HomeMy WebLinkAbout08-14-19 Planning and ED Committee Meeting AgendaPEDCMeeting
PlanningandEconomicDevelopmentCommittee
IthacaCommonCouncil
AMENDED
DATE:August14,2019
TIME:6:00pm
LOCATION:3rdfloorCityHall
CouncilChambers
AGENDAITEMS
ItemVoting
Item?
Presenter(s)
Time
Start
1) CalltoOrder/AgendaReview
2) PublicComment
3) SpecialOrderofBusiness
a) PublicHearing:INHSImmaculateConceptionPlannedUnit
Development
b) PublicHearing:IthacaWastewaterTreatmentPlant
DisclosureOrdinance
4) Announcements,Updates,Reports
a) PlanningBoard:UpdateontheCarpenterCirclePlannedUnit
Development
5) ActionItems(VotingtoSendontoCouncil)
a) NeighborhoodImprovementIncentiveFund
b) WastewaterTreatmentPlantDisclosureOrdinance
c) ChainworksPlannedUnitDevelopment
d) AlterationstoNonͲConformingUses
e)IntercityBusResolution
6) Actionitems(ApprovaltoCirculate)
a) GreenBuildingPolicy
b)WestMLK/StateZoningChanges
7) ReviewandApprovalofMinutes
a)NoMinutestoApprove
8) Adjournment
No
No
No
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
DonnaFleming,Chair
LisaNicholas,Planning
MeganWilson,Planning
CynthiaBrock,Alderperson
LisaNicholas,Planning
JoAnnCornish,PlanningDirector
JoAnnCornish,PlanningDirector
NickGoldsmith,Planning
JoAnnCornish,PlanningDirector
6:00
6:05
6:15
6:30
6:45
6:50
7:00
7:30
7:45
8:00
8:30
9:00
9:25
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LEGAL NOTICE
PLEASE TAKE NOTICE that the Common Council of the City of Ithaca, New York, will
hold a public hearing to consider a proposed Planned Unit Development (PUD) zoning
application for the Ithaca Neighborhood Housing Services project to be located at 320-324
& 330 W. Buffalo St, and 309 N. Plain Street.
The application being considered involves the redevelopment of the former Immaculate
Conception School into a vibrant mixed-use community, specifically designed to address
high-priority local needs. The over-arching goal of this project is to provide both rental and
for-sale housing that is affordable at a range of household incomes (from less than 30%
AMI up to 90% AMI for the rental units and 80% AMI or below for the for-sale units) and
that is suitable for a range of household sizes (from single people to large families). The
project will also provide space for non-profit organizations and will transfer the existing
gymnasium to GIAC.
The public hearing will be held in the Common Council Chambers, City Hall, 108 East
Green Street, in the City of Ithaca, New York, on Wednesday, August 14, 2019, at 6:00
p.m.
A copy of the proposed ordinance can be viewed in Planning Division, 3rd Floor City Hall,
108 East Green Street, Ithaca, New York.
JoAnn Cornish
Director of Planning & Development
07/29/2019
LEGAL NOTICE
PLEASE TAKE NOTICE that the Planning and Economic Development Committee of
Common Council of the City of Ithaca, New York, will hold a public hearing to consider
a requirement for a "PRESERVATION OF ITHACA AREA WASTEWATER
TREATMENT FACILITY (IAWWTF) DISCLOSURE NOTICE" within the IAWWTF
Setback Zone, for all discretionary approvals by the City of Ithaca for parcel maps,
subdivision maps or use permits relating to real property and for all building permit
applicants for new residential or commercial construction issued by the City of Ithaca, and
that the disclosure notice be filed with any grant deed, quitclaim deed or land sale contract
and be returned to the grantee by the Clerk/Recorder/Assessor after recording, and that
Owners of property within the IAWWTF Setback Zone land should be prepared to
acknowledge the occasional inconveniences and discomfort associated with Municipal
Waste Water Treatment Operations, including, but not necessarily limited to: odors, heavy
trucks, lighting, smoke, operation of machinery, and the storage and disposal of bio solids
and trucked waste and possible emergency discharge.
The public hearing will be held in the Common Council Chambers, City Hall, 108 East
Green Street, in the City of Ithaca, New York, on Wednesday, August 14, 2019, at 6:00
p.m.
A copy of the proposed requirement can be viewed in Planning Division, 3rd Floor City
Hall, 108 East Green Street, Ithaca, New York.
JoAnn Cornish
Director of Planning & Development
7/31/19
To: Planning and Economic Development Committee
From: Lisa Nicholas, Deputy Director of Planning
Date: August 2, 2019
RE: Carpenter Circle PUD – Planning Board Update to Common Council
This update is submitted in accordance with the City’s PUD Ordinance, which requires that the Planning
Board update Common Council after each Planning Board meeting where the project is considered and
request ongoing written comments from the Common Council. Please submit any written comments for
the Planning Board to me at lnicholas@cityofithaca.org or Anya Harris at aharris@cityofithaca.org . Call
(607-274-6557) or email me directly with questions or requests for information.
Planning Board Update
The Planning Board reviewed the project at their July 23, 2019 meeting. The applicant gave a
comprehensive project presentation focused on site constraints, site layout and architecture. The
Planning Board also declared itself Lead Agency for the environmental review. Planning Board members
comments/requests included the following:
1. Board members appreciated the revised building elevations of the (affordable) residential
building which brought it into parity the design, materials and detailing on the two proposed
mixed use buildings.
2. Visualizations from the Cayuga Waterfront trail were requested
3. There were several comments regarding the architecture, including the following:
a. Need to break up the monotony of the building facades with more articulation and
variation of massing
b. Incorporate light roofs/ roof gardens /green roofs
c. Colors seem dark and imposing
4. Edge condition along Route 13 needs careful development. Needs stronger sense of separation.
Consider sound attenuation. Focus on sense of safely for sidewalk along Route 13. Consider
berms and fencing.
5. Investigate reduction of sealed surfaces – look into porous paving
6. Internal circulation roads need work- look at traffic calming, bus stop design and potential
future connection to DOT site
7. Look at trail connection
The Planning Board expects to continue reviewing the project at the next meeting on August 27, 2019
The planned topics of discussion are Site Plan & Parking. The project will be scheduled for the beginning
of the agenda to accommodate attendance by interested members of Council.
Other Project updates:
None at this time- a full accounting of the status of other required approvals will be provided in the
September update.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
TO: Planning & Economic Development Committee
FROM: Megan Wilson, Senior Planner
RE: Neighborhood Improvement Incentive Fund
DATE: August 8, 2019
Attached is an application for the Neighborhood Improvement Incentive Fund (NIIF) for this
year’s National Night Out (NNO) event, held on Tuesday, August 6, 2019. The applicant, the
Ithaca Housing Authority Family Sites Tenant Council, represents low-moderate income residents
living in the Northside neighborhood who spend considerable hours of volunteer time organizing
and conducting the NNO event. The group has sponsored the annual NNO event in the
neighborhood for more than 15 years and partnered this year with the Ithaca Police Department to
host a larger community celebration at Conway Park.
In past years, the Neighborhood Improvement Incentive Fund has supported celebrations in city
neighborhoods for this national occasion that focuses attention on neighborhood safety and
solidarity. Expenditures related to the event include food, beverages, sound equipment, DJs, t-
shirts, and give-aways for kids, all of which meet criteria for reimbursement. The group has had
success procuring donations from local businesses in past years. Through this endeavor, it is
furthering the aims of the fund to support resident initiatives to strengthen city neighborhoods.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
Proposed Resolution
Planning & Economic Development Committee
August 14, 2019
RESOLUTION: Request for Neighborhood Improvement Incentive Funds from the Ithaca
Housing Authority Family Sites Tenant Council for National Night Out, August
2019
WHEREAS, the City of Ithaca Common Council established the Neighborhood Improvement
Incentive Fund in 1995 to provide financial assistance to city residents seeking to
improve the quality of life in their neighborhoods, and
WHEREAS, the fund is intended to support residents' interest in community improvement and to
encourage, not replace volunteerism, and
WHEREAS, the funds are intended to be used for projects or events that provide a general
neighborhood benefit and not for the limited benefit of individuals or a select few
residents, and
WHEREAS, activities specified by the Council as eligible for the funding include but are not limited
to items such as neighborhood clean-ups, planting in public places, and organizing
neighborhood events like block parties or meetings, and
WHEREAS, neighborhood groups are required to submit a completed application specifying other
project donations, estimated volunteer hours, estimated costs to be covered by the fund
and signatures of residents in the immediate neighborhood, and
WHEREAS, to streamline the process the Council has delegated authority to approve applications to
the Planning & Economic Development Committee, and
WHEREAS, each neighborhood group is eligible to receive up to $300 per year as a reimbursement
award payable on the submission of original receipts or invoices for approved activities,
and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, the Ithaca Housing Authority Family Sites Tenant Council submitted an application for
reimbursement funds to off-set expenses that in past years have generally ranged from
$500 – $1,000 for its annual National Night Out events, held this year on Tuesday,
August 6, 2019, and
WHEREAS, this annual event is sponsored by the Family Sites Tenant Council at Conway Park, and
the event provides opportunities for socializing with diverse groups of Northside
residents; now, therefore, be it
RESOLVED, that the Planning and Economic Development Committee approves the request from the
Ithaca Housing Authority Family Sites Tenant Council in an amount up to $300.00 for
reimbursement upon presentation of original invoices and/or receipts.
To: Svante Myrick, Mayor Planning and Development Board
Common Council Community Life Commission, Chair
Julie Holcomb, City Clerk Gino Leonardi, Zoning Administrator
Aaron Lavine, City Attorney
Public Safety and Information Commission, Chair
Mike Niechwiadowicz, Director of Code Enforcement
Mike Thorne, Superintendent of Public Works
JoAnn Cornish, Director of Planning, Building, and Economic Development
Katie Borgella, Tompkins County Commissioner of Planning and Sustainability
Parks, Recreation and Natural Resources Commission, Chair
Mobility, Accessibility and Transportation Commission, Chair
CC:City Harbor
Carpenter Circle
Aldi's
B&W Supply
Farmer's Market
New York State Department of Transportation
Bob Andree
FROM: Jennifer Kusznir, Senior Planner
DATE: July 17, 2019
RE: Proposal to Create a Disclosure Requirement for Properties within the Vicinity of
the Ithaca Area Waste Water Treatment Facility
The purpose of this memo is to provide information on a proposal to amend the City code in order
to create disclosure requirements for properties in close vicinity of the Ithaca Area Waste Water
Treatment Plan (IAWWTP).
The Ithaca Area Waste Water Treatment Facility (IAWWTF), built in 1987 and located at 525
Third Street, Ithaca is a 13.1 MGD waste water treatment facility providing secondary treatment
and phosphorus removal, jointly owned by three municipalities: the City of Ithaca, Town of Ithaca
and Town of Dryden. The IAWWTF represents over $30 million in investments by the municipal
partners in providing wastewater treatment services to over 50,000 residents, and commercial,
agricultural, and industrial users in the region. The treatment process may at times include any of
the following: odors, heavy trucks, lighting, smoke, operation of machinery, and the storage and
disposal of biosolids and trucked waste and possible emergency discharge. The industrial nature
of this facility and all of its functions has the potential at times to create conditions that may be
uncomfortable to non-industrial uses. Given that there is imminent potential for non-industrial
redevelopment of property located within the vicinity of the IAWWTF, the City is considering a
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
proposal to create a disclosure requirement for any properties that are located within 1200 feet of
the IAWWTF on the west side of Route 13.
The Disclosure Requirement is intended to protect the IAWWTF from nuisance complaints, which
may request the curtailment of municipal waste water treatment operations, and discourage
investments, improvement and expansion of municipal waste water treatment operations by
educating residents and businesses, through the notification of owners and users of real property
in the vicinity of the IAWWTF of potential conditions that can be present in and around municipal
waste water treatment operations.
Enclosed for your consideration is a draft ordinance which states that upon any transfer by sale,
exchange, rental agreement, installment land sale contract, lease, lease with an option to purchase,
any other option to purchase, or ground lease coupled with improvements, of real property, or
residential stock cooperative, the transferor will provide a disclosure agreement.
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ORDINANCE 2019-
PRESERVATION OF ITHACA AREA WASTE WATER TREATMENT FACILITY
DISCLOSURE REQUIREMENT
WHEREAS, The Ithaca Area Waste Water Treatment Facility
(IAWWTF), built in 1987 and located at 525 Third Street, Ithaca
is a 13.1 MGD waste water treatment facility providing secondary
treatment and phosphorus removal, jointly owned by three
municipalities: the City of Ithaca, Town of Ithaca and Town of
Dryden; and
WHEREAS, On December 31, 2003, the City of Ithaca, Town of
Ithaca, Town of Dryden, Village of Cayuga Heights, Town of
Lansing and Village of Lansing entered into an Intermunicipal
Wastewater Agreement (IWA) as a condition of receiving New York
State Clean Water/Clean Air Bond Act funding to install and
implement capital improvements and phosphorus removal systems;
and
WHEREAS, The IWA and New York State Clean Water/Clean Air Bond
Act funding stipulations requires the IAWWTF and Village of
Cayuga Heights Waste Water Treatment Plant (CHWWTP) jointly
agree to provide wastewater services to the six municipalities
by allocating excess treatment capacity at the IAWWTF to the
CHWWTP, allowing for future growth within the six sponsoring
communities; and
WHEREAS, In addition to representing over $30 million in
investments by the municipal partners in providing wastewater
treatment services to over 50,000 residents, and commercial,
agricultural, and industrial users in the region, the IAWWTF
receives and treats high volumes of trucked septage, light
industrial, and agricultural waste, anticipates receiving and
processing food scraps in coming years, provides the highest
achievable levels of phosphorus and contaminant removal, and
captures methane and heat to produce electricity and natural
gas; and
WHEREAS, The IAWWTF, in partnership with Cornell University and
Ithaca College, regularly engages in scientific research and
innovative technology research programs to better protect and
preserve water resources, and foster the development of
innovative industry advancements, current examples include
research on pharmaceuticals, emergent contaminants, and
microplastics and the efficacy of current removal techniques,
biochar analysis and development, and energy production from
municipal waste water treatment processes and byproducts; and
WHEREAS, It is the declared policy of the City of Ithaca to
conserve, enhance and encourage adequate and appropriate
municipal waste water treatment operations in the City, and to
minimize potential conflict between IAWWTF operations and non-
industrial land uses within the vicinity of the IAWWTF; and
WHEREAS, Where non-industrial land uses, especially residential
development, extend into the vicinity of the IAWWTF, municipal
waste water treatment operations may be the subject of nuisance
complaints, such complaints may request the curtailment of
municipal waste water treatment operations, and discourage
investments, improvement and expansion of municipal waste water
treatment operations; and
WHEREAS, Constraints on operations, management and possible
expansion of the IAWWTF is detrimental to the health, safety,
and economic viability of Cayuga Lake, the City of Ithaca, Town
of Ithaca, Town of Dryden and surrounding areas for which it
serves; and
WHEREAS, A Disclosure Requirement can educate residents and
businesses, through the notification of owners and users of real
property in the vicinity of the IAWWTF of inherent potential
conditions associated with municipal waste water treatment
operations including, but not limited to, odors, trucks,
lighting, construction activities, noise, dust, chemicals,
discharge, smoke and extended hours of operation, and through
the use of such disclosure requirement owners and users of real
property within the vicinity of the IAWWTF will better
understand the conditions in and around municipal waste water
treatment operations and be prepared to acknowledge such
conditions as the natural result of living and operating near
the IAWWTF; and
WHEREAS, On August 2, 2017, included in the Ordinance to
Establish New Zoning for the Waterfront Area, Common Council
adopted the following:
WHEREAS, The City recognizes the importance of the Ithaca
Area Waste Water Treatment Plant (IAWWTP) to the economic
vitality and environmental protection of the region, and
supports the future inclusion into the Waterfront Zone of
disclosure requirements for properties surrounding the
IAWWTP to protect the facility from nuisance claims, and
now, therefore be it
BE IT ORDAINED AND ENACTED by the Common Council of the City of
Ithaca as follows:
Section 1. Legislative Intent and Purpose.
Common Council makes the following findings of fact:
A. It is the declared policy of the City of Ithaca to
conserve, enhance and encourage adequate and appropriate
Municipal Waste Water Treatment Operations within the City,
and to minimize potential conflict between the IAWWTF and
non-industrial land users within the vicinity of the
IAWWTF.
B. Where non-industrial land uses, especially residential
development, extend into the IAWWTF Setback Zone, IAWWTF
may be the subject of nuisance complaints. Such complaints
may request the curtailment of Municipal Waste Water
Treatment Operations, and discourage investments,
improvement and expansion of Municipal Waste Water
Treatment Operations. Constraints on operations,
management and possible expansion of the IAWWTF is
detrimental to the health, safety, and economic viability
of Cayuga Lake, the City of Ithaca, Town of Ithaca, Town of
Dryden and surrounding areas for which it serves. It is
the purpose and intent of this Ordinance to protect the
resources and services provided by the IAWWTF to the larger
community.
C. This policy can best be implemented by educating residents
and businesses, and by notifying owners and users of real
property in the IAWWTF Setback Zone of inherent potential
conditions associated with Municipal Waste Water Treatment
Operations, including, but not limited to, odors, heavy
trucks, light, construction activities, noise, dust,
chemicals, discharge, smoke and extended hours of
operation. It is intended that through the use of such
disclosure requirement owners and users of real property
within the IAWWTF Setback Zone will better understand the
conditions in and around the IAWWTF and be prepared to
acknowledge such conditions as the natural result of living
and operating near the IAWWTF.
D. Therefore, the Common Council intends for this Ordinance to
implement the above-described education and notification
disclosure requirement to all property users within the
IAWWTF Setback Zone.
Section 2. Creation of Section 262-137, Preservation of Ithaca
Area Waste Water Treatment Facility Disclosure Requirement.
The Ithaca Municipal Code shall be amended so as to create a new
Section 262-137 as follows:
§262-137 Preservation of Ithaca Area Waste Water Treatment
Facility Disclosure Requirement
A. Definitions. For the purposes of this section:
(1)“IAWWTF” shall be the Ithaca Area Waste Water
Treatment Facility located at 525 Third Street,
Ithaca.
(2)"IAWWTF Setback Zone" shall mean those land areas of
the City of Ithaca west of Route 13 within 1,200 feet
of the property boundary of the Ithaca Area Waste
Water Treatment Facility.
(3)"Municipal Waste Water Treatment Operations" shall
mean the operations of the IAWWTF and include, but not
be limited to, the delivery and receiving of trucked
waste, and sanitary waste, aeration and treatment of
municipal waste water, biosolids management,
processing of wastewater and biogas, and activities
incident to or in conjunction with the treatment and
handling of wastewater, agricultural waste, organic
waste, and residual materials.
B. PRESERVATION OF ITHACA AREA WASTE WATER TREATMENT FACILITY
DISCLOSURE NOTICE REQUIREMENT.
(1)Upon any transfer by sale, exchange, rental agreement,
installment land sale contract, lease, lease with an
option to purchase, any other option to purchase, or
ground lease coupled with improvements, of real property,
or residential stock cooperative, the transferor shall
deliver to the prospective transferee the written
statement required by subsection B(2) of this section.
(2)The disclosure statement shall contain the following:
Preservation of Ithaca Area Waste Water Treatment Facility
Disclosure Notice
THIS DISCLOSURE STATEMENT CONCERNS THE REAL PROPERTY SITUATED IN
TOMPKINS COUNTY, CITY OF ITHACA.
DESCRIBED AS_______________.
THIS STATEMENT IS A DISCLOSURE OF THE CONDITION
OF THE ABOVE DESCRIBED PROPERTY
IN COMPLIANCE WITH SECTION 262-137 OF THE ORDINANCE CODE OF THE
CITY OF ITHACA AS OF __________.
THE FOLLOWING ARE THE REPRESENTATIONS MADE BY THE
SELLER(S)/PROPERTY OWNERS AS REQUIRED BY THE CITY OF ITHACA.
It is the declared policy of the City of Ithaca to conserve,
enhance and encourage adequate and appropriate Municipal Waste
Water Treatment Operations within the City, and to minimize
potential conflict between the IAWWTF and non-industrial land
users within the vicinity of the IAWWTF. As the property in
which you are taking an interest is located within the IAWWTF
Setback Zone, you may be subject to inconveniences or discomfort
arising from Municipal Waste Water Treatment Operations
performed in conformance with existing laws and regulations, and
accepted professional standards. Such inconveniences may at
points include, but may not necessarily be limited to: odors,
heavy trucks, lighting, smoke, operation of machinery, and the
storage and disposal of biosolids and trucked waste and possible
emergency discharge. If you live or operate near the IAWWTF,
you should be prepared to acknowledge such inconveniences and
discomfort as a normal and necessary aspect of living or
operating in proximity to a municipal waste water treatment
facility.
Owner/Seller:________________________
___
Date:__________________
__
Owner/Seller:________________________
___
Date:__________________
__
Buyer/Renter:________________________
___
Date:__________________
__
Buyer/Renter:________________________
___
Date:__________________
__
(1)All discretionary approvals by the City of Ithaca for
parcel maps, subdivision maps or use permits relating to
real property located within the IAWWTF Setback Zone,
shall include a condition that the owners of such real
property record a " PRESERVATION OF ITHACA AREA
WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE " in
substantially the form provided in subsection B(2) of
this section.
(2)All applicants for building permits for new residential
or commercial construction to be issued by the City of
Ithaca located within the IAWWTF Setback Zone shall be
provided with a "PRESERVATION OF ITHACA AREA WASTEWATER
TREATMENT FACILITY DISCLOSURE NOTICE" in substantially
the form provided in subsection B(2) of this section.
(3)The Clerk/Recorder/Assessor of the County shall include a
"PRESERVATION OF ITHACA AREA WASTEWATER TREATMENT
FACILITY DISCLOSURE NOTICE" in substantially the form
provided in subsection B(2) of this section with any
grant deed, quitclaim deed or land sale contract located
within the IAWWTF Setback Zone returned to the grantee by
the Clerk/Recorder/Assessor after recording.
(4)"City of Ithaca PRESERVATION OF ITHACA AREA WASTEWATER
TREATMENT FACILITY DISCLOSURE NOTICE". It is the declared
policy of the City of Ithaca to conserve, enhance and
encourage Municipal Waste Water Treatment Operations
within the City of Ithaca. Residents, operators, and
owners of property within the IAWWTF Setback Zone land
should be prepared to acknowledge the occasional
inconveniences and discomfort associated with Municipal
Waste Water Treatment Operations, including, but not
necessarily limited to: odors, heavy trucks, lighting,
smoke, operation of machinery, and the storage and
disposal of biosolids and trucked waste and possible
emergency discharge.
C. NOTICE TO CORRECT. After receiving a complaint from an
occupant within the IAWWTF Setback Zone, the City of Ithaca
Assistant Superintendent of Water and Sewer shall
immediately notify the Chief Operator of the Ithaca Area
Waste Water Treatment Facility of the complaint. If the
City of Ithaca Assistant Superintendent of Water and Sewer
determines that such operations at the IAWWTF do not
conform to current accepted professional practices, and do
not comply with current regulatory standards, he or she
shall endeavor specify any measures required to correct the
situation, and the time within which the measures must be
taken.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Senior Planner
Date: August 1, 2019
RE: Chain Works District Planned Unit Development (PUD) – Draft Zoning and Design
Guidelines
Please find attached the draft design guidelines and PUD for the proposed Chainworks District
PUD. These documents were previously discussed by this committee earlier this year.
As a part of the approval process, the project team met with the City Zoning Administrator to
ensure that the proposed zoning is appropriate for this site. Upon reviewing the documents, it was
discovered that the proposed zoning regulations and design guidelines would not be feasible for
the few existing structures that will remain on the site. Minor changes have been made to the
enclosed documents in order to exempt buildings that are pre-existing at the time the PUD is
adopted are exempt from the building and site area requirements. However, any expansions of
pre-existing structures will require the structure to be in compliance with the PUD and the design
guidelines.
The project is currently working with the Planning Board in order to obtain a conditional site plan
approval. Once the project receives site plan approval, it will return to the Common Council for
final PUD approval, possibly in September. After Council approval of the PUD all relevant
required mitigations outlined in the Generic Environmental Impact Statement must be
implemented before any construction can begin on site. These include, but are not limited to the
following (See the GEIS Finding Statement for a more complete description):
1. NYSDEC must approve an amendment to the existing Record of Decision (ROD) to allow
development of the Site in a manner that protects public health and the environment under a mixed-
use redevelopment scenario with a residential component.
2. The Site must be remediated to restricted residential, commercial and/or industrial Soil Cleanup
Objectives (SCOs) as appropriate based on the proposed uses at the Site, or to protection of
groundwater standards if a particular area of the Site experiences impacts to groundwater
3.A plan for long term monitoring must be developed, approved by NYSDEC and implemented by
the property owner. This included the filing of an environmental easement covering the entire site.
4. All other City and state approvals must be in place including an accepted Stormwater Pollution
Prevention Plan (SWPP), site plan approval for future phases, building permits, street permits,
NYSDOR permits, etc.
Please contact me if you have questions or comments on this proposal jkusznir@cityofithaca.org
607-274-6410.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
1
The Chain Works District
Planned Unit Development
Zoning Code for the City of
Ithaca: §325-13
Draft August 7, 2019
2
Table of Contents
A. Intent
B. Using this Code
C. Applicability and Administration
1. Applicability
2. Administration
3. Environmental Quality Review
D. Sub Areas and Character Intent
E. Permitted Uses
1. Additional Requirements for Specified Uses
F. Required Buffer Areas
G. Site
1. Maximum Building Area
2. Building Yard Dimensions
3. Building Projections
H. Parking
I. Buildings
1. Building Height
2. Front Façade Length
J. Signs
K. Performance Standards
1. General
2. Dust and Air Pollution
3. Electrical and RF Interference
4. Hazardous, flammable, or explosive materials
5. Temperature and Humidity
6. Outdoor Storage
7. Lighting and Glare
8. Noise and Vibration
o Sound Pressure
o Outdoor speakers and equipment
o Earthborn Vibration
o Odor
o Offensive and unhealthy odors
o Cooking odor
L. Appeals
M. Violations
N. Compliance with City of Ithaca Code
O. Area Rezoned
List of Figures and Tables
Figure 1 – Chain Works District
Location Map
Figure 2 – Chain Works District
Sub Areas
3
A. Intent
1. The City of Ithaca’s Comprehensive Plan encourages development of community-oriented,
environmentally conscious mixed-use developments; encourages focusing development in
areas where adequate public infrastructure and facilities exist; encourages sustainable,
dynamic developments designed to minimize the use of energy; encourages avoiding
sprawl by focusing development within existing, repurposed structures and on sites where
infrastructure already exists; encourages the conservation and protection of environmentally
sensitive areas by siting potential new development in strategic locations; and
2. The Chain Works District is suitable for a Planned Unit Development (PUD) Zone within the
City of Ithaca as it will include repurposing existing former industrial buildings for mixed-use
consisting of residential, offices, commercial, retail, restaurants/cafes,
warehousing/distribution, small business incubator and flex spaces, manufacturing, and
open space, as well as potential future infill development, creating a mix and density of uses
greater than that allowed as of right within the current zoning districts that apply to the
property within both the City of Ithaca and Town of Ithaca; and
3. The Chain Works District is also suitable for development as a sustainable redevelopment
to create a vibrant and walkable mixed-use neighborhood; and
4. The Chain Works District is intended to:
a. Develop and model a neighborhood district designed to accommodate pedestrians and
cyclists, with functional and attractive landscaping;
b. Create an identifiable community that bridges the City and Town of Ithaca by
reactivating a formerly idle industrial complex;
c. 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;
d. Protect environmentally valuable and sensitive areas by limiting all intense
development to approximately one-third of the 95-acre property, retaining open space
as an ecological and recreational amenity for the neighborhood and surrounding
community;
e. Promote human-scaled development and social connectivity within the Chain Works
District and around the community by creating pedestrian oriented pathways and
streets;
f. Encourage walking, biking, car sharing, and public transit by providing the minimum
amount of parking necessary for Chain Works District residences and businesses;
g. Utilize a zoning strategy that creates an aesthetic and safe neighborhood district to help
foster a sense of community and connectivity with the surrounding communities;
h. Improve public access to the South Hill Recreation Way and Black Diamond Trail with
the planned Gateway Trail through the Chain Works District;
i. Celebrate the property’s history by retaining the existing industrial character of the
structures in their repurposing;
j. Demonstrate how a meaningful open space network may be created within a former
4
800,000+ sf industrial complex, in conjunction with potential new infill development of
mixed uses, retaining greater open space than is ordinarily required;
k. Encourage a vibrant and walkable mixed-use neighborhood.
B. Using This Code
The Chain Works District PUD is composed of two parts that work together to provide the
consistency and predictability desired by the City of Ithaca as well as the flexibility appropriate for
a long-term redevelopment project. The two parts are: 1, The Chain Works District Planned Unit
Development Zoning Code for the City of Ithaca (this document, the PUD); and 2, Schedule A:
Design Guidelines.
The Zoning Code includes the intent and vision for the redevelopment of the Chain Works District,
administrative processes for review, approval and permitting, allocation of allowed uses by sub
area, performance standards for nuisance conditions, and other general requirements and
processes. Compliance with the PUD is mandatory. The PUD also includes mandatory design
standards for Maximum Building Footprint Area, Building Setbacks, Required Buffer Area,
Building Heights, and Maximum Front Facade Length.
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.
C. Applicability and Administration
1. Applicability
a. Except as otherwise specified in this section, all provisions of the City of Ithaca Code
shall apply to all development, structures and uses in this PUD.
b. The language in this PUD is intended to supersede any provision of the City Code insofar
as said provision is inconsistent with and language in this PUD.
c. If any section, subsection, sentence, clause, phrase or portion of this Section 325-13 is
held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision
shall not affect the validity of the remaining portions of this ordinance.
d. This code applies to the Chain Works District, which is bounded by…(insert Legal
Description of the Property)
e. No Building or part thereof within the Chain Works District shall be erected, moved, or
altered on its exterior unless in conformity with the regulations herein.
f. In the event that provisions of the Chain Works District Planned Unit Development conflict
with other sections of the City Municipal Code, the Chain Works Planned Unit
Development shall prevail. 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
5
f.g.
g.h.In cases of pre-existing buildings and lots, refer to City Municipal Code Chapter 325
Zoning, Article VI or the currently effective regulations in the municipality where the
building or use is located.
h.i.Notwithstanding the provisions of this Ordinance, the New York State Uniform Fire
Prevention and Building Code, and State Energy Conservation Construction Code, are
applicable and controlling at all times.
2. Administration
a. Building permits shall be required for any construction except as otherwise provided by
Chapter 146, Building Construction of the City of Ithaca Code.
b. Site Plan Approval shall be in accordance with the City of Ithaca Code, Section 325-
12E., Site Plan Approval in a Planned Unit Development, No structure shall be erected
or placed within the PUD, no building permit shall be issued for a building or structure
within a PUD, and no existing building structure, or use in a PUD shall be changed,
unless the proposed building and/or use is in accordance with a site plan approved
pursuant to the provisions of chapter 276 of the City of Ithaca Code.
3. Environmental Quality Review
a. Environmental review for any new construction in the PUD will be in accordance with
the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I), and
the State Environmental Quality Review Act (“SEQRA”) § 617.4.
b. Chain Works District Generic Environmental Impact Statement (GEIS)
i) 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
ii)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.
iii) 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.
6
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 2.7̻1.
Land – Topography Development proposed on slopes greater than or equal to 20%.
CHAINWORKSPUDͲ ENVIRONMENTALTHRESHOLDS
Environmental Setting Theshold/Condition
1
7
D. Sub Area and Character Intent
.
1.Natural Area / CW1. These areas consist of lands approximating or reverting to a
wilderness condition, including lands unsuitable for development due to topography,
hydrology, or vegetation. The CW1 Sub Area is intended to permanently protect areas
from development that would damage the contiguity, quality, character, and ecological
function of natural areas. These are permanently preserved as natural open space with
the following permitted uses: passive recreation, stormwater management facilities which
may consist of constructed wetland or other water cleansing and stormwater practices,
gardens, walking / recreational trails that may provide pedestrian connectivity to other
zones, and other alike or corresponding non-intrusive uses. New structures are only
allowed if they serve as auxiliary to a permitted use. Sheds, park restrooms, pavilions,
gazebos, visitor centers, or affiliated buildings needed to maintain this area are examples
of permitted auxiliary structures allowed in the Natural Area / CW1. 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.
8
2.Neighborhood Center Area / CW3 A&B. These areas will consist of higher density
mixed-use buildings that accommodate retail, office, and other commercial uses,
rowhouses, apartments, and incubator/artisan uses, 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.
3.Neighborhood Edge Area / CW3C. This area will consist of higher density residential
buildings. Adult uses are excluded. It has a tight network of streets, with sidewalks, and
buildings set close to the sidewalks. Open spaces consist of plazas and parks. In the
CW3C Sub Area, development is limited to 6 stories with no additional stories allowed on
the downhill side below grade plane.
9
E. Permitted Uses.
PermittedUsesandrelevantstandardsapplytonewdevelopmentandexistingbuildingsbasedonSub
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 PPP
3ULQFLSDOKRXVLQJXQLWIRURFFXSDQF\E\ุXQUHODWHG
SHRSOHZKHUHWKHFROOHFWLYHOLYLQJDUUDQJHPHQWLV
LQWHQWLRQDODQGQRWWUDQVLHQWWHPSRUDU\VHDVRQDORU
DUUDQJHGE\DQRQUHVLGHQWWKLUGSDUW\
1XPEHU ืUHVLGHQWVSHUEHGURRPDWWKHKRXVLQJ
XQLW
Principal housing unit, with separate but connected
space for a non-residential use the subarea allows.
The 1RQUHVLGHQWLDOVSDFHPD\RFFXS\ืRIWKH
*)$RIDOLYHZRUNXQLW,WPXVWKDYHGLUHFWLQWHUQDO
DFFHVVIURPOLYLQJVSDFH7KHRSHUDWRURIDQRQ
UHVLGHQWLDOXVHLQOLYHZRUNVSDFHPXVWOLYHLQWKHOLYH
ZRUNXQLWDVWKHLUSULPDU\UHVLGHQFH
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.
PPP
Live-work
housing
Residential Uses
Residential care NP P P P
Collective
Living NP
CHAINWORKSPUDͲTABLEOFALLOWABLEUSES
NP PPP
2
10
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
CommercialLodgingUses
CommercialOffice Uses
11
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.
2XWGRRUSOD\\DUGXVHุ$0WRื30
Establishment preparing and selling food, drinks,
and/or alcoholic beverages in a ready-to-consume
state, to customers onsite or delivery offsite.
CW3B subarea only: Alcohol production and
packaging for distribution offsite may be an ancillary
use. For the CW3B subarea, GFA above the
following limits needs special permit approval:
3URGXFWLRQDQGSDFNDJLQJDUHD ืRIWRWDO
*)$ %HHU EEO EEO VWDQGDUGJDOORQ
EDUUHO EUHZLQJV\VWHP 'LVWLOOHGVSLULWV
JDOORQVWLOOFDSDFLW\ :LQHRUFLGHU JDOORQ
IHUPHQWHUFDSDFLW\
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
CommercialRetail andService Uses
Retail and
service – heavy NP NP NP NP
Pet Care Facility NP NP S NP
Restaurant / bar NP S P NP
12
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
IndustrialandSemiͲIndustrialUses
Self-storage
facility NP
13
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.
PPPP
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
CivicUses
14
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.
UtilityandInfrastructureUses
SNP
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
SeeCityCode
Ch.325:
ArticleVA,
Telecommuni
cations
Facilitiesand
Services
NP
Solar
panels/farm S* NP S NP
Utility
substation NP NP
15
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.
SPPP
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.
AccessoryUses
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
16
1.Additional Requirements for Specified Uses
a.Day Care – Pet Day Care – Pet facilities must conform to the following standards,
which are minimum requirements for special permit approval:
i. The actual facility and all associated runs or fenced areas shall be setback a
minimum of one hundred fifty (150) feet from all lot lines.
ii. All Day Care – Pet facilities: All associated runs or fenced areas shall be adequately
screened by fence, plantings, or landscaping from streets and adjacent properties.
iii. All animal wastes shall be disposed of properly to avoid odor, diseases, and
contamination of soils, creeks, waterways, and drinking water supplies.
iv. Fencing surrounding exterior exercise areas must be between six and seven feet in
height to prevent escape, and must be buried a minimum of one foot to prevent
escape by digging beneath the fence.
v. Indoor area per animal shall be a minimum of 16 sq. ft. in size.
vi. Outdoor runs per animal must be a minimum of 4-1/2 feet wide and 12 feet long and
must be appropriately separated from adjacent runs by fencing, concrete block or
other appropriate materials.
vii. Any exterior boarding quarters and exercise areas located outside must be designed
to provide shelter against weather.
b.Retail and Service-Vehicular- Retail and service – vehicular facilities must conform to
the following standards, which are minimum requirements for special permit approval:
i. For unstaffed self-wash facilities, a security system must be installed and
maintained, including a functional security camera to monitor all areas of the car
wash.
ii. Vehicle rental and sales must be located within a fully enclosed building.
iii. Any repair and service operations must be performed within a fully enclosed building.
Bay doors may be open during hours of operation.
iv. No partially dismantled, wrecked, or unregistered vehicle may be stored outdoors on
the premises.
c.Industrial-Low Impact -Industrial-low impact must conform to the following standards,
which are minimum requirements for special permit approval:
i. The processing or manufacturing of finished products or parts from previously
prepared materials (including processing, fabrication, assembly, treatment, and
packaging of such products, and incidental storage, sales, and distribution of such
products) must be contained entirely within a fully enclosed building.
ii. All incidental outdoor storage must be screened from public view by opaque
fencing, screening, or landscaping.
iii. A light industrial use may include a showroom or ancillary sales of products related
to the items manufactured on-site.
iv. Storage of materials that are explosive, corrosive, combustible, or which are
controlled substances due to being pharmaceutical in nature, infectious in nature,
17
putrescent in nature, or which have a toxic or deleterious health or environmental
impact are prohibited.
v. Any heat, glare, dust, smoke, fumes, odors, or vibration must be confined to the
building.
vi. Industrial - low impact uses are permitted only in existing Buildings 13A, 13B, and
35.
d. Restaurant/bar- Restaurants/bars in the CW3A subarea must conform to the following
standards, which are minimum requirements for special permit approval:
i. Restaurants/bars are limited to 5,000 square feet per establishment.
ii. Bakery floor area used for production is limited to 500 square feet per establishment.
iii. Outdoor dining must not interfere with ingress and egress points, including building
entrances, parking spaces, and drive aisles, and must maintain a minimum of five
feet of sidewalk clearance at all times.
iv. Outdoor dining areas must be located on private property.
v. Ventilation systems may not be installed on any front facade unless the applicant
can prove that no other feasible alternative is available. To the maximum extent
feasible, ventilation systems must be directed away from adjacent residential
properties.
e. Self-Storage Facility- Self-storage facilities must conform to the following standards,
which are minimum requirements for special permit approval:
i. The individual storage units of a self-storage facility must be located in a fully
enclosed building, with access to individual storage units provided from common
areas located indoors.
f. Solar Panels/Farm
i. To the maximum extent practicable, solar panels must not obscure architectural
details or features.
ii. A ground-mounted solar energy system is limited to a maximum height of 20 feet.
Power transmission lines from a ground-mounted solar energy system to any
structure must be located underground to the greatest extent practicable, and must
be completely shielded against shock hazard.
g. Utility Substation
i. Utility substation infrastructure located underground and structures accessory to
utilities, such as transformers, poles, transmission lines, and cabinet structures, may
encroach upon required yards, except that such utility infrastructure, when located
aboveground, may be located in front yards only where locating such structures in
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alternate locations is not practicable. Nothing in this Law shall restrict the
construction or use of underground or overhead distribution facilities of public Utilities
operating under the Laws of the State of New York.
h. District Heating / Cooling
i. Demonstrate compliance with the New York State Department of Public Service
Standardized Interconnection Requirements (SIR) or equivalent.
i. Antenna
i. 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.
ii. Any buildings, cabinets, or shelters may house only equipment and supplies for
operation of the antenna. Any equipment not used in direct support of such operation
must not be stored on the site.
iii. The facility must be unstaffed.
iv. Signs for the ancillary communication structure are limited to ownership and contact
information, FCC antenna registration number (if required), and any other
information required by a governmental authority. Commercial advertising is
prohibited.
v. Flags hung from antennas are prohibited.
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F. Required Buffer Areas
Buffers Applying to all Sub Areas
• A minimum 30 foot Side and/or Rear Yard Buffer is required for all primary structures
within 100’ of existing residential buildings located outside the Chain Works District.
• A 30 foot buffer area 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 structures
are permitted.
• Vegetation within the required Buffer must be permanently maintained in a healthy
growing condition at all times.
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G. Site
In order to regulate buildings that do not have their own parcel, site requirements should be
applied to a Building Site Envelope delineated around any primary building. Building Site
Envelopes must not overlap.
1.Maximum Building Area - See Table 1 – Chain Works District Building and Site
requirements
2.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
3. Building Projections - No part of any building shall encroach into any Setback, except
as described below:
i. Overhanging eaves and bay windows may project up to 2 feet into any required
Setback.
ii. Awnings and balconies may extend up to 5 feet into any required Setback provided
that such extension is at least 2 feet from the vertical plane of any edge of a
thoroughfare.
iii. Arcades may overlap Sidewalks.
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H. Parking
1. All parking must occur in approved Parking Spaces, Parking Areas or Parking Structures
meeting the general guidelines herein. Parking is specifically not permitted on lawns,
sidewalks, or other spaces not developed as a Parking Space.
2. Clear boundaries. All Parking Areas, including associated driveways and vehicle
maneuvering areas, shall have clearly defined boundaries. A “clearly defined boundary” shall
mean, at a minimum, the existence of a distinct edge to the material used to pave the parking
area, such that the yard area where parking is permitted is clearly distinguished from the yard
area where parking is not permitted. Where approved parking areas are contiguous with
sidewalks or other paved areas, there shall be a minimum 4-inch-high curb or other
equivalent continuous permanent barrier separating the Parking Area from other paving,
except as required to allow for accessibility.
3. Physical character of Parking Spaces. Each Parking Space shall be even-surfaced and
internally unobstructed by structures, walls, landscape elements or other obstructing
features, except that low curbs or wheel stops may be located within or adjoining a space if
they do not impede vehicular access to or egress from the Parking Space. Acceptable
surface materials include crushed stone, brick, concrete, asphalt, permeable pavement, or
similar materials.
4. Drainage. All newly constructed or enlarged Parking Areas, including associated driveways
and vehicle maneuvering areas, shall have adequate provisions to prevent surface or runoff
water from draining to or across adjoining properties, Sidewalks or streets in accordance with
the City of Ithaca Stormwater Standards. All drainage systems in existing Parking Areas shall
be maintained in good working order. These requirements must be met in addition to, and do
not pre-empt, existing City, State, and Federal stormwater requirements.
5. Access requirements. The portion of access driveways extending from the street to the
Sidewalk, or to the Building Site Envelope if no Sidewalk exists, must be hard-surfaced with
concrete, brick, asphalt or other approved material, as required by the municipal engineer.
6. Driveways. Where permitted, one-way driveways shall have a minimum width of 10 feet and
a maximum width of 12 feet. Two-way driveway aisles shall have a minimum width of 20 feet
and a maximum width of 24 feet.
a) Parking Area aisles. All Parking Area aisles shall have a minimum width of 20 feet for
both single and double loaded parking.
7.Parking Location. Parking Spaces including attached and detached garages must be behind
the Parking Setback line as described in Table 1 – Chain Works District Building and Site
Requirements
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8. Internal or underground Parking Areas must be wrapped by active uses on street-facing
facades (except for entries/exits) and may not be visible from a thoroughfare, except as
described below:
a) Entries/exits to Parking Areas
b) Parking in stories below grade plane as defined by the New York State Uniform Fire
Prevention and Building Code.
9. Off-Street Parking: There is no minimum off-street parking requirement.
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I. Buildings
1. Building Height - To accommodate existing tall stories that may be necessary
for specific uses, stories taller than the max heights specified in Table 1 may be
allowed if they are counted as multiple stories based on the allowed height of
individual stories. For example, a 24’ story for a gymnasium is considered two 12’
stories. See Table 1 – Chain Works District Building and Site Requirements
below.
2. Front Façade Length- The Front Facade Length allowed in each Sub Area is
listed in Table 1 – Chain Works District Building and Site Requirements below.
Buildings may exceed the maximum Front Facade Length if the City of Ithaca
Planning 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.