HomeMy WebLinkAbout09-04-19 Common Council Meeting Agenda
OFFICIAL NOTICE OF MEETING
A Regular meeting of the Common Council will be held on Wednesday, September 4,
2019, at 6:00 p.m. in the Common Council Chambers at City Hall, 108 East Green
Street, Ithaca, New York. Your attendance is requested.
AGENDA
1. PLEDGE OF ALLEGIANCE:
2. ADDITIONS TO OR DELETIONS FROM THE AGENDA:
3. PROCLAMATIONS/AWARDS:
4. SPECIAL ORDER OF BUSINESS:
5. SPECIAL PRESENTATIONS BEFORE COUNCIL:
5.1 Reports of Municipal Officials
6. PETITIONS AND HEARINGS OF PERSONS BEFORE COUNCIL:
7. PRIVILEGE OF THE FLOOR – COMMON COUNCIL AND THE MAYOR:
8. CONSENT AGENDA ITEMS:
City Administration Committee:
8.1 Department of Public Works (DPW) – Amendment to Capital Project #799 for
DPW Fuel Island - Resolution
8.2 Establishing the Platinum Plan Offered Through the Greater Tompkins Municipal
Health Insurance Consortium as an Option Available to All Active City Employees
for Health Coverage Provided by the City - Resolution
9. CITY ADMINISTRATION COMMITTEE:
9.1 Amendment to Capital Project #857 for the Comprehensive Parking Study -
Resolution
9.2 Finance Department – Request to Waive Penalty on Taxes - Resolution
9.3 City Controller’s Report
10. PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE:
10.1 Extension to Allow Continued Use of Green Street by Intercity Bus Companies –
Resolution
10.2 Approval of a Zoning Policy Change to Allow Alterations of Nonconforming Uses
that Do Not Increase Occupancy – Resolution
10.3 An Ordinance to Establish the Chain Works Planned Unit Development
Common Council Meeting Agenda
September 4, 2019
Page 2
11. REPORTS OF SPECIAL COMMITTEES:
12. NEW BUSINESS:
13. INDIVIDUAL MEMBER – FILED RESOLUTIONS:
13.1 Alderperson Nguyen - Creation of Grant-Funded Capital Project #868 Downtown
Ithaca Transportation Management Association and Authorization to Enter into
Agreement with the Downtown Ithaca Alliance for Project Implementation -
Resolution
14. MAYOR’S APPOINTMENTS:
14.1 Reappointment to Ithaca Housing Authority Board – Resolution
14.2 Appointment to Board of Zoning Appeals – Resolution
15. REPORTS OF COMMON COUNCIL LIAISONS:
16. REPORT OF CITY CLERK:
17. REPORT OF CITY ATTORNEY:
18. MINUTES FROM PREVIOUS MEETINGS:
18.1 Approval of the July 3, 2019 Common Council Meeting Minutes – Resolution
18.2 Approval of the August 7, 2019 Common Council Meeting Minutes – Resolution
19. ADJOURNMENT:
If you have a disability that will require special arrangements to be made in order for you
to fully participate in the meeting, please contact the City Clerk at 274-6570 at least 48
hours before the meeting.
Out of consideration for the health of other individuals, please refrain from using
perfume/cologne and other scented personal care products at City of Ithaca meetings.
Thank you for your cooperation and understanding.
“This meeting can viewed via livestream on https://ithacany.viebit.com/”
______________________________
Julie Conley Holcomb, CMC
City Clerk
Date: August 30, 2019
8. CONSENT AGENDA ITEMS:
City Administration Committee:
8.1 Department of Public Works (DPW) – Amendment to Capital Project #799
for DPW Fuel Island - Resolution
WHEREAS, Capital Project #799 was established in 2014 at $488,000 to design and
construct a new fuel island at Streets and Facilities to serve the entire City fleet fueling
needs, as well as decommissioning the existing fuel island and tanks; and
WHEREAS, on June 18, 2019, the Board of Public Works, acting as Lead Agency,
declared that the project would not have a significant negative environmental impact in
accordance with the City and State Environmental Quality Review laws and ordinances
(CEQR and SEQR); and
WHEREAS, bids were opened on August 13, 2019, for this scope of work and the low
bidder for General Construction was Boland’s Excavating & Topsoil, Inc. of Conklin, NY
at $ 615,000, and the low bidder for Electric Construction was Diekow Electric, Inc. of
Marathon, NY at $147,850 (after LaValley Bros. Construction Inc. of Wolcott, NY
withdrew an unbalanced bid for the electric work); and
WHEREAS, Engineering staff is recommending award of contract to the low bidders
conditioned on additional budget and completion of the full scope of work, plus an
allowance for construction inspection and material testing and a contingency; now,
therefore be it
RESOLVED, That Common Council hereby amends Capital Project #799 by $505,000
for the project, bringing the total authorization to $993,000; and, be it further
RESOLVED, That funds needed for said amendment shall be derived from issuance of
Serial Bonds.
"An Equal Opportunity Employer with a commitment to workforce diversification."
CITY OF ITHACA
108 East Green Street, Ithaca, New York 14850-5690
Department of Public Works - Engineering Division
Telephone: 607 / 274-6530 Fax: 607 / 274-6487
To: City Administration Committee
From: Tim Logue, Director of Engineering
Date: August 7, 2019
Re: Request to Amend CP 799 for DPW Fuel Island
In the 2014 Capital Budget, Common Council authorized $488,000 to design and
construct a new fuel island at Streets & Facilities. The City hired Barton & Loguidice
Engineering to lead the design work and carried the work through to construction
documents by the following year. At about this same time, the City started talking
about our city-wide facilities, looking for opportunities to consolidate or relocate our
operations. There was a fair consideration about the possibility of relocating Public
Works and the decision was made to hold off on bidding the fuel island until we knew
what we were doing. Over this past year, I believe two things have become clear: 1) the
likelihood of moving or consolidating the Department of Public Works is very low, and
2) the consequences of not replacing our existing fuel facilities have become pretty high.
The consequences are threefold: increased staff costs to maintain the aged system,
especially through the winter when staff was keeping pumps warm in order to keep
them functioning; risks of the control system failing leading to poor experiences getting
fuel or poor record keeping and fuel management, which is important for regulatory
and Green New Deal purposes; and 3) the increasing possibility of leaks in the single-
walled underground fuel tanks. For these reasons, we reengaged the project design,
made some modifications (including adding the full decommissioning of the existing
fuel tanks and equipment), conducted the environmental and site plan reviews and put
the project out to bid.
On August 13th, we opened bids for the project. Our low bidder was
___________________ in the amount of $______________. In order to award the contract
and carry a small budget for construction inspection, material testing, and a modest
contingency, we need about $_______________ added to the Capital Project.
Based on these items, I am recommending awarding the contract to __________ and
proceeding with the considered scope of work. A resolution is attached to amend the
capital project.
8.2 Establishing the Platinum Plan Offered Through the Greater Tompkins
Municipal Health Insurance Consortium as an Option Available to All Active City
Employees for Health Coverage Provided by the City - Resolution
WHEREAS, in 2019, the City added the Platinum Plan offered through the Greater
Tompkins Municipal Health Insurance Consortium, to the health benefit plans available
to certain active City employees; and
WHEREAS, the Greater Tompkins Municipal Health Insurance Consortium makes
periodic adjustment to the Platinum Plan it offers in order to maintain an Actuarial Value
as defined by the Patient Protection and Affordable Care Act (ACA) that is equal to an
overall plan benefit for the average participant of 90% for the Platinum Plan, meaning
that co-pays and deductibles may vary from year-to-year in order to preserve a 90-10
split of approved medical costs between the insurance plan and covered members; and
WHEREAS, the City now wishes to add the Platinum Plan, or equivalent plans that may
succeed it, to the options available to all active City employees; now, therefore be it
RESOLVED, That Common Council hereby authorizes the Director of Human
Resources and the City Controller to make the Platinum Plan option, or its equivalent
successor plan, available to all active City employees.
9. CITY ADMINISTRATION COMMITTEE:
9.1 Amendment to Capital Project #857 for the Comprehensive Parking Study -
Resolution
WHEREAS, Capital Project #857 was established in 2019 in the amount of $50,000 for
the purpose of scoping both a Comprehensive Parking Study and a separate
Transportation Study; and
WHEREAS, the Department of Public Works sent out a Request for Qualifications for a
Comprehensive Parking Study on March 5, 2019 to fourteen consulting firms, The New
York State Contract Reporter, and the New York Upstate Planning website; and
WHEREAS, The City received Statements of Qualifications from ten consulting firms by
the deadline of April 12, 2019; and
WHEREAS, The Parking Division of the Department of Public Works established and
convened a Consultant Selection Committee consisting of:
1. City staff: Chief of Staff, Superintendent of Public Works, Director of Parking,
Director of Planning, Deputy Director of Economic Development, a Senior
Planner, and the Director of the IURA;
2. The Director of the Downtown Ithaca Alliance;
3. Two members of the Mobility, Access, and Transportation Commission;
4. One representative of Allpro Parking
; and
WHEREAS, the Consultant Selection Committee evaluated, ranked, and fully vetted the
Statement of Qualifications submitted, and selected Stantec Consulting Services Inc. as
the preferred consultant; and
WHEREAS, Stantec Consulting Services Inc. has worked collaboratively with the City to
produce a Scope of Services; and
WHEREAS, the proposed schedule to complete the full Scope of Services is planned to
begin no later than September 16, 2019; and
WHEREAS, the fee for the Scope of Services mutually agreed to by the City and
Stantec Consulting is $174,458; now, therefore be it
RESOLVED, That Common Council hereby amends Capital Project #857 by $126,900,
including financing costs to fully fund the Comprehensive Parking Study, bringing the
total authorization to $177,900; and, be it further
RESOLVED, That funds necessary for said project amendment shall be derived from
the issuance of Serial Bonds.
CITY OF ITHACA PARKING DIVISION
c/o 108 E. Green Street
Ithaca, New York 14850-6590
PARKING DIVISION LOCATION
202 E. Seneca Street
Telephone: 607/882-2351 Fax: 607/72-1026
Memorandum of Explanation
Date: August 21, 2019
Subject: Resolution to Amend Capital Project #857 for the Comprehensive Parking Study
The Parking Division has been directed by the Superintendent of Public Works to engage a
consultant to conduct a Comprehensive Parking Study. The study will include four major tasks
which are: assessment and evaluation of the existing conditions, operations, and management
of the city-wide parking system; a public outreach to obtain comprehensive stakeholder input;
analysis of future demand and development of alternative actions for implementation; and
development of an action plan.
The broad objectives for the final action plan include: achieving a parking system that meets the
projected parking demands for a ten year study period, especially in the primary areas of
growth and development such as the downtown core, the west end and waterfront areas, and
College Town; address neighborhood issues, concerns and problems; provide parking services
that meet the demands of the broad range of users to include transient parkers, residential
parkers, and the workforce; and provide financial analysis means to determine the impacts of
various actions on the revenue, costs, and subsidy of the overall parking function.
The attached Fee Summary provided by Stantec Consulting Services Inc., shows the itemization
of projected Fees for the four major tasks of the study. Also attached is the schedule proposed
by the consultant for the execution of the study.
Capital Project #857 was established in 2019 in the amount of $50,000 for the purpose of
scoping both a Comprehensive Parking Study and a separate Transportation Study. The
Superintendent of Public Works proposes to utilize these funds, together with an additional
$124,458 to pay the total estimated Fee of $174,458 for the parking study, as provided by
Stantec Consulting Services Inc.
City of Ithaca Comprehensive Parking Study - Fee Summary
Principal In
Charge Project Manager Traffic Engineer
Parking
Recommendations TDM
Data
Collection/Traffic
Analysis GIS Structures
Ralph
DeNisco Jon Hartley
Adam
Catherine Liza Cohen Tom Yardley
Rory Weilnau/
Mitul Ostwal
Amelia
Casey Gary Garwig
$225.00 $140.00 $200.00 $145.00 $185.00 $95.00 $100.00 $160.00
0 Project Management and Meetings
Bi-Weekley Conference Calls 28 56 14 14 8 120
Team Meetings (Assume 6)36 36 18 6
QA/QC 40
Task 0 Subtotal Hours 64 92 0 14 54 18 0 14 256
Task 0 Subtotal Cost $14,400 $12,880 $0 $2,030 $9,990 $1,710 $0 $2,240 $43,250
1 Existing Conditions
1.1 - Data Collection
- Review Existing City Data Inventory 20 4 6 40
- Review existing Wayfinding Study 2 2 6
- Verification of required data collection 2 6 2 4 4
- Parking Utilization Counts On-Street 30 30
- Parking Utilization Counts Off-Street 20 20
- Three (3) small areas for counts 10 10
Task 1.1 Subtotal Hours 2 58 2 26 4 76 40 0 208
Task 1.1 Subtotal Cost $450 $8,120 $400 $3,770 $740 $7,220 $4,000 $0 $24,700
1.2 - Parking Demand Model
- Review of previous studies/plans 6
- Evaluate Land Use Data 8
- Existing Parking Demand and Land Use 24 8
- Future Scenarios (not included)0
Task 1.2 Subtotal Hours 0 0 0 38 8 0 0 0 46
Task 1.2 Subtotal Cost $0 $0 $0 $5,510 $1,480 $0 $0 $0 $6,990
1.3 - Multimodal and Wayfinding Analysis
- Incorporate historic traffic count data 1 2 4
- Transit Level of Service (not included)
- Curbside Management 2 1 4 12
- Recent Development 2 8
- Ped Infrastructure Opportunities 1 2 4
Task 1.3 Subtotal Hours 3 6 2 8 20 4 0 0 43
Task 1.3 Subtotal Cost $675 $840 $400 $1,160 $3,700 $380 $0 $0 $7,155
1.4 - Parking Policy and Rate Analysis
- Evaluate Current Parking Policy, Fee Structure and 4 2 4 2
- Review Parking Garage Utilization Data 2 2 4 2 4
- Evaluate utilization improvement strategies 4 8 12 4
Task 1.4 Subtotal Hours 10 4 0 16 14 10 0 0 54
Task 1.4 Subtotal Cost $2,250 $560 $0 $2,320 $2,590 $950 $0 $0 $8,670
1.5- Land Use and Transportation
- Geospatial data assessment 4 2 4 8
- Geospatial analysis of parking inefficiencies 4 8 4 16
Task 1.5 Subtotal Hours 0 0 0 8 10 8 24 0 50
Task 1.5 Subtotal Cost $0 $0 $0 $1,160 $1,850 $760 $2,400 $0 $6,170
1.6- Parking Structure
- Review of (4) four existing parking structures 1 8
- Evaluate expansion/replacement alternatives 2 2 4 16
Task 1.6 Subtotal Hours 2 3 0 0 4 0 0 24 33
Task 1.6 Subtotal Cost $450 $420 $0 $0 $740 $0 $0 $3,840 $5,450
Task 1 total Hours 17 71 4 96 60 98 64 24 434
Task 1 total Cost $3,825 $9,940 $800 $13,920 $11,100 $9,310 $6,400 $3,840 $59,135
2 Public Outreach (Stantec Hours Only)
2.d - Public Meetings
- Attend public meetings (3 Max)24 24
2.e - Stakeholder workshops
- Attend small group Stakeholder Workshop 8 12
Task 2 Total Hours 24 32 0 0 0 12 0 0 68
Task 2 Total Cost $5,400 $4,480 $0 $0 $0 $1,140 $0 $0 $11,020
3 Future Direction
3.a - Future Analysis
- Analysis of up to (2) two scenarios per study area 1 20 4
- Identify parking impacts/shortfalls/challenges by zone 10 2
- Develop potential interventions 12 4
- Hold an Internal Charrette 12 8
3.b - Alternative Actions (10 Years)
- Develop potential alternative actions 2 4 8 2
- identify criteria for the Base Action Plan 1 2 4 2
Task 3 total Hours 16 14 0 54 0 14 0 0 98
Task 3 total Cost $3,600 $1,960 $0 $7,830 $0 $1,330 $0 $0 $14,720
4 Implementation - Base Action Plan
4.a - Base Action Plan
- Review alternative actions with Advisory Committee 2 2 2
- Prepare Base Action Plan 2 4 8 2
- Prepare Fiscal Analysis of Base Action Plan 2 2 4 12 2 4
Task 4 total Hours 6 4 0 8 20 6 0 4 48
Task 4 total Cost $1,350 $560 $0 $1,160 $3,700 $570 $0 $640 $7,980
Total Hours 127 213 4 172 134 148 64 42 904
Total Labor Cost $28,575 $29,820 $800 $24,940 $24,790 $14,060 $6,400 $6,720 $136,105
Stantec Project Hours 904
Reimbursable Costs $300 $300
Travel and Reproduction Costs $3,000 $1,200 $600 $50 $4,850
Stantec Project Cost $141,255
Highland Planning Cost (see Highland Cost Proposal for Details)$33,203
TOTAL Project Cost $174,458
Tasks/Activities:
Role/Responsibility:
Total Team Member:
Hourly Rates:
City of Ithaca Comprehensive Parking Study - Highland Planning Fee
Principal Planner 1 Planner 2 Planner 3 Total Hours Subtotal
$ 150.00 $95 $95 $85
Phase 1
Project Management 4 24 0 0 28 $2,880
Pre-Engagement Stakeholder
Interviews Completed
Stakeholder Engagement Plan 2 8 4 12 $1,400
Communications Plan 4 0 0 $380
Plan, Execute and Summartize
three two-hour pop-ups
(assumes over two days)1 16 12 12 40 $3,830
Public Meeting #1: Issues &
Opportunities (Two meetings)6 20 0 6 26 $3,310
Meeting-in-a-Box 2 4 32 $3,400
One survey over two months
aimed at 1,000 responses 4 24 12 24 60 $6,060
Phase 2
Public Meeting #2: Draft
Recommendations Review 6 20 0 6 26 $3,310
Three Stakeholder
Workshops/Focus Groups (e.g.
downtown, Collegetown,
waterfront) (assumes over two
days)8 36 36 0 72 $8,040
Phase 3
Final Open House (Hosted by
Council; no HP staff present)0 0 0 0 0 $0
Hours 33 152 64 84 264
Expenses $593
Total $4,950 $14,440 $6,080 $7,140 528 $33,203
Task
CITY OF ITHACA COMPREHENSIVE PARKING STUDY - SCHEDULE
Task Sep-19 Oct-19 Nov-19 Dec-19 Jan-20 Feb-20 Mar-20 Apr-20 May-20 Jun-20 Jul-20 Aug-20 Sep-20 Oct-20 Nov-20
Task 0: Project Management
0.1 Project Kick-Off Meeting (Estimated)
0.2 Bi-Weekely Conference Calls
0.3 Team/Engagement Meetings (6 Estimated)
0.4H Public Engagement & Communications Plan
0.5 Monthly Progress Reports and Invoicing
Task 1: Existing Operations
1.1H Initial Stakeholder Outreach (Pop Ups, Meeting In a Box, Surveys)
1.1 Data Collection (includes seasonal and College peaks)
1.2 Parking Evaluation
1.4 Submit Draft Summary of Findings (Estimated)
1.4 Agency Review (Estimated)
1.5 Update and Submit Summary of Findings (Estimated)
Task 2: Future Direction
2.1 Analyze Future parking demand
2.2 Recommendations for Smart Technologies/TDM/Other Enhancements
2.3 Submit Draft Summary of Findings (Estimated)
2.3H Public and Stakeholder Outreach
2.4 Agency Review (Estimated)
2.5 Submit Updated Summary of Findings (Estimated)
Task 3: Recommendations & Implementation
3.1 Develop Draft Recommendations and Implementation Plan
3.2 Submit Draft Implementation Plan
3.3 Agency Review (Estimated)
3.4 Submit Final Implementation Plan (Estimated)
3.5 Project Closeout and Completion
Month
9/16 Kick-Off Meeting
03/20 Draft Summary of Findings
05/04 Updated Summary of Findings
07/20 Draft Summary of Findings
08/16 Updated Summary of Findings
10/26 Final Implementation Plan
09/07 Draft Implementation Plan
11/23 Project Closeout & Completion
Public Meeting #1 1/10 Team Meeting Public Meeting #2 8/17 Team
Meeting
10/5 Team
MeetingPublic Engagement Plan
Open
House
Stakeholder Workshop
9.2 Finance Department – Request to Waive Penalty on Taxes - Resolution
WHEREAS, Common Council established guidelines for the waiver of penalty on taxes
to assist in consistency when considering requests; and
WHEREAS, Nick Lambrou has made an appeal to have late penalties removed from his
2019 City 2nd Installment tax payments; and
WHEREAS, the circumstances leading to his request do not fit the guidelines allowing
for waiver of penalty as previously established by Common Council; now, therefore be it
RESOLVED, That the request to refund paid penalty is denied.
10. PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE:
10.1 Extension to Allow Continued Use of Green Street by Intercity Bus
Companies - Resolution
WHEREAS, Section 346-31 of the City Code states that no bus shall operate, stop on or
stand on any City street, nor shall such bus pick up or discharge passengers on any
such City street or curb, or any other public property, or within 200 feet of any City bus
stop in the corporate limits of the City of Ithaca, unless a permit is obtained from the
Common Council or its designee; and
WHEREAS, in September 2018, Common Council passed a resolution to allow the use
of East Green Street as an intercity bus stop; and
WHEREAS, staff prepared and executed agreements with the intercity operators for a 6
month trial period ending on March 31, 2019; and
WHEREAS, on April 3, 2019, staff recommended that the Common Council
conditionally renew the agreement until August 31, 2019, in order to allow for a full year
of consideration of this site; and
WHEREAS, staff from Planning and Public Works have been continually evaluating this
program in order to determine whether this location is feasible as a long term solution
for intercity bus use; and
WHEREAS, staff has determined that the inclusion of an intercity bus stop is convenient
for bus patrons to be able to connect to points around the City or to alternate travel
modes, increased foot traffic helps to support local businesses; and
WHEREAS, staff also found that the inclusion of intercity buses to downtown did not
create significant challenges to the extent that bus companies adhered to agreed
schedules generally, and since the April 3, 2019 extension, in part due to the staggered
exit of students at the end of the academic year; and
WHEREAS, because staff recognized that the Green Street location created some
challenges, including, City crews not having the capacity to remove snow from the
street and sidewalk early enough to allow for the bus stop to remain functional, intercity
buses parking in the TCAT spaces, lack of rest areas for intercity passengers, drivers
and passengers loading luggage on the street side of the buses, and too many on street
buses during holidays and other significant travel days; and
WHEREAS, in April 3, 2019, staff recommended that the agreement for the extension
include conditions in order to ensure that the on street traffic continued to flow safely
and effectively, including
City staff convene a meeting with bus providers to discuss necessary
changes that need to be made in order to continue with Green Street
intercity bus service. The bus companies will also be informed that there
is no room for expansion of future service at this location so that they can
make an informed decision of whether this space meets their needs now
and in the future, and
the City will need to paint the bus lanes on Green Street and will charge
the intercity bus providers for this improvement, and
buses will need to specify dates that will have additional buses (holidays,
student arrival and departure dates) and will need to provide on street staff
on these dates to direct customers to their buses, and to direct bus drivers
to the appropriate locations. If the City determines that an additional
Community Service Officer (CSO) needs to be assigned to this area
during heavy traffic times in order to issue tickets, the City will charge the
bus operators for this service, and
all of the bus companies will be required to provide accommodations for
their passengers. This can be accomplished through an agreement with
an existing facility, but they will need to show proof that they have
permission to use existing facilities, and
the bus permit agreement should continue to allow for revocation for
failure to comply with requirements. There would be no tolerance of
unloading luggage on the street side, encroaching on the bike lane,
unloading from a travel lane or any other behavior deemed unsafe by the
City, and
implementation of these remedies or of other improvements deemed to be
necessary may result in increased permit fees, and
WHEREAS, City staff and bus operators have been in contact to meet the above
conditions concerning safety issues and passenger amenities, and as to painting the
bus lanes, the City has requested approval to implement from the New York State
Department of Transportation and has yet to receive such approval; and
WHEREAS, current intercity bus companies permit agreements are in effect until
termination, which must be upon no less than 30 days’ notice; and
WHEREAS, with the anticipated return of students via intercity bus, it does not seem
prudent to end the use of Green Street as the intercity bus stop at this time; and
WHEREAS, on November 7, 2018 Common Council set a bus permit fee of $5 per bus
arrival or departure from the intercity bus location from Green Street; and
WHEREAS, the approved fee did not account for the cost of painting improvements or
other costs actually or expected to be incurred by the City; and
WHEREAS, staff continues to look for other suitable interim locations for intercity bus
operations while planning for a long term permanent location for an intercity
transportation depot; now, therefore be it
RESOLVED, That Common Council approves the continued use of the Green Street
stop by Shortline/Coach USA, New York Trailways, and Greyhound indefinitely until an
alternate location or permanent solution can be found with an increase in fee to $15 per
bus arrival or departure (but if the arrival or departure occurs within 30 minutes of the
other, only one $15 per bus fee will be imposed); and, be it further
RESOLVED, That Common Council continues to authorize the Board of Public Works
to modify the above-established established Intercity Bus Permit fee from time to time,
but retains the sole legislative discretion as to issuance of bus permits; and, be it further
RESOLVED, That Common Council instructs city staff to continue to work on the
conditions specified above to minimize disruption to riders and the community and
continue to provide this valuable service to the community; and, be it further
RESOLVED, That the Mayor and Senior Staff report to Common Council within six
months regarding efforts to collaborate with other regional municipal officials to develop
a long-term plan for inter-city services.
J:\Committee Files\Common Council\2010-2019\CC-19\09-19\CA Items\Regular Items\MEMO to CC - Green St
bus stop recommendations.doc
TO: Common Council
FROM: Eric Hathaway P.E., Transportation Engineer
RE: Green St. Inter-city Bus Stop Recommendations
DATE: August 26, 2019
The Planning & Economic Development Committee of Common Council at its August 14, 2019
meeting passed a resolution to conclude the trial period of inter-city bus operations at the Green
St. bus stop location and approved the continued use of this location indefinitely as an inter-city
bus stop to satisfy the business needs of Shortline/Coach USA, New York Trailways, and
Greyhound and to satisfy the City’s interest in supporting transit services. If the buses are going
to continue to operate at this location, the bus stop will need to be redesigned to accommodate
two buses at a time, which it currently does not. As mentioned in the resolution, some
infrastructure improvements will be necessary to allow this usage to be safe and effective, and to
provide appropriate amenities for passengers. As a first step, I recommend that a portion of the
collected fee (approximately $20,000) be allocated for hiring an engineering firm to develop
design alternatives for the City’s consideration. I anticipate this firm’s work would include the
evaluation of:
- Typical bus stop geometric standards
- Lane line striping and pavement marking alternatives
- Relocation of curbing / removal of trees
- Lighting levels
- Wayfinding signage
- Evaluation of bicycle facilities
- Pedestrian circulation patterns
- Pedestrian amenities, such as rest areas
Once a design alternative has been selected by the City, construction funding will need to be
authorized. I recommend the changes be implemented as soon as practicable. We currently
estimate the costs will be in the range of $100,000, though we will have a much better sense after
completing a design. Construction activities will presumably be undertaken by a contractor after
securing a NYSDOT Highway Work Permit. I will likely oversee the contractor’s work activities
on behalf of the Engineering Office.
To:
From:
Date:
Re:
CITY OF ITHACA
lOE E. Green St. - Third Floor lthacr. NY 14850-5690
DEPARTMENT OF PLANNING AND DE!'ELOPMENT
JoAnn Cornish, Director
Planning & Development 607 -27 4-6550 Community Development/IuRA - 607 -27 4-6565
E-Mail: dgnrnder@cityofi thaca.org
Planning and Economic Development Committee Members
JoAnn Comish, Director of Planning and Development
August 12, 2019
Inter City Bus Service on Green Street
In September of 2018 and again in March of 2019 Common Council passed resolutions allowing the
use of East Green Street as an intercity bus stop. The March resolution was for an extension of the
usage until August 31"t,2019, which allowed for a full year of observation and evaluation.
When the busses staded using Green Street in September of 201 8, there were many challenges. Most
notably, Columbus Day Weekend which was the first weekend ofthe bus operations and happened to
be fall break for both Comell and lthaca College. We were not prepared for the mass confusion that
ensued. We have, since then, been able to work out many of the issues. Over the spring and surrmer,
we have had little to no complaints about the intercity bus operations on Green Street, due in part, to
the staggered exit ofstudents at the end ofthe academic year rather than everyone leaving at one time.
Just as we had hoped, Planning Staff, working with the Downtown Business Alliance, has observed
the positive outcome of having the intercity busses in the heart of downtown. One of the biggest
benefits is that riders can reach their Ithaca destination (both coming and going) via TCAT busses.
Increased foot traffic on and near the Commons has increased as a result ofthe intercity bus operations,
boosting downtown businesses.
With classes starting in a few weeks, it would be very difficult for the bus companies to find another
location for their operations and would put students and visitors at a great disadvantage since most
tickets are bought on line in advance of the departure date. City staff have been looking for other
locations for this operation but have not been able to find a workable solution.
Many of the suggestions brought forward by the bus operators, riders, and businesses have not been
implemented or enforced. Painting the bus lane and curbs on both sides of Green Street to signal
"Busses Only''and "Passenger Drop-off,/Pick-up Only" signs have not been installed. To do this we
need DOT permission, which to date, we have not received.
Meanwhile, staff continues to look for other suitable interim locations for intercity bus operations
while planning for a long term permanent location for an intercity transportation depot
Page I of I
Some ofthe things we have been able to accomplish are the placement ofa Jersey barrier at the Tioga
Street stub so that busses do not block the area where Gadabout drops offand picks up Mental Health
Facility clients. A bench has been placed in front of Urban Outfitters for passengers to use while
waiting for their bus, which has helped to keep the walkway unencumbered for passersby. Other
conditions will continue to be worked on by staffin partnership with Shortline/Coach USA, New York
Trailways, and Greyhound as needed.
August 8,2019
PLANNING AND ECONONTIC DEVELOPMEN'T COMMITTEE
DRAFT RESOLUTION - Extension to Allow Continued Use ofGreen Street by Intercity Bus
Companies
WHEREAS, Section 346-31 ofthe City Code states that no bus shall operate, stop on or stand on
any City street, nor shall such bus pick up or discharge passengers on any such City street or curb,
or any other public property, or within 200 feet of any City bus stop in the coq,orate limits of the
City of lthaca, unless a permit is obtained from the Common Council or its designee, and
2. WHEREAS, in September 2018, Common Council passed a resolution to allow the use of East
Green Street as an intercity bus stop, and
3. WHEREAS, staff prepared and executed agreements with the intercity operators for a 6 month
trial period ending on March 31, 2019, and
4. WHEREAS, on April 3, 2019, staffrecommended that the Common Council conditionally renew
the agreement until August 3 t, 2019, in order to allow for a full year of consideration of this site,
and
5. WHEREAS, staff fiom Planning and Public Works have been continually evaluating this
program in order to determine whether this location is feasible as a long term solution for
int€rcity bus use, and
6. WHEREAS, staff has determined that the inclusion ofan intercity bus stop is convenient for bus
patrons to be able to connect to points around the City or to altemale travel modes, increased foot
traflic helps to support local businesses, , and
7. WHEREAS, staff also found that the inclusion of intercity buses to downtown did not create
significant challenges to the extent that bus companies adhered to agreed schedules generally, and
since the April 3, 2019 extension, in part due to the staggered exit of students at the end of the
academic year, and
8. WHEREAS, because staff recognized that the Green Street location created some challeages,
including, City crews not having the capacity to remove snow from the street and sidewalk early
enough to allow for the bus stop to remain functional, intercity buses parking in the TCAT
spaces, lack of rest areas for intercity passengers, drivers and pass€ngers loading luggage on the
sEeet side of the buses, and too many on street buses during holidays and other significant lravel
days, and
9. WHEREAS, in April 3, 2019, staff recommended that the agreement for the extension include
conditions in order to ensure that the on street traffrc continued to flow safely and effectively,
including
City staffconvene a meeting with bus providers to discuss necessary changes that need to
be made in order to continue with Green Street intercity bus service. The bus companies
will also be informed that there is no room for expansion of future service at this location
so that they can make an informed decision of whether this space meets their needs now
and in the future, and
Page 1 of 3
buses will need to specify dates that will have additional buses (holidays, student arrival
and departure dates) and will need to provide on street staff on these dates to direct
customers to their buses, and to direct bus drivers to the appropriate locations. Ifthe City
determines that an additional CSO needs to be assigned to this area during heavy traffic
times in order to issue tickets, the City will charge the bus operators for this service. This
will also be a charge above the agreement fee, and
all of the bus companies will be required to provide accommodations for their passengers.
This can be accomplished through and an agreement with an existing facility, but they
will need to show proof that they have permission to use existing facilities, and
the bus p€rmit agreement should continue to allow for revocation for failure to comply
with requirements. There would be no tolerance of unloading luggage on the street side,
encroaching on the bike lane, unloading from a travel lane or any other behavior deerned
unsafe by the City, and
if additional improvements are determined to be necessary in order to allow for traffic
flow, the City will pass the costs onto the bus operators, and
10. WHEREAS, City staff and bus operators have been in contact to meet the above conditions
concerning safety issues and passenger amenities, and as to painting the bus lanes, the City has
requested approval to impl€ment from the New York State Department of Transportation and has
yet to receive such approval, and
I l. WHEREAS, current intercity bus companies permit agreements are in effect until termination,
which must be upon no less than 30 days notice, and
12. WHEREAS, with the anticipated retum of students via intercity bus, it does not seem prudent to
end the use of Green Street as the intercity bus stop at this time, and
13. WHEREAS, on November 7, 2018 Common Council set a bus permit fee of $5 per bus arrival or
departure from the intercity bus location from Green Street, and
14. WHEREAS, the approved fee did not account for the cost of painting improvements or other
costs actually or expected to be incuned by the City, and
15. WHEREAS, staff continues to look for other suitable interim locations for intercity bus
operalions while planning for a long term permanent location for an intercity transportation depot,
now, therefore be it
16. RESOLVED, thal Common Council approves the continued use of the Gre€n Sheet stop by
Shortline/Coach USA, New York Trailways, and Greyhound indefinitely until an altemate
location or permanent solution can be found with an increase in fee to $15 per bus arrival or
departure (but if the arrival or departure occurs within 30 minutes of the other, only one $15 per
bus fee will be imposed), and be it further
Page 2 of 3
the City will need to paint the bus lanes on Green Street and will charge the intercity bus
providers for this improvement. This will be an additional charge above the use
agreernent fee, and
17. RESOLVED, that Common Council continues to authorize the Board of Public Works to modiff
the above-established established Intercity Bus Permit fee ftom time to time, but retains the sole
legislative discretion as to issuance ofbus permits, and be it further
18. RESOLVED, that Common Council inslructs city staffto continue to work on the conditions
specified above to minimize disruption to riders and the community and continue to provide this
valuable service to the communitv.
Page 3 of 3
10.2 Approval of a Zoning Policy Change to Allow Alterations of Nonconforming
Uses that Do Not Increase Occupancy – Resolution
WHEREAS, nonconforming uses are buildings that contain a use that is not permitted in
the zoning district where the building is located; and
WHEREAS, nonconforming uses are the byproduct of changes to the Zoning Code over
time and are now part of many neighborhoods throughout the city; and
WHEREAS, the City’s Zoning Code requires a property owner to obtain a use variance
in order to extend or enlarge a nonconforming use; and
WHEREAS, current policy permits a property owner to make alterations within an
individual residential unit that do not increase permitted “grandfathered” occupancy
without obtaining a use variance but requires a use variance to reconfigure the interior
layout of residential buildings (i.e. convert two three-bedroom apartments to three two-
bedroom apartments), even if an increase in occupancy is not permitted; and
WHEREAS, the City wants to encourage property owners to maintain and improve
residential properties and would like to provide a more streamlined process for those
projects that will have positive impacts on the community; now, therefore be it
RESOLVED, That the Common Council hereby approves a revised zoning policy that
allows alterations within a structure containing a nonconforming use to proceed without
a use variance, provided that such alterations would not permit an increase in
occupancy under NYS Residential Code or NYS Building Code; and, be it further
RESOLVED, That any alteration to a structure containing a nonconforming use that
would allow an increase in occupancy or other extension or enlargement of the
nonconforming use shall only be permitted by means of a use variance granted by the
Board of Zoning Appeals.
An Ordinance to Establish the Chain Works Planned Unit Development District
ORDINANCE NO. 2019-____
BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca that the Chain Works
Planned Unit Development is hereby established as follows:
Section 1.
Chain Works District
Table of Contents
1. Intent
2. Using this Code
3. Applicability and Administration
A. Applicability
B. Administration
C. Environmental Quality Review
4. Sub Areas and Character Intent
5. Permitted Uses
A. Permitted Uses
B. Additional Requirements for Specified Uses
6. Required Buffer Areas
7. Site
A. Maximum Building Area
B. Building Yard Dimensions
C. Building Projections
8. Parking
9. Buildings
A. Building Height
B. Front Façade Length
10. Signage
11. Performance Standards
A. Intent
B. General Restrictions
C. Noise
D. Vibration
E. Smoke
F. Dust
G. Fire and Safety
H. Glare and Heat
I. Industrial Sewage and Waste
J. Enforcement
K. Penalties for Violation
L. Civil Proceedings
12. Appeals
13. Violations
14. Compliance with City of Ithaca Code
15. Area Rezoned
List of Figures and Tables
Figure 1 – Chain Works District Location Map
Figure 2 – Chain Works District Sub Areas
Section 6. Severability clause.
Severability is intended throughout and within the provisions of this ordinance. If any
section, subsection, sentence, clause, phrase, or portion of this ordinance is held to be
invalid or unconstitutional by a court of competent jurisdiction, then that decision shall
not affect the validity of the remaining portions of this ordinance.
Section 7. Effective date.
This ordinance shall take effect immediately upon publication as provided in the City
Charter.
1
The Chain Works District
Planned Unit Development
Zoning Code for the City of
Ithaca
Draft August 21, 2019
2
Chain Works District Planned Unit Development
Intent
A. 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
B. 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
C. The Chain Works District is also suitable for development as a sustainable redevelopment
to create a vibrant and walkable mixed-use neighborhood; and
D. The Chain Works District is intended to:
(1) Develop and model a neighborhood district designed to accommodate pedestrians
and cyclists, with functional and attractive landscaping;
(2) Create an identifiable community that bridges the City and Town of Ithaca by
reactivating a formerly idle industrial complex;
(3) Avoid sprawl by repurposing existing structures with potential future development
where adequate infrastructure and appropriate environmental conditions exists,
comprised of a greater mix of uses than the existing Industrial zoning allows;
(4) 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;
(5) Promote human-scaled development and social connectivity within the Chain Works
District and around the community by creating pedestrian oriented pathways and
streets;
(6) Encourage walking, biking, car sharing, and public transit by providing the minimum,
but adequate amount of parking necessary for Chain Works District residences and
businesses;
(7) 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;
3
(8) Improve public access to the South Hill Recreation Way and Black Diamond Trail with
the planned Gateway Trail through the Chain Works District;
(9) Celebrate the property’s history by retaining the existing industrial character of the
structures in their repurposing;
(10) 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 uses, retaining greater open space than is ordinarily required;
(11) Encourage a vibrant and walkable mixed-use neighborhood.
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.
A. 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 design standards for Maximum Building Footprint Area,
Building Setbacks, Required Buffer Area, Building Heights, and Maximum Front Facade
Length.
B. The Schedule A: Design Guidelines provide objectives for bulk, articulation, and design
that are 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 expected for new buildings constructed after
the adoption of this PUD, unless the Board determines that there are clear and
completing reasons for non-compliance.
Applicability and Administration
A. Applicability. Except as otherwise specified in this section, all provisions of the City of
Ithaca Code shall apply to all development, structures and uses in this PUD.
(1) 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.
(2) 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.
4
(3) This code applies to the Chain Works District, which is bounded by:
ALL THAT TRACT OR PARCEL OF LAND situate in the City and Town of Ithaca,
County of Tompkins and State of New York and being more particularly described as
follows: BEGINNING at an existing railroad monument in the northerly line of the
former Lehigh Valley Railroad with the westerly road boundary of South Aurora Street
(A.K.A New York State Route 96B); THENCE S.02º51'33"E., along said westerly road
boundary of South Aurora Street, a distance of 72.42 feet to an angle point; THENCE
S.02º02'26"E., continuing along said westerly road boundary of South Aurora Street,
a distance of 204.12 feet to a point of curvature; THENCE southwesterly, along a
curve to the right, having a radius of 370.00 feet an arc distance of 177.34 feet and a
chord bearing and distance of S.11º41'26"W., 175.65 feet; THENCE S.25º25'18"W.,
continuing along said westerly road boundary of South Aurora Street, a distance of
295.74 feet to an existing iron pipe; THENCE N.63º50'28"W., a distance of 100.00
feet to a point; THENCE S.26º09'32"W., a distance of 413.00 feet to a point; THENCE
S.74º58'28"E., a distance of 101.00 feet to its intersection said westerly road
boundary of South Aurora Street; THENCE S.26º09'32"W., along said westerly road
boundary of South Aurora Street, a distance of 28.00 feet to a point; THENCE
N.63º54'22"W., a distance of 32.40 feet to an existing iron pipe, THENCE
N.85º05'42"W., a distance of 72.17 feet to an existing iron pipe; THENCE
S.26º54'14"W., a distance of 161.60 feet to an existing iron pipe; THENCE
S.03º30'29"E., a distance of 35.30 feet to an existing iron pipe; THENCE
S.84º53'19"E., a distance of 89.00 feet to its intersection with said westerly road
boundary of South Aurora Street; THENCE S.26º42'55"W., along said westerly road
boundary of South Aurora Street, a distance of 48.00 feet to an angle point; THENCE
S.31º44'06"W., continuing along said westerly road boundary of South Aurora Street,
a distance of 80.48 feet to the northerly boundary of the City of Ithaca line; THENCE
westerly along the City of Ithaca boundary line S 85°34’21.69” W, a distance of
985.567 feet to a point; THENCE southwesterly along the City of Ithaca boundary line
S 37°08’28.28” W, a distance of 672.567 feet to a point. THENCE continuing
southwesterly along the City of Ithaca boundary line along a curve to the right, having
a radius of 5539.98 feet, an arc distance of 380.30 feet and a chord bearing and
distance of S 39°06’28” W, 380.22 feet to a point; THENCE continuing southwesterly
along the City of Ithaca boundary line along a curve to the right, having a radius of
5891.59 feet, an arc distance of 239.45 feet and a chord bearing and distance of S
42°14’19.46” W, 239.44 feet to a point; THENCE continuing southwesterly along the
City of Ithaca boundary line along a curve to the right, having a radius of 3294.65 feet,
an arc distance of 466.264 feet and a chord bearing and distance of S 47°28’23.49”
W, 465.87 feet to a point; THENCE continuing southwesterly along the city of Ithaca
boundary line S 51°24’37.32” W, a distance of 743.87 feet to a point; THENCE
continuing southwesterly along the City of Ithaca boundary line along a curve to the
right, having a radius of 1799.49 feet, an arc distance of 295.08 feet and a chord
bearing and distance of S 55°11’46.7” W, 294.75 feet to a point; THENCE continuing
southwesterly along the City of Ithaca boundary line S 59°03’21.98”, a distance of
5
89.55 feet to a point lying in the centerline of Stone Quarry Road; THENCE
northeasterly along said centerline of Stone Quarry Road the following courses and
distances: N.29º26'06"E., a distance of 22.74 feet to a point; N.24º48'25"E., a
distance of 43.66 feet to its intersection with the northwesterly line of the former
Lehigh Valley Railroad; THENCE N.59º15'37"E., along said northwesterly line of said
former Lehigh Valley Railroad, a distance of 56.57 feet to an existing iron pipe at a
point of curvature; THENCE northeasterly, along a curve to the left, having a radius of
1766.95 feet an arc distance of 267.50 feet and a chord bearing and distance of
N.54º55'24"E., 267.24 feet to an existing railroad monument; thence N.51º30'47"E.,
along said northwesterly line of said former Lehigh Valley Railroad, a distance of
743.49 feet to an existing railroad monument at a point of curvature; THENCE
northeasterly, along a curve to the left having a radius of 3261.76 feet an arc distance
of 462.53 feet and a chord bearing and distance of N.47º26'38"E., 462.14 feet to an
existing iron pipe and point of compound curvature; THENCE northeasterly, along a
curve to the left having a radius of 5637.73 feet an arc distance of 615.64 feet and a
chord bearing and distance of N.40º17'19"E., 615.33 feet to an existing railroad
monument; THENCE N.37º06'36"E., along said northwesterly line of said former
Lehigh Valley Railroad, a distance of 641.31 feet to an existing railroad monument;
THENCE N.19º17'24"W., a distance of 427.60 feet to its intersection with the
southeasterly road boundary of West Spencer Street; THENCE N.28º25'19"E., along
said southeasterly road boundary of West Spencer Street, a distance of 542.73 feet to
a point; THENCE S.60º31'42"E., a distance of 123.00 feet to an existing iron pipe;
THENCE N.29º28'18"E., a distance of 50.00 feet to an existing iron pipe; THENCE
N.60º31'42"W., a distance of 1.30 feet to a point; THENCE N.29º28'18"E., a distance
of 60.00 feet to an existing iron pipe; THENCE N.20º16'18"E., a distance of 22.00 feet
to a point; THENCE S.58º01'42"E., a distance of 136.72 feet to its intersection with
the westerly road boundary of South Cayuga Street; THENCE S.01º44'18"E., along
said westerly road boundary of South Cayuga Street, a distance of 118.54 feet to an
existing iron pipe; THENCE S.37º19'45"W., a distance of 318.10 feet to an existing
iron pipe; THENCE S.52º40'15"E., a distance of 131.48 feet to its intersection of said
northeasterly line of said former Lehigh Valley Railroad; THENCE N.37º10'20"E.,
along said northeasterly line of said former Lehigh Valley Railroad, a distance of
42.66 feet to an existing iron pipe at a point of curvature; THENCE northeasterly,
along a curve to the right, having a radius of 2187.09 feet an arc distance of 157.02
feet to a point; THENCE S.01º12'09"E., a distance of 28.39 feet to a point; THENCE
S.47º59'07"E., a distance of 113.00 feet to a point; THENCE N.42º00'53"E., a
distance of 127.56 feet to a point; THENCE N.48º02'39"W., a distance of 81.00 feet to
a point; THENCE N.36º58'29"E., a distance of 102.64 feet to a point; THENCE
N.43º11'21"W., a distance of 234.75 feet to its intersection with the easterly road
boundary of South Cayuga Street; THENCE N.59º22'08"E., a distance of 142.00 feet
to an existing iron pipe; THENCE N.40º16'41"W., a distance of 47.38 feet to a point of
curvature along the southeasterly road boundary of South Hill Terrace; THENCE
northeasterly, along a curve to the left, having a radius of 257.27 feet an arc distance
6
of 84.00 feet and a chord bearing and distance of N35º37'08"E., 83.63 feet to a point;
THENCE S.68º10'44"E., a distance of 89.62 feet to a point; THENCE N.36º10'17"E.,
a distance of 50.00 feet to a point; THENCE N.67º17'10"W., a distance of 100.00 feet
to its intersection with said southeasterly line of South Hill Terrace; THENCE
N.22º53'08"E., along said southeasterly road boundary of South Hill Terrace, a
distance of 50.00 feet to an iron pipe; THENCE S.67º06'52"E., a distance of 128.38
feet to a point; THENCE N.01º05'38"E., a distance of 106.32 feet to a point; THENCE
N.88º14'20"E., a distance of 23.66 feet to a point; THENCE N.22º35'04"E., a distance
of 64.09 feet to a point; THENCE N.87º40'07"E., a distance of 160.94 feet to its
intersection with the westerly road boundary of Turner Place; THENCE S.02º19'41"E.,
along said easterly road boundary of Turner Place, a distance of 214.20 feet to its
intersection with said northeasterly line of said former Lehigh Valley Railroad;
THENCE N.50º10'21"E., along said northeasterly line of said former Lehigh Valley
Railroad, a distance of 305.02 feet to an existing iron pipe; THENCE N.82º08'58"E., a
distance of 7.60 feet to an existing iron pipe; THENCE N.00º00'04"W., a distance of
7.00 feet to an existing iron pipe; THENCE N.53º53'26"E., continuing along said
northeasterly line of said former Lehigh Valley Railroad, a distance of 13.44 feet to a
point of curvature; THENCE northeasterly, along a curve to the right, having a radius
of 1825.61 feet an arc distance of 167.10 and a chord bearing and distance of
N52º48'05"E., 167.04 feet to an existing railroad monument; THENCE northeasterly,
along a curve to the right, having a radius of 14500.77 feet an arc distance of 139.18
feet and a chord bearing and distance of N.58º10'53"E., 139.18 feet to a point of
compound curvature; THENCE northeasterly, along a curve to the right, having a
radius of 411.32 feet an arc distance of 46.08' and a chord bearing and distance of
N.61º39'27"E., 46.06 feet to the point of beginning.
(4) No Building or part thereof within the Chain Works District shall be erected, moved,
demolished, or altered on its exterior unless in conformity with the regulations herein.
(5) Existing building at the time of the adoption of the Chain Works District Planned Unit
Development are exempt from the requirements of Table 3 Chain Works District Building
and Site Requirements
(6) 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.
(7) 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.
B. Administration
(1) Building permits shall be required for any construction except as otherwise provided
by Chapter 146, Building Construction of the City of Ithaca Code.
7
(2) 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.
C. Environmental Quality Review
(1) Environmental review for any new construction in the PUD will be 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.
(2) Chain Works District Generic Environmental Impact Statement (GEIS)
(a) GEIS Process: The City of Ithaca Planning Board established itself as Lead
Agency for Environmental Review and issued a Positive Declaration of
Environmental Significance on October 28, 2014. The Lead Agency held a
public scoping session 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 on 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
02/27/19 and adopted Findings on 03/26/19
(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.
8
Table _____: Environmental Quality Review Thresholds and Conditions*
*Table from DGEIS (with an additional edit regarding noise) will be revised for FGEIS. This is
intended as a placeholder.
Open Space
Noise
Proposed action likely to cause Project’s total emission of
carbon dioxide equivalent to exceed 2,686 tons/year.
Proposed maximum building height exceeds Design
Standards, Table 7.
Material change to size (23.86 acres) and location of CW1.
Non-recreational facilities proposed in CW1.
Material change to size (23.86 acres) and location of CW1.
Proposed action has potential for significant adverse
environmental impact.
143,400 MMBTUs
Not to exceed Design Standards, Table 13
Air Quality
Visual and Aesthetic
Resources
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
Discharge to South Cayuga
Street Sewer
Water
Discharge to Turner Place
Sewer
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 Resources –
Stormwater
Vegetation
Public Health
Historic
Transportation
Future proposed action likely to exceed total impervious
coverage rate of 70%.
Non-recreational facilities proposed in CW1.
Material change to size (23.86 acres) and location of CW1.
The approved ROD Amendment must allow residential
development.
Proposed demolition or partial demolition of buildings other
than 3A, 4A, 6, 6A, 8A, 9, 10A, 11A and 14.
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%.
CHAIN WORKS PUD-ENVIRONMENTAL THRESHOLDS
Environmental Setting Theshold/Condition
1
9
325-13.3. Sub Area and Character Intent
.
A. 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. Parking is
permitted by special approval, but only appropriate amounts and types of parking will be
permitted to support the allowable uses within the district.
10
B. 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, and light industrial use are
permitted by special permit in buildings #13A, 13B, and 35. 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, with an allowance for an additional 1-2 stories on the downhill side below grade
plane.
C. 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 4 stories with no additional stories allowed
on the downhill side below grade plane.
11
Permitted Uses.
A. Permitted Uses and relevant standards apply to new development and existing buildings based on
Sub Areas specified in the Chain Works District Planned Unit Development.
NP = Not Permitted Use
P = Permitted Use
S = Allowed by Special Permit
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.
Table _____: Permitted Uses
Residential Definition and conditions CW1 CW3A CW3B CW3C
Dwelling
Any building or structure or part thereof used that is
occupied for human habitation or intended to be so
used.
NP P P P
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.
Principal housing unit, with separate but connected
space for a non-residential use the subarea allows.
The 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
Multi-unit or group housing, with ancillary on-site
supervision, services, and care, to people who need
help with daily living activities, or who cannot care for
themselves
Adult day health care (10 NYCRR §425), day
programs, social adult day care (9 NYCRR
§6654.20), or outpatient physical rehabilitation, may
be an ancillary use.
P P P
Live-work
housing
Residential Uses
Residential care NP P P P
Collective
Living NP
CHAIN WORKS PUD-TABLE OF ALLOWABLE USES
NP P P P
2
12
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.
NP NP P NP
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.
NP NP P NP
Office Definition and conditions CW1 CW3A CW3B CW3C
Health/Wellness
Practice
Establishment providing outpatient medical, medical
allied health care, or alternative medical services. NP P P NP
Professional
Office
Establishment providing professional, administrative,
clerical, or information processing services.NP P P NP
Veterinary
Practice
Establishment providing veterinary services .
Veterinary care may include short-term boarding for
recovery and observation, but not general boarding.
NP P P NP
Commercial Lodging Uses
Commercial Office Uses
13
Retail and
Service Definition and conditions CW1 CW3A CW3B CW3C
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.
NP NP P NP
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’ to 8’ 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.
NP P P NP
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 ≥8AM to ≤8PM.
Establishment preparing and selling food, drinks,
and/or alcoholic beverages in a ready-to-consume
state, to customers onsite or delivery offsite.
CW3B subarea only: Alcohol production and
packaging for distribution offsite may be an ancillary
use. For the CW3B subarea, GFA above the
following limits needs special 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 of less than
10,000sqft.
NP NP P NP
Retail/rental or service activity, providing a service or
tangible product to the general public of greater than
10,000sqft; or any retail/rental or service activity
involving permanent operations or storage in outdoor
areas or partly enclosed structures greater than
10,000 sqft; or retail/rental or service activity
providing specialized equipment, supplies, or
services for businesses or workers in the industrial,
building, construction, transportation, extraction, or
agricultural sectors.
(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.
NP NP S NP
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).
NP NP P NP
Commercial Retail and Service Uses
Retail and
service – heavy NP NP NP NP
Pet Care Facility NP NP S NP
Restaurant / bar NP S P NP
14
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.NP NP P NP
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.
NP NP P NP
Manufacture mainly from previously prepared
materials, preparation, processing, indoor
warehousing, or repair of items for offsite distribution
or sale, where impacts are minimal or undetectable
beyond the site.
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.
NP NP NP NP
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.
NP NP S NP
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 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.
NP S NP
Industrial - low
impact NP NP
S-Only in
buildings
13A, 13B,
and 35
NP
Industrial and Semi-Industrial Uses
Self-storage
facility NP
15
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.)
NP NP P NP
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.)
NP NP P NP
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.)
NP NP P NP
Park
Land used mainly for active or passive recreation, or
natural resources protection. Park buildings are
limited to bathrooms, information booths, visitor
centers, 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.
NP NP P NP
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 any vending stands, merchandising or
commercial activities, except as required for the
membership and purposes of such club. It shall
include fraternal, social and service organizations.
Any such organization's premises or building which
provides sleeping accommodations for more than
five persons shall be considered a multiple dwelling.”
NP NP P NP
Public safety Police station, fire station, ambulance service, or
other public safety service.NP NP P NP
School: primary
/ secondary
Institution providing primary or secondary education.
(Examples: kindergarten, elementary school, junior
high school, middle school, high school.)
NP NP P NP
School:
vocational
Establishment providing training in technical subjects
or skills for specific occupations or trades.NP NP P NP
Civic Uses
16
Utility and
infrastructure
use
Definition and conditions CW1 CW3A CW3B CW3C
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.
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’
District Heating/
Cooling
Facility providing centralized heating or cooling for
multiple buildings or developments.NP NP S NP
Facility for collecting, processing, or distributing a
public utility commodity. (Examples: electrical
substation, water tank and pumps, telephone
switching office and exchange.)
*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.
Utility and Infrastructure Uses
S NP
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.
NP NP
See City Code
Ch. 325:
Article VA,
Telecommuni
cations
Facilities and
Services
NP
Solar
panels/farm S*NP S NP
Utility
substation NP NP
17
Accessory uses Definition and conditions CW1 CW3A CW3B CW3C
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.
NP NP P P
Conditions: refer to zoning/land use regulations for
amateur radio antennas for the underlying
municipality.
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.
NP P P NP
Drive-through
facility
Facility used by a retail and service use to provide
products or services to customers in queued
vehicles.
NP NP NP NP
Off Street
Parking
Off-street garage or parking space for the occupants,
users, and employees in connection with the uses
specified in its Sub Area only, but subject to other
provisions of this section.
S P P P
Note-Special permit approval will provide an additional level of review to ensure that only appropriate amounts and types of
parking will be permitted to support the allowable uses within the district.
Accessory Uses
A whip (omnidirectional antenna), panel (directional
antenna), disc (parabolic antenna) or similar device
used for transmission and/or reception of radio
frequency signals.”.Antenna NP NP S NP
18
B. Additional Requirements for Specified Uses
(1) Day Care – Pet Day Care – Pet facilities must conform to the following standards,
which are minimum requirements for special permit approval:
(a) 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.
(b) 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.
(c) All animal wastes shall be disposed of properly to avoid odor, diseases, and
contamination of soils, creeks, waterways, and drinking water supplies.
(d) 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.
(e) Indoor area per animal shall be a minimum of 16 sq. ft. in size.
(f) 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.
(g) Any exterior boarding quarters and exercise areas located outside must be
designed to provide shelter against weather.
(2) Retail and Service-Vehicular- Retail and service – vehicular facilities must conform
to the following standards, which are minimum requirements for special permit
approval:
(a) 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.
(b) Vehicle rental and sales must be located within a fully enclosed building.
(c) Any repair and service operations must be performed within a fully enclosed
building. Bay doors may be open during hours of operation.
(d) No partially dismantled, wrecked, or unregistered vehicle may be stored
outdoors on the premises.
(3) Industrial-Low Impact - Industrial-low impact must conform to the following
standards, which are minimum requirements for special permit approval:
(a) 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.
(b) All incidental outdoor storage must be screened from public view by opaque
fencing, screening, or landscaping.
19
(c) A light industrial use may include a showroom or ancillary sales of products
related to the items manufactured on-site.
(d) 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.
(e) Any heat, glare, dust, smoke, fumes, odors, or vibration must be confined to
the building.
(f) Industrial - low impact uses are permitted only in existing Buildings 13A, 13B,
and 35.
(4) Restaurant/bar- Restaurants/bars in the CW3A subarea must conform to the
following standards, which are minimum requirements for special permit approval:
(a) Restaurants/bars are limited to 5,000 square feet per establishment.
(b) Bakery floor area used for production is limited to 500 square feet per
establishment.
(c) 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.
(d) Outdoor dining areas must be located on private property.
(e) 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.
(5) Self-Storage Facility - Self-storage facilities must conform to the following
standards, which are minimum requirements for special permit approval:
(a) 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.
(6) Solar Panels/Farm
(a) To the maximum extent practicable, solar panels must not obscure architectural
details or features.
(b) 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.
20
(7). Utility Substation
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.
(8) District Heating / Cooling
Demonstrate compliance with the New York State Department of Public Service
Standardized Interconnection Requirements (SIR) or equivalent.
(9) Antenna
(a) The antenna is enclosed, camouflaged, screened, obscured, or otherwise not
readily apparent to a casual observer; or the antennas are 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.
(b) 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.
(c) The facility must be unstaffed.
(d) 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.
(e) Flags hung from antennas are prohibited.
21
Required Buffer Areas
Buffers Applying to all Sub Areas
A. A minimum 30 foot Side and/or Rear Yard Buffer is required for all parking, primary, and
accessory structures within 100’ of existing residential buildings located outside the
Chain Works District.
B. A 30 foot buffer area is required wherever the Chain Works District directly abuts R-1, R-
2 or R-3 Zoning Districts (except at the Route 96B street line) where no new parking,
primary, or accessory structures are permitted.
C. Vegetation within the required Buffer must be permanently maintained in a healthy
growing condition at all times.
22
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.
A. Maximum Building Area - See Table 1 – Chain Works District Building and Site
requirements
B. Yard Dimensions - The network of Thoroughfares and Building Site Envelopes will
define Yard Dimensions for the existing and proposed buildings. See Table 1 – Chain
Works District Building and Site Requirements
C. Building Projections - No part of any building shall encroach into any Setback, except
as described below:
(1) Overhanging eaves and bay windows may project up to 2 feet into any required
Setback.
(2) 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.
(3) Arcades may overlap Sidewalks.
23
Parking
A. 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.
B. Clear boundaries. All Parking Areas, including associated driveways and vehicle
maneuvering areas, shall have clearly defined boundaries. A “clearly defined boundary”
shall mean, at a minimum, the existence of a distinct edge to the material used to pave the
parking area, such that the yard area where parking is permitted is clearly distinguished
from the yard area where parking is not permitted. Where approved parking areas are
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.
C. 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.
D. 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.
E. 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.
F. 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.
G. Parking Area aisles. All Parking Area aisles shall have a minimum width of 20 feet for
both single and double loaded parking.
24
H. 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
I. 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:
(1) Entries/exits to Parking Areas
(2) Parking in stories below grade plane as defined by the New York State Uniform Fire
Prevention and Building Code.
J. Off-Street Parking: There is no minimum off-street parking requirement.
25
Buildings
A. 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.
B. 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 and Development Board grants a conditional approval for a longer
facade. The Planning and 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.
Squar€
Grade Grade
max 2000
sq ft budding
CHAIN WORKS PUD AREA REqUIREMENTS
NON E NONE 12'
NON E NONE 12'
NONE NONE 12'
Matimum By
Right (Applies
Buildings
OnlY)
Conditional
CW1 NONE NONE
CW3A NONE NONE
CW3B NONE NONE
CW3C NONE NONE
2 NONE 15', 12 27'.
l8 12 54
6 14 12 74
5' NONE NONE NONE NONE Not Not
Applicable
Not
12 NONE NONE
12'NONE NONE
12' NONE NON E
TOak ol
auilding Sile
TOV, d
Building Site
Env€lope
10% d
Building Silc
widti at
thoroughfare
120
180
'120
NONE
240 NONE
240 NONE
240 NONE
any additions to exrsting buildings
Cov6lage by
Buildings
Building
H€ight
M.xmum Euilding Height Front Faq€d€ LendnDi.tri:t Minimum Lot Size
He€ht. Height, He€ht Max Buildrng
First Other in Feel FootprintArea
Story Slores
Minimum Minimum
Sida Rear Minimum Haight in
4 NONE 18', 12', 54',
24
Signage
A. Signage is permitted in accordance with the following specifications and the
requirements of City of Ithaca Code Chapter 272: Signs.
B. 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 kiosks do
not exceed eight (8) feet in height. Unlit painted metal directional and wayfinding signs
may be erected (one per interior access road intersection) within the Chain Works
District; design may not exceed 15 square feet in viewing area.
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 adjacent properties,
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 semi-finished products must be effectively screened
from the view of adjacent properties, pedestrian passersby on any public way
adjacent to the premises on which such products are displayed.
25
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
intermittence, 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.
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 in conformance with Chapter 264 of the
City Code. All uses shall be operated so 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.
26
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.
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 and 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.
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.
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 within this Planned Unit Development Zone.
Area rezoned
The area encompassed and rezoned in accordance with this section as a Planned Unit
Development Zone is described in Schedule A of this section. The Official Zoning Map of the
City of Ithaca, New York, is hereby amended by adding such district at the location described.
27
Section 6. Severability clause.
Severability is intended throughout and within the provisions of this ordinance. If any
section, subsection, sentence, clause, phrase, or portion of this ordinance is held to be
invalid or unconstitutional by a court of competent jurisdiction, then that decision shall
not affect the validity of the remaining portions of this ordinance.
Section 7. Effective date.
This ordinance shall take effect immediately upon publication as provided in the City
Charter.
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Chain Works District Planned
Unit Development
SCHEDULE A:
DESIGN GUIDELINES
August 21, 2019
City of Ithaca Planned Unit Development Zone
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Table of Contents
A. Introduction
B. Sub Area Enumeration and Intended Character
C. Design Review Process
D. Precedent Images
E. Building Guidelines
F. Landscaping and General Site Guidelines
G. Thoroughfare Assembly
H. Signage
I. Lighting
List of Figures and Tables
Figure 1 – Chain Works District Location Map
Figure 2 – Chain Works District Sub Areas
Part 2
Design Guidelines
Introduction
The purpose of this document is to describe the Design Guidelines intended to create a vibrant and
walkable mixed-use district in a way that respects and enhances the form and character of the industrial
heritage of the Chain Works District. Below, Figure 1 – Chain Works District Location Map, depicts the
Chain Works District boundary and its location within the Town and City of Ithaca.
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Figure 1 – Chain Works District Location Map
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A. Intent
The Chain Works District is intended to:
(1) Develop and model a neighborhood district designed to accommodate pedestrians and cyclists, with
functional and attractive landscaping;
(2) Create an identifiable community that bridges the City and Town of Ithaca by reactivating a property
with an idle industrial complex;
(3) 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;
(4) 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;
(5) Promote human-scaled development and social connectivity within the Chain Works District and
around the community by creating pedestrian oriented pathways and streets;
(6) Encourage walking, biking, car sharing, and public transit by providing the minimum amount of
parking necessary for Chain Works District residences and businesses;
(7) 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;
(8) Improve public access to the South Hill Recreation Way and Black Diamond Trail with the planned
Gateway Trail through the Chain Works District;
(9) Celebrate the property’s history by retaining the existing industrial character of the structures in their
repurposing;
(10) 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 uses retaining
greater open space than is ordinarily required;
(11) Encourage a vibrant and walkable mixed-use neighborhood.
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Sub Area and Character Intent
Figure 2 – Chain Works District Sub Areas
Sub Areas are delineated within the Chain Works District as shown in Figure 2, Chain Works District Sub
Areas.
Sub Area and Character Intent
A. 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. Parking is permitted by special approval,
but only appropriate amounts and types of parking will be permitted to support the allowable uses
within the district.
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B. 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, and light industrial use are permitted by special permit in buildings #13A,
13B, and 35. 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, with an allowance for an additional 1-2 stories on the downhill side below grade plane.
C. 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 4 stories with no additional stories allowed on the downhill side below grade plane.
Design Review Process
A. The City of Ithaca Design Review Ordinance requires design review of projects in the Chain Works
District in accordance with Chapter 160: Design Review. The intent is to promote desirable growth
and promote excellence in architecture and urban design. The Design Review Committee of the
Planning and Development Board is responsible for design review. The Committee will use this
document to guide the design review process and make recommendations. Existing buildings,
which establish the industrial character of the Chain Works District, are exempt from the Design
Guidelines. Expansions of existing buildings are not exempt.
B. In addition to design review, a project must be reviewed by the full Planning and Development
Board to verify that it complies with the base zoning standards in the City of Ithaca Municipal Code
(in this case, Planned Unit Development 1), the provisions of the Site Plan Review Ordinance and
the Findings Statement adopted after completion of the FGEIS for this project. All locally
designated historic properties are exempt from design review because they undergo a special
approval process conducted by the Ithaca Landmarks Preservation Commission (ILPC).
Precedent Images
The following images were selected as precedents to provide examples of qualities or
characteristics that are reflective of and complementary to the Project goals of creating a
vibrant, human-scaled mixed–use development while respecting and enhancing the specific
industrial heritage of the Project site.
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A. CW2A – Scale, Massing and Articulation
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
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B. CW2B – Scale, Massing and Articulation
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Structural Articulation / Expression
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C. CW3A & CW3B – Scale, Massing and Articulation
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Front Stoop
▪ Recessed Entry
▪ Landscaped Buffer
▪ Mitigation of Site Grade
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These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Front Stoop
▪ Recessed Entry
▪ Landscaped Buffer
▪ Mitigation of Site Grade
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This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Front Stoop
▪ Recessed Entry
▪ Landscaped Buffer
▪ Mitigation of Site Grade
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D. CW3B
(1) Scale, Massing and Articulation
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Recessed Entry
▪ Structural Articulation / Expression
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Articulation / Expression
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This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Recessed Entry
▪ Articulation / Expression
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Front Stoop
▪ Landscaped Buffer
▪ Mitigation of Site Grade
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(2) Existing Buildings – Scale, Massing and Articulation
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Front Façade
▪ Integration of Existing and New
15 | P a g e
This image exhibits preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Compact Streetscape
These images exhibit preferred
characteristics related to:
▪ Building Height
▪ Building Massing
▪ Building Scale
▪ Material / Cladding Variety
▪ Glazing Percentage
▪ Blank Wall Extents
▪ Façade Length
▪ Integration of Existing and New
16 | P a g e
Building Guidelines
The reuse of buildings that existed at the time of adoption are exempt from this Section.
Expansions of existing buildings should comply with the Guidelines in this Section as
practicable.
A. Energy
(1) In new buildings, natural ventilation should be made available to all rooms by providing operable
windows where the open window area is at least 4% of the floor area of the room being
ventilated. The operable windows should be distributed to maximize the direction of prevailing
breezes.
(2) The Solar Reflectivity Index for flat roofs should be a minimum of 78.
(3) The Solar Reflectivity Index for sloped roofs should be a minimum of 29.
(4) The Solar Reflectivity Index for pavement should be a minimum of 29. Except pavement shaded
by trees.
(5) Solar photovoltaic/solar thermal energy systems are permitted.
B. Architecture
(1) Pitched roofs along frontage line facing facades, if provided, should be symmetrically sloped no less
than 5:12, except that roofs for porches, dormers and attached sheds may be no less than 2:12.
(2) Flat roofs should be screened from view from the frontage line by parapets a minimum of 24 inches
high, or higher as required to conceal mechanical equipment.
(3) All utilities and mechanical equipment must be screened from public view.
(a) Incorporation of mechanicals into stories with occupiable space is encouraged; if this is done,
mechanicals will be calculated as part of building height.
(b) Alternatively, mechanicals will not be measured as part of building height, provided that:
[1] The mechanical equipment is not incorporated into stories with occupiable space;
[2] The mechanical equipment is architecturally integrated into the building; and
[3] he mechanical equipment is less than one-third of the building footprint and does not exceed 9
feet in height above the roof.
(4) Frontage line facing facades on floors below 50 feet tall or below any required stepback, should use
a durable outer material with a thickness greater than 1/4 inch.
Examples: Brick, stone, wood, cement, and traditional stucco/plaster are almost always thicker
than ¼ inch. Thin stucco as applied in many Exterior Insulation and Finish Systems (EIFS), vinyl
and aluminum siding, fiberglass and sheet metal panels are frequently thinner than ¼ inch, and
would not comply with this guideline.
(5) Frontage line facing facades should be constructed from a material that provides small-scale detail.
Either the height or width of any material uninterrupted by a change in color or thickness should
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be less than 8 inches. (For example, lap siding may be unlimited in length as long as it is no more
than 8” high) Alternative larger scale durable façade materials may be allowed through Planning
Board review.
(6) Structures should blend in with natural surroundings and with the colors and textures of the
existing/adjacent early twentieth century industrial/historic structures through preferred use of stone,
brick, concrete and/or natural wood and/or metal siding.
In all cases, structures shall be constructed and maintained so predominating exterior wall colors
(including the colors of basement walls on the downhill side of the structure) and sloped roof
surfacing materials repeat the colors found most commonly in the land, vegetation and historic
buildings around the site. Furthermore, at least 65% of the building facade area should have a
light reflectance value (LRV) less than 65%.
(7) Architectural variety is important for community character. While primary facades facing
thoroughfares should be prioritized, secondary facades visible from other properties should include
architectural detailing that is consistent with the primary façade.
C. Windows, Awnings and Doors
(1) All windows larger than 6 SF in area (with the exception of shopfronts) should be vertical or square in
proportion. Arched-top windows are allowed so long as the overall dimensions of the window
assembly are taller than they are wide.
(2) Multi-pane glass or the appearance of multipane glass should be used to break up windows larger
than 20 SF, except for shopfront windows.
(3) Openings above the first story should not exceed 50% of the total building wall area, with each
facade being calculated independently.
(4) Awnings should not be backlit.
(5) Awnings on shopfronts should be a minimum of 4 feet deep. Adjustable roll-up awnings are
encouraged.
(6) Shopfront awnings are encouraged to encroach above the public pedestrian way as long as no
support or structure is lower than 7 feet high within the public right of way.
(7) Doors of commercial buildings should allow visual access to the interior of the building.
(8) Balconies and porches should be visibly supported by columns, or architectural brackets, made of or
covered by cement, stone, cast iron, wood, steel, aluminum or brick.
(9) The maximum distance between functional entries measured along thoroughfare is 85 feet.
(10) Residential façade glazing (% front façade area between 2'-12' above the sidewalk) should be at
least 30%.
(11) Commercial façade glazing (% front façade area between 2'-12' above the sidewalk) should be at
least 70%.
(12) A maximum of 20% of the glazing area should be obscured by opaque or translucent obstructions
including but not limited to signs, mullions, muntins, decorative architectural elements, screening,
frosting, and etching.
(13) Maximum length of blank walls should be 85’.
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D. Renovation & Reuse of Buildings
(1) The retention of at least 20% of the surface of historic buildings is required except when
authorized by the Ithaca Landmarks Preservation Commission and/or NYSOPRHP.
Calculating Surface:
(a) Each assembly (vertical or horizontal) may be calculated as up to three layers of surface
area. For vertical building elements, the layers include structure, enclosure, and interior finish.
For horizontal building elements, the layers include structure, floor finish, and ceiling finish.
(b) Structural support elements, such as columns, beams, and studs, are considered part of the
larger surfaces they support. Calculate the surface area of these elements as equal to surface
area of the wall.
(c) Not all projects will have all layers present at the beginning of construction, depending on the
state of the building. If a layer that existed before construction or demolition is removed and
replaced with new material, it must be included in the calculation. If an existing layer was
removed and not replaced, it is excluded from the calculations.
(d) Examples:
[1] A project has a floor assembly consisting of structural slab, ceiling tiles, and carpeting.
The structural slab and ceiling tiles are reused, but the carpet is removed and not replaced
because the design uses the exposed structural concrete as the finish material. Exclude the
carpeting from the calculation but count the slab as reused.
[2] A building has an existing steel structure, brick enclosure, and drywall. The project is
reusing the structure and enclosure but replacing the existing drywall with new drywall. The
team must include all three existing layers in the denominator but only the reused portions in
the numerator.
[3] A building has an existing steel structure and brick enclosure, with no drywall or interior
finish. Include only those two layers in the reuse calculations.
(2) Restoring and / or rehabilitating existing structures-to-remain in a way that preserves, reflects,
and promotes the inherent historic and architectural significance of these selected buildings. This
may include:
(a) Cleaning and repairing existing exterior walls
(b) When practical, repairing and restoring existing fenestration at existing openings
(c) Replacing existing windows (deteriorated to the point of inoperability) to closely emulate the
design, pattern, color, and perhaps material construction of what currently exists on various
existing CWD structures
(d) Wherever possible, restoring and maintaining the interior character of key existing structures
with additional modifications developed to meet the needs and requirements of potential
tenants.
(e) Working with a preservation professional to adequately photo document those structures that
will be demolished, so that an historical record will remain of the architecture, context and
materials removed.
(f) Selectively preserving historically significant elements of buildings, both internal and external,
that contribute to the historical narrative of both the structure and the Morse Chain Factory
itself.
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Landscaping and General Site Guidelines
A. Street and Yard Landscaping
(1) Where feasible and environmentally acceptable, stormwater should be treated, slowed and infiltrated
as close to where it falls as possible:
Street trees should be planted below the grade of the sidewalk and the street in structural cells
with sufficient root space, or in tree lawns.
Rain gardens and bioswales should be installed to infiltrate runoff from parking lots,
thoroughfares, plazas and other impervious surfaces.
Where vegetative solutions are not feasible, porous concrete or porous asphalt may be specified
for sidewalks, parking lots, and plazas to infiltrate stormwater.
(2) Native or climate adapted plant perennial landscapes should replace turf grass where possible and
should be diverse. They should be placed lower than walkways, not mounded up.
(3) All landscaping should be restricted to non-invasive species.
(4) In addition to these guidelines, all projects should comply with all DEC stormwater requirements.
(5) Screening, ground cover and other plantings will be considered in site design and site plan review.
B. Street Screens and Fences
(1) Street screens should be used to screen parking when it is placed along the side of a building.
Screening should cover at least 75% of the linear frontage that is not dedicated to the access drive.
(2) Street screens should be constructed of a material with durability similar to materials guidelines
for front facades. Screening should be no more than 25% open and at least 6 feet high.
(3) Street screens should match the setbacks of adjacent buildings.
(4)Fences and walls along thoroughfares should be 3.5 feet or lower.
(5) Chain link fencing should not be erected between the front facade and frontage line.
C. Public Planting Areas
(1) Planting details should be appropriate to growing healthy trees, taking into account tree species, root
medium, and width and soil volume of planter strips or wells.
(2) Tree species in the project area should not be considered invasive according to USDA or Cornell
Cooperative Extension.
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D. Street Trees
(1) Street trees should be provided on both sides of all streets where possible and practical.
Exceptions relate to topography, soil conditions or areas where road follows existing forest that
will be maintained. Other site constraints may make street trees inappropriate for a particular
location.
(2) In addition, the following guidelines apply:
(a) CW3A+B: Provide street trees on both sides of at least 60% of new and existing streets within
the project between the vehicle travel way and walkway, at intervals averaging no more than 40 feet
(excluding driveways and utility vaults). Planting intervals should be appropriate based on type of tree
proposed.
E. Parking Lot Requirements
Provide shade by planting no fewer than one (1) tree per ten (10) parking spaces in islands within
parking areas. Existing trees that are preserved on the edges of parking lots may count against the
required tree count if at least 30% of their canopy extends over parking spaces.
F. Site Selection for Tree Planting
(1) Tree lawns should be equal to or greater than 8 feet wide, wherever possible
(2) Tree pits should have a porous opening at least 50 square feet (e.g.5’ x10’, 8’ x 8’, etc.).
(3) Trees should not be planted:
(a) within 20’ from the corner of intersecting streets
(b) within 35’ in front of a stop sign
(c) within 15’ from hydrants
(d) within 15’ from a utility or street light pole
(e) within 15’ of where driveway intersects with thoroughfare
(f) within 4’ of the street curb (additionally, trees should be planted as far from the sidewalk
as possible)
(4) Breakout underground soil paths between tree lawns and adjacent private green space should be
considered when tree lawns are less than or equal to 8 feet wide. This provides a deep path for tree
roots to grow into the adjacent private property while minimizing sidewalk damage as the tree grows.
(5) No tree is to be planted directly under or in competition with an existing large tree.
(6) For tree planting sites under single or triple phase utility wires, trees that mature at 30’ tall or less
should be specified. It is preferred that utility wires be located underground.
(7) Smaller trees (<30’ at maturity) require a minimum of 240 cubic feet of soil (e.g.8 x 10 x 3=240
cubic feet) per tree, unless there is opportunity for the tree to grow into adjacent green space.
(8) Small trees should have a mature shape and stature so that pedestrians may eventually walk
under them.
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(9) Medium-large trees (>30’ at maturity) require a minimum of 720 cubic feet of soil (e.g. 60’ x 6’ x
2’=720 cubic feet) per tree, unless there is opportunity for the tree to grow into adjacent green space on
the other side of the sidewalk.
(10) Planning staff may grant an administrative exception to site selection for tree planting guidelines
a-i based on professional judgment and site conditions.
G. Tree Planting
Open planting sites in areas with little or no shade should be given priority over already shaded
streets.
(1) Where feasible, pavement should be removed to make spaces for trees in areas lacking shade.
(2) On main thoroughfares, large trees maturing at a height greater than 30’ should be planted in all
sites unless there are primary electric lines overhead. Where primary wires are present, trees
maturing at a height of 30’ or less should be planted.
(3) Based on research, planting of bare-root trees in the fall should continue to be the main method
of planting. Evergreens or large trees should be planted balled and burlapped in the spring.
(4) All newly planted trees should have irrigation bags and mulch during their first growing season.
(5) After the first year, the mulch should be renewed and low expandable tree trunk guards placed
around the bases of young trees until they reach 6” caliper.
(6) In areas with heavy pedestrian traffic, sunken tree pits with grates or a permeable tree pit system
aggregate covering are appropriate.
(7) Species should not be over-planted. As a rule, no one species should make up more than 5% of
the total population.
(8) Species should be used that:
(a) Are tolerant of site conditions and not invasive
(b) Have few management problems
(c) Meet functional and aesthetic needs
(d) Are resistant to pests
H. Plaza Design
(1) Locate 90% of planned and existing dwelling units and nonresidential use entrances within a 1/4-
mile walk of at least one civic and passive use space. The spaces must be at least 1/6 acre in
area. Spaces less than 1 acre, such as ‘pocket parks,’ must have a proportion no narrower than 1
unit of width to 4 units of length.
(2) Open Space Courtyards, street-adjacent plazas, linear outdoor dining areas and other open
spaces provide places for customers and tenants to gather and engage in activities. When
located adjacent to a public space, these features can activate and enhance the pedestrian
experience. A project should incorporate open space into a site design where feasible via the
following guidelines:
(a) Consider placing an open space so that it is visually and physically connected to a public space.
(b) Link an open space to internal site features and the public realm.
(c) Size an open space to be adequate for its function.
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(d) Enclose an open space by framing it with building edges, landscaping or other site elements.
(e) Site an open space to maximize sun exposure.
(f) Program an open space with site features or activities that will keep it lively and occupied.
Thoroughfare Assembly
A. Intent – Thoroughfare assemblies for the Chain Works District are intended to create streets,
roads and sidewalks that prioritize in the following order, slow and safe travel for people walking;
people riding bikes; people taking transit; people driving in cars; and lastly, people moving freight.
The specific dimensions focus on keeping lane widths to the minimum that is practical in order to
calm traffic. Life safety and fire protection takes precedence in the development of any new
thoroughfares and is at the discretion of the Chief of Fire Department or his designated
representatives. On-street parking is encouraged wherever possible to buffer and protect people
walking on sidewalks from auto traffic. Vehicular traffic speed and counts are kept low in order to
facilitate shared multi-modal uses. Many of the thoroughfare assemblies are designed around a
yield condition where two-way traffic is allowed but autos must yield to oncoming traffic in order to
pass. This yield condition is described by American Association of State Highway and
Transportation Officials (AASHTO) as “typical” for residential streets and it creates the conditions
most conducive to naturally slow and careful driving, as is necessary to make roads safe for
people walking and biking.
B. In general sidewalks should be at least 5’; however, the City of Ithaca Planning & Development
Board may grant approval for the ADA minimum, 4’, at its discretion if all ADA conditions are met
and special site conditions such as topography or very low expected pedestrian traffic merit an
exception.
C. Assembly types.
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(1) Assembly Type A is intended to serve most of the development, this yield condition street may
include occasional bump-outs into the parking area to accommodate street trees if there is not room for a
continuous tree lawn due to site topography. With two 8’ travel lanes, average size cars (6’ wide) will
easily pass each other but will naturally slow down to do so. On rare occasions when two larger vehicles
encounter each other they may need to yield to pass in driveways, intersections or open parking spaces.
People riding bikes will ride in the traffic lanes due to the low expected speeds and traffic counts on
these streets.
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(2) Assembly Type B is intended to be used between residential clusters where parking is not
needed and as access between existing surface parking lots. This yield condition street will handle
low traffic volumes and will encourage slow travel speeds where walking and biking are prioritized.
With 16’ clear space in the lane and the availability of adjacent sidewalk space without obstructions
firetrucks will be able to access and spread supports easily in emergency situations but other large
vehicles should not frequently use these roads under non-emergency circumstances.
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(3) Assembly Type C is a one way alley/driveway with parallel parking on one side. The
narrow lanes, low speeds and limited traffic make this assembly appropriate for people
riding bikes to share the lane with slow moving cars.
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(4) Assembly D is an off-street parking area that also provides emergency fire access, the 20
foot fire lane could be stripped smaller or include a rolled curb area to reduce the space
available for cars to keep speed low while maintaining emergency access options.
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(5) Assembly E is a pedestrian priority shared street, also known as a Woonerf. This
neighborhood street type allows vehicles as infrequent guests but is mainly intended for people
walking and biking. Assembly E will be used exclusively in the space that will be created between
the existing buildings when the development process opens the space between buildings 2-6 and
buildings 8, 10 and 13. The area where slow and careful driving is allowed is flush with the
sidewalks where driving is not allowed, people walking and biking will generally use the middle
of the road, but have the option of moving to the side to let slow vehicles through.
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(6) Assembly F is an option for part of the woonerf between the existing buildings, Assembly E,
where a planter can further compress the auto traffic lane, forcing a queuing /yield condition
where cars in opposite directions must slow and wait for an opportunity to carefully pass – having
an exceptional traffic calming effect while also introducing some natural beauty in to the area
where there is enough light for trees to survive. Bicycles and people walking will dominate the
road way but vehicles will be allowed as careful guests.
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Signage
A. Signage plays a major role in expressing the character and quality of a place. The Chain
Works District is intended to create a lively, walkable, and people centered community of residents,
businesses and shopping/dinning opportunities. In an evolving and flexible space where start-up
businesses are expected to grow and thrive it is important to minimize red tape for small local
enterprise while also protecting the community from noxious and out of scale impacts. To meet both
goals, strict standards limit signs to pedestrian scale sign types that are consistent with the low speed
and high quality commercial and retail place types that are desired. Within these strict standards, the
high quality and small scale signs are allowed by right.
B. Monument signage at driveway entries and oversized building mounted signage may be
determined appropriate in rare circumstances by the Planning Board to enhance the overall identity
and character of the Chain Works District and reference the District’s industrial history. Signs that
are not in compliance with the strict pedestrian scale regulations will be considered by the Planning
Board on an individual basis for artistic quality, impact on the development and surrounding
community, and potential to have a negative community impact.
C. Throughout the Chain Works District up to 10 interactive directional kiosks may be
constructed so long as backlit screens are not visible from city roads. Unlit painted metal directional
and wayfinding signs are allowed without a permit.
Table XX Signage
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Public Lighting
Lighting varies in brightness and also in the character of the fixture according to the Sub Area.
“Table XX Lighting Standards by Sub Area” shows three sizes of street light that are
appropriate for different contexts and building mounted light requirements. Maximum light levels
measured at the building Frontage Line are described for each Sub Area. All new lighting in the
City of Ithaca must comply with dark sky requirements.
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Table XX Lighting Standards by Sub Area
13. INDIVIDUAL MEMBER – FILED RESOLUTIONS:
13.1 Alderperson Nguyen - Creation of Grant-Funded Capital Project #868 Downtown
Ithaca Transportation Management Association and Authorization to Enter into
Agreement with the Downtown Ithaca Alliance for Project Implementation - Resolution
WHEREAS, at its July 5, 2018 meeting, Common Council unanimously adopted a resolution
stating, “That the City of Ithaca Common Council hereby wholeheartedly supports and
encourages the application for the 2018 New York State Department of Environmental
Conservation Climate Smart Communities Consolidated Funding Application grant to create an
ongoing Transportation Demand Management program for the greater downtown Ithaca
community”; and
WHEREAS, the City of Ithaca, in partnership with the Downtown Ithaca Alliance (DIA), applied
for and was awarded this grant for the purpose of creating a Transportation Management
Association and providing an ongoing downtown area Transportation Demand Management
(TDM) program; and
WHEREAS, the City of Ithaca, as described in the grant application and the previous Common
Council resolution, intends to contract with the Downtown Ithaca Alliance (DIA) to fulfill the
terms of the grant; and
WHEREAS, the goal of this project is to remove a daily average of 600 parked vehicles from the
urban core, with project activities aiming to shift a portion of trips to modes other than single
occupancy vehicles (SOVs) with their associated downtown parking demand; and
WHEREAS, the project team will implement the following tasks:
Gathering and analyzing travel patterns of downtown employees and residents,
Producing specific, customized commuter/travel plans for both businesses and
individuals,
Creating and implementing an effective marketing strategy to support downtown
employees and residents in a measurable shift away from SOVs,
Measuring and evaluating the effectiveness of these plans and any associated
marketing in achieving transportation mode change (and thus reductions in greenhouse
gas emissions and parking demand),
Providing for ongoing two way communications with the downtown community (including
employees and residents) to evaluate program effectiveness, identify potential gaps in
transportation services, and gather other relevant feedback, and
Demonstrating the program’s value and effectiveness to both public and private sector
stakeholders and securing ongoing community, political and financial resources to
sustain ongoing activities; and
WHEREAS, this project aligns with a number of overarching goals for transportation in Plan
Ithaca, Ithaca’s comprehensive plan, and will directly implement the following Plan Ithaca
recommendation: “Promote participation in public and private transportation demand
management (TDM) programs. The City should work in partnership with the private sector to
find mutually beneficial solutions to accommodate employee commuting and other
transportation needs, including bicycles”; and
WHEREAS, the City adopted a Green New Deal policy on June 5, 2019, which included
adoption of a goal to achieve a carbon neutral city by 2030, and this project is designed to
reduce carbon emissions in Ithaca related to transportation; and
WHEREAS, the downtown parking garages are at or near capacity, and the business and
economic development communities have expressed concerns about the potential of parking
capacity issues to dampen continued business and investment growth in the downtown; and
WHEREAS, the downtown parking garages are already subsidized by City taxpayers, and
without limiting the number of single occupancy vehicles attempting to park Downtown, the City
will either run out of parking or will need to build additional structured parking, increasing the
subsidy even further; and
WHEREAS, administration of the five-year contract between the City of Ithaca and New York
State (March 2019 - March 2024) and administration of the subcontract between the City of
Ithaca and the Downtown Ithaca Alliance will be managed by the City’s Department of Planning,
Building, Zoning & Economic Development; and
WHEREAS, all of the match requirements for the grant will be met by the DIA and its affiliated
TDM partners, and no City funding is required as a match for this grant; now, therefore be it
RESOLVED, That Common Council hereby establishes Capital Project #868 “Downtown Ithaca
Transportation Management Association” in the amount of $460,397 for implementation of DEC-
CSC contract #C00777 to create a Downtown Ithaca Transportation Management Association
and an ongoing downtown area Transportation Demand Management Program; and, be it
further
RESOLVED, That funds needed for said Capital Project shall be derived entirely from DEC-
CSC grant funding; and, be it further
RESOLVED, That the Mayor or his designee is authorized to enter into agreement with the
Downtown Ithaca Alliance for implementation of this grant-funded project; and, be it further
RESOLVED, That any payment to the DIA through this grant-funded project will be subsequent
to the approval and payment of vouchers from the DEC to the City of Ithaca.
14. MAYOR’S APPOINTMENTS:
14.1 Reappointment to Ithaca Housing Authority Board – Resolution
RESOLVED, That Valerie Wilson be reappointed to the Ithaca Housing Authority Board
with a term to expire October 17, 2024.
14.2 Appointment to Board of Zoning Appeals – Resolution
RESOLVED, That Stephanie Egan-Engels be appointed to the Board of Zoning Appeals
to fill a vacancy with a term to expire December 31, 2021.