HomeMy WebLinkAboutLL 4 of 2025 Amending Zoning Chpt 270 & 271 to Provide a Planned Developement Zone for the Maplewood II DevelopmentTOWN OF ITHACA
LOCAL LAW NO.4 OF THE YEAR 2025
A LOCAL LAW TO AMEND ZONING CHAPTERS 270 AND 271 OF THE TOWN OF ITHACA
CODE TO PROVIDE A PLANNED DEVELOPMENT ZONE FOR THE MAPLEWOOD II
DEVELOPMENT BETWEEN MAPLE AVENUE AND LENA STREET
Be it enacted by the Town Board of the Town of Ithaca as follows:
Section 1.Chapter 270 of the Town of Ithaca Code,Article IV,§270-6,entitled “Enumeration of zones”is amended by
adding the following at the end of subdivision A:
“Planned Development Zone No.17 -In accordance with and pursuant to Local Law No.4-2025 [Maplewood II]”
Section 2.Chapter 271 of the Town of Ithaca Code is amended by adding §271-18,entitled “Planned
Development Zone No.17 (Limited Mixed Use,Maplewood II)”,as follows:
Introduction
The Maplewood II Planned Development Zone (PDZ)enables and guides the development of the Maplewood
Phase II housing complex,and its underlying site,into a compact,walkable resident community.This §271 -18
uses a form-based zoning approach with objective yet flexible standards,to provide clarity and certainty about
site planning and the resulting built environment.
The project envisions a high-density housing type with a resident community center and allows for
neighborhood commercial use as well.Planned Development Zone No.15 (Maplewood Phase I,§271 -1 6)
consists of both medium and high-density zones.Phase II will function as an additional high-density zone within
the overall Maplewood resident community.Maplewood Phase II will connect to Phase l’s grid of streets with a
continuation of Lena Street.
The Town of Ithaca Comprehensive Plan recommends focusing new residential development in areas near major
employment centers,walkable to nearby destinations,and near the City of Ithaca boundary.Maplewood Phase II is
located on an approximately 9-acre infill site entirely within the Town of Ithaca,and approximately 400 feet from the City
of Ithaca boundary.The project is near the Cornell University campus,about 1.2 miles east of downtown Ithaca,and
within a 10 to 20-minute walk of both East Hill Plaza and the center of Collegetown.The Comprehensive Plan also
recommends denser mixed-use traditional neighborhood development between Mitchell Street and Maple Avenue,
including the Maplewood sites.
271-18.1 Transect Subzone
•A transect subzone defines parts of the larger site that will have certain physical
and functional characteristics.Maplewood Phase I and Maplewood Phase II
constitute subzones of the larger Maplewood resident community.There are two
transect subzones in PDZ 15 of Maplewood Phase I and one subzone in the PDZ 17
Maplewood Phase II site area.Figure 1 is an illustrative example of the transect
subzone locations and allocation for Maplewood I PDZ 15 (approved)and
Maplewood II PDZ 17.
Figure 1:Example of transect subzone location and allocation.
4L1I
PD H
271-18.2 Permitted principal and accessory uses
The following table shows permitted uses in PD 17,with specific location limitations where applicable.
P =permitted use.
(cs)=commercial space in apartment building
(cc)=community center
Use (definitions in §271-18.6)PD-17
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Dwelling unit P
Healthlwellness practice P (cc)(Cs)
Professional office P
Day care center P (cc)(Cs)
Restaurant P (cs)
Retail and service:general 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 §270-21 9.2 or P
successor code
271 -18.3 Neighborhood design
271-18.3 A.Dwelling units
The number of allowable dwelling units for PDZ 17 is less than or equal to 615 units.
The following lists the range of unit numbers and types in PDZ 17:
Studios:230 to 240 units
One Bedroom:180 to 190 units
Two Bedroom:175 to 185 units
Total:585 to 615 units
271-1 8.3 B.Civic and open space
1.Required civic building
The PDZ 17 site must have at least 4,000 sf space within a civic building assigned for resident community center
use.It 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.
2.Required open space area
The PDZ 17 site must have 25%of the total site assigned to community open space for Maplewood residents,
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and the community open space must be accessible by the public.Open space types,settings,and requirements
include the following.
Open space type (definitions in §271 -1 8.6)
Park.
•A park may be a non-linear 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:1O%must abut a
street
Green
•Green boundary/edge along a neighborhood interior street or perimeter street ROW:50%must abut
a street
•Garden
Plaza
•Plaza boundary/edge along a neighborhood interior street or perimeter street ROW:50%must abut a
street
•Court
Community open space calculation does not include the following.
•A yard,balcony,patio,or other outdoor space for use or access only by a specific dwelling unit or a
limited number of dwelling units.
•Public or private thoroughfare/street right-of-way,or integral features (such as sidewalks and tree
lawn areas).
•Parking area or driveway.
•Stormwater detention/retention facility or drainage swale area,unless design allows practical use as
an accessible year-round amenity for residents of the development (picnic area,passive recreation
area,playground,and the like),or it is a bioswale that visually integrates into the larger open space
site.
•Entry feature,median,or traffic island.
3.Access
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An open space area must function as part of the broader public realm and allow community-wide access and
passage.
271-18.3 C.Thoroughfares and Trails
1.Thoroughfare and trail types and design
There is one thoroughfare type:neighborhood local street.There is one trail type:multi-use trail.
Thoroughfare type Neighborhood local street
V 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 56-64,’not including Planting Bed(s)
Sidewalk width 5-8’(one side -on the building side of the street and where
parallel parking is located)
Parking lane width 8’(parallel side)
18’(perpendicular side)
Travel area width 26’(for two-way traffic,two 13’lanes,no lane dividing marking;for
one-way traffic one 26’travel lane)where fire access is required;
shared lanes marked with sharrows
Curb type barrier
Trail type Multi-use Trail
V 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’with minimum 2’either side mown grass strip to act as a shoulder
Curb type none
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Thoroughfare and Trail sections (illustrative examples)
,,_
4-
0
Planting Shared
Bed LaneParking
Neighborhood Local Street Section
7,-o,,
Car Perpendicular Planting
Lane Parking Bed
p
p
Multi-use Trail Section
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Existing thoroughfares along the perimeter of the PDZ 17 site (Maple Avenue)must have improvements
(sidewalks,tree lawns,tree planting,and curbs),so they follow neighborhood local street standards as much as
possible.A sidewalk must follow the south side of Maple Avenue along the full PDZ site frontage.
A thoroughfare or trail must have hard surface paving (porous or solid asphalt,concrete,or segmental payers)for
sidewalks,parking lanes,and travel lanes.
2.Thoroughfare and trail layout
Thoroughfares and trails must be permanently open to the public and provide community-wide access as part of an
overall connected street network.Thoroughfares and trails must not have gated access.
A thoroughfare must begin and end at other thoroughfares.
An intersection must approximate a right angle as much as possible.
271-18.3 D.Utilities
Permanent utilities (water,sewer,natural gas [if any],district heating/cooling,electricity,communications,and the
like)must be underground.Short-term utility service for construction activities may be above ground.
A utility easement must be in a location where maintenance or repair work will cause the least disruption.Utility
easement location must not prevent or undermine street tree planting.
271-18.4 Site and building design
271-18.4 A.Performance Standards
1.All buildings and other structures permitted in this PDZ shall be in conformity with the following additional
standards:
2.Height.The maximum height of buildings and other structures shall be as follows:
a.No building shall be erected,altered,or extended to exceed 65 feet in height as determined by
an average grade plane measure,but excluding rooftop appurtenances such as mechanical
equipment,exhaust pipes,radio antenna,and elevator overrides,provided such appurtenances
do not themselves exceed an additional 12 feet in height.
b.Abutting the Maple Avenue frontage between the water tower at 227 Maple Ave.and PD 1 5-H,
no building shall be erected,altered,or extended to exceed 58 feet in height as determined by
an average grade plane measure,but excluding rooftop appurtenances such as mechanical
equipment,exhaust pipes,radio antenna,and elevator overrides,provided such appurtenances
do not themselves exceed an additional 12 feet in height.No structure,other than a building,
shall be erected,altered,or extended to exceed 20 feet in height.
3.Lot coverage.Total coverage of ground by buildings,thoroughfares and trails,parking lots and
sidewalks,and other structures shall not exceed 55%of the PDZ.Total maximum ground coverage by
buildings alone shall not exceed 25%of the PDZ.
4.Setbacks.
a.The building setback requirements shall be as follows:
i.Front setback:from Maple Avenue right-of-way,shall be not less than 12 feet.
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ii.Side setback:from any east-west property line shall be not less than 30 feet.
iii.Rear setback:from southern property line shall be not less than 10 feet.
5.Building Separation.Building separation will be as dictated by the NYS Uniform Fire Prevention and
Building Code for building type and construction method.
271-1 8.4 B.Building types and disposition
Principal building types include the following.
Building type
V Disposition
Apartment building Civic building Accessory building
(bike storage facility)
Illustrative example
______________________
II!I1
Building Facade
Frontage buildout on a street 50%primary frontage n/a n/a
50%corner side frontage
Front façade and main entrance May face street or public green space May face street or public green space May face street or public
orientation green space
BulklMassing
Height •5 stories 1-3 stories •I story
Gross floor area (GFA,square feet)n/a •5,000 ft2 -12,000 ft2 •1500 ft2
Street-facing wall length without 100’ground story n/a n/a
2’offset:
275’n/a n/a
Building length:primary façade
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Façade transparency:primary 30%ground story 30%ground and upper stories 50%ground story
frontage.
30%upper story
Façade transparency:corner side 30%ground story 30%ground and upper stories 50%ground story
frontage
30%upper story
Façade transparency:side/rear
facade (if not a party wall):30%ground and upper stories 30%ground and upper stories 50%ground story
Occupancy
Dwelling Units 90 to 110 per building n/a n/a
Commercial 5,000 sq ft.on the ground floor,n/a n/a
cumulative for the site
Bicycle Storage n/a n/a 100
Zoning code (or successor code)provisions allowing certain building features to encroach beyond setback or
height limits also apply.
271-1 8.4 C.Building form and design
1.Four-sided design
A building must have consistent material treatment,architectural details,proportions,and colors on all exterior
walls.
2.Accessory structures
A permanent accessory building must have material treatment,architectural details,proportions,and colors that
are consistent with the principal building.
3.Exterior materials
Vinyl siding,and prefabricated and pre-engineered metal buildings,are not allowed.This does not apply to
temporary buildings for construction field offices and similar short-term uses.
4.Utility and service areas
Rooftop or ground-mounted mechanical equipment,utility areas,and trash enclosure or storage areas,require
concealment or screening to hide them from view from adjacent pedestrian walkways and thoroughfares.The form
of concealment or screening must be architecturally consistent or integral to the host structure.This does not
apply to roof-top mounted photovoltaic solar panel systems,though any panels must have antireflective coatings.
271-1 8.4 D.Parking
1.Required motor vehicle parking spaces
The cumulative total of motor vehicle parking for the PDZ 17 site is as follows (on-thoroughfare parking spaces may count
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towards required parking):
Motor vehicle parking (range)
Residential:studio unit 0.05 to 0.25 spaces/unit
Residential:I bedroom unit 0.05 to 0.25 spaces/unit
Residential:2 bedroom unit 0.05 to 0.5 spaces/unit
Non-residential (all uses)0.05 to 0.5 spaces /5002 GFA
Public transit stop n/a
A minimum of at least 75 total spaces motor vehicle spaces are required
Parking space count may include dedicated spaces for car/bicycle sharing and charging.
Motor vehicle space size:8.5’x 18’clear rectangle area for on-street perpendicular,7-8’x 22’for on-street parallel.
2.Required bicycle parking spaces
Bicycle parking requirements
6 secure or short-term space /residential
building
100 in bicycle storage facility
1 short-term space /2000 ft2 GFA
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.
3.Parking surfaces
Parking areas must have a fixed impervious or porous surface.
Pavement edge must have a clear definition,using curbs or a different durable material.Curbing allowing water
runoff (rollover curb,or barrier curb with gaps)is preferable to curbing that traps stormwater.
4.Parking landscaping
Building siting,landscaping,or architectural treatment must screen a parking area (not including an individual
driveway)from thoroughfares and residential areas outside of the PD site.
A parking area must have a sidewalk or paved walkway,to provide pedestrian access from nearby
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thoroughfares.
A parking area must have 1 landscaped interior island (8.5’wide,160 ft2 area)for every 10 parking
spaces.A row of parking spaces must have a landscape island (or equivalent landscape area)at each end.
A row of parking that is not interrupted by a landscape island must be 1 0 spaces long.
A landscape island should function as part of the larger stormwater management system of the PDZ site.
On-street parallel parking does not require landscape islands.
On-street perpendicular parking fully adjacent to a landscaped tree lawn or other landscaped area does not require
landscape islands.
5.Renewable energy
Any parking space may have an electric vehicle charging station.
5%of parking spaces will be provided with electric vehicle charging stations.20%of parking spaces
must have utility provisions for future electric vehicle charging stations.A solar carport may cover any
parking space.
271-18.4 E.Landscaping
1.Tree classes
Street tree refers to trees in a tree lawn or tree well alongside a street or traffic island.
Canopy trees and short trees refer to trees in yards,courts,landscaping areas,open space areas,and similar
areas.
2.Thoroughfare tree lawns
A tree lawn area on a primary or secondary street must have 1 street tree every 20’to 40’along its length,with
an average spacing of 30’along the block length.
A maximum of 25%of the trees in PDZ 17 may be from a single tree species.
3.Landscape areas
Landscaped islands must have 1 canopy tree for every 160 ft2 of landscape island area.
4.Other Landscape areas
A green,court,or garden (271-18.3 B 2)must have 1 canopy tree for every 2000 ft2 of contiguous open
space area.For 50%of all required canopy trees in other landscape areas,2 short trees may substitute for I
canopy tree.
5.Tree species for required plantings
Tree species for required plantings must have these traits.
•Native or adapted to upstate New York (USDA hardiness zone 5a,5b,6a).
•Not invasive (according to the most recent Tompkins County Regional Invasive Species and Worst
Invasive Species lists),or species with known parasites or pathogens including ash and hemlock.
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Follow requirements for allowed or prohibited tree species in Town zoning regulations,if applicable.Street tree
species must also have these traits:
•Mature height of 30’except where restricted by fire access requirements.
•A crown that can grow to shade a sidewalk and street.
•Downward-oriented root system.
•Salt tolerant.
•Not brittle,or prone to dropping heavy fruit.
Canopy tree species must have a mature height of 40’except where restricted by fire access requirements.
Short tree species must have a mature height of 20’.
A street tree or canopy tree planting must have a diameter at breast height (DBH)of 2”.A short tree planting
must have a DBH of 1.5’.
6.Other landscaping requirements
Exposed ground surfaces must have groundcover planting or mulch to cover otherwise exposed soil.
271-18.4 F.Fences and walls
Maximum fence or wall height is 5’in a front setback area and 8’elsewhere.
Acceptable materials for walls include brick,stone,split-faced blocks,decorative blocks,cast stone,and glass
blocks.
Acceptable materials for fences include wood,composite fencing,wrought iron,or PVC coated/color coated chain
link (PVC coated/color coated chain link is limited to water tank fencing as required by the City of Ithaca).This does
not apply to deer fencing,snow fencing,and temporary fencing for construction and short-term activities.
Barbed wire,concertina wire,and chain link (except as specified above)are not acceptable.This does not apply to
temporary fencing for construction activities.
271-18.4 G.Signs
Signs must conform to then-current Town of Ithaca sign code (or successor code)standards forthe following:
•Attached signs on storefronts:standards for the NC-Neighborhood Commercial (or successor)zone
•Residential and other uses:standards for the MR-Multiple Residence (or successor)zone.
271-18.4 H.Outdoor lighting
1.Light output
Photometric performance must conform to the then-current Town of Ithaca outdoor lighting law (or successor code)
standards.
2.Freestanding fixtures/poles
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Height:
•Neighborhood local streets:16’
•Elsewhere:12’
Design and location:
•Pole design should have a distinct base,middle,and top.
•Maximum form base/Sonotube top is 4”above grade.
•Poles must not block sidewalks or walkways.
3.Attached fixtures
•Fixture design should be consistent with the architectural style and detailing of the host structure.
•Sconces,gooseneck fixtures,and recessed fixtures are allowed.Wall-pack lighting is not acceptable.
271-18.5 Definitions
These words or terms have a special meaning in §271-18 for this PD.
Apartment building (building type in §271 -1 8.4):Building with >3 dwelling units,vertically and horizontally
integrated,connected with one or more shared entries.
Artisan (use in §271-18.2):Establishment or studio where people make art or products by hand,using handheld
tools or small-scale table-mounted equipment.This includes related sales onsite.
Average Grade Plane:Is a reference plane representing the average of finished ground level adjoining the building at
exterior walls.Where the finished ground level slopes along the exterior walls,the reference plane shall be established
by averaging the two lowest grade points and the two highest grade points on the exterior to establish the overall
building height.
Block (context of roads or thoroughfares):area bounded by thoroughfares,or a combination of thoroughfares and
barriers to continued development (examples:public land,waterway).
Civic building (building type in §271-18.4):A building that accommodates a place of assembly,civic,or
community use.
Court (open space type in §271 -1 8.3):Open space for civic purposes,passive or active recreation,or
connectivity within or through the site.Building frontages spatially define a court.
Day care center (use in §271-18.2):Establishment providing any of the following services,as defined by the
NYS Department of Social Services or its successor agency in the following or successor regulations,for all or
part of a day:child day care (18 NYCRR §41 8.1),small day care (18 NYCRR §41 8.2),school-age child care (18
NYCRR §414).
Dog park:A park for dogs to exercise and play off-leash in a controlled environment under the supervision of their owners.
Dwelling unit (use in §271-18.3):An apartment,or a room or group of connected rooms,occupied or set up as
separate living quarters for living,sleeping,cooking,eating,bathing,and sanitation purposes.
Frontage:Area between a building facade and a neighboring thoroughfare or court,including built and vegetated
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components.
Garden (open space type in §271 -18.3):Open space for a playground or resident community garden.
Garden Market:(use in §271-18.2)Sale of produce or value-added farm and food products (as that term is defined in
NY Agriculture and Markets Law §282(2),or its successor statute),or community supported agriculture (CSA)share or
farm-to-home pickup.
Green (open space type in §271-18.3):Open space for the resident or public community gathering,or passive or
active recreation,with prominent (50%)softscape or vegetative cover (such as lawn,trees,shrubs,plant beds).
Landscaping and/or street frontages define its space more so than building frontages.
Healthlwellness practice (use in §271 -1 8.3):Establishment providing outpatient medical,medical allied health
care,or alternative medical services.
Park (open space type in §271 -1 8.3):Open space for recreation,including dog recreation,or aesthetic
enjoyment.Prominent (50%)landscape includes paths and trails,fields and meadows,water bodies,woodland,
lawns,gardens,and open shelters.
Surface,fixed:Durable,fixed surface formed from asphalt,concrete,tightly spaced segmental payers,and/or
similar durable materials,both pervious and impervious.
Surface,porous:Durable surface allowing easy passage of water through pores.This includes segmental
payers,open cell payers,and similar products;and ribbon/double track driveways with wheel strips of a durable
pavement material.This does not include crushed stone,wood chips,dirt,grass,or other loose or unimproved
surfaces.
Place of assembly (use in §271-18.3):Facility used mainly for public/resident assembly for worship,meeting,
or community purposes.(Examples:religious congregation,secular assembly,community center,common
house,amenity center.)
Plaza (open space type in §271-18.3):Open space for resident or public community gathering,or passive or
active recreation,with prominent (50%)hardscape cover.Building and street frontages define its space more
so than landscaping.
Primary frontage:the area between the building or structure and the thoroughfare to which it is oriented.
Professional office (use in §271 -1 8.3):Establishment providing professional,administrative,clerical,or
information processing services.
Restaurant (use in §271-18.3):Establishment preparing and selling food,drinks,and/or alcoholic beverages in
a ready-to-consume state,to customers onsite or delivery offsite.
Retail and service -general (use in §271-18.3):Establishment selling or renting a tangible good or product to
the public,and/or providing a service to customers onsite.
Thoroughfare:paved travel way with travel lanes for vehicles and bicycles,parking lanes,and/or sidewalks or
paths;and related infrastructure and/or amenities.
Transparency:building wall length occupied by functioning doors and/or windows 5’tall.
271-1 8.6 Administration
271-18.6 A.Site plan
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A final site plan approved by the Town Planning Board pursuant to Chapter 270,Zoning,is required for
development in this PDZ.
271-18.6 B.Miscellaneous
1.Violations and enforcement
Any violations of the terms of this section shall constitute a violation of the Town of Ithaca Zoning Ordinance and
shall be punishable as set forth in said ordinance and §268 of the Town Law of the State of New York.Each
week’s continued violation shall constitute a separate offense.Notwithstanding the foregoing,the Town reserves for
itself,its agencies and all other persons having an interest,all remedies and rights to enforce the provisions of this
section,including,without limitation,actions for any injunction or other equitable remedy,or action and damages,in
the event the owners or lessees of the parcels covered by this section fail to comply with any of the provisions
hereof.
If any building or land development activity is installed or conducted in violation of this section,the Code Enforcement
Officer may withhold any building permit,certificate of occupancy,or certificate of compliance,and/or prevent the
occupancy of said building or land.
2.Town Code applicability
Except as otherwise specified in this section,all provisions of the Town of Ithaca Code shall apply to all
development,structures,and uses in Planned Development Zone No.17.
271-1 8.7 PDZ area
Area rezoned.The area encompassed and rezoned in accordance with this section to be Planned Development Zone
No.17 is described below.The Official Zoning Map of the Town of Ithaca is hereby amended by adding such district at
the location described.
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 the 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 centerline of Maple Avenue,said point being located Southeasterly,as measured
along said present centerline of Maple Avenue a distance of 1,230±feet from its intersection with the present centerline
of Dryden Road;
Running thence North 89°15’23”East,along said centerline of Maple Avenue,a distance of 195.52 feet to a point;
Running thence South 89°41 ‘19”East along said centerline of Maple Avenue,a distance of 67.38’to a point;
Running thence North 89°1 5,01”East along said centerline of Maple Avenue,a distance of 98.84’to a point;
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Running thence South 02°26’55”East,passing through a point located 1 .5 feet West of a fence corner post at 25.13’,
continuing for a total distance of 181.50’to a point;
Running thence North 87°33’29”East a distance of 120.00’to a point;
Running thence North 02°26’31”West a distance of 178.39’to a point in the present centerline of Maple Avenue;
Running thence the following chord bearings and distances
1.)South 80°01’00”East a distance of 201 .71’to a point
2.)South 610 58’55”East a distance of 217.64’to a point
Said course having a total distance of 421.0’more or less along the present centerline of Maple Avenue;
Running thence South 29°45’20”West a distance of 663.99’to a point located 2.0’feet North and 0.8 feet East of an
angle iron in concrete;
Running thence South 75°00’20”West a distance of 201.94’to a point marked by an iron pin found;Running thence
North 27°20’06”West a distance of 479.90’to a point;
Running thence South 70°1 4’l 3”West a distance of 56.77’to a point marked by an iron pipe found;
Running thence North 02°28’20”West a distance of 173.21’to a point marked by found iron pipe;
Running thence South 87°10’09”West,passing through a found iron pipe at 50.70’,continuing for a total distance of
60.08’to a point marked by a iron pin found;
Running thence North 02°05,33”West,passing through a found iron pipe at 157.77’,continuing for a total distance of
183.31’to the Point and Place of Beginning.
Said parcel containing a total gross area of 9.139 acres to road centerline.
For a more particular description thereof,reference is hereby made to a survey map entitled “Lot Consolidation Map No.
217,221 and 301 Maple Avenue,Town of Ithaca,Tompkins County,New York”,dated March 7,2024,prepared by T.G.
Miller,P.C.,Engineers and Surveyors,Ithaca,New York,a reference copy of which is filed in the Town of Ithaca
Planning Office.Said premises are shown on said map as “Parcel 1,”“Parcel II,”“Parcel III,”and “Parcel IV.”
Section 3.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 4.This local law shall take effect immediately upon its filing with the New York Secretary of State.
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TOWN OF ITHACA
NEW YORK
TOWN CLERKS’OFFICE
Paulette Rosa,Town Clerk,Ashley Colbert &Monica Moll,Deputy Town Clerks
215 N.Tioga St 14850
607.273.1721 cIerks@townithacany.gov
March 25,2025
Town of Ithaca Local Law 4 for the year 2025:A LOCAL LAW AMENDING ZONING
CHAPTERS 270 AND 271 OF THE TOWN OF ITHACA CODE TO PROVIDE A
PLANNED DEVELOPMENT ZONE FOR THE MAPLE WOOD II DEVELOPMENT
BETWEEN MAPLE AVENUE AND LENA STREET
Please contact me if you have any questions.
Sincerely,
Ashley Colbert
Deputy Town Clerk
State Records Unit
Department of State
One Commerce Plaza
99 Washington Ave.
Albany,NY 12231
To Whom It May Concern,
Enclosed is:
New York State Department of State
Division of Corporations,State Records and Uniform Commercial Code
One Commerce Plaza,99 Washington Avenue
I i,tI I b1I Albany,NY 12231-0001
IJI4I L..14 VV I liii I www.dos.state.ny.us/corps
(Use this form to file a local law with the Secretary of State.)
Text of law should be given as amended.Do not include matter being eliminated and do not use
italics or underlining to indicate new matter.
County City Town Village
(Select one:)
of Ithaca
Local Law No.4 of the year 2025
A local law Amending Zoning Chapters 270 and 271 of the Town of Ithaca Code to Provide a Planned
(Insert Title)
Development Zone for the Maplewood II Development Between Maple Avenue and
Lena Street
Be it enacted by the Town Board of the
(Name of Legislative Body)
ECounty City Town ViIlage
(Select one:)
of Ithaca as follows:
See attached.
(If additional space is needed,attach pages the same size as this sheet,and number each.)
DOS-0239-f-l (Rev.06/1 2)Paqe 2 of 4
(Complete the certification in the paragraph that applies to the filing of this local law and
strike out that which is not applicable.)
1.(Final adoption by local legislative body only.)
I hereby certify that the local law annexed hereto,designated as local law No.
________________________
of 2025 of
the (County)(City)(Town)(Village)IthC was duly passed by the
Town Board on March 24,20 25 .in accordance with the applicable
(Name of Legislative Body)
provisions of law.
2.(Passage by local legislative body with approval,no disapproval or repassage after disapproval by the Elective
Chief Executive Officer*.)
I hereby certify that the local law annexed hereto,designated as local law No.of 20 of
the (County)(City)(Town)(Village)of was duly passed by the
on 20 .and was (approved)(not approved)
(Name of Legislative Body)
(repassed after disapproval)by the and was deemed duly adopted
(Elective Chief Executive Officer*)
on 20 I I.i accordance w ith the applicable provisions of law.
3.(Final adoption by referendum.)
I hereby certify that the local law annexed hereto,designated as local law No.of 20 of
the (County)(City)(Town)(Village)of was duly passed by the
on 20 ,and was (approved)(not approved)
(Name of Legislative Body)
(repassed after disapproval)by the on 20
_____
(Elective Chief Executive Ofticer*)
Such local law was submitted to the people by reason of a (mandatory)(permissive)referendum,and received the affirmative
vote of a majority of the qualified electors voting thereon at the (general)(special)(annual)election held on
________________
20 .in accordance with the applicable provisions of law.
4.(Subject to permissive referendum and final adoption because no valid petition was filed requesting referendum.)
I hereby certify that the local law annexed hereto,designated as local law No.of 20 of
the (County)(City)(Town)(Village)of
_________________________________________________
was duly passed by the
on 20 .and was (approved)(not approved)
(Name of Legislative Body)
(repassed after disapproval)by the on 20 .Such local
(Elective Chief Executive Officer*)
law was subject to permissive referendum and no valid petition requesting such referendum was filed as of
20 .in accordance with the applicable provisions of law.
*Elective Chief Executive Officer means or includes the chief executive officer of a county elected on a county-wide basis or,if there
be none,the chairperson of the county legislative body,the mayor of a city or village,or the supervisor of a town where such officer is
vested with the power to approve or veto local laws or ordinances.
DOS-0239-f-l (Rev.06/12)Paqe 3 of 4
5.(City local law concerning Charter revision proposed by petition.)
I hereby certify that the local law annexed hereto,designated as local law No._________________________of 20 of
the Cfty of having been submitted to referendum pursuant to the provisions of section (36)(37)of
the Municipal Home Rule Law,and having received the affirmative vote of a majority of the qualified electors of such city voting
thereon at the (special)(general)election held on
_______________
20 ,became operative.
6.(County local law concerning adoption of Charter.)
I hereby certify that the local law annexed hereto,designated as local law No._________________________of 20 of
the County of
_____________________State
of New York,having been submitted to the electors at the General Election of
November
___________
20 ,pursuant to subdivisions 5 and 7 of section 33 of the Municipal Home Rule Law,and having
received the affirmative vote of a majority of the qualified electors of the cities of said county as a unit and a majority of the
qualified electors of the towns of said county considered as a unit voting at said general election,became operative.
(If any other authorized form of final adoption has been followed,please provide an appropriate certification.)
I further certify that I have compared the preceding local law with the original on file in this office and that the same is a
correct transcript therefrom and of the whole of such original local law,and was finally adopted in the manner indicated in•
paragraph 1 ,above.
Clerk of the county I gislative body,City,Town or Village Clerk or
officer designated by local legislative body
Date:
DOS-0239-f-I (Rev.06/12)Pacie4of4
MEETING OF THE ITHACA TOWN BOARD
Monday,March 24,2025
TB Resolution 2025 -031:Adopt Local Law 4 of 2025 Amending Zoning Chapters 270 and
271 of the Town of Ithaca Code to Provide a Planned Development Zone for the
Maplewood II Development Between Maple Avenue and Lena Street
Whereas,Greystar,in association with Cornell University,is proposing to redevelop the
former East Hill (Maple Hill)Apartments with niw construction of up to 650 new units of
housing for graduate and professional students in six new mid-rise,mixed-use buildings,on a +1-
nine acre site located between Maple Avenue and Lena Street (Town of Ithaca Tax Parcel No.’s
63.-2-5,63.-2-6,63.-2-7.1,and 63.-2-7.3)that Cornell University would continue to own,and
Whereas,the Maplewood II Graduate and Professional Student Housing Redevelopment
Project is consistent with the Town Comprehensive Plan,which includes the Maplewood II site
in the “TND High Density”category on the Future land use /character map,intending the area
for a mix of higher density housing types,“built to create an intentional neighborhood with
linkages and proximity to services,employment,public transit,and recreational areas,”and
Whereas,the Planning Committee reviewed draft PDZ language,prepared by Applicant
Whitham Planning and Design,D.P.C.utilizing a form-based code approach based on the
Maplewood I PDZ,at their meetings on June 20,2024,July 18,2024,August 15,2024,and
September 16,2024,and referred the draft to the Town Board for referral to the Planning Board,
and
Whereas,the Town Board at their meeting on October 7,2024 referred the draft PDZ
language to the Planning Board for review and a recommendation,and on October 15,2024 the
Planning Board discussed and gave preliminary consideration to the PDZ language,and
Whereas,the Planning Board reviewed the final draft Maplewood II PDZ local law at
their meeting on December 17,2024 and recommended that the Ithaca Town Board enact the
proposed local law,and
Whereas,notices were duly advertised in the Ithaca Journal for public hearings to be held
by the Town Board on March 10,2025 at 5:30 p.m.and March 24,2025,at 4:30 p.m.,
respectively,to hear all interested parties on a proposed local law entitled “A Local Law to
Amend Zoning Chapters 270 and 271 of the Town of Ithaca Code to Provide a Planned
Development Zone for the Maplewood II Development Between Maple Avenue and Lena
Street,”and
Whereas,said public hearings were duly held on said dates and times at the Town Hall of
the Town of Ithaca and all parties in attendance were permitted an opportunity to speak on behalf
of or in opposition to said proposed local law,or any part thereof,and
Whereas,pursuant to the New York State Environmental Quality Review Act
(“SEQRA”)and its implementing regulations at 6 NYCRR Part 617,adoption of said local law is
a Type I Action for which the Planning Board of the Town of Ithaca,acting as lead agency in a
coordinated environmental review with respect to the project made a negative determination of
environmental significance on December 17,2024,and
Whereas,the final draft Maplewood II PDZ local law was duly delivered to the
Tompkins County Planning and Sustainability Department per New York State General
Municipal Law §239-1 et seq.,and such Department responded in a January 10,2025,letter from
Katherine Borgella,Tompkins County Commissioner of Planning,pursuant to §239-1,-m,and -n
of the New York State General Municipal Law,determining that the proposed action will have
no significant county-wide or inter-community impact,and
Whereas,the Town Board finds it is in the best interests of the Town and its citizens to
adopt the local law;now,therefore,be it
Resolved,that the Town Board of the Town of Ithaca hereby adopts Local Law No.4 of
2025 entitled “A Local Law to Amend Zoning Chapters 270 and 271 of the Town of Ithaca Code
to Provide a Planned Development Zone (PDZ)for the Maplewood II Development Between
Maple Avenue and Lena Street,”and it is further
Resolved,that the Town Clerk is hereby authorized and directed to file said local law
with the Secretary of State as required by law.
Moved:Susie Gutenberger Seconded:Pamela Bleiwas
Vote:ayes-Howe,DePaolo,Bleiwas,Levine,Johnson,Gutenberger and Rosen
STATE OF NEW YORK)
COUNTY OF TOMPKINS)SS:
TOWN OF ITHACA:
I,Ashley Colbert,Deputy Town Clerk of the Town of Ithaca,do hereby certify that the above
resolution is an exact copy of the same adopted by the Ithaca Town Board at a meeting on the 24 day of
March 2025.
ea
Ashley Colbert,Deputy Town Clerk