell University administration has expressed concern that the open Western
access to “Ezra’s Tunnel” at Ithaca Falls Park (hereafter “Western Access”) and the part of the
Fall Creek Gorge beyond pose a well‐documented hazard to public health and safety, including
emergency responders; and
Whereas, Cornell University (“Cornell”) has offered to construct a safety barrier consisting of
two fences, one with a secure gate, to secure the Western Access (“Safety Barrier”) and grant it
to the City of Ithaca;
Whereas, the City of Ithaca is willing to take ownership of the proposed Safety Barrier to the
Western Access on certain terms and conditions; now therefore, be it
RESOLVED, that the Mayor, subject to the advice of the City Attorney and Director of Public
Works, is authorized to enter into a Memorandum of Understanding (“MOU”) concerning the
proposed Safety Barrier with Cornell containing, among others, terms approximating the
following:
1. The plans and specifications for the Safety Barrier shall be prepared at the sole
cost of Cornell, for subsequent review by the City, including the Superintendent of
Public Works and Fire Chief.
2. The Safety Barrier have keyed access for emergency and maintenance personnel.
3. Cornell shall construct the Safety Barrier at its sole cost and expense.
4. Cornell and its contractors shall provide proof of insurance naming the City of
Ithaca as additional insured in form and amount reasonably approved by the City
Attorney. Cornell shall hold the City of Ithaca harmless from liability connected with
the Safety Barrier during construction and until the Safety Barrier site is turned over
to the City of Ithaca. Thereafter the City shall hold Cornell harmless from liability
connected with the Safety Barrier.
5. The City of Ithaca shall take sole ownership of the Safety Barrier after the Safety
Barrier is accepted by the City.
6) Action Items (Voting to Circulate)
a) Parks and Recreation Master Plan
Alderperson Gearhart moved to circulate; seconded by Alderperson Brock.
Carried unanimously.
b) Recommendation from Waterfront Working Group to:
1) Allow for Planned Unit Development Citywide
JoAnn Cornish stated that the department will compile the areas that this
might take place and bring it back next month.
(2) Expand Boundaries of the Community Investment Incentive Tax
Abatement Program (CIITAP)
Alderperson Brock asked for clarification of what reasonably affordable is.
Alderperson Gearhart has similar questions.
This will be brought back next month with the answers.
7) Discussion
a) Design Guidelines for Collegetown and Downtown
It was decided that since both plans are not completely done and the goal is to
approve them at the same time, this will come back next month. Council will
probably not act on this until February.
8) Review and Approval of Minutes
a) September and October 2017 - these minutes were not approved. They will
be brought back to the December meeting.
9) Adjournment
Moved by Alderperson Brock; seconded by Alderperson Gearhart. Passed
unanimously. The meeting was adjourned at 9:25 p.m.