The cul-de-sacs, utility capacities, and “sensitivity of development to existing character” (a.k.a. The 2015 Plan notes that, just like 23 years ago, the lack of sidewalks is an issue. The 2015 plan notes that the undeveloped tracts in the middle of West Hill present significant opportunities for new single-family housing. A large conservation swath (natural area with no permitted development) runs through the Floral Avenue and Cliff Street corridors, and chunks of medium density residential are put forth south of Hook Place and east of Chestnut Street. Now a look at the 2015 Comprehensive Plan. So the streets are filling in via “organic growth”. Interestingly, a number of the newly-built or currently vacant single-family lots in West Hill are recent creations from subdivisions of larger parcels by their owners. The plan also notes the abnormally large lot size used by single-family homes on West Hill, which were less dense than even the city’s lowest-level R-1 zoning but decided it was best to keep precedent and the plan suggested narrowing all residential streets as a character-protecting and traffic calming measure. About the most I can ascertain is that swaths of West Hill near West Village were downzoned from R-3 to R-2 at some point. Here’s the current zoning map, but without a 1992 map it’s hard to cross-check and see what, if any zoning was changed. Sidewalks were recommended for the large majority of residential streets, new feeder roads would be built with Ithaca town, and Cliff Street was to be upzoned, while most of West Hill would stay the same or be downzoned to “preserve character”. The 1992 Master Plan called for a number of new roads criss-crossing West Hill, two new parks (one by West Village, the other in the undeveloped lands in the middle of the map), and a new bridge at the southwest edge of the city.
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