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Home My WebLink About11-13-19 Planning and ED Committee Meeting AgendaPEDCMeeting PlanningandEconomicDevelopmentCommittee IthacaCommonCouncil DATE:November13,2019 TIME:6:00pm LOCATION:3rdfloorCityHall CouncilChambers AGENDAITEMS ItemVoting Item? Presenter(s) Time Start 1) CalltoOrder/AgendaReview 2) PublicComment 3) SpecialOrderofBusiness a) PublicHearing:WaterfrontPlan b) PublicHearing:VecinoDispositionandDevelopment Agreement 4) Discussion a)CIITAPAffordableHousingPolicy 5) Announcements,Updates,Reports 6) ActionItems(VotingtoSendontoCouncil) a) WaterfrontPlan b) VecinoDispositionandDevelopmentAgreement 7) ActionItems(ApprovaltoCirculate) a) AccessoryDwellingUnits b) CarpenterBusinessParkPUD c) WaterfrontDesignGuidelines 8) ReviewandApprovalofMinutes a) September2019 9) Adjournment No No Yes Yes No No Yes Yes Yes Yes Yes Yes Yes SephMurtagh,Chair HeatherMcDaniel,TCAD JoAnnCornish,PlanningDirector JenniferKusznir,SeniorPlanner NelsBohn,IURA AlexanderPhillips/Jennifer Kusznir,Planning JenniferKusznir,SeniorPlanner JenniferKusznir,SeniorPlanner 6:00 6:05 6:15 6:25 6:30 7:00 7:05 7:35 8:00 8:30 8:45 9:00 9:05 Ifyouhaveadisabilityandrequireaccommodationsinordertofullyparticipate,pleasecontacttheCity Clerkat274Ͳ6570by12:00noononTuesday,November12,2019. **Outofconsiderationforthehealthofotherindividuals,pleasetrytorefrainfromusingperfume/cologne andotherscentedpersonalcareproductsatCityofIthacameetings.Thankyouforyourcooperationand understanding.** To:Planning and Economic Development Committee From: Jennifer Kusznir, Senior Planner Date: November 7, 2019 Re: Draft Waterfront Plan The purpose of this memo is to provide information regarding the draft Waterfront Area Plan. At the September Planning and Economic Development meeting the Waterfront Area Plan was introduced and discussed at the September Planning and Economic Development Committee meeting. At the Committee’s direction the plan was circulated for comments. Enclosed is summary table of the comments that were received. In the right column of the table there are staff responses to the comments. Comments that have been incorporated into the plan are tracked in red. The draft environmental review has been completed and no environmental impacts are anticipated as a result of adopting this plan. The Full Environmental Assessment Form is enclosed. Also enclosed are draft resolutions for declaration of lead agency and negative environmental significance, as well as a resolution of adoption. If you have any questions or concerns about the draft plan, please feel free to contact me at 274- 6550 or jkusznir@cityofithaca.org. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish, Director Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org Proposed Resolution Planning & Economic Development Committee November 7, 2019 Adoption of the Waterfront Area Plan as Part of Phase II of the City of Ithaca Comprehensive Plan – Declaration of Lead Agency for Environmental Review WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed adoption of an amendment to the comprehensive plan is a “Type I” Action under the City of Ithaca Environmental Quality Review Ordinance, and the State Environmental Quality Review Act and is subject to environmental review; now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the adoption of the Waterfront Area Plan as part of Phase II of the City of Ithaca Comprehensive Plan. Proposed Resolution Planning & Economic Development Committee November 7, 2019 Adoption of the Waterfront Area Plan as Part of Phase II of the City of Ithaca Comprehensive Plan – Determination of Environmental Significance WHEREAS, the City of Ithaca is considering the adoption of the Waterfront Area Plan as part of Phase II of the City’s Comprehensive Plan, and WHEREAS, appropriate environmental review has been conducted including the preparation of a Full Environmental Assessment Form (FEAF), dated September 23, 2019, and WHEREAS,the proposed plan has been reviewed by the Tompkins County Department of Planning and Sustainability pursuant to §239-l-m of New York State General Municipal Law, which requires that all actions within 500 feet of a County or State facility, including County and State highways, be reviewed by the County Planning Department, and has also been distributed for review by City staff, the City Advisory Commissions, the City Board of Public Works, and the City of Ithaca Planning and Development Board, and WHEREAS, the proposed action is a “Type I” Action under the City Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the FEAF prepared by planning staff; now, therefore, be it RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth in the Full Environmental Assessment Form, dated September 23, 2019, and be it further RESOLVED, that this Common Council, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk’s Office, and forward the same to any other parties as required by law. Proposed Resolution Planning & Economic Development Committee November 7, 2019 Adoption of the Waterfront Area Plan as Part of Phase II of the City of Ithaca Comprehensive Plan – Resolution 1.WHEREAS, in September of 2015, the Common Council adopted Plan Ithaca as Phase I of the City Comprehensive Plan, and 2. 3.WHEREAS, the Comprehensive Plan outlines a vision for the city’s future and serves as a guide for future decision-making, policies, and funding, and 4.WHEREAS,Plan Ithaca-Phase 1, sets forth broad goals and principles to guide future policies throughout the city while Phase II of the plan is intended to consist of a series of specific neighborhood and thematic plans, and 5.WHEREAS, in November of 2015 staff was directed to begin working on a waterfront development plan as a part of the next phase for the Comprehensive Plan, and 6.WHEREAS, a waterfront working group made up of 17 members of the public and City Planning Staff was established in the fall of 2016 to conduct public outreach and prepare the draft plan, and 7.WHEREAS, the group commenced meeting regularly in September of 2016 and began by drafting a land use chapter and developing a recommendation for new zoning for the area, which was adopted by the Common Council in August of 2017, and 8.WHEREAS, the Waterfront Working Group continued meeting regularly in order to draft the Plan Ithaca Phase II-Waterfront Area Plan, and 9.WHEREAS, the recommendations of the plan were introduced to the public at two open house sessions that were held at the Ithaca Farmer’s Market on July 11, 2019, and 10.WHEREAS, following these events, the Waterfront Working Group revised the draft plan to incorporate comments from the community, and 11.WHEREAS, the draft plan was presented to the Planning & Economic Development Committee on September 11, 2019, and following that meeting, was circulated for additional comments, and 12.WHEREAS, the adoption of the Waterfront Area Plan as part of Phase II of the Comprehensive Plan is a Type I action, and the Common Council, as lead agency, has completed environmental review and determined that the action will not have a significant impact on the environment, and 13.WHEREAS, a public hearing for the adoption of the plan was held on November 13, 2019, and 14.WHEREAS, the draft Waterfront Area Plan that was recommended by the Waterfront Working Group has been circulated, revised accordingly and considered by the Common Council, and 15.WHEREAS, the plan includes the goals that are were established in Plan Ithaca, to address the topics of land use, economic vitality, community livability, mobility and transportation, natural and cultural resources, and sustainability, energy and water resources, with more specific recommendations and action steps specifically for the waterfront area, therefore be it 1.RESOLVED, that the Common Council hereby adopts the Waterfront Area Plan, dated November 1, 2019, as part of Phase II of the Comprehensive Plan, and be it further 2.RESOLVED, that this Comprehensive Plan shall serve as a guide for future decisions made by Common Council, City boards and commissions, and City staff, and be it further 3.RESOLVED, that Common Council shall establish regular reviews and updates of the Comprehensive Plan every five years. Page 1 of 13 Full Environmental Assessment Form Part 1 - Project and Setting Instructions for Completing Part 1 Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist, or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the DSSOLFDQWRUproject sponsor to verify that the information contained in Part 1is accurate and complete. A. Project and $SSOLFDQWSponsor Information. Name of Action or Project: Project Location (describe, and attach a general location map): Brief Description of Proposed Action (include purpose or need): Name of Applicant/Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: Project Contact (if not same as sponsor; give name and title/role): Telephone: E-Mail: Address: City/PO: State: Zip Code: Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO: State: Zip Code: FEAF 2019 Adoptiong of the Waterfront Area Plan All of the property located within the Cherry Street, the West End Waterfront, the Market, and the Newman Zoning Districts. (See Attached Map) City of Ithaca 607-274-6550 108 East Green Street Ithaca NY 14850 Jennifer Kusznir 607-274-6410 jkusznir@cityofithaca.org 108 East Green Street Ithaca NY 14850 Page 2 of 13 B. Government Approvals B. Government Approvals Funding, or Sponsorship.(“Funding” includes grants, loans, tax relief, and any other forms of financial assistance.) Government Entity If Yes: Identify Agency and Approval(s) Required Application Date (Actual or projected) a. City&RXQVHOTown%RDUG,Yes No or Village Board of Trustees b. City, Town or Village Yes No Planning Board or Commission c. City Town or Yes No Village Zoning Board of Appeals d. Other local agencies Yes No e. County agencies Yes No f. Regional agencies Yes No g. State agencies Yes No h. Federal agencies Yes No i. Coastal Resources. i. Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway?Yes No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? Yes No iii. Is the project site within a Coastal Erosion Hazard Area? Yes No C. Planning and Zoning C.1. Planning and zoning actions. Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the Yes No only approval(s) which must be granted to enable the proposed action to proceed? x If Yes, complete sections C, F and G. x If No, proceed to question C.2 and complete all remaining sections and questions in Part 1 C.2. Adopted land use plans. a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site Yes No where the proposed action would be located? If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action Yes No would be located? b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway Yes No Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan; or other?) If Yes, identify the plan(s): _______________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, Yes No or an adopted municipal farmland protection plan? If Yes, identify the plan(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ✔Common Council Adoption ✔ ✔ ✔ ✔GML Review ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 3 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes No If Yes, what is the zoning classification(s) including any applicable overlay district? _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ b. Is the use permitted or allowed by a special or conditional use permit? Yes No c. Is a zoning change requested as part of the proposed action? Yes No If Yes, i.What is the proposed new zoning for the site? ___________________________________________________________________ C.4. Existing community services. a. In what school district is the project site located? ________________________________________________________________ b. What police or other public protection forces serve the project site? _________________________________________________________________________________________________________ c. Which fire protection and emergency medical services serve the project site? __________________________________________________________________________________________________________ d. What parks serve the project site? __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ D. Project Details D.1. Proposed and Potential Development a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all components)? _________________________________________________________________________________________________________ b. a. Total acreage of the site of the proposed action? _____________ acres b. Total acreage to be physically disturbed? _____________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? _____________ acres c. Is the proposed action an expansion of an existing project or use? Yes No i.If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units, square feet)? % ____________________ Units: ____________________ d. Is the proposed action a subdivision, or does it include a subdivision? Yes No If Yes, i.Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types) ________________________________________________________________________________________________________ ii. Is a cluster/conservation layout proposed? Yes No iii.Number of lots proposed? ________ iv.Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________ Yes No _____ months _____ _____ month _____ year HWill WKHproposed action be constructed in multiple phases? LIf No, anticipated period of construction: LLIf Yes: x Total number of phases anticipated x Anticipated commencement date of phase 1 (including demolition) x Anticipated completion date of final phase _____ month _____year x Generally describe connections or relationships among phases, including any contingencies where progress of one phase may determine timing or duration of future phases: _______________________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ ✔ Cherry Street Zoning District, West End Waterfront Zoning District, Market Zoning District, Newman District ✔ ✔ Ithaca City School District Ithaca Police Department Ithaca Fire Department Brindley Park is located within the boundaries of the plan. Stewart Park and Cass Park are located in close proximity to the boundaries of the plan. Page 4 of 13 f. Does the project include new residential uses? Yes No If Yes, show numbers of units proposed. One Family Two Family Three Family Multiple Family (four or more) Initial Phase ___________ ___________ ____________ ________________________ At completion of all phases ___________ ___________ ____________ ________________________ g. Does the proposed action include new non-residential construction (including expansions)? Yes No If Yes, i. Total number of structures ___________ ii.Dimensions (in feet) of largest proposed structure: ________height; ________width; and _______ length iii.Approximate extent of building space to be heated or cooled: ______________________ square feet h. Does the proposed action include construction or other activities that will result in the impoundment of any Yes No liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage? If Yes, i.Purpose of the impoundment: ________________________________________________________________________________ ii.If a water impoundment, the principal source of the water: Ground water Surface water streams Other specify: _________________________________________________________________________________________________________ iii.If other than water, identify the type of impounded/contained liquids and their source. _________________________________________________________________________________________________________ iv.Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres v.Dimensions of the proposed dam or impounding structure: ________ height; _______ length vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete): ________________________________________________________________________________________________________ D.2. Project Operations a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? Yes No (Not including general site preparation, grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes: i .What is the purpose of the excavation or dredging? _______________________________________________________________ ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site? x Volume (specify tons or cubic yards): ____________________________________________ x Over what duration of time? ____________________________________________________ iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them. ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iv.Will there be onsite dewatering or processing of excavated materials? Yes No If yes, describe. ___________________________________________________________________________________________ ________________________________________________________________________________________________________ v.What is the total area to be dredged or excavated? _____________________________________acres vi.What is the maximum area to be worked at any one time? _______________________________ acres vii.What would be the maximum depth of excavation or dredging? __________________________ feet viii.Will the excavation require blasting? Yes No ix.Summarize site reclamation goals and plan: _____________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment Yes No into any existing wetland, waterbody, shoreline, beach or adjacent area? If Yes: i.Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic description): ______________________________________________________________________________________________ _________________________________________________________________________________________________________ NA Page 5 of 13 ii. iii. Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or alteration of channels, banks and shorelines. Indicate extent of activities, alterations and additions in square feet or acres: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ Will WKHproposed action cause or result in disturbance to bottom sediments?Yes No If Yes, describe: __________________________________________________________________________________________ iv.Will WKHproposed action cause or result in the destruction or removal of aquatic vegetation? Yes No If Yes: x aFUHV of DTXDWLFvegetation proposed to be removed ___________________________________________________________ x H[SHFWHG acreage of aquatic vegetation remaining after project completion________________________________________ x purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________ ____________________________________________________________________________________________________ x proposed method of plant removal: ________________________________________________________________________ x if chemical/herbicide treatment will be used, specify product(s): _________________________________________________ v.Describe any proposed reclamation/mitigation following disturbance: _________________________________________________ _________________________________________________________________________________________________________ c. Will the proposed action use, or create a new demand for water? Yes No If Yes: i.Total anticipated water usage/demand per day: __________________________ gallons/day ii.Will the proposed action obtain water from an existing public water supply? Yes No If Yes: x Name of district or service area: _________________________________________________________________________ x Does the existing public water supply have capacity to serve the proposal? Yes No x Is the project site in the existing district? Yes No x Is expansion of the district needed? Yes No x Do existing lines serve the project site? Yes No iii.Will line extension within an existing district be necessary to supply the project? Yes No If Yes: x Describe extensions or capacity expansions proposed to serve this project: ________________________________________ ____________________________________________________________________________________________________ x Source(s) of supply for the district: ________________________________________________________________________ iv.Is a new water supply district or service area proposed to be formed to serve the project site? Yes No If, Yes: x Applicant/sponsor for new district: ________________________________________________________________________ x Date application submitted or anticipated: __________________________________________________________________ x Proposed source(s) of supply for new district: _______________________________________________________________ v.If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________ _________________________________________________________________________________________________________ vi. If water supply will be from wells (public or private),ZKDWLVWKHmaximum pumping capacity: _______ gallons/minute. d. Will the proposed action generate liquid wastes? Yes No If Yes: i.Total anticipated liquid waste generation per day: _______________ gallons/day ii.Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and approximate volumes or proportions of each): __________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ iii.Will the proposed action use any existing public wastewater treatment facilities? Yes No If Yes: x Name of wastewater treatment plant to be used: _____________________________________________________________ x Name of district: ______________________________________________________________________________________ x Does the existing wastewater treatment plant have capacity to serve the project? Yes No x Is the project site in the existing district? Yes No x Is expansion of the district needed? Yes No NA Page 6 of 13 Yes No x Do existing sewer lines serve the project site? x Will Dline extension within an existing district be necessary to serve the project? Yes No If Yes: x Describe extensions or capacity expansions proposed to serve this project: ____________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ iv.Will a new wastewater (sewage) treatment district be formed to serve the project site? Yes No If Yes: x Applicant/sponsor for new district: ____________________________________________________________________ x Date application submitted or anticipated: _______________________________________________________________ x What is the receiving water for the wastewater discharge? __________________________________________________ v.If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed receiving water (name and classification if surface discharge or describe subsurface disposal plans): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ vi.Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point Yes No sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point source (i.e. sheet flow) during construction or post construction? If Yes: i.How much impervious surface will the project create in relation to total size of project parcel? _____ Square feet or _____ acres (impervious surface) _____ Square feet or _____ acres (parcel size) ii.Describe types of new point sources. __________________________________________________________________________ _________________________________________________________________________________________________________ iii.Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties, groundwater, on-site surface water or off-site surface waters)? ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ x If to surface waters, identify receiving water bodies or wetlands: ________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ x Will stormwater runoff flow to adjacent properties? Yes No iv.Does WKHproposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? Yes No f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel Yes No combustion, waste incineration, or other processes or operations? If Yes, identify: i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles) _________________________________________________________________________________________________________ ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers) ________________________________________________________________________________________________________ iii.Stationary sources during operations (e.g., process emissions, large boilers, electric generation) ________________________________________________________________________________________________________ g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit, Yes No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i.Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet Yes No ambient air quality standards for all or some parts of the year) ii.In addition to emissions as calculated in the application, the project will generate: x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide (CO2) x ___________Tons/year (VKRUWWRQV) of Nitrous Oxide (N22) x ___________Tons/year (VKRUWWRQV) of Perfluorocarbons (PFCs) x ___________Tons/year (VKRUWWRQV) of Sulfur Hexafluoride (SF6) x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide equivalent of HydrofloXrocarbons (H)&V) x ___________Tons/year (VKRUWWRQV) of Hazardous Air Pollutants (HAPs) Page 7 of 13 h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants, Yes No landfills, composting facilities)? If Yes: i.Estimate methane generation in tons/year (metric): ________________________________________________________________ ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or electricity, flaring): ________________________________________________________________________________________ _________________________________________________________________________________________________________ i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as Yes No quarry or landfill operations? If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust): _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial Yes No new demand for transportation facilities or services? If Yes: i.When is the peak traffic expected (Check all that apply): Morning Evening Weekend Randomly between hours of __________ to ________. ii.For commercial activities only, projected number of truck trips/dayDQGW\SHHJVHPLWUDLOHUVDQGGXPSWUXFNVBBBBBBBBBBBBB LLL LY v. Parking spaces: Existing _____________BBBBBBProposed ___________ Net increase/decrease _____________BBBBBBBB 'RHVWKHSURSRVHGDFWLRQLQFOXGHDQ\VKDUHGXVHSDUNLQJ"<HV1R Yes No vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric Yes No or other alternative fueled vehicles? viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No pedestrian or bicycle routes? k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand Yes No for energy? If Yes: i.Estimate annual electricity demand during operation of the proposed action: ____________________________________________ _________________________________________________________________________________________________________ ii.Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or other): ________________________________________________________________________________________________________ iii.Will the proposed action require a new, or an upgrade to an existing substation? Yes No l. Hours of operation. Answer all items which apply. i. During Construction:ii.During Operations: x Monday - Friday: _________________________x Monday - Friday: ____________________________ x Saturday: ________________________________x Saturday: ___________________________________ x Sunday: _________________________________x Sunday: ____________________________________ x Holidays: ________________________________x Holidays: ___________________________________ ,IWKHSURSRVHGDFWLRQLQFOXGHVDQ\PRGLILFDWLRQRIH[LVWLQJURDGVFUHDWLRQRIQHZURDGVRUFKDQJHLQH[LVWLQJDFFHVVGHVFULEH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ✔ ✔ Page 8 of 13 m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, Yes No operation, or both? If yes: i.Provide details including sources, time of day and duration: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ ii.Will WKHproposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ n.Wthill propeosactioed havneoutd lighoor ting? Yes No If yes: i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ o.Does the proposed action have the potential to produce odors for more than one hour per day? Yes No If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest occupied structures: ______________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ p. Yes No Will the proposed action include any bulk storage of petroleum (FRPELQHGFDSDFLW\RIover 1,100 gallons) or chemical productsJDOORQVLQDERYHJURXQGVWRUDJHRUDQ\DPRXQWLQXQGHUJURXQGVWRUDJH? If Yes: LProduct(s) to be stored ______________________________________________________________________________________ LLVolume(s) ______ per unit time ___________ (e.g., month, year) LLLGenerally describe WKHproposed storage facilities________________________________________________________________ ________________________________________________________________________________________________________ q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides, Yes No insecticides) during construction or operation? If Yes: i.Describe proposed treatment(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ii.Will the proposed action use Integrated Pest Management Practices? Yes No r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal Yes No of solid waste (excluding hazardous materials)? If Yes: i.Describe any solid waste(s) to be generated during construction or operation of the facility: x Construction: ____________________ tons per ________________ (unit of time) x Operation : ____________________ tons per ________________ (unit of time) ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste: x Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ x Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ iii.Proposed disposal methods/facilities for solid waste generated on-site: x Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ x Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ Page 9 of 13 s. Does the proposed action include construction or modification of a solid waste management facility? Yes No If Yes: i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or other disposal activities): ___________________________________________________________________________________ ii.Anticipated rate of disposal/processing: x ________ Tons/month, if transfer or other non-combustion/thermal treatment, or x ________ Tons/hour, if combustion or thermal treatment iii.If landfill, anticipated site life: ________________________________ years t.Will WKHproposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous Yes No waste? If Yes: i.Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________ _________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii. Specify amount to be handled or generated _____ tons/month iv.Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? Yes No If Yes: provide name and location of facility: _______________________________________________________________________ ________________________________________________________________________________________________________ If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ E. Site and Setting of Proposed Action E.1. Land uses on and surrounding the project site a. Existing land uses. i.Check all uses that occur on, adjoining and near the project site. Urban Industrial Commercial Residential (suburban) Rural (non-farm) Forest Agriculture Aquatic Other (specify): ____________________________________ ii.If mix of uses, generally describe: __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ b. Land uses and covertypes on the project site. Land use or Covertype Current Acreage Acreage After Project Completion Change (Acres +/-) x Roads, buildings, and other paved or impervious surfaces x Forested x Meadows, grasslands or brushlands (non- agricultural, including abandoned agricultural) x Agricultural (includes active orchards, field, greenhouse etc.) x Surface water features (lakes, ponds, streams, rivers, etc.) x Wetlands (freshwater or tidal) x Non-vegetated (bare rock, earth or fill) x Other Describe: _______________________________ ________________________________________ Page 10 of 13 c. Is the project site presently used by members of the community for public recreation? Yes No i.If Yes: explain: __________________________________________________________________________________________ d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed Yes No day care centers, or group homes) within 1500 feet of the project site? If Yes, i.Identify Facilities: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Does the project site contain an existing dam? Yes No If Yes: i.Dimensions of the dam and impoundment: x Dam height: _________________________________ feet x Dam length: _________________________________ feet x Surface area: _________________________________ acres x Volume impounded: _______________________________ gallons OR acre-feet ii.Dam=s existing hazard classification: _________________________________________________________________________ iii.Provide date and summarize results of last inspection: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility, Yes No or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility? If Yes: i. Has the facility been formally closed? Yes No x If yes, cite sources/documentation: _______________________________________________________________________ ii.Describe the location of the project site relative to the boundaries of the solid waste management facility: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ iii.Describe any development constraints due to the prior solid waste activities: __________________________________________ _______________________________________________________________________________________________________ g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin Yes No property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste? If Yes: i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any Yes No remedial actions been conducted at or adjacent to the proposed site? If Yes: i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site Yes No Remediation database? Check all that apply: Yes – Spills Incidents database Provide DEC ID number(s): ________________________________ Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________ Neither database ii.If site has been subject of RCRA corrective activities, describe control measures:_______________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? Yes No If yes, provide DEC ID number(s): ______________________________________________________________________________ iv.If yes to (i), (ii) or (iii) above, describe current status of site(s): _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ Page 11 of 13 v.Is the project site subject to an institutional control limiting property uses? Yes No x If yes, DEC site ID number: ____________________________________________________________________________ x Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________ x Describe any use limitations: ___________________________________________________________________________ x Describe any engineering controls: _______________________________________________________________________ x Will the project affect the institutional or engineering controls in place? Yes No x Explain: ____________________________________________________________________________________________ ___________________________________________________________________________________________________ ___________________________________________________________________________________________________ E.2. Natural Resources On or Near Project Site a. What is the average depth to bedrock on the project site? ________________ feet b. Are there bedrock outcroppings on the project site? Yes No If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________% c. Predominant soil type(s) present on project site: ___________________________ __________% ___________________________ __________% ____________________________ __________% d. What is the average depth to the water table on the project site? Average: _________ feet e. Drainage status of project site soils: Well Drained: _____% of Vite Moderately Well Drained: _____% of site Poorly Drained _____% of Vite f. Approximate proportion of proposed action site with slopes: 0-10%: _____% of site 10-15%: _____% of site 15% or greater: _____% of site g. Are there any unique geologic features on the project site? Yes No If Yes, describe: _____________________________________________________________________________________________ ________________________________________________________________________________________________________ h. Surface water features. i.Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers, Yes No ponds or lakes)? ii.Do any wetlands or other waterbodies adjoin the project site? Yes No If Yes to either i or ii, continue. If No, skip to E.2.i. iii.Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, Yes No state or local agency? iv.For each identified UHJXODWHGwetland and waterbody on the project site, provide the following information x Streams:Name ____________________________________________ Classification _______________________ Lakes or Ponds: Name ____________________________________________ Classification _______________________t Wetlands:Name ____________________________________________ Approximate Size ___________________ Wetland No. (if regulated by DEC) _____________________________ v.Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired Yes No waterbodies? If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________ ___________________________________________________________________________________________________________ i. Is the project site in a designatedFloodway? Yes No j. Is the project site in the 100year Floodplain? Yes No k. Is the project site in the 500year Floodplain? Yes No l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer? Yes No If Yes: i.Name of aquifer: _________________________________________________________________________________________ Page 12 of 13 m. Identify the predominant wildlife species that occupy or use the project site: ______________________________ ______________________________ _______________________________ ______________________________ ______________________________ _______________________________ ______________________________ n. Does the project site contain a designated significant natural community? Yes No If Yes: i.Describe the habitat/community (composition, function, and basis for designation): _____________________________________ ________________________________________________________________________________________________________ ii.Source(s) of description or evaluation: ________________________________________________________________________ iii.Extent of community/habitat: x Currently: ______________________ acres x Following completion of project as proposed: _____________________ acres x Gain or loss (indicate + or -): ______________________ acres o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as Yes No endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species? p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of Yes No special concern? q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing? Yes No If yes, give a brief description of how the proposed action may affect that use: ___________________________________________ ________________________________________________________________________________________________________ E.3. Designated Public Resources On or Near Project Site a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to Yes No Agriculture and Markets Law, Article 25-AA, Section 303 and 304? If Yes, provide county plus district name/number: _________________________________________________________________ b. Are agricultural lands consisting of highly productive soils present? Yes No i.If Yes: acreage(s) on project site? ___________________________________________________________________________ ii.Source(s) of soil rating(s): _________________________________________________________________________________ c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National Yes No Natural Landmark? If Yes: i.Nature of the natural landmark: Biological Community Geological Feature ii.Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ d. Is the project site located in or does it adjoin a state listed Critical Environmental Area? Yes No If Yes: i.CEA name: _____________________________________________________________________________________________ ii.Basis for designation: _____________________________________________________________________________________ iii.Designating agency and date: ______________________________________________________________________________ ,I<HV L6SHFLHVDQGOLVWLQJHQGDQJHUHGRUWKUHDWHQHGBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ,I<HV L6SHFLHVDQGOLVWLQJBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB Page 13 of 13 e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district Yes No which is listed onWKH1DWLRQDORU6WDWH5HJLVWHUof Historic PODFHVRUWKDWKDVEHHQ GHWHUPLQHGE\WKH&RPPLVVLRQHURIWKH1<6 2IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRUOLVWLQJRQWKH6WDWH5HJLVWHU of Historic Places? If Yes: i.Nature of historic/archaeological resource: Archaeological Site Historic Building or District ii.Name: _________________________________________________________________________________________________ iii.Brief description of attributes on which listing is based: _______________________________________________________________________________________________________ f. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Yes No archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? g. Have additional archaeological or historic site(s) or resources been identified on the project site? Yes No If Yes: i. Describe possible resource(s): _______________________________________________________________________________ ii.Basis for identification: ___________________________________________________________________________________ h. Yes No ,Vthe project site ZLWKLQILYHVPLOHVRI any officially designated and publicly accessible federal, state, or local scenic or aesthetic resource? If Yes: i.Identify resource: _________________________________________________________________________________________ ii.Nature of, or basis for, designation (e.g., established highway overlook, state or local park, state historic trail or scenic byway, etc.): ___________________________________________________________________________________________________ iii.Distance between project and resource: _____________________ miles. i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers Yes No Program 6 NYCRR 666? If Yes: i.Identify the name of the river and its designation: ________________________________________________________________ ii.Is the activity consistent with development restrictions contained in 6NYCRR Part 666? Yes No F. Additional Information Attach any additional information which may be needed to clarify your project. If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any measures which you propose to avoid or minimize them. G. Verification I certify that the information provided is true to the best of my knowledge. Applicant/Sponsor Name ___________________________________ Date_______________________________________ Signature________________________________________________ Title_______________________________________ City of Ithaca-Jennifer Kusznir 09/20/2019 PRINT FORM Senior Planner Page 1 of 10 Full Environmental Assessment Form Part 2 - Identification of Potential Project Impacts Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could be affected by a proposed project or action. We recognize that the lead agency=s reviewer(s) will not necessarily be environmental professionals. So, the questions are designed to walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2, the form identifies the most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed, the lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area, complete the Coastal Assessment Form before proceeding with this assessment. Tips for completing Part 2: x Review all of the information provided in Part 1. x Review any application, maps, supporting materials and the Full EAF Workbook. x Answer each of the 18 questions in Part 2. x If you answer “Yes” to a numbered question, please complete all the questions that follow in that section. x If you answer “No” to a numbered question, move on to the next numbered question. x Check appropriate column to indicate the anticipated size of the impact. x Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box “Moderate to large impact may occur.” x The reviewer is not expected to be an expert in environmental analysis. x If you are not sure or undecided about the size of an impact, it may help to review the sub-questions for the general question and consult the workbook. x When answering a question consider all components of the proposed activity, that is, the Awhole action@. x Consider the possibility for long-term and cumulative impacts as well as direct impacts. x Answer the question in a reasonable manner considering the scale and context of the project. 1. Impact on Land Proposed action may involve construction on, or physical alteration of, NO YES the land surface of the proposed site. (See Part 1. D.1) If “Yes”, answer questions a - j. If “No”, move on to Section 2. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may involve construction on land where depth to water table is less than 3 feet.E2d b. The proposed action may involve construction on slopes of 15% or greater.E2f c. The proposed action may involve construction on land where bedrock is exposed, or generally within 5 feet of existing ground surface. E2a d. The proposed action may involve the excavation and removal of more than 1,000 tons of natural material. D2a e. The proposed action may involve construction that continues for more than one year or in multiple phases. D1e f. The proposed action may result in increased erosion, whether from physical disturbance or vegetation removal (including from treatment by herbicides). D2e, D2q g. The proposed action is, or may be, located within a Coastal Erosion hazard area.B1i h. Other impacts: _______________________________________________________ ___________________________________________________________________ "HFODZ6TF0OMZ<*GBQQMJDBCMF> 1SPKFDU %BUF Adoption of the Waterfront Area Plan 09/19/2019 ✔ Page 2 of 10 2. Impact on Geological Features The proposed action may result in the modification or destruction of, or inhibit access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, NO YES minerals, fossils, caves). (See Part 1. E.2.g) If “Yes”, answer questions a - c. If “No”, move on to Section 3. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Identify the specific land form(s) attached: ________________________________ ___________________________________________________________________ E2g b. The proposed action may affect or is adjacent to a geological feature listed as a registered National Natural Landmark. Specific feature: _____________________________________________________ E3c c. Other impacts: ______________________________________________________ ___________________________________________________________________ 3. Impacts on Surface Water The proposed action may affect one or more wetlands or other surface water NO YES bodies (e.g., streams, rivers, ponds or lakes). (See Part 1. D.2, E.2.h) If “Yes”, answer questions a - l. If “No”, move on to Section 4. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may create a new water body. D2b, D1h b. The proposed action may result in an increase or decrease of over 10% or more than a 10 acre increase or decrease in the surface area of any body of water. D2b c. The proposed action may involve dredging more than 100 cubic yards of material from a wetland or water body. D2a d. The proposed action may involve construction within or adjoining a freshwater or tidal wetland, or in the bed or banks of any other water body. E2h e. The proposed action may create turbidity in a waterbody, either from upland erosion, runoff or by disturbing bottom sediments. D2a, D2h f. The proposed action may include construction of one or more intake(s) for withdrawal of water from surface water. D2c g. The proposed action may include construction of one or more outfall(s) for discharge of wastewater to surface water(s). D2d h. The proposed action may cause soil erosion, or otherwise create a source of stormwater discharge that may lead to siltation or other degradation of receiving water bodies. D2e i. The proposed action may affect the water quality of any water bodies within or downstream of the site of the proposed action. E2h j. The proposed action may involve the application of pesticides or herbicides in or around any water body. D2q, E2h k. The proposed action may require the construction of new, or expansion of existing, wastewater treatment facilities. D1a, D2d ✔ ✔ Page 3 of 10 l. Other impacts: _______________________________________________________ ___________________________________________________________________ 4. Impact on groundwater The proposed action may result in new or additional use of ground water, or NO YES may have the potential to introduce contaminants to ground water or an aquifer. (See Part 1. D.2.a, D.2.c, D.2.d, D.2.p, D.2.q, D.2.t) If “Yes”, answer questions a - h. If “No”, move on to Section 5. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may require new water supply wells, or create additional demand on supplies from existing water supply wells. D2c b. Water supply demand from the proposed action may exceed safe and sustainable withdrawal capacity rate of the local supply or aquifer. Cite Source: ________________________________________________________ D2c c. The proposed action may allow or result in residential uses in areas without water and sewer services. D1a, D2c d. The proposed action may include or require wastewater discharged to groundwater.D2d, E2l e. The proposed action may result in the construction of water supply wells in locations where groundwater is, or is suspected to be, contaminated. D2c, E1f, E1g, E1h f. The proposed action may require the bulk storage of petroleum or chemical products over ground water or an aquifer. D2p, E2l g. The proposed action may involve the commercial application of pesticides within 100 feet of potable drinking water or irrigation sources. E2h, D2q, E2l, D2c h. Other impacts: ______________________________________________________ __________________________________________________________________ 5. Impact on Flooding The proposed action may result in development on lands subject to flooding. NO YES (See Part 1. E.2) If “Yes”, answer questions a - g. If “No”, move on to Section 6. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in development in a designated floodway.E2i b. The proposed action may result in development within a 100 year floodplain.E2j c. The proposed action may result in development within a 500 year floodplain.E2k d. The proposed action may result in, or require, modification of existing drainage patterns. D2b, D2e e. The proposed action may change flood water flows that contribute to flooding.D2b, E2i, E2j, E2k f. If there is a dam located on the site of the proposed action, LVWKH dam LQQHHGRIUHSDLU RUXSJUDGH" E1e ✔ ✔ Page 4 of 10 g. Other impacts: ______________________________________________________ ___________________________________________________________________ 6. Impacts on Air The proposed action may include a state regulated air emission source. NO YES (See Part 1. D.2.f., D,2,h, D.2.g) If “Yes”, answer questions a - f. If “No”, move on to Section 7. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. If the proposed action requires federal or state air emission permits, the action may also emit one or more greenhouse gases at or above the following levels: i. More than 1000 tons/year of carbon dioxide (CO2) ii. More than 3.5 tons/year of nitrous oxide (N22) iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons (PFCs) iv. More than .045 tons/year of sulfur hexafluoride (SF6) v. More than 1000 tons/year of carbon dioxide equivalent of hydrochloroflRurocarbons (HFCs) emissions vi. 43 tons/year or more of methane D2g D2g D2g D2g D2g D2h b. The proposed action may generate 10 tons/year or more of any one designated hazardous air pollutant, or 25 tons/year or more of any combination of such hazardous air pollutants. D2g c. The proposed action may require a state air registration, or may produce an emissions rate of total contaminants that may exceed 5 lbs. per hour, or may include a heat source capable of producing more than 10 million BTU=s per hour. D2f, D2g d.The proposed action may reach 50% of any of the thresholds in “a”through “c”, above. DJ e. The proposed action may result in the combustion or thermal treatment of more than 1 ton of refuse per hour. D2s f. Other impacts: ______________________________________________________ __________________________________________________________________ 7.Impact on Plants and Animals The proposed action may result in a loss of flora or fauna. (See Part 1. E.2. m.-q.) NO YES If “Yes”, answer questions a - j. If “No”, move on to Section 8. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a.The proposed action may cause reduction in population or loss of individuals of any threatened or endangered species, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. E2o b. The proposed action may result in a reduction or degradation of any habitat used by any rare, threatened or endangered species, as listed by New York State or the federal government. E2o c. The proposed action may cause reduction in population, or loss of individuals, of any species of special concern or conservation need, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. E2p d. The proposed action may result in a reduction or degradation of any habitat used by any species of special concern and conservation need, as listed by New York State or the Federal government. E2p ✔ ✔ Page 5 of 10 e. The proposed action may diminish the capacity of a registered National Natural Landmark to support the biological community it was established to protect. E3c f. The proposed action may result in the removal of, or ground disturbance in, any portion of a designated significant natural community. Source: ____________________________________________________________ E2n g. The proposed action may substantially interfere with nesting/breeding, foraging, or over-wintering habitat for the predominant species that occupy or use the project site.E2m h. The proposed action requires the conversion of more than 10 acres of forest, grassland or any other regionally or locally important habitat. Habitat type & information source: ______________________________________ __________________________________________________________________ E1b i. Proposed action (commercial, industrial or recreational projects, only) involves use of herbicides or pesticides. D2q j. Other impacts: ______________________________________________________ __________________________________________________________________ 8. Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) NO YES If “Yes”, answer questions a - h. If “No”, move on to Section 9. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may impact soil classified within soil group 1 through 4 of the NYS Land Classification System. E2c, E3b b. The proposed action may sever, cross or otherwise limit access to agricultural land (includes cropland, hayfields, pasture, vineyard, orchard, etc). E1a, Elb c. The proposed action may result in the excavation or compaction of the soil profile of active agricultural land. E3b d. The proposed action may irreversibly convert agricultural land to non-agricultural uses, either more than 2.5 acres if located in an Agricultural District, or more than 10 acres if not within an Agricultural District. E1b, E3a e. The proposed action may disrupt or prevent installation of an agricultural land management system. El a, E1b f. The proposed action may result, directly or indirectly, in increased development potential or pressure on farmland. C2c, C3, D2c, D2d g. The proposed project is not consistent with the adopted municipal Farmland Protection Plan. C2c h. Other impacts: ________________________________________________________ ✔ Page 6 of 10 9. Impact on Aesthetic Resources The land use of the proposed action are obviously different from, or are in NO YES sharp contrast to, current land use patterns between the proposed project and a scenic or aesthetic resource. (Part 1. E.1.a, E.1.b, E.3.h.) If “Yes”, answer questions a - g. If “No”, go to Section 10. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Proposed action may be visible from any officially designated federal, state, or local scenic or aesthetic resource. E3h b. The proposed action may result in the obstruction, elimination or significant screening of one or more officially designated scenic views. E3h, C2b c. The proposed action may be visible from publicly accessible vantage points: i. Seasonally (e.g., screened by summer foliage, but visible during other seasons) ii. Year round E3h d. The situation or activity in which viewers are engaged while viewing the proposed action is: i. Routine travel by residents, including travel to and from work ii. Recreational or tourism based activities E3h E2q, E1c e. The proposed action may cause a diminishment of the public enjoyment and appreciation of the designated aesthetic resource. E3h f. There are similar projects visible within the following distance of the proposed project: 0-1/2 mile ½ -3 mile 3-5 mile 5+ mile D1a, E1a, D1f, D1g g. Other impacts: ______________________________________________________ __________________________________________________________________ 10. Impact on Historic and Archeological Resources The proposed action may occur in or adjacent to a historic or archaeological NO YES resource. (Part 1. E.3.e, f. and g.) If “Yes”, answer questions a - e. If “No”, go to Section 11. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may occur wholly or partially within, or substantially contiguous to, any buildings, archaeological site or district which is listed on or has been nominated by the NYS Board of Historic Preservation for inclusion on the State or National Register of Historic Places. E3e b. The proposed action may occur wholly or partially within, or substantially contiguous to, an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory. E3f c. The proposed action may occur wholly or partially within, or substantially contiguous to, an archaeological site not included on the NY SHPO inventory. Source: ____________________________________________________________ E3g ✔ ✔ ✔ Page 7 of 10 d. Other impacts: ______________________________________________________ __________________________________________________________________ e.If any of the above (a-d) are answered “0RGHUDWHWRODUJHLPSDFWPD\ RFFXU”, continue with the following questionsto help support conclusions in Part 3: i. The proposed action may result in the destruction or alteration of all or part of the site or property. ii. The proposed action may result in the alteration of the property’s setting or integrity. iii. The proposed action may result in the introduction of visual elements which are out of character with the site or property, or may alter its setting. E3e, E3g, E3f E3e, E3f, E3g, E1a, E1b E3e, E3f, E3g, E3h, C2, C3 11. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a NO YES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part 1. C.2.c, E.1.c., E.2.q.) If “Yes”, answer questions a - e. If “No”, go to Section 12. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in an impairment of natural functions, or “ecosystem services”, provided by an undeveloped area, including but not limited to stormwater storage, nutrient cycling, wildlife habitat. D2e, E1b E2h, E2m, E2o, E2n, E2p b. The proposed action may result in the loss of a current or future recreational resource. C2a, E1c, C2c, E2q c. The proposed action may eliminate open space or recreational resource in an area with few such resources. C2a, C2c E1c, E2q d. The proposed action may result in loss of an area now used informally by the community as an open space resource. C2c, E1c e. Other impacts: _____________________________________________________ _________________________________________________________________ 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical NO YES environmental area (CEA). (See Part 1. E.3.d) If “Yes”, answer questions a - c. If “No”, go to Section 13. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in a reduction in the quantity of the resource or characteristic which was the basis for designation of the CEA. E3d b. The proposed action may result in a reduction in the quality of the resource or characteristic which was the basis for designation of the CEA. E3d c. Other impacts: ______________________________________________________ __________________________________________________________________ ✔ ✔ Page 8 of 10 13. Impact on Transportation The proposed action may result in a change to existing transportation systems. NO YES (See Part 1. D.2.j) If “Yes”, answer questions a - I. If “No”, go to Section 14. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Projected traffic increase may exceed capacity of existing road network. D2j b. The proposed action may result in the construction of paved parking area for 500 or more vehicles. D2j c. The proposed action will degrade existing transit access. D2j d. The proposed action will degrade existing pedestrian or bicycle accommodations. D2j H.The proposed action may alter the present pattern of movement of people or goods.D2j I. Other impacts: ______________________________________________________ __________________________________________________________________ 14. Impact on Energy The proposed action may cause an increase in the use of any form of energy. NO YES (See Part 1. D.2.k) If “Yes”, answer questions a - e. If “No”, go to Section 15. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action will require a new, or an upgrade to an existing, substation. D2k b. The proposed action will require the creation or extension of an energy transmission or supply system to serve more than 50 single or two-family residences or to serve a commercial or industrial use. D1f, D1q, D2k c. The proposed action may utilize more than 2,500 MWhrs per year of electricity.D2k d. The proposed action may involve heating and/or cooling of more than 100,000 square feet of building area when completed. D1g e. Other Impacts: ________________________________________________________ ____________________________________________________________________ 15. Impact on Noise, Odor, and Light The proposed action may result in an increase in noise, odors, or outdoor lighting. NO YES (See Part 1. D.2.m., n., and o.) If “Yes”, answer questions a - f. If “No”, go to Section 16. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may produce sound above noise levels established by local regulation. D2m b. The proposed action may result in blasting within 1,500 feet of any residence, hospital, school, licensed day care center, or nursing home. D2m, E1d c. The proposed action may result in routine odors for more than one hour per day. D2o ✔ ✔ ✔ ✔ Page 9 of 10 d. The proposed action may result in light shining onto adjoining properties.D2n e. The proposed action may result in lighting creating sky-glow brighter than existing area conditions. D2n, E1a f. Other impacts: ______________________________________________________ __________________________________________________________________ 16. Impact on Human Health The proposed action may have an impact on human health from exposure NO YES to new or existing sources of contaminants. (See Part 1.D.2.q., E.1. d. f. g. and h.) If “Yes”, answer questions a - m. If “No”, go to Section 17. Relevant Part I Question(s) No,or small impact may cccur Moderate to large impact may occur a. The proposed action is located within 1500 feet of a school, hospital, licensed day care center, group home, nursing home or retirement community. E1d b. The site of the proposed action is currently undergoing remediation.E1g, E1h c. There is a completed emergency spill remediation, or a completed environmental site remediation on, or adjacent to, the site of the proposed action. E1g, E1h d.The site of the action is subject to an institutional control limiting the use of the property (e.g.easementRUdeed restriction) E1g, E1h e. The proposed action may affect institutional control measures that were put in place to ensure that the site remains protective of the environment and human health. E1g, E1h f. The proposed action has adequate control measures in place to ensure that future generation, treatment and/or disposal of hazardous wastes will be protective of the environment and human health. D2t g. The proposed action involves construction or modification of a solid waste management facility. D2q, E1f h. The proposed action may result in the unearthing of solid or hazardous waste. D2q, E1f i. The proposed action may result in an increase in the rate of disposal, or processing, of solid waste. D2r, D2s j. The proposed action may result in excavation or other disturbance within 2000 feet of a site used for the disposal of solid or hazardous waste. E1f, E1g E1h k. The proposed action may result in the migration of explosive gases from a landfill site to adjacent off site structures. E1f, E1g l. The proposed action may result in the release of contaminated leachate from the project site. D2s, E1f, D2r m. Other impacts: ______________________________________________________ __________________________________________________________________ ✔ Page 10 of 10 17. Consistency with Community Plans The proposed action is not consistent with adopted land use plans. NO YES (See Part 1. C.1, C.2. and C.3.) If “Yes”, answer questions a - h. If “No”, go to Section 18. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action’s land use components may be different from, or in sharp contrast to, current surrounding land use pattern(s). C2, C3, D1a E1a, E1b b. The proposed action will cause the permanent population of the city, town or village in which the project is located to grow by more than 5%. C2 c. The proposed action is inconsistent with local land use plans or zoning regulations. C2, C2, C3 d. The proposed action is inconsistent with any County plans, or other regional land use plans. C2, C2 e. The proposed action may cause a change in the density of development that is not supported by existing infrastructure or is distant from existing infrastructure. C3, D1c, D1d, D1f, D1d, Elb f. The proposed action is located in an area characterized by low density development that will require new or expanded public infrastructure. C4, D2c, D2d D2j g. The proposed action may induce secondary development impacts (e.g., residential or commercial development not included in the proposed action) C2a h. Other: _____________________________________________________________ __________________________________________________________________ 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. NO YES (See Part 1. C.2, C.3, D.2, E.3) If “Yes”, answer questions a - g. If “No”, proceed to Part 3. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may replace or eliminate existing facilities, structures, or areas of historic importance to the community. E3e, E3f, E3g b. The proposed action may create a demand for additional community services (e.g. schools, police and fire) C4 c. The proposed action may displace affordable or low-income housing in an area where there is a shortage of such housing. C2, C3, D1f D1g, E1a d. The proposed action may interfere with the use or enjoyment of officially recognized or designated public resources. C2, E3 e. The proposed action is inconsistent with the predominant architectural scale and character. C2, C3 f. Proposed action is inconsistent with the character of the existing natural landscape. C2, C3 E1a, E1b E2g, E2h g. Other impacts: ______________________________________________________ __________________________________________________________________ ✔ ✔ PRINT FULL FORM Full Environmental Assessment Form Part 3 - Evaluation of the Magnitude and Importance of Project Impacts and Determination of Significance Part 3 provides the reasons in support of the determination of significance. The lead agency must complete Part 3 for every question in Part 2 where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not, or may, result in a significant adverse environmental impact. Based on the analysis in Part 3, the lead agency must decide whether to require an environmental impact statement to further assess the proposed action or whether available information is sufficient for the lead agency to conclude that the proposed action will not have a significant adverse environmental impact. By completing the certification on the next page, the lead agency can complete its determination of significance. Reasons Supporting This Determination: To complete this section: x Identify the impact based on the Part 2 responses and describe its magnitude. Magnitude considers factors such as severity, size or extent of an impact. x Assess the importance of the impact. Importance relates to the geographic scope, duration, probability of the impact occurring, number of people affected by the impact and any additional environmental consequences if the impact were to occur. x The assessment should take into consideration any design element or project changes. x Repeat this process for each Part 2 question where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not, or may, result in a significant adverse environmental impact. x Provide the reason(s) why the impact may, or will not, result in a significant adverse environmental impact x For Conditional Negative Declarations identify the specific condition(s) imposed that will modify the proposed action so that no significant adverse environmental impacts will result. x Attach additional sheets, as needed. Determination of Significance - Type 1 and Unlisted Actions SEQR Status: Type 1 Unlisted Identify portions of EAF completed for this Project: Part 1 Part 2 Part 3 "HFODZ6TF0OMZ<*G"QQMJDBCMF> 1SPKFDU %BUF ✔ ✔✔✔ Please see attached. Adoption of the Waterfront Area Plan 09/19/2019 Upon review of the information recorded on this EAF, as noted, plus this additional support information and considering both the magnitude and importance of each identified potential impact, it is the conclusion of the as lead agency that: A. This project will result in no significant adverse impacts on the environment, and, therefore, an environmental impact statement need not be prepared. Accordingly, this negative declaration is issued. B. Although this project could have a significant adverse impact on the environment, that impact will be avoided or substantially mitigated because of the following conditions which will be required by the lead agency: There will, therefore, be no significant adverse impacts from the project as conditioned, and, therefore, this conditioned negative declaration is issued. A conditioned negative declaration may be used only for UNLISTED actions (see 6 NYCRR 617.d). C. This Project may result in one or more significant adverse impacts on the environment, and an environmental impact statement must be prepared to further assess the impact(s) and possible mitigation and to explore alternatives to avoid or reduce those impacts. Accordingly, this positive declaration is issued. Name of Action: Name of Lead Agency: Name of Responsible Officer in Lead Agency: Title of Responsible Officer: Signature of Responsible Officer in Lead Agency: Date: Signature of Preparer (if different from Responsible Officer) Date: For Further Information: Contact Person: Address: Telephone Number: E-mail: For Type 1 Actions and Conditioned Negative Declarations, a copy of this Notice is sent to: Chief Executive Officer of the political subdivision in which the action will be principally located (e.g., Town / City / Village of) Other involved agencies (if any) Applicant (if any) Environmental Notice Bulletin: http://www.dec.ny.gov/enb/enb.html 1BHFPG ✔ Adoption of the Greater Southside Neighborhood Plan Common Council Svante L. Myrick Mayor 2/20/2019 Megan Wilson, Senior Planner 108 E. Green Street, Ithaca, NY 14850 (607) 274-6560 mwilson@cityofithaca.org Common Council PRINT FULL FORM City of Ithaca Full Environmental Assessment Form-Part III Adoption of the Waterfront Area Plan September 23, 2019 PROPOSED ACTION The proposed action is the adoption of the Waterfront Area Plan as part of Phase II of the City’s Comprehensive Plan. In September of 2015, the Common Council adopted Plan Ithaca as Phase I of the City Comprehensive Plan. Staff was then directed to begin working on a waterfront development plan as a part of the next phase for the Comprehensive Plan. A waterfront working group made up of 17 members of the public and City Planning Staff was established in the fall of 2016. The group began meeting regularly in September of 2016. They began with drafting a land use chapter and then developing a recommendation for new zoning for the area. In August of 2017, Common Council adopted the new waterfront zoning. The Waterfront Working Group continued meeting regularly in order to draft the Plan Ithaca Phase II-Waterfront Area Plan. The plan includes the goals that are were established in Plan Ithaca, to address the topics of land use, economic vitality, community livability, mobility and transportation, natural and cultural resources, and sustainability, energy and water resources. However, the Plan Ithaca Phase II-Waterfront Area Plan includes more defined recommendations and action steps specifically for the waterfront area. As with the adoption of all plans, any proposed projects that may come forward as a result of a recommendation of the plan must undergo a separate environmental review. ENVIRONMENTAL IMPACTS Impact on Historic and Archeological Resources-No, or small impact may occur The study area includes the former Lehigh Valley Railroad Station that is on the Local and the National Registry of Historic Places and the former Lackawanna Railroad Station that is on the local registry of historic places. Neither the adoption of the plan or the implementation of any of the plan’s recommendations is expected to have a negative impact on these historic resources. Impact on Transportation -No, or small impact may occur The proposed action is the adoption of a plan that contains recommendations for various traffic improvements. While the adoption of the plan itself does not have a direct impact on transportation, implementation of its recommendations could have an impact on traffic flow. The plan recommends exploring various elements that are expected to improve safety and traffic flow. However, the implementation of any of these recommendations would require a separate environmental review. 1 Draft Plan September 19November 1, 2019 2 Plan Ithaca Phase II Area Plans Waterfront Area Plan 1.0 Introduction The City of Ithaca has undertaken a two-phase process for the preparation of its comprehensive plan. Phase I involved the preparation of Plan Ithaca, a city-wide plan that identified the goals and vision for the entire city. Plan Ithaca was adopted by the City of Ithaca on September 2, 2015 as Phase I of the City’s Comprehensive Plan. Phase II includes specific neighborhood or thematic plans that build upon the topics addressed in Plan Ithaca. Immediately following the adoption of Plan Ithaca, Common Council identified a plan for the waterfront area as a top priority for Phase II. In order to develop recommendations for the plan and for the zoning, the City established a waterfront working group made up of members of the public and City Planning Staff. The group began meeting in September of 2016. In December of 2016 they hosted two open houses to solicit additional input from the public. Initially, they worked on developing recommendations for new zoning in the waterfront study area, which were adopted in August of 2017. Over the course of next two years the working group continued to meet and gather information and to draft a plan to address issues in the waterfront. Acomprehensiveplanisa visionforthefutureanda blueprintforchange, particularlyasitrelates bothtothephysical growthofacity’s buildings,streets,and infrastructureandtothe retentionand enhancementofqualityof lifeelements,suchas parks,neighborhoods,and socialequity.Once adopted,itbecomesa fundamentalpartofthe City’sdecisionͲmaking processes,servingasboth aninspirationforabroad rangeofCityactions,anda standardbywhichthey canbemeasured.The comprehensiveplan guidestheCommon CouncilandCityboards andcommitteesand informsCitypolicies, includingzoningand fundingdecisions. WHATISA COMPREHENSIVE PLAN? 3 Structure of the Waterfront Plan The Waterfront Plan builds upon Plan Ithaca and incorporates the goals of the broader document. It addresses in greater detail issues that are specific to the waterfront area and offers recommendations to achieve the plan’s objectives. In addition to this introductory chapter, the Waterfront Plan is organized into six chapters: x Land Use x Economic Vitality x Community Livability x Mobility & Transportation x Natural, Cultural, & Historic Resources x Sustainable Energy, Water, & Food Systems Three thread-through themes serve as overarching concepts that guide the entire plan. Each chapter reflects the principles of sustainability, equity, and collaboration as described below. x SUSTAINABILITY: Living in a way that allows present generations to meet their needs without compromising the ability of future generations to meet their own needs. A sustainable community must safeguard the health and well-being of its economic, social, and environmental systems — including food security, clean air and water, healthy ecosystems, and effective governance. x EQUITY: The services, amenities, and opportunities that are available through City efforts are accessible to all residents through means that preserve dignity and that are free of discrimination. These may include participation in decision-making, as well as access to information, housing, transportation, economic opportunity, jobs and job training, recreation, and a safe and healthy environment. x COLLABORATION: The City works in partnership with other municipalities, educational institutions, and community organizations to realize the goals of Plan Ithaca. General Notes: x Any mention of “Ithaca” throughout the plan refers to the City of Ithaca. x The use of the word “City” (with a capital C) refers to the City of Ithaca as a government. x The use of the word “city” (with a lower case c) refers to the city as a geographic area. x Phrases or words shown in SMALL CAPITALS are defined in the Waterfront Plan’s Glossary (Appendix A). 4 x The topics included in the various chapters of Plan Ithaca are often connected to ideas in other chapters. To help make this connection, color-coded cross-references are provided in a text box next to each section. If you are interested in the ideas in a particular section, you may also be interested in reviewing the referenced chapter. The key to these cross-references is as follows: o LU – Land Use o EV – Economic Vitality o CL – Community Livability o M&T – Mobility & Transportation o N&CR – Natural & Cultural Resources o S – Sustainable Energy, Water, & Food Systems A comprehensive plan is, ideally, a living document — a written agreement the City makes with itself and its residents at a given point in time. A good comprehensive plan evolves organically and ages gracefully, as the City and the community members involved in implementing it “learn by doing.” As new trends emerge and community needs change, our priorities will evolve and implementation strategies will be revised. As a living document, the Waterfront Plan must be regularly revisited and updated to reflect our community priorities. The Waterfront Plan is a snapshot of our community in 2018: our collective effort to learn from our past, look into our future, and commit ourselves to a course of action that will make our city a better place to live, work, and play for all Ithacans. 5 Plan Ithaca A Vision for Our Future The City of Ithaca is proud to be known as a place of great natural beauty, rich heritage, diverse and vibrant community life, small city character, and steadfast pursuit of social equity, physical accessibility, livability, and environmental sustainability. By preserving and building upon these strengths, we strive to be a model community in which to live and work, and an exceptional destination for visitors. Preserve & Enhance Our Neighborhoods - Ithacans place a high value on the sense of belonging, support and connection that are inherent in our neighborhood identities. The character and livability of our existing neighborhoods must be protected. Our Strong Community Bonds -Community cohesiveness relies on meaningful bonds among residents, neighborhoods, and community institutions. A strong sense of community is one of our greatest assets, and we must continue to cultivate these connections. Our Historic & Cultural Resources –Ithaca is fortunate to have a rich heritage of historic buildings, an active arts community, and a diverse and significant cultural history. Stewardship must remain a priority in order to preserve our valuable cultural and historic resources. Our Natural Resources –The striking beauty of our natural areas and open spaces is a source of delight for residents and visitors alike. We depend upon our water and land resources and use them actively. These must be protected and preserved for the enjoyment, recreation, and use of current and future generations. Our Educational Resources – Educational resources for children and adults are of a high quality and draw many new residents to the City. Higher education is a key economic engine as well as a source of Ithaca’s vitality. Create & Promote A Strong Economy That Provides Opportunities and Economic Security for All Residents – To create a healthier, more prosperous community, it is essential to strengthen and further diversify our economic base while supporting local businesses and current employers. We will work to enhance our dynamic downtown and commercial centers. We will seek to create job readiness and well- 6 paying employment opportunities for all our residents to secure a rewarding future for both the individual and the community as a whole. A Range of Mobility & Transportation Options – With an emphasis on environmental sustainability, we aim to enhance connectivity and mobility by all modes of travel for people of all abilities. We commit to improving universal accessibility and livability for residents and visitors. A Sustainable Built Environment – Following best practices, we will promote forward-looking mixed-use, commercial, and residential development. We will continue to expand housing opportunities for all income levels and life stages. We are committed to investing wisely in the maintenance and improvement of our infrastructure to foster the community growth and development for which we strive. Engage & Embrace The Diversity of Our Community & Our Cultural Heritage – The City celebrates the strengths of the community that make Ithaca a truly special place for all of those who call it home. It is the people who make Ithaca such an extraordinary city, and we celebrate the diversity of our population and our cultural heritage. We will continue to pursue equality, inclusion, and fairness in our political, economic, and social systems. Our Innovative Spirit & Creative Thinking – Ithaca has long been a place for creative thinking and groundbreaking ideas. Realizing that every member contributes to the community, we will continue to nurture this innovative spirit and draw upon the knowledge, creativity, and energy available to us. An Inclusive, Ongoing Public Dialogue – We want an ongoing, public dialogue that reflects the diversity of our community and engages our residents to be co- creators of their future. Collaborative Efforts with Institutional Partners & Surrounding Municipalities – We commit to working collaboratively as a community, with our institutional partners, and with surrounding municipalities to achieve our vision. 7 1.1 A History of the Waterfront The lands of the Cayuga Nation, a member of the fivesix-nation1 Haudenosaunee (“People of the Longhouse”),,Iroquois Confederacy, were located roughly within the watershed of Cayuga Lake and included the present day City of Ithaca. Like the other native tribes in the Central New York region, the Cayuga Nation was driven out of the area during the Revolutionary War period. At the conclusion of the war, New York State began negotiations with members of the Cayuga Nation remaining in the area to attain formal title to their lands.The tribe signed the Treaty of Albany on February 25, 1789 and ceded most of its traditional lands in and around Cayuga Lake to the government, opening up the area to European settlers. The tribe’s remaining lands, a 100 square mile reservation on the north end of Cayuga Lake, were sold to the State of New York in 1895. On February 25, 1789, the tribe ceded its traditional lands in and around Cayuga Lake to the government, opening up the area to European settlers. The original non-indigenous white settlement in the area that would become the City of Ithaca took place at the base of what is now East Hill because of the clear, dry soils and level topography of that area. Most of the area surrounding the lake and the Inlet at that time was very marshy, which created building difficulties. The development of the Erie Canal system and the railroads that followed soon made the water resources of the Lake and Inlet extremely valuable and development in that area economically viable... With the opening of the Erie Canal in 1825, the Cayuga Inlet became a busy commercial waterway attracting water dependent trade and when the railroads arrived, the Inlet was an important railcar-to-barge transfer point for coal on its northbound journey from Pennsylvania to the Great Lakes. When the Erie Canal was enlarged to create the Barge Canal in 1911, the City of Ithaca was successful in having the Cayuga Inlet included as part of the Cayuga and Seneca Barge Canal System. Large steamboats travelled the waters of Cayuga Lake between 1820 and 1907. In the early to mid-19th century, timber, salt, and gypsum were transported to the south and coal was shipped from Pennsylvania north to Cayuga Lake and beyond. Cayuga Lake’s communities prospered from the commerce generated by lake transportation during this period. In addition to the movement and distribution of commercial goods, transportation of passengers to regional ports was another important benefit of Ithaca’s 1 1 Originally there were five members of the Haudenosaunee, including the Mohawk (“People of the Flint”), Oneida (“People of the Standing Stone”), Onondaga (“people of the hills”), Cayuga (“People of the Great Swamp”) and Seneca (“People of the Great Hill”) Nations. At the conclusion of the Tuscarora War in 1713, most of the surviving members of the Tuscarora Nation (“People of the Shirt”) migrated from North Carolina to the Pennsylvania and New York. There they joined the other five nations of the Haudenosaunee in 1722 and the confederacy became known to English colonists as the Six Nations. 8 connection to the State-wide canal system. Before the railroads emerged in the mid-19th century, passengers used the lake steamers as one leg of their journey between New York City and Buffalo. After the arrival of train service, the steamers were scheduled to meet the arrival and departure times of trains in Ithaca and Cayuga Bridge at the north end of the lake, creating an early, coordinated, multimodal transportation network in the city. The era of large steamboat travel ended in 1907, however, when the Frontenac dramatically burned off Farley’s Point towards the north end of the lake. This event reinforced the public’s perception of the safety and convenience of passenger rail travel. The introduction of railroad lines in the Inlet during the mid-19th century further established the area as a major transportation hub in the city. The land along the Inlet was the only area flat enough and sufficiently undeveloped to accommodate rail yards, freight houses, stations and coal docks. The route of the Delaware, Lackawanna & Western Railroad ran along Six Mile Creek. The Lehigh Valley Railroad, established as the Geneva and Ithaca in 1873, also had lines in the Inlet. Like the canal system before it, the rail lines allowed for the convenient transport of goods and people to and from Ithaca and connected the city to major regional markets including Buffalo, Rochester, Syracuse, Utica, Binghamton, and New York City. Ready access to major transportation networks during the 19th and early-20th centuries supported the area’s growth into one of the city’s industrial centers. Early industries in the area included boatbuilding companies, sash and blind factories, ice houses, and lumber yards. One of the most significant manufacturers was the Stanford (Ithaca) Signworks Co. Built as a factory for by Ithaca Organ and Piano Company on Inlet Island in 1877, the Ithaca Signworks Co. moved into the three- story brick building around 1900 and quickly expanded to become one of the city’s largest industries in 1926. Founded by O.R. Stanford in 1879, the company manufactured exterior advertising signs, a rapidly expanding industry in the post- Civil War period. Another important manufacturer was the Thomas-Morris Aircraft Corporation, which produced the Thomas-Morris “Scout,” an advanced trainer for the U.S Army during World War I. With the gradual decline in the industrial use of the railroad in the early-20th century, the expansion and improvement of passenger service became the principal focus of the area’s two major rail providers The Lehigh Valley Railroad constructed its first passenger station in the 1870s; this station was reconstructed in 1898 to accommodate increased demand. After significant internal restructuring, The Delaware, Lackawanna & Western Company changed its focus to passenger service after decades of the transporting Pennsylvania coal to eastern and northern markets. The Company replaced its freight station with a passenger facility in 1912. Built as monumental entrances to the city and reflections of the prominence of this mode of transportation, these stations connected Ithaca to a nationwide network of passenger rails and represented the community’s social and economic aspirations during the period. The proliferation of automobiles through the mid-20th century resulted in a steep decline in passenger rail use, and by the early-1950s, passenger service to and from Ithaca had stopped. 9 Passenger rail service in the waterfront also resulted in the development of associated industries in the area. Shortly after the completion of the original Lehigh Valley Passenger Station, the Lehigh Valley House was constructed in 1878. This full service hotel, which housed a bar and restaurant and hotel rooms, provided comfortable accommodations for passengers on extended journeys and was conveniently located adjacent to the train station. Other hotels, grocers, and a variety of service industries were constructed or established along West State Street, formerly Junction Street, between the mid-19th and early-20th century to meet the needs of train patrons. In addition to the waterfront’s use as a major transportation center, several small pockets of residential development grew in the area during the 19th century. Marked by industrial and environmental contamination, marshy soils, and poor sanitary and housing conditions, the Inlet became the home of Ithaca’s underserved populations, including the poor, uneducated, injured and/or sick, seasonal workers and the unemployable. The residents of “the Rhine,” as the area would become known, constructed simple homes from scrap or salvaged lumber on land they did not own near the present day site of the Hangar Theater.. All of the residents of this makeshift neighborhood were relocated to Humboldt Street, later called Floral Avenue, and their homes removed by 1925. Efforts to improve the lives of the “Rhiners” began in the late-19th century. In 1882, representatives from the five local churches established the Inlet Mission and constructed a chapel on lower Cliff Street to serve the residents of the Rhine. The Mission defined its purpose as “teaching Christianity and promoting Christian work in the vicinity of the Inlet in Ithaca.” Under the direction of its first leader, Elizabeth W. Beebe, the Mission conducted nondenominational services, advocated for the residents of the neighborhood, and provided other goods and services that helped to improve their lives.” Upon her death in 1905, the Mission was renamed the Inlet Beebe Mission in honor of its first missionary. The original chapel was later replaced and expanded in by a Gibb and Waltz- designed building in 1932. Despite efforts to control the water, flooding remained a constant threat in the waterfront, and in 1935, a major flood that covered large portions of Ithaca’s neighborhoods hit the Inlet particularly hard. This catastrophe led the City to petition the Federal government for the construction of flood protection infrastructure near the Inlet. An Inlet flood protection project was finally approved and funded through the Federal Flood Control Act of 1960. Work began on the project in 1964. The Flood Control Channel Project came in three phases. In the first phase, the mouth of the Inlet was deepened and widened. In the second phase, a number of projects at the south end of the city were completed, including a new bridge for the Lehigh Valley railroad. In the third phase, a realigned Flood Control Channel was dug all the way from the southwest corner of today’s Southwest Park, north to Cascadilla Creek. New York State controlled easement rights over the project, but 10 the City retained property ownership. The Flood Control Channel Project was finished in 1970, and a new bridge was built by New York State to carry State Street traffic over the channel. By 1970, the Flood Control Channel was complete. It benefited the city by providing flood protection and a beautiful new waterway; however, it destroyed the neighborhood along Floral Avenue, which was still home to many of the city’s poorest and most underserved citizens. Approximately 55 homes, a playground, and various other structures were seized by the City through eminent domain proceedings and demolished to make way for the expanded waterway. Demolitions also included Inlet Beebe Mission and the Westside House, a community center focused on providing domestic, industrial and carpentry-skills training for residents in the neighborhood. After a century and half of significantly altering the natural features and processes of the Cayuga Inlet and waterfront through industrial, commercial, flood mitigation and transportation-focused developments, there has been a drastic change in the public’s appreciation of Ithaca’s water resources since the construction of the Flood Control Channel and in recent decades. Rather than viewing it as a utilitarian center, the aesthetic and recreational value of the waterfront is more broadly recognized the City and its residents and efforts to recapture, revitalize and incorporate this important amenity back into the community fabric are currently underway. 11 With the opening of the Erie Canal in 1825, the Cayuga Inlet became a busy commercial waterway attracting water dependent trade. When the railroads arrived, the Inlet was an important railcar-to-barge transfer point for coal on its northbound journey from Pennsylvania to the Great Lakes. When the Erie Canal was enlarged to create the Barge Canal in 1911, the City of Ithaca was successful in having the Cayuga Inlet included as part of the Cayuga and Seneca Barge Canal. Large steamboats travelled the waters of Cayuga Lake between 1820 and 1907. In the early to mid-19th century, timber, salt, and gypsum were transported to the south and coal was shipped from Pennsylvania north to Cayuga Lake and beyond. Cayuga Lake’s communities prospered from the commerce generated by lake transportation during this period. Before the railroads, passengers used the lake steamers as one leg of their journey between New York City and Buffalo. After the arrival of train service, the steamers were scheduled to meet the arrival and departure times of trains in Ithaca and Cayuga Bridge, at the north end of the lake. The era of large steamboat travel ended in 1907 when the Frontenac dramatically burned off Farley’s Point, towards the north end of the lake. By the early twentieth century boat-building and coal yards, steam ships and most of the barges had disappeared from Cayuga Lake and the Cayuga Inlet. The railroads were also beginning a gradual decline. Commercial use of Cayuga Lake and the Inlet diminished significantly beginning in the 1920’s. The waterfront was no longer a focus of activity. In 1935, a major flood covered large portions of Ithaca’s neighborhoods. The area near the Inlet was hit particularly hard. This catastrophe led the City to petition the Federal government for decades until an Inlet flood protection project was finally placed in the Federal Flood Control Act of 1960 and work began on the project in 1964. The Flood Control Channel Project came in three phases. In the first phase, the mouth of the Inlet was deepened and widened. In the second phase, a number of projects at the south end of the city were completed, including a new bridge for the Lehigh Valley railroad. In the third phase, a realigned Flood Control Channel was dug all the way from the southwest corner of today’s Southwest Park, north to Cascadilla Creek. New York State controlled easement rights over the project, but the City retained property ownership. The Flood Control Channel Project was finished in 1970, and a new bridge was built by New York State to carry State Street traffic over the channel. By 1970, the Flood Control Channel was complete. It benefited the city by providing flood protection and a beautiful new waterway. However, an entire neighborhood, known as the Rhine, was destroyed. Approximately 55 homes, a playground, and various other structures were demolished in order to create the Flood Control Channel. 12 With the alteration of natural features and processes, there has been a drastic change in the appreciation of water. Much of the utilitarian, transportation value of the water has been replaced by an aesthetic, recreation value. 13 2.0 Land Use 2.1 Introduction The Ithaca Waterfront Study Area is bordered to the north by the Newman Golf Course, to the south by Cecil Malone Drive and the City border, to the west by the Flood Control Channel, and to the east by Route 13/Fulton and Meadow Streets. EVCL M&TN&CR S 14 The Ithaca Waterfront study area is home to a wide variety of uses including a state of the art health careand wellness facility, restaurants, bars, industrial and municipal uses, community gardens, and the Ithaca Farmers Market. However, there is still much underdeveloped land that could be a potential area of growth for the City. Plan Ithaca, the City’s recently adopted comprehensive plan, categorized the waterfront study area as predominantly mixed use and enterprise areas intended to encourage higher density growth in the form of well-designed, compact, mixed use development. These areas are located on or adjacent to major transportation corridors within the City, making it easy for residents to get to jobs and services and for visitors to access local businesses. Additionally, there are some areas classified as environmentally sensitive and important locations where special consideration must be given to preserve unique natural features. 15 Future Considerations As the Waterfront Study Area grows, there are considerations to address in order to encourage positive development trends: x Building Water Frontages – Opportunities exist to encourage businesses along the waterfront to develop inviting water frontages. A 25-foot maintenance easement exists along the Flood Control Channel in order for the Department of Environmental Conservation to protect the water edge and have access for care of the channel itself. However, beyond the easement, developers have the opportunity to treat the water and the water’s edge as a front yard. x Waterfront Identity – Opportunities exist to develop cohesive signage, art, and landscape elements that could help create an identity for the waterfront. x Housing – The City has a documented need for increased housing2 located on public transit routes and within walking distance to desirable amenities. The Tompkins County Housing Needs Assessment that was completed by Danter and Company in 2016, found that 54% of non-student residents and 33% of in-commuters seeking to relocate within Tompkins County would be looking for housing that is walking distance to shopping, employment, recreation, and schools.•44% of non-student residents and 40% of in- commuters seeking to relocate within Tompkins County said they would be looking for housing that has easy access to public transit The waterfront area has several locations that would be ideal for additional housing and that would provide easy pedestrian, bike, and bus access to parks, the Farmer’s Market, and downtown retail centers. x Business Improvement District – There is an opportunity to develop a business improvement district that can provide a platform for a unified vision for commercial and residential activity in the area. 2 “Tompkins County Housing Needs Assessment”, Danter, 2016 Mostofthewaterfront areacontainssoils madeupofsand,silt, andclay.Thesepoor soilsmakeitdifficultto supportstructures becauseoftheirregular settlementthatoccurs. Thisposesasignificant challengetothe financingand constructionofnew projects.Inorderto overcomethis challenge,new constructionmust eitherbelimitedin height,ormusthave veryexpensive foundations. POORSOILS 16 x Limited Season – Ithaca’s climate does not provide a lengthy season for water- dependent uses. Any development options that rely on the water as an amenity could suffer during the winter months and should consider how to overcome the economic challenges of the off-season. x Develop Financial and Management Resources – Unlike downtown Ithaca, this area does not have an established Business Improvement District, or any sense of established identity. Merchants, property owners, and business owners lack an organized structure for addressing concerns in the waterfront area or planning for future needs. Developing these resources would aid future planning initiatives and could also provide assistance for new and existing businesses. x Potential Flooding – Potential flooding is a challenge for all portions of the waterfront area. Any new construction has to consider and be prepared for potential flooding. Similar to the accommodations that must be made for poor soils, special construction techniques must be used, which may result in higher building costs. AftertheFloodControlProject wascompletedin1970, responsibilityforperiodicand emergencymaintenance dredgingwastransferredto theNewYorkState DepartmentofEnvironmental Conservation(NYSDEC). Portionsofthechannelwere dredgedbytheArmyCorpsof Engineersin1973and1999, andthelowerchannelwas dredgedbytheNewYorkState DepartmentofTransportation intheearly1980’s.Sincethe midͲ1990’s,theCityhasbeen workingwithresponsible agenciestodesignatea dewateringsitethatwould allowdredgingtotakeplace. Thedelayinmaintenance dredginghasmadethelower channelinaccessibletolarger boats.Thischallengepertains toallareaswherecommercial activityexistsalongthe waterfront. DREDGING 17 Goals The following are Land Use goals outlined in the City of Ithaca’s Comprehensive Plan, “Plan Ithaca: A Vision for our Future” that are specifically applicable to the Waterfront Area. Goals that are specific to the Waterfront Area Plan are bolded and explained. 1. The city’s role as the economic, social, and cultural center of Tompkins County will be strengthened by attracting and retaining a larger proportion of the County population, reversing a half-century trend of population loss to the County. –The Waterfront provides the City with a unique opportunity for a space in which the City can encourage additional growth and retention of people looking to live in the City. 2. Additional housing will provide opportunities for people of all incomes, ages, and abilities to live in the city. —The Waterfront should be developed to include additional housing opportunities for people of all incomes, ages and abilities. 3. As the city continues to develop, green spaces will be enhanced and located to best serve residents and visitors. —As the waterfront develops, green spaces should be maintained and enhanced to serve the growing population in this area. 4. Transportation and housing options will reduce commuter traffic. —Housing along the waterfront provides opportunities for people to live within walking distance of major employers and to public transit, which may reduce commuter traffic into the City 5.An increased tax base will reduce the tax burden for residents. —The Waterfront offers ample opportunity for new development, which will increase the tax base and reduce the tax burden on others. PlanIthaca LandUseGoalsͲNot Specifictothe Waterfront x NeighborhoodCHARACTER willbepreservedand enhanced. x Greenspacesurrounding thecitywillbepreservedto minimizesprawlandprotect openspaceandagricultural lands. x Housingwillbelocatedso thatjobsandservicesare easilyaccessible. x Permittedlanduseswill promotebusinessexpansion andjobgrowthwithinthe city. x Newdevelopmentwillbe consistentwiththeCity’s landusegoalsandmapand willbeofhighͲqualitydesign. x Landuseplanning decisionsandinvestments willbecoordinatedwiththe goalsoftheMobility& Transportationchapter. 18 6.The community will be economically vibrant and offer a high quality of life. —Encouraging mixed-use development in the Waterfront will create an economically vibrant residential and commercial district. 19 Land Use Recommendations A.Encourage Mixed Use Development. The City should encourage and support mixed-use development in the entire waterfront area that will enhance the existing character of each of the waterfront districts. Development should be sensitive to the predominant use in the district, including the industrial nature of the Cherry Street District, the West End Waterfront District as a vibrant commercial district, the Market District as a food production district, and the Newman District as a recreational/residential district. B.Encourage Housing Opportunities for all Income Levels.The City should encourage residential opportunities for people of all income levels to be developed in the waterfront area. This can be accomplished by offering zoning incentives or tax abatements that encourage the inclusion of lower income housing opportunities along with market rate development. C.Encourage Public Access to the Waterfront. As the waterfront develops, the area should remain a space open and accessible to all. The City should ensure that all new development reserves space for public walkways along the waterfront. D.Encourage Better Multi Modal Connections.The City should encourage development at the waterfront to have better multi modal connections to all areas. New development should consider pedestrian, bike, water, and public transit connections and reserve space for these modes to allow access to and from all portions of the waterfront. E.Encourage a Vibrant Waterfront. The City should encourage mixed use development that includes commercial and residential uses that will allow the waterfront area to be occupied at all times of day throughout the year, resulting in a more vibrant space. 20 2.2 Waterfront Area Map As part of Phase II of the Comprehensive Plan, the Waterfront Study Area can be divided into fivefour character area districts that elaborate on Phase I by identifying areas of similar existing and future planned uses. These districts are the Cherry Street District, the West End/Waterfront District, the Market District, and the Newman District. The trail network throughout this area acts as a link connecting the districts to the waterfront and to each other. Waterfront District –Character Area Boundaries 21 2.3 Character Areas The Cherry Street District Location The Cherry Street District is bordered on the west by the Flood Control Channel, to the north by Six Mile Creek, and to the east by Nate’s Floral Estates. and the rail yard. A portion also includes land between Cecil B. Malone Drive and Six Mile Creek. Waterfront Character Areas- Cherry Street District EVCL M&TN&CR S 22 Existing Characteristics This district has an industrial character featuring several long-standing local businesses, including a metal scrap yard, manufacturing, a rail yard, and high-tech businesses, and other commercial establishments. There is also a 25-foot permanent maintenance easement between the water and the buildings, in which construction is prohibited. Challenges The Cherry Street District has a unique set of challenges that should be addressed in order to facilitate successful new and existing development. x Visibility — Much of the district has little or no visibility from Route 13 and other main roads. This could pose a challenge to some businesses that might require street visibility. x Traffic Circulation — The Cherry Street District has only one through street with no sidewalks. and a railroad crossing at one entrance. In order to develop this district, a plan for safe multi-modal transportation in and out of this area is needed. Any traffic planning should also consider the opportunities that exist with the planned reconstruction and realignment of the Brindley Street Bridge, as well as a potential pedestrian bridge that would cross the Flood Control Channel and create a connection to West Hill. x High Development Costs — As this area develops, the demand for waterfront land may drive up the cost of land. This, coupled with the expensive foundations that are required to offset the impact of poor soils, could pose challenges to development of non-residential uses, which could make it difficult to include a mix of uses. x Train and Rail Yard Operations — The Ithaca Rail Yard is located along the eastern boundary of the district. Activities at the rail yard include maintenance and idling of engines, loading and unloading of cars, and delivery of cars on to individual tracks. Opportunities This district has several opportunities for development/redevelopment of sites, including the following: x Cherry Street Extension - There is a large section of undeveloped City- owned land at the southern end of Cherry Street. This area contains some 23 wetlands; however, there are approximately 3 acres of land for potential future development. x Infill Opportunities – Throughout this district there are several large underutilized parking lots. With planning and sharing of parking, there is potential for infill sites to become available for development. There are also opportunities to increase density on several sites. x Industrial Character —This district has developed with a predominantly industrial base. This industrial base can be used as a guide to develop a cohesive look and to encourage additional development that is compatible with the existing character. The types of buildings include warehouses, factories, and commercial structures. Supporting these and similar uses will foster development that creates more jobs and helps the area serve as an economic engine for the City. While industrial uses are desired, businesses that locate in this district must have a low environmental impact, particularly given its proximity to the water. Housing is also a desired use in this area. The district’s character creates an ideal location to encourage alternate types of housing that makes use of industrial-style buildings and creates spaces for live/work activities. x Future Black Diamond Trail Connection — Portions of the Black Diamond Trail are currently under construction outside of the City. A small segment has been constructed in the city on the western side of the Flood Control Channel between the water and Route 13A/Floral Ave. Current plans are for this segment of the trail to connect to a new bridge over the Flood Control Channel and continue along the eastern side between the water and Cherry Street, in a southerly direction, eventually connecting to a segment ending at Robert H. Treman State Park. The anticipated use of the trail will be for both commuting and recreation, improving multi-modal transportation opportunities and connecting the district to the regional trail network. x Expansion of Business Opportunities —This district contains several long-standing, well-established businesses. The City should encourage new or expanded opportunities to create well-paying jobs. Planned Characteristics x Encourage Mixed-Use and/or Live/Work —The City should encourage and support mixed-use development that is compatible with the existing industrial uses and that allows for live/work opportunities. Mixed-use development can include residential uses and commercial uses. Additionally, light industrial and manufacturing uses would encourage job creation and allow for residential uses to coexist. 24 x Retain Industrial Character —The Cherry Street District is one of the few areas in the City that has existing industrial uses. This industrial character defines this district and should be retained and encouraged. x Improve Multi Modal Transportation Connections —Given the limited road network in this district, alternative transportation is critical for development to expand in this area. The completion of the Black Diamond Trail will provide more opportunities for pedestrian and bicycle transportation. In addition, the planned reconstruction/realignment of the Brindley Bridge will allow for better automotive access into the district. x Seek Development Opportunities that Result in 24/7 Activity —The encouragement of mixed residential/commercial development in this area will also encourage 24/7 activity. 25 The West End/Waterfront District Location The West End/Waterfront District is bordered to the south by Six Mile Creek, to the west by the Cayuga Inlet, to the north by Cascadilla Street and by the Flood Control Channel, and to the east by Route 13/Meadow Street. Waterfront Plan Character Areas-West End/Waterfront District 26 Existing Characteristics This district is the most developed portion of the waterfront area. It is characterized by several long-standing local businesses and a mix of historic buildings. There are still several areas of underdeveloped land that have potential to be redeveloped. Challenges The following challenges will need to be addressed in order for existing and future development to be successful: x Traffic — One of the largest challenges to existing and future development in this district is traffic. The district is bound on the east by the southbound section of Route 13, which also contains major connections to the east and west. Several times throughout the day this area becomes heavily congested and can cause travel delays and difficulty for cars exiting businesses along Route 13. This results in patrons avoiding this area during peak times and diverting to other routes. In addition, trains can block traffic, further exacerbating the congestion. x Pedestrian and Bike Safety — Parts of this area feel unsafe and stressful to bicyclists and pedestrians. This is due in part to the high levels of traffic, but also to the lack of infrastructure for these modes of travel. Opportunities Despite challenges that exist, the West End/Waterfront District has many attributes that encourage new and existing businesses. x Trail Connections — Connections to the Cayuga waterfront trail. This is the only district that contains a portion of the Waterfront Trail that is not yet connectedlocated directly adjacent to the waterfront trail. x Development/Redevelopment of Underutilized Properties — Support the relocation of the Coast Guard Auxiliary 27 Planned Characteristics x City Gateway and Transportation Hub — Work with TCAT to develop direct transport between the West End, downtown, and college campuses. x Safety — Improve safety perceptions by creating improved, consistent lighting and pedestrian/cycling amenities. x Signage — Create better way-finding signage, including electronic directory of places around the city. x Connections — Enhance connections between the waterfront and the Ithaca Commons, particularly across Route 13 (Meadow and Fulton Streets) and along the State Street Corridor. x Retention of Existing Businesses — Encourage and promote existing local businesses., especially water related businesses. 28 The Market District Location The Market District is bordered to the south by Cascadilla Street, to the west by the Cayuga Inlet, to the north by Cascadilla Creek to the north, and to the east by RouthRoute 13. Waterfront Character Areas-Market District 29 Existing Characteristics Existing uses in this district include the Ithaca Area Waste Water Treatment Plant, the Ithaca Farmers Market, the Ithaca Community Gardens, the undeveloped Carpenter Business Park, surface parking, several commercial businesses, the NYS DOT Maintenance Facility, and the Cornell and IC Boathouses. Challenges Challenges related to the Market District include: x Railroad — The Norfolk Southern Cargo railroad tracks run through the center of the Market District, dividing potential development sites. A single railroad crossing limits the district’s entry and exit options. When the trains arrive in the City, they are very long and slow moving, causing traffic to back up while waiting for them to pass. The trains also create noise and vibrations, a potential source of disturbance to future residential uses. x Fuel Storage — Currently there is a fueling station with fuel storage located adjacent to the water. This is a potential safety risk for future residential development and of environmental concern due to the potential for leakage in such close proximity to the water. x Power Lines — Currently, high tensioned power lines run through the Market District. This is a challenge for development of some parcels, since structures are not permitted beneath the power lines, reducing buildable area. Future development will need to take into consideration the limitations of particular sites. Opportunities This district has several opportunities for development/redevelopment of sites: x Highway Access — The Market District is located along NYS Route 13. The proximity to this highway provides easy access for deliveries and excellent visibility for any future development of this site. x Future Microgrid — The Tompkins County Waste Water Treatment Plant (WWTP) is located in the Market District. This facility provides an excellent opportunity to utilize excess energy to provide alternate sources of electricity. Plans are currently being developed to create a Microgrid system that would distribute electricity to surrounding area. x Make Use of WWTP Excess Heat Energy — Future development opportunities should consider how to incorporate waste heat from the WWTP. x NY State Department Of Transportation Site (NYSDOT) — A large 6-acre site located within the Market District is currently being used as a NYSDOT 30 maintenance facility. The land is valued at approximately $1.5 million. The site is located beside the Ithaca Farmers Market and is adjacent to the waterfront. The City and the County have been working with the NYSDOT to try and re-locate the DOT facility and free up the land for redevelopment. This parcel has tremendous redevelopment potential and has generated a great deal of developer interest over the years. Planned Characteristics x Encourage Mixed-Use Development — Future development should include a mix of development types and uses, including commercial and residential uses. x Support Established Uses — Future development should enhance/protect the existing uses, including retaining a space for the Ithaca Farmers Market and rowing and boating users. x Encourage Synergistic Uses — This area could benefit by incorporating synergistic uses into planned projects, such as food production and community kitchens, which could enhance the Ithaca Farmers Market. 31 The Newman District Location The Newman District is bordered to the south by Cascadilla Creek, to the west by the Cayuga Inlet, to the north by the Newman Golf Course, and to the east by Route 13 to the East. Waterfront Character Areas-Newman District 32 Existing Characteristics Existing uses in this district include the City’s Streets and Facilities buildings, Tompkins Consolidated Area Transit (TCAT) facilities, and docks. Several existing, long-time businesses are located in this area. A fire-training center is located to the north in Stewart Park. Challenges Challenges to development in this district are similar to those in other parts of the waterfront, including poor soil conditions and expensive construction costs. Further challenges in the Newman District include: x City and TCAT Facilities — Much of the land in the Newman District is occupied by the City’s Streets and Facilities building and storage and by the Tompkins County Area Transit Facilities. The City and TCAT have discussed the possibility of relocating these facilities in order to free up this prime waterfront land for other development options. x Limited Railroad Crossing — There is only one crossing over the railroad tracks into this district. Since the railroad company is unlikely to grant additional crossings, any development will have to deal with a single point of access into the site. Opportunities While there are challenges that need to be addressed in order to allow for any additional development in this area, there are also several attributes that are unique to this area that make it very desirable for future waterfront development, including: x Location — This district is located adjacent to Stewart Park, the Newman Golf Course, and has potential for access to and views of the water. x Trails — The Cayuga Waterfront Trail runs through this district. This allows for easy walking or biking to Stewart Park, the Ithaca Farmers Market, and other points beyond. Planned Characteristics x Relocation of City Facilities — The City should consider the relocation of TCAT, Streets and Facilities, and the Fire Training Center to provide additional waterfront land for future development. 33 x Future Development of Water Related/Dependent/Enhanced Uses — This district is an ideal place to encourage development of condos and townhomes, ground floor retail and/or restaurants and other uses that would be enhanced by their location along the waterfront. In addition, water dependent uses, such as boating centers and docks should also be encouraged. x Encourage Public Access — This area should be developed to allow for full public access and enjoyment of the water. Housing communitiesAny development that restrict public access should be discouraged. x Waterfront Trail — The waterfront trail should be realigned to be located along the waterfront at the Newman Golf Course and the Cornell Biological Field Station or a loop trail should be added. 34 3. ECONOMIC VITALITY 3.1 ECONOMIC DEVELOPMENT The waterfront is home to many forms of commercial activity. Many businesses already take advantage of their close proximity to the water and the expansion of water related activities throughout the waterfront is encouraged. Proximity to the water provides a unique opportunity to encourage the growth and development of water-enhanced activities. Specifically, in the West End Waterfront District, there is limited land area and businesses are able to encroach closer to the water. Uses that take advantage of the water, including restaurants, housing, and shops that can leverage waterfront seating and views, as well as boating outlets are strongly encouraged. Protecting the experience along the water, by requiring buildings to treat both the street and water faces as buildings fronts, allows for strong waterfront commercial activities to develop. In addition, there are many established businesses in this area that should be supported and encouraged to remain. In the Newman and Market District the trail network provides for contiguous public access to the water and should be utilized as an economic engine for tourism. Both districts contain large areas of land along the water that will likely be redeveloped in the coming years. The City should encourage private development to leverage the unique characteristics of the area to enhance and support businesses offering water-related activities along the waterfront. The City is the economic and employment center of the region, and it is therefore our goal to capture new business growth within the city, including high-technology and knowledge- based businesses and manufacturing. The Cherry Street District is one of the few locations within the City where industrial uses are permitted. This is a critical use that creates jobs and provides opportunities for production companies and industries, including high tech industries, to locate in our community. While other compatible uses are also permitted in this district, the City should actively work to attract and retain employment generating businesses and other uses that will not interfere with the industrial nature of this district. 35 ECONOMIC DEVELOPMENT GOALS 1. The City will attract and retain firms valued by the community, including low environmental-impact manufacturing, green businesses, locally-owned businesses, and businesses owned by under-represented groups. 2. The economic environment will retain, nurture, and grow new and existing businesses within the city. 3. The creation and expansion of local employment, particularly well-paying jobs, will provide opportunities for all income levels and age groups. 4. A variety of businesses will diversify the economy and reduce economic dependence on a single sector. 5. Business start-ups and expansions will have adequate access to capital. 6. Tourism will remain a vital component of the city and regional economy. ECONOMIC DEVELOPMENT RECOMMENDATIONS A. Support the creation and expansion of business opportunities, especially those related to tourism. B. Work on retention of established local businesses and union training programs C. Encourage water dependent uses and uses that interface with the waterways D. Maintain the Cherry Street District for industries that create employment opportunities. E. Encourage tourism related businesses to utilize the trail systems as an economic engine. F. Identify opportunities for development of underutilized waterfront properties. G. Embrace the unique characteristics of the waterfront area in order to enhance and support businesses. 36 37 4. COMMUNITY LIVABILITY 4.1 HOUSING The City of Ithaca has a critical need for more mixed income housing across all income ranges, specifically for workforce or middle income units.3The shortage of availablehousing has resulted in significant increases in residential rents and for sale housing with prices increasing dramatically in recent years. Between the years of 2006-2019, 1175 new housing units have been built in the City. Of those new units approximately 23% of them have been housing for those earning low to moderate income levels. The vast majority of these new housing units have been market rate housing and much of it has been housing for students. This has left a major shortage in housing options for the majority of the workforce for whom market rate housing is not affordable. In order to address this situation, it is critical to increase the supply of high quality, safe, accessible housing that is affordable to people across all income levels. Until 2016, much of the Market, Newman, and Cherry Street Districts did not allow for residential uses. Most of the waterfront, with the exception of the lower Cherry Street District, are now zoned to encourage residential and mixed use development. Current zoning in the Waterfront Districts does not allow for single-family homes in order to prevent construction of market rate private homes along the waterfront. This type of development is prohibited in order to encourage more density along with public access to the water. However, opportunities exist for various types of residential options, including rental units and for sale owner-occupied condominiums and townhomes. As this area is developed it is important to encourage a mix of housing types that includes both for sale and rental housing options. 320163“TompkinsCountyHousingNeedsAssessmentͲthe”,DanterCompany;,2016 2016DowntownIthacaHousingDemandStudyͲtheDanterCompany,2016 WorkforceHousingisaterm thatexpandstheideaof affordablehousing.It generallyreferstohousing thatisaffordabletothose withincomelevelsranging between50%Ͳ120%ofthe AreaMedianIncome(AMI) WORKFORCE HOUSING 38 The waterfront area is also within walking distance to downtown and has access to public transportation to various locations, including major employers, shopping, and business centers within the City and beyond. It also has easy access to the Ithaca Farmers Market, the Ithaca Community Gardens, Cass and Stewart Parks, the Waterfront trail, and the Finger Lakes Trail network. All of these attributes make the waterfront an ideal location for residential uses. Much of the land adjacent to the waterfront is underdeveloped and offers many desirable locations for residential development, including a large City-owned parcel in the Newman District that currently houses the City’s Division of Streets and Facilities. As a part of the City’s Master Planning for City Facilities, which began in 2016, the City has outlined a goal of relocating this department out of the waterfront area in order to make this site available for redevelopment. This site is located on approximately 10 acres of land adjacent to the City Newman Golf Course. The Market District contains over 8 acres of currently undeveloped land located adjacent to the Ithaca Farmers Market, the Ithaca Community Gardens, and the Cayuga Waterfront Trail. In addition, the New York State Department of Transportation (NYSDOT) owns a 6 acre parcel of land adjacent to the water that has been identified as having tremendous redevelopment potential. This redevelopment potential provides a unique opportunity to plan for and encourage new developments that accommodate mixed income levels, diverse age groups, and a variety of uses. Historically, the high cost of construction and zoning restrictions limited development in the waterfront districts. However, the recently adopted waterfront zoning has opened up opportunities for residential uses and development interest has increased in this area. In 2018, the City also adopted a Planned Unit Development Overlay District (PUDOD) that includes most of the waterfront. This allows for greater zoning, flexibility encouraging projects that provide additional benefits to the community. Beyond zoning flexibility, the City can encourage desired development in this area by offering tax abatements to projects that will benefit the greater community and fill these needs. In 2000, the City established a Density District where projects that meet specific criteria may apply for property tax abatements for a portion of the taxes on new ThePUDODisanoverlay districtthatwasestablished in2018.Thisdistrictallows forpropertieslocated withintheboundariesof thedistrictpropose developmentprojectsthat maynotconformwiththe underlyingzoning,but demonstratebenefitstothe communitythatwould mitigateanyimpactsfrom notconformingwiththe zoningrestrictions. PLANNEDUNIT DEVELOPMENT OVERLAYDISTRICT (PUDOD) 39 development for a period of 7-10 years. This abatement program has been amended several times and is now part of the established Community Investment Incentive Tax Abatement Program (CIITAP). The Density District does not currently extend to the Waterfront Districts. A proposal to expand the Density District to include the Waterfront Districts is currently being considered. This would further encourage investment in this area and would help to offset the high costs of foundations for new construction along the waterfront. This tool can also allow for the City to mandate desirable types of housing and prevent new development from being used exclusively for high-end housing. Tools such as the PUDOD and the CIITAP can be used to encourage projects that provide benefits to the community, and have the potential to satisfy identified needs such as: x Housing for Mixed Ages and Incomes, Including Affordable/Work Force Housing x Senior and Family Housing Options x Public Recreational Opportunities, including Options for Universally Accessible Amenities x Universally Designed Buildings that are Accessible to People of All Ages and Abilities x Net Zero Buildings This area of underutilized land, with direct visual and physical access to the waterfront, within walking distance to the Commons, the Ithaca Farmers Market, Cass and Stewart Parks and the Cayuga Waterfront Trail, offers a unique opportunity to plan for and realize a completely new area of development in the City. Capitalizing on these assets and amenities will not only offer tremendous economic benefits that include strengthening our tax base, but will open up housing possibilities that will help to address many of the current needs of the community. TheCIITAPwasadoptedby theCityin2012.Itallows forpropertyownersto applyforanabatementfor aportionoftheirproperty taxesforaperiodof7Ͳ10 years.Theobjectiveofthis programistoencourage developmentintheCity thatwouldincreasejobs, increasethetaxbase, promotedensityinthe core,encourage rehabilitationandreuseof underutilizedsitesandhelp createavibrantCitycenter. COMMUNITY INVESTMENT INCENTIVETAX ABATEMENT PROGRAM(CIITAP) 40 HOUSING GOALS 1. Ithaca will have an adequate supply of safe, accessible, and affordable housing available to all residents, regardless of their life circumstances or special needs. 2. The city will be home to a range of housing options, including different levels of affordability and housing types, in each neighborhood. 3. New residential units will be compatible with the essential character of established neighborhoods, in coordination with the goals of the Land Use chapter. 4. Homeownership and owner-occupancy of residential units will increase throughout the city. HOUSING RECOMMENDATIONS A. Support the construction of new housing throughout the study area. B. Encourage home ownership opportunities within new development projects, including condominiums and townhomes. C. Encourage housing that is designed to accommodate families with children by offering open spaces, play areas, and multiple (3+) bedrooms. D. Encourage housing for single adults, professionals, and live/work spaces. E. Work with developers to ensure that new housing in the West End is designed to be sympathetic to the area’s existing character. F. Look for opportunities to renovate and retain any existing housing G. Incentivize affordable housing units through tax abatements and zoning. H. Strongly encourage new housing units to be universally designed so they are accessible to people of all ages and abilities. I. Consider requiring redevelopment projects on publicly owned land to include higher amounts of affordable housing at all income levels. 41 4.2 HISTORIC PRESERVATION Major infrastructure changes in the mid-20th century and the subsequent commercial, industrial and residential development of the waterfront area have resulted in a significant loss of historic fabric and context for this area of the city. However, architectural remnants of the area’s historic use as an industrial center, transportation corridor, and residential area are scattered throughout the district and reflect the visual, social, economic and political characteristics of the area from the early-19th through mid-20th centuries. Examples include a few factory buildings, architect-designed passenger train stations, service industry buildings, and humble residences. These resources connect residents and visitors to the history of the area and contribute significantly to its sense of place, identity, and vibrancy. Preservation is a way to celebrate and interpret this history and protect the cultural value of these resources. The Lehigh Valley Railroad Station at the 806-810 West Buffalo Street is the only LOCALLY DESIGNATED HISTORIC RESOURCE in the waterfront. Built in 1898 and designed by a locally prominent architect, this yellow- brick passenger train depot represents the importance of passenger rail service in Ithaca during the late-19th and early-20th centuries and the railroads’ influence on the character and development of the waterfront during this period.It was listed on the State and National Registers of Historic Places in 1974 and designated an INDIVIDUAL LOCAL LANDMARK that same year. Whatdoesitmeantobea “designatedhistoric resource”? Ǥ ǡ Ȁ Ǥ HISTORICDESIGNATION 42 There are also several undesignated historic resources that represent the area’s historic land use patterns. Listed in the Waterfront Resources Worthy of Further Research and considered in more detail in Appendix XXX, they contribute to the district’s unique identity, sense of place and economic vitality, and their protection is essential to preserving important connections to the past as the area develops according to the goals of the Land Use chapter. These resources should be appropriately protected through local landmark designation, CONSERVATION DISTRICTS, design guidelines, or restrictions with a form- based code. Our understanding of the architectural, historical, and cultural heritage of the waterfront continues to grow as new information about the area is discovered and interpreted. In response, we must continually work to identify resources that represent newly discovered aspects of its heritage. ǣ -Ǧ -ǡƬ ǡ -ȋȌ - - ȋƬ Ȍ -ǡ - Ǥ - 43 HISTORIC PRESERVATION GOALS 1. The community will understand the importance of historic preservation and take pride in the collective history represented by the built environment. 2. All historic resources worthy of preservation will be protected, whether formally designated or not. 3. Improvements to designated structures will conform to the Historic Preservation Ordinance. 4. Existing historic buildings will be rehabilitated or ADAPTIVELY REUSED rather than demolished. 5. New construction within or adjacent to historic districts or individually listed landmarks will be compatible with the existing built environment. HISTORIC PRESERVATION RECOMMENDATIONS A. Install signage identifying and explaining the historic context and significance of the Lehigh Valley Railroad Station. B. Provide similar denotive and interpretive signage for all future landmarked properties. C. Make accessible to the public information on designated historic resources through its inclusion in publicly assessable online repositories or applications like HistoryForge or PocketSights: Tour Builder. D. Identify all properties with architectural or historic value in the waterfront district, particularly those noted as Waterfront Historic Resources Worthy of Further Research, and designate an appropriate level of protection for each. E. Continue to annually notify owners of historic properties about the designated status of their property; local, state and federal tax incentive programs for the maintenance and rehabilitation of designated historic resources; and the Ithaca Landmarks Preservation Commission (ILPC) approval process. F. Conduct intensive-level surveys of identified historic resources in the waterfront area, particularly those included as Waterfront Historic Resources Worthy of Further Research, to determine the appropriate level of protection for these resources. 44 G. Draft design guidelines and adopt a form-based code for the area to ensure new buildings reflect the architectural quality and character of the historic resources. 4.3 – PUBLIC SAFETY The City anticipates that there will be new development and redevelopment of the waterfront districts. Public safety is critical when planning for new neighborhoods and commercial districts. The City Police Force currently struggles to maintain adequate staffing to serve the existing population. Given the potential growth for this area it may be beneficial for private development to be encouraged to provide private security. This can cut down on the number of non-essential police calls. Water Safety The adjacent waterways pose safety issues that are not present in some other areas of the City. With increased residential development anticipated, it is essential that residents be educated and provided with the tools for water safety. While water provides many recreational opportunities, it can also create hazardous conditions when safety precautions are not respected, especially with families and children living near the water. As construction occurs, private development should be encouraged to install tools along the water such as blue light emergency phones and water rescue devices on private land. The Coast Guard Auxiliary provides courses on boating and water safety. Developers should encourage tenants to use this service or should provide alternative water safety educational opportunities to their tenants. In addition, the City should explore locations along the waterfront trail where life vests, safety ropes, and life preservers can be installed on public land. The CityThe Ithaca Fire Department currently has three different types of boats and water rescue gear that are used for emergency access to the waterways adjacent to the Waterfront District. The fire department has firefighters trained in swift and calm water rescues. The department does not have the personnel or the resources for underwater rescue or recovery. The training requirements and the cost of underwater rescue equipment are costly as compared to the very few times that they would be needed. The City relies on the NYS Police Dive Rescue Team to perform underwater rescues and recoveries. The City Police Department currently does not patrol the City waterways. Police presence on the water only exists with the County Sheriff and the State Parks Police, which have a much broader jurisdictional boundary and are therefore not often able to have a presence on the City waterways. Given the City’s scarce resources, it would be advantageous to develop relationships with the other jurisdictions. In addition, given that the City contains several waterways within its boundaries it is critical that all emergency response 45 personnel be trained in water and boating safety. Currently City Police are not required to be trained for water/boating specialties, however, given the expected growth in the waterfront area, this should become a City priority. Emergency Response The waterfront area is a unique part of the City that requires alternative forms of emergency response in order to keep residents and guests safe. In addition to water safety, the City should be prepared to respond to emergencies on the water and will need to have access to boats or other water vehicles. Similarly, the first responders in the City should have access to alternative vehicles that can respond to emergencies on trails. As with trainings and educational opportunities, it may be possible to share resources/equipment with other agencies. Another obstacle to first responders in the warfront area is the train. The train tracks that are located along the edge of the waterfront districts carry trains that are required to travel at highly reduced speeds while in the City limits. These slow moving and sometimes lengthy trains prevent access into or out of several of the Waterfront Districts while they are passing through. In the event of an emergency this is an obstacle for first responders. Currently, the police are informed when a train will be arriving so that they can be located on either side of the tracks. This is an important practice that needs to continue and should be mandated so that both IPD and IFDemergency responders can be prepared to respond in the case of an emergency. Traffic Issues Traffic issues are a major safety concern in the Waterfront Districts. In the past two years over 40% of all of the police calls from this area were related to traffic concerns. Heavy congestion, irregular traffic patterns, and missing bike lanes and sidewalks create difficult conditions for vehicles as well as pedestrians and bicyclists. Planned infrastructure improvements to this area should address some of these issues; however, the City should continue to recognize that a high level of traffic related issues creates a strain on Ithaca’s understaffed police department. 46 47 PUBLIC SAFETY GOALS 1. The city will be a safe and secure environment for all members of the community. 2. The City will provide a timely and appropriate response to emergencies. 3. All segments of the community will have strong relationships with first responders that encourage collaboration, communication, trust, and understanding. 4. The community will be well educated on personal safety and emergency preparedness. 5. Members of the public will have a way to communicate with neighbors or first responders in an emergency situation. PUBLIC SAFETY RECOMMENDATIONS A. Encourage private commercial businesses and residential developments to contract with qualified, well trained private security to manage their properties and reduce the number of non-essential police calls. B. Encourage residential developments along the waterfront to provide water safety educational opportunities for tenants living in these areas. C. Encourage private residential developments to implement water safety infrastructure, including blue light phones and rescue devices along the waterfront. D. Explore areas along trails and waterways where life vests, safety ropes, ladders, and life preservers should be installed, as well as identifying access points to the water for emergency equipment and personnel. E. Consider installing emergency communication devices, such as blue light phones, along the trails and in other locations in the waterfront district. F. Explore options for Alternative City Safety vehicles that could get on the trails in emergency situations. G. Encourage the public to bring safety concerns and suggestions to the City Public Safety and Information Commission (PSI). v 48 H. Support ongoing boating and water safety educational programs by the Coast Guard Auxiliary. I. Offer volunteer opportunities for community members to engage in waterfront clean-up activities. J. Provide public safety personnel with all tools — including personnel, equipment, and training — necessary to meet city and regional public safety needs and strive to meet the minimum recommended safety personnel quotas for the existing population. K. Work with the railroad company to request that emergency personnel be notified when a train will be coming into the City, so that emergency response officers can locate on both sides of the railroad tracks when a train will be coming through. L. Evaluate the intersection of Cherry/Taber for safety measures that could reduce traffic issues. M. Consider how City emergency personnel could work collaboratively with Sheriff, Coast Guard, and Parks Police in order to patrol the waterways. N. Mandate water/boating safety training for all City emergency responders. O. Investigate locations for establishing an emergency shelter on the west side of the railroad tracks. P. Consider creating a City box in the local papers to inform the public of emergency response tools, such as SWIFT 911. Q. Explore methods to educate residents and visitors on water safety, safety during flooding, and ice safety. R. Improve lighting along public spaces, north of Green Star towards the Farmers’ Market. 49 4.4 – PHYSICAL INFRASTRUCTURE Many of the goals established in this plan rely heavily on the availability of appropriate and reliable physical infrastructure. While much of this infrastructure may not be visible to the general public, it is essential to the growth and livability of the community. The City is responsible for supplying and maintaining municipal water, sewer, and stormwater services, as well as maintaining bridges, roads, sidewalks, creeks, and parks. Additional utilities are supplied and maintained by utility companies and are usually located within the City-owned rightsright of wayways. Unfortunately, much of the anticipated growth in this area is not attainable without upgrades to the underground utility services. In addition, the Market and Newman Districts currently do not have adequate water supply available for major commercial development. The Market District, in particular, contains the large NYS DOT parcel that is expected to be redeveloped if the DOT relocates. This site is currently served with 6” water pipes that will not have adequate capacity for a large redevelopment and `will need to be increased to 8”. As new development options arise for these areas it is important to consider the necessary upgrades that will need to be completed in order to support this growth. In addition to underground utility needs, various upgrades to transportation infrastructure are required to support existing and future development. The City is currently planning for an expansion and realignment of the Brindley Street Bridge which will allow vehicles to travel a more direct route between the West End/Waterfront District and the Cherry Street District. This realignment will likely encourage additional traffic to re-route their travel to this alternate route. The Taber Street-Cherry Street intersection is dangerous due to very limited visibility. As improvements are completed in this area and traffic increases, it may become necessary to realign the roadway to extend Brindley Street directly to Cecil A. Malone Drive. It is expected that the old Brindley Street Bridge will be maintained as a non-vehicular bridge. The City recently completed a large pedestrian improvement project on the Route 79 bridge across the Flood Control Channel. These improvements are expected to alleviate some of the existing and anticipated congestion and make for safer pedestrian travel in this area. The Newman and Market Districts will require new road networks, including a possible Fifth Street extension to connect these areas to the neighborhoods on the other side of Route 13. A major concern beyond expansion of infrastructure is the ongoing maintenance of existing infrastructure. The City’s Department of Public Works does not have the staff or resources to cover all of its required maintenance work. The Department regularly seeks funding form the New York State Transportation Improvement Program (TIP) and various other funding sources in order to make infrastructure improvements. PP&CLUEV M&TN&CR S 50 51 PHYSICAL INFRASTRUCTURE GOALS 1. City infrastructure and private utilities will be regularly maintained and upgraded to ensure continued operation and service to the community. 2. Physical infrastructure will be designed to be compatible with the built environment. 3. Investment in infrastructure will be prioritized based on existing condition and level of use as well as impacts on commercial activity and quality of life. 4. Construction activity by City departments, New York State, Tompkins County, the Town of Ithaca, utility companies, and private developers will be well-coordinated. PHYSICAL INFRASTRUCTURE RECOMMENDATIONS 1. Invest in increased staffing and resources in order to maintain physical infrastructure and keep up with the demands of new development in the waterfront area. 2. Consider extending the new Brindley Street directly to Cecil A. Malone Drive to avoid the Taber/Cherry Street intersection with very limited visibility. 3. Consider upgrading sewer capacity in the Cherry Street District to allow for additional development. 4. Construct a second sanitary sewer crossing over Six Mile Creek, to increase capacity for recent and future growth. 5. Plan for necessary water and sewer upgrades on Inlet Island to support ongoing development. 6. Plan for additional water upgrades to support redevelopment of the NYS DOT site and other areas of the Market District and the Newman District. 7. Consider areas where new roads, sidewalks, and bike lanes may need to be added, including a possible Fifth Street extension into the Market District. 52 4.5 – HEALTH AND WELLNESS Health and Wellness are essential components to developing neighborhoods with high standards of living. The waterfront area contains many recreational opportunities that can enhance physical and mental well-being. Given the growth potential for this area, it is critical to maintain and expand these opportunities. Trail Networks Expanding the trail network to create a waterfront trail that is not only for recreational use, but also serves as an alternate commuting route can create living conditions that encourage alternative transportation. This has tremendous health benefits to the residents, as well as to the greater community, as it would reduce traffic congestion, exhaust, and improve safety. The completion of the Black Diamond trail should remain a priority for the City. A connection across the Flood Control Channel to Cecil Malone Drive would create an alternate route into the City from the West Hill neighborhoods. In addition to expanding the trail, ongoing maintenance of the existing trails is also essential. In order to encourage residents to use the trail as a regular transportation route, the City has to ensure regular maintenance. Unfortunately, trail maintenance can become a costly expense that may not always be covered in municipal budgets. The City should seek alternate sources of funding for ongoing maintenance, including exploring the possibility of creating “Adopt a Trail” programs, or “Friends of Trail”. The community could also be engaged to help with ongoing maintenance by creating “Clean up the Waterfront” days. Open Space/Recreational Opportunities Access to parks, water, open space, and other recreational resources is also a critical element in creating healthy living conditions. As new development expands in the waterfront, it is critical to maintain access to these elements for both waterfront residents and the general public. PP&CLUEV M&TN&CR S 53 HEALTH,WELLNESS,&SUPPORT GOALS 1. The community’s use of active modes of transportation will improve individual health and wellness, as well as environmental sustainability. 2. All residents and visitors will have access to parks, trails, recreational facilities, and community activities that support social interaction and physical activity. 3. Recreational opportunities will be provided for youth throughout the city. 4. Preventive, ongoing, and emergency health care will be accessible and available to all. 5. Physical, economic, and social barriers to health and wellness will be eliminated. 6. Public spaces will be welcoming to all residents and visitors. 7. The built environment will be accessible for people of all ages and abilities. Accessibility 8. Public and private properties will be free from contamination. HEALTH,WELLNESS,&SUPPORT RECOMMENDATIONS A. Complete the Black Diamond Trail. B. Seek funding to construct a pedestrian bridge over the Flood Control Channel that would connect the Black Diamond Trail to Cecil Malone Drive. C. Seek funding for maintenance of the Waterfront Trail, including exploring the possibility of creating an “adopt a trail” program or a Friends of the Cayuga Waterfront Trail program. D. Create waterfront clean-up days. E. Encourage environmentally-friendly businesses to locate near the waterfront. F. Create access points for paddle boats. G. Ensure access to the water and to playgrounds, include open space in new development. H. Plan for new neighborhoods to include community gardens and trail connections. 54 I. Consider adding amenities along trails, such as electrical outlets and additional seating areas, in order to allow for individuals with needs and abilities to utilize the trails. 55 5.0 Mobility and Transportation 5.1 Introduction As stated in Plan Ithaca, the City’s current transportation system is primarily designed for vehicular traffic. It is the goal of the City to create a balanced transportation network that supports vehicular traffic while creating comfortable and sustainable options for alternatives to single occupancy vehicular trips. The intent of this chapter is to document specific concerns regarding the transportation network in the waterfront area and to examine how the transportation goals of Plan Ithaca should be implemented in the waterfront area. The waterfront area is a City gateway from areas to the west and north. Portions contain heavy vehicular traffic congestion without adequate amenities for safe pedestrian and bicycle travel. Other parts of the waterfront area also lack adequate internal circulation and transit connections. This plan will make recommendations for improvements to the transit system to create a safer and more welcoming experience for all modes of travel. N&CR LU 56 Goals for the Waterfront Area 1. Ithaca will provide an interconnected transportation network that makes it convenient, routine, and feasible for all residents and visitors to walk, bike, and use transit. 2. Ithaca’s transportation infrastructure will be designed to increase multi-modal connectivity, creating an interwoven network that extends into adjacent municipalities. 3. To reduce auto dependency, transportation modes shall be prioritized in the following order: pedestrian, bicycle, transit, private cars, and goods movement. 4. Every City street will be a complete street that accommodates multiple modes of transportation, including active transportation modes. 5. Pedestrian travel will be supported on all city streets through well-maintained and enhanced facilities that meet, at a minimum, Americans with Disabilities Act requirements. 6. Attractive new pathways will run along natural features — such as creeks and gorges — and connect to the street system, enhancing neighborhoods and serving as active transportation corridors. 7. Convenient, well-designed, and well-maintained bike facilities will encourage increased bicycling on city streets. 8. Frequent transit service, along with improved stops and shelters, throughout a broad service area will offer increased comfort, safety, and accessibility, particularly in areas serving low-income and elderly people. 9. The public parking supply will be managed to enhance vitality in city neighborhoods and commercial areas, support programs that provide alternatives to private car use, and be cost-neutral to the City. 10. Innovative ways to improve the delivery of goods and services will be in place. 11. Pedestrian, bike, and transit improvements will be spread equitably throughout the city so people of all income levels and abilities will benefit from them. 12. Shared transportation services, such as bike and carsharing programs, ridesharing and vanpooling, will be actively supported. 13. Coordinated regional transportation improvements — ranging from better pedestrian, bicycle and street connections with adjacent municipalities to better bus, rail and airline connections with other cities and states — will help ensure convenient regional mobility. 57 14. All city streets, including State highways, will meet transportation needs while knitting together, rather than separating, adjacent city neighborhoods and areas. Recommendations for the Waterfront Area A. Conduct a formal traffic study of the entire waterfront area and evaluate the feasibility of complete streets in each of the waterfront districts. Where complete streets are not feasible, consider how to accommodate all modes of transportation. B. Work with Tompkins County Area Transit to ensure that there is easily accessible local public transit throughout the entire waterfront area and to encourage the use of “right sized” transit in the neighborhoods. Explore the uses of smaller transit options. C. Include accommodations for pedestrians and bikes on all streets in the waterfront area and complete an off street trail network that connects the entire area. D. Encourage developers in the waterfront area to work together to develop and implement traffic demand management plans in order to reduce the number of single occupancy vehicles and reduce traffic congestion. E. Consider locations for shared parking. F. Explore alternatives to surface parking and encourage private properties to have shared parking areas. G. Explore locations for pedestrian bridges over the water to enhance pedestrian connections. H. Encourage private boat ferry or water taxi between Cass Park and the Farmers Market and other areas in the waterfront. I. Strengthen connections across Route 13 between the waterfront area and downtown. J. Work with Ithaca Carshare to provide additional vehicle locations throughout the waterfront area. 58 5.2 West End/Waterfront District Traffic One of the largest challenges to existing and future development in this district is traffic. The district is bound on the east by the southbound section of Route 13, which also contains major connections to the east and west. Several times throughout the day this area becomes heavily congested and can cause travel delays and difficulty for vehicles patronizing businesses in the area. In addition, trains occasionally block traffic, which further exacerbates the congestion. This results in patrons avoiding this area during peak times and diverting to other routes. Pedestrian and Bike Safety Heavy traffic in this area, along with areas lacking sidewalks and dedicated bike lanes, make this district feel unsafe and unwelcoming to pedestrians and bicyclists. Between Court Street and State Street there are only sidewalks on one side of Route 13. Sidewalks on the side streets that turn onto this road make it appear that pedestrians should walk along the railroad tracks, which is not a safe or acceptable option. This area would also benefit from a dedicated bike lane for the protection of bicyclists on these heavily trafficked roads. Trail Connections Improvements need to be made for connections to the Cayuga waterfront trail. There is an opportunity to realign the waterfront trail so that it is adjacent to the water. CL N&CR LU 59 Recommendations for the West End/Waterfront District 1. Install protected bike lanes wherever possible, particularly in high trafficked areas, such as West Buffalo and West State Streets, and also consider installing protected bike lanes on the outside of the West State Street bridge. 2. The City should encourage multi-modal transportation by providing amenities throughout the district, such as covered bike shelters with bike pumps, and bus shelters. 3. Work with NYSDOT, the Ithaca Tompkins County Transportation Council (ITCTC), and other interested agencies to transform the Route 13 corridor into a complete street. 4. Consider replacing the traffic light at Rt. 13 and Cascadilla Street with a traffic circle or other options for managing speed and traffic flow. 5. Work with the Town of Ithaca and Ithaca Tompkins County transportation Council to provide seamless pedestrian and bicycle linkages, such as continuous sidewalks between destinations in the two municipalities, and secure transportation connections along the west City line to allow for alternatives to Route 79 for travelers. 6. The City should install crosswalks at Buffalo and State Streets to allow for safe connections for pedestrians and bicyclists to the (old) Brindley Street Bridge and to enhance the pedestrian connections to the planned new Brindley Street Bridge. 7.The City should investigate the feasibility of installing bus shelters on West State Street, in front of Cayuga Lumber or some other nearby location, in order to create paired bus stops for incoming and outgoing transit service at this location. 8.The City should work with private property owners to install a screening with plantings, decorative fence, or landscaping stones between the railroad tracks and Route 13 between Court Street and State Street. 9.Consider installing sidewalks along Fulton Street between the railroad tracks and the area business on the 100 and 300 blocks. Where space doesn’t exist within an existing right of way, explore options for installing the sidewalk on private property. 10.The City should complete the construction of the seawall on Inlet Island and complete the Promenade Plan and consider adding docks off the north point of the island. 11.Explore options to realign the Cayuga Waterfront Trail to be located directly adjacent to the water and improve signage and trail markings. 12.Explore the possibility of creating a dedicated trail connection to the Cayuga Waterfront Trail from Court Street. 60 13.The City should complete the planned portion of the Black Diamond Trail that would create a continuous trail connection under the West State Street Bridge. 14.Work with the Railroad to formalize the crossing at Cascadilla Street. 15.Consider the feasibility of a Southwest Area Connector Road and explore options for more direct connections from West Hill to the Southwest Area. 16.Consider locations for additional connections to the waterfront trail. 17.Consider options for encouraging pedestrian and bicycle travel on Inlet Island, while reducing or prohibiting vehicular traffic in certain portions of Inlet Island. 61 5.3 Market District Railroad The Norfolk Southern Cargo rail runs through the center of the Market District and divides potential development sites. The few railroad crossings limit entry and exit options into the district. When trains arrive in the city, they create significant congestion along these crossings. Further the trains also create considerable noise and vibrations, which has the potential for creating disturbances to future residential uses. Highway Access The Market District is located along NYS Route 13. The proximity to this thoroughfare provides easy access for deliveries and excellent visibility for any future development of this site. Internal Circulation Currently there is only one way in and out of the district and there is no established internal road. The existing roads lack sidewalk or bike infrastructure and do not provide through access to the waterfront from the major thoroughfare. Traffic /Parking The popularity of the Ithaca Farmers Market causes heavy traffic congestion in this area on weekends. During peak times the number of visitors to the Market exceeds the parking capacity. Alternative parking for the Farmers Market is available across Route 13 in the parking lot at the corner of Hancock, Adams and Third Street, in Stewart Park, or along the road of the undeveloped Carpenter Business Park parcel. These overflow parking areas do not currently provide for safe, easy travel for pedestrians to and from the Farmers Market. Parking in the Hancock/3rd/Adams Lot requires pedestrians to cross the heavily used Route 13. Parking areas along the road in Carpenter Business Park may not be available in the future depending on the development of the site. Transportation Recommendations for the Market District 1. Consider how to connect the Market District to the adjoining Northside neighborhood and to downtown, including creating safe connections for pedestrians and bicyclists crossing Route 13, and possibly connecting this area with the Northside grid network by adding a connection at 5th Street. 2. Work with property owners to develop a plan for internal circulation that accommodates pedestrians, bicycles and public transit vehicles. CL 62 3. Work with NYSDOT, the Ithaca Tompkins County Transportation Council (ITCTC), and other interested agencies to transform the Route 13 corridor into a complete street, including exploring the possibility of installing a pedestrian island in the center of the roadway to provide an area of refuge for pedestrians. 4. Work with the Ithaca Farmers Market to encourage alternative transportation for accessing the Market. 63 5.4 Newman District City and TCAT Facilities The majority of the land in the Newman District is currently occupied by the City of Ithaca Streets and Facilities buildings and storage and the Tompkins County Area Transit (TCAT) facilities. The City and TCAT have discussed the possibility of relocating these facilities to provide additional waterfront land for other development opportunities. Limited Railroad Crossing There is only one crossing over the railroad tracks into this district. Since the railroad company is unlikely to grant additional crossings, any development will have to deal with the challenge of having only one point of access into and out of the site. Trails The Cayuga Waterfront Trail runs through this district. This allows for easy walking or biking to Stewart Park, the Farmer’s Market, and other points beyond. The trail currently diverts away from the water as it crosses the Newman District. Lack of an Existing Transportation Network There is no established network in this district. Currently the only roads that exist in this district serve the city facilities. If City and TCAT facilities relocated as recommended, a multi-modal network would need to be established to ensure visual and physical connections to the water, as well as pedestrian, bicycle, and vehicular access to Newman Golf Course, Stewart Park, and to the Market District. Transportation Recommendations for the Newman District 1. Create a trail along Fall Creek that connects to the Cayuga Waterfront Trail and creates a continuous trail loop around the district. 2. Improve connections between the Newman District and Cayuga Street by creating a safe crossing or perhaps a formal pedestrian – Formal walkway across Route 13 (near the high school)). 3. Any new development in this district should make accommodations for pedestrians and bicyclists throughout the site, including internal walkways through large blocks. 4. Evaluate potential pedestrian bridge locations to span Cascadilla Creek and directly connect the Newman District and Market District 5. Look for more opportunities for boat docking locations and slips for launching boats. CL N&CR LU 64 5.5 Cherry Street District 5.5 Traffic Circulation The Cherry Street District has only one through street and no sidewalks. Furthermore, once the planned construction of the new Brindley Street Bridge is completed, vehicular traffic in the area will likely increase. To develop this district, a plan for safe multi-modal transportation into and out of this area is needed. Any traffic planning should consider the following: x The planned reconstruction and realignment of the Brindley Street Bridge x A potential pedestrian bridge that crosses the Flood Control Channel and creates a connection to West Hill. x Protecting bikes and pedestrian traffic from large truck traffic, which may increase if additional industrial uses develop in this area. Improve Multi Modal Transportation Connections Given the limited road network in this district, support for all modes of transportation is critical for the continued development of this area. The completion of the Black Diamond Trail will provide more opportunities for pedestrian and bicycle transportation. In addition, the planned reconstruction/realignment of the Brindley Bridge will allow for better vehicular access. Future Black Diamond Trail Connection Portions of the Black Diamond Trail are currently under construction outside of the city. A small segment has been constructed in the city on the western side of the Flood Control Channel between the water and Route 13A/Floral Ave. This segment will connect to a new bridge over the Flood Control Channel and continue south along the eastern side between the water and Cherry Street, eventually connecting to a segment ending at Robert H. Treman State Park. The trail will be used for both commuting and recreation, improving multi-modal transportation opportunities and connecting the district to the regional trail network. N&CR S LU 65 Transportation Recommendations for the Cherry Street District 1. Look for opportunities to reduce driveway widths, while keeping them suitable to the use of the property. 2. Consider design widths of curb cuts to ensure proper circulation for the property as well as to ensure pedestrian safety 3. Planning for this area should include a continuous sidewalk and tree lawn along at least one side of the street, especially from the Brindley Street Bridge to the intersection of Cecil A. Malone Drive and TaberCherry Street. 4. The sidewalks along Cecil A. Malone Drive should be contiguous all along the street 5. Work with property owners to share and consolidate parking on Cherry Street. 6. Provide lighting for the bridge across the Flood Control Channel and the Waterfront Trail during the evening hours that is safe for trail users, but also minimizes light pollution to nearby residential areas. 7. Consider locations where protected bike lanes may be appropriate to minimize sharing roadways with the large trucks that service the industrial businesses in the Cherry Street District. 66 6.0 Natural & Cultural Resources 6.1 Natural Resources We are fortunate to have an abundance of natural resources in Ithaca, and the waterfront area is home to many of the city’s parks, trails, and scenic views. Residents and visitors alike have the rare opportunity to interact with the natural environment while being close to an urban setting. Waterfront parks and trails offer a wide variety of recreational opportunities ranging from ice hockey, soccer, and swimming to playgrounds and open fields for games as well as quiet spaces to enjoy scenic views of the lake or a good book on a nice afternoon. Our natural resources also have critical ecological functions. In parks, trees, native grasses, and other plantings can remove greenhouse gases from the air and harmful pollutants from groundwater. While the focus is often on parks, green spaces and plantings in and around development are essential for collecting and filtering stormwater runoff. This is particularly important in the waterfront area, as these natural filtration systems form a final barrier before pollutants enter our waterways. The City currently owns and operates over 280 acres of waterfront parkland and more than three miles of publicly accessible waterfront.4 While most of this property is outside of the waterfront study area, two of the City’s smallest neighborhood parks, Brindley and Van Horn Parks, are located in the waterfront area. This study area plays a critical role as a corridor that connects the two largest regional waterfront parks, Cass Park and Stewart Park. These parks are directly linked by the Cayuga Waterfront Trail, which runs through most of the waterfront area. The trail itself is an amazing recreational resource and is also an important means of travel for pedestrians and bicyclists. As development occurs in the waterfront area in the coming years, we must ensure that these connections to important green spaces are maintained and enhanced so that they are accessible and welcoming to all. As the Cayuga Waterfront Trail begins to age, maintenance of the trail will become a critical issue and resources must be dedicated to preserving and enhancing the trail. In addition to routine maintenance, the City should also collaborate with partners to consider expanding maintenance to allow all-season use of the trail. Our access to the natural environment is a distinctive feature that makes our community unique. As the waterfront area continues to change, we must ensure that this access is preserved so that all residents and visitors will continue to experience the natural beauty that the area has to offer. Private developments are encouraged to provide direct public access to the water through waterfront shops and restaurants, play areas, public 4 This chapter focus on natural resources (including parks and trails) within the Waterfront Study Area, as shown on page X. For more information on goals and recommendations for Cass and Stewart Parks (including the Newman Golf Course), please see the City of Ithaca Parks and Recreation Master Plan at www.cityofithaca.org. LUCL M&TS 67 walkways, marine activities, and other uses that take advantage of the area’s unique location. Additionally, new development should consider visual access to the waterfront and should be sited to preserve this access when possible. These types of uses and activities will help make the waterfront a lively commercial area while providing additional access to the water for members of the community. Natural Resources Goals 1. The City will provide and adequately fund well-maintained and safe parks, trails, and natural areas. 2. Community partnerships will support the maintenance, enhancement, and promotion of parks, trails, and natural areas. 3. City parks, trails, and natural areas will form a well-established network of interconnected green spaces. 4. All members of the community will have access to the waterfront. 5. Existing green space in the city will be preserved and opportunities for additional green space will be strategically considered. 6. Distinctive, noteworthy, and characteristic community viewsheds will be protected. 7. City trees and plantings will help preserve and enhance local vegetation diversity. Existing tree canopies in City parks and on streets and right-of-ways will be maintained, enhanced, and, where appropriate, expanded. Natural Resources Recommendations A. Provide ongoing maintenance of waterfront trails and ensure their accessibility for all residents. B. Explore opportunities for funding, including public-private partnerships, for trail maintenance and winter maintenance of the Cayuga Waterfront Trail. C. Seek funding to complete the Inlet Island Promenade, in accordance with the 2003 Inlet Island Promenade Master Plan. 68 D. Work with Tompkins County to complete the city’s trailheads of the Cayuga Lake Blueways Trail as well as needed site improvements at these locations. E. Formalize informal boat launches on City property, and identify additional locations for public boat launches, docks for muscle-powered boats, and boat rentals. F. Install wayfinding signage to direct residents and visitors to parks, recreational facilities, and other key destinations throughout the waterfront area. G. Work with TCAT to provide regular bus service to the waterfront parks throughout the year. H. Protect the RIPARIAN ZONE immediately adjacent to the water and provide landscaping for wildlife and areas for water filtration where appropriate. I. Install educational signage at key locations to inform both residents and visitors about waterfront ecology. J. Encourage developers to incorporate green spaces and play areas into new construction projects. K. Guide new construction to allow views of the water and the surrounding hillsides through façade breaks, materials, building siting, and other design techniques. L. Design future roadways to provide visual breaks to the water and to be sensitive to residential needs and impacts. M. Preserve the undevelopable portion of City-owned property at the south end of Cherry Street as open space and possible substitute parkland. N. Implement the park improvements for Brindley and Van Horn Parks identified in the City of Ithaca Parks & Recreation Master Plan, including park signage, additional lighting, and trail enhancements. 69 Cultural Resources The waterfront has a rich and diverse history that is unique to this particular area. As the waterfront redevelops and the character of the area begins to change, it is important to embrace this history. We must seek ways to celebrate the past and educate residents and visitors on the waterfront’s unique story. Community events, festivals, public art, historic markers, and educational signage could all play a role in commemorating history and culture. In addition, the anticipated redevelopment and renewed focus on the waterfront area present an opportunity to create a cohesive identity for the district. Such an identity or brand can be a great way to celebrate and promote the area’s past as well as its current cultural resources. Tourism and local businesses would also benefit from this as a marketing tool. Cultural Resources Goals 1. The City will provide and adequately fund City-sponsored events, programs, and other resources, such as GIAC and Ithaca Youth Bureau programming, the Martin Luther King Jr. Walkway, neighborhood investment programs, and public art. 2. Privately-sponsored events and organizations will be encouraged and supported. 3. The community will be aware of events, exhibits, and other programs open to the public. 4. Collaboration with community partners will help preserve and promote cultural and historic resources. 5. Cultural resources will be accessible to the entire community. Cultural Resources Recommendations A. Support community festivals, particularly those that encourage use of the water or highlight the historic culture of the area (e.g.,, cultural festivals, such as the Rhine festival in the West End, the underground railroad) B. Work with community organizations to offer winter festivals to increase off- season use of the waterfront. M&TS LU 70 C. Identify locations for public art and seek funding for new installations, particularly those that highlight the history, culture, and identity of the waterfront area. D. Create interpretive signage and art to celebrate the history of Ithaca’s waterfront and explain the importance of individual historic sites. E. Install comprehensive wayfinding signage to direct residents and visitors to cultural resources and other key destinations throughout the waterfront area. F. Involve local businesses in developing a brand for the waterfront that will help identify the area as a cohesive district and celebrate the area’s rich and diverse history. 71 7.0 Sustainable Energy, Water & Food Systems 7.1 Energy In Plan Ithaca, we identified our goals of becoming a carbon- neutral community, reducing community-wide emissions to 80 percent below 2010 levels by 2050, encouraging energy conservation and waste reduction, and promoting renewable energy infrastructure. In order to achieve these goals we must look at energy consumption in all areas of the city, particularly locations where additional growth is expected. Potential development opportunities make the waterfront area a great location to build to these higher energy standards and to meet city objectives related to energy conservation and waste reduction. The Ithaca 2030 District, which includes much of the waterfront area, is one of 18 other districts around the country that carry forth the principles of “Architecture 2030.” Their mission is to rapidly transform the built environment to reduce greenhouse gas (GHG) emissions to the energy reduction goals of the 2030 Challenge (carbon neutral buildings by the year 2030). Nationally, these districts are meeting incremental energy and greenhouse gas reduction targets for new and existing buildings while validating the cost efficiency of high performance buildings. The City is a founding adopter and member for the steering committee for the Ithaca 2030 District. Within the waterfront area, private property owners, businesses, and community organizations can become members of the district and help work toward meeting these goals in Ithaca. The waterfront area also has the unique opportunity to pursue innovative, shared energy sources that would benefit surrounding properties while reducing our carbon footprint. The City has been exploring options for a DISTRICT ENERGY SYSTEM that would share excess heat produced at the Ithaca Area Wastewater Treatment Facility (IAWWTF) with nearby properties. Steam or hot water from the IAWWTF would be shared for heating nearby properties. In addition, the City is considering a possible microgrid at the Ithaca Area Wastewater Treatment Facility. A microgrid would connect the facility’s electrical infrastructure to a network of nearby buildings and allow the whole system to “island” itself, ensuring delivery of services, even in times of electric grid failure. With the potential for new green buildings, shared energy resources, and ongoing community collaboration on reduced greenhouse gas emissions, there are a lot of exciting opportunities to advance our collective goals for M&T LU 72 sustainable energy within the waterfront area, and as these ideas are successfully implemented, the waterfront area can become a model for other areas of the city and beyond. Energy Goals for the Waterfront Area 1.Ithaca will be a leading model, facilitator, and educator for small-city transitions to higher energy efficiency, energy conservation, waste reduction, and reuse. Energy Recommendations for the Waterfront Area A. Continue to investigate the feasibility of a microgrid based at the IAWWTF. B. Continue to investigate the feasibility of a district energy system based at the IAWWTF and encourage new developments to be designed with consideration given to the future possibility of accepting excess heat from the IAWWTF. C. Encourage synergistic relationships with neighboring businesses, for example a partnership with a food manufacturer could provide organic waste to fuel the biogas production system at IAWWTF. D. If upgrading or relocating City facilities, consider energy efficiency improvements and the installation of onsite renewable energy sources. E. Provide support for the Ithaca 2030 District and encourage developers and building operators to participate in the District. F. Ensure compliance of new development with the City’s Green Building Policy. G. Consider offering incentives for pervious paved streets H. Work with local developers to learn about opportunities to utilize energy from the IAWWTF. 73 7.2 Water Resources & Stormwater Management Water is a tremendous resource to the Ithaca community. Our water resources are treasured for their natural beauty, their ecological significance, their recreation opportunities, and their economic value. Protecting our water resources is and will remain a top priority. Stormwater Runoff As development increases in the waterfront area, a major concern is stormwater runoff. Stormwater runoff carries pollutants such as oil, dirt/sediment, chemicals, and lawn fertilizers into the nearby water, where they can harm water quality. To protect surface water quality and groundwater resources, development should be designed and built to minimize increases in runoff. It is critical to educate developers, property and business owners, and residents on practices that will reduce both the overall amount of runoff from a property and the amount of pollutants in the water. Such practices include incorporating more pervious surfaces, maintaining vegetation near waterways, and avoiding chemicals that can contribute to water contamination. These techniques should be incorporated into new development and on existing properties where feasible. Dredging Periodic dredging is needed to maintain the navigability and flood protection properties of the waterways. The Cayuga Inlet has the highest concentration of boat traffic in the county and many boating -based businesses rely on the significant annual sales for boating specific uses. This sector of the local economy depends on the channel to Cayuga Lake being maintained to a depth that insures navigability. The waterways also serve a flood protection function and require periodic dredging to effectively convey stormwater and prevent winter ice jams. The NYS Department of Environmental Conservation (DEC) and NYS Canal Corporation are responsible for maintaining Cayuga Inlet and the Flood Control Channel, while the City is responsible for maintaining Six Mile, Cascadilla, and Fall Creeks. Until recently, inability to secure funding and the need to determine an appropriate location for storing the dredged spoils has prevented maintenance dredging. However, in the last several years, state funding has been allocated and the City has been working with the NYS DEC, Canal Corporation and other involved parties to finalize and implement plans for dredging the Cayuga Inlet, the Flood Control Channel, CLLU N&CR 74 and Cascadilla Creek. Once these projects are completed, these navigational channels will be improved, but ongoing maintenance dredging must occur on a regular basis. Water Resources and Stormwater Management Goals for the Waterfront Area 1. Cayuga Lake, its tributaries, and the local watershed will be protected from pollution, sedimentation, erosion, flooding, invasive species, and other threats to drinking water supplies, wildlife, recreation, and economic development. 2. Stormwater run-off will be significantly reduced. Water Resources and Stormwater Management Recommendations for the Waterfront Area A. Commence the dredging project as soon as possible in order to support the economic vitality of the waterfront area, allow for boat access in the channels, and prevent flooding and ice jams. B. Develop a plan for regular maintenance dredging with suggested time frames. C. Maintain water channels, ensuring navigability, especially after flooding or other weather-related events. D. Consider requiring the use and maintenance of pervious surface materials for all new paved surfaces and encourage conversions of existing impervious pavements. E. Encourage the use of green roofs in new development and major renovations. F. Consider allowing GRAYWATER and rainwater harvesting for use in buildings, landscaping, and for irrigation of the golf course. G. Explore state of the art technologies to help deal with stormwater runoff, such as pervious pavement and vortex units. H. Encourage bioswales and other natural means for filtering stormwater runoff along streets, in tree lawns, and as part of sidewalk plans and parking lot landscaping. I. Identify existing areas that filter stormwater runoff and preserve and enhance that function. 75 J. Develop a review process to address potential impacts on stormwater runoff caused by the removal of trees and large areas of vegetation. K. Consider areas where it is feasible or more effective to have shared stormwater facilities. L. Educate property owners on why it is important to maintain vegetation near water edges and in the waterfront area. M. Discourage any new development from using fertilizers, salts, and other chemicals that may contribute to water pollution and degradation of water quality. N. Consider installing educational signage along the waterfront trail that would educate people on watershed protection and the importance of maintaining a healthy waterfront ecosystem. 76 7.3 Food Systems It is our goal to have a sustainable, locally-based food system that makes nutritious food affordable and accessible to all Ithacans. The waterfront area is fortunate to be home to businesses and organizations that are working to achieve this goal, and as we move forward, we can work together to continue to improve the community’s access to foods and offer new economic opportunities for local food production businesses. Community gardens are an important asset for residents. They allow families and individuals the opportunity to produce their own food while also increasing a sense of community ownership and stewardship. The City will continue to encourage and support community gardens throughout the waterfront area. The City will also encourage developers to include gardens in private development projects. In addition to having access to sites for growing produce, it is also beneficial to provide spaces for local food producers to provide their goods to the community. Farmers’ markets offer residents access to fresh local produce and are a strong generator of economic and tourism activity. The very successful Ithaca Farmers Market is located within the waterfront area. Due to its success, the Market faces issues with excess traffic, insufficient parking, and inadequate loading/unloading areas. Currently, there is not enough on-site parking to cover the needs during busy summer weekends. The City recognizes this as an incredible community asset and will continue to support the Ithaca Farmers Market and any other farmers’ markets in the waterfront area. The waterfront is also an ideal location for businesses that could support or enhance the existing food system. Local food production and processing enterprises are welcomed in the Cherry Street and Market Districts, and coordination among businesses that can expand the community-based food network is encouraged. The Market District could also offer possible collaboration with a future district energy system at the Ithaca Area Wastewater Treatment Facility. Residents and visitors rely upon safe and easy transportation connections to patronize the farmers’ markets and local businesses and purchase local foods. Safe transportation is thus critical to the economic viability of those enterprises. The Ithaca Farmers Market, local businesses, and the City must collaborate to address accessibility needs, such as bicycle paths and EVCL M&TN&CR 77 sidewalk connections, access to nearby parking, and/or access to regular public transit. FOOD SYSTEMS Goals for the Waterfront Area 1. Residents will have opportunities to grow their own food locally through private or community gardens. 2. Ithaca will be home to local food-production and food-processing enterprises that capitalize on our location at the heart of a thriving agricultural region. 3. All city residents will enjoy food security. Food Systems Recommendations for the Waterfront Area A. Support community gardens in all waterfront districts and work with non-profit agencies and private property owners to find suitable locations. B. Encourage developers to create small gardens on their properties or set aside land for tenants to do so. C. Encourage roof top gardens in new development. D. Encourage edible landscapes in new development and along public spaces. E. Promote physical connections for bicycles and pedestrians and public transit connections to the Ithaca Farmers Market and to agricultural sites outside of the study area. F. Continue to support and encourage the growth and economic vitality of the Ithaca Farmers Market as a source for fresh and local foods and to support local farmers. G. Collaborate with TCAT to establish a regular shuttle to the Ithaca Farmers Market from other areas of the city, especially on Sundays. H. Encourage food production and food processing businesses throughout the waterfront districts, particularly in the Market District, and especially regional sourced food suppliers. I. Maintain fishing access to Cayuga Lake and the creeks J. Explore options for alternate transportation options that would ensure access by all portions of the community to the Farmers Market, grocery stores and other food providers 78 1 WaterfrontPlanComments SummaryofComments(SomeCommentsthatwereminormayhavejustbeenincorporatedinto thedocumentandmaynotappearinthistable) StaffResponses As an advisor to the City of Ithaca’s Parks, Recreation, and Natural Resources Committee, I would like to provide the following public comments to the City of Ithaca’s Draft Waterfront Plan. First of all, I would like to commend your office on developing a broad ranging plan. And while economic development, transportation, and even energy/sustainability goals and action items are robust, other important sections pertaining to the environment are lacking or missing entirely. As was highlighted in the National Climate Assessment, New York State is already experiencing a marked increase in significant precipitation events (measured as over 2” of precipitation over 24 hours) as a result of climate change, and we are expected to see that trend continue and worsen. The waterfront district is a section of the City that is already prone to flooding, includes major riparian areas, and has stormwater drainage systems that were built for a prior climate. As such, I question the wisdom of aggressively pursuing economic redevelopment of this area, and suggesting such actions as dredging and on-site stormwater practices will be adequate or cost-effective in the longer term. Climate adaptation and any related strategies were missing entirely in the plan. There was no mention of the role of water in the land use recommendations section either, beyond people and their access to it. Even in delineating the district boundary on the accompanying maps, the Inlet itself is omitted. For such a unifying and central feature of the district, I question the overall priority and prominence that it is given in the plan. This lack of import is further highlighted in the disparity between the respective chapter’s goals and recommendations. For comparison, Transportation has 14 separate goals and 43 recommendations, compared to only seven goals and 14 recommendations for Natural Resources. And of those 14 natural resource recommendations, nine actually pertain to transportation and wayfinding. Of those recommendations that do principally involve natural resources, only the protection the undeveloped area south of Cherry Street (M) will have any real natural resource protection or enhancement value. For an area of the City where natural resources are a primary defining character, I find this a major oversight. Furthermore, several of the goals, or parts thereof, for this same section have no associated recommendations, including #1, #3, #5, and #7. There is also no associated action item or recommendation for Goal #2, which principally should be the City’s responsibility. As such, I question how the City will plan to pursue these goals and measure their effectiveness in carrying them out in the future. And while there are several laudable goals and action recommendations that could address some on- site storm water issues, there are no larger initiatives that address adaptation to broader flooding issues beyond dredging. Addressing storm water and flooding issues on a parcel-by-parcel basis, without identifying any broader goals and recommendations for adaptation strategies, while simultaneously developing and densifying this land and water interface will not serve the City, its residents, or our environment well. But rather, the City should look to invest in and expand green space, parks and nature as part of adaptation strategies foremost, then focus on the areas where development and access can be accommodated in a more resilient fashion. These systems can be co-developed to then meet multiple goals and strategies in a more integrated approach. For example, existing development in high-risk flood areas should be converted to accommodate floodwater detention and associated green space and recreational use. Updated flood maps should be developed to identify areas beyond the 100-year flood plain (developed in the 1980’s using data from the 1970’s) to adjust to the changing climate reality. The City should then be updating zoning accordingly to preclude or otherwise address development within these high-risk areas, including mitigation and minimization-building standards. 1.The City has over 280 acres of waterfront park land that will remain undeveloped. The Waterfront Plan does not specifically address the waterfront parks, which are addressed in the City’s Parks Master Plan, adopted by Common Council in April of 2018. The recommendation in the Waterfront Plan is encouraging development on land that has been previously disturbed. 1.2.In June of 2019, the Ithaca Common Council adopted the Ithaca Green New Deal”. In 2020, staff will be creating a Climate Action Plan that will provide a roadmap for actions to meet the goals of the Ithaca Green New Deal, including climate adaptation and to guide economic development in a sustainable manner. The action plan will become an appendix to all current and future plans. 2.3.The Goals are all taken directly from Plan Ithaca and are incorporated without change. The neighborhood and area plans all retain the established goals from Plan Ithaca and expand upon them for the specific areas. Many of the issues identified and addressed in Plan Ithaca are shared throughout the city. 2 I'd like to endorse the letter written by Todd Bittner. I think he did a very good job of addresses the concerns of Waterfront Redevelopment and the lack of focus on the natural resource that we have in those areas. I feel very strongly that Todd's letter should used as a guide for moving forward on this plan and that we shouldn't rush forward without more insights into the environmental concerns address in his letter. Noted I just read through the current draft of the Waterfront Plan, and I do have a few comments. My main comment is that you are an exceptional writer. The plan reads clearly and cohesively, with an easy to follow and not -dry-and-boring style. My congratulations to you. I have two corrections and two suggestions to offer: 1. From page 20, the West End Inlet Island District does include a part of the Waterfront Trail. It is the protected portion of the two bridges on Buffalo St. that connect the trail leading out of Cass Park onto the section that heads north on the east side of the inlet, by Puddledockers. That part of the trail is also in the West End District. 2. From page 54, Cecil B. Malone Dr. and Taber St. do not intersect. I'm guessing you mean the corner where Taber St. ends and Cherry St. begins? 3. From page 8, where you speak of the West End houses and amenities that were lost to the construction of the flood control channel, I would mention the West End House playing fields, rather than just "playground." The West End House was an important community center, the absence of which is still felt on the West End and on West Hill. I may not be naming it correctly, but JoAnn would know the proper name for it. 4. This pertains to the future plans for the Newman District. In recent months, it has come to look like TCAT will indeed move to a different location, but it is unlikely that DPW will. Instead, it looks like DPW will probably expand into the TCAT space. That's all I've got. When we discuss this in Council, I will bring up the excellent points you have made about the plan being a living document, and the need to maintain greenspace and provide play areas for new housing. Also, the importance of providing access to the water, preserving view sheds and dealing with stormwater. These will all be part of my reasoning in urging my colleagues to change the 100% lot coverage component of the new zoning for Cherry St. Future development on Cherry St. will be much improved if we make this change, imo. 1. The language has been corrected to note the West End Waterfront District is the only district where the Waterfront Trail is not directly adjacent to the water. 2.. This correction has been made. 3.Language about the West Side House has been added along with the historic name of “The West Side House”. 4.Should the TCAT/DPW facilities in the Newman District ever become available the plan recommends redevelopment of these parcels. Plan Ithaca, Waterfront – Goals The following comments are in response to elements of the Goals section of the plan The increased tax base will reduce tax burden for residents Goal #5 - An increased tax base will reduce the tax burden for residents. —The Waterfront offers ample opportunity for new development, which will increase the tax base and reduce the tax burden on others. Given the recommendations of increased staffing for public safety and the increase costs of public infrastructure for Waterfront development, there is no information provided in the plan that makes this a realistic goal. The annual costs to achieve the recommendation of increased public safety staffing alone could exceed the annual tax revenues that the City would realize when the waterfront is fully developed. Adding 4 additional firefighters, 24 hours per day, would require an increase of at least 10% in real property tax revenues from the Waterfront Development to achieve this goal. The City would need at least 207 million dollars of increased property value to cover the costs associated with public safety for one (1) of the Waterfront Districts. Plan Ithaca, Waterfront – 4.3 Public Safety The following comments are in response to elements of the Public Safety section of the plan Water Safety “Given the City’s scarce resources, it would be advantageous to develop relationships with the other jurisdictions. In addition, given that the City contains several waterways within its boundaries it is critical that all emergency response personnel be trained in water and boating safety. Currently City Police are not required to be trained for water/boating specialties, however, given the expected growth in the waterfront area, this should become a City priority.” 1. For all Phase II plans, the Goals from Plan Ithaca remain the same. Only those goals relevant to the phase II plan are included in that particular plan. Recommendations are then customized for the plan being developed. 2. The language on water safety has been updated to include Fire Department’s resources.- Page 38. 3.Language on page 39 has been changed to say that emergency responders can be prepared to respond in the case of an emergency. It previously said IPD and IFD. 4.While all of the recommendations of the plan may not be achieved, 3 The Ithaca Fire Department currently has three different types of boats and water rescue gear that are used for emergency access to the waterways adjacent to the Waterfront District. The fire department has firefighters trained in swift and calm water rescues. The department does not have the personnel or the resources for underwater rescue or recovery. The training requirements and the cost of underwater rescue equipment are costly as compared to the very few times that they would be needed. The City relies on the NYS Police Dive Rescue Team to perform underwater rescues and recoveries. Emergency Response “Another obstacle to first responders in the warfront area is the train. The train tracks that are located along the edge of the waterfront districts carry trains that are required to travel at highly reduced speeds while in the City limits. These slow moving and sometimes lengthy trains prevent access into or out of several of the Waterfront Districts while they are passing through. In the event of an emergency this is an obstacle for first responders. Currently, the police are informed when a train will be arriving so that they can be located on either side of the tracks. This is an important practice that needs to continue and should be mandated so that both IPD and IFD can be prepared to respond in the case of an emergency” The Fire Department does not provide standby apparatus or personnel in the Waterfront Districts when a train is passing through town. The Fire Department does not have the personnel resources to dedicate for standby in a Waterfront District without severely degrading fire and rescue services for the greater part of the City and Town of Ithaca. Currently, there are no plans to build a fire station or to locate fire and ems resources during train obstructions, west of the Willow Ave crossing for the Waterfront Newman District, west of Third St crossing for the Market District, or the West End Waterfront District (north of E Buffalo St. and west of the Court St Crossing) when a train is passing through the City. Public Safety Goals 2: “The City will provide a timely and appropriate response to emergencies” The Waterfront plan presumes that the fire department has adequate staffing to provide fire and emergency services protection in these areas of the Waterfront District that are isolated by the railroad crossing. IFD does not have the staffing or resources to meet the expectation of a timely and appropriate response to emergencies when there is a train obstructing access to the Waterfront Districts Public Safety Recommendations J: “Provide public safety personnel with all tools — including personnel, equipment, and training — necessary to meet city and regional public safety needs and strive to meet the minimum recommended safety personnel quotas for the existing population.” The recommendation, while admirable, is not practical or financially feasible in light of the annual cost. The annual cost adding 1 firefighter/emt position, for 24 hours per day coverage, is $800,000. Adding 4 firefighter/emt positions to cover just one of the districts would be at an annual cost of 2.4 million dollars. K: “Work with the railroad company to request that emergency personnel be notified when a train will be coming into the City, so that emergency response officers can locate on both sides of the railroad tracks when a train will be coming through” The railroad company provides notification when they are coming through the City, but the notification is voluntary and is not mandated by law or regulation. There are times when the City, by way of the 911 Center, is not notified when a train is coming through the City. When we are notifed, we do not relocate fire department resources to the isolated Waterfront Districts. The Fire Department does not have the extra resources to protect the Waterfront areas without severely degrading the protection for the greater part of the community. N: “Mandate water/boating safety training for all City emergency responders.” The fire department has firefighters on duty and trained for water/boater safety as we have water rescue resources available 24 hours per day. the City should strive to reach these goals where feasible. The recommendation that states that the City should strive to meet the minimum safety personnel quotas for the existing population is meant to be a goal to strive for if adequate resources become available. 4 I appreciate the considerable work the volunteers and staff have already put into this plan. Two important points seem not to have been included to date. One pertains to flooding and the second concerns wildlife habitat. 1). While you mention the need for enhanced foundations in areas of potential flooding, *there is no discussion of how building on this land will impact flooding elsewhere in the city.* 1a). Since the city’s *flood analysis* was recently completed and discussed in public, this potential flooding should be carefully and comprehensively considered in the plan. 1b). We know we will have more frequent and more intense “rain events” due to global heating so we must be forward thinking about them. 2). Habitat loss and species loss. Recent research by the *Lab of Ornithology* and others has highlighted the *dramatic decline in bird populations*. Global climate change is an important cause as is *habitat loss* among other causes. 2a). We are also now more aware of the threats to *pollinators and other insects*. Habitat loss in the city is part of the larger trend; it is not “someone else’s” problem. But the Waterfront Plan seems unaware of this research and its implications. 3). Impacts. As for the health and welfare of the city residents; fewer birds, insects, and the environmental impacts of their loss, seem to be important. Dead, paved, cement environments peppered with a smattering of non-native plants are not conducive to human wellbeing. Humans engaging with vital, natural areas is conducive to relaxation and feelings of wellbeing. Research on these topics should be easy to find. 4). Actions to partially address both topics 1 and 2 above include the the creation of stream buffers, bioswales (special landscaped plantings to catch and clean rainwater while providing habitat for native flora and fauna) and reforestation. When you compromise habitat, restoration projects are very important. ** Climate change and species loss are here and we must be keenly aware of them as we plan for our near future. We fail to do so at our peril. Ithaca can be proud of its many trees, the work of citizen pruners and garden tenders, and its well- appreciated parks. We can use more green space as we bring more housing into the city. Thank you again for your hard work bringing the projects to this point. 1.Most of the land in the Waterfront Plan Study area has been previously developed or disturbed in some way. Much of the surface area has been compacted from years of vehicular traffic and industrial use. There is very little existing vegetation on the developable land and virtually no storm water management. Present day requirements and practices, including storm water controls such as bio retention, bio swales, rain gardens, and other vegetative controls will improve infiltration and water quality. 1a. The City’s Local Flood Hazard Mitigation Study is still in draft form and not available to the public. Once completed, it will contain information on the areas most vulnerable to flooding, identify infrastructure , both public and private that is at risk, provide mitigation measures to reduce flood hazards, and provide a plan to prioritize and implement projects. This will become an appendix to all relevant Phase II plans. 2.Since there is very little existing vegetation and habitat opportunities, planting of native species and extensive landscaping should result in an increase of pollinators, insects, birds, and other wildlife. Impacts, both positive and negative will be analyzed in the mandatory environmental review for all projects in the Waterfront Study Area. 3.See answer 2 above. Also, Oon page 60, recommendation H in the 5 Natural Areas section, states “Protect the RIPARIAN ZONE immediately adjacent to the water and provide landscaping for wildlife and areas for water filtration where appropriate.” 4.On page 66, recommendation H, in the Water Resources section, states, “Encourage bioswales and other natural means for filtering stormwater runoff along streets, in tree lawns, and as part of sidewalk plans and parking lot landscaping.“ History, People and Placemaking I appreciate the inclusion of the history of the native peoples of the area and ask that we use the name they called themselves – Haudenosaunee – and add (or Iroquois Confederacy). In addition to the displacement of the Haudenosaunee peoples (https://ithacavoice.com/2015/09/much-of-ithaca-built-on- top-of-indian-burial-grounds-cornell-prof-finds/), this is also an opportunity to mention the neighborhoods of individuals who were displaced during the installation of the inlet, as well as the Rhine community, and the rich and extensive impact of the multiple rail lines, yards and transfer stations which defined what is now the Waterfront. I would very much encourage the City to anchor future development and placemaking of the Waterfront in this rich history -- equal to that of the Southside Plan which received four pages of background history, to the Waterfront Plan’s 1.5 pages. Recognition of the West End’s working-class neighborhoods, as well as its importance to the development of the City itself can help to counterbalance the natural tendency towards gentrification and commercialism of the Waterfront. The Waterfront and West End is - for many - the gateway into the City. Routes 13, 79, 96, and 89 all come through this region, and one’s experience in and through the area will provide a first impression of Ithaca. This responsibility should be carefully outlined in each of the sections specific to its boarder on the main traffic corridors. The History Section has been updated Existing and Future Railroad Impacts The Cherry Street District is home to the Ithaca Rail Yard. The Rail Yard sees activities year-round, with 3 engines, 6-7 rail lines, the expected storage of 200 rail cars, and related loading and unloading of materials. When the 200 rail cars are relocated to the area in 2021, we will see extensive closure of Cecil Malone Drive as the cars are deposited on the various lines. The omission of mention of the Rail Yard and the impacts of the train as an existing characteristic, future consideration or challenge for the Waterfront Study Area, and the Cherry Street District is a significant oversight. Agreed. While we know the City has no authority over the trains, their schedule, or their operations, it is challenging. Flood Mitigations On April 30, 2019, Mike Thorne presented the results of the City’s flood mitigation study. Using the 2- year high elevation of 383.5, he provided an analysis of various rain events. Both the 2-year and 100- year storm events had significant impacts on the Waterfront Study Area. While much of the attention of the study examined mitigating flooding in the flats, it is apparent that raising berms and floodwalls along the Inlet will significantly reduce damage and flooding to the Waterfront Area. This should be mentioned and reiterated throughout the Waterfront Plan in each of the distinct Districts as a challenge (flooding) and planned characteristic (raised berms and floodwalls). See answer 1a above. 6 More importantly, plans for the Waterfront Area should identify the importance of resiliency for our transportation corridors in case of extreme flooding. Ensuring that people and vehicles can get in and out, and through this area is essential in connecting people to services such as to the hospital, as well as to fire, police, and food distribution networks. I agree with Todd Bittner’s recommendation that the City consider the need for additional protected greenspace, as well as inclusion of detailed natural filtration and buffer zones. Inclusion of requirements for vegetated buffer areas in new developments should be a priority requirement for new development as well as for City-owned properties. In the History of the Waterfront Section: 1. Haudenosaunee (or Iroquios). Can we insert some of the history of the local peoples who resided in the area and waterfront? https://ithacavoice.com/2015/09/much-of-ithaca-built-on- top-of-indian-burial-grounds-cornell-prof-finds/ 2.Mostofwhatweconsiderthewaterfrontisalsodefinedbythelegacyofthe railroad.Cherry,InletIsland,andtheMarketDistrictscontinuetobeimpactedby thevestigesofraillines,infrastructure,contamination,andrailtraffic.Canwe includesomethingaboutthehistoryoftheRRhere? 3.I understandthatapredominantlyblackcommunitywasdissolvedwiththe constructionoftheinlet.Itwouldbegoodtorecognizeandhonorthatcommunity here. 4. The History Section has been updated In the Land Use Section: 1.TheCity’srecentfloodstudyrecommendsinstallationofleveesandflood managementsystems.Thisshouldbementionedasafactorforfuture consideration,hereandelsewhere. 2. ItisadvisedthattheCityundertakecontinuous/maintenancedredgingforboth floodcontrolaswellasboataccess.Thisisaconsiderationforfuturewaterfront developmentwhichreliesonboataccessorvisualaccesstothewater(some peoplemaynotlikelookingatdredgingequipmentallthetime). See 1a above. 7 3.ItwouldbegoodtomentionherethattheCityisconsideringinstallationsofcreek wallsandbarrierstoreducethelikelihoodofflooding.Thismayhavevisualand physicalimpacts. 4.Under Land Use Recommendations, ItwouldbegoodtomentionherethattheCityis consideringinstallationsofcreekwallsandbarrierstoreducethelikelihoodof flooding.Thismayhavevisualandphysicalimpacts. 5. IthacaandSenecaFallsarethetwoEͲWaccesspointsacrossthe40milesofCayuga Lake,resultingintrafficpressurescomingintothewestend.Trafficprovidesboth anopportunityandachallengetobusinessesandresidentsalongthewaterfront. In the Physical Infrastructure Section: 1.TheCity’sFloodStudyrecommendstheinstallationoffloodwallsalongtheCity’s creeksandwaterways.Itisimportanttomentiontheplannedinstallationofthis infrastructurehereandelsewhereintheplan. 2.PleaseaddtheCity’srecommendationtoinstallfloodwallsalongtheCity’s waterways. See 1a above. In the Health and Wellness Section: 1.YearͲroundmaintenanceoftrailscanalsoleadtoincreasedliabilityfortheCityin caseoficytrails. Noted In the Water Resources and Stormwater Management Section: 1.Pleaseaddasectionherepertainingtofloodingandfloodcontrolwith recommendationsfromtheCity’sFloodStudy. See 1a above. 108 E. Green St. Third Floor, City of Ithaca (City Hall) Ithaca, NY 14850 Tel: (607) 274-6565 | Fax: (607) 274-6558 MEMORANDUM To: Planning & Economic Development Committee Date: November 8, 2019 From: Nels Bohn, Director of Community Development Subject: Green Street Garage Redevelopment Project – Development Agreement Please find the following materials for this agenda item: x Proposed resolution x Proposed Disposition and Development Agreement, including attached term sheet (DDA) x Updated project information, including the project boundary map and conceptual site plan. The IURA has negotiated an agreement with its preferred developer, Vecino Group New York, LLC, to convey and redevelop the western and center sections of Green Street Parking Garage site for an urban renewal project that aligns with the original RFP approved by Common Council. IURA endorsement of the agreement is contingent upon completion of environmental review and Common Council approval. The next step in the redevelopment process is for the Vecino to submit project information to the Planning and Development Board to conduct environmental and site plan review. As this is a costly endeavor, the IURA requests the Common Council to provide preliminary guidance whether the project is acceptable as presented, requires modifications, or is unacceptable, given information available at this time. Please particularly note the following aspects of the agreement: 1. Conversion of off-street parking next to City Hall into City Hall Park, with modest parking and loading facilities (see Updated project information plans). 2. The project includes vertical expansion of the center section of public parking. To finance this $12.6 million public parking investment requires the City to agree to lease the parking garage for 30 years at an annual lease rate that covers the development cost. At the end of the lease the City will have the opportunity to re-acquire the center section. 3. Financial feasibility for inclusion of the conference center component is uncertain at this time. If the center financing remains uncertain, it will be replaced with ground floor retail and 55 additional affordable housing units. 4. The agreement excludes the eastern section of the Green Street Garage from the project site. A separate negotiation for redevelopment is underway with Ithaca Properties, LLC who owns the land under the eastern public parking decks. Please contact me at nbohn@cityofithaca.org with any questions. Page1of2 ProposedResolution Planning&EconomicDevelopmentCommittee November13,2019 NonbindingDeterminationofIntenttoApprovetheDisposition&DevelopmentAgreement ͲWest&CenterSectionsofGreenStreetGarageMixedͲUseUrbanRenewalProject WHEREAS,onOctober4,2017,theCityofIthacaCommonCouncilauthorizedtransferofthe GreenStreetParkingGaragepropertylocatedat120E.GreenStreet(TaxParcel#70.Ͳ4Ͳ5.2)to theIthacaUrbanRenewalAgency(IURA),viaanoptionagreement,forthepurposeof structuringaproposedpropertysaleanddevelopmentagreementwithapreferreddeveloper toundertakeanurbanrenewalprojectsubjecttoapprovalbytheCommonCouncil,and WHEREAS,onDecember13,2018,theIthacaUrbanRenewalAgencydesignatedVecinoGroup NewYork,LLC(Vecino)asthepreferreddeveloper,andqualifiedandeligiblesponsorpursuant toSection507ofGeneralMunicipalLaw,topotentiallyacquireaportionofTaxParcel#70.Ͳ4Ͳ 5.2,locatedat120E.GreenStreet,Ithaca,NY,forthepurposeofundertakinganurbanrenewal project,and WHEREAS,implementationoftheurbanrenewalprojectwillbegovernedbyaDispositionand DevelopmentAgreement(DDA)thatdefinesthetermsforconveyanceoftheprojectsiteto Vecino,requiredelementsincludedintheredevelopmentprojectandobligationsofVecino,the IURAandotherstakeholders,and WHEREAS,onAugust29,2019,theIURAconditionallyapprovedthe8/28/19DDAfortheWest andCenterSectionsoftheGreenStreetGarageMixedͲUseUrbanRenewalProjectsubjectto EnvironmentalReviewandCommonCouncilapproval,and WHEREAS,theDDAestablishesbindingtermsforthedevelopmenttransactionandthefinal projectincluding: 1. Seller:IthacaUrbanRenewalAgency 2. Purchaser:VecinoGroupNewYork,LLC 3. ProjectSite:WestandCentersectionsofGreenStreetGarageSiteat120E.Green Street 4. SalesPrice:$1.00 5. MajorProjectElements: x 218unitsofaffordablehousing x 49,000sfconferencecenter x 351publicparkingspaces x Retentionofexisting5Ͳscreencinema x ConversionofCityHallsurfaceparkingtoCityHallPark 6. ParkingLease:30ͲyearCityleaseofparkingatapproximately$2,000Ͳ$2,250/space/year, withCityoptiontoreͲacquireparkingatendoftheleaseterm,and Page2of2 WHEREAS,iftheconferencecenterprojectisdeterminednottobefinanciallyfeasiblefor inclusionintheproject,itwillbereplacedwithgroundfloorretailuseandanadditional55 unitsofaffordablehousing,and WHEREAS,onSeptember6,2019,VecinoexecutedtheDDA,and WHEREAS,IURAexecutionoftheDDAissubjecttocompletionofenvironmentalreviewofthe projectandCommonCouncil;and WHEREAS,toinduceVecinotoinvestresourcestocompleteenvironmentalandsiteplan reviewoftheproject,theIURArequeststheCommonCounciltomakeapreliminary,nonͲ bindingdetermination,subjecttofuturecompletionofenvironmentalreview,whetherit intendstoapprove,modify,orrejecttheDDA;now,therefore,beit RESOLVED,thattheCommonCouncilfortheCityofIthacaherebymakesapreliminary,nonͲ bindingdeterminationthatitintendstoapprovethe8/28/19DispositionandDevelopment AgreementbetweentheIURAandVecinogoverningtheredevelopmenttransactionforthe WestandCenterSectionsoftheGreenStreetGarageMixedͲUseUrbanRenewalProject,and beitfurther RESOLVED,thattheurbanrenewalprojectshallcomebacktoCommonCouncilforfinal decisionmakingfollowingcompletionofenvironmentalandsiteplanreviewandanadditional publichearing. August 28, 2019 Disposition and Development Agreement Green Street Garage Mixed Use Urban Renewal Project West and Center Sections Ithaca, NY Table of Contents Section Page I.Purpose of Agreement .................................................................................. 1 II.Relationship to Exclusive Negotiation Agreement ........................................ 2 III.The Site ......................................................................................................... 2 IV.The Project .................................................................................................... 3 V.Parties to the Agreement & Developer Disclosures ...................................... 5 VI.Purchase Price .............................................................................................. 5 VII.City Option and Purchase Agreement .......................................................... 5 VIII.Conditions for Sale and Purchase .................................................................. 5 IX.Costs and Expenses ....................................................................................... 7 X.Open Book .................................................................................................... 7 XI.Good Faith and Fair Dealing .......................................................................... 7 XII.Fixtures, Systems and Personal Property ...................................................... 8 XIII.Prevailing Wages on Parking Construction .................................................... 8 XIV.Other Provisions ........................................................................................... 8 Signatures ................................................................................................... 13 Attachments 1. Proposed Site 2. Project Term Sheet 3. Schedule of Performance Milestones 4. Standard Housing Unit Plans 5. Ithaca Asteri Apartment Occupancy 6. Site Lease Encumbrances – Theater Space Beneath Green Street Garage Diagram 7. Letter of Intent for Parking Financing 8. Developer’s ENA Submission, 6/24/19, including updated Financing Plan for Parking, dated 6/27/19 1 | Page August 28, 2019 DISPOSITION AND DEVELOPMENT AGREEMENT Green Street Garage Mixed-Use Urban Renewal Project West and Center Sections Property Located at 120 East Green Street, Ithaca, NY WHEREAS, on December 13, 2018, the Ithaca Urban Renewal Agency designated Vecino Group New York, LLC as the preferred developer, and qualified and eligible sponsor pursuant to Section 507 of General Municipal Law, to potentially acquire a portion of Tax Parcel #70.-4-5.2, located at 120 E. Green Street, Ithaca, NY, for the purpose of undertaking an urban renewal project to develop an in-fill, mixed- use project, and WHEREAS, on April 11, 2019, the Ithaca Urban Renewal Agency and the Developer entered into an Exclusive Negotiation Agreement to define a mutually agreed upon urban renewal project and resolve feasibility issues to implement the project, including conveyance of the project site to the Developer, and WHEREAS, on August 29, 2019, the Ithaca Urban Renewal Agency approved a proposed Disposition and Development Agreement (“DDA”) to define terms and conditions of the development transaction between the Agency and the Developer, including project elements, business deal points, performance milestones, financial obligations, project schedule and purchase terms. WHEREAS, the DDA is subject to approval by both the Agency and the City of Ithaca Common Council, following completion of environmental review, NOW, THEREFORE, in the consideration of the mutual promises herein contained, the parties do hereby agree as follows: This DISPOSITION AND DEVELOPMENT AGREEMENT (“Agreement” or “DDA”) is entered into this ___________day of __________ 2020, by and between the ITHACA URBAN RENEWAL AGENCY, a New York urban renewal agency created pursuant to general municipal law, with offices at 108 E. Green Street, Ithaca, NY 14850 (the “Agency” or “IURA” or “Seller”), and VECINO GROUP NEW YORK, LLC, a foreign limited liability corporation authorized to conduct business in New York, with a principal office at 305 W. Commercial Street, Springfield, Missouri 65803 and a New York office at 24 Fourth Street, Troy, New York 12180 (the “Developer” or “Vecino” or “Purchaser”), according to the terms and provisions set forth below. I. PURPOSE OF AGREEMENT The purpose of this Agreement is to provide for the disposition and development of the Site (as defined below) currently owned by the City of Ithaca and authorized to be transferred to the IURA to implement an urban renewal project in accordance with all applicable laws. 2 | Page This Agreement is designed to achieve the development of the Site in a coordinated and comprehensive manner. The Developer will undertake the development of the Site subject to terms and conditions set forth in this agreement. The economic provisions contained in this Agreement have been negotiated and approved based upon, among other things: (1) the Developer’s commitment to provide the capital funds necessary to develop the Project on the Site and to accomplish the specific development obligations set forth in this Agreement, including all of its Exhibits and Attachments, within the times in the manner and for the uses set forth in this Agreement; and (2) the City’s undertaking to dispose of the Site to Developer and to meet its other specific obligations as set forth in the Agreement. II. RELATIONSHIP TO EXCLUSIVE NEGOTIATION AGREEMENT This Disposition and Development Agreement is the successor agreement to the Exclusive Negotiation Agreement (ENA) between the Agency and the Developer. Upon Developer execution of the DDA, the ENA is extended for a 75-day period to seek the following approvals required prior to Agency execution of the DDA: x IURA conditional approval of the DDA subject to Common Council approval, following a public hearing on the DDA; x Board of Public Works declaration of the Site is surplus for public works purposes; and x Preliminary, non-binding determination by Common Council of its intent to approve, modify or reject the DDA. Following the Common Council determination of its intent to approve or modify the DDA in a manner acceptable to the Developer, the ENA is extended for an additional 120 days to complete environmental review, and a further additional 45 days to seek final approval of the DDA by Common Council and Agency execution of the DDA. III. THE SITE The “Site” is that certain real property which is generally shown on the “Proposed Site Plan” included in the Developers ENA submission, dated 6/24/19, and Commitment & Diagram Survey, dated 8/22/19, which are Attachment #1 to this Agreement, subject to mutual agreement of the western boundary the Site by the IURA and Developer. The Site is a portion of that certain parcel of land situated at 120 East Green Street in the City of Ithaca, Tompkins County, New York identified as City of Ithaca Tax Parcel 70.- 4-5.2 consisting of approximately 63,000 square feet, and including the western and central sections of the Green Street parking garage. Upon mutual agreement of the boundaries, and any new encumbrances benefiting the project site or the City of Ithaca, Developer shall purchase from Agency, and Agency shall sell and convey to Developer, the Site in accordance with the terms and provisions of this Agreement. Conveyance of the Site is subject to the following future easements encumbering the Site: 3 | Page x Public access easement along the pedestrian walkway between W. Green Street and The Commons; x Fire egress easements through the center section of the Green Street Parking Garage benefiting the Center Ithaca property owner; x Cross easement between the eastern and center sections of the parking facility for vehicle and pedestrian access in the parking facility; and x Public access easement along north side of the Project Site. IV. THE PROJECT Subject to the provisions of this Agreement, Developer shall design, develop, and construct on the Site a high-density, mixed-use urban project (“Project”), which shall include the following components: x 218 housing units affordable to households earning between 50%-80% of Area Median Income(AMI); x Approximately 356 new and refurbished public parking spaces located in the center section of the garage; x A 49,000 sq. ft. conference center with street-level active use x 2,000 sq. ft. of DPW lease space; x retention of the Cinemapolis movie theater; and, x Retention and improvement of the public pedestrian connectors including the north-south connector between E. Green Street and The Commons (known as Home Dairy Alley) and the east-west connector between City Hall and Home Dairy Alley. In the event that the Developer and IURA mutually determined the conference center was not be financially viable for inclusion in the Project as of January 23, 2020, the project will be modified to exclude the conference center and increase the residential count to 273 units (all of which units shall be affordable to households earning between 50% and 80% of the AMI) and provide a minimum of 9,000 sq. ft. of ground floor commercial use. The Project shall further conform to the DDA Term Sheet (Attachment #2) and the Developer’s ENA Submission, dated 6/24/18, as updated through August 29, 2019 (Attachment #7) and the Schedule of Performance Milestones (Attachment #3). The Developer’s ENA submission includes specific project information on site plan, information, project element updates, finance plan, construction plan, compliance, and housing categories of the Project. Updates to the ENA Submission materials after the date of Developer execution of the ENA Submission may be accepted by the Agency at their sole discretion. The IURA is authorized to approve modifications to the Project upon written request. The parties acknowledge that the exact scope, size, exact number of housing units, and other aspects of the Project are subject to Developer’s receipt of entitlements and permits from the City, execution of a parking lease agreement with City, receipt of sufficient financing from various New York State agencies to construct affordable housing, and receipt of financing commitments for the conference center. Subject to the terms and provisions of this Agreement, Developer shall commence application for entitlements and construction of the Project as stated in the Schedule of Performance and shall thereafter diligently prosecute construction of the Project to completion. 4 | Page V. PARTIES TO THE AGREEMENT & DEVELOPER DISCLOSURES A. The Agency The Ithaca Urban Renewal Agency is a New York urban renewal agency created pursuant to general municipal law, with offices located at 108 E. Green Street, Ithaca, NY 14850. B. The Developer The Developer is Vecino Group of New York, LLC, a foreign limited liability corporation authorized to conduct business in New York, with a principal office located at 305 W. Commercial Street, Springfield, Missouri 65803 and a New York office located at 24 Fourth Street, Troy, NY 12180. C. Principals of the Developer The principals of the Developer are as follows: James Matthew Miller, CEO (42.5% interest) Richard Gerald Manzardo, President (42.5% interest) Kim Eileen Buche, CFO (15% interest) D. Developer Point of Contact The Developer has designated the following person(s) to negotiate the DDA with the Agency, and to engage in activities necessary to determine the feasibility of the Development: Richard Gerald Manzardo, President E. Developer Disclosures The Developer is required to make full disclosure to the Agency of its principals, officers, stockholders, partners, joint venturers, and all other pertinent information regarding the Developer and its associates. F. Developer Assignment Developer represents that its rights, obligations, and duties under this Agreement shall not be assigned in whole or in part, without prior written authorization of the IURA, except as follows: Developer may assign this Agreement to an affiliated entity to be formed, having the same principals as Vecino Group New York, LLC, upon submission by Developer to the Agency of the following information: x The name and address of the designee, its Certificate of Incorporation and by-laws, if a corporation, or its Articles of Organization and operating agreement, if a limited liability company; and x Identification in writing of the Manager(s), Member(s) and all persons or entities with a 15% or more ownership interest in the assignee. 5 | Page VI. PURCHASE PRICE The total purchase price for the Site shall be One and 00/100 U.S. Dollars ($1.00), for and in consideration of the mutual covenants hereinafter contained, and other good and valuable consideration the receipt and sufficiency of which is hereby acknowledged. In consideration of this purchase price, the Developer agrees to continue the obligations under this Agreement. VII. CITY OPTION AND PURCHASE AGREEMENT The conveyance shall be subject to a purchase and option agreement executed with the City of Ithaca to acquire the center parking section on the Site at the end of the City parking lease term at a total purchase price equal to the outstanding principal balance of debt issued to construct, repair, maintain or improve the parking garage. VIII. CONTINGENCIES FOR SALE AND PURCHASE This Agreement shall be subject to the following contingencies. Agency and Developer agree to work diligently and in good faith to satisfy contingencies for sale and purchase of the Site. If any of the contingencies are not met within the time frames set forth, or any extension of such time frames agreed to by the parties in writing, either party will have the right to terminate this Agreement by delivery of written notice of such termination to the other party. Each party must deliver any such notice of termination to the other party no later than thirty calendar days after the last day of the time period stated for the respective condition. In the event that either party delivers such notice of termination to the other party, and notwithstanding any other term or provision of this Agreement, this Agreement shall be deemed null and void and of no further force or effect. The Chairperson of the Agency is hereby authorized to grant time extensions of up to 60 days to satisfy any contingency for sale and purchase of the Site. A. Contingencies To Be Met by Agency 1.Public Authorities Reform Act Contingency. Within sixty (60) days from the date of this Agreement, Agency shall have complied with the requirements of the Public Authorities Reform Act (PARA) to notify the NYS Authority Budget Office of the sale of real estate with a fair market value of more than $100,000.00, pursuant to section 2897(6)(d) of PARA at least ninety (90) days before the closing of the transaction. 2.Consent from Cayuga Green LLC Contingency. Within ninety (90) days from the date of this Agreement, Agency shall have received written consent from Cayuga Green, LLC, the lessee of the cinema lease premises, for any planned construction activities that unreasonably interfere with lessee’s or lessee’s subtenants’ use and occupancy of the cinema lease space, such as temporary dislocation. 6 | Page 3.Consent from M&T Bank Contingency. Within one hundred twenty (120) days from the date of this Agreement, Agency shall have received written consent from M&T Bank to discharge or modify their leasehold mortgage on the Green Street garage premises to allow conveyance of the Site to Developer. The leasehold mortgage acts as security for civic facility revenue bonds issued in 2003 for the Cayuga Green project. 4.Lease Contingency. Within three hundred forty-five (345) days of the date of this Agreement, Developer shall have received from Agency an executed parking lease agreement with the City of Ithaca satisfactory to the Developer at the Developer’s sole discretion. B. Contingencies to be Met by Developer 1.Superintendent of Public Works Contingency I – Within thirty (30) days from the date of this Agreement, the City of Ithaca Superintendent of Public Works, or their designee, shall have received preliminary construction documentation from Developer regarding the structural construction method to vertically expand the parking garage and provided a written notice to proceed with the structural construction method proposed based on evaluation of cost, schedule, constructability and on-going maintenance over the 30-year lease period. Examples of differing structural construction methods are post-tension cast-in-place concrete and pre-cast concrete. 2.City Controller Contingency – Private Financing of Parking Component. Within two hundred seventy (270) days from the date of this Agreement, City Controller shall have received from Developer a copy of the proposed private financing commitment for the approximately 350 space parking garage to be leased by the City of Ithaca t and provided written confirmation that the interest rate and terms are acceptable. 3.Site Plan Approval Contingency. Within two hundred seventy (270) days of the date of this Agreement, Developer will have received from the City of Ithaca Planning and Development Board site plan approval for the project. 4.Subdivision/Lot Line Adjustment Approval Contingency. Within two hundred seventy (270) days of the date of this Agreement, Developer will have received from the City of Ithaca Planning and Development Board any subdivision approval necessary for the Agency to convey the Site to the Developer. Agency shall authorize Developer to act as Agency’s representative. 5.Payment-In-Lieu of Taxes Contingency. Within two hundred seventy (270) days from the date of this Agreement, the Tompkins County Industrial Development Agency will have approved a PILOT agreement for the Project satisfactory to the Developer at the Developer’s sole discretion. 6.Proposed Parking Lease Contingency. Within three (300) days from the date of this Agreement, the City shall have received a proposed parking lease agreement with the Developer. 7 | Page 7.Superintendent of Public Works Contingency II – Within three hundred thirty (330) days from the date of this Agreement, the City of Ithaca Superintendent of Public Works, or their designee, shall have received detailed construction documents from the Developer regarding the construction and renovation of the center section of the garage and provided a written notice to proceed with the proposed construction design. 8.Total Project Financing Contingency. Within three hundred sixty (360) days from the date of this Agreement and prior to conveyance of the Site, Agency shall receive from Developer (A) an itemized final development budget for the Project, and (B) proof of written commitments of financing and any required equity in amounts sufficient to fully fund the development budget, in a form and substance satisfactory to the Agency. 9.Demolition Permit Issuance Contingency. Within three hundred seventy-five (375) days of the date of this Agreement, Developer shall have received from the City of Ithaca a demolition permit to demolish the western section of the Green Street parking garage. 10.Building Permit Issuance Contingency. Within four hundred twenty (420) days of the date of this Agreement, Developer shall have received from the City of Ithaca a building permit authorizing vertical expansion of the center section of the Green Street parking garage. This provision shall not be construed to obligate the City to issue the permit. IX. COSTS AND EXPENSES Each party shall be responsible for its own costs and expenses in connection with any activities undertaken in connection with this Agreement. X. OPEN BOOKS Developer agrees to share information regarding the public parking and conference center components of the project on an open book basis, no later than three (3) business days from a written request from the Agency, including but not limited to review of all underlying assumptions and data associated with the development budget, schedule of values, payment requests, pricing and compensation. XI. GOOD FAITH AND FAIR DEALING The parties recognize that the successful planning and execution of the Project, and their respective ability to perform their obligations under this Agreement, will require extraordinary cooperation among them. Accordingly, the Agency and Developer agree to operate in good faith and fair dealing throughout the term of this Agreement, including (1) each will cooperate to facilitate the other’s performance, (2) each will avoid hindering the other’s performance, (3) each will respond promptly and completely to reasonable requests of the other, (4) each will proceed to fulfill its obligations under this Agreement diligently and honestly, and (5) each will cooperate in the common endeavor 8 | Page of completing the performance of this Agreement and the consummation of the transaction contemplated by this Agreement in a timely and efficient manner. XII. FIXTURES, SYSTEMS AND PERSONAL PROPERTY Agency and Developer acknowledge that the City of Ithaca maintains various parking equipment and fixtures on the Site, including but not limited to parking access control system, pay stations, security cameras, and two-way video intercoms. The City will retain title to such fixtures, equipment and personal property existing on the Site at the time of conveyance. XIII. PREVAILING WAGES ON PARKING CONSTRUCTION The public parking component of the project is presumed to qualify as a public work project unless the NYS Bureau of Public Works makes a different determination based on project details. A public work project requires New York State prevailing wages be paid to all workers employed on the public work project. The construction contract for any public work project must include the prevailing wage and supplement schedule. The Developer shall incorporate NYS prevailing wages in the development budget for the public parking component of the project and is responsible to comply with all requirements of a public works project. In the event the NYS Department of Labor imposes any fines or fees on the City of Ithaca or the Agency regarding construction of the parking component by the Developer, the Developer agrees to reimburse such expenses. XIV. OTHER PROVISIONS A. Seller Representations Agency represents, covenants and warrants to Developer as follows: 1.The Property is in compliance with all applicable zoning ordinances and all other codes, ordinances, laws, regulations and requirements of any governmental authority or body having jurisdiction, and Seller has not received any notice of any failure of the Site or any of the improvements thereat to be in compliance with applicable zoning or other codes, ordinances, laws or regulations. 2.Pursuant to the Exclusive Negotiation Agreement Developer, the Developer was obligated to have obtained written results of a Phase 1 Environmental Site Assessment (ESA) and authorized to conduct further on-site investigation to determine if the Site’s environmental condition is satisfactory. To Agency’s knowledge, there have never been any and currently there are no hazardous or toxic materials, substances, chemicals or wastes located, stored, produced or present at, on, about or under the Site or the lands immediately adjoining the Site, and there exist no underground storage tanks on the Site; if any underground storage tanks formerly existed on the Site, such tanks, and any residue therefrom, were removed in 9 | Page accordance with applicable law; and no condition exists on the Site in violation of any applicable Federal, State or local law, regulation, ordinance, rule, code or order relating to protection of the environment or to the production, storage, containment or disposal of a hazardous or toxic substance. 3.There is no pending litigation in any way involving the Site, or any portion thereof, and there exists no requirement of any insurance carrier or mortgagee of the Site that work be performed on the Site, which requirement remains outstanding. 4.Agency’s sale of the Site in accordance with this Agreement shall not violate or conflict with any provision of any agreement by which Agency is bound. 5.A portion of the Site is encumbered by a lease with Cayuga Green, LLC for the 10,883 sq. ft. cinema lease space that will survive the conveyance. Additionally, the City of Ithaca utilizes a storage room and toilet room located adjacent to the cinema lease space, including rooms GO4, G05, and GO6, totaling approximately 660 sq. ft. The conveyance shall be subject to a lease with the City of Ithaca at no rent for these premises. Lease encumbrances are shown on Attachment #5. 6.The premises is encumbered by a sublease to Community Development Properties, Inc., an assignment of the sublease and a leasehold mortgage granted to M&T Bank to secure Cayuga Green bonds issued in 2003. A condition for closing the transaction is to gain consent from M&T Bank to release or modify the leasehold mortgage. 7.There are no pending or, to the knowledge of Agency, threatened claims for labor performed, materials furnished or services rendered in connection with constructing, improving or repairing the Site with respect to which liens may or could be filed against the Property. 8.Agency has paid or will pay prior to the closing, in the ordinary course of Agency’s business, all bills, taxes, assessments and other payments due in connection with the ownership, operation, construction, repair and maintenance of the Site. 9.None of the representations of Agency in this Agreement contains any untrue statement of a material fact or omits to state a material fact necessary in order to make any representation contained herein not misleading in light of the circumstances in which such representation is made. 10.The representations set forth in this Section are true and correct as of the date of this Agreement, shall be deemed to be repeated as of closing and shall survive the closing. 11.From the date of this Agreement through the date of closing, Agency will not take any action nor fail to take any action that is likely to cause any of Agency’s representations to cease to be accurate. If any of these representations fail or cease to be accurate, Developer may, at Developer’s sole discretion, terminate this Agreement upon delivery of written notice to Agency or Agency’s attorney. 10 | Page B. Leases Between the date of this Agreement and the date of closing, Agency shall not enter into any leases of the Site or any portion thereof, nor any amendment or extension of any current lease other than with Developer’s prior written consent. C. Closing Papers 1.Agency will provide the existing abstract for the Property to Developer upon request. Developer shall be responsible for obtaining an updated abstract and survey at its own expense. 2.Agency is required to furnish a warranty deed with lien covenant containing a description of the premises to be conveyed to Developer, as shall be accepted and approved by Developer’s attorney free and clear of all encumbrances, containing a trust fund clause as required by Section 13 of the Lien Law; and tax searches. 3.The parties shall cause all required searches, documents, and certifications obtained by each party herein to be delivered to the other party’s attorney at least 15 days prior to closing. 4.If the Developer or the Agency’s attorney has any objections to the marketability of the title of any of the Property, the Developer’s attorney shall furnish the Agency’s attorney with a written statement of objections thereto, and Agency shall then have ten (10) business days in which to make said title marketable. In the event that the Agency is unable to do so, the Developer may accept whatever title the Agency is able to convey or choose to cancel and terminate this Agreement, and in such event neither party shall have any further liability to the other hereunder. D. Taxes and Assessments AGENCY guarantees that, with the exception of the cinema lease premises, the Site is wholly exempt from all real property taxes and none shall be due and owing as of the date of closing. E. Possession and Closing Possession shall be governed by satisfaction of contingencies contained in this agreement and any separate lease agreement or pre-possession agreement between the Agency and Developer. The closing shall take place as soon as possible, but no later than 400 days after the date of this Agreement (____day of __________ ,2021), unless an extension is granted by Agency. F. Adjustments Current taxes, water charges, rents and assessment fees shall be adjusted as of closing. 11 | Page G. Conditions of Property and Risk of Loss The parties agree the Site shall be conveyed and accepted in its “as-is” condition. Agency shall bear the risk of loss to the Site from the date of this Agreement to the date of closing in accordance with applicable New York State Law. H. No Waiver The failure of either party to enforce at any time the provisions of this Agreement or to exercise any option provided herein, or to require the performance of any of the provisions of this Contract, shall not be construed to be a waiver of such provisions. Such failure shall not affect the validity of this Agreement in whole or part, or the right of each party to enforce each and every part of this Agreement at a later time. I. Binding Nature of Agreement This Agreement shall be binding upon the parties hereto and upon their respective successors and/or assigns. All representations, covenants and warranties set forth in this Agreement shall be deemed to be repeated as of the date of closing hereunder. J. No Broker Both Developer and Agency both acknowledge that no real estate broker has been involved in this transaction and that no sales commission or other fees are due. K. Notices Any notices required or desired to be delivered in connection with this Agreement shall be delivered by hand or by United States first-class mail, postage pre-paid, or by nationally recognized overnight delivery service to the parties at their addresses set forth above, and in the case of any notices to the Agency, with a copy to Mariette Geldenhuys, Esq., 401 East State Street, Ithaca, NY 14850. L. Attachments & Exhibits All attachments and exhibits to this Agreement are incorporated into this agreement and create material obligations of the parties. M. Governing Law and Jurisdiction This Agreement shall be governed in all respects by the internal laws of the State of New York as applied to agreements entered into among New York residents to be performed entirely within New York. The parties hereto agree that the exclusive venue and place of trial for the resolution of any disputes arising in connection with the interpretation or enforcement of this Agreement shall be Supreme Court, Tompkins County in Ithaca, New York with venue in Tompkins County, New York. 12 | Page N. Date of Agreement The date of this Agreement shall be deemed to be the date that a fully executed counterpart of this Agreement is executed by the Agency. O. Counterparts and Electronic Execution This Agreement may be executed in any number of counterparts, each of which shall be enforceable against the parties actually executing such counterparts, and all of which together shall constitute one instrument. Execution and/or delivery of counterparts of this Agreement in electronic format, whether via facsimile, e-mail, or otherwise, will have the same legal effect as execution and/or delivery of original paper counterparts. P. Severability In the event that any provision of this Agreement becomes or is declared by a court of competent jurisdiction to be illegal, unenforceable, or void, this Agreement shall continue in full force and effect without said provision; provided that no such severability shall be effective if it materially changes the economic benefit of this Agreement to any party. Q. Titles and Subtitles The titles and subtitles used in this Agreement are used for convenience only and are not to be considered in construing or interpreting this Agreement. R. Assignment of Agreement Developer represents that its rights, obligations, and duties under this Agreement shall not be assigned in whole or in part, without prior written authorization of the IURA at its sole discretion, except as follows: Developer may assign this Agreement to an affiliated entity to be formed, having the same principals as Vecino Group New York, LLC, upon submission by Developer to the Agency of the following information: x The name and address of the assignee, its Certificate of Incorporation and by-laws, if a corporation, or its Articles of Organization and operating agreement, if a limited liability company; and x Identification in writing of the Manager(s), Member(s) and all persons or entities with a 15% or more ownership interest in the assignee. S. Worker’s Compensation and Disability Insurance As a condition for entry into this Agreement, Developer shall present evidence to the IURA that Developer provides the minimum levels of workers’ compensation and disability insurance coverage required by the State of New York, or that such coverage is not required. Page 1 of 8 Latest revision: 8/23/19 Project Term Sheet Green Street Garage Mixed-Use Urban Renewal Project – West & Center Sections GENERAL TERMS Vecino DDA Parties x Vecino Group New York, LLC (“Vecino” or “Developer”), a foreign limited liability corporation x Ithaca Urban Renewal Agency (“IURA”), a New York urban renewal agency Purpose The purpose of this Agreement is to provide for the disposition and development of the project site in compliance with a City of Ithaca Common Council approved urban renewal project for a mixed-use redevelopment including public parking, affordable housing, and either a conference center with street level active use or ground floor commercial use with street level active use. This Agreement is designed to achieve the development of the Project Site in a coordinated and comprehensive manner. The Developer will undertake the development of the Site subject to the terms and conditions as more set forth in this Agreement. Project Site Portion of property tax parcel #70.-4-5.2 containing the western and center sections of the Green Street parking garage. Clarification of western boundary needed. Sales Price $1.00 in recognition of affordable housing to be developed at the Project Site. Conditions for Conveyance of Project Site 1. Consent from Cayuga Green, LLC regarding construction impacts on cinema lease 2. Consent from M&T Bank regarding leasehold mortgage 3. Consent from Superintendent of Public Works regarding parking structural method 4. Consent from City Controller regarding proposed financing terms for the parking component 5. Site plan approval 6. Subdivision/ lot line adjustment approval, if necessary 7. Consent from Superintendent of Public Works regarding parking construction plans 8. Execution of parking lease with City of Ithaca 9. Proof of project financing, including equity 10. Building permit issuance to demolish western section of garage Reference Documents Terms and conditions of the development transaction shall comply with submissions from Vecino attached to this Agreement, including but not limited to project elements, finance plan, construction plan, logistic plan, compliance with public policy Page 2 of 8 objectives and commitments made in the response to the RFP. Any conflict between submissions shall be resolved in favor of the most recently dated submission. Any conflict between Vecino submissions and the DDA shall be resolved in favor of the DDA. Attached Vecino submissions include but are not limited to, the following documents: x ENA submission, 6/24/19 x Letter of Intent for financing, Mesirow Financial, 6/24/19 x Financing Plan for parking component, 6/27/19 x Standard Housing Unit Plans, 7/9/19 x Ithaca Asteri Apartment Occupancy, 7/19/19 Open Books The IURA has the right at all reasonable times to inspect the books and records of the Developer pertaining to the Project and Developer shall not unreasonably withhold requested project information, including but not limited to market studies, construction documents, submittals, and construction expenses. The IURA shall not disclose any proprietary or confidential information subject to NYS Freedom of Information Law. Cost of Development and Construction The cost of developing the site and constructing all improvements shall be borne by the Developer. The IURA, City and Developer shall each pay the costs necessary to administer and carry out their respective responsibilities and obligations under this Agreement. Cinemapolis Mitigation Plan Developer shall budget for, and implement, an IURA-approved plan to minimize and mitigate impacts of construction on the occupancy of the cinema lease premises located under the center section of the Green Street parking garage. This lease premise is leased to Cayuga Green, LLC, whose tenant is 7th Art Corporation, Inc. DBA Cinemapolis. The goals of the mitigation plan are (1) to minimize the period of temporary displacement, (2) schedule displacement-causing construction to occur at times that reasonably minimize impact on the business, and (3) provide for the lessee and tenant to be made financially whole from the direct financial impacts of any temporary dislocation, (3) incorporate physical improvements in the Project to retain financial viability and vitality after reestablishment of the displaced business on the Project site. Site Perimeter Improvements Developer shall incorporate into the project site plan application IURA-approved schematic plans for outdoor site improvements for landscaping, art, parking, lighting, and improvements proposed for the perimeter pedestrian areas including the extension of Home Dairy Alley, the 12’ east-west ROW on the northerly portion of the Project Site and the westerly area adjacent to City Hall. The plans shall clarify who is responsible to fund and maintain such improvements. Page 3 of 8 HOUSING COMPONENT TERMS Vecino DDA Deliverable 218-273 unit housing project affordable to households earning between 50%-80% of Area Median Income (AMI) Projected Unit Count Preferred: 218 (includes conference center in project) Alternate: 273 (if a conference center financing plan to be not viable by 1/23/20 as mutually agreed by IURA and Vecino) Projected Units by Size Preferred Studio: 20% 1-bedroom: 62% 2-bedroom: 13% 3-bedroom: 5% Alternate 2.2(273 units) Studio: 20% 1-bedroom: 62% 2-bedroom: 13% 3-bedroom: 6% Note: subject to results of market analysis report and negotiations with NYS HCR Projected Units by Income Band Preferred 50% AMI: 19% 60% AMI: 71% 80% AMI: 10% Alternate 2.2 (273 units) 50% AMI: 19% 60% AMI: 71% 80% AMI: 10% Note: subject to results of market analysis report and negotiation with NYS HCR Unit Sizes Compliance with Design Handbook, NYS Homes and Community Renewal (HCR) applicable to 9% LIHTC projects but not necessarily applicable to 4% LIHTC projects, hereinafter referred to as the “HCR Design Handbook”. Accessibility Visitability: all units Adaptable: all units Accessible: 5% plus 2% for visual/hearing impaired Natural Light Compliance with HCR Design Handbook (all habitable rooms to include natural light (minimum of 8% of floor area). Page 4 of 8 Kitchen Counter Top Compliance with HCR Design Handbook (4.5 – 7.0 linear feet depending on unit size) Kitchen Shelving Compliance with HCR Design Handbook (25 – 40 linear feet depending on unit size) Bedroom Size Compliance with HCR Design Handbook and City of Ithaca Housing Standards (minimum of 80 sf habitable space for 1-person occupancy and 120 sf habitable space for 2-person occupancy) Bedroom Storage Minimum 3’10” to 4’10” by 2” closet system with shelf and rod (no closet door) Entry Storage for Outerwear Excluded to minimize public subsidy needed, though proposed in-unit bulk storage will provide storage for outerwear Bulk Storage Compliance with HCRF Design Handbook (10 sf for efficiency, 20 sf for 1- and 2-bed units, and 25 sf for 3-bed units). Laundry Common laundry facilities on at least every other floor Community Room Compliance with HCR Design Handbook (at least 750 sf) Property Manager CRM Rental Management, Inc. or other firm approved by IURA. Residential Property Management 1. Minimum management fee: $120,000/year or 6.0% of gross residential rents, whichever is greater 2. On-site management office: required 3. On-site superintendent residential unit: required 4. Minimum on-site staffing level: 60 hours/week for residential management and an additional 60 hours/week for residential maintenance 5. Annual consultation with IURA on property management performance at IURA’s option 6. Required resident and adjacent property owner survey conducted within 12-24 months of opening, with joint IURA/Vecino meeting to review responses. Page 5 of 8 PARKING COMPONENT TERMS Vecino DDA Deliverable 356 space parking facility in Center section of the existing Green Street parking garage, including a 4-level expansion of Center section and renovation of existing center section parking. The project shall be designed to equal or exceed the features, quality, and quality of the existing lower decks when they were completed in 2010. Lessor Vecino Group of New York, Inc. Lessee City of Ithaca Lease Terms 30-year lease subject to mutually acceptable terms. Rent Minimal amount sufficient to amortize debt for development of the parking component over 30-years, preliminarily estimated to be $2,000 per parking stall per year ($712,000/year), fixed, based on an assumed $12,600,000 development cost and $1,000,000 of subsidy to be secured. Right to Re- Acquire at End of Lease Term City option to re-acquire the garage at the end of the 30-year term for $1 plus the outstanding balance of any City-approved debt incurred for the parking component during the lease period. Contingency if Financing Costs are Excessive If proposed financing costs are deemed by the City of Ithaca to be excessive and result in a parking rent rate exceeding $2,000/parking stall/per year, the IURA may withhold conveyance of the Center section of the garage to the Developer for the City to construct the parking component itself. Design The parking component shall be architectural compatible with the with existing Center parking Elevator Addition of a second passenger elevator from the ground floor to the top parking deck shall be included in the project design LED Lighting Existing ceiling lighting in the garage shall be upgraded to LED lighting. Construction Method The proposed structural construction method proposed by the Developer to vertically expand the parking facility shall be approved by the City of Ithaca Superintendent of Public Works prior to developing detailed construction plans based upon the following evaluation criteria: cost, schedule, constructability, and on-going maintenance over the 30-year lease term. Construction Plans The Developer shall obtain consent from the City of Ithaca Superintendent of Public Works of construction documents prior to final bidding of construction. Parking Technology The project budget shall include a budget allowance determined by the City for City- designated parking technology, such as automatic vehicle counting systems and programmable electronic signage. Page 6 of 8 Costly Repair & Maintenance Reserve Fund The project budget shall include a costly repair and maintenance reserve fund which expenditures are approved at the request of the Lessee (City). The fund shall be capitalized as follows: 1. Any project surplus between actual costs incurred and projected project budget at project completion, including but not limited to any remaining balances in the: A. Construction contingency account, and B. Soft cost contingency account. 2. Rent received from lease agreement with Cayuga Green, LLC for the Cinema lease premises (approximately $39,000 in 2019). Public Works Status The parking project shall comply with requirements for a public works project, including prevailing wage requirements, unless consent is received from the City of Ithaca. Parking Mitigation Plan A parking mitigation plan for construction workers, materials and vehicles shall be submitted by Vecino and approved by the Director of Planning & Development prior to commencement of construction or demolition work. The City of Ithaca shall be responsible for developing a parking mitigation plan during temporary closure of the garage (anticipated to be 150 days). Construction Schedule The Developer shall begin and complete all construction and development within the times specified in the Schedule of Performance attached to this Agreement, subject to extensions for any periods of delay mutually agreed upon by the parties. Completion – Turn Key At commencement of the lease, the parking component shall be in full compliance with all applicable codes for occupancy and ready for public parking, including striping and numbering of all parking stalls and installation of internal way finding signage. City Role in Construction The City, as long-term lessee, shall be provided with sufficient Project information to monitor construction, project costs, and compliance with applicable codes and regulations for the parking component of the Project. All construction documents, including subcontracts, change orders, submittals and shop drawings shall be submitted to a City representative on a timely basis. The developer shall respond in writing to any concerns raised by the City representative regarding these documents. The Developer shall obtain consent from the City of Ithaca Superintendent of Public Works of construction documents prior to final bidding of construction. At least once a quarter during construction of the project, the Developer shall organize and schedule a construction progress meeting to discuss and evaluate the progress and status of construction of the parking component of the Project and resolve outstanding issues. The meeting shall include representatives from the Developer, the general contractor, and the City, and shall be scheduled at such time as are mutually satisfactory to all parties. At least three (3) business days prior to the meeting, the Developer shall submit to the City a written progress report of the construction. The report shall be in such form and detail as may reasonably be required by the City and shall include a reasonable number of construction photograms taken since the last report submitted by the Developer. Page 7 of 8 If construction cost savings are realized, 90% of the savings shall accrue to the City in the form of reduced rent or flow into the costly repair and maintenance fund at the City’s discretion. Parking Access Control Equipment Existing parking access control and revenue equipment is owned by the City and shall be excluded from any property conveyance to the Developer. The City shall remain responsible for owning, operating, and maintaining parking access control equipment, including booths and pay stations, as well as any other equipment on the Site at the time of conveyance. Page 8 of 8 CONFERENCE CENTER/STREET-LEVEL ACTIVITY COMPONENT TERMS Vecino DDA Deliverable Approximately 49,000 sf conference center in design and finish acceptable to lessee Lessor Vecino Group of New York, Inc. Lessee TBD Receipt of Financing Plan By January 30, 2020, the conference center sponsor shall submit a financing plan for the conference center to the Agency and Developer. Viability of the conference center financing plan shall be evaluated by Developer and IURA as of January 22, 2020. If mutual agreement of the parties is that the financing plan is not viable then the alternative ground floor plan shall substitute for the conference center component. Determination of Viability of Financing Plan As soon as reasonably possible after receipt of the proposed financing plan, Viability of the conference center financing plan shall be evaluated by Developer and Agency shall evaluate the financing plan to determine if the plan is viable to secure project funding without unreasonable delay. If mutual agreement of the parties is that the financing plan is not viable, then the project will be modified to the Alternative Project. Alternative Plan Ground floor: A minimum of 9,000 sq. ft. of commercial uses, including a minimum of 6,000 sq. ft. of retail use unless consent is granted by the IURA for alternative use. Upper floors: residential use. DPW A minimum of 2,000 sq. ft. of space shall be made available for lease to the City for Department of Public Works at terms acceptable to the City. 3KRQH(PDLOZKLWKDP#ZKLWKDPGHVLJQFRP (DVW6WDWH6WUHHW5HDU,WKDFD1< November 7, 2019 Nels Bohn Director of Community Development Ithaca Urban Renewal Agency 108 E Green Street Ithaca, NY 14850 Via Email: NBohn@cityofithaca.org Re: Asteri – Green Street Garage Redevelopment – PEDC Public Hearing Materials Dear Nels: On behalf of the project team, attached please find updated material for the Asteri – Green Street Garage Redevelopment project to supplement previously submitted materials. These updates reflect the latest based on our coordination with the IURA and its subcommitees and staff, and are summarized as follows. x Project boundary map, showing boundary of parcel to be conveyed to Vecino x Conceptual rendering of project x Conceptual site plans x Current projected project budget estimate by programmatic area These materials will be described further during the upcoming November Planning and Economic Committee meeting and Public Hearing for this project. We look forward to our discussion on what we feel is an exciting proposal. Sincerely, Kate Chesebrough Senior Designer, Whitham Planning & Design Planning & Economic Development Committee Public Hearing Materials November 7, 2019 Existing Survey Planning & Economic Development Committee Public Hearing Materials November 7, 2019VANACCESSIBLE7'-7"26'-3"380'-7'-7"26'-3"119'-3"EXISTING PARKING GARAGE CINEMAPOLIS EXISTING PARKING GARAGE PROPOSED PROPERTY BOUNDARY DWG NO:GREEN STREETALLEYCONCEPT PLANDATE: L-1.0 SCALE 1"=40'-0" NASTERI GREEN ST. GARAGEREDEVELOPMENTITHACA, NYNOTE: THIS DIAGRAM HAS BEEN PREPARED USING REFERENCES TO AVAILABLE INFORMATION OBTAINED AS PART OF THE IURA 2018 RFP PROCESS. 11/4/2019 Proposed Property Boundary Planning & Economic Development Committee Public Hearing Materials November 7, 2019 Conceptual Rendering of Project Planning & Economic Development Committee Public Hearing Materials November 7, 2019 CINEMAPOLIS PROPOSED PROPERTY BOUNDARY CITY HALL ASTERI PROJECT FUTURE HAROLD’S SQUARE PROJECT EXISTING COMMONS BUSINESSES CENTER ITHACA GREEN STREET Conceptual Site Plans - Outdoor Improvements Planning & Economic Development Committee Public Hearing Materials November 7, 2019 Green Street Access Alley Description: Alley for Commons businesses and new Asteri building. City of Ithaca Operation and maintenance Vecino Group, City of Ithaca, and Stakeholders Programming Design Review To Be Determined Design (Vecino Group is willing to take the lead) Bidding and construction CINEMAPOLISCITY HALL ASTERI PROJECT GREEN STREET ACCESS ALLEY FUTURE HAROLD’S SQUARE PROJECT EXISTING COMMONS BUSINESSES CENTER ITHACA GREEN STREET Conceptual Site Plans - Outdoor Improvements Planning & Economic Development Committee Public Hearing Materials November 7, 2019 10/1/201910/1/2019 OPEN TO SKY Home Dairy Alley Extension Plaza Description: Extension of Home Dairy Alley with entrance to Asteri building and Cinemapolis. Vecino Group Design Bidding and construction City of Ithaca Design Review Operation and maintenance Vecino Group and City of Ithaca Programming ASTERI PROJECT GREEN STREET ACCESS ALLEY CINEMAPOLIS CENTER ITHACA HOME DAIRY ALLEYGREEN STREET FUTURE HAROLD’S SQUARE PROJECT OVERHANG WITH BRIDGE CONNECTING ASTERI TO GREEN STREET GARAGE Conceptual Site Plans - Outdoor Improvements Planning & Economic Development Committee Public Hearing Materials November 7, 2019 10/1/20191010101010/1///1/1///1/////1/2/222/2222/22/220100100010000000000010001000100100119 Green Street New Streetscape Description: Sidewalk to be widened, additional street trees to be added. Vecino Group Design Bidding and construction City of Ithaca Operation and maintenance City of Ithaca and Stakeholders Design Review Vecino Group, City of Ithaca, and Stakeholders Programming ASTERI PROJECT GREEN STREET ACCESS ALLEY GREEN STREET Conceptual Site Plans - Outdoor Improvements Planning & Economic Development Committee Public Hearing Materials November 7, 2019 Green Street Existing Streetscape Vecino Group Protection during construction City of Ithaca Operation and maintenance Vecino Group, City of Ithaca, and Stakeholders Programming/evaluation of conditions CINEMAPOLIS ASTERI PROJECT GREEN STREET ACCESS ALLEY GREEN STREET Conceptual Site Plans - Outdoor Improvements Planning & Economic Development Committee Public Hearing Materials November 7, 2019 City Hall Park Description: Loading and ADA parking spaces next to a plaza containing gathering areas and bike racks. City of Ithaca Operation and maintenance Vecino Group, City of Ithaca, and Stakeholders Programming Design Review To Be Determined Design (Vecino Group is eager to take the lead) Bidding and construction CITY HALL IMPROVED STAIRS WITH LANDING IMPROVED RAMP ASTERI PROJECT GREEN STREET ACCESS ALLEY GREEN STREET FUTURE HAROLD’S SQUARE PROJECT 2 ACCESSIBLE PARKING SPACES 2 15-MIN LOADING SPACES GROUND LEVEL LOADING FOR ASTERI PROJECT LOADING FOR COMMONS BUSINESSES FLEXIBLE USE PLAZA PAVING PLANTING BEDS SITE FURNISHINGS (LIGHTING, SEATING, BIKE PARKING, ETC.) TREE ALLEE IMPROVED MAIN ENTRANCE Conceptual Site Plans - Outdoor Improvements Planning & Economic Development Committee Public Hearing Materials November 7, 2019 @570/<@5>5?:9 -90/<@5>5?5:9 18:75?5:9 #9&5?18; #22&5?18; $-=?5?5:9><@5;595>41 @507593&4177 :9?59319/D #?41=:9>?=@/?5:9 $1=85?> $$:90 &@=A1D =/45?1/?935911= %1-7>?-?1??:=91D :9>@7?-9? 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(%=-9? #?41=@90593&:@=/1 #?41=@90593&:@=/1 #?41=@90593&:@=/1 #?41=@90593&:@=/1 #?41=@90593&:@=/1 #?41=@90593&:@=/1 '#' #"& '#' &#(%& '#' ) #&' '#' &#(%& $ & #* white space indicates data entry Sources of Funds - Conference Center Planning & Economic Development Committee Public Hearing Materials November 7, 2019 @570/<@5>5?:9 -90/<@5>5?5:9 18:75?5:9 #9&5?18; #22&5?18; C5>?593-=-31 "1B$-=65931/6> :9?59319/D #?41=:9>?=@/?5:9 $1=85?> @=95>4593> $$:90 &@=A1D =/45?1/?935911= %1-7>?-?1??:=91D -=-315=1*-77 5918-8:9?4> 1A17:;1=11 !-=61?&?@0D 9A5=:9819?-7 :>?1=?525/-?5:9 !-?1=5-7'1>?593 :9>?= :-99?1=1>? :9>?= :-911 :9>?= #=5359-?5:9 ;;=-5>-7 '5?71-90%1/:=0593 #?41= $1=8 :-911 $1=8 #=5359-?5:9 '5?71-90%1/:=0593 #?41= '-C=105?;;7 11 %1>1=A-?5:977:/-?5:9 !-=61?593C;19>1 #=3-95E-?5:9-7C; :9>?= 9>@=-9/1 $=:;1=?D'-C1> &D905/-?5:9C;19>1 :9?=-/?11 $-=6593!5?53-?5:9$7-9 :9?59319/D %19?@;%1>1=A1 #;1=-?593%1>1=A1 #?41= Rental Housing Development Budget - Green Street Garage 0''-20''2#0#)' Planning & Economic Development Committee Public Hearing Materials November 7, 2019 0''-20''2#0#)' ! -*26/' -*21 .'-2 --'-2 '#' '1%0*/2*.-'#1'#$+'/#%'2#++"'#0 --3#+'-2 ':?-7:881=/5-7 '#1'#$+'"'#0 '- .-2 '19-9?:9?=5.@?5:9> '19-9?:9?=5.@?5:9> '19-9?:9?=5.@?5:9> '#' '""'#"'%('#"& %1>5019?5-79/:81 :881=/5-79/:81 '19-9?:9?=5.@?5:9> #?41=9/:81 '#' "#! ! 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Enclosed is a draft ordinance for your consideration. Last month staff presented a draft ordinance to regulate accessory dwelling units in 1 and 2 family residential zoning districts. After additional discussion, staff was asked to reconsider some of the requirements and restrictions. Enclosed is a reorganized ordinance that contains following proposed changes to the City Code: x Add new definitions 1. Accessory Dwelling Unit (ADU) Attached Accessory Dwelling Units (AADU) Detached Accessory Dwelling Units (DADU) Outbuilding Conversion 2. Contiguous Green Space x Restrict all R-1, R-2, CR-1, and CR-2 zoning districts to 1 as of right primary structure. Multiple primary structures would require a special permit. x Create a minimum requirement for contiguous green space of 35% x Replace section 325-10 –Accessory Apartments, with a new section 325-10-Multiple Primary Structures, which contains all of the requirements for obtaining a permit to construct multiple primary structures. x Allow for as of right construction of up to one ADU on a single family residential property in the rear or side yards.. x Allow for ADUs to be exempt from parking requirements. x Establish a minimum side and rear yard setback of five feet for ADUs. A DADU may not be placed less than 5 feet from the primary structure. x Establish a maximum ADU occupancy of one family plus not more than one unrelated individual. x Establish maximum ADU size restrictions of 75 of the primary structure or a maximum of 800 SF for a DADU, and not more than 33.3% or a maximum of 800SF for AADUs. There are a number of areas in the draft ordinance that are highlighted in yellow. These areas are places where the staff would like some direction from the Committee on how they would like to CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish, Director Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org proceed. If the Committee is in agreement staff will circulate the proposed ordinance and return next month with any comments that are received. If you have any concerns or questions regarding any of this information, feel free to contact us at 274-6410. 11/8/2019 1 | Page PLANNING COMMITTEE: An Ordinance Amending the Municipal Code of the City Of Ithaca, Chapter 325, Entitled “Zoning” In Order to Establish Regulations for the Development of Accessory Dwelling Units ORDINANCE NO. ____ 1. WHEREAS, in 2017, the City established the South Hill Overlay District (SHOD) in response to concerns that were raised by the South Hill neighborhood rapid in-fill (ADU’s) of development in the neighborhood and the impacts on both the aesthetic qualities and the character of the neighborhood, and 2. WHEREAS,the SHOD was intended to be a temporary measure to prevent further development until the City could establish regulations for this type of infill (ADU’s), and 3. WHEREAS,in the interim, similar concerns about development pressure were raised throughout the City, and 4. WHEREAS, City staff were directed to research how infill(ADU’S)development was regulated in other municipalities, and 5. WHEREAS,Planning Staff spent several months researching other communities and developing proposals to encourage the development of accessory dwelling units (ADU’S) that would protect neighborhoods while allowing for housing options that could provide property owners with additional income, and 6. WHEREAS,on August 29, 2019, a community meeting was held, with approximately 70 people in attendance, who offered opinions on options to allow the development of appropriate ADU’s, and 7. WHEREAS,and staff has considered feedback from the public, the Common Council, and other communities and has developed a set of regulations allowing property owners to develop ADU’s, where appropriate, and the means to protect neighborhoods from the negative impacts of over development, now therefore be it 11/8/2019 2 | Page ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325, Zoning, be amended as follows: Section 1. Chapter 325-3B of the Municipal Code of the City of Ithaca, entitled “Definitions and Word Usage”, is hereby amended to add the following new definitions: Accessory Dwelling Unit (ADU)— A second dwelling unit located in the rear or side yard on a lot with any one- family dwelling. The second unit is created secondary to, and is always smaller than the primary one-family dwelling. The unit includes its own independent habitable space including provision for sleeping, cooking, and sanitation, and is designed to be by occupied by an individual or a family, plus not more than one unrelated occupant, independent of the primary dwelling units. 1. Attached Accessory Dwelling Unit (AADU) – A room or set of rooms, basement, or any other space that is located within a primary structure, but is established as a separate dwelling unit. AADU’s may be occupied by an individual or a family, plus not more than one unrelated occupant. 2. Detached Accessory Dwelling Unit (DADU) – A separate dwelling unit that is constructed on a single family lot that is not connected to the primary structure. DADU’s may be occupied by an individual or a family, plus not more than one unrelated occupant. 3. Out Building Conversion - A separate dwelling unit that is converted from an existing garage, carriage house, or other accessory structure. Contiguous Green Space - Green Space on a lot that is uninterrupted by structures or paved surfaces. Section 2. Chapter 325-8 of the Municipal Code of the City of Ithaca, entitled “District Regulations”, is hereby amended to add a new section F, entitled “Additional Restrictions in the R- 1, R-2, CR-1, and CR-2 Zoning Districts”, to read as follows: F. Additional Restrictions in the R-1, R-2, CR-1, and CR-2 Zoning Districts. 11/8/2019 3 | Page (1) Intent. This section authorizes the installation of accessory dwelling units in the R-1, R-2, CR-1, and CR-2 districts. The purpose and intent of permitting accessory dwelling units is: (a) To provide homeowners, especially those of low and moderate income, with a means of obtaining through rental income, companionship, security and services and thereby to enable them to stay more comfortably in homes and neighborhoods they might be forced to leave. (b) To add inexpensive rental units to the housing stock to meet the needs of smaller households, both young and old. (c) To make housing units available to low- and moderate- income households who might otherwise have difficulty finding homes within the City. (d) To develop housing units in family neighborhoods that the lifecycle, thereby lessening fluctuations in neighborhood demand for services. (e) To preserve and allow more efficient use of the City’s existing stock of dwelling while ensuring healthy and safe living environments. (2) General Restrictions. (a) In the R-1, R-2, CR-1, and CR-2 Zoning Districts, only one primary structure is permitted as of right. Multiple primary structures are only permissible by a special permit. See Section 325- 10 (3) Additional Requirements for Accessory Dwelling Units (a) Number of Accessory Dwelling Units. Only one accessory dwelling unit, attached or detached, is permitted on a lot. (b) Parking. No additional parking is required for the accessory dwelling unit. Existing required parking for the primary structure must be maintained or replaced on site. (c) Location. Accessory Dwelling Units may be located on one-family dwelling properties in any R-1,R-2, CR-1, CR-2 zoning districts. ADUs are permitted in any side or rear yard but not in the required front yard. Corner Lots shall be considered to have two front yards. 11/8/2019 4 | Page (d) Additional Requirements for Detached ADUs. [a] Notwithstanding any other requirements of this section, a minimum side and rear yard setback of five feet shall be required, except that, where light, air, and open space requirements of the City Building and Housing Code can be met. [b] A DADU may not be placed less than 5 feet from the primary structure. [c] A requirement that a minimum of 35% of a lot be contiguous green space. (e) Number of Residents. Accessory Dwelling Units may be have an occupancy of an individual or a family, plus not more than one unrelated occupant. Maximum Number of unrelated occupants (not including family) Zoning District Primary Structure Accessory Dwelling Unit Total Number of Occupants Single Family DwellingOwner Occupied R-1(a,b) 3 2 5 R-2 (a,b,c) 3 2 5 Not Owner Occupied R-1(a,b) 2 2 4 R-2 (a,b,c) 3 2 5 11/8/2019 5 | Page (f) Appearance of Accessory Dwelling Units. Accessory Dwelling Units should not disrupt the overall architectural character of the neighborhood. A similar architectural style and roof pitch should connect the primary structure to the accessory dwelling unit. [1] Location of Entrances. New or additional front entrances are discouraged, but in any event must be compatible with the architectural style of the existing structure. Detached accessory dwelling units are exempt from this standard. (g) Size Allowances. [1] Detached Accessory Dwelling Units- The maximum size of a DADU may be no more than 75% of the gross area of the primary structure or 800 square feet, whichever is less. [2] Attached Accessory Dwelling Units- The maximum size of a AADU may be no more than 33.3% of the primary structure gross floor area. [3] Out Building Conversion- Outbuilding conversions are exempt from all area requirements, including maximum lot coverage requirements, minimum green space requirements, and any setback requirements. (h) Accessory dwelling units, with the exception of outbuilding conversion, shall meet all applicable codes, including the area requirements of this chapter. 11/8/2019 6 | Page Section 3. Chapter 325-9C of the Municipal Code of the City of Ithaca, entitled “Special Permits”, is hereby amended, to add a new section “s. Multiple Primary Structures in R-1, R-2, CR-1, and CR-2 Zoning Districts.” Section 4. Chapter 325-10 of the Municipal Code of the City of Ithaca, entitled “Accessory Apartments”, is hereby deleted in its entirety, and replaced with a new section 325-10 “Multiple Primary Structures”, to read as follows: 325-10 Multiple Primary Structures in R-1, R-2, CR-1, and CR-2 Zones A. Issuance of a special permit (1.) Application for a Multiple Primary Structure in R-1, R-2, CR-1, and CR-2 zones shall be made to the Planning Board in accordance with the procedures of §325-40. Application shall also be made for a recommendation from the City of Ithaca Planning & Development Board. Applications should include the following: (a.)A multiple primary structure application form, (b.)A site plan, (c.)Floor Plans, existing and proposed with dimensions specified, (d.)Façade (Elevation) drawings, (e.)Proof of notification of property owners within 200 feet, (f.)A building permit application (2.) Requirements. In order to be granted a special permit, the following criteria and requirements must be met: (a.)Location. Multiple primary structures may be located in R-1, R-2, CR-1, and CR-2 Zoning Districts with a special permit. All primary structures must meet the requirements of the City of Ithaca Building Code. (b.)Size Requirements. Multiple primary structures are subject to all lot size, area, and building size requirements established within the zoning district that the structure is located. (c.)Exterior Appearance. Multiple Primary Structures on a lot should be architecturally compatible and should contain at least one structure that fronts on the street. (d.)Off-Street Parking. Off-street parking requirements shall be met, except that, in cases of 11/8/2019 7 | Page practical difficulty, the Board of Zoning Appeals may waive the parking requirement if there is adequate parking in the neighborhood. (3.) Multiple primary structures must comply with New York State Uniform Fire Prevention & Building Code. B. Inspections. Multiple Primary Structures containing rental units are subject to § 210-42 Inspections. Section 5. The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 6.Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 7. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: November 8, 2019 RE: City of Ithaca Planned Unit Development (PUD) –Proposed Zoning: Carpenter Circle The purpose of this memo is to provide information regarding the proposed Planned Unit Development (PUD) zoning for the Carpenter Circle project to be located on tax parcels 36.-1-3.3 and 36.-1-3.5. The Common Council granted this project an approval in concept at the June Common Council meeting. The next step in the PUD process is for the Common Council to consider the proposed zoning proposal for the project site. The site is currently zoned Market District. The applicant is proposing three subzones, one for the Community Gardens, one for the residential only portion of the project, and one mixed use area. This proposal was last discussed at the October Planning Committee meeting. At that meeting concerns were raised over the listed community benefits, specifically the affordable housing component. Committee members requested an assurance that the applicant will develop the affordable housing and not just the other phases of the project. Staff has added some suggested language to the enclosed draft PUD that states that failure to deliver the community benefits will require the applicant to return to the Council to negotiate alternative benefits or a payment in lieu of benefits. The suggested language that is included for discussion is tracked and highlighted in yellow in the enclosed document. In addition, the applicant has submitted the enclosed letter stating their commitment to developing affordable housing. If the Committee is in agreement with the proposed rezoning, then staff will circulate the draft zoning and return next month with any comments that are received. If you have questions or require additional information, please feel free to contact me at jenniferk@cityofithaca.org. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish, Director Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org Draft Resolution Planning & Economic Development Committee September 30November 8, 2019 An Ordinance to Establish the Carpenter Circle Planned Unit Development District ORDINANCE NO. ____ BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325-13 of the City Code be amended as follows: WHEREAS, on April 4, 2018, the Common Council adopted legislation creating a Planned Unit Development Overlay District (PUDOD), and WHEREAS, on February 19, 2019, Whitham Planning and Design submitted an application on behalf of Park Grove Realty and Cayuga Medical Center for consideration to establish a Planned Unit Development district at Carpenter Circle, parcel numbers 36.-1- 3.3 and 36-1-3.5,and WHEREAS, the applicant is proposing the development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 4 stories of apartments, and WHEREAS, the applicant will further develop neighborhood streets, pedestrian and transit connections, shared parking, and green space, and will reconfigure, improve, and establish a permanent site for the Ithaca Community Gardens, and WHEREAS, the total proposed development contains approximately 64,000 SF of medical office space, 215 new housing units, 42 of which will be designated as affordable units, 349 surface parking spaces, and 183 garage spaces, and 2 | Page WHEREAS, the project is intended to provide the following benefits to the community 1. Providing a permanent and improved space for the Community Gardens 2. Generation of approximately 150 jobs 3. Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-60% of AMI. 4. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; 5. An improved gateway into the City of Ithaca on Route 13; 6. Alignment with the City’s Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone; and WHEREAS, the applicant has stated that the project could not proceed under the existing zoning due to setback and height requirements, and WHEREAS, a public information session, hosted by the applicant, was held on April 8, 2019 and the meeting was advertised in the Ithaca Journal, the property was posted with signs and property owners within 500 feet of the property were notified by mail of the meeting, and now therefore 3 | Page BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that the City of Ithaca Establish the Carpenter Circle Planned Unit Development District as follows: Section 1. Carpenter Circle Planned Unit Development District is hereby established as follows: Carpenter Circle District Table of Contents A. Legislative Intent B. Community Benefits B.C.Sub Areas C.D.Permitted Uses 1. Primary 2. Accessory D.E.Parking/Loading Requirements E.F.Area Requirements 1. Minimum Lot Size (SF) 2. Minimum Width in Feet at Street Line 3. Maximum Building Height 4. Maximum Percentage of Lot Coverage by Buildings 5. Yard Dimensions. a. Required Minimum Front Yard b. Required Minimum Side Yard c. Required Minimum Other Side Yard d. Required Minimum Rear Yard. e. Minimum Building Height. 4 | Page ARTICLE IVB Carpenter Business Circle Planned Unit Development Part 1 Zoning Code A. Legislative Intent 1. On February 19, 2019, Whitham Planning and Design submitted a an application on behalf of Park Grove Realty and Cayuga Medical Center for consideration to establish a Planned Unit Development district at Carpenter Circle, parcel numbers 36.-1-3.3 and 36-1-3.5. The applicant is proposing the development of a new urban neighborhood, comprised of a medical facility, one 4-story residential building, and two 6-story buildings containing ground floor commercial space, parking, and 4 stories of apartments. The completed project is intended to provide the following benefits to the community: a. Providing a permanent and improved space for the Community Gardens. b. Generation of approximately 150 jobs c. Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-60% of AMI. d. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; e. An improved gateway into the City of Ithaca on Route 13; f. Alignment with the City’s Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone. 5 | Page (This section is for Discussion) B. Community Benefits 1. Benefits. The project is intended to provide the following benefits to the community: a. Providing a permanent and improved space for the Community Gardens b. Generation of approximately 150 jobs c. Construction of approximately 40 units of housing that would be priced to be affordable to those earning 50-60% of AMI. d. High-quality public amenities, including improved pedestrian, transit, and bicycle access throughout the site, and public spaces including open green space, plazas for events and/or outdoor dining, a playground, and storm water management gardens featuring native plantings; e. An improved gateway into the City of Ithaca on Route 13; f. Alignment with the City’s Comprehensive Plan and ongoing planning related to the Route 13 corridor and the Waterfront Zone; and 2. In the event that the applicant is not able to provide any of the listed community benefits, the applicant will be required to return to the Common Council to renegotiate the terms of the Planned Unit Development, which may include providing alternative benefits, or a direct payment in lieu of stated benefits. B.C.SUB Areas. The Carpenter Circle Planned Unit Development District shall consist of 3 PUD-Sub Areas 1. CCPUD-A-This sub area is intended to be predominantly used for community gardens and may contain small structures and parking areas that support the gardens. 2. CCPUD-B-This is a residential sub area. 6 | Page 3. CCPUD-C-This sub area is a mixed used district allowing for medical office, residential and small scale commercial uses. . Permitted Uses. 1. Primary Uses a. CCPUD-a 1)Community Gardens b. CCPUD-b 1)Multiple Family dwelling (See § 325-3). c. CCPUD-c 1)Multiple Family dwelling (See § 325-3). 2)Mixed-Use building. 3)Medical Facility. 7 | Page 4)Nursery school, child day care center, group Adult Day Care. 5)Nursing, convalescent or rest home. 6)Public park or playground. 7)Library. 8)Business or professional Office. 9)Bank or Monetary Institution. 10)Office of Government. 11)Public, private or parochial school. 12)Neighborhood commercial facility. 13)Retail store or Service Commercial Facility. 14)Restaurants, Fast Food Establishment, Tavern, with the exception of establishments where food or drink is intended to be served to or consumed by persons in automobiles. Club, Lodge or Private Social Center. 15)Theater, Bowling Alley, Auditorium or Other Similar Place of Public Assembly. 16)Hotel/Motel. 17)Recreational or Cultural Facilities such as a Park, Playground, Art Museum. 18)Community gardens. 2. Permitted Accessory Uses a. CCPUD-a 1)Shed or other structure to support garden use b. CCPUD-b and CCPUD-c 1)Any accessory use permitted in the ND Zone 2)Drive-Thru Banking Services 3)Parking Garages 4)Dock B. Parking/Loading Requirements 1. Parking Requirement-None 2. Off Street Loading Requirement-None C. Area Requirements 1. Minimum Lot Size (SF) 2. Minimum Width in Feet at Street Line 3. Maximum Building Height a. CCPUD-a 1)Maximum building height of 2 stories and 30’ b. CCPUD-b 1)Maximum building height of 4 stories and 60’ c. CCPUD-c 8 | Page 1)Maximum building height of 6 stories and 80’ 4. Maximum Percentage of Lot Coverage by Buildings-100%, Except for Required Setbacks 5.Yard Dimensions. Required Minimum Front Yard- No front yard setback is required, except as necessary to provide a minimum 5' sidewalk and an 8' tree lawn 6.Required Minimum Side Yard. If the side yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 7.Required Minimum Other Side Yard. If the side yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 8.Required Minimum Rear Yard. If the rear yard faces a street, no side yard setback is required, except as necessary to provide a sidewalk and tree lawn. No other setback required. 9.Minimum Building Height.New construction must be a minimum of 25’in height and 2 stories. Accessory structures of less than 250 SF may be 1 story. Section 2. The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 3.Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 4. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street Ithaca, NY 14850 November 7, 2019 Lisa Nicholas Division of Planning and Economic Development, City of Ithaca Re: Park Grove’s Commitment to bringing Affordable Housing and Accessible Medical to Carpenter Park Dear Lisa: The Carpenter Park development project, with the inclusion of a medical office building and an affordable housing component, offers a rare opportunity to build an new Ithaca neighborhood that is an expression of the City’s values as expressed in the comprehensive plan. In addition to growing 75-150 jobs for the area over the next few years, the Medical Office Building at Carpenter Park will help serve the most economically vulnerable members of our community. With the highest concentration of Medicaid patients in the City of Ithaca, the Carpenter Park neighborhood is in critical need of accessible, high quality and affordable health care. In partnership with Cayuga Health System, the Medical Office Building will address this need by offering essential and diverse services in a location that is pedestrian and transit friendly. Cayuga Health Systems brings with them a legacy of affordability and quality as Medicare recently ranked them the lowest cost, highest quality Accountable Care Organization in the state. It has come to our attention that a number of the members of the Planning Board and Common Council may not be familiar with Park Grove Realty’s roots in affordable housing. While the Park Grove portfolio developed over the last four years is primarily in market-rate housing, during the previous two decades Andrew Bodewes and Andrew Crossed, founding partners of Park Grove, worked as leadership at Conifer Realty, LLC, developing and managing over 14,000 affordable housing units, including the Linderman Creek community, Cayuga Meadows Senior across from CMC, Poets Landing in Dryden, Ellis Hollow Senior Rehabilitation, and Interlaken Senior Housing. They are eager to fold affordable housing into the Park Grove portfolio. To date, CMC and Park Grove have shown commitment to the development of the affordable housing component, hiring Passero Associates, civil engineers and architects with extensive experience in affordable housing design in the New York State programs. Park Grove has been working diligently to pursue financing with NY HCR, with over $75,000 in development and application costs spent to date. We feel confident that a such a transformational project as Carpenter Park will be favorably reviewed when we resubmit for the open funding round on December 15, and with the recent award of County dollars the application will go to the state with a strong local municipal commitment. We are pleased the City and community supports the affordable component as such support is critical to having success in the annual funding round. Projects that have local approvals moving forward with positive momentum also have a much better chance to receive funding. We would appreciate the City letting HCR know that it views this affordable component as one its highest priorities for funding with HCR. This support will help ensure our ability to secure the scare resources necessary to build this project. Sincerely, Scott Whitham To: Planning and Economic Development Committee From: Lisa Nicholas, Deputy Director of Planning Date: October 31, 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 co mments 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 applicant presented information about the proposed foundati on system (geo piers) and presented some updated and new views that were requested at the last Planning Board meeting. The presentation is attached for your reference. The Planning Board reviewed a draft Full Environmental Assessment Form (FEAF), Part 3 (attached). More information is needed to complete the document, however the Board reviewed those sections that are substantial complete. Planning Board comments/requests included the following: Views: x Views provided within the site (along the internal circulation road behind the the mixed use building) show a pedestrian environment that needs some improvement. Sidewalks seem narrow and are not on both sides of the street. The two story blank brick wall seems unfriendly. (The applicant stated that there is not sufficient room for sidewalks on the west side of the street and will look at ways to improve the pedestrian experience in that location. FEAF Part 3 x Positive impact of retaining community gardens should be mentio ned in Impact to Agricultural Resources x Change hours of operation should be changed indicate that noise producing construction activities will be on Saturday – only with prior permission from the Director of Planning & Development. The Planning Board expects to continue reviewing the project at its next regular meeting on November 26th, 2019 at 6pm. The project will be scheduled for the beginning of the agenda to accommodate attendance by interested members of Council. &,7<2),7+$&$ (*UHHQ6W²7KLUG)ORRU,WKDFD1< -R$QQ&RUQLVK'LUHFWRU '(3$570(17 2)3/$11,1*%8,/',1*=21,1* (&2120,&'(9(/230(1 7 'LYLVLRQRI3ODQQLQJ (FRQRPLF'HYHORSPHQW 3ODQQLQJ 'HYHORSPHQW±&RPPXQLW\'HYHORSPHQW,85$± (0DLO GJUXQGHU#FLW\RILWKDFDRUJ CARPENTER PARK PARK GROVE REALTY | CAYUGA MEDICAL CENTER WůĂŶŶŝŶŐŽĂƌĚWƌĞƐĞŶƚĂƚŝŽŶ PLANNING BOARD - CITY OF ITHACA - OCTOBER 2Ϯ, 201ϵ View 7 View 6 View 8 View 9 View 4 View 2 View 3 View 1 View 5 Contextual Site Views Key Map N Appendix A - Contextual Views Contextual Site View - 1 Contextual Site View - 2 Contextual Site View - 3 Contextual Site View - 4 Contextual Site View - 5 Contextual Site View - 6 Contextual Site View - 7 Contextual Site View - 8 Contextual Site View - 9 View 1View 3View 4View 2View 5 Appendix A - Internal Views Behind Buildings B & C Internal Site View - 1 Project Number: 17037P Client: Park Grove Realty Date: 2019.09.30 Carpenter Park Ithaca, NY Contact 610.930.2800 www.bartonpartners.com Norristown 700 E. Main St. Suite 301 Norristown, PA 19401 Philadelphia 1524 Delancey St. 3rd Floor Philadelphia, PA 19102 © 2019 BartonPartners Architects Planners, Inc. All rights reserved. Internal Site View - 2 Internal Site View - 3 Project Number: 17037P Client: Park Grove Realty Date: 2019.09.30 Carpenter Park Ithaca, NY Contact 610.930.2800 www.bartonpartners.com Norristown 700 E. Main St. Suite 301 Norristown, PA 19401 Philadelphia 1524 Delancey St. 3rd Floor Philadelphia, PA 19102 © 2019 BartonPartners Architects Planners, Inc. All rights reserved.Internal Site View - 4 Project Number: 17037P Client: Park Grove Realty Date: 2019.09.30 Carpenter Park Ithaca, NY Contact 610.930.2800 www.bartonpartners.com Norristown 700 E. Main St. Suite 301 Norristown, PA 19401 Philadelphia 1524 Delancey St. 3rd Floor Philadelphia, PA 19102 © 2019 BartonPartners Architects Planners, Inc. All rights reserved.Internal Site View - 5 What are Rigid Inclusion Piles and why Rigid Inclusions are controlled stiffness grout columns, which are installed through weak, highly compressible soils to reduce settlement and increase the bearing capacity. Rigid Inclustions are not connected to foundations; a load transfer platform (1-5’+/- of structural fill) is often installed between the foundation and the rigid inclusions. Settlement reduction is achieved by the reinforcement of the compressible soils. The geometry, Composition, method and spacing is designed based on the subsurface conditions provided by a geotechnical engineer. The installation method of Rigid Inclusions strengthens the surrounding soils and are not directly connected to the foundation system, where a traditional piles are driven, very deep and are often tied directly to the slab on grade or concrete grade beam. The main benefit to installing rigid inclusions is there are no seismic vibrations, like you would typically have with the traditional pile. Procedure The typical installation procedure incorporates a displacement tool mounted on a track-based rig. The equipment advances the tool to the designed depth. Granular bearing soils, if present are densified by the displacement. As the tool is raised the tip opens and the grout mix is pumped through the displacement tool while being extracted. Load Transfer Load distribution can be provided by a load transfer platform, which is located between the top of the rigid inclusions, and the bottom of the foundation. Typically, the load transfer can be accomplished by a property compacted layer of granular soils (1’-5’) and may include 1-3 layers of embedded geogrid or steel mesh Quality Assurance and Quality Control. During the installation of the rigid inclusions, the drill rig is monitored to confirm depth and location, and the grout mixture is tested, and reviewed to confirm the proper compressive strength. After the Load transfer platform is installed, true loading conditions are applied to confirm the overall compressive strength of the soil and building pad. Page 1 of 16 FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: Carpenter Park Development Project Created on October 16, 2019, Updated October 22, 2019 PROJECT DESCRIPTION The project seeks to develop the existing 10.8 acre parcel located adjacent to Route 13 and off of Third Street. The parcel currently contains 2.1 acres of community gardens an acc ess road (Carpenter Circle Road) and one storage building to be removed. The proposal includes Building A- a 64,000sf medical office building, Buildings B & C -two mixed-use buildings which will include ground-level retail/restaurant/commercial uses of 23,810 sf, interior parking, 166 market-rate apartment units, and 4,652 sf of amenity space and Building D -a residential building offering +/-42 residential units for residents earning 50-60% AMI. Site amenities will include public spaces for residents and visitors, bike parking, and transit access for TC AT, open green space, a playground and access to the Ithaca Community Gardens. The project includes 187 internal pa rking spaces within Buildings B and C and 349 and surface parking spaces and an internal road network with sidewa lks and street trees. The Project Sponsor is seeking a Break in Access from NYS DOT to install an access road off of Rte 13. The property is located in the Market District, however, the applicant has applied to Common Council for a Planned Unit Development (PUD). The project will require subdivision into 4 lots to separate ea ch program element, resulting in Lot 1 measuring 2.086 acres and containing the Building A; Lot 2 measuring 5.758 acres and containing Buildings B & C; Lot 3 measuring 2.12 Acres and containing the community gardens; and Lot 4 measuring .833 acres and containing Building D. This has been determined to be a Type 1 Action under the City o f Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). NOTE: All mitigations referenced in this document have been propose d by and/or agreed to by the applicant. IMPACT ON LAND Existing Conditions The Project Site is currently largely vacant and contains one structure that will be demolished as part of the project. There is a roadway, Carpenter Circle which is a Cul-De-Sac extending south from Third Street. A large portion of the site, 3.7 acres is encumbered by overhead utility wires. Additionally, the site contains 2.1 acres of community gardens on both the east and west side of carpenter c ircle. The balance of the property is maintained ground cover. Proposed Conditions Project construction is expected to have 3 overlapping phases a nd last a total of approximately 24 months. The Project will alter 9.4 acres including the construction of four buildings, surface parking and vehicular access, new pedestrian paths, outdoor plazas, a reconfiguration of the community gardens and other landscape amenities. As the site is largely vacant development will result in a net inc rease of approximately six acres of impervious surfaces. Reference geotech report Information needed: x Description of geo piers x Change in impervious cover Last updated: Friday, November 1, 2019 Page 2 of 16 Foundation Construction & Site Preparation The Project involves the construction of four separate buildings between four and six stories, all with slab on grade construction, over a Project Site that has generally flat topography and subsurface conditions. Construction will last approximately 24 months. Site preparation and excavation is expected to a last approximately 18 months. The Applicant has submitted a Geotechnical Engineering Report prepared by Terracon dated July 24, 2018. The Site will involve 86,805 SF of building footprint for the four buildings. The foundation system for the four proposed buildings w ill include rigid inclusions and standard footings and slabs. Rigid inclusions include drilling a grid system in the existing soils and filling those areas with compacted aggregate. Once installed, the soil is improved to allow for the construction of a conventional foundation system. The site has been designed to balance the earthwork and limit the amount of material which would have to be imported or hauled off site. The Project also includes installation of a construction field office that will be in operation for the duration of the Project. Where is this? Need construction phasing and management plans Impacts and Mitigations The following mitigations are proposed by Applicant to minimize potential impacts to land: x A Stormwater Pollution Prevention Plan (“SWPPP”) has been prepa red in compliance with NYS Department of Environmental Conservation’s (“DEC”) regulations for stormwater management. The SWPPP will require the installation of temporary practices to provide erosion and sediment controls during construction as well as permanent stormwater practices to treat and manage stormwater runoff following completion of the Project; x The field office will be restored to its original condition at Project completion; and x SWPPP inspections will be conducted by a qualified professional a minimum of once per week. x Portions of the project not actively under construction w ill be seeded and stabilized. The Lead Agency has determined that with the mitigations proposed by Applicant, no significant impacts to land are anticipated. IMPACT ON GEOLOGIC FEATURES There are no unique or unusual land forms on the Project Site that will be impacted as part of the Project. Accordingly, the Lead Agency has determined that no significant impact to geologic features is anticipated. IMPACT ON SURFACE WATER Existing Conditions The Project Site is located approximately 300-400 feet east of the Cayuga Lake inlet with no direct adjacency. Runoff from the site enters an existing storm sewer system and drains west under the railroad tracks eventually discharging to the inlet. Currently, there is no stormwater management on site and the runoff discharges untreated. There are no surface waters or wetlands on the site. Proposed Conditions Last updated: Friday, November 1, 2019 Page 3 of 16 The Project includes the construction of four buildings, surfac e parking and vehicular access, new pedestrian paths, outdoor plazas, reorganization of the community gardens and other landscape amenities and results in a net increase of six acres of impervious surface. Stormwater will be collected in a new private stormwater system which is comprised of surface green infrastructure (GI) practices, underground storage chambers and storm sewers. The GI practices include bio- retention, dry swales, rain gardens and street trees. The wate r will continue to discharge at the same point as existing conditions. Additionally, roof runoff from Building B will be directed to an underground fiberglass cistern which will serve the community gardens for irrigation. Potable water will be provided to the site via an existing on site watermain owned and maintained by the City of Ithaca. The site will not directly draw water from any existing water body. Impacts and Mitigations The project incorporates stormwater practices that have been designed to treat the runoff in accordance with the NYSDEC General Permit requirements for water quality and runoff reduction. The following mitigations are proposed by the Applicant to mini mize potential impacts to water: x The SWPPP will require the installation of temporary practices to provide erosion and sediment controls during construction as well as permanent stormwater practices to treat and manage stormwater runoff following completion of the Project. x The Applicant is proposing low flow fixtures and other water co nservation features to minimize water usage. x A cistern will be installed to collect runoff and provide irrigation for the community gardens. x Organic filters, rain gardens and underground stormwater chambers will be installed to treat runoff. Note: Pervious pavement was considered as a potential mitigatio n measure; however, due to the soil conditions which include an impervious shallow clay layer, it was determined that it would not be an appropriate application. The Lead Agency has determined that with the mitigations proposed by Applicant, no significant impacts to surface water are anticipated. IMPACT ON GROUNDWATER The project site does not contain high groundwater and will not discharge contaminants into the soils. Additionally, there will not be any wells or intake to service the project. Accordingly, the Lead Agency has determined that no significant impact to groundwater is anticipated. IMPACT ON FLOODING Existing Conditions The site is primarily flat and ranges in elevation from approximately 385 to 391. According to FEMA Firm map 3608500001B dated 9/29/1981 Portions of the site fall within Zone B – “Areas between the 100 year and 500 year floodplain”. The remaining areas of the site are within Zone C “Areas of minimum Flooding. Proposed Conditions The majority of the site will be constructed on fill or at an elevation higher than the existing grade. Building pad elevations range from 388 to 390.5 to ensure that all grades are above the 500 year floodplain level. All four of the proposed buildings will utilize slab on grade construction. Last updated: Friday, November 1, 2019 Page 4 of 16 Stormwater management practices are designed to reduce the peak rate of stormwater runoff. During the 100 year storm event, there is a 37.72% reduction in the peak rate of flow. Impacts and Mitigations The following mitigations are proposed by the Applicant to mini mize potential impacts to flooding: x Buildings constructed above the 500 year floodplain level. x Site constructed on fill. x Slab on grade construction. x Implementation of stormwater management practices to reduce site discharge rates. The Lead Agency has determined that with the mitigations proposed by Applicant, no significant impacts to flooding are anticipated. IMPACT ON AIR Existing Conditions The site is currently vacant and does not include facilities that affect air quality. Proposed Conditions The project does not include uses that require air quality controls for safe operation. Construction is expected to last 24 months, during which time Site preparation activities, including cut / fill for Site preparation, has the potential to create airborne dust. Impacts and Mitigations The amount of construction-generated dust depends on several fa ctors, including soil conditions, moisture content, amount of time soils are exposed to the wind and sun, weather-related factors, and construction practices. The Applicant will use dust-control measures, as needed, during construction as described in the stormwater pollution prevention plan. The following mitigations are proposed by the Applicant to minimize potential impacts to air: x Watering truck during dry periods. x Seeding and stabilization of areas not actively involved in construction. x Construction of stabilized entrance to limit dirt tracking onto adjacent roadways. x Keeping roads clear of dust and debris; x Requiring construction trucks to be covered; and x Prohibiting burning of debris on site Based on the information above, the Lead Agency has determined that the Project does not involve activities that require air quality control permits. With adherence to dust co ntrol measures during the construction period, the Lead Agency has determined that no significant impact to air is anticipated. IMPACT ON PLANTS AND ANIMALS Existing Conditions The Project site is 10.8 acres and currently consists of a paved cul-de-sac, and vegetated areas that are maintained groundcover (mowed grass) and 2.1 acres of active community gardens. The site currently contains X trees ranging from Xdbh to Xdbh, including a large stand of cottonwoods at the site entrance. Last updated: Friday, November 1, 2019 Page 5 of 16 The open space and trees are likely habitat for birds, insects and small mammals. The EAF mapper has identified the site a potential habitat for the Gray Petaltail dragonfly. The New York Natural Heritage Program identifies the gray petaltail dragonfly as a species of “special concern,” in the area of the project site, indicating that it is at risk of becoming threatened. The general habitat of the gray petaltail can be described as hillside seeps and fens in areas of deciduous forest (Dunkle 2000). According to the New York Natural Heritage Program: “In New York, all known populations are found at rocky gorges and glens with deciduous or mixed forests. Small shallow streams flow through the gorges and glens, and these streams are fed by hillside seepage areas, groundwater fed seepage streamlets or f ens. The seepage areas represent the larval habitat for these populations, while the adults use both the seepage areas and the stream courses.” The project site is in a flat area of the city. It does not co ntain nor is it near the type of habitat described above. Therefore, it is reasonably concluded development of this site does not impact gray petaltail habitat. x Need number, size and species of trees on site – (There are 50-60 trees on site) Proposed Conditions Site preparation will affect 9.4 acres and will include removal of most areas of lawn and XX trees. Once construction of the project is complete, a significant amount o f landscaping will be installed throughout the project. The landscaping includes street trees, screening, foundation planting, landscaped stormwater treatment areas and shade trees in the parking lots. x Need number, size species and condition of trees to be removed (I counted about 40 on the demo plan) x Need acreage and percentage of landscaping x Need proposed landscape plan Impacts and Mitigations Project Site development will result in a net reduction of six acres of landscape/pervious surface including the removal of X trees. 2.1 acres of community garden space will be retained and reorganized. Removal of the existing trees and landscaping may impact birds, insects and small mammals on the site. x Describe the proposed landscape plan including # and type of trees Mitigations: x Permanent retention of 2.1 acres of community garden x Introduction of more diverse and varied plant materials x Number & size of trees to be replaced The Lead Agency has determined that with the mitigations propos ed by Applicant, no significant impacts to plants and animals are anticipated. IMPACT ON AGRICULTURAL RESOURCES Existing Conditions Approximately 2.1 acres of community gardens are located on the site on both the east and west side of Carpenter Circle. The gardens are actively used by members of the community and are an asset to the city residents. Last updated: Friday, November 1, 2019 Page 6 of 16 Proposed Conditions The project includes retaining and reorganizing the community gardens to better suit the overall development parcel. As part of the reorganization process, the community gardens will be improved with new soil, terraced grading, irrigation and fencing. The permanent retention and improvement of the community gardens is a positive impact to the site and the overall community. Based on the information above, the Lead Agency has determined that no significant impact to agricultural resources is anticipated. IMPACT ON AESTHETIC RESOURCES According to the Tompkins County Scenic Resource Views, there are no scenic resources located adjacent to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located near the project site. The site is in a prominent location of the City and is hi ghly visible from the Route 13 Corridor. Additionally, due to the proximity of the site to the Cayuga Lake outlet, dev elopment on the site will be visible from the points on the flood control channel and Cass Park. Proposed Conditions x Describe Buildings & Height x Describe and reference visualizations In addition to the visual analysis which provides only basic ma ssing of the buildings, the Applicant has also provided several renderings of the proposed buildings that incl ude more information about building design and materials. Impacts and Mitigations x Describe points at which the project will be most visible Impacts to views from the west will be mitigated with the insta llation of dense vegetation and landscaping along the western edge of the property. The Lead Agency has determined that with further development of the building and landscape design, which is required in conjunction with site plan review before the Lead Agency, no significant impacts to Aesthetic Resources are anticipated. IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES The site is not located within a historic district, and the existing site is not designated at the local or state level as an historic resource. The closest designated historic resource is the Lehigh Valley Railroad Station on Inlet Island, approximately ¼ mile from the site. The EAF Mapper identified this site as being in an archeologica lly sensitive area. This is likely due to the sites proximity to the waterfront. The site is currently vacant and has previously been disturbed for the installation of powerlines, the construction of Carpenter Circle Road and assoc iated infrastructure and the development of the community gardens. Considering the site’s long history of disturbance and filling, it cannot be considered archeologically sensitive, therefore, the Lead Agency has determined that no significant impact to historic and archaeological is anticipated. Last updated: Friday, November 1, 2019 Page 7 of 16 IMPACT ON OPEN SPACE & RECREATION Existing Conditions The Project Site does not contain public parks or public open s paces. However, the Project Site does contain a community garden that serves the community. Residents utilizing the community gardens are able to access the site via the existing Carpenter Circle infrastructure. Proposed Conditions The Project proposes to retain, reorganize and improve the community gardens to better utilize the site for the mixed use development. The acreage of the gardens will remain the same as current conditions and will be improved with imported soils, terraced grading, irrigation and fencing. Additionally, formalized parallel parking will be provided along the new internal roadway adjacent to the gardens. The Lead Agency has determined that because the gardens will be retained and improved, there are no adverse impacts to Open Space and Recreation as a result of this Projec t. IMPACT ON CRITICAL ENVIRONMENTAL AREAS There are no critical environmental areas located within the City of Ithaca. However, Tompkins County identifies Unique Natural Areas (“UNAs”) throughout the county, which are part of the landscape that has outstanding geological and environmental qualities, such as special natural communities, or plants and animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation and does not provide legal protection for an area, but signals that special resources may exist that require project modification. The are several UNAs on or near the waterfront including the Biological Field Station (UNA 99), Fuertes Bird Sanctuary (UNA 100), and The Hog Hole (UNA 98), however the project site is not near or within any of these UNAs. The closest UNA to the project site is UNA# Octopus Cliffs, which is approximately 1/2 mile from the site and on the west side of the flood contro l channel. Due to the distance no impact is anticipated IMPACT ON TRANSPORTATION- this section is in development Existing Conditions The proposed Carpenter Park development is located southwest of the intersection of North Meadow Street (NYS Routes 13/34) and Third Street in the City of Ithac a, Tompkins County, New York. The site is currently vacant as part of the Carpenter Business Park and is accessible via Carpenter Circle. Surrounding the proposed development is Third Street to the north, North Meadow Street to the east, commercial development to the south, and railroad tracks to the west. Land uses in the vicinity of the project site include light industrial, commercial, the Ithaca Farmers Market, Ithaca Community Gardens, and residential. Several Transportation studies have been submitted by the applicant and are currently on file with the City including: - Multi-Modal Transportation Impact Evaluation - Break In Access Traffic Evaluation Pedestrian Facilities Last updated: Friday, November 1, 2019 Page 8 of 16 The City of Ithaca is noted for high levels of walking for daily transport. In relation to the proposed site, sidewalks are located at and adjacent the North Meadow/Third Street and North Meadow Street/Cascadilla Street intersections, as well as throughout the neighborhood to the southeast of the project site. No sidewalks are located along North Meadow Street between Cascadilla Street and Third Street due to NYSDOT prohibitions and “Without Access” designat ions. Pedestrian crosswalks and countdown signals (only at the signalized intersections) are present at the study intersections. Bicycle Facilities The city is expanding its bicycle infrastructure through the use of on-street bicycle lanes, shared lane markings (sharrows), and a bicycle boulevard plan. There are no dedicated bicycle facilities within the study area. However, the Cayuga Waterfront Trail is present. Bicycling along NYS Routes 13/34 between Dey Street and Warren Road is prohibited by law. Transit Facilities Tompkins Consolidated Area Transit (TCAT) provides transit service to the greater study area. Ridership is approximately four million trips per year as of 2017 (2017 Annual Report). Route 13 provides service closest to the project site and operates Monday through Saturda y on one-hour headways with stops at the adjacent Aldis development Traffic Volume A historical analysis of traffic indicates that volumes along R oute 13 have been relatively consistent from 2006 to 2018. The 2018 ADT was 32,098 and the highest recorded volume was 32,731 in 2007. Capacity Analysis A capacity analysis was performed at a number of intersections in the project area as noted in the Technical reports provided by SRF and Associates. The capacity analysis uses Level of Service (LOS) to gage the functionality of each intersection. The following LOS results are noted: x Most approaches operate at LOS “D” or better during both peak hours. The following intersections experience one or more movements with LOS “E” or worse: North Meadow Street/Dey Street & Willow Avenue, North Meadow Street/Third Street, North Fulton Street/West Buffalo Street, South Fulton Street/West State Street, South Fulton Street & South Meadow Street/West Clinton Street, Taughannock Boulevard/West Buffalo Street, and Taughannock Boulevard/West State Street. x At the intersection of North Meadow Street/Dey Street & Willow Drive, all northbound movements operate at LOS “E” or worse during the PM peak hour. x At the intersection of North Meadow Street/Third Street, both the northbound and southbound left movements operate at LOS “E” during the PM peak hour. x At the intersection of North Fulton Street/West Buffalo Street, the westbound left turn movement operates at LOS “F” during the AM Peak hour and LOS “E” during the PM peak hour. x At the intersection of South Fulton Street/West State Street, the westbound left turn movement operates at LOS “F” during the AM Peak hour and LOS “E ” during the PM peak hour. Last updated: Friday, November 1, 2019 Page 9 of 16 x At the intersection of South Fulton Street & South Meadow Street/West Clinton Street, both northbound movements operate at LOS “E” during the PM peak hour. x At the intersection of Taughannock Boulevard/West Buffalo Street, the eastbound left and thru movements operate at LOS “F” during both peak hours. The w estbound left movement during the PM peak hour operates at LOS “E”. x At the intersection of Taughannock Boulevard/West State Street, the eastbound left and thru movements operate at LOS “F” during the PM peak hour. Proposed Conditions Access to the project site is proposed via Third Street and a new signalized intersection along North Meadow Street opposite an extension of Fifth Street. The proposed intersection will require a NYSDOT Break in Access to provide a new connection to NY Route 13. Two access scenarios were therefore analyzed in detail in the above referenced studies: 1) sole access via the existing Third Street connection to North Meadow Street and 2) access via both Third Street as well as the proposed new signalized roadway connection along North Meadow Street. It is noted that the proposed new signalized intersection will require a “Break In Access” from NYSDOT. The proposed break in access is addressed in the Access Modification Justification Report which is on file with the City of Ithaca. The proposed project will install sidewalks internally and along its frontage between Third Street and Cascadilla Street. On-site bicycle facilities will be installed and accommodations for transit will be made. Future Development and Local Growth Construction of the proposed Carpenter Park Development is anticipated to be completed within three (3) years. City of Ithaca officials were contacted to discuss projects within the study area that are under construction or approved. The only project identified is the GreenStar Food Co-op which will be moving from its current location at 701 W Buffalo Street to a new larger building located at 770 Cascadilla Street. Traffic related to this development was added to the study area intersections. To account for any background growth in the area, including any unforeseen developments in the project study area aside from the previously mentioned project, a 0.5% per year growth rate was applied to existing traffic volumes at the study area intersections for the 3-year forecast. Vehicular Traffic Generation The TIS calculated that the Carpenter Park development is expected to generate approximately 174 entering/120 exiting vehicle trips during the weekday AM peak hour and 176 entering/245 exiting vehicle trips during the PM peak hour. Transportation Demand Management (TDM) Plan The project site is situated adjacent to one of the area’s most congested corridors. To address this challenge, the proposed project seeks, first, to reduce overall travel demand through a development plan that improves connections between the City of Ithaca and the waterfront; is designed for a people- focused experience versus the typical auto-centric mentality; and a successful TDM plan. The project proposes improvement projects that enhance the nearby walking a nd bicycling network, and designs for on-site transit service. Finally, the proposed project recommends lane modification and roadway capacity improvements to increase vehicle capacity within the study area. TDM or Commute Trip Reduction (CTR) initiatives will have a noticeable impact on reducing travel and parking demands. TDM is the application of strategies and polic ies to reduce Single Occupant Vehicle Last updated: Friday, November 1, 2019 Page 10 of 16 (SOV) travel demand, or to redistribute this demand in space or in time. TDM strategies aim to produce a more efficient use of transportation resources and increase the efficiency of a transportation system. TDM programs have many potential benefits. They can reduce the total number of vehicle miles traveled (VMT) by promoting alternatives to driving alone. This in turn can lead to less traffic congestion, reduce the possibility that system upgrades or new facilities will be required, lower road maintenance costs, improve air quality, and results in less ozone pollution. Employers of the project will use TDM programs to reduce overhead costs, enhance productivity, and reduce employee turnover. TDM programs also improve the use of public transit services, bikew ays, and sidewalks by educating users about their travel options and coordinating trips between users with similar trip patterns. The project applicant is committed to reducing the project site’s travel and parking demands and will utilize a combination of the TDM strategies described within. The goal of this plan is to reduce SOV trips by 15% from baseline mode shares (in this case, nearly 100% SOV as a conservative approach) within two years of project site occupancy. Future transportation surveys, critical to the success of the TDM Plan, will ensure compliance and determine if adjustments are needed to maintain, if not exceed, the 15% reduction target. Vehicular Capacity and Proposed Improvements Between background and full build conditions, total network del ay (in vehicle hours) increases during both peak hours by approximately 22% during the AM peak hour and 12% during the PM peak hour. Specifically, the capacity results at North Meadow Street/Third Street result in LOS “F” for most movements during the PM peak hour under full build conditions. Notable changes include the westbound Third Street movements (traveling towards the waterfront) and the arterial North Meadow Street movements, primarily during the PM peak hour. The overall LOS is projected to change from “B” to “C” during the AM peak hour and from “D” to “F” during the PM peak hour. Mitigation alternatives were considered, such as optimizing signal coordination and offsets throughout the network and constructing additional travel/turn lanes (e.g., North Fulton Street/Buffalo Street, Taughannock Boulevard/Buffalo Street). A review of signal optimization showed that the signals are currently optimized. Additionally, constructing additional travel/turn lanes at intersections and along the corridor is not feasible due to right-of-way constraints and the potential adverse impact that intersection widening would have on the urban fabric and pedestrian experience. Therefore, recommendations to improve network-level conditions include lane striping changes at North Fulton Street/Cascadilla Street and South Fulton Street/Seneca Street, as well as purposeful TDM strategies. The lane striping changes consist of restriping the southbound curbside right-turn only lanes to provide shared thru/right-turn lanes. Restriping alone is projected to provide a modest benefit during the critical PM peak hour. Some road widening may be required at the Cascadilla Street intersection to accommodate the recommended change in lane usage. When applying TDM strategies, the analysis results are further improved during both peak hours. Between full build conditions and full build conditions with mitigation and TDM strategies, total network delay (in vehicle hours) decreases during both peak hours by approximately 5% during the AM and PM peak hours. Between background and full build conditions with mitigation and TDM strategies, total network delay (in vehicle hours) increases during both peak hours by approximately 16% during the AM peak hour and 7% during the PM peak hour. Last updated: Friday, November 1, 2019 Page 11 of 16 Between full build conditions with mitigation and TDM strategies and West Side Access conditions with mitigation (same lane striping changes) and TDM strategies, total network delay (in vehicle hours) decreases during both peak hours by approximately 7% during the AM peak hour and 17% during the PM peak hour. Between background and West Side Access conditions with mitigation and TDM strategies, total network delay (in vehicle hours) increases by approximately 7% during the AM peak hour and decreases by approximately 4% during the PM peak hour. The results indicate that the additional access point on North Meadow Street and the proposed TDM strategies both result in overall corridor improvements. The new intersection is designed to provide an exclusive northbound left turn lane for traffic entering the new roadway as well as two lanes for traffic exiting onto South Meadow Street. One lane entering the roadway is sufficient to accommodate the traffic entering without impeding traffic on South Meadow Street. In addition, the signal warrant analysis indicates that a new three-color traffic signal is warranted at this intersection. Additional proposed improvements to improve network-level condi tions include lane striping changes at North Fulton Street/Cascadilla Street and South Fulton Street/Seneca Street. The lane striping changes consist of restriping the southbound curbside right-turn only lanes to provide shared thru/right- turn lanes. Restriping alone is projected to provide a modest benefit during the critical PM peak hour. Site Parking Because the project is mixed-use in nature, a shared parking analysis was performed. Given the mix of uses and time-of-day factors for demand for each land use, shared parking synergies will occur. The applicant presented several site plans throughout the course of the environmental review. In each case, the number of surface parking spaces was reduced from the previous version. The total baseline parking demand for the entire project site is 683 spaces, of which 260 spaces is attributable to the market-rate apartments. After complete utilization of the structured parking, there is a remaining baseline demand of 500 spaces. Compared to the surface parking supply of 349 spaces, there is a deficit of 151 spaces. However, the application of shared parking synergies results in a demand of 396 spaces, which still results in a deficit of 47 spaces. Therefore, it is critical that TDM strategies be implemented to reduce the travel and parking demands of the pro ject site. Transit The applicant has worked closely with TCAT to secure a new transit route through the project site. It is anticipated that TCAT will enter (or exit) the site from third street and travel south through the development area. TCAT will then enter the ____ property and Greenstar before exiting (or entering) at Cascadilla Street. The southern connection to adjacent properties is designed to allow transit and pedestrian access but restrict vehicular access. Bus stops are proposed internal to the site and along the proposed transit route. Pedestrian Connectivity The project proposes a number of pedestrian focused improvement s including sidewalks along route 13, connectivity to properties to the north and south, namely Greenstar and the Public Market and an internal pedestrian grid of sidewalks. The installation of the intersection at Fifth Street will provide a new pedestrian crossing of Route 13 allowing residents to the south and east to access the properties to the west and the waterfront trail. Last updated: Friday, November 1, 2019 Page 12 of 16 Construction Impacts- need information about deliveries and hauling Impacts and Mitigations The Applicant proposes the following improvements, all of which will be formalized before final Site Plan approval, to mitigate traffic impacts associated with the increase in student and staff population: 1. Construction of a four-way intersection including turn lanes and a pedestrian connection at the project entrance and Fifth Street. 2. The implementation of a transportation demand management plan. 3. A new TCAT route through the site with on-site bus stops. 4. Lane modifications and striping as outlined in the Traffic St udy. 5. Pedestrian and Bike improvements including: a. New sidewalks along route 13 b. A new pedestrian crossing to route 13 c. Connectivity to GreenStar to the south and the Public Market to the North d. Bike racks and bike storage on site at each building e. Internal grid of sidewalks f. Plazas and patios IMPACT ON ENERGY Existing Conditions The site is currently vacant and therefore its development will result in an overall increase in energy usage. Proposed Conditions While the addition of four buildings to this site will result in an increase in energy usage, the buildings will be designed for energy efficiency as described below. All four buildings will be participating in a NYSERDA building energy efficiency program which will ensure that the buildings achieve at least 25% energy savings over a code baseline building. Whole building energy models will be developed for each building and will be used to evaluate building performance and energy usage. The buildings will be participating in the following NYSERDA programs: x Building D – Medical Office Building: NYSERDA Commercial New Co nstruction Program x Building B and C – Mixed-Use Market Rate Apartment Buildings: N YSERDA Multifamily New Construction Program x Building A – Affordable Apartment Building: NYSERDA Low Rise Residential New Construction Program Key aspects of the design to reduce energy usage are as follows: x Air source heat pumps will be used for heating and cooling at all four buildings. Air source heat pumps are 200% - 300% more efficient than electric resistance heat. Heat pumps selected for the apartments will be on the Northeast Energy Efficiency Partnership Cold Climate heat pump list. Utilizing electricity for heating Last updated: Friday, November 1, 2019 Page 13 of 16 and cooling is critical to reducing CO2 emissions. As the electric grid is transitioned to cleaner carbon free technologies, such as solar and wind, the project’s total CO2 emissions will also reduce over time. x Building envelope components will be designed to prevent heat transfer, reduce overall energy usage and help limit energy demand during peak times of year. x LED lighting will be used throughout the project to reduce elec tric demand and overall electricity usage. Lights will be carefully selected and placed to achieve a low lighting power density (LPD) while still meeting the needs of the facilities. Occupancy sensors and lighting controls will be used throughout to further reduce energy usage. x All appliances in the apartments will be Energy Star rated and water fixtures will EPA WaterSense labeled. Gas usage will be limited at the project site. While the final design is not yet complete the goal is to use gas for process loads only (such as commercial cooking and/or humidific ation for the medical office building). The project is currently evaluating the feasibility of onsite solar PV including rooftop solar, ground mounted solar, and solar carports. There is an existing easement for the power transmission lines which will likely prevent the ability to install carports above the parking lot to the west of Buildings B and C. The project is also considering installing solar in an off-site remote location to help offset the usage onsite. Compliance with the Ithaca Energy Code Supplement (proposed for the City of Ithaca) will be achieved as follows: 1. Building D – Medical Office Building: Easy Path with at least 6 points 2. Building B and C – Mixed-Use Market Rate Apartment Buildings: Easy Path with at least 6 points 3. Building A – Affordable Apartment Building: Compliance path not yet finalized but likely Whole-Building Path x Needed : Documentation of compliance with Ithaca Energy Code Impacts and Mitigations The addition of these four buildings to the project site will result in an increase in energy usage for this location and the City of Ithaca. However, as described above, many strategies are being taken to reduce onsite energy usage. In addition, limiting onsite gas usage is critical to re ducing CO2 emissions now, and in the future. The location of, and facilities within, the project site will also help mitigate energy usage by reducing the need for transportation. Based on the information above, and with the mitigations propos ed by the applicant, the Lead Agency has determined that, no significant impacts to energy are anticipated as a result of this Project. IMPACT ON NOISE, ODOR & LIGHT Existing Conditions The site is currently vacant, other than the community gardens and does not produce and noise, light or odors. Proposed Conditions Construction is expected to last approximately two years. During this time noise producing construction activities will be present from both building construction and the site wo rk proposed for the Project Site. Mechanical equipment serving the proposed buildings will include energy recovery units, air-handling units, make- up air handling units, exhaust fans, fan-coil units (interior to the buildings and serving interior spaces) and emergency generators. Last updated: Friday, November 1, 2019 Page 14 of 16 Exterior lighting will include fixtures at parking lots and building entrances as well as Pedestrian-scale fixtures including light standards and bollards. Project Site lighting will be dark sky compliant LED fixtures that include cutoffs to focus lighting in needed areas and minimize light spillover onto adjacent areas. The lighting system will be designed to provide high quality lighting that is glare-free, flexible and easily adjusted for user comfort and ease of use. The lighting system will be designed including a color temperature of 3500K. Impacts and Mitigations Noise The Applicant is proposing the following noise-control strategies be incorporated into the Project design as equipment selection and placement decisions are made: x Selection of packaged air-handling units: sound-producing fans are internal to these units and shielded from exterior sound receptors by insulated panels that both reduce heat loss/gain and provide sound attenuation; x Sound-attenuating enclosures on all emergency generators; x Scheduling emergency generator testing between 7:30 AM and 9:00 PM; x Locating rooftop equipment away from the roof edge. Doing so ma ximizes the shielding of residents from rooftop generated sound; Noise resulting from normal construction practices is inevitable and will impact the surrounding area. There is currently no plan for blasting operations during const ruction. Construction noise will be muffled to the extent practical and will not exceed levels allowed by law. In accordance with local noise ordinances construction activities that result in exterior noise will be limited to 7:00 AM to 7:00 PM M-F and, with prior approval by the Planning Director, Saturday 7 AM to 5 PM. Light The Applicant is proposing Dark-Sky compliant LED light fixtures for all exterior lighting. The Lead Agency has determined that with the mitigations proposed by the Applicant as well as further refinement of lighting design during Site Plan review, no significant impacts to noise, odors or light are anticipated as a result of this Project. IMPACT ON HUMAN HEALTH The Project Site has no known history of potential contaminatio n. Therefore, construction activities are not anticipated to involve the handling or transport of any hazardous materials. Residential and commercial operations will not involve the gene ration, storage, handling or disposal of hazardous materials and will not store quantities of natural ga s or other flammable liquids. Medical facility operations will involve the production of medical waste, the handling and disposal of which will be in compliance with all State and Federal Laws regulating medical waste. Solid waste will be stored in on-site dumpster enclosures with regularly scheduled pick up. The Lead Agency has determined that, based on the information above, no significant impacts to human health are anticipated as a result of this Project. Last updated: Friday, November 1, 2019 Page 15 of 16 CONSISTENCY WITH COMMUNITY PLANS The development will also advance many of the general goals set forth in Plan Ithaca including x Dense mixed use development serving a variety of income levels x Extension and improvements to the public transportation system x Extension and connectivity of sidewalks to enhance the public experience x Development of and investment in the waterfront x Increased transportation choices x Development of Energy efficient minimal fossil fuel buildings x Reduction of Parking and reduced impervious surfaces x Attractive landscaping and Green Infrastructure The project site is in the Market District within the Waterfront Plan Area. The final draft of the Plan, which is slated for adoption in late 2019, identifies the follo wing characteristics for the Market District: x Encourage Mixed-Use Development — Future development should include a mix of development types and uses, including commercial and residential uses. x Support Established Uses — Future development should enhance/protect the existing uses, including retaining a space for the Ithaca Farmers Market and rowing and boating users. x Encourage Synergistic Uses — This area could benefit by incorporating synergistic uses into planned projects, such as food production and community kitchens, which could enhance the Ithaca Farmers Market. The applicant has applied for a Planned Unit Development (PUD) from Common Council. The proposed PUD has 3 subzones: 1. CCPUD-A-This sub area is intended to be predominantly used fo r community gardens and may contain small structures and parking areas that support the gardens. The subarea has a maximum building height of 2 stories and 30’ 2. CCPUD-B-This is a residential sub area with a maximum building height of 4 stories and 60’ 3. CCPUD-C-This sub area is a mixed used district allowing for medical office, residential and small scale commercial uses with a maximum building height of 6 stories and 80’ x Insert description of PUD Uses and other area requirements x Insert analysis of how the project and PUD is consistent with C ommunity Plans for the Area. The project also proposes transportation improvements that further overall City goals for the area and have significant benefits outside of the project boundaries. C arpenter Park will extend the urban fabric of downtown Ithaca through the implementation of a street grid system, pedestrian connectivity, a new traffic signal and improvements to the pedestrian network. The internal north-south road will provide pedestrian bike and TCAT access to Cascadilla Street, changes to Route 13 that will improve traffic flow, pedestrian and bike access and extend the urban grid into the w aterfront area. Based on the information above, the Lead Agency has found the project to be consistent with community plans and goals. Last updated: Friday, November 1, 2019 Page 16 of 16 CONSISTENCY WITH COMMUNITY CHARACTER As described extensively above, the project site is primarily vacant with established community gardens. In the 90’s the City installed a road (Carpenter Circle) with granite curbs, drainage and sidewalks to encourage private development on the site. However, due to a combination of factors, a desirable development project was not, until this time, proposed for the site. The project integrates several features that enhance community character. Including the following: 1. Retention and improvement of the Community Gardens assures co ntinued access to a facility that is important to the community 2. The proposed project adds approximately 42 units of affordable housing in the emerging waterfront area. 3. There is no predominate architectural scale and character in the area but the project is consistent with the planned characteristics of the area. The project introduces residential and mixed use development on a long vacant site in a prime location with high visibility and proximity to goods, services and multimodal transportation. 4. Verify capacity analysis (utilities) 5. The project will create new demand for City services, however this demand will be offset by the significant increase in tax revenue resulting from the project. 1 To: Planning & Economic Development Committee From: Alexander Phillips, Senior Planner Date: November 7, 2019 Re: Approval of Waterfront Design Guidelines The purpose of this memo is to provide information regarding the draft Waterfront Design Guidelines. Staff has developed these guidelines using the same format and goals as the adopted Collegetown and Downtown Design Guidelines. This includes additional design objectives specific to the waterfront study area. The Waterfront Design Guidelines include specific changes from prior design guidelines, notably how design objectives interface with the waterways and waterfront. Primarily, these design objectives address topics related to access, use, and lighting impacts. The Waterfront Design Guidelines also build upon existing Waterfront area zoning to outline goals for building design, siting, materials, and landscaping specific to the Waterfront and its four character areas. The draft Waterfront Design Guidelines are available for review at: https://www.cityofithaca.org/DocumentCenter/View/10767/PEDC_WFDG_Nov Unlike zoning, the design guidelines provide the flexibility for a property owner to meet a design objective in a variety of ways. The document identifies ways that a project can meet each guideline but additional design treatments or techniques can be proposed by a property owner. Each design guideline is categorized as either a priority guideline (shown in purple) or a secondary guideline (shown in black text). All projects must satisfy each priority guideline, unless it is demonstrated that the guideline is clearly inapplicable to the project. Secondary guidelines should also be met by proposed projects, but the Planning and Development Board may find that some secondary guidelines are not relevant. When adopted, these design guidelines will be administered through the City’s existing design review process. Design review is conducted by a subcommittee of the Planning and Development Board and is non-binding unless a design review recommendation is made a condition of site plan approval. With your permission staff will circulate the draft for comments. Staff will attend the November 13th Planning and Economic Development Committee to answer any questions but please feel free to contact me prior to the meeting with questions or comments at aphillips@cityofithaca.org or 274-6556. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org WATERFRONT DESIGN GUIDELINES Adopted xx 2019 Draft November 2019 &LW\RI,WKDFD6WDႇ0HPEHUV JoAnn Cornish, Director of Planning and Economic Development Lisa Nicholas, Deputy Director of Planning Jennifer Kusznir, Senior Planner Megan Wilson, Senior Planner Bryan McCracken, Historic Preservation Planner Alexander Phillips, Planner Waterfront Design Guidelines 3TABLE OF CONTENTS Chapter 1 Introduction ...................................................................... 5 Benefits of Design Guidelines .................................................................................... 5 Applicability .............................................................................................................. 6 Design Review Process .............................................................................................. 7 Relationship to the Zoning Code ............................................................................... 9 Relationship to Other Policy and Regulatory Elements .......................................... 10 Description of the Waterfront Design Guidelines Area ......................................... 12 Waterfront Character Areas .................................................................................... 13 Urban Design Concepts/Definitions ......................................................................... 18 Standard Design Guidelines Format ........................................................................ 22 Document Organization and Format ...................................................................... 23 Chapter 2 Guiding Principles ........................................................... 25 Achieve Excellence in Design .................................................................................. 26 Express Human Scale ................................................................................................ 26 Design for Compatibility and Respond to Context ................................................. 26 Encourage Creativity ................................................................................................ 27 Acknowledge Constraints ....................................................................................... 27 Activate the Public Realm ........................................................................................ 27 Maximize Connectivity ............................................................................................. 28 Design for Sustainability .......................................................................................... 28 Chapter 3 Site Design ....................................................................... 29 Building Orientation ............................................................................................... 30 External Pedestrian Connectivity ............................................................................ 32 Internal Pedestrian Connectivity ............................................................................. 33 Through-Block Connectivity ..................................................................................... 34 Open Space .............................................................................................................. 35 Surface Parking ....................................................................................................... 36 Driveways and Access ............................................................................................... 37 Service Areas............................................................................................................. 38 Fences & Walls ......................................................................................................... 38 Landscape Design ..................................................................................................... 39 Table of Contents: Waterfront Design Guidelines TABLE OF CONTENTS4 Plant and Tree Selection .......................................................................................... 39 Sustainable Site Design ........................................................................................... 41 Winter City Design ................................................................................................... 42 Freestanding Site Features ....................................................................................... 43 Site Lighting ............................................................................................................. 44 Working with Topography ...................................................................................... 45 Adaptive Reuse and Incorporating Existing Buildings ............................................ 46 Sensitive Site Design Transitions ............................................................................. 49 Chapter 4 Building Design ............................................................... 52 Building Entries ....................................................................................................... 53 Windows ................................................................................................................... 54 Roofs ......................................................................................................................... 54 Materials ................................................................................................................... 55 Accessory Structures ................................................................................................. 62 Building Equipment / Mechanical ........................................................................... 62 Parking Garages ....................................................................................................... 63 Sustainable Building Design .................................................................................... 64 Street Level Interest ................................................................................................ 65 Building Articulation ................................................................................................ 66 Combining Building Articulation Methods ............................................................. 69 Interior Façade Articulation ..................................................................................... 72 Chapter 5 Sign Design ...................................................................... 74 General Sign Design Guidelines ............................................................................... 75 Sign Appendix .......................................................................................................... 79 Chapter 6 Guidelines Specific to Character Areas .......................... 84 Newman District ...................................................................................................... 86 Market District .......................................................................................................... 88 West End/Waterfront District .................................................................................. 90 Cherry Street District ................................................................................................ 93 Table of Contents: Waterfront Design Guidelines 5 CHAPTER 1 INTRODUCTION This document provides guidance for all new development and major renovation projects in the Waterfront area (see fig.1). The guidelines are intended to promote high quality construction and exceptional urban design. These guidelines will be used by the Planning Board, City staff, residents, developers, property owners, architects and others in the design review process. The document also serves as an educational tool to demonstrate Waterfront Area design objectives and expectations. This chapter addresses applicability, procedures and other background information that should be reviewed prior to beginning work on a project. Benefits of Design Guidelines Design guidelines help strengthen the character of the built environment and enhance property values by improving the quality of development and by making the Waterfront Area a more desirable place to live, work and play. Design guidelines help preserve a [lisa comment] cohesive character and clarify the community’s expectations for new development. CHAPTER 1 INTRODUCTION In this Chapter: Benefits of Design Guidelines 5 Applicability 6 Design Review Process 7 Relationship to the Zoning Code 9 Relationship to Other Policy and Regulatory Elements 10 Description of the Waterfront Design Guidelines Area 12 Waterfront Character Areas 13 Urban Design Concepts/ Definitions 18 Standard Design Guidelines Format 22 Document Organization and Format 23 Waterfront Design Guidelines CHAPTER 1 INTRODUCTION6 FIGURE 1. Waterfront Design Guidelines Area. Applicability The principles and guidelines in this document apply to all proposals for new development and exterior alterations to existing buildings within the Waterfront Area, which is referred to as the Waterfront Design Guidelines Area throughout this document, the “Waterfront Area” or “Waterfront” for short. The Waterfront Area is shown in Fig 1. All locally designated historic properties are exempt from design review because they undergo an approval process conducted by the Ithaca Landmarks Preservation Commission (ILPC).THIRD STPIER RD FLORAL AVECHERRY STPARK RDRAILROAD SERVICE RDSTATE ROUTE 13 SN T I T U S A V EN MEADOW STS T I T U S A V ECARPENTER CIRN FULTON STS F U L T O N S T TABE R S T FRAN K LI N S T CECIL A MALONE DR W SENECA ST W BUFFALO ST FOURTH SWEGMANS DRIVEWAYWI L LOW AVE CASCADILLA ST BRINDLEY STFLORAL AVETAUGHANNOCK BLVDN MEADOW STPIER R D W S T A T E S T CHERRY STW STATE S TTAUGHANNOCK BLVDTAUGHANNOCK BLVDFLORAL AVETHIRD STTHIRD STN FULTON ST0 0.25 0.50.125 Mi± Legend Building Waterfront Waterfront Design Guidelines 7 CHAPTER 1 INTRODUCTION Design Review Process The City of Ithaca Design Review Ordinance requires design review for projects in the Waterfront Design Guideline Area, see Figure 1. 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 and requirements. In addition to design review, a project must be reviewed by the full Planning and Development Board to verify that it complies with the site plan review and environmental review requirements of the City Municipal Code. All recommendations from the design review process are non-binding unless they are made a condition of site plan approval or have been fully incorporated into the approved set of drawings. This review process is illustrated in Figure 2. FIGURE 2. Design Review Process. City of Ithaca Design Review Ordinance The Design Review Ordinance can be found online at: http://ecode360.com/15635421 Application submitted for a building permit or demolition permit FULL DESIGN REVIEW By the Design Review Committee of the Planning and Development Board Submittal of an Application for Design Review Review of application by the Design Review Committee of the Planning and Development Board Review by Director of Planning and Development or designee LIMITED DESIGN REVIEW by Staff Determination of the type of design review (LIMITED or FULL) made by the Director of Planning and Development Site Plan Review (if required) Written notice of decision is sent to the Planning and Development Board, City staff and the applicant Waterfront Design Guidelines CHAPTER 1 INTRODUCTION8 City of Ithaca Zoning Code The City of Ithaca Zoning Code can be found online at: http://ecode360.com/8393835 Priority and Secondary Guidelines “Priority guidelines” (as illustrated later in this chapter in Figure 8), are indicated in purple text throughout this document. All projects must satisfy each of the priority guidelines, unless it is shown that a particular guideline is clearly irrelevant for the particular project (for example, a priority guideline that requires variation in the massing of upper floors is irrelevant for a single-story project). All other guidelines are “secondary guidelines.” All secondary guidelines will still be used in the review process, but the Design Review Committee or Planning and Development Board may find that not all of them are relevant to a given project. Thus, the project must adequately meet the relevant secondary guidelines in this document to receive approval. In this review process, the Design Review Committee and the Planning and Development Board will use all of the relevant design guidelines contained in this document, regardless of whether they are designated as priority or secondary. Additionally, the Planning Board can make the satisfaction of any design guideline required as a condition of site plan approval. Relationship to the Zoning Code The zoning districts in the Waterfront area establish the basic parameters for development. The Waterfront zones are as follows: Newman District, Market District, Cherry District, WE/WF (West End/ Waterfront). Standards are identical in permitting mixed land uses including commercial and housing. with exception for parcels along the Waterfront, maximum building heights are set at five stories and 63’. The remaining waterway adjacent parcels in the Waterfront area are zoned with more restrictive height limitations and waterway (rear) setbacks than the other Waterfront zones. In addition to regulating height and use, the zoning ordinance addresses minimum lot size, setbacks, parking requirements, lot coverage and more. Waterfront Design Guidelines 9 CHAPTER 1 INTRODUCTION Relationship to the Zoning Code The primary difference between the guidelines in this document and zoning is that the latter is prescriptive. This means that compliance with zoning requirements can be measured and compliance or non-compliance determined with certainty. Conversely, the guidelines provide a more nuanced level of guidance that requires discretion and interpretation by staff and the Design Review Committee. They allow flexibility, meaning that a design approach that meets the intent of a guideline may be appropriate even though it is not explicitly identified in the document. The Design Review Committee and Planning and Development Board have discretion to determine how a particular guideline can be satisfied by each individual project. Discretion does not mean that the guideline is optional. While guidelines provide flexibility in how they are satisfied, their satisfaction may still be required. For example, the Design Review Committee of the Planning and Development Board may require a project to satisfy the guideline “orient a building to the public realm,” but there are multiple ways a project could satisfy this guideline, depending on the context of the site. The key topics addressed in the zoning ordinance and these guidelines are shown in Figure 3. PRESCRIPTIVE DISCRETIONARY Zoning Ordinance Design Guidelines Land Use Lot Size Lot Coverage Parking Requirements Setbacks Building Height Building Orientation Building Mass & Scale Façade Character Building Materials Compatible Design Pedestrian Connections Service Area Location Fences & Walls Open Space Landscaping Sustainability Lighting Sign Design Transitions Between Zones FIGURE 3. Zoning Ordinance vs. Guidelines. Waterfront Design Guidelines CHAPTER 1 INTRODUCTION10 Relationship to Other Policy and Regulatory Elements This section describes additional pertinent policy and regulatory documents. Comprehensive Plan Plan Ithaca, the City’s Comprehensive Plan, presents a broad vision for community development and outlines policies to achieve it. Plan Ithaca provides land use recommendations and establishes goals for development. Specifically, it emphasizes the importance of “compact mixed-use development” for both livability and sustainability. The guidelines respond to this goal by focusing on urban character and design quality, particularly at the street level. As part of this goal, the comprehensive plan seeks to de-emphasize surface parking citywide. Other key policies in the comprehensive plan seek to preserve and enhance neighborhood character, maintain a vibrant economy, pursue environmental sustainability in general and offer a high quality of life. These policies are reflected throughout the guidelines. Historic Preservation The Lehigh Valley Railroad Station at the 806-810 West Buffalo Street and The Delaware, Lackawanna & Western Railroad Station (DLW Station) are the only LOCALLY DESIGNATED HISTORIC RESOURCEs in the Waterfront Area, see figure 4 The Lehigh Valley Railroad Station was built in 1898 and designed by a locally prominent architect. This yellow-brick passenger train depot represents the importance of passenger rail service in Ithaca during the late-19th and early-20th centuries and the railroads’ influence on the character and development of the Waterfront during this period. It was listed on the State and National Registers of Historic Places in 1974 and designated an INDIVIDUAL LOCAL LANDMARK that same year. The DLW Station possesses special historical and aesthetic interest as a part of the development, heritage, and cultural characteristics of the City of Ithaca as an intact remnant of a historically significant era of railroad transportation in Ithaca. The station was specifically designed to provide an impressive gateway into the community. Ithaca Landmarks Preservation Commission More information on the Ithaca Landmarks Preservation Commission and the Citywide historic preservation guidelines can be found online at: http://ny-ithaca.civicplus. com/346/Ithaca-Landmarks- Preservation-Commission Plan Ithaca: Comprehensive Plan The Plan Ithaca Comprehensive Plan provides the basis of land use and development policy for the city. It can be found online at: KWWSZZZFLW\R¿WKDFDRUJ City-Comprehensive-Plan Waterfront Historic Resources Worthy of Consideration* • Thomas-Morse Aircraft Factory • Stanford (Ithaca) Sign Works • Lehigh Valley House • Filling Station (now K & H Redemption Center) • Beebe Mission Well House • Brindley Park Fountain • Pumping Station on Cherry St. *The Waterfront Area Plan mentions several undesignated historic resources that represent the area’s historic land use patterns, the Waterfront Resources Worthy of Consideration. These sites contribute to the district’s unique identity, sense of place and economic vitality, and their protection is essential to preserving important connections to the past as the area develops. The Ithaca Landmarks Preservation Commission (ILPC) reviews development proposals and renovations on locally designated properties under a separate process using the Historic District and Landmark Design Guidelines. Waterfront Design Guidelines 11 CHAPTER 1 INTRODUCTION FIGURE 4. Historic Resources in the Waterfront.THIRD STPIER RD CHERRY STRAILROAD SERVICE RDSTATE ROUTE 13 SN T I T U S A V EN MEADOW STS T I T U S A V ECARPENTER CIRN FULTON STS F U L T O N S T TABE R S T CECIL A MALONE DR W SENECA ST W BUFFALO ST WI LLOW AVE CASCADILLA ST BRINDLEY STTAUGHANNOCK BLVDPIER R D CHERRY STW STATE S T THIRD STN FULTON ST0 0.25 0.50.125 Mi± Legend Building Waterfront Local Historic Landmark Historic Resources Worthy of Consideration +M +M +M +M # # Pumping Station +M # Lehigh Valley House Beebe Mission Well House Lehigh Valley Railroad Station DLW Station Thomas-Morris Aircraft Factory Note: All locally designated historic resources are exempt from design review because they undergo a special approval process conducted by the Ithaca Landmarks Preservation Commission (ILPC). Historic Preservation Waterfront Design Guidelines CHAPTER 1 INTRODUCTION12 Waterfront Zoning and Plan The Waterfront Plan builds upon Plan Ithaca and incorporates the goals of the broader document. It addresses in greater detail issues that are specific to the waterfront area and identifies specific recommendations to achieve the plan’s objectives. Further the Waterfront Plan and zoning defines the Waterfront Design Area and calls out the distinct qualities of its four character areas/zones. Description of the Waterfront Design Guidelines Area The Waterfront Area is bordered to the north by the Newman Golf Course, to the southern end of the city border on Cherry Street, to the west by the Flood Control Channel, and to the east by Route 13/ Fulton and Meadow Streets. The Waterfront Area is home to a wide variety of uses including a state of the art health care facility, restaurants, bars, industrial uses, community gardens, and the Ithaca Farmers Market. This pattern of development should continue to the area’s underdeveloped parcels that expect to experience much growth and change. New development, however, should be sensitive to the predominant use in the four districts: the Cherry Street District as an industrial area, the West End/Waterfront District as a vibrant commercial district, Market District as a food production district, and the Newman District as a recreational/residential district Plan Ithaca, the City’s adopted comprehensive plan, categorized the Waterfront study area as predominantly mixed use and enterprise areas intended to encourage higher density growth in the form of well-designed, compact, mixed use development. These areas are located on major transportation corridors in the City, making it easy for residents to access jobs and services and for visitors to access local businesses and tourist destinations. Additionally, there are some areas classified as environmentally sensitive and important locations where special consideration must be given to preserve unique natural features. Plan Ithaca: Phase II The Waterfront More information on the Plan Ithaca: Phase II Area Plans - The Waterfront can be found online at: http://ny-ithaca.civicplus. com/346/Ithaca-Landmarks- Preservation-Commission Waterfront Design Guidelines 13 CHAPTER 1 INTRODUCTION Waterfront Character Areas The Waterfront area is divided into four character areas; the Cherry Street District, the West End/Waterfront District, the Market District, and the Newman District, see figure 5. All Waterfront projects should encourage water based/ dependent activities and maintain visual and physical access to the water. New and expanded development should incorporate multimodal transportation, including, sidewalks, accessible plazas, bike facilities, through site crossings and, where appropriate, enhance connections to the Cayuga Waterfront Trail. Shared parking is highly encouraged in all districts to avoid the negative environmental and aesthetic impacts of multiple surface level parking lots. Specific guidelines for each Character Area appear throughout the document, and are a special focus in Chapter 6. FIGURE 5. Waterfront Character Areas.CLIFF STW STATE ST FLORAL AVETAUGHANNOCK BLVDW SENECA ST S MEADOW STW BUFFALO ST PIER R D N MEADOW STN FULTON STCHERRY STTHIRD STTHIRD STDEY ST N T I T U S A V E CECIL A MALONE DRPARK RDWI LLOW AVE S F U L T O N S T RAILROAD SERVICE RDSTATE ROUTE 13 STABE R S T Legend Waterfront ZONE Newman D Market District WE/WF Cherry Street District Cherry Art Space-PUD Parks 0.500.250.125 Mi± Waterfront Design Guidelines CHAPTER 1 INTRODUCTION14 Newman District The Newman District is characterized by its adjacency and connection to public recreational facilities such as Newman Golf Course to the north, Cascadilla Creek to its south, and public works facilities within the district east of Willow Ave, see figure 6. The district has only one point of vehicular access at Willow Ave and Route 13, however the Cayuga Waterfront Trail offers exceptional recreational connection to the entire Waterfront on both sides of the Inlet, including Stewart Park, the Farmers; Market and the Black Diamond Trail in Cass Park. The district is ideal for primarily- residential mixed use that is enhanced by its proximity to the waterfront and recreational facilities. Mixed use development west of Willow Ave should aim to address both the street and waterfront edges, and preserve physical and visual access to the water. Future development east of Willow Ave should strengthen the street edge. Large development sites should limit vehicular points of access to preserve pedestrian and bike connectivity to the Cayuga Waterfront trail. PIER R D N CAYUGA STDEY STSTATE ROUTE 13 NSTATE ROUTE 13 SAUBURN STN MEADOW STW LIN C O L N S TWI L LOW AVE W FALLS ST ADAM S S TFIRST ST W YORK ST THIRD STWILLOW AVE NEWMAN GOLF COURSE 00.250.125 Mi± Legend ZONE Newman D Market District Parks FIGURE 6. Newman District Waterfront Design Guidelines 15 CHAPTER 1 INTRODUCTION The Market District The Market District borders two waterways to the west and north (Cascadilla Creek and the Cayuga Inlet) and Cascadilla St. and Route 13, to the south and east, figure 7. The Market District is a hub for food related retail due to the Ithaca Farmers’ Market, which draws large numbers of visitors to the district. The Norfolk Southern Cargo rail divides the district, placing the Waterfront, the Ithaca Farmer’s Market and the Ithaca Area Wastewater Treatment Facility (IAWWTF) on one side of the district and properties including community gardens along the highly visible Route 13 corridor. The district has one point of public vehicular access at Third St. and Route 13. However, the Cayuga Waterfront Trail offers exceptional recreational connections to the entire Waterfront on both sides of the Inlet, including Stewart Park, the Farmers Market, Newman Golf Course, and the Black Diamond Trail in Cass Park. The district is ideal for a mix of development types including residential, retail and commercial. New development should aim to support and enhance existing uses. Waterfront sites should encourage water based/dependent activities and provide connections to the Waterfront trail. Development across the rail toward Rt. 13 should function as gateway to the city, and the Waterfront and be accessible to the Northside neighborhood. ESTY STTAUGHANNOCK BLVDN MEADOW STWCOURT STTHIRD STCLIFF STCASCADILLA ST HANC O C K S T FIRST STN FULTON STPARK PLSECOND ST MADI S O N S TFIFTH STN PLAIN STPARK RDADAM S S T FRAN K LI N S T CARPENTER CIRWI L LOW AVECASS PARK ACCESS ROADALLEN STFOURTH ST 00.250.125 Mi± Legend ZONE Newman D Market District WE/WF FIGURE 7. Market District Ithaca Area Wastewater Treatment FacilityIthaca Area Wastewater Treatment Facility Ithaca Farmers’ MarketIthaca Farmers’ Market Waterfront Design Guidelines CHAPTER 1 INTRODUCTION16 The West End/Waterfront District The West End/Waterfront district is defined by the Flood Control Channel and Route 13/Fulton Street to the west and east respectively, Sixmile Creek to the south and Cascadilla Street to the north, see figure 8. The district is both the City’s gateway to the Waterfront from the downtown area and a Waterfront destination featuring Inlet Island, sites along the Old Cayuga Inlet and the Waterfront Trail. The district is the most developed portion of the Waterfront and is an active, primarily commercial district with several long-standing local businesses, some notable historic buildings and many larger sites with development potential. The district contains major east-west transportation corridors that travel through and out of the city. Travelers to and from the west side of the City and Cayuga Lake, including in-commuters, must pass through this district, resulting in peak hour traffic congestion and stressful pedestrian and bike commuting. Future development should aim to enhance and strengthen the districts role as a gateway and destination to the Waterfront. A wide mix of architectural styles and high quality building materials are appropriate in most areas of the district, but waterfront projects adjacent to historic structures should respond directly to those conditions. New and expanded development should incorporate bike and pedestrian features that add relief to users of active transportation. ELM STCLIFF STN FULTON STCHESTNUT STW STATE STN MEADOW STHECTOR STFLORAL AVEW SENECA ST W BUFFALO ST ESTY ST PARK RDSUNRISE RD S F U L T O N S TCHERRY STS MEADOW STW COURT ST CASCADILLA ST TAB E R S T TAUGHANNOCK BLVDHOOK PL HOPPER PL BRINDLEY ST00.250.125 Mi± Legend ZONE Market District WE/WF Cherry Street District FIGURE 8. West End / Waterfront District Waterfront Design Guidelines 17 CHAPTER 1 INTRODUCTION The Cherry Street District The Cherry Street District is the farthest south of the Waterfront districts and borders waterways on two of its boundaries: the Flood Control Channel to the west and Sixmile Creek to the north, see figure 9. The area historically served as the City’s Industrial Park and continues to be a hub of industrial and commercial uses, including several high tech and manufacturing business. The District has a distinct industrial character with primarily 1-2 story buildings featuring brick, steel, metal panels and Cement Masonry Units (CMU). The district’s limited road network allows for only two points of vehicular access – one at Cecil B. Malone Drive and Meadow Street, and a second through the new bridge currently under construction at Taughannock Boulevard. Expanded multimodal access will help connect this district to the surrounding urban fabric and other areas of the Waterfront. FLORAL AVES MEADOW STELM S T CHERRY STCHESTNUT STMARY STW S T A T E S T W SENECA ST JAKE STCECIL A MALONE DR REUBEN STS F U L T O N S T RAILROAD SERVICE RDGUSSIE STHOOK PL TAB E R S T W GREEN ST WEGMANS DRIVEWAY00.250.125 Miles± Legend ZONE Cherry Art Space-PUD Cherry Street District WE/WF FIGURE 9. Cherry Street District Future development of the Cherry Street District should aim for an expansion of uses while retaining the district’s industrial character. Mixed-use residential development, particularly housing that offers live/work opportunities, is encouraged north of Cecil B. Malone Drive, while non-residential commercial, light industrial and manufacturing uses will continue to the south. Building design and materials should be compatible with these industrial character. New and expanded development should, where possible, offer a connection to the future Black Diamond Trail network and the redesigned pedestrian Brindley St. Bridge. New bridge locationNew bridge location Waterfront Design Guidelines CHAPTER 1 INTRODUCTION18 Urban Design Concepts/Definitions Several design-related concepts and terms are referenced in this document. This section defines these baseline ideas, which are critical to understanding the guidelines and their intent. Project A “project” refers to any building construction, site work, renovation or other activity on a property that is subject to review under these guidelines. Public and Private Realm The guidelines focus on the interface between private property and public areas. The term “public realm” refers to any public area, including a street, sidewalk, waterway, public plaza, park, promenade that is accessible by the public at large. The “private realm” refers to any place on private property, including building edges, setback areas, plazas or other features. The interface between these elements largely determines one’s experience in an urban environment. Figure 10 diagrams the public and private realms under different conditions. The guidelines focus strongly on the interface and relationship between private property and public areas. Street Public Realm Private Realm Private Realm Street Public Open Space Public Realm Private Realm PrivatePrivate RealmRealm Public Realm Private Realm Semi-PrivateWaterwayWaterway Setback Public Realm Street Private Realm Private Realm Landscaped Front SetbackNo Front Setback No Front Setback (Fronting Public Open Space) Waterway Setback (Rear Yard Setback) FIGURE 10. Setback Types Waterfront Design Guidelines 19 CHAPTER 1 INTRODUCTION A building’s materials should relate to its context and immediate surrounding. A building may express human scale by demarcating floors and adding appropriately sized windows and doors. A site should animate a surrounding space. Orientation describes how a building interacts with its surroundings. Orientation Orientation describes how a building or other site feature interacts with its surroundings. A building that is “oriented” toward the street means that its primary side faces the street and is prominent when viewed from the street. Activation Activation refers to how a site or building feature animates a surrounding space. For example, a retail storefront or outdoor dining area can activate a sidewalk due to the human activity it generates. Interest “Interest” describes a person’s experience in an urban environment. Site and building features such as a wall with entries, landscape features, art, windows, display areas and other elements enhance pedestrian interest. A blank, featureless wall diminishes pedestrian interest. Human Scale “Human scale” is used to describe how a person perceives a building element or a group of building elements in relation to themselves. A person relates better to building features that are of a size and scale similar to that of a human. By contrast, a blank wall that spans multiple stories does not properly exhibit human scale. The same wall can express human scale by demarcating floors and adding appropriately sized windows and doors. A building needn’t be “small” to express human scale; a building can accomplish human scale by providing articulation, detail and design elements that break larger-scale masses into smaller visual proportions that are easily relatable for a pedestrian. Compatibility in the Waterfront Compatibility describes two ideas in the guidelines. Internal compatibility refers to how different elements of a single project relate to one another. A building’s materials could be either compatible or incompatible with each other. External compatibility refers to how a single project relates to its context. A building or project may be compatible or incompatible with Waterfront context based on its scale in relation to adjacent buildings. Waterfront Design Guidelines CHAPTER 1 INTRODUCTION20 Traditional Industrial The term traditional refers to the early character of an area’s development that continues to be visible. The City’s Waterfront has largely transitioned from its past as a hub of industry and transportation. However, some brick industrial buildings still stand in the West End, as does the former train station and remnants of the Erie Canal seawalls. The area’s history as a working waterfront is also visible on and around Inlet Island, which retains a large covered marina and a business specializing in boat building and repair. Traditional materials and building forms in the Waterfront are those that reflect and reference water dependent, industrial and transportation uses. Façade Façade refers to an external wall or face of a building, including those that are street-facing and those that are not street-facing. Waterway A waterway in this document refers to the following: The Flood Control Channel, Cascadilla Creek, Sixmile Creek, and the Cayuga Inlet. Waterfront A Waterfront refers to any land fronting or abutting on an identified waterway. “Waterway” refers to any body of water Waterfront Design Guidelines 21 CHAPTER 1 INTRODUCTION Commercial / Mix Use Façade A Street-Facing Façade B Interior Façade Residential Façade A Street-Facing Façade B Interior Façade Façade Types While the primary focus of the design guidelines is the street-facing and water-facing elements of a building, all sides of a structure must be considered. The emphasis on design varies based on the relationship of a façade to the public realm. This document refers to “street-facing façades”, “Waterfront-facing façades” and “interior façades.” A street- facing façade is any side of a building that faces the street. In some cases, a single building may have multiple street-facing façades. An interior façade faces an internal side or rear property line. A waterfront- facing façade is any side of a building that faces the Waterfront. This façade should compliment the public space created from the rear setback abutting a waterway. An interior façade may or may not include a functional entry depending on the circumstance. The diagrams (left) illustrate the façade types that should be considered. Rhythm Rhythm refers to a distinct visual pattern created by the repetition and uniform arrangement of similar design elements, including: doors, windows and architectural details on buildings. Rhythm also exists on a greater scale in compositions of multiple buildings (for example, along a block face). Building size and scale, lot size, building setbacks and spacing create this rhythm between multiple buildings. A A B B Waterfront Design Guidelines CHAPTER 1 INTRODUCTION22 Key to the Sample Design Guideline Format A The design topic is indicated with a heading followed by an intent statement.C Sidebars are sometimes included to provide additional background information or cross- references to other documents or policies. B The design guidelines describe an intent or desired outcome, with supplementary information listed in bullets below. Priority Guidelines are indicated in purple text. D Photographs and diagrams are provided to illustrate design guideline principles. Captions help explain the intent of the photo and tie it to the guideline text. Building Entries %XLOGLQJHQWUDQFHVSURYLGHDNH\YLVXDOFRQQHFWLRQEHWZHHQWKH SXEOLFDQGSULYDWHUHDOP$GRRUVKRXOGEHHDVLO\UHFRJQL]DEOHDQG VKRXOGSURYLGHDVWURQJYLVXDODQGSK\VLFDOFRQQHFWLRQWRWKHSXEOLF UHDOP%XLOGLQJHQWULHVVKRXOGEHVSDFHGWRSURYLGHYLVXDOFRQWLQXLW\ DORQJDVWUHHWDQGUHDGVLPLODUO\WRWUDGLWLRQDOEXLOGLQJVLQDQDUHD BD.1.Design the primary entrance to a building to be clearly LGHQWLILDEOH 8VHDQDUFKLWHFWXUDOHOHPHQWVWRKLJKOLJKWDQHQWUDQFH 3RWHQWLDOWUHDWPHQWVLQFOXGH »Canopy »Arcade »Portico »Stoop »%XLOGLQJUHFHVV »Awning »Moldings BD.2.8VHDQDXWKHQWLFIXQFWLRQDOHQWU\RQDVWUHHWIDFLQJ façade. BD.3. Size and proportion an entry element to be in the UDQJHRIKHLJKWVDQGZLGWKVRIQHDUE\WUDGLWLRQDO entries. 6L]HDGRRUWREHHDVLO\UHDGDEOHDQGUHFRJQL]DEOHEXWWRQRW be overly large. Use a vertically oriented door that is in keeping with traditional door patterns in the area. BD.4. Maintain a regular rhythm of entries along a street. 8VHDFRPPRQGRRUKHLJKWRQDJURXQGÀRRUDQGRQDYLVLEOH XSSHUÀRRU 3URYLGHVSDFHEHWZHHQHQWULHVRQDEXLOGLQJWREHJHQHUDOO\ FRQVLVWHQWZLWKVSDFLQJRQQHDUE\WUDGLWLRQDOEXLOGLQJV Design the primary entrance to a EXLOGLQJWREHFOHDUO\LGHQWLILDEOH &LW\RI,WKDFD=RQLQJ Code The City of Ithaca Zoning Code LQFOXGHVEDVLFVWDQGDUGVIRU EXLOGLQJIRUPLQFOXGLQJKHLJKW DQGVHWEDFNV KWWSHFRGHFRP B AD C FIGURE 11. Guidelines Format Standard Design Guidelines Format To facilitate ease-of-use, the design guidelines in this document use a standard format. This includes: topic headings, intent statements, numbered design guidelines, additional information about appropriate strategies and illustrations or diagrams. Figure 8 uses a sample design guideline page from Chapter 4 to illustrate each key element. Waterfront Design Guidelines 23 CHAPTER 1 INTRODUCTION Which Chapters Apply to My Project? Ch.1 Introduction Ch.2 Guiding Principles Ch.3 Site Design Ch.4 Building Design Ch. 5 Signs Ch.6 Guidelines Specific to Character Areas New Construction Building Addition Landscaping/ Site Work Signage Which Chapters Apply to My Project? This chart indicates which chapters are relevant to different types of work in the Waterfront Area. For some smaller projects, all relevant design guidelines may be found in one chapter (i.e., a project to expand and re-landscape a parking area may be subject only to the guidelines in Chapter 3). For larger projects, several chapters may apply (i.e., a new mixed-use or commercial project may be subject to Chapters 1-6). Waterfront Design Guidelines CHAPTER 1 INTRODUCTION24 Document Organization and Format The information in this document appears in this sequence: Document Organization Following the introduction, the design guidelines are organized into six separate chapters by design topic, as summarized below. Chapter 1 Introduction The introduction summarizes the purpose and policy foundation of the guidelines. It also describes the organization and format and the design review process. Chapter 2 Guiding Principles This chapter provides overarching design principles for all development in the Waterfront Area to serve as a framework for the design guidelines that follow. Chapter 3 Site Design This chapter provides general site guidelines applicable to all new construction in the Waterfront area. It covers issues of site design, including street character and landscaping, building placement, connectivity, open space, parking, etc. Chapter 4 Building Design This chapter provides design guidelines for the visual and functional character of buildings throughout the Waterfront area. Topics include building scale, architectural character, materials, and ground floor design. Chapter 5 Signs This chapter provides guidelines for signs, including type, location, and lighting. Chapter 6 Guidelines Specific to Character Areas This chapter provides additional guidance for new development in the specific character areas in the Waterfront area (Newman District, Market District and West End/Waterfront District, Cherry Street District). These guidelines supplement the guidelines in Chapters 3-5 to provide additional nuanced, context-based guidance for each area. Waterfront Design Guidelines 25 CHAPTER 1 INTRODUCTION Waterfront Design Guidelines CHAPTER 2 GUIDING PRINCIPLES26 The guidelines and the review process through which they are administered seek to maintain the Waterfront Area as a cohesive and livable place with an attractive and pedestrian-oriented environment. They promote maintenance of the Waterfront Area’s traditional character while encouraging architectural creativity and contemporary design. The following guiding principles provide a foundation for the design guidelines. Each project should be consistent with the Guiding Principles. CHAPTER 2 GUIDING PRINCIPLES In this Chapter: Achieve Excellence in Design 27 Express Human Scale 27 Design for Compatibility and Respond to Context 27 Encourage Creativity 28 Acknowledge Constraints 28 Activate the Public Realm 28 Maximize Connectivity 29 Design for Sustainability 29 Waterfront Design Guidelines 27 CHAPTER 2 GUIDING PRINCIPLES Achieve Excellence in Design All development in the Waterfront Area should achieve excellence in design. This includes using high quality materials and construction methods, and paying attention to the intent of the guidelines. The bar for design in the Waterfront Area should be set high. Thoughtful designs should establish a distinctive sense of character and provide a positive pedestrian-oriented experience. Express Human Scale People relate best to a building when it includes elements that are at a scale they can easily perceive. Designing a building to convey human scale is critical to creating an appealing public realm. Each project should express a human scale through the organization, scaling and composition of its architectural elements. Design for Compatibility and Respond to Context The Waterfront Area has a mix of historic and industrial buildings that embody the character of Ithaca. Several historic buildings frame the vibrant West End district. The Cherry Street district contains numerous buildings with industrial characteristics that provide a sense of heritage and culture. Buildings that are highly valued contribute to a cohesive quality through their materials, scale and massing, organization of functions and other features. When adjacent to historic and industrial buildings, new development should respect the design traditions of the Waterfront Area by drawing on these qualities. Designing a building to convey human scale is critical to creating an appealing public realm. Each project should express a human scale through the organization, scaling and composition of its architectural elements. For example, this building breaks massing into separate modules with upper floor stepbacks, changes in material and more. All development in the Waterfront Area should achieve excellence in design. Thoughtful designs should provide a sense of character and a positive pedestrian-oriented experience. For example, this building utilizes high quality materials and provides ground floor amenities that improve the pedestrian experience. New infill development should respect the design traditions of the Waterfront Area. Waterfront Design Guidelines CHAPTER 2 GUIDING PRINCIPLES28 Encourage Creativity The guidelines establish expectations for compatible development, while also encouraging creativity in design. The Waterfront Area has a wide mix of building types and architectural styles that are all influenced by the culture and history of the Waterfront Area. The design guidelines encourage new development to embrace and unify elements relating to a waterfront identity. New infill and renovation projects should draw design inspiration from the Waterfront Area and continue to build a cohesive identity through design. Acknowledge Constraints The Waterfront presents a variety of constraints to development. Poor soil, and limited vehicular rail crossing are constants throughout all the districts. The guidelines seek to improve urban design without significantly impacting project costs. Objectives must be balanced with a realistic sense of development costs and other constraints. The guidelines provide flexible options in meeting design objectives. Activate the Public Realm Development in the Waterfront Area should encourage and improve pedestrian circulation and access. Each project should contribute to the public realm by enhancing pedestrian interest and comfort with site design. Buildings should visually and/or physically access the waterfront and/or public streets and spaces. New infill and renovation projects should draw design inspiration from the waterfront Each project should contribute to the public realm by enhancing pedestrian interest and comfort. An outdoor dining space provides pedestrian interest and activates the public realm. The Waterfront Area presents a variety of constraints for development. The guidelines provide flexible options in meeting design objectives, including the reuse of an existing building. The building (above) is an innovative adaptive reuse project that re-purposed an industrial structure. Waterfront Design Guidelines 29 CHAPTER 2 GUIDING PRINCIPLES Maximize Connectivity Waterfront Area properties should help establish an interconnected circulation system for all modes; pedestrian, bike, boat, and vehicle. Along the waterfront, new development should continue public access to encourage a waterfront area wide network for pedestrians and bikes. Interruptions to public sidewalks and vehicle-pedestrian conflicts should be avoided. Clear and direct connections inside a development site, between buildings and open spaces and to the waterfront are critically important. Design for Sustainability Ithaca has prioritized sustainability through policy and practice, particularly through the city’s Green Building Code. Site and building design will be important in achieving these objectives. A project should reduce energy consumption, conserve resources and minimize environmental impacts to help move Ithaca toward a sustainable future. Waterfront properties should establish an interconnected circulation system for all modes. A project should reduce energy consumption, conserve resources and minimize environmental impacts to help move Ithaca toward a sustainable future. Ithaca Green Building Policy More information on the Policy: http://ithacagreenbuilding.com Waterfront Design Guidelines CHAPTER 2 GUIDING PRINCIPLES30 WATERFRONT DESIGN GUIDELINES 31 CHAPTER 3 SITE DESIGN Site design refers to the arrangement and placement of buildings and site features and the relationship of these elements to public areas and neighboring properties. This chapter provides site design guidance for all projects in the waterfront. It shall be used in conjunction with the Character Area-specific guidelines in Chapter 6. Figure 12 illustrates key site design considerations on a simple site plan diagram. KEY CONSIDERATIONS OF SITE DESIGN DE WATERWAY WATERFRONT TRAILSTREETA B B C F A Building Orientation D Parking Location B Pedestrian Connections E Driveway Location/Access C Open Spaces Waterfront Trail IN THIS CHAPTER: Building Orientation 32 External Pedestrian Connectivity 34 Internal Pedestrian Connectivity 35 Through-Block Connectivity 36 Open Space 37 Surface Parking 38 Driveways and Access 39 Service Areas 39 Fences and Walls 40 Landscape Design 41 Sustainable Site Design 42 Winter City Design 43 Freestanding Site Features 44 Site Lighting 45 Working with Topography 46 Adaptive Reuse and Integration of Existing Buildings 47 Sensitive Site Transition 50 CHAPTER 3 SITE DESIGN F FIGURE 12. Key considerations of site design. WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN32 SD. 1. Orient architectural and landscape elements to the public realm and the waterways. • Orient a primary entry and architectural features to face a street, public plaza, waterway or prominent public space. • Create multiple building fronts if building fronts two or more prominent public spaces and/or streets. • Organize the site and building structure to visually define and shape connections between waterways and nearby communities. • Provide an outdoor space, e.g. patio or rooftop terrace that allows views of a waterway. Building Orientation Building orientation refers to how architectural elements (doors, windows, etc.) relate to their surroundings. Buildings should be sited to establish a strong visual and physical connection to the public realm. If a building is sited along a waterway, building elements should front this natural feature to create an engaging, pedestrian friendly waterfront, see figure 13 & 14. FIGURE 13. Orient a building’s primary entry to face a street. Orienting a primary entry to a public plaza or other prominent public space is also acceptable. FIGURE 14. If adjacent to a waterway, orient a building’s primary entry to face the waterway . Priority Entry Location STREET STREET WATERWAY WATERFRONT TRAILSTREETBUILDING ORIENTATION Priority Entry Location STREET STREETSTREET WATERFRONT DESIGN GUIDELINES 33 CHAPTER 3 SITE DESIGN Consider providing an outdoor space, a balcony, or patio that allows for public views of the waterfront. WaterwayGround Floor Patio Rooftop Terrace Landscaped Setback Waterfront Trail Building Entry Building Orientation FIGURE 15. Building Orientation WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN34STREETWATERWAY WATERFRONT TRAIL WATERFRONT TRAIL WATERWAY A walkway that connects a building to the waterfront and the waterfront trail. An open space that connects a building to the waterfront and the waterfront trail. STREET STREETSTREET STREETSTREET STREETA walkway that connects a building to a public space through a setback area. A door that opens directly to a public space. A plaza, outdoor seating area or patio that connects a building to a public space. Doors and large windows create a physical and visual connection between a building and public space. External Pedestrian Connectivity External pedestrian connectivity refers to a point of access between a site, building and the public realm. A strong physical and visual relationship between these elements enhances walkability. SD. 2. Provide a physical and visual connection for pedestrians between a site and the public realm. • Use a walkway that connects a building to a public space through a setback area. • Place a door that opens directly to a public space. • Place a plaza, outdoor seating area or patio that connects a building to a public space. SD. 3. When a property is adjacent to a public open space or the Cayuga Waterfront Trail, connect the site to any public- private pedestrian walkway. EXTERNAL PEDESTRIAN CONNECTIVITY Options engaging open space include: An outdoor seating area to connect site to public space. WATERFRONT DESIGN GUIDELINES 35 CHAPTER 3 SITE DESIGN FIGURE 16. Integrate an internal walkway system with the public-pedestrian circulation system. STREETWATERWAY WATERFRONT TRAIL INTERNAL PEDESTRIAN CONNECTIVITY Internal Pedestrian Connectivity An internal pedestrian circulation system should connect each site with the public realm. Movement and connectivity between noted areas of a site (ROW access, Parking, Open Space, Pedestrian Walkways) and a building’s entry are important in creating an accessible, and accommodating site. SD. 4. Establish an internal walkway system that connects key areas, such as building entries, parking areas, the Cayuga Waterfront Trail, and other prominent open spaces. • Use landscaping, special paving, architectural features, and lighting to accentuate a site’s circulation. • Direct an internal walkway through a plaza, courtyard or other outdoor feature. • Design an internal walkway that is inclusive and ADA accessible. • Connect an internal walkway system to larger public pedestrian networks. An internal walkway connects key areas of a site together, e.g. Parking to Open Space. The architectural features, glass curtains and awnings create interest through site. Coordinate building and site materials to highlight pedestrian connections. Amenities near the waterway encourage greater interest and activity. WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN36 SD. 5. Provide convenient public pedestrian access through a block • Site a simple path connecting two parallel streets through a block. • Use architectural features to generate street interest along through-block connections. • Integrate a public walk with an open space or retail amenity that connects through a block • Design alleys as shared public ways to create usable public spaces; these small streets should calm traffic to pedestrian speeds. Through Block Connectivity Long blocks can create barriers to pedestrian access. Projects are encouraged to provide a pedestrian connection through a long block where possible to increase area-wide pedestrian connectivity. Incorporating pedestrian connections throughout all the waterfront is critical toward creating a livable and vibrant area. A path connecting two streets through a block. An alley that is designed to be shared by pedestrians and automobiles. FIGURE 17. Provide a pedestrian pathway integrated with an open space or retail amenity that connects through a block where feasible. This may require coordination with neighboring property owners. A Public Walk integrated with an open space or retail amenity that connects through a block. Public Walk Path/Open Space Shared Alley/- Access Drive Through-Block Connectivity Methods include: Through-Block Connectivity Sites should provide pathways to vibrant public spaces. Pathway enabling pedestrian movement between two streets. Alleyways should function as shared public ways, with amenities accommodating pedestrians. SHARED PATHWAY WATERWAY New Development New Development Waterfront Trail WATERFRONT DESIGN GUIDELINES 37 CHAPTER 3 SITE DESIGN STREET STREETSTREET STREETSTREET STREETWATERWAY WATERWAY Courtyard between buildings, integrated with the public sidewalk. Corner plaza adjacent to the public sidewalk and street. Linear outdoor space.Corner Plaza on Waterfront Linear outdoor space on the Waterfront Waterfront Trail Waterfront Trail OPEN SPACE Options for a public-oriented open space include: Orient an open space to be visually and physically connected to the public street and sidewalk. Open Space Courtyards, street-adjacent plazas, linear outdoor dining areas and other open spaces provide places for customers and tenants to gather and engage. 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. SD. 6. Incorporate an open space into a site design where feasible • Place open space so that it is visually and physically connected to a public space, sidewalk or trail. • Link open space to internal site features and the public realm. • Program open space with site features or activities that keep it lively and occupied. • Place open spaces on a site where greater sun exposure exists. • Size an open space to be adequate for its function. • Enclose an open space by framing it with building edges, landscaping, or other site elements. WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN38 Surface Parking Careful design is needed where a surface parking area is adjacent to a sidewalk or public space. A parking facility can create a void along the street edge and decrease pedestrian comfort. Where surface parking is provided, its visual impact on the public realm should be minimized. SD. 7. Locate surface parking area to the interior of a site, avoid fronting on a public street or waterfront. If possible consolidate and share parking with neighboring properties. • Set back the surface parking area away from the property line that is adjacent to a street. If feasible, a minimum setback of 20 feet is ideal. • Coordinate with neighboring properties to create a shared parking area. SD. 8. If surface parking must be located adjacent to a street or waterway, buffer or screen the lot. Site Wall Public Art Landscaping SURFACE PARKING SCREENING Options include: a) Active landscaping b) Low site walls or decorative fencing c) Public Art d) Other methods that meet the intent of this guideline If you provide any screening, provide convenient means of access. Setting back surface parking area from the street and screen the area diminishes the visual impact it may have in the public realm. WATERFRONT DESIGN GUIDELINES 39 CHAPTER 3 SITE DESIGN Driveways and Access While automobile access is critical to the function of a site, pedestrian movement should have priority. Vehicular access points should prioritize safety and minimize pedestrian-vehicle conflicts. SD. 9. Limit the number of vehicular access points of a site to reduce pedestrian-vehicular encounters. • Coordinate and share a consolidated access between adjacent properties. SD. 10. Minimize width of driveway where it crosses a pedestrian way. SHARED PARKING & ACCESS STREET SHARED ACCESS SHARED ACCESS Property A Property B SHARED ACCESS STREET STREETSTREETCoordinate with neighboring properties to create shared parking opportunities. Service Areas Service areas (trash receptacles, loading areas) and mechanical equipment (HVAC, air source heat pumps and utility meters) can also negatively impact the streetscape and the pedestrian experience when visible. These features may produce hazards that should not be visible from the street or water. Service areas should be integrated and coordinated with site and building elements, to not be visible. SD. 11. Locate or screen a service area so that it is not visible from the public street. • Locate service area in the interior of a site where it is not visible from a public street, park, or plaza. • Screen service area with a solid wall or opaque fence. • Use screening materials that are compatible with building materials. Screen a service area from view with a solid wall, opaque fence or landscaping. FIGURE 18. Shared Parking and Access. WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN40 Fences and Walls Fences and walls are often used to enclose a private outdoor space. Retaining walls are used to address site topography. Fences and walls should be carefully coordinated with the overall site design of a property. Visible fence and wall materials should be compatible with materials used throughout a site and on a building. Fence and wall guidelines are most critical for areas of a site that are visible from the public realm. SD. 12. Coordinate a fence or wall with an overall site design concept. • Create a fence or wall opening as needed to integrate an internal circulation system. SD. 13. Use a fence or wall material that is compatible with other building materials and overall site design concepts. • Coordinate a fence material with a primary or secondary material of the primary building. • Use a consistent material and pattern for a publicly visible fence or wall. SD. 14. Concrete walls, including retaining walls, should provide visual interest. A coordinated use of materials between the primary building and the fencing or wall provides compatibility. • Scoring • Staining • Terracing • Landscaping screening WATERFRONT DESIGN GUIDELINES 41 CHAPTER 3 SITE DESIGN Landscape Design Landscaping can enhance a project by providing shade, visual interest, tying together key site features, screening for unattractive site features and a buffer between properties. It also can help soften an urban environment. Landscaping should be used to visually enhance a public space. SD. 15. Preserve existing trees wherever possible. • Incorporate an existing tree into the site design. • Highlight an existing tree as a design element. • Plant or preserve additional trees to increase canopy and accommodate new planting areas with sufficient underground infrastructure for tree roots. SD. 16. Use a coordinated landscape palette to establish a sense of visual continuity within a site. • Use a consistent palette throughout the property. Variation is encouraged, but landscaping elements should be thoughtfully organized. SD. 17. Use landscaping to highlight a building entry, walkway or other feature. SD. 18. Use landscaping to screen a sensitive edge, such as an abutting residential property or natural feature. SD. 19. If a property is located along a waterway, use landscaping to enhance the waterfront. Plant and Tree Selection Plants and trees that are proven successful in Ithaca’s climate should be selected to reduce the need for maintenance and replacement. SD. 20. Use native tree and plant species that thrive in Ithaca’s climate. • Use drought and cold weather tolerant species. • Use tree species that are able to survive in an urban setting. SD. 21. Minimize the need for irrigation. Use a coordinated landscape palette to establish a sense of visual continuity in the design of a site. Minimize irrigation. REFERENCE TO FORESTRY MASTER PLAN KWWSVZZZFLW\R¿WKDFDRUJ )RUHVWU\0DVWHU3ODQ WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN42 Sustainability is a critical community objective in Ithaca and is prioritized in many city policies. Each site design should contribute to a sustainable future for Ithaca. Incorporate sustainability features to reduce energy consumption and stormwater runoff. SD. 22. Integrate low impact development (LID) features to minimize impacts to energy consumption, the municipal stormwater system and area watersheds. • Include a stormwater management feature, such as a bioretention area or rain garden, as a site amenity or landscape feature. • Use permeable surfaces and paving systems that allow water infiltration. • Use generous site landscaping to absorb site runoff. • Collect and use rainwater for irrigation. SD. 23. Use landscaping to reduce the need for heating and cooling. • Use trees and landscaping to create shade in the warm months and allow for sun exposure in cool months. SD. 24. Choose a material that reduces energy consumption. • Use a local, recycled material where possible. • Use a light colored surface material that reflects heat. • Incorporate an energy-generating feature on site. This may include solar panels, solar powered lighting or other similar features. PERMEABLE SURFACES Systems that allow infiltration Include a stormwater management feature, such as a biorention area or raingarden. Sustainable Site Design (Stormwater Design) WATERFRONT DESIGN GUIDELINES 43 CHAPTER 3 SITE DESIGN Winter City Design The impacts of Ithaca’s climate on site design should be considered. Snow removal and snow storage can directly pedestrian circulation, landscaping and parking, etc. Buildings and open spaces should be placed to maximize sun exposure. Pedestrian areas and open spaces should also be sheltered from prevailing winter winds. SD. 25. Design a site to promote efficient snow removal and adequate space for snow storage. SD. 26. Site a building and/or open space to maximize sun exposure and utilize passive solar design. SD. 27. Site a building to shelter open spaces and pedestrian areas from prevailing winter winds. SD. 28. Provide shared snow storage area. FIGURE 19. The location of plaza A is preferred over the location of plaza B because plaza A receives greater solar exposure, particularly in winter months when the sun is low in the sky. MAXIMIZING SOLAR EXPOSURE STREET DIRECTION OF SUNLIGHT AB NS W E WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN44 SD. 30. Integrate a freestanding feature within the overall design of a site. • Locate feature(s) where it does not impede pedestrian circulation or vehicular access. • Strategically incorporate freestanding feature(s) in an active areas: Cayuga Waterfront Trail, internal walkway or near building entry. • Use materials with consistency and coordinate them with other site and building features. • Benches • Tables • Planters • Public Art • Kiosks • Bike Racks FREESTANDING FEATURES Options include: Planters. Chairs, Tables, Benches. Public Art. Bike Racks. Strategically locate site furnishings and public art to enhance the public realm or an open space. Free Standing Structures (Street Furniture) Freestanding structures include, but are not limited to: benches, planters, bike racks, and tables. These structures are functional design components and enhance a project aesthetically. They enable passive pedestrian activities and complement open spaces. SD. 29. Integrate freestanding features to enhance a site or the public realm. Potential features include: WATERFRONT DESIGN GUIDELINES 45 CHAPTER 3 SITE DESIGN Site Lighting Site lighting can be used to enhance building and landscape design and to provide additional safety to a space. Lighting should be carefully placed to minimize unnecessary light pollution and avoid disruption to nearby residential areas across the waterways in the West End. Successful site lighting balances form, intensity, color, technology, and energy-efficiency, contributing to the Waterfront’s overall nighttime character and safety. SD. 31. Scale site lighting to functional purpose. • Use a small-scale fixture with down-lighting or light bollards to illuminate a pedestrian walkway. • Use medium scale (15-18ft height) overhead lighting for a common outdoor space, building entry, parking area or internal driveway. SD. 32. Prevent light spill to adjacent properties, the sky or waterway. • Use a fixture that provides even lighting for a plaza, courtyard or patio area. • Shield site lighting to avoid off-site glare. • Orient fixtures toward the ground. SD. 33. Integrate a lighting fixture with the design of the overall building and site. • Use a style that is compatible with a building and site design, e.g. contemporary fixture for a contemporary building. • Choose a material that is compatible with materials used on the building and throughout a site. Light on a waterfront Scale site lighting to reflect its purpose. Design lighting to minimize light spill onto adjacent properties and the sky. WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN46 Creating with Topography Despite the Waterfront Area’s lack of existing topography, development is encouraged to generate topography to activate spaces and mitigate challenges associated with the area. Strategic topographical interventions could be used to mitigate noise from busy roads and create desirable mirco- climates that protects from wind. Added topography is also beneficial as passive landscaping that adds visual interest to the overall site. SD. 34. Design a site to integrate added or existing topography. • Incorporate a topographic feature as an open space or landscape amenity where feasible. • Use topography to buffer noise disturbances Design a site to integrate with and take advantage of existing topography. Existing Building Rooftop Addition ROOFTOP ADDITION Options include: Adaptive Reuse and Integration of Existing Buildings Adaptive reuse involves existing buildings and sometimes integrating them into new development projects. Reusing a building avoids the use of energy and resources required to produce new construction materials, significantly reducing environmental impacts. New development should explore opportunities to integrate an existing building or buildings into site design. For locally designated historic buildings or buildings within a locally designated historic district, please also refer to the City of Ithaca Historic District and Landmark Design Guidelines. SD. 35. Encourage reuse of an existing building instead of developing a new building, especially within or adjacent to local or nationally designated historic buildings. • Consider a use that activates and enhances a public space. • When conducting an adaptive reuse project, consider redesigning a parking or other paved area between a building and the street as an active outdoor use, such as a plaza, outdoor seating area, display area or similar space. • Increase landscaping in an existing parking area where the number of parking spaces can be reduced. WATERFRONT DESIGN GUIDELINES 47 CHAPTER 3 SITE DESIGN Adaptive Reuse and Integration of Existing Buildings SD. 36. Consider providing a rooftop addition instead of demolishing the existing building. Additional care should be taken when the building is known to be of historic importance. • Design a rooftop addition to be subordinate to the original building. • Provide transition in scale between the rooftop addition and an adjacent traditional building. • Set back the walls of the rooftop addition to differentiate it from the original building. • Use different material on the rooftop addition to differentiate it from the original building. • Design a facade on a rooftop addition to be compatible with, but not replicate, the original structure. SD. 37. Consider integrating an existing building into a new development project rather than demolishing it. • Create a shared outdoor space for buildings. • Transition in scale downward toward the existing building when the new development is taller. • Integrate pedestrian site circulation between buildings • Consolidate and share parking between buildings, and potentially with other uses nearby. • Consider dual use for spaces - a plaza that can used for parking or closed for events Consider a rooftop addition instead of demolishing the existing building. Seek opportunities for adaptive reuse in an existing building. WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN48 ADAPTIVE REUSE OF AN EXISTING BUILDING A Surface parking lots receive landscaping enhancements to improve aesthetics. B Under-utilized space is activated and updated with a contemporary architectural element (pergola) that provides additional seasonal flexible-use space. C Paved area becomes an outdoor patio and dining area. D New landscaping buffers the patio area from the street, and provides pedestrian interest to passersby. E New accessibility improvements enhance pedestrian and ADA access. C D EBACDEBA Adaptive Reuse and Integration of Existing Buildings FIGURE 20. Adaptive Reuse of an existing building. WATERFRONT DESIGN GUIDELINES 49 CHAPTER 3 SITE DESIGN INFILL DEVELOPMENT AND SITE IMPROVEMENTS EXISTING CONDITION Utilize Shared Access to Parking Transition in Scale to the Existing Building Create Shared Outdoor Space Enhanced LandscapingConsolidate Parking Between Uses FIGURE 21. A new infill project could work within the existing site without demolishing the original building. The new structure could step down in scale to transition smoothly to the original building. Parking consolidation between uses would allow for site enhancements. Adaptive Reuse and Integration of Existing Buildings WATERFRONT DESIGN GUIDELINES CHAPTER 3 SITE DESIGN50 Central point of access Shade trees and planting beds Open shared plaza spaces connect buildings to trails and walkways Shade trees, lawn and planting beds Central pedestrian access and overlook Shared plaza spaces connect buildings to trails and waterways Small semi-private patio space for buildings Multiple pedestrian access points Shade trees, lawn and planting beds Large semi-private patio space for buildings Pedestrian access Shade trees, lawn and planting beds BUILDING PLACEMENT ADJACENT TO THE WATERWAYS These buildings match the curvature of the waterway and activate the walkway with plaza spaces and pedestrian access. Rectilinear buildings are placed along the waterway so that they provide triangular plazas and open space along the walkway. Angled buildings frame the waterway and provide plaza space and centralized water access. A series of buildings provides a “stepped” edge to the waterway. Open space along the walkway is broken up and distributed more evenly along the edge of the site. CURVED RECTILINEAR ANGLED STEPPED Sensitive Site Design Transitions FIGURE 22. Sensitive site transitions along a waterway. WATERFRONT DESIGN GUIDELINES 51 CHAPTER 3 SITE DESIGN Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN52 A building’s design and the arrangement of its features can strongly impact the public realm. Each building should incorporate “human scale” components to break it up into smaller, perceivable elements that are closer in size to a typical person, adding to pedestrian comfort and increasing walkability. As noted in Chapter 1, a building needn’t be “small” to express human scale; a building can accomplish human scale by providing articulation, detail and design elements that break larger-scale masses into smaller visual proportions. A building design should accentuate key building elements and provide visual interest at interfaces to the public realm. Buildings should be designed to sensitively “fit in” to an existing neighborhood by using compatible materials, or drawing on the basic characteristics of nearby buildings and neighborhoods. In this Chapter: Building Entries 53 Windows 54 Roofs 54 Materials 55 Accessory Structures 62 Building Equipment / Mechanical 62 Parking Garages 63 Sustainable Building Design 64 Street Level Interest 65 Building Articulation 66 Combining Building Methods 69 Interior Facade Articulation 72 Chapter 4 Building DesignCHAPTER 4 BUILDING DESIGN Waterfront Design Guidelines 53 CHAPTER 4 BUILDING DESIGN »Canopy »Arcade »Portico »Stoop »Building Recess »Awning »Moldings Building Entries Building entrances provide a key visual connection between the public and private realm. A door should be easily recognizable and should provide a strong visual and physical connection to the public realm. Building entries should be spaced to provide visual continuity along a street and read similarly to traditional buildings in an area. BD. 1. Design a primary entrance to a building to be clearly identifiable. • Using architectural element(s) to highlight an entrance, treatments include: City of Ithaca Zoning Code The City of Ithaca Zoning Code includes basic standards for building form, including height and setbacks: http://ecode360.com/8393835 BD. 2. Use an authentic, functional entry on a street-facing facade. BD. 3. Size and proportion an entry element to be in the range of heights and widths of nearby traditional entries. • Size a door to be easily readable and recognizable, but to not be overly large. • Use a vertically oriented door that is in keeping with traditional door patterns in the area. BD. 4. Maintain a regular rhythm of entries along a street or waterway. • Use a common door height on a ground floor and on a visible upper floor. • Provide space between entries on a buildings to be generally consistent with spacing on nearby traditional buildings. Design a primary entrance to a building to be clearly identifiable Common entry height and consistent spacing establishes a rhythm for a series of entries. Provide a sheltering element such as a canopy, awning, arcade or portico. Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN54 Windows Windows are and continue to be a key design element for waterfront buildings. Their design and arrangement should express a human scale, create visual continuity with context and provide interest to the public realm and Waterfront. BD. 5. Locate and space windows to express a traditional rhythm and create visual continuity. • Provide consistent horizontal spacing between windows on a floor or vertically align windows over multiple floors. • Align windows vertically on upper floors. • Provide a common head height for windows on a single floor. Minor deviations may be appropriate for an accent, but vertical and horizontal spacing should remain consistent. • If a curtain wall is used, place spandrels, moldings, awnings or sills to provide vertical and horizontal expression. • Create depth in a window opening to generate shadows and visual interest. BD. 6. Place a window opening to correspond to an actual interior space. BD. 7. Design a window to create depth and shadow on a facade. • Design a window to appear to be ”punched” into a masonry wall. • Avoid windows that appear pasted on the facade and fail to create any visual depth to the facade.Common entry height and consistent spacing establishes a rhythm for a series of entries. Design a roof to be architecturally consistent with the overall architectural design and detailing of the structure. Roofs Roofs contribute to a building’s character. Roofs should be integrated with overall design of a building and be compatible with surrounding context. BD. 8. Design a roof to be architecturally consistent with the overall architectural design and detailing of the structure in terms of the form and material. Waterfront Design Guidelines 55 CHAPTER 4 BUILDING DESIGN Materials Materials and their composition strongly impact the perception of a building or site. They should be used to convey human scale and provide visual interest to the public realm. Materials should also be proven durable in Ithaca’s climate to prevent deterioration over time. Typical materials vary significantly among the character areas of the Waterfront, it is important to consider context when choosing materials. Figure 12 shows appropriate materials for each Character Area. BD. 9. Use materials to convey a sense of human scale and generate visual interest. • Add visual interest through texture, finish and detailing. • Use changes in material to add visual interest and express a human scale. • Use an accent material to highlight an important feature like an entry or window. • Use materials to create contrast and shadow. • Use a limited number of materials so that a façade does not appear overly busy or confusing. • Avoid visually “flat” or panelized materials (such as synthetic stucco or EIFS) that result in monotonous, featureless surfaces on any street- facing or water-facing façade. Limited applications of synthetic stucco or another visually flat material may be appropriate on an interior façade as a wall panel or as an accent, but should be complemented with a material rich in texture or with a dynamic finish. BD. 10. Use a material that is compatible with the surrounding context. • Use a material or alternative material that is similar in appearance to a traditional material. BD. 11. Use a high quality material that is proven durable. • Use a material that is proven durable in Ithaca’s climate. • Use a ground level material that can withstand on-going contact with the public and retain its quality. Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN56 Materials Appropriate Building Materials For Each Character Area This table indicates which building materials are appropriate (A) or inappropriate (-) in each of the Character Areas. This list is not all encompassing; other materials may be appropriate if they satisfy the intent of these guidelines. Newman District Market District West End/ Waterfront Cherry St District CladdingWood Clapboard P/S P/S P/S P/S Wood Shingle P/S P/S P/S P/S Cementitious Clapboard P/S P/S P/S P/S Cementitious Shingle P/S P/S P/S P/S Brick P/S P/S P/S P/S Stone P/S P/S P/S P/S Cementitious Panel P/S P/S P/S P/S Synthetic Stucco (EIFS)S* S* S* S* True Stucco P/S P/S P/S P/S Pre-Finished Metal Panel P/S P/S P/S P/S Glass Curtain Wall P/S P/S P/S P/S Seam Metal S - - P/S Split Face CMU ---S Architectural Metal S P/S P/S P/S *Interior façades only *Interior façades only *Interior façades only *Interior façades only Appropriate Cladding Materials For Each Character Area The following table indicates cladding materials that are appropriate as primary (P), secondary (S) materials or those that are not allowed (-) in each of the Character Areas. Secondary materials cannot exceed 25% of the surface area of any one building façade. These guidelines apply to the primary and secondary materials that are integral to the wall of a building. They do not limit use for accents or accessories such as storefronts, awnings or canopies. This list is not all encompassing; other materials may be appropriate if they satisfy the intent of these guidelines.WindowsNewman District Market District West End/ Waterfront Cherry St District Wood Frame AAAA Clad Wood Frame AAAA Extruded Aluminum AAAA Steel Frame AAAA Clear Glass AAAA Specialty Windows AAAA Waterfront Design Guidelines 57 CHAPTER 4 BUILDING DESIGN Materials TrimNewman District Market District West End/ Waterfront Cherry St District Wood AAAA Cementitious Trim Board AAAA Cellular PVC Trim Board (AZEK) AAAA Stone AAAA Brick AAAA Pre-finished Metal Panel AAAA DoorsNewman District Market District West End/ Waterfront Cherry St District Wood AAAA Fiberglass AAAA Steel Doors AAAA Extruded Glass and Aluminum AAAA Solid Glass AAAA Stoops / PorchesNewman District Market District West End/ Waterfront Cherry St District Stone, Natural or Cast AAAA Brick AAAA Concrete AAAA Powder-Coated Steel AAAA Powder- Coated Aluminum AAAA Painted Metal AAAA Wood - - A A Cementitious Shingle - A A A Wood Composite (TREX) - A A A Cellular PVC Trim Board (AZEK) -AAA True Stucco - A A A Wood Shingle - A A A Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN58 Materials FencingNewman District Market District West End/ Waterfront Cherry St District Wood AAAA Iron AAAA Steel AAAA Powder- Coated Aluminum AAAA RetainingWallsNewman District Market District West End/ Waterfront Cherry St District Natural Stone AAAA Split-Face CMU AAAA Textured/ Scored Concrete AAAA Waterfront Design Guidelines 59 CHAPTER 4 BUILDING DESIGNCladdingWood Clapboard Wood Shingle Cementitious Clapboard Cementitious Shingle Brick Stone Cementitious Panel Synthetic Stucco True Stucco Pre-finished Metal Panel Glass Curtain Wall Architectural Metal Split-Face CMU Seam Metal TrimWood Cementitious Trim Board Cellular PVC Trim Board (AZEK)Stone, Natural Brick Pre-finished Metal Panel Stone, Cast Materials Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN60 Materials WindowsWood Frame Clad Wood Frame Fiberglass Frame Extruded Aluminum Steel Frame Clear Glass Specialty Windows RoofsAsphalt Shingle Clay Tile Slate Metal Shingle Panelized Standing Seam Metal Traditional Standing Seam Metal Single-Ply or Asphalt Rolled RoofingDoorsWood Fiberglass Steel Doors Extruded Glass and Aluminum Solid Glass Waterfront Design Guidelines 61 CHAPTER 4 BUILDING DESIGN Materials PorchesStone, Natural Stone, Cast Concrete Powder Coated Steel or Aluminum Painted Metal Wood Cementitious Shingle Wood Composite (TREX) Cellular PVC Trim Board (AZEK)True Stucco Brick Wood Shingle FencesWood Iron Steel Powder-Coated Aluminum Retaining WallsNatural Stone Split-Face CMU Textured/Scored Concrete Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN62 Accessory Structures Accessory structures are desired for many properties. An accessory structure should be subordinate to a primary structure and its visibility from a public space should be minimized. A visible accessory structure should be compatible with a primary structure. BD. 12. Design an accessory structure to be subordinate to a primary structure. • Locate an accessory structure to the rear of a primary structure. • Where possible, locate an accessory structure so that its view from the street is blocked by the primary structure • Size an accessory structure to be at a lower scale and size as compared to the primary structure. BD. 13. If an accessory structure is partially or fully visible from the public street, design it to be compatible with the primary structure. BD. 14. Use detailing and materials that are coordinated with the primary structure. Building Equipment / Mechanical Utility service boxes, air-source heat pumps, telecommunication devices, cables, conduits, vents, chillers and fans are among the equipment that is often attached to a building. This equipment impacts the aesthetics of the structure and can adversely affect the quality of the pedestrian experience. Buildings should minimize the visual impact of mechanical and other building equipment, including the Waterfront trails and the Waterfront. FIGURE 24. Design an accessory structure to be subordinate to the primary structure. Minimize the visual impact of building equipment and equipment affixed to a building. City of Ithaca Zoning Code The City of Ithaca Zoning Code includes basic standards for building form, including height and setbacks: http://ecode360.com/8393835 BD. 15. Minimize the visual impact of building equipment and equipment affixed to a building. • Locate a utility connection or service box to the sides or rear of a building and not on a primary facade. • Screen equipment with an architectural screen wall, fencing and/or a landscape element. • Integrate air-conditioning units into the design of a building. Screen a window a/c unit that is visible from the public realm with an architectural feature. • Place mechanical equipment on a rooftop or in a location that is out of view from the street and/or waterway. Otherwise screen it or integrate it architecturally with the overall building design. BD. 16. Utilities should be moved underground, if possible, in coordination with the City. Waterfront Design Guidelines 63 CHAPTER 4 BUILDING DESIGN Parking Garages Parking garages can consolidate parking, thereby decreasing the need for large surface parking areas. Their design at the street level and upper levels should minimize the visibility of parked cars. For ground floor design on a parking garage, refer to “Street Level Interest”. BD. 17. Minimize the visibility of parked cars and prevent a monotonous appearance on a parking garage wall. • Use an architectural screen, special architectural feature, landscaping or other method to screen vehicles • Programming an active use to front the parking garage. BD. 18. Place a screening feature to fit within the overall architectural design of the parking garage. • Wrap the parking garage with an active use is the preferred screening alternative. Parking Garage Screening Appropriate methods include: Landscape Screening along ground floor. Wrap garage with an active use (preferred screening) Architectural screening providing visual interest. On upper floors, minimize the visibility of parked cars and prevent a monotonous appearance on a parking garage wall. Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN64 Sustainable Building Design Sustainability is a critical objective for Ithaca. Buildings should be designed to maximize energy efficiency and must comply with Ithaca’s Green Building Code. Designs should also address seasonal changes in natural lighting, solar access, and ventilation conditions. Buildings in the Waterfront should incorporate sustainable design features wherever possible, with an understanding that sustainability objectives must be balanced with those of placemaking and urban design. BD. 19. Consider including a building design feature that conserves energy. • Utilize external shading (landscape and/or integrated into the building) to keep out summer sun and let in winter sun. • Design a building to take advantage of energy-saving and energy- generating opportunities. • Design windows to maximize light into interior spaces. • Use exterior shading devices, such as overhangs, to manage solar gain in summer months and welcome solar access in winter months. • Incorporate a renewable energy device, including a solar collector, wind turbine on site or through the offsite purchase of renewable energy credits. • Utilize highly efficient internal equipment (e.g. lighting) and controls. • Use air- or ground-source (geothermal) heat pump systems for space heating and cooling, air-source heat pumps hot water, and non-natural gas-fired boilers. • Use energystar and water-efficient appliances and fixtures. • Avoid use of fossil fuels. BD. 20. When redeveloping a site, salvage or reuse site and building materials where possible. • Incorporate a functional existing building into a redevelopment project in order to minimize waste and greenhouse gas emissions associated with demolition. BD. 21. Include amenities that encourage walking or biking as an alternative to driving. • Include bicycle storage facilities, covered bicycle parking, employee showers and other bicycle-friendly amenities in a building or on-site. • Include pedestrian facilities that are well connected to the external pedestrian circulation system and the trail network. BD. 22. If a parking area is essential, provide one that supports fuel-efficient and electric vehicles. • Provide compact parking spaces. • Provide one or more electric vehicle (EV) charging stations. LEED Building Certification For more information on sustainable building design, see LEED Building Certification: http://www.usgbc.org/leed Incorporate renewable energy. Consider including a building design feature that conserves energy, such as a window pergola/ sun shading device. Waterfront Design Guidelines 65 CHAPTER 4 BUILDING DESIGN Windows Functional Entry (Storefront) Functional Entry (Residential) Street Level interest A building’s ground floor strongly impacts the pedestrian experience on an adjacent public space, like a sidewalk, public plaza, Waterfront trail, or promenade. Architectural elements must be combined to establish interest for pedestrians and boaters. A blank or featureless ground floor can diminish interest. This applies to both standard buildings and parking garages. Options for creating street level interest are shown below. BD. 23. Design a ground floor to engage the public realm and provide visual interest for pedestrians. • Preferred architectural elements include: »Functional entries »Windows »Display windows • If a preferred architectural element is not feasible, appropriate alternatives include: »Decorative wall surfaces »Landscaping »Wall art • Apply these guidelines to a parking garage that occurs at the street level. As stated on page 63, the ideal solution is wrapping the garage with active uses. Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN66 Building Articulation Building articulation includes vertical or horizontal changes in materials, color, wall plane or other elements that reduce real and perceived building scale. All Waterfront buildings should incorporate articulation methods. For the purposes of these guidelines, building articulation methods include two categories: • Façade Articulation. Façade articulation methods reduce perceived building mass. They break down a building into human scale components and express a sense of horizontal and vertical scale. However, these methods do not significantly affect the overall square footage of a floor or building. All Waterfront buildings should incorporate façade articulation methods. • Massing Variation. Massing variation methods reduce actual building mass and scale. They modulate a building floor or wall in a manner that creates a physical relief in an architectural form. Variations may affect enclosed square footage on a floor and building. Building Articulation methods are illustrated in Figure 13. Waterfront Design Guidelines 67 CHAPTER 4 BUILDING DESIGN Façade Articulation Methods Accent LinesA1 Accent lines include vertical and horizontal expression lines on a building wall. An accent line often projects slightly from the face of a building wall. Examples include: Color ChangesA2 Color changes include significant vertical or horizontal changes (15’-30’ min.) in color on a building wall. • Moldings • Sills • Cornices • Canopies Material ChangesA3 Material changes include significant vertical or horizontal changes (15’-30’ min.) in material on a building wall. Minor Wall OffsetsA4 A minor wall offset is a vertical expression line created by notching a building wall for its full height. Minor wall offsets are typically 5 feet or less. Building Articulation Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN68 Massing Variation Methods Height VariationA5 A height variation is an actual reduction in the vertical height of a building of at least one floor. (Note that it is not the intent of this variation method to require multiple elevators.) Increased SetbacksA6 An increased setback is similar to a minor wall offset, but with a larger dimension. It is established by providing a larger setback on a portion of a wall for its full height. Upper Floor StepbackA7 An upper floor stepback is similar to an increased setback, but it only occurs on an upper floor(s). It is created by setting back an upper story building wall relative to those on a lower story. A stepback of 8-12 feet in depth is suggested. Building Articulation Waterfront Design Guidelines 69 CHAPTER 4 BUILDING DESIGN Combining Building Articulation Methods A single building articulation method is typically insufficient to achieve a desired design outcome or promote architectural creativity and interest. Combining multiple methods into a single building is highly encouraged. As shown in Figure 14, a building often includes some or all of the building articulation methods identified previously in Figure 13. A4 Minor Wall Offsets A3 Material Changes A2 Color Changes Accent LinesA1 A5 Height Variation A6 Increased Setbacks A7 Upper Floor Stepbacks A4 A3 A2A1 A5 A6 A7 Illustration Credit: Shears, Adkins, A8 Through Block Connection A3 A1 A2 A8 A6 A7 A5 A4 ARTICULATION METHODS ON THE WATERFRONT Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN70 Use a combination of “façade articulation” and “massing variation” methods to reduce the perceived and/or actual mass and scale of a building. The following pages provide specific recommendations for combining building articulation methods. Suggested methods vary based on the specific design issue to be addressed and the dimensions and circumstances of a project. Recommendations are provided for the following objectives: • Maintain compatibility with traditional scale of the Waterfront • Address a Waterfront • Maintain a public view to waterways and public amenities • Provide solar access in public spaces • Create outdoor space for pedestrian activity BD. 24. Use a combination of “façade articulation” and “massing variation” methods shown in Figure 13 to reduce the perceived and/or actual mass and scale of a building. Combining Building Articulation Methods Waterfront Design Guidelines 71 CHAPTER 4 BUILDING DESIGN A. Waterways If a building is located next to a waterway, articulate the building wall that is adjacent to it. Use one of the following treatments: • Required: The building should provide an increased setback (A6) of at least 5 feet from the required setback line for the first two stories, and an increased stepback (A7) of at least 10 additional feet for any portion above two stories. • Recommended: Buildings over 2 stories can be completely setback (A6) fifteen feet from the required setback line. Required Recommended Combining Building Articulation Methods Waterway Waterfront Trail 13’ Building Patio 7’ Rooftop Terrace 10’ Rooftop Terrace Required Stepback and Setback *20’ 10’ Building Entry Waterfront Trail 13’ Landscaping 7’ Building Patio 10’ Rooftop Terrace 10’ Recommended Setback Rooftop Terrace Building Entry Top of Bank Recommended Stepback Waterway 30’ 15’ Waterfront Design Guidelines CHAPTER 4 BUILDING DESIGN72 B. Maintaining Public Views/Increasing Solar Access Intent: Maintain or create views down a public street, to the sky or to a natural feature. Maximize sunlight to the public realm or a private outdoor space, either at the street level or on an upper level. C. Creating Outdoor Space Intent: Create an opportunity for private outdoor space for tenants, customers or other building users on a ground floor, upper floor or rooftop. At the Ground Level: Use A6. On an Upper Floor or Rooftop: Use A5 or A7. Interior Façade Articulation Buildings should be compatibly scaled and draw on the Waterfront’s architectural traditions, yet also allow new, creative designs. This will create visual continuity along the street and a cohesive transition from building to building. BD. 25. Use minimal articulation methods to express human scale on an interior façade that is not visible to the public; additional articulation is encouraged but not required. Combining Building Articulation Methods A4 Minor Wall Offsets A3 Material Changes A2 Color Changes Accent LinesA1 A5 Height Variation A6 Upper Floor StepbacksA7 Increased Setbacks Waterfront Design Guidelines 73 CHAPTER 4 BUILDING DESIGN WATERFRONT DESIGN GUIDELINES CHAPTER 5 SIGN DESIGN74 IN THIS CHAPTER: General Sign Design Guidelines 75 Sign Appendix 79 Signs are important in the Waterfront Area, providing visibility and wayfinding to businesses. Their design should balance functional requirements with objectives for character, design, location, and compatibility. Orderly sign location and design can make fewer and smaller signs more effective. The design guidelines promote the use of signs that are aesthetically pleasing, of appropriate scale, and integrated with surrounding buildings in order to meet the community’s desire for quality development. All signs throughout the city are subject to the regulations in the Sign Ordinance of the City of Ithaca, which provides the definitions and legal framework for a comprehensive and balanced system of signage. CHAPTER 5 SIGN DESIGN WATERFRONT DESIGN GUIDELINES 75 CHAPTER 5 SIGN DESIGN Lighting S. 3. Shield sign illumination to minimize glare and light pollution. • Use a compatible shielded light source to illuminate a sign • Direct lighting to a sign from an external, shielded lamp. • Do not overpower the building or street edge with sign lighting. • If halo lighting is used to accentuate a sign or building, place the light source so that it is not visible. • If internal illumination is used, design it to be subordinate to the overall building composition. • If internal illumination is used, use a system that only backlights the individual characters of sign text. • Avoid the internal illumination of an entire sign panel. Materials S. 4. Use a sign material that is compatible with the architectural character and materials of the building. S. 5. Use permanent, durable materials for a sign. Water-facing Signage Signage along the waterway adds vibrancy to the Waterfront and THE SIGN ORDINANCE OF THE CITY OF ITHACA The Sign Ordinance of the City of Ithaca includes basic parameters for signs, including maximum area, quantity and other topics. http://ecode360.com/8392479 General Sign Design Guidelines Signs should contribute to a cohesive character of the Waterfront Area. All signage should also be compatible with the materials, colors and details of the building. Its contents should be visually interesting and clearly legible. Illumination sources should be shielded to minimize glare and light pollution. A sign should remain subordinate to a primary building. S. 1. Design a sign to be compatible with the primary building. • Use materials, colors and details that are comparable with those used for the building. • Avoid obscuring the ground floor cornice with any signage • Avoid covering up upper floor window openings with signage S. 2. Design and locate a sign to be subordinate to a site and primary building. • Design the sign to be simple in character. • Design the content of the sign to be clearly legible. • Limit the number of colors used on the sign, generally no more than three colors should be used • Locate and design the sign to emphasize rather than overshadow building features. • Locate sign on a building to help with immediate wayfinding; note signage visible from Waterfront should be minimal, secondary. Use a permanent durable material WATERFRONT DESIGN GUIDELINES CHAPTER 5 SIGN DESIGN76 significant visibility to associated businesses. However light from signage on the Waterfront travels a considerable distance by reflecting off of the surface the waterways and can have unfavorable impacts on nearby residential neighborhoods. To minimize these impacts additional guidelines are applicable to signage located near the waterways. S. 6. Control light direction • Use shielded external light to accentuate sign and building architecture and not spill over the building. • External lighting should not overpower sign or architecture. S. 7. Limit glare and reflection. • Avoid any internal illumination for signage along the Waterfront. • Apply shielding for any external lighting direct at signs. S. 8. Locate and design a wall sign to promote design compatibility among buildings. • Place a wall sign to align with other signs on nearby buildings. x xxxResidential Areas and their View Corridors WATERFRONT DESIGN GUIDELINES 77 CHAPTER 5 SIGN DESIGN The table below includes additional guidelines applicable to specific sign types. They shall be used in concert with the general signage guidelines above. The definitions included below are established in the City of Ithaca Sign Ordinance. WALL MOUNTED SIGNS A sign fastened, painted or otherwise erected on the wall of a building so that the wall becomes the sign’s supporting structure and wholly or partially forms its background. May include Flat Signs, Icon Signs, Box Signs WINDOW SIGNS A permanent sign affixed to a window surface or in front of or behind a window in such a manner that the window acts as its frame or background. BLADE AND PROJECTING SIGNS Any sign that projects from the exterior of any building. May include Icon Signs details of a building. S. 2. Design a window sign to preserve transparency at the sidewalk edge. • Use a minimal amount of opaque material on a window sign. • Scale a window sign so that it only covers a modest amount of a glass window panel. S. 3. Locate and design a blade sign to relate to building entries and convey visual interest. • Locate a small blade sign near the business entrance, just above the door. • Mount a larger blade sign higher on the building, centered on the façade or positioned S. 1. Locate and design a wall sign to promote design compatibility among buildings. • Place a wall sign to align with other signs on nearby buildings. • Design a wall sign to minimize the depth of a sign panel or letters. • Design a wall sign to fit within, rather than forward of, the fascia or other architectural WATERFRONT DESIGN GUIDELINES CHAPTER 5 SIGN DESIGN78 AWNING SIGNS A sign that is painted, printed, or stenciled onto the surface of an awning. FREESTANDING SIGNS A sign or signs mounted, painted on or fastened to a freestanding wall, pier or other sign structure, of which any horizontal dimension of a structural member exceeds 18 inches between two feet and eight feet above grade level. S. 1. Design printing on an awning to be subordinate to the awning. • Scale the printing on an awning sign to only cover a modest amount of the awning material. • Use a color that contrasts well with the color of the awning. S. 2. Locate a monument sign to integrate with a site design. • Ensure that a monument sign does not encroach on or interrupt a prominent site feature or internal walkway. S. 3. Scale a monument sign to be a size and height that expresses human scale. • Use a low profile monument sign that is easily readable, but does not block views to a building. WATERFRONT DESIGN GUIDELINES 79 CHAPTER 5 SIGN DESIGN Sign Appendix: General Sign Techniques INDIVIDUAL LETTERS Individual Letters or symbols may be fabricated from many materials in any font. They may be solid and externally illuminated or electrified and internally illuminated. Appropriate methods include: Pin-Mounted: Letters cut from solid materials such as wood, metal, or plastic are individually mounted and may be back-lit or illuminated from the front. Appropriate for Flat, Blade, Icon or Marquee sign types. Channel Cut, Internally Illuminated: Internally illuminated letters are surface-mounted and may use a variety of light sources. District regulations require the electrical raceway and all wiring to be hidden from view. Appropriate for Flat sign types. SOLID BACKGROUND Solid Background Signs may be made from many materials and letters or symbols may be inset, applied, cut-out or pushed-through. Appropriate methods include: Inset: Letters may be stamped or routed into a background. Appropriate for Flat, Blade, or Icon sign types. WATERFRONT DESIGN GUIDELINES CHAPTER 5 SIGN DESIGN80 Applied/Flush: Signs with painted or applied letters may be illuminated externally from above or below. Appropriate for Flat or Blade sign types. Cut-Out: Letters are cut out of a background, creating a negative effect. Appropriate for Flat, Blade, or Icon sign types. Push-Through: Letters are pushed through cut outs in a background. Per the signage regulations, only the letters or logo may be internally lit. The background should remain opaque. Appropriate for Flat or Blade sign types. SOLID BACKGROUND Solid Background Signs may be made from many materials and letters or symbols may be inset, applied, cut-out or pushed-through. WATERFRONT DESIGN GUIDELINES 81 CHAPTER 5 SIGN DESIGN NEON LED INCANDESCENT FLUORESCENT Sign Appendix: Illumination Methods Electrified, luminous tubes containing neon or other gases come in a variety of colors and are excellent for creating outlines and fluid shapes. Light Emitting Diodes (LED) are more energy efficient than incandescent bulbs. They are low-maintenance and LED signs have thinner profiles and raceways. This traditional form of lighting is slowly being phased out in favor of newer, more efficient lighting technologies. Fluorescent lights come in tube form and in compact versions that resemble regular bulbs. The initial cost is higher, but is offset by lower energy-use costs. WATERFRONT DESIGN GUIDELINES CHAPTER 5 SIGN DESIGN82 Sign Appendix:Types of SignsVertical Blade Horizontal Blade Flat Sign Awning Sign Window Sign Icon Sign Banner Sign Motion / Marquee Sign Box Sign Freestanding Sign Illumination MethodsHalo Illumination External Illumination Internal Illumination Channel Neon Tube Exposed Neon Tube Exposed Incandescent WATERFRONT DESIGN GUIDELINES 83 CHAPTER 5 SIGN DESIGN WATERFRONT DESIGN GUIDELINES CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS84 This chapter provides special guidelines for each of the four Character Areas defined in Chapter 1 and discusses areas of emphasis for specific topic areas. The guidelines and content shall be used in addition to the general guidelines provided in Chapters 3, 4 and 5. All Waterfront projects should encourage water based/dependent activities and maintain visual and physical access to the water. New and expanded development should incorporate features facilitate multimodal transportation, including, sidewalks, accessible plazas, bike facilities, through site crossings, and where appropriate enhance connections to the Cayuga Waterfront. Shared parking is highly encouraged in all districts to avoid the negative environmental and aesthetic impacts of multiple surface level parking lots. IN THIS CHAPTER: Newman District 86 Market District 88 West End / Waterfront District 90 Cherry Street District 93 CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS WATERFRONT DESIGN GUIDELINES 85CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREASCLIFF STW STATE ST FLORAL AVETAUGHANNOCK BLVDW SENECA ST S MEADOW STW BUFFALO ST PIER R D N MEADOW STN FULTON STCHERRY STTHIRD STTHIRD STDEY ST N T I T U S A V E CECIL A MALONE DRPARK RDWI L LOW AVE S F U L T O N S T RAILROAD SERVICE RDSTATE ROUTE 13 STABE R S T Legend Waterfront ZONE Newman D Market District WE/WF Cherry Street District Cherry Art Space-PUD Parks 0.500.250.125 Mi± WATERFRONT DESIGN GUIDELINES CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS86 Newman District The Newman District is characterized by its adjacency and connection to nearby public works facilities east of Willow Ave and public recreational facilities, Newman Golf Course and Cascadilla Creek to the south. The district has one only point of vehicular access at Willow Ave and Route 13, however the Cayuga Waterfront Trail offers an exceptional recreational connection to the entire waterfront on both sides of the Inlet, including Stewart Park, the Farmer’s Market and the Black Diamond Trail in Cass Park. The district is ideal for residential mixed use. This use is supported and enhanced by its proximity to the waterfront and recreational facilities. Mixed use development west of Willow Ave should aim to address both the street and waterfront edges, and preserve physical and visual access to the water. Future development east of Willow Ave should strengthen the street edge. Large development sites should limit vehicular points of access to preserve pedestrian and bike connectivity to the Cayuga Waterfront trail. Building Orientation Buildings in the Newman District should establish a visual connection between Willow Ave and the waterfront to strengthen the pedestrian experience between the two public areas. Along the Waterfront, development should continue the Waterfront Trail and provide open spaces. On Willow Ave, locate buildings near the street edge to create a sense of enclosure and establish the street edge as a place of interest for pedestrians. NMD.1. Place buildings along Willow Ave to establish a strong and consistent building edge and frame the street. • Place buildings relatively close to the sidewalk edge along Willow Ave. • No front yard setback is required except as necessary to provide a minimum of sidewalk and preferred 8’ tree lawn NMD.2. If Development is along the Waterfront, place site and building features along Waterfront edge to generate visual interest. • Place a functional entry along the Waterfront edge. • Provide outdoor spaces, such as a plaza, courtyard, or outdoor dining area for users to gather and engage in activity. • For properties located along the Waterfront, the first 12 feet of the building depth facing the water is restricted to a maximum building height of 2-3 stories. • For properties located along the Waterfront, there is a minimum setback of 20 feet from the top of bank. Development along a waterway. Development along the waterway adjacent road. WATERFRONT DESIGN GUIDELINES 87CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS BUILDING PLACEMENT IN THE NEWMAN DISTRICT Buildings in the Newman District should be at an 20’ setback from the top of bank if adjacent to a waterway. Newman District STREET WATERWAYXX20’ 20 f t 20 f t WATERFRONT DESIGN GUIDELINES CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS88 6 – 2 Market District The Market District borders two waterways to the west and north (Cascadilla Creek and the Cayuga Inlet) and Cascadilla St and Route 13, to the south and east. The Market District is a hub for food related retail due to the Ithaca Farmers’ Market, which draws large numbers of visitors to the district. The Norfolk Southern Cargo rail divides the district, placing the Waterfront, the Ithaca Farmer’s Market and the Ithaca Area Wastewater Treatment Facility (IAWWTF) on one side of the district and properties including community gardens along the highly visible Route 13 corridor. The district has one point of public vehicular access at Third St and Route 13. However, the Cayuga Waterfront Trail offers exceptional recreational connections to the entire Waterfront on both sides of the Inlet, including Stewart Park, the Farmers Market, Newman Golf Course, and the Black Diamond Trail in Cass Park. The district is ideal for a mix of development types including residential, retail and commercial. New development should aim to support and enhance existing uses. Waterfront sites should encourage water based/dependent activities and provide connections to the Waterfront trail. Development across the rail toward Rt. 13 should function as gateway to the City and the Waterfront, and be accessible to the Northside neighborhood community. Caption for images above. Building Orientation In the Market District, building sites should be located where they can establish a strong visual and physical connection to highly visible areas in the district, Route 13 and the Waterfront. Development along the Waterfront and Route 13 should orient building and site features to engage, interact, enhance these areas. MD.1. Orient site and building features to highly visible areas and natural features in Market District. • For development adjacent to the waterfront, place architectural features along the Waterfront and the Waterfront Trail • For development along Route 13, position functional entries and accessible open spaces along the street edge to strengthen and support the street edge. • For properties located along the waterfront, the first 12 feet of the building depth facing the water is restricted to a maximum building height of 2-3 stories. • For properties located along the waterfront, there is a minimum setback of 20 ft from the top of bank. WATERFRONT DESIGN GUIDELINES 89CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS BUILDING PLACEMENT IN THE MARKET DISTRICT Buildings in the Market District should be at an 20’ setback from the top of bank if adjacent to a waterway. Market District STREET WATERWAYXX20’ 20 f t 20 f t WATERFRONT DESIGN GUIDELINES CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS90 6 – 3 West End / Waterfront District The West End/Waterfront district stretches west from the Flood Control Channel east to Route 13/Fulton Street, Six Mile Creek to the south and Cascadilla Street to the north. The district connects the Waterfront Area to the downtown area and features as a destination hub with Inlet Island and the Waterfront Trail. The district is the most developed area of the Waterfront. Primarily commercial, the district has several long- standing local businesses, some notable historic buildings and many larger sites with development potential. The district contains major east-west transportation corridors that travel through and out of the city. Many of the City’s visitors and in-commuters pass through this district, which creates peak hour traffic congestion and stressful pedestrian and bike experiences. Future development should aim to enhance and strengthen the district’s role as a gateway to the Waterfront and an area with unique waterfront destinations. A wide mix of architectural styles and high quality building materials are appropriate in most areas of the district. Projects along the waterfront and adjacent to historic structures should respond directly these conditions. New and expanded development should incorporate bike-pedestrian facilities that add promote safety and convenience. Boatyard Grill Building Orientation New Development in the West End/Waterfront District should engage the major corridors that run through the district and the waterways. If a site is adjacent to the Waterfront and the street, the building and site should a establish a strong visual and physical connection to both public areas. Key site features such as primary entrance(s) should face the street and/or the Waterfront to create an active pedestrian friendly streetscape. WE.1. Place site and building features along the waterway and the street, if site is adjacent to both public features. • Place a primary entry along the street and the Waterfront. • Create visual interest along spaces that connect Waterfront and street. • Position open spaces between the Waterfront and the street to establish a visual connection. • For any buildings located along the waterway, the first 10 ft in depth of building facing the water, must be between 2-3 stories in height. • For properties located along the Waterfront, there is a minimum setback of 20 ft from the top of bank, except for the eastern side of Inlet Island. On the eastern side of Inlet Island the setback for buildings is 10 ft from the water. WATERFRONT DESIGN GUIDELINES 91CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS Pedestrian and Bike Safety High amounts of traffic in the West End can create stressful environments for cyclist and pedestrians. New Development should carefully place lighting and path connections where pedestrians will be visible for all users in the West End. WE.2. Establish well lit and visible connections between Pedestrian-Bike paths and the public right-of-way (sidewalks and streets) • Place scale-appropriate lighting at pedestrian-bike paths where they intersect with driveways, streets and public sidewalks. • Avoid large scale landscaping, freestanding features near sidewalk- driveway intersections and similar intersections at bike-pedestrian paths. West End / Waterfront District WATERFRONT DESIGN GUIDELINES CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS92 BUILDING PLACEMENT IN THE WEST END / WATERFRONT DISTRICT Buildings in the West End / Waterfront District should be at an 20’ setback from the top of bank if adjacent to a waterway. On Eastern side of Inlet Island the setback is 10’ from the water. WATERWAY WATERWAY XXXX20 f t 10 f t 20 f t WATERFRONT DESIGN GUIDELINES 93CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS Cherry Street District The Cherry Street District is the southernmost location in the study area. The district bounds the Flood Control Channel to the west and Six Mile Creek to the north. The area historically served as the City’s Industrial Park and continues to be a hub of industrial and commercial uses, including several high tech and manufacturing businesses. The District has a distinct industrial character with primarily 1-2 story buildings featuring brick, steel, metal panels and Cement Masonry units (CMU). The district’s limited road network allows for only two points of vehicular access – Cecil B. Malone Drive and a second outlet that would span over Six Mile Creek and connect to Taughannock Boulevard, currently under construction. Expanded multimodal access will help connect this district to the surrounding urban fabric and other areas of the Waterfront. Future development of the Cherry Street District should aim for an expansion of uses while retaining the district’s industrial character. Mixed-use residential development, particularly housing that offers live/ work opportunities, is encouraged north of Cecil B. Malone Drive, while non-residential commercial, light industrial and manufacturing uses will continue to the south. Building design and materials should be compatible with the industrial character. New and expanded development should, when possible, offer a connection to the future Black Diamond Trail network and the redesigned pedestrian Brindley St Bridge. Building Orientation Buildings in the Cherry Street District exhibit a vide variety of forms and orientation, however all maintain an industrial character. Buildings north of Cecil Malone Dr. should orient to Cherry St/Taber St/ Brindley St to create a sense of enclosure to the street and pedestrian paths. South of Cecil Malone Dr, development should continue to be setback from street to maintain access needed for light industrial uses. CSD.1. North of Cecil Malone Dr, place building and site features along the street to establish a strong and consistent built edge and frame the public realm. CSD.2. If site is adjacent to the Waterfront, position building and site features along rear setback to encourage access and activity along the Waterfront. • Place buildings relatively close to the sidewalk edge • If development is along the waterfront, rear setbacks of 20 feet is required. • An additional setback area may be appropriate to provide an expanded sidewalk, entry plaza, landscaped area or other outdoor feature provided that is still designed to establish a Waterfront edge and/or street edge through materials or other features. • Locate a open space between the waterfront and the street to establish a visual connection. WATERFRONT DESIGN GUIDELINES CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS94 BUILDING PLACEMENT IN THE CHERRY ST DISTRICT Buildings in the Cherry St District should be at an 20’ setback from the top of bank if adjacent to a waterway. STREET WATERWAYXX’ Cherry Street District 20 f t 20 f t WATERFRONT DESIGN GUIDELINES 95CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS City of Ithaca Planning & Economic Development Committee Wednesday, September 11, 2019 – 6:00 p.m. Common Council Chambers, City Hall, 108 East Green Street Minutes Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock, Stephen Smith, Donna Fleming, and Laura Lewis Committee Members Absent: Alderpersons McGonigal and Kerslick Other Elected Officials Attending:None Staff Attending: JoAnn Cornish, Director, Planning and Development Department; Lisa Nicholas, Deputy Director, Planning and Development; Thomas Knipe, Deputy Director, Economic Development; Jennifer Kusznir, Senior Planner; Alex Phillips, Planner; Bryan McCracken, Historic Preservation and Neighborhood Planner; and Deborah Grunder, Executive Assistant Others Attending: None Chair Seph Murtagh called the meeting to order at 6:00 p.m. 1) Call to Order/Agenda Review There were no changes to the agenda. 2) Public Comment Ashley Miller, 126 Sears Street, spoke on infill housing. Fay Gougakis, the Commons, spoke on signage on the Commons. She has come before this committee many times talking about the same things. No one is listening. Seph, you’ve been my council person for a long time. You hold a lot of wait. There are ways to make sure that rules are followed. 3) Special Order of Business a) Public Hearing – West State/MLK Zoning Changes Alderperson Smith moved to open the public hearing; seconded by Alderperson Brock. Carried unanimously. Andre Gardiner, 306 East State Street, spoke against the proposed changes to State Street. John C. King, 132 Pine Tree Road, spoke against the State Street rezoning. If we do that, we’re moving backward. Ithaca is where people work; but many cannot live in Ithaca. Moving backward on social responsibilities. Opposes the rezoning of State Street. Theresa Alt, 206 Eddy Street, reiterated John King’s comments. There is a terrible need for housing and reducing the use of cars. David Moreland, 436 W. State Street, owner of Bishops and Mama Goose. Expressed his concerns regarding the change in State Street. He provided his written comments which are attached to these meetings. Catherine Charnesky, 222 East Falls Street, spoke in favor of the proposed changes of the State Street. Fay Gougakis, the Commons, has lived on the Commons for years. There is too much light pollution. Neon signs and bright lights throughout the night is not necessary and is detrimental to people’s lives. We need live simpler. The development is taking its toll. Planning is hard. If you make a mistake in one project, also causes problems in future projects. Alderperson Brock moved to close the public hearing; seconded by Alderperson Fleming. Carried unanimously. Response from Committee: Alderperson Lewis thanked all who came and spoke and most notably is the young people in the audience. Alderperson Fleming responded to the Fay’s comments regarding light pollution. We need to talk more about this now and in the future. Alderperson Brock also thanked those who spoke. Density is a huge issue. When we up-zoned the City in the past, we did a disservice to ourselves. We have no more room to negotiate due to the changes we have made. By down zoning, it will help us going forward when working with developers. It gives us back some negotiating power. Alderperson McGonigal stated that the change in zoning whether it be up- zoning or down-zoning is not easy. Certain heights allow different ways in which build. Lower heights allow local labor to build or be built as a wood construction for example. Chair Murtagh stated that we do care about growing our housing stock in the City as well as more affordable housing. He thanked Fay for speaking out about the issues on the Commons. 4) Announcements, Updates, Reports a) Planning Board Report for the Carpenter Circle PUD JoAnn Cornish reiterated the fact although stated in the message below that there will be a joint meeting with the Town next week on September 17th on the Carpenter Circle PUD. To:PlanningandEconomicDevelopmentCommittee From:LisaNicholas,DeputyDirectorofPlanning Date:September4,2019 RE:CarpenterCirclePUD–PlanningBoardUpdatetoCommonCouncil ThisupdateissubmittedinaccordancewiththeCity’sPUDOrdinance,whichrequiresthatthePlanningBoard updateCommonCouncilaftereachPlanningBoardmeetingwheretheprojectisconsideredandrequestongoing writtencommentsfromtheCommonCouncil.PleasesubmitanywrittencommentsforthePlanningBoardtome atlnicholas@cityofithaca.orgorAnyaHarrisataharris@cityofithaca.org.Call(607Ͳ274Ͳ6557)oremailmedirectly withquestionsorrequestsforinformation. PlanningBoardUpdate ThePlanningBoardreviewedthesiteplanandparkingfortheprojectataspecialmeetingwithCommonCouncil onAugust27,2019.Brock,Fleming,GerhartandLewiswereinattendance.Theapplicantpresentedadetailed descriptionoftheproposedparkingincludinghowtheparkingdemandwasgeneratedandreductionsthathave beenmadesincetheoriginalproposal(seeattachedpresentation).Asshowninthepresentation,thetotal numberofproposedparkingspacesonsiteis532,183ofwhichareprovidedinsidethetwomixedusebuildings and349ofwhicharesurfaceparking.Ofthe349surfaceparkingspaces,157arededicatedtooneuseandthe remaining192spacesaresharedbetweenalluses.Theapplicantstatesthatduetoparkingreductionsaswellas sharedparking,thetotalnumberofspacesneededhasbeenreducedby158,or31%fromtheactualcalculated parkingdemandof690spaces. PlanningBoardandCouncilcomments/requestsincludedthefollowing: 1. Theapplicantshouldrefinetheparkingdemandfortheresidentialcomponent.Amultiplierof1.5spaces perunitwasusedalthoughtheunitsareamixofsizes. 2. Theapplicantstatedthattheparkingdemandforthemedicalofficebuilding(MOB)isconsistentwithother CMCsites.TheapplicantshouldlookattheactualutilizationofexistingCMCparkinglotstodetermineif thecorrectratioisbeingused. 3. WhathasbeendonetoincentivizeareductioninparkingdemandͲsuchascarpoolpriorityparkingetc? Howisthisreductionquantified?(ApplicantrespondedthatthisisansweredintheTransportationImpact Study(TIS)andwilllookintocarpoolparking) 4. Ifthesiteisnotsuitableforporouspaving,whatareotheralternativestoimpervioussurface?The applicantshouldinvestigatethis. 5. Theaffordablehousingcomponentshouldbemoreintegratedintotheprojectasawhole. 6. Affordable/nonmixedusehousingisappropriatedplacedbecauseitisthefarthestfromRte13. 7. Considerconnectingparkingataffordablehousingbuildingtointernalroad. 8. Needtolookatthepositionoftreelawnandsidewalkinrelationtostreet. 9. Greenspaceinsouthwestcornerisdisconnected–canitbemovedandplaygroundexpanded? 10. MixedͲuseminimizesparkingbecauseofabilitytoshareparking. 11. Needmoreimprovementsto3rdstreetpedestriancrossing 12. East/Westpedestriancirculationneedstobestronger. ThePlanningBoardexpectstocontinuereviewingtheprojectatasecondSpecialJointMeetingwithCouncilon September17,2019at6pm.TheplannedtopicsofdiscussionareArchitecture/Aestheticsand Sustainability/Greeninfrastructure.Theprojectwillbescheduledforthebeginningoftheagendato accommodateattendancebyinterestedmembersofCouncil. b) Update on Regulating Short-Term Rentals To: Planning and Economic Development Committee From: Tom Knipe, Deputy Director for Economic Development Date: September 6, 2019 Re: Short Term Rental Regulation This purpose of this memo is to request Council’s support for staff to 1) develop recommendations for policy objectives for short term rental (STR) regulation and 2) gather community input and further data to inform the design of possible short term rental regulation. As part of the phase two Comprehensive Plan, Planning & Development staff have been researching and evaluating housing issues impacting the City. Short term rentals have been on the list of housing- related topics to explore, and the issue has come up during recent Common Council discussions about infill housing. We have also been receiving citizen complaints about short term rentals. STR activity in the City has grown rapidly over the past several years (activity details below). Many City residents are successfully supplementing their incomes by renting out their homes on Airbnb or by making a room in their home or accessory unit on their property available for short-term rental, which likely has a number of positive impacts on both the local economy and household finances. However, we have also seen a number of properties in the City being converted into full-time use as Airbnb rentals, which raises concerns about reductions in housing supply at a time when the City is working to expand affordable housing options. Concerns have also been raised about neighborhood impacts and impacts on the traditional lodging market. Staff are seeking Council input on whether to move forward with exploring options for STR regulation. Prior to designing options, it is critical to clarify what the policy objectives of any such regulation would be. Possible policy objectives on which we would seek further community input include: 1. Preserve the availability of housing by ensuring that properties are not permanently converted into short-term rentals. 2. Minimize public safety risks and noise, trash and parking problems often associated with short- term rentals without creating additional work for City staff, including police. 3. Give residents the option to utilize their properties to generate extra income from short-term rentals as long as all of the above mentioned policy objectives are met. Further, staff seeks support from Council to proceed with the following next steps: A. Gather additional data on the nature of STR activity in the City, particularly the number of units that are in full-time use as STRs. B. Gather community input, possibly through a community forum, to inform policy objectives and options for regulation. C. Explore possible third party tools for enforcement, and explore possible shared services arrangements with Tompkins County and/or adjacent municipalities for enforcement. D. Design options for STR regulation for consideration by Council. Staff will attend the September Planning and Economic Development Committee meeting to discuss these ideas further and seek Council’s input and support to proceed. Alderperson Fleming asked what the residency requirement is. She stated she is very interested in this topic. She uses Airbnb. She understands why people use them Alderperson Kerslick stated he too supports regulating the use of short-term rentals. It was started for people to open up their homes for relatives, etc. which had turned into some as a business. Alderperson Nguyen stated his research shows that the Town’s experience was initially good, but now is receiving backlash. He also stated that many Airbnb’s have popped up. This may make the market of these short-term rentals decline. 5) Action Items (Voting to Send on to Council) a) West State/MLK Zoning Changes WhatisthenatureofShortTermRental(STR)activityintheCityofIthaca*? x Between450and512uniqueSTRunits x $115Ͳ$138Ͳmediannightlyrate x 64%singlefamilyhomelistingsand35%multiͲfamilyhomelistings x 71%entirehomeunits,and29%partialhomeunits(e.g.privateroominsideahome) x 27%annualgrowthinlistingsbetween2017and2018 x 90%+oflistingsareonAirbnb.OtherlistingsiteslocallyincludeBooking.com, TripAdvisorͲownedsites,andExpediaͲownedsites x 30%ͲapproximatepercentageoflistingsintheCitythatareavailablefullͲtime (requiresconfirmationwithadditionaldatacollectionandanalysis) *Source:HostCompliancereports,April,2019andJune,2019 Moved by Alderperson Fleming; seconded by Alderperson Brock. Carried 4-1. Draft Resolution – Declaration of Lead Agency 09/11/2019 An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled “Zoning” to Establish Minimum Story Height Requirements in all CBD Zoning Districts, Maximum Height in the CBD-60 Zoning District, a Maximum Allowable Footprint, and Stepback Requirements for Properties on the, 300, 400, and 500 Blocks of West State Street, City of Ithaca Tax Parcels 71.-1- 10, 71.-1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15, 71.-1-16, 71.-1-17, 71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1-22, 71.-1-3, 71.-1-4, 71.-1-5, 71.- 1-7, 71.-1-8, 71.-1-9, 71.-2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20, 71.-2-4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13, 71.-5-17.2, 71.-5-18, 71.-5-19, 71.-5-2, 71.-5-20, 71.-5-22, 71.-5-23, 71.- 5-24, 71.-5-4, 71.-5-5, 71.-5-7, 71.-5-8, 71.-5-9, 71.-6-1, 71.-6-10, 71.- 6-11, 71.-6-12, 71.-6-13, 71.-6-14, 71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6-20, 71.-6-21, 71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6- 5, 71.-6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14, 72.-3- 15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19, 72.-3-2, 72.-3-20, 72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3, 72.-3-6, 72.-3-7, 72.-3-8, 72.-3-9, 72.-4-10, 72.-4-13, 72.-4-14, 72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9. WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed action is a Type 1 Action under the City Environmental Quality Review Ordinance,§ 176-4 Type 1 Actions, B.7, “The adoption of zoning map changes and changes in the allowable uses within any zoning district, affecting 2 or more acres in the district”, now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the proposal to amending the Municipal Code of the City of Ithaca, Chapter 325, Entitled “Zoning,” to amend the Municipal Code of The City Of Ithaca, Chapter 325, Entitled “Zoning” to Establish Minimum Story Height Requirements in all CBD Zoning Districts, Maximum Height in the CBD-60 Zoning District, a Maximum Allowable Footprint, and Stepback Requirements for Properties on the, 300, 400, and 500 Blocks of West State Street, City of Ithaca Tax Parcels 71.-1-10, 71.- 1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15, 71.-1-16, 71.-1-17, 71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1-22, 71.-1-3, 71.-1-4, 71.-1-5, 71.-1-7, 71.- 1-8, 71.-1-9, 71.-2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20, 71.-2-4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13, 71.-5- 17.2, 71.-5-18, 71.-5-19, 71.-5-2, 71.-5-20, 71.-5-22, 71.-5-23, 71.-5-24, 71.-5-4, 71.-5-5, 71.-5-7, 71.-5-8, 71.-5-9, 71.-6-1, 71.-6-10, 71.-6-11, 71.-6-12, 71.-6-13, 71.-6-14, 71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6- 20, 71.-6-21, 71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-5, 71.-6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14, 72.-3-15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19, 72.-3-2, 72.-3-20, 72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3, 72.-3-6, 72.-3-7, 72.-3-8, 72.-3-9, 72.-4-10, 72.-4-13, 72.-4-14, 72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9. Draft Resolution – Negative Declaration of Environmental Significance 09/11/19 Moved by Alderperson Brock; seconded by alderperson Fleming. Carried 4-1. An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled “Zoning” to Establish Minimum Story Height Requirements in all CBD Zoning Districts, Maximum Height in the CBD-60 Zoning District, a Maximum Allowable Footprint, and Stepback Requirements for Properties on the, 300, 400, and 500 Blocks of West State/MLK Street, City of Ithaca Tax Parcels 71.-1-10, 71.-1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15, 71.-1-16, 71.-1-17, 71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1- 22, 71.-1-3, 71.-1-4, 71.-1-5, 71.-1-7, 71.-1-8, 71.-1-9, 71.- 2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20, 71.-2- 4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13, 71.-5-17.2, 71.-5-18, 71.-5-19, 71.-5-2, 71.-5-20, 71.-5-22, 71.-5-23, 71.-5-24, 71.-5-4, 71.-5-5, 71.-5-7, 71.-5-8, 71.-5- 9, 71.-6-1, 71.-6-10, 71.-6-11, 71.-6-12, 71.-6-13, 71.-6-14, 71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6-20, 71.-6-21, 71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-5, 71.- 6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14, 72.-3-15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19, 72.-3-2, 72.-3-20, 72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3, 72.-3-6, 72.-3-7, 72.-3-8, 72.-3-9, 72.-4-10, 72.-4-13, 72.-4- 14, 72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9. WHEREAS, the Common Council of the City of Ithaca is considering a proposal to establish minimum story height requirements in all CBD Zoning Districts, maximum height in the CBD-60 Zoning District, a maximum allowable footprint, and stepback requirements for properties on the, 300, 400, and 500 b locks of West State/MLK Street, City of Ithaca Tax Parcels; 71.-1-10, 71.-1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15, 71.-1-16, 71.-1-17, 71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1- 22, 71.-1-3, 71.-1-4, 71.-1-5, 71.-1-7, 71.-1-8, 71.-1-9, 71.- 2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20, 71.-2- 4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13, 71.-5-17.2, 71.-5-18, 71.-5-19, 71.-5-2, 71.-5-20, 71.-5-22, 71.-5-23, 71.-5-24, 71.-5-4, 71.-5-5, 71.-5-7, 71.-5-8, 71.-5- 9, 71.-6-1, 71.-6-10, 71.-6-11, 71.-6-12, 71.-6-13, 71.-6-14, 71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6-20, 71.-6-21, 71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-5, 71.- 6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14, 72.-3-15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19, 72.-3-2, 72.-3-20, 72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3, 72.-3-6, 72.-3-7, 72.-3-8, 72.-3-9, 72.-4-10, 72.-4-13, 72.-4- 14, 72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9, and WHEREAS, the proposed action is a Type 1 Action under the City Environmental Quality Review Ordinance,§ 176-4 Type 1 Actions, B.7, “The adoption of zoning map changes and changes in the allowable uses within any zoning district, affecting 2 or more acres in the district”, and WHEREAS, the appropriate environmental review has been conducted, including the preparation of a Full Environmental Assessment Form (FEAF) Part 1, dated May 22, 2019, and Part 2, dated May 23, 2019, and WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the FEAF prepared by Planning Staff; now, therefore, be it RESOLVED,that this Common Council, as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth on the Full Environmental Assessment Form, Part 1, dated May 22, 2019, and Part 2, dated May 23, 2019, and be it further RESOLVED, that this Common Council, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk’s Office, and forward the same to any other parties as required by law. An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled “Zoning” to Establish Minimum Story Height Requirements in all CBD Zoning Districts, Maximum Height in the CBD- 60 Zoning District, a Maximum Allowable Footprint, and Stepback Requirements for Properties on the, 300, 400, and 500 Blocks of West State/MLK Street, City of Ithaca. Alderperson Fleming stated she supports the ordinance that came to this committee a few months back but was changed. Alderperson McGonigal stated that he would like to see more options with the square footage. It is part of downtown. Alderperson Nguyen stated the footprint is a bit erroneous. Disagrees with McGonigal’s ‘a part of downtown’ comment. There hasn’t been a single project come forward to this area in years. Alderperson Brock would like to see the entire City be down-zoned. Alderperson Lewis stated she is in favor at the building height of 52’, the 15’ step back, and is not that concerned about the overall footprint. Alderperson Kerslick challenged the comments made about the commuting issue. The lack of or more of commuting will not solve the current housing issues. We do have to recognize that there are many people who want to be in the City. We need to make our zoning more user friendly. Alderperson Smith stated he thinks the reason this has gone back and forth is because people are very passionate about this area. It is downtown to so many. He stated again that he is not in favor of this rezoning and will not be voting in favor of it. Alderperson Brock stated that this area does warrants thoughtful consideration of this area. She likes the ‘feel’ of this area and would like to see it stay. Alderperson Murtagh stated he is concerned about down-zoning. We need to make it easier for smaller home/business owners to succeed. He doesn’t support the step back. Alderperson McGonigal stated design guidelines are great. Alderperson Lewis stated that there will be 100s of affordable housing units coming on board in the next five years. Alderperson Fleming stated that there’s this false conception that if we don’t maximize height we won’t have density. Alderperson Smith moved to remove step back. Fails 3-2. Alderperson Brock stated that we might want to hire a consultant for help in making a decision. JoAnn Cornish stated the Planning Staff are very capable of working on this. The ordinance to be considered shall be as follows: ORDINANCE NO. Moved by Alderperson Fleming; seconded by Alderperson Brock. Carried 3-2 with changes. AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF ITHACA, CHAPTER 325, ENTITLED “ZONING” TO AMEND All CBD ZONING DISTRICTS BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of Ithaca is hereby amended as follows: Section 1. Chapter 325, Section 325-8A, District Regulations Chart, be amended to add minimum story heights in all CBD Zoning Districts, to read as follows: “All new construction in the CBD Zoning Districts are required to have a minimum height of 12’ floor to floor on the first story and a minimum 10’floor to floor for each subsequent story.” Section 2. Chapter 325, Section 325-8A, District Regulations Chart, be amended to change the maximum height in the CBD-60 district to 62’, and to change the maximum height in the CBD-50 district to 52’. This is intended to allow for a 12’ minimum height of the first story and a 10’ minimum height of each subsequent story. Section 3. Chapter 325, Section 325-5 of the Municipal Code of the City of Ithaca, entitled “Zoning Map” is hereby amended to change the zoning designation of the following parcels, or some portion of these parcels, as shown on the attached map entitled “Proposed West State Street Rezoning from CBD-60 to CBD-50 – May 23, 2019”, from CBD-60 to CBD-50: 71.-1-10, 71.-1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15, 71.-1-16, 71.-1-17, 71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1-22, 71.- 1-3, 71.-1-4, 71.-1-5, 71.-1-7, 71.-1-8, 71.-1-9, 71.-2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20, 71.-2-4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13, 71.-5-17.2, 71.-5-18, 71.-5- 19, 71.-5-2, 71.-5-20, 71.-5-22, 71.-5-23, 71.-5-24, 71.-5-4, 71.-5- 5, 71.-5-7, 71.-5-8, 71.-5-9, 71.-6-1, 71.-6-10, 71.-6-11, 71.-6-12, 71.-6-13, 71.-6-14, 71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6-20, 71.-6-21, 71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-5, 71.-6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14, 72.-3-15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19, 72.- 3-2, 72.-3-20, 72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3, 72.-3-6, 72.- 3-7, 72.-3-8, 72.-3-9, 72.-4-10,72.-4-13, 72.-4-14, 72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9. Section 4. The City of Ithaca Planning and Development Board, the City Clerk and the Planning Department shall amend the zoning map and the district regulations chart in accordance with the amendments made herewith. Section 5. Chapter 325, Section 325-8D, Additional Restrictions in the CBD District, is hereby amended to add a subsection (4) to read as follows: 325-8D. 4. All new construction located in the newly created CBD-52 Zoning District directly fronting on the 300,400, and 500 blocks of West State/MLK Street, cannot exceed a maximum building footprint of 7,200 SF, 5. In order to maintain the existing character and to preserve the pedestrian scale along the street front, all new construction located in the portion of the newly created CBD- 52 Zoning District directly fronting on the 300, 400, and 500 blocks of West State/MLK Street that is over 4 stories in height must contain a stepback of 15’ after the first 32’ in height. Section 6. Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 7. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. 6) Action Items (Approval to Circulate) a) Waterfront Plan To:Planning and Economic Development Committee From: Jennifer Kusznir, Senior Planner Date: September 5, 2019 Re: Draft Waterfront Plan The purpose of this memo is to provide information regarding the draft Waterfront Area Plan. In September of 2015, the Common Council adopted Plan Ithaca as Phase I of the City Comprehensive Plan and in November of 2015. Staff was then directed to begin working on a waterfront development plan as a part of the next phase for the Comprehensive Plan. A waterfront working group made up of 17 members of the public and City Planning Staff was established in the fall of 2016. The group began meeting regularly in September of 2016. They began with drafting a land use chapter and then developing a recommendation for new zoning for the area. In August of 2017, Common Council adopted the new waterfront zoning. The Waterfront Working Group continued meeting regularly in order to draft the Plan Ithaca Phase II-Waterfront Area Plan. The plan includes the goals that are were established in Plan Ithaca, to address the topics of land use, economic vitality, community livability, mobility and transportation, natural and cultural resources, and sustainability, energy and water resources. However, the Plan Ithaca Phase II-Waterfront Area Plan includes more defined recommendations and action steps specifically for the waterfront area. The recommendations of the plan were introduced to the public at two open house sessions that were held at the Ithaca Farmer’s Market on July 11, 2019. Following these events, the Committee revised the draft plan to incorporate comments from the community. Enclosed is thefull draft plan that is being recommended by the Waterfront Working Group. If the Committee is in agreement, staff will circulate the enclosed draft plan and return next month with any comments that are received. If you have any questions or concerns about the draft plan, please feel free to contact me at 274-6550 or jkusznir@cityofithaca.org. Alderperson Fleming stated her concern regarding the tourism portion of the plan. Alderperson Block stated she noticed the Cherry Street district Alderperson Brock moved to circulate; seconded by Alderperson Fleming. Carried unanimously. 7) Discussion a) Stewart Avenue Paving From: Bryan McCracken, Historic reservation Planner To: Planning and Economic Development Committee Date: Monday, September 9, 2019 Subject:CommunicationfromtheIthacaLandmarksPreservationCommission regardingStewartAvenuepaving The 100-400 blocks of Stewart Avenue are located in the East Hill Historic District, listed on the State and National Registers of Historic Places in 1986, and locally designated in 1988. The iconic and historically significant red brick paving is considered an important character-defining feature of the Stewart Avenue streetscape and is a protected feature under the Section 228 of the Municipal Coder, or the Landmarks Ordinance. In May 2019 the entirety of the brick paving in the 100 block and a portion of it in the 200 block were overlaid with asphalt without first receiving a Certificate of Appropriateness. An improvement of this nature affecting a protected, city-owned historic resource should have been reviewed by the Ithaca Landmarks Preservation Commission (ILPC) per Section 228-12 of the Landmarks Ordinance. The project was discussed by the Commission at their June meeting and the attached resolution was adopted in July. The purpose of the resolution is to address concerns about the completed project and provide recommendations to the Board of Public Works and Common Council regarding the treatment of this designated historic resource per Section 73-4(K) of the Municipal Code. Chair Murtagh asked if there is exceptions to this process. Historic Preservation and Neighborhood Planner Bryant McCracken stated there could be exceptions for safety concerns, but they still need to go through the same process. It is in the ordinance. Alderperson Brock stated that some of the materials to fix these streets are very hard to come by these days. She further stated that this might be the time to reconsider the ordinance with the materials not readily available. The way the ordinance is written makes it very difficult to make improvements. McCracken stated he would have to do the research before a change is made. Jamestown is a perfect example of a city that maintains its 51 miles of brick streets. Chair Murtagh stated this is something that should be taken very seriously. He will definitely discuss this with the Mayor and other administrators. Alderperson Kerslick stated that it would be dangerous to change the ordinance. The ordinance should be complied by all. b) Accessory Dwelling Unit/Backyard Infill Rules Alderperson Fleming stated we really shouldn’t be referring to this as infill. She gave the definition of infill stated in the City Comp Plan which was also brought up by Ashley Miller during public comment. Alderperson Kerslick thanked Alex and Jennifer for a well-done and thorough recap of the community meeting. He was actually surprised at the amount of support voiced at the community meeting. Alderperson Lewis stated she would like including the restriction of owner occupancy requirement. It was decided this will come back next month. c) Housing Strategy – Next Steps This was not discussed. It was decided that this will be looked at once the infill development is in force. 8) Review and Approval of Minutes a) July 2019 Moved by Alderperson Smith as amended; seconded by Alderperson Brock. Carried Unanimously. 9) Adjournment Moved by Alderperson Fleming; seconded by Alderperson Smith. Carried unanimously. The meeting was adjourned at 9:25 p.m.