HomeMy WebLinkAbout12-11-19 Planning and ED Committee Meeting AgendaPEDC Meeting
Planning and Economic Development Committee
Ithaca Common Council
DATE: December 11, 2019
TIME: 6:00 pm
LOCATION: 3rd floor City Hall
Council Chambers
AGENDA ITEMS
Item Voting
Item?
Presenter (s)
Time
Start
1)Call to Order/Agenda Review
2)Public Comment
3)Special Order of Business
a) Public Hearing: Carpenter Business Park PUD
b) Public Hearing: Accessory Dwelling Units
4)Announcements, Updates, Reports
5)Action Items (Voting to send on to Council)
a) Carpenter Business Park PUD
b) Accessory Dwelling Units
c) Waterfront Design Guidelines
d) Public Art Sculptures
e) Wastewater Treatment Plant Disclosure Ordinance
6)Action Items (Approval to Circulate)
a) Community Gardens – Zoning Amendment
7)Review and Approval of Minutes
a) October 2019
8)Adjournment
No
No
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Seph Murtagh, Chair
Jennifer Kusznir, Senior Planner
Alex Phillips / Jennifer Kusznir
Alex Phillips, Planner
Alex Phillips, Planner
Cynthia Brock, PEDC Member
Jennifer Kusznir, Senior Planner
6:00
6:05
6:20
6:30
7:15
7:20
7:45
8:30
8:45
9:00
9:15
9:25
9:30
If you have a disability and require accommodations in order to fully participate, please contact the City
Clerk at 274-6570 by 12:00 noon on Tuesday, December 10, 2019.
** Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne
and other scented personal care products at City of Ithaca meetings. Thank you for your cooperation and
understanding. **
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Economic Development Planner
Date: December 5, 2019
RE: City of Ithaca Planned Unit Development (PUD) –Proposed Zoning: Carpenter Circle –
The purpose of this memo is to provide information regarding additional considerations to 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.
At the October Planning Committee the applicant disclosed that the financing for the affordable
housing is separate from the funding associated with the other components of the project. This results
in the potential for the non-affordable housing components to be completed before funding is secured
for the affordable housing. Staff was asked to develop language that would address this issue. Last
month staff presented the Committee with an amended draft PUD ordinance that contained suggested
language responding to concerns that were raised regarding the affordable housing component of the
proposed project. This draft language was circulated. However, after reviewing the draft language
the applicant has asked that the City consider alternate language. Enclosed is a revised draft ordinance
with the applicant’s suggested edits tracked.
Other than the comments that were received from the applicant, no additional comments have been
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
Phone: 607.272.1290 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
November 26, 2019
Lisa Nicholas
Division of Planning and Economic Development, City of Ithaca
108 E. Green Street, 3rd Floor
Ithaca, N.Y. 14850
Re: Carpenter Park PUD Revision to Language
Dear Lisa:
After discussions of the draft PUD with the City Planning Staff, we’ve addressed the language in
item B.2. We hope the revised language below lays out a clear direction for the City, as well as
obligations for the Carpenter Park development team in regard to affordable housing. This language
defines the process for obtaining alternative uses for sub area B, should the applicant not be
successful in receiving funding from the HCR for affordable housing. Attached please find the page
from the PUD containing this text revision.
2. In the event that the applicant is not able to secure financing for the New York State
Office of Homes and Community Renewal (“HCR”) to construct the affordable housing
outlined in B.1.c. above, the applicant shall be entitled to seek an amendment to the PUD to
use PUD sub area B for another use other than affordable housing but only with approval of
an amendment of the PUD. As part of a consideration of an amendment to the PUD the
applicant must demonstrate the diligent pursuit of financing from HCR that shall include
several unsuccessful efforts to receive funding through the HCR Multifamily Finance
Program.
Thank you, and we look forward to continuing the public review process.
Sincerely,
Yamila Fournier
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.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Senior Planner
Alexander Phillips, Planner
Date: December 6, 2019
Re: Establishment of Regulations for Accessory Dwelling Units (ADUs)
The purpose of this memo is to provide information on a proposal to establish regulations for
developing ADUs in the R-1 and R-2 zoning districts.
Last month staff presented a draft ordinance to regulate accessory dwelling units in 1 and 2 family
residential zoning districts. At the Committee’s direction the draft ordinance was circulated for
comment and staff presented the proposal at the November Planning Board Meeting. The
Planning Board’s comments are enclosed. Also, enclosed are public comments, including a
petition signed by 66 residents of South Hill requesting that an owner occupancy requirement be
added for any ADUs constructed in the South Hill Overlay District.
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.
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
12/5/19
An Ordinance Amending the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning” To Establish Regulations for
Accessory Dwelling Units (ADUs)ʊ Declaration of Environmental
Significance
1. WHEREAS, demand for additional housing development has
resulted in an increase in residential infill development
within neighborhoods in the City, and
2. WHEREAS,the City would like to allow for appropriate levels
of residential development of accessory dwelling units, while
also protecting neighborhoods from development that is out of
scale and character with the surrounding neighborhoods, and
3. WHEREAS, in August 2019, staff held a community conversation
on accessory dwelling units and solicited comments from the
public, and
4. WHEREAS,staff evaluated all of the public feedback and spent
several months evaluating options to regulate accessory
dwelling units, while taking into consideration public
concerns, and
5. WHEREAS, staff has drafted an ordinance that will establish
guidelines for developing accessory dwelling units in the R-
1 and R-2 zoning districts, and
6.WHEREAS, the appropriate environmental review has been
conducted, including the preparation of a Full Environmental
Assessment Form (FEAF), dated November 22, 2019, and
7. WHEREAS, the proposed action is a “unlisted” Action under the
City Environmental Quality Review Ordinance, and
8. 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
1. 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, dated November 22, 2019, and be it further
2. 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
3.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.
j:\planning\groups\planning and econ dev committee\2019 planning and economic development
committee\december 2019\adus\7 - 2019-adu-leadagencyres-12-05.doc
12/5/19
An Ordinance Amending the Municipal Code of the City Of Ithaca,
Chapter 325, Entitled “Zoning” To Establish Regulations for
Accessory Dwelling Units (ADUs)• Declaration of Lead Agency
WHEREAS, State Law and Section 176-6 of the City Code require
that a lead agency be established for conducting environmental
review of projects in accordance with local and state
environmental law, and
WHEREAS, State Law specifies that, for actions governed by local
environmental review, the lead agency shall be that local agency
which has primary responsibility for approving and funding or
carrying out the action, and
WHEREAS, the proposed zoning amendment is a “Unlisted” Action
pursuant to the City Environmental Quality Review (CEQR)
Ordinance, which requires environmental review; now, therefore,
be it
RESOLVED, that the Common Council of the City of Ithaca does
hereby declare itself lead agency for the environmental review of
the establishment of regulations regarding accessory dwelling
units.
12/6/2019
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 is 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
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:
12/6/2019
2 | Page
Accessory Dwelling Unit (ADU)— A second dwelling unit located
in the rear or side yard on a lot with any one-family dwelling in
R-1 and CR-1 zoning districts, or in any one-family dwelling or
two-family dwelling in R-2 and CR-2 zoning districts(see Section
2.-F.3d). 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 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. Out Building Conversion’s may be occupied
by an individual or a family, plus not more than one unrelated
occupant.
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.
(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
12/6/2019
3 | Page
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 are appropriate for households at a variety
of stages in 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.
(f) To allow for the creation of additional housing,
while minimizing impacts to surrounding
properties.
(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.
(3) Additional Requirements for Accessory Dwelling Units
(a) All Accessory Dwelling Units that have any
exterior changes to existing structures or any
new ADUS that are new construction are subject to
site plan review.
(b) Number of Accessory Dwelling Units. Only one
accessory dwelling unit, attached or detached, is
permitted on a lot.
(c) 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.
(d) Location. Accessory Dwelling Units may be located
on any lot in the CR-1 or R-1 zoning district
that contains a one-family dwelling and on any
lot in the CR-2 and R-2 zoning district that
contains a one- or two-family dwelling. 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.
12/6/2019
4 | Page
(e) Additional Requirements for Detached ADUs.
[a] Notwithstanding any other requirements
of this section, a minimum 10’setback
from any property line shall be
required
[b] A DADU may not be placed less than 5
feet from the primary structure.
.
[c]ADUs are not subject to the maximum lot coverage
requirement, however, properties with ADUs are required
to maintain 35% contiguous green space.
nm
12/6/2019
5 | Page
(f) Number of Residents. Accessory Dwelling Units may
be occupied by an individual or a family, plus
not more than one unrelated occupant.
Maximum Number of occupants
Owner
Occupancy
Zoning
District
Primary
Structure
Accessory
Dwelling Unit
Max number of
unrelated on lot
One-Family Dwelling Owner
Occupied
R-1(a,b)
Family + 2
unrelated
Family + 1
unrelatedFami
ly + 1
unrelated
5 unrelated
R-2(a,b,c) 5 unrelated
Not Owner
Occupied
R-1(a,b)Family + 1
unrelated
Family + 1
unrelatedmily
+ 1 unrelated
4 unrelated
R-2(a,b,c)Family+2
unrelated
Family + 1
unrelated 5 unrelated Two-FamilyDwellingn/a R-2(a,b,c)
Unit 1:
1 Family +
2 unrelated Family + 1
unrelated
One unit:
5 unrelated
Two Units:
8 unrelated
Unit 2:
1 Family +
2 unrelated
12/6/2019
6 | Page
(g) 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.
(h) Size Allowances.
[1] Detached Accessory Dwelling Units- The
maximum size of a DADU may be no more than
75% of the habitable area of the primary
structure or 800 square feet, whichever is
less.
[2] Attached Accessory Dwelling Units- The
maximum size of an AADU may be no more than
33.3% of the habitable area of the primary
structure.
[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.
12/6/2019
7 | Page
Section 3. Chapter 325-10 of the Municipal Code of the City of
Ithaca, entitled “Accessory Apartments”, is hereby deleted in its
entirety.
A.
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.
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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: _______________________________________________________
___________________________________________________________________
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Accessory Dwelling Units
11/22/2019
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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
NO YES The proposed action may include a state regulated air emission source.
(See Part 1. D.2.f., D2hD.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
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
D 7KHSURSRVHGDFWLRQPD\RFFXUZKROO\RUSDUWLDOO\ZLWKLQRUVXEVWDQWLDOO\FRQWLJXRXV
WRDQ\EXLOGLQJVDUFKDHRORJLFDOVLWHRUGLVWULFWZKLFKLVOLVWHGRQWKH1DWLRQDORU
6WDWH5HJLVWHURI+LVWRULFDO3ODFHVRUWKDWKDVEHHQGHWHUPLQHGE\WKH&RPPLVVLRQHU
RIWKH1<62IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRU
OLVWLQJRQWKH6WDWH5HJLVWHURI+LVWRULF3ODFHV
✔
✔
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: ______________________________________________________
__________________________________________________________________
✔
✔
✔May result in additional dwelling units.
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
FEAF 2019
18. Consistency with Community Character-Proposed action may result in additional dwelling units-Small to Moderate
The proposed action is a change to the zoning ordinance that would limit the maximum number of primary structures on a lot to one. However, it will also
remove the special permit requirement for accessory dwelling units. Allowing as of right dwelling units may result in some additional infill within
neighborhoods. However, it is anticipated to be a small to moderate impact because the removal of multiple primary structures on a lot will reduce
opportunities for larger developments within neighborhoods and replace it with more appropriate development.
Accessory Dwelling Units
11/22/2019
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
1BHFPGPRINT FULL FORM
12/6/2019
ProposedADULegislationͲͲPublicComments
____________________________________________________________________________________
IamwritingtothiscommitteeoftheCommonCounciltoexpressmyopinionsregardingtheAccessory
DwellingUnitOrdinance.Ibelievethatanowneroccupancyrequirementshouldbeincludedinthe
proposedordinance.Weshouldstartwiththefirsttwoprovisionsofthedraftordinance,whichexplains
whythisADUissueisunderconsiderationbytheCityofIthaca:
“WHEREAS,in2017,theCityestablishedtheSouthHillOverlayDistrict(SHOD)inresponseto
concernsthatwereraisedbytheSouthHillneighborhoodrapidinͲfill(ADU’s)ofdevelopmentin
theneighborhoodandtheimpactsonboththeaestheticqualitiesandthecharacterofthe
neighborhood(emphasisadded),and2.WHEREAS,theSHODwasintendedtobeatemporary
measuretopreventfurtherdevelopmentuntiltheCitycouldestablishregulationsforthistypeof
infill(ADU’s),and”
IunderstoodthattheSouthHillresidentshadafewconcernsregardingtheADU’sintheirneighborhood.
Thefirstandmostsignificantconcernwasthatadeveloperwasbuyinghousesthatweresinglefamily
residencesthatwerebeingconvertedinrentalunitsbyaddingasecondprimaryresidenceinthebackyard
behindtheprimaryresidence.Thiswasnotsomeoneaddingagrannyflattotheirhouse,butrathera
developerconvertingasinglefamilyresidencetoalargerrentalproperty.
Withtwocollegeswithincitylimits,thereisacleardemandforrentalhousingclosetocampus.Asthe
SouthHillresidentstoldthiscommitteebeforeinconnectionwiththeOverlayDistrictthatthebalance
betweenrentalandnonͲrentalhousingwasoutofsorts.Thischangeoverintheneighborhoodaffects
manyareasincludingthenumberofstudentsattendingSouthHillElementarySchool.
Moreover,thereisthenotionthatallowingmoreADU’swouldhelpinprovidingadditionalaffordable
housing.FromastudythatwascompletedinconnectionwithregulatingADU’sinLawrence,Kansas:
TheADUstrategyhasoftenbeenimplementedforthepurposeofcreatingmoreaffordable
housingoptions,butanaccessorydwellingunitprogrammaynotguaranteefulfillmentofthat
purposealone.AccordingtotheU.S.DepartmentofHousingandUrbanDevelopment(HUD),
familieswhopaymorethan30percentoftheirincomeforhousingareconsideredcostburdened
andmayhavedifficultyaffordingothernecessitiesoflife(HUD2015).OnestudyoftheSan
FranciscoBayareashowssecondaryunitsalmostcompletelyabsentfromwhatHUDwouldqualify
as“affordablehousing,”withhalfoftheidentifiedADUsbeingclassifiedasfinanciallymanageable
topeoplewhoareinthelowͲincomecategory,havingahouseholdincomeof50%to80%ofthe
averagemedianincome(ChappleandWegmann2011,12).
Hulse,TravisM.,"UseofAccessoryDwellingUnitsasaHousingStrategy:ACaseStudyofLawrence,
Kansas"(2015).CommunityandRegionalPlanningProgram:StudentProjectsandTheses.35.
OnSouthHill,thelasttwoADU’sweredevelopedtohouseIthacaCollegestudentsatmarketrate.The
concernisfutureADU’swillbedevelopedinthesamemanner,sothattherewillbelittleaffordable
housingbeingbuiltintheformofanADU.
Unfortunately,thisordinancedoesnotaddressthescenarioofchangingthenatureofaneighborhood
likeSouthHill.Clearlyanoccupancyrequirementwouldaddressthissituation.Nowitistruethatsucha
requirementwoulddecreasethepotentialnumberofADU’sbeingbuiltandrestrictapropertyowner’s
abilitywithhisorherland.Theintentofthisordinanceistoregulatethistypeofinfilldevelopment,not
tomaximizeitsgrowthintheCity.
Anowneroccupantwouldbelimitedinbeingabletomoveoutofhisorherresidencebutstillbeableto
rentouttheADUandtheprimaryresidence.Ibelievethatthiswouldbeasmallsectionofthemarket,
whilethemarketforcommercialdevelopersconvertingresidencesintorentalpropertieswouldoccur
moreoften.
TheaestheticsissueswereaddressedintheordinanceintermsofthesizeandlocationoftheADUunits.
Whatwasnotaddressedisthestormwaterrunoffissuethatraisedduringthisprocess.ForyearsSouth
Hillresidentshaveexpressedtheirconcernsabouttheimpactofstormwaterflowingdownhillontheir
property.ThebuildingofADU’soneitherSouthHillorEastHillwillexacerbatetheproblemofstormwater
runoff.Theordinanceiscompletelysilentonthisissue.Itseemsfoolhardytoevenconsiderpassingan
ADUordinancewithoutsimultaneouslyaddressingtheissueofwaterrunoff.
PleaseconsidermycommentsasyouconsidertheADUordinance.
HenryGranison
IpostedthispetitionontheSouthHilllistservthedaybeforeThanksgivingandbyThanksgivingdaythere
were66nameswithaddresses.Ihaveneverseenasubjectbubbleuptothesurfaceasfastas
owneroccupancyforADUs.ThenamesbelowarejustthetipoftheicebergandifIgodoortodoorI’msure
thenumberswilldouble.
The Planning & Economic Development Committee (PEDC) is currently circulating draft regulations
for Accessory Dwelling Units (ADUs) and asking for comments.
Here is our collective comment in the form of a petition from South Hill residents:
PETITION
As resident homeowners and renters on South HillI, we would like to see ADU regulations tailored
more to the neighborhoods where they are going to be built. The current draft regulations treat ADUs
as a one-size-fits-all for the entire City with no distinction for neighborhood needs.
On South Hill, owner occupied parcels are in the descending minority and absentee landlord parcels
are in the ascending majority. In the R-2 zoning district this differential is troubling and ADUs could
make it even worse. As residents of South Hill we would like to see an owner occupancy requirement
for ADUs on South Hill in general but for the R-2 zoning district in particular. This zoning district is
already well over the tipping point and without intervention will soon become an exclusive dormitory
district for IC students.
In 1989 in the R-2 zoning district, owner occupied parcels out numbered student rental parcels
owned by absentee landlords by two-to-one. A total flip-flop from where we are today. We have
nothing against absentee landlords or students, however, we are nostalgic for the days when we lived
in a demographically diverse and affordable neighborhood where families with children, retired
people, working people, young couples and students all lived in our neighborhood. Back yards were
not parking lots and stormwater run-off was not an over riding concern.
The South Hill Overlay District legislation was an attempt to hold the line against more student housing
projects on South Hill. ADUs as a right however will provide absentee landlords with an open door once
again to expand student density on South Hill by 2 students per ADU and this time with no parking
requirement.
Resident homeowners are an endangered species on South Hill and should be protected because they play a
critical role in stabilizing our neighborhood. These yard signs (put up every Fall) suggest that South Hill
homeowners are not anti-students but simply want to preserve what is left of our neighborhood. The best way
for the members of the PEDC to help us - is by including an owner occupancy requirement for all ADUs built
on South Hill.
1 - John Graves, 319 Pleasant Street
2 - Rita Graves, 319 Pleasant Street
3 - Carolyn Boronkey, 150 Pearsall Place
4 - Eniko Farkas, 156 Crescent Place
5 - Karl Pillemer, 135 Hudson Street
6 - Clare McMillan, 135 Hudson Street
7 - Janet Fortess, 225 Columbia Street
8 - Karen A. Gellman, 207 Columbia Street
9 - Michael A. Simmons, 210 Columbia Street
10- Alexander R. Simmons, 210 Columbia Street
11- Carl Schofield, 14 Hawthorne Circle
12- Elke Schofield, 14 Hawthorne Circle
13- David Brumsted, 105 Cottage Place
14- Julie Brumsted, 105 Cottage Place
15- Sally Lockwood, 641 Hudson Street
16- Marjorie Olds, 100 Renzetti Place
17- Bryan Isacks, 100 Renzetti Place
18- Munna Rubaii, 133 Crescent Place
19- Scott Freyburger, 134 Pearsall Place
20- Zach Shulman, 417 Hudson Street
21- Angela Rubert, 417 Hudson Street
22- Gabriel Borden, 144 Giles Street
23- Marin Clarkberg, 150 Giles Street
24- Steve Cariddi, 409 Columbia Street
25- Fred Schwartz, 303 Columbia Street
26- Anne Mazer, 303 Columbia Street
27- John Efroymson, 408 Columbia Street
28- Carole Dennis, 408 Columbia Street
29- Miri Yampolsky, 407 Columbia Street
31- Aaron Maclaughlin, 409 Hudson Street
32- Jen Maclaughlin, 409 Hudson Street
33- Christine McNamara, 122 Pearsall Place
34- Susan Currie, 122 Pearsall Place
35- Shaianne Osterreich, 101 Crescent Place
36- Alex Livingston, 315 Pleasant Street
37- Merike Andre-Barrett, 315 Pleasant Street
38- Tracy McNulty, 310 Hudson Street
39- Brad Zukovic, 310 Hudson Street
40- Kenneth Young, 228 Columbia Street
41- Madeline Young, 228 Columbia Street
42- Caroline Borden, 144 Giles Street
43- Tamara Loomis, 409 Columbia Street
44- Marian Rogers, 152 Coddington Road
45- Steve Rogers, 152 Coddington Road
46- Joe McMahon, 318 Columbia Street
47- Yvette Rubio, 119 Columbia Street
48- Richard Boronkay, 150 Pearsall Place
49- Jessica Stratton, 601 Hudson Street
50- Scott Stratton, 601 Hudson Street
51- Ken Deschere, 202 South Hill Terrace
52- Regina Deschere, 202 South Hill Terrace
53- Steve Beer, 211 Hudson Street
54- Beverly Beer, 211 Hudson Street
55- Mary Corsaro, 138 Pearsall Place
56- Lynn Parment, 132 South Hill Terrace
57- William Parment, 132 South Hill Terrace
58- Elizabeth Reiter, 410 Columbia Street
59- Olivia Wahl, 107 Giles Street
60- David Wahl, 107 Giles Street
61- Casey Porter, 304 Hudson Street
62- Heather Lambert, 304 Hudson Street
63- Sherry Golden, 517 Hudson Street
64- Ian Golden, 517 Hudson Street
65- Donald Miller, 635 Hudson Street
66- Diane Miller, 635 Hudson Street
JohnGraves
Iamwritingtoexpressmythoughtsandaskquestionsre:theproposeddraftordinanceonADUs.
Isupportmaintainingowneroccupancy.OwneroccupancyinIthaca’scorehasbeenreducedbyhalfinthelast
twodecades.Thisisaproblemthatwearebeginningtosee.Affordablehomeownershipisatrisk.
Inpasthearingsorwrittencomments,Iregretifthisproposedchangehasbeencastasusvs.them/rentersvs.
homeowners.Thisisnottheintentorargument.Iamconcernedthatremovaloftheowneroccupancy
requirementwillnotservethestatedintentoftheordinance.Inaddition,IamconcernedthattheCitydoesnot
havetheresourcestomonitorthesechanges.Currently,regulationsrequireneighborsaspartnerstoalertthe
Citytoproblems.
IbelievetheCityhasachieveddensityatthecoreindowntownandCollegetown.Nowthechallengeistomaintain
andevenincreasethemixofsinglefamily,ownerͲoccupiedhomesalongsidedenserentalplots.
Soherearemyquestions:
ProposedOrdinance
Overall–howis“family”defined?IhaveseenverycreativedefinitionsofthisthroughoutCollegetown.
Section2:F1.Intentisto“providehomeowners”…whyisthisintentonlyfromsomezonesandnotall?
Section2:F1b.“inexpensiverentalunits”…howdoestheCitymonitorthisorincentivizethis?
Section2F1c.“availabletolowandmoderateincome”…howisthismonitoredorenacted?
Section2F1f.Howis“minimizeimpacttosurroundingproperties”managedanddefined?
3.aWhatdoesthesiteplanreviewaccomplish?Andarethecurrentenvironmentalregulations
enough?Forexample,is3feetwatertableenough?Iamthinkingoftheexampleacrossthestreetfromme
whereremovalofvegetationresultedintheundergroundstreamscommoninBelleShermancontinuallyflooding
asidewalk.Peoplewouldfallontheslimeoriceandthecityhadtoputindrains.
Section2:Appearance
Howisthismonitored?
Finally,giventheintentthatislistedintheordinance,isthereaprocesstoseeiftheordinancehasachievedthe
intent?Willtherebeareviewofwhateverisenactedafteroneyear,fiveyears,tenyears?
Outsidequestion:HowdoesthisADUordinancetieintoAirbnbnotions?Isthispartoftheordinanceincentive
aswell?Iimaginethismightbesomeowner’sincentiveforanADU.
BecauseIdonotseehowtheCitycaneasilyachievethestatedordinanceintent,Iconsidertheretentionofowner
occupancyasthemostbasicsteptohelphomeownersachievethestatedintent...awaytoincreasetheir
investment,adapttotheirchangingfamilyneedsandbemorelikelytoofferaffordablerentalhousing.
MarthaFrommelt
IsentthecommentbelowtoCityCouncil.DonnaFlemmingsuggestedcopyingyou.IhaveattachedaPDFaswell:
TothemembersofIthacaCityCouncil:
IamwritingtovoicemyoppositiontotheproposedeliminationofownerͲoccupancyrequirementsintherules
forAccessoryDwellingUnits.Myconcernisthateliminatingtheserequirementswillmakeitmoredifficultand
expensiveforIthacaresidentstobuyahomeinIthaca,duetocompetitionfrominvestors.Housingcostsare
alreadystaggeringlyhigh,andthestockofsingleͲfamilyhomeslimited.Thisrulechangewillfurtherexacerbate
thisalreadygrimsituation.
TheeliminationoftheownerͲoccupancyrequirementwillmakehouses(especiallynearCornellandIthaca
College)farmoreprofitableforinvestorswhoarelookingtoobtainrentalunits.ThiswillresultinmanywouldͲbe
homebuyersbeingoutbidbyinvestorsonhomestheywouldotherwisebeabletoafford.Whilethiswillbeseen
mostacutelyinneighborhoodsaroundCornellandIthacaCollege,theeffectsonhomepriceswillbefelt
throughoutthecityaspeoplewhohavebeenpricedoutoftheseneighborhoodsjointhebiddingwarsonthe
furtherreducedhousingstockinotherneighborhoods,thusdrivingpriceshigher.Thisisgoingtomeanincreased
housingpricesthroughouttheentirecity.
Iamcognizantofthedemandformorerentalunits,andthatthereisadesiretoincreaseurbandensityinIthaca.
Thesearebothvalidgoals.However,thereisalsoashortageofsingleͲfamilyhomesforsale,andthereareother
impactfulwaystoincreasedensity.AlthoughtheconversionofsingleͲfamilyhomesintomultiplerentalunitswill
createmorerentalsandincreaseurbandensity,itdoessobydecreasingthehousingstockavailabletowouldͲbe
homeowners.Thenetresultisgoingtobeadecreaseinthenumberofhomeowners,andanincreaseinthe
numberofmultiͲunitrentals.
Whyshouldwecareaboutadecreaseinhomeownership?Considerthefollowing:
First,thedecreaseispermanent.TherearealimitednumberofsingleͲfamilyhomesintheCityofIthacaandthat
numbercannolongerbeincreasedinanymeaningfulway.Thebestthatcanbedoneistokeepitfromfurther
decreasing.OnceasingleͲfamilyhomeisbrokenupintoamultiͲunitrentalitisunlikelytoeverbereturnedtothe
marketasasingleͲfamilyhome.Ontheotherhand,rentalcapacityinthecitycanbegreatlyincreasedwithout
removingsingleͲfamilyhomesfromthemarket.IbelieveitmakesmoresensetoencouragemultiͲunit
developmentsuchasthenewbuildingsdowntownandMaplewood.
Second,weshouldconsiderwherewewantthewealthgeneratedfromIthacarealestatetogo.Dowewantitto
remaininthecommunitywithlocalresidents,ordowewantittogotoinvestors,manyofwhomarenotlocal,or
evenfromNYState?Homeownershipisoneoftheprimarywayspeoplewithmodestincomesseekfinancial
securityandbuildgenerationalwealth.Dowereallywanttoputthesegoalsevenfartheroutofreachforthe
residentsofIthaca?
ToencouragemoreADUs,thecouncilcouldconsiderapproachesthatwouldmakeiteasierforlocalresidentsto
navigatethecodesandpermittingprocessesinvolvedwithcreatinganADU.Alsoconsiderincentivesand
promotionstoencouragemorelocalhomeownerstocreateADUs.
JeffBusche
IamwritingtocommentontheproposaltoestablishregulationsfordevelopingADUsinR1andR2zoningdistricts.
Ingeneral,IsupporttheproposedchangesandlaudbothmembersofCouncilandPlanningstaffforthesubstantial
amountoftimeandthoughtdevotedtothiseffort.
I’mdisappointed,however,thatarequirementforownerͲoccupancy,ineithertheADUortheprimarystructure,
didnotmakeitintothisroundofthelegislation.TheblanketproposalbeforeyouignorestheuniquelandͲuse
economicsanddevelopmentpressuresofneighborhoods—EastHill,BelleSherman/BryantPark,SouthHill,and
CornellHeights—thatareclosesttothecampuses.Moreover,withoutanownerͲoccupancyrequirement,the
legislationisatoddswiththeCounty’s,theCity’s,andCornell’smasterplansandbroader
interestsregardinghousingdiversityandmix.
Inrecentyears,thousandsofnewapartmentunits—e.g.,CollegetownTerrace,multipleCollegetownprojects,
theMaplewoodApartmentcomplex,theNorthCampusinfillhousinginitiative,andseveraldowntownprojects
—areonlineorinthepipeline.Thoseprojectsareaddressingaseriousmarketfailuretoremediatethedeplorable
housingconditionsthatstudents(mostlyundergraduates)hadtoendurefordecades.
Butnomatterhowmanynewunitscomeonline,therewillalwaybeinvestordemandforpropertynearthe
Cornellcampus.Anyrationalinvestor/speculatorwillnotethatsinglefamilyhousingisrelativelycheapcompared
tootherproperty.Ifthere’snoownerͲoccupancyrequirementineithertheprimaryorsecondarystructure,what
rationalspeculatorwouldn’tswoopintooutbidafamilywithacashofferandmaximizethenumberofunrelated
occupants?Evenbetter,theycanmaximizeprofitbyturningoneoftheunitsintoafullͲtimeAirBnB.Under
thosecircumstances,familiescan’tevencompetetorentbecausethemonthlyrevenuestreamgeneratedbya
groupofunrelatedoccupantswillexceedwhatasingleordualearnerfamilycanpay.Propertiesbecomemerely
investments,nothomes.That’snotbeingalarmist,it’safact.It’salreadyhappenedonSouthHillandisrapidly
happeninginBelleSherman,wherewealthyparentsandoutͲofͲtowninvestors,maskedbehindaveilofLLCs,are
buyingupsinglefamilyhomeswithcashoffersthatoutbidfamilies.Thatdynamiciscontrarybothtothestated
goalsoftheCAFDandtheneighborhoodplans,whichtoutthevalueofadenseurbancoreandsolid
neighborhoods.
Cornell’sandtheCity’sinterestsdonotalwaysconverge(anunderstatement!)butanownerͲoccupancy
requirementactuallybenefitsbothentities.CountyandCitylegislatorsfrequentlybemoanthefactthatthousands
ofCornellemployeespassthroughIthacaandtakeadvantageofourinfrastructurebutdon’tlivehere.Whatbetter
waytocapturesomeofthatmarketthanfortheCityandCornelltocommittowhatwealreadyhave,i.e.,asupply
offreeͲstandinghouseswithinwalkingdistanceoftheCornellcampusandqualityelementaryschools.Such
housingisavitalpartofthemixandisanimportantrecruitingtooltoabletoattracttopͲnotchresearchers,faculty,
andstaff.Why“outsource”thatsupplytotheTown,Lansing,andCayugaHeights?
IamNOTsuggestingthatundergraduatestudentrentalsshouldn’tbepartofthemix!Iwouldn’twanttoliveina
neighborhoodthatwasaboringbedroomcommunity.ButBelleShermanalreadyISadiversecommunityofyoung
families,emptynesters,graduatestudents,andundergraduates.WejustneedtheCity’shelptokeepitthatway.
ThereareundoubtedlycaseswhereanownerͲoccupancyrequirementwouldbeahindrance.Icanthinkoftwo
nearbyexamples.Forinstance,there’sastretchofderelicthousesonthe400blockofDrydenRoadthathave
beentrashedfromyearsofteam/fraternityannexabuseandneglectfullandlords.Theyareprobablybeyond
rehabilitation.Butavisionarydeveloperhasotherzoningtoolsathis/herdisposal,suchasaPUD,thatcouldjumpͲ
startredevelopmentthere.Second,IunderstandthatsomeduplexownersfeelanownerͲoccupancyrequirement
isacomparativedisadvantage.It’sworthnotingthatyearsagomyhusbandandIownedaduplexonDelaware
Avenue,wherewecouldwalktoworkandthekidscouldwalktoschool.Welivedinonesideandrentedoutthe
other.Theequityweaccruedenabledustosellthatpropertyandbuyasinglefamilyhomeablockawayasour
familygrew.Butinanycase,theunderlyingpointisthatifsomeonetrulyhasalegitimatefinancialhardship,that’s
whywehaveaBoardofZoningAppeals.Inotherwords,youdon’tzonetoaccommodatetheexception,youzone
forthebroadervisionandgoals.
Finally,sinceIthacahasbeenlookingtoothercitiesforinspirationonADUsandaffordablehousingstrategies,I’ll
leaveyouwithagreatexamplefromLosAngeles,whichhasafarmoreseriousaffordablehousingcrisisthan
wedo.Apublic/privatepartnershiphascreatedanexcitingADUmodelthatfostersownerͲoccupancyANDadds
tothesupplyofaffordablehousing.It’sareallycoolidea.Ihopeyou’lltakealook.
https://www.nytimes.com/2019/10/15/realestate/aduͲemptyͲgaragesͲcaliforniaͲhousingͲ
shortage.html
"Hisideaissimple:UnitedDwellingentersapartnershipwithahomeowner,paysforthegarage
conversion,managestherentaloftheapartmenttoaqualifiedapplicantandsplitstherentwiththe
homeowner.
SincemostofthedetachedgaragesinLosAngelesaren’tusedforcars—91percentofthe2,100
homeownerssurveyedbyMr.Dietz’sstudentsusetheirgaragesforsomethingelse,mostlystorage—this
canproviderentalincomeandaffordablehousinginmanyneighborhoods.Anditdoesitbyusingexisting
structures.”
EllenMcCollister
To:Planning&EconomicDevelopmentCommittee
From:Planning&DevelopmentBoard
Date:December3,2019
RE:PlanningBoardcommentsontheEstablishmentofRegulationsforAccessoryDwellingUnits
(ADUs)
AttheirNovember26meeting,thePlanningandDevelopmentBoardreviewedtheproposaltoestablish
regulationsfordevelopingADUsintheRͲ1andRͲ2zoningdistricts.TheBoarddiscussedtheproposal
andagreedtosubmitthefollowingcommentsforyourconsideration:
x TheBoardstronglysupportsthegoaloftheproposedADUregulation:“toremoveorreduce
regulatorybarriersthatlimitthenumberandvarietyofhousingoptionsinsinglefamilyzoning
districts”.
x TheBoardbelievesmanyconcernsabouttheimpactofADUswillbeeffectivelyaddressedwhen
theBoardreviewstheirsize,design,andplacementforneighborhoodcompatibilityduringsite
planreview.
x DADUsinexistingbuildingsshouldnotbelimitedtoapercentageoftheprimarystructure(orits
interior)asthereisnosignificantexteriorchangetothestructuresandthereforelimitedimpact
totheneighborhood.
x DADUsshouldnotbelimitedto800SF,providedthatsizeislimitedto75%oftheprimary
dwellingandthatsomegreenspaceismaintained.800SFistoosmallforfamilies.
x TheBoarddidnotreachconsensusoncontiguousgreenspace.Somefeela35%requirement
willprovetooburdensomeforIthaca’smoreurbanneighborhoods.
x TheBoardleanstowardsnotrequiringowneroccupancy.
o First,itplacesaregulatoryburdenontheCitythatwillbeimpossibletoenforcewith
currentstaffinglevels.
o Second,thisrestrictioncouldencouragegraymarketrenting.
x Inaddition,theBoardencouragesCounciltodirectstafftocreatelegislationthatallowspocket
neighborhoods,especiallyinthezoningdistrictsimpactedbythislegislation.
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
1
To: Planning & Economic Development Committee
From: Alexander Phillips, Senior Planner
Date: November 21, 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.
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.
If 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.
The current draft of the Waterfront Design Guidelines are available on the City’s website at
https://www.cityofithaca.org/DocumentCenter/View/10767/PEDC_WFDG_Nov. An
environmental review for this action has been prepared, and a Short Environmental Assessment
Form for each action is attached. The Planning and Economic Development Committee will
discuss the proposal at its regularly scheduled meeting December 11th, 2019. Your comments are
respectfully requested prior to this meeting. If you have any questions, please contact me at 274-
6556 or at aphilllips@cityofihaca.org.
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
Page 1 of 3
Short Environmental Assessment Form
Part 1 - Project Information
Instructions for Completing
Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. 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.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the
lead agency; attach additional pages as necessary to supplement any item.
Part 1 – Project and Sponsor Information
Name of Action or Project:
Project Location (describe, and attach a location map):
Brief Description of Proposed Action:
Name of Applicant or Sponsor:Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
1. Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
NO YES
2. Does the proposed action require a permit, approval or funding from any other government Agency?
If Yes, list agency(s) name and permit or approval:
NO YES
3. 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
Check all land uses that occur on,DUHadjoining RU near the proposed actioQ
8UEDQRural (non-agriculture),ndustrial Commercial Residential (suburban)
$TXDWLF2WKHU 6SHFLI\ ƑForest Agriculture
ƑParkland
SEAF 2019
City of ithaca
Proposal to adopt Waterfront Design Guidelines
Waterfront Area, City of Ithaca
The proposed action would adopt design guidelines for the Waterfront area that will be administered under the City’s existing design review process.
City of Ithaca
607-274-6556
aphillips@cityofithaca.org
108 E Green St
Ithaca NY 14850
✔
Page 2 of 3
5. Is the proposed action,
a. A permitted use under the zoning regulations?
b. Consistent with the adopted comprehensive plan?
NO YES N/A
6. Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES
7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify: ________________________________________________________________________________
NO YES
a. Will the proposed action result in a substantial increase in traffic above present levels?
EAre public transportation services available at or near the site of the proposed action?
FAre any pedestrian accommodations or bicycle routes available on or near WKHsite of the proposed
action?
NO YES
9. Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
10. Will the proposed action connect to an existing public/private water supply?
If No, describe method for providing potable ZDWHU: _________________________________________
_____________________________________________________________________________________________
NO YES
11. Will the proposed action connect to existing wastewater utilities?
If No, describe method for providing wastewater treatment: ______________________________________
_____________________________________________________________________________________________
NO YES
DUFKDHRORJLFDOVLWHVRQWKH1<6WDWH+LVWRULF3UHVHUYDWLRQ2IILFH 6+32 DUFKDHRORJLFDOVLWHLQYHQWRU\"
NO YES
D. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency?
EWould the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
D'RHVWKHSURMHFWVLWHFRQWDLQRULVLWVXEVWDQWLDOO\FRQWLJXRXVWRDEXLOGLQJDUFKDHRORJLFDOVLWHRUGLVWULFW
ZKLFKLVOLVWHGRQWKH1DWLRQDORU6WDWH5HJLVWHURI+LVWRULF3ODFHVRUWKDWKDVEHHQGHWHUPLQHGE\WKH
&RPPLVVLRQHURIWKH1<62IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRUOLVWLQJRQWKH
6WDWH5HJLVWHURI+LVWRULF3ODFHV"
E ,VWKHSURMHFWVLWHRUDQ\SRUWLRQRILWORFDWHGLQRUDGMDFHQWWRDQDUHDGHVLJQDWHGDVVHQVLWLYHIRU
Page 3 of 3
Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
ƑShoreline ƑForest Agricultural/grasslands Early mid-successional
Wetland ƑUrban Suburban
15. Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or
Federal government as threatened or endangered?
NO YES
16. Is the project site located in the \HDUIlood plan?NO YES
17. Will the proposed action create storm water discharge, either from point or non-point sources?
If Yes,
a. Will storm water discharges flow to adjacent properties?
b. Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?
If Yes, briefly describe:
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
18. Does the proposed action include construction or other activities that ZRXOGresult in the impoundment of water
or other liquids (e.g. retention pond, waste lagoon, dam)?
If Yes, explain WKHpurpose and sizeRIWKHLPSRXQGPHQW BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
____________________________________________________________________________________________
_
NO YES
19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste
management facility?
If Yes, describe: _______________________________________________________________________________
_____________________________________________________________________________________________
NO YES
20.Has the site of the proposed action or an adjoining property been WKHsubject of remediation (ongoingRU
completed)for hazardous waste?
If Yes, describe: _______________________________________________________________________________
_____________________________________________________________________________________________
NO YES
I &(57,)< THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF
MY KNOWLEDGE
Date: _____________________Applicant/sponsorname:BBBBBBBBBBBBBBBBBBBBB______________________BBBBBBBBB__________________________
Signature: _____________________________________________________7LWOH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
PRINT FORM
Page 1 of 2
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Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by
the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by
the concept “Have my responses been reasonable considering the scale and context of the proposed action?”
No, or
small
impact
may
occur
Moderate
to large
impact
may
occur
1. Will the proposed action create a material conflict with an adopted land use plan or zoning
regulations?
2. Will the proposed action result in a change in the use or intensity of use of land?
3. Will the proposed action impair the character or quality of the existing community?
4. Will the proposed action have an impact on the environmental characteristics that caused the
establishment of a Critical Environmental Area (CEA)?
5. Will the proposed action result in an adverse change in the existing level of traffic or
affect existing infrastructure for mass transit, biking or walkway?
6. Will the proposed action cause an increase in the use of energy and it fails to incorporate
reasonably available energy conservation or renewable energy opportunities?
7. Will the proposed action impact existing:
a. public / private water supplies?
b. public / private wastewater treatment utilities?
8. Will the proposed action impair the character or quality of important historic, archaeological,
architectural or aesthetic resources?
9. Will the proposed action result in an adverse change to natural resources (e.g., wetlands,
waterbodies, groundwater, air quality, flora and fauna)?
10. Will the proposed action result in an increase in the potential for erosion, flooding or drainage
problems?
11. Will the proposed action create a hazard to environmental resources or human health?
SEAF 2019
Adoption of Waterfront Design Guidelin
11/20/2019
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
PRINT FORM
Page 2 of 2
For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a
particular element of the proposed action may or will not result in a significant adverse environmental impact, please
complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that
have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency
determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting,
probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-
term, long-term and cumulative impacts.
Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
________________________________________________________________________________________________
Name of Lead Agency Date
_________________________________________________ _______________________________________________
Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer
_________________________________________________ _______________________________________________
Signature of Responsible Officer in Lead Agency Signature of Preparer (if different from Responsible Officer)
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The proposed action is the adoption of the Waterfront Design Guidelines. The design guidelines provides guidance
for all new development and major renovation projects in the Waterfront area. The guidelines are intended to
promote high quality construction and exceptional urban design. This document also serves as an educational tool
to demonstrate Waterfront Area design objectives and expectations. None of the guidelines in the document will
have a negative impact on these historic resources.
City of Ithaca 11/20/2019
Alexander Phillip Planner
Adoption of Waterfront D
11/20/2019
PRINT FORM
TO: Katie Borgella, Tompkins County Commissioner of Planning
FROM: Alexander Phillips, Economic Development Planner
DATE: November 21, 2019
RE: GML §239-l–m Review of the Proposed Establishment of Waterfront Design
Guidelines
Enclosed please find a copy of a proposed design guidelines for the Waterfront. This packet is
being submitted for your review pursuant to §239-l–m of the New York State General Municipal
Law, which requires all actions within 500 feet of a county or state facility, including county and
state highways, be reviewed by the County Planning Department.
Action: Consideration is for Adoption of the Proposed Waterfront Design Guidelines
An environmental assessment of the action has been completed and the short environmental
assessment form is enclosed. No negative environmental impacts are anticipated as a result of
this action.
The Planning Committee is expected to consider this proposal at their regularly scheduled
meeting on December 11, 2019. Your comments are respectfully requested by December 5,
2019. If you have any questions, feel free to contact me at 274-6410.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
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
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CECIL A MALONE DR
W SENECA ST
W BUFFALO ST FOURTH SWEGMANS DRIVEWAYWI
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LOW
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CASCADILLA ST
BRINDLEY STFLORAL AVETAUGHANNOCK BLVDN MEADOW STPIER
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CHERRY STW STATE
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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:
KWWS ZZZFLW\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
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W SENECA ST
W BUFFALO ST WI
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BRINDLEY STTAUGHANNOCK BLVDPIER
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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
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STDEY ST
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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
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N CAYUGA STDEY STSTATE ROUTE 13 NSTATE ROUTE 13 SAUBURN STN MEADOW STW LIN
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ADAM
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TFIRST
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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
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STN FULTON STPARK PLSECOND ST
MADI
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TFIFTH
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FRAN
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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
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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
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O
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T
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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
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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
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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.
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
Water-facing Signage
Signage along the waterway adds vibrancy to the Waterfront and 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.
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
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
at the corner.
• Design a bracket for a projecting sign to
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
details of a building.
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
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WATERFRONT DESIGN GUIDELINES 95CHAPTER 6 GUIDELINES SPECIFIC TO CHARACTER AREAS
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
To: Planning & Economic Development Committee
From: Alexander Phillips, Planner
Date: December 04, 2019
Re: Approval for Public Art Sculpture Proposals
The purpose of this memo is to provide information on two public art proposals sited in two of the city’s
parks. Enclosed are detailed project proposals including renders of the proposed sculptures and representation
of the sculpture’s location for your consideration as well as public comment and a memo from Parks,
Recreation, and Natural Resources.
The proposals were independently submitted to city staff and privately funded by the respective project
organizers; Community Arts Partnership for the Tompkins Giant No.1 proposal, and Monica Franciscus and
Tom Hirschl for the Anthropocene proposal.
The Anthropocene proposal requested Baker Park as a prospective location. City staff, Jeanne Grace and
Alex Phillips visited the site on September 17, 2019 and identified the proposed location as a site that would
not impact any existing natural or recreational features of the park.
The Tompkins Giant No.1 proposal requested Cass Park as a prospective location. City Staff, Jeanne Grace,
Jim Dalterio, and Alex Phillips discussed multiple locations in Cass Park and identified the proposed location
as a site that would not impact any existing natural or recreational features in the park.
The Board of Public Works heard the public art proposals at its meeting on September 17, 2019 and approved
Baker Park and Cass Park as potential sites for sculpture at its meeting on October 15, 2019.
Community Life Commission sought public comment on the proposal through city-wide notification and
City staff. Community Life Commission extended the public comment period to consider additional input
from residents and the Parks, Recreation, and Natural Resources Commission, given the proposals location
in city parks. The public comment period was held through the November 18th CLC meeting to gather input
on the proposed design and location, and the comments received were mixed for both projects.
The Community Life Commission and staff addressed the concerns identified by Parks, Recreation, and
Natural Resources Commission along with the mixed responses from public comment. The Community Life
Commission determined the proposals worthy of consideration for the Planning and Economic Development
Committee and City of Ithaca Common Council.
The Planning and Economic Development of the Common Council will consider this proposal at their
regularly scheduled meeting on December 11, 2019. If you have any questions, feel free to contact me at
274-6556.
Planning & Economic Development Committee
Proposed Resolution
December 4, 2019
Resolution to Approve Artwork for the Anthropocene sculpture
in Baker Park
WHEREAS, Plan Ithaca, the City’s comprehensive plan, identifies public art as an important
cultural resource that contributes to quality of life and economic vitality and calls for the City’s
continued support of public art (see Cultural Resources), and
WHEREAS, Monica Franciscus and Tom Hirschl have submitted a proposal to install a
freestanding sculpture at Baker Park, and
WHEREAS, the creation of the sculpture has been privately funded by the artist and project
organizers have not requested city funding, and
WHEREAS, the City Code §8-13 Duties, tasks the Community Life Commission, to advise on
issues related to art and public art in Ithaca, including public art displays, programs, and
exhibitions, Community Life Commission accepted staff’s request to circulate the Anthropocene
proposal at its meeting on September 16, 2019, and
WHEREAS, City staff including City Forester, Jeanne Grace, and Planner, Alex Phillips, visited
Baker Park on September 17, 2019 and identified a specific site in the park that would not impact
any surrounding natural features, and
WHEREAS, the Board of Public Works heard the public art proposal at its meeting on September
17, 2019 and approved Baker Park as a potential site for sculpture at its meeting on October 15,
2019, and,
WHEREAS, the Community Life Commission extended the public comment period for the
sculpture proposal at its meeting October 21, 2019 to consider the Parks, Recreation, and Natural
Resources input given the proposal’s placement in a city park, and
WHEREAS, the Parks, Recreation, and Natural Resources Commission, considered the proposals
and raised concerns to the Community Life Commission regarding safety (climbing),
appropriateness of site, and maintenance, and
WHEREAS, the Community Life Commission and staff addressed the concerns identified by
Parks, Recreation, and Natural Resources Commission along with the mixed responses from public
comment at its meeting on November 18. The Community Life Commission determined the
proposal worthy of consideration for the Planning and Economic Development Committee, and
WHEREAS, the City of Ithaca Common Council address the concerns identified by Parks,
Recreation, and Natural Resources Commission; therefore, be it
RESOLVED, that the City of Ithaca Common Council accept the proposal by Monica Franciscus
to create a sculpture for the city in Baker Park, and be it further
RESOLVED, that the selected artist may proceed with the installation of the sculpture upon the
execution of an agreement with the City as reviewed by the City Attorney.
ǣART, SOCIAL SCIENCE AND SOCIAL VISION
In the perceptual rendering of human experience and thought, art both reflects
social existence, and asserts the possibility for transforming social existence. Art’s capacity
for transformative perception holds potential for enriching social science, given society’s
inability to resolve its twin existential dilemmas, namely growing economic inequality and
escalating climate change. Any practical solution to either of these dilemmas depends upon
social transformation. This, in turn, depends upon people’s capacity to envision
transformation and its rationale, as well as the final result. Positive social transformation is
possible to the extent that leaders, along with a significant number of people, hold fast to a
clear vision of what needs to change and how a new society can come about.
Social transformation is presently underway due to innovations in science and
technology, giving humanity the opportunity to consciously shape its own future. This
proposition is evident when examining rates of change over the past 50 years (Ford 2014;
Green 2019; Kaku 1998). Since their invention in the 1960s, microprocessors have grown
in processing power exponentially, as has scientific knowledge. This suggests that future
economic, social and political structures will be organized around qualitatively different
logic, and that the character of this difference will be determined by what people do.
Our proposed multidisciplinary collaboration is between an artist and a social
scientist. It deploys a sculpture to inspire and organize thinking on the present state of the
world (economically and ecologically), and to imagine future possibilities about what can
and should be. The proposed sculpture "Anthropocene" will be placed on Cornell campus
and is a large hollow circle, 12’ high, comprised of industrial relics, trashed car parts,
crushed and welded to an interior frame. The colors of the parts illustrate climate
temperature zone; chrome bumpers at the top and bottom represent the Arctic/Antarctic,
the adjacent level made from green and yellow parts corresponding to bodies of water and
plant life, and the equator region is red and orange corresponding to the warmer equatorial
region. Solar lights are affixed within the crushed parts, illuminating the structure at night,
mimicking earth’s solar halo on its dark side, and symbolizing ‘sustainability.’
The round form illustrates unity and our shared space on earth; cause and effect.
The meaning is: what goes around comes around. Industrial fossil fuels are the largest
source of greenhouse gasses, and automobiles symbolize the destructive use of industrial
era technology for private profit. At earlier stages of development, the auto industry
provided mass industrial employment. Cars were a symbol of social status and seeming
efficiency. Humanity now has the technological capacity to build electric cars, and more
broadly, to establish new sets of relationships that address the public purpose for planetary
balance benefitting from the ever-evolving tools of science.
Description of activity/project
The sculpture is designed by artist Monica Franciscus (2019) and built in
collaboration with a team of welders and contractors. Taitem Engineering (2019) has
provided stamped structural drawings
Viewers may interact directly with the Anthropocene sculpture by walking through
it; it is slightly sunk into the ground. There will be a plaque nearby with a website address
where the public can partake in a questionnaire, and offer commentary. The website will
feature the project rationale, and a blog.
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Several separate audiences will engage with the sculpture. First, Cornell scientists,
among the architects of the ongoing scientific revolution, will be interviewed for their take
on the present global economic and ecological crises and possible solutions. Second, the
sculpture will engage local residents whose feedback is particularly interesting given that
Ithaca is within the “rust belt region” which has been deindustrializing since the 1970s. The
proposal is integrated with a large undergraduate class (DSoc 1101; taught by the principal
investigator) to experiment with the sculpture as a component of the curriculum. The
students will conduct interviews (a Human Subjects IRB application is currently under
review). The artist will approach elementary, middle and high schools to conduct
workshops about the sculpture, to discuss art and society and how materials in the
sculpture convey social concepts.
Visitors will be encouraged to leave comments on the website, and a set of self-
selected DSoc 1101 students will analyze these comments and the questionnaire, and
respond to a set of four structured questions, and the responses posted to a research blog.
These students will have substituted their final examination for work on the sculpture
research, namely interviewing scientists, analyzing the survey data and posting findings to
a class sponsored research blog.
The artist will respond to the students’ posts, and the principal investigator will
utilize these interactions to facilitate a two-way dialogue between social science concepts
and art. The boundaries of each discipline will be explored, and forms of fruitful interaction
identified.
This project aims to:
1) Illustrate and conceptualize the frontier between art and social science, and possibilities
for stimulating and inspiring awareness and efforts toward social transformation; 2)
determine the extent that citizens' and scientists’ conceptualization fit real possibilities for
sustainable and equitable development under the options presented by current
technological means and scientific trends; 3) estimate how scientists and citizens define
and understand the conceptual interrelationships between sustainability, inequality,
science and technology, and the extent that the sculpture assists in furthering this
understanding.
References
Ford, M. (2015). The rise of the robots: Technology and threat of a jobless future. New York:
Basic Books.
Franciscus, Monica. (2019). Art by Monica Franciscus, www.artbymf.com.
Green, M. A. (2019). “How did solar cells get so cheap?” Joule 3:631-33.
Kaku, M. (1998). Visions: How science will revolutionize the 21st Century. New York: Dell.
Taitem Engineering. (2019). Anthropocene sculpture, Cornell University. (Electronic file,
architectural drawing, www.taitem.com).
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Anthropocene ProposalAnthropocene Site
Public Art Project 2019
Tompkins Giant No.1
This project started in 2017 when Tom Knipe,
then working as staff for the Tompkins County
Tourism program and the Strategic Tourism Planning
Board met with John Spence from the Community Arts
Partnership, Jennifer Tavares from the Chamber of
Commerce and others to talk about putting 2018
public art funding toward the purchase and installation
of a piece of sculpture. Previous funding had gone to
supporting the creation of murals. The work of
Thomas Dambo, pictured above and to the right, was
very much the inspiration for the initial conversations.
Page 1
The group initially thought that a tie to the legend of the Taughannock Giant made sense from a
local history and tourism point of view. We were unaware that the Tompkins County History
Center was working on a presentation about the Taughannock Giant that included the production
of a full scale model of the original “giant”.
Very quickly there was confusion wedding the two distinct projects in people’s minds. We also
learned that there were people for whom the Taughannock Giant represented a hoax and a scam
and did not appreciate what might seem like a celebration of this dark piece of Tompkins County’s
past.
For those reasons the group started to refer to our project simply as the Tompkins Giant No. 1
There is the thought that perhaps several giants, each by a different artist, placed throughout the
County would create an entertaining tour for residents and visitors alike.
Page 2
Page 3
The request for proposals went out to artists nation wide and, of course
local artists were encouraged to submit there designs.
Artists were told that we were not necessarily looking for literal giants.
The final piece need only suggest the concept of a giant. A large hat, a
giant footprint in the ground, fingers reaching up from the ground would
all meet our criteria.
Specifically the artists were told, “The artwork sought should be the
vision of the artist, using the term “giant” as a starting point to create a
piece of public art that elicits joy and wonder and illustrates a phrase
often used to describe Ithaca, New York as being “ten square miles
surrounded by reality.”
Page 4
The committee feels that almost any piece of sculpture will benefit from a plaque placed
in close proximity that puts the piece into context for the viewer. The wording on the
artwork above is only a suggestion and may be improved upon .
Public Art Project Committee
xNick Helmholdt - T.C Planning Department
xJohn Spence - Community Arts Partnership
xJennifer Tavares - TC Chamber & Visitors Center
xPeggy Coleman - Vice President of Tourism and Community Relations
xSusan Holland - Executive Direct Historic Ithaca
xKelsey Gardner - Community member
xLinda Jaffe - Community member
Funding provided by the Tompkins County Tourism Program (2018 & 2019) and
by a private foundation.
QuesƟons can be directed to:
John Spence
Community Arts Partnership
director@artspartner.org
607-276-5072 Ext 19
Or
Nick Helmholdt
Tompkins County Planning Department
NHelmholdt@tompkins-co.org
607-274-5575
Page 5
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7RPSNLQV*LDQW3URMHFWViews to Project:1. Farmers Market2. Taughnnock BlvdViews to Project:1. Farmers Market2. Taughnnock Blvd12
Nov. 18, 2019
To: Community Life Commission; Alex Phillips, Planning Dept.
From: Monika Roth, PRNR Commission Chair
Cc: Tom Shelley, PRNR Commission
RE: Art proposed for Parks
Here is a summary of Comments from the PRNR Commission at our 11/14/19 meeting. I hope I have
captured most of the points made. Alex was also in attendance so can add his insight. And Tom Shelley
from the PRNR commission is also planning to attend your meeting.
Alex provided a summary of the two sculptures proposed and how they came to be recommended for
location in the two park sites.
Questions raised:
Overall – there is a need for the PRNR commission to develop the following in order to provide effective
input on art in parks: 1) overall philosophy regarding art in parks; guidelines or criteria for art approvals
and/or policy related to art in parks that guides decision making. Absent of such policy could signal that
that parks are open for all art without consideration of the purpose and function of each park, and the
appropriateness of the art piece and placement. It is important to note that un-programmed OPEN
SPACE in parks is intentional to allow for flexible uses. The Parks Commission feels that it is our purpose
to review what is proposed for placement in parks and we are happy to work with Community Life
regarding proposals for art in parks.
The sentiment of our commission was to move forward with crafting the above decision-making
guidance documents for future art proposed for parks. We are not wedded to having a subcommittee
of CL and PRNR work on the above items given JoAnn’s comments regarding commissions doing the
work vs time absorbed by sub-committee work. And we are not intending to delay the decision making
timeline for these two proposals as we craft a decision making policy for art in parks.
Additionally, our commission chose to share our comments/questions at this time, rather than make a
recommendation to endorse the two sculptures at this time. We feel that further discussion is
warranted on the following topics.
Specific feedback regarding the two sculptures:
Cass Park Giant:
-concerns raised about height (oversized piece for location), water table and depth of footers, safety
(climbing, concrete base should someone fall after climbing), liability concerns (attractive nuisance),
vandalism, and future maintenance
-chosen location – some would like the structure farther from the waterfront trail so as not to interfere
with the natural aesthetic of walking along the water
-Also mentioned was the idea of locating the piece within a tree grove where the Giant might tower
over the trees as an element of surprise. However, planting in an area of mature trees would do
considerable damage to trees, hence it was suggested that the sculpture be located in an area with
immature trees, or that a tree grove be considered when installing the piece.
Baker Park Car Bumpers – Anthropocene: (artist was present at our meeting)
-Alex shared comments from neighbors only a few responses, about half strongly opposed to having
anything in the park; PRNR members reiterated that it is important to gather public input
-Could the piece be shifted a bit from the center of the park to a more westerly location in the park
where it might not block the open space views of residents?
-appropriateness of piece since it is intended to serve an educational purpose – park does not get a lot
of walking traffic so this park location may not serve that function; however, it was noted that being
close to the ReUse Center – that there is the opportunity to connect the concepts of reuse and waste,
climate, etc.
-safety concerns: artist reiterated that the piece would be made to ensure there are no jagged edges.
She also indicated she is looking into a base covered with ground rubber (flip flops or tires). Tom
mentioned that tires do contain heavy metals so may not be the best choice.
-And as with the Giant, concerns were raised about safety (climbing, concrete base should someone
fall), liability concerns (attractive nuisance), vandalism, and future maintenance
Summary
1) PRNR will work on philosophy, criteria/policy related to art in parks, but this work does not have
to be done by a subcommittee of CL and PRNR, nor does it have to be in place in order to move
forward with these two proposals.
2) We are not entirely opposed to proposed park locations for the two sculptures but do feel the
concerns above should be addressed.
We trust that Community Life will exercise due diligence in reviewing, considering our comments and
that we will have the opportunity to review further information that you provide in addressing the
above issues. Thanks so much for your work!
Planning & Economic Development Committee
Proposed Resolution
December 4, 2019
Resolution to Approve Artwork for the Tompkins Giant No.1 proposal
in Cass Park
WHEREAS, Plan Ithaca, the City’s comprehensive plan, identifies public art as an important
cultural resource that contributes to quality of life and economic vitality and calls for the City’s
continued support of public art (see Cultural Resources), and
WHEREAS, Community Arts Partnership has submitted a proposal to install a freestanding
sculpture in Cass Park, and
WHEREAS, the creation of the sculpture has been privately funded by the project organizer, and
WHEREAS, City staff including City Forester, Jeanne Grace, Recreation Supervisor, Jim Dalterio,
and Planner, Alex Phillips, visited Cass Park on September 06, 2019 and identified a specific site
in the park that would not impact any surrounding natural or recreational features, and
WHEREAS, the City Code §8-13 Duties, tasks the Community Life Commission, to advise on
issues related to art and public art in Ithaca, including public art displays, programs, and
exhibitions, Community Life Commission accepted staff’s request to circulate the Tompkins Giant
No.1 proposal at its meeting on September 16, 2019, and
WHEREAS, the Board of Public Works heard the public art proposal at its meeting on September
17, 2019 and approved Cass Park as a potential site for sculpture at its meeting on October 15,
2019, and,
WHEREAS, the Community Life Commission extended the public comment period for the
sculpture proposal at its meeting October 21, 2019 to consider the Parks, Recreation, and Natural
Resources Commission input given the proposal’s placement in a city park, and
WHEREAS, the Parks, Recreation, and Natural Resources Commission, considered the proposals
and raised concerns to the Community Life Commission regarding safety (climbing),
appropriateness of site, and maintenance, and
WHEREAS, the Community Life Commission and staff addressed the concerns identified by
Parks, Recreation, and Natural Resources Commission along with the mixed responses from public
comment at its meeting on November 18. The Community Life Commission determined the
proposal worthy of consideration for the Planning and Economic Development Committee, and
WHEREAS, the City of Ithaca Common Council address the concerns identified by Parks,
Recreation, and Natural Resources Commission; therefore, be it
RESOLVED, that the City of Ithaca Common Council accept the proposal by Community Arts
Partnership to create a sculpture for the city in Cass Park, and be it further
RESOLVED, that the selected artist may proceed with the installation of the sculpture upon the
execution of an agreement with the City as reviewed by the City Attorney.
Community Life Commission Liaison Notes — 11/18
LauraLewis
Themaintopicofthismonth’sCLCmeetingwasPublicArt.AlexPhillipsfromthePlanningDepartment
reviewedtwoproposalsbeingconsideredandthetimeframeforpubliccomment(earlyOctober
throughmidͲNovember).CommentsontwosculpturesweresenttoCommissioners:Anthropocene,
proposedforBakerPark(theartist,MonicaFranciscus,attendedthemeetingandrespondedto
questions),andtheTompkinsGiantNo.1,proposedforanareainCassPark.Inputwasalsosoughtfrom
theParks,Recreation,andNaturalResourcesCommission(PRNRChairMonikaRothandCommissioner
TomShelleyattendedtheCLCmeeting).Followingthediscussion,avotewastakenandbothprojects
willbeforwardedtoPEDCforconsideration.
CommissionerRustyKeelerreportedthatthePublicArtSubcommitteemetrecentlyanddiscussed
fundingforpublicart.Theyweredisappointedthatfundswerenotincludedinthe2020budgetashad
beenrequested.AlderpersonLewiscommentedonthechallengesfacedbythecitythisyearinregardto
prioritiesinthebudget—weighingsupportforfirefighters,GIACProgramAssistants,andfundingfor
theCity’sGreenNewDealincontrasttofundingpublicart.Therewasalsoaquestionaboutpotential
fundingfornewart(thetwosculpturesreferredtoabove)andmaintenanceofexistingpublicart,as
wellastherecommendationtoresearchgrantfunding.
CommissionerSeanHillsonreportedthatthefinalupdatesontheadvocacyflagpolicyareclosetobeing
completed.Inthecomingmonth,thepolicywillbefinalizedbyCLCandforwardedtoCity
Administrationforreview.
CommissionChairLisaSwayzeaskedmemberswhoseappointmentswillbeendinginDecemberto
contactherwiththeirinterestinbeingreappointed.ItwassuggestedthatCommissionerslookbackat
expressedareasofinterestforfuturetopicstoaddress.
Proposal: Anthropocene & Tompkins Giant no.1
Public Comments 12/4/19
I am a member of the City of Ithaca Planning Board as well as the Committee on Outdoor Art at Cornell. You
should know that the latter group met to discuss the Anthropocene proposal, as it was originally intended for
Cornell campus. There was unanimous agreement that the artwork did not meet our standards and was rejected.
The second proposal is not as bad, although its attempt to be place-based (“the Tomkins giant”, does he mean
the Taughannock giant?) is weak and misplaced. Remember, this was a local hoax. Why are we
commemorating that? Does this creature have arms that reach the ground or is this more of a structural move?
Other than being anthropomorphic, there is not a lot of meaning attached to the piece. Finally, the title of the
work “Gromely”, is an obvious play on the famous British sculptor Anthony Gormley, who is also know for his
anthropomorphic work, but who is much better at it: https://en.wikipedia.org/wiki/Antony_Gormley
Jack Elliott
I suggest that you approve Anthropocene.
Anne Hamilton
I live on Park St. in Ithaca. We just learned about the sculpture that the City is proposing to put in Baker Park,
and we would like to go on record as being vehemently opposed. We are not opposed to art in the park— in
fact we would love some artwork there—but not a collection of welded bumpers. Elmira Rd is busy enough, as
is the traffic circle. The last thing we need is to look out on some painted car parts every single day. And we
worry about upkeep and deterioration over time. I doubt it will get more attractive as the years go bye.
Joe and Sue Yavitt
This type of sculpture would be a better fit in another location.
Baker Park is beautiful with the natural beauty, trees, bushes, flowers and wildlife. This sculpture would
detract from its natural beauty.
I hope you take my feelings/thought into consideration when you make your decision.
Mary Slaght
I just wanted to send in a few comments about the proposed sculpture in Baker Park. While I think the sculpture
is a very cool idea, it seems out of place for Baker Park's location and current usage. The park seems mostly to
be used currently for people playing with their kids or dogs, and a 12' sculpture made of auto parts seems like it
would impinge on this usage as it is a small park.
Alex Mauney
I got a picture of the sculpture and please, please, please do not approve anyone to put that in Baker Park. This
is residential park and children will be climbing all over it and get hurt. I can't see it going in Cass Park either.
I can see a law suit waiting to happen. I prefer not to look at that eyesore everyday while I am sitting on our
front porch.
Mary Slaght
I generally don't have strong feelings for or against. I think it would be very visible from Old Elmira Rd. which
would be the major viewing platform. Size and color would help. Not sure that people would understand the
underlying meaning but perhaps that is not important. Also I don't see many people using the park so am not
certain how much interaction it would engender.
My major concern is that the sculpture is rather generic; that is, not in anyway site specific. It could really be
located in any park, site, or city anywhere. It would be more interesting to me if it somehow reflected some
history of the location, maybe something regarding Richard Baker, the history of the old route to Elmira, what
was Markle Flats, or perhaps the old back and forth railroad entry into Ithaca on South Hill. As is, it just seems
to have been dropped into the park.
Dan Krall, 612 S. Plain
I think both the "Anthropocene" and "Gromely" sculptures are very interesting and should be installed at the
locations proposed.
John Graves
(Regarding the Anthropocene Project) Looks like a pile of garbage. No ffense
Robert Hackman
Thank-you to my dedicated and informative First Ward Common Council representative, Cynthia Brock, for
letting residents know about these projects and about the extended deadline for comments. And thank you for
the invitation for input.
The “Anthropocene” sculpture is relevant to today’s issues of pollution, climate catastrophe, and mass
extinction. While large enough to be appreciated and inviting for people to walk through and ponder it from
within, the proposed sculpture is not so large as to be off-putting. It will be a friendly shape, colorful, and lit by
small photovoltaics. I support this sculpture being placed somewhere, although I do wonder if it will get its due
appreciation on the edge of Baker Park, and I think it will benefit from some explanatory information on site.
The proposed Tompkins Giant sculpture, by contrast, is not relevant either to our times or to the site. Cass Park
brings people on the Cayuga Waterfront Trail for exercise and to appreciate nature along our waterfront. Cass
already has a giant sculpture of a true resident of the area in the Children’s Garden, a huge, amazing, wonderful,
lifelike sculpture of a Snapping Turtle, called Gaia, which can be climbed upon, and which is appreciated by
people of all ages. Snapping Turtles can actually be seen in Cass Park when females climb up out of the water
to lay their eggs. Gaia, the sculpture, deserves to be highlighted more as one of Ithaca’s wonders. Also along the
Cayuga Waterfront Trail in Cass Park are many exercise stations, and the trail is the site of numerous athletic
contests. A huge metal sculpture positioned here will invite people to climb it, which of course will be
dangerous over the concrete base, so it will be a liability. The proposed Tompkins Giant sculpture is totally out
of human scale, imposing, pointless, and frankly ugly. I walk and bike on the Cayuga Waterfront Trail a lot, and
I appreciate this place for the trees and other plants, for the wildlife, particularly birds, for the ever-changing
views of the water, and the sky, and the surrounding hills. Together these things rejuvenate me and allow me to
overlook the nearby motor traffic. I do not want a huge, tasteless, uninteresting, ominous, fake-person sculpture
dominating the path. Perhaps the metal would be recycled, but to what end? It’s an expensive project to bring
here, a revolting project, not in keeping with the park. Honestly, would anyone want this thing on their front
lawn? Well, Cass Park is Ithaca’s front lawn, and such a monstrosity does not belong here. Please, please,
please reject this sculpture, and use the money for something that will enhance the natural beauty of the park,
such as re-planting native trees in this spot where several grand trees lived until very recently. Thank-you.
Sincerely,
David Nutter, long-time resident at 243 Cliff Street alongside wonderful Cass Park, and teacher about our local
birds. See the nearby Birding Kiosk in Cass Park as well as the single panel on the boardwalk where the Cayuga
Waterfront Trail crosses the corner of Renwick Wildwood.
I am offering a couple of comments. The Anthropocene sculpture is interesting.
The Giant is abrasive and unpleasant. We will see enough ugliness as climate chaos proceeds. Why not add
some beauty while we still can?
One positive suggestion: plant Bittersweet vines to cover the Giant.
Regi
I am a frequent visitor to the Cass Park waterfront trail. I walk across the park almost every day when I walk
downtown, and spend a lot of time walking around all of the various trails there. In general, I like the idea of
sculpture in parks. But the proposed sculpture Gromley for Cass Park feels out of scale with the park and its
uses. I think that location is near hawthorn and crab apple plantings, which are among the smaller sized trees.
The size of the sculpture would dwarf those trees.
Lots of people walk, run, ride bikes etc, and to have a 20' figure looming over the trail feels ominous, and
threatening. If it were scaled back to something like 7-10' it would still be larger than human size, and feel in
accord with the scale of the park and the humans who use it.
That is my only objection to these sculpture submissions.
Diana Ozolins
Not sure about Anthropocene, but I love Gromely.
Judith Pratt
The proposed statue Gromely looks too much like this Marvel character. Could approving construction of this
statue result in a copyright violation for the city of Ithaca?
Steven Williams
Can I ask how much this ugly artwork is costing us as taxpayers. I have lived on my street for 26 years my road
is falling apart it needs to be fixed the potholes in town need to be fixed I hope this artwork is free and we're not
paying for it.
That's my opinion and what I feel about this artwork unnecessary... the roads however are necessary to be fixed.
Pam Lang
Again, thank you for seeking public input and extending it to 18 November.
I wrote earlier that I think the proposed “Tompkins Giant” sculpture in Cass Park is inappropriate for several
reasons (see that part of my email copied below), and I stand by those reasons. But since I first saw the proposal
I have also felt sickeningly offended by the design, and I believe I have identified why it so bothers me.
This sculpture portrays a person of color literally as a “knuckle-dragger.” It is a brown-skinned person with a
dopey expression walking like a gorilla. It shows someone in a way which will be seen as inherently brutish,
unintelligent, not evolved, less than fully human. This is not something to bring to our community. I do not
know if that was the intent of the sculptor, Jarod Charzewski from South Carolina, to mock members of our
community, but if not, it shows shocking insensitivity. By the way, the original hoax, known as the
Taughannock Giant, although crudely made, was about 7 feet tall and had fairly normal human proportions.
And I don’t think we should celebrate or re-enact that hoax, either, showing how easily folks in this area can be
duped and ripped off.
If we are to have a public sculpture of a person, let’s portray an actual person at a reasonable scale in a realistic
and dignified way. Let’s celebrate an Ithacan worthy of respect, such as Dorothy Cotton.
Again, thank-you for seeking public input before your decision, for there will surely be plenty of reaction after
any sculpture is erected.
David Nutter
[Reply to above David Nutter comment]
I share your discomfort for the giant, although I have not been able to adequately articulate why it disturbs me.
In any case, it does not feel a welcoming presence that would encourage me to visit it – and may instead deter
me from being near it and the area it “oversees”.
Cynthia Brock
I would like to voice my concern and objection of the sculpture named Anthropocene to be placed at Baker Park
on Elmira Road. The park is too small to handle that large a sculpture.
I read that the Committee on Outdoor Art at Cornell felt the artwork did not meet their standards to put the
sculpture on the Cornell campus as initially intended. Why would the city's standards be any lower or different?
The traffic is so busy now on Elmira Road and the circle that if motorists are slowing down to see what it is; the
distraction could cause accidents. There are few spots to park and view the sculpture. What happened to the
thought of putting it in Stewart Park where people can park and walk up to the artwork? Will a sign need to be
placed by the sculpture to explain what it represents? Who pays for that.....the taxpayers?
As I am not opposed to expressive art, the sculpture represents visual noise and sensory overload to those who
cannot appreciate the meaning that the artist meant to convey as people only drive past.
Jan Lawless
I would like to weigh in with my concerns about the proposed sculpture sponsored by the Tompkins County
Arts Council, the "Tompkins Giant," which would be located in Cass Park.
My main objection to this proposed sculpture is that it would be based on a "myth" that has never existed.
There was, as we know, the "myth" of the Taughannock Giant, which was a hoax that copied the more famous
myth/hoax of the Cardiff Giant. Both these hoaxes actually occurred in the 19th Century, the Taughannock
Giant being "discovered" just up the road in the Town of Ulysses. (sp?)
Apparently, the Art Council's original plan was to sponsor a sculpture based on the Taughannock Giant. This
plan was nixed by the fact that the History Center had already begun a project that centers around the
Taughannock Giant, and there was an understandable desire to avoid a conflict between the two projects. So,
the Arts Council decided to re-name their sculpture the "Tompkins" Giant.
I don't think this is a good starting point for this project. Surely we can begin from a more imaginative place
than a made-up copy of a historic hoax? If we found out that we could not, for whatever reason, have a statue
of "Jack and the Beanstalk" in Cass Park, would we seriously consider commissioning one entitled "Bob and the
Cornstalk" instead?
In my opinion, we would be better served if the Arts Council went back to the drawing board on this one. And,
we might be better served by the work of a local sculptor who actually knows our city.
I will leave out the fact that I think the proposed Giant is far too big, looks more like a Star Wars monster than a
giant, and may frighten small children and hallucinogenic drug users....
George McGonigal
I am writing because I left our last meeting feeling like I didn’t communicate my thoughts about the
Anthropocene crunched car sculpture well enough ( I am still getting the hang of discussion before a vote)
my feelings are that the sculpture should go forward but Baker Park isn’t the right place for it. (the park is kind
of a non-place in a way and a big sculpture like this should almost be in a “power spot” in Ithaca or a place
where people will really “see” it.) Even with the traffic flow Baker park is such an outskirts pass-by kind of
place, it just doesn’t quite feel right
Rusty Keeler
To:Planning and Economic Development Committee
From: JoAnn Cornish, Director of Planning and Development
Date: December 5, 2019
Re: Disclosure Agreement for properties near the Ithaca Area Waste Water
Treatment Facility
Attached please find the final disclosure ordinance recommended by the SJC on Oct. 16th, 2019,
along with the reference map, both submitted for consideration at the December 11, 2019 Planning
and Economic Development Committee.
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
ORDINANCE 2019-
PRESERVATION OF ITHACA AREA WASTEWATER TREATMENT FACILITY
DISCLOSURE REQUIREMENT
BE IT ORDAINED AND ENACTED by the Common Council of the City of
Ithaca as follows:
Section 1. Legislative Intent and Purpose.
Common Council makes the following findings of fact:
A. The Ithaca Area Wastewater Treatment Facility (IAWWTF),
located at 525 Third Street, Ithaca, and built in 1987, is
a 13.1 million gallons per day wastewater treatment and
energy recovery facility providing secondary treatment,
phosphorus removal, and cogeneration of electricity,
jointly owned by three municipalities: the City of Ithaca,
Town of Ithaca and Town of Dryden.
B. On December 31, 2003, the City of Ithaca, Town of Ithaca,
Town of Dryden, Village of Cayuga Heights, Town of Lansing
and Village of Lansing entered into an Intermunicipal
Wastewater Agreement (IWA) as a condition of receiving New
York State Clean Water/Clean Air Bond Act funding to
install and implement capital improvements and phosphorus
removal systems.
C. The IWA and New York State Clean Water/Clean Air Bond Act
funding stipulate that the IAWWTF and Village of Cayuga
Heights Wastewater Treatment Plant (CHWWTP) jointly agree
to provide wastewater services to the six municipalities by
allocating excess treatment capacity at the IAWWTF to the
CHWWTP, allowing for future growth within the six
sponsoring communities.
D. In addition to the over $60 million invested by the
municipal partners to provide wastewater treatment services
to over 50,000 residents, commercial, agricultural, and
industrial users in the region, the IAWWTF receives and
treats trucked septage, light industrial, and agricultural
waste, and anticipates receiving and processing food scraps
in coming years, providing the highest achievable levels of
phosphorus and contaminant removal, while capturing methane
and heat to produce electricity and combat climate change.
E. It is the declared policy of the City of Ithaca to work
with its municipal partners to preserve, enhance and
encourage adequate municipal wastewater treatment
operations in the City, while minimizing the carbon
footprint of facility operations, and to harmonize
essential and beneficial IAWWTF operations with non-
industrial land uses within the vicinity of the IAWWTF.
F. The IAWWTF, in partnership with Cornell University and
Ithaca College, regularly engages in scientific research
and innovative technology research programs to better
protect and preserve water resources and foster the
development of innovative industry advancements that allows
for future advancements.
G. Non-industrial land uses, including residential
development, extend into and are contemplated to increase
in the vicinity of the IAWWTF, and facility operations
might occasionally be noticeable above the background urban
environment, potentially prompting concerns.
H. Constraints on operations and on possible expansion of the
IAWWTF would be detrimental to the health, safety, and
economic viability of Cayuga Lake, the City of Ithaca, Town
of Ithaca, Town of Dryden and surrounding areas.
I. Requiring disclosure to residents, businesses and users of
real property in the vicinity of IAWWTF of the facility’s
existence, essential purpose, characteristics and
beneficial nature will: lead to a better understanding of
processes and potential conditions in and around the
facility; preserve the indispensable resources and services
provided by the IAWWTF to the larger community; and foster
community acknowledgment of normal facility operations
which may occasionally produce noise, dust, light and
odors.
J. Therefore, the Common Council intends for this Ordinance to
implement the above-described education and disclosure
requirement to all property users within the IAWWTF Setback
Zone.
Section 2. Creation of Section 262-137, Ithaca Area Wastewater
Treatment Facility Disclosure Requirement.
The Ithaca Municipal Code shall be amended so as to create a new
Section 262-137 as follows:
§262-137 Ithaca Area Wastewater Treatment Facility Disclosure
Requirement
A. Definitions. For the purposes of this section:
(1) “IAWWTF” shall be the Ithaca Area Wastewater Treatment
Facility located at 525 Third Street, Ithaca.
(2) "IAWWTF Setback Zone" shall mean those land areas of
the City of Ithaca within 375 feet of the property
boundary of the Ithaca Area Wastewater Treatment
Facility.
(3) "Municipal Wastewater Treatment Operations" shall mean
the operations of the IAWWTF, and include activity
normally associated with wastewater treatment plant
operations and energy recovery/generation. Operations
typically include truck traffic and treatment of
sanitary waste, and activities incident to or in
conjunction with the aforementioned.
B. ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE NOTICE
REQUIREMENT.
(1) "City of Ithaca, ITHACA AREA WASTEWATER TREATMENT
FACILITY DISCLOSURE NOTICE". It is the declared policy of
the City of Ithaca to preserve, enhance and encourage
Municipal Wastewater Treatment Operations within the City
of Ithaca. Residents, operators, and owners of property
within the IAWWTF Setback Zone land should be prepared to
acknowledge the manifestations of normal facility
operations which potentially include noise, dust, light
and odors.
(2) Upon any transfer by sale, exchange, rental agreement,
installment land sale contract, lease, lease with an
option to purchase, any other option to purchase, or
ground lease coupled with improvements, of real property,
or residential stock cooperative, the transferor shall
deliver to the prospective transferee the written
statement required by subsection B(6) of this section.
(3) All discretionary approvals by the City of Ithaca for
parcel maps, subdivision maps or use permits relating to
real property located within the IAWWTF Setback Zone,
shall include a condition that the owners of such real
property record a " ITHACA AREA WASTEWATER TREATMENT
FACILITY DISCLOSURE NOTICE " in substantially the form
provided in subsection B(6) of this section.
(4) All applicants for building permits for new residential
or commercial construction to be issued by the City of
Ithaca located within the IAWWTF Setback Zone shall be
provided with a " ITHACA AREA WASTEWATER TREATMENT
FACILITY DISCLOSURE NOTICE" in substantially the form
provided in subsection B(6) of this section.
(5) The Clerk/Recorder/Assessor of the County shall include a
"ITHACA AREA WASTEWATER TREATMENT FACILITY DISCLOSURE
NOTICE" in substantially the form provided in subsection
B(6) of this section with any grant deed, quitclaim deed
or land sale contract located within the IAWWTF Setback
Zone returned to the grantee by the Clerk/Recorder/
Assessor after recording.
(6) The disclosure statement shall contain the following:
Ithaca Area Wastewater Treatment Facility Disclosure Notice
THIS DISCLOSURE STATEMENT CONCERNS THE REAL PROPERTY SITUATED IN
TOMPKINS COUNTY, CITY OF ITHACA.
DESCRIBED AS_______________.
THIS STATEMENT IS A DISCLOSURE OF THE CONDITION
OF THE ABOVE DESCRIBED PROPERTY
IN COMPLIANCE WITH SECTION 262-137 OF THE ORDINANCE CODE OF THE
CITY OF ITHACA AS OF __________.
THE FOLLOWING ARE THE REPRESENTATIONS MADE BY THE
SELLER(S)/PROPERTY OWNER(S) AS REQUIRED BY THE CITY OF ITHACA.
It is the declared policy of the City of Ithaca to work with its
municipal partners to preserve, enhance and encourage adequate
municipal wastewater treatment operations in the City while
minimizing the carbon footprint of facility operations, and to
harmonize essential and beneficial operations of the Ithaca Area
Wastewater Treatment Facility (IAWWTF) with non-industrial land
uses in the vicinity of the facility. Because the property in
which you are taking an interest is located within the IAWWTF
Setback Zone, you might occasionally experience issues related
to facility operations, including but not limited to noise,
dust, light and odors. You have a right to know that you live
and/or operate near an essential, environmentally beneficial
wastewater processing and energy recovery/generation facility.
Its operation helps keep the water of Cayuga Lake drinkable for
tens of thousands of area residents, and its cutting-edge energy
harnessing/production significantly reduces the carbon emissions
typically associated with facilities of this type. The City of
Ithaca and its municipal partners at IAWWTF encourage you to
learn about your neighbors and to understand the integral and
vital nature of your wastewater treatment facility.
Owner/Seller:_____________________
Date:__________________
Owner/Seller:_____________________
Date:__________________
Buyer/Renter:_____________________
Date:__________________
Buyer/Renter:_____________________
Date:__________________
C. NOTICE TO CORRECT. After receiving a complaint from an
occupant within the IAWWTF Setback Zone, the City of Ithaca
Assistant Superintendent of Water and Sewer shall
immediately notify the Chief Operator of the Ithaca Area
Wastewater Treatment Facility of the complaint. If the City
of Ithaca Assistant Superintendent of Water and Sewer
determines that such operations at the IAWWTF do not
conform to current accepted professional practices, and do
not comply with current regulatory standards, he or she
shall endeavor to specify any measures required to correct
the situation, and the time within which the measures must
be taken.
IAWWTP Parcel Boundary
375' Buffer Area
Pier Rd
Wil
low
A
v
e
T
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i
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d
S
t
Third St
City of Ithaca
Planning & Economic Development Committee
Wednesday, October 9, 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: Alderperson McGonigal
Other Elected Officials Attending:None
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Jennifer Kusznir,
Senior Planner; Alex Phillips, 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
Fay Gougakis, 171 East State Street, thanked Alderperson Laura for her birthday
wishes. Lime Bikes are still an issue. She doesn’t know much more she can do
about the people who are just leaving the bikes wherever they want to. It already
is loud on the Commons, dogs on the Commons will make the area extremely
loud. The City always gives attention to the merchants but never the residents.
Sheryl Swink, 321 N Albany Street, spoke on the Carpenter Circle PUD. She
had a very productive meeting with JoAnn Cornish and Jennifer Kusznir to point
out the recommended changes in the ordinance.
Anne Sullivan, 109 Irving Place, spoke on the proposed infill ordinance. The
changes suggested do not solve the problem. There is no mention of landscaping,
etc. People are taking structures down and others are built with no landscaping, etc.
She would like to see an ordinance that helps more than just the developers.
Alderperson Brock corrected her comment made at the last Common Council
meeting regarding opportunity zoning.
3) Announcements, Updates, Reports
a) Planning Board Report for the Carpenter Circle Planned Unit
Development
Please refer to the following letter for explanation.
•Liketheboldnessofthedesign
•Therewasconcern&discussionabouttheproposedglassrainscreenonthemedicaloffice
building(MOB).Shouldavoidglareandreflectionandshouldconsiderimportanceofview
fromRte.13.
•Toostark
MixedUseBuildings
•Needmoreinformationaboutscreeningfortheparkingdecks.Canparkingdecksbe
convertedinthefuture?(yes)
Parking&Circulation
•Parkinginfrontofmixedusebuildingsseemssuburban(Applicantrespondedthattheyare
intendthisareatofeelmorelikearoadthanaparkinglot.Roadisneededforfireaccessand
tobufferbuildingsfromRte.13.)
•Shouldbeasinvitingtopedestriansaspossible
•BreakinAccessisimportantbecauseitwillfeedpedestriansintothe‘street’infrontofthe
buildings
•Intersectiondesigniskeytohowtheoverallsiteoperates
•Difficultyinleavingresidentialbuildingparkinglotduringmarkettimes
•ParkingisstillbiggestconcernbutinteractionwithRte.13isimportant
•Sitemustbewelcomingtopeoplecomingfromtheflatsbyfootorbike
•Appreciateefforttoreduceparkingandimprovepedestrianaccess
•Needtomakeparkinginfrontofmixedusebuildingsfeellikeastreet
OtherComments
•Needdetailsonsitelighting
•HavetherebeendiscussionaboutmovingMirabito?(Yesbutwouldneedawillingseller&
buyer)
ThePlanningBoardalsoheldapublichearingfortheprojectattheirregularSeptember24,2019
meetingandreceivedthefollowingcommentsfromthepublic:
•S.Swinkcommentedthatthelocationoftheresidentialbuildingwasmostappropriate
becauseitisquieter,hasmoreoutdoorspaceandthereforebetterandsaferforfamilieswith
children.Itrequiresnostreetcrossingtogettocommunitygardensandplayground.
•MHillerstatedthatProjectGrowingHopeisinfavoroftheprojectbecauseitbenefitsthe
organizationandgivesthemapermanenthome.
ThePlanningBoardexpectstocontinuereviewingtheprojectatitsnextregularmeetingonOctober
22nd,2019at6pm.TheplannedtopicisareviewofadraftFullEnvironmentalAssessmentForm
(FEAF)Part3.Theprojectwillbescheduledforthebeginningoftheagendatoaccommodate
attendancebyinterestedmembersofCouncil.
b) Green Building Policy
Chair Murtagh stated that the Green Building Policy will come back to this
committee next month.
4) Action Items (Voting to Send on to Council)
a) INHS Planned Unit Development
Alderperson Lewis voiced her appreciation of this project but did question part
of the environmental review form. On the form, question # 18 regarding
whether this project is consistent with community character, the form is
checked ‘is not consistent’ and wondered why.
Noah Demarest, Stream Collaborative, stated is responding more to the
zoning. Even the school itself isn’t in character with the zone, but is
consistent with the neighborhood.
Alderperson Fleming asked about the proposed dwelling that is to be
demolished in the project. Lynn Truame stated 309 Plain Street had to be
demolished due to the layout of the project. 330 Plain Street on the corner
will be kept.
Alderperson Brock asked whether there has been any discussion about the
use of the BJM School playground by the project’s residents. Truame stated
that there have not been any discussions about allowing access of the BJM
playground. They are certainly up for a discussion. Truame further stated
that Buffalo Street is available to use to gain access to the playground.
Chair Murtagh asked when the detachment of the gym will take place.
Truame stated that the purchase and sale agreement is about to be signed.
INHS will detach the two buildings. Apply for a subdivision, create that parcel.
INHS will begin to sell the building to the City. There is a first payment after
the two buildings are detached and the second when the subdivision is
completed.
Alderperson Brock asked about pile driving. Truame stated that will occur at
the section closest to BJM. The same company and procedure will be used
as the Hancock project.
Chair Murtagh reiterated Alderperson Lewis’ comments as to the appreciation
of the project.
An Ordinance to Establish the Ithaca Neighborhood Housing
Services Former Immaculate Conception School Planned Unit
Development District
ORDINANCE NO. ____
Moved by Alderperson Lewis; seconded by Alderperson Smith. Carried
unanimously.
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:
1. WHEREAS, on April 4, 2018, the Common Council adopted
legislation creating a Planned Unit Development Overlay
District (PUDOD), and
2. WHEREAS, on March 14, 2019, the City of Ithaca received
the enclosed application from Ithaca Neighborhood Housing
Services, for a Planned Unit Development (PUD) project to
be located at 320-324 & 330 W. Buffalo St, and 309 N.
Plain Street, and
3. WHEREAS, the applicant is proposing to redevelop the
former Immaculate Conception School into a vibrant mixed-
use community, specifically designed to address high-
priority local needs. The over-arching goal of this
project is to provide both rental and for-sale housing
that is affordable at a range of household incomes (from
less than 30% AMI up to 100% AMI for the rental units and
80% AMI or below for the for-sale units) and that is
suitable for a range of household sizes (from single
people to large families), and
4. WHEREAS, the project will also provide space for non-
profit organizations and will transfer the existing
gymnasium to GIAC, and
5. WHEREAS, the project includes the following elements:
x Retention of the 1948 wing of the existing school
building
x Demolition and replacement of the c. 1920s wing of
the school with a new four-story wing
x connecting to the 1948 wing to form an “L”
x Construction of an as-yet undetermined number of
rental row houses facing W. Buffalo Street between
Catholic Charities and N. Plain Street
x Demolition of the existing building at 309 N. Plain
Street and construction in that location of a group
of rental row houses
x Construction of a group of four for-sale row houses
facing N. Plain Street at W. Court Street
x Retention and conversion of the two houses at 33o
West Buffalo Street into one or more rental units, or
demolition to allow the construction of an additional
group of row houses facing W. Buffalo.
6. WHEREAS, the project is intended to provide the following
benefits to the community:
x Retention and rehabilitation of the Catholic
Charities Building for their continued use
x Detachment of the gymnasium wing and sale to the City
for GIAC’s use
x Adaptive re-use of a portion of the existing school
building for non-profit service organizations.
x Creating much needed rental and for sale affordable
housing units.
WHEREAS, a public information session, hosted by the applicant,
was held on May 13, 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
BE IT NOW ORDAINED AND ENACTED by the Common Council of the
City of Ithaca that the City of Ithaca Establish the Former
Immaculate Conception School Planned Unit Development District
as follows:
Section 1. Ithaca Neighborhood Housing Services Former
Immaculate Conception School Planned Unit Development District
is hereby established as follows:
Ithaca Neighborhood Housing Services Former Immaculate
Conception School Planned Unit Development District (FICS-PUD)
Table of Contents
A. Legislative Intent
B. Sub Areas
C. Permitted Uses
1. Primary
2. Accessory
D. Parking/Loading Requirements
E. 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.
Ithaca Neighborhood Housing Services Former Immaculate
Conception Planned Unit Development District
Part 1
Zoning Code
A. Legislative Intent
1. On March 14, 2019, the City of Ithaca received the
enclosed application from Ithaca Neighborhood Housing
Services, for a Planned Unit Development (PUD) project
to be located at 320-324 & 330 W. Buffalo St, and 309
N. Plain Street. The applicant is proposing to
redevelop the former Immaculate Conception School into
a vibrant mixed-use community, specifically designed
to address high-priority local needs. The over-arching
goal of this project is to provide both rental and
for-sale housing that is affordable at a range of
household incomes (from less than 30% AMI up to 100%
AMI for the rental units and 80% AMI or below for the
for-sale units) and that is suitable for a range of
household sizes (from single people to large
families). The completed project is intended to
provide the following benefits to the community:
a. Retention and rehabilitation of the Catholic
Charities Building for their continued use.
b. Detachment of the gymnasium wing and sale to the
City for GIAC’s use.
c. Adaptive re-use of a portion of the existing
school building for non-profit service
organizations.
d. Creating much needed rental and for sale
affordable housing units.
B. SUB Areas.The FICS-PUD shall consist of 3 PUD-Sub Areas
1. FICS-1- This sub area contains the community
gymnasium.
2. FICS-2-This sub-area will allow for residential and
some commercial uses and will contain buildings with a
maximum height of 35’.
3. FICS-3-This sub area will contain the 4 story
residential structure and the refurbished school
building, which will contain space for non-profit
offices.
C. Permitted Uses.
1. Primary Uses
a. FICS-1
1)Public recreation.
2)Public and semi-public institution whose purpose
is education except that, within 200 feet of a
residential district, any use other than
classrooms or living accommodations which conform
to the regulations of the adjacent residential
district is permitted only by special permit of
the Board of Appeals (see § 325-9).
3)All municipal public buildings, facilities and
functions.
b. FICS-2
1)One-family detached dwelling occupied by:
(a)An individual or family or functional family
(see Ord. 97-1)(see definition, § 325-3) plus
not more than one unrelated occupant. (see
Gen. Note 6)
(b)If dwelling is owner occupied, an individual
or family plus not more than two unrelated
occupants.
(c)Two-family dwellings, each unit of which may
be occupied by an individual or family plus
not more than two unrelated occupants per unit
2)Two-family dwellings, each unit of which may be
occupied by an individual or family plus not more
than two unrelated occupants per unit
3)Church and related buildings
4)Public park or playground
5)Townhouse or garden apartment housing.
6)Row House (See § 325-45.2B13)
7)Business or Professional Office
a. FICS-3
1)One-family detached dwelling occupied by:
(a) An individual or family or functional family
(see Ord. 97-1)(see definition, § 325-3) plus
not more than one unrelated occupant. (see
Gen. Note 6)
(b) If dwelling is owner occupied, an individual
or family plus not more than two unrelated
occupants.
2)Two-family dwellings, each unit of which may be
occupied by an individual or family plus not more
than two unrelated occupants per unit
3)Church and related buildings
4)Public park or playground
5)Dwelling, Multiple or Multiple Residence(See
§325-3)
6)Business or Professional Office
2. Accessory Uses
a. FICS-1
1)Accessory uses and service buildings for
permitted uses, upon issuance of a special permit
as set forth in §325-9
b. FICS-2 and FICS-3
1)Required off-street parking.
2)Private garage for not more than 3 cars.
3)Structures for const. purposes, not to remain
over two years.
4)Sign in connection with permitted use (see
Chapter 272-Sign Ordinance)
By Special Permit:
5)Towers or structures for receipt or transmission
of electronic signals for commercial purposes or
for generation of electricity to be used on the
premises where generated in any district (see §
325-9). Except for personal wireless services
facilities.
6)An Accessory Apartment (see § 325-10)
7)Home Occupations: See §325-9C{i}
B. Parking/Loading Requirements
1. Parking Requirement-None
2. Off Street Loading Requirement-None
C. Area Requirements
1. Minimum Lot Size (SF)
a. FICS-1: 3000SF
b. FICS-2 and FICS-3: None
2. Minimum Width in Feet at Street Line
a. FICS-1: 30’
b. FICS-2: 14’
c. FICS-3: 80’
3. Maximum Building Height
a. FICS-1: None
b. FICS-2: 3 Stories or 35’
c. FICS-3: 4 Stories or 48’
4. Maximum Percentage of Lot Coverage by Buildings
a. FICS-1: 90%
b. FICS-2: 50%
c. FICS-3: 50%
5. Yard Dimensions. Required Minimum Front Yard
a.FICS-1: 7’
b.FICS-2 and FICS-3: 15', porches, stoops,
canopies allowed up to 5' from
property line,
6. Required Minimum Side Yard:
a. FICS-1: 9’
b. FICS-2 and FICS-3: 0’ between units, 10' to
public right of way or 20' to adjacent
building.
7. Required Minimum Other Side Yard:
a. FICS-1: 9’
b. FICS-2 and FICS-3: 0’ between units, 5' to
public right of way or 15' to adjacent
building.
8. Required Minimum Rear Yard:
a. FICS-1: 5’
b. FICS-2 and FICS-3: 10’
9. Minimum Building Height: None
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.
b) Intercity Bus Authorization, Field Trips 101
Proposed Resolution
Planning and Economic Development Committee
Permit Pursuant to Section 346-31 of the City Code Authorizing Field Trips 101, Inc. to
Use East Green Street as an Intercity Bus Pickup and Dropoff Area.
Moved by Alderperson Smith; seconded by Alderperson Brock. Carried 4-1 (Lewis)
Alderperson Lewis stated her concerns of adding another bus company to Green
Street.
It was stated that we are not adding another bus company. Field Trips 101 once
worked under the name Our Bus.
JoAnn Cornish stated that our legal office is negotiating with Our Bus on an alternative
site. Field Trips 101 have a fixed schedule of two stops. The difference is Our Bus
did not have a set schedule.
Alderpersons Brock, Murtagh, Fleming, and Smith is still in favor of moving this
forward.
WHEREAS, Section 346-31 of the City Code provides that “Unless otherwise provided
to the contrary, no bus or common carrier, whether for hire or not, shall be operated
upon, stop on or stand on any City street in the corporate limits of the City of Ithaca,
nor shall such bus or common carrier pick up or discharge passengers on any such
City street or curb, or any other public property, or at or within 200 feet of any City bus
stop in said corporate limits of the City of Ithaca, unless a permit is obtained therefor
from the Common Council of the City of Ithaca, or its designee, the issuance of which
permit shall be at the sole discretion of the Common Council of the City of Ithaca,” and
WHEREAS, Mike Fitzgerald, on behalf of Field Trips 101, Inc., submitted an
application seeking a permit to operate a daily charter bus providing transportation
between Ithaca and New York City, and
WHEREAS, City staff have reviewed the application and support granting the permit
as it provides for a fixed schedule that does not require adjustments to other intercity
bus schedules using the Green Street location, and
WHEREAS, on September 4, 2019 Common Council set a fee of $15 per arrival or
departure from East Green Street for occupancy of the right of way for the purposes of
operating an intercity bus; now therefore be it
RESOLVED, that the Common Council hereby authorizes issuance of a permit to
Field Trips 101, Inc. with the following conditions:
1. Field Trips 101, Inc. must execute a bus permit agreement on the same permit
terms and conditions as other permittees currently operating from East Green
Street, and containing the City’s usual revocation and indemnification terms
and conditions;
2. The exact route, locations where passengers may be dropped off and picked
up, and times of operation shall be subject to approval by the Superintendent of
Public Works or his designee;
3. Said charter bus shall be operated on a pre-arranged basis only, with tickets
having been purchased in advance by passengers;
4. The operator(s) of the bus shall at all times ensure that the bus is not parked in
a manner that interferes with the ability of emergency vehicles to move or pass
or sight distance for pedestrians or motorists;
5. Permittee shall at all times maintain valid liability insurance coverage, as well
as present the City Attorney’s Office with proof of compliance with the New
York Workers’ Compensation Law; and be it further
RESOLVED, that the Superintendent of Public Works shall have the right to modify
the conditions above upon reasonable notice to the Permittee, suspend or revoke this
permit due to violation of the terms thereof, or due to any other action or failure to act,
on the part of the permittee or his agents, which poses a danger to the health or safety
of any members of the public, provided, however, that such suspension or revocation
shall be subject to review by Common Council upon written appeal of the permittee, to
the Mayor (which appeal, while pending, shall not stay said suspension or revocation).
5) Action Items (Approval to Circulate)
a) Carpenter Business Park Planned Unit Development
Alderperson Brock stated her understanding that the PUD needs to be completed
within a two-year time period. What happens if it doesn’t happen within the two-year
period? It would require a new application needed.
She further asked if an easement is necessary for the use of the Community Gardens
access to the road. Discussions are taken place now to determine all of these
questions. She asked who owns or who will own Community Gardens. The City
currently owns them, but are being negotiated at this time to determine that.
Alderperson Brock stated her concern of changing the speed of Route 13. She is
concerned how the traffic effects of the project.
JoAnn Cornish stated that both projects cumulatively for this area will be teaming up
with the City traffic engineers and will be part of both projects’ environmental review.
Alderperson Fleming stated some have voiced concern of glare of the CMC building.
The Planning Board is also very concerned about this. There are anti-glare glass that
can be used.
Alderperson Lewis also has some concern of the traffic in this area. The
Comprehensive Plan does state that this area of the City is an area that the City wants
to develop. We do want traffic to flow smoothly.
Alderperson Murtagh stated his concern of the traffic. The developers stated they do
not have any authority of Route 13 or Fifth Street.
He further commented that in the developing stages Medicaid accepted and dental
office was suggested. CMC stated they are required to take Medicaid, and are
working on the dental office.
Alderperson Brock stated she would like to see the affordable housing requirement be
clearly stated in the ordinance before the ordinance is circulated.
Scott Whitham stated that he did not think the PUD is predicated on the affordable
housing piece happening. He further stated that the financing of certain parts of the
project is not a given. He further stated that the language could be rewritten. His
concerns are the project timeline.
JoAnn Cornish stated her understanding of the project affordable housing is part of the
project but is on a different timeline. She further stated that Council is asking for some
assurance of the affordable housing piece remains.
It was discussed that changes be made in the current proposed ordinance before
being circulated.
Senior Planner Kusznir stated this can be brought back next month without impacting
the project timeline.
It was decided that this will come back next month.
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
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 therefor
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
F. Legislative Intent
G. Sub Areas
H. Permitted Uses
1. Primary
2. Accessory
I. Parking/Loading Requirements
J. 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.
ARTICLE IVB
Carpenter Business Circle Planned Unit Development
Part 1
Zoning Code
D. 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.
E. 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.
3. CCPUD-C-This sub area is a mixed used district allowing for medical
office, residential and small scale commercial uses.
.
Permitted Uses.
2. 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.
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.
3. Permitted Accessory Uses
a. CCPUD-a
1)Shed or other structure to support garden use
b. CCPUD-b and CCPUD-c
1)A
ny accessory use permitted in the ND Zone
2)D
rive-Thru Banking Services
3)P
arking 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
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.
Alderperson McGonigal joined the meeting at 7:30 p.m.
c) Accessory Dwelling Units
Senior Planner Kusznir went through the changes made after the ordinance was sent
in the packet.
Alderperson Murtagh suggested the change in the use of garage. Use out building,
shed, etc.
Alderperson McGonigal asked how the 1,000 square foot was calculated.
JoAnn Cornish asked for clarification that the Committee is agreeable that special
permits are as of right for a homeowner.
Alderperson Fleming stated that is not what she agreed to. She would agree to two
primary structures on a lot if it has a community benefit, etc.
JoAnn Cornish stated she’s staffed the Planning Board for several years. The Board
can only do so much. She has concerns because homeowners are as of right.
Chair Murtagh stated the overlay zone issued for South Hill was done to stop things
for getting out of control.
Chair Murtagh stated he was comfortable with the changes of this ordinance given
that homeowners need to go through a special permit process.
Alderperson Brock stated that there should be one ADU per parcel.
Alderperson Murtagh stated the larger square footage allowed the larger the second
accessory dwelling will be.
Alderperson Fleming stated there should be a use restriction on accessory dwelling
units. If we are not careful, we will see more Air B&Bs popping up in the City.
Alderperson Lewis state she agreed with restricting the use of an accessory dwelling
unit.
Chair Murtagh stated that some of this legislation may belong in the short-term rental
ordinance.
Alderperson Smith stated he would like to see CR-2 zoning district removed from this
ordinance. Most of this zone is rental properties. He doesn’t feel it’s realistic to have
such restrictions in this zone because it’s already very dense now.
Chair Murtagh agreed with the contiguous green space, but his property for example
doesn’t have a huge back yard, but he can walk to four different parks in five minutes.
He doesn’t feel we should add too many restrictions.
Alderperson McGonigal stated there is a very good reason to have a requirement of
contiguous green space for storm water management, an actual yard, etc.
Alderperson Smith stated that in the Collegetown area (CR-2) he doesn’t see a need
for a large backyard. Most of the housing in this area is student housing and might not
see contiguous green space as essential.
Alderperson Brock stated that if we did require a green space requirement it would be
beneficial for all. A space for a student to go to get a break from a roommate or sit
outside for stress relief, etc.
Alderperson Smith stated that the reality of the situation is that many students have
large areas of green space on campus and many quiet places to go. There really isn’t
much of an opportunity to enjoy a large back yard due to the lack of time and the fact
that night fall sets in early when classes are in session.
Alderperson Brock stated we need to be very specific as to the requirements we
enforce.
She likes maintaining the contiguous green space requirement. Maybe we should be
looking at each area and its character to determine how much. Make it a number and
determine which area should follow it.
Alderperson Fleming stated we haven’t even talked about owner-occupied dwellings.
It was decided that will be discussed at a later meeting.
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
ORDINANCENO.____
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
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
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:
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. AADU’s should be
designed so as not to create the appearance of multiple dwelling
units from the outside. 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 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.The gross floor area of aNew construction of a D
Detached Accessory Dwelling UnitADU may not exceed 1000 SF or
have a building footprint that exceeds 75% of the footprint of
the primary structure. New construction should be of a similar
architectural style than that of the primary structure,
including a similar roof pitch. New construction is limited to
two stories, but may be no taller than the primary structure.
1.Front Yard DADU - A separate dwelling unit that is
constructed on a single family lot that is not
connected to the primary structure, but is located
in an area of the lot that fronts on the street.
2.Rear Yard DADU - A separate dwelling unit that is
constructed on a single family lot that is not
connected to the primary structure, but is located
behind the primary structure, and does not front
on the street.
3.Garage 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
(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 apartments 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 otherwise 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 are
appropriate for households at a variety of stages in 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 dwellings while ensuring healthy and safe
living environments.
(2.)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
(b.)In R-1, R-2, CR-1, and CR-2 Zoning Districts, property
owners are permitted to construct accessory dwelling units
(DADU’s, and AADU’s). Any ADU may be constructed within
the rear yard or side yard of a property.New
construction of DADUs and AADUs are subject to all
established zoning area requirements, with the exception
of Garage conversions, which are exempt from maximum lot
coverage requirements and minimum green space
requirements. All ADUs must have a minimum separation
from primary structure of 5 ft., however, conversions and
AADUs are exempt from area requirements. All ADUs are
exempt from any parking requirements.
(c.)For any new construction of ADUs in the R-1, R-2, CR-1, and
CR-2 Zoning Districts, there is a requirement that a
minimum of 35% of a lot be contiguous green space.
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
BoardBoard of Zoning Appeals 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 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.
6) Review and Approval of Minutes
a) August 2019
Moved by Alderperson Fleming; seconded by Alderperson Smith. Carried
unanimously.
7) Adjournment
Moved by Alderperson Smith; seconded by Alderperson Fleming. Carried
unanimously. The meeting was adjourned at 8:50 p.m.