background report on land use in ithaca's west end by cornell city and regional planning graduate...

7/30/2019 Background Report on Land Use in Ithaca's West End by Cornell City and Regional Planning graduate student, No

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Background

Report on Land

Use in IthacasWest End


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_________________________________

Background Report on Land Use inIthacas West End

__________________________

For Introduction to Planning Methods and analysis

City and regional planning

Cornell University

Directed by Rolf [email protected]

By

Daniel Budish

Seth Eden

Meghan Thoreau Jacquet

Nicole Moore

Will iam Palmquist

November 6, 2008
mailto:[email protected]:[email protected]


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Table of Contents

Summary of Major Findings....1

Definitions..2

Land Use Background.4

Methods10

Major Findings....13

Assets..14

Challenges..22

Existing Plans and policies......25

Future Actions....33

Endnotes..34

References..35

Appendix..A - F


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Summary of Findings

Business Use As Primary Asset

The neighborhood assets in regard to land use are overwhelmingly thebusinesses and the buildings in which the businesses operate.According to key informants the businesses provide sufficient amenitiesto residents, workers, and West End users but lack cohesive identity.

Parking Options Are AvailableThe neighborhood has parking available but like the businesses, it isfragmented and not clearly understood by users.

Natural / Manmade Water Features Attract UsersThe water is well controlled and visually appealing. The idea of theCayuga Waterfront Trail has significant support.

ChallengesThe major challenges to expressing cohesive identity and accessthrough land use are the established transportation infrastructure(streets and train tracks) and creating a service node that can competewith Collegetown and Downtown.

Strategy ActionDo not allow private development along the waterfront. Create public /open space in this area which allows access to the water. This willcreates demand along the open space. Buffering the water (the areasgreatest asset) facilitates greater use by the public and will add value tothe adjacent land along the open space.

Parking SolutionsExamine existing parking with the idea of creating a cooperative parkinguntil a final solution to the parking can be developed/built.

Develop Mixed UseResidential or mixed use opportunities are grossly underdeveloped.Create incentives for builders willing to build to this use. A possibletypology is a live/work studio building with retail in the lower levels andstudios in the upper level.

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DefinitionsLand Use

We have chosen to evaluate land use in a regulatory/institutional capacitywhich includes zoning, environmental regulations and geographicregulation. Zoning is the primary tool that municipalities try to use to ensurthat the land is used for the benefit of the wider economy and population aswell as to protect the environment. Environmental regulations includebuilding restrictions and specifications resultant of environmental concernssuch as contamination or dangers associated with floodplains.Geographical restrictions include building restrictions and specificationsresultant of the geography such as water bodies, slopes, and soilconditions.

Ithacas West End

We found that the definition of the West End differed greatly from person to

person. For the purpose ofthis report we have accepted the boundariesdepicted in the map below. [1]

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Ithacas West End

We found that the definition of the West End differed greatly fromperson to person. For the purpose of this report we have acceptedthe boundaries depicted in the map below. [1]

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Created by: William Palmquist, November 2008


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Land Use BackgroundThe West End as an Industrial Center

Ithaca became incorporated in 1821 with 1000 residents. The 19th century

as a whole marks a time of industrialization both throughout the countryand in Ithaca as well, and it brought intense industrial use to the WestEnds inlet waterways and surrounding land. Ithacas West End became atransition point for cargo being shipped on both rails and waterways andmuch of the buildings from that period that remain today reflect the waterand rail-based economy of this period. Large industries in the West Endarea included tanneries, machine fabrication, shipping, transmissionequipment fabrication, paper and lumber mills, and coal transportation,

and all converged at the Inlet. As such, the area was seen primarily as aheavy industrial zone not desirable as residential district; therefore, in wasthe lowest class citizens that settled in the West End and resided in poorlybuilt shanties constructed around the waterfront. Besides industrialization,two other significant events occurred during the 1800s that influenced usepolicies in the area. One was the 1857 flood (which submerged the entirevillage) and the other was the Civil War the following decade. Imagesdepict the growing industrialization of the West End land-use.[2]Perhaps

the lack of policies and actions during this time speak to the citys generalavoidance of the area and neglect of diversifying the waterfront amenitiesand resources to the general public. The only development seen in thenext few decades, which was industrial in nature, further alienated peoplefrom the space.

Transition to Service Based Center

While the 1800s brought industry to the West End, the 1900s brought newpolicies that favored developing improved services and urban amenities.The founding of Cornell University in 1868 and Ithaca College (previouslynamed the Ithaca Conservatory of Music) in 1892 changed the dynamicsof city life. The infill of cultural activity within the exisiting industrial contextcreated a tenuous environment. New attitudes regarding the Inlet areabegan to emerge. We see the Social Service League educating andencourage upward mobility of the West End residents, which also led to

actions of building the West Side House further community organizing,socializing, and strengthening the citizenship of the residents andpromoting a strong residential use of the land. [3]4


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Grace Miller White, local writer, begins publishing her novels set aroundCayuga Lake at beginning of the century and starts examining the Inletculture against the outside Ithacans perceptions.

The Inlet Beautification Campaign ousted the remaining squatters whohad been building shacks around the shoreline (the last three families

found residence on Floral Avenue.)[4] Mayor Edwin Stewart wasdetermined to allow the public to have access to the waterfront andpushed the city to buy an old amusement park and create public park. Thecity project entailed a major waterfront clean up and backfill operation thatopened in 1921 to the public as Stewart Park. A new accepting waterfrontculture begins to emerge.

New policies were quick to follow the Typhoid Epidemic of 1903 that was

in many ways a direct result of the unchecked growth that occurred theprevious decade, especially in regard to the large number of privies thatfailed in the area. As a result, new sewer infrastructure began to developthroughout Ithaca. The lowest class of residents, those living in the WestEnd, came to see social changes reflected in the Inlets changing land-use. [5]

The land use was changing from private industry to public amenities. The

first Methodist Church was built on lower Cliff Street directly across fromthe West End in 1883. Trolleys were built in 1899 which greatly improvedstreet life with less horse and buggy traffic. There was also an airportconstructed directly south of the West End that complemented thetransportation themes of the Inlet. [6]

Importantly, the public perception of the West End began to change withthe new improvements. The 19th century Inlet connotations of dirty

industrial and low-class residential activity gave rise to a perception of amore middle-class culture as local policies became orientated towardsamenities over industry. The 1910s marked the arrival of silent filmmakersThe Wharton Brothers, who glamorized Cayuga Lake and brought newinterest to the waterfront resource. Seeing Cayuga Lake as a publicresource that needed to be accessible, the City purchased land to developStewart Park, which allowed then and even now for one of the few placesthe public can enjoy and access the waterfront. The Inlet Beautiful

Campaign began in 1925, and the West End was beginning to be seen as

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a community investment area. But a violent flood in 1935 put the wholeWest End underwater and a year later the Great Depression hit Ithacahard. It seems the West End has a history being constantly challenged byeconomic downturns and natural disasters when the district is on the rise.

[7]

Major Land Use Changes alter Priorit ies

After War World II, the West Ends property values started to increase asthe West End finally had a residential appeal. However, the 1960s madea number of policy decisions that altered land use. There were four majorchanges to land use during that time: 1) the Federal Flood Control Act,

which prompted the city and state to claim 185 parcels in the Inlet area, onwhich they razed 32 houses, 2 barns, and 37 garages (including theBeebe Chapel and West Side House landmarks); 2) the end of passengertrain service, which altered not only transportation but also removed areason for citizens to frequent the area; 3) the Octopus construction of thetransportation system; and 4) the Inlet realignment project. Thesechanges, all occurring in a relatively short period of time, dramaticallyaffected the land-use patterns in the area. The residential community was

almost destroyed, as well as the heavy industry almost entirely removed,and the commercial businesses were stricken with low pedestrian activityand heavy traffic congestion.[8]

West end becomes Studied to Death

The decades that followed 1970 to the present day mark an era ofplanning studies designed to guide new policies for development of the

West End. The 1974 Cayuga Inlet Study concludes that a public squarebe proposed in the Inlet to support mixed-use development; commercialshops with residential uppers wrapping around the public square. TheInlet Study stressed the importance of using the waterfront-associatedamenities to support more local business that would cater to visitors andresidents attracted to the lake area.

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The study even suggested a public terrace to highlight the views from thearea. [9]

Two years later the Ithaca Waterways Study was performed which,

challenged the city to enhance its surface water activities. The study foundthat changing the land-use would directly enhance the water-use. Accordingto the study, the land-use needed to cater to the water-based economy bymaking six major changes, that the city : 1) acquire 60-acres of land betweenInlet and levee for park purposes; 2) support a new Southwest Parkway fromClinton Street (an area of traditional industrial use); 3) turn wooded area onthe channel into docking space and increase pedestrian access from WestClinton; 4) create a waterfront park with boardwalk on the west bank of Inlet

Island while pushing for more recreational development on the eastside ofshore; 5) move the DOT garage complex and DPW gravel storage out ofarea and move sewage treatment plant to eastside of Route 13; and 6) turnThird Street into a hotel and mixed-use commercial residential center. Alas,most of the studys land-use prescriptions remain unrealized. [10]

A follow up study called the Cayuga Inlet and Island Project was completedin 1982 and put forth four observations for guiding improvement to the West

End: 1) Waterfront public access is essential; 2) the site is not ideal forindustrial or low density housing and retail use; 3) supported mixedcommercial development such as hotel, specialty retail, renovation of existingcommercial structures for office space, maintain existing marina activities, aswell as creating an associated waterfront elongated park system; and 4)State Street should be diversified through proposed small pedestrian-friendlyparks. Much of the findings were agreeable at the time, but no project follow-through has occurred. [11]

Ten years later, in 1992 the Inlet Island Land Use Committee put out acomprehensive report that evaluated Buffalo Street, the Flood ControlChannel, and the Inlet. The study gave an intense look at historical buildings,land-use, and ownership patterns. Three main proposals came forth: 1)promote green space along channel, 2) align the city with the private sectorfor joint development efforts, and 3) several amenity traffic improvementrecommendations that have been incorporated into DOT construction

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projects. Each study seems to reinforce the previous studies, but the 1992study pushes for a combination effort between private and public sector toimprove the West End. [12]

Tompkins County Waterfront Plan was designed in 1997 that instructs

development and land-use of the Inlet. The plan tries to attract residents,visitors, investors, and entrepreneurs to the area by stressing development ofInlet Island. The property is controversial because of the toxic clean uprequired from old industrial uses and the limited space for multi-desired usesfor the site. The plan against speaks to the under-developed resource theInlet could mean to the city, but again, no action has occurred.[13]

A West End Urban Design Plan came out in 1998. The plan shares a vision

of the West End that echoes past studies and supports denser mixed-usedevelopment to protect established residential neighborhoods east ofMeadow Street, and to create a pedestrian-friendly atmosphere byenhancing street corridors. The plan discusses design details, such asheight, setbacks, pedestrian barriers, and allowed uses, which, if written inzoning ordinances, can alter future land-use in accordance to the plan.[14]The only noted zoning changes to have occurred were in 2000 (whenOrdinance 325-5 was amended), but no significant changes were made

besides minor commercial setback and height regulations for newconstruction.[15]

The early 1990s has the West End experiencing a growing waterfrontconcentration of eateries and restaurant attractions that appeared to bemaking the West End a destination district again; however, the eateriesslowed and the vibrant comeback is yet to be realized. A few of the remainingeateries include the Boatyard Grill, Felicias Atomic Lounge, Gepettos

Pizzeria, Ithaca Bakery, Kellys Dock-side Kafe, Lehigh Valley House,Maxies Supper Club, Taste of Thai Express, and J oes Restaurant. Therehave been some new private land-use projects, such as the Medical Center,Island Fitness, and few minor renovations, but nothing significant hashappened to bring the community together. Perhaps, a more balancedmixed-use would create more of a community awakening. Many residentsrecently interviewed in our focus group believe the West End still has aunique spirit that needs to be preserved. The West End is not the commons

or a big box shopping area; it is a go to community that resembles its

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traditional hustle and bustle route of the shipyards, the train station, and itswaterfront activities. All of the policies within the existing plans mirror oneanother in that the waterfront is a neglected resources that needs land usesthat capitalize on the location and cultural history of the Inlet area.

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Methodology

This work is the result of the collaborative efforts of five researchers

using qualitative, quantitative and spatial research methods to identifyland use patterns in Ithacas West End. The mixed method researchapproach was chosen to develop a compressive understanding thehistoric, current, and future land use of the study area. The study wasconducted as part of a requirement of Cornell Universitys City andRegional Planning course Introduction to Methods of Planning Analysis.The study was approved by Cornells Institutional Review Board.

Qualitative Methods

The purpose of the qualitative study was to identify professional andcommunity perceptions of land use patterns in Ithacas West End.

Field Research - The initial step of the qualitative research was informalnon-participant site reconnaissance. For the first visit, researchersapproached the site with no specific research questions. Researcherswalked the study site in small groups recording initial observations.After the first site visit researchers divided into focused planning groups,each with a specific planning topic, in this case, the topic was land use.

In subsequent visits to West End, researchers identified the variable tobe observed that relate specifically to land use such as zoning,concentrations of certain uses and actual land uses. Furthermoreresearches noted non-conforming uses or outliers among the land usepatterns (vacancy included) and speculated as to why the outliers mayexist.

Photographic Research Like the field research, initial photographicsurvey began without a specific research question. The images

resultant of the initial site survey will be noted as such. Once theresearch group focused on land use researcher Meghan J acquetsystematically photographed buildings, structures, streets, objects, and(people) at each intersection of the site area. The eye-level imagesfrom this survey were used to survey and inventory the condition andlocation of business, residences and infrastructure in the study area.

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Key Informant Interviews - The purpose of the key informant interviewwas to elicit professional insight regarding land use and intensity[16].The interview questions were developed by the research group andapproved by the review board. (Appendix A).

Interview Participants include two members from the community but forprivacy measures numbers will be used to refer to interviewees. Theinterview with resident 10 was conducted by Seth Eden and MeghanJ acquet on October 17th, 2008 at the Tompkins County Chamber ofCommerce. The interview with resident 11 was conducted by WilliamPalmquist and Nicole Moore on October 26th, 2008. Interviews wererecorded and summarized by researchers. The results of the interviewsare documented in the Major Findings portion of this report.

Focus Group The purpose of the focus group was to gain insight intothe perceptions and desired future use of the West Ends businessowners, residents, site users, and Ithaca student population. A scripttemplate was provided to the planning groups by the instructor RolfPendall. Researchers developed an issue specific script with theintention of capturing the sense of how the community perceives thecurrent land use and the direction they would like to see land use move(if any). (Appendix B). Due to time constraints and a small populationsize, researchers combined with the Water and Open Space planninggroup to conduct a joint-topic focus group. The groups combined tocreate a new focus script (Appendix C). The focus group took place at7:00pm on October 30th, 2008 at the Cornell Cooperation Extension.Open Space and Waterways Group joined with Land-use and IntensityGroup to facilitate a nine member focus group composed of City ofIthaca residents to discuss their concerns with the West End. Forprivacy measures numbers will be used to refer to participants.

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Meta- Analysis Researchers gathered data from City zoning mapsand tax parcel maps to determine on a large scale how the land ispolitically divided by use and gain better understanding of theassociated monetary values of the land. The evaluation techniqueemployed was a manifest approach. Researchers employed an openreading analysis of the documents to identify and define the boundaries

and definitions of land uses dictated by the city and county of Ithacaand Tompkins respectively. Guided by J ohn and Sharon Gabers work,Qualitative Analysis for Planning and Policy: Beyond the Numbers,researchers defined the variables of the research to include onlyinstitutionally regulated land use data. [17] In addition, researchersgathered data reports outlining the history, environmental conditions,and prior comprehensive plans of the study area. Testing of the validityof the above data is yet to occur and the testing method is to bedetermined.

Quantitative Methods

Researchers gathered data from the 2000 Census and plotted the datain graphic forms such as histograms and pivot tables. Researchersemployed this method to identify patterns and trends of social andeconomic factors in the West End.

(Appendix E)

Spatial Methods

Researcher gathered information from the 2000 Census and ESRI tocreate spatial representations of physical and political patterns. Thisdata allowed researchers to associated trends and patterns with aplace.

(Appendix F)

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Major Findings


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Major Findings - AssetsOverview of Findings from Site Reconnaissance

Ithacas West End neighborhood is a diverse and unique area of thecity, possessing some very significant assets, both known and unknownby the community-at-large. These assets should be protected and inother cases enhanced and brought into more productive use. Notsurprisingly, the majority of these assets are in the form of restaurantsand businesses, as this represents some of the more successfulfeatures in the West End and are the most recognized by thecommunity. However, other assets exist in the neighborhood in the formof non-profit organizations and community services. Also, the mostsignificant natural asset of the area goes almost completely unseen,which is Six Mile Creek, bordering the neighborhood to the south, andthe Cayuga Inlet, bordering the neighborhood to the west.

Asset Businesses in the West End

Byrne Dairy * # Cayuga Lumber Co. * #CFCU Community Credit Union # Ithaca Stove WorksFriends of the Library *# Remax Real Estate OfficesGreenstar Co-op # Cayuga Ski & CycleryAlternatives Federal Credit Union C&C Tobacco Outlet * #

Asset Restaurants in the West End

Zazas Cuicina # Purity Ice Cream Co.Maxies Supper Club J oes RestaurantPancho Villa Ithaca Bakery

Asset Community Services and Organizations in the West End

Bang's Ambulance Int'l Brotherhood of Electrical Workers *Greyhound Bus Terminal # Community Housing of Ithaca, Inc. *Cancer Resource Center United Way * #Recycle Ithaca Bikes # Laborers Intl Union of North America * #

* = Building of low architectural/design quality Based on the added valuefrom materials, form and or function. Aesthic determination as well(subjective).

#= Building of less efficient land use Based on the highest and best use.

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These businesses, restaurants and community services/organizationsare important assets to the West End neighborhood, serving bothneighborhood residents and greater Ithaca. In many cases they areindividually owned and have been in operation for a number of yearswith a well established clientele. Many, including some restaurants andbusinesses, function as community space, helping to foster a sense of

place in the neighborhood and the City. Many of these uses are locatedalong the main thoroughfares of Meadow and Fulton streets, usually oncorner lots, which help to anchor the form and function of theneighborhood.

The majority of these uses have fairly small footprints on relatively smallplots of land, using space in the neighborhood fairly efficiently.However, some businesses and restaurants have large parking lotsadjacent to them, resulting in less intense/efficient use of the land.

Examination of specific parking needs, along with opportunities forshared and on-street parking areas should be explored to free up landfor other development.

These uses in many cases represent a high degree of architecturalquality, either in the form of new construction or the reuse of morehistoric structures. Buildings of high architectural quality withefficient/intense use of land should be protected to the highest degreepossible when redevelopment is under consideration. Other uses thatare of lower architectural quality and/or make less efficient use of land

should work with redevelopment efforts so that the actualbusiness/restaurant/organization can be present after redevelopmentoccurs.

Specific uses that could be enhanced and brought into more productiveuse include the Greyhound Bus Station, which could be transformedinto a multi-use transit hub with some commercial uses present.Currently, the building does not make efficient use of its parcel, andmore intense use of the site could be seen. Cayuga Lumber Co. may

not be present in the long-term future of the neighborhood, asspeculated Tim Cullenen (former City of Ithaca Planning boardmember) during an interview conducted on October 25th 2008, becauseof intense competition with Lowes and Home Depot in the Route 13shopping corridor. This site is a prime crossroads of W. State andFulton streets, as well as Cascadilla Creek and the Cayuga Inlet. Effortsshould be made to enhance the quality and efficiency of the site in theevent that Cayuga Lumber Co. does not stay in business.

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Six Mile Creek/Cayuga Inlet

The waterways that border the West End neighborhood are perhaps itsmost overlooked and neglected asset. Six Mile Creek runs along the

southern edge of the West End neighborhood, its waters flowing westand intersecting with the Cayuga Inlet, which flows north and bordersthe neighborhood to its west. Access and clear vision to thesewaterways are extremely limited because of existing buildings, bridges,and fences. Whatever redevelopment that occurs along the waterwaysmust take full advantage and provide some visual or physical access tothe waterways. These are prime assets that can be symbolic of theWest End neighborhood, which at the same time ties back to the larger-

Ithaca context of gorges, waterfalls, and creeks.

The following maps with corresponding pictures offers greater visualunderstanding of the above identified assets.

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Created by: William Palmquist , October 2008


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Major Findings - ChallengesOverview of Findings from Site Reconnaissance

The main challenge to development in the West End will be to gainconsensus on a direction for development in this contested space. The

residents, business owners, and users of the West End and thesurrounding neighborhoods each have different hopes and visions forthe area. Even if an overall vision can be procured, challenges willpresent themselves with implementation. Questions such as wheredevelopment will occur, how to induce development, and who willundertake the development will prove contentious. These challengesmore specifically lie in three categories:

*Transportation*Competing and Fragmented Land Uses

*The Existing and Surrounding NeighborhoodsWe will examine the contents of these challenges below.

Transportation

It is difficult to discuss land use in the West End without addressingtraffic and parking. The West End is one of the most heavily traffickedplaces in Ithaca. The site is segmented by the large North-Southautomobile arteries of North Meadow Street and North Fulton Street.

The site is also a corridor in which people access the commercial InletIsland and the residential areas west of the city attributing to theadditional congestion in the East-West traffic.

The West End is certainly used as a cut through to other parts of Ithacaand beyond, but it is also used as a destination point. The area hasmany businesses, but they are not cohesive enough in type orconcentrated enough to produce a true shopping district. Instead,people take advantage of the available street infrastructure and drive

from place to place. This creates a certain car culture that distinguishesthe West End from the Commons.

The heavy traffic in the area creates several challenges when thinkingabout the future land use in the area. Firstly, because these streets areso heavily used, it would be difficult to make them smaller. The streetsare also fairly close to the frontages of the structures lining the streets inthe area rendering street expansion difficult as well. Rerouting thestreets to other areas in the city would also be extremely challenging ifnot impossible. These factors combine to enormously limit the

development flexibility surrounding these transportation arteries.

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The car culture of the West End also impacts the land use directly,requiring a large portion of land reserved for parking. Overall, the WestEnd depends immensely on the car. More intense uses of the areawould increase traffic flows and parking needs, exacerbating existingissues and would be inevitable without a corresponding increasing inalternative transportation solutions.

Competing and Fragmented Land Uses

Having the water at the doorstep of the West End is a tremendousasset for the area but t also represents a challenge for futuredevelopment of the community. Not only does the water limit anywestward expansion of the area, but there are conflicting visions as tohow the waterfront should be utilized. How should access to the waterbe facilitated? Should apartments be built or restaurants with waterfront

patios or should the waterfront be greened and made into a formalcommunity asset? The ownership of the land in this highly contestedstrip will definitely pose a challenge as to the possible uses of thewaterfront.

Also, there is a smattering of homes within the largely commercial WestEnd. The homes are primary located east of North Meadow Street.The homes bled into the West End from the residential neighborhoodsto the east but are now severed from this core by Meadow Street. Infiland unchecked development around the homes contributes to the

confusion surrounding the identity of the West End. According toresidents the West End did at one point have a strong community feel.Allowing a broad range of use around these homes has effectivelyisolated the residents and lowered the value of their homes.

Lastly there are currently interesting and historically significant buildingsin the West End. A major challenge facing planners is the desire todevelop the area while preserving the existing fabric that distinguishesthe area. As an additional challenge, even buildings that are not

historically significant embody energy that would be wasted if torndown. Weighing the costs and benefits of new development is nosmall task.

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The Surrounding Neighborhoods

The West End is highly interconnected to the bordering neighborhoodsthrough transportation and services. The people in these neighborhoodshave a stake in the future of the West End and incorporating their visionswill be necessary for the successful implementation of any plan. Addingmore intense use in the West End will bring more people to the area andthrough the surrounding areas. Any spillover from development in the WestEnd will occur in these communities as well. A plan for the West End willneed to address the challenge of preserving the character of thesesurrounding areas. A plan for the West End will need to take into accountthe role of not only the West End, but the role of the other areas of Ithaca.

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Major Findings Meta-Data West End Policies, Actions, and Projects

The policy of the 1800s was industrialization of the waterfront and the Inlet,which extended throughout the West End. Industrial actives dominated the

land-use of the Inlet. There were minor residential land uses occurring bysome of the poorest citizens of the community, including informal settlementaround the southern shoreline. There were class tensions between the poorInlet people and the rest of middle-class Ithacans. However, towards the endof the century an obvious shift in interest begins to occur for the Inlet area.The Social Service League formed in 1904 to improve the social andeconomic situation for the Inlet people. Policies to improve the quality of lifethrough developing land use to better address the communitys needsbecame evident, especially through the construction of the West Side House(a community center), which became the residential focus point for the West

End in 1918.

The 1950s marked the climax of residential use in the area, which hastapered ever since. Four major policies changed in the 1960s that altered theInlet for evermore. The first was the Flood Control Act of 1960 that was finallyput into action four years late by the city and state, as they reclaimed over ahundred parcels of land and razed dozens of residential homes in the floodzone drastically reducing the residential land use in the area. The secondmajor policy change was the end of passenger train service in 1961, which

changed the areas to and from culture and took away another destinationsource to the West End. Third was the transportation policy that caused thecreation of the Octopus and the opening of West State Bridge in 1968. Andfinally the fourth policy change was that of realigning the Inlet and InletIsland. The policies actions changed land use, by changing the activities andthe to and from routes to travel through the neighborhood.

The 1970s begins the planning study policy that is still practiced today. Theirony of this period is that projects are repeating several of the same policyoutcomes proposed for the West End, but no actions are in line to begin

project work. The 21st century may be a turning point into action andprojects. There have been recent zoning amendments to the area that aredesigned to encourage urban mixed-use development that happened at thebeginning of 2000. The amendment came directly after the completion of theWest End Urban Design Plan in 1998, which encouraged development thatis mindful of the existing built environment. There is also speculationregarding the future of Inlet Island particularly since private developers werehaving a difficult time sorting through design requirements. The Inlet IslandLand Use Committee reported back in 1992 that there is a need for the cityand private sectors to merge together in developing the West End. City

policy needs to turn into city action to truly being the project work describedin the decades of planning studies.

Existing Plans and Policies

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Major Findings from Key Informant Interviews Key Conceptsin Planning

Resident 10

She highlighted some of the more established businesses in the West End

being Purity, Agway, Remax, Maxies, and Alternatives, but added theabsence of chamber participation between chain stores in the West End,such as Dunk'n Donuts.

When asked to describe the major land-use advantages/ disadvantages ofthe West End for businesses, resident 10 responded with the railroad anddensity as a disadvantage. Transportation in the West End is anotherdisadvantage. The State tried to fix the problem with dividing Route 13 inone-way streets, but there is still congestion. Resident 10 would like to seeanother bridge across Court Street. She stated that if you built a bridge overthe whole area and railroad you would need a steep grade to break the planeand meet the height regulations. She also commented that the north-boundtraffic through the site is not problematic, the problem is the congestion fromsouth-bound traffic which bottlenecks at the arterial intersections.

She found another disadvantage is the construction of single-family homesand their characteristics in relation to their current unattractiveness andhaving no cohesion in terms of planning a mix mash arrangement. Resident10 also mentioned the desire to build a waterfront trail, but problems in

getting everyone a board with the plan failed and said she would besurprised if it was finished in her lifetime. When asked if mixed-use zoning,residential and commercial, work well in the West End, she said the zoning isnot the problem; the problem is the absence of foot traffic and the generalunattractiveness and neglect of the buildings, difficulty with the parking, anda need for more residential housing in denser townhouse style construction.

When asked how long have vacant lots been observed in the West End,resident 10 indicated it was a long time, more than the forty years she haslived in Ithaca. However, she has seen some vacant lots become developedand gave the example of the ReMax building. In addition, she felt that W.State Street has done extremely well with Gimme Coffee and otherbusinesses on the corridor of town, i.e. Maxies, and the bike shop. Shebelieves Inlet Island is the future of the West End. The space gives the felllike it is the size of Manhattan, but its actually quite small. There is notenough land to provide the space for the needs of mixed housing andparking being proposed. The city does not understand how, design wise, theInlet Island will work.

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She believes the City Council is trying to make the area all-inclusive to Ithacain terms of amenities, but she does not see social needs like affordablehousing working on the Island since high construction costs and foundationrequirements will only support market rate or luxury apartments. One keydeveloper in the area mentioned was Steve Flash, who owns a large portionof the island and such establishments as the Boatyard Grill. Otherestablishments that have benefited from the site are Chemung Canal trust

and Island Fitness, which are heavily invested in the West End. She believespeople need to be educated on how much land is actually there and what isbuildable, as well as the traffic that comes with more development. MickeyRoof is also committed to the West Ends future. Resident 10 stronglybelieves that the starting point to revitalizing the West End should begin withInlet Island.

Another land-use concern was open/ green spaces in the West End and theiravailability; resident 10 saw the trail behind the railway as a possible placefor people to meet. There is a lot of traffic in the area so it is difficult forpeople to cross the street and meet in the West End. She also mentionedthe lack of trees, hot concrete, and no shade make using the open spaceundesirable. The possibility to building pocket parks behind the railway wasa recommended exploration. Some businesses have put nice greenvegetations in from of their stores. Good examples are Sparrow Wines useof flowers and landscaping and Purity outside seating which provides peoplea pleasant area to socialize while they eat ice cream.

Resident 10 was asked if she knows of any tax incentives for businesses in

the West End and responded with the waterfront trail funds, where certainfunds can be acquired through a waterfront initiative program. The EmpireZone gives money and other incentives to businesses that create jobs.Businesses also get money in blighted communities such as the West End.

When asked to describe her observation of isolation or connectivity factorsexperienced in the West in, she said, isolation in the West End can beovercome with such projects done on State Street with the brick road withwhich was constructed and has a good long standing businesses like IthacaBakery, Felicas and Gimmie Coffee as draws, she stated that to fix theproblem of isolation in the West End one needs to find someway to connectthe West End with the Commons through a cohesive corridor and added thatcrossing Route 13 is scary. She added that there are lots of gas stationsalong Route 13, but sees them as a necessity to the area, not only for cars,but for sales tax revenue, but as a result we are pushing traffic throughinstead of people.

Resident 10 believes the West End has strong cornerstone businesses, buttraffic is dividing the development and land-use in the area. Her future vision

for the West End is to add traffic calming devises to the area, there are many

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different routes that cut through the area, but initiatives need to be takennow, because the future will only have increases to the traffic patterns. Withnew development and mixed-use housing forecasted for the future morepedestrian traffic is encouraging. The neighborhood feeling needs to bebrought back, it currently feels very institutional. The waterfront trail would

greatly contribute to the area and welcome more pedestrians. People need tofeel they live in an area, have ownership over that area and make it morethen a drive thru scene. [18]

Resident 11

When asked to define the West End in relation to the larger Ithaca context,Resident 11 responded that the area is a commercial node, because of its

location and history. It located in conjunction with Route 13 and thewaterfront, and because of that, resident 11 sees more potential for the area,especially for higher density or lower-impact commercial, but certainly notbig-box, not industrial by any nature, but sort-of, maybe theres a lot ofdemand in the city for mixed-use development?

When resident 11 was asked what direct land-use should take, he wasuncertain because of the change he has seen already. He gave the BoatyardGrill and the rec-center as examples of change and mentioned current talk of

a possible hotel in the area. Resident 11 believes in broadening the definitionof the West End to includes the waterfront, the back of W. Seneca Street andother identifiable or significant spots that fall outside the official boundary onW. State Street. He mentioned that the brick surface added to State Streetwas an unofficial gateway to the commons (not the West End) and does notknow the cause and effect of the construction. The area on Seneca Street forthe most part was residential and still is residential.

There has not been a lot of new construction in the area. He did say arestaurant was built, but it replaced an older restaurant and an office spacewas rebuilt into a retail space. He did feel peoples perceptions are changingand said Washington Park has more desire for residential use. Some ofthese changes he believed are a result of rising property prices inneighborhoods like Fall Creek or Cayuga Heights. Resident 11 said there arecome very nice homes on Seneca Street, and some more along State Street.Green Streets housing stock is average to marginal, which is a result of thetraffic.

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Resident 11 described the highest and greatest land-use for the West End asmixed-use opportunities, such as apartments. He feels the Commons is builtout and Collegetown planned out leaving the West End as the obvious sitefor new development, but with the economic timetable in mind. The WestEnd has existing assets that can be rebuilt or fixed up over new construction.The waterfront will define new construction. Resident 11 also sees potentialin the Southwest Project as a draw for the area. He also believe its importantto realize that the Commons and Collegetown serve a particular function anddo not exactly compete with the potential for the West End, which couldserve as an art/ entertainment, food, waterfront activity culture.

When questioned about the empty spaces in the West End, residentimmediately reserved the areas for a future parking debate as developmentoccurs. The community will have to make decisions on where to park andhow far to walk. There are a couple of vacant buildings, a couple smallervacant lots around Meadow Street and Fulton Street, but parcels may have

to be combined for them to be economical to develop. When asked how tobuild incentive to development in the area, resident 11 firmly believes that thecity has to step in and do some facilitation, purchase some land eitherthrough development bonds or the Development Corporation to startdevelopment and target smaller scale development, nothing over four stories.

Resident 11 admits that many people drive thru the area without taking it, butsome of the assets, like Greenstar, Alternative, other banks, and the busstation are making the West End more of a destination. He did state that therailroad does cause some division issues, as well as heavy truck traffic.Resident 11 see a lack of enforcement or a need for enforcement of largetruck traffic on Seneca and Green Street to support more residential use. [19]

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Focus Group Major Findings

Nine residents participated in a Open Space & Waterway and Land use& Intensity focus group held 30 October. A rich variety of residents joined

the group to discuss the West End. All of the participants provided awealth of information regarding the West End. The backgrounds of theparticipatory residences range from the education, local businesses,community organizations, and planning sectors of the Ithaca community.

Memories

We asked several questions regarding the West End. The first was todescribe a memorable event or experience at the Inlet or the West End

Area. None of the residents hesitated to respond, one of the womenrecalled herself at work pruning trees around Purity when the ownercame outside and gave her a muffin and coffee on the house. Anotherresident was attracted to the area due to the migration corridor for birdwatching in the Inlet. A man remembers years of fishing and finallycatching his first fish. Another was drawn to the canoeing activities anddriving through the neighborhood to get to the dog park northwest of theWest End. A woman mentioned her enjoyment riding her bike with herson. When the farmer market was mentioned many agreed it was ahighlight to go to the Inlet. A resident recalled her friendly impressions of

the people at the market, boat trips taken, and took a picture of hernephews traveling doll as a place to remember. And last was aresidents amazement when walking around the neighborhood by footand taking in all of the periods of history and relishing the fact many ofthe uses did not fit together, most memorably was the rail yards and theresidential mixture to the area.

The response reflected on the diversity land uses, historic and current,as a draw to the West End. There was a history and a centering thatmade all of the residents attracted to the area. There was a draw fromthe quality of people that lived and worked in the area, a pride of thewaterfront activities and wildlife in the area, others enjoyed travelingthrough the area to visit destinations around the West End, such as thedog park, the farmers market, and marina destinations, and last was thepiecemeal history the land-uses contained, like the train station,industrial buildings, historic homes, and renovated restaurants that madethe West End memorable destination.

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Physical & Emotion Values

When the focus group was asked to state which areas hold value forthem in the West End the geography of the West End widened andspace began to be discussed. One of the residents believed that Route13 is an issue for the area because it divides space and usesdramatically, and sees business as cut off from the water andsurrounding areas, such as W. State Street, which has establishedbusiness like Gimme Coffee. The area is described as fragmented, byanother resident and big box developments to the south, adding moretraffic and cuts the space more noticeably. Another resident observedthe outside development as messing up the intimate areas within theWest End. Saying that the West End is a unified phrase, but not aunified space; and needs organic unification followed the comment.One resident found physical markers, such as the Framers Market,Greenstar, and the Library Book Sale building, served as identitymarkers in addition to their roles as reliable income generator of thesite; as a result she felt very connected to these areas. Another residentadmits that the West End has lots of little hot spots that hold value, veryprecise enclaves that outsiders may not know or find easily, because ofthe one-way or alley accesses and gave the Record Shop as anexample she values.

The over all comments appear to show that the West End has many

valuable areas that may need a more unified context to unite them. Afew residents mentioned areas outside the official boundary as valueareas to the West End, which led to a brief discussion on the unofficialboundary that defines the West End.

Ideal Vision

When the group was asked to define their ideal vision for the West Endthey began to discuss what they value today. A resident strongly liked

the fact that the West End was not a shopping district, not a commonsor a big box area, but more of a go to community. She described thecommunity as full of interesting places that are not conventional. Thereare cultural places where people are fixing the boats at the docks mixedwith economical places were errands can be done quickly. Anotherresident values the rustic quality to the area and wants that to remain avision of the future design. Another resident values the West End as adestination and to go place because a person does not need to park acar; go to places are convenient and she would like that feel to remain.

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One resident valued the mixed-use to the area and believes moreshould be done to support more development, like condominiums andmulti-use housing of all incomes. Another resident even suggested asky bridge connecting the second stories across the street. One of thewomen strongly stated that many of the older homes are structuralsound and are good opportunity for re-use. She uses the Cancer

Resource House as a good example of keep the character of the areaintact, respectful urban renewal. Another resident values the existingsingle family dwellings and sees them remaining in the future vision ofthe West End and finds W. State Street full of charming old homes thatshould be preserved. One resident questioned the kind of mixed-use tobuild and where and supports the J ane J acobs approach to planning.He strong stated his vision is to keep the buildings through creativereusing them.

The overall vision for the West End was unanimous in that the land-useneeds to support mixed-use throughout the area, but the exactapproaches varied. Many of the residents saw preservation of buildingsand homes essential to the future vision of the West End, while stillwanting mixed-use within preserved buildings. Many made commentsat the end that showed a desire for more pedestrian friendly measure tobe taken that would allow for better access and unity of the area. And ashort discussion was led on destination making to not recreate what theWest End is, but reestablish and clearly define what it already means.One resident recalls very fondly her neighbors kayaking from therehome to Wegmans for their weekly groceries. The destination willattract a certain types of people and businesses to the area that need tobe preserved and supported in the future vision and in theredevelopment process.

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Future Actions

Informal Accepted Policies (action required)

Preserve Historic Buildings through Mixed-use implement zoning requirement tomaintain residential/ commerce character and history of the dynamic corridor wheretraffic, residents, commerce, and amenity space moves through and around theWest End

New Construction Mixed-use implement zoning maintain mixed-use guidelines tonew construction within the West End

Vacant Lot Development Incentive Implement guidelines incentive for owner(s) toadd purpose and active to undeveloped lots within West End

Enhance Multi-use Street Mobility Options city implement bike lane within right-of-way.

Pedestrian Friendly Corridors implement more detailed frontage requirements onMeadow and Fulton Street in respect to landscape and street furniture

Proposed Policies (more analysis required)

New Construction Allowance in Floodplain look to control density and type of newconstruction from least dense to intense and allow basic shelter type to permanenttype structures; allowance greatens the further away from flood source

Cooperative Parking Lot suggest amendment to zoning regulations to support acooperative parking plan for entire West End area, to eliminate single-use propertyoff-street parking requirements and better overlap over land-use space

Owner occupied Incentive attempt to strength owner occupancy of residence andcommercial sites through incentive plan

Waterfront business Incentive look to develop incentive plan to cater to or supportwaterfront activities

Brownfield Redevelopment/ Environmental Clean-up due to heavy industrial usein the West Ends history, numerous contamination sites exist that limits land-uses,more investigation needs to occur to define an policy action plan to start mitigation

of these toxic sites; many of which are highlighted on toxicology map in Appendix[20]

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Endnotes[1] Author of Map. Ithacas West End. Introduction to Planning

Methods. Cornell University, New York. 2008.[2] Sisler, Carol U., Margaret Hobbie, and J ane Marsh Dieckmann.

The Inlet. Ithacas neighborhoods: the Rhine, the hill, and thegoose pasture. Dewitt Historical Society of Tompkins Country:Ithaca, New York. 1988: 134.

[3] Ithaca: History: Ithaca Before the Civil War. City-Data.com.Advaneg, Inc. 2008. Retrieved 1 November 2008.

[4] Sisler, 135.

[5] Ibid, 133.[6] Ibid, 134.[7] Flight, Film, and Public Works. Cayuga Waterfront Trail. Data

Monentum, Inc. 2005. Retrieved 1 November 2008.

[8] Sisler, 134-139.[9] Department of Planning & Development. Cayuga Inlet Study

1974. City of Ithaca, New York 1974.[10] Department of Planning & Development. Ithaca Waterway Study1976. City of Ithaca, New York 1976.

[11]Trowbridge, Peter and Roger Trancik. Cayuga Inlet and IslandProject. City of Ithaca, New York. 1982.

[12] Inlet Island Land Use Committee. Report of the Inlet Island LandUse Committee. City of Ithaca, New York. 1992.

[13]Tompkins County Planning Department. Tompkins CountyWaterfront Plan. City of Ithaca, New York. 1997.

[14] Department of Planning & Development. West End Urban DesignPlan. City of Ithaca, New York 1998.

[15] Department of Planning and Development. West End RezoningOrdinance Amending Section 325-5. City of Ithaca CommonCouncil. March 2000.

[16] Daniel Budish, et al. 2008. Final Interview Questions Land Useand Intensity. Land Use Packet for CRP 5280. Cornell University:Ithaca, NY.

34
http://www.city-data.com/us-cities/The-Northeast/Ithaca-History.htmlhttp://www.city-data.com/us-cities/The-Northeast/Ithaca-History.htmlhttp://www.city-data.com/us-cities/The-Northeast/Ithaca-History.htmlhttp://www.city-data.com/us-cities/The-Northeast/Ithaca-History.htmlhttp://www.city-data.com/us-cities/The-Northeast/Ithaca-History.html


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Endnotes[17]Graber and Graber. Qualitative Analysis for Planning andPolicy: Beyond the Numbers

[18] From Interviewed script taken 17 October 2008, 13:00 byMeghan J acquet and Seth Eden at the Tompkins County Chamberof Commerce, 904 East Shore Drive, Ithaca, NY 14850[19] Performed on Sunday 10/26/08, from approximately 1:00 p.m.to 1:45 p.m. by Will Palmquist and Nicole Moore .

[20]The City of Ithaca has to implement policies and incentivesfor future business development in the West End. Moreimportantly, through the revitalization of Brownfield's sites suchas the one adjacent to the Boatyard Grill on Old Taughannock

Blvd, refer to toxicology map in Appendix for detailed toxic sitesin the West End. Action plans need to be implemented to curbthe environmental degradation and lead to the futuresustainability of the West End. With the City being focused oncleaning up and redeveloping abandoned, underutilized, andpotentially contaminated properties in the City, it would set aprecedent for future environmental development. In addition,once underutilized vacant lots would provide a definite newpattern of land use and intensity in the West End. H.R. 1424was signed into law on October 3, 2008 this bill provides forexpensing of environmental remediation costs extending thecurrent Brownfields tax incentive till December 31, 2009, and iseffective for expenditures paid or incurred after December 31,2007. The tax incentive allows taxpayers to receive a currentfederal income tax deduction for certain qualifying remediationcosts that would otherwise by subject to capitalization. Theextension is a timely benefit for companies seeking to acquireor dispose of environmentally impaired properties such as in theWest End.

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References

36

Will Palmquist. Ithacas West End. Introduction to Planning Methods. CornellUniversity, New York. 2008.

Sisler, Carol U., Margaret Hobbie, and J ane Marsh Dieckmann. The Inlet.Ithacas neighborhoods: the Rhine, the hill, and the goose pasture. DewittHistorical Society of Tompkins Country: Ithaca, New York. 1988: 134.

Ithaca: History: Ithaca Before the Civil War. City-Data.com. Advaneg, Inc. 2008.Retrieved 1 November 2008.

Flight, Film, and Public Works. Cayuga Waterfront Trail. Data Monentum, Inc.2005. Retrieved 1 November 2008.

Department of Planning & Development. Cayuga Inlet Study 1974. City of Ithaca,New York 1974.

Department of Planning & Development. Ithaca Waterway Study 1976. City of

Ithaca, New York 1976.

Trowbridge, Peter and Roger Trancik. Cayuga Inlet and Island Project. City ofIthaca, New York. 1982.

Inlet Island Land Use Committee. Report of the Inlet Island Land Use Committee.City of Ithaca, New York. 1992.

Tompkins County Planning Department. Tompkins County Waterfront Plan. City

of Ithaca, New York. 1997.

Department of Planning & Development. West End Urban Design Plan. City ofIthaca, New York 1998.

Department of Planning and Development. West End Rezoning OrdinanceAmending Section 325-5. City of Ithaca Common Council. March 2000.

Daniel Budish, et al. 2008. Final Interview Questions Land Use and Intensity.Land Use Packet for CRP 5280. Cornell University: Ithaca, NY.
http://www.city-data.com/us-cities/The-Northeast/Ithaca-History.htmlhttp://www.city-data.com/us-cities/The-Northeast/Ithaca-History.htmlhttp://www.city-data.com/us-cities/The-Northeast/Ithaca-History.htmlhttp://www.city-data.com/us-cities/The-Northeast/Ithaca-History.html


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Appendix A

Final Key Informant Interview Questions Land Use & Intensity

Mission Statement

In contrast to the focus group, the goal of the one-on-one interviews is toelicit professional insight regarding Land-Use and Intensity. Theseinformants should provide information regarding the historical, current,and future conditions of the West End. This professional knowledge willprovide a supplement to information not found in primary sources, andwill complement input received from the focus group.

Key Informants:

Planning professional (J oAnn Cornish, J ohn Schroeder, David Kay, NelsBohn, possibly)

Real Estate professionalCivic Leader (Doug Levine or J eanne McPheeters, Ithaca Chamber of

Commerce, possibly)Interview Questions:

What role does the West End play in the larger Ithaca context? How is thisrole evolving?

What is the current development trajectory of the West End in terms of land-use? (Commercial, Residential, Industrial, Green Space, Mixed-use,etc).

What land-uses should be employed in the future? What level ofdensity/intensity would be most successful?

There seems to be underutilized/empty space in the West End. Why is thisthe case? What do you think is the highest and greatest use for suchspace?


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There seems to be underutilized/empty space in the West End. Why is thisthe case? What do you think is the highest and greatest use for suchspace?

What kinds of positive or negative effects would this (envisioned future)have on the character of the area as a whole?

How would this (envisioned future) shape the role of the West End within thelarger Ithaca context?

What policies currently exist that either encourage or discourage businessesfrom locating in the West End? Has this created a well-balanced orimbalanced mix of businesses?


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Appendix B

Focus Group Script Land Use

I. IntroductionA. Background

1. Graduates from the Cornell Planning Departmentwith the cooperation from the City of Ithaca to betterunderstand the dynamics of Ithacas west end.

B. Purpose1.Explain topic issues within the West End, while our

group is focusing on land use and density

2. Refer to visual material, i.e. map, to define projectboundaries

3. To better understand what residents/ businessowners/ renters/ people employed in the area etc.would like to see happen in this space

C. Explain Recording and Ground Rules1. We will be recording the session using a recording

device.2. Explain how we will use the recordings and what it

means to the participants. Insure confidentiality3. Reiterated confidentiality

4. One person speaks at a time5. Be respectful of others thoughts, feelings and

opinions. There are no right or wrong answers6. The focus group is planned to meet for an hour if

anyone needs to take a break please do so,because of our short meeting time there is no

assigned break times, the restrooms are xxxx, and help your self to food andcoffee

II. Warm upA. Please introduce your name, where you are from, and one place you enjoy going to in

the West End?

B. Poll each individual for the above informationIII. In-Depth


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Focus Group Script Land Use, Continued

A. Ask the individuals to go up to the map and identify three areas of the West End eachare drawn to and want to discuss.

B. After focus points are complete, identify groupings or lack there of, discuss mapbriefly

C. Start were groupings may exist, and ask:1. What about this area interests you?2. Take the positive/ negative opinions and

expand upon it, more so they negativeopinions.

3. Do you feel that the West End is movingtowards a certain distinct use beingresidential, commercial, or a mix between thetwo? Do you feel that this is the best use forthe West End?

4. What is your vision for the West End?

IV. Wrap UpA. What was one thing you will take away from this session that was most

important to you?B. Thank you once more for your participation, your comments

are invaluable. If you would like to learn more about theresults of this morning/afternoon/evenings discussion we canbe contacted ___________(offer contact information).

C. As you leave please pick and fill out (or send in) a commentcard.


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Appendix C

Focus Group Script Open Space and Waterways / Land Use

Questions and topics Props and Facilitators Notes

Introduction and warm up

I) Introduction

a) As people enter the room, welcome them. Point outthe videoconference equipment is on and that we arebeing observed, if relevant.

b) Encourage people to write name cards.c) Introduce yourself and others helping with facilitation.d) Review agendae) Reason for the focus group

I) We are meeting today to explore your ideasabout

f) I need to tell you a few things about how we arecollecting your thoughts.

I) We are making an audio recording/videorecording.II) The tape will be used to create a transcript

and to verify or clarify comments. It will notbe used in any other context.

III) We have observers listening to ourdiscussion through the magic of videoconferencing.

g) Reporting: I will write a report that presents andexplains the findings from this session and others.

I) I will report the information and ideas youshare today to [insert group] which issponsoring this focus group.

II) They will use your ideas to help shape

h) I have a few discussion guidelines/groundrules toshare before we begin:

I) There are no wrong answers. All remarks arevaluable.

II) Disagreements are fine. We arent lookingfor consensus or one point of view. We needall points of view in order to get a usefulpicture.

III) Even though focus groups are structured andI have specific questions to ask you,discussion and interaction among themembers of the group is expected andencouraged. Feel free to comment on orfollow up on what others say!

IV) Use your paper and pencils to jot down ideasas they come to you so that you dont losethem if you dont have a chance to speakright away.

Name cardsMarkers

Agenda and timing on the board.Turn on recording device if not already on.


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Appendix D

I) Warm upa) Who you are: Name and organization.

Warm up question or exercise: What is a memorable event or experienceyou have had near the Cayuga Inlet/West End area?

a) Share around

In-depth investigation

Have the following questions split up on pieces of paper. Eachmember picks out of a hat for the question set andwrites a brief response. Share around of what yourquestion set was and the answer. (This can be done indiscussion pairs as well: so each pair would pick aquestion set and discuss/respond and share with thegroup)

Questions are combined with Land Use:1. Sometimes a place has both a physical and emotional value. What is

the areas meaning to you: as a place you use and a place you value?

Responses could be framed as: a. As a place I use, it means:(physical)____________________________

b. As a place I value, it means:

(emotional)___________________________

1. How have you seen the area being used by others? In your opinion

which of these are the most efficient/appropriate uses?

2. What is your opinion of its meaning as a place in the community (as a

place for use and value to others)?

3. In some areas, there is a water culture/attraction. To what extent do

you see it as an attraction for Ithacas West End as a space for locals

and visitors? If it should be more of an attraction, what can we do to

make it so?

4. What work has been done before that you have witnessed or heard

about? In your opinion, how successful were the results?

5. What is one thing that is great about the area (you may offer morethan one thing if youd like)?

6. What is one thing youd like to see improved should a plan be made?

7. Offer one suggestion of how to poll public opinion on the area if you

were in our position.

Land Use Specific Questions

1. Do you feel that the West End is moving towards a certain distinct

use being residential, commercial, or a mix between the two? Do you

feel that this is the best use for the West End?

2. What is your vision for the West End?

Each question set should have one or two commonquestions and one or two individualquestions.

Time given for response and pair sharing.Discuss and share with the whole group.

ClosingClosing Exit Ticket:

After hearing others' viewpoints, it would be good for policy makers and/or

planners to know....

Thank you once more for your participation, your comments are

invaluable. If you would like to learn more about the results of this

morning/afternoon/evenings discussion we can be contacted

________________________________ (offer contact information).

Express gratitude for their attendance and collecttheir exit tickets as they leave.

Focus Group Script Continued

Created by: Open Space/ Waterways Group and Land-use & Intensity Group, November 2008


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Appendix E


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Created by: Seth Eden, August 2008


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Created by: Meghan Jacquet, August 2008


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Created by: Meghan Jacquet, August 2008


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Toxicology of Ithacas West End

Source: http://www.toxicstargeting.com/ Retrieved August 2008
http://www.toxicstargeting.com/http://www.toxicstargeting.com/


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background report on land use in ithaca's west end by cornell city and regional planning graduate...

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