Schedule A | |
|---|---|
Description of Portion of Land of Walter J. and Joyce Y. Wiggins Zoned as Special Land Use District (now known as Planned Development Zone) No. 1 [Amended 11-10-2008 by L.L. No. 18-2008] | |
Situate in the Town of Ithaca, County of Tompkins, State of New York. | |
Beginning in the center line of New York State Route 96B at the southeast corner of lands of Laurent and Kaethe Bessou, designated as Tax Parcel No. 6-36-1-4.3: | |
1. | Thence southerly along said center line 435 feet more or less, to the northeast corner of property of Irene Stout, designated as Tax Parcel No. 6-36-1-5; |
2. | Thence westerly 200 feet more or less, to the northwest corner of said Stout property; |
3. | Thence southerly 100 feet more or less, to the southwest corner of said Stout property and the north line of lands of Fairview Manor Realty Co., Tax Parcel No. 6-36-1-6; |
4. | Thence westerly in part along a northerly property line of lands of Fairview Manor Realty Co., and designated as Tax Parcel No. 6-36-1-6, 1100 feet to a point; |
5. | Thence northerly through the lands of Wiggins, 935 feet more or less to the southerly boundary of lands now or formerly of Anthony Leonardo, designated as Tax Parcel No. 6-37-2-20.2; |
6. | Thence easterly along Leonardo's southerly line 600 feet to a point; |
7. | Thence southerly, in part along the west line of Bessou's property (designated as Tax Parcel No. 6-36-1-4.3) 400 feet more or less to their southwest corner; |
8. | Thence easterly along Bessou's southerly line, 700 feet more or less to the center line of Route 96B and the Point of Beginning. |
Containing 20.3 acres, more or less. | |
Notwithstanding the foregoing, pursuant to Local Law No. 18 of the Year 2008, the following lands shall not be zoned as Special Land Use District (now known as Planned Development Zone) No. 1 and shall instead be zoned as Low Density Residential: | |
Situate in the Town of Ithaca, County of Tompkins, State of New York. | |
Beginning at a point in the northerly property line of lands of Walter J. Wiggins and Joyce Y. Wiggins (L.477/p.726), being also the current northerly line of Town of Ithaca Tax Map Parcel Number 36.-1-4.5, which point of beginning is located North 78° 13' 37" West a distance of 1,069.74 feet from a point in the center line of Danby Road – New York State Route 96-B, which point in the center line of Danby Road is located 812.84', more or less, northerly from the intersection of the center line of said Danby Road with the center line of Schickel Road; | |
Thence South 86° 12' 31" East a distance of 359.10' to a set 3/4 inch rebar and survey cap, said point being along the westerly boundary of lands now or formerly of Bessou (483131-001); | |
Thence North 04° 01' 50" West a distance of 357.75' to a pin in the southern property line of lands now or formerly of Leonardo (269/34), said course passing through a set 3/4 inch rebar and survey cap at 298.18'; | |
Thence North 78° 04' 49" West a distance of 599.56' along said southerly boundary of Leonardo to a existing pin in the said southerly line of Leonardo, said course passing through a set 3/4 inch rebar and survey cap at 399.18'; | |
Thence South 04° 01' 50" East a distance of 411.16' to a set 3/4 inch rebar and survey cap in the northwesterly corner of lands now or formerly of Wiggins (477/726); | |
Thence South 78° 13' 37" East a distance of 229.39' to a set 3/4 inch rebar and survey cap, said point being the point and place of beginning. The above-described premises are shown on a survey map entitled "Proposed Subdivision - Lands of Kaethe Bessou, Nathalie Bessou, and Xavier Bessou, Town of Ithaca – County of Tompkins, State of New York," as surveyed in May of 2008 and certified on May 30, 2008 by Michael J. Reagan, P.L.S. (#049829), said premises showing an area that is part of existing Town of Ithaca Tax Map Parcel Number 36.-1-4.2. | |
RESOLVED: |
|---|
That the Town Board of the Town of Ithaca enact and hereby does enact this section to amend the Zoning Ordinance of the Town of Ithaca to permit the 14 existing buildings located at 108 through 230 Sapsucker Woods Road, Town of Ithaca Tax Parcels No. 6-70-10-3.12 through 6-70-10-3.25, owned by Rocco Lucente and more particularly described in Schedule A of this section,[1] to be modified to permit the conversion of each existing building to no more than four dwelling units subject to the following terms and conditions: |
Schedule A Description of Land of Rocco Lucente on Sapsucker Woods Road |
|---|
The area to which the provisions of this law apply is located on the West side of Sapsucker Woods Road, and consists of 14 lots (Lots 2 to 15 inclusive), shown on the survey map of the "Rocco Lucente Subdivision on the West side of Sapsucker Woods Road" made by Carl Crandall, C.E., dated April 8, 1967, a copy of which is on file in the Office of the County Clerk. |
The area begins on the West side of Sapsucker Woods Road at a point which is the Northeast corner of Lot 1 as shown on said map, which is 250 feet North from the intersection of the West line of Sapsucker Woods Road and the North line of Hanshaw Road; thence North 1427 feet, more or less, along the street line to the Northeast corner of Lot 15; thence to the Northwest corner of Lot 15; thence South along the West line of Lots 15-11 inclusive, 497.5 feet, more or less, to the Southwest corner of Lot 11; thence East about 25 feet to the Northwest corner of Lot 10; thence South along the West line of Lots 2-10 inclusive, 950 feet, more or less, to the Northwest corner of Lot 1; thence East along the North line of Lot 1, 175 feet to the place of beginning. |
Schedule A Description of Portion of Lands of Tompkins County Being Rezoned Special Land Use District No. 3 |
|---|
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, Tompkins County, State of New York, more particularly described as follows: |
COMMENCING at a point in the access road to the Tompkins County Biggs facility which point of beginning is located 91.99 feet south 23 degrees 11 minutes 36 seconds east from a "PK" nail located in the center line of Indian Creek Road at the intersection of said center line with the center line of said access road; running thence south 76 degrees 49 minutes 53 seconds east 229.21 feet along the center line of a service road; running thence on a curve to the right along the center line of said service road with a chord direction of south 63 degrees 33 minutes 19 seconds east and a chord distance of 287.27 feet to a point; running thence south 50 degrees 49 minutes 47 seconds east along the center line of said service road 112.53 feet to where said center line intersects with the center line of another service road; running thence south 15 degrees 36 minutes 25 seconds east along the center line of a service road 269.33 feet to a point; running thence south 74 degrees 37 minutes 45 seconds west 68.12 feet to an iron pipe; thence running south 15 degrees 21 minutes 36 seconds east 155.9 feet to an iron pipe; running thence north 74 degrees 29 minutes 53 seconds east 67.47 feet to a point; running thence on a curve to the left and then a slight curve back to the right with a combined chord distance of south 49 degrees 9 minutes 39 seconds east and a chord distance of 209.49 feet which line runs along the center line of said service road to its intersection with the center line of another service road; running thence northerly on the center line of the service road and past the gas regulating house on a curve first to the right and then slightly to the left, the combined chord being in a direction of north 16 degrees 40 minutes 5 seconds east with a chord distance of 344.8 feet to a point of juncture between the center lines of two service roads; running thence on a slight curve to the left along the center line of one of said service roads a chord direction of north 85 degrees 5 minutes 49 seconds east and a chord distance of 114.48 feet to a point; running thence along the center line of said road on a chord direction of north 69 degrees 42 minutes 24 seconds east and a chord distance of 99.87 feet to a point; |
continuing along the same center line a chord direction of north 52 degrees 6 minutes 42 seconds east a chord distance of 99.89 feet to a point; running thence along the center line a further distance of 16.29 feet to a point; running thence south 3 degrees 42 minutes 28 seconds east 645.48 feet to a point; running thence south 32 degrees 41 minutes 49 seconds east 88.47 feet to an iron pipe; running thence south 74 degrees 38 minutes 43 seconds west 403.55 feet to the center line of a service road; running thence south 14 degrees 3 minutes 25 seconds east along the center line of said road approximately 20 feet to a nail set in the middle of the road; running thence south 74 degrees 34 minutes 8 seconds west south of the old Hospital Building a distance of 296.25 feet to an iron pipe; running thence south 15 degrees 22 minutes 41 seconds east on a line parallel to a wing of the old Hospital and approximately 40 feet distant therefrom a distance of 121.86 feet to an iron pipe; thence running north 74 degrees 23 minutes 51 seconds west and passing 3 feet southerly of the old Hospital Building a distance of 404.3 feet to an iron pipe; running thence north 22 degrees 38 minutes 46 seconds west approximately 260 feet to a monument; running thence north 19 degrees 0 minutes 26 seconds west 338.44 feet to an iron pipe; running thence on the same bearing a distance of 121.10 feet to an iron pipe; running thence north 81 degrees 15 minutes 52 seconds east 227.52 feet to an iron pipe; continuing on the same bearing 25 feet to the center line of a service road; running thence on a slight curve to the left with a chord bearing of north 15 degrees 32 minutes 48 seconds west and a chord distance of 273.27 feet, said course running along the center line of said service road to a point; thence north 23 degrees 11 minutes 36 seconds west along the center line of said service road 537.96 feet to the point or place of beginning. |
The description set forth above is based upon a map entitled "Subdivision Map of Lands of the County of Tompkins N.Y.S. Route 96, Trumansburg Road, Town of Ithaca, Tompkins County, New York" dated August 1, 1984, amended April 24, 1985, made by T. G. Miller Associates, P.C., marked to show Proposed Mixed Use Zone June 2, 1986 and is intended to include parcels designated P3, P4, P6, P7A, P8A, and P9, a copy of which map is on file with the Planning Department of the Town of Ithaca. |
Containing approximately 22.2 acres of land, more or less. |
Schedule A Description of Portion of Lands of Cornell University Being Rezoned Special Land Use District No. 4 |
|---|
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, Tompkins County, State of New York, being located on New York State Route 96 in said Township and being more particularly described as follows: |
COMMENCING at the southwest corner of premises reputedly owned by Paleontological Research, Inc. (see deed recorded in the Tompkins County Clerk's Office in Book 464 of Deeds at Page 405), which point is also a northwest corner of premises reputedly owned by Cornell University as shown on a map entitled "Proposed Special Land Use District for J. Ciaschi and the Mayer School at the Cornell U. Statler West Complex," dated December 17, 1966, by J. W. Mayer, Map Source; "Final Plat, Proposed Subdivision, Lands of Cornell University, Lot No. 87, Town of Ithaca," dated August 26, 1986, by Milton A. Greene, P.L.S. 42000, which corner is an east line of New York State Route 96; running thence north 68 degrees, 48 minutes east along a southwesterly line of the Paleontological Research premises a distance of 710.22 feet to an iron pipe; |
running thence south 46 degrees 30 minutes east passing through an iron pipe at 317.18 feet a total distance of 405 feet to an iron pipe; running thence south 10 degrees 10 minutes east 241.76 feet to an iron pipe; running thence on a slight curve to the left with a chord distance of 230.24 feet on a bearing of south 64 degrees 57 minutes west with a radius of 448.26 feet to an iron pipe; running thence south 50 degrees 4 minutes west 321.76 feet to a point in the east line of New York State Route 96; running thence north 43 degrees 56 minutes west passing through an iron pipe at 438.88 feet a total distance of 784.08 feet to the point or place of beginning. |
The above description is based upon a map entitled "Proposed Special Land Use District for J. Ciaschi and the Mayer School at the Cornell U. Statler West Complex," dated December 17, 1986, by J.W. Mayer, Map Source: "Final Plat, Proposed Subdivision, Lands of Cornell University, Lot No. 87, Town of Ithaca," dated August 26, 1986, by Milton A. Greene, P.L.S. 42000, a copy of which map is on file with the Planning Department of the Town of Ithaca. |
Containing approximately 10.2 acres of land, more or less. |
Schedule A Description of Enlarged Planned Development Zone No. 5 |
|---|
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins and State of New York, bounded and described as follows: |
COMMENCING at a point in the center line of East Shore Drive, State Route 34, at or near the northeast corner of premises of the City of Ithaca (Liber 204 of Deeds at Page 274) which premises are known generally as the site of the Ithaca Youth Bureau; running thence northerly and along the center line of East Shore Drive 60 feet to the southeast corner of lands reputedly of Leo M. Wells (see 379 Deeds 410); continuing northerly along the center line of East Shore Drive a distance of 79.5 feet to the northeast corner of said Wells property and also the southeast corner of other premises reputedly owned by Wells (see Liber 466 of Deeds at Page 230); continuing northerly along the center line of East Shore Drive 117.3 feet to the northeast corner of said second Wells parcel; running thence southwesterly and along premises now or formerly reputedly of Signorelli (590 Deeds 1128) a distance of approximately 223 feet to the east line of premises now or formerly of the Lehigh Valley Railroad Company; thence southwesterly along the easterly line of said railroad company a distance of approximately 141 feet to a point; thence southerly running along the westerly line of the second Wells parcel described above; the first Wells parcel described above and the premises now or formerly of Bowman (see Book 585 of Deeds at Page 594) a total distance of 82.8 feet to a point, which point is the southwest corner of said Bowman parcel; running thence easterly and in part along the City of Ithaca Youth Bureau site and in total along the southerly line of said Bowman parcel a total distance of 264 feet to the east line of East Shore Drive; continuing thence in the same direction a distance of approximately 33 feet to the center line of East Shore Drive at the point or place of beginning. |
Schedule A Description of Property Zoned as Planned Development Zone No. 7 Parcel 1 [Amended 1-9-2012 by L.L. No. 1-2012] |
|---|
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: |
BEGINNING at an iron pin set at the intersection of the westerly highway line of the State of New York as appropriated for the Ithaca-Danby State Highway No. 5043 and delineated on Map 15 Parcel 22 and recorded in the Tompkins County Clerk's Office with the northerly line of lands reputedly of John M. Kelly as described in Liber 693 of Deeds at Page 255, said pin being located a perpendicular distance from the present center line of the Danby Road, State Highway Route No. 96B of 110.0 feet and is located 7.7 feet northerly from a granite highway monument found; |
Running thence westerly an average bearing of north 83 degrees 26 minutes 05 seconds west along the northerly line of lands reputedly of Kelly, reputedly of Payne as described in Liber 340 of Deeds at Page 365 and Liber 368 of Deeds at Page 371, and continuing along the lands reputedly of Cofer as described in Liber 611 of Deeds at Page 160, for a distance of 1,434.92 feet to an iron pipe found, said iron pipe marks the northeasterly corner of lands reputedly of Turk as described in Liber 458 of Deeds at Page 522; |
Running thence north an average bearing of north 04 degrees 26 minutes 55 seconds east along the easterly line of lands reputedly of Berggren as described in Liber 624 of Deeds at Page 79 and continuing along lands reputedly of Puerta as described in Liber 577 of Deeds at Page 613 and continuing along the lands reputedly of Goodloe as described in Liber 656 of Deeds at Page 590, for a distance of 714.42 feet to an existing iron pipe, said iron pipe marks the northeasterly corner of lands of Goodloe; |
Running thence north 89 degrees 57 minutes 24 seconds east along a proposed new division line through the lands of Ithaca College for a distance of 1,375.48 feet to an iron pin set; |
Running thence south 78 degrees 28 minutes 05 seconds east and continuing through the lands of Ithaca College for a distance of 230.0 feet to an iron pin set in the westerly highway line of New York State Route 96B, Danby Road; |
Running thence south 11 degrees 31 minutes 55 seconds west along the westerly highway line of New York State Route 96B, the Danby Road for a distance of 525.0 feet to an iron pin set, said iron pin marks the northeasterly corner of the scenic overview area as appropriated by the State of New York; |
Running thence north 78 degrees 33 minutes 31 seconds west along the northerly line of the scenic overview area for a distance of 60.0 feet to an iron pin set; |
Running thence south 11 degrees 30 minutes 40 seconds west along the westerly line of the scenic overview area for a distance of 335.64 feet to an iron pin set, the point and place of beginning. |
Said parcel contains 28.010 acres of land to the highway line. |
Parcel 2 |
|---|
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins and State of New York bounded and described as follows: |
BEGINNING at an iron pin set in the westerly line of NYS Route 96B (a/k/a Danby Road) said pin being 36.4± feet westerly from a point in the center line of NYS Route 96B (a/k/a Danby Road) which point is 181± feet north of the intersection of the center line of NYS Route 96B (a/k/a Danby Road) with the center line of Vista Lane; proceeding |
Thence north 83 degrees 11 feet 07 inches west along the northerly line of premises reputedly now or formerly of L. Martin Bowman (Liber 784 of Deeds at Page 149) a distance of 590.32 feet to an existing iron pipe; proceeding |
Thence north 84 degrees 50 feet 38 inches west along the northerly line of premises reputedly now or formerly of Margaret M. Rumsey (Liber 619 of Deeds at Page 147) a distance of 249.72 feet to an existing iron pipe; proceeding |
Thence north 05 degrees 51 feet 08 inches east along the easterly line of premises reputedly now or formerly of Robert E. Cofer III (Liber 611 of Deeds at Page 160) a distance of 426.47 feet to an existing iron pipe; proceeding |
Thence south 83 degrees 26 feet 05 inches east along a southerly line of premises now or formerly of Ithacare Center Service Co. (Liber 794 of Deeds at Page 235) a distance of 507.20 feet to an existing iron pipe; |
Thence south 11 degrees 37 feet 53 inches west along the westerly line of premises reputedly now or formerly of John M. Kelly (Liber 693 of Deeds at Page 255) a distance of 140.0 feet to a set iron pin and passing through an iron pipe at 99.81 feet; proceeding |
Thence south 83 degrees 26 feet 05 inches east along the south line of said Kelly premises a distance of 153.92 feet to a set iron pin; proceeding |
Thence south 09 degrees 44 feet 49 inches west along the westerly line of premises marked as Parcel B on the survey map referenced below a distance of 207.82 feet to a set iron pin; proceeding |
Thence south 83 degrees 11 feet 07 inches east along the southerly line of said Parcel B a distance of 212.22 feet to an iron pin set in the westerly highway line of NYS Route 96B (a/k/a Danby Road); proceeding |
Thence south 09 degrees 44 feet 49 inches west along the westerly highway line of NYS Route 96B (a/k/a Danby Road) a distance of 75.10 feet to the iron pin set at the point or place of beginning, containing 6.101 acres of land. |
Reference is hereby made to a survey map incorporated herein by reference entitled inches "Subdivision Map, No. 1006 Danby Road, Town of Ithaca, Tompkins County, New York" dated March 28, 2000, said map was filed in the Tompkins County Clerk feets Office on September 25, 2000 in Map Drawer PP Page 77. The above described parcel is shown as Parcel A on said survey map. |
I. | Natural Area: This area is a permanently preserved natural, open space with the following permitted uses: forest, natural succession, forest management including logging in accordance with good forest management practices, no more than one retreat cabin not exceeding 500 square feet in floor area (unless up to two additional cabins are authorized by the Planning Board), outdoor areas for aquaculture, constructed wetland or other water cleansing demonstration projects, an auxiliary utility building, gardens, walking trails, and other similar non-intrusive types of uses. Structures other than related to the above are prohibited in the Natural area. For the purpose of this section, "aquaculture" means use of ponds for agricultural production to demonstrate how natural ecosystems can produce edible plants, fish and other aquatic species for domestic noncommercial consumption. |
II. | Agricultural Area: Permitted uses shall include all principal and accessory agricultural uses (except residential uses) set forth below, except as the same may be limited by other restrictions placed upon the land by EcoVillage of Ithaca, Inc., or others. Permitted uses shall also include one radio transmission facility operated pursuant to a single broadcast license from the Federal Communications Commission or any successor federal or state agency. [Amended 2-10-2014 by L.L. No. 1-2014] |
III. | Residential Area: This area will be allowed to contain up to 150 dwelling units in up to five neighborhoods. Each neighborhood shall consist of a minimum parcel of five areas of land. Subdivisions of land (as defined in the Town's Subdivision Regulations) whether for sale, lease or other transfer shall be permitted only within the SLUD area designated as "Residential." In the Residential Area no building shall be erected or extended and no land or building or part thereof shall be used for other than any of the following purposes: |
IV. | Commercial Area: In addition to all the uses allowed in the Residential Area above, this area may also contain the following buildings or uses, in up to five buildings, provided that the interior floor area for any building in this area shall be no more than 1,000 square feet per floor, and provided further that the total floor area for all floors (except a basement used solely for storage) of all buildings in this area shall not exceed 7,000 square feet: | |
(1) | Artisanal food production, including the production, preparation and storage of food for sale in businesses such as a bakery, picobrewery or community kitchen. | |
(2) | Artisanal crafts and arts, including small custom industries where goods are produced for sale on premises or repaired by hand, using small scale tools or equipment. | |
(3) | Personal service businesses, including barber, beautician, massage therapist, personal wellness studio. | |
(4) | Retail establishment for the sale of merchandise, including food, where there is no overnight outdoor storage of inventory. | |
(5) | Restaurant, coffee shop, bistro, cafe. | |
(6) | Business, professional or administrative office, excluding a clinic. | |
(7) | Any other lawful use, not otherwise specifically referred to in this subsection, that both the Planning Board and the Zoning Board of Appeals find is substantially similar to a use permitted as of right in this Commercial Area and does not have greater adverse effects upon traffic, noise, air quality, parking, or any other attribute reasonably relevant, than a use permitted as of right. | |
V. | Definitions. For purposes of this § 271-9, the following terms shall have the following meanings: | |
ARTISANAL — Small custom industry, with a workshop of no more than 1,000 square feet, where goods are produced or repaired by hand, using hand tools or small-scale table-mounted equipment, and sold or received on premises. This also includes arts and crafts studios using equipment normally associated with mechanical trades. | ||
PICOBREWERY — Small brewery where the floor area is no larger than 1,000 square feet. | ||
Schedule A Description of Area Rezoned Special Land Use District No. 8 2001 Amendment [Amended 9-10-2001 by L.L. No. 4-2001] |
|---|
All that tract or parcel of land situate in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: |
Beginning at a point in the center line of Mecklenburg Road which point is approximately 225 feet westerly from the intersection of such center line with the center line extended of West Haven Road; thence southerly on a line parallel with and 225 feet westerly from the center line of West Haven Road a total distance of approximately 1282.15 feet to the northwesterly corner of lands now or formerly of Robert A. and Elizabeth Hesson (L. 603, P. 564); thence S 1° 48' 31 E along the westerly line of said lands of Hesson, passing through a point at the southwesterly corner of said lands of Hesson and continuing a total distance of 482.53 feet to a point located in the centerline of a creek; thence along the center line of said creek, being also the northerly line of lands now or formerly of Frank & Rose V. Flacco (L. 548, P. 9), the following six (6) courses and distances: (1) N 76° 25' 16" W, a distance of 76.65 feet to a point; (2) thence S 83° 51' 07" W, a distance of 185.05 feet to a point; (3) thence S 87° 57' 22" W, a distance of 106.21 feet to a point; (4) thence N 40° 30' 59" W, a distance of 117.33 feet to a point; (5) thence N 8° 36' 54" W, a distance of 47.43 feet to a point; (6) thence N 52° 59' 10" W, a distance of 119.59 feet to a point being a northerly corner in said Flacco premises; thence S 3° 49' 6" W along the westerly line of said lands of Flacco a total distance of 716.89 feet to an iron pin located at the southwesterly corner of said lands of Flacco; thence S 86° 57' 21" W, along a northerly line of lands now or formerly of Donald F. & Genievieve W. Henry (L. 737, P. 141), a distance of 84.76 feet to an iron pin located at a northwesterly corner of said lands of Henry; thence S 6° 49' 6" E, along a westerly line of premises of Helen DeGraff (L. 310, P. 15 & L. 448, P. 1027), a distance of 1066.73 feet to an iron pin; thence S 87° 37' 09" W, along a northerly line of lands of DeGraff, and continuing along the northerly line of lands now or formerly of Longhouse Cooperative, Inc. (L. 546, P. 742), a total distance of 2072.73 feet to an iron pin located at a corner of lands now or formerly of Longhouse Cooperative, Inc. (L. 635, P 482 7 L 635, P. 492); thence N 03° 14' 12" W, along the easterly line of said lands of Longhouse Cooperative, Inc.," a distance of 400.29 feet to an iron pin located at a northeasterly corner of said lands of Longhouse Cooperative, Inc.; thence N 86° 45' 49" W along a northerly line of said lands of Longhouse Cooperative, Inc. a distance of 1047.69 feet to an iron pin located at a northwesterly corner of said lands of Longhouse Cooperative, Inc. being also an easterly line of lands reputedly owned by Cornell University; thence N 1° 17' 37" W, along an easterly line of said lands of Cornell, a distance of 700.38 feet to an iron pin located at a northeasterly corner of said lands of Cornell, being also a southerly line of lands now or formerly of YMCA of Ithaca and Tompkins County (L. 606, P. 172); thence N 88° 01' 30" E, along a southerly line of said lands of YMCA, a distance of 421.59 feet to an iron pin located at a southeasterly corner of said lands of YMCA; thence N 2° 23' 46" W, along an easterly line of said lands of YMCA, a distance of 965.44 feet to an iron pipe; thence N 87° 36' 14" E along a southerly line of said lands of YMCA, and continuing along the southerly line of lands now or formerly of Robin Bottie and David Warden (L. 633, P. 728) a total distance of 1725.73 feet to an iron pin located at the southeasterly corner of said lands of Bottie and Warden; |
thence N 01° 49' 46" W, along the easterly line of said lands of Bottie and Warden and continuing along the easterly line of the lands now or formerly of Joseph and Daisy Schimmenti (L. 557, P. 454) and the easterly line of the lands now or formerly of Sadegn Deljoo and Ngern Puang (L. 656, P. 235) a total distance of 1281.8 feet to a point in the said center line of Mecklenburg Road; thence N 87° 50' 16" E, along the said center line of Mecklenburg Road a total distance of 563.93 feet to a point; thence S 01° 48' 31" E, along the westerly line of lands now or formerly of Michael Carroll (L. 732, P. 330) a total distance of 721.5 feet to an iron pin; thence N 87° 50' 16" E, along the southerly line of said lands of Carroll a distance of 404.0 feet to an iron pin; thence N 01° 48' 31" W, along an easterly line of the said lands of Carroll a distance of 139.74 feet to a point; thence N 88° 11' 29" E, along a southerly line of the said lands of Carroll a distance of 125.00 feet to a point; thence N 01° 48' 31" W, along an easterly line of said lands of Carroll a distance of 300.00 feet to a point; thence S 88° 11' 29" W, along a northerly line of the said lands of Carroll a distance of 125.00 feet to a point; thence N 01° 48' 31" W, along an easterly line of said lands of Carroll a distance of 281.76 feet to a point in the said center line of Mecklenburg Road; thence N 88° 05' 53" E, along the said center line of Mecklenburg Road, a distance of approximately 522.14 feet to the point or place of beginning, being net 165.72 acres more or less. |
The above description is in accordance with a map entitled "SUBDIVISION MAP ECOVILLAGE COHOUSIING COOPERATIVE MECKLENBURG ROAD - N.Y.S. RTE. 79 TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK" with a sheet title of "SUBDIVISION PLAN MAP" Sheet 1, dated June 11, 2001, made by T.G. Miller P.C., a copy of which is on file with the Town of Ithaca Planning Office. |
Receiving Land Use Category | Time | Sound Level Limit |
|---|---|---|
Residential use | 7:00 a.m. - 7:00 p.m. | 65 dBa |
7:00 p.m. - 7:00 a.m. | 55 dBa | |
Natural areas | 7:00 a.m. to 7:00 p.m. | 60 dBa |
7:00 p.m. to 7:00 a.m. | 50 dBa | |
All other | 7:00 a.m. to 7:00 p.m. | 68 dBa |
7:00 p.m. to 7:00 a.m. | 58 dBa |
and in any event |
and in any event |
and in any event |
and in either event |
If the owner seeks a reduction in the required number of spaces, unless waived by the Planning Board the owner shall submit a parking needs assessment and parking management plan for the specific facility, demonstrating that some lesser number of parking spaces would be appropriate for that facility, taking into consideration the overall parking situation and plans for both the Special Land Use District and the overall Cornell University Campus, as well as the projected reductions in parking spaces that could be expected to occur as a result of any transportation demand management program in effect or planned by the owner. |
If the Planning Board permits a reduction in the required number of parking spaces, the Planning Board may impose such reasonable conditions as may, in the judgment of the Planning Board, be necessary to assure that such reduction will meet the criteria set forth above. In any event, unless expressly waived by the Planning Board, such reduction shall be subject to the following additional conditions: |
then the owner of the project will submit to the Planning Board for its approval a plan that will eliminate the noted adverse effects resulting from the reduction in the required number of parking spaces and implement such plan within the time period directed by the Planning Board. Such plan may include increasing the number of parking spaces, creating or modifying any traffic demand management control plans, increasing public transportation, or any other corrective measures deemed appropriate by the owner. Such plan shall be presented to the Planning Board within 30 days of the notification to the owner of the existence of the adverse effects, and the Planning Board shall review and approve or disapprove (or, with the consent of the owner, modify) said plan within 60 days of its receipt. If approved, the plan shall be implemented within the time period specified by the Planning Board, but in any event within 90 days of its adoption. If no plan is submitted, or if it is not approved or subsequently implemented within the required time periods or such extended time periods as may be agreed to by the owner and the Planning Board, the owner shall install additional parking spaces up to the minimum number that would have been otherwise required by the terms of this section without granting any reduction. Unless waived by the Planning Board, the granting of the requested reduction in parking shall be conditioned on the applicant executing an agreement in form acceptable to the Planning Board and acceptable for recording in the Tompkins County Clerk's office agreeing to install the additional parking spaces as may be required by the above conditions. |
In the event there is (whether before or after the five-year period set forth above) any significant change in use, or a subdivision of the project site, or a sale of a portion of the site, with respect to which a reduction in the required number of parking spaces has been granted, such change, subdivision, or sale may be conditioned upon a requirement that additional parking spaces be required up to the minimum that would have otherwise been required but for the reduction granted pursuant to these provisions. |
Schedule A |
|---|
DESCRIPTION OF PROPERTY REZONED TO PLANNED DEVELOPMENT ZONE NO. 10 |
ALL THAT CERTAIN TRACT OR PARCEL OF LAND, situated in the Town of Ithaca, County of Tompkins, and State of New York, more particularly bounded and described as follows: |
BEGINNING at a point at the intersection of the southwesterly line of Trumansburg Road New York State Route 96 with the southerly line of Bundy Road; thence north 82 degrees 22 minutes 0 seconds west along the southerly line of Bundy Road 238.05 feet to a point; thence south 7 degrees 59 minutes 28 seconds west 337.41 feet to a point; thence south 37 degrees 0 minutes 32 seconds east 247.49 feet to a point; thence continuing in the same direction an additional distance of 141.85 feet to a point; thence south 82 degrees 0 minutes 32 seconds east 329.03 feet to a point; thence north 50 degrees 32 minutes 53 seconds east 315.55 feet to the southwesterly line of Trumansburg Road, New York State Route 96; thence north 40 degrees 29 minutes 44 seconds west along the southwesterly line of Route 96 369.21 feet to a point; thence north 34 degrees 44 minutes 6 seconds west along the southwesterly line of Route 96 a distance of 169.41 feet to a point or place of beginning. |
Said premises are shown as "Proposed Parcel A" and "Proposed Parcel B" on a map entitled "Preliminary Subdivision Plat" made by T. G. Miller, P. C. Engineers and Surveyors, dated 3/9/1998 on Sheet SK-2, a copy of which map is on file in the Town of Ithaca Planning Department. |
WHEREAS, Cornell University has plans to replace the outdated, energy-intensive, electric-powered chillers that now provide central cooling for Cornell University through a project known as Lake Source Cooling; and |
WHEREAS, Cornell University is proposing to pump the naturally cold Cayuga Lake water from a depth of approximately 250 feet, transferring some of its chill to campus water piped from the campus to heat exchangers to be located in with a Chilled Water Plant at 983 East Shore Drive in the Town of Ithaca, which Chilled Water Plant will utilize water from Cayuga Lake to chilled water that is piped to the campus to cool University laboratories and other buildings; and |
WHEREAS, Cornell University has represented that the Lake Source Cooling Project will provide significant environmental benefits by reducing energy use needed for central cooling by 80%; and |
WHEREAS, the plans for Lake Source Cooling are solely for educational purposes and to further the education mission of the University; and |
WHEREAS, in order to assess the short and long term environmental and other effects of the Lake Source Cooling Project, the University prepared a Draft Environmental Impact Statement, from which the New York State Department of Environmental Conservation in accordance with applicable law and regulation prepared and issued a Final Environmental Impact Statement (FEIS) taking into account the concerns and comments expressed by the public; and |
WHEREAS, the Town, Cornell University, and many residents of the Town have participated in the analysis of the proposed project and the drafting of the FEIS; and |
WHEREAS, the Town's Planning Board and Town Board have issued findings relating to the proposed project and the FEIS which, among other matters, set forth steps to mitigate, in part, some of the potential effects of the proposed project; and |
WHEREAS, the Lake Source Cooling Project's Chilled Water Plant is proposed to be constructed at 983 East Shore Drive to house the heat exchangers, pumps, and other equipment necessary to transfer heat from the campus chilled water system to the lake water; and |
WHEREAS, it has been concluded that a rezoning of the site of the Chilled Water Plant from Business E to a Special Land Use District would provide the most flexibility for the University to implement the Lake Source Cooling Project, while preserving to the Town the ability to continue to regulate the proposed development of the Chilled Water Plant site to assure compliance with the Town's overall Comprehensive Plan and environmental requirements. |
NOW, THEREFORE, in view of the recitals set forth above, the information and materials contained in the FEIS, and related findings in furtherance of the Town's Comprehensive Plan, and upon the request of Cornell University, the Zoning Ordinance of the Town of Ithaca as readopted, amended and revised effective February 26, 1968, and subsequently amended, be further amended as follows: |
Receiving Land Use Category | Time | Sound Level Limit |
|---|---|---|
Residential Use | 7:00 a.m. — 7:00 p.m. | 65 dBa |
7:00 p.m. — 7:00 a.m. | 55 dBa | |
All other | 7:00 a.m. — 7:00 p.m. | 68 dBa |
7:00 p.m. — 7:00 a.m. | 58 dBa |
and in either event |
If the Planning Board permits a reduction in the required number of parking spaces, the Planning Board may impose such reasonable conditions as may, in the judgment of the Planning Board, be necessary to assure that such reduction will meet the criteria set forth above. In any event, unless expressly waived by the Planning Board, such reduction shall be subject to the same conditions that would be imposed in the event of a reduction in parking spaces in a business zone pursuant to Section 38 of the Zoning Ordinance,[5] or any successor similar provision. |
Schedule A Description of SLUD for Cornell University Chilled Water Plant, Town of Ithaca |
|---|
ALL THAT TRACT OR PARCEL OF LAND, situate in the Town of Ithaca, County of Tompkins and State of New York, more particularly bounded and described as follows: |
BEGINNING at a point in the easterly highway line of East Shore Drive (see Highway Appropriation C.H. No. 1330 Map, No. 1.3), at a point located North 25 degrees 57 minutes 42 seconds West, a distance of 357.47 feet from a pin with cap set at the northwesterly corner of premises now or formerly of Lowery (Liber 512 at page 771); and |
RUNNING THENCE along said easterly highway line North 25 degrees 57 minutes 42 seconds West, a distance of 270.00 feet to a concrete highway monument; and |
RUNNING THENCE North 01 degrees 52 minutes 26 seconds East, a distance of 51.00 feet to a concrete highway monument; and |
RUNNING THENCE North 43 degrees 22 minutes 38 seconds West, a distance of 78.50 feet to a pin with cap set in the easterly line of said highway at the northern extreme of a triangular Highway Appropriation (see C.H. No. 1330 Map, No. 1.2) bounded by this and the previous course; and |
RUNNING THENCE North 26 degrees 02 minutes 59 seconds West, a distance of 152.44 feet to a point in the easterly line of said highway; and |
RUNNING THENCE North 85 degrees 49 minutes 58 seconds East, a distance of 345.95 feet to a point in the easterly line of the Town of Ithaca and westerly line of the Village of Cayuga Heights; and |
RUNNING THENCE South 23 degrees 04 minutes 18 seconds East, a distance of 264.78 feet along the said corporation line of the Village of Cayuga Heights and the line of the Town of Ithaca, to a point; and |
RUNNING THENCE South 32 degrees 45 minutes 11 seconds West, a distance of 112.96 feet to a point with a monument found 6.6 feet southwesterly thereof; and |
RUNNING THENCE South 11 degrees 03 minutes 04 seconds East, a distance of 104.00 feet to a point with a monument found 1.0 feet southerly thereof; and |
RUNNING THENCE South 73 degrees 14 minutes 16 seconds West, a distance of 97.86 feet to a point; and |
RUNNING THENCE South 60 degrees 05 minutes 46 seconds West, a distance of 88.27 feet, to the point or place of beginning. |
Containing 3.12 acres, be the same more or less. |
Being a portion of the lands of Noah's Boat Club, Inc., described in a deed to it recorded in Book 555 of Deeds at page 126. |
Schedule A |
|---|
Description of Property To Be Rezoned to Planned Development Zone No. 12 |
ALL THAT TRACT OR PARCEL LAND situate in the Town of Ithaca, Tompkins County, New York, being more particularly described as follows: |
COMMENCING at a point in the westerly highway line of Danby Road (N.Y.S. Route 96B) which point is in the southeasterly corner of premises reputedly owned by I.C.S. Development Partners, Inc. (734 Deeds 37) and which point is approximately 200 feet northerly from a north line of the driveway serving what is now known as the South Hill Business Campus at 950 Danby Road; running thence along the westerly line of Danby Road South 20° 51' 37" West a distance of 168.81 feet; thence South 68° 32' 1" East along a highway line of Danby Road a distance of 13 feet to a point; thence South 21° 37' 55" West along the westerly line of Danby Road a distance of 953.16 feet to a point; thence South 22° 42' 32" West along the westerly line of Danby Road a distance of 463.00 feet to a point; thence approximately North 66° West a distance of approximately 330 feet to a point immediately East of an asphalt parking area; thence approximately north 84° West a distance of approximately 1030 feet to an iron pipe; thence North 6° 49' 21" East a distance of 832.60 feet to an iron pipe in a southerly line of premises reputedly of Bracewell (554 Deeds 964); thence South 85° 46' 36" East 422.75 feet to a pin set at the intersection of two stone walls; thence North 7° 11' 20" East a distance of 625.43 feet to an iron pipe found at a southwesterly corner of premises reputedly of Emersub IV, Inc. (592 Deed 1080); thence South 83° 51' 55" East along the Emersub IV, Inc. property line a distance of 968.14 feet to a pipe in a southwest corner of premises reputedly of I.C.S. Development Partners, Inc. (734 Deeds 37); thence South 83° 03' 41" East a distance of 414.30 feet to the point or place of beginning. |
The above described premises are more fully shown on a map entitled: "South Hill Business Campus, 950 Danby Road, Survey Map", a copy of which is on file in the Town of Ithaca Planning Office. |
Schedule A Description of Area Rezoned: Planned Development Zone No. 13 |
|---|
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins, State of New York, being bounded and described as follows: |
BEGINNING at a pin found on the north line of Mitchell Street at the southwest corner of lands of Cornell University, as recorded in Book 211 at Page 266, said point being 139 feet east of the intersection of Clover Lane and 27.4 feet north of the center line of Mitchell Street; |
RUNNING THENCE North 78º 18' 06" West for a distance of 362.80 feet along the north line of Mitchell Street to a point; |
RUNNING THENCE North 06º 59' 03" East for a distance of 394.61 feet to a point; |
RUNNING THENCE North 83º 05' 45" West for a distance of 29.00 feet to a point at the southeast corner of Worth Street; |
RUNNING THENCE North 06º 59' 03" East for a distance of 50.00 feet along the east line of Worth Street to a point at the northeast corner of Worth Street; |
RUNNING THENCE South 83º 06' 00" East for a distance of 19.74 feet to a pin found; |
RUNNING THENCE North 06º 54' 00" East for a distance of 245.32 feet to a pipe found in concrete; |
RUNNING THENCE North 71º 52' 26" East for a distance of 30.00 feet to a point; |
RUNNING THENCE South 18º 10' 25" East for a distance of 809.23 feet to the point of beginning. |
For a more particular description thereof, reference is hereby made to a survey map entitled "Subdivision Plat Belle Sherman Cottages Agora Homes and Development, LLC, Mitchell Street and Vine Street, Town of Ithaca, Tompkins County, New York," dated March 2, 2011, prepared by T.G. Miller, P.C., Engineers and Surveyors, Ithaca, New York. |
Schedule A Description of Area Rezoned Planned Development Zone No. 14 | |
|---|---|
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins, State of New York, being bounded and described as follows: | |
BEGINNING at a point marked by an iron pipe found marking the intersection of the north highway line of Elmira Road with the west line of a private roadway commonly known as Mancini Road, said point also being the southwest corner of lands of Yunis Realty, Inc. as described in Liber 498/235, also being known as Town of Ithaca tax map 33-3-2.1; | |
1. | RUNNING THENCE North 34º 04' 05" West for a distance of 467.60 feet to an iron pin found; |
2. | RUNNING THENCE North 56º 23' 35" East for a distance of 60.29 feet to a point; |
3. | RUNNING THENCE along a curve to the left, an arc distance of 91.70 feet to an iron pin set, said course having a radius of 180 feet and a chord tie of North 41º 47' 40" East 90.71 feet; |
4. | RUNNING THENCE North 27º 12' 02" East for a distance of 27.30 feet to an iron pin set; |
5. | RUNNING THENCE along a curve to the right an arc distance of 85.31 feet to an iron pin set, said course having a radius of 140.00 feet and a chord tie of North 44º 39' 29" East 84.00 feet; |
6. | RUNNING THENCE North 62º 06' 57" East for a distance of 171.98 feet to an iron pin set; |
7. | RUNNING THENCE North 58º 20' 32" East for a distance of 54.38 feet to an iron pin found; |
8. | RUNNING THENCE North 66º 05' 20" East for a distance of 266.70 feet to an iron pin found; |
9. | RUNNING THENCE North 57º 41' 42" East for a distance of 161.14 feet to an iron pin found; |
10. | RUNNING THENCE North 63º 18' 49" East for a distance of 150.00 feet to an iron pin set; |
Said previous ten (10) courses being along the street line limits of a private roadway known as Mancini Drive and Mancini Road; | |
RUNNING THENCE North 11º 32' 56" East along the west line of New York State Route 13A for a distance of 16.60 feet to a point; | |
RUNNING THENCE North 08º 43' 40" East along the west line of New York State Route 13A for a distance of 57.62 feet to a pin found; | |
RUNNING THENCE South 63º 18' 49" West along the north line of a private drive known as Mancini Drive for a distance of 590.10 feet to an iron pipe found; | |
RUNNING THENCE North 00º 56' 34" West for a distance of 250.20 feet to an iron pipe found; | |
RUNNING THENCE South 58º 57' 58" West for a distance of 153.48 feet to a point; | |
RUNNING THENCE North 31º 02' 17" West for a distance of 260.01 feet to an iron pin set; | |
RUNNING THENCE North 35º 41' 12" East for a distance of 210.66 feet to an iron pin set; | |
RUNNING THENCE North 83º 35' 16" West for a distance of 508.59 feet to an iron pin set; | |
RUNNING THENCE South 42º 35' 16" West for a distance of 552.69 feet to an iron pin set; | |
RUNNING THENCE South 33º 39' 47" East for a distance of 549.96 feet to an iron pin found; | |
RUNNING THENCE North 56º 23' 19" East for a distance of 150.00 feet to a point; | |
RUNNING THENCE North 33º 40' 45" West for a distance of 46.03 feet to an iron pin found; | |
RUNNING THENCE North 33º 40' 45" West for a distance of 64.24 feet to an iron pin set; | |
RUNNING THENCE North 58º 57' 58" East for a distance of 510.56 feet to an iron pin set; | |
RUNNING THENCE South 31º 02' 01" East for a distance of 64.17 feet to an iron pin found; | |
RUNNING THENCE South 31º 02' 01" East for a distance of 217.44 feet to an iron pin found; | |
1. | RUNNING THENCE South 62º 06' 57" West for a distance of 170.00 feet to an iron pin set; |
2. | RUNNING THENCE along a curve to the left an arc distance of 121.88 feet, said course having a radius of 200.00 feet and a chord tie of South 44º 39' 29" West 120.00 feet to an iron pin set; |
3. | RUNNING THENCE South 27º 12' 02" West for a distance of 27.30 feet to an iron pin set; |
4. | RUNNING THENCE on a curve to the right, an arc distance of 61.13 feet, said course having a radius of 120.00 feet and a chord tie of South 41º 47' 40" West 60.47 feet to an iron pin set; |
5. | RUNNING THENCE South 56º 23' 19" West for a distance of 128.04 feet to an iron pipe found; |
6. | RUNNING THENCE South 49º 49' 33" East for a distance of 62.48 feet to a point; |
7. | RUNNING THENCE South 34º 04' 05" East for a distance of 464.95 feet to a point on the north line of Elmira Road; |
Said previous seven (7) courses being along the street line limits of a private roadway known as Mancini Drive and Mancini Road; | |
RUNNING THENCE North 59º 24' 14" East along the north line of Elmira Road for a distance of 50.33 feet to the point and place of beginning; | |
Said parcel containing 12.520 acres. | |
Figure 1: Example of Transect Subzone Location and Allocation.  |
Key: |
|---|
P = permitted use |
• = not allowed |
(st) = storefront space in apartment building |
(cc) = community center |
Use (Definitions in § 271-16F) | PD-15-M | PD-15-H | |
|---|---|---|---|
Residential uses | |||
Dwelling unit | P | P | |
Additional uses: office | |||
Health/wellness practice | P (cc) | P (cc)(st) | |
Professional office | P (cc) | P | |
Additional uses: commercial/retail | |||
Day-care center | P (cc) | P(cc)(st) | |
Restaurant | • | P(st) | |
Retail and service: general | • | P(st) | |
Additional uses: semi-industrial | |||
Artisan | P(cc) | P(cc)(st) | |
Additional uses: civic | |||
Place of assembly | P | P | |
Additional uses: temporary | |||
Garden market | P | P | |
Accessory uses | |||
Home occupation (accessory to dwelling unit) | P | P | |
Open Space Type (Definitions in § 271-16F) | Transect Subzone | |
|---|---|---|
Park | PD-15-M; PD-15-H | |
A park may be a nonlineal area, or lineal space following connecting ways or natural corridors. | ||
A park may be independent of surrounding building frontages. | ||
Park boundary/edge along a neighborhood interior street or perimeter street ROW: >10% must abut street. | ||
Green | PD-15-M | |
Green boundary/edge along a neighborhood interior street or perimeter street ROW: >50% must abut street. | ||
Plaza | PD-15-M; PD-15-H | |
Plaza boundary/edge along a neighborhood interior street or perimeter street ROW: >50% must abut street. | ||
Court | PD-15-M; PD-15-H | |
One end of a court must open onto a thoroughfare. | ||
Court boundary/edge along a neighborhood interior street or perimeter street ROW: >10% must abut street. | ||
Garden | PD-15-H | |
A garden should be fenced, and have an open shelter. | ||
Gardens may be interspersed throughout the PD site, and may be located inside a block. | ||
A garden may be freestanding, or part of a larger park, green, or court. | ||
Garden boundary/edge along a neighborhood interior street or perimeter street ROW: >0% must abut street. | ||
 |
 |
 |
Thoroughfare Type | |||
|---|---|---|---|
Characteristics | Neighborhood Primary Street | Neighborhood Secondary Street | Alley |
Purpose | Axial street through the entire PD site | Access to and frontage by medium-intensity residential uses | Access to rear of site envelope, parking areas |
Right-of-way width (feet) | 56 to 64 | 50 to 55 | 20 to 33 |
Sidewalk width (feet) | 5 to 10 (each side, or one side where a park with parallel path or trail fronts the other side of the street) | 5 to 6 (each side, or one side where a park with parallel path or trail fronts the other side of the street) | Optional: 4 (one side) |
Tree lawn width1 (feet) | 6 to 10 (each side) | 6 to 10 (each side) | 6 (each side) |
PD-15-M: lawn | 3.5 (on side with sidewalk, if applicable) | ||
PD-15-H: lawn or segmented/permeable pavement with tree wells | (No tree lawn for integral garage units) | ||
Parking lane width (feet) | 7 to 8 (each side) | 7 to 8 (one side or alternating side) | None |
Travel area width (feet) | 20 (two 10-foot lanes; sharrows; no lane dividing marking) | 20 (two 10-foot lanes, no lane dividing marking) | 15 to 16 |
Curb type | PD-15-M: barrier or rollover | Barrier or rollover | Rollover |
PD-15-H: barrier | |||
Corner radius (feet) | 10 to 20 | 10 to 15 | 10 |
NOTE: | |
|---|---|
1 | Applicable to tree lawn requirements: |
• | Street tree requirements and spacing: see landscaping standards [§ 271-16E(6)]. |
• | A tree lawn may function as a rain garden or bioswale, if it also accommodates street tree planting. A tree lawn must not have open ditches. |
• | Tree lawn width may be narrower than the minimum along <30% of its length along a block, to accommodate natural or special features. |
• | A tree lawn may have breaks for driveways, sidewalks, transit stops, and similar features along its length. |
Site Envelope Characteristics | PD-15-M | PD-15-H |
|---|---|---|
Width at front (sidewalk or ROW edge) (feet) | 14 to 170 | 100 to 235 |
Building coverage in site envelope | <60% | <80% |
Building Type | ||||
|---|---|---|---|---|
Disposition | Townhouse/Stacked Flat | Apartment Building | Civic Building | |
Illustrative example |  |  |  | |
Transect Subzone | PD-15-M | PD-15-H | PD-15-M; PD-15-H | |
Siting | ||||
Setback: average, site envelope edge (feet) | • 5 to 15 primary and corner side frontage | • 0 to 20 primary frontage | n/a | |
• 0 to 25 corner side frontage | ||||
Frontage buildout on a block side | >50% primary frontage | • >70% primary frontage | n/a | |
• >50% corner side frontage | ||||
Front facade and main entrance orientation | Must face street or public court [§ 271-16D(2)(b)] | Must face street | Must face street | |
Bulk/massing | ||||
Height (stories) | 2 to 3 | 3 to 4 | 1 to 3 (15 to 45 feet at frontage) | |
Gross floor area (GFA) (square feet) | n/a | n/a | 2,500 to 9,500 | |
Street-facing wall length without > 2-foot offset: (feet) | n/a | • < 50 ground story | n/a | |
• < 105 upper story | ||||
Street-facing wall length without > 6 to 12-foot deep/> 12-foot wide inset (feet) | n/a | < 150 | n/a | |
Building length: primary facade (feet) | • < 35 for area between vertical party walls (or structurally independent equivalent) | < 350 | < 125 | |
• 1 to 7 vertical party walls (or structurally independent equivalent) in row of connected townhouses/stacked flats | ||||
Linear facade transparency: | • >40% ground story | • >40% ground story | >30% ground and upper stories | |
primary frontage. | • >30% upper story | • >30% upper story | ||
Linear facade transparency: | • >30% ground story | • >20% ground story | >15% ground and upper stories | |
corner side frontage | • >30% upper story | • >30% upper story | ||
Linear facade transparency: side/rear facade (if not a party wall): | >15% ground and upper stories | >15% ground and upper stories | >15% ground and upper stories | |
Linear facade transparency: storefront area | n/a | >45% of area from 3 feet to 8 feet above grade | n/a | |
Occupancy | ||||
Dwelling units in building | • 1 to 3 between vertical party walls (or structurally independent equivalent) | 30 to 100 | n/a | |
• 2 to 24 for full townhouse/flat row | ||||
Commercial storefront area (square feet) | n/a | < 5,000 on the ground floor, cumulative for the site | n/a | |
Use | Motor Vehicle Parking (Range) (spaces) | Bicycle Parking (spaces) |
|---|---|---|
Residential: studio unit | 0.25 to 1/unit | >1 secure or short-term/2.5 units |
Residential: 1-bedroom unit | 0.5 to 1.25/unit | |
Residential: 2-bedroom unit | 1 to 1.5/unit | |
Residential: 3-bedroom unit | 1.25 to 1.75/unit | |
Residential: 4-bedroom unit | 1.5 to 2/unit | |
Nonresidential (all uses) | 0.5 to 1.25/500 ft2 GFA | >1 short-term/1,000 square feet GFA |
Public transit stop | n/a | >10 short-term/stop |
NOTES: | |
|---|---|
• | Parking space count may include dedicated spaces for car/bicycle sharing and charging. |
• | Motor vehicle space size: 8.5-foot by 18-foot clear rectangle area for off-street perpendicular, and on-street and off-street angle; 7-foot by 22-foot for on-street parallel. |
• | Secure bicycle space: bicycle locker, dedicated space in a garage, anchored rack space with overhead protection from the elements, other fully enclosed or secure area. |
• | Short-term bicycle space: anchored rack space. |
Description of Area Rezoned to Planned Development Zone No. 15 |
|---|
All that tract or parcels of land situate in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: |
ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins, State of New York, being bounded and described as follows: |
BEGINNING at a point in the North line of Mitchell Street, said point also being the Southeast corner of lands of Daziano as described in instrument 2014-08371; |
RUNNING THENCE North 27° 36' 12" West for a distance of 809.23' to an iron pin found; |
RUNNING THENCE South 62° 26' 39" West for a distance of 30.00' to an iron pipe found; |
RUNNING THENCE North 27° 38' 50" West for a distance of 88.73' to an iron pin found; |
RUNNING THENCE North 83° 38' 19" East for a distance of 20.28' to an iron pipe found; |
RUNNING THENCE North 27° 58' 59° West for a distance of approximately 75.74' to a point, said point being on the approximate corporation line of the City of Ithaca as established per tax map database; |
RUNNING THENCE North 02° 31' 21" West along the approximate corporation line of the City of Ithaca as established per tax map database, for a distance of approximately 398.51'; |
RUNNING THENCE North 80° 04' 56" East along the South line of Maple Avenue for a distance of approximately 15.02' to a point; |
RUNNING THENCE North 86° 59' 08" East along the South line of Maple Avenue for a distance of 108.86' to a point; |
RUNNING THENCE North 89°03' 58" East along the South line of Maple Avenue for a distance of 283.11' to an iron pipe found; |
RUNNING THENCE South 02° 05' 33" East for a distance of 157.75' to an iron pin found; |
RUNNING THENCE North 87° 10' 09" East for a distance of 60.08' to an iron pipe found; |
RUNNING THENCE South 02° 28' 20" East for a distance of 173.21' to an iron pipe found; |
RUNNING THENCE North 70° 14' 37" East for a distance of 56.76' to a point; |
RUNNING THENCE South 27° 19' 43" East for a distance of 479.90' to an iron pin found in concrete; |
RUNNING THENCE North 75° 00' 44" East for a distance of 201.94' to a point; |
RUNNING THENCE South 01° 49' 00" East for a distance of 602.52' to an iron pin set; |
RUNNING THENCE North 86° 20' 58" West along the North line of Mitchell Street for a distance of 261.52' to a point; |
RUNNING THENCE North 88° 27' 55" West along the North line of Mitchell Street for a distance of 231.17' to the point and place of beginning; |
Said parcel having an area of 16.252 acres. |
 |
CW1 Natural Subarea Total zone area: 1,039,404 square feet gross / ±23.85 acres | |
CW2A, CW2B Neighborhood General Subarea Total zone area: 922,274 square feet gross / ±21.17 acres | |
CW3A, CW3B Neighborhood Center Subarea Total zone area: 1,730,639 square feet gross / ±39.73 acres | |
CW4 Industrial Subarea Total zone area: 447,340 square feet gross / ±10.27 acres |
 | These images exhibit preferred characteristics related to: ▪ Building height ▪ Building massing ▪ Building scale ▪ Material/cladding variety ▪ Glazing percentage ▪ Facade length: short increments ▪ Architectural variety ▪ Human-scale details on first floor and at roofline ▪ Traditional vertical proportions of windows and massing |
 | |
 | This image exhibits medium-sized housing types, including townhouses and small apartments in small-scale traditional buildings. |
 | These images exhibit preferred characteristics related to: ▪ Building massing ▪ Building scale ▪ Material/cladding variety ▪ Glazing percentage ▪ Facade length: longer buildings in this area ▪ Base, middle, and top building organization/detailing. ▪ Human-scale details on first floor and at roofline ▪ Traditional vertical proportions of windows ▪ Architecturally articulated entries ▪ Simple vernacular building shapes ▪ Frequent entries along the fronts of buildings |
 | |
 |  |
 |  |
 | These images exhibit preferred characteristics related to: ▪ Building massing ▪ Building scale ▪ Material/cladding variety ▪ Glazing percentage ▪ Facade length: longer buildings in this area ▪ Base, middle, and top building organization/detailing ▪ Human-scale details on first floor and at roofline ▪ Traditional vertical proportions of windows ▪ Architecturally articulated entries ▪ Simple vernacular building shapes ▪ Frequent entries along the fronts of buildings |
 |  |
 | These images exhibit preferred characteristics related to: ▪ Building massing ▪ Building scale ▪ Material/cladding variety ▪ Glazing percentage ▪ Facade length: longer buildings in this area ▪ Base, middle, and top building organization/detailing ▪ Human-scale details on first floor and at roofline ▪ Traditional vertical proportions of windows ▪ Architecturally articulated entries ▪ Simple vernacular building shapes ▪ Frequent entries along the fronts of buildings ▪ Integrating classic design with some modern elements/materials |
 |
 | These images exhibit preferred characteristics related to: ▪ Building height ▪ Building massing ▪ Building scale ▪ Material/cladding variety ▪ Glazing percentage ▪ Blank wall extents ▪ Facade length ▪ Front facade ▪ Integration of existing and new |
 |
 | This image exhibits preferred characteristics related to: ▪ Building height ▪ Building massing ▪ Building scale ▪ Glazing percentage ▪ Blank wall extents ▪ Facade length ▪ Compact streetscape |
 | These images exhibit preferred characteristics related to: ▪ Building height ▪ Building massing ▪ Building scale ▪ Material/cladding variety ▪ Glazing percentage ▪ Blank wall extents ▪ Facade length ▪ Integration of existing and new |
 | |
Key: | |
P | Permitted use |
SP | Permitted with special permit by the Planning Board |
• | Not allowed |
Residential Use | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|---|
Private residence | Principal dwelling unit, for occupancy by a person or family plus 1 boarder | • | P | P | P | P | • |
Collective living | Principal dwelling unit, for occupancy by more than or equal to 3 people where collective living arrangement is intentional, and lease terms are not less than 30 days, temporary, or seasonal. "Seasonal" in this context means a calendar or academic year or less. Collective living occupancy must be less than or equal to 2 in a bedroom, up to less than or equal to 6 residents in a unit. | • | P | P | P | P | • |
Live-work housing | Principal dwelling unit, with separate but connected space for a nonresidential use the subarea allows Nonresidential space may occupy less than or equal to 75% of the GFA of a live-work unit. It must have direct internal access from living space. The operator of a nonresidential use in live-work space must live in the live-work unit as their primary residence. | • | SP | SP | SP | P | • |
Residential care | Multiunit or group housing, with on-site supervision, services, and care for people who need help with daily living activities, or who cannot care for themselves | • | SP | SP | SP | SP | • |
Rooming and boarding | Group housing where residence is limited to a specific group or membership (examples: fraternity or sorority house, student co-op, convent, monastery) | • | SP | SP | SP | SP | • |
Lodging Use | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
Inn | Facility with 4 to 20 rooms for overnight accommodation to paying guests | • | SP | SP | SP | P | • |
Hotel | Facility with more than 20 rooms for overnight accommodation to paying guests | • | • | • | SP | P | • |
Office/Professional Use | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|---|
Health/wellness practice | Establishment providing outpatient medical, medical allied health care, or alternative medical services, and/or wellness activities, including yoga, tai chi, meditation, pilates, dance, and similar wellness activities | • | P | P | P | P | • |
Professional office | Establishment providing professional, administrative, clerical, or information processing services | • | P | P | P | P | • |
Veterinary practice | Establishment providing veterinary services Veterinary care may include short-term boarding for recovery and observation. | • | • | • | • | P | P |
Retail and Service Use | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|---|
Adult entertainment business | Refer to Town Code § 270-5. | • | • | • | • | • | • |
Indoor recreation | Establishment or facility, not associated with or ancillary to a civic use, providing an indoor recreation or entertainment-oriented activity to the public | • | • | • | • | P | P |
Day-care center | Child day-care (18 NYCRR 418-1), small day-care (18 NYCRR 418-2), school-aged child care (18 NYCRR 414), adult day health care (10 NYCRR 425), social adult day care (9 NYCRR 665-20), or adult day program for children or adults in a protective setting A fence 4 feet to 6 feet high must enclose an outdoor play area. A day-care center may be an accessory use to a place of assembly, or primary or secondary school. | • | P | P | P | P | • |
Pet care/boarding | Establishment providing a supervised area where groups of pets can socialize and play. This includes related training, grooming, and/or overnight boarding. Outdoor play yard use may be between 8:00 a.m. and 8:00 p.m. | • | • | • | • | SP | SP |
Restaurant/bar | Establishment preparing and selling food, drinks, and/or alcoholic beverages in a ready-to-consume state, to customers on-site or delivery off-site In the CW2A, CW2B, and CW3A subareas, the following limitations for ancillary alcohol production and packaging for distribution off-site apply. In the CW3B and CW4 subareas, a special permit is required to exceed these limits. (a) Production and packaging area: less than or equal to 50% of total gross floor area. (b) Beer: 15 barrels of beer/17.5 hectoliter (hl) brewing system. (c) Distilled spirits: 150 gallons/6.0 hl still capacity. (d) Wine or cider: 1,700 gallons/65 hl fermenter capacity. | • | SP | SP | SP | P | P |
Retail and service | Retail/rental or service activity providing a service or tangible product to the general public, less than 10,000 square feet GFA | • | SP | SP | SP | P | P |
Retail - outdoor market | Regularly recurring grouping of allowed retail and service or restaurant uses at a dedicated site (example: farmers' market, food truck corral) | • | P | P | P | P | P |
Industrial and Semi-Industrial Use | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|---|
Artisan | Establishment or studio where people use handheld tools or small-scale equipment to make art or products by hand. This includes related sales onsite | • | P | P | P | P | P |
Industrial - low-impact | Manufacture mainly from previously prepared materials, preparation, processing, indoor warehousing, or repair of items for offsite distribution or sale, where impacts are minimal or undetectable beyond the site; involving no flammable or explosive material, or processes involving hazardous conditions | • | • | • | • | P | P |
Industrial - high-impact | Basic processing or manufacture of materials or products mainly from extracted or raw materials; storage or manufacturing processes using flammable or explosive materials; or storage or manufacturing processes involving hazardous conditions | • | • | • | • | • | SP |
Research/laboratory | Establishment conducting scientific research, investigation, testing, or experimentation. This includes related manufacture or sale of products incidental to the main purpose of the laboratory. | • | • | • | • | SP | SP |
Self-storage facility | Facility providing secured storage units or areas in a structure for passive storage of household items, or other nonhazardous, nonperishable durable items Storage units/areas must be in a fully enclosed structure. A storage facility must not have outdoor storage. Related sales of packing, moving, and storage supplies may be an ancillary use. A storage unit/area must be for passive storage only. It must not have active uses (examples: office or manufacturing work, band practice, art studio, auto repair). A storage unit/area must not have electrical outlets, plumbing, or other improvements that could make it useful for active uses. Electrical service to a storage unit/area must be for lighting and climate control. | • | • | • | • | • | P |
Civic Use | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|---|
Makerspace | Community facility providing an open, collaborative environment for people to learn, experiment, invent, or make things using shared tools, resources, and knowledge | • | P | P | P | P | P |
Cultural facility | Facility for display, performance, or enjoyment of heritage, history, arts, or sciences (examples: museum, gallery, library, arts performance venue by a public or private entity) | • | P | P | P | P | • |
Government facility | Facility or office owned, occupied, or run by a government agency (examples: town hall, courthouse, government office, social service facility, public works facility) | • | P | P | P | P | • |
Park/open space | Land used mainly for active or passive recreation, or natural resource protection Small ancillary structures, such as gazebos, pavilions and maintenance sheds, allowed See § 271-17E(2) for park/open space types and requirements. | P | P | P | P | P | P |
Place of assembly | Facility used mainly for public/resident assembly for worship, meeting, or community purposes (examples: religious congregation, secular assembly, community center, common house, amenity center) | • | P | P | P | P | • |
Private club | Facility of a private club or organization, mostly available only to club members and their guests (examples: service organization, lodge-based organization, social club, veterans' club, labor union) | • | • | • | P | P | • |
Public safety | Police station, fire station, ambulance service, or other public safety service | • | • | • | P | P | • |
School: primary/secondary | Institution providing primary or secondary education (examples: kindergarten, elementary school, junior high school, middle school, high school) | • | P | P | P | P | • |
School: vocational | Establishment providing training in technical subjects or skills for specific occupations or trades | • | P | P | P | P | P |
Utility and Infrastructure Use | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|---|
Utility control facilities | Facility for collecting, processing, or distributing a public utility commodity (examples: electrical substation, water tank and pumps, telephone switching office and exchange) An enclosed building, or vegetative screening or screening wall that is architecturally compatible with the nearest principal building must screen and conceal a utility substation, switchyard, or other area with exposed outdoor equipment (examples: transformer, regulator, breaker, switch, pump) from public vantage points and adjacent uses. Screening does not need to be taller than 12 feet. | • | P | P | P | P | P |
District heating/cooling plant | Facility providing centralized heating or cooling for multiple buildings or developments | • | • | • | • | P | P |
Accessory Use | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|---|
Home occupation | Business activity subordinate to a residential use in a dwelling unit See Town Code § 270-219.2. | • | P | P | P | P | • |
Temporary building | A temporary building for commerce or industry, necessary or incidental to site development, construction, or property sales or leasing A temporary building may be continued through project completion. | • | P | P | P | P | P |
Key: | |
✓ | Civic/open space type allowed |
• | Civic/open space type not allowed |
Civic/Open Space Type | Description and Conditions | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|---|
Civic use site | Area devoted to arts, culture, education, recreation, government, or community related uses [See § 271-17D(7).] Sites for civic uses should be located at or close to the center of a built-up area, next to a civic/open space or at the axial termination of a prominent thoroughfare. | • | ✓ | ✓ | ✓ | ✓ | ✓ |
Neighborhood park | A medium-scale public space that provides a balance of active and passive recreation for residents in the surrounding neighborhood; may include open play areas, open shelters with picnic tables, playgrounds, athletic fields and courts, dog park Perimeter with street frontage: more than or equal to 50% Size: more than or equal to 1 acre | • | ✓ | ✓ | ✓ | ✓ | ✓ |
Trail/linear park | A linear space for off-street walking, hiking, and cycling; includes shortcuts through blocks, linkages between neighborhood areas and trails through open space areas Perimeter with street frontage: not applicable Size: not applicable | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
Green/square | A public space for civic purposes, gathering, unstructured recreation, and other passive uses. Spatially defined by building frontages, tree-lined streets, and landscaping Perimeter with street frontage: more than or equal to 50% Size: 10,000 square feet to 2 acres | • | • | ✓ | • | ✓ | ✓ |
Pocket park | A small-scale public space in an urban setting, providing recreational opportunities where publicly accessible parks or open space is limited. The range of character can be for intense use or aesthetic enjoyment; low maintenance is essential. Perimeter with street frontage: more than or equal to 25% Size: 2,500 square feet to 10,000 square feet | • | ✓ | ✓ | • | ✓ | ✓ |
Preserve | Description: public space in a mostly undeveloped state that preserves a natural or scenic resource Perimeter with street frontage: more than or equal to 10% Size: more than or equal to 5 acres | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
Thoroughfare type | Street |  |
Subarea | CW2, CW3 | |
Thoroughfare assembly width | More than or equal to 56 feet | |
Pavement width | More than or equal to 30 feet | |
Design speed | Less than or equal to 25 miles per hour | |
Vehicle travel lanes | Shared lane of 16 feet to 20 feet | |
Parking lanes | 1 or 2 sides, 7 feet to 8 feet wide, marked or unmarked, fixed or alternating side | |
Curb radius | Less than or equal to 10 feet | |
Walkway type | Sidewalk, 2 sides, more than or equal to 5 feet wide [See § 271-17E(3)(g) for exceptions.], more than or equal to 8 feet wide at mixed use | |
Planting strip type | 1 or 2 sides, more than or equal to 7-foot-wide continuous tree lawn or planter bump outs | |
Curb type | Barrier curb | |
Landscape type | Trees at less than or equal to 30 feet on center average (20 feet minimum, 40 feet maximum) | |
Transportation provision | Bus route and bikes share lane Bike lanes more than or equal to 5 feet wide, 2 sides (optional) |
Thoroughfare type | Street | |
Subarea | CW2A, CW2B, CW3A, CW3B | |
Thoroughfare assembly width | More than or equal to 40 feet | |
Pavement width | More than or equal to 16 feet | |
Design speed | Less than or equal to 25 miles per hour | |
Vehicle travel lanes | 16 feet to 20 feet; shared lane of 16 feet to 20 feet | |
Parking lanes | None | |
Curb radius | Less than or equal to 10 feet | |
Walkway type | 2 sides/more than or equal to 5-foot-wide sidewalk [See § 271-17E(3)(g) for exceptions.] | |
Planting strip type | 1 or 2 sides, more than or equal to 8-foot-wide continuous tree lawn | |
Curb type | Barrier curb | |
Landscape type | Trees at less than or equal to 30 feet on center average (20 feet minimum, 40 feet maximum) | |
Transportation provision | Bikes share lane Bike lanes more than or equal to 5 feet wide, 2 sides (optional) |
Thoroughfare type | Street |  |
Subarea | CW2A, CW2B, CW3A, CW3B | |
Thoroughfare assembly width | More than or equal to 36 feet | |
Pavement width | More than or equal to 16 feet wide | |
Design speed | Less than or equal to 25 miles per hour | |
Vehicle travel lanes | 1 lane, one-way, 8 feet to 10 feet wide | |
Parking lanes | 1 side, 7 feet to 8 feet wide unmarked, fixed or alternating side | |
Curb radius | Less than or equal to 10 feet | |
Walkway type | 2 sides, more than or equal to 5-foot-wide sidewalk [See § 271-17E(3)(g) for exceptions.] | |
Planting strip type | 1 or 2 sides, more than or equal to 8-foot-wide continuous tree lawn | |
Curb type | Barrier curb | |
Landscape type | Trees at less than or equal to 30 feet on center average (20 feet minimum, 40 feet maximum) | |
Transportation provision | Bikes share lane Bike lanes more than or equal to 5 feet wide, 1 or 2 sides (optional) |
Thoroughfare type | Industrial access |  |
Subarea | CW4 | |
Thoroughfare assembly width | n/a | |
Pavement width | More than or equal to 20 feet with 4-foot shoulders | |
Design speed | Less than or equal to 30 miles per hour | |
Vehicle travel lanes | 2 lanes, more than or equal to 10 feet wide | |
Parking lanes | None | |
Curb radius | Less than or equal to 30 feet | |
Walkway type | 2 sides, more than or equal to 5-foot-wide sidewalk; more than or equal to 3 feet wide where preexisting buildings are a constraint | |
Planting strip type | 2 sides, continuous tree lawn more than or equal to 8 feet wide | |
Curb type | Mountable or no curb | |
Landscape type | Trees at less than or equal to 30 feet on center average (20 feet minimum/40 feet maximum) | |
Transportation provision | Bikes share lane Bike lanes more than or equal to 5 feet wide, 2 sides (optional) |
Thoroughfare type | Street |  |
Subarea | CW2A, CW2B, CW3A, CW3B | |
Thoroughfare assembly width | More than or equal to 60 feet | |
Pavement width | More than or equal to 34 feet | |
Design speed | Less than or equal to 30 miles per hour | |
Vehicle travel lanes | 2 lanes, more than or equal to 10 feet wide | |
Parking lanes | 2 sides, 7 feet to 8 feet wide marked | |
Curb radius | Less than or equal to 10 feet | |
Walkway type | 2 sides, sidewalk, more than or equal to 5 feet wide [See § 271-17E(3)(g) for exceptions.], more than or equal to 8 feet wide at mixed use | |
Planting strip type | 2 sides, continuous tree lawn or hardscape street furniture area more than or equal to 7 feet wide | |
Curb type | Barrier curb | |
Landscape type | Trees at less than or equal to 30 feet on center average (20 feet minimum, 40 feet maximum) | |
Transportation provision | Bus route and bikes share lane Bike lanes more than or equal to 5 feet wide, 2 sides (optional) |
Key: | |
✓ | Building type allowed |
• | Building type not allowed |
Building Type | CW1 | CW2A | CW2B | CW3A | CW3B | CW4 |
|---|---|---|---|---|---|---|
Small house [§ 271-17F(2)(b)] | • | ✓ | ✓ | ✓ | • | • |
Large house [§ 271-17F(2)(c)] | • | ✓ | ✓ | ✓ | • | • |
Cottage [§ 271-17F(2)(d)] | • | ✓ | ✓ | ✓ | • | • |
3-4 unit house [§ 271-17F(2)(e)] | • | ✓ | ✓ | ✓ | • | • |
Mansion apartment building [§ 271-17F(2)(f)] | • | ✓ | ✓ | ✓ | ✓ | • |
Townhouse [§ 271-17F(2)(g)] | • | ✓ | ✓ | ✓ | ✓ | • |
Apartment building [§ 271-17F(2)(h)] | • | • | ✓ | ✓ | ✓ | • |
Courtyard apartment building [§ 271-17F(2)(i)] | • | • | ✓ | ✓ | ✓ | • |
Main street mixed use [§ 271-17F(2)(j)] | • | ✓ | ✓ | ✓ | ✓ | • |
Commercial building [§ 271-17F(2)(k)] | • | • | • | • | ✓ | • |
Large footprint building [§ 271-17F(2)(l)] | • | • | • | • | • | ✓ |
 |  |  |
Lot Dimensions | CW2A | CW2B | CW3A |   | |
LA | Lot area (minimum/maximum) (square feet) | 1,500 - 5,000 | 1,500 - 5,000 | 1,500 - 5,000 | |
LW | Lot width (minimum/maximum) (feet) | 20 - 50 | 20 - 50 | 20 - 50 | |
BC | Building coverage on lot (maximum) | Less than or equal to 70% | Less than or equal to 70% | Less than or equal to 70% | |
Building Disposition | CW2A | CW2B | CW3A | ||
FS | Front setback (minimum/maximum) feet | 5 - 15 | 5 - 15 | 5 - 15 | |
FL | Facade length (maximum) (feet) | Less than or equal to 24 | Less than or equal to 24 | Less than or equal to 24 | |
CSS | Corner side setback (minimum/maximum) (feet) | 5 - 25 | 5 - 25 | 5 - 25 | |
SS | Side setback (minimum/maximum) (feet) | 0 - 10 | 0 - 10 | 0 - 10 | |
RS | Rear setback (minimum) (feet) | More than or equal to 5 | More than or equal to 5 | More than or equal to 5 | |
Building Height | CW2A | CW2B | CW3A | ||
Stories (minimum/maximum) | 1 - 2 1/2 | 1 - 2 1/2 | 1 - 2 1/2 | ||
Story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Other Required Elements | |||||
Required frontage feature: stoop or porch. | |||||
Main entrance location: facing sidewalk. | |||||
Visible light reflectance (VLR) of reflective wall surface material must be less than or equal to 15%. | |||||
 |  |  |
Lot Dimensions | CW2A | CW2B | CW3A |   | |
LA | Lot area (minimum) (square feet) | More than or equal to 3,000 | More than or equal to 3,000 | More than or equal to 3,000 | |
LW | Lot width (minimum/maximum) (feet) | 35 - 100 | 35 - 100 | 35 - 100 | |
BC | Building coverage on lot (maximum) | Less than or equal to 70% | Less than or equal to 70% | Less than or equal to 70% | |
Building Disposition | CW2A | CW2B | CW3A | ||
FS | Front setback (minimum/maximum) (feet) | 5 - 15 | 5 - 15 | 5 - 15 | |
FL | Facade length (maximum) (feet) | Less than or equal to 36 | Less than or equal to 36 | Less than or equal to 36 | |
CSS | Corner side setback (minimum/maximum) (feet) | 5 - 25 | 5 - 25 | 5 - 25 | |
SS | Side setback (minimum/maximum) (feet) | 5 - 25 | 5 - 25 | 5 - 25 | |
RS | Rear setback (minimum) (feet) | More than or equal to 25 | More than or equal to 25 | More than or equal to 25 | |
Building Height | CW2A | CW2B | CW3A | ||
Stories (maximum) | Less than or equal to 2 1/2 | Less than or equal to 2 1/2 | Less than or equal to 2 1/2 | ||
Story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Other Required Elements | |||||
Required frontage feature: stoop or porch. | |||||
Main entrance location: facing sidewalk. | |||||
Visible light reflectance (VLR) of reflective wall surface material must be less than or equal to 15%. | |||||
 |  |  |
Lot Dimensions | CW2A | CW2B | CW3A | CW3B |   | |
LA | Lot area (minimum) (square feet) | More than or equal to 1,500 | More than or equal to 1,500 | More than or equal to 1,500 | More than or equal to 1, 500 | |
LW | Lot width (minimum/maximum) (feet) | 20 - 40 | 20 - 40 | 20 - 40 | 20 - 40 | |
BC | Building coverage on lot (maximum) | Less than or equal to 70% | Less than or equal to 70% | Less than or equal to 70% | Less than or equal to 70% | |
Building Disposition | CW2A | CW2B | CW3A | CW3B | ||
FS | Front setback (minimum/maximum) (feet) | 5 - 15 | 5 - 15 | 5 - 15 | 5 - 15 | |
FL | Facade length (maximum) (feet) | Less than or equal to 24 | Less than or equal to 24 | Less than or equal to 24 | Less than or equal to 24 | |
CSS | Corner side setback (minimum/maximum) (feet) | 5 - 25 | 5 - 25 | 5 - 25 | 5 - 25 | |
SS | Side setback (minimum) (feet) | More than or equal to 5 | More than or equal to 5 | More than or equal to 5 | More than or equal to 5 | |
RS | Rear setback (minimum) (feet) | More than or equal to 5 | More than or equal to 5 | More than or equal to 5 | More than or equal to 5 | |
Building Height | CW2A | CW2B | CW3A | CW3B | ||
Stories (maximum) | Less than or equal to 2 1/2 | Less than or equal to 2 1/2 | Less than or equal to 2 1/2 | Less than or equal to 2 1/2 | ||
Story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Other Required Elements | ||||||
Required frontage feature: stoop or porch. | ||||||
Main entrance location: facing courtyard or sidewalk. | ||||||
Visible light reflectance (VLR) of reflective wall surface material must be less than or equal to 15%. | ||||||
 |  |  |
Lot Dimensions | CW2A | CW2B | CW3A |   | |
LA | Lot area (minimum) (square feet) | 6,000 - 18,000 | 4,000 - 18,000 | 4,000 - 8,000 | |
LW | Lot width (minimum/maximum) (feet) | 30 - 90 | 30 - 90 | 30 - 90 | |
BC | Building coverage on lot (maximum) | Less than or equal to 80% | Less than or equal to 80% | Less than or equal to 80% | |
Building Disposition | CW2A | CW2B | CW3A | ||
FS | Front setback (minimum/maximum) (feet) | 5 - 15 | 5 - 15 | 2 - 8 | |
FL | Facade length (maximum) (feet) | Less than or equal to 44 | Less than or equal to 44 | Less than or equal to 44 | |
CSS | Corner side setback (minimum/maximum) (feet) | 5 - 25 | 5 - 25 | 2 - 25 | |
SS | Side setback (minimum/maximum) (feet) | 5 - 30 | 5 - 30 | 5 - 20 | |
RS | Rear setback (minimum) (feet) | More than or equal to 25 | More than or equal to 25 | More than or equal to 25 | |
Building Height | CW2A | CW2B | CW3A | ||
Stories (maximum) | Less than or equal to 3 | Less than or equal to 3 | Less than or equal to 3 | ||
Story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Other Required Elements | |||||
Required frontage feature: stoop or porch. | |||||
Main entrance location: facing sidewalk. | |||||
Visible light reflectance (VLR) of reflective wall surface material must be less than or equal to 15%. | |||||
 |  |  |
Lot Dimensions | CW2A | CW2B | CW3A | CW3B |   | |
LA | Lot area (minimum) (square feet) | 10,000 - 36,000 | 10,000 - 36,000 | 10,000 - 36,000 | 10,000 - 36,000 | |
LW | Lot width (minimum/maximum) (feet) | 60 - 100 | 50 - 100 | 50 - 100 | 50 - 100 | |
BC | Building coverage on lot (maximum) | Less than or equal to 50% | Less than or equal to 50% | Less than or equal to 50% | Less than or equal to 50% | |
Building Disposition | CW2A | CW2B | CW3A | CW3B | ||
FS | Front setback (minimum/maximum) (feet) | 15 - 50 | 15 - 50 | 15 - 50 | 15 - 50 | |
FL | Facade length (maximum) (feet) | n/a | n/a | Less than or equal to 60 | Less than or equal to 60 | |
CSS | Corner side setback (minimum/maximum) (feet) | 15 - 50 | 15 - 50 | 15 - 50 | 15 - 50 | |
SS | Side setback (minimum) (feet) | 20 - 50 | 20 - 50 | 20 - 50 | 5 - 20 | |
RS | Rear setback (minimum) (feet) | More than or equal to 40 | More than or equal to 40 | More than or equal to 40 | More than or equal to 20 | |
Building Height | CW2A | CW2B | CW3A | CW3B | ||
Stories (maximum) | Less than or equal to 3 | Less than or equal to 3 | Less than or equal to 3 | Less than or equal to 3 | ||
Story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Other Required Elements | ||||||
Required frontage feature: stoop or porch. | ||||||
Main entrance location: facing courtyard or sidewalk. | ||||||
Visible light reflectance (VLR) of reflective wall surface material must be less than or equal to 15%. | ||||||
 |  |  |
Lot Dimensions | CW2A | CW2B | CW3A | CW3B |   | |
LA | Lot area (minimum) (square feet) | 1,200 - 3,000 | 1,200 - 3,000 | 1,200 - 3,000 | 1,200 - 3,000 | |
LW | Lot width (minimum/maximum) (feet) | 15 - 40 | 15 - 40 | 15 - 30 | 15 - 30 | |
BC | Building coverage on lot (maximum) | Less than or equal to 50% | Less than or equal to 50% | Less than or equal to 50% | Less than or equal to 70% | |
Building Disposition | CW2A | CW2B | CW3A | CW3B | ||
FS | Front setback (minimum/maximum) (feet) | 5 - 15 | 5 - 15 | 5 - 15 | 0 - 10 | |
FL | Facade length (maximum) (feet) | Less than or equal to 40 | Less than or equal to 40 | Less than or equal to 40 | Less than or equal to 40 | |
CSS | Corner side setback (minimum/maximum) (feet) | 5 - 15 | 5 - 15 | 5 - 15 | 0 - 15 | |
SS | Side setback (minimum) (feet) | 0 or 5 - 15 | 0 or 5 - 15 | 0 or 5 - 15 | 0 or 5 - 15 | |
RS | Rear setback (minimum) (feet) | More than or equal to 5 | More than or equal to 5 | More than or equal to 5 | More than or equal to 5 | |
Building Height | CW2A | CW2B | CW3A | CW3B | ||
Stories (maximum) | Less than or equal to 3 | Less than or equal to 4 | Less than or equal to 4 | Less than or equal to 4 | ||
Story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Other Required Elements | ||||||
Required frontage feature: stoop or porch. | ||||||
Main entrance location: facing courtyard or sidewalk. | ||||||
Visible light reflectance (VLR) of reflective wall surface material must be less than or equal to 15%. | ||||||
 |  |  |
Lot Dimensions | CW2B | CW3A | CW3B |   | |
LA | Lot area (minimum) (square feet) | 10,000 - 72,000 | 10,000 - 72,000 | 10,000 - 72,000 | |
LW | Lot width (minimum/maximum) (feet) | 40 - 200 | 40 - 200 | 40 - 200 | |
BC | Building coverage on lot (maximum) | Less than or equal to 60% | Less than or equal to 60% | Less than or equal to 75% | |
Building Disposition | CW2B | CW3A | CW3B | ||
FS | Front setback (minimum/maximum) (feet) | 10 - 20 | 10 - 20 | 0 - 15 | |
FL | Facade length (maximum) (feet) | Less than or equal to 180 | Less than or equal to 180 | Less than or equal to 180 | |
CSS | Corner side setback (minimum/maximum) (feet) | 10 - 20 | 10 - 20 | 0 - 20 | |
SS | Side setback (minimum/maximum) (feet) | 5 - 15 | 5 - 15 | 5 - 15 | |
RS | Rear setback (minimum) (feet) | More than or equal to 25 | More than or equal to 25 | More than or equal to 25 | |
Building Height | CW2B | CW3A | CW3B | ||
Stories (maximum) | Less than or equal to 4 | Less than or equal to 3 | Less than or equal to 6 | ||
Story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Building Articulation | |||||
VP | Street-facing facades must have vertically oriented projections or recesses less than or equal to 30 feet apart (exceptions: not required above fifth story, or where windows are consistently recessed more than or equal to 4 inches). | ||||
HP | Street-facing facades must have horizontally oriented projection between the first and third stories. | ||||
SB | Buildings more than or equal to 50 feet tall must have a front-façade stepback of more than or equal to 4 feet between 20 feet and 60 feet above grade. | ||||
Other Required Elements | |||||
Required frontage feature: stoop or at-grade entry. | |||||
Main entrance location: facing sidewalk. | |||||
 | |||||
 |  |  |
Lot Dimensions | CW2B | CW3A | CW3B |   | |
LA | Lot area (minimum) (square feet) | 10,000 - 72,000 | 10,000 - 72,000 | 10,000 - 72,000 | |
LW | Lot width (minimum/maximum) (feet) | 60 - 240 | 60 - 240 | 60 - 240 | |
BC | Building coverage on lot (maximum) | Less than or equal to 80% | Less than or equal to 80% | Less than or equal to 80% | |
Building Disposition | CW2B | CW3A | CW3B | ||
FS | Front setback (minimum/maximum) (feet) | 0 - 10 | 0 - 10 | 0 - 10 | |
FL | Facade length (maximum) (feet) | Less than or equal to 200 | Less than or equal to 200 | Less than or equal to 220 | |
CSS | Corner side setback (minimum/maximum) (feet) | 0 - 15 | 0 - 15 | 0 - 15 | |
SS | Side setback (minimum/maximum) (feet) | 5 - 15 | 5 - 15 | 5 - 15 | |
RS | Rear setback (minimum) (feet) | More than or equal to 10 | More than or equal to 10 | More than or equal to 10 | |
Building Height | CW2B | CW3A | CW3B | ||
Stories (maximum) | Less than or equal to 4 | Less than or equal to 3 | Less than or equal to 6 | ||
First story storefront height (minimum) (feet) | More than or equal to 12 | More than or equal to 12 | More than or equal to 12 | ||
Story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Building Articulation | |||||
CD | Courtyard depth (minimum): 20 feet | ||||
CW | Courtyard width (minimum): 30 feet | ||||
VP | Street-facing facades must have vertically oriented projections or recesses less than or equal to 30 feet apart (exceptions: not required above fifth story, or where windows are consistently recessed more than or equal to 4 inches). | ||||
HP | Street facing facades must have horizontally oriented projection between the first and third stories. | ||||
SB | Buildings more than or equal to 50 feet tall must have a front-façade stepback of more than or equal to 4 feet between 20 feet and 60 feet above grade. | ||||
Other Required Elements | |||||
Required frontage feature: stoop or at-grade entry. | |||||
Main entrance location: facing sidewalk. | |||||
| |||||
 |  |  |
Lot Dimensions | CW2A | CW2B | CW3A | CW3B |   | |
LA | Lot area (minimum) (square feet) | More than or equal to 4,000 | More than or equal to 4,000 | More than or equal to 4,000 | More than or equal to 4,000 | |
LW | Lot width (minimum/maximum) (feet) | 20 - 100 | 20 - 100 | 20 - 150 | 20 - 200 | |
BC | Building coverage on lot (maximum) | Less than or equal to 80% | Less than or equal to 80% | Less than or equal to 80% | Less than or equal to 80% | |
Building Disposition | CW2A | CW2B | CW3A | CW3B | ||
FS | Front setback (minimum/maximum) (feet) | 5 - 15 | 0 - 10 | 5 - 15 | 0 - 10 | |
FL | Facade length (maximum) (feet) | Less than or equal to 80 | Less than or equal to 80 | Less than or equal to 120 | Less than or equal to 180 | |
CSS | Corner side setback (minimum/maximum) (feet) | 5 - 15 | 0 - 15 | 5 - 15 | 0 - 15 | |
SS | Side setback (minimum/maximum) (feet) | 0 or 5 - 15 | 0 or 5 - 15 | 0 or 5 - 15 | 0 or 5 - 15 | |
RS | Rear setback (minimum) (feet) | More than or equal to 25 | More than or equal to 25 | More than or equal to 25 | More than or equal to 25 | |
Building Height | CW2A | CW2B | CW3A | CW3B | ||
Stories (maximum) | Less than or equal to 4 | Less than or equal to 4 | Less than or equal to 4 | Less than or equal to 6 | ||
First-story storefront height (minimum) (feet) | More than or equal to 12 | More than or equal to 12 | More than or equal to 12 | More than or equal to 12 | ||
Upper story height (minimum) (feet) | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | More than or equal to 9 | ||
Building Articulation | ||||||
VP | Street-facing facades must have vertically oriented projections or recesses less than or equal to 30 feet apart (exceptions: not required above fifth story, or where windows are consistently recessed more than or equal to 4 inches). | |||||
HP | Street-facing facades must have horizontally oriented projection between the first and third stories. | |||||
SB | Buildings more than or equal to 50 feet tall must have a front-façade stepback of more than or equal to 4 feet between 20 feet and 60 feet above grade. | |||||
Other Required Elements | |||||
Required frontage feature: storefront. | |||||
Main entrance location: facing sidewalk. | |||||
| |||||
 |  |  |
Lot Dimensions | CW3B |    | |
LA | Lot area (minimum) (square feet) | No minimum | |
LW | Lot width (minimum/maximum) (feet) | 100 - 300 | |
BC | Building coverage on lot (maximum) | Less than or equal to 80% | |
Building Disposition | CW3B | ||
FS | Front setback (minimum/maximum) (feet) | 0 - 10 | |
FL | Facade length (maximum) (feet) | Less than or equal to 180 | |
CSS | Corner side setback (minimum/maximum) (feet) | 0 - 15 | |
SS | Side setback (minimum/maximum) (feet) | 0 or 5 - 15 | |
RS | Rear setback (minimum) (feet) | More than or equal to 10 | |
Building Height | CW3B | ||
Stories (maximum) | 2 - 6 | ||
First-story storefront height (minimum) (feet) | More than or equal to 9 | ||
Upper story height (minimum) (feet) | More than or equal to 9 | ||
Building Articulation | |||
VP | Street-facing facades must have vertically oriented projections or recesses less than or equal to 30 feet apart (exceptions: not required above fifth story, or where windows are consistently recessed more than or equal to 4 inches). | ||
HP | Street-facing facades must have horizontally oriented projection between the first and third stories. | ||
SB | Buildings more than or equal to 50 feet tall must have a front-façade stepback of more than or equal to 4 feet between 20 feet and 60 feet above grade. | ||
Other Required Elements | |||
Required frontage feature: storefront. | |||
Main entrance location: facing sidewalk. | |||
 |  |  |
Lot Dimensions | CW4 |   | |
LA | Lot area (minimum) (square feet) | n/a | |
LW | Lot width (minimum/maximum) (feet) | n/a | |
BC | Building coverage on lot (maximum) | n/a | |
Building Disposition | CW4 | ||
FS | Front setback (minimum/maximum) (feet) | 0 - 10 | |
FL | Facade length (maximum) (feet) | n/a | |
CSS | Corner side setback (minimum/maximum) (feet) | 0 - 15 | |
SS | Side setback (minimum/maximum) (feet) | 20 - 60 | |
RS | Rear setback (minimum) (feet) | 20 - 60 | |
Building Height | CW4 | ||
Stories (maximum) | 2 - 6 | ||
First-story storefront height (minimum) (feet) | More than or equal to 12 | ||
Upper story height (minimum) (feet) | More than or equal to 9 | ||
Other Required Elements | |||
Required frontage feature: storefront or at-grade entry. | |||
Main entrance location: facing sidewalk. | |||
Key: | |||||||||||
✓ | Allowed frontage feature for the building type | ||||||||||
• | Frontage feature not allowed for the building type | ||||||||||
Frontage Feature | Small House | Large House | Cottage | 3-4 Unit House | Mansion Apartment | Town-house | Apartment Building | Courtyard Building | Main Street mixed-use Building | Commercial Building | Large Footprint Building |
Porch | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | • | • | • | • | • |
Stoop | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | • | • | • |
Storefront | • | • | • | • | • | • | • | ✓ | ✓ | ✓ | ✓ |
At-grade entry | • | • | • | • | • | • | ✓ | ✓ | • | ✓ | ✓ |
Cladding Material | Small House | Large House | Cottage | 3-4 Unit House | Mansion Apartment | Townhouse | Apartment Building | Courtyard Building | Main Street mixed-use Building | Commercial Building | Large Footprint Building |
|---|---|---|---|---|---|---|---|---|---|---|---|
Architectural wall panel | S | S | S | S | S | S | S | S | S | S | S |
Block (polished, or integral dye or pigment color; not "natural" with no integral color) | S | S | S | S | S | S | S | S | S | S | S |
Brick (integral color, nominal size more than or equal to 3 units per square foot) | S | S | S | S | S | S | P | P | P | P | P |
Brick (integral color, nominal size more than or equal to 4 units per square foot) | P | P | P | P | P | P | P | P | P | P | P |
Metal: corrugated or standing seam (made for architectural use) | S | S | S | S | S | S | S | S | S | S | S |
Precast masonry, ceramic, or terra-cotta trim and cornice elements | P | P | P | P | P | P | P | P | P | P | P |
Shingles or shakes (wood, fiber cement, polymer) | P | P | P | P | P | P | S | S | S | S | S |
Siding: horizontal/lap or vertical (wood, fiber cement, polymer; not plywood-based, or OSB without zinc borate treatment) | P | P | P | P | P | P | S | S | S | S | S |
Siding: horizontal/lap or vertical (vinyl more than or equal to 0.044 inch/1.2mm thick, steel more than or equal to 0.0179 inch/0.45mm thick) | P | P | P | P | P | P | • | • | • | • | • |
Stone (natural or manufactured) | P | P | P | P | P | P | P | P | P | P | P |
Stucco or EIFS (drainable) | P | P | P | P | P | P | P | P | P | P | P |
 |
P = permitted use |
(cs) = commercial space in apartment building |
(cc) = community center |
Use (definitions in § 271-18G) | PD-17 |
Dwelling unit | P |
Health/wellness practice Professional office | P (cc)(cs) P |
Day care center | P (cc) (cs) |
Restaurant Retail and service: general | P (cs) P (cs) |
Artisan | P (cc) (cs) |
Place of assembly | P |
Garden market | P |
Community garden | P |
Dog park | P |
Home occupation (accessory to dwelling unit), subject to Town Code § 270-219.2 or successor code | P |
Open space type (definitions in § 271-18.6) | |
|---|---|
Park | |
• | A park may be a nonlinear area, or linear space following connecting ways or natural corridors. |
• | A park can include wooded areas with connecting trails throughout. |
• | A dog park. |
• | A park may be independent of surrounding building frontages. |
• | Park boundary/edge along a neighborhood interior street or perimeter street ROW: greater than or equal to 10% must abut a street |
Green | |
• | Green boundary/edge along a neighborhood interior street or perimeter street ROW: greater than or equal to 50% must abut a street |
• | Garden |
Plaza | |
• | Plaza boundary/edge along a neighborhood interior street or perimeter street ROW: greater than or equal to 50% must abut a street |
• | Court |
Thoroughfare Type ► | Neighborhood Local Street |
|---|---|
▼ Characteristics | |
Purpose | Primary street through the entire PD site with two vehicle lanes on the two-way thoroughfare, one lane wide enough to accommodate fire apparatus on the one-way thoroughfare. Parking provided on both sides of all thoroughfares |
Right-of-way width | 56 feet to 64 feet, not including planting bed(s) |
Sidewalk width | 5 feet to 8 feet (one side - on the building side of the street and where parallel parking is located) |
Parking lane width | 8 feet (parallel side) 18 feet (perpendicular side) |
Travel area width | 26 feet (for two-way traffic, two 13-foot lanes, no lane dividing marking; for one-way traffic one 26-foot travel lane) where fire access is required; shared lanes marked with sharrows |
Curb type | Barrier |
Trail Type ► | Multi-Use Trail |
|---|---|
▼ Characteristics | |
Purpose | Informal linear paved or stabilized path for pedestrian and bicycle circulation and connectivity to the East Hill Recreation Way and adjacent Planned Development Zone No. 15. Must accommodate all users and minimize conflicts. |
Trail width | 10 feet with minimum 2 feet either side mown grass strip to act as a shoulder |
Curb type | None |
 |
 |
Building ►Type | Apartment Building | Civic Building | Accessory Building (Bike Storage Facility) |
|---|---|---|---|
▼Disposition | |||
Illustrative example |  |  |  |
Building facade | |||
Frontage buildout on a street | Greater than or equal to 50% primary frontage | n/a | n/a |
Greater than or equal to 50% primary frontage | |||
Front façade and main entrance orientation | May face street or public green space | May face street or public green space | May face street or public green space |
Bulk/massing | |||
Height | Less than or equal to 5 stories | 1 to 3 stories | 1 story |
Gross floor area (GFA, square feet) | n/a | 5,000 to 12,000 square feet | Less than or equal to 1,500 square feet |
Street-facing wall length without greater than or equal to 2-foot offset | Less than or equal to 100 feet ground story | n/a | n/a |
Building length: primary facade | Less than or equal to 275 feet | n/a | n/a |
Facade transparency: primary frontage | Greater than or equal to 30% ground story | Greater than or equal to 30% ground and upper stories | Greater than or equal to 50% ground story |
Greater than or equal to 30% upper story | |||
Facade transparency: corner side frontage | Greater than or equal to 30% ground story | Greater than or equal to 30% ground and upper stories | Greater than or equal to 50% ground story |
Greater than or equal to 30% upper story | |||
Facade transparency: side/rear facade (if not a party wall) | Greater than or equal to 30% ground and upper stories | Greater than or equal to 30% ground and upper stories | Greater than or equal to 50% ground story |
Occupancy | |||
Dwelling units | 90 to 110 per building | n/a | n/a |
Commercial | Less than or equal to 5,000 square feet on the ground floor, cumulative for the site | n/a | n/a |
Bicycle storage | n/a | n/a | 100 |
Use | Motor Vehicle Parking (Range) |
|---|---|
Residential: studio unit | 0.05 to 0.25 spaces/unit |
Residential: one-bedroom unit | 0.05 to 0.25 spaces/unit |
Residential: two-bedroom unit | 0.05 to 0.5 spaces/unit |
Nonresidential (all uses) | 0.05 to 0.5 spaces/500 square feet GFA |
Public transit stop | n/a |
A minimum of at least 75 total motor vehicle spaces are required. | |
Parking space count may include dedicated spaces for car/bicycle sharing and charging. | |
Motor vehicle space size: 8.5 feet by 18 feet clear rectangle area for on-street perpendicular, seven to eight feet by 22 feet for on-street parallel. | |
Bicycle Parking Requirements |
Greater than or equal to 6 secure or short-term space/residential building |
Greater than or equal to 100 in bicycle storage facility |
Greater than or equal to 1 short-term space/2,000 square feet GFA |
Greater than or equal to 4 short-term spaces |
Secure bicycle space: bicycle locker, dedicated space in a garage, anchored rack space with overhead protection from the elements, or other fully enclosed or secure areas |
Short-term bicycle space: anchored rack space |
Description of Area Rezoned to Planned Development Zone No. 17 | |
|---|---|
All that tract or parcels of land situate in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: | |
ALL THAT TRACT OR PARCEL OF LAND situate in Town of Ithaca, County of Tompkins, State of New York, being bounded and described as follows: | |
Legal Description - Schedule "A" | |
ALL THAT TRACT OR PARCEL OF LAND situate in Town of Ithaca, County of Tompkins, State of New York, more particularly bounded and described as follows: | |
BEGINNING at a point in the present center line of Maple Avenue, said point being located southeasterly, as measured along said present center line of Maple Avenue a distance of 1,230 +/- feet from its intersection with the present center line of Dryden Road; | |
Running thence north 89 degrees 15 minutes 23 seconds east, along said center line of Maple Avenue, a distance of 195.52 feet to a point; | |
Running thence south 89 degrees 41 minutes 19 seconds east along said center line of Maple Avenue, a distance of 67.38 feet to a point; | |
Running thence north 89 degrees 15 minutes 01 seconds east, along said centerline of Maple Avenue, a distance of 98.84 feet to a point; | |
Running thence south 02 degrees 26 minutes 55 seconds east, passing through a point located 1.5 feet west of a fence corner post at 25.13 feet continuing for a total distance of 181.50 feet to a point; | |
Running thence north 87 degrees 33 minutes 29 seconds east, a distance of 120.00 feet to a point; | |
Running thence north 02 degrees 26 minutes 31 seconds west a distance of 178.39 feet to a point in the present center line of Maple Avenue; | |
Running thence the following chord bearings and distances: | |
1) | South 80 degrees 01 minutes 00 seconds east a distance of 201.71 feet to a point; |
2) | South 61 degrees 58 minutes 55 seconds east a distance of 217.64 feet to a point; |
Said course having a total distance of 421.0 feet more or less along the present center line of Maple Avenue; | |
Running thence south 29 degrees 45 minutes 20 seconds west a distance of 663.99 feet to a point located 2.0 feet north and 0.8 feet east of an angle iron in concrete; | |
Running thence south 75 degrees 00 minutes 20 seconds west a distance of 201.94 feet to a point marked by an iron pin found; | |
Running thence north 27 degrees 20 minutes 06 seconds west a distance of 479.90 feet to a point; | |
Running thence south 70 degrees 14 minutes 13 seconds west a distance of 56.77 feet to a point marked by an iron pipe found; | |
Running thence north 02 degrees 28 minutes 20 seconds west a distance of 173.21 feet to a point marked by found iron pipe; | |
Running thence south 87 degrees 10 minutes 09 seconds west, passing through a found iron pipe at 50.70 feet, continuing for a total distance of 60.08 feet to a point marked by an iron pin found; | |
Running thence north 02 degrees 05 minutes 33 seconds west, passing through a found iron pipe at 157.77 feet, continuing for a total distance of 183.31 feet to the point and place of beginning. | |
Said parcel containing a total gross area of 9.139 acres to road center line. | |
