HomeMy WebLinkAboutMN-PLED-2017-04-17
Approved at the
May 10, 2017 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, April 12, 2017 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Josephine
Martell, Cynthia Brock, Rob Gearhart, and
Steve Smith
Committee Members Absent: None
Other Elected Officials Attending: Mayor Svante Myrick (7:35 p.m.)
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Jennifer Kusznir,
Senior Planner; Lisa Nicholas, Senior Planner;
Deborah Grunder, Executive Assistant
Others Attending: Steve Flash and Noah Demarest
Chair Seph Murtagh called the meeting to order at 6:01 p.m.
1) Call to Order/Agenda Review
No changes were made to the agenda.
2) Special Order of Business
a) Presentation: “Local Enforcement as the New Frontier: Making a Case
for Effective Protection of Human Rights at Home”
Karen Bear, Director, Tompkins County Office of Human Rights, stated they are
very small, efficient office. They work to promote and protect human rights of
Tompkins County residents. They educate and protect. They are involved in
enforcement of rules. People can place their complaints with their office and then
their office forwards them on to the appropriate entity.
Their role is somewhat limited in enforcement. A new local law is being worked on
in the area of fair housing standards. There are nine barriers that people can run
into. Local enforcement is crucial for many reasons. Many municipalities create
their own local laws but sometimes fail to have them approved. Enforcing the laws
Approved at the
May 10, 2017 PEDC Meeting
at the local level helps the communities. They protect what is really important to
their community and do not have to rely on the federal government for that
enforcement.
Source of Income Protection: There is a current draft being worked on regarding
this to create a framework of what source of income is. Education and outreach is
key. There is a vast amount of laws regarding unlawful discrimination. What has
been found is that some landlords will not rent to an individual based on their
source of income.
The goal of this office is help municipalities educate and enforce the laws that are
on their books.
Alderperson Brock stated she has always had reservations abo ut this whole
voucher process. Those that receive vouchers go through a very complete
evaluation process. Often noted in the rules associated with the voucher process
are if the tenant is arrested, evicted, etc. these often go undocumented because
the authorities don’t do anything about it because it jeopardizes the voucher
holder’s future.
3) Public Comment and Response from Committee Members
Teresa Halpert, 209 S. Geneva Street, spoke on affordable housing. Affordable
housing should be included in all development projects.
Theresa Alt, 206 Eddy Street, she seconds everything that Teresa Halpert said.
The City promotes density, but in doing so they push the employees out of the City
and often across the county line. That requires cars to be used in order to go to
work. More cars, more pollution.
Shari Korthuis, 502 N. Albany Street, spoke on tax abatements. Rather than build
all this new development and offer tax abatements, provide more affordable
housing. Why let the landlords dictate the cost of the rents.
Stephanie Heslop, 175 Woolf Lane, City Circle and the tax abatement process
needs to focus more on the jobs that are created. Minimum wage isn’t enough for
hard work.
Amanda Kirchgessner, 1471 Jacksonville Road, she works at the State Diner but
bought a house out of Ithaca because she cannot afford a house in Ithaca. Don’t
give the City away through the CIITAP program.
Dan Hoffman, 415 Elm Street, spoke on the Southwest Park area. He cautions the
City with the redevelopment of this area. It is the last remaining wetlands in the
City. The wooded portion of this area should remain as is. It shouldn’t be used for
commercial means.
Approved at the
May 10, 2017 PEDC Meeting
Linda Yannone, 106 ½ E. Lewis Street. It is extremely difficult to find affordable
housing. She was able to obtain housing through her church. In her experience,
she was able to negotiate her housing rent, but not all have such the same
experience. It’s just too expensive to live in Ithaca.
Chair Murtagh thanked all who spoke. He pointed out that CIITAP often is used in
development of different types rather than affordable housing. He feels that
affordable housing is a total different issue and should be dealt with separately.
Alderperson Brock also thanked everyone who spoke.
Alderperson Martell stated that even though the proposed Certificate of
Compliance change doesn’t address the cost of housing it does focus on the safety
and health issues of rental housing.
4) Updates, Announcements, Reports
The site-plan ordinance will be brought back next month when a public
hearing will take place. The proposed changes were circulated with no
comments received to date.
Alderperson Brock reported on the public information sessions regarding the
MLK street changes between Flora Avenue and Taughannock Boulevard.
Alderperson Brock also reported on the Disability Advisory Committee’s
attempt to help alleviate the closing of pedestrian walkways during
construction.
5) Action Items (Voting to send onto Council)
a) Electrical Box Murals
Resolution to Select Artwork for More Boxes: Another Round of Electrical Box Murals
Moved by Alderperson Martell; seconded by Alderperson Gearhart. Passed
unanimously.
Alderperson Brock suggested that maybe other areas in the City should have these
murals done as well.
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
Approved at the
May 10, 2017 PEDC Meeting
WHEREAS, the Board of Public Works approved several locations for future murals and
street art, including municipal electrical boxes throughout the city, by resolution on May
19, 2010, and
WHEREAS, in 2012 the PAC launched a project to beautify 21 municipal electrical boxes
through the creation of mini-murals, and a second round of the project was completed in
2014, and
WHEREAS, due to the success of the first two projects, the PAC initiated a third round of
electrical box murals to be completed in 2016-2017, including the three new electrical
boxes installed on the Commons and six locations around the downtown area, and
WHEREAS, the project will be funded through a grant from the Community Arts
Partnership of Tompkins County and will be budget-neutral to the City, and
WHEREAS, the PAC issued a Request for Proposals earlier this year and distributed 6
proposals for public comment, and
WHEREAS, the PAC reviewed public comment at its meeting on March 23, 2017 and,
after considering the community feedback, voted unanimously to recommend that the
Common Council select the artwork submitted by Anna Adler, Marsha Acerra, and the
Ithaca Youth Bureau; Shera D’Elia; McKayla Macomber; Zuri Sabir; Copper Santiago; and
Richa Sardana to be installed on six electrical boxes in the downtown area; now, therefore,
be it
RESOLVED, that the City of Ithaca Common Council selects the submissions of the
following artists for More Boxes: Another Round of Electrical Box Murals: Anna Adler,
Marsha Acerra, and the Ithaca Youth Bureau; Shera D’Elia; McKayla Macomber; Zuri
Sabir; Copper Santiago; and Richa Sardana (as recommended by the Public Art
Commission and shown in “More Boxes Mural Proposals (2017)”); and be it further
RESOLVED, that the selected artists may proceed with the installation of their murals on
their appointed electrical box upon the execution of an agreement with the City (as
reviewed by the City Attorney).
6) Action Items (Voting to Circulate)
a) Waterfront Plan
Common Council adopted Plan Ithaca as Phase I of the City Comprehensive
Plan in November 2015. The waterfront area was chosen to work on first.
The Waterfront Plan Committee have focused their efforts on the land use
chapter.
Mayor Myrick joined the group at 7:35 p.m.
Approved at the
May 10, 2017 PEDC Meeting
The committee focused their conversation on the decisions of the Waterfront
Committee. Questions were asked and addressed of each district.
Alderperson Smith moved to circulate; Alderperson Martell seconded it. Carried
unanimously.
The ordinance will be circulated for comment and be brought back to the May
meeting when a public hearing will take place.
Mayor Svante Myrick left the meeting at 8:30 p.m.
PLANNING COMMITTEE:
An Ordinance Amending the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning” To Establish New Zoning for the
Waterfront Area
ORDINANCE NO. ____
1. WHEREAS, on September 2, 2015, the Common Council adopted
Plan Ithaca as Phase I of the City Comprehensive Plan, and
2. WHEREAS, this plan identifies the desired future land uses
in the City, as well as areas where development is
anticipated and encouraged, and identifies community goals
and recommendations for the City, and
3. WHEREAS, on August 17, 2015, the City of Ithaca
Comprehensive Plan Committee submitted a written
recommendation to the City that included developing a plan
for the waterfront as a priority for the next phase of the
City’s Comprehensive Plan, and
4. WHEREAS, in November of 2015, the Planning and Economic
Development Committee of the Common Council directed
Planning Staff to begin working on a waterfront
development plan as a part of the next phase for the
Comprehensive Plan, and
5. WHEREAS, on March 2, 2016, the Common Council adopted
legislation establishing a Temporary Mandatory Planned
Unit Development (TMPUD), in order to provide the Common
Council with transitional oversight for potential
development projects in order to ensure that development
in the waterfront study area supports the goals of the
City’s Comprehensive Plan, while the plan for the
waterfront and the associated new zoning could be
established, and
Approved at the
May 10, 2017 PEDC Meeting
6. WHEREAS, the TMPUD was established for a period of 18
months, during which time the Common Council was charged
with adopting new zoning regulations for the waterfront
area, and
7. WHEREAS, the City Comprehensive Plan identifies the goals
for the Waterfront Mixed Use area as the creation of a
mixed use district, including commercial, and housing,
with an emphasis on uses that create an active waterfront
environment, and
8. WHEREAS, the City Comprehensive Plan further notes that
“new development should protect view sheds and allow
public access to the waterfront, and pedestrian and
bicycle connections should be improved, and reducing the
impacts of parking in new development should be carefully
considered, and
9. WHEREAS, in order to develop recommendations for the plan
and for the zoning, the City established a waterfront
working group made up of 17 members of the public and City
Planning Staff, and
10. WHEREAS, the waterfront working group began meeting in
September of 2016 and in December of 2016 they hosted two
open houses in order to solicit additional input from the
public, and
11. WHEREAS, given the deadline of establishing new zoning
prior to the expiration of the TMPUD in August 2017, the
waterfront working group has focused on completing a land
use section of the plan and making recommendations for
future zoning for the Waterfront Study Area, and
12. WHEREAS, using feedback from the public and goals from
Plan Ithaca the working group has completed the land use
section of the draft plan and has used this section to
make recommendations for changes to the current zoning in
the Waterfront Study Area, now therefore be it
RESOLVED, that the Common Council does hereby adopt the Land Use
Chapter of the Waterfront Plan with the intent that the once the
full Waterfront Plan is completed, this chapter will be inserted
as a part of the plan, and
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City
of Ithaca that Chapter 325 of the City Code be amended as
follows:
Approved at the
May 10, 2017 PEDC Meeting
Section 1. Chapter 325-3B of the Municipal Code of the City of
Ithaca, entitled “Definitions and Word Usage”, is hereby amended
to add the following new definitions:
LIGHT INDUSTRIAL
Fabrication, processing, manufacturing, converting, and
altering, assembling or other handling of products that:
A. Does not result in1:
(1) Dissemination of noise, vibration, odor, dust,
smoke, detectable gas or fumes or their atmospheric
pollutant beyond the boundaries of the property lines in
which such use is conducted;
(2) Unusual hazard of fire, explosion or other
physical danger to any person, building or vegetation;
(3) Radiation or interference with radio or television
reception beyond the boundary of the property;
(4) A harmful discharge of waste material or any other
means of disposal of waste material other than by
delivery to an authorized, off-site treatment facility;
or
HEAVY INDUSTRIAL
Fabrication, processing, manufacturing, converting,
altering, assembling or other handling of products.
Heavy industrial uses may require outdoor storage of raw
materials and large equipment. Heavy industrial uses may
result in loud noises, vibrations, or odors. These
negative effects must be mitigated, so that the impacts
do not reach beyond the boundaries of the district where
the use is permitted.
HEALTH CARE FACILITY
Health Care Facilities are places that provide health
care services, but are not intended for overnight stay.
Health Care Facilities may include, medical offices,
clinics, outpatient care centers, and urgent care
facilities.
FOOD PRODUCTION FACILITY
Any facility that is used to transform raw ingredients,
by physical or chemical means, into food or other items
meant for human consumption, or for food into other
forms, including the processing and packaging of the
food items. Food Production Facilities may include, but
are not limited to bakeries, brew pubs, coffee roasters,
wineries, food packaging facilities.
Approved at the
May 10, 2017 PEDC Meeting
Section 2. Section 325-4 of the Municipal Code of the City of
Ithaca, entitled “Establishment of Districts”, is hereby amended
in order to add the following zoning districts:
WE/WFD West End/Waterfront District
CSD Cherry Street District
ND Newman District
MD Market District
Section 325-4 is further amended to delete the following zoning
districts:
M-1 Marine Commercial
WF-1 Waterfront 1
WF-2 Waterfront 2
Section 3. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new WE/WF District and to amend the District
Regulations Chart as follows:
West End/Waterfront District (WE/WF)
Permitted Primary Uses
1. Any Use Permitted in B-2 Zone, with the exception of
1 and 2 family detached or semi-detached dwellings,
fraternity, sorority or group houses, or dormitories,
or Bed and Breakfast homes-which are not permitted in
the WE-WF District
2. Water Related Light Industrial Uses, including boat
fueling stations
3. Sale, rental, repair or storage, of marine related
recreational equipment such as boats, marine engines,
sails, cabin equipment
4. Parking Garages-Permitted by Special Permit
Specifically Prohibited in the WE/WF District:
Specifically Prohibited: Heavy Industrial Uses, Non
Water Related Light Industrial, 1 and 2 family
detached or semi-detached dwellings, Mobile Homes,
Petroleum Storage, Cemeteries, Casinos, Fueling
Stations, Single Story Self-Storage Facilities, Big
Box Retail, Drive Through Establishments, Large Scale
Breweries, Vehicle Sales and Service, Printing,
Heating, a/c, etc.
Permitted Accessory Uses
1. Any accessory use permitted in the B-2 Zone
2. Boat fueling station
Approved at the
May 10, 2017 PEDC Meeting
3. Snowmobile sales, service, rental in conjunction with
boat sales, rental or service
4. Parking lot/parking garage
5. Outdoor storage of materials
6. Storage of marine related recreation equipment such
as boats, marine engines, sails, cabin equipment as
it relates to permitted primary uses under zoning
Off Street Parking Requirement
None
Off Street Loading Requirement
None
Minimum Lot Size (SF)
3000
Minimum Width in Feet at Street Line
30
Maximum Building Height
63’
5 Stories
Maximum Percentage of Lot Coverage by Buildings
100%, Except for Required Setbacks
Yard Dimensions
Required Minimum Front Yard- No front yard setback
is required, except as necessary to provide a
minimum 5' sidewalk and an 8' tree lawn
Required Minimum Side Yard- 5’
Required Minimum Other Side Yard- 5’
Required Minimum Rear Yard- For properties located
along the waterfront, there is a minimum setback of
20' from the top of bank. In some areas an
additional setback from the water may be required by
the NYS DEC easement. For properties not located
directly adjacent to the water the minimum rear yard
setback is 10'.
Minimum Building Height
For Water Dependent Uses there is no minimum
building height. For any non-industrial uses
buildings must be a minimum of 2 stories in height
Section 4. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
Approved at the
May 10, 2017 PEDC Meeting
regulations for the new Cherry Street District (CSD), and to
amend the District Regulations Chart as follows:
Cherry Street District (CSD)
Permitted Primary Uses
1. Any use permitted in the WE-WF District
2. Light Industrial Uses
3. Large Scale Breweries
4. Food Production
Specifically Prohibited in the CSD:
Specifically Prohibited: Mobile Homes, Petroleum
Storage, Casinos, Fueling Stations, Single Story
Self-Storage Facilities, Big Box Retail, Drive-thru
Establishments, Cemeteries
Permitted Accessory Uses
Any accessory use permitted in the B-2 Zone
Off Street Parking Requirement
None
Off Street Loading Requirement
None
Minimum Lot Size (SF)
3000
Minimum Width in Feet at Street Line
30
Maximum Building Height
63’
5 Stories
Maximum Percentage of Lot Coverage by Buildings
100%, Except for Required Setbacks
Yard Dimensions
Required Minimum Front Yard- No front yard setback
is required, except as necessary to provide a
minimum 5' sidewalk and a preferred 8' tree lawn-
When an 8’ tree lawn is not feasible, the Planning
Board, at their discretion, may reduce the tree lawn
requirement to 5’.
Required Minimum Side Yard- 10’
Required Minimum Other Side Yard- 10’
Required Minimum Rear Yard- For properties located
along the waterfront, there is a minimum setback of
Approved at the
May 10, 2017 PEDC Meeting
25' from the top of bank. For properties not
located directly adjacent to the water the minimum
rear yard setback is 10'.
Minimum Building Height
For Industrial Uses there is no minimum building
height. For any non-industrial uses buildings must
be a minimum of 2 stories in height
Section 5. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new Newman District (ND), and to amend the
District Regulations Chart as follows:
Newman District (ND)
Permitted Primary Uses
1. Any Use Permitted in B-1 Zone, with the exception of
1 and 2 Family Detached or Semi-Detached Dwellings,
Fraternity, Sorority, or Dormitories, or Bed and
Breakfast homes, and Funeral Homes, and Banks or
Monetary Institutions, which are not permitted in
the Newman District.
2. Retail store or Service Commercial Facility
3. Restaurants, Fast Food Establishment, Tavern, with
the exception of establishments where food or drink
is intended to be served to or consumed by persons in
automobiles
4. Club, Lodge or Private Social Center
5. Theater, Bowling Alley, Auditorium or Other Similar
Place of Public Assembly
6. Hotel/Motel/Boatel
7. Recreational or Cultural Facilities such as a Park,
Playground, Art Museum, fishing pier, or yacht club
8. Public Recreation
9. Sale, Rental, Repair, or Storage of Marine-related
Recreational Equipment, such as boats, marine
engines, sails, cabin equipment
Permitted Accessory Uses
1. Any accessory use permitted in the WE/WFD Zone,
2. Confectionary, Millinery, dressmaking, and Other
Activities involving Light Hand Fabrication, as well
as sales.
3. Parking Garages
Off Street Parking Requirement
None
Approved at the
May 10, 2017 PEDC Meeting
Off Street Loading Requirement
None
Minimum Lot Size (SF)
3000
Minimum Width in Feet at Street Line
30
Maximum Building Height
For properties located along the waterfront, the first
12' building facing the water is restricted to have a
maximum building height of 2-3 stories after that the
building may step up to 5' stories. Properties not
located adjacent to the water have a maximum of 5 stories
and 63'
Maximum Percentage of Lot Coverage by Buildings
100%, Except for Required Setbacks
Yard Dimensions
Required Minimum Front Yard- No front yard setback
is required, except as necessary to provide a
minimum 5' sidewalk and a preferred 8' tree lawn.
Required Minimum Side Yard- 5’
Required Minimum Other Side Yard- 5’
Required Minimum Rear Yard- For properties located
along the waterfront, there is a minimum setback of
20' from the top of bank. In some areas additional
setback from the water may be required by the NYS
DEC easement. For properties not located directly
adjacent to the water the minimum rear yard setback
is 10'.
Minimum Building Height
25’
2 Stories
Section 6. Section 325-8 of the Municipal Code of the City of
Ithaca is hereby amended as follows to establish district
regulations for the new Market District (MD), and to amend the
District Regulations Chart as follows:
Market District (MD)
Permitted Primary Uses
1. Any use permitted in the Newman District
2. Health Care facilities
3. B&B Inns
Approved at the
May 10, 2017 PEDC Meeting
4. Confectionary, Millinery, dressmaking, and Other
Activities involving Light Hand Fabrication, as well
as sales.
5. Food Production Facilities
Permitted Accessory Uses
1. Any accessory use permitted in the ND Zone
2. Drive-Thru Banking Services
3. Parking Garages
Off Street Parking Requirement
None
Off Street Loading Requirement
None
Minimum Lot Size (SF)
3000
Minimum Width in Feet at Street Line
30
Maximum Building Height
For properties located along the waterfront, the first
12' building facing the water is restricted to have a
maximum building height of 2-3 stories after that the
building may step up to 5' stories. Properties not
located adjacent to the water have a maximum of 5 stories
and 63'
Maximum Percentage of Lot Coverage by Buildings
100%, Except for Required Setbacks
Yard Dimensions
Required Minimum Front Yard- No front yard setback
is required, except as necessary to provide a
minimum 5' sidewalk and an 8' tree lawn
Required Minimum Side Yard- 5’
Required Minimum Other Side Yard- 5’
Required Minimum Rear Yard- For properties located
along the waterfront, there is a minimum setback of
20' from the top of bank. In some areas additional
setback from the water may be required by the NYS
DEC easement. For properties not located directly
adjacent to the water the minimum rear yard setback
is 10'.
Minimum Building Height
25’
2 Stories
Approved at the
May 10, 2017 PEDC Meeting
Section 7. The City Planning and Development Board, the City
Clerk and the Planning Department shall amend the district
regulations chart in accordance with the amendments made
herewith.
Section 8. Severability. Severability is intended throughout
and within the provisions of this local law. If any section,
subsection, sentence, clause, phrase or portion of this local
law is held to be invalid or unconstitutional by a court of
competent jurisdiction, then that decision shall not affect the
validity of the remaining portion.
Section 9. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
Approved at the
May 10, 2017 PEDC Meeting
7) Discussion
a) Certificate of Compliance Ordinance (COC)
Alderperson Martell stated that the current ordinance in being reviewed. New
wording may be added to include that COCs must be current before renting and
that this information be made available to potential tenants.
b) Potential Sale of Land in Southwest Park
The purpose of this discussion was to familiarize the committee as to what
exactly is allowed and/or how much surplus land is available to develop or sell.
JoAnn Cornish and Lisa Nicholas walked the committee through the different
maps that show how the site is broken up and how many acres are available for
different areas.
Alderperson Martell stated she has some reservations to develop this site
because of the importance to the community of the undisturbed areas.
Alderperson Gearhart stated we would have to really weigh the benefits of
developing this site.
8) Review and Approval of Minutes
a) March 2017
Moved by Alderperson Smith; seconded by Alderperson Martell. Passed
unanimously.
9) Adjournment
Moved by Alderperson Gearhart ; seconded by Alderperson Smith. Passed
unanimously. The meeting was adjourned at 9:00 p.m.