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HomeMy WebLinkAbout12-21-11 Planning & EDC Meeting Agenda MEETING NOTICE City of Ithaca Planning & Economic Development Committee Wednesday, December 21, 2011 – 6:00 p.m. Second Floor Conference Room, City Hall, 108 East Green Street A. Agenda Review B. Special Order of Business C. Public Comment and Response from Committee Members D. Announcements, Updates and Reports 1. Workforce Diversity Report – Building Department 2. Commons Upgrade and Repair Project Update 3. Comprehensive Plan Update 4. Intermunicipal Planning Update 5. Dredging Update E. Action Items 1. Divesting of City Property – impacts on planning and non-public works needs (memo and resolutions enclosed) a. Parcel 93.-7-3 (213 West Spencer Street) b. Parcel 93.-7-5.1 (215 West Spencer Street) c. Parcel 122.-2-1 (321 Elmira Road) d. Parcel 100.-2-1.2 (South End of Cherry Street) F. Discussion Items G. Approval of Minutes H. Adjournment Questions about the agenda should be directed to Jennifer Dotson, Chairperson, (jdotson@cityofithaca.org or 351-5458) or to the appropriate staff person at the Department of Planning & Development (274-6550). Back-up material is available in the office of the Department of Planning & Development. Please note that the order of agenda items is tentative and subject to change. If you have a disability and require accommodations in order to fully participate, please contact the City Clerk at 274-6570 by 12:00 noon on Tuesday, December 20, 2011. To: Jennifer Dotson From: Tom West, Assistant City Engineer Date: November 17, 2011 Re: Divestiture of City-owned land ______________________________________________________________________ Proposal to divest As a partial, but significant, mitigation for the City’s financial crunch I have proposed that the City divest of certain properties that are not utilized and have market value. The object of this strategy is to reduce maintenance costs, generate income from the sale of the property, return the property to the tax base and provide an opportunity to create jobs. On October 19 I presented approximately a dozen such properties. At the suggestion of Mayor Peterson, the Board was asked to consider five properties. Process As I understand the process divestiture can be initiated at the recommendation of the Superintendent. Based upon the Superintendent’s recommendation, the Board of Public Works considers whether there is a public works need for the property. If the BPW determines that there is no public works need for the property the Board can recommend divestiture to the Common Council. Council can then decide to divest of the property. Disposal Disposal of the property can happen in a number of ways. The property can be auctioned, it can be sold to an individual at a negotiated price or it can be transferred to the Ithaca Urban Renewal Agency for disposal. Each method has merits depending upon the property and the end result that the City wishes to achieve. Each property should be appraised and may require an updated survey or subdivision. Properties considered by the BPW The BPW is in the process of considering five properties; they are: • 213 West Spencer Street • 215 West Spencer Street • 321 Elmira Road • 700 block East Seneca Street • Cherry Street extension The total assessed value of these five properties exceeds $1,000,000. If simply returned to the tax roll these properties would generate $12,600 per year after sale. In some cases I believe the assessed value exceeds the market value and in others it underestimates the market value. Given the development potential of these properties I think we could expect a significantly greater property tax return that could make a significant dent in our financial problem. Public concern There is no doubt that the public has deep concerns over the City’s financial well-being. Our constituents have an equally strong concern that government be a good steward of public assets. A big concern is that the property should be developed in the best interest of the community. This is important but we can not let our concern prevent us from making good decisions. We can control the development of a property in a number of different ways. Method of sale Properties can be disposed of by public bid. Interested parties can submit sealed bids for a property and the bids opened in public. The highest bidder wins. This process can require a minimum bid based upon a current appraisal. In the case of the Cataract (Fall Creek) Fire Station bidders were required to include a description of their intention with the bid as a qualification to bid. We can include deed restrictions which preclude certain uses of the property to be conveyed. We can also rely upon zoning to limit the kind of development allowed. We can negotiate directly with an individual in cases where there is a direct relationship between the buyer and the property which is for sale. For instance, I understand that we could negotiate with the owner of a property if we were selling the immediately abutting city land. This would be useful in disposing of pieces of right of way that are of no use to the public but which are being used (by license) by the abutting owner. Again, we would rely upon a current appraisal to set the price. We can work with the Ithaca Urban Renewal Agency to achieve the kind of use that the City intends. IURA can issue a request for proposals that will include a variety of criteria for the project. These may include type of development, job creation, disadvantaged business enterprise opportunities, targeted housing needs, etc. This process has been utilized successfully many times in Ithaca. There are likely other methods of sale that Planning and Development could propose. Resolution: Parcel 68.-2-9.2 Whereas, the City of Ithaca owns parcel 68.-2-9.2 located on the south side of the 700 block of East Seneca Street, and Whereas, the aforementioned parcel was obtained by the City as an opportunity to acquire green space, and Whereas, the Superintendent of Public Works has indicated the parcel is not currently used for City public works functions or purposes, and that the Superintendent does not anticipate a need to use this parcel for any such purpose in the foreseeable future, and Whereas, continued City ownership of this parcel requires that the City incur expense for maintenance, without the generation of revenue (e.g., in the form of property taxes) from it, now be it Resolved, that the Board of Public Works hereby determines that the aforementioned property is not needed for City of Ithaca public works purposes, and, be it further Resolved, that the Board of Public works hereby recommends that the Common Council consider sale of parcel 68.-2-9.2, unless its continued ownership by the City is needed in order to serve a non-public works function or purpose. 700 block East Seneca Street, Tax parcel 68.-2-9.2 This 0.17 acre parcel was acquired by the City in 1982. The parcel is zoned R-3A. The assessed value of the land is $50,000. The parcel has remnants of a sidewalk and play structure once part of the school. The sidewalk runs from the North West corner of the property to the center of the property where it ends in an abrupt drop. The antiquated playground equipment constitutes an attractive nuisance and has not apparently been maintained in decades. The East side of the property has some mature trees. The West side of the property is used for parking by the neighboring property without permission. The parcel is abutted by multi-unit residential structures on similarly sized parcels. 705 East Seneca Street has an assessed value of $400,000 which generates approximately $5000 in property taxes. Revised 11/17/11, tww Resolution: Parcel 93.-7-3 Whereas, the City of Ithaca owns parcel 93.-7-3 located at 213 West Spencer Street, and Whereas, the aforementioned parcel was obtained by the City with the intention of widening West Spencer Street to accommodate two-way vehicular traffic, and Whereas, the Superintendent of Public Works has indicated the remainder of the parcel is not currently used for City public works functions or purposes, and that the Superintendent does not anticipate a need to use this parcel for any such purpose in the foreseeable future, and Whereas, continued City ownership of this parcel requires that the City incur expense for maintenance, without the generation of revenue (e.g., in the form of property taxes) from it, now be it Resolved, that the Board of Public Works hereby determines that the aforementioned property is not needed for City of Ithaca public works purposes, and, be it further Resolved, that the Board of Public works hereby recommends that the Common Council consider sale of parcel 93.-7-3, unless its continued ownership by the City is needed in order to serve a non-public works function or purpose. Resolution: Parcel 93.-7-5.1 Whereas, the City of Ithaca owns parcel 93.-7-5.1 located at 215 West Spencer Street, and Whereas, the aforementioned parcel was obtained by the City with the intention of widening West Spencer Street to accommodate two-way vehicular traffic, and Whereas, the Superintendent of Public Works has indicated the remainder of the parcel is not currently used for City public works functions or purposes, and that the Superintendent does not anticipate a need to use this parcel for any such purpose in the foreseeable future, and Whereas, continued City ownership of this parcel requires that the City incur expense for maintenance, without the generation of revenue (e.g., in the form of property taxes) from it, now be it Resolved, that the Board of Public Works hereby determines that the aforementioned property is not needed for City of Ithaca public works purposes, and, be it further Resolved, that the Board of Public works hereby recommends that the Common Council consider sale of parcel 93.-7-5.1, unless its continued ownership by the City is needed in order to serve a non-public works function or purpose. 213 West Spencer Street, 215 West Spencer Street; Tax parcels 93.-7-3, 93.-7-5.1 These two properties are 0.47 acre acquired by the City for widening West Spencer Street to two lanes. The parcels are zoned R-3b. The combined assessed value is $124,000. Prior to acquisition by the City the smaller parcel had a single family wood frame residence and the larger parcel had a 12 unit wood frame apartment building. The parcels have street frontage on West Spencer Street as well as South Cayuga Street. Although the property has a dramatic elevation difference from Spencer to Cayuga this did not preclude its earlier uses. 220 West Spencer has a multi-unit residential structure on a 0.21 acre parcel. It has an assessed value of $350,000 which generates approximately $4,000 in property taxes. Update: The Board of Public Works determined that these properties are not needed for City of Ithaca public works purposes on November 9, 2011. The City has already received inquires regarding purchase of these properties. Revised 11/17/11, tww Resolution: Parcel 122.-2-1 Whereas, the City of Ithaca owns parcel 122.-2-1 located at 321 Elmira Road, and Whereas, the aforementioned parcel was obtained by the City with the intention of operating a sewage pump station, and Whereas, the Superintendent of Public Works has indicated the parcel is no longer used for City public works functions or purposes, and that the Superintendent does not anticipate a need to use this parcel for any such purpose in the foreseeable future, and Whereas, continued City ownership of this parcel requires that the City incur expense for maintenance, without the generation of revenue (e.g., in the form of property taxes) from it, now be it Resolved, that the Board of Public Works hereby determines that the aforementioned property is not needed for City of Ithaca public works purposes, and, be it further Resolved, that the Board of Public works hereby recommends that the Common Council consider sale of parcel 122.-2-1, unless its continued ownership by the City is needed in order to serve a non-public works function or purpose. 321 Elmira Road, Tax Parcel 122.-2-1 This 0.4 acre parcel is situated on the south side of Elmira Road between Friendly’s Restaurant and the Honda dealership. The parcel has an assessed value of $189,000. The small brick sewage pump station on this parcel was recently de-commissioned. The parcel has a curb cut on Elmira Road. There is a drainage ditch on the north side of the property. Update: The Board of Public Works determined that this property is not needed for City of Ithaca public works purposes on November 15, 2011. Revised 11/17/11, tww Resolution: Parcel 100.-2-1.2 Whereas, the City of Ithaca owns parcel 100.-2-1.2 located at the south end of Cherry Street, and Whereas, the aforementioned parcel was obtained by the City with the intention of expanding the Cherry Street Industrial Park, and Whereas, the Superintendent of Public Works recommends reserving a 40 foot wide temporary (construction) easement and a concurrent 20 foot wide permanent easement for extension of utilities, and Whereas, the southerly portion of parcel 100.-2-1.2 contains two designated wetlands of 0.45 acre and 0.32 acre, and Whereas, the Superintendent of Public Works recommends reserving a twenty foot wide easement for the purpose of extending a pedestrian path, concurrent with the aforementioned utility easements, and Whereas, the Superintendent of Public Works has indicated that, with the aforementioned exceptions, the parcel is no longer used for City public works functions or purposes, and that the Superintendent does not anticipate a need to use this parcel for any such purpose in the foreseeable future, and Whereas, continued City ownership of this parcel requires that the City incur expense for maintenance, without the generation of revenue (e.g., in the form of property taxes) from it, now be it Resolved, that the Board of Public Works hereby determines that the aforementioned property is not needed for City of Ithaca public works purposes, and, be it further Resolved, that the Board of Public works hereby recommends that the Common Council consider sale of approximately 6 acres of the northerly portion of parcel 122.-2-1, unless its continued ownership by the City is needed in order to serve a non-public works function or purpose. Cherry Street, Tax Parcel 100.-2-1.2 The parcel at the end of Cherry Street contains 8.25 acres and is assessed at $825,000. The property is bounded on the east by railroad property and on the west by lands abutting Cayuga Inlet. This wooded parcel is generally flat. The southerly end of the property contains two designated wetlands of 0.45 acre and 0.32 acre. The neighboring 2.88 acre parcel at 240 Cherry Street has a land assessment of $253,000 with a total assessment of $1,290,000; this generates over $16,000 in property tax annually. The site could be sub-divided into two parcels. Approximately 6 acres at the north end of the property would provide a very attractive development parcel consistent with the current industrial zoning designation. By sub-dividing the north portion as a single parcel the City would have no obligation to extend the street or utilities beyond the end of the current street. The City can retain easements along one or more of the development parcel boundaries to complete the loop of water mains in the southern part of the City (this is an ongoing, funded capital project). The remaining acrerage at the south end of the property could encompass the two larger wetlands. The City could also establish easements along one or more of the development parcel boundaries concurrent with the water main easements to provide public access to the wetlands without reducing the useful area of the development parcel. Revised 11/18/11, tww wetland 0.45 acre wetland 0.32 acre 5.7 Acre Parcel F L O O D C O N T R O L C H A N N E L N 050100100 2.6 Ac. Parcel Item # E1a Proposed Resolutions Planning and Economic Develop Committee, December 21, 2011 Recommendations to Divest Unused City Property Resolution: Parcel 93.-7-3 – 213 West Spencer Street WHEREAS, the City of Ithaca owns parcel 93.-7-3 located at 213 West Spencer Street, and WHEREAS, the aforementioned parcel was obtained by the City with the intention of widening West Spencer Street to accommodate two-way vehicular traffic, and WHEREAS, the Superintendent of Public Works has indicated that this parcel is not currently used in any way for City public works functions or purposes, and that he does not anticipate a need to use this parcel for any such purpose in the foreseeable future, and WHEREAS, on November 16, 2011, the Board of Public Works determined that the aforementioned property is not needed for City of Ithaca public works purposes and recommended that the Common Council consider the sale of parcel 93.-7-3, unless its continued ownership by the City is needed in order to serve a non-public works function or purpose, and WHEREAS, continued City ownership of this parcel requires that the City incur expense for maintenance, without the generation of revenue (e.g., in the form of property taxes) from it, now therefore be it RESOLVED, that the Common Council hereby determines that the aforementioned property is not needed in order to serve a non-public works function or purpose, and be it further RESOLVED, That the Common Council hereby recommends the sale of parcel 93.-7-3 located at 213 West Spencer Street in the City of Ithaca. Item # E1b Proposed Resolutions Planning and Economic Develop Committee, December 21, 2011 Recommendations to Divest Unused City Property Resolution: Parcel 93.-7-5.1 – 215 West Spencer Street WHEREAS, the City of Ithaca owns parcel 93.-7-5.1 located at 215 West Spencer Street, and WHEREAS, the aforementioned parcel was obtained by the City with the intention of widening West Spencer Street to accommodate two-way vehicular traffic, and WHEREAS, the Superintendent of Public Works has indicated that this parcel is not currently used in any way for City public works functions or purposes, and that he does not anticipate a need to use this parcel for any such purpose in the foreseeable future, and WHEREAS, on November 16, 2011, the Board of Public Works determined that the aforementioned property is not needed for City of Ithaca public works purposes and recommended that the Common Council consider the sale of parcel 93.-7-5.1 unless its continued ownership by the City is needed in order to serve a non-public works function or purpose, and WHEREAS, continued City ownership of this parcel requires that the City incur expense for maintenance, without the generation of revenue (e.g., in the form of property taxes) from it, now therefore be it RESOLVED, that the Common Council hereby determines that the aforementioned property is not needed in order to serve a non-public works function or purpose, and be it further RESOLVED, That the Common Council hereby recommends the sale of parcel 93.-7- 5.1 located at 215 West Spencer Street in the City of Ithaca. Item # E1c Proposed Resolutions Planning and Economic Develop Committee, December 21, 2011 Recommendations to Divest Unused City Property Resolution: Parcel 122.-2-1 – 321 Elmira Road WHEREAS, the City of Ithaca owns parcel 122.-2-1 located at 321 Elmira Road, and WHEREAS, the aforementioned parcel was obtained by the City with the intention of operating a sewage pump station, and WHEREAS, the Superintendent of Public Works has indicated that this parcel is not currently used in any way for City public works functions or purposes, and that he does not anticipate a need to use this parcel for any such purpose in the foreseeable future, and WHEREAS, on November 16, 2011, the Board of Public Works determined that the aforementioned property is not needed for City of Ithaca public works purposes and recommended that the Common Council consider the sale of parcel 122.-2-1 unless its continued ownership by the City is needed in order to serve a non-public works function or purpose, and WHEREAS, continued City ownership of this parcel requires that the City incur expense for maintenance, without the generation of revenue (e.g., in the form of property taxes) from it, now therefore be it RESOLVED, that the Common Council hereby determines that the aforementioned property is not needed in order to serve a non-public works function or purpose, and be it further RESOLVED, that the Common Council hereby recommends the sale of parcel 122.-2-1 located at 321 Elmira Road in the City of Ithaca. Item #E1d Proposed Resolutions Planning and Economic Develop Committee, December 21, 2011 Recommendations to Divest Unused City Property Resolution Parcel 100.-2-1.2 – Cherry Street WHEREAS, the City of Ithaca owns parcel 100.-2-1.2 located at the south end of Cherry Street, and WHEREAS, the aforementioned parcel was obtained by the City with the intention of expanding the industrial park, and WHEREAS, the aforementioned parcel has not yet been developed by the City, and WHEREAS, staff recommends reserving a 40 foot wide temporary (construction) easement and a concurrent 20 foot wide permanent easement for extension of utilities, and WHEREAS, staff recommends reserving a twenty foot wide easement for the purpose of extending a pedestrian path, concurrent with the aforementioned utility easement, and WHEREAS, the Board of Public Works has determined that there is no further Public Works need to own the parcel, and WHEREAS, the southerly portion of parcel 100.-2-1.2 contains two designated wetlands of 0.45 acre and 0.32 acre, and WHEREAS, continued city ownership of this parcel requires that the city incur expense for maintenance, without the generation of revenue, for example, in the form of property taxes from it, and WHEREAS, the Board of Public Works recommended that the City divest of up to five and six tenths acres of the northerly portion of parcel 100.-2-1.2 located at the south end of Cherry Street exclusive of the aforementioned designated wetlands, now therefore be it RESOLVED, that the Common Council hereby determines that the aforementioned property is not needed in order to serve a non-public works function or purpose, and be it further RESOLVED, that the Common Council hereby recommends the sale of up to five and six tenths acres of the northerly portion of parcel 100.-2-1.2 located at the south end of Cherry Street in the City of Ithaca, exclusive of the aforementioned designated wetlands.