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HomeMy WebLinkAboutPC Packet 2025-08-21 DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TOWN OF ITHACA PLANNING COMMITTEE THURSDAY, AUGUST 21, 2025 at 3:00 P.M. Meeting Location: Ithaca Town Hall, 215 N. Tioga Street, Aurora Conference Room (Enter from the rear entrance of Town Hall, adjacent employee parking lot.) Members of the public may also join the meeting virtually via Zoom at https://us06web.zoom.us/j/6750593272. AGENDA 1. Persons to be heard. 2. Committee announcements and concerns. 3. Consider approval of May meeting minutes. 4. Review of revised draft Local Law requiring Payment In Lieu Of Taxes (PILOT) and Host Community Agreements for Large-Scale Solar Energy Systems. 5. Discussion: proposed timeline for South Hill Traditional Neighborhood Development (TND) SEQRA professional services procurement. 6. Discussion: Recommendation to Rescind Chapter 161 (Freshwater Wetlands). 7. Staff updates and reports. 8. Discuss next meeting date and upcoming agenda items. A quorum of the Ithaca Town Board may be present, however, no official Board business will be conducted. 1 Town of Ithaca Planning Committee Thursday, May 29, 2025 (3:00 PM Aurora Conference Room and on Zoom) Draft Minutes Committee members present: Rich DePaolo, Chair; Rod Howe & Margaret Johnson Board/Staff members: Director of Planning C.J. Randall, Director of Codes Marty Moseley Guests: 1. Persons to be heard: None. 2. Committee announcements and concerns: None 3. Approval of April minutes: Rod moved the minutes for approval with minor grammatical changes, Margaret seconded. April 17, 2025, minutes were approved. 4. Draft Local Law requiring Payment in Lieu of Taxes (PILOT) for Large scale Solar Energy Systems. Rich provided a summary of the prior month’s discussion with the County Director of Assessment Jay Franklin and a draft local law was distributed to require a PILOT for large-scale solar projects in the town. The proposed law will ideally require the value to be equal to what the parcel would generate if there were no exemptions. Rod moved the draft law for consideration, Rich seconded and the motion passed. Attorney for Town added language in the Purpose section B. “…..thereby granting reduced development or operating costs to system developers…”. Rich asked where the reduction would be if the PILOT would be requiring the same tax amount as the value of the parcel if no exemptions? Certainty would be a value to the developers up front to know the amount is valid over the period of time set (unless the project scope changes) and the value would not increase over that set period. All agreed to leave the language as written. The committee next discussed XXX-4 H. The town will require a PILOT at the amount of taxes that would be due if the property was subject to full taxation. Rich asked if there would be a time that the town would want flexibility and the right to reserve a different amount and changing the “will” to “may” would enable that consideration. C.J. suggested the question be posed to the Finance Officer for the Town and noted that the Tompkins County Industrial Development Agency adopted a Commercial Solar policy in 2017 which she will share with the committee. Rod suggested possibly the attorney (Guy K.) could be asked the question, C.J. replied that he reviewed the draft and no changes were made to that statement. The next letter H. also notes that the town may delegate the IDA to be the authority to negotiate agreements on the town’s behalf and Rich asked what would be negotiated if the value is to be the same as if no exemptions? C.J. went into brief detail about the IDA policy, what it offers the developer over the abatement period and how it increases 2% each year and is determined per megawatt. The policy is detailed and it is not clear how the IDA policy would bridge with the Town’s proposed local law to make sure the amount would be the same as the taxes due otherwise. 2 XXX-5 C. Should the town add that the annual payments must be equal or decreasing in value to prevent an unknown projected amount each year? And, how does the Town ensure that these annual payments are of equal or decreasing value? (Rich gave an example of a payment of $1 every year for 14 years with the balance in year 15.) Rich suggested adding the payments must be equal or decreasing along with “notwithstanding the provisions of section D”. C.J. stated she sent the draft to the Town Finance Officer for review and comments. Letter I in this section related to the Host Community Agreement was also discussed and may need more clarification. Projects outside local jurisdiction (over 20 megawatts) that fall under the NYS Office of Renewable Energy Siting (ORES) regulations were also mentioned; there is language included by Attorney for the Town that this Local Law would also apply to ORES projects. The committee was in favor of moving the draft language forward with the questions above being clarified and it only needing to come back to the committee for action if the clarifications came back to be complicated or a largely changed. A second draft and attorney explanations will be shared with the committee. 5. Draft Resolution Adopting a Vision Zero Policy template provided to Tompkins County Joint Safety Action Plan advisory group. A revised draft resolution was distributed to the committee for review. Discussion included Rich asking for the footnotes that were in both versions of the document but not included for reference. C.J. shared an e-mail on screen from the advisory group that explained there was a change in the footnote references, and they will now be numbered 7-10. The reference documents/information were linked in the e-mail text and C.J. offered to share the e-mail with footnote references to the committee. It was noted that these references would not be left in the document by the time it gets to the town board level, they were shared on behalf of the research the group did to prepare the Whereas statements. Whereas #5, “expected” was changed to “encouraged”. Whereas # 7, C.J. noted the term “vulnerable road users” is defined by the Federal Highway National Safety Council. She read the definition aloud for clarification and stated a reference could be added if needed. Whereas # 12, Rich noted the list of only those with those who face a “significantly disproportionate risk of traffic injuries and fatalities” does not provide any more or any less motivation to make the road safer for all users. He stated that he did not see how the outcome of the project would change if the statement were removed or revised. Margaret noted it is important to include it as written because different strategies may be needed to make the road safer for different groups. No change was proposed. Rich asked how the town can control the goal stated in the “Now, therefore, be it resolved The Town of Ithaca adopts the goal of eliminating racial profiling and inequitable enforcement of traffic violations” can be realized without having its own police force? Suggested wording change from “adopts” to “supports” was recommended. The Tompkins County Authorization/Resolution to Adopt the Safe Streets for All (SS4A) Joint Safety Action Plan and Vision Zero Goal was distributed to the committee for reference. It also is a revised version of the draft template and will be included in the revised draft version along with the Joint Safety 3 Action to the Town Board for consideration. C.J. noted she can also include the Equity Assessment Methodology memo (dated September 5, 2024) prepared by Cambridge Systematics that includes related statistics and data used for the plan to the committee and town board. 6.Continued discussion of potential amendments to Short-term rental uses in Town Code Chapter 270-219.7 (Zoning). Rich stated that consideration of waving principal residency requirements in conservation zones to parcels over a certain size with existing structures would be consistent with legislative conclusion underpinning the short-term rental law. Reduced densities and larger setbacks result in fewer nuisance issues associated with short term rentals and also achieve the stated purpose of the Conservation Zone to limit development in an effort to preserve open space. The change would not likely result in vacant land having an increase of new structures being built for the purpose of hospitality business. In summary, he supported the proposed change as it would meet the goals and be more conducive to benign outcomes than in denser zones while not incentivizing development of new structures for the purpose of hospitality. A draft revised law was distributed. The new letter (i) in Purpose and legislative intent section that would allow for the adaptive reuse of existing structures in the Conservation Zones was proposed to be removed as the waiver is allowed in existing structures that are already residences so there is no reuse. The date to be entered in the Applicability section (D) 1. would be the effective date of the enactment of the law . The changes as proposed have been reviewed by the attorney for the town and she indicated that in some cases the ZBA may need rationale to refer back on as to why in a conservation zone and not others and the rationale made by this committee should reflect clearly for the future. The 29 day limit still applies unless they meet the setback and lot size requirements that are affordable to the existing listed zones and also still limited to having no more than 2 permits and only one being allowed as un- hosted. It was noted that the COC is being approached by a resident to consider allowing a hosted rental permit to be unhosted for a set number of days without having to apply for the other permit each time the hosting situation changes. There was no opposition from the committee to this revised proposed language to move forward for town board consideration with County Planning GML 239 review and SEQR. Timeline would be to introduce to the town board in June. 7. Staff updates and reports. C.J. updated that she and Town Planner Nick Quilty-Koval have had a series of conversations with Ithaca College and Cornell University to get an understanding of their internal processes and the information has been helpful relative to the department research on Institutional Zoning. Cayuga Medical Center and PRI are next in the line of discussion for future visions and Institutional zoning code references are being gathered from similar or equivalent communities along with historic research within the town. Way finding and signage is a possible opportunity to enter into adapting the zoning and alleviating unnecessary staff workload. A full report of the research is anticipated for this committee late this summer. The NYS Consolidated Funding Application (CFA) period is open. The town is in need of funding assistance related to the Town Hall Weatherization project. Under the Pro-Housing Supply program, 4 assistance has been requested by South Works for the town to apply for assistance for their proposed first phase of the new residential units. The town being a designated Pro-Housing Community makes the project eligible for funding. Beacon Communities / SouthWorks staff would do the main grant application work with coordination with planning and engineering. All funding applications are due July 31st. An additional meeting is scheduled with the Forest Home Improvement Association regarding maintenance and capital improvement types of projects that could improve circulation and multimodal transportation in the neighborhood. The town board may authorize an application for funding to retain consultants for active transportation planning and engineering services. The groundwork is continuing to be laid out for the GEIS for the South Hill TND project. Meetings have been held with large landowners and development plans have been shared that fit with the rezoning efforts that substantiate moving forward with the detailed environmental review. Flood Damage Prevention Law was approved by the town board. The Landmarks Preservation Commission and the Historic Resource Local Law are anticipated to advance to the town board at the end of June. The agreement document for second application to the town’s Purchase of Development Rights program is advancing between town and applicant attorneys and should be ready for final town board consideration soon as well. The Town Board authorized the agreement with Barton & Loguidice for the East Shore Drive pedestrian and bike safety project and data is being gathered. The project is on schedule and alignment is being made with NYS DOT for their large roadwork/paving project in the same area. 8. Next meeting date and upcoming agenda items: Thursday June 26, 2025, 3:00 p.m. The Town of Ithaca Planning Committee meeting concluded at 3:57 p.m. TOWN OF ITHACA LOCAL LAW NO. ___ OF THE YEAR 2025 A LOCAL LAW CREATING A NEW TOWN OF ITHACA CODE CHAPTER ____ ENTITLED “LARGE-SCALE SOLAR ENERGY SYSTEMS PILOT AND HOST COMMUNITY AGREEMENTS LAW” Be it enacted by the Town Board of the Town of Ithaca as follows: Section 1. Chapter ___ of the Town of Ithaca Code is created with the following new Chapter ___ (Large-Scale Solar Energy Systems PILOT). “CHAPTER ___ LARGE-SCALE SOLAR ENERGY SYSTEMS PILOT” ARTICLE 1: GENERAL PROVISIONS § XXX-1. Statutory authorization and purpose. A. This chapter is intended to be consistent with and is enacted by the Town Board of the Town Ithaca pursuant to its authority to adopt laws under the New York State Constitution, the New York State Municipal Home Rule Law, the New York State Town Law, and the New York Real Property Tax Law. It is intended and hereby declared to address matters of local concern only and is intended to act in furtherance of the Town's authority with respect to zoning and land use laws and its police and taxation powers, related to large-scale solar energy facilities. B. This chapter is adopted to ensure that the benefits of the community's solar energy resource are available to the entire community, by promoting the installation of solar energy generating equipment through a payment in lieu of taxes (PILOT), thereby granting reduced development or operating costs to system developers and clean and reduced cost energy options to residents and consumers, while mitigating environmental and other impacts from such projects and providing a revenue stream to the entire community. § XXX-2. Conflict with Other Laws. Where this Local Law differs or conflicts with other laws, rules and regulations the more restrictive applicable law, rule or regulation shall apply. This section shall be inapplicable where County, State or Federal Law preempts the application of a more restrictive law, rule or regulation, include the provisions contained in this Local Law. ARTICLE 2: DEFINITIONS § XXX-3. Word Usage and Definitions. For the purposes of this Local Law, and where not inconsistent with the context of a particular section, the terms, phrases, words, abbreviations and their derivations defined below shall have the meaning given in this Article. When not inconsistent with the context, words in the present Commented [CR1]: There is a lack of understanding – amongst all of us – about how this Local Law works (or doesn’t) with the TC IDA’s Solar Policy: https://tompkinsida.org/wp- content/uploads/2025/02/TCIDA-solar-policy-2025-1.pdf Commented [CR2]: Question from Rich relative to this clause (posed as true/false): “If we’re going to be getting the same amount of money through a PILOT as we would through taxation, what are the development or operating costs that are being avoided? The value of the PILOT is determined up front, right? And so, if the assessed value changes over time, the developer is still responsible for the initial PILOT?” tense include the future tense, words used in the plural number include words in the singular number. The word “shall” is always mandatory and not merely directory. ANNUAL PAYMENT The payment due under a PILOT agreement entered into pursuant to Real Property Tax Law § 487(9). ANNUAL PAYMENT DATE January 1 of each year. CAPACITY The manufacturer's nameplate capacity of the solar energy system as measured in kilowatts (kW) or megawatts (MW) AC. COMMERCIAL SOLAR ENERGY SYSTEM A solar energy system that primarily produces energy that is fed directly into the grid primarily for off-site sale or consumption, or any solar energy system with a nameplate generating capacity of 500 kilowatts or more. Commercial solar energy systems include building-mounted, rooftop, and ground-mounted solar energy systems that meet or exceed the above-stated nameplate generating capacity. GROUND-MOUNTED SOLAR ENERGY SYSTEM A solar energy system that is anchored to the ground and attached to a pole or other mounting system, detached from any other structure for the primary purpose of producing electricity. HOST COMMUNITY AGREEMENT A contract between a Commercial Solar Energy System owner/developer and the Town, whereby such owner/developer agrees to provide the community with certain benefits and mitigate specified impacts of the solar project. A PILOT or any PILOT payments shall not be considered or construed as part of, or as counting towards, any Host Community Agreement needs, requirements, or payments. NON-COMMERCIAL SOLAR ENERGY SYSTEM A solar energy system with a nameplate generating capacity of less than 500 kilowatts that is incidental and subordinate to another use on the same parcel and which primarily produces energy for on-site consumption. Non-commercial solar energy systems include building- integrated, roof-mounted and ground-mounted solar energy systems that do not meet or exceed the above-stated nameplate generating capacity. OWNER The owner of the property on which a solar energy system is located or installed, or their lessee, licensee or other person authorized to install and operate a solar energy system on the property. PHOTOVOLTAIC SOLAR ENERGY SYSTEM A solar energy system that converts solar energy directly into electricity using photovoltaic cells. Commented [CR3]: Equivalent to 3-4 acres / 30,000 s.f. of rooftop, matches County requirement ROOF-MOUNTED SOLAR ENERGY SYSTEM A solar panel system located on the roof of any legally permitted building or structure for the purpose of producing electricity for onsite or offsite consumption. SOLAR ENERGY EQUIPMENT Electrical energy storage devices, material, hardware, inverters, or other electrical equipment and conduits of photovoltaic devices associated with the production of electrical energy. SOLAR ENERGY SYSTEM All components and subsystems required to convert solar energy into electric energy suitable for use. This term includes, but is not limited to, solar panels and solar energy equipment. The area of a solar energy system includes all the land and/or structures inside the perimeter of the solar energy system, which extends to any interconnection equipment. ARTICLE 3: LARGE-SCALE SOLAR ENERGY SYSTEMS PILOT AGREEMENTS § XXX-4. PILOT required. A. In every instance where this local law applies, the applicant shall be required to propose a payment in lieu of taxes ("PILOT") agreement. The developer shall also comply with the notice requirements of NYS Real Property Tax Law § 487. The applicant will then contact the Town's legal counsel to negotiate, or start the process to negotiate, the terms of said PILOT agreement and any Host Community Agreements, as required under Articles II and III of this local law, as well as any provisions of the Town Code, New York State law or regulations, or the administrative requirements or orders of ORES or the PSC, among other state agencies and departments. B. Any proposed solar energy system subject to review by the New York State Board on Electric Generation Siting and the Environment pursuant to Article 10 of the New York State Public Service Law, or the Office of Renewable Energy Siting pursuant to § 94-c of the New York State Executive Law, shall be subject to all substantive provisions of this local law and any other applicable provisions of the Town Code of the Town of Ithaca, in each case only to the extent not preempted by state or federal law.. A.C. The owner of a property on which a solar energy system is located or installed (including any improvement, reconstruction, or replacement thereof), shall enter into a PILOT agreement with the Town of Ithaca consistent with the terms of this chapter, except for 1. Non-Commercial Solar Energy Systems. 2. Solar energy systems that do not seek or qualify for an exemption from real property taxes pursuant to Real Property Tax Law § 487(4). B.D. The lessee or licensee of any owner of a property required to enter into a PILOT agreement by this section, which owns or controls the solar energy system, may enter into the PILOT agreement on behalf of the owner of the property. C.E. Pursuant to Real Property Tax Law § 487(9)(b), the Town of Ithaca hereby expresses its ongoing intent to require a contract for PILOT for such solar energy systems, and this chapter shall be considered notification to owners or developers of such systems and no further action is required on the part of the Town of Ithaca with respect to the notification requirements by the Town of Ithaca as set forth in Real Property Tax Law § 487(9)(a). D.F. Nothing in this chapter shall exempt any requirement for compliance with state and local codes for the installation of any solar energy equipment or a solar energy system, or authorize the installation of any solar energy equipment or a solar energy system. All solar energy systems must file a real property tax exemption application pursuant to Real Property Tax Law § 487 to receive a tax exemption. E.G. Nothing in this chapter shall act to prohibit the Town of Ithaca from also requiring a Host Community Agreement, in accordance with its authority otherwise granted by state and local law. H. The Town will require a PILOT at the amount of taxes that would be due if the property was subject to full taxation. F.I. A PILOT shall not count or be considered as payment towards, or as part of, the obligations or payments due under any Host Community Agreement. Similarly, payments due or made, and consideration delivered, under or in relation to any Host Community Agreement shall not count towards fulfillment of PILOT requirements or payments. § XXX-5. Contents of PILOT agreements. Each PILOT agreement entered into shall include: A. Name and contact information of the owner or other party authorized to act upon behalf of the owner of the solar energy system. B. The tax identification number for each parcel or portion of a parcel on which the solar energy system will be located. C. A requirement for not more than fifteen successive annual payments, of equal or decreasing value, notwithstanding the provisions of Section XXX-5(D), to be paid commencing on the first annual payment date after the effective date of the real property tax exemption granted pursuant to Real Property Tax Law § 487. D. The capacity of the solar energy system, and that if the capacity is increased or decreased as a result of a system upgrade, replacement, partial removal or retirement of solar energy equipment, the annual payments shall be increased or decreased on a pro rata basis for the remaining years of the agreement. E. That the parties agree that under the authority of Real Property Tax Law § 487 the solar energy system shall be considered exempt from real property taxes for the fifteen-year life of the PILOT agreement. F. That the PILOT agreement may not be assigned without the prior written consent of the Town of Ithaca, which consent may not be unreasonably withheld if the assignee has agreed in writing to accept all obligations of the owner, except that the owner may, with advance written notice to the Town of Ithaca but without prior consent, assign its payment obligations under the PILOT agreement to an affiliate of the owner or to any party who has provided or is providing financing to the owner for or related to the solar energy system, and has agreed in writing to accept all payment obligations of the owner. G. That a notice of this agreement may be recorded by the owner at its expense, and that the Town of Ithaca shall cooperate in the execution of any notices or assignments with the owner and its successors. Commented [CR4]: Rich asks: “Does this preclude any negotiations in the event that the Town wants to negotiate?” Should we instead say “reserves the right to require”? Commented [CR5]: How does this jive with IDA policy (which seem to be twenty-five annual payments)? And, how do we ensure that these annual payments are of an equal or decreasing value? (Rich gave the example of a payment of $1 every year for 14 years and then pay the balance – in a balloon payment or sorts – in year 15.) H. That the Town of Ithaca Town Board may establish by resolution the payment amount and terms of PILOT agreements by developers of solar energy systems with the Town of Ithaca or may delegate to the Tompkins County Industrial Development Agency the authority to negotiate such agreements on behalf of the Town of Ithaca. I. That if the annual payment is not paid when due, that upon failure to cure within 30 days, the Town of Ithaca may cancel the PILOT agreement without notice to the owner, and the solar energy system shall thereafter be subject to taxation at its full assessed value. ARTICLE 4: HOST COMMUNITY AGREEMENTS § XXX-1 Host Community Agreements In addition to a PILOT agreement, the applicant shall propose to the Town, on projects involving one megawatt and above, a host community agreement benefit package for consideration by the Town Board as part of the approval process. Once the application package materials are deemed complete and while the Planning Board/Zoning Board of Appeals are completing their reviews, the project/application shall be referred to the Town Board to decide on the completion and terms of a host community agreement. This agreement shall be in addition to a PILOT agreement. Section 2. In the event that any portion of this law is declared invalid by a court of competent jurisdiction, the validity of the remaining portions shall not be affected by such declaration of invalidity. Section 3. This Local Law shall take effect immediately. Commented [CR6]: If TC IDA already offers the following standard incentive, what of it is actually negotiable? “Real estate taxes on the increased value resulting from improvements are partially abated over a twenty-five (25) year period. The annual payment in lieu of taxes (PILOT) will be be $4,200 per megawatt (MW) of the facility’s nameplate capacity in year one, with a 2% increase each year. PILOT payments replace local, county, and school district taxes only; special district taxes are not eligible under the PILOT. The actual amount will depend on projected annual revenue.” Commented [CR7]: Is this something the Town can compel a developer to do? On top of full taxable value? To: Planning Committee members From: C.J. Randall, Director of Planning Date: August 5, 2025 Subject: South Hill Traditional Neighborhood Development: SEQRA services for Regulating Plan adoption Summary The Town of Ithaca Comprehensive Plan (2014) envisions compact, walkable mixed-use neighborhoods (new urban/traditional neighborhood development) in three emerging growth areas close to major employers and activity hubs. These areas have large undeveloped or underdeveloped parcels, and limited land ownership fragmentation, that are well-suited for coordinated master planning and development. The South Hill Traditional Neighborhood Development (TND) area occupies a ±170 acre about two miles south of downtown Ithaca (city). The area is bordered by the Ithaca College campus and natural lands, Buttermilk Falls State Park, and Namgyal Monastery (North American seat of the Dalai Lama). Most of the land in the South Hill TND area is undeveloped. Developed portions include two small eateries, a furniture store, a hotel, a gas station with a convenience store, single family houses on large frontage lots, two small apartment complexes, several three- and four-unit income qualified housing units, and a Montessori school. Some of these existing buildings are on lots with potential for on-site infill or redevelopment. The Town has completed drafting its Regulating Plan process and is moving towards the next step of adopting the Regulating Plan and undertaking the State Environmental Quality Review Act (SEQRA) process. The Town will procure professional services to work with the Planning Board and Planning Department to conduct the SEQRA review and complete a Generic Environmental Impact Statement. Proposed tasks Review the completed draft South Hill TND Regulating Plan for potential environmental impacts pursuant to New York State Environmental Quality Review (SEQR) 6 NYCRR, Part 617 ; the entire plan will be available for review and download at the Town’s dedicated project website: https://townithacany.gov/south-hill-tnd 1. Complete Parts I & II of the Full Environmental Assessment Form and submit to Planning Department for review. 2. Complete a draft Part III and recommend a determination of significance, together with a full evaluation of the reasons supporting the recommended determination. 3. Review a draft of the entire EAF, including the Part III evaluation with the Town Board. 4. Revise or edit the evaluation, if necessary. 5. In the case of a (intended) positive declaration: a. Prepare an Executive Summary b. Prepare a Draft Generic Environmental Impact Statement c. Assist with conducting public hearings and Public Scoping 6. Prepare the Final Generic Environmental Impact Statement a. Prepare the Findings Statement South Hill TND Regulating Plan SEQRA process 2 Proposed deliverables Full Environmental Assessment Form • General Municipal Law (‘GML”) §239-m full statement of the proposed action referral to the Tompkins County Department of Planning & Sustainability • Detailed Part III evaluation to support a recommendation for a determination of significance • DGEIS • FGEIS • Executive Summary • Findings Statement Schedule for Completion Authorization to Issue RFQ – September 18, 2025 Circulate to NYS Contract Reporter and BidNet – September 19, 2025 Review proposals – October 2025 Selection of consultant – November 2025 Notice to proceed – December 9, 2025 Kick-off meeting – January 9, 2026 Tasks 1, 2, 3, 4 completed Q1 2026 (or within 12 weeks of executed contract) Tasks 5 and 6 completed Q2 2026 to Q3 2027 (or within 18 months of executed contract) Criteria for consideration • Level of experience with SEQRA reviews of traditional neighborhood development (TND) projects or regulating plans, LEED for Neighborhood Development (LEED ND) master plans, or similar types of form- based, mixed-use developments • Level of experience in Tompkins County • Level of experience with Opportunity Zones • Level of experience with development agreements / impact mitigation fees • Ability to meet the schedule for completion • Location of services relative to Town of Ithaca • Cost proposal Recommended procurement process • Request for Qualifications # # # A. PROJECT NARRATIVE SOUTH HILL TND Town of Ithaca, NY Project Narrative 1 14 February, 2023 PUBLIC OUTREACH AND CHARRETTE PROCESS The public engagement process for The South Hill TND is built on the foundation of several years of engagement as part of both the development of the New Neighborhood Code and several site specific design efforts. While going back as far as the 1989 “Villages of Ithaca Chase Farms/Chase Ponds” concept work, of particular relevancy is the 2016 Form Ithaca “Buttermilk Village” Charrette. The results of this design and engagement effort served as an important starting point to further develop and refine the plans for through a subsequent design char- rette. Initiated and funded by the Town, a consulting design team was engaged to con- ducted on-site public Charrette from October 25-27 to develop the current plan as required and specified by the New Neighborhood Code. Due to pandemic restrictions and precautions, a hybrid virtual/on-site format was adopted with all presentations conducted online, and specific stakeholder and site-visits conduct- ed in person as required and/or requested. Notice for the charrette was by direct email and/or phone contact as well as a flier mail-out. Feedback was collected on the design through live chat questions answered during the presentations, emails received, phone call discussions and limited in-person feedback. Design input, feedback, and progress updates continued after the charrette through key stakeholders such as landowners in the plan area, Town staff, and the Town Board as the plan was finalized. DEVELOPMENT OVERVIEW Stemming initially from the Comprehensive Code, and later by the Buttermilk Village plan, the South Hill planning area is identified as an ideal location for an “Intermediate TND” due to its proximity to jobs, the Downtown, local schools, transportation routes, natural assets, transit availability and the need for an an- choring hub on the south side of the Town. As enabled by the New Neighborhood Code, South Hill TND is contemplated as a walkable, mixed use, connected, and complete Neighborhood that mixes residences, jobs, shopping, services, institutions and public spaces with a vil- lage-scaled form and character. Recognizing existing residences, businesses, and institutions, the plan provides a framework and vision for sensitive integration, infill, and redevelopment as property owners contemplate change. The plan also considers strategic connections to surrounding properties such as the student housing to the north, as well as sensitive integration with surrounding natural areas. The plan recognizes the need for a balanced range of housing suitable for fami- lies, professionals, and students. While the site will be able to provide affordable housing, a diversity of incomes and building types will be accommodated. Com- mercial uses provide opportunities for local services, health and fitness, food and entertainment, as well as possible work-at-home and live-work arrangements. A mix of both local and national tenants and local small business will ensure a village character and viability. A range of public spaces provide for structured and programmed activities, passive enjoyment, and sensitive enjoyment of natural areas and features. As a freestanding Neighborhood sitting at a major south Ithaca crossroads, South Hill TND is more than just a Neighborhood. It will serve as an important activi- ty, amenity, housing, and service node for the surrounding area. Arranged as a walkable mixed use place, this “Neighborhood” takes on an identifiable “village” form and character. As it has in the past, South Hill TND will be interchangeably herein be also referred to as a “village”. PLAN DESCRIPTION The Spine: A great village has a strong village center serving as the social and commercial hub of the village and surrounding area. A great neighborhood has an identifiable center serving as a social hub and gathering place for neighbors. An evolution from ideas first presented in the 2016 Buttermilk Village plan, the South Hill TND plan is structured by these two critical elements, creating a diag- onal avenue “spine” that links a vibrant mixed use village square to an intimate central neighborhood green. Urban to Natural Transition: This structure provides the framework for deploy- ing the “Transect” as introduced by the New Neighborhood Code, a continuum from the most urban to the most rural/natural that establishes development intensity and character for a place appropriate to its level of urbanism. In this way the village center provides the most intense urbanism, moving down the “spine” to the center of the neighborhood with the general residential fabric of the neighborhood, then out to the north and east edges of the neighborhood with the lowest intensity, and eventually out to the natural edge of the property. The Village Square: The village center surrounds an urban square that sits along the busiest transportation hub at the intersection of Danby Road and King Road. This is the most urban portion of the village. Buildings surrounding this square, and many of those near this intersection have ground level retail shops with office and residences above. A “main street” character allows for wide sidewalks, side- walk furnishings, trees in planters or grates, and on-street parking for convenient access to shops. Resident parking is accommodated within the block. A low point on the site, the square itself accommodates an urban storm water facility at its south west corner that provides a backdrop to a hardscape plaza with a flex- ible-use pavilion, event and market lawn, and surrounding shade trees. The so- cial, commercial, and entertainment hub of the village, the village square serves small performances, events, markets, and passive enjoyment and gathering. The village center is enabled by the “Neighborhood Center” zoning designation allowing the most intensity and mix of uses. This character is carried north on Danby, and across both Danby and King where existing commercial and residen- tial uses can intensify over time, adding activity and vibrancy to the village center with new residences, offices, and shops. It also allows for the preservation of the historic farmstead surrounded with appropriate village infill. Neighborhood Residential Fabric: The bulk of the neighborhood is residential in nature, with a mix of medium density housing types integrated with a range of parks within proximity of all residents. This density is generally alley-served to rel- egate private drives and garages off-street, that in turn defines a stoop and porch streetscape allowing for higher densities and a mixture of building types while maintaining a village character. Streets are tree lined, narrow, and accommodate on-street parking, discouraging fast moving vehicles and encouraging walking, biking, and other non-vehicular travel. The residential area to the southwest, also known for its earlier “Chase Farms/Chase Ponds” planning, retrofits an existing street and lots to allow for a mix of medium density housing forms in line with the walkable, village character intended by the New Neighborhood Code. Block Structure and Grade: The South Hill site topography generally moves from a southwest low, up toward a to the east and northeast high area. Block orien- tation and park space layout was arranged to maximize views, minimize grade disturbance for construction, and accommodate accessible routes. Especially for front-drive single family lots at the neighborhood edge, blocks and streets were aligned to flow along with the contours and better integrate with the landscape. Throughout the neighborhood, and as required by the New Neighborhood Code, streets form an interconnected network allowing direct and multiple routes to destinations- a critical factor for walkability. The Neighborhood Edge: The Northeast and East boundary of the plan area are the furthest from the village center, and also require a sensitive interface with the rural and natural edge. The New Neighborhood Code’s “Neighborhood Edge” zoning provides a lowest density interface and an appropriate transition to define a clear Neighborhood boundary. This provides a market for larger lots and lower densities with a smaller footprint on the ground while ensuring higher densities and intense activities remain closer to the village square. Aside from the northeast and eastern boundaries, much of the plan area edge is defined by existing development and closer proximity to the village square where the mixed density of “Neighborhood General” is an appropriate edge. Of note is the student housing for Ithaca college to the Northwest. As the village will be an amenity for this housing area, strategic pedestrian and vehicular connections have been proposed. The west portion of the site has already defined a natural edge where over time natural areas have been dedicated as part of, or as an inter- face with Buttermilk Falls State Park. SOUTH HILL TND Town of Ithaca, NY Project Narrative 2 14 February, 2023 Northeast Unique Natural Area and Interface: The area to the northeast of the plan area is identified as a “Unique Natural Area”. Though various lines and areas have been indicated over this privately-owned parcel, neither a consistent nor a specific delineation has been made. Through on-site investigation, landowner knowledge, and working with policy and site knowledge in place, the plan area responds to this in a “cluster” approach with a yards and streets defining an edge that allows a larger expanse of untouched land to be preserved. Current policy would allow for large-lot subdivision contrary to the New Neighborhood Code that would potentially fragment the parcel with roads, fences, and houses. By clustering this density into the Neighborhood edge, a larger area is preserved and the edge is protected. Lots backing onto this space will require a fence, and natural pathways and pathway access will be carefully defined for limited human use. Changing the Nature of Danby Road and King Road in the Village: Danby Road/179 and Danby Road/Highway 96b form a critical crossroads for the South Hill TND. With high speed geometry, generous shoulders, lacking pedestrian facilities, and large setbacks, these streets respond to the current rural/suburban context of the area. With the implementation of the South Hill TND, this context is set to change, and so should the design of these roads. Like many County and State highways, as they enter urban areas traffic is slowed, on-street parking starts to appear for street oriented shops, and sidewalks and cycling facilities are integrated. While this process will take time, discussions should happen early on in preparation for village construction as South Hill TND plans to attract pedestri- an and cycling traffic to this very busy corner. During the South Hill TND, there were extensive discussions on the imperative to change these roads. On-street parking, a redesigned intersection ensuring adequate traffic movement but at slower speeds, possible cycling facilities, and generous sidewalks, and enhanced pedestrian crossings should be implemented as these roadways near the village center. IMPLEMENTATION AND PHASING Overview: The South Hill TND is composed of a diversity of landowners, a variety of parcel sizes, and both developed and undeveloped land. Much of the private development will depend on the individual land owners as they are enabled by the New Neighborhood Code. This narrative focuses on special circumstances with the South Hill TND area but otherwise assumes typical building or land devel- opment processes and standards including the various studies, permits, engineer- ing, and design work that will need to take a place. Danby Road and King Road: As presented, there is an imperative to revamp Danby and King Roads as they enter the future village, reflecting an urban context and more intense pedestrian use. The process for reclassifying, redesigning, and rebuilding a public road can take many years. This process should commence immediately with discussions paralleling the progression of approvals and village construction. Monkemeyer Lands: The Monekmeyer family has the largest landholding in the South HIll TND area. There are three primary routes for phasing: 1. Continue to build out the southern multifamily pursuant to the Neighborhood Code, 2. De- velop the interior main streets of the village and build the mixed use component. This would also require phasing and funding of the village square amenities, and should take place before and parcels directly facing onto Danby Road and King Road as they await roadway reconstruction, and 3. Build the upper road that accesses the village edge parcels, and then work westward to the more urban village center. All of this will depend on a workable servicing and utility strategy. Auble Lands: The Auble lands in the southwest corner as likely awaiting South Hill TND rezoning so that they can move forward with advanced redevelopment plans. Because of the nature of a retrofitted area, negotiations may be required for deviations from the New Neighborhood Code to ensure viability of develop- ment while meeting the intent of the code. Fragmented Village Parcels: For the smaller commercial and residential lots surrounding the village square, it will be difficult to fully redevelop these sites without consolidating parcels. New owners should be aware of their underlying zoning, understanding the long term redevelopment of the lots. Small scale redevelopment to code standards should be sensitive to existing residences and businesses. 1 1 2 2 3 3 4 4 5 5 5 6 6 7 7 Da n b y R o a d King Road 8 8 9 9 10 10 11 11 12 12 13 13 15 15 16 16 14 14 17 17 18 18 19 19 20 20 21 21 22 22 23 24 24 25 25 26 26 27 27 28 28 23 SOUTH HILL TND Town of Ithaca, NY Descriptive Plan: Key Plan Elements 14 February, 2023 0 200 400 KEY PLAN ELEMENTS VILLAGE SQUARE: Commercial and Activity Hub of Village THE SPINE: Diagonal Avenue Connecting Village Square to Neighborhood Center NEIGHBORHOOD CENTER: Social Hub of Neighborhood Framed by Residences MAIN STREET: Ground Level Shops, Urban Streetscape, and On-Street Parking MAIN STREET BUILDINGS: 2-4 Story Office and Residential Buildings Over Shops PRESERVED FARMHOUSE: Adaptive Reuse with Surrounding Village Infill VILLAGE REDEVELOPMENT: Story Mixed Use or Residential Facing Revamped Danby Road VILLAGE RESIDENCES: 2-4 Story Apartments, Townhomes, Live-Works Line the Avenue KING’S WAY: Redevelopment will Require Streetscape Improvements and Calmed Traffic BUILDING REUSE: Existing Buildings can be Adaptively Reused and Improved for Village DANBY ROAD IMPROVEMENTS: Danby Road Should Be Reconfigured for Village Context CONCEPTUAL NEW STREET: Redevelopment of Existing Areas May Require New Street RETROFIT: Street Retrofit allows Mixed Residential Infill with Village Character CONCEPTUAL NEW STREET: Future Redevelopment will Require New Streets TBD KING ROAD IMPROVEMENTS: King Road Should be Reconfigured for Village Context EXISTING SCHOOL: Sensitive Village Integration with Revamped Parking, Entry, and Buffers NEW STREET: A New Street Will Allow Development to Continue Consistent with the Code. RETROFIT: New Village Infill Development Integrates with Existing Development CONCEPTUAL LAYOUT: New Streets and Preserved House allows for Village Infill STORM POND: Stormwater Storage may be Required Pursuant to Engineering Studies COTTAGE COURT: One Possible Building Type Allowed by the New Neighborhood Code CONNECTION: Possible Connection to Adjoining Student Housing Complex LINEAR GREEN: Multi-functional Cascading Green Capturing Northwest Views and Sunshine GREEN STREET AND TOWNHOUSE CLUSTER: Hilltop Housing Anchoring Linear Green COLLEGE INTERFACE: Multifamily and Possible Retail at Interface with Student Housing SINGLE FAMILY NEIGHBORHOOD EDGE: Front-Drive Single Family Preserving Backyard Trees NATURAL AREA INTERFACE: Fenced Rear Yards and Low Density Interface the Natural Area UPPER STREET: New Upper Street Access Neighborhood Edge with Low Density Interface A B D E F G H I J K L MN O A B C C D F G H I J M L L K N O E O O O O SOUTH HILL TND Town of Ithaca, NY Descriptive Plan: Park Space Description 14 February, 2023 0 200 400 PARK SPACE DESCRIPTION VILLAGE SQUARE - URBAN STORM POND: An urban storm pond provides a decorative and functional backdrop to the village center. VILLAGE SQUARE - PAVILION AND PLAZA: A hardscape plaza and multifunctional pavilion can accommodate passive use, serve as a stage, or serve as and event space. VILLAGE SQUARE - EVENT AND MARKET LAWN: A level lawn area provides viewing to the pavilion, hosting of larger events and markets, or passive daily enjoyment. Neighborhood SQUARE: Marking the center of the neighborhood, an intimate square allows for a small community building terminating the view from the village center along the avenue. The square is shaped by mixed 3-4 story residential units that create an outdoor room suitable for gathering and passive enjoyment. BUTTERMILK FALLS: The western portion of the site has dedicated to lands to the Buttermilk Falls State Parking, providing a green interface and pathway connections into the park. This is outside of the project boundary. SECONDARY GREEN: Currently a County owned asset allowing for truck turnarounds, brake checks, and road services, the development of the village will change the context for this publicly owned parcel. Over time, it should evolve into a public space complimentary to the village square, and could serve a secondary use such as a commemoration park or art installation. POND AND FOREST: Currently serving a storm water function for the surrounding area, the incorporation of benches and pathways can make for a natural respite near the village center. TREED AVENUE - A densely treed avenue links the Pond and Forest to the Linear Green. LINEAR GREEN - BASE: The base of the linear green could host a centrally located, highly visible playground. Pathways and sidewalks run throughout the linear green. LINEAR GREEN - LAWN AND PLAZA: A lawn and small plaza make up the middle of the green, with opportunities for plantings, park structures, and public art. The lawn serves for passive recreation. LINEAR GREEN - CREST: Serving as a secondary neighborhood center, a lawn is perched to both capture northwestern views down the green, and as a natural amphitheater to a multi use pavilion anchoring the top of the green. PEDESTRIAN STREET CONNECTIONS: Pedestrian street connections can provide non- vehicular access framed by a unique building frontage onto a landscaped court. NEIGHBORHOOD SQUARE: An intimate square provides for a small community building, benches, and landscaping hidden within the interior blocks. PRESERVED NATURAL AREA: The natural area should have well defined pathways and active preservation and maintenance programs to preserve this asset as part of the larger natural areas system. PATHWAY CONNECTIONS: Defined by small greens, numerous pathway connection points have been located at the interface with the natural areas to the northeast. Many of these are at street terminations where the sidewalk can continue on as trails through the forest.