HomeMy WebLinkAbout06-13-18 Planning and Economic Development Committee Meeting AgendaPEDC Meeting
Planning and Economic Development Committee
Ithaca Common Council
AMENDED (6/11/18)
DATE: June 13, 2018
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) Special Order of Business
3) Public Comment
4) Announcements, Updates, and Reports
5) Action Items (Voting to Send onto Council)
a) Commons Playground
b) CIITAP Boundary Expansion and Affordable Housing
Requirement
c) Grant Authorization for City Harbor Promenade Project
d) Grant Authorization for 2018 NY Main Street Program Grant
6) Discussion
a) Chainworks – PUD Area Requirements
7) Review and Approval of Minutes
a) May 2018
8) Adjournment
No
No
No
No
Yes
Yes
Yes
Yes
No
Yes
Yes
Seph Murtagh, Chair
Chair, Alderperson Murtagh
Jennifer Kusznir, Senior Planner
Nels Bohn, IURA
Tom Knipe, Dep. Dir., Econ. Dev.
Tom Knipe, Dep. Dir., Econ. Dev.
Lisa Nicholas, Deputy Director
Jennifer Kusznir, Senior Planner
6:00
6:05
6:10
6:30
6:35
6:55
7:25
7:35
7:45
8:15
8:20
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scented personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding. **
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, June 12, 2018.
Authorization for the Re-Opening of the Commons Playground –
Resolution
WHEREAS, the Commons playground has been closed for a number
of months due to the ongoing construction of the Harold Square
development site; and
WHEREAS, the Commons playground is a valued public asset,
creating a social meeting place for parents of young children in the
core of our community; and
WHEREAS, the playground also creates tremendous economic value
throughout downtown, drawing families downtown to dine and shop,
including at child-themed businesses in close proximity to the
playground; and
WHEREAS, building regulations require that an overhead protection
zone be established in the area that is most likely to be impacted in
the unlikely event that an object is dropped during active construction
from activities overhead; and
WHEREAS, that overhead protection zone includes none of the main
playground structure, and only a small portion of the west edge of the
playground, approximately ending at the silver sphere; and
WHEREAS, Consumer Product Safety Commission guidelines 5.3.9-
10 in the Public Playground Safety Handbook recommend, but do not
require, an access zone around playground equipment, which zone
(as applied to the main playground structure) may overlap with the
overhead protection zone by a small amount, and may therefore, in
the discretion of staff, be kept open to the public, which decision would
require the installation of a single piece of staging to provide overhead
protection in this small area; and
WHEREAS, the majority of the construction process of the Harold
Square development should pose no risk of harm to children playing
on the adjacent playground, outside the code-specified overhead-
protection zone, examples of such portions of the process including
working in the ground, working on the rear tower section and not on
the front, or working within the interior of the building while the façade
is mostly enclosed; now, therefore be it
RESOLVED, That the Superintendent of Public Works, the Director of
Planning, the Director of Engineering, and the Director of Code
Enforcement, are hereby directed to take all necessary actions—
including revocation or amendment of permits necessary to the
same—to effectuate no later than June 15, 2018 the reopening of, at a
minimum, that portion of the playground not encompassed by the
required overhead protection zone, subject to the remainder of this
Resolution and not inconsistent with legal or regulatory requirements;
and, be it further
RESOLVED, That the entire playground may be or remain closed by
the developer or its contractors or agents, pursuant to appropriate
permitting, only on such day(s) as one of or more of the following
types of work is being actively performed on each such day.
1. Erection of the structural frame on the Commons façade.
2. Substantial exterior work to close in the Commons façade.
3. Substantial exterior work to install finishes on the Commons façade;
and, be it further
RESOLVED, That for purposes of this resolution, substantial exterior
work shall be defined as work performed from the exterior of the
building involving personnel or material lifts with a minimum duration
of four hours during any one work day; and, be it further
RESOLVED, That such days of closure shall not include any
weekends or holidays unless the scheduling of said work on a
weekend or holiday is, in addition to satisfying the above criteria,
approved by the Director of Code Enforcement as reasonably
necessary to progressing the development of the Harold Square
project site.
To: Planning Committee
FROM: Jennifer Kusznir, Economic Development Planner
DATE: June 8, 2018
RE: Review of the City of Ithaca Community Investment Incentive Tax
Abatement Program (CIITAP)
The purpose of this memo is to provide information regarding the proposal to amend the City
of Ithaca Community Investment Incentive Tax Abatement Program (CIITAP).
This proposal, which was previously discussed at the April Planning Committee meeting and
also at the May Tompkins County Industrial Development Agency (IDA) meeting, is
intended to expand the boundaries of the CIITAP and also to add a requirement for affordable
housing in any residential projects.
After considering the discussions by the Planning Committee and by the IDA, TCAD and
City staff have analyzed existing projects and prepared several hypothetical scenarios in
order to come up with a proposal that will allow projects to provide the desired level of
affordable units and still be financially feasible. After carefully considering all of this
information staff proposes that the City consider an amendment to the CIITAP that would
require housing projects applying for CIITAP to provide a minimum of 10% of their total
units be affordable units, across all unit sizes, for a minimum of 30 years. Affordable units
would be defined as units whose rents are affordable to those earning 75% of Area Median
Income (AMI) and would be restricted to be occupied by households that earn no more than
80% of AMI. A table showing the 2018 monthly rent limits for households earning 10-90%
AMI is enclosed for your reference.
Recognizing that this requirement will most likely result in a loss of potential revenue for the
project, staff recommends that the CIITAP program include additional support for housing
projects that provide affordable units. The current standard CIITAP offers a 7 year abatement
that starts at a 90% abatement on new taxes and reduces annually in equal increments over a
7 year period, or a 10 year declining abatement with an initial 100% abatement on new taxes
if a project demonstrates financial need. In order to offset the loss in revenue on these rent-
restricted units and maintain financial feasibility of the project, staff proposes that for
projects containing an affordable housing component, there be an additional 30-year
abatement of a 15% annual reduction in new taxes paid, however abatements shall never
decrease existing property taxes. Enclosed is a table showing both the standard and the
enhanced abatement schedule along with the proposed housing abatement.
Staff further recommends that the Common Council consider allowing flexibility in this
program that would allow for projects to apply for the CIITAP program that commit to
provide at least 40% of units at t 90-% AMI rents or less. These projects could be considered
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
on a case by case basis to address a housing gap for moderate-income households and be
recommended at the discretion of the CIITAP Review Committee (The Mayor, the Director
of Community Development for the Urban Renewal Agency, and the Director of Planning
and Development) for consideration and financial structuring by the IDA.
Enclosed for your consideration is a draft resolution to amend the City CIITAP. If you have
any concerns or questions regarding this information, feel free to contact me at 274-6410.
6/8/2018
Draft Resolution—Expansion of the CIITAP Boundaries and Mandatory
Inclusion of Affordable Housing
1. WHEREAS, On July 5, 2000, the Common Council unanimously
requested that the Tompkins County Industrial Development
Agency (“IDA”) undertake a program to provide financial
incentives for development of multi-story buildings within
a density target area encompassing the downtown Central
Business District, the West State Street corridor, the West
End, and Inlet Island, the program was in effect for 5 years
and delivered incentives to 6 projects, and
2. WHEREAS, in 2006, the City endorsed the continuation of an
IDA program of local tax abatements as a tool for encouraging
appropriate real estate and business investment in the urban
core of the city; and further requested the IDA establish
the Community Investment Incentive Program (CIIP) ― through
which, projects would be reviewed by the community and
evaluated by Common Council, and (if endorsed by Common
Council) proposed for recommendation by the Mayor to the IDA
as eligible for tax abatements, and
3. WHEREAS, the CIIP program was in effect from 2006-2012 and
delivered incentives to one project, and
4. WHEREAS, in 2012, the City voted to simplify the CIIP
program, remove the checklist of requirements and created
the Community Investment Incentive Tax Abatement Program
(CIITAP) which provides financial incentives based on a
size, a location, and a density requirement, and
5. WHEREAS, the CIITAP delivered incentives to 5 projects
between 2012-2015, and
6. WHEREAS, in 2015 the City amended the CIITAP program to add
living wage, local labor, and diversity requirements, and
the amended CIITAP delivered incentives to two additional
projects between 2016-2017, and
7. 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 phase two of the Comprehensive Plan, and
8. 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
9. WHEREAS, the Waterfront Working Group drafted new zoning for
the waterfront area that encouraged mixed commercial and
residential development, and
10. WHEREAS, the Waterfront Working Group also recommended that
the City consider expanding the boundaries of the CIITAP to
include the waterfront area as an incentive to encourage new
development in this area, and further recommended that the
City consider adding an affordable housing requirement for
any new residential projects, and
11. WHEREAS, staff has reviewed the recommendation to expand the
boundaries of the CIITAP and prepared map of a proposed
expanded City of Ithaca Density District to include
appropriate locations in the waterfront area, and
12. WHEREAS, in order to partially offset the loss in potential
revenues to a developer from providing affordable housing,
staff further recommends that the CIITAP provide additional
tax incentives for projects that include affordable housing,
therefore, be it now
1. RESOLVED, that the City of Ithaca Common Council
understands that the City’s Community Incentive
Investment Tax Abatement Program continues to be a vital
tool to encourage density in targeted development areas
of the City, and be it further
2. RESOLVED, that the City hereby expands the Community
Investment Incentive Tax Abatement Program to have a
requirement that in order to receive City endorsement
any project including 10 or more rental residential
dwelling units must meet the following requirements:
Must have a minimum of 10% of their housing units
be affordable to households earning up to 75% of
the Area Median Income (AMI)
The percentage of affordable units of various sizes
should be the same percentage of units of each size
for the entire project
Developer must agree that affordable units will
only be rented to households earning no more than
80% of AMI for at least a 30-year period, and be it
further
3. RESOLVED, that the City of Ithaca does hereby request
the continuation of the IDA’s density incentive program
and requests that the boundaries of the Density District
be expanded to include the waterfront areas, as shown on
the map entitled Expanded City of Ithaca Density
District –April 2018, and be it further
4. RESOLVED, that the City requests that in order to
partially offset the loss in revenue to a developer for
providing affordable housing, the IDA provide additional
abatements to residential projects containing affordable
units, in the amount of an additional 15% abatement for
a 30 year period, unless it would reduce the existing
tax base, and be it further
5. RESOLVED, that the CIITAP Review Committee, which
consists of the Mayor, the Director of Planning and
Development, and the Director of Community Development
for the Ithaca Urban Renewal Agency, be given authority
to consider endorsing projects for the CIITAP program
that may have a higher percentage of units (40% or
more)that are affordable to 90% of AMI.
Rent Limits for 2018 (monthly)
Tompkins County, NY
Proposed
CIITAP Rent Reference Rent Limits
Limit
Estimated
Assumed Household HCV Fair Market Rate
Household Income Payment LIHTC Market New
Bedrooms Size 80% AMI 75% AMI Standard 60% AMI Rents 90% AMI Construction
Efficiency 1 $47,200 $1,106 $842 $885 $935 $1,327 $1,414
1-Bedroom 2 $53,920 $1,263 $929 $948 $978 $1,516 $1,602
2-Bedroom 3 $60,640 $1,421 $1,129 $1,137 $1,164 $1,705 $2,262
3-Bedroom 4 $67,360 $1,578 $1,540 $1,314 $1,495 $1,894 $3,182
Notes:
1. Data source: Novogradac & Co. Rent and Income Limit Calculator unless otherwise specified
2. Rent Limits are based on 30% of income, adjusted for household size.
3. Rents assume landlord pays all utilities.
4. Market rate rents are based on the rent profile submitted by Peak/Rimland for the Green Garage project
5. Fair Market Rents estimate the 40th percentile rent level of all units at least two years old (www.huduser.org)
6. The 2018 AMI 4-person family income is $89,000, an increase of $13,400 from 2017.
Acronyms:
CIITAP = Community Incentive Investment Tax Abatement Program
AMI = Area Median Income (Tompkins County)
HCV = Housing Choice Voucher program (formerly known as Section 8 Housing Voucher)
LIHTC = Low Income Housing Tax Credit program
Prepared by N.Bohn, Ithaca Urban Renewal Agency
Proposed CIITAP Abatement Schedule
Projects Including Rental Housing
Note: Abatement only applies to the Increased Value of Improvements
7-Year Standard 10-Year Enhanced
Incentive Incentive
(Must demonstrate financial need)
Abatement Abatement
Year Standard Housing Total Enhanced Housing Total
1 90%10%100%100%0%100%
2 77%15%92%90%10%100%
3 64%15%79%80%15%95%
4 51%15%66%70%15%85%
5 39%15%54%60%15%75%
6 26%15%41%50%15%65%
7 13%15%28%40%15%55%
8 0%15%15%30%15%45%
9 0%15%15%20%15%35%
10 0%15%15%10%15%25%
11 0%15%15%0%15%15%
12 0%15%15%0%15%15%
13 0%15%15%0%15%15%
14 0%15%15%0%15%15%
15 0%15%15%0%15%15%
16 0%15%15%0%15%15%
17 0%15%15%0%15%15%
18 0%15%15%0%15%15%
19 0%15%15%0%15%15%
20 0%15%15%0%15%15%
21 0%15%15%0%15%15%
22 0%15%15%0%15%15%
23 0%15%15%0%15%15%
24 0%15%15%0%15%15%
25 0%15%15%0%15%15%
26 0%15%15%0%15%15%
27 0%15%15%0%15%15%
28 0%15%15%0%15%15%
29 0%15%15%0%15%15%
30 0%15%15%0%15%15%
31 0%0%0%0%0%0%
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F E R R I S P L A C E
F E R R I S P L A C E
F E R R I S P L A C EEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETSO UTH Q UARRY STRE E TSOUTH Q UARRY STRE E TSOUTH QUARRY STRE E TSOUTH QUARRY STRE E TSOUTH QUARRY STRE E TSOUTH QUARRY STRE E TSOUTH QUARRY STRE E TSOUTH QUARRY STRE E TSOUTH QUARRY STRE E T
J A M E S S T R E E T
J A M E S S T R E E T
J A M E S S T R E E T
J A M E S S T R E E T
J A M E S S T R E E T
J A M E S S T R E E T
J A M E S S T R E E T
J A M E S S T R E E T
J A M E S S T R E E T
(NYS RTE 79)(NYS RTE 79)(NYS RTE 79)(NYS RTE 79)(NYS RTE 79)(NYS RTE 79)(NYS RTE 79)(NYS RTE 79)(NYS RTE 79)E BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETE BUFFALO STREETOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACEOSMUN PLACESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUESTEWART AVENUE
EDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREETEDDY STREET
NORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREETNORTH QUARRY STREET
EAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETEAST SENECA STREETG IL E S S T R E E T
G IL E S S T R E E T
G IL E S S T R E E T
G IL E S S T R E E T
G IL E S S T R E E T
G IL E S S T R E E T
G IL E S S T R E E T
G IL E S S T R E E T
G IL E S S T R E E T
H U D S O N S T R E E T
H U D S O N S T R E E T
H U D S O N S T R E E T
H U D S O N S T R E E T
H U D S O N S T R E E T
H U D S O N S T R E E T
H U D S O N S T R E E T
H U D S O N S T R E E T
H U D S O N S T R E E T
DEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACEDEWITT PLACE
SCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACESCHUYLER PLACE
PARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREETPARKER STREET
TERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACETERRANCE PLACE
FOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACEFOUNTAIN PLACE
WILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACEWILLETS PLACE
GLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACEGLEN PLACE SENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYSENECA WAYNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREETNORTH AURORA STREET PLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREETPLEASANT STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETEAST STATE STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACEHILLVIEW PLACECOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETCOLUMBIA STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETPROSPECT STREETEAST SENECA STREET (NYS RTE 79W)EAST SENECA STREET (NYS RTE 79W)EAST SENECA STREET (NYS RTE 79W)EAST SENECA STREET (NYS RTE 79W)EAST SENECA STREET (NYS RTE 79W)EAST SENECA STREET (NYS RTE 79W)EAST SENECA STREET (NYS RTE 79W)EAST SENECA STREET (NYS RTE 79W)EAST SENECA STREET (NYS RTE 79W)EAST GREEN STREET (NYS RTE 79E)EAST GREEN STREET (NYS RTE 79E)EAST GREEN STREET (NYS RTE 79E)EAST GREEN STREET (NYS RTE 79E)EAST GREEN STREET (NYS RTE 79E)EAST GREEN STREET (NYS RTE 79E)EAST GREEN STREET (NYS RTE 79E)EAST GREEN STREET (NYS RTE 79E)EAST GREEN STREET (NYS RTE 79E)SOUTH GENEVA STREETSOUTH GENEVA STREETSOUTH GENEVA STREETSOUTH GENEVA STREETSOUTH GENEVA STREETSOUTH GENEVA STREETSOUTH GENEVA STREETSOUTH GENEVA STREETSOUTH GENEVA STREET
FAYETTE STREETFAYETTE STRE ETFAYETTE STRE ETFAYETTE STREETFAYETTE STREETFAYETTE STREETFAYETTE STREETFAYETTE STREETFAYETTE STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETWEST SENECA STREETSOUTH CAYUGA STREETSOUTH CAYUGA STREETSOUTH CAYUGA STREETSOUTH CAYUGA STREETSOUTH CAYUGA STREETSOUTH CAYUGA STREETSOUTH CAYUGA STREETSOUTH CAYUGA STREETSOUTH CAYUGA STREET
WEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETEAST BUFFALO STREETSOUTH ALBANY STREETSOUTH ALBANY STREE TSOUTH ALBANY STREE TSOUTH ALBANY STREETSOUTH ALBANY STREETSOUTH ALBANY STREETSOUTH ALBANY STREETSOUTH ALBANY STREETSOUTH ALBANY STREET
TURNER PLAC ETURNER PLAC ETURNER PLAC ETURNER PLAC ETURNER PLAC ETURNER PLAC ETURNER PLAC ETURNER PLAC ETURNER PLAC E
EAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETEAST CLINTON STREETNORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUESPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSPENCER STREETSOUTH PLAIN STREETSOUTH PLAIN STRE E TSOUTH PLAIN STRE E TSOUTH PLAIN STREETSOUTH PLAIN STREETSOUTH PLAIN STREETSOUTH PLAIN STREETSOUTH PLAIN STREETSOUTH PLAIN STREET
WEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETCLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUECLEVELAND AVENUEWEST GREEN STREET (NYS RTE 79E)WEST GREEN STREET (NYS RTE 79E)WEST GREEN STREET (NYS RTE 79E)WEST GREEN STREET (NYS RTE 79E)WEST GREEN STREET (NYS RTE 79E)WEST GREEN STREET (NYS RTE 79E)WEST GREEN STREET (NYS RTE 79E)WEST GREEN STREET (NYS RTE 79E)WEST GREEN STREET (NYS RTE 79E)NORTH COR N STRE ETNORTH COR N STRE ETNORTH COR N STRE ETNORTH COR N STRE ETNORTH COR N STRE ETNORTH COR N STRE ETNORTH COR N STRE ETNORTH COR N STRE ETNORTH COR N STREET WEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETWEST STATE STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREETNORTH CAYUGA STREET
NORTH PLAIN STRE ETNORTH PLAIN STRE ETNORTH PLAIN STRE ETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREET
CENTER STREETCENTER STREETCENTER STREETCENTER STREETCENTER STREETCENTER STREETCENTER STREETCENTER STREETCENTER STREETNORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUENORTH TITUS AVENUEN YS RTE13/34/96NYS RTE13/34/96NYS RTE13/34/96NYS RTE13/34/96NYS RTE13/34/96NYS RTE13/34/96NYS RTE13/34/96NYS RTE13/34/96NYS RTE13/34/96WEST CLINTON STREET (NYS RTE 96B)WEST CLINTON STREET (NYS RTE 96B)WEST CLINTON STREET (NYS RTE 96B)WEST CLINTON STREET (NYS RTE 96B)WEST CLINTON STREET (NYS RTE 96B)WEST CLINTON STREET (NYS RTE 96B)WEST CLINTON STREET (NYS RTE 96B)WEST CLINTON STREET (NYS RTE 96B)WEST CLINTON STREET (NYS RTE 96B)SOUTH TITUS AVENUESOUTH TITUS AVENUESOUTH TITUS AVENUESOUTH TITUS AVENUESOUTH TITUS AVENUESOUTH TITUS AVENUESOUTH TITUS AVENUESOUTH TITUS AVENUESOUTH TITUS AVENUE(NYS RTE 79 E)(NYS RTE 79 E)(NYS RTE 79 E)(NYS RTE 79 E)(NYS RTE 79 E)(NYS RTE 79 E)(NYS RTE 79 E)(NYS RTE 79 E)(NYS RTE 79 E)TAUGHANNOCK BLVD.TAUGHANNOCK BLVD.TAUGHANNOCK BLVD.TAUGHANNOCK BLVD.TAUGHANNOCK BLVD.TAUGHANNOCK BLVD.TAUGHANNOCK BLVD.TAUGHANNOCK BLVD.TAUGHANNOCK BLVD.SOUTH CORN STREETSOUTH CORN STREETSOUTH CORN STREETSOUTH CORN STREETSOUTH CORN STREETSOUTH CORN STREETSOUTH CORN STREETSOUTH CORN STREETSOUTH CORN STREET
(NYS RTE 79 W)(NYS RTE 79 W)(NYS RTE 79 W)(NYS RTE 79 W)(NYS RTE 79 W)(NYS RTE 79 W)(NYS RTE 79 W)(NYS RTE 79 W)(NYS RTE 79 W)TAYLOR PLACETAYLOR PLACETAYLOR PLACETAYLOR PLACETAYLOR PLACETAYLOR PLACETAYLOR PLACETAYLOR PLACETAYLOR PLACE FLORAL AVENUEFLORAL AVENUEFLORAL AVENUEFLORAL AVENUEFLORAL AVENUEFLORAL AVENUEFLORAL AVENUEFLORAL AVENUEFLORAL AVENUECHESTNUT STREETCHESTNUT STREETCHESTNUT STREETCHESTNUT STREETCHESTNUT STREETCHESTNUT STREETCHESTNUT STREETCHESTNUT STREETCHESTNUT STREETS H O R T S T R E E T
S H O R T S T R E E T
S H O R T S T R E E T
S H O R T S T R E E T
S H O R T S T R E E T
S H O R T S T R E E T
S H O R T S T R E E T
S H O R T S T R E E T
S H O R T S T R E E T
UT ICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREET
NOR TH TIOG A ST REE TNORTH TIOG A STREE TNORTH TIOG A STREE TNORTH TIOGA STREE TNORTH TIOGA STREE TNORTH TIOGA STREE TNORTH TIOGA STREE TNORTH TIOGA STREE TNORTH TIOGA STREE T
W TOMPKINS STW TOMPKINS STW TOMPKINS STW TOMPKINS STW TOMPKINS STW TOMPKINS STW TOMPKINS STW TOMPKINS STW TOMPKINS STW LEWIS STW LEWIS STW LEWIS STW LEWIS STW LEWIS STW LEWIS STW LEWIS STW LEWIS STW LEWIS ST WEST JAY ST WEST JAY ST WEST JAY ST WEST JAY ST WEST JAY ST WEST JAY ST WEST JAY ST WEST JAY ST WEST JAY STEAST JAY STEAST JAY STEAST JAY STEAST JAY STEAST JAY STEAST JAY STEAST JAY STEAST JAY STEAST JAY STAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREETAUBURN STREET
UTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREETUTICA STREET
W MARSHALL STW MARSHALL STW MARSHALL STW MARSHALL STW MARSHALL STW MARSHALL STW MARSHALL STW MARSHALL STW MARSHALL STNORTH GENEVA S TREETNORTH GEN EVA S TREETNORTH GEN EVA STREETNORTH GEN EVA STREETNORTH GEN EVA STREETNORTH GEN EVA STREETNORTH GEN EVA STREETNORTH GEN EVA STREETNORTH GEN EVA STREET
NORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETNORTH ALBANY STREETW YATES STW YATES STW YATES STW YATES STW YATES STW YATES STW YATES STW YATES STW YATES STEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST FALLS STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETEAST LINCOLN STREETPIER ROADPIER ROADPIER ROADPIER ROADPIER ROADPIER ROADPIER ROADPIER ROADPIER ROADWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETWEST FALLS STREETNYS 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 & 13EAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETEAST YORK STREETW YORK STREETW YORK STREETW YORK STREETW YORK STREETW YORK STREETW YORK STREETW YORK STREETW YORK STREETW YORK STREETNO RTH CAYUG A ST RE ETNORTH CAYUG A STRE ETNORTH CAYUG A STRE ETNORTH CAYUG A STRE ETNORTH CAYUGA STRE ETNORTH CAYUGA STRE ETNORTH CAYUGA STRE ETNORTH CAYUGA STRE ETNORTH CAYUGA STRE ET
FRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETEAST YATES STREETEAST YATES STREETEAST YATES STREETEAST YATES STREETEAST YATES STREETEAST YATES STREETEAST YATES STREETEAST YATES STREETEAST YATES STREETEAST TOMPKINS STREETEAST TOMPKINS STREETEAST TOMPKINS STREETEAST TOMPKINS STREETEAST TOMPKINS STREETEAST TOMPKINS STREETEAST TOMPKINS STREETEAST TOMPKINS STREETEAST TOMPKINS STREETW IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
D E Y S T R E E T
D E Y S T R E E T
D E Y S T R E E T
D E Y S T R E E T
D E Y S T R E E T
D E Y S T R E E T
D E Y S T R E E T
D E Y S T R E E T
D E Y S T R E E T
L A K E A V E N U E
L A K E A V E N U E
L A K E A V E N U E
L A K E A V E N U E
L A K E A V E N U E
L A K E A V E N U E
L A K E A V E N U E
L A K E A V E N U E
L A K E A V E N U EEAST LEWIS STREETEAST LEWIS STREETEAST LEWIS STREETEAST LEWIS STREETEAST LEWIS STREETEAST LEWIS STREETEAST LEWIS STREETEAST LEWIS STREETEAST LEWIS STREETADAMS STREETADAMS STREETADAMS STREETADAMS STREETADAMS STREETADAMS STREETADAMS STREETADAMS STREETADAMS STREETWEST LINCOLN STREETWEST LINCOLN STREETWEST LINCOLN STREETWEST LINCOLN STREETWEST LINCOLN STREETWEST LINCOLN STREETWEST LINCOLN STREETWEST LINCOLN STREETWEST LINCOLN STREETALICE MILLER WAYALICE MILLER WAYALICE MILLER WAYALICE MILLER WAYALICE MILLER WAYALICE MILLER WAYALICE MILLER WAYALICE MILLER WAYALICE MILLER WAYFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETFRANKLIN STREETMADISON STREETMADISON STREETMADISON STREETMADISON STREETMADISON STREETMADISON STREETMADISON STREETMADISON STREETMADISON STREETHANCOCK STREETHANCOCK STREETHANCOCK STREETHANCOCK STREETHANCOCK STREETHANCOCK STREETHANCOCK STREETHANCOCK STREETHANCOCK STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETESTY STREETMONROE STMONROE STMONROE STMONROE STMONROE STMONROE STMONROE STMONROE STMONROE STMORRIS AVENUEMORRIS AVENUEMORRIS AVENUEMORRIS AVENUEMORRIS AVENUEMORRIS AVENUEMORRIS AVENUEMORRIS AVENUEMORRIS AVENUEWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETWEST BUFFALO STREETF IR S T S T R E E T
F IR S T S T R E E T
F IR S T S T R E E T
F IR S T S T R E E T
F IR S T S T R E E T
F IR S T S T R E E T
F IR S T S T R E E T
F IR S T S T R E E T
F IR S T S T R E E T
S E C O N D S T R E E T
S E C O N D S T R E E T
S E C O N D S T R E E T
S E C O N D S T R E E T
S E C O N D S T R E E T
S E C O N D S T R E E T
S E C O N D S T R E E T
S E C O N D S T R E E T
S E C O N D S T R E E T
PARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACEPARK PLACE
WASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETWASHINGTON STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREETCASCADILLA STREETNORTH PLAIN STRE ETNORTH PLAIN STRE ETNORTH PLAIN STRE ETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREETNORTH PLAIN STREET
WEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREETWEST COURT STREETMEADOW STREETMEADOW STRE ETMEADOW STRE ETMEADOW STREETMEADOW STREETMEADOW STREETMEADOW STREETMEADOW STREETMEADOW STREET
F O U R T H S T R E E T
F O U R T H S T R E E T
F O U R T H S T R E E T
F O U R T H S T R E E T
F O U R T H S T R E E T
F O U R T H S T R E E T
F O U R T H S T R E E T
F O U R T H S T R E E T
F O U R T H S T R E E T
F IF T H S T R E E T
F IF T H S T R E E T
F IF T H S T R E E T
F IF T H S T R E E T
F IF T H S T R E E T
F IF T H S T R E E T
F IF T H S T R E E T
F IF T H S T R E E T
F IF T H S T R E E T
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
W IL L O W A V E N U E
NYS ROUTE 13 & 34NYS ROUTE 13 & 34NYS ROUTE 13 & 34NYS ROUTE 13 & 34NYS ROUTE 13 & 34NYS ROUTE 13 & 34NYS ROUTE 13 & 34NYS ROUTE 13 & 34NYS ROUTE 13 & 34T H IR D S T R E E T
T H IR D S T R E E T
T H IR D S T R E E T
T H IR D S T R E E T
T H IR D S T R E E T
T H IR D S T R E E T
T H IR D S T R E E T
T H IR D S T R E E T
T H IR D S T R E E T
(N YS RTE 34N/13N)(N YS RTE 34N/13N)(N YS RTE 34N/13N )(N YS RTE 34N/13N )(N YS RTE 34N/13N )(N YS RTE 34N/13N )(N YS RTE 34N/13N )(N YS RTE 34N/13N )(N YS RTE 34N/13N )NO RTH M EA DOW ST REETNORTH M EA DOW STREETNORTH M EA DOW STREETNORTH M EA DOW STREETNORTH M EA DOW STREETNORTH M EA DOW STREETNORTH M EA DOW STREETNORTH M EA DOW STREETNORTH M EA DOW STREET
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Request for Authorization to Apply for New York State Consolidated Funding
Application Grants for the City Harbor Promenade Project
RESOLUTION
WHEREAS, the City of Ithaca Planning & Economic Development Division in
partnership with City Harbor LLC would like to apply for two grants through the 2018
New York State Consolidated Funding Application (CFA) – the Department of State
Local Waterfront Revitalization Program (LWRP), and the New York State Canal
Corporation (Canal Corp) Grant Program – for the City Harbor Promenade Project on
behalf of the City of Ithaca; and
WHEREAS, City Harbor LLC has been developing plans to redevelop the former
Johnson Boatyard site at 101 Pier Road into a waterfront neighborhood to include
apartments, restaurant space, a medical office building for Guthrie Clinic, enhanced
boating and marina functions, and a public promenade along Cascadilla Creek, and
WHEREAS, the Ithaca waterfront is widely recognized as a valuable public asset, but
currently there is insufficient public access to Cayuga Lake and the Inlet, and
WHEREAS, this project will increase public access to the waterfront by creating a public
promenade along Cascadilla Creek which will connect to the Cayuga Waterfront Trail,
along with nine boating slips dedicated for public use and a public paddle craft launch,
and
WHEREAS, City Harbor LLC is pledging an easement to the City of Ithaca which will
guarantee public access to the waterfront along the promenade, and
WHEREAS, City Harbor LLC is pledging 100% of the required local matching funds
towards the public amenities to be supported through these grants, requiring no
investment of City funds to create these new public facilities, and
WHEREAS, the grant funds would enable the City to partner with City Harbor LLC to
increase access to the waterfront for all members of the public, which is a goal of the
City’s Comprehensive Plan, Plan Ithaca, now therefore be it
RESOLVED, That the Director of the Planning, Building, Zoning and Economic
Development Department is hereby authorized to file an application for funds in an
amount not to exceed $693,059 through the LWRP Program and $150,000 through the
Canal Corp for the City Harbor Promenade Project from the New York State CFA, and
upon approval of said request the Mayor, upon the advice of the City Attorney, is hereby
authorized to enter into and execute a project agreement with the State for such
financial assistance to the City of Ithaca for the City Harbor Promenade Project; and be
it further
RESOLVED, That the City of Ithaca is authorized and directed to agree to the terms
and conditions of Master Contracts with the appropriate State agencies for such City
Harbor Promenade Project.
MEMORANDUM
TO: Planning & Economic Development Committee
CC: JoAnn Cornish, Tim Logue, Mike Thorne, Lincoln Morse
FROM: Tom Knipe, Deputy Director for Economic Development
DATE: June 7, 2018
RE: Grant Application Authorization for the City Harbor Promenade Project
Please find attached a resolution seeking Common Council authorization to apply for a 2018
CFA grant in amounts not to exceed $693,059 through the Local Waterfront Revitalization
Program and $150,000 through the Canal Corporation for the City Harbor Promenade Project.
The project is a proposed public-private partnership between the City of Ithaca and City Harbor
LLC to enhance waterfront access along Cascadilla Creek and the Cayuga Inlet. Pertinent
information related to the resolution is as follows:
Background
City Harbor is in the midst of a redevelopment project to transform the former Johnson Boatyard
site at 101 Pier Road into a "waterfront neighborhood." The plans include apartments, restaurant
space on the point across Cascadilla Creek from the Farmers Market, and a medical office
building for Guthrie Clinic. The site along the Inlet and Cascadilla Creek will provide a pleasant
walking area for public visiting the area, boat slips and paddle craft access, and broadened
marina functions. A draft site plan for the overall project is attached to this memo.
The 2018 round of economic development grants through the New York State Consolidated
Funding Application (CFA) affords opportunities to further projects on Ithaca's waterfront that
expand public access to the waterfront. We are seeking Common Council approval to submit an
application to the following CFA sources:
1. Dept. of State Local Waterfront Revitalization Program (LWRP)
Goal: To revitalize communities and waterfronts through planning, design, and construction
projects, with design and construction tied to prior planning.
The City Harbor Promenade Project is consistent with initiatives stated in the 2004 Cayuga
Lake Waterfront Plan, most specifically: a) “to increase public access to the waterfront
through trail development and enhancing waterfront parks” and b) “to stimulate water-
dependent and water-enhanced development in the City of Ithaca."
The City will seek $693,059 through LWRP to support developing the promenade and
related amenities for visitors along the waterfront, providing true public access to Cayuga
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
Lake and enjoyment of a newly-available area that connects easily with existing attractions,
such as the Ithaca Farmer’s Market and Cayuga Waterfront Trail.
Currently, there is insufficient public access to Cayuga Lake and the Inlet. In addition to the
public promenade running the length of the water on the property, the City Harbor Marina
will create approximately nine dedicated boat slips for public use and an area where small
paddling craft can access the Inlet and creek.
The City will partner with City Harbor LLC, the private developer, and owner of the parcel.
As partners in the grant funded components of the project, City Harbor is pledging all of the
required matching funds, which represent 84% of the $4.3 million total cost of the
promenade and related public amenities. No funds will be required from the City to match
NY State investment.
In addition, if successful with this grant application, City Harbor will provide an easement to
the City of Ithaca that will guarantee permanent public access to the waterfront along the
promenade. Coordination with the City through site plan review and through negotiation of
the easement, along with the fact that the grant funds will be managed by the City, will
ensure that the specific plans for the promenade and related public improvements will meet
the City’s expectations for public benefit.
2. Waterfront Revitalization – New York State Canal Corporation Grant Program
(Canal Corp)
Goal: Per the Canal Corp, projects proposed for Canal funding "should preserve and
rehabilitate canal infrastructure, enhance recreational opportunities for water-based and
land-side users, promote tourism, economic development, and revitalization in the canal
corridor and enhance the connections between the canal and the corresponding region."
Through the same consolidated application, the City will also seek up to $150,000 from
Canal Corp toward the uses described above to focus on the water access capabilities and
connecting the promenade and parcel to the Waterfront Trail. This component will also
include signage to indicate the connection to the NYS Canal system and to promote the
protection of environmental resources.
As partners in the project, City Harbor is pledging the required minimum 50% matching
funds. No City funds will be required.
Through separate applications not requiring City participation, City Harbor LLC is also
requesting support from Empire State Development (ESD) for other aspects of the City Harbor
development project.
Budget Implications
No City matching funds are required. If successful in receiving the grants, the City will manage
the funds and be responsible for overseeing the project.
Contact
Tom Knipe, Deputy Director for Economic Development, tknipe@cityofithaca.org
Lincoln Morse, Project Manager, City Harbor LLC, lincmorse@gmail.com
CLUBHOUSE
7800 SF
THE POINT WEST
13052 SF
THE POINT EAST
13200 SF
WALKUP A
3744 SF
GUTHRIE
20000 SF
TENT
1500 SF
WALKUP B
3744 SF
PRACTICE GREEN
5TH TEE
1ST TEE9TH
GREEN
WI
L
L
OW AVENUEP IE R R O A D
NORTH
0'60'30'
CASCADILLA CREEKFLOOD CONTROL CHANNELNEWMAN MUNICIPAL GOLF COURSE
STORM
WATER
STORM
WATER
STORM
WATER
STORM
WATER
STORM
WATER
STORM
WATER
OVERFLOW PARKING ON STRUCTURAL LAWN
WATERFRONT
FLATS A
6480 SF
WATERFRONT
FLATS B
6480 SF
APPROXIMATE LIMITS
OF EXISTING DOCK
EXTENSIONS
Project #
Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative
architecture + landscape
architecture dpc
108 W. State St. Fl 2
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1" = 60'-0"5/21/2018 3:42:36 PMC:\Users\Noah\Documents\CITY HARBOR SITE_noah@streamcolab.com.rvtL001
SITE PLAN
2017043CITY HARBOR5/21/18ORGANIC WATERFRONT, LLCCITY OF ITHACA, NYSITE PLAN REVIEW
1" = 60'-0"1 SITE PLAN
REVISIONS
Δ DESCRIPTION DATE
PARKING SCHEDULE
MARK TYPE Count
P1 Parking Space: 9' x 18' - 90 deg 487
P2 Parallel Parking Space: 7' x 22' parallel 11
P3 Parking Space: 11' x 20' - GARAGE 16
P4 Parking Space: 9' x 18' - GARAGE 32
P6 Golf Cart Parking: 6' x 10'45
Grand total: 591
Support for the Downtown Ithaca Alliance’s application for a 2018 New York Main
Street Program Grant
RESOLUTION
WHEREAS, the Downtown Ithaca Alliance (DIA) has requested the City’s formal
support for its proposed 2018 application to the New York Main Street (NYMS)
Program, and
WHEREAS, the DIA has a strong record of success in applying for, securing, and
administering four other NYMS grants in past years in partnership with the City, and
WHEREAS, the DIA will be proposing a multi-building application that includes both
housing and commercial units; will be designating a target area that includes the
traditional downtown (the BID) plus the West State Street corridor; and has identified
four projects in the proposed grant target area — a 12-unit housing project by Visum
Development in the West State Street corridor, a commercial and housing project at 108
West State, and two commercial projects at the historic Clinton House and Boardman
House, and
WHEREAS, this collection of projects would be eligible for a grant totaling $322,500,
and
WHEREAS, these projects collectively represent a valuable opportunity to contribute to
downtown revitalization in the City of Ithaca, and
WHEREAS, if successful in receiving the grant, all matching requirements will be met by
the private sector projects included in the application, administration of the grant will be
the responsibility of the DIA, and therefore there is no further City obligation pertaining
to this grant, and
WHEREAS, The NYMS application process requires that the elected body of the local
municipality adopt a resolution of support for the application prior to its submission on or
before July 27, 2018, now therefore be it
RESOLVED, That the City of Ithaca Common Council hereby wholeheartedly supports
the Downtown Ithaca Alliance’s 2018 grant application to the New York Main Street
Program.
June 7, 2018
TO: Seph Murtagh, Chair, Planning & Economic Development Committee
JoAnn Cornish, Director of Planning & Development
Tom Knipe, Deputy Director for Economic Development
FROM: Gary Ferguson, Executive Director
Downtown Ithaca Alliance
RE: Request for Resolution of Support for a 2018 Grant Application by the Downtown Ithaca
Alliance to the New York Main Street Program
The Downtown Ithaca Alliance (DIA) seeks to apply to the State of New York Main Street Program
(NYMS) for grant funding as part of the 2018 CFA funding cycle. The NYMS program provides grant
funding to local program administrators (like the Downtown Ithaca Alliance) for small scale downtown
projects that contribute to downtown revitalization.
The DIA would be applying to the building renovation portion of the NYMS program. This portion of the
program can provide grant funding to individual buildings for interior and exterior renovation, including
rehabilitation of housing units. Any rehabbed housing units are required to adhere to 90% AMI income
requirements for a period five years. Successful applications typically have both housing and commercial
project components. The NYMS program offers grants up to $500,000. There is a maximum award of
$100,000 per building, depending on whether housing units are involved.
The DIA will be proposing a multi‐building application that includes both housing and commercial units.
We will be designating a target area that includes the traditional downtown (the BID) plus the West
State Street corridor. To date, we have identified four projects in the proposed grant target area—a 12‐
unit housing project by Visum Development in the West State Street corridor, a commercial and housing
project at 108 West State; and two commercial projects at the historic Clinton House and Boardman
House. This collection of projects would be eligible for a grant totaling $322,500.
The NYMS application process requires that the elected body of the local municipality adopt a resolution
of support for the application prior to its submission on or before July 27, 2018. This resolution would
acknowledge that the City of Ithaca Commons Council supports the submission of the application.
The City of Ithaca has no other obligations pertaining to this grant. Matching requirements must be met
by the private sector projects included in the application. Administration of the grant would be the
responsibility of the DIA.
The DIA has successful applied for, secured, and managed four other New York Main Street grants in
past years. For each of these grants, this same resolution of support was sought and provided by the
City of Ithaca Commons Council.
Questions pertaining to this request should be addressed to DIA Executive Director Gary Ferguson.
To: Planning and Economic Development Committee
From: Lisa Nicholas, Deputy Director of Planning & Development
Date: June 8, 2018
RE: Chain Works District Planned Unit Development (PUD) – Area Requirements Review
At its June 13th meeting, the Planning Committee will be reviewing the proposed area requirements for
the Chainworks District PUD.
Please find attached a revised Draft PUD in its entirety with tracked changes to reflect current edits. Area
requirements are in Section G, H & I on pages 23-27. Please also refer to the revised Section D: Sub Area
and Character Intent on pages 8 & 9. This section includes a new subarea, CW3C, serving as a buffer
between the project and the adjacent established neighborhood. The project team is also preparing a
digital 3-D model for the meeting to illustrate how the proposed buildings in the CW3C relate to the
adjacent neighborhood.
Also find attached a diagram of the environmental review process showing our current status.
Please contact me if you have questions of would like additional information. lnicholas@cityofithaca.org
607-274-6557.
Attachments:
Diagram- Chainworks GEIS as of 6-4-18
Revised CWD PUD June 2018
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
The Chain Works District
Planned Unit Development
Zoning Code for the City of
Ithaca: §325-13
Draft – March 7, 2018, updated AprilJune 626, 2018
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
4. Hazardous, flammable, or explosive materials
2
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. FindingsIntent
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;
Commented [CR1]: Changed per Planning Board
request 1/31/2018
3
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 CoverageFootprint Area, Maximum Building Density, Building
Setbacks, Required Buffer Area, Building Heights, and Maximum Building Front Facade Length,
Minimum Frontage Buildout, Functional Entries, Glazing Requirements, Maximum Blank Wall
Length for New Buildings, Parking Standards, Thoroughfare Assemblies and Sign Regulations.
4
Compliance with the Design Standards is mandatory.
The Schedule A: Design Guidelines provide define prescriptive metrics and guidelinesobjectives
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 suggestedexpected, unless the Board
determines that there are clear and completing reasons for non-compliance.
C. Applicability and Administration
1. Applicability
a.) 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 #1X.
b.) The language in this PUD is intended to supersede any provision of the City Code insofar
as said provision is inconsistent with and language in this PUD.
c.) If any section, subsection, sentence, clause, phrase or portion of this Section 325-13 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.
d.) This code applies to the Chain Works District, which is bounded by…(insert Legal
Description of the Property)
e.) No Building or part thereof within the Chain Works District shall be erected, moved, or
altered on its exterior unless in conformity with the regulations herein.
f.) In the event that provisions of the Chain Works District Planned Unit Development conflict
with other sections of the City Municipal Code, the Chain Works Planned Unit
Development shall prevail.
g.) In cases of pre-existing buildings and lots, refer to City Municipal Code Chapter 325
Zoning, Article VI or the currently effective regulations in the municipality where the
building or use is located.
h.) 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
Commented [CR2]: Changed per Planning Board
request 1/31/2018
5
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.
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%.
6
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.
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
7
adverse environmental impact.
*Table from DGEIS (with an additional edit regarding noise) will be revised for FGEIS. This is
intended as a placeholder.
8
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.
9
(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 below grade plane.
(3) Neighborhood Edge Area / CW3C. This area will consist of higher density residential
buildings. 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 and parks. In the CW3C
Sub Area, development is limited to 6 stories with no additional stories allowed on the downhill
side below grade plane.
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 requirements, 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.
Residential Definition and conditions CW1 CW3A CW3B CW3C
Dwelling Any building or structure or part
thereof used and occupied for
human habitation or intended
• P P P
Commented [CR3]: Changed per Planning Board
request 1/31/2018
Commented [CR4]: Changed per Planning Board
request 1/31/2018
10
to be so used.
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 P 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 P 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
• P P P
11
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.
Lodging Definition and conditions CW1 CW3A CW3B CW3C
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 P •
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 P •
Office Definition and conditions CW1 CW3A CW3B CW3C
Health/wellness
practice
Establishment providing
outpatient medical, medical
allied health care, or alternative
medical services.
• P P •
Professional office Establishment providing
professional, administrative,
clerical, or information
processing services.
• P P •
Veterinary practice Establishment providing
veterinary services. Veterinary
care may include short-term
boarding for recovery and
observation, but not general
boarding.
• P P •
Retail and service Definition and conditions CW1 CW3A CW3B CW3C
12
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 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 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 ≤8:00 PM.
• •S S •
Restaurant / bar Establishment preparing and
selling food, drinks, and/or
alcoholic beverages in a ready-
to-consume state, to customers
onsite or delivery offsite.
• CW3B , CW4 subarea onlys:
Alcohol production and
packaging for distribution
• SP P* •
13
offsite may be an ancillary use.
For the CW3B subarea, GFA
above these the following
limits needs special use permit
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.
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,
• • • •
14
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.)
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 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 P •
Industrial and semi-
industrial
Definition and conditions CW1 CW3A CW3B CW3C
Agriculture Farming and similar commercial
endeavors relating to the land
and its use for growing crops for
profit.
• •P 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 P •
Industrial - low impact Manufacture mainly from
previously prepared materials,
preparation, processing, indoor
warehousing, or repair of items
• •• S •
15
for offsite distribution or sale,
where impacts are minimal or
undetectable beyond the site.
• In CW3B, Industrial – low
impact uses permitted only
in Buildings 13A, 13B, and
35
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.
• •• S •
Self-storage facility Facility providing secured
storage units or areas in a
structure for passive, short-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
• •S S •
Commented [CR5]: Changed per Planning Board
request 1/31/2018
16
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 CW3A CW3B CW3C
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 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 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 P •
17
Park Land used mainly for active or
passive recreation, or natural
resources protection. Park
buildings are limited to
bathrooms, information booths,
visitor center, outdoor
community pavilions, gazebos,
and other gathering spaces that
are open to the public, warming
huts, storage sheds for park
uses and play structures.
P P P P
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 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
• •P P •
Commented [CR6]: Changed per Planning Board
request 1/31/2018
18
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.”
Public safety Police station, fire station,
ambulance service, or other
public safety service.
• •P P •
School: primary /
secondary
Institution providing primary or
secondary education.
(Examples: kindergarten,
elementary school, junior high
school, middle school, high
school.)
• •P P •
School: vocational Establishment providing
training in technical subjects or
skills for specific occupations or
trades.
• •P P •
Utility and
infrastructure use
Definition and conditions CW1 CW3A CW3B CW3C
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.
SP* •S S • Commented [CR7]: Changed per Planning Board
request 1/31/2018
19
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 S •
District
heating/cooling
Facility providing centralized
heating or cooling for multiple
buildings or developments.
• •S 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,
Telecomm
unications
Facilities
and
Services
See City
Code
Chapter
325:
Article
VA,
Telecom
municati
ons
Facilitie
s and
Services
•
Accessory uses Definition and conditions CW1 CW3A CW3B CW3C
20
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 P 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 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 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 abovein its
Sub Area only, but subject to
other provisions of this
section.
SP P 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
Commented [CR8]: Changed per Planning Board
request 1/31/2018
21
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
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. Industrial - low impact
Industrial – low impact facilities must conform to the following standards, which are minimum
requirements for special permit approval:
i. The processing or manufacturing of finished products or parts from previously prepared
materials (including processing, fabrication, assembly, treatment, and packaging of such
products, and incidental storage, sales, and distribution of such products) must be
contained entirely within a fully enclosed building.
ii. All incidental outdoor storage must be screened from public view by opaque fencing,
screening, or landscaping.
iii. A light industrial use may include a showroom or ancillary sales of products related to
the items manufactured on-site.
iv. Storage of materials that are explosive, corrosive, combustible, or which are controlled
substances due to being pharmaceutical in nature, infectious in nature, putrescent in
nature, or which have a toxic or deleterious health or environmental impact are
prohibited.
v. Any heat, glare, dust, smoke, fumes, odors, or vibration must be confined to the building.
vi. Industrial - low impact uses are permitted only in existing Buildings 13A, 13B, and 35.
22
d. Restaurant/bar
Restaurants/bars in the CW3A subarea must conform to the following standards, which are
minimum requirements for special permit approval:
i. Restaurants/bars are limited to 5,000 square feet per establishment.
ii. Bakery floor area used for production is limited to 500 square feet per establishment.
iii. Outdoor dining must not interfere with ingress and egress points, including building
entrances, parking spaces, and drive aisles, and must maintain a minimum of five feet of
sidewalk clearance at all times.
iv. Outdoor dining areas must be located on private property.
v. Ventilation systems may not be installed on any front facade unless the applicant can
prove that no other feasible alternative is available. To the maximum extent feasible,
ventilation systems must be directed away from adjacent residential properties.
e. 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.
f. 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.
g. 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.
h. District Heating / Cooling
i. Demonstrate compliance with the New York State Department of Public Service
Standardized Interconnection Requirements (SIR) or equivalent.
i. Antenna
23
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+C:
• 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.
• A 30 foot buffer area without primary structures is required wherever the Chain W orks
24
District directly abuts R-1, R-2 or R-3 Zoning Districts, except at the Route 96B street
line.Accessory buildings less than 300 sq ft and covered parking are allowed within the
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:
i) Overhanging eaves and bay windows may project up to 2 feet into any required
Setback.
ii) 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.
iii) 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
Commented [CR9]: Changed per Planning Board
request 1/31/2018
25
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 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
26
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 below.
27
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 below.
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
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'
CW3C 80% of Building Site Envelope 0'12'12'6 0 18'12'
70% of Building Site
Envelope width at
thoroughfare
180'240'
HeightSetbacks Front Façade Length
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
28
interior access road intersection within the Chain Works District; design may not exceed 15
square feet in area.
29
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.
30
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.
31
L. Appeals
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
Planning & Development Board within 30 days of the written notification that Site Plan Review is
required.
B.
Any person aggrieved by any decision of the Director may appeal to the Planning &
Development Board.
C.
Any person aggrieved by any decision of the Planning & Development 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. X1.
O. Area rezoned
The area encompassed and rezoned in accordance with this section as Planned Unit Development Zone
No. 1 X is described on Schedule A to this section. The Official Zoning Map of the City of Ithaca, New
Commented [CR10]: Changed per Planning Board
request 1/31/2018
Commented [CR11]: Changed per Planning Board
request 1/31/2018
32
York, is hereby amended by adding such district at the location described.
PROPERTY DESCRIPTION BELONGS HERE.
City of Ithaca
Planning & Economic Development Committee
Wednesday, May 9, 2018 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock,
Donna Fleming, Stephen Smith, and Laura
Lewis
Committee Members Absent: None
Other Elected Officials Attending: Mayor Svante Myrick (7:00 p.m.)
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Megan Wilson,
Senior Planner; Jennifer Kusznir, Senior
Planner; Bryan McCracken, Landmarks
Preservation Planner; Nels Bohn, Director,
Ithaca Urban Renewal Agency; Tom Knipe,
Deputy Director, Economic Development; and
Deborah Grunder, Executive Assistant
Others Attending: Tim Logue, Director, Engineering
Chair Seph Murtagh called the meeting to order at 6:04 p.m.
1) Call to Order/Agenda Review
2) Special Order of Business
a) Public Hearing – Planning Board, Special Permits
Alderperson Brock moved to open the public hearing; Alderperson Smith
seconded. Carried unanimously.
No one from the public spoke on this topic.
Alderperson Brock moved to close the public hearing; Alderperson Lewis
seconded. Carried Unanimously.
b) Public Hearing – 2018 HUD Action Plan
Alderperson Fleming moved to open the public hearing; Alderperson Brock
seconded. Carried Unanimously.
No one from the public spoke on this topic.
Alderperson Smith moved to close the public hearing; Alderperson Fleming
seconded. Carried Unanimously.
c) Public Hearing – Amendment to 2017 HUD Action Plan (INHS scattered
sites)
Alderperson Brock moved to open the public hearing; Alderperson Lewis
seconded. Carried Unanimously.
No one from the public spoke on this topic.
Alderperson Brock moved to close the public hearing; Alderperson Lewis
seconded. Carried Unanimously.
3) Public Comment
Alderperson Brock recommended that a brief description of the public hearings
would be helpful for those who would like speak.
Fay Gougakis, the Commons, spoke on the new Lime Bikes and the air quality on
the Commons due to the construction.
Theresa Alt, 206 Eddy Street, commented she was delighted that the Green Street
Garage project will be discussed. It’s very important that there be affordable
housing in this project and reduced cars.
Taylor Peck, 6315 States Road, Alpine, spoke regarding the Nines. He had
already submitted a letter to all several weeks ago. He is a good friend of the
current owner. If the owner of this property had more years to prepare for a
designation would be ideal.
Elizabeth Fisher-York, 510 Dryden Road, spoke regarding Maple Grove Park. She
urges the City to keep this park.
Susan Holland, Executive Director, Historic Ithaca. The economic development of
this property should not be the focal point to determining whether to designate this
property. Think about what Collegetown can continue to be and vote to designate
this property.
Mark Kielmann, owner of the Nines, stated that he doesn’t agree.
Elizabeth Martyn, 306 Ithaca Road, asked that the City keep Maple Grove Park.
After reading the Parks Master Plan, she is still confused as to future of this park.
The neighborhood has been very active in maintaining this park, cleaning it up,
etc.
Irwin DE Vlaminck, 100 Maple Grove Place, urges the City to keep Maple Grove
Park.
Ann Sullivan, 109 Irving Place, urges the City to pass this plan onto the full
Council but strike out the alienation of some parks. These parks are used by the
neighborhoods. Once these parks are gone, they won’t ever come back.
Brody Smith, One Lincoln Center, Syracuse, attorney for the Kielmanns. There
is affection from the community, etc. He proposed that the decision to move this
designation onto the full Council be put on a moratorium to enable their group to
produce a PUD application for this particular property.
Henry Granisum, 107 Oxford Place, spoke on the alienation of some parks in the
Parks Master Plan. Maplewood apartments is going to be doubled in size, other
buildings will be developed, etc. People will use these parks.
John Schroeder, 618 Stewart Avenue, stated there is a number historic
structures that are no longer in the City. The Ithaca City seal is the EZRA Cornell
Library. Don’t forget what is here.
Kenneth Young, 228 Columbia Street, spoke in opposition of the historic
designation of the 311 College Avenue. It’s a garage with two large doors that
open to the street. The restaurant is what made it what it was. The restaurant
won’t remain there. He would like to see the ILPC spend their time saving
significant buildings.
Alderperson Lewis thanked all came out to speak. We do appreciate all who
come to speak and who send letters.
4) Announcements, Updates, and Reports
Tom Knipe, Deputy Director, Economic Development gave a brief update on the
proposed downtown conference center. Many offices are involved—Chamber of
Commerce, Ithaca Downtown Alliance, and the County Tourism Board. There is
a need for this center.
5) Discussion
a) Green Street Garage Redevelopment
Tim Logue, Director of Engineering, stated there are definitely concerns with the
Green Street Garage, and the City has a couple of years to take action. If there is
significant movement within the garage, we would have to move quickly.
Alderperson Lewis asked how many parking spots would have to be removed.
This answer was 170 spaces. Rebuilding or renovating the garage would be many
millions of dollars.
The IURA’s RFP includes a significant amount of affordable housing.
Mayor Svante Myrick joined the meeting at 7:00 p.m.
Nels Bohn, Director, Ithaca Urban Renewal Agency, informed the group that now
that the RFP is back out for circulation, it is crucial that the wants from the City
and/or Council be brought to the table now rather than later after the possible
proposals come in.
He further stated that the amount needed for a conference center is included in the
one proposal from Peak/Rimland already submitted.
Chair Murtagh stated once again that he is not in favor of the current Peak/Rimland
proposed affordable housing in his proposal particularly because the City owns the
property.
Alderperson Fleming asked whether Murtagh is interested in more affordable
housing in the project.
Alderperson Murtagh would like to see a higher percentage that Rimland
proposed, i.e., more than 10 percent but not above 50 units.
Alderperson Brock mentioned an 80/20 program. Nels Bohn explained this
concept.
Alderperson Brock stated that there are a lot of things we would want in this
proposal, but we must be realistic as to what is feasible.
Mayor Myrick stated we will keep all of our wishes and wants in place and see
what the developers propose.
It was the consensus that the order of preferences is affordable housing, parking,
and conference center.
The proposal received includes 415 parking spaces.
If we repair the east, build the center, but do nothing to the west end, 517 spaces
will be available.
Alderperson Lewis stated that the City would have to provide some money to this
project if we want to keep the parking.
Mayor Myrick stated we could reach out to Jay Franklin with the County to help
with assessing different options.
The Green Street Garage has a $9M assessed value and is a sub-parcel for the
Cinemapolis.
6) Action Items (Voting to Circulate)
a) Waterfront Zoning Changes
In August of 2017, the Common Council established four new zoning districts for
the Waterfront Study Area. Since then several items have been identified as
minor changes to the ordinance that could improve the implementation of the
zoning and allow for the type of development that was anticipated when the
zoning was adopted. In addition, several minor corrections to the existing code
that reference zones that no longer exist have also been identified.
Maximum Story Height
The adopted zoning districts define maximum heights of stories based on a floor to
floor measurement. This measurement works on all stories except the top story of
a structure with a pitched roof, where there is no upper floor from which to
measure from. Instead the roof is considered the upper floor. The roof height is
calculated at the median point in the roof. In structures with pitched roof the
median point may be less than 10 feet above the floor of the top story, but still
create a floor to ceiling measurement that is 8 feet. Staff proposes to amend the
minimum story height requirement to read as follows (new language is bold and
underlined):
Minimum Building Height
For Water Dependent Uses there is no minimum building height. For any non-
water dependent uses, buildings must be a minimum of 2 stories in height. The
first story of any new structure must be 12-15 feet in height, measured floor to
floor. Each additional story must be 10-12 feet in height, measured from floor
to floor. In buildings with a pitched roof, a top story contained within the
pitched roof shall be exempt from this requirement. Accessory structures of
less than 250 SF may be 1 story. As an exception, any increase in first floor
elevation, as required to comply with flood plain regulations, can be included in
the first story minimum height requirement, however the first floor should not
be less than 10 feet in height measured floor to floor.
Garage, Public Repair
Add as an allowable use in the Cherry Street District, the following:
GARAGE, PUBLIC REPAIR -An enclosed space designed primarily for repair
and service of motor vehicles.
The Cherry Street District is a mixed use light industrial district. While a large
operation for automobile sales and service is not desirable in this location, small
operations for automobile service and repair is appropriate. This use currently
exists and is compatible with the other allowable uses in this district.
Professional Offices
All of the newly established waterfront zoning districts allow for professional
offices. This is an undefined term in our zoning. Staff proposes to add the
following definition to 325-3:
BUSINESS OR PROFESSIONAL OFFICE - Offices where services are provided
that require specialized training or professional certification including but not
limited to accountant, appraiser, attorney, architect, engineer, surveyor,
stockbroker, physician, dentist, chiropractor, massage therapist, psychologist, and
optometrist.
Delete Section 325-16E
Section 325-16E of the City Code refers to height restrictions in the WF zones.
These district have been replaced with the new zoning districts and this section
should be deleted in its entirety.
Delete Section 325-28
Section 325-28 of the City Code refers to the Marine Commercial District. This
district no longer exists and this section should be deleted in its entirety.
Delete Section 325-20D(3)(a)
Section 325-20D(3)(a) references off street parking requirements in the special
parking requirements in the WF zones. The waterfront zoning districts F zones no
longer exist. This section should be deleted and subsequent sections should be
renumbered.
Amend Section 325-26
Section 325-26 of the City Code refers to structures along streams and inlets in
the waterfront zoning district. This should be changed to say structures located
within the Waterfront Study Area.
Adult Use Overlay Zone
Section 325-29.1D., describes the locations that adult uses are allowed in the City.
When the map was updated this text was not changed. This section should be
replaced with the following language:
325-29.1 D. Location.
(1) Adult uses may only be located within the Adult Use Overlay Zone, as shown
on the Official City Zoning Map.
If the Committee is in agreement, staff will draft these proposed changes circulate it.
We will return next month with any comments that are received. If you have any
concerns or questions regarding any of this information, feel free to contact me at 274-
6410.
Alderperson Smith moved to circulate for additional comment; seconded by
Alderperson Fleming. Carried unanimously..
7) Action Items (Voting to Send onto Council)
a) 2018 HUD Action Plan
Moved by Alderperson Brock; seconded by Alderperson Smith. Carried Unanimously.
WHEREAS, the City of Ithaca (City) is eligible to receive an annual formula allocation of
funds to address community development needs through the U.S. Department of
Housing & Urban Development (HUD) Entitlement program from the Community
Development Block Grant (CDBG) program and the Home Investment Partnerships
(HOME) program funding sources, and
WHERAS, 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, on an annual basis an Action Plan must be submitted to HUD to access HUD
Entitlement program funding allocated to the City, and
WHEREAS, the 2018 Action Plan identifies a specific list of budgeted community
development activities to be funded from the 2018 HUD Entitlement program
allocation and associated funds administered by the IURA, and
WHEREAS, funding available to be allocated through the 2018 Action Plan funding
process is anticipated to include the following:
$634,000.00 CDBG 2018 allocation
$160,000.00 CDBG 2018 projected program income
$38,760.72 CDBG recaptured/unallocated funds
$261,000.00 HOME 2018 allocation
$133,793.78 HOME recaptured/unallocated funds
$100,000.00 Urban Development Action Grant (UDAG) miscellaneous revenues
$1,327,554.50 Total, and
WHEREAS, the IURA utilized an open and competitive project selection process for
development of the 2018 Action Plan in accordance with the City of Ithaca Citizen
Participation Plan, and
WHEREAS, at its April 26, 2018 meeting, the IURA adopted a draft 2018 Action Plan;
now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca hereby adopts the attached
draft action plan dated April 26, 2018, for allocation of the City’s 2018 HUD
Entitlement Program award along with associated funds listed above, and be it further
RESOLVED, that if the actual amount of CDBG funds received is more than the
anticipated amount, any additional funding shall be allocated to the Economic
Development Loan activity for loans that create employment opportunities for low‐and
moderate‐income persons, and be it further
RESOLVED, that if the actual amount of HOME funds received is more than the
anticipated amount, any additional funding shall be allocated to the Community
Housing Development Organization (CHDO) set‐aside reserve activity for affordable
housing projects, and be it further
RESOLVED, that should the actual amount of CDBG and/or HOME funds received be
less than the anticipated amount, the IURA will develop recommended revisions to the
draft Action Plan for consideration by the Common Council, and be it further
RESOLVED, that the Urban Renewal Plan shall be amended to include activities funded
in the adopted 2018 Action Plan.
b) Amendment #3 to the 2017 HUD Action Plan (INHS scattered sites)
Moved by Alderperson Brock; seconded by Alderperson Smith. Carried
Unanimously
WHEREAS, the Ithaca Urban Renewal Agency (IURA) recommends approval
of an amendment to the 2017 HUD Action Plan to authorize a loan of up to
$160,000 to Ithaca Neighborhood Housing Services, Inc. (INHS) for the
Scattered Site Preservation Phase II project (Project) with funds to be derived
from the IURA-administered Community Development Revolving Loan Fund,
and
Whereas, the Project will renovate, reconstruct or replace some, or all, of the
existing rental housing units located at 502 W. MLK Jr./State Street, 203-209
Elm Street, 406 S. Plain Street, 111 W. Clinton Street, 227 S. Geneva Street
and 301 S. Geneva Street; and
WHERAS, the City has contracted with the IURA to administer, implement and
monitor the City’s HUD Entitlement program in compliance with all applicable
regulations, and
WHEREAS, the City adopts an Action Plan annually that identifies a specific list
of budgeted community development activities funded from the HUD
Entitlement program, and
WHEREAS, a change in activity funding of more than $25,000 in the Action
Plan requires Common Council approval, and
WHEREAS, the IURA recommends the addition of the Project as a new activity
funded at $160,000 in the 2017 Action Plan, and
WHEREAS, the IURA-Administered Community Development Revolving Loan
Fund (CD-RLF) utilizes CDBG funds to make small business loans, but is not
authorized to make affordable housing loans, and
WHEREAS, the IURA recommends reallocating up to $160,000 from the CD-
RLF to the 2017 Action Plan to fund the Project, and
WHEREAS, CDBG funds are proposed to be used for reimbursement of
professional fees and soft costs, and
WHEREAS, conducting environmental, engineering, architectural and other
feasibility studies for an affordable housing project where such activities do not
commit any physical change is a Type II action under the City Environmental
Quality Review Ordinance, so no further environmental review of this action is
required; now, therefore, be it
RESOLVED, that the Common Council for the City of Ithaca hereby approves
the following IURA-recommended amendment to the 2017 HUD Action Plan:
Project: INHS Scattered Site Preservation Phase II affordable housing project
Sponsor: Ithaca Neighborhood Housing Services, Inc.
Amount: $160,000
Description: Loan assistance for professional fees and other soft costs for an
affordable housing project, and be it further
RESOLVED, that funding shall be derived by transferring up to $160,000 from
the IURA Community Development Revolving Loan Fund to the 2017 HUD
Action Plan account.
c) Parks Master Plan
Adoption of the Parks and Recreation Master Plan as Part of Phase II of the City of Ithaca
Comprehensive Plan – Resolution
Moved by Alderperson Lewis; seconded by Alderperson Fleming. Carried unanimously.
Alderperson Fleming stated her concern of alienating the parks. She wouldn’t feel
comfortable to de-park one park over another.
WHEREAS, the City is pursuing a two-phased approach to its Comprehensive Plan, where
Phase I entailed the preparation of an “umbrella” plan that sets forth broad goals and principles
to guide future policies throughout the city and where Phase II includes the preparation of
specific neighborhood and thematic plans, and
WHEREAS, the City adopted Plan Ithaca as Phase I of its Comprehensive Plan in 2015, and
Plan Ithaca recommends the preparation of a plan for the City’s park system as part of Phase II,
and
WHEREAS, the Common Council funded a parks and recreation master plan as part of the
City’s 2016 budget, and the Town of Ithaca and Tompkins County funded various aspects of the
proposed plan, and
WHEREAS, PROS Consulting was selected as the project consultant and began work on the
draft plan in the fall of 2016, and
WHEREAS, the public was involved throughout the planning process through stakeholder
interviews, focus groups, surveys, and community events, and
WHEREAS, the consultant team gathered information through data collection, site
assessments, community input, staff observations and local and national trends and used this
information to prepare the draft Parks and Recreation Master Plan, and
WHEREAS, a draft Parks and Recreation Master Plan was presented in early November and
was then circulated for further public comment, and
WHEREAS, in accordance with the City of Ithaca Municipal Code and New York State
General City Law, the Planning and Development Board is responsible for recommending a
comprehensive plan to the Common Council for adoption, and
WHEREAS, the Planning and Development Board reviewed the draft plan at its December 19,
2017 and January 30, 2018 meetings and recommended adoption of the plan with several
modifications, and
WHEREAS, a public hearing for the adoption of the proposed plan was held at the January 10,
2018 Planning & Economic Development Committee meeting, and many written comments were
submitted by community members and City staff, and
WHEREAS, the Planning & Economic Development Committee voted to adopt the draft plan
at its March 2018 meeting, but the draft was later revised again to incorporate additional
submitted comments, and
WHEREAS, the draft Parks and Recreation Master Plan was submitted for review by the
Tompkins County Department of Planning and Sustainability pursuant to §239-l-m of the New
York State General Municipal Law, which requires that all actions within 500 feet of a county or
state facility, including county and state highways, be reviewed by the County Planning
Department, and was also distributed for review by the City of Ithaca Conservation Advisory
Council, and
WHEREAS, the adoption of the Parks and Recreation Master Plan as part of Phase II of the
Comprehensive Plan is a Type I action, and the Common Council, as lead agency, has completed
environmental review and determined that the action will not have a significant impact on the
environment; now, therefore, be it
RESOLVED, that the Common Council hereby adopts the Parks and Recreation Master Plan,
dated April 2018, as part of Phase II of the Comprehensive Plan, and be it further
RESOLVED, that this Comprehensive Plan shall serve as a guide for future decisions made by
Common Council, City boards and commissions, and City staff, and be it further
RESOLVED, that Common Council shall establish regular reviews and updates of the
Comprehensive Plan every five years.
d) Local Landmark Designation of the Former No. 9 Fire Station at 311
College Avenue
Alderperson Brock stated she was intrigued by the comments made by Mr. Brody.
Alderperson Brock moved to table the designation in order for a PUD application;
seconded by Alderperson Smith. Fails 3-2.
Alderperson Lewis moved to send on to Council with a recommendation to agree
with ILPC’s resolution; seconded by Alderperson Murtagh. Carried Unanimously.
e) Planning Board – Special Permits
Adoption of a Zoning Amendment to Authorize the Planning and Development
Board to Approve the Granting of Special Permits.
Declaration of Lead Agency for Environmental Review
Moved by Alderperson Smith; seconded by Alderperson Lewis. Carried
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 “Unlisted Action” pursuant to the
City Environmental Quality Review (CEQR) Ordinance, which requires 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 adoption of the zoning amendment to
authorize the Planning and Development Board to approve the granting of Special
Permits.
Adoption of a Zoning Amendment to Authorize the Planning and Development
Board to Approve the Granting of Special Permits
Determination of Environmental Significance
Moved by Smith; seconded by Brock. Carried unanimously.
WHEREAS, the City of Ithaca is considering a proposal to authorize the Planning and
Development Board to approve the granting of special permits where currently the
Board of Zoning Appeals has this authority, and
WHEREAS, review of Special Permit requests by the Board of Zoning Appeals
considers additional regulations and conditions which apply to certain land uses and
activities which are incongruous or sufficiently unique in terms of their nature, location
and effect on the surrounding environment and the quality of the community to warrant
evaluation of each individual case, and
WHEREAS, the Planning and Development Board, when reviewing site plans, uses
much the same criteria as is used by the Board of Zoning Appeals to evaluate special
permits, such as potential impacts a project may have on the immediate neighbors, the
neighborhood, and the greater community, and
WHEREAS, the Planning and Development Board may be the more appropriate body to
review applications for special permits since the review criteria is very similar to the site
plan and environmental review criteria, and
WHEREAS, this zoning amendment has been reviewed by the Tompkins County
Planning Department Pursuant to §239-l–m of the New York State General Municipal
Law, the City of Ithaca Planning and Development Board, and the City of Ithaca Board
of Zoning Appeals, and
WHEREAS, the proposed action is an “Unlisted Action” under the City Environmental
Quality Review Ordinance, and
WHEREAS, appropriate environmental review has been conducted for this action
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 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 on the Short Environmental
Assessment Form for the action of authorizing the Planning and Development Board to
approve the granting of Special Permits, 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.
An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325,
§ 325-9 Standards for special conditions and special permits to authorize the
Planning and Development Board to Approve the Granting of Special Permits
Moved by Alderperson Smith; seconded by Alderperson Brock. Carried
unanimously.
The ordinance to be considered shall be as follows:
ORDINANCE NO. ________
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
ITHACA, CHAPTER 325, § 325-9 ENTITLED “STANDARDS FOR SPECIAL
CONDITIONS AND SPECIAL PERMITS” TO AMEND THE ORDINANCE TO
AUTHORIZE THE PLANNING AND DEVELOPMENT BOARD TO APPROVE THE
GRANTING OF SPECIAL PERMITS
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City
of Ithaca that Chapter 325 (Zoning) of the Municipal Code of the
City of Ithaca is hereby amended as follows:
Section 1. Chapter 325, Section 325-9 of the Municipal Code of
the City of Ithaca entitled “STANDARDS FOR SPECIAL CONDITIONS
AND SPECIAL PERMITS” be amended as follows:
§ 325-9 Standards for special conditions and special permits.
A.
Intent. The intent of this section is to set forth additional
regulations and conditions which shall apply to certain land
uses and activities which are incongruous or sufficiently unique
in terms of their nature, location and effect on the surrounding
environment and the quality of the community to warrant special
evaluation of each individual case.
B.
Special conditions. The Director of Planning and Development or
designee shall approve the following uses only when the special
conditions specified in this subsection have been met:
[Amended 1-14-1993 by Ord. No. 93-2; 6-5-2013 by Ord. No. 2013-
15[1]]
(1)
[2]Development in R-3 Districts which abut R-1 Districts. The
development of any permitted use in the R-3a or R-3b Zoning
Districts, except a one-family dwelling or a two-family
dwelling, shall be subject to the following special conditions
if the land on which the development occurs directly abuts land
in either the R-1a or R-1b Zoning District.
(a)
Minimum lot size (area in square feet): The required area in
square feet needed to satisfy the minimum lot size requirement
shall be 150% of the requirement shown on the District
Regulations Chart[3] for the R-3a or R-3b District.
(b)
Maximum building height: The maximum building height requirement
shall be the same as the requirement on the abutting R-1a of R-
1b District.
(c)
Maximum percent of lot coverage by buildings: The maximum
percent of lot coverage by buildings shall be 75% of the
requirement shown on the District Regulations Chart for the R-3a
or R-3b District.
(d)
Yard dimensions, side or rear yards: The minimum required side
or rear yard requirement shall be 150% of the requirement shown
on the District Regulations Chart for the R-3a or R-3b District
if the side or rear yard abuts land in the R-1a or R-1b
District.
C.
Special permits.
(1)
Applicability. The uses listed under the district regulations in
§325-8 which require a special permit from the Planning and
Development Board are as follows:
(a)
Cemeteries in all districts.
(b)
Public utility facilities in all residential districts.
(c)
Private schools in all residential districts.
(d)
Nursery schools or child day-care centers in R-2 and R-U
Districts.
(e)
Neighborhood retail or service commercial facilities in R-2 and
R-3 Districts.
(f)
Hospitals or sanatoriums in R-3 Districts.
(g)
In P-1 Districts, within 200 feet of adjoining residential
districts, any use other than public recreation, classrooms or
living accommodations. In such P-1 Districts, living
accommodations within 200 feet of adjoining residential
districts shall conform to the use and area regulations applying
to the strictest of such adjoining residential districts.
(h)
Signs in all districts, as provided in the Sign Ordinance.[4]
[Amended 4-1-1981 by Ord. No. 81-2]
(i)
[5]Home occupations in all Residential Zoning Districts require a
temporary special permit unless the home occupation meets all
the following criteria:
[Added 4-1-1981 by Ord. No. 81-2; amended 11-4-1992 by Ord. No.
92-16; 12-2-1998 by Ord. No. 98-30]
[1]
The occupation does not carry a stock of merchandise or store
materials for resale or use in the occupation, except a
reasonable supply of office supplies customarily incidental to a
small office.
[2]
The occupation does not create traffic or need for parking
beyond that which is customarily incidental to the residential
use of the property. Factors that are not to be considered
incidental to residential use are regularly scheduled events
such as deliveries, client or customer visits or similar events.
[3]
The occupation requires or performs no exterior alterations and
maintains no exterior display visible from outside the residence
(including vehicles with signage parked outside of the
buildings) except a nameplate as permitted by Municipal Code
Chapter 272, Signs.
[4]
The occupation does not create any noise, vibration, smoke, dust
or objectionable effects not customarily incidental and
accessory to the residential use of the property.
(j)
In any district, towers or structures for the transmission or
receipt of radio or other electronic communications signals,
except towers or structures subject to Article V-A of this
chapter, entitled "Telecommunications Facilities and Services,"
unless:
[Added 4-1-1981 by Ord. No. 81-2; amended 11-4-1992 by Ord. No.
92-15; 12-3-2003 by Ord. No. 2003-20]
[1]
The towers or structures are antennas or satellite dishes with a
maximum dimension of six feet or less;
[2]
Such antennas or satellite dishes are not in a front yard;
[3]
The maximum height (top to bottom) of such antenna or satellite
dish, when combined with attached mounting supports, is 10 feet
or less; and
[4]
Such antennas or satellite dishes, if they are to be located
where they would ordinarily be visible from a public way
adjoining the property, are subject to the following conditions:
[a]
If in a residential zone or on a lot abutting or across a street
or waterway from a residential zone, they shall be screened from
such view.
[b]
In all other locations, they shall be screened from such view or
be of a color and/or in a location that will minimize their
visual impact.
(k)
Towers or structures intended for use in the generation of
electricity for the premises on which such tower is located in
any district.
[Added 4-1-1981 by Ord. No. 81-2]
(l)
Community or neighborhood gardens in all districts.
[Added 7-10-1985 by Ord. No. 85-6]
(m)
(Reserved)[6]
(n)
Group adult day-care facilities in R-2 Districts.
[Added 5-6-1987 by Ord. No. 87-13]
(o)
Any use not permitted as of right in the I-1 Zoning District.
[Added 11-14-1989 by Ord. No. 89-16]
(p)
Redemption centers in B-2 Districts.
[Added 10-6-1993 by Ord. No. 93-19]
(q)
Bed-and-breakfast homes and bed-and-breakfast inns.
[Added 9-6-1995 by Ord. No. 95-10]
(r)
Neighborhood parking in any district where such parking
is permitted.
[Added 6-6-2012 by Ord. No. 2012-03]
(2)
Required plan.
(a)
A plan for the proposed development of a site shall be submitted
with an application for a special permit. The plan shall
generally conform to the requirements for presentation of plans
set forth in Ch. 290, Subdivision of Land. It shall show parking
areas, traffic areas, landscaping, building arrangement, the
height and number of stories of the buildings, topography and
other pertinent information that may be required by the Board of
Appeals.
(b)
In addition to the plan requirements set forth in
Subsection C(2)(a) above, an applicant for a special permit for
a school or related use must provide the following information:
[Added 11-6-1985 by Ord. No. 85-14]
[1]
Information on the nature of the proposed uses to be conducted
or facilities to be located on the premises, including but not
limited to the courses of study and subjects to be offered, the
size and composition of the student body to be accommodated, the
size of the faculty and staff required, the daily hours of
operation and annual periods of operation and the type and
location of support facilities required.
[2]
Information concerning the type and number of living
accommodations which may be required to serve any increase in
the institution's enrollment resulting from the proposed action,
including the location and availability of those accommodations.
[3]
Documentation of the evaluation of suitable alternative sites
for the proposed activity, together with reasoning supporting
its preference for the site for which a special permit is
sought.
[4]
Detailed information on the occupant load, night operation and
the use of chemical, biological or radioactive agents expected
in connection with the proposed activity.
(3)
Standards applicable to all uses requiring special permits.
No special permit shall be granted by the Planning and
Development Board unless the proposed use or activity meets the
following requirements:
(a)
The location and size of the use, the size of the site in
relation to it and the location of the site with respect to the
existing or future streets giving access to it shall be such
that it will be in harmony with the existing or intended
character of the neighborhood and will not discourage the
appropriate development of adjacent land and buildings or impair
the enjoyment or value thereof.
(b)
Operations in connection with any special use shall not be more
objectionable to nearby property by reason of noise, fumes,
increased vehicular traffic or parking demand, vibration or
flashing lights than would be the operations of any
use permitted without a special permit.
(4)
Specific standards applicable to certain uses
requiring special permits. Certain uses listed in the district
regulations in § 325-8 as requiring a special permit must
conform to the applicable conditions set forth in this
subsection.
(a)
Neighborhood retail or service commercial facilities in R-2 and
R-3 Districts:
[1]
The applicant must furnish information as to the specific goods
or services offered and the nature, size and hours of operation
of the facility proposed in sufficient detail to enable the
Planning and Development Board to determine whether the use
conforms to the limitations specified in the definition of this
category. (See § 325-3.)
[2]
The response of those notified by the applicant as required in
the procedures set forth in § 325-40, as well as that expressed
at the public hearing, should be a principal factor in the
Board's decision to grant the special permit.
[Amended 8-5-1992 by Ord. No. 92-9; 12-2-1998 by Ord. No. 98-30]
(b)
Towers or structures for the transmission or receipt of
electronic communications signals in connection with any
commercial or business enterprise in any zone except towers or
structures subject to Article V-A of this chapter, entitled
"Telecommunications Facilities and Services:"
[Amended 12-3-2003 by Ord. No. 2003-20]
[1]
Applicants must furnish information on the nature of the
business requiring such means of communication, including
reasons why such tower or structure must be located on the
premises in question.
[2]
Applicants shall furnish the Planning and Development Board with
scale drawings of the proposal, including, as a minimum, a plot
plan of the premises involved showing lot lines and the accurate
locations of all buildings or structures on the premises and on
each adjacent lot, as well as the locations of the proposed
tower and all guy wires, poles or anchors, and a sketch
elevation of the premises accurately depicting the proposed
tower and its relationship to structures on the premises and to
the nearest structures on adjacent lots.
[3]
Applicants shall provide sufficient information, including
manufacturer's specifications or engineering data, to assure the
Board that the proposed tower or structure will not
unnecessarily obstruct the view from neighboring properties,
that the tower support system meets manufacturer's
specifications or engineering requirements and that the tower
and its supports will be adequately safeguarded against
structural damage by persons or vehicles and against
unauthorized climbing.
[4]
The response of those notified by the applicant as required in
the procedures set forth in § 325-40, as well as that expressed
at the public hearing, should be a principal factor in the
Board's decision to grant the special permit.
[Amended 8-5-1992 by Ord. No. 92-9; 12-2-1998 by Ord. No. 98-30]
(c)
Towers or structures for use in the generation of electricity
for use on the premises where such tower or structure is located
in any district:
[Added 4-1-1981 by Ord. No. 81-2]
[1]
Same as Subsection C(4)(b)[2] for radio towers above.
[2]
Same as Subsection C(4)(b)[3] for radio towers above.
[3]
Applicants shall furnish the Planning and Development Board with
sufficient information, including manufacturer's specifications
or engineering data, on the mechanical devices and the materials
in the generating structure to indicate that excessive or
annoying noise will not be produced during prolonged operation
of the generating machinery and that failure of moving parts
during operations will not present a safety hazard to adjoining
properties due to flying debris.
[4]
Same as Subsection C(4)(b)[4] for radio towers.
(d)
Specific standards applicable to schools and related buildings
in all residential districts [R-1 (R-1a and R-1b), R-2 (R-2a, R-
2b and R-2c), R-3 (R-3a and R-3b) and R-U]. Notwithstanding the
criteria set forth in Subsection C(3) above, which criteria
shall not apply hereto, no special permit shall be granted by
the Planning and Development Board unless the proposed use or
activity meets the following requirements:
[Added 11-6-1985 by Ord. No. 85-11; amended 1-8-1990 by Ord. No.
90-2]
[1]
If the proposed use is the expansion of an educational use, then
the applicant must show a need to expand into the residential
area rather than into a less-restrictive area. No special
permit shall be granted by the Planning and Development Board
unless the applicant can demonstrate that there is no reasonable
alternative to location or expansion on the site proposed.
[2]
The location and size of the use, the size of the site in
relation to it, the operations in connection with the use and
the parking and traffic related to the operations shall not be
such as to create a significant hazard to the safety or general
welfare of the surrounding area.
[3]
The proposed use or operation shall not produce or present
substantial danger of excessive noise, noxious odors, noxious or
harmful discharge, fire or explosion, radiation, chemical or
toxic release or other conditions injurious to the health or
general welfare of occupants of nearby properties.
[4]
The size and use of the facility or the concentration with
similar facilities in the neighborhood shall not be so
substantially out of proportion to the character of the
neighborhood as to jeopardize the continued use of the
neighborhood for residential purposes.
(e)
Community or neighborhood gardens in all districts:
[Added 7-10-1985 by Ord. No. 85-6]
[1]
Applicants shall provide evidence of approval for such use from
the owner of the property on which the gardens are to be
located.
[2]
Applications shall provide evidence that the area to be used
will at all times be operated in a responsible manner so as not
to present a nuisance to or interfere with the use and enjoyment
of neighboring private or public property. Such evidence shall
designate at least one responsible adult, who shall be a
participant in the gardening, a representative of the sponsoring
organization or the owner of the subject property, to administer
or coordinate the operation and to act as a contact person
therefor.
[3]
Applications shall be submitted in writing to the Department of
Planning and Development and shall include:
[Amended 6-5-2013 by Ord. No. 2013-15[7]]
[a]
The name, address and phone number(s) of the contact person.
[b]
A description of the refuse disposal procedure to be followed
and of the intended use of organic materials, chemical
fertilizers, herbicides and pesticides.
[c]
A site plan showing the proposed locations of all features of
the site, including access point(s) and any of the required
parking spaces that may be located on adjacent property.
Applicants, or the administrator/coordinator of the garden area,
shall ensure the following:
[a]
That the gardening activity on individual plots is confined to
the hours of 7:00 a.m. to 10:00 p.m., except that power
machinery shall not be operated before 8:00 a.m. or after 8:00
p.m.
[b]
All organic refuse and trash from the gardening operations is
promptly and properly disposed of on at least a weekly basis and
that, pending disposition, it is stored neatly in such a way
that it does not produce offensive odors or attract dogs,
raccoons or vermin.
[c]
That power or motorized machinery used in preparing and
maintaining individual plots is no larger than that normally
used in connection with home gardening, e.g., a typical walk-
behind rototiller.
[d]
That farm tractors or other heavy machinery is not employed on
the site except for initial site development and for annual
spring preparation and fall cleanup, if necessary; and in those
instances it shall be operated only between 8:00 a.m. and 6:00
p.m. weekdays.
[e]
That mulch, compost or organic fertilizer employed in the
gardening is confined to the site in a neat and orderly manner
and that no fresh manure shall be used or composted.
[f]
That noxious fertilizers or noxious chemicals employed in the
gardening are used only with the knowledge and consent of all
gardeners using the site, all adjoining property owners and, in
the event that adjoining properties are rental residential
properties, with the knowledge and consent of the head of each
tenant household.
[g]
That no flammable liquids will be stored on the site.
[h]
That noise and odors produced in connection with the gardening
activity will be no greater than those normally associated with
home gardening.
[i]
That City residents of the area nearest the site will be given
an opportunity to obtain plots in the allocation of plots on a
first priority basis.
[j]
Other City residents will be given an opportunity to obtain
plots in the allocation of plots on a second priority basis.
[k]
That unused portions of the site will be maintained in a neat
and orderly manner at all times.
[l]
That, at the end of each gardening season or within 30 days of
revocation of a permit, whichever occurs first, the entire site
will be cleaned and left with a neat appearance.
[5]
In addition, the applicable portions of § 325-15A and C shall be
observed.
[6]
In consideration of the fact that such gardens may be of an
interim nature, may occupy only a portion of a parcel and may be
located on property unsuited for other uses permitted under this
chapter, the district regulations specified for permitted uses
under § 325-8 of this chapter shall be superseded, where
applicable, by the following regulations for community or
neighborhood gardens:
[a]
Minimum lot size: none.
[b]
Width in feet at the street line: none required; however, sites
lacking street frontage shall be accessible to vehicles and
pedestrians via a right-of-way of at least eight feet in width.
[c]
Structures permitted: No structures for human habitation or
occupancy shall be permitted except for a weather shelter for
gardeners, which may have a maximum floor area of 64 square
feet. A light accessory structure for storage of gardening
equipment and materials for plant propagation, with a maximum
floor area of 64 square feet, may be erected separately or
attached to the weather shelter. If necessary, a well-housing
structure for the production of water for garden use may be
erected with permission of the owner of the site.
[d]
Parking and loading space: At least one off-street space on or
immediately adjacent to the site shall be provided for the use
of the gardeners for each 15 individual garden plots on the site
or portion thereof.
[e]
Yard setbacks shall not be required, except that the provisions
of §§ 325-17B and C and 325-25 of this chapter shall apply to
any plantings, fences or accessory structures on the site.
[7]
The response of those notified by the applicant as required in
the procedures set forth in § 325-40, together with any other
written comment received by the Planning and Development Board
before the hearing, as well as that comment expressed at the
public hearing, with primary consideration given the wishes of
residents living within 200 feet of the property, should be a
principal factor in the Planning and Development Board's
decision to grant or deny the special permit. [Amended 8-5-
1992 by Ord. No. 92-9; 12-2-1998 by Ord. No. 98-30]
[8]
In granting a special permit for community or neighborhood
gardens, the Planning and Development Board may prescribe any
conditions that it deems necessary or desirable, including but
not limited to additional off-street parking spaces, so that the
spirit of this chapter shall be observed, public safety and
welfare secured and substantial justice done.
[9]
Special permits for neighborhood and community gardens shall be
reviewed by the Director of Planning and Development or designee
at least annually for compliance with this section and with any
conditions established by the Planning and Development Board.
If, following such review or investigation of any complaint, the
Director of Planning and Development or designee determines that
a substantial violation exists, notice of such violation shall
be mailed to the contact person designated in accordance with
Subsection C(4)(e)[2] above, requiring that such violation be
corrected within 15 days. If satisfactory correction is not
made, the permit may be revoked by the Director of Planning and
Development or designee. Appeals to such revocation shall be
made to the Planning and Development Board as provided in § 325-
41 of this chapter.
[Amended 6-5-2013 by Ord. No. 2013-15[8]]
[10]
Special permits for neighborhood and community gardens shall be
revoked automatically if the site is not used as a community or
neighborhood garden, as that term is defined in § 325-3, for one
complete garden season.
(f)
Group adult day-care facilities in R-2 Districts: Applicants
shall furnish information sufficient to describe the scope of
the proposed activity, including the size of the building, the
number of clientele, the operating hours, off-street parking
availability, the number of employees and the proximity to other
group adult day-care facilities in the neighborhood. Prior to
granting any special permit for such use, the Planning and
Development Board must find that the activity is compatible with
the character and quality of the neighborhood in which it is to
be located.
[Added 5-6-1987 by Ord. No. 87-13]
(g)
Bed-and-breakfast homes and bed-and-breakfast inns:
[Added 9-6-1995 by Ord. No. 95-10]
[1]
The Planning and Development Board shall only grant a special
permit for a bed-and-breakfast home or a bed-and-breakfast inn
(in those districts allowing such uses) if the
following special conditions are met and adhered to during the
period the bed-and-breakfast use is in operation:
[a]
Each such use before it commences must obtain a certificate of
occupancy from the Director of Planning and Development or
designee.
[Amended 6-5-2013 by Ord. No. 2013-15[9]]
[b]
A bed-and-breakfast home must be owner-occupied and owner-
managed. A bed-and-breakfast inn must be owner-managed.
[i]
An owner-occupant is an individual who owns at least a 1/2
interest in the real estate on which the bed-and-breakfast home
is located and also owns at least a 1/2 interest in the business
of running the bed-and-breakfast home and who primarily resides
in and lives in the bed-and-breakfast home for at least 80% of
the days (in each calendar year) when the bed-and-breakfast home
is open for business as a bed-and-breakfast home.
[ii]
An owner-manager is an individual who owns at least a 1/2
ownership interest in the real estate on which the bed-and-
breakfast home or bed-and-breakfast inn is located and also owns
at least a 1/2 interest in the business of the bed-and-breakfast
home or bed-and-breakfast inn and who is primarily responsible
for the management of the bed-and-breakfast home or bed-and-
breakfast inn and is physically present in the bed-and-breakfast
home or bed-and breakfast inn at least once per day for 80% of
the days (in each calendar year) when the bed-and-breakfast home
or bed-and-breakfast inn is open for business.
[c]
Bed-and-breakfast homes or inns in residential zones must be
compatible with the surrounding residential neighborhood. No
alterations to the exterior of the house for the purpose of
establishing or expanding bed-and-breakfast operations shall be
permitted except for routine maintenance, alterations not
requiring a building permit, restoration or requirements related
to safety or handicapped accessibility. There shall be no
exterior indication of a business, except the one permitted sign
as indicated below and required parking. Drawings illustrating
any proposed exterior modifications must be submitted with
the special permit application.
[d]
Drawings illustrating any major proposed interior modifications
(excluding plumbing, wiring or other utility work) directly
related to establishing or continuing the bed-and-breakfast use
must be submitted with the special permit application. Examples
of major interior modifications are the removal, replacement or
installation of staircases or partitioning walls.
[e]
No cooking facilities are permitted in the individual guest
rooms.
[f]
Food service shall only be provided to guests taking lodging in
the bed-and-breakfast home or inn.
[g]
In R-2 Zones, no bed-and-breakfast home may be located on a lot
closer than 500 feet to any other lot containing a bed-and-
breakfast home, with only one such establishment permitted per
block face.
[h]
There shall be no more than one sign. Such sign shall not be
self-illuminated and shall not exceed five square feet in area.
Additional requirements described in Chapter 272, entitled
"Signs," of this Code shall be met.
[2]
The response of those notified by the appellant as required in
the procedures set forth in § 325-40, as well as that expressed
at the public hearing, should be a principal factor in the
Planning and Development Board's decision to grant or deny
the special permit.
[Amended 12-2-1998 by Ord. No. 98-30]
[3]
A special permit granted for a bed-and-breakfast home located in
an R-2 Zone shall expire after a period of five years. All the
requirements pertaining to the application for and granting of a
first-time special permit for a bed-and-breakfast home shall
also apply to the application for and granting of a
renewed special permit for a bed-and-breakfast home located in
an R-2 Zone, including the notification procedures set forth in
§ 325-40 and the expiration of such renewed special permit after
five years.
[Amended 12-2-1998 by Ord. No. 98-30]
(h)
Temporary special permits for home occupations.
[Added 12-2-1998 by Ord. No. 98-30]
[1]
Spaces in which home occupations are conducted must comply with
the New York State Uniform Fire Prevention and Building Code.
[2]
A home occupation temporary special permit shall be issued for a
three-year period.
[3]
The response of those notified by the appellant as required in
the procedures set forth in § 325-40, as well as that expressed
at the public hearing, should be a principal factor in the
Planning and Development Board's decision to grant the temporary
home occupation special permit.
[4]
Renewals. The renewal of temporary home occupation special
permits for additional three-year periods shall be granted by
the Director of Planning and Development or designee following
inspection of the premises by the Department of Planning,
Building and Development, submission of a renewal application
form issued by the Department of Planning and Development and an
affidavit stating that the conditions as originally set forth to
the Planning and Development Board have not changed in any way.
It is the responsibility of permit holders to renew their
temporary special permits. The Director of Planning and
Development or designee shall determine that the premises still
meet the standards of the New York State Uniform Fire Prevention
and Building Code and that the original qualifying conditions
still exist. The Director of Planning and Development or
designee is authorized to charge a fee of $30 for each renewal
inspection conducted.
[Amended 6-5-2013 by Ord. No. 2013-15[10]]
[5]
Revocation. The Director of Planning and Development or designee
shall revoke any special permit issued hereunder, should the
applicant or the applicant's tenant violate any provision of
this chapter or any condition imposed upon the issuance of
the special permit.
[6]
Periodic review. The Department of Planning and Development
shall review the effects of this section at least every five
years to determine the long-term effect on the residential
character of the neighborhoods.
[Amended 6-5-2013 by Ord. No. 2013-15[11]]
[11]
Editor's Note: This ordinance provided for an effective date of
1-1-2014.
(5)
In the I-1 Zone and the Cherry District, uses other than
those permitted under § 325-8 may be permitted by special
permit upon a finding by the Planning and Development Board and
concurrence by the Common Council that such use shall have no
negative impact by reason of noise, fumes, odors, vibration,
noxious or toxic releases or other conditions injurious to the
health or general welfare.
[Added 11-14-1989 by Ord. No. 89-16]
D.
The Board shall deny a special permit in all instances where it
finds that a proposed use would have a significant negative
impact on traffic, congestion, property values, municipal
services, character of the surrounding neighborhood, or the
general plan for the development of the community. The granting
of a special permit may be conditioned on the effect the use
would have on traffic, congestion, property values, municipal
services or the general plan for the development of the
community. The applicant may be required by the Planning and
Development Board to submit plans for the site and for parking
facilities and to disclose other features of the applicant's
proposed use so as to afford the Planning and Development Board
an opportunity to weigh the proposed use in relation to
neighboring land uses and to cushion any adverse effects by
imposing conditions designed to mitigate them. If the Planning
and Development Board finds that the adverse effects cannot be
sufficiently mitigated, then the Planning and Development Board
shall deny the special permit.
Section 2. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
8) Review and Approval of Minutes
a) April 2018
Moved by Alderperson Smith; seconded by Alderperson Brock. Carried
unanimously as amended.
9) Adjournment
Moved by Alderperson Smith; seconded by Alderperson Fleming. Carried
unanimously. The meeting was adjourned at 9:05 p.m.