October 13, 2005
Historic Ordinance: Residential Versus Commercial
The community has been actively discussing a proposed historic ordinance that would provide formal consideration of historic and aesthetic qualities in several zones within the village of Cazenovia. Dozens of upstate communities are using such ordinances to effectively manage growth and promote business while retaining their unique identities.
I support the concept of formally leveraging our history and community involement to make Cazenovia stronger for its residents and its businesses (while continuing to attract both). For that reason, I try to stay informed and I believe there are opportunities for appropriate expansion of commercial development within the village. I've outlined my initial thoughts on the subject in the rest of this article.
One of the most frequently mentioned success stories is that of Pittsford, NY. Pittsford is about seven miles from Rochester and has used a historic ordinance to drive canalside revitalization for its business community while retaining the aesthetics and scale of a historically charming small town. In fact, Pittsford won first place in the Village category of "Main Street Awards" presented by the New York Conference of Mayors and Municipal Officials (NYCOM).
I've read that award article, and it seems the advantage of the Pittsford project is in leveraging existing structures and history for aesthetic and commercial advantage. What existing commercial structures and natural/historic resources does Cazenovia have, aside from the Atwell Mill and the HBD -- plus one-off regions such as Lorenzo, the Brewster Inn, the Brae Loch Inn and the mixed residential/professional area of western Albany Street? Our lake is (and always has been) inaccessible to the general (visiting) public, unlike the Pittsford situation where they can take direct advantage of the waterfront properties. Our commercial district is long but very narrow – there is no spot of existing commercial structures as a “group” except for the Historic Business District, which is appealing and a tremendous asset but could use a kick (like the kickstart Pittsford gave to its canalside areas).
The historic ordinance that’s been put forth in Cazenovia (as I understand it) comprises a set of architectural and usage guidelines that apply to both commercial and residential areas. Cazenovians’ resistance to the ordinance concept seems centered around a “you can’t tell me what color to paint my house” argument versus one that preserves and extends the beauty and accessibility of our commercial areas on a walkable scale.
As someone who has been looking for months – years, really – for attractive professional office space that also reflects the character of Cazenovia, I’m personally interested in any program that would systematically expand retail and professional space within the scale and aesthetic qualities that make Cazenovia so wonderful already. Supporting and expanding commercial opportunities by reclaiming and redeveloping areas within the village core seems a smarter strategy than continuing to annex land to the village and/or building parking lots, strip malls, and light towers in a radiating pattern away from the core (e.g., on the Route 20 Corridor to the east). Personally, I’d love to see positive change in the zone from Leigh Baldwin’s building all the way to Park Street, and across the street from Buyea’s to Sims Lane. The entire creekside (and old railroad bed) from Riverside Drive to William/Burr Streets (including the garage complex behind the LVRR station) is a ripe zone for coordinated development of retail and professional space on a pedestrian scale, with plenty of historical significance and room for parking, too. Of course, concerns about the preservation of the creek and the overall environmental impact are important, as is the potential impact on existing businesses in that corridor. I’ve attached an image that I threw together that shows – very roughly – where such an area might be.
Please bear in mind that all of this is just a concept - I reason that the creekside is a naturally beautiful area and an historic commercial corridor (because of the railroad) and consists largely of flat, commercially usable land. Since there are major busineses there already - including Buyea's, Gissin's Photo Studio, Cazenovia Lumber & Oil, plus other landowners and people with a vested interest - my only goal is to stimulate some conversation. Do you think that something like this makes sense in Cazenovia? Would it succeed? Would it be a disaster? Why?