Guidebook 5.25.10 Ro2

A project examining the zoning and design strategies for vil-lage gateways, neighborhoods and a downtown core

Prepared For:Village of Trumansburg

DRAFT REPORT

May 30, 2010

LA 4020Cornell University

Department of Landscape ArchitectureProf. Paula Horrigan

Prepared By:Dasha Kalnitsky, I Maria Calderon, Kara Smith, Kris Norberg, Lauren Fisher, Leigh McGonagle,

Lindsey Langenburg, Liz Moskalenko, Matt Sturz, Nick Pettanati, Tim Woolley, Travis Conaway

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acknowledgmentsThere have been many people who have helped make this project move forward. To all of our supporters in the Village of Trumansburg, Tompkins County and the local media sources - THANK YOU! We could not have imagined that this project would have such an impact on the community and we hope that our combined efforts through this collaborative process will continue to have a positive infl uence on the community.

We would like to thank specifi cally those members of the community that attended the meetings and gave us feedback so that we could create a more comprehensive vision.

Alice GantAllison PrittsBen GuthrieBill OverbaughBob ThomasCarl NorbergChris LangenburgChristina McKeoughDan EllisDarlynne Overbaugh

Debbie WatkinsDeborah NottkeDeirdre CunninghamDeni RuggeriDolores HigaredaDorothy VanderbiltDurand Van DoranEvangeline SaratGreg VanNessJoe Baldwin

Rene CarverRobert BramRoxanne Marino Sarah AdamsScott SearsStephanie GarycaTammy MorseTom BennettVicki RomanoffWill Graeper

Joe SherillJohn GantJohn UllbergLiz ThomasMarion NorbergMartha UllburgMarty PetrovicMarvin PrittsMary Ellen SalmonPaul Martin

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contentsLetter from Class 7Introduction 8Project context 10Process 12

Comprehensive Plan Review 22Goal Setting for Gateway Sites 27Defi ning the East & West Gateways 28Issues Raised in Cycle I 34

Comprehensive Plan Review 22Goal Setting for Gateway Sites 27Defi ning the East & West Gateways 28Issues Raised in Cycle I 34

Downtown Commercial District Ordinace Revisions 61Downtown Commercial District Guidelines 68

Growing From Within 80Development Scenarios 90

Proposal 1 111Proposal 2 120

Design Proposal 98

Meeting Agendas 146Meeting Attendance & Fliers 149Walking Tour Summary & Conclusions 150Activities Summary 153Meeting Evaluation 154Scenario Evaluation Summary 155Press Article 156T’Burg Comic 157

introduction

PART I: Identifying and Understanding Issues Chapter I: Primary issues impacting Zoning Decisions 18

Chapter III: Downtown Core 56

Chapter IV: Residential Neighborhoods 78

Chapter V: East Gateway 92

Chapter VI: West Gateway 104

Chapter VII: Conclusion 132

Chapter II: Alternatives to Conventional Zoning 36

PART II: Proposals and Recommendations

Glossary 136

References 140

Appendix 144

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We started this project as we have done with so many others; we familiarized ourselves with the site, the projects and the critical issues and moved forward to trying to fi nd a solution. With this project that was not to be. Working with the community strengthened our designs by challenging us to face issues that we had not faced before, and creating multiple solutions rather than a single, ultimate design as we are accustomed to. In short – we had to rediscover what the community design process could be and what the meaning of home is to the Village of Trumansburg.

Trumansburg’s identity lies in its rural charm, its quaint village lifestyle, its seasonal hustle and bustle with festivals and summer tourism as well as its everyday livability. These things are not just a storybook town in some place far away – they are here, and they are home.

But what does that mean for the future of the village? What does home look like fi ve, ten, twenty years from now? And the biggest question of all for us has been – how do we help to direct that vision so that the community itself can sculpt a future for itself, and of it’s own choosing rather than letting the changes of time happen in scattered and undirected increments.

Over the course of this semester we have worked as a team of students to not only understand what this vital character of the village of Trumansburg is, but how to capture that and foster that through both design and zoning regulations to help plan a future for the landscape of Trumans-burg. This process was not intended to create a single, beautiful yet un-buildable design. We have worked hard to develop scenarios that have been coached by desires of concerned mem-bers of the Village, revised and re-designed to help create a series of opportunities to defi ne and develop the village in the future.

We hope that you will take our combined efforts – both students and community members, to heart and help make the Village of Trumansburg the home that you want to see. Be inspired, be challenged, and use this guidebook as a tool to help make informed and open decisions about how you want the future village to be. Welcome Home Trumansburg!

Senior Class of 2010, Cornell University Landscape Architecture Studio

welcome home trumansburg

8 introduction

Community design and livability are on the lips of contemporary designers concerned with such theories and practices as new urbanism, placemaking and sustainable design. At the same time, concerns for environmental quality and health are turning citizens, communities, and civic leaders towards reconsidering how to reclaim derelict land, reactivate city centers, enliven and diversify urban space and reintegrate ecological and urban systems.

At the core of community making is the belief that not one thing, but many things, are required to sustain healthy communities. Overall, the social and democratic life of a community becomes the measure of its vitality. Inoculating a place with the features, elements and factors that will activate, sustain and develop its adapting and changing identity over time requires thinking com-plexly and seeking overlapping dynamic webs of interactions. Communities come into being, like human organisms, as a result of the conditions that foster and sustain their ongoing development over time.

The fourth-year LA 4020 Spring 2010 Landscape Architecture Studio at Cornell University Land-scape Architecture undertook the visioning process entitled Welcome Home Trumansburg in hopes of raising awareness about the design, planning and zoning potential of Trumansburg’s two Main Street (Route 96) village gateways. The west gateway includes the newly annexed parcel bordered by Seneca Road and Main Street/Route 96. The east gateway includes the area around the Fairgrounds, Cemetery Road, and Falls Tavern running west to Lake Street. Both sites have distinct scale, context, and issues affecting them.

As the community process unfolded, the scope of investigation broadened to include looking at opportunities for creative planning and zoning in Trumansburg’s extant residential neighborhoods as well as looking more closely at the downtown core and its development potential. It became apparent during dialogue sessions with concerned citizens, that the future of the gateway sites is contingent on decisions impacting the downtown and its surrounding neighborhoods on the north and south side of the village. As so many emphasized, the health of the downtown needs to be insured in all planning decisions and before deciding to develop greenfi elds, woodlands and farmland, the village needs to prioritize and create incentives for development in areas closer to sewer lines, sidewalks, services and schools.

The semester-long visioning process, community meetings, planning recommendations and this report aim to assist the Village in making informed decisions about planning, design, and zoning in order to maximize the long-term economic, social, physical, environmental, and cultural well-being and identity of Trumansburg.

introduction

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We are 13 students in a fourth-year Landscape Architecture Studio with interests in many different areas of design. Most of us have been together since freshman year and the Spring 2010semester is the apex of our time here at Cornell.

10 introduction

project context

a decade of planning for the village

Trumansburg is a small upstate incorporated village with a population of approximately 1,600 people. It is the center of life for a larger geographic area of rural hamlets and settlements lo-cated in and around the Town of Ulysses (total population: 4,775) and a bedroom community for Ithaca NY, eleven miles away. Located in Tompkins County, it borders Seneca County on its north-ern edge and Schuyler County on its western boundary.

The Trumansburg Area Schools is a district school system supporting the Village and Town as well as areas of the adjacent townships and counties surrounding Ulysses. Annual enrollment in grades K-12 is approximately 1,500 students. The median age in the village and town is 41.9 years and the majority of the workforce (87%) is employed in management, services and sales, heavily rely-ing on daily commutes to reach their jobs in and around such places as Ithaca.

Trumansburg is well known for its compact village character, its many historic homes, musical venues, and proximity to Cayuga Lake, Taughannock Falls State Park, Finger Lakes wineries and surrounding farmland. It’s Main Street is also State Route 96, the main conduit connecting Ithaca to Geneva NY and the New York State Thruway.

In 2001, building on its Main Street Design Study Plan (1995), the Village of Trumansburg launched its Main Street Project to reclaim the pedestrian and economic viability of the Main Street and downtown. Today, more than a mile of new concrete, bricks, curbs and trees are among the built details, providing visible traces of the larger and now, less visible, process characterizing Tru-mansburg’s Main Street Project. This project, resulted from a largely volunteer led process jointly funded by the village and the federal TEA-21 Program. Today, with a reactivated pedestrian core and new public space infrastructure, there is renewed confi dence in the sustainability of Trumans-burg and potential for new investment and development building on its assets.

Since launching the Main Street Project, the Village has undertaken several other important plan-ning initiatives. In 2006, as construction of the Main Street Project proceeded, Trumansburg un-dertook a Walkability Assessment with the Tompkins County Planning Department; to more com-prehensively understand sidewalk needs in areas not addressed by the Main Street Project. In 2006 the Village completed a Site Plan Review Ordinance and in 2008, a Comprehensive Plan. Most recently, the village has been rewriting its Zoning Plan and Ordinance to be consistent with its stated Comprehensive Plan goals. It has also annexed a large tract of land in the northwest corner of the village drawing an existing Auble Mobile Home Park into the village boundary (8/07). This site and other potential development sites in the village are seen as places into which Trumansburg could potentially expand, spurring the local economy, enhancing the tax base and helping to sustain Trumansburg’s viability as a village into the future. Without paid professional planning and design staff, Trumansburg relies on its elected and ap-pointed board members (planning, zoning) and its code enforcement offi cers (zoning and build-ing) to manage and facilitate its planning needs. In addition the village has also widely relied on a combination of local citizens, county planning staff, university partners and professional volun-teers to help it plan for its future needs.

village of trumansburg

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There is very limited space for development in the Village of Trumansburg’s core or downtown area. As a result, pressures for change and development continue to arise at Trumansburg’s edges and borders, in the Towns of Ulysses and Covert. Trumansburg risks losing development to these sprawl areas while also undermining their own economic and social vitality as a “village” realm. The village is targeting Main Street sites in the downtown core as well as sites at both its east and west ends designated in the Draft Zoning Plan as “Gateway Commercial” development. The biggest challenge Trumansburg faces is how to encourage and plan for development in these two gateway areas, in such a way that it recognizes and distinguishes the very different scale, context and character of these two sites. One site is nested in a small historic residential node adjacent to Smith Woods, the Fair Grounds, and Grove Cemetery at the eastern gateway to the village. The other site sits on the west end of Main Street and is still in part actively farmed. A mixture of both new and old uses surround it including a Mobile Home Park, small commercial, multi-family housing and commercial. A zoning plan, which designates land uses, needs to help foster the overall character and identity of the village as a desirable destination and place to live. How can the plans for these two sites best build on their potential for change and development while creating the best fi t with their context? How can the plans for each site distinguish themselves as forward-thinking concepts that project Trumansburg toward a future that best builds on its long evolving vernacular characteris-tics and qualities distinguishing it as a rural village?

Conventional zoning mechanisms often fail to enable solutions growing from the site and place. This project aims to develop form-based design visions and planning/zoning tools that grow from an understanding of Trumansburg’s two “gateway” sites and their unique and differing positions, opportunities and constraints in relationship to their neighborhoods, context and especially Main Street the village’s main conduit and connecting spine. From form-based solutions, the hope is that Trumansburg will gain knowledge and decision-making power regarding the appropriate fu-ture direction for each of these sites.

the problem and challenge

12 introduction

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the process

project research goals:

project process

The project process unfolded over the course of the semester and was guided and directed by the input and feedback of community partners. While the project initially set out to investigate two gateway sites, two additional study areas were added to the project as a result of the feed-back and input received at community meetings.

Following Community Meeting Two, it was decided that a closer look at the Downtown Core and Residential Neighborhoods should be undertaken. It was ascertained that it was impossible to do justice to developing a sensible vision for the gateway sites without considering how the character and way they develop corresponds to what happens in the downtown and the neighborhoods surrounding it. As is often the case, the design and planning process itself raises questions and directs new inquiries and questions every step of the way.

The fi nal proposals and recommendations set forth in this report refl ect the more holistic inquiry resulting from 4-months of close dialogue working in student project teams alongside community members. The three principal research goals became:

To address the stated goals, the project was undertaken in three dis-tinct inquiry cycles. Project Cycle 1 was research-based, Project Cycle 2 looked at case studies and applied various planning and design scenarios to the two gateway sites and Project Cycle 3 involved formulating pro-posals and design recommendations. The entire process was collabora-tive involving the class in team efforts to undertake project tasks as well as plan and deliver community meetings.

To collaborate with community partners and generate direction, focus, input, and feedback throughout all phases of the process

an engaged and evolving process

To create usable planning and design proposals and strategies for Trumansburg’s two prin-cipal Route 96/Main Street east and west-end gateway sites, downtown and residential dis-tricts refl ecting the stated goals of Trumansburg’s Comprehensive Plan and in step with con-temporary theories and approaches related to smart growth, form-based zoning, traditional neighborhood development, conservation and sustainable design, to name a few

To assist village citizens and decision-makers in making long-term planning and zoning deci-sions.

1.

2.

3.

Collaboration and co-creation was a central goal and all of the community meetings were designed to include presentations and activities to gener-ate input, feedback and responses to design and planning suggestions. Community members were invited to attend meetings through email con-tact, press releases, posters and telephone contacts. Small informal group meetings between Cornell students and community members were also held throughout the process.

14 introduction

During Project Cycle One students conducted a number of different studies both in class and in the village. The Trumansburg Main Street Guide (1995), Comprehensive Plan (2005) and Draft Zoning Plan (2009), were studied in depth. A fi rst site visit occurred on a weekday afternoon in early February where students met and interacted with a variety of community members in both the downtown business district and in the east end, culminating with a brief meeting at the Falls Restaurant. Local citizens and Cornell students conducted an on-site Walking Tour of the gate-way sites and downtown area on Saturday February 27th

Community Meeting One: March 1, 2010: At this meeting, students presented summaries of the key themes and issues presented in the Trumansburg Comprehensive Plan as well as preliminary site research related to the existing conditions and characteristics of the two gateway sites being studied. Ten key goals were summarized from the Comprehensive Plan and presented at the meeting. Attendees were asked to confi rm and prioritize their top 5 goals. These goals provided an important founda-tion for framing subsequent planning approaches and recommendations over the course of the semester.

project cycle 1

project cycle 2Project Cycle 2 involved a study of development projects and case studies relevant to the plan-ning and design issues Trumansburg is facing. From the case studies, a list of strategies for ap-proaching planning and design emerged including such things as green planning, smart growth, form-based zoning, conservation easements and green streets, to name a few. To understand the impact of the village’s Draft Zoning Ordinance (2009) on the two gateway areas, some basic conventional zoning-based design scenarios were developed for both the East and West Gate-ways. These were paired with alternative creative development scenarios.

Community Meeting Two:At Meeting Two, students presented the fi ndings from their research on various case studies and contemporary theories and practices germane to the project at hand. In addition, the con-ventional and creative development scenarios for the West End Gateway were presented and compared to one another. An interactive feedback session with attendees enabled a closer look at the scenarios with feedback recorded. The end of the meeting involved a collective group discussion where attendees summarized some of the major concerns, issues and suggestions they felt were important to guide subsequent planning in Project Cycle 3.

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report of fi ndings and recommendations

project cycle 3In Project Cycle 3 students regrouped into 5 distinct study teams with each team taking respon-sibility for one of four village areas including the West End, East End, Residential and Downtown Core and a fi fth group working on the fi nal report booklet. This four village areas approach was infl uenced by feedback received in Community Meeting Two. Students also incorporated pre-ferred strategies and desirable features and elements identifi ed in the creative scenarios gener-ated during Project Cycle 2. Each team was tasked to develop proposals and recommendations for their study area.

Community Meeting Three: This fi nal community meeting provided a summary of the entire project process and its fi ndings along with specifi c recommendations for approaching zoning, planning and design decisions in the four study areas. Attendees were asked to prioritize key themes they’d like to see the vil-lage’s decisions related to zoning and planning address.

The following chapters present a compilation of the work we have done throughout the 3-cycle Project Process. The report is divided into two main parts. Part I identifi es and summarizes is-sues specifi c issues that need to be considered when planning to zone and design the gateway sites and other areas in the village. Specifi c issues raised in the Comprehensive Plan, Walking Tour, scenario plans and case study research are presented. Part II of the report is comprised of a series of chapters addressing each of the four study areas and recommendations for their future planning and design.

Provided at the end of this report is a list of references, a glossary of important terms and ap-pendices comprised of meeting agendas, feedback summaries and walking tour results.

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Part I: Identifying & Understanding Issues

Chapter I: Primary Issues Impacting Zoning Issues

Chapter II: Alternatives to Conventional Zoning

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Chapter I: Primary IssuesImpacting Zoning Decisions

20 chapter I: primary issues impacting zoning decisions

primary issues impacting zoning decisionsThe following pages provide a summary of key issues identifi ed as impacting how to plan and zone for the east and west gateways as well as other areas of the village. These key issues were primarily identifi ed in Project Cycle One and guided subsequent decisions on how to approach the project.

Insights on the issues effecting decision-making were gained from background research related to documents including the Comprehensive Plan, the Main Street Study and the Draft Zoning Plan. In addition, students used fi eld visits and mapping research to understand the key issues related to each of the gateway sites. Finally, informal discussions with community stakeholders as well as a Walking Tour (February 27, 2010) and Community Meeting One (March 1, 2010) were used to interrogate and confi rm student research as well as gain further input, feedback and direction.

Site Context and IdentityTrumansburg is nested within a greater network of businesses, hotels, restaurants, cultural and scenic attractions. We explored how some of those related both physically to the Village, but also how all of those points of interest relate to each other.

The Village of Trumansburg boasts its own unique vernacular identity visible in its architecture, geographical setting, physical layout, setting and surroundings. A photo study was done early in the research identifying some of the typical patterns of place, architecture, scale and mate-riality that are identifi ed with T’burg. Many of these photos are representative of the historic, charming, unique character and small-town qualities that many people think of when they think of Trumansburg.

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Some important features particularly impacting the Village include:

• Theatre and Arts: Ithaca Art Trail, Discovery Trail, Trumansburg Conservancy, Hangar Theatre• Local Food and Agriculture: CSA’s, U-Picks, Amish and Mennonite, Farmers Markets, Finger Lakes Wine Industry, Seneca and Cayuga Lake Trails• Educational, Health, Social Services: Trumansburg Schools, Cayuga Medical, Ithaca College, School of Massage, Cornell University• Nearby Shopping and Retail Centers in Trumansburg, Ithaca and Watkins Glen• Tourism and Hospitality: Bed & Breakfasts, Local Inns, restaurants• Parks and Natural Attractions: Finger Lakes National Forest, FL Trails, Taughannock Falls, Cayuga Lake, Seneca Lake

Students revisited Trumansburg’s 2008 Comprehensive Plan to understand its key messages and directives. This was a crucial fi rst step in developing a fuller understanding of Trumansburg’s self-defi ned identity and its expressed future needs and desires. The Comprehensive Plan con-stitutes the village’s foundational framework on which to build planning and zoning ordinances, local laws and development guidelines. As a result, it needs to be critically held up against any proposed zoning plan to make sure that the village’s voice and intentions are represented, safe-guarded and responded to.

The class prepared a summary presentation of the key fi ndings from the Comprehensive Plan in the areas of community, housing, economic development, environment and recreation. These following summary sheets provided a guiding framework for proposals as they unfolded and were presented to the public at Community Meeting One.

trumansburg comprehensive plan


In response to the degradation of character of Trumansburg’s Main Street, and in order to en-hance the village’s gateways and neighborhoods, the comprehensive plan outlines the identity that the community hopes to promote.

In order to unite the community and provide overall pedestrian accessibility, the village conduct-ed a walkability study to be taken into consideration in future revitalization projects.

In order to enhance the character of the village, preserving its historic buildings and range of architectural styles should be considered in tandem with new development to allow for visual continuity as well as promoting the aforementioned value placed on walkability.

A common thread in regards to identifying characteristics of the community was the idea of a “charming village” supported by its historic qualities and attractive aesthetics, both to residents and visitors.

Another factor in the legibility of the community was the expressed need to create visual en-trances into the town that refl ect aspects of its culture.

communitytrumansburg comprehensive plan

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Working towards this vision, our housing goals are to:1. Maintain a variety of architectural styles, housing densities and housing options thatmeet the needs of a variety of socio-economic situations.2. Establish streets and sidewalks that provide a safe connection between downtown andadjacent residential neighborhoods.3. Promote new housing construction that is in harmony with existing neighborhoods, providesoff-street parking and sidewalks and allows for effi cient installation of infrastructure,roads and green space.4. Encourage safe and accessible housing on the upper fl oors of downtown commercialbuildings.5. Establish additional affordable housing for seniors in close proximity to downtownamenities.

housing

The character and qualities that exist in some of the housing today are also desired in the types for the future. The village wishes to maintain its rural char-acter with a quiet, community driven feel. There is a need for different types of housing for the village’s varied de-mographics. The village is looking at how the infrastructure currently in place can support new development as well as expressed a desire for integrated housing. New housing construction is to be promoted but it needs to be in harmony with existing neighborhoods.


Trumansburg is the commercial and social core of the surrounding farming communities. Over-all, the village compares favorably with other communities: higher income levels; lower poverty and unemployment levels.

While the education/health/social services is the strongest employment sector, due greatly to the high number of home-operated practices and the proximity to Cayuga Medical, Trumans-burg has also grown in its industry, entertainment, and tourism.

There are four main areas of commercial development. Main street is an active, pedestrian-ori-ented commercial heart that includes: mixed retail; service; government & community buildings; dining & entertainment; the Rongovian Embassy; Little Venice; Hazelnut Kitches; the Pourhouse; and bed & breakfast establishments. The eastern village entrance is vehicle-oriented and is a focused cluster of restaurants; the fairgrounds; Byrne Dairy; Smith Woods; and the historic cem-etery. The Historic Lumberyard is an integral in the development of Trumansburg and surround-ing communities. King Street is a self contained industrial area that includes outdoor storage of supplies, and there exists a possibility for further development.

The Cayuga and Seneca Wine Trails combine for 1.758,000 visitors in 2003, and has continued to grow for the past fi fteen years. The Cayuga trail has twelve wineries in a thirty minute dis-tance. The Seneca trail has eleven wineries within a thirty minute distance.

economic development

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In the Environment Section of the Comprehensive Plan for Trumansburg, we identifi ed a hierar-chy in the way that certain open spaces were valued more than others depending on their age, placement within the town and ecosystem services they provide. Out of that information, we diagramed what we understood as being the most protected and the least protected outdoor spaces in Trumansburg.

The most protected space that we identifi ed is Smith Woods, which lies just outside the village to the southeast, and is an old-growth preserved forest that is protected from development through a covenant.

Next are Taughannack Falls and the Frontenac Creek Glen Unique Natural Area (located just north of Main Street, between Union and Lake) which is considered historically valuable due to some of the original mill dams in the area and other historic structures. The UNA includes a for-ested glen, waterfalls, and a large section of Trumansburg Creek.

The third tier includes streams, wetlands, and Trumansburg Creek. The Wetlands include an area of 23 acres of lands identifi ed by the National Wetlands Inventory. The largest area is located in the north along Prospect Street. The streams are already being encroached upon in some areas, but they are looking to keep development from occurring so close to them. Then, the forested stream buffer (recommended 100 ft buffer zone) maintains a healthy ecological sustainable wa-terway providing a variety of benefi ts including: habitat and biodiversity, stream stability, water quality, and fi nancial savings. The village would like to extend the buffers along certain unpro-tected areas along Trumansburg Creek, especially west of Union Street, and along the ponds and intermittent creek at the east end of the Village. Open Green Spaces includes 47 acres of designated open space which includes: the school grounds, a portion of the Trumansburg Golf Course, and a portion of both the St. James Catholic Cemetery and the Grove Cemetery. Finally, they consider the open downtown spaces the least protected and most developable, since they are urgently seeking to introduce buildings in Main Street that project a distinct “rural charac-ter”.

In addition, the village is very interested in investing in renewable energy, and purchasing re-newable energy credits.

environment

TrumansburgSchool

Grounds

TrumanburgFairgrounds

Smith Woods

GroveCemetery

Golf C eeeourse

VVilillalagegeelag PPPaaarrkk

1909

1969


Trumansburg has a number of inherent advantages stemming from the creek, including the rela-tion to Taughannock Falls, and creating a community identity with Cayuga Lake. Using the exist-ing natural area property, and property that will need to be acquired from several houses along the creek, the trial corridor vision can be accomplished. This will lead to better enjoyment of the creek, and help facilitate a lasting identity and stewardship of Cayuga Lake.

The Black Diamond Trail could connect Trumansburg to Ithaca along an existing railroad bed. This historically signifi cant trial could provide residents and tourists to Ithaca and Trumansburg the opportunity to hike and bike between the two.

Currently, residents do not feel as if there are enough facilities for sports and other activities. There are a number of youth programs available, but lack programs for adults and seniors. The programs are operated out of the local high school, or users must travel long distances to use private facilities. They would benefi t from a community center or sports fi elds focusing on swim-ming, basketball, skateboarding, and tennis.

recreation

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setting goals based on the comprehensive plan

priority issues identifi ed by community partners in project cycle

The following ten goals for the gateway sites were drawn directly from studying the Compre-hensive Plan were identifi ed and shared with attendees at Community Meeting One.

1. Plan each gateway area in relation to the goals set forth in the comprehensive plan:

environment, housing, economics, community, recreation

2. Keep Trumansburg’s identity at the forefront: rural and historic, charming, small town,

quaint, cultural, quiet, dynamic, interesting, unique, small business, friendly

3. Prioritize people, neighborhoods and community feeling in gateways: diversity, safety,

affordability, housing options, street and sidewalk networks, connecting residential

neighborhoods to downtown commercial core, tree-lined streets, mixture of

housing styles, senior housing near downtown, green space, recreational access

and uses

4. Create safe and welcoming access to the gateway areas for all users

5. Encourage new commercial development in the gateway areas that does not directly

compete with existing downtown businesses

6. New development in new gateway sites should be visually / contextually compatible

with surrounding area

7. Link neighborhoods, street and sidewalk networks to gateways

8. Optimize and support effi cient and cost-effective sewer and water infrastructure and

costs when developing gateway areas

9. Develop gateways as inviting places for both residents and visitors alike: Green, walk

able, attract tourist economy, promote local assets and attractions, provide services for

visitors and locals

10. Promote contemporary ‘green’ planning and design strategies

Community Meeting One attendees were asked to prioritize the Comprehensive Plan goals summarized above by placing a given number of red stickers on them. The following 5 goals rose and became important goals directing subsequent plans for the gateway sites and addi-tional project areas of the downtown core and residential neighborhoods.

goal setting for gateway sites

• Promote sustainable planning and design strategies • Keep Trumansburg’s identity at the forefront • Link neighborhoods, street networks, and sidewalk networks to gateway sites • New development should be contextually compatible with the surrounding area • Encourage new commercial development that does not directly compete with existing businesses


defi ning the east & west gateways

Key issues related to the East and West Gateways emerged from both the student analysis of the sites as well as feedback from Community Meeting One, Walking Tour, on-site observations and discussions. Students used the 1995 Main Street Guide as well as the Auble Annexation Ad-dendum to the Comprehensive Plan as principal references when trying to understand the key factors related to each of these sites.

Part of what marks a gateway is the sense of knowing you are entering and passing into a rec-ognizable district. The gateway provides visible cues like slowed traffi c, people milling about, a concentration of activities and features like landscaping, evidence of care (mowed lawns, signage, beautifi cation) that say “I’ve arrived.” At Community Meeting One, students asked at-tendees “When do you feel you enter the Village of Trumansburg when arriving from the east?” Responses included:

• “the entrance of Smith Woods” • “The Welcome to Trumansburg sign” • “the dip in RT 96 at Falls Road” • “the downtown core”

This range of answers refl ects the fact that the sense of entrance to the village is perceived at several, not just one point, and that the syncopated choreography or sequence of movement and changes along Route 96 as it comes into the village gets punctuated at key points that begin to create a memorable image of Trumansburg. The challenge, every step of the way, is to plan and design the sequence so it creates those entrances that welcome you distinctly into the Village of Trumansburg.

east gateway

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The East Gateway in this project is defi ned as occurring around the Cemetery Road intersection with Main Street/Route 96. It is bordered by Smith Woods, Trumansburg Fairgrounds, a resi-dential neighborhood abutting Grove Cemetery, and the Trumansburg Schools. It is currently designated to become “Gateway Commercial” according to the Draft 2009 Zoning Ordinance. This gateway site is situated in nexus of character-defi ning features and local landmarks unique to Trumansburg and serves as a gateway “welcome” for those arriving from the east as well as those arriving via Cemetery Road from Taughannock Falls State Park.

One really important characteristic of the east gateway is that it literally adjoins or readily con-nects to much of what is considered Trumansburg’s public open space. The Fairgrounds, Smith Woods, Grove Cemetery, the creekside sewage treatment plant site, school grounds, and aban-doned rail corridor soon to become a regional greenway system called the Black Diamond Trail.

This preponderance of open space alone promotes the “rural” small town charming image Tru-mansburg strives to protect and sustain in its Comprehensive Plan.

Because of the east gateway’s open space assets, its surrounding local landmarks and associa-tion with seasonal activities and events that occur there, it has a quality students dubbed “visit-ability”. The Grassroots Festival and Trumanburg Fair are summertime highlights and places like the Falls Tavern and Not-My-Dad’s Ice-cream parlor contribute to the hub and activity at this end of the village.

The recent addition of the 24-hour Byrne Dairy Convenience Store and Gas Pumps added activ-ity and commerce to the area and also reaffi rmed streetscape features to encourage walkability and linkage to down town, the Fairgrounds and surrounding sites. However, the deep set-back site confi guration, number of curb cuts, generic building type, gravel detention structure, and high percentage of non-permeable site coverage adds little to reinforcing the image of charm, rural and historic stated in the Comprehensive Plan.

open space map, 2005


East End Characteristics• Accessible, visible and imageable open space surroundings and green connections in all direc-tions (school grounds, Smith Woods, Trumansburg Fairgrounds, Cemetery, unique natural area – Smith Woods, green lawn corridor and sidewalks to downtown)• “Visititability” - seasonal draw and attractions-Not-My-Dad’s Ice-Cream, Fairgrounds, Grass-roots Festival, T’burg Fair, School Athletic Events• Visual disconnect from surroundings- asphalt dominant identity• Activities, services and uses in this area should enhance and add value to their surround ings

The image of “gateway commercial” called for in the Draft Zoning Plan appears out of sync with the unique attributes of the existing village gateway. within proximity of an existing commercial corridor. New commercial development should complement and reinforce existing commercial opportunities instead of directly competing for customers.

The current zoning proposal calls for “gateway commercial” within proximity of an existing commercial corridor. New commercial development should complement and reinforce existing commercial opportunities instead of directly competing for customers.

zoning map, 2005

Other buildings and sites in the area have taken a similar approach to paving over all surfaces, appropriating the tree lawn with asphalt, eroding the street edge with undefi ned driveway en-trances, and neglecting to landscape their propertie. Such an approach confl icts with the “visit-ability” of this end of the village. A lack of sidewalks and defi ned curb cuts on the north side of the street privileges cars over pedestrians and asphalt over landscape.

On the other hand, The Not-My-Dad’s corner with its lawn, trees and tables creates the kind of welcome visitable image. Moving westward, a large area of green lawn with trees provides relief from the asphalt and offers a prelude to the longer green entry arrival corridor into downtown that is framed by trees, houses and school grounds.


Approximately 103 acres of land comprising the West Gateway were recently annexed to the village and border Seneca Road and the Route 96/Main Street. This land currently houses the Auble Estates as well as some multifamily housing units. There is currently no safe sidewalk con-necting the area to the downtown or nearby residential neighborhoods. Overall, this site which until recently was primarily agricultural land, maintains an open rural feel.

The West End’s quality, open and relatively unstructured. Along route 96 you experience fi elds, forests, and country vistas. There are also a few buildings and residential areas. It feels like a long walk into town because the developed areas are unconnected. On approach of the down-town area you reach a green space that resembles a park. The large areas of underused land relatively close to town presents great potential for the West End.

Current Land Use

Though geographically close the annexed lands seem perceivably far due to a lack of internal structure. Automobiles, pedestrians, and cyclists alike are forced to use Seneca Road and Route 96 to reach the downtown area. This is especially problematic for pedestrians and cyclists who might not be inclined to take the time to make such an indirect route. This problem is exacer-bated by a lack of proper sidewalks along Seneca Road and Route 96, both of which have high-er traffi c speeds. Internal roads and pedestrian paths are necessary to establish proper connec-tion to the downtown and avoid isolation.

Some of the main concerns with this area are the families/children at the Auble Estates, Access to Open Space, Connection to Downtown, and Services/retail/commercial development.

west gateway

west gateway

33

The current proposed zoning does not refl ect the goals of the Comprehensive Plan. There are not conserved green spaces and it proposes pushing the heaviest traffi c patterns to the outer-most edges of the annexed area. The site has many rich soils and open views, and it is impor-tant to look at this area as a potential for conservation as well.

There is another opportunity near the entrance of RT 227 as that is an important entrance to the Village as well. That area, combined with the park-and-ride/farmers market on the corner need to be looked at in respect to the larger context of the downtown core.

3 Unconnected Residential Areas-trailer park-new development complex-single family houses both sides of 96-lack of neighborhood amenities

Distance to Town: Physically Close but Perceptually Far-a “drive-to area”, about 10 mins. walk-lack of sidewalks, trails = unsafe-no internal street networks

Large Tracts of Open Space-along rural Rt. 96, 227-agricultural: active & inactive-vistas and views, ridges

Closer into Town: “Triangle Park”-where farmers market held-closest thing to a town park

current land use

proposed 2009 zoning

county line on Route 97The Park coming into town from 227


issues raised in cycle one

As we went through this process we found that we could not just direct our attention to the two main entrances to the village – what we had termed the East and West Gateways. We also noted the importance of the area where Route 96 meets with Route 227. We were somewhat surprised to fi nd that we needed to take a larger scale view of design recommendation.

During the Walking Tour and the First Community Meeting we got feedback that there was a lot of interest in the downtown business core. There are a number of well-respected shops and businesses that are integral to downtown life. These businesses are within walking distance of most of the residential areas nearby, and meet the most of the immediate needs of the villag-ers. The only missing ingredient with the downtown area is the lack of a grocery or pharmacy – which can both be found just outside the village limits.

In response to the feedback that we got from the community we realized that much of the development that we wanted to encourage needed to start within the current downtown core and then work outwards. This includes the downtown commercial core as well as extending to the entrance to Route 227. This area has the potential to be another ‘gateway’ along Route 96 because of it’s connection the wine trails of Cayuga and Seneca Lakes.

We also looked at areas within the village currently that could be re-zoned to allow more in-fi ll development which would allow us to use more conservation development within the newly an-nexed area. These areas are currently set at 100 foot frontages and there is an opportunity to look at developing from within the village before moving out towards the newly annexed west end which is currently prime agricultural land.

original focus areas

35

In addition to looking at adding more density to the downtown areas we also suggest annexing the commercial district around the SureSave, Kinney’s Maguire Imports and the Subway from the Town of Ulysses. This area already has village utilities and would be a prime location for more ‘heavy commercial’ development to go, if there was still a need in the future. Part of the rea-son for the ‘heavy commercial’ zoning that was favored in the 2009 Draft Proposal was because there is no current commercial district in the Village – the tax base could much more effi ciently be gained by partnering with the Town of Ulysses than developing agricultural land for commer-cial use.

Annexing this area also would solve the issue of having a ‘walkable’ grocery and pharmacy within the village limits. This would have to be looked at in a future study as to how to connect the residential neighborhoods with this area in a more safe and pleasant way.

Major Issues in the Downtown & Residential Neighborhoods• Historical character/identity• Walkability, pedestrian friendly areas• Encouraging commercial growth in downtown core, small businesses, storefronts etc.• Potential in-fi ll opportunities within residential neighborhoods• Re-visioning downtown architecture (abandoned grocery store & fi tness center)• Pushing larger commercial businesses to east commercial district rather than allow them downtown• Green space in the downtown – potential for pocket parks, enlarging the farmer’s market park

expanded focus areas

37

Chapter II: Alternatives toConventional Zoning

38 chapter II: alternatives to conventional zoning

This chapter provides a summary of research generated during Project Cycle 2 and presented during Project at Community Meeting Two held on April 5, 2010. The work during this period was primarily focused on studying alternatives to conventional zoning while unearthing contem-porary design and planning strategies and approaches that would be particularly relevant to Tru-mansburg. The other main goal was to test the proposed ‘conventional’ zoning from the Draft Zoning Ordinance and understand exactly how it could shape and impact the development of the two gateway areas. The chapter unfolds in the following manner:

Conventional and Creative Development Approaches: Summary of Scenarios generated by Students Community Response to Scenarios and direction Direction for Inquiry Cycle 3

Relevant theories and practices to guide Trumansburg’s development: Smart Development Conservation Planning Green Infrastructure Neo-Traditional Community Design Complete Streets Form-based Zoning Eco-Industrial Development

Conventional Development & Creative Development Approaches

Conventional development plans typically result from zoning strategies reinforcing total land cover and wholesale segregation and separation of land uses. Such an approach contradicts contemporary planning and design’s focus on reducing sprawl and integrating social, economic and environmental goals through such strategies as form-based design, high density mixed-use, traditional neighborhood development, walkability, green-building and infrastructure and con-servation planning. Because typical conventional type zoning ordinances lack design recom-mendations for new development, rural character and village identity are particularly vulnerable to the impacts and characteristics they promote. Creative development approaches favor land conservation, clustering, mixed-use and limiting the area of building coverage to preserve and sustain rural character. Through conservation the land is able to provide both areas for development and also spaces for recreation and eco-sys-tem services (stormwater, drainage, habitat corridors) that would otherwise be unavailable were the total land surface to be subdivided and covered. Smaller lots and denser clustering also enables the integration of more affordable housing while promoting neighborliness, community, walkability. In addition, this kind of development is considerably less energy consumptive and more cost-effective due to the fact that a denser developed district can share roads, sidewalks and utility connections. The human-scale experience is a central emphasis in creating livable communities and is refl ected in the creative development approach.

alternatives to conventional zoning

39

Creative development moves beyond the basic uses, dimensions and scales that are typically mandated in a conventional zoning ordinance. Because it aims to protect and sustain the com-munity’s character and identity, creative development proactively provides design guidance by setting development standards and limits and enacting development practices and form-based codes. This can be accomplished in a number of ways and is becoming increasingly more com-monplace as communities take action to preserve their identity and character in the face of economic and development pressures.

Comparing Conventional and Creative Scenarios for the East and West End

We decided to undertake an exercise to understand the impacts of Trumansburg’s Draft Zoning Ordinance (2009) by creating sets of scenario plans comparing “by-right conventional develop-ment” as per the designated zoning with alternative creative development and conservation-based planning. The following pages illustrate and describe both the conventional and creative development plans they generated. These plans are meant to offer a way to compare strategies for and to arrive at a shared attitude regarding the preferred planning direction each site should take. These comparative plans were shared at Community Meeting Two and enabled attendees to view and discuss the alternative ways that development could play out in the gateway areas. Smaller discussion groups at the meeting debated the strengths and weaknesses of the various proposals. Finally, a concluding dialogue session at the end of the meeting summarized key points and directives for the students to address as they moved forward into Project Cycle 3. Those directives are presented at the end of this chapter.


In order to meet these goals, we are using the principles of smart development as a framework. Smart development values long-range, regional considerations of sustainability over a short-term focus. The major themes are to achieve a unique sense of community and place; expand the range of transportation, employment, and housing choices; equitably distribute the costs and benefi ts of development; preserve and enhance natural and cultural resources; and promote public health.

Five principles of smart development:

1. Effi cient use of land resources (compact building forms, infi ll development, moderat- ion in parking standards, preservation of land for parks/woods/wetlands)

2. Full use of urban services

3. Mix of uses (stores, offi ces, residences, schools, recreation all within walking distance)

4. Transportation options (safe, convenient, interesting; reasonable walking distances; alternative routes)

5. Detailed, human-scale design (porches, pedestrian emphasis in streetscape design) The following case studies illustrate strategies that have been successful in promoting smart growth in other communities around the world. These case studies have informed our design recommendations and serve as excellent illustrations of how design can be done differently.

The strategies we chose to focus on are:

Conservation Planning: protect land wherever possible and include open space

Eco-Industrial Parks: businesses cooperate with each other and with the local community

Form Based Zoning: use existing village fabric to inform land use

Complete Streets: walkable networks of safe streets that incorporate all uses

Neotraditional Community Design: use local, traditional character to inform contemporary design

Green Infrastructure: sustainable technologies and methods that incorporate natural systems

recreationsmart development

41

Conservation planning is a strategy that aims to protect natural resources, open space, and hab-itats. The following graphics show the contrast between traditional and conservation planning schemes in a rural village much like Trumansburg. When development is clustered or aimed at smaller areas, more of the rural character can be maintained.

Protection of Natural Resources: 50-80% of open space can be preserved for ecological health, recreation, and to maintain the character of the area

Restrict particular areas, such as wetlands, forests, agricultural land, or other open space from certain kinds of development

Habitat Protection: maintain large, intact patches of native vegetation

Create connections among wildlife habitats by identifying and protecting corridors for move-ment

conservation planningcase studies

existing conditionsopen space, rural aesthetic

traditionalsprawling, large lots, little open space

conservationemphasized open space, preserved rural character


Green Infrastructure refers to the network of natural systems such as forests, wetlands, and parks for land management purposes. These systems can be harnessed or designed to reduce a community’s impact on the environment, and can be incorporated in a fi scally responsible and aesthetically pleasing way.

Green infrastructure systems typically cost less initially as well as over time compared to tradi-tional infrastructure

Stormwater Management: decrease environmental impact through use of sustainable design solutions such as detention basins, permeable surfaces, green roofs, and increased open space a cost effective way to lessen impact on sewer and drainage systems protect and enhance groundwater quality

green infrastructure

43

Most typical zoning plans separate uses, as in the proposed zoning draft for Trumansburg, while smart growth emphasizes a mix of residential and commercial use. Codes often also separate housing type and encourage homogenous developments. By allowing attached housing as part of Trumansburg’s zoning code, duplexes and townhouses could be added to the village’s housing stock without drastically changing the visual character. Lot layout, placement of lawns, driveways, and massing of housing is much more important than housing type to the valued visual character of Trumansburg.

Because Trumansburg is home to so many small-businesses, another smart growth policy that could gain support is mixed-use zoning. “Live-work” units allow a limited business operation on the fi rst fl oor with residential units above.

Mixed Use Development: residential, commericial, schools within walking distanceHuman Scale Design Elements: emphasis on individual experience through design elements like porches and site amenities smaller setbacks encourage interaction and makes the street a desti-nation

High Density: discourage sprawl through smaller lot frontages and mixed uses .

Diverse Housing Options: range of housing types, styles, and affordability within close proximityBoise, Idaho has pursued more compact neighborhoods through infi ll development. Different housing types, including single family, attached housing, rowhouses, apartments, and lofts were integrated into the existing fabric of the city.

neotraditional community design


In historic downtown Stillwater, Minnesota, a complete street was created in order to allow pe-destrians, cyclists, motorists, and transit riders to use the street together. In Texel (tessel), Neth-erlands, you can see how user groups interact with the same space in different ways. In Madi-son, Wisconsin, visible pedestrian crossings make all downtown businesses easily accessible. Complete streets can incorporate sidewalks, bike lanes (or wide, paved shoulders to accommo-date bike traffi c), frequent pedestrian crossings with signals, median islands, and other elements that increase safety, walkability, and aesthetic appeal of the streetscape. Because there are so many aspects that can be combined to create a complete street, they are very context specifi c and will look unique in every community. For instance, this complete street in Portland, Maine shows us that new sidewalks can incorporate seating, green space, and interesting lines while integrating multiple uses.

In some areas, legislation has been used to encourage the installment of Complete Streets.

complete streets

45

Context Specifi c Design: use existing village aesthetic and physical form to plan new develop-ment; emphasis is on design, the relationship between streets and buildings, and scale of physi-cal elements rather than the simple separation of uses

Regulations: form based codes are laws, not guidelines, that encourage certain kinds of de-velopment within a district; a regulating plan designates where different standards apply and is used to promote a particular community character in addition to building standards, public space standards dictate how the public realm is designed

Greater Flexibility: use of buildings can change over time in response to community and market demands, encouraging reinvestment

Dryden: New York, USA - form based zoning dictates building style to ensure a cohesive aesthetic - regulations enhance the pedestrian experience, for example, cross-block - sidewalks allow shorter walks from street to street - in addition, overlay zones prohibit the development of suburban sprawl

form-based zoning


- Sustainable Business: allow only green industry through zoning or overlay districts- Cooperative industries can cut waste by sharing facilities, manufacturing equipment, and utilities- Environmental impact is reduced by choosing complementary industries in which one business’ waste can be another’s materials- Live/work space, mixed use buildings, and connections with residential neighborhoods allow for a walkable or bikeable commute

wine bottling and labeling can work cooperatively in an ecoindustrial center to support the local economy

Poundbury: Dorset, Englandemployees have a walkable commute, other food industries in area support niche market

eco-indsutrial parks

47

Using the creative development strategies and case studies we developed our own creative scenarios to envision some of the possibilities for the east and west gateways. We focused on creating different possibilities that would compliment the comprehensive plan and meet the goals of the community from our fi rst meeting.

Some of the goals for the creative design strategies were: • Preserve rural character of Seneca Road • Focus development along Route 96 • Minimize the addition of new road infrastructure • Increase density by decreasing lot size and/or frontages • Preserve green space and agricultural land (aim at 50%)

Each of the scenarios represents a different set of design areas – whether the group focused on combining elements such as mixed use commercial, residential, conserved open or agricultural space, eco-industrial etc. The schemes all used the above goals to try to develop the land most appropriately.

The scenarios will outline the land use potential for the areas, highlight the case studies that would be relevant to the development style, and a sketch of the design from an aerial perspec-tive. Note: Route 96 is the lower curved road in all of the sketches, and is represented in the diagrams with a bright orange line.

creative development scenarios

RT 96

Auble Estates

Current Land Development, 2010


These are examples of how the West End parcel could potentially be developed if it was de-signed using the current proposed zoning regulations. This would promote developing heavy commercial to the west of the Auble Mobile Estates, at the farthest point from Route 96. It also limits the amount of creative development strategies that can be used – including altering the frontages on the residential neighborhoods, it also allows that the residential development would most end up being what is referred to as ‘urban sprawl’.

typical development strategies using proposed zoning planconventional development

49

This scenario is an example of how a number of zoning types can be combined as well as con-serve almost 50% of the green space in the West Gateway. There is a central commercial area, with suggested storefronts on the fi rst fl oor, and apartments in the upper fl oors. The central aspect of the plan is to include a community center that would service both the nearby neigh-borhood, but also the whole village. There are mixed housing types, extensions of the current low-income housing and the mobile home park, as well as new single family and an apartment complex.

mixed use commercial/offi ce, residential, conserved spacescenario 1:


This scenario focuses on 3 key areas, a new commercial corners, residential neighborhood and an eco-industrial park. There is still a good portion of the scenario that would be conserved green space and central park space for the area. The residential lots would be similar to those in the village – lowering the frontages to 60-80ft instead of 100ft. Additionally there is space for more dense housing types – multi-family, apartments, retirement community etc.

mixed use commercial, residential, eco-industrial, green spacescenario 2:

51

Scenario 3 is a mix of zoning types that focus on conserving space, either through zoning or an eco-industrial park. The central feature is a civic site – a community center that would provide entertainment and a central location for amenities like an indoor pool, squash or tennis courts, a movie theater, rentable conference rooms etc. The residential areas are in keeping with small village lots and include more mixed multi-family units and some additional mobile homes.

mixed use residential, eco-industrial, conserved spacescenario 3:


This last scenario is based on the precedent that commercial needs would be met at the eastern end of the village in a potential future-annex area where the SureSave and Maguire Imprts are located. This would lessen the pressure for commercial in the Western parcels, leaving room for a higher density residential community. This plan calls for almost 50% conserved or opens space and lowers lot sizes to 60-80ft frontages. There is also a corner area for a community center that would serve this smaller neighborhood and the surrounding areas.

mixed density residential, green spacescenario 4:

53

During the small group feedback session, every scenario station had an evaluation half sheet with prompts for participants to fi ll out. Only a handful of people returned these at the end of the meeting, the majority being from the red table, or scenario two, but one person from their group also turned in an evaluation for scenario three.

The strengths that community members found in creative scenario two were the close proximity of offi ces to Rt 96, the inclusion of eco-industrial which people thought had potential employ-ment proximity, especially on the west end of the plan, and the incorporation of green space. On the other hand, one person thought that more green space was necessary as a buffer be-tween single family housing, while another concluded that more green space was needed in the residential areas with denser townhomes or less sprawl development. Contrarily, one group member thought the plan was too crowded with dwellings and needed more community ap-peal, citing Elm and Cayuga Streets.

Improvements mentioned included adding a community center or other community use spaces and to consider how the site might be different if the wooded lot were incorporated into the plan as high-density housing. In terms of addressing the village’s goals for the future people thought that the plan included green strategies and that mixed income housing were important. One person thought that the scenario worked well if the village’s goal was to maximize resi-dents, while another was unsure. The only additional suggestion was to include sidewalks into downtown.

One person from the red group also fi lled out an evaluation for scenario three, and as with sce-nario two, they suggested improving the plan by considering the wooded lot in the middle of the plan. The strengths that were identifi ed were the high density housing and the community center, while they preferred for industrial to be zoned on the west side of the trailer park (as in scenario two).

responses to creative scenarios

students lead discussion groups to discuss the creative design scenarios, meeting 2

55

Part II: Proposals & Recommendations

Chapter III: Downtown Core

Chapter IV: Residential Neighborhoods

Chapter V: East Gateway

Chapter VI: West Gateway

57

Chapter III: Downtown Core

58 chapter III: downtown core

Design Guidelines and Ordinance for the Downtown Commercial DistrictBy Rachel Hendricks and Elizabeth Moskalenko

After careful review of the Village of Trumansburg Draft Zoning Ordinance for the Downtown Commercial District, we have outlined design and zoning recommendations in keeping with the following objectives identifi ed through our study of the Village: 1. Protect and enhance the historic and eclectic identity of the Village of Trumansburg while providing the opportunity for new growth, development, and infi ll 2. Enhance the human scale of development and establish pedestrian connections between places, rather than prioritizing vehicular circulation, thereby increasing the walkability of the streetscape 3. Reinforce the compactness of the downtown core and maximize its developmental potential 4. Minimize the negative impacts of on-site activities on adjacent uses 5. Maximize the developmental potential of the downtown core 6. Promote sustainability and preserve natural amenities such as Trumansburg Creek

Through our research and study of the Village of Trumansburg’s downtown commercial district, we found several characteristics to be present in outwardly expressing the identity of the area. The historic character of the Village is visible in part through its brick architecture and compact-ness of buildings. Street level storefronts, awnings, and shallow setbacks promote streetscape life and activity desirable in enhancing the quality of downtown. However, the Draft Zoning Ordinance fails to adequately safeguard and uphold traditional patterns of the downtown. It neglects to limit setbacks for new buildings, allowing for the gaps present in the streetwall that detract from the rhythm of Main Street.

The proposed zoning promotes longer frontage length and larger lot sizes, which are inconsis-tent with those typical of downtown. Allowing for one story buildings in the proposed zoning fails to promote the density and mixed-use that could maximize the developmental potential for downtown. In addition, allowing for parking between buildings and the sidewalk deteriorates the streetwall while placing an unwanted emphasis on vehicular circulation. To promote future development projects and qualities and patterns reinforcing the most desirable attributes of the Village, we recommend the following revisions to the Draft Zoning Ordinance, along with design guidelines. We have also suggested a Master Plan with a realization of how these implementa-tions might be manifested.

design guidelines downtown core

59

students lead discussion groups to discuss the creative design scenarios, meeting 2

before zoning

existing with zoning line

after zoning

sub-districts


undesirable characeristics

desirable characteristics

61

Village of Trumansburg Downtown Commercial District Ordinance Revisions

ARTICLE VII – DOWNTOWN COMMERCIAL DISTRICT

Purpose and Intent.It is the purpose of this ordinance to require that the development and redevelopment of land in the commercial district of the Village of Trumansburg will be accomplished in a manner that re-tains and enhances its historic and eclectic identity. This ordinance with the accompaniment of the Main Street Guide will serve to protect the historical, architectural, economic, educational, civic, cultural, social, and aesthetic values of the community.

These regulations are intended to protect the unique integrity of the Village of Trumansburg by specifi cally focusing on the following key concerns that need appropriate addressing:

a) permitted uses (this section has been edited and revised) b) individual plot design specifi catio c) heritage building protection, preservation, and reuse d) beautifi cation of the streetscape through appropriate lighting, parking, sidewalk, and street tree plantings e) preservation of natural amenities

Section 701. Permitted Principal Uses.In any Downtown Commercial District, buildings may be erected, altered, or extended and land or buildings or parts thereof may be used for any of the following purposes:

1. Artists’ studios 2. Banks, savings, and loans, and other fi nancial institutions, excluding drive-up services 3. Business, professional, and government offi ces 4. Catering services 5. Child day-care centers, adult-care centers 6. Clubs, private and membership 7. Commercial recreation and entertainment 8. Cultural institutions 9. Eating and drinking establishments including: restaurants (sit-down), bakeries, delicatessens,ice-cream parlors, coffee shops (and similar fl oor retail and serving establishments which serve customers primarily at food take-out counters); Excludes drive-through and drive-up services 10. Funeral homes or mortuaries 11. Flower shops, nurseries, or greenhouses 12. Food and beverage sales 13. Health services; including emergency health care, out-patient clinics, dentist offi ces, chiropractic, and acupuncture clinics 14. Libraries 15. Minor utility facility 16. Personal or household service establishments including barber and beauty shops, interior decorators, Laundromats, plumbing, electrical stores, or other similar establishments for the sale

ordinance revisions


17. Pawn shops 18. Postal services 19. Printing, lithography, photocopying, publishing, or graphic arts establishments 20. Public safety facilities 21. Religious assembly facilities 22. Retail services provided that upper stories of the building will be used for residential purposes 23. Single-family or two-family dwellings (second fl oor only or previously existing) 24. Theaters or movie houses 25. Travel services

Section 702. Special Use Permits.In any Downtown Commercial District, buildings may be erected, altered, or extended and land or buildings or parts thereof may be used for any of the following purposes, upon issuance of a Special Use Permit: 1. Agricultural processing 2. Community centers 3. Convenience markets, without gasoline sales 4. Clubs 5. Lodges, hotels, and motels 6.Indoor recreation centers including bowling alleys, skating rinks, and arcades 7. Indoor public swimming pools which conform to New York State specifi cations 8. Public assembly halls 9. Public or private schools 10. Public park and recreation facilities, excluding permanent amusement parks. Non-profi t organizations may be permitted use of a parcel for amusement purposes for no more than seven days in any calendar year 11. Veterinary hospitals for the care and treatment of animals; does not include the boarding of animals for compensation

Section 703. Accessory Uses and Buildings.In any Downtown Commercial District, accessory buildings may be erected, altered, or extended and land or buildings or parts thereof may be used for any of the following accessory purposes:

1. Any accessory buildings, structures, or uses customarily incidental and directly related to the operation of the permitted, existing, principal use 2. Off-street parking facilities layout in accordance with Section 705. Streetscape Regulations; Parking 3. Signs, in accordance with Article XVII - Signs 4. Temporary seasonal rental sales, such as of Christmas trees and pumpkin sales 5. Outdoor storage and displays of merchandise, materials, or equipment for a maximum period of seventy-two (72) hours 6. Temporary fundraising activities of non-for-profi t organizations, such as barbeques not to exceed seventy-two (72) hours 7. Roof-mounted alternative energy facilities, subject to the height restrictions of this ordinance, refer to Section 704. Design and Dimensional Requirements; Building Height Restrictions

63

Section 704. Design and Dimensional Requirements.Development within the Downtown Commercial District shall conform with any design require-ments adopted by the Village Board of Trustees, the Main Street Guidelines, and admitted after completing a review process with submissions and a permit. The Downtown Commercial Dis-trict is broken up into three commercial Sub-Districts, Downtown East, Downtown Core, and Downtown West. Please refer to the illustration below for specifi c district boundaries, and the Main Street Guidelines (2010) for additional specifi cations.

No buildings or portion thereof shall be erected, constructed, converted, established, altered, or enlarged, nor shall any premises be used unless the lot of premises and buildings shall com-ply with the following requirements and special regulations:

1. Minimum and Maximum Lot Area Dimensions. - In all zones the minimum lot area size shall be twenty-fi ve hundred (2,500) square feet, with a minimum frontage of twenty-fi ve (25) feet and a minimum depth of at least one-hundred (100) feet. - With the exception of street fronting lot lines, buildings may be built immediately on any lot line. In the event that buildings are not placed immediately on a lot line, they shall have side and rear yards with depths not less than fi ve (5) feet Refer to Street Frontage Setbacks for building setbacks with street frontage. Refer to the Main Street Guidelines for illustrations demonstrating setback requirements 2. Street Frontage Setbacks All street frontage setbacks will be measured from the curb to the building. - Commercial Sub-District A - A minimum setback of twenty-fi ve (25) feet and a maximum setback of thirty-fi ve (35) feet is required, the measurement is taken from the curb to the foot of the building - Commercial Sub-District B - A minimum setback of ten (10) feet and a maximum setback of twenty (20) feet is required, the measurement is taken from the curb to the foot of the building - Commercial Sub-District C - In Sub-District C, the building setbacks shall be derived from the existing context. To the east of Hector Street (Route 227), the minimum and maximum setbacks are measured from the curb of West Main Street (Route 96). A minimum setback of forty (40) feet and a maximum setback of one-hundred (100) feet is required. West of Hector Street (Route 227), the front side of the buildings may be set on their plotlines, or fi ve (5) feet back. In this area the buildings shall front the farmer’s market 3. Building Height Restrictions - Commercial Sub-District A - No building shall be erected to a height in excess of twenty-fi ve (25) feet, with a minimum height of twenty (20) feet - Commercial Sub-District B - No building shall be erected to a height in excess of forty-fi ve (45) feet, with a minimum height of thirty-fi ve (35) feet - Commercial Sub-District C – No building shall be erected to a height in excess of thirty-fi ve (35) feet, with a minimum height of twenty-fi ve (25) feet


4. Building Design and Appearance. - Façades, roofl ines, and exterior walls should have three-dimensional variation to provide visual interest and variety - Façades that face public streets or adjacent development should be subdivided and proportioned using features such as windows, entrances, arcades, arbors, and awnings for visual interest - Entrances should be obvious, attractive, in scale with the building façade and have weather cover. Individual tenants should have separate entrances - The composition of a multi-story building should present a clearly recognizable base, middle, and top 5. Entrance specifi cations - In order to activate building frontage and encourage pedestrian viability of the shopping strip, front entrances to buildings should be located at minimum and maximum intervals of fi fty (50) and seventy-fi ve (75) feet respectively. 6. Walls and Fences - Walls and fences are not permitted in the Village Commercial Downtown District in front or side lots of buildings. Walls and fences are permitted in the rear lots if they meet the following conditions: a) they do not obstruct the back alley-ways, parking lots, or pedestrian pathways b) they do not exceed a height of six (6) feet 7. Refuse Collection Areas - A minimum of thirty-two (32) square feet of on-site refuse collection area shall be provided on each lot or premises and shall not be located in any front or street side yard. Where an alley exists the refuse collection area shall be located off the alley - The refuse collection area shall be screened by a wall or fence with a minimum height of fi ve (5) feet and a maximum height of eight (8) feet

Section 705. Streetscape Regulations.The goal for projects and improvements within this zoning district is to create a sense of place, while anticipating and planning for more intense commercial development that may occur given the location of this district and the presence or proximity to infrastructure and utilities. An em-phasis should be placed on providing coordinated growth that relies on shared curb cuts and internal circulation systems, to preserve the character of road frontage, and maintain safety and effi ciency of highway corridors.

1. Lighting and Utility Placement - Locate utilities underground to the furthest extent possible. All above ground utility boxes and similar facilities should be clustered and screened with landscaping - Lighting should be appropriate to a village setting. For example, do not over light (too many lights or lights that are too bright); always include full shielding to eliminate glare; and, in large parking lots, minimize lighting to preserve dark skies and limit light pollution.

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- Strong contrasts between lit and unlit portions of a site should be avoided, in favor of lower-powered and more evenly distributed lighting that is of similar character, intensity and color to neighboring properties in conformance with these regulations. 2. Parking - Street frontage parking (parking between a building and the adjacent public area shall not be permitted. - Parking between buildings or on the side is not permitted unless suffi cient space is not available in the rear of the building - For commercial buildings, parking shall be provided off the alley behind the building - Parking facilities and curb cuts should be shared between businesses and buildings - Parking lots should be paved with permeable paving materials or gravel to minimize impermeable surfaces and maximize water fi ltration 3. Sidewalks - Primary building entrances should face and provide a direct connection to any sidewalk system - Where feasible and appropriate, development projects should connect to State Route 96, particularly where sidewalks and other pedestrian amenities are placed directly along the corridor. With respect to larger projects and sites, additional opportunities will exist to provide a pedestrian friendly environment internal to the project site. The Village of Trumansburg Case Study in Tompkins County - Walkability Assessment Methodology and Case Studies (May 25, 2007) should be consulted. 4. Street Trees - Any existing street trees shall be preserved to enhance the character of the street - It is important that new street tree plantings contain a variety of species in the planting plan. This will help to prevent large scale devastation of all the street trees in case of disease or insect infestation. - Trees shall be planted in the ground. The minimum size tree shall be a standard forty-eight (48) inch box. Trees with a low spreading branch structure shall typically not be used in the street right-of-way. Individual specimens shall be selected, planted, and pruned, if necessary, such that major scaffold branches are at least eight (8) feet above the fi nish surface or fi nish grade, as measured at the trunk.

Section 707. Heritage Protection.A heritage structure means any building or structure which is found by the Village of Trumans-burg to be worthy of preservation. If a structure is not on the list the structure shall be evalu-ated to determine if the structure is worthy of preservation if one or more of the following ap-propriate fi ndings can be made that:

1. The structure is part of a historical event or personage in the development of the region.


2. The structure is architecturally signifi cant in that it exemplifi es a specifi c architect, architectural style, or period of development. 3. The structure is architecturally unique and worthy of preservation. 4. The structure is an integral part of a neighborhood development style.

Any new additions or replacement elements should match the historic architecture of Trumansburg 1. Building Facades - All sides of a building should express consistent architectural detail and character refl ective of the history of Trumansburg. - All site walls and screen walls should be architecturally integrated with the building 2. Signage - Signs shall meet all applicable codes - Signs shall be evaluated on an individual basis i. they shall refl ect the character and use of the structure ii. marquees, billboards, or off-premise signs are prohibited iii. fl ashing, moving, or signs appearing to be in motion are prohibited iv. indirect, or subdued lighting is preferred v. the sign shall not conceal or disfi gure signifi cant architectural details or features vi. the sign shall be constructed with traditional material (wood, wrought iron, steel) vii. there is to be only one sign per business viii. the sign shall be designed, fabricated, and mounted in a professional manner ix. temporary non-conforming signs shall be allows for a limited time period of two (2) weeks 3.Siding - New siding shall not cover or damage decorative features such as beaded weatherboard, corner boards, window, door, or cornice trim - New siding shall match the existing or original siding in size and design - Wood siding shall be used to replace deteriorated wood siding - Vinyl, aluminum, or other synthetic siding materials are not allowed, since they can damage and alter the appearance of historic buildings - New siding shall not cover rotted or damaged wood or other decorative features listed above - New siding shall be historically appropriate in size, color, and character - Brick exterior shall not be sandblasted - Painted brick surfaces should be repainted 4. Windows - Deteriorated wood windows shall be repaired if possible, not replaced - Storm panels may be installed on either the inside or the outside of a window for energy effi ciency - Window replacements or alternations may be made of wood, or historical material if they are historically appropriate:

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i. replacements must be the same size and styles as the original or existing window ii. replacements must be compatible with the related windows and other openings of the same building - Details of windows, such as rounded tops, should be retained if possible i. in this case, substitute materials that appear as glass to the public may be used instead ii. awnings may be used to conceal alterations that have been already been made to window details - Window trims and frames shall be the same color as the original or existing, or another color compatible with the building

5.Awnings - Styles of awnings and materials must be appropriate to the building period of the historic structure i. plastic, cedar shakes, or metal strip awnings all look to modern and are not appropriate to use ii. a plastic material that resembles canvas can be appropriate - Awnings shall not cover up architectural details and should avoid covering columns, cornices, corner boards, or windows

Section 708. Preservation of Natural Amenities.In order to protect the integrity of Trumansburg Creek, there are certain building restrictions put into place. In any new developments, there is to be no construction including but not limited to: buildings, accessory buildings, refuse disposal containers, parking lots, or paved surfaces within twenty-fi ve (25) feet of the creek. Additional regulations are as follows:

1. No buildings or accessory buildings are permitted to be built within seventy-fi ve (75) feet of the creek on the South Side of Main Street in the Downtown Commercial District 2. There are to be no paved surfaces (concrete, asphalt, or otherwise) within fi fty (50) feet of the creek on the South Side of Main Street in the Downtown Commercial District 3. There are to be no gravel parking lots or permanent pavilion structures within twenty-fi ve (25) feet of the creek


Village of Trumansburg Downtown Commercial District Guidelines

DESIGN RECOMMENDATIONS AND GUIDELINES

Purpose and Intent:On the following pages specifi c recommendations or guidelines are outlined. These should be used in accompaniment with the Village of Trumansburg Downtown Commercial Ordinance to guide projects, improvements, and changes in the Village Downtown Commercial District. This document is intended to promote design that is responsive to its contextual setting.

Objectives.: 1. Protect and enhance the historic and eclectic identity of the Village of Trumansburg while providing the opportunity for new growth, development, and infi ll 2. Enhance the human scale of development and establish pedestrian connections between places, rather than prioritizing vehicular circulation 3. Minimize the negative impacts of on-site activities on adjacent uses 4. Balance the economic requirements of a development with the aesthetic concerns of the community 5. Promote sustainability and preserve natural amenities

Downtown Commercial District: Downtown East, Downtown Core, and Downtown WestThe Trumansburg Downtown Commercial District has been further subdivided into three Sub-Districts; Downtown East, Downtown Core, and Downtown West, in order to allow for a cohe-sive design strategy in keeping with the traditional patterns of growth and development in the downtown area.

Section 1. Design Requirements.The site design in the Village of Trumansburg Downtown Commercial District is one of the most critical elements in ensuring the successful development of the Village. It is important that the following suggestions be taken into careful consideration when planning construction on any plot.

1. Site Characteristics and Contextual Infl uences - Development proposals will be reviewed with respect to their response to their contextual conditions and physical characteristics of the site. Key characteristics include: i. Environmental (such as existing vegetation, topographic features, natural amenities) ii. Visual (view sheds) iii. Climatic (sun angles and solar exposure) iv. Public infrastructure (such as streets, pedestrian paths, utilities) v. Patterns and Character (such as historic integrity of a site, nature of buildings) vi. Connections with adjoining developments vii. Archeological and cultural resources

commercial district guidelines

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2. Key Site Design Criteria - Sites must respond to their local contextual infl uences and to the site designs of adjoining developments. Elements that should be considered include: i. Shared driveways, alley-ways, parking facilities, and curb-cuts ii. Linkages of pedestrian sidewalks systems with those of adjoining sites iii. Perimeter open space and landscape buffer zones iv. Areas and access for service and refuse collection v. Drainage and retention facilities - Development projects should be primarily pedestrian scaled and accessible. The space should incorporate landscaping, shaded areas, and seating opportunities to be used both by customers and employees - Outdoor dining areas are encouraged and when part of the development program, should be used to activate a plaza, the edges of open space, building and street frontages - Service, refuse collection, and storage areas should be oriented away from pedestrian areas and screened from public areas

3. Architectural Guidelines The intention of these guidelines is to ensure a base level of quality of design for future devel-opments within the Village of Trumansburg Downtown Commercial District. While new archi-tecture needs to be contextually appropriate, a monotonous strip of buildings in the Downtown is not the desirable goal. These guidelines hope to encourage proposals that will fi t within and contribute to the established or planned architectural character and context of the Village.

Character and Context i. Building design must take into consideration the unique qualities, history, and dominant character of the surrounding area ii. Buildings that derive their image primarily from applied treatments that express corporate identity are discouraged, especially in situations where the architectural design is the result of a corporate or franchise prototype design iii. Façade Design 1. The facades of new infi ll buildings should be compatible with those of their older neighbors, but should not attempt to duplicate them or to create an appearance of being older than they actually are. Generally, contemporary design should be encouraged for these facades, but in a way that blends with the existing buildings. Upper story window lines should be at the same levels as the adjacent structures. Floor levels (especially the fi rst fl oor, which was often very high in older buildings) should be equivalent. Buildings should be capped with a cornice or cornice-line element if the adjoining buildings are also. Excessive detail or ornamentation should not he employed to make the building stand out from its setting too boldly


2. The spacing, proportion, and size of upper story windows should be simila Similar materials should also be used to further integrate the new building into the setting. In the commercial downtown, red brick should be used if possible though other materials such as stucco could be considered as long as the fi nished design and color approximates that of the contiguous buildings. Material such as refl ective glass or pre-fi nished metal panels should not he used, especially since they would call undue attention to the new structure iv. Storefront Design 1. New storefronts should also approximate the proportion and appearance of older forms without actually copying them. Typically, late 29th century storefronts (appropriate for Trumansburg’s late-19th century buildings) included large sheets of glass which were left undivided or divided into relatively large sections. Small paned “colonial” storefronts would be historically and architecturally incorrect, even for new construction. The concept of storefront design is further discussed under the section of this report entitle “Building and Facades,” and would apply equally to the stylized storefront for a new building. v. It is preferable that buildings are massed together, rather than free standing. This not only resembles the historic character of the Downtown Commercial District, but creates a more energy effi cient building vi. Signage/ Corporate Identifi cation 1. The installation of signage on historic buildings is an extremely diffi cult problem to resolve and one, which must be addressed differently for nearly every individual building. Merchants must be allowed suffi cient advertising to support their businesses, but this should not be at the overall expense of the architectural and historical character of either the building or the downtown Many communities have local ordinances that regulate signage, especially in historic districts, to ensure that it is not too large, too distracting, or too incompatible with the surroundings and similar consideration could apply to Trumansburg. 2. Downtown Core building frontage setbacks ten (10) to twenty (20) feet 3. Downtown West building frontage setbacks shall be derived from the existing context. To the east of Hector Street (Route 227), the minimum and maximum setbacks are measured from the curb of West Main Street (Route 96). A minimum setback of forty (40) feet and a maximum setback of one-hundred (100) feet is required. West of Hector Street (Route 227), the front side of the buildings may be set on their plotlines, or fi ve (5) feet back. In this area the buildings shall front the farmer’s market vii. Building Height Restrictions 1. refer to the Village of Trumansburg Downtown Commercial District Ordinance (2010) for building height restrictions viii. Entrance Specifi cations 1. To activate a building frontage, entrances should be located at a minimum and maximum intervals of fi fty (50) and seventy-fi ve (75) feet respectively

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2. To further enhance the pedestrian experience and the visual appearance of building frontages consider the following approaches: a. incorporate two or more entrances along the front of wider storefronts b. in larger stores which have multiple internal functions consider having a minor storefront c. if two entrances are not possible, consider partially wrapping a larger store of a major user with smaller frontage stores 3. Building frontages should exhibit human scale details, windows, and other openings along ground fl oor pedestrian areas ix. Walls and Fences 1. Walls and Fences may be considered only in the rear lots of buildings. Their primary objective should be to obscure refuse collection from the view of customers a. walls and fences should be architecturally compatible with the main building on the premise b. consideration of materials is important and the fence or wall should be constructed of wood, brick, stucco, wrought iron, natural stone, poured concrete, slumpstone block, limestone, split-faced block or a combination of these materials; Chain link is prohibited x. Refuse Collection Areas 1. screening devices, site walls, and enclosed service, loading, and refuse areas should be designed to be an integral part of the building architecture 2. refuse collection areas are to be located in the rear of the building

Section 2. Streetscape

1. Streets and Sidewalks - Proposed or future streetscape improvements should on the whole maintain a degree of simplicity and contribute to the defi nition and character of the downtown and Main Street. Avoid new features that are visually prominent or arresting, whether excessively contemporary or falsely “historic” in their appearance to maintain an overall simplicity and coherence to the Village 2. Sidewalks and Curbing - New sidewalks and curbs should be installed in concrete, placed in large (3’x4’, 4’x4’, etc.) units in grid form without surface patterning or adornment Accent strips of brick or other materials currently popular with streetscape programs should be avoided on the whole. Accent or specialty-paving materials might occur in special plaza, civic, memorial or park areas - Sidewalks should always continue over driveways, giving the right-of-way to pedestrians and establishing the linked, continuous quality of the sidewalk throughout downtown. Street curbing should be of granite with the street surface butting directly into its vertical face


3. Street Paving - Common blacktop would be the most practical, inexpensive form of paving to use on Main Street 4. Parking Lot Paving - In all rear and side parking lots, permeable paving, such as permeable asphalt, or gravel is to be used instead of asphalt or concrete 5. Public Utilities - The telephone poles and exposed wiring that are visible on the streets of the commercial core are the continuation of an historic condition hat has existed since the early part of the 20th century. This should be considered an element of authenticity and although extraneous portions could be relocated, organized, or eliminated it would be inappropriate to alter the historic character of the district by removing these features entirely. Such an action would be an example of “sanitizing” the district at the expense of its legitimate nature 6. Lighting - New lighting is to be unobtrusive and would be most appropriate as a fi xture projected from the existing utility poles rather than adding a new feature to the streetscape. Bracketed lights in an early 20th century style would be appropriate due to their simplicity. More contemporary light standards whose general form and character is sympathetic with earlier period fi xtures would also be feasible. Regardless of the actual fi xture selection, lights (and particularly new pole ones) should be placed as far apart as possible lo minimize their cumulative visual impact 7. Street Trees - Street trees can improve the quality of experience for pedestrians and drivers by offering seasonal shade and overheard canopy on the street. They tend to enclose the sheet and contribute to a more village scale appearance and character. Not all areas of Main Street should be treated equally. On the whole, maintaining and increasing the landscape qualities of the Village’s gateway, ‘drive-to, civic and residential areas on the east and west end of Main Street will preserve the “green” landscaped image of Trumansburg - Parts of the commercial core are notable for their absence of street trees. Often the scale and character of buildings located close to the street create a tighter, more urban setting, which doesn’t necessarily benefi t from additional elements such as street trees. For example, the large-scale buildings on the south side of Main Sheet (Rongo, Camels) cast a large shadow during much of the year. As a result, this side of the street tends to be dark and cool. Street trees would tend to be over-shadowed by the buildings as well as adding unnecessarily to the darkness of this side of the street. The opposite is true on the north or south facing side of the street. It is predominantly sunny, with lower buildings and would benefi t from trees

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- Trees could be located just off the sidewalk line on individual vacant properties as a means of continuing the street frontage, the face of buildings that is currently interrupted by these vacancies. This has been done effectively on the corner of Elm and Main to screen a vacant site now used for parking. Prime areas in need of additional street trees are listed in Part 3 of this report. Additional trees in landscaped park settings add enclosure, privacy, seasonal interest and comfortable shaded places to linger 8. Street Furniture - Street furniture, including such items as trash receptacles and benches are recommended but should be installed moderately to avoid cluttering the sidewalk areas. Trash receptacles could be spaced along the street adjacent to utility poles as necessary, thereby consolidating the “obstructions” and reducing the appearance of continual clutter. Benches can be oriented to the street or building but should not obstruct the pedestrian walking area 9. Parking Areas - Automobiles on Main Sheet are vital to the livelihood of downtown. Trumansburg should maintain and increase parallel parking on Main Street to maximize both available parking areas and maintain the vital and lively quality of downtown. Curbside parking should be designated as quick turnover (one (1) and two (2) hour) to encourage convenient access to Main Street businesses. Parking on Main Street has several benefi ts including: convenience, slowing traffi c by perceptually narrowing the driving lanes, and creating a signal or sign to passersby that the street and village is busy and animated. Parked cars parallel to the sidewalk promote a sense of protection or enclosure to people walking on the sidewalk and decrease their sense of vulnerability and exposure - Off-sheet parking often appears on vacant lots and is at times seemingly remote from destinations. To increase access, sidewalk connections should be clearly marked and enhanced. Shared and consolidated parking areas should be encouraged especially in areas where confl icts are minimized by different use schedules. Signage, timing and sharing of lots will increase the effi ciency and availability of convenient spaces

Section 3. Parks and Open SpacesParks and public spaces on or near Main Street offer opportunities for gathering, lingering, celebrating, and remembering individuals and events, which are part of Trumansburg’s history. Trumansburg has many opportunities to improve or develop parks and public spaces, which are visually and physically accessible from Main Street and capitalize on the unique qualities of the village environment. Parks and public spaces should include the following elements:

1. Path Surfaces - Paths are important for enjoying and experiencing the park and for walking and connecting to adjacent sidewalks residential, commercial and institutional areas. The character of the path depends on the park’s location and situation. Closer to the active urban areas, concrete or decorative paving is favored. In more informal settings (such as alongside the creek), gravel, cinders, or bark mulch should be used


2. Park Furnishings - Furnishings such as benches, wastebaskets, and water fountains can animate and enliven the park, inviting more people to use it 3. Trees and plantings - Trees and plantings can soften and animate the character of a place. Take care to plant and order spaces to increase their visibility, safety and connection to Main Street, so that people can both see into the park and those within can see out 4. Park buildings or structures - Park buildings, like a gazebo or bandstand, contribute to the civic character of a park, and offer a location to stage village events and ceremonies. Locate park structures so that they are visually prominent from both within and outside the park 5. Memorials - Memorials are the visible recognition of a community’s shared history, reminding us to take pride in our community. Memorials should be located in visually prominent and signifi cant places (like near other civic or active centers) where they can be visited both on foot or noticed by passersby in cars.

Section 4. Buildings and FacadesThe revitalization of Trumansburg will require the successful rehabilitation of its existing build-ings and the effective reuse of currently vacant or undersized portions. It is imperative however, that these rehabilitation efforts be visually and historically appropriate, and technically correct rather that simply cosmetic.

A common problem with many commercial facades revitalization programs is that the repairs are poorly planned and executed in a cheap and shoddy manner. This approach results in short-term improvements that fail rapidly. The investment is lost, the building sometimes appears worse than before repairs were made. Property owners and citizens become discouraged, and more damage has been done than good. To be successful, the work, must he thorough, must be tech-nologically appropriate (to prevent failure), and must be well executed. 1. Abrasive Cleaning - Brick, masonry should never be cleaned abrasively, whether by sandblasting, by high-pressure water, or by wire brush. These methods remove the protective outer facing of the brick 2. Roof Repairs and Maintenance - Roofi ng must be kept in good repair if damage to the facade is to be reduced. Most older buildings have numerous serious roofi ng problems, which need to be resolved early in the rehabilitation process 3. Masonry Repairs - Older brick masonry tends to function as a moving, breathing system. If hard mortar (such as standard mortar purchased already mixed in bags) is used to repaint the joints, the softer bricks will inevitably fail. As the weaker element in the wall, the bricks will break before the hard mortar does as the wall expands and contracts in its natural cycles. Older masonry should always be repaired with soft, lime-rich mortar

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4. Masonry coatings and sealants - Masonry walls in older buildings need to “breathe”, passing moisture from inside the building to the outside in winter when the inside air is warmer and at a higher pressure. Most “sealers” are inappropriate or ineffective on the exterior of masonry walls. Some products degrade and lose all usefulness within a few years. Many others actually do seal the masonry, but this traps migrating moisture below the surface and causes even greater damage to the wall as the moisture freezes and expands. If masonry needs protection, especially if it has been sandblasted previously, breathable masonry coatings or appropriate latex masonry paints may be considered, but only in consultation with building conservation experts - There is a tendency in new construction to take shortcuts in the work, by relying on caulks and various other contemporary products to produce short-term protection rather than fabricate and install items in a more durable manner. Most older buildings were built using more sound construction principles and should be repaired accordingly. Repairs or new work, especially important features such as storefronts, should be designed, detailed, and constructed to survive more than a few years. Generally this requires more expense to determine and to execute, but easily pays for itself over the life of the building - The second most important concern with building and facade rehabilitation is that the “design” be visually and historically appropriate. Most of the commercial buildings in Trumansburg are considered to have historical and architectural signifi cance, and many of them retain much of their original materials and details Consequently, all rehabilitation work on these buildings should be based on established principles of historic preservation. These principles are incorporated into professional preservation practice by appropriate professionals and regulated by various local, state and federal laws. In general, they can be expressed as follows: Repair historic materials instead of replacing them. Replace them instead of throwing them away. Don’t falsify history by making something look like it never did 5. In the appropriate rehabilitation of historic commercial buildings such as those that make up downtown Trumansburg, several common issues tend to arise: - Windows i. Windows should not be replaced simply because they are old, wooden, single-glazed units. Historic windows should be repaired and retained, and fi tted with secondary storm windows either inside or outside to reduce energy losses. (This approach has been documented to offer energy effi ciency equal to most new “thermopane” windows, and at a lower cost) - Painting i. Exterior masonry should not be painted unless it was historically or if it has been sandblasted and requires protection as discussed above. Excessively garish paint colors or colors that were not in use during the historic period of the building should be avoided. Placement of paint should be architecturally and historically correct


- Storefronts i. Historic storefronts were usually tall and included large sheets of single glass. This represents a problem with heat loss in current use, but the historic character and detailing of those storefronts does not have to be destroyed to improve energy effi ciency. Insulating glass can be installed in most storefront systems and interior walls can be added (similar to those in the back of jewelry store windows to enclose the display window and can be themselves glazed to maintain visual continuity between the interior of the store and the street. Ceilings inside storefronts should not be dropped and insulated, at least not at the storefront itself, since this produces an unfortunate visual effect at the exterior ii. Exterior awnings can be used to shade storefront windows and reduce heat gain and damage to goods in the windows. These awnings can also obscure the upper portions of earlier inappropriate alterations to the storefront that may have already fi lled in the troublesome areas. In addition to offering pedestrians shelter from the weather, awnings create a comfortable space that makes the relationship between the inside of the shop and the public space at the sidewalk, even more relaxed, encouraging people to walk in iii. Historic storefronts, even replacements dating from the 1920s and 30s, should be carefully evaluated to determine repair needs and should not be removed unnecessarily. They are a part of the history of the buildings and of the community, and should be appreciated as well. Unless they are both extraordinarily incompatible with the building itself and have no inherent value themselves (as would a good example of an Art Deco or other later 20th century storefront) they should be repaired and retained - Street Level Uses i. In Trumansburg, some buildings and retail spaces have been rehabilitated for residential use. Residential occupancy of downtown buildings is a good way to reinforce the pedestrian activities of the village. However, street level apartments should be discouraged since they require privacy or separation from the public space that inhibits the interaction between street and shop spaces necessary for an active walking environment

Section 5. Heritage ProtectionPreservation of historic buildings and structures is essential to the integrity of the Village of Tru-mansburg and needs to be addressed with the utmost attention 1. Signage - Signs become a visual element of a structure and the vicinity. In order to prevent potential damage or alterations to the structure as well as promote a visual harmony within the Village Downtown Commercial District. Refer to Section 1. Architectural Guidelines, Character and Context, Signage/Corporate Identifi cation of this document and the Downtown Village Commercial District Ordinance for more specifi c guidelines

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2. Siding - Siding is an important feature in retaining the character and details of a historic building. These guidelines were put in effect to allow repair to a heritage structure with minimal changes in appearance 3. Window - To retain the character and details of historic buildings, repair or rehabilitation of windows must occur within the regulations of the ordinance in order to only create minimal changes in appearance 4. Awnings - Awnings can add detail to a building as well as provide protections for goods and customers from the sun. Both the awning style and materials should be historically appropriate to the building period. A monotonous row of the same style of awnings should be avoided. Different styles to consider are barrel, sloping, scalloped, etc. Any lighting sources should be as inconspicuous as possible: Internally lit awnings are inappropriate. Flashing colors and day glow should be avoided. Historic colors are appropriate and should compliment the surrounding buildings

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Chapter IV: Residential Neighborhoods

80 chapter IV: residential neighborhoods

Currently the Village of Trumansburg’s residential neighborhoods represent an evolving process of development that began more than 200 years ago. The village’s network of residential streets connects to and from Main Street and most of its oldest neighborhoods boast street trees, side-walks, historic buildings framing the street and deep lots extending back into land that has long since been abandoned for farming and grown into woods. There are still however some actively farmed parcels in the village that remain open and in some cases their open feel is maintained by mowing and holding back encroaching nature. The older and largest houses in the village once had large parcels of land associated with them. Over time these lots were subdivided to make room for new residential buildings and the more dense neighborhood feel of houses sharing the streetscape and clustering near one another. Throughout the village one fi nds lots as small as 8050ft2 (.15 acres) and as large as 18 acres. Some lots in the blocks near main street have frontages ranging from 30-80 feet, while other residential lots further from the center have frontages as large as 277 feet.

As the village undertakes a new zoning plan it is important to consider the future of the residen-tial neighborhoods and how they can continue to develop in the best way to foster and gener-ate small-scale village character, neighborhood friendliness, livability, safety, environmental qual-ity, walkability, housing options, economic diversity and economic sustainability. For this to be possible, the most important aspect to take into consideration is the current village patterns and understand why they are successful. Additionally, it is also important to study creative design concepts used by landscape architects which will allow for new development to occur without jeopardizing the charming character of the village.

Throughout the past semester, as a class we have come to understand how the Comprehensive Plan for Trumansburg recommends zoning strategies that could have a serious negative impact to the village. The current legislations for the Residential-1 areas marked in the Proposed Zon-ing 2010 Draft demand a 100 foot minimum frontage for all new lot subdivisions throughout the entire village, regardless of the current patterns that exist in the different neighborhoods. They also require a minimum area of 15,000 ft2 per lot, and an additional 7,500ft2 for a new structure within the lot. Also, the R-1 zoning code prohibits attached housing structures. All of these di-mensions contrast signifi cantly with the current development patterns that one sees throughout the village and will eventually have a signifi cant impact in the density of the village. For exam-ple, if you have a lot that has a frontage that is 199 feet long, legally, you would not be allowed to build two houses there, but just one house with an immense lawn and a large gap between that house and the next. By prohibiting density, future development will be pushed towards the margins of the village and reduce the vitality of downtown.

reconsidering residential and open space development within trumansburg’s neighboirhoods

growing from within:

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Following are some disadvantages of the current R-1 zoning:

• Requires more maintenance for large lots • Limits opportunities for new development on existing streets • Lots are more costly for fi rst time home buyers, young families, elderly etc. • Reduces availability of affordable housing options for single independent workers • Pushes out new developments to greenfi elds on the village’s perimeter and in so doing increases car dependency and discourages walking • Result in less people supporting the downtown core • Result in less people paying taxes and supporting services within the village • Limits the housing alternatives within the village: Studies show less people live in houses now due to the aging demographics, “maintaining the stability of neighborhoods means fi nding ways to keep existing residents in place and providing additional in come.” –www.mass.gov/smart_growth

The R-1 zoning codes will discourage a diverse mix of housing options, destroy existing forests, green corridors within the village, and increase traffi c as people start moving to the outskirts of the village becoming dependent on cars. When the most charming parts of the villages posses dimensions, scales and qualities that are no longer allowed to be built, there is clearly a discrep-ancy between the goals in the comprehensive plan and the codes determined by the zoning board.

This study identifi es why it is important to consider an alternative zoning code through four main questions:

1. What is the actual character and scale of a block in Trumansburg? 2. How do you strengthen the village fabric and address the large gaps found within the neighborhoods? 3. How do you encourage diverse groups of people to move into Trumansburg? 4. How can green corridors throughout the village be preserved and still allow for development to occur?

These four questions were answered through a study of the residential neighborhoods of Tru-mansburg using photographic and mapping inventory modes to record and assess current de-velopment patterns found throughout the village. It then examined gaps throughout the neigh-borhoods created by existing large lots which could potentially be subdivided into two or more lots. In response to these studies, it then recommends the construction of additional dwelling units or in-law apartments within resident’s properties which would provide numerous services to the household owners and to the village as a whole. Finally, it looks at the existing green cor-ridors throughout the village, which are made up by the large undeveloped properties that are adjacent to one another, and proposes development strategies using open space design guide-lines.


fi gure 1

This is a photographic inventory of the housing typologies that exist throughout Trumansburg’s neighborhoods. The different colors of the dashed lines delineate focus-areas and depict the dif-ferent types of densities and patterns that exist.

character of trumansburg’s blocks

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fi gure 3

fi gure 4

fi gure 2

The blue focus-areas represent medium density blocks with 80-150 foot frontages. Here, the houses tend to be larger and although they are not as tightly packed together, they seem to be equidistant from each other, creating a charming, rhythmic composition along the street.

The lowest density areas were marked in yellow, and generally have two or more lots that are larger than 150 feet within one block. In this scenario, the two houses in the entire block seemed to have a suburban feel to them, with an extremely long driveway and the houses set back about 50 feet. They had large lawns, seemingly abandoned areas and no fl ow pattern.

The magenta focus-areas have the highest density housing patterns, with 30 to 100 foot front-ages. They can be found on or near Main street and have contiguous interior lots, porches, the narrow side of the house facing the street. They project the small-scale village character that the Comprehensive Plan talks about.


When a village or settlement begins to grow, the fi rst strategy people resort to is expanding outwards towards areas that have not yet been developed. Although there is plenty of open, vacant space outside and in the margins of the village, there are good reasons for consider-ing alternative infi ll scenarios within the village boundaries (these will be talked about in the next section). This study fi rst used Google earth imagery and tax maps to look at the different sized lots throughout the village. Underutilized lots were marked in different colors to show the tentative spaces where development or lot subdivision could occur. In order to verify these as-sessments, the entire northern and part of the southern sector of the village was surveyed and photographed, which helped determine whether infi ll possibilities actually could occur in some of these lots.

Based on these studies, it was determined that within the village there are:

24 Vacant lots36 Contiguous interior lots43 Subdivided lots with new frontages greater than 75 feet59 Subdivided lots with new frontages less than 75 feet162 Total infi ll possibilities

fi gure 5

gaps throughout the neighborhood

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fi gure 6

Above is a collection of photos of some of the parcels that could eventually be subdivided in two or more lots allowing for a more harmonious village pattern:


A growing village is a place that eventually will need new housing options within the village boundaries in order to increase its economic vitality. Having diverse housing options will attract different types of people and create a more resilient and self-suffi cient village. Therefore, it is important to address the various methods for accommodating and attracting a diverse mix of people to the village. The housing typologies talked about in this section are Accessory Dwell-ing Units (ADU), or In-law apartments. An ADU or an in-law apartment is a detached or attached structure that provides a separate housing unit within an existing lot. It can be occupied by a caretaker, nanny, aging family member, renter, young adult or recent graduate. Due to its size, an ADU does not affect the neighborhood quality or character as it is often built on top of the garage or attached to the house and consequently tries to blend in using a similar style to that of the existing house. Structurally, ADU’s have a separate entrance, kitchen, bathroom and living area.

The benefi ts to new forms of housing within the village are great both to the municipality and to the current village dwellers. Some of the benefi ts to the municipality and the village as a whole are: • Effi cient use of existing public services and facilities: (Sewage must not be extended to new areas, police and fi rehouse cover area more effi ciently) • Preservation of farmland and existing forests • Enables residents to stay in Trumansburg throughout all stages of their lives • Increases number of tax payers • More eyes on the street and less need for security • Tax money can be better invested in revamping downtown core, utilities, rehabilitation of parks and civic buildings • Apartments provide affordable housing for public sector employees • New types of businesses can be attracted to the community given the diversifi ed demo graphics of the village.

People living in Trumansburg who incorporate ADUs within their lot will also have many benefi ts such as: • Position and style of house can be determined by owner of lot • Sale or rent of additional house can help preserve large, old houses • More eyes on the street will require less need for security • Renters can also provide companionship and assistance to households

incorporating accessory dwelling units

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What role can the larger lots (more than 10 acres) play in terms of planning for future open space, best integrating them into village fabric and fostering the desired quality of life? This question is important because under the current zoning, individual landowners of large par-cels would not be encouraged or mandated to collaborate with each other in order to perform a design that can preserve the important corridors of green areas that exist throughout the vil-lage. This would therefore impel them to develop their lots into the conventional cookie-cutter subdivisions that are incorrectly thought to be the most affordable strategies of development. The negative impacts of sprawl include the need for excessively long extensions of sewage and drainage, increased cost of utilities, complete obliteration of the traditional village character, and ineffi cient uses of land that could otherwise be preserved for natural habitats, farmland, or parks. Alternatively, methods do exist for developing these large parcels with strategies that encourage the preservation of open space, farmland and forests. These strategies fall under “Open Space Development Design” guidelines, which are thoroughly explained in the book “Rural by Design” by Randall Ardent.

preserving green corridors and fostering development

Figure 11: Dark green depicts the existing forest corridors within the village while lighter green shows the open spaces and farmland areas. The red line shows the village boundaries and the black dotted line within the village could be an extension of the Black Diamond Trail within the village.


The benefi ts of steering away from the current Residential-1 Zoning code and adopting the Open Space Design guidelines include: • Preservation of open fi elds for views and future demand of farmland • Preservation and enhancement of habitat corridors and wetlands • Eliminate the possibility of using conventional sprawl designs in former farmland • Integrate green corridors into a village-wide open space network or park and in so-doing providing residents with access to open spaces • Mitigate development impacts by recharging groundwater in open fi elds • Provide venues for stronger connections between neighbors • Integrate the formalized green corridors within the village into the Black Diamond Trail

The following image shows Five identifi ed areas within the village where Open Space Design (OSD) guidelines should be adopted: (fi gure 12)

fi gure 12

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In order to better understand how these areas can adopt Open Space Design elements into these areas, two of the areas marked in yellow, #1 & 2, have been investigated.

Area 1 is fi rst rendered in with its current undeveloped characteristics. It is an area composed of woodlands belonging to seven landowners. If these people decided to develop these parcels individually, the potential cookie cutter scenario using R-1 zoning could occur. If these people instead chose to use OSD guidelines, the woodlands and wetlands on the eastern sector would be preserved and houses would be clustered closer together. Both designs are subdivided into the same amount of lots and the second design conserves about 50% of the property for open space. (pictures #1)

Area 2 shows the current characteristics of the site with about half of it being farmland and the other half woodlands. The fi rst design uses OSD strategies to preserve farmland, and puts all of the development clustered within the forest but makes sure the least amount of trees are logged during construction. The second design focuses on preserving forests and puts most new development on farmland. This last design however, manages to preserve open spaces, making sure that the views from Pennsylvania Avenue still maintain a rural village character. (Pic-tures #2)

Recommendations for Zoning

This study has managed to pinpoint the best strategies related to zoning, allowable uses, sizes and scales of lots that will encourage the ongoing prosperity and development of village neighborhoods. These strategies would manage to attract a diverse mix of people of all ages, backgrounds, and incomes to want to settle, stay or relocate in Trumansburg. Additionally, they would help preserve and take advantage of the underdeveloped parcels throughout the village in a way that would help enhance the framework of Trumansburg’s neighborhoods and the vital-ity of the village as a whole. Specifi c development patterns for these neighborhoods should be explained in the zoning plan, and should

• Reconsider the zoning dimensions for lots and houses based on existing successful pat terns within the village • Set maximum house frontages and allow new frontages to be less than 100ft. • Encourage the use of Additional Dwelling Units and In-Law apartments • Mandate all lots greater than three Acres to apply Open Space Design guidelines and design in collaboration with their neighbors.


development scenario 1

existing conditions

conventional development using current zoning

creative development using open space development design strategies

site context

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development scenario 2

existing conditions

preserving farmland using open space development design strategies

preserving forested areas using open space development design strategies

site context

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Chapter V: East Gateway

94 chapter V: east gateway

This chapter discusses the south-eastern entrance into Trumansburg, on and surrounding Main Street/Rte. 96. The area of focus extends from the eastern boundary of the village westward to the two ponds and includes the lots currently being designated as Gateway Commercial in the Draft Zoning Ordinance currently under review.

I. Analysis

For simplicity and consistency, this chapter refers to the south-eastern entrance area as the “East End.” The East End is a relatively small, approximately 7-acre area. It has many attributes: plentiful surrounding green space and nearby important landmarks, proximity to schools, and a highly visible location along well-travelled roads, providing a fi rst glimpse of Trumansburg enter-ing from the southeast.

The East End’s context includes the Trumansburg Schools’ campus, historic Fairgrounds, Smith Woods, Grove Cemetery, stream corridor fl owing through a group of descending ponds on its way to Trumansburg Creek, and a residential neighborhood around Lake Street and Cemetery Road. Many residents value and enjoy the attractions of Smith Woods, Grove Cemetery and the Fairgrounds at this end of the village. Along with the expanse of land and recreation areas at the Trumansburg Schools, this area boasts an abundance of publicly accessible open space that other areas of the village do not possess.

Defi ning the Gateway Entrance

The East End is the entrance to the Village of Trumansburg for people approaching along Main Street/Rte. 96 from the southeast. Travelling along a green landscape corridor provided by the mature trees of the Fairgrounds and Smith Woods, the visitor fi nds the fi rst evidence of vil-lage activity at the corner of Cemetery Road. There lies the seasonally popular Not My Dad’s ice cream store and the year-round Falls Tavern Restaurant across the street. This corner’s uses and context harbor signifi cant potential for creating a highly imageable and attractive visual welcome or gateway to Trumansburg. Furthermore, this corner connects to Lake Street which provides a direct link to and from Taughannock Falls State Park, a factor that increases its signifi -cance and identity value.

Many visitors fi nd th East End area to be the pinnacle of their visit to Trumansburg while attend-ing the Trumansburg Fair or Grassroots Festival. Still others will simly pass through it on their way to and from wineries and Finger Lakes attractions in the region extending from Seneca to Cayuga Lake and encompassing other area villages like Watkins Glen and Seneca Falls. Visi-tors travelling by car or bicycle will also link between the village, Taughannock Falls State Falls and Cayuga Lake by passing via Taughannock Park Road where it crosses Taughnnock Creek at Halseyville. This intersection has been identifi ed as another signifi cant gateway moment signal-ling the approach to the village from the southeast.

Given its setting, its assets and its prime location, the East End can serve to promote, attract and draw people to the unique services, attractions, amenities and qualities of Trumansburg. The East End moment needs to provide an identifying mark or locus that complements its im-mediate setting and surroundings as well as the greater image and character of the village as a whole.

eastern gateway

95

parks and wineries near trumansburg

While the East End has great potential is currently needs improvements and enhancements to make the most of its importance to the village. High on the list is the need to make the area more walkable and pedestrian-friendly. Currently Main Street/Rte 96’s width is 40 feet on aver-age and there are no crosswalks along it to enable safe crossing and signal, to drivers, that this is a slow pedestrian zone. Because vehicular traffi c is given precedence, the area is dangerous and uninviting for pedestrians wishing to cross the street. The sidewalk connecting to downtown occurs only along the south side of the street and tree lawns separating sidewalk from asphalt have been eliminated at the Falls Tavern, ice cream and video store, abruptly ending the safety zone for pedestrians. There is no marked bike lane on or near the roadway corridor. Abundant curb cuts and undefi ned parking areas and margins give priority to vehicles and make it increas-ingly more diffi cult to discern the public realm.

Ideally this east end area could cater to the human scale and become attractive to pedestrians. The new Byrne Dairy is the consummate drive-to business catering to cars. Its facade is set back behind a 125’ depth of asphalt acting as a major barrier between it and the sidewalk. While it adds much needed economic and social vitality to the area, Byrne Dairy’s site layout, scale, im-age, and architectural character lack the identifying traits of Trumansburg that this area has the potential to convey.


II. Community Input & Feedback Over the course of this project, both formal and informal meetings with citizens provided valu-able and insightful input, suggestions, and feedback related to planning for the future of the East End. Among the expressed desires, concerns, feelings and attitudes are the following:

1. Desire for streetscape improvements including more and better cared-for street trees, side-walks that deliberately lead somewhere instead of suddenly coming to an end, and appropriate landscape buffers between buildings and abutting commercial and residential land uses.

2. Desire that the entrance to Trumansburg be marked better, perhaps with more visible sig-nage, plantings, or some kind of creative indicator of the start of the Village. Many felt that the geographic area of the village’s “eastern gateway” is much bigger and that it contains the Town of Ulysses strip development (Shursave, Maguires, Kinney Drugs) one drives through commenc-ing at Taughannock Creek and ending at what this document refers to as the East End. There was signifi cant discussion about Trumansburg working closely with the Town of Ulysses to con-sider annexation, joint planning and investment strategies enabling the two commercial areas to complement each other.

3. Desire that commercial development at the East End provide more service-related business and not compete with the downtown core and the drive-to strip-development growing up in Ulysses on the southeast border with Smith Woods.

4. General desire to control what specifi c businesses are developed in the East End and creation of criteria to guide their development.

5. Desire for tighter design standards in the zoning ordinance to more strictly regulate what gets built in the East End.

6. Strong mixed feelings were voiced over the recent building of Byrne Dairy in the East End. Some expressed liking the proximity of the amenity and were glad that something fi nally got built in this area, while others disliked that the business is a franchise, almost big-box, and that it placed its gas pumps in front of the store, is open 24/7 and has bright lights illuminated throughout the night. The range of feedback suggest that people like having easily accessible amenities in this area, but on the whole prefer that they be locally owned and better integrated into the setting and context.

7. Strong desire to respect and sustain the existing features of the East End, especially the historical Smith Woods. Desire that the sensitivity and value of Smith Woods be carefully consid-ered when designing and confi guring buildings and site layouts to mitigate or eliminate nega-tive impacts. Other areas of impact sensitivity include the surrounding residential area in and around Cemetery Road, Main Street and Lake Street and how to address such issues as traffi c, safety, noise and night illumination (from Byrne Dairy), drainage and subsurface and overland hydrological fl ows and their impact on adjacent properties and the area’s ponds. A desire for a 100-ft. setback from the ponds and creek was expressed.

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III. Guiding Strategies and Approaches

From the analysis and community input, it is clear that the East End offers an opportunity to create a unique and memorable crossroads entrance node that truly represents a welcom-ing village-scale entrance or “gateway”. The unique landscape features of the forested Smith Woods on one end and the pastoral ponds on the other, set the physical boundaries as well as the character-defi ning features around which this area should build its identity. The area has a strong potential to become a place that welcomes and orients people to Trumansburg and sets the stage for the other areas located further along Main Street. With that in mind, the East End could be thought of as being a visitors’ hub.

The East End currently offers one and two-story detached buildings with land around them, distance between adjacent structures and a feeling of more small-town character. Buildings are primarily of wood with pitched roofs, surrounding grass lawns and clusters of trees. Buildings like the video store and Falls Tavern are modest wooden buildings that may even have formerly been residential in use. As they have become commercial they have paved lawns, replaced green with asphalt and neglected landscape beautifi cation elements like trees and plantings so that they are increasingly mismatched with the greenswards and setting of properties they bor-der.

Site plan requirements for the Byrne Dairy mandated the creation of street trees and landscaped tree lawns, an approach which is yet to be followed on the pre-existing Falls Tavern and video store properties. Proposed new development in this area needs to be carefully considered to set a precedent for an unfolding and cohesive locale that feels like it fi ts together and adds value to village life. Another important goal guiding development in the East End should be to promote village and human scale through making the area pedestrian-friendly. The east end is connected to a great-er network of surrounding neighborhoods, businesses and activities and as such, should be easy to navigate to and from on foot. My making the area pedestrian friendly it will attract people to linger, cross back and forth, walk to and from its attractions and visibly increase its street life and activity so that others will want to be there.

concept diagram


design proposal

2009 proposed zoning plan

The current Draft Zoning Ordinance designates the entire East End as “gateway commercial,” and represents it with scales of buildings, lots, setbacks and frontages which are more consistent with what is found in and around the Shursave rather than anywhere in downtown Trumansburg. Specifi c proposed zoning regulations directing the future look of this area include:

• Section 804, specifying dimensional requirements, specifi es that commercial lot areas should be at least 75000 sq ft. with 75 ft. frontages, and have front yards of at least 50 ft. if along Rt. 96 (otherwise 20ft.) and 15-ft. side and rear yards. These dimensional specifi cations character-ize larger and more conventional commercial development that is out of scale with the East End area. There are currently commercial lots much smaller than 7,500 sq ft in Trumansburg or with a frontage smaller than 75 feet especially in areas of downtown where narrow buildings share sidewalls or are very close grouped.

It is strongly suggested that the Zoning Ordinance be reconsidered to create lot sizes, site cov-erage, frontage and setback requirements enabling smaller village-scale businesses. Also a 50-ft. front yard requirement for a business encourages the placement of parking in front, which again detracts from the desire to foster walkability, human scale and a green landscaped character.

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birds eye perspective of street view, from RT 96 towards Smith Woods and Falls Tavern

The proposed plan, described below, suggests that the East End visitor’s hub should be de-signed as a mixed-use area integrating commercial, professional and residential uses. It maintains commercial uses from Cemetery Road to the Byrne Dairy, while increasing the hous-ing on Main Street enabling people to have proximity to the schools and nearby amenities. It is also suggested that the front yard minimum setback requirement be modifi ed and lowered to enable smaller lot sizes and buildings that cluster together closer to the road. The build-ings in this plan are setback 8-10 ft. from the Main Street/Route 96 right-of-way. This makes it more welcoming for pedestrians to walk right up to businesses and also enables buildings to frame the street. The perspective below, looking east along Route 96, illustrates the difference between the parts of the street framed by buildings on the left versus the deep setback of the Byrne Dairy store which is to be avoided.

This proposal also suggests a transition from commercial to residential by offering a mixed-use area combining residential and commercial or professional uses. With the current zoning plan, there is no transition between residential and commercial. Other parts of the village have better examples of transition zones such as the block between South Street and Elm Street where Main Street offers residences, civic uses and shops with upper level housing transitioning into down-town. We envision building heights in the area providing enough massing and character that, regardless of whether they are single-story that they fi t into the context. Commercial buildings near Cemetery Road could remain one-story, but they should have roofl ines, massing, fenestra-tion and character that complement the context. Preferably, all buildings in the area should be two stories to encourage upper-story uses, as well as activity in the area. Moving westward, the mixed-use residential buildings fronting on Main Street should be two stories with ground level commercial or professional uses.


This proposal makes the street more inviting to pedestrians and visitors in general, with curbside parking to slow traffi c, designated crosswalks and clearly marked site entrances and exits. A wide tree lawn and sidewalk area on the north accommodates both walkers and bikers. A corner plaza and improved landscaping on the street make the area more inviting and friendly. The number of curb cuts is minimized to make the sidewalk more continuous and pedestrian-friendly. Parking is tucked behind buildings and it is suggested that businesses share and in-terconnect parking lots to foster the integration of the area. Parking areas include vegetative buffers to mitigate their impact on adjacent residential areas.

It is recommended that stricter regulations related to curb cuts and placement, parking lot loca-tions and confi gurations, and vegetative buffers be created in the Zoning Ordinance.

east end plan

proposed plan

101

By fostering walkability, favoring mixed-use smaller buildings in clusters, and requiring streetscape structuring, beautifi cation and plantings, the East End entrance to Trumansburg begins to acquire the welcoming, human scale characteristics for which the surrounding context and Trumansburg is known.

Visitor’s CenterFinally, a visitor’s center at the Cemetery Road corner is proposed. This site is optimal for a highly visible welcoming gesture and use. It could be a place that offers information about the immediate area and surrounding region and a stopping-off point for enjoying the village and ex-ploring other area offerings. Commercial or business services could be located around this hub including such things as the ice cream store, bike sales and rental, gallery or eatery.

proposed street section at Falls Tavern. On-street parking, shallower setbacks, pedestrian walk-ways, and landscaping combine to create an attractive village-compatible streetscape.

corner with visitors center


Priorities & Phasing

It is important that clear and strict design guidelines be created for the East End to discourage gradual erosion and loss of the area’s potential and unique character-defi ning features and con-text. By planning over time, the East End can unfold and develop in a way that gradually rein-forces its integration and identity and results in the creation of a beautiful mixed-use hub and neighborhood that attracts positive investment, growth and development around it.

High on the priority list is to revitalize the streetscape as much as possible by introducing pedes-trian crosswalks, curbs, defi ned curb cuts and landscape beautifi cation (street trees and plant-ings) along Main Street/Rte. 96 as well as in buffer areas where commercial sites adjoin residen-tial lots. By focusing on attracting highly imageable uses to the area, like a visitor’s center and bike rental, the Cemetery Road juncture can continue to gain prominence and character. Build-ing mixed-use residential, commercial and professional buildings in the area will also diversify activity and reinforce its connection to the larger village context in which it sits.

right: proposed zoning by uses

105

Chapter VI: West Gateway

106 chapter VI: west gateway

OVERVIEW: Design Guidelines for the West End – High Density/Eco-Industrial Scenario

Conaway, TravisNorberg, KristoforPettinati, NicholasSmith, KaraSturz, MatthewWoolley, Timothy

West End Site: Primary Issues, Constraints and Opportunities

This chapter outlines design and zoning recommendations for the 100-acre parcel, recently an-nexed by the Village of Trumansburg, located on the southwest side of Route 96/Main Street at the Village’s West End. This parcel is hereafter referred to as the “West End.” Additionally, this chapter provides an overview of the intentions, analysis, and community input infl uencing the resulting logic behind decisions that gave form to this design.

The goal for West End development is to make the newly developed area feel seamlessly part of Trumansburg. One way of doing this is to ensure that new development is scaled appropriately in proportion to what the Village of Trumansburg can support. It is important to create a struc-ture for ongoing development that is fl exible enough to anticipate unforeseen shifts and chang-es over time. The intention with properly scaled and desirable development is to preserve Tru-mansburg’s traditional rural character while stimulating economic growth and community vitality.

When analyzing the West End parcel, several physical environmental considerations and con-cerns rise to the top. As part of the Cayuga Lake Watershed, West End lands drain directly into Trumansburg Creek. Any new development should ensure optimal water quality and strive to design in concert with the site’s hydrology while mitigating negative impacts and achieving 0% runoff.

west gateway

The newly annexed land at the village’s western border off ers a new opportunity for growth. In order to understand the possibilities and make the best possible recommendations, our class has held two community meetings and thoroughly researched the area. The land is comprised primarily of open space and the Auble’s Leisure Living Estates. The surrounding context and the land’s proximity to downtown were two key factors in pursuing new zoning recommendations for the area.

Trumansburg’s Epicenters

Existing Site

Unused Open Space: This land is comprised of mostly agricultural land and surrounded by natural woodlands. All of the surrounding neighborhoods have easy access to this, currently unprogrammed space.

Farmer’s Market: A key pocket park in the village’s downtown. This park hosts the Farmer’s market in the warm months and is the downtown’s only green space.

Downtown Core: This is the village’s primary commercial center and civic core. A myriad of small businesses exist along this stretch of Main Street. The character of the buildings helps create an identity for the village as a whole.

School Grounds: These grounds hold the community’s playing fi elds and playground. This area is key for recreation. In addition, it is only one of several programmed open spaces at the eastern border of the village.

East End Commercial: This small pocket of commercial development includes Falls Tavern and Byrne Dairy. This type of commercial helps meet the daily needs of the surrounding neighborhoods. However, it also needs to remain consistent with the identity of the village.

Smith Woods and Fairgrounds: These two massive open spaces frame the village’s eastern border. Smith Woods is a protected site, and the Fairgrounds hosts the Grassroots Festival, a major draw for the village.

concept diagram

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An additional concern is the presence of signifi cant wetlands, to the south, requiring that any development needs to be extremely environmentally sensitive and involve appropriate over-sight and protection measures. Strong consideration should be given to the optimal and most cost effective layout for sewer and water utility lines. Concentrating development closer to the downtown core maximizes infrastructure investments and reduces the need to continue extend-ing utilities westward into open greenfi eld or farmland sites. Extant farmlands harbor the valu-able soils for which Ulysses is known and continued development “spread” threatens to destroy these important assets.

Several other issues arise related to the visual character and perception of the site. The site’s open ‘rural character’ is highly valued and its long history as a cultivated farm fi eld has kept it visually expansive and open in feel. It is also primarily surrounded by residential neighborhoods and a few businesses, which have adaptively reused residential-scale buildings for commercial purposes. There is a strong consensus that the quality and character of development in this highly visible end of the village should not be generic and that it should be compatible in scale, form and layout, with its surrounding context. Rural was seen as consistent with “open,” green and more “spread-out” rather than closed in and hardscaped. Lastly, proposed zoning laws sug-gest setbacks and orientations that complicate attempts to design using current best-practices.

Designing this parcel is a unique opportunity to anchor the area with community-focused ame-nities. Using best-practices, Trumansburg’s West End could become a model for responsible development, creating desirable residential and mixed-use environments with a strong sense of community. The site could be economically viable with the inclusion of new amenities that don’t currently exist in the village proper.

Community Inputs and Feedback for West End Having received input and feedback from the Trumansburg community we set out to identify the most important goals for Trumansburg’s West End site. We focused on how to create a physical site plan and structure enabling future development in a manner desirable to the community. Priority goals for the area, identifi ed at community meetings, include walkability, preservation of rural-character, and using green strategies for development. It was felt that any commercial activity in this area would be more likely to thrive in a mixed-use community supported by a diverse and stable residential population.

With the feedback received, a list of design and planning directives and best-practices were defi ned and include:

- Connect the West End to the downtown area via road/green corridor- Cluster new development to create density while preserving open space and rural character- Preserve as much open public space as possible- Create a civic/community center at core of the neighborhood- Develop commercial uses to complement, not compete, with the downtown core- Preserve as farmland, or low-density non-sewer dependent housing, the westernmost end of the village along Seneca Road to minimize costs of extending sewer and water and retain rural land use context. This site is currently being proposed for “heavy commercial” in the Draft Zon-ing Plan.


Guiding Strategies and ApproachesAfter synthesizing the above list, the general concepts were further refi ned into a more specifi c set of initiatives from which to begin designing. These helped translate community input and information from the analysis into form on paper. An extrapolation of what would happen if existing zoning regulations (as presented in the Draft Zoning Ordinance 2009) were applied to the West End site was created and analyzed to see where it fell short; from this point, designs focused on how to ameliorate the shortcomings of the “existing zoning scenario” by responding to the community input and best-practice strategies.

extant zoning - aerial view

extant zoning - using current proposed zoning

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A. Reinforce the West End as an identifi able Trumansburg neighborhood.1. Identify existing “clusters” of land use, housing, neighborhoods and open space and build new development to seamlessly integrate and create continuity and cohesiveness. 2. Develop the West End with mixed uses to reinforce walkability and neighborhood identity3. Identify best locations for “centers” and “nodes” and use these to build and reinforce neigh-borhood identity and cohesion.4. Use open space and publicly accessible land uses to foster neighborhood development5. Densely cluster residential neighborhoods and provide a diversity of housing types to pre-serve open space, encourage neighborhood diversity and activate West End commercial, recre-ational and business activities. 6. Design the neighborhood to be compatible with the historic, rural character of Trumansburg

B. Strengthen connections, linkages and movement between the West End, downtown and nearby neighborhoods.1. Ensure that the West End’s development integrates well with the existing village context and circulation networks to ensure maximum success and connectivity2. Design streets to be “complete streets”3. Create pedestrian-friendly streets throughout the West End4. Create greenway and sidewalk connections to foster a pedestrian-friendly environment

C. Create economically viable businesses that don’t compete with the downtown commer-cial district.1. Any commercial or eco-industrial uses should be neighborhood compatible and community focused.2. Preference should be given to commercial or eco-industrial uses not found elsewhere in the village.3. Commercial or eco-industrial uses should be well connected to the surrounding neighbor-hoods via sidewalks, roads, and trails. These uses should be integrated into the neighborhood fabric as seamlessly as possible

Keeping the Character

Perhaps the most important aspect of developing within an existing community is to make sure that the proposed development is in tune with the extant character. Character is an important part of a community’s identity, and it takes into account reoccurring aesthetics, scale, density, locale, and other intangibles that are refl ected in the attitudes and personalities of the commu-nity members. It is paramount to maintain and reinforce the existing character so that the com-munity maintains a cohesive/unifi ed identity.

Our class identifi ed a number of aspects that compose Trumansburg’s character. Such key words include: rural, quiet, charming, extended views, architecture (greek revival and brick), dynamic, historic, cultural, and small-town. These themes have been integral in our proposed development for the West End.


Trumansburg’s rural aesthetic can be preserved through land conservation. The western-most parcel in the West End annex, which is currently vacant farmland, is to be conserved for the time being. Not only does this preserve pastoral views but also leaves open the possibility of the land once again being used for agriculture, which would help to enhance Trumansburg’s rural character. The village’s rural character can also be preserved through setting aside open space through conservation development on buildable acreage as well as by requiring effective veg-etative landscape buffers.

To enhance the character of the village, preserving its historic buildings and range of architec-tural styles should be considered in tandem with new development to allow for visual continuity. Wood construction and Greek Revival dominates the architectural landscape. Furthermore, the brick used in many of the buildings downtown is very characteristic of Trumansburg. This mate-riality should be mirrored in the townhouses, apartment buildings, and commercial buildings and offi ces in the business campus. The existing massing, form and height of buildings must also be taken into account. In residential areas buildings range from one to two stories. In the commer-cial area of the downtown the buildings are typically between two and three stories.

As Trumansburg is a small town that embraces its “quaintness,” there is concern with any devel-opment that with growth the village will loose its small-town aesthetic. Indeed, the proposed plan for the West End would signifi cantly increase the population, community infrastructure, and business and offi ces. However, the phasing schedule allows this growth to happen in a natural manner. Development is inevitable. The best way for Trumansburg to preserve its small-town qualities is to grow in a way that encourages density, discourages sprawl, creates neighborhood cohesion and sociability, optimizes investments, enables and optimizes ecosystem functions, and enhances the community compatabiity and existing character.

West End Neighborhood Design Proposals

Following the aforementioned directives, two proposals were developed outlining different strategies for West End development. Proposal One focuses on developing a large active com-munity center with adjacent open space to anchor the civic core of the new neighborhood. Eco-industry will provide jobs and support the development of the set-aside open space, com-munity center and civic programs. Proposal Two creates a central public park that serves as the new open-space amenity for the surrounding neighborhoods. This park will provide recreational opportunities not found elsewhere in the village and will complement the public green space at the eastern entrance to the village.

111

For the West End design, the following factors infl uenced decisions concerning the loca-tion and character of land uses, features and elements. These refl ect the fi ndings compiled from all aspects of the analysis and include density, community engagement, neighborhood development, economics, and preservation of historic quality.

west gateway - proposal 1

Community Center

Eco-Industrial

Commercial

Multi-Family Residential

Axonometric Perspectivebase plan, proposal 1

aerial perspective - proposal 1


II. A Community Center and Park at the Heart of the Neighborhood

The heart of the West End’s new development is a highly visible and accessible central park/civic space. This space would be an amenity to serve all new development and existing residents.

Features envisioned include a skate park, playground, community center with indoor swimming pool, basketball courts, baseball and soccer/football fi elds. These fi elds may be either synthetic turf or natural grass, depending on budget and level of use. In addition, the park provides space for community garden plots.

community center

I. Clustering and Density It is intended that parcels be generally developed with a clustering and density in mind in order to preserve as much of Trumansburg’s valuable open space as possible. To this end, this pro-posal specifi es the following:- In considering the pedestrian view of space and density, setbacks were examined as a way to establish a perceived continuity and integrate new development with older development. - The densest residential areas are located to the south, where they are closest to downtown and can support the village’s existing commerce. The northern end is characterized by an inward expansion of the mobile home park; linking the proposed civic park space to the neighborhood residents it serves. By focusing development in this area, expansion costs related to water and sewer are reduced.- The centrally-located open space interconnects and centers the surrounding neighborhood.- It is intended that the landscape itself dominate visually. No building is to exceed 40 feet in height, except by permit. Commercial development is not to exceed a height of 30 feet, except by permit.- Commercial setbacks are to be a minimum of 100 feet from Route 96, but may be directly adja-cent to the sidewalk along the proposed new streets within the development at the West End.

113

III. Pedestrian-Friendly Streets

It is important to connect the West End development to its surrounding context and weave it into the fabric of Trumansburg. Vehicular and pedestrian connections can help insure a new de-velopment’s success by establishing a relationship with adjacent neighborhoods. It is imperative that the West End’s connections are made at an appropriate scale that keeps traffi c levels within desirable thresholds.- The proposed West End development connects directly to downtown via a pedestrian and bicycle greenway extending down to the existing Department of Public Works site and Farmers Market. Because Main Street and Rte. 227 is a major intersection and to avoid signifi cant drive-through traffi c into new residential neighborhoods, this connection is not envisioned as a road connection.- All new street construction is proposed as “complete streets,” mindful of pedestrian scale. These shall consist of street trees, 8’ sidewalks, crosswalks, and on-street parking where desired.

greenway connection


IV. Integrated Rural and Historic Characteristics

A recurring theme throughout the project was the notion of “rural character” and the roman-tic and historic feeling of Trumansburg. Several visual cues were identifi ed that symbolized the small-town, quaint feeling of Trumansburg which residents value; among these were spatial and architectural details. Several of these should be incorporated into new development in the inter-est of continuity between existing and proposed development.- New housing development should emulate the village’s spatial patterns of housing and devel-opment, especially the smaller and higher neighborhood higher density type of homes found in the older neighborhood. o Multi-family residential units are to have a maximum setback of 50 feet from the street o Single-family residential units are to have a maximum setback of 25 feet from the street o Eco-industrial buildings are to have a maximum setback of 50 feet to encourage street pres-ence, except by permit. Permits are to be granted where safety concerns, aesthetic quality, noise, or other environmental factors involved in industrial processes on the premises would benefi t from being away from the public- New housing development should refl ect architectural characteristics found in traditional vil-lage neighborhoods.o Materials, massing and orientation of buildings on lots should take cues from the historic vil-lage homes, which typically front the street, align with their narrow ends facing the street and avoid broad garages and blank facades dominating the streetscape. Such narrower lot widths encourage clustering, conserve open space and maximize walkability.- Open space is to be conserved and built into the structure of new developmento Existing trees above 12 inches in diameter are to be conserved except by permit

Townhouses Duplex

CondominiumSingle-Family

115

Typical Setbacks

Commercial setbacks from Route 96 are to allow for a vegetated buff er with a minimum dimension of 55’.

Multi-family housing is in larger units, adding to the importance of locating them closer to the road to give them an address.

Eco-industry is intended to be accessible, hence its setback meant to create a less-imposing scale. This setup can also be applied to single-family residential should residential development need to be scaled back.

V. Adjacencies and Relationships

Consistency within proposed new development and its integration into the existing surrounding context needs to be ensured in the West End.- Similar housing types face one another on streets and help to create cohesive neighborhood clusters. Dense, multifamily residential units face one another to the south, with the northern extension of the mobile home park mimicking a similar condition. - The civic park center or core is a main design intervention and key proposed asset for both new and existing residents and visitors. Denser multi-family housing options are designed to front on this space.- Open space and publicly accessible greenway networks are used as shared buffer areas be-tween residential, eco-industrial and commercial uses to integrate them and mitigate potential confl icts.

VI. Neighborhood-Compatible Eco-Industrial Development

Eco-industrial development entails the presence of environmentally-sensitive industrial business-es and practices becoming a part of, and an asset to, the community in which they’re located. Eco-industry often complements other existing local commercial and industrial functions and employs local labor where possible.- Eco-industry is developed in a dense cluster, similar to the nearby residential areas, with the goal of preserving open space.- An anchor tenant for the proposed eco-industrial development is to be selected by a demo-cratic process involving all members of the community.- Eco-industrial development should not compete with existing downtown businesses or indus-tries- Eco-industry is to be connected to Route 96 by a main road with appropriate dimensions for large truck access- Utilities and sewer connections to the eco-industrial complex are to be made beneath the pro-posed road connection to disturb as little area as reasonably possible- Main road connecting eco-industry to Route 96 is to be serviced by TCAT mass transit- Revenue from eco-industry is to support a open space and civic amenities core on which to anchor development- Eco-industrial campus is to be a model of green practices and sustainability, contributing to modeling, safeguarding and preserving environmental, social and economic dynamics of Tru-mansburg through such things as set-aside open space for ecosystem services, civic/recreational amenities (trails, community garden plots), energy effi cient green buildings (green roofs, LEED certifi cation), living-wage, etc..


VI. Neighborhood-Compatible Eco-Industrial DevelopmentEco-industrial development entails the presence of environmentally-sensitive industrial business-es and practices becoming a part of, and an asset to, the community in which they’re located. Eco-industry often complements other existing local commercial and industrial functions and employs local labor where possible.- Eco-industry is developed in a dense cluster, similar to the nearby residential areas, with the goal of preserving open space.- An anchor tenant for the proposed eco-industrial development is to be selected by a demo-cratic process involving all members of the community.- Eco-industrial development should not compete with existing downtown businesses or indus-tries- Eco-industry is to be connected to Route 96 by a main road with appropriate dimensions for large truck access- Utilities and sewer connections to the eco-industrial complex are to be made beneath the pro-posed road connection to disturb as little area as reasonably possible- Main road connecting eco-industry to Route 96 is to be serviced by TCAT mass transit- Revenue from eco-industry is to support a open space and civic amenities core on which to anchor development- Eco-industrial campus is to be a model of green practices and sustainability, contributing to modeling, safeguarding and preserving environmental, social and economic dynamics of Tru-mansburg through such things as set-aside open space for ecosystem services, civic/recreational amenities (trails, community garden plots), energy effi cient green buildings (green roofs, LEED certifi cation), living-wage, etc..

community garden perspective

117

VII. Diverse and Sustainable Land Uses

For this West End proposal, the following types and amounts of uses are proposed: - Multi-family residential o 27-32 Buildings (Maximum 130 Units) o 371,700 ft. 2 / 8.53 Acres- Single-family residential o 0-5 Units (Maximum 10 Units) o Up to 217,800 ft. 2 / 5.00 Acres- Eco-industry o 7-10 Units (Maximum 15 Units) o 357,200 ft. 2 / 8.20 Acres- Community/Civic o 1 Community Center, size and shape to be determined by program of activities o Other structures may be developed as needed by permit o All open space in the proposal not designated for a particular use is to be public civic space by default. This zoning may be changed by special use permit.- Commercial o 6-12 Units (Maximum 15 Units) o 38,000 ft. 2 / 0.87 Acres - Mobile homes o 30-40 New Units (Maximum 40 Units) o 172,500 ft. 2 / 3.96 Acres

eco-industrial complex


appendix - west gateway: proposal 11

In response to demand for expansion, phase one adds approximately 30 units to the existing mobile home park. This phase also entails the creation of all necessary utility and infrastructure connections, with new development adding minimal stress to these systems.

3

Phase three develops all proposed residential units around a large communal park complete with sports fi elds and internal trail connections. Dense housing clusters front on the park, connected to both neighborhood amenities and the downtown via a greenway connection.

2

In phase two, the community center and eco-industry are simultaneously developed, with eco-industry supporting the construction and development of civic programming. New roads connect these improvements to the previously-expanded mobile home park and its residents; all development is connected to Main St. via the existing access road.

4

Phase four develops a small-scale commercial corner adjacent to an existing “gateway commercial” zone in response to the increased local population from prior development. The Farmer’s Market program is expanded by relocating the D.P.W., completing the connection to downtown.

phasing diagrams - proposal 1

residential

legend

proposed form-based zoning areas: proposal 1

commercial

civic

green space

multi-family

eco-industrial

g

119

Stormwater management takes advantage of existing site topography and wetland water storage capacity. Water is harvested from rooftops and other impermeable surfaces to be used in irrigation of agricultural and recreational areas. Excess water is to be infi ltrated with rain gardens and underground retention or stored in adjacent ponds and wetlands.

y

Clustered development is intended to conserve public open spaces; these spaces are envisioned as a network, to be connected by greenways and “complete streets” with street trees. This network of spaces becomes a linked system connecting people with the park and downtown while maximizing frontage on green-space amenities.

stormwater strategy

greenway system


West End Neighborhood Design Proposal 2For Proposal 2, the following factors infl uenced decisions concerning the location and character of land uses, features and elements. These refl ect the fi ndings compiled from all aspects of the analysis and include density, community engagement, neighborhood development, economics, and preservation of historic quality.

west gateway - proposal 2


This proposal focuses on creating a new neighborhood-centered open space that will serve as a much-needed amenity for those living around it as well as for all Trumansburg resi-dents. In addition to having an immediate impact on the existing neighborhoods, the park will benefi t the village as a whole by providing uses not found currently in the village. Finally, this park will serve as the foundation for new growth and development in the West End. The proposed uses to be included in this park are directly based on responses received from community members at public meetings held over the course of this project. They include:

- An outdoor swimming pool with necessary facilities located in a small community center.- A skatepark and playground area- Basketball and tennis courts- A community garden located in close proximity to the existing mobile home park- A passive open lawn space with a small gazebo for performances. The space can be used for small ball games, lounging, and as a larger gathering space.- A rain garden and wetland pond/retention pond area. This area will help to fi lter and store stormwater from the existing neighborhoods as well as any newly proposed development.- Trail system connecting to downtown via the existing farmers market and to the adjacent woodland and wetland areas. The path would be paved while in the designated area of the park and become a wood chipped or beaten earth path as it entered the more sensitive areas.

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West Seneca Rd.

Route 96 (W. Main Street)

Salo Dr.

base plan - proposal 2

central open space with community pool

swimming pool & playground


community garden & townhouses

1

1

a b

c

d

e

23

4

8

5

6

7

Park Amenities

1. Community Garden2. Basketball & Tennis Courts3. Gazebo Green4. Wetlands Trail5. Skatepark6. Swimming Pool7. Stormwater Pond8. Rain Gardens

Adjacent Buildings

a. Townhousesb. Elderly Living Centerc. Business Campusd. Townhousese. Single-Family Lots

The parking for this park would be handled primarily by on-street parking located along the boulevard running adjacent to the park. In addition, permeable pull-off parking areas would be provided for times of the year when the park receives higher use.

community gardens

central open space with community pool

123

economic values

II. Density and ConservationThis plan calls for areas of density balanced with large tracts of conserved land and open space for park and recreational amenities. By following this model of development, the village can avoid the cookie-cutter sprawl typical of conventional developments. It is imperative during the zoning process to make sure that land is set aside for conservation and parkland, thereby impelling all other development to locate itself thoughtfully and more compactly in the areas for which it is zoned.

- The westernmost parcel of land is to be conserved for a minimum of 20 years. Special care is to be taken in preserving ecosystems and habitat corridors; ecology experts are to be consulted throughout the process as needed.- The existing centrally-located open space is to be preserved for the creation of a new public park.- To build density around the new public park, a variety of housing options are proposed within the overall development.- Density is to emulate the existing rural character of the village. Building heights are not to ex-ceed 40’ for any residential use and 30’ for any commercial use except by permit.- Residential buildings are to be set back no more then 30’ from the newly proposed boulevard adjacent to the park.

Our aim in building density around the newly created public park is to encourage active use of the park and bolster value of adjacent properties. While the land designated as park space is removed from the tax base, the increase in value of adjacent properties will make up for any loss. In addition, the social value created by the public open space is immeasurable in monetary terms and helps create a sense of community.

Single Family DetachedMarket Value: $184,311 Tax Revenue: $1,771/year/unit Development Value: $53,130/year

Conserved LandSocial benefi t by preserving ecosystemsRaises property value of adjoining areas

CommercialProperty Tax Revenue: $2,367/year/unitBusiness Income Tax Revenue: 30,000/business Development Value: $453,143/year

Open Space

Swimming pool yearly feesDrastically increases the property value of adjacent properties

Townhouse/Condominium

Market Value: $339,730 Tax Revenue: $3,261/year/unit Development Value: $423,983/year

Mobile Home

Market Value: $87,500 Tax Revenue: $840/year/unit Development Value: $63,000/year

Apartment Building/Elderly LivingMarket Value: 500,000 Tax Revenue: $28,341/year/unit Development Value: $28,341/year


III. Creating NeighborhoodsGiven prompts from the community, this proposal suggests that a diverse range of housing op-tions be built in any new residential areas. Trumansburg residents value the architectural diver-sity found in the village, though they acknowledge the opportunity for more alternatives to the traditional single-family lot. Our plan proposes:

- A variety of townhouse/condominiums with both large and small units available.- An elderly living center with private courtyard and easy access to the proposed business cam-pus- An additional multi-family apartment building located next to the existing multi-family build-ings- A number of single family lots with density similar to that already existing in the village- A mixed-use business campus with second story apartments located above fi rst fl oor retail space- The maximum height for any residential use shall be 30’. This is in order to preserve the rural character and views of the landscape.- The excess runoff created by the addition of these new neighborhoods is to be directed to the rain garden and wetland pond in the park, or via a vegetated swale to a newly proposed pond in the expanded farmers market.

stormwater pond & trail


125

All of these residential uses are located adjacent to the park. This allows the neighborhoods to be easily connected via pathways and roadways surrounding the park. The park also creates a sense of community by stitching together the adjacent neighborhoods and providing a place of common activity.

Village Connectivity

As indicated by the green circles, Trumansburg has the opportunity to be connected by a series of inviting public spaces with various uses. The eastern edge of the village already has a good deal of open and preserved area with Smith Woods and the Fairgrounds. The downtown itself is a public amenity and corridor, but the western end is currently lacking in designated public open space. With the addition of the proposed park and trail system, and the expansion of the Farmer’s Market, Trumansburg would be more well-connected from end to end.

Downtown Trumansburg

West Trumansburg Community Park & Wetland Trails

Farmer’s Market

SmithWoods

&

The Fairgrounds

Mobile Home

his typology is fairly dense and Thso the most aff ordable housingalption. In addition, their is alreadyopsignifi cant existing mobile home aaaa ommunity. This community’s close coroximity to the newly proposed prark will also help to connect it to pahe rest of the village.th

Townhouse/Condo

This typology is a medium density type of development. The units are situated fronting the park in order to maximize property value and allow easy access to the park for the greatest number of people. The aesthetic of these townhousesalso blends well with the existingarchitectural character of the village.

Second Story Studio Apartment

This housing option encompasses several uses in the same structure.As such, these units have proximity to both the park and thecommercial center for their dailyneeds. This promotes walkability and better health as well asincreasing the overall density.

Single Family Home

This single family typology takes on the form and character of the existing neighborhood fabricof the village. This form boastsnarrower frontages and shared backyards. In addition to their ownprivate “green space” these unitsare also situated in close proximity to the park.

Apartment Style Housing

his is the most dense typology Thnd off ers a range of aff ordableano market rate units. Its location tttofarther away from the park, butiiis oser to the downtown core, bothcclomenities are within a 5 minute aamalk. While this typology isn’t w

typical of the village character, its tysetting helps to shelter it within the landscape.

Elderly Living Home

This housing option is currentlyTseverely lacking in the village. This typology is located close to thebusiness campus for easy access tothe professional offi ces and itemsfor daily needs. In addition to close proximity to the park, this center also has its own small courtyard for a more intimate setting.

housing typologies

1

1

a b

c

d

e

23

4

8

5

6

7


IV. Business CampusThe business campus is a commercial/offi ce district that fronts on both Route 96 as well as the West End park. Its buildings range from two to three stories tall, with businesses and offi ces on the fi rst fl oor and apartments and offi ces on the upper stories.

The orientation and design of the business campus allow for a balance of connection and isola-tion. It is an enclosed unit with internal parking with store fronts facing inward. However, store fronts also orient outwards toward the park along with signage toward Route 96. There is ve-hicular access from Route 96 as well as along the Boulevard entrance to the neighborhood. A pedestrian alley runs from the center of the business campus to the northern part of the park, further increasing its connectivity.

The design of the business campus redirects excessive stormwater runoff from the buildings roofs and hardscapes so that it does not infi ltrate the sewer system. Some water is redirected to a cistern in the park that is accessible for use in the community garden. Excess water is redi-rected to the rain garden and pond in the southern most end of the park.

One prominent feature in the business campus is the inclusion of a cafe terrace that fronts on the park side. This prime exposure to the park makes this valuable real-estate.

outdoor cafe seating & gazebo green

127

V. Connectivity

The Comprehensive Plan emphasizes the priority of being able to walk to places downtown, and that this is something that should be emulated where possible around Trumansburg. The West End currently has the stigma of not being well-connected to downtown and as a result walking is not a popular option. Though geographically close the annexed lands seem perceivably far due to a lack of internal structure. Automobiles, pedestrians, and cyclists alike are forced to use Sen-eca Road and Route 96 to reach the downtown area. This is especially problematic for pedestri-ans and cyclists who might not be inclined to take the time to make such an indirect route.

This problem is exacerbated by a lack of proper sidewalks along Seneca Road and Route 96, both of which have higher traffi c speeds.

Internal roads and pedestrian paths are necessary to establish proper connection to the down-town and avoid isolation. The proposed plan for the West End includes street networks that integrate the existing trailer park and provide connections to Seneca Road and Route 96. Two routes connect to Route 96 in an effort to improve circulation as well as to alleviate potential traffi c congestion along the primary boulevard entering adjacent to the business campus.

All streets except for the internal roads of the trailer park are lined with sidewalks on either side to encourage walkability. Furthermore, there are extensive paths leading through the park, including a primary pedestrian lane that extends to the existing farmer’s market downtown. This path considerably reduces the walking distance to the downtown as well as provides a safer alternative due to the separation from vehicular traffi c.

Boulevard Street Section

Vehicular Circulation

Park Pathway

Pedestrian Pathways

Woodland Trailway

Trailways

circulation & connectivitiy


VI. Zoning Recommendations

While this design is one possible rendering of what the newly annexed lands could look like, the guiding principles of this proposal are embodied within the following zoning recommenda-tions. The overarching theme is to enhance the rural character of the village by preserving as much open space as possible. The goal of any development in the area is to create new neigh-borhoods with a variety of housing options, and easy access to open space. In addition, any commercial use would be limited and only allowed in order to support the daily needs of the surrounding neighborhoods. In our recommendations we are proposing six new zoning districts and maintaining the existing manufactured home zoning district. They are as follows:

CL1 - Conserved Land SR1 - Special Residential 1

SR2 - Special Residential 2 NR1 - Neighborhood Residential

SC1 - Special Commercial OS1 - Open Space

Park & Open Space

Housing

Commercial

Central Park :

Expanded Farmer’s MarketConserved Land

Single-Family Residential

Retail Space

Townhouse/Condo Elderly Living Home 2nd Story Apartment Multi-Family

204,900 sq. ft. (10 Bldg)

55,900 sq. ft. (14 Bldg)

67,250 sq. ft. (2 Bldg)55,900 sq. ft. (5 Bldg)51,000 sq. ft. (1 Bldg)

Community CenterSwimming PoolPondCourtsPlaygroundGazeboCommunity Garden

5,000 sq. ft.32,500 sq. ft.18,000 sq. ft.26,000 sq. ft. 40,500 sq. ft. 775 sq. ft.32,500 sq. ft.

465,900 sq. ft. (10.7 acres)

167,200 sq. ft. (3.8 acres)1,437,480sq. ft. (33 acres)

30 units130 units

80 units70 units35 units

14 stores

land use strategies

129

A. CL1 – Conserved Land

Permitted Principal Uses: In any Conserved Land District, the existing primary use is to be pre-served with special care taken to preserve existing ecosystems and habitat corridors.

Special Use Permits: In any Conserved Land District, land may be used for any of the following purposes, upon issuance of a Special use Permit: 1. Independent Single Family Dwellings

Dimensional Requirements: 1. For residential uses, the minimum lot area shall be 220,000 square feet. (5 acres) 2. Any residential use constructed will not have access to existing sewer or water 3. No principal building shall be erected to a height in excess of 30’

B. SR1 – Special Residential 1

Permitted Principal Uses: This land may be used for the following purposes: 1. Two-Family Dwellings 2. Townhouse/Condominium Dwellings (Multi-Family) 3. Limited Day Care Facilities 4. Government Offi ces

Dimensional Requirements: 1. For any residential uses, the minimum lot area shall be 10,000 square feet. 2. Any building shall be setback from the sidewalk a maximum of 20’ 3. No principal building shall be erected to a height in excess of 37’ 4. Each building shall have a minimum frontage of 60’

Parking Requirements: Each dwelling shall provide off street parking space in accordance with the amount required by that dwelling. No parking is allowed to front on the street.

C. SR2 – Special Residential 2

Permitted Principal Uses: This land may be used for the following purposes: 1. Apartment Complexes

Dimensional Requirements: 1. The minimum lot area of apartment complexes shall be 30,000 square feet. 2. No principal building shall be erected to a height in excess of 37’ 3. Each complex shall have a minimum of 10 units 4. Each complex shall have a maximum of 50 units

Parking Requirements: Each dwelling shall provide off street parking space in accordance with the amount required by that dwelling. No parking is allowed to front on the street.


D. NR1 – Neighborhood Residential 1

Permitted Principal Uses: This land may be used for the following purposes: 1. Single-family Dwellings 2. Split Level Dwellings 3. Mobile Home Dwellings

Dimensional Requirements: 1. For any residential uses, the maximum lot area shall be 10,000 square feet. 2. No principal building shall be erected to a height in excess of 30’ 3. Each building shall have a minimum frontage of 60’ 4. Each building shall have a maximum frontage of 100’

E. SC1- Special Commercial 1Permitted Principal Uses: This land may be used for the following purposes: 1. Small independent convenience stores 2. Small independent eateries and cafes 3. Professional offi ces 4. Government offi ces

Dimensional Requirements: 1. The minimum lot area shall be 2,000 square feet. 2. The maximum lot area shall be 15,000 square feet. 3. Any building shall be setback from the sidewalk a maximum of 10’ 4. No principal building shall be erected to a height in excess of 25’ 5. Each building shall have a maximum frontage of 150’

F. OS1 – Open Space Permitted Principal Uses: This land may be used for the following purposes: 1. Open Space 2. Community and Civic Buildings 3. Playgrounds and Recreational Structures 4. Park and Community Infrastructure 5. Swimming Pool and Facilities 6. Skate Park Facilities

Dimensional Requirements: 1. Buildings may not exceed 5,000 square feet.

Parking Requirements: Any parking surfaces required for uses designated in open space must be permeable.

G. MH1 – Manufactured Home Park

This zoning district remains the same. Please see 2009 Zoning Draft Ordinance for further infor-mation.

131

1

Park amenities and road infrastructure will be built fi rst so as to benefi t the Trumansburg community right away, establish connectivity, and increase real estate value. The swimming pool, skate park, community garden, playground, sports courts, and trail become an immediate (and fun) asset to existing neighborhoods.

3

Phase three rounds out the residential palette with small single-family lots abutting the woods and more townhouses adjacent to the park. The renovation and expansion of the current Farmer’s Market area is also suggested to strengthen the connection between the new neighborhood and the downtown.

2

A small business campus and residential properties are developed to establish the new neighborhood. Townhouses and an elderly living center provide unique housing options for the area. The business campus features professional offi ces as well as convenience shops such as a corner store and cafe.

4

Finally, minor amendments to the mobile home park are proposed in order to provide open space and a trailhead for the wetland trails. The road will also continue through to the other side of the mobile homes.

Permeable Asphalt

Rainwater Reuse

Rain Garden & Retention Ponds

Vegetated Swale to Retention Pond

stormwater strategies

phasing strategy

appendix - west gateway: proposal 2

133

Chapter VII: Conclusion

134 chapter VII: conclusion

At the heart of this community design process is the identity and charm of the Village of Tru-mansburg. This is literally manifested in the downtown core, where the architecture and store-fronts combine all the positive elements of the ‘image’ of Trumansburg. The focus of this report is that the future development of the Village needs to start at its core and work outwards – al-ways keeping in mind a larger vision for the village as a whole.

We produced what we saw as the potential future development of the Village of Trumansburg. This also means that – as landscape architects – we were interested in developing the sites to their full potential; suggesting storm-water systems, a community center, an additional trail sys-tem connection, a new neighborhood and commercial district in the West End as well as many new ideas for development in the downtown core. These are all intended as suggestions, a plethora of design solutions that can be used as reference material for future development.

It is not our intention to suggest that all of these ideas have to be built out. In fact we recognize that development of that scale would be further out of character for the village than just devel-oping the West Gateway. It was noted at the fi nal community meeting that our recommenda-tions for the four focus areas was like “looking at a Chinese menu, seeing all the options and not knowing which to choose.” It is great that we have all of these options to put forward – the challenge comes to the Village in deciding what is most important, and how it wants to move forward.

Our recommendations stem from 4 central concepts:

Protect Village Character - use overlay districts to regulate the aesthetics of new development

Revitalize Downtown Core - encourage new business in existing commercial downtown district

Commercial Development - work with Town of Ulysses to annex commercial district

Holistic Design - consider all aspects of the community, environment, and context during the next phases of the design process

conclusion

135

Our Recommended Next Steps:

The initial responses from our fi nal meeting was that there were a lot of suggestions to wade through. We strongly encourage that another series of community meetings be scheduled to share some of these ideas and get input from the larger community on a Vision for the Village. This collaborative design process was intended to spark interest and foster discussion on how best to move towards a future for the Village. It would be a natural transition to continue with this positive energy and establish a holistic plan for the future.

Once those visions are prioritized then the village needs to move to revise the current zoning plan to refl ect community goals and creative design strategies that were offered throughout this process. As the village undertakes a new zoning plan it is important to consider the future of the residential neighborhoods and how they can continue to develop in the best way to foster and generate small-scale village character, neighborhood friendliness, livability, safety, environ-mental quality, walkability, housing options, economic diversity and economic sustainability. The zoning can be used as a tool to foster the more creative development strategies allow for new development to occur without jeopardizing the charming character of the village.

In order for this community design process to be most effective these recommendations need to be considered seriously and with an eye to the future. This process has enlightened all of those who were involved – from students, village board members, business owners and villagers.

137

Glossary

138 glossary

glossaryAlley- A roadway which primarily provides secondary vehicular access to the rear and side en-trances of adjacent buildings. Alley-ways should be a minimum of ten (10) feet and a maximum of twenty (20) feet in width

Attached dwelling units -

Complete Streets - roadways that are designed and operated to enable sage access for all users including pedestrians, bicyclists, motorists, and transit riders

Conservation easements - legally enforceable land agreement between a land owner and a gov-ernmental agency for the purposes of conservation. Easements protect land (wildlife, habitat, water resources, timber resources, agricultural land, scenic open spaces etc.) from certain forms of development or use

Eco-Industrial Development - industry incorporated into the community that use local resources or products and is in close enough proximity to resident’s homes that they can bike or walk to work rather than depend on cars for their commute

Eyes-on-the-street -

Façade - One side of the exterior of a building, normally referring to the front side

Form-Based Zoning and Codes - established in response to sprawl, deterioration of historic neigh-borhoods, and neglect of pedestrian safety; form-based codes create a predictable public realm by focusing on primarily physical form rather than general land use

High Density Mixed-Use - allows more than one type of use in each building meaning some com-bination of residential, civic, offi ce, institutional or industrial

Human Scale Design Elements - emphasis on individual experience through design elements like porches and site amenities

Offi cial Mapping - intended to serve as a formal public record to indicate where the government is likely to require right-of-way, easements, land for future roads, drainage-ways, utilities, recreation facilities, etc. This record can ensure that new developments will be linked to existing and future street extensions and connections in a planned manner

Open Space - Land set aside and permanently restricted for conservation, agricultural, recreation, education, or urban form or design considerations. Open space may include woodlands, mead-ows, pasture, landscaped yards, play areas, gardens, golf courses, walking and riding trails, and similar areas. Open space does not include structures such as tennis courts, swimming pools, or buildings, or other impervious areas. Open space may be restricted access or open to the pub-lic

Open space design development -

139

Neo-Traditional Community Design - design movement that promotes walkable neighborhoods with a wide range of housing and job types

Parapet - A false front wall that projects vertically above a roof and faces the public right-of-way

Pedestrian-Oriented Commercial Retail - Developed in a pedestrian-oriented pattern in which a functional, convenient, and pleasant environment has been created for people arriving on alterna-tive means of transportation, such as on foot, bicycle, and transit

Pre-Development Footprint - reduce net overall impact to a level approaching pre-development conditions of the site specifi cally in the areas of habitat, water, energy, and development poten-tial

Walkability -

141

References

142 references

referencesThe following are a list of documents and references that were used to research and develop criti-cal analysis of the Village of Trumansburg as well as similar case studies.

All of these listed below can be found on our blog: http://welcomehometrumansburg.wordpress.com

Proposed Zoning Map, 2009http://welcomehometrumansburg.fi les.wordpress.com/2010/02/zoningdraftmap.pdf

Comprehensive Plan, 2005http://welcomehometrumansburg.fi les.wordpress.com/2010/02/trumansburg_comprehensive_plan_2005.pdf

Main Street Guide, 2003http://welcomehometrumansburg.fi les.wordpress.com/2010/02/main_street_guide.pdf

Case Study References:

New Urbanism: Poundbury, England:http://www.urbandesigncompendium.co.uk/public/images/Dorset_1.jpghttp://poundburyforum.proboards.com/http://www.duchyofcornwall.org/designanddevelopment_poundbury.htm

New Urbanism Offi cial Website:http://www.newurbanism.org/

Eco-Industrial Developments:

Dorset Cereal Factory:http://www.fl ickr.com/photos/smileclick/4116630179/

The Maple Wood Project:https://docs.google.com/a/cornell.edu/viewer?a=v&pid=gmail&attid=0.3&thid=127b7433d78e6391&mt=application%2Fpdf&url=https%3A%2F%2Fmail.google.com%2Fa%2Fcornell.edu%2F%3Fui%3D2%26ik%3Dd7636ddcd1%26view%3Datt%26th%3D127b7433d78e6391%26attid%3D0.3%26disp%3Dattd%26realattid%3Df_g7gxzp442%26zw&sig=AHIEtbQ8Hi44_rt6-UM-RHjIvgGhYUplAg

Londonderry, Hew Hampshire Stoneyfi eld Farms Eco-Industrial Park:http://www.csrp.com.au/database/usa/lond/

Eco Industrial Park:www.eip.hinton.ca

High Density Mixed Use:Yorkship Village: http://www.fairview.ws/

143

Conservation Planning and Development:Randall Ardent’s website: http://www.greenerprospects.com/Prairie Crossing info: http://www.terrain.org/unsprawl/9/

Neo-Traditional Community Design:Congress for New Urbanism: www.cnu.org

Form-based zoning and Codes:Form Based Codes Institute: http://www.formbasedcodes.org/index.html

Complete Streets:www.completestreets.org

Green Infrastructure:Green Infrastructure Center: http://www.gicinc.org/

Offi cial mapping:

BOOKS:

Arendt, Randall. Conservation Design for Subdivisions. Washington D.C: Island Press, 1996. Print.

Adams, Bill. The Principles of Smart Development. Chicago: American Planning Association, 1998. Print.

Arendt, Randall. Rural by Design. Chicago: American Planning Association, 1994. Print.

Handy, Susan, Paterson Robert, and Kent Butler. Planning for Street Connectivity. 515. Chicago: American Planning Association, 2003. Print.

Ardent, Randal, Elizabeth Brabec, Harry Dodson, and Robert Yaro. Dealing with Change in the Connecticut River Valley: A Design Manual for Conservation and Development . Boston: Lincoln Institute of Land Polic and the Environmental Law Foundation, 1988. Print.

Farr, Douglas. Sustainable urbanism. John Wiley & Sons Inc, 2008. Print.

145

appendixMeeting Agendas and Minutes

Attendance Lists from Meetings and Walking Tour

Walking Tour Conclusions

Meeting Evaluation Summary

Scenario Evaluation Summary

Tompkins Weekly Article

T’Burg Comic

146 appendix

meeting agendasCommunity Meeting Agenda

Monday, March 1, 20107-9pm, Fire Hall

• Welcome, Comic strip • Reintroduce them to Tburg (30 min) o Presentation of overall T-Burg Comprehensive Plan, boards already made Renovation projects that are already made Show how far two gateways are from each other o Presentation T-Burg East Gateway o Presentation T-Bust West Gateway o Compare and contrast the two gateways Farm, networks, proximity to counties, amount of open space, sidewalks • Activities (Divide in groups): (60 min) o Goal Setting Exercise (20 minutes) Write 3-5 goals you may have for Downtown, West Gate, East Gate Discuss Choose a few (#?) to put on large sheet Put sheets on wall Distribute Dots Vote o East (20 min) What do you think are the boundaries of the East Gate? Map them Choose/add the most important qualities to the East Gateway. [CARDS] Draw on the axon the things (tree, building, sidewalk etc…) you want to see happen o West (20 min) What do you think are the boundaries of the East Gate? Map them Choose/add the most important qualities to the East Gateway. [CARDS] Draw on the axon the things (tree, building, sidewalk etc…) you want to see happen • Conclusions (20 min) • Next Steps: (10 min)

147

Community Meeting AgendaMonday, April 05, 2010

7-9pm, Fire Hall

7:00 – 7:35 Intro/Presentation - Re-introduce Cornell team - Overview design process so far - Introduce planning terms - Present case studies from similar rural development projects - Present Conventional Planning with current proposed zoning - Present creative design solutions using case study precedents

7:35 – 7:50 Questions/Discussion

7:50 - 8:00 Break - Refreshments and break up into small groups (color dot on name-tag)

8:00 – 8:40 Small Group Rotation - Rotate around the room between the different scenarios presented - Give feedback, ask questions, and discuss different solutions

8:40 - 9:00 Wrap-up Discussion - Consolidate feedback from each station - Concluding remarks, meeting evaluation - Next Meeting – Tuesday May 18th, 7-9pm Fire Hall

148 appendix

Community Meeting AgendaTuesday, May 18, 2010

7-9pm, Fire Hall

I. Welcome and Agenda 7:00- 7:10 II. Project Overview: 7:10-7:20 1. Overarching Research question(s) and goal, key issues and challenges 2. Methodology/Approach taken 3. Community inputs: meetings, blog, walking tour 4. Guiding Goals for Total Project 5. Expanded focus area resulting from community input o East Entry o West gateway o Downtown o Residential neighborhoods III. Presentations on Each Area 7:20-8:25 Downtown (15 min) Residential neighborhoods (15 min) East Entry (10 min) West gateway (25 min) IV. Summary Recommendations and Findings to the Village of Trumansburg based on Project Findings (5 minutes) 8:25-8:30 V. Discussion and Dialogue [Snacks & Gallery Presentations] (30 minutes) 8:30-9:00

149

meeting attendance & fl iers

Walking Tour:

Community: Alice Gant, Debbie Nottke, Joe Sherill, John Gant, Mary Ellen Salmon, Paul Martin, Vicki Romanof

Students: Liz Moskalenko, Matt Sturz, Nick Pettanati, Travis Conaway

Meeting I:

Allison PrittsBen GuthrieBill OverbaughChristina McKeoughDarlynne OverbaughDebbie WatkinsDeborah NottkeDeirdre CunninghamDorothy VanderbiltEvangeline SaratJoe SherillJohn UllbergMarvin PrittsMary Ellen SalmonPaul MartinRobert BramRoxanne MarinoSarah AdamsScott SearsTom BennetVicky Romanoff

Meeting II:

Alice GantAllison PrittsBen GuthrieBob ThomasChris LangenburgDan EllisDolores HigaredaDorothy VanderbiltDurand Van DoranLiz ThomasMartha UllbergMarvin PrittsMary Ellen SalmonRene CarverSarah AdamsVicki RomanoffWill Graeper

Meeting II:

Alice GantBen GuthrieCarl NorbergChris LangenburgDebbie NottkeDebbie WatkinsDorothy VanderbiltDurand Van DoranGreg VanNessJohn GantJoseph SherrillMarion NorbergMarty PetrovicMarvin PrittsMary Ellen SalmonSarah AdamsScott SearsStephanie GarycaTammy Morse

150 appendix

walking tour summary & conclusionsTour held:February 27, 2010 10:30am-12pm

Compiled by:Paula Horrigan and Liz Moskalenko

Description of Tour:

Participants:students: Liz Moskalenko, Matt Sturz, Nick Pettinati, and Travis Conawayresidents: John, Alice, Joe, Mary Ellen, Debbie, Paula, and Vicki

The tour began at Gimme Coffee, Saturday morning at 10:30 am. Six residents of Trumans-burg joined four Cornell students of the senior landscape architecture class for an informative walk around the Village. Before proceeding very far along the northwestward transect, Vicki Romanoff pointed to the Village’s brick and cast iron facades. These are unique to the area and historical development of Trumansburg: Ways to protect, maintain, and preserve these facades are crucial for the survival of the character of the downtown. The group then proceeded to walk up to the Washington Street corner and stopped to discuss the new bank drive-through. Concern was expressed of replacing green spaces with parking lots and scattered development. There was an interest of infi lling these building sites with additional uses. One resident recalled the number of buildings that used to line the street and people discussed the loss of buildings and on-street commercial activities on this side of the street. Then the group crossed over to the carwash, stopping in front of Save-A-Lot. People discussed how the car wash, a use that is really car-driven, might be better located outside the downtown core. Village members talked about the need to fi nd tenants and activate the vacant buildings before creating new ones. Debbie Nottke, Village trustee, mentioned that she is convening an economic development committee which is working with the County and Fred Bonn to fi nd uses for the vacant buildings. Some additional ideas for the downtown area include a downtown walkable grocery, artist studios, community center, roller rink, etc. There was much discussion about the shed-type, one-story, poorly constructed, generic buildings (the fi tness center’s roof is leaking) in this area that don’t complement the existing character of the village. Ideas about improving the area included opening access to the creek, creating buildings that are multiple story, closer to the sidewalk with parking in the rear, and multi-functional: including housing, ground level commercial, pro-fessional offi ces, etc.

The group proceeded to the Rte 227 corner and talked about the park, the farmer’s market, and plans for new pavilions. It was pointed out that the Auble property lies northwest of the park and it is possible to imagine connections via foot or road to overcome the disconnection of the west end from the village core. It was noted that the creek is a natural border to the commercial district and it’s conceivable to imagine some attractive mixed commercial use between the post offi ce and the creek that also overlooks the park, the creek being a potentially strong amenity. A big issue is that the sidewalks end at the Farmer’s Market and that the disconnect of the west end from the Village Core begins at Rte 227 and the park.

151

Four residents joined the Cornell Students in the van and drove up the west end and Seneca Road Intersection and turned around at the Family Dollar where it was noted that there used to be a bowling alley and restaurant here that the community was quite fond of. Then the group drove up Seneca Road noting the amount of extant open farm fi elds, historic homes and Auble Estates. People discussed how nice the setting of the area was with the combined residential areas, trees, fi elds, and hedgerows. Auble Leisure Living Estates seemed like its own delimited neighborhood without connections to and from it in any direction. Bus stops provided evidence that the TCAT connects the area to the village core and beyond. When people saw the desig-nated ‘heavy commercial’ area on Seneca Road they noted that it seemed illogical in that rural context.

Then the group parked at the Hair Salon and discussed the Gateway area. Things that were noted were the long range view across fi elds with the water tower and the distantly visible land-scape. People wondered about protecting the wetlands in the area in future planning. There was concern about setbacks from Rte 96 and Seneca Road and there was expressed desire to preserve rural views. People discussed how the garden store at this end of the village was a popular draw. It was noted that the area really needs sidewalks and connections to downtown. The sense that this area should have some public green space such as playing fi elds or park for residents would be opportune.

Finally the group traveled to the east end of the Village and parked in the Falls Tavern Parking lot and discussed the aesthetics and character of this area. People felt that the area didn’t have much of a ‘welcoming’ entrance to the village due to the haphazard scattering of the buildings and the predominant asphalt on the south side from Falls to Byrne Dairy. The students and village members talked about creating more cohesion in the entrance with added street trees, sidewalks, limited curb cuts, and vertical buildings that frame the street. By framing the street, the buildings could themselves become buffers, shielding parking, buffering noise and mitigat-ing light spill. It was also discussed the idea of having curb-side parking which would enable shrinking and swelling of parking needs without having to create big parking areas. There was a lot of discussion for the need for traffi c calming and making the area walkable and safe for all ages. Some talked about using the car instead of walking to this area because in it’s current state it doesn’t connect well enough to surrounding residences, school etc. People were con-cerned about children and safety with so much focus on cars, rather than people.

152 appendix

SUMMARY BULLET POINTS

DOWNTOWN:Safeguard historic façade of buildings (cast iron/brick original and part of identity of village)Create access to creekFill vacancies before creating new developmentConsolidate buildingsSignage/sense of entrance at intersection of Main Street and NYS-227 could be considered/im-provedQuality of development is more important than QuantityLED lights too bright, detract from area, distract driversMaximize potential of prime real estate (from carwash to Rte 227) with higher quality housing, mixed uses, multi-story buildings etc.

WEST END:No sidewalks, lacks connection to downtownPoor quality roads in Auble Leisure Living EstatesPhysical disconnect between Auble Leisure Living Estates and the downtown village core makes the place feel too peripheral and not part of the villagePotential for open public green space and recreation amenities for residents living in the west end.

EAST END:Byrne Dairy, building could have fi t in more with the character of villageNeeds traffi c calming, sidewalks, noise buffers; opportunity to encourage parking on the streetNeed for street trees and tree lawnsMaintain and develop green lush gatewayConsider consolidating storesOverlapping commercial and residential zones in this area make it highly vulnerableConsider 2-3 story buildings that would help to buffer noise and reinforce village characterOverall scale of development should ‘fi t’Diversity of businesses is desired

walking tour conclusions continued

153

As according to the plan, fi ll-in-the-blank comic strips were handed out upon arrival, a short list of goals was prioritized through community voting, and a free-form mapping activity generated further discussion about the landscape of Trumansburg and its “gateways”. Two of the comic strips were fi lled out (hilariously) and returned. Goal voting proved an accessible and effective tool in determining important qualities for which any future plans should strive. The mapping activity, while diffi cult to direct as planned, was still quite worthwhile in generating conversations about Trumansburg and getting to know one another.

To break this town, it was hard to get people to draw on maps. This was expected, but the maps were still a useful visualization tool which people tended to reference heavily, but rarely make marks on. It was also diffi cult for leaders of discussion to control and contain the dia-logue. This could be viewed as good or bad, depending on each table’s experience. Some-times getting off topic can be useful, though, in terms of either thinking outside the box or perhaps just lightening the mood.

Regardless, important information was gathered. People are proud of and care about their town. It is hard to defi ne boundaries. They have issues with current plans for development. They would like to see better connected neighborhoods with access to more amenities. They highly value context, keeping any development in the same architectural language and “rural vocabulary”. They place importance on environmental concerns.

Logistically, the activities went off without a hitch. All materials needed were provided and they seemed adequate in making the activities successful. From the participant perspective, activi-ties were an average of 4/5 fun and fairly useful in getting one’s points across, if nothing else.

activities summary, meeting 1Meeting held:March 1, 2010, 7-9pm

Prepared by:Kara Smith

154 appendix

A half sheet with a general meeting evaluation was distributed at the beginning of the meeting as community members signed in. About half (nine out of the seventeen people who attended) returned their evaluations as they were leaving. The fi rst question asked what the participants’ experience was of the meeting on a scale from 1 (low level) to 5 (high level) in the categories of organization, fun, and how engaging, interactive, and informative they found the session to be. Everyone who responded found the meeting to be well organized, giving it a rating of 4 or 5, with similar voting patterns for how interactive and engaging the meeting was. The ratings were more middling for how much fun people had while less people gave the highest rating for how informative they found the meeting to be.

When asked whether or not they found the case studies to be helpful, most people answered in the affi rmative, while a few were unsure (answering maybe). Similarly, most people thought that the different stations offered them a chance to express their views and concerns, however a couple people were unsure, perhaps because they were uncertain as to how their feedback would be used. The only suggestion we received as to how we might improve the meeting was to budget for more time, presumably for the small group discussions following the presenta-tion. The concluding question of the evaluation asked participants how they heard about the meeting. Five of the respondents said they were made aware via email, while two people heard about it though posters and two by word of mouth.

meeting evaluationMeeting held:Arpil 5, 2010, 7-9pm

Prepared by:Rachel Hendricks

155

During the small group feedback session, every scenario station had an evaluation half sheet with prompts for participants to fi ll out. Only a handful of people returned these at the end of the meeting, the majority being from the red table, or scenario two, but one person from their group also turned in an evaluation for scenario three.

The strengths that community members found in creative scenario two were the close proximity of offi ces to Rt 96, the inclusion of eco-industrial which people thought had potential employ-ment proximity, especially on the west end of the plan, and the incorporation of green space. On the other hand, one person thought that more green space was necessary as a buffer be-tween single family housing, while another concluded that more green space was needed in the residential areas with denser townhomes or less sprawl development. Contrarily, one group member thought the plan was too crowded with dwellings and needed more community ap-peal, citing Elm and Cayuga Streets.

Improvements mentioned included adding a community center or other community use spaces and to consider how the site might be different if the wooded lot were incorporated into the plan as high-density housing. In terms of addressing the village’s goals for the future people thought that the plan included green strategies and that mixed income housing were important. One person thought that the scenario worked well if the village’s goal was to maximize resi-dents, while another was unsure. The only additional suggestion was to include sidewalks into downtown.

One person from the red group also fi lled out an evaluation for scenario three, and as with sce-nario two, they suggested improving the plan by considering the wooded lot in the middle of the plan. The strengths that were identifi ed were the high density housing and the community center, while they preferred for industrial to be zoned on the west side of the trailer park (as in scenario two).

scenario evaluationsMeeting held:Arpil 5, 2010, 7-9pm

Prepared by:Rachel Hendricks

156 appendix

press article

157

t’burg comic

Guidebook 5.25.10 Ro2

Documents

Transcript of Guidebook 5.25.10 Ro2