If financing loosens up any time, I believe the waterfront area will be poised for a mini-boom. From the ithaca Times:
The inlet provides water access to properties along Taughannock Boulevard that are in an area being considered for rezoning by the City of Ithaca to help spur development along the waterfront. (Photo by Rachel Philipson)
Zoning changes being considered for Ithaca's waterfront to spur development
Joseph Murtagh
Reporter
The City of Ithaca is considering rezoning large sections of Ithaca's Waterfront in order to spur economic development in the area. The proposal stems from a 2008 informational session that city planning staff held with Common Council to discuss a vision for development on Inlet Island, said Jennifer Kusznir, a planner for the City of Ithaca.
"At the 2008 meeting, Common Council expressed support for mixed-use development that would allow access to the waterfront," said Kusznir. "They were in favor of taller buildings, up to five stories in height, as long as they were well-designed. Staff was asked to evaluate the existing zoning to see if it was appropriate for this type of development. As we began to consider the zoning on Inlet Island, it became clear that it would be more appropriate to look at all of the waterfront zoning together."
The current zoning on the waterfront is split into six different districts -- four waterfront zoning districts, one marine zoning district and one west end zoning district. The proposal put forth by the Planning Department would consolidate all of these districts into a single waterfront zoning district, which the Planning Department expects would allow for the desired amount of development and create consistency along the waterfront.
"City staff has proposed consolidating all of the different zones on the waterfront into one consistent zone for all of the mixed-use development areas along the waterfront," said Kusznir. "This will simplify the zoning and make it easier for development to happen in these areas."
The proposed new zoning district (called WF-1) would allow for all of the primary uses that were allowed in the old WF-1 district, with the exception that drive through restaurants would not be permitted. The allowable building heights in the new district are proposed at three-to-five stories, with the exception of water-dependent uses, which would not be subject to the minimum building height. The proposal also states that the first 25 feet along the Flood Control Channel must remain open and unencumbered, and that all land along the waterfront must remain open to the public. Buildings may be built over the walkway, as long as they are at least 12-feet off the ground, and any buildings facing the waterfront must have a 10-foot setback that is two-to-three stories high.
At the meeting of the Planning and Development Committee of Common Council on December 15, Kusznir gave a presentation on the proposed zoning changes, and while committee members questioned some of the specifics of the proposal -- including whether it made sense to extend the zoning changes to other areas of the waterfront, such as the Farmers Market -- the committee was in agreement about the need for the zoning change overall, especially on Inlet Island. Businesswoman Micky Roof, who owns the Jewelbox in Ithaca, and who was present at the Planning Committee meeting, said rezoning in Ithaca's West End is sorely needed.
"I fully support the comprehensive zoning," said Roof. "It's obvious the current zoning will not support the city's vision for mixed-use density development of this unique area. Making it uniform is important not only to the success of developers, but to the overall consistency of the aesthetics. If you take a look at places like San Antonio River Walk or Venice or Amsterdam, you'll see how attractive and functional areas like this can be."
Here's the link:
http://www.ithacatimes.com/main.asp?...66&TM=81112.62