HomeMy WebLinkAboutMN-PEDC-2019-09-11
Approved at the
November 13, 2019 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, September 11, 2019 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia
Brock, Stephen Smith, Donna Fleming, and
Laura Lewis
Committee Members Absent: Alderpersons McGonigal and Kerslick
Other Elected Officials Attending: None
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Lisa Nicholas,
Deputy Director, Planning and Development;
Thomas Knipe, Deputy Director, Economic
Development; Jennifer Kusznir, Senior
Planner; Alex Phillips, Planner; Bryan
McCracken, Historic Preservation and
Neighborhood Planner; and Deborah
Grunder, Executive Assistant
Others Attending: None
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
There were no changes to the agenda.
2) Public Comment
Ashley Miller, 126 Sears Street, spoke on infill housing.
Fay Gougakis, the Commons, spoke on signage on the Commons. She has come
before this committee many times talking about the same things. No one is
listening. Seph, you’ve been my council person for a long time. You hold a lot of
wait. There are ways to make sure that rules are followed.
Approved at the
November 13, 2019 PEDC Meeting
3) Special Order of Business
a) Public Hearing – West State/MLK Zoning Changes
Alderperson Smith moved to open the public hearing; seconded by Alderperson
Brock. Carried unanimously.
Andre Gardiner, 306 East State Street, spoke against the proposed changes to
State Street.
John C. King, 132 Pine Tree Road, spoke against the State Street rezoning. If
we do that, we’re moving backward. Ithaca is where people work; but many
cannot live in Ithaca. Moving backward on social responsibilities. Opposes the
rezoning of State Street.
Theresa Alt, 206 Eddy Street, reiterated John King’s comments. There is a
terrible need for housing and reducing the use of cars.
David Moreland, 436 W. State Street, owner of Bishops and Mama Goose.
Expressed his concerns regarding the change in State Street. He provided his
written comments which are attached to these meetings.
Catherine Charnesky, 222 East Falls Street, spoke in favor of the proposed
changes of the State Street.
Fay Gougakis, the Commons, has lived on the Commons for years. There is
too much light pollution. Neon signs and bright lights throughout the night is not
necessary and is detrimental to people’s lives. We need live simpler. The
development is taking its toll. Planning is hard. If you make a mistake in one
project, also causes problems in future projects.
Alderperson Brock moved to close the public hearing; seconded by
Alderperson Fleming. Carried unanimously.
Response from Committee:
Alderperson Lewis thanked all who came and spoke and most notably is the
young people in the audience.
Alderperson Fleming responded to the Fay’s comments regarding light
pollution. We need to talk more about this now and in the future.
Alderperson Brock also thanked those who spoke. Density is a huge issue.
When we up-zoned the City in the past, we did a disservice to ourselves. We
have no more room to negotiate due to the changes we have made. By down
zoning, it will help us going forward when working with developers. It gives us
back some negotiating power.
Approved at the
November 13, 2019 PEDC Meeting
Alderperson McGonigal stated that the change in zoning whether it be up-
zoning or down-zoning is not easy. Certain heights allow different ways in
which build. Lower heights allow local labor to build or be built as a wood
construction for example.
Chair Murtagh stated that we do care about growing our housing stock in the
City as well as more affordable housing. He thanked Fay for speaking out
about the issues on the Commons.
4) Announcements, Updates, Reports
a) Planning Board Report for the Carpenter Circle PUD
JoAnn Cornish reiterated the fact although stated in the message below that
there will be a joint meeting with the Town next week on September 17th on the
Carpenter Circle PUD.
To: Planning and Economic Development Committee
From: Lisa Nicholas, Deputy Director of Planning
Date: September 4, 2019
RE: Carpenter Circle PUD – Planning Board Update to Common Council
This update is submitted in accordance with the City’s PUD Ordinance, which requires that the Planning Board
update Common Council after each Planning Board meeting where the project is considered and request ongoing
written comments from the Common Council. Please submit any written comments for the Planning Board to me
at lnicholas@cityofithaca.org or Anya Harris at aharris@cityofithaca.org . Call (607-274-6557) or email me directly
with questions or requests for information.
Planning Board Update
The Planning Board reviewed the site plan and parking for the project at a special meeting with Common Council
on August 27, 2019. Brock, Fleming, Gerhart and Lewis were in attendance. The applicant presented a detailed
description of the proposed parking including how the parking demand was generated and reductions that have
been made since the original proposal (see attached presentation). As shown in the presentation, the total
number of proposed parking spaces on site is 532, 183 of which are provided inside the two mixed use buildings
and 349 of which are surface parking. Of the 349 surface parking spaces, 157 are dedicated to one use and the
remaining 192 spaces are shared between all uses. The applicant states that due to parking reductions as well as
shared parking, the total number of spaces needed has been reduced by 158, or 31% from the actual calculated
parking demand of 690 spaces.
Planning Board and Council comments/requests included the following:
1. The applicant should refine the parking demand for the residential component. A multiplier of 1.5 spaces
per unit was used although the units are a mix of sizes.
2. The applicant stated that the parking demand for the medical office building (MOB) is consistent with other
CMC sites. The applicant should look at the actual utilization of existing CMC parking lots to determine if
the correct ratio is being used.
Approved at the
November 13, 2019 PEDC Meeting
3. What has been done to incentivize a reduction in parking demand- such as carpool priority parking etc?
How is this reduction quantified? (Applicant responded that this is answered in the Transportation Impact
Study (TIS) and will look into carpool parking)
4. If the site is not suitable for porous paving, what are other alternatives to impervious surface? The
applicant should investigate this.
5. The affordable housing component should be more integrated into the project as a whole.
6. Affordable/non mixed use housing is appropriated placed because it is the farthest from Rte 13.
7. Consider connecting parking at affordable housing building to internal road.
8. Need to look at the position of tree lawn and sidewalk in relation to street.
9. Greenspace in southwest corner is disconnected – can it be moved and playground expanded?
10. Mixed-use minimizes parking because of ability to share parking.
11. Need more improvements to 3rd street pedestrian crossing
12. East/West pedestrian circulation needs to be stronger.
The Planning Board expects to continue reviewing the project at a second Special Joint Meeting with Council on
September 17, 2019 at 6pm. The planned topics of discussion are Architecture/Aesthetics and
Sustainability/Green infrastructure. The project will be scheduled for the beginning of the agenda to
accommodate attendance by interested members of Council.
b) Update on Regulating Short-Term Rentals
To: Planning and Economic Development Committee
From: Tom Knipe, Deputy Director for Economic Development
Date: September 6, 2019
Re: Short Term Rental Regulation
This purpose of this memo is to request Council’s support for staff to 1) develop recommendations for
policy objectives for short term rental (STR) regulation and 2) gather community input and further data
to inform the design of possible short term rental regulation.
As part of the phase two Comprehensive Plan, Planning & Development staff have been researching
and evaluating housing issues impacting the City. Short term rentals have been on the list of housing-
related topics to explore, and the issue has come up during recent Common Council discussions about
infill housing. We have also been receiving citizen complaints about short term rentals.
STR activity in the City has grown rapidly over the past several years (activity details below). Many
City residents are successfully supplementing their incomes by renting out their homes on Airbnb or by
making a room in their home or accessory unit on their property available for short-term rental, which
likely has a number of positive impacts on both the local economy and household finances. However,
we have also seen a number of properties in the City being converted into full-time use as Airbnb
rentals, which raises concerns about reductions in housing supply at a time when the City is working to
expand affordable housing options. Concerns have also been raised about neighborhood impacts and
impacts on the traditional lodging market.
Staff are seeking Council input on whether to move forward with exploring options for STR regulation.
Prior to designing options, it is critical to clarify what the policy objectives of any such regulation
would be. Possible policy objectives on which we would seek further community input include:
Approved at the
November 13, 2019 PEDC Meeting
1. Preserve the availability of housing by ensuring that properties are not permanently converted
into short-term rentals.
2. Minimize public safety risks and noise, trash and parking problems often associated with short-
term rentals without creating additional work for City staff, including police.
3. Give residents the option to utilize their properties to generate extra income from short-term
rentals as long as all of the above mentioned policy objectives are met.
Further, staff seeks support from Council to proceed with the following next steps:
A. Gather additional data on the nature of STR activity in the City, particularly the number of units
that are in full-time use as STRs.
B. Gather community input, possibly through a community forum, to inform policy objectives and
options for regulation.
C. Explore possible third party tools for enforcement, and explore possible shared services
arrangements with Tompkins County and/or adjacent municipalities for enforcement.
D. Design options for STR regulation for consideration by Council.
Staff will attend the September Planning and Economic Development Committee meeting to discuss
these ideas further and seek Council’s input and support to proceed.
Alderperson Fleming asked what the residency requirement is. She stated she is very interested
in this topic. She uses Airbnb. She understands why people use them
Alderperson Kerslick stated he too supports regulating the use of short-term rentals. It was
started for people to open up their homes for relatives, etc. which had turned into some as a
business.
Alderperson Nguyen stated his research shows that the Town’s experience was initially good, but
now is receiving backlash. He also stated that many Airbnb’s have popped up. This may make
the market of these short-term rentals decline.
5) Action Items (Voting to Send on to Council)
a) West State/MLK Zoning Changes
What is the nature of Short Term Rental (STR) activity in the City of Ithaca*?
• Between 450 and 512 unique STR units
• $115- $138 - median nightly rate
• 64% single family home listings and 35% multi-family home listings
• 71% entire home units, and 29% partial home units (e.g. private room inside a home)
• 27% annual growth in listings between 2017 and 2018
• 90%+ of listings are on Airbnb. Other listing sites locally include Booking.com,
TripAdvisor-owned sites, and Expedia-owned sites
• 30% - approximate percentage of listings in the City that are available full-time
(requires confirmation with additional data collection and analysis)
*Source: Host Compliance reports, April, 2019 and June, 2019
Approved at the
November 13, 2019 PEDC Meeting
Moved by Alderperson Fleming; seconded by Alderperson Brock. Carried
4-1.
Draft Resolution – Declaration of Lead Agency
09/11/2019
An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325,
Entitled “Zoning” to Establish Minimum Story Height Requirements in all CBD
Zoning Districts, Maximum Height in the CBD-60 Zoning District, a Maximum
Allowable Footprint, and Stepback Requirements for Properties on the, 300,
400, and 500 Blocks of West State Street, City of Ithaca Tax Parcels 71.-1-
10, 71.-1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15, 71.-1-16, 71.-1-17,
71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1-22, 71.-1-3, 71.-1-4, 71.-1-5, 71.-
1-7, 71.-1-8, 71.-1-9, 71.-2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19,
71.-2-20, 71.-2-4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13,
71.-5-17.2, 71.-5-18, 71.-5-19, 71.-5-2, 71.-5-20, 71.-5-22, 71.-5-23, 71.-
5-24, 71.-5-4, 71.-5-5, 71.-5-7, 71.-5-8, 71.-5-9, 71.-6-1, 71.-6-10, 71.-
6-11, 71.-6-12, 71.-6-13, 71.-6-14, 71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19,
71.-6-20, 71.-6-21, 71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-
5, 71.-6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14, 72.-3-
15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19, 72.-3-2, 72.-3-20,
72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3, 72.-3-6, 72.-3-7, 72.-3-8, 72.-3-9,
72.-4-10, 72.-4-13, 72.-4-14, 72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9.
WHEREAS, State Law and Section 176-6 of the City Code require that a lead
agency be established for conducting environmental review of projects in
accordance with local and state environmental law, and
WHEREAS, State Law specifies that, for actions governed by local
environmental review, the lead agency shall be that local agency which has
primary responsibility for approving and funding or carrying out the action,
and
WHEREAS, the proposed action is a Type 1 Action under the City Environmental
Quality Review Ordinance,§ 176-4 Type 1 Actions, B.7, “The adoption of
zoning map changes and changes in the allowable uses within any zoning
district, affecting 2 or more acres in the district”, now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby declare
itself lead agency for the environmental review of the proposal to amending
the Municipal Code of the City of Ithaca, Chapter 325, Entitled “Zoning,” to
amend the Municipal Code of The City Of Ithaca, Chapter 325, Entitled
“Zoning” to Establish Minimum Story Height Requirements in all CBD Zoning
Districts, Maximum Height in the CBD-60 Zoning District, a Maximum Allowable
Footprint, and Stepback Requirements for Properties on the, 300, 400, and
500 Blocks of West State Street, City of Ithaca Tax Parcels 71.-1-10, 71.-
1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15, 71.-1-16, 71.-1-17, 71.-1-18,
71.-1-19.1, 71.-1-19.2, 71.-1-22, 71.-1-3, 71.-1-4, 71.-1-5, 71.-1-7, 71.-
1-8, 71.-1-9, 71.-2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20,
71.-2-4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13, 71.-5-
17.2, 71.-5-18, 71.-5-19, 71.-5-2, 71.-5-20, 71.-5-22, 71.-5-23, 71.-5-24,
71.-5-4, 71.-5-5, 71.-5-7, 71.-5-8, 71.-5-9, 71.-6-1, 71.-6-10, 71.-6-11,
71.-6-12, 71.-6-13, 71.-6-14, 71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6-
20, 71.-6-21, 71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-5,
71.-6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14, 72.-3-15,
72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19, 72.-3-2, 72.-3-20,
72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3, 72.-3-6, 72.-3-7, 72.-3-8, 72.-3-9,
72.-4-10, 72.-4-13, 72.-4-14,
72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9.
Approved at the
November 13, 2019 PEDC Meeting
Draft Resolution – Negative Declaration of Environmental Significance
09/11/19
Moved by Alderperson Brock; seconded by alderperson Fleming.
Carried 4-1.
An Ordinance Amending The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning” to Establish Minimum Story
Height Requirements in all CBD Zoning Districts, Maximum Height
in the CBD-60 Zoning District, a Maximum Allowable Footprint,
and Stepback Requirements for Properties on the, 300, 400, and
500 Blocks of West State/MLK Street, City of Ithaca Tax Parcels
71.-1-10, 71.-1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15,
71.-1-16, 71.-1-17, 71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1-
22, 71.-1-3, 71.-1-4, 71.-1-5, 71.-1-7, 71.-1-8, 71.-1-9, 71.-
2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20, 71.-2-
4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13,
71.-5-17.2, 71.-5-18, 71.-5-19, 71.-5-2, 71.-5-20, 71.-5-22,
71.-5-23, 71.-5-24, 71.-5-4, 71.-5-5, 71.-5-7, 71.-5-8, 71.-5-
9, 71.-6-1, 71.-6-10, 71.-6-11, 71.-6-12, 71.-6-13, 71.-6-14,
71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6-20, 71.-6-21,
71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-5, 71.-
6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14,
72.-3-15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19,
72.-3-2, 72.-3-20, 72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3,
72.-3-6, 72.-3-7, 72.-3-8, 72.-3-9, 72.-4-10, 72.-4-13, 72.-4-
14, 72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9.
WHEREAS, the Common Council of the City of Ithaca is
considering a proposal to establish minimum story height
requirements in all CBD Zoning Districts, maximum height in the
CBD-60 Zoning District, a maximum allowable footprint, and
stepback requirements for properties on the, 300, 400, and 500
b locks of West State/MLK Street, City of Ithaca Tax Parcels;
71.-1-10, 71.-1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15,
71.-1-16, 71.-1-17, 71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1-
22, 71.-1-3, 71.-1-4, 71.-1-5, 71.-1-7, 71.-1-8, 71.-1-9, 71.-
2-12, 71.-2-14, 71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20, 71.-2-
4, 71.-2-5, 71.-5-1, 71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13,
71.-5-17.2, 71.-5-18, 71.-5-19, 71.-5-2, 71.-5-20, 71.-5-22,
71.-5-23, 71.-5-24, 71.-5-4, 71.-5-5, 71.-5-7, 71.-5-8, 71.-5-
9, 71.-6-1, 71.-6-10, 71.-6-11, 71.-6-12, 71.-6-13, 71.-6-14,
71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6-20, 71.-6-21,
71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-5, 71.-
6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14,
72.-3-15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19,
72.-3-2, 72.-3-20, 72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3,
72.-3-6, 72.-3-7, 72.-3-8, 72.-3-9, 72.-4-10, 72.-4-13, 72.-4-
14, 72.-4-3, 72.-4-4, 72.-4-5, and 72.-4-9, and
Approved at the
November 13, 2019 PEDC Meeting
WHEREAS, the proposed action is a Type 1 Action under the City
Environmental Quality Review Ordinance,§ 176-4 Type 1 Actions,
B.7, “The adoption of zoning map changes and changes in the
allowable uses within any zoning district, affecting 2 or more
acres in the district”, and
WHEREAS, the appropriate environmental review has been
conducted, including the preparation of a Full Environmental
Assessment Form (FEAF) Part 1, dated May 22, 2019, and Part 2,
dated May 23, 2019, and
WHEREAS, the Common Council of the City of Ithaca, acting as
lead agency, has reviewed the FEAF prepared by Planning Staff;
now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this
matter, hereby adopts as its own the findings and conclusions
more fully set forth on the Full Environmental Assessment Form,
Part 1, dated May 22, 2019, and Part 2, dated May 23, 2019, and
be it further
RESOLVED, that this Common Council, as lead agency in this
matter, hereby determines that the proposed action at issue
will not have a significant effect on the environment, and that
further environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this
negative declaration and that the City Clerk is hereby directed
to file a copy of the same, together with any attachments, in
the City Clerk’s Office, and forward the same to any other
parties as required by law.
An Ordinance Amending The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning” to Establish Minimum Story Height
Requirements in all CBD Zoning Districts, Maximum Height in the CBD-
60 Zoning District, a Maximum Allowable Footprint, and Stepback
Requirements for Properties on the, 300, 400, and 500 Blocks of West
State/MLK Street, City of Ithaca.
Alderperson Fleming stated she supports the ordinance that came to
this committee a few months back but was changed.
Alderperson McGonigal stated that he would like to see more options
with the square footage. It is part of downtown.
Alderperson Nguyen stated the footprint is a bit erroneous.
Disagrees with McGonigal’s ‘a part of downtown’ comment. There
hasn’t been a single project come forward to this area in years.
Alderperson Brock would like to see the entire City be down-zoned.
Approved at the
November 13, 2019 PEDC Meeting
Alderperson Lewis stated she is in favor at the building height of
52’, the 15’ step back, and is not that concerned about the overall
footprint.
Alderperson Kerslick challenged the comments made about the commuting
issue. The lack of or more of commuting will not solve the current
housing issues. We do have to recognize that there are many people
who want to be in the City. We need to make our zoning more user
friendly.
Alderperson Smith stated he thinks the reason this has gone back and
forth is because people are very passionate about this area. It is
downtown to so many. He stated again that he is not in favor of this
rezoning and will not be voting in favor of it.
Alderperson Brock stated that this area does warrants thoughtful
consideration of this area. She likes the ‘feel’ of this area and
would like to see it stay.
Alderperson Murtagh stated he is concerned about down-zoning. We
need to make it easier for smaller home/business owners to succeed.
He doesn’t support the step back.
Alderperson McGonigal stated design guidelines are great.
Alderperson Lewis stated that there will be 100s of affordable
housing units coming on board in the next five years.
Alderperson Fleming stated that there’s this false conception that if
we don’t maximize height we won’t have density.
Alderperson Smith moved to remove step back. Fails 3-2.
Alderperson Brock stated that we might want to hire a consultant for
help in making a decision. JoAnn Cornish stated the Planning Staff
are very capable of working on this.
The ordinance to be considered shall be as follows:
ORDINANCE NO.
Moved by Alderperson Fleming; seconded by Alderperson Brock. Carried
3-2 with changes.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF ITHACA,
CHAPTER 325, ENTITLED “ZONING” TO AMEND All CBD ZONING DISTRICTS
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of
Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of
Ithaca is hereby amended as follows:
Section 1. Chapter 325, Section 325-8A, District Regulations Chart,
be amended to add minimum story heights in all CBD Zoning Districts,
to read as follows:
Approved at the
November 13, 2019 PEDC Meeting
“All new construction in the CBD Zoning Districts are required to
have a minimum height of 12’ floor to floor on the first story and a
minimum 10’floor to floor for each subsequent story.”
Section 2. Chapter 325, Section 325-8A, District Regulations Chart,
be amended to change the maximum height in the CBD-60 district to
62’, and to change the maximum height in the CBD-50 district to 52’.
This is intended to allow for a 12’ minimum height of the first story
and a 10’ minimum height of each subsequent story.
Section 3. Chapter 325, Section 325-5 of the Municipal Code of the
City of Ithaca, entitled “Zoning Map” is hereby amended to change the
zoning designation of the following parcels, or some portion of these
parcels, as shown on the attached map entitled “Proposed West State
Street Rezoning from CBD-60 to CBD-50 – May 23, 2019”, from CBD-60 to
CBD-50: 71.-1-10, 71.-1-11, 71.-1-12, 71.-1-13, 71.-1-14, 71.-1-15,
71.-1-16, 71.-1-17, 71.-1-18, 71.-1-19.1, 71.-1-19.2, 71.-1-22, 71.-
1-3, 71.-1-4, 71.-1-5, 71.-1-7, 71.-1-8, 71.-1-9, 71.-2-12, 71.-2-14,
71.-2-15, 71.-2-18, 71.-2-19, 71.-2-20, 71.-2-4, 71.-2-5, 71.-5-1,
71.-5-10, 71.-5-11, 71.-5-12, 71.-5-13, 71.-5-17.2, 71.-5-18, 71.-5-
19, 71.-5-2, 71.-5-20, 71.-5-22, 71.-5-23, 71.-5-24, 71.-5-4, 71.-5-
5,
71.-5-7, 71.-5-8, 71.-5-9, 71.-6-1, 71.-6-10, 71.-6-11, 71.-6-12,
71.-6-13, 71.-6-14, 71.-6-15, 71.-6-17, 71.-6-18, 71.-6-19, 71.-6-20,
71.-6-21, 71.-6-22, 71.-6-23, 71.-6-24, 71.-6-25, 71.-6-26, 71.-6-5,
71.-6-6, 71.-6-7, 71.-6-8, 71.-6-9, 72.-3-10, 72.-3-12, 72.-3-14,
72.-3-15, 72.-3-16, 72.-3-17, 72.-3-18.1, 72.-3-18.2, 72.-3-19, 72.-
3-2, 72.-3-20, 72.-3-23.2, 72.-3-24, 72.-3-26, 72.-3-3, 72.-3-6, 72.-
3-7, 72.-3-8, 72.-3-9, 72.-4-10,72.-4-13, 72.-4-14, 72.-4-3, 72.-4-4,
72.-4-5, and 72.-4-9.
Section 4. The City of Ithaca Planning and Development Board, the
City Clerk and the Planning Department shall amend the zoning map and
the district regulations chart in accordance with the amendments made
herewith.
Section 5. Chapter 325, Section 325-8D, Additional Restrictions in
the CBD District, is hereby amended to add a subsection (4) to read
as follows:
325-8D.
4. All new construction located in the newly created CBD-52 Zoning
District directly fronting on the 300,400, and 500 blocks of
West State/MLK Street, cannot exceed a maximum building
footprint of 7,200 SF,
5. In order to maintain the existing character and to preserve
the pedestrian scale along the street front, all new
construction located in the portion of the newly created CBD-
52 Zoning District directly fronting on the 300, 400, and 500
blocks of West State/MLK Street that is over 4 stories in height
must contain a stepback of 15’ after the first 32’ in height.
Approved at the
November 13, 2019 PEDC Meeting
Section 6. Severability. Severability is intended throughout and
within the provisions of this local law. If any section, subsection,
sentence, clause, phrase or portion of this local law is held to be
invalid or unconstitutional by a court of competent jurisdiction,
then that decision shall not affect the validity of the remaining
portion.
Section 7. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of notices as
provided in the Ithaca City Charter.
6) Action Items (Approval to Circulate)
a) Waterfront Plan
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Senior Planner
Date: September 5, 2019
Re: Draft Waterfront Plan
The purpose of this memo is to provide information regarding the draft Waterfront Area Plan.
In September of 2015, the Common Council adopted Plan Ithaca as Phase I of the City Comprehensive Plan and
in November of 2015. Staff was then directed to begin working on a waterfront development plan as a part of the
next phase for the Comprehensive Plan.
A waterfront working group made up of 17 members of the public and City Planning Staff was established in the
fall of 2016. The group began meeting regularly in September of 2016. They began with drafting a land use
chapter and then developing a recommendation for new zoning for the area. In August of 2017, Common Council
adopted the new waterfront zoning. The Waterfront Working Group continued meeting regularly in order to draft
the Plan Ithaca Phase II-Waterfront Area Plan.
The plan includes the goals that are were established in Plan Ithaca, to address the topics of land use, economic
vitality, community livability, mobility and transportation, natural and cultural resources, and sustainability,
energy and water resources. However, the Plan Ithaca Phase II-Waterfront Area Plan includes more defined
recommendations and action steps specifically for the waterfront area.
The recommendations of the plan were introduced to the public at two open house sessions that were held at the
Ithaca Farmer’s Market on July 11, 2019. Following these events, the Committee revised the draft plan to
incorporate comments from the community. Enclosed is the full draft plan that is being recommended by the
Waterfront Working Group.
Approved at the
November 13, 2019 PEDC Meeting
If the Committee is in agreement, staff will circulate the enclosed draft plan and return next month with any
comments that are received.
If you have any questions or concerns about the draft plan, please feel free to contact me at 274-6550 or
jkusznir@cityofithaca.org.
Alderperson Fleming stated her concern regarding the tourism portion of the plan.
Alderperson Block stated she noticed the Cherry Street district
Alderperson Brock moved to circulate; seconded by Alderperson Fleming. Carried
unanimously.
7) Discussion
a) Stewart Avenue Paving
From: Bryan McCracken, Historic reservation Planner
To: Planning and Economic Development Committee
Date: Monday, September 9, 2019
Subject: Communication from the Ithaca Landmarks Preservation Commission
regarding Stewart Avenue paving
The 100-400 blocks of Stewart Avenue are located in the East Hill Historic District, listed on the State
and National Registers of Historic Places in 1986, and locally designated in 1988. The iconic and
historically significant red brick paving is considered an important character-defining feature of the
Stewart Avenue streetscape and is a protected feature under the Section 228 of the Municipal Coder, or
the Landmarks Ordinance.
In May 2019 the entirety of the brick paving in the 100 block and a portion of it in the 200 block were
overlaid with asphalt without first receiving a Certificate of Appropriateness. An improvement of this
nature affecting a protected, city-owned historic resource should have been reviewed by the Ithaca
Landmarks Preservation Commission (ILPC) per Section 228-12 of the Landmarks Ordinance. The
project was discussed by the Commission at their June meeting and the attached resolution was adopted
in July. The purpose of the resolution is to address concerns about the completed project and provide
recommendations to the Board of Public Works and Common Council regarding the treatment of this
designated historic resource per Section 73-4(K) of the Municipal Code.
Chair Murtagh asked if there is exceptions to this process.
Historic Preservation and Neighborhood Planner Bryant McCracken stated
there could be exceptions for safety concerns, but they still need to go through
the same process. It is in the ordinance.
Alderperson Brock stated that some of the materials to fix these streets are
very hard to come by these days. She further stated that this might be the time
Approved at the
November 13, 2019 PEDC Meeting
to reconsider the ordinance with the materials not readily available. The way
the ordinance is written makes it very difficult to make improvements.
McCracken stated he would have to do the research before a change is made.
Jamestown is a perfect example of a city that maintains its 51 miles of brick
streets.
Chair Murtagh stated this is something that should be taken very seriously. He
will definitely discuss this with the Mayor and other administrators.
Alderperson Kerslick stated that it would be dangerous to change the
ordinance. The ordinance should be complied by all.
b) Accessory Dwelling Unit/Backyard Infill Rules
Alderperson Fleming stated we really shouldn’t be referring to this as infill. She gave
the definition of infill stated in the City Comp Plan which was also brought up by
Ashley Miller during public comment.
Alderperson Kerslick thanked Alex and Jennifer for a well-done and thorough recap of
the community meeting. He was actually surprised at the amount of support voiced
at the community meeting.
Alderperson Lewis stated she would like including the restriction of owner occupancy
requirement.
It was decided this will come back next month.
c) Housing Strategy – Next Steps
This was not discussed. It was decided that this will be looked at once the infill
development is in force.
Approved at the
November 13, 2019 PEDC Meeting
8) Review and Approval of Minutes
a) July 2019
Moved by Alderperson Smith as amended; seconded by Alderperson Brock.
Carried Unanimously.
9) Adjournment
Moved by Alderperson Fleming; seconded by Alderperson Smith. Carried
unanimously. The meeting was adjourned at 9:25 p.m.