[Added 2-1-1989 by Ord. No. 89-2; amended 7-2-2014 by Ord. No. 2014-08]
A. 
Purpose and intent. This article authorizes the Planning and Development Board, during the process of subdivision plat approval pursuant to Chapter 290, Subdivision of Land, of the Code, to make reasonable changes in the existing zoning regulations for the property affected so as to enable the development of a cluster subdivision. This authorization permits deviations in the district regulations applicable to the affected property, subject to the limitations contained in this section. Cluster subdivisions may be approved in order to promote the following purposes:
(1) 
The preservation and enhancement of open spaces, watercourses, wetlands and areas designated as critical environmental areas.
(2) 
The development of active and passive recreation areas.
(3) 
The development of residential dwelling units in forms which are consistent with the public welfare and which provide reasonable safeguards to the appropriate use of adjoining land.
(4) 
Efficient and cost-effective development of roads, sidewalks, utilities, water- and sewer lines and other forms of public and private infrastructure.
(5) 
The development of housing that is more affordable than that normally developed under conventional zoning regulations.
B. 
Authorization and minimum requirements. The Planning and Development Board is authorized, upon petition by an applicant for subdivision approval, to approve a cluster subdivision that includes reasonable deviations from the existing regulations of that zoning district in which the subdivision is located in accordance with the following limitations:
(1) 
Cluster subdivisions may only be permitted in the R-1a, R-1b, R-2a, R-2b, R-3a and R-3b Zoning Districts.
(2) 
Cluster subdivisions shall contain only those primary uses and accessory uses which are permitted in the zoning district in which the cluster subdivision is proposed, except as permitted by § 325-11B(3).
(3) 
The following types of deviations from the zoning regulations of the district in which the cluster subdivision is proposed are permitted:
(a) 
Building type for residential uses, provided that, in the R-1a and R-1b Districts, only one-family detached dwellings are permitted as primary uses, and in the R-2a and R-2b Districts, no more than two dwelling units may be attached to form a single building, provided that each dwelling unit shall have a separate ground-level entrance.
(b) 
Lot area.
(c) 
Lot width at street line.
(d) 
Maximum percentage of land coverage by buildings on any individual lot within the cluster subdivision, provided that the total percentage of land coverage by all buildings in the cluster subdivision shall not exceed the following percentages for the zoning district in which the cluster subdivision is located:
District
Maximum Land Coverage
(percent)
R-1a
20
R-1b
25
R-2a
30
R-2b
35
R-3a
35
R-3b
40
(e) 
Front, side and rear yard dimensions, provided that all buildings in a cluster subdivision shall have a front yard of at least 25 feet in the R-1a, R-1b, and R-2a Zones and 10 feet in the R-2b, R-3a and R-3b Zones, and further provided that all buildings in a cluster subdivision shall be at least the following number of feet from the boundary of a cluster subdivision where it abuts land, other than a public right-of-way, that is not part of the cluster subdivision:
[1] 
In the R-1 Districts: 40 feet.
[2] 
In the R-2 and R-3 Districts: 20 feet.
(4) 
The maximum number of dwelling units permitted in a cluster subdivision shall not exceed the number of dwelling units that would be permitted on the site in a conventional subdivision under the conventional zoning regulations for the zoning district in which the cluster subdivision is proposed, subject to all applicable development regulations applying to the property in question plus any other restriction which the Planning and Development Board has the authority to impose pursuant to Chapter 290, Subdivision of Land, of the Code.
(5) 
Any reduction in the lot area for buildings in a cluster subdivision beyond the minimum allowed in the zoning district in which the subdivision is located shall require the reservation of an equivalent amount of land as open space, passive recreation area or active recreation area. Wetlands, floodplains, steep slopes or other areas not normally appropriate for building construction shall not account for more than 50% of the land area reserved.
(6) 
All open space or recreation areas reserved in accordance with § 325-11B(5) shall be dedicated as common land for the benefit of the members of the subdivision. The development, operation and maintenance of this property shall be in accordance with the approved site development plan and in a manner that is consistent with the public welfare.
C. 
Approval; information to be submitted.
(1) 
The Planning and Development Board may consider a developer's request for approval of a cluster subdivision or may require that a developer prepare and submit plans for a cluster subdivision that contain no greater number of dwelling units than that proposed by the developer. The Board shall adopt rules and regulations setting forth the criteria pursuant to which such an application may be required. The approval of a cluster subdivision shall follow the rules and procedures contained in Chapter 290, Subdivision of Land, of the City of Ithaca Code.
(2) 
Developers submitting a cluster subdivision plan shall submit two subdivision plans, one showing the land developed under the conventional zoning regulations and the other showing development under the cluster option. In addition to the requirements of Chapter 290, Subdivision of Land, of the Code, the developer shall submit the following information on or with the cluster subdivision plan:
(a) 
An area plan showing the proposed cluster subdivision and all existing land use and major natural features of the land within 500 feet of the project site.
(b) 
A site development plan showing the location, size, use and physical features of all proposed buildings and accessory uses, the location and design of vehicular and pedestrian access and the location of proposed parking areas.
(c) 
A landscaping plan showing the type and location of all existing trees, vegetation and natural features on the site; the identification of all existing vegetation to be preserved; the identification of all new vegetation to be added; and the location and type of fences, berms or buffer areas.
(d) 
A plan showing the boundaries of common areas to be reserved and the proposed use, development and maintenance of those spaces.
(e) 
Elevations of typical dwelling units to be constructed in the cluster subdivision.
(f) 
Environmental review of the project at a level deemed appropriate by the Planning and Development Board.
(g) 
Any other information that the Planning and Development Board may reasonably require.
(3) 
The approval of a cluster subdivision shall constitute the approval of a site development plan for the affected area. No development shall occur on the site that is not in strict conformance with the elements of the approved site development plan, nor shall the plan be modified without the approval of the Planning and Development Board.
(4) 
A cluster subdivision shall not be approved unless the Planning and Development Board makes the following affirmative findings and states, in writing, the facts that support those findings:
(a) 
That the development is found to be compatible in terms of appearance, character and overall density with both the existing and potential development in the surrounding area.
(b) 
That the development will not place an unreasonable burden on the public roads or utilities that will service the project.
(c) 
That the development will promote the preservation of open space and natural resources within the neighborhood to a greater degree than would conventional development.
(d) 
That the development is consistent with the public welfare and that the appropriate use of adjoining land is reasonably safeguarded.
(e) 
That the development will not have an undue adverse impact on the critical area listed in § 176-5B(1)(a) of the Code.
(f) 
That the development complies with the approved Street Plan and Master Plan, if any, for the area.
A. 
Declaration of legislative authority. This Planned Unit Development (PUD) Ordinance is being enacted pursuant to the authority established in the New York State General City Law § 81-f.
B. 
Purpose and intent.
[Amended 4-4-2018 by Ord. No. 2018-02; 5-2-2018 by Ord. No. 2018-04; 10-6-2021 by Ord. No. 2021-08]
(1) 
This legislation is intended to institute procedures and requirements for the establishment and mapping of PUDs, which may be placed in any location approved by the Common Council, as long as it is located within the Planned Unit Development Overlay District (PUDOD), the boundaries of which can be seen on the map entitled “Proposed Boundary for the Planned Unit Development Overlay District (PUDOD) – October 2021."[1] The PUD is a tool intended to encourage mixed-use or unique single use projects that require more creative and imaginative design of land development than is possible under standard zoning district regulations. A PUD allows for flexibility in planning and design, while ensuring efficient investment in public improvements, environmental sensitivity, and protection of community character. A PUD should be used only when long-term community benefits will be achieved through high quality development, including, but not limited to, reduced traffic demands, greater quality and quantity of public and/or private open space, community recreational amenities, needed housing types and/or mix, innovative designs, and protection and/or preservation of natural resources.
[1]
Editor's Note: Said map is on file in the City Clerk's office.
(2) 
Section 325-12 is intended to relate to both residential and nonresidential development, as well as mixed forms of development. There may be uses, now or in the future, which are not expressly permitted by the other terms of this chapter but which uses would not contravene the long-range Comprehensive Plan objectives if they adhere to certain predetermined performance and design conditions. The PUD is intended to be used to enable these developments to occur even though they may not be specifically authorized by the City zoning district regulations.
(3) 
The PUD is intended to be used in any area located within the PUDOD. Should a proposed project offer community-wide benefits, the Common Council may establish a PUD in order to permit uses not explicitly allowed by the underlying zoning.
(4) 
Areas may be zoned as a PUD by the Common Council. The enactment and establishment of such a zone shall be a legislative act. No owner of land or other person having an interest in land shall be entitled as a matter of right to the enactment or establishment of any such zone.
C. 
Establishment and location.
[Amended 5-2-2018 by Ord. No. 2018-04]
(1) 
The intent of a PUD is to create self-contained, architecturally consistent, and compatible buildings, many times with diverse but related uses. The creation of a PUD must entail sufficient review to assure the uses within the zone will have negligible or no significant adverse effects upon properties surrounding the zone. In reaching its decision on whether to rezone to a PUD, the Common Council shall consider the general criteria set forth in this chapter, the most current Comprehensive Plan for the City, and this statement of purpose.
(2) 
No PUD shall be established pursuant to Subsection G(13) of this section unless it is located within the boundaries of the PUDOD, the boundaries of which can be seen on the attached map, "Boundary for the Planned Unit Development Overlay District (PUDOD) - April 2018."
D. 
Permitted principal and accessory uses.
(1) 
In a PUD, buildings and land may be used for any lawful purpose permitted in the zone where it is located, plus any other uses which the Common Council may authorize.
(2) 
All development restrictions, including, but not limited to, yard size, height restriction, building coverage, and lot size, shall be as set forth in the legislation rezoning the area to a PUD established by the Common Council. In addition, the Common Council may impose any conditions or limitations that are determined to be necessary or desirable to ensure that the development conforms with the City Comprehensive Plan, including limiting the permitted uses, location and size of buildings and structures, providing for open space and recreational areas, requiring acoustical or visual screening, construction sequencing, and requiring bonds or other assurances of completion of any infrastructure to be built as part of the development.
E. 
Site plan approval. No structure shall be erected or placed within a PUD, no building permit shall be issued for a building or structure within a PUD, and no existing building, structure, or use in a PUD shall be changed, unless the proposed building and/or use is in accordance with a site plan approved pursuant to the provisions of Chapter 276 of the City of Ithaca Code.
F. 
Criteria. The Common Council will consider an application for any PUD on the following criteria, among others:
(1) 
Does the project further the health and welfare of the community?
(2) 
Is the project in accordance with the City Comprehensive Plan?
(3) 
Does the project create at least one long-term significant community benefit?
G. 
Application process. An applicant proposing a development that does not conform with the existing zoning requirements may apply for a PUD to be placed on his/her property, or on such other property as designated by the applicant and for which the applicant has submitted sufficient authorization executed by the owner(s) of said property in support of the application. The application process is as follows:
(1) 
Staff/applicant pre-application meeting. An applicant seeking alternate zoning for his/her property must first contact the Department of Planning, Building, and Development for a pre-application meeting. Staff will explain the requirements, the application process, the timeline, and the fees associated with a PUD request.
(2) 
Application submission. The applicant must submit a completed PUD application along with the required fee. The application must include a conceptual development plan and an explanation of the request for alternate zoning. The conceptual plan must include the proposed sizes of yards, maximum heights and stories of all proposed buildings, maximum lot coverage, adjacent uses and adjacent zoning.
(3) 
Planning and Economic Development Committee. The Planning and Economic Development Committee of the Common Council will consider the application for completion and will schedule a public information session. The developer will be expected to be present at this meeting.
(4) 
Circulation. The Planning and Economic Development Committee will also authorize and direct staff to circulate the proposal for review and comment from City boards/committees, the Tompkins County Planning Department, and any neighboring property owners within 500 feet of the proposed project. Comments and concerns will be forwarded to the applicant and to the Common Council for their consideration.
(5) 
Public information session. Within 30 days of receiving a completed application, the City will schedule a public information session, at which the developer will be responsible for presenting information about the project and answering questions from the public. The City will advertise the public information session with a press release to the local media at least 15 days, but no more than 20 days, prior to the meeting. The applicant is responsible for posting the property at least five days prior to the public information session, with the date, time, and location of the meeting.
(6) 
Committee recommendation. Once the comments have been received, the Planning and Economic Development Committee will hold a legally noticed public hearing at a regularly scheduled committee meeting. The City will publish a legal notice of the hearing 15 days prior to the hearing. The Committee will consider all comments that have been received, as well as all comments made at the public hearing and will make a recommendation to the Common Council. The recommendation may include additional requirements or limitations to either mitigate undesirable impacts or to ensure the development conforms to the goals of the City's Comprehensive Plan.
(7) 
Conditional approval. The Common Council will consider the request and may pass a resolution granting a conditional approval, subject to further site plan review approval and instructing staff to take the project through the environmental review process. Not withstanding any conflicting provisions of the City Code, an applicant whose application has received approval in concept from the Common Council (approval in concept) shall be permitted, for the purpose of commencing site plan review, to proceed with a building permit application, despite any zoning-based deficiencies in the application, so long as all such deficiencies may be cured by final Council approval of the PUD.
(8) 
Site plan review application. Applicant submits a site plan review application. The Planning Board commences the environmental review process in compliance with the State Environmental Quality Review Act (SEQRA) and the City Environmental Quality Review Ordinance (CEQRO) and conducts the normal site plan review process. To the extent that the Planning Board declares its intent to be the lead agency for the environmental review of the project and the PUD, the Planning Board notifies all other involved agencies including the Common Council.
[Amended 10-1-2014 by Ord. No. 2014-11]
(9) 
(Reserved)[2]
[2]
Editor's Note: Former Subsection G(9), regarding declaration of intent to act as lead agency, was repealed 10-1-2014 by Ord. No. 2014-11.
(10) 
Common Council involvement. As a part of the environmental review process for the project and the PUD, the Planning Board will update the Common Council after each Planning Board meeting where the project is considered and will request ongoing written comments from the Common Council.
(11) 
(Reserved)[3]
[3]
Editor's Note: Former Subsection G(11), regarding environmental review/site plan review, was repealed 10-1-2014 by Ord. No. 2014-11.
(12) 
Common Council consideration of the PUD. When and if the Planning and Development Board has completed its environmental review of the project to the extent required under SEQRA and CEQRO and has issued a contingent site plan approval or in the case of a multiphase project has issued a preliminary contingent site plan approval of multiple phases along with a final contingent site plan approval of at least one phase, the project will return to the Common Council for final consideration of the adoption of the PUD, which at Council's discretion may be authorized for one or all phases of a multiphase project. Final Council approval, if any, shall be granted via ordinance.
[Amended 10-1-2014 by Ord. No. 2014-11; 4-6-2016 by Ord. No. 2016-08]
H. 
Additional requirements. In any rezoning to a PUD, the Common Council may impose such conditions or limitations that the Council, in its legislative discretion, may determine to be necessary or desirable to ensure that the development conforms with the City Comprehensive Plan, including limiting the permitted uses, location and size of buildings and structures, providing for open space and recreational areas, and requiring bonds or other assurances of completion of any infrastructure to be built as part of the development.
I. 
Expiration. A developer who receives PUD approval will have 24 months to begin construction of their project. If construction on the property has not been developed in accordance with the approved plan after 24 months, the PUD will automatically be revoked, unless otherwise stated by the Common Council, and the property will return to the previously approved zoning restrictions. In the case of extenuating circumstances, the developer may apply to the Common Council for an extension of PUD approval. If the site plan changes significantly, said significance as determined by the Director of Planning and Development, it may require reconsideration by the Common Council. The Director of Planning and Development may determine that the changes are minor and do not require reapproval.
[1]
Editor’s Note: Former § 325-13, Temporary Mandatory Planned Unit Development (TMPUD) District, added 3-2-2016 by Ord. No. 2016-07, as amended, was removed as its provisions expired 18 months after its effective date.