HomeMy WebLinkAboutTB Minutes 2018-05-07
MEETING OF THE ITHACA TOWN BOARD
May 7, 2018
AGENDA
1.Call the meeting to order and Pledge of Allegiance
2.Person to be heard and Board comments
3.Presentation –Form Based Zoning Update
4.Discuss and consider acceptance of the Green Building Policy Report and direct
staff to draft Code language for policy recommendations
5.Discuss and consider Ethics Disclosure Forms and any changes to it
6.Discuss and consider authorization for Town Supervisor to sign an agreement with
ConsultEconfor further work associated with the Inlet Valley Corridor study
7.Discuss and consider referral of a speed limit reduction for Mitchell St to the
County
8.Discuss and consider authorization for Town Staff to proceed with contracting
appraisal services forpotential agricultural conservation easement at 471 Bostwick
Rd
9.Consider Consent Agenda
a.Approval of Town Board Minutes
b.Town of Ithaca Abstract
c.Bolton Point Abstract
d.Ratify Highway Superintendent’s appointment of a Parks Manager
E.Establishment of New York State and Local Retirement Systems Standard Work
Day
F.Appoint Conservation Board Member –George
10.Review of Correspondence
11.Officials Reports
12.Adjournment
MEETING OF THE ITHACA TOWN BOARD
May 7, 2018
Minutes
Board Members Present: Bill Goodman, Supervisor; Pamela Bleiwas, Deputy Town
Supervisor; Pat Leary, Tee-Ann Hunter, Eric Levine,Rich DePaolo, and Rod Howe
Staff Present: Susan Ritter, Director of Planning, Bruce Bates, Director of Code Enforcement;
Mike Solvig, Director of Finance, Judy Drake, Director of Human Resources; Paulette Rosa,
Town Clerk; Jim Weber, Highway Superintendent and Susan Brock, Attorney for the Town
1.Call the meeting to order and Pledge of Allegiance
2.Person to be heard and Board comments
rd
Tompkins County Legislators –Donna Fleming,3Ward which includes Belle Sherman,
th
Bryant Park and North Campus and Laura Lewis, 5Wardwhich includesFall Creek and
Cornell Heights.
Ms. Lewis stated that she and Ms. Fleming are the liaisonsto the Town Board andalthough they
don’t anticipate coming to every meeting, thought it was important to utilize this opportunity to
bring news and share information back as well.
Ms. Lewis reported on the Green Building Policy which the Council adopted last week and they
encourage the Town to adopt it also.
Ms. Lewis reported on the Green Street Parking Garage Project being reopened due to concerns
on the length of time allowed for the RFP so it made sense to reopen the RFP and now it is in
two parts; meet the basic requirements and then be invited to develop a full proposal in July.
Ms. Lewis reported on the Green Star project; they have applied for CTAP and a public hearing
was held.
Ms. Lewis reported on the new Commission structure and she and Ms. Fleming are the liaisons
for the Community Life Commission.
Ms. Flemingreported on the issue surrounding the historic designation of 311 College Ave aka
the Nines. The Landmark Preservation Commission voted to landmark the site but the Planning
and Economic Development Committee discussed it at great length and asked them to review it
again. This second review will happen tomorrow night to decide whether the rear portion of the
building could be considered a “noncontributing” resource historically. The older wooden
structure in the back with another building built in frontof it. Both parts need to be judged
separately.
Mr. DePaolo asked whether the or not the cultural history of the building was taken into
consideration or whether it is strictly based on architecturalaspects. Ms. Fleming stated that the
TB 2018-05-07 Pg. 1
proposal to designate it was in support of the architectural and historical merit of the building as
an early fire station not as its more recent history as a restaurant and cultural center.
Joe Wilson (Attachment 1)–Mr. Wilson stated that he has been an energy student and activist
in his retirement from appointed and elected positions in the US so he is familiar with the issues
the Board is facing but wanted to make a few points.
1.The policy is a masterpiece in policy analysis and background and everyone involved
should be commended because he hasn’t seen anything so thorough and yet concise at the
same time.
2.The policy should be improved by making the standards more rigorous by increasing the
points needed or shortening the timeline until you get to the net zero and he is in favor of
shortening the timeline; 15 years is too late.
3.The staff should add to our own SEQR review the DEC’s Guide for Assessing Energy
Use and Greenhouse Gas Emissions in an Environmental Impact Statement. He said the
Planning Board used much of that policy to review and require the developers of
Maplewood to produce quantification for the project using natural gas and when that data
became apparent, the developer had to move to heat pumps.
4.Codification of the policy has to be fast tracked; the number he has heard is it will take a
year or more and developers are moving now on big projects.
Mr. Wilson urged the Town to realize how much greenhouse gas these buildings are producing.
3.Presentation –Form Based Zoning Update
David West and Rob Steuteville (Attachment 2)
Mr. West and Mr. Steuteville reviewed the progress of the Form Based neighborhood zoning
they have been working on. The new model encourages walkable, mixed-use, village-style
places that are based upon a compact neighborhood as opposed to the drivable, suburban-style
development. This will focus development where there are services while preserving some of
the more rural areas as they are. The environmental goals, saving energy and conservation goals
are also met by this style of planning.
The current code is controlled by zones with setbacks and lot sizes, height of building but not
much more than that, with this code, we are going to define building types and have rules
specific to each zone and each building type which allows us to grant more flexibility within the
zone while controlling the architecture and the feel of the community.
Board questions:Ms. Learyasked about where people with cars go and Mr. West responded
that they go wherever they want; most neighborhoods are geared to cars and these will simply
improve the pedestrian landscape.
Ms. Hunter asked how the open space will work because she doesn’t want it to be the leftover
unusable portions. Mr. West responded that there will be requirements strictly enforcing thatand
TB 2018-05-07 Pg. 2
she asked if in other instances a developer would be able to contribute toward an off-site park
land. Mr. West responded that that is interesting but in most of the instances they are looking at
for new neighborhoods, it is single owners of large parcels and the planning process would start
at ground zero and putting the green space in at the very beginning of planning. Mr. Steuteville
added that some of this is discussed in the character code which isn’t part of this discussion but
has been thought about and started on.
4.Discuss and consider acceptance of the Green Building Policy Report and direct staff to
draft Code language for policy recommendations (Attachment 3–Memo)
Mr. Goldsmith introduced the topic saying that a lot of work has gone into this already with
presentations to municipal boards and committees and we are now at a point where we would
like the Board’s approval to move forward with drafting this into an actual Code.
Ms. Learynoted that the Report emphasizes affordability, but how would these
recommendations affect affordability?
Mr. Goldsmith responded that in general, he wasn’t aware of anyone else doing a combination of
energy reduction and maintaining or reducing construction costs buthe deferred to Ian Shapiro
from Taitem Engineering respond.
Mr. Shapiro stated that the basis for the affordability built into the policy is very strong; it takes
advantage of some energy improvements that happen to also reduce construction costs such as
reducing lighting of buildings. We have historically overlit buildings and we encourage not
doing this by offering a point if you design the lighting to meet national standards rather than
exceeding them and in so doing you will have fewer light fixturesand reduce construction costs
and materials and reduce energy use. That is just one example.
Mr. Shapiro went on to say the policy requires 6 points to pass the code and all 6 can be achieved
using affordability improvements. The challenge is when we move to 12 points in 2025 and net
zero in 2030 but we rely on the fact that costs for renewable energy improvements have
plummeted and that trend should continue. For example, LED lighting and solar panels cost a
third of what they did 10 years ago and this should continue.
Ms. Hunter asked
Tee-Ann asked about some of the answers to the frequently asked questions, saying she can’t tell
if the answer is yes or no; Mr. West responded they are saying no and she asked why would we
say no to electric charging stations and reusing gray water?
Mr. West responded that we think they are all important but the scope of this project is about
energy and water and that was clearly defined at the beginning of this project and any future add
on’s to the Green Building Policy and treating this as an umbrella for future extensions would
make sense, but this project was clearly defined because it was focused on greenhouse gas
emissions.
TB 2018-05-07 Pg. 3
Some discussion followed on going beyond these recommendations and other ways to effect
energy consumption which may be done through our form based zoning also.
Mr. Goodman thought some things would be addressed in our new zoning and we could add
things if we would like. Ms. Hunter thought we should be aggressive because this is a critical
point and we shouldn’t miss the opportunity to do everything we can.
Mr. DePaolo stated that he had a number of questions; there are a couple of references to major
construction tripping the wire of having to conform to the point system and he was having a hard
time figuring out what is considered a “major renovation.”
Mr. Goldsmith responded that they have a clear intent of what should be covered rather than a
working definition; we got early guidance to use an existing definition from NYS but haven’t
looked at it yet, but the intent is that if more than half the building is being touched, that is a new
building but where it breaks down is if you have a wing and you’re not touching the rest of the
house, does that apply? We are generally talking about 50% of the building.
Mr. DePaolo then asked how we could prevent gamingthe system or segmentation and the
response is there isn’t a perfect system but we need to do whatever we can.
Mr. DePaolo moved to the table on page 6 and asked why there is not a specific reference to
solar thermal for hot water. Mr. Shapiro responded that it is covered under RE 1 and the table is
a summary so the full explanation is in section2.14 and that section gives all the details.
Mr. DePaolo said he has always operated on the assumption that conservationyields the highest
benefits; some ofthe lower hanging fruit is on the conservation side and he doesn’t see that so he
asked if the assumption is that the Conservation Code or other Codes deal with that sufficiently
to get us to our target? Mr. Shapiro responded that the Code has gotten stricter and stricter so
our current Code is good and although adding more would save energy, it would be incremental
and not meet our percentage threshold. That said, you can do that under OP 5, the Custom
Energy Improvement or WB1 the Whole Building Improvement or even under OP4, the Stretch
Code. So there are ways you can do things such as insulation and reach the points needed. The
point system prioritized affordability and renewable energy because we cannot get to net zero
without it and that is why itprioritized heat pumps. We specifically did not account for any
number of great improvements because we were trying to stick to the affordability principle.
Mr. DePaolo then said he has a dual fuel system at his house and he isn’t convinced that given
that the electricity coming from the grid is still largely produced by fossil fuels and coal, you are
not actually gettinggreenhousegas reduction with the heat pump system; it may be cheaper, but
a high-efficiency gas furnace will meet the same load soare you actually meeting greenhouse
goals as the grid currently exists and is it worth spending more money to implement a heat pump
or buy a high efficiency gas furnace and spend the rest of the money tightening up your envelope
by getting better windows, etc. etc.
Mr. Shapiro responded that consensus is 100% that heat pumps are dramatically lower in carbon
emissions with our current mix of where the electricity is coming from. Two thirds of the energy
TB 2018-05-07 Pg. 4
Upstate comes from carbon-based fuels, which is relatively low compared to other states. Our
electricity will only get cleaner and cleaner given the Governor’s mandate to have the supply at
50% green by 2050. Even if it doesn’t though, our supply is very low carbon mix now.
Mr. DePaolo asked about the reference on pg. 56 regarding the heating structure having to be
located wholly within heated parts of the building and there is a reference to “unfinished”
basements to which he says an unfinished basement can be in the heated part of a basement; the
question is whether or not the heating structure is in an unheated part not whether it’s pretty so
why is that reference there? Mr. Shapiro responded that they are saying that the ductwork or hot
water piping in an unfinished basement has huge energy losses andwe have struggled with this
because we don’t know if it is being used but the ductwork upstairs uses the energy better and
wastes less. Mr. DePaolo said then the assumption is that if the basement is finished, people are
going to be using it and therefore it will be heated, so by extension, you are just referring to
heated spaces and assuming that an unfurnished basement isn’t going to be heated or actively
used? Mr. Shapiro responded that those two word, “unfinished basement” have caused more
discussionthan this whole….inaudible due to laughter.
Mr. West thought it was worth clarifying that they are not talking about whether it is pretty, we
are talking about whether it is dry, insulated and heated and these are optional depending on
which points you are going after.
Mr. DePaolo turned to the points for being within 5 miles of certain destinations and he asked if
that was an exhaustive list or an list of examples because it has to be either more or less specific
depending on the intent. For example, getting a point for being near a dentist, what other
healthcare provider applies? So do we create an exhaustive list or a kind of umbrella?
Mr. West responded that the feedback they got was that people would prefer a hard map
designation so we made a draft map that largely incorporates those parameters and would
probably be adjusted but takes into account being able to access a significant amount of places
that you might walk to.
Mr. DePaolo asked about the population projections compared to the projection of new jobs
because the projected job growth seems very high and seems to imply that every new person will
also represent a newjob? The math doesn’t seem to work. Mr. West responded that to use
Cornell as an example, if 1/3 of their employees live in Tompkins County, you can have jobs
grow faster than population and we tried to account for the population increases and job
increases both coming from a variety of indicators and we used that to drive this estimate
process. It is really hard to make estimate 30-50 years in advance. Mr. DePaolo said it seems
the assumption is the in-commuters would stay the same despite our best efforts or offering
housing and Mr. West responded that staying the same would be a vast improvement over
continuing to increase as it has over the last decade.
Ms. Bleiwas stated that she is amazed by the amount of work put into this and working toward a
solution and it is yet another thing to be proud of being a part of this community.
TB 2018-05-07 Pg. 5
Ms. Bleiwas asked if this is a totally new concept or are you aware of other municipalities that
are using this point system within Codes?
Mr. Shapiro responded thatthe proposal is actually for two compliance paths; one with the point
system and the other with the whole building approach which offers LEED and HERD (??) and
those are very common and possibly are more expensive so our goal at day one was to try and
develop something affordable and the point system was inspired by LEED, but is specifically
intended to reward measurable carbon emission reduction and affordability and we haven’t seen
that anywhere else. He went on to say that NYSERDA and the State are very interested and
others will show interest.
Mr. Goldsmith stated that toward the beginning of this process, we had an initial event where we
invited the three cities here, Fort Collins, Burlington VT, and Evanson IL who are all developing
new green building policies, so there are a lot of municipalities moving in this direction.
Mr. Goodman said that folks around the state are becoming very interested in what we are
proposing and Nick is being modest; he spoke at a conference in Syracuse and then he was
invited to NYC to meet with NYSERDA people to explain what we are doing because they seem
to be very interested in this and encouraging it around the state. Everyone is kind of looking at
us to see what we come up with. Mr. Goldsmith said it is very exciting for him, personally, to
see the interest from the State and other communities. They are interested too because they are
developing this “stretch code” which goes about 15% better energy use beyond the current code
and as they develop that, they are looking for communities to develop it so they can adopt them
easily. It is a great opportunity for us because we can help them and they will help support us in
terms of developing and implementing it.
Ms. Bleiwas asked if this were anticipated to put any extra burden on the Code enforcement
perspective and Mr. Goldsmith responded that they have talked to both Planning and Code staff
at both the City and the Town and gotten a pretty good response that it is not projected to be any
more work but Phase 2 will be more informative on that.
Mr. Bates added that we currently have to review for the Energy Code anyway so this would just
be a matter of dictating what standard we are reviewing to so at first it might take a bit more time
but then it will be nothing different than what we are doing now; similar to when they change the
Building Code, we have to learn it.
Mr. Goodman stated that we are at the point of accepting the report but we still have to then go
on to Phase 2 which would mean we have to actually draft language and answer some of the
questions that were asked tonight. We have to decide what a “major rehab” is and what
percentages and so on and so forth. So we need draft code language and then we will have to do
SEQR on it and hold a public hearing and so on. The thought and why we did this as a joint
project with the City is we hoped we could come up with something that would be the same or
very similar so builders and developers in the area wouldn’t have to deal with different codes
depending on what side of the boundary they are on.
TB 2018-05-07 Pg. 6
We have heard that there are concerns regarding the timeline and moving this quickly through
the process and he asked what the impression is on the City’s timeline? Mr. Goldsmith said
there was no specific direction. Mr. Goodman said our resolution directs staff to work on the
next phase so maybe we should look at a grant to help us with the actual drafting of code.
Board members were in favor of pursuing a grant.
TB Resolution 2018-068: Accept Green Building Policy Report and to Direct Staff to Draft
Code Language for Policy Recommendations
Whereasthe Town of Ithaca has endorsed sustainability and climate protection as
overarching principles to guide long-term decision-making; and
Whereasthe Town of Ithaca believes that the scale of greenhouse gas (GHG) emissions
reductions required for climate stabilization will require sustained and substantial efforts; and
Whereasmore than half of the Ithaca community GHG emissions come from residential
and commercial buildings; and
Whereasthe Town of Ithaca Comprehensive Plan states as a guiding principle “The
Town enacts and implements policies and regulations that integrate sustainability and climate
protection into building and construction practices and land use planning;” and
Whereasthe Town of Ithaca Comprehensive Plan recommends “Consider adopting a
building code to require all new construction projects and major renovations to incorporate green
building techniques and achieve specific energy efficiency standards” and “…create, promote
and maintain incentives, financing options, and education and outreach campaigns that support
energy efficiency in new and existing buildings;” and
Whereaswith the aid of a consultant team, as part of the Green Building Policy project,
the Town and the City of Ithaca have worked together to conduct a comprehensive examination
of our existing and future building stock, as well as green building standards for new
construction and potential economic, social and environmental impacts of policies which
incentivize or mandate those standards; and
Whereasthe Green Building Policy report provides policy recommendations for energy
efficiency requirements and related incentives to substantially reduce carbon emissions in all
new buildings, while emphasizing and supporting affordability; and
Whereasthe creation of the report has been assisted by guidance from a municipal
steering committee, an advisory committee, and input from many stakeholder groups, including
Town Planning and Codes staff and municipal boards; and
Whereasadditional work, such as research (possiblyin conjunction with a technical
consultant) and stakeholder outreach, is needed to provide a level of detail sufficient to develop
municipal code language for a green building policy; now therefore be it
TB 2018-05-07 Pg. 7
Resolved, that the Town Board of the Town of Ithaca accepts the Green Building Policy
report, dated April 25, 2018; and be it further
Resolved, that the Town Board of the Town of Ithaca directs staff to perform additional
research and stakeholder outreach and then to draft code language for review and consideration
of adoption that would implement the policy recommendations contained in the Green Building
Policy report.
Moved: Bill Goodman Seconded: Tee-Ann Hunter
Vote: ayes –Goodman, Hunter, Howe, Bleiwas, Leary, Levine and DePaolo
5.Discuss and consider Ethics Disclosure Forms and any changes to it
TB Resolution 2018 -069: Acknowledge receipt of 2018 Ethics Disclosure Forms and
review of policy and list of people required to submit said form
Whereas the Town Board has established and Ethics Board and requires annual
submission of an Ethics Disclosure Form for certain elected and appointed town officials, and
Whereasthe Town Board has also set forth that the list of officials and the form itself
should be reviewed annually, now therefore be it
Resolvedthat the Town Board acknowledges the list of submitted Ethics Disclosure
Forms, and wishes to make no changes to the form or the applicable list.
Moved: Rod HoweSeconded: Pamela Bleiwas
Vote: ayes –Howe, Bleiwas, DePaolo, Hunter, Goodman, Leary and Levine
6.Discuss and consider authorization for Town Supervisor to sign an agreement with
ConsultEcon for further work associated with the Inlet Valley Corridor study
Ms. Ritter noted that thepayment process might change to hourly, but otherwise it is the same
contract as their previous one.
Ms. Bleiwas asked if the number of meetings and presentations should change slightly to give us
the option of how those hours are spent; not X amount ofmeetings etc. and Ms. Ritter said she
would look at that.
TB Resolution 2018-070: Authorization to enter into a contract with ConsultEcon, Inc. to
draft proposed new zoning and design standards for the Inlet Valley/Elmira Road corridor
WhereasConsultEcon, Inc. was hired by the town in July 2016 to conduct an economic
development feasibility study and strategic plan for the Inlet Valley/Elmira Road corridor, and
TB 2018-05-07 Pg. 8
WhereasConsultEcon, Inc., with oversight and coordination from the Town Economic
Development Committee, held meetings and conducted interviews with various business and
property owners, as well as local economic and planning professionals, which culminated with
the report titled “Inlet Valley Ithaca Plan: Economic Development Feasibility Study and
Strategic Plan”, and
Whereasthe Town Board accepted the “Inlet Valley Ithaca Plan: Economic
Development Feasibility Study and Strategic Plan” report on February 12, 2018, and
Whereasamong the report’s recommendations is establishment of new zoning and
design standards, an undertaking determined to be a priority by the Economic Development
Committee, and
WhereasConsultEcon has the professional expertise to devisezoning and design
standards, and given their work on the Inlet Valley/Elmira Road corridor have the advantage of
understanding the issues, constraints, and opportunities that exist in the corridor making them
especially well-suited to assist the town in the drafting of new regulations and conduct related
outreach efforts, therefore be it
Resolvedthat the Ithaca Town Board authorizes the Town Supervisor to execute a
contract with ConsultEcon to provide professional services pertaining to the development of
new zoning and design standards for the Inlet Valley/Elmira Road corridor in an amount not to
exceed $25,000 (allocated from B8020.403.)
Moved:Rod Howe Seconded: Pamela Bleiwas
Vote: ayes –Howe, Bleiwas, Hunter, Leary, Levine, Goodman and DePaolo
7.Discuss and consider referral of a speed limit reduction for Mitchell St to the
County
No discussion on this as it has been discussed at committee and previously.
TB Resolution 2018-071: Request for Speed Limit Reduction on Mitchell Street
Whereas,the Ithaca Town Board, on its own initiative, is requesting a reduction in the
posted speed limit on Mitchell Street from 35 mph to 30 mph, and
Whereas,new densely developed walkable neighborhoods within the town along
Mitchell Street warrant reducing the speed limit to match the posted speed limit within the City
of Ithaca portion of Mitchell Street, which is 30 mph, and
Whereas, the 474-unit (872-bed) Maplewood Graduate Student Housing project located
immediately west of the East Lawn Cemetery is currently under construction and a proposal for
creating a new mixed use dense neighborhood in and around the East Hill Plaza area, including
along Mitchell Street, is in the planning stage, and both will greatly increase the residential
TB 2018-05-07 Pg. 9
population of the area and bring significantly more activity and pedestrians utilization in and
along Mitchell Street, therefore be it
Resolved,that the Town Board requests Tompkins County to forward to New York State
Department of Transportation Traffic Safety Division the Town’s request to reduce the speed
limit on Mitchell Street, between Pine Tree Road and the City of Ithaca municipal line, to 30
mph.
Moved: Pamela Bleiwas Seconded: Tee-Ann Hunter
Vote: Ayes –Hunter, Bleiwas, Goodman, Leary, DePaolo, Levine and Howe
8.Discuss and consider authorization for Town Staff to proceed with contracting
appraisal services for potential agricultural conservation easement at 471 Bostwick Rd
Mr. Goodman noted that this is a process we have used before to secure conservation land, some
of which we saw on our last field trip.
(See Attachment #4)
TB Resolution 2018 -072: Authorization for Town Staff to Proceed with Contracting for
Appraisal Services for Potential Purchase of Agricultural Conservation Easement at 471
Bostwick Road
Whereasthe owners of Town of Ithaca Tax Parcel 32.-2-2.2 (471 Bostwick Road) have
expressed interest in the potential sale of the development rights to their property through the
purchase of an agricultural conservation easement by the Town of Ithaca; and
Whereason April 19, 2018 the Town’s Planning Committee has reviewed the
application and property details and has recommended that an appraisal be completed for the
property; and
Whereasthe Planning Department has solicited a proposal from a qualified appraiser to
provide professional appraisal services to determine the potential market value of the agricultural
conservation easement on the propertyat 471 Bostwick Road; and
Whereasthe Planning Department has received a proposal from North East Appraisals &
Management Co. Inc.that meets or exceeds the criteria for evaluating said proposals, with a total
cost of $3,750; now, therefore, be it
Resolvedthat the Town Board of the Town of Ithaca authorizes the hiring of North East
Appraisals & Management Co. Inc. to prepare the appraisal for the property at 471 Bostwick
Road (Tax Parcel No. 32.-2-2.2) which the Town of Ithaca may purchase an agriculture
conservation easement on, at a cost not to exceed $3,750, to be allocated from the Open Space
Plan Account.
Moved: Tee-Ann Hunter Seconded: Rich DePaolo
Vote: Ayes –Hunter, DePaolo, Leary, Goodman, Levine, Bleiwas and Howe
TB 2018-05-07 Pg. 10
9.Consider ConsentAgenda
TB Resolution 2018-073: Adopt Consent Agenda
Resolved, that the Town Board of the Town of Ithaca hereby approves and/or adopts the
following Consent Agenda items:
a.Approval of Town Board minutes
b.Approval of Town of Ithaca Abstract
c.Approval of Bolton Point Abstract
d.Ratify Highway Superintendent’s provisional appointment of Parks Maintenance
Manager
e.Establishment of New York State and Local Retirement Systems Standard Work Day
f.Appoint Conservation Board Member
Moved: Rod Howe Seconded: Eric Levine
Vote: Ayes –Howe, Levine, Goodman, Bleiwas, Hunter, DePaolo and Leary
TB Resolution 2018-073a: Approval of Minutes of April 23, 2018
Whereas, the draft Minutes of the April 23, 2018 meeting of the Town Board have been
submitted for review and approval, now therefore be it
Resolved, that the Town Board hereby approves the submitted minutes as the final
minutes of the meeting April 23, 2018 of the Town Board of the Town of Ithaca.
TB Resolution 2018-073b: Town of Ithaca Abstract
Whereasthe following numbered vouchers have been presented to the Ithaca Town
Board for approval of payment; and
Whereasthe said vouchers have been audited forpayment by the said Town Board; now
therefore be it
Resolved that the governing Town Board hereby authorizes the payment of the said
vouchers in total for the amounts indicated.
VOUCHER NOS.569-635
General Fund Townwide83,153.41
General Fund Part-Town5,333.64
Highway Fund Town Wide DA 2,285.66
Highway Fund Part Town DB24,387.19
Water Fund9,790.83
Sewer Fund10,262.78
Ellis Hollow Water Tank –H10403.92
TB 2018-05-07 Pg. 11
Fire Protection Fund45,591.39
Forest Home Lighting District174.43
Glenside Lighting District66.18
Renwick Heights Lighting District75.68
Eastwood Commons Lighting District168.39
Clover Lane Lighting District19.54
Winner’s Circle Lighting District65.41
Burleigh Drive Lighting District66.39
West Haven Road Lighting District200.85
Coddington Road Lighting District119.76
Trust and Agency3,423.01
TOTAL185,588.46
TB Resolution 2018-073c: Bolton Point Abstract
Whereas, the following numbered vouchers for the Southern Cayuga Lake
Intermunicipal Water Commission have been presented to the governing Town Board for
approval of payment; and
Whereas, the said vouchers have been audited for payment by the said Town Board;
now, therefore, be it
Resolved, that the governing Town Board hereby authorizes the payment of the said
vouchers.
Voucher Numbers: 174-218
Check Numbers:17688-17732
Capital Impr/Repl Project$ 25,588.58
Operating Fund $82,139.04
TOTAL$107,727.62
Less Prepaid$ 1,413.99
TOTAL$106,313.63
TBResolution 2018-073d: Ratification of Highway Superintendent’s Provisional
Appointment of Parks Maintenance Manager
Whereas, there will be a vacancy in the full time position of Parks Maintenance Manager for the
Public Works Department, due to the retirement of Richard Schoch in November 2018; and
Whereas, the 2018 budget included appointing a successor to shadow Rich Schoch for six
months prior to his retirement; and
TB 2018-05-07 Pg. 12
Whereas, the Interview Committee interviewed ten candidates from an open competitive
recruitment; and
Whereas, the Committee has determined that Joseph Talbut possesses the necessary
knowledge and skills to satisfactorily perform the duties of Parks Maintenance Manager; and
Whereas, this would be a provisional appointment that requires the appointee to be one
of the top three reachable candidates from the next civil service exam for the said position; and
Whereas, Jim Weber, Highway Superintendent/Director of Public Works, provisionally
appointed Joseph Talbut as Parks Maintenance Manager, effective May 21, 2018; now, therefore
be it
Resolved, the Town Board of the Town of Ithaca does hereby ratify the provisional
appointment made by the Highway Superintendent/Director of Public Works, of Joseph Talbut
as Parks Maintenance Manager, effective May 21, 2018; and be it further
Resolved, this position is at 40 hours a week, at the hourly wage of $33.84, which is an
estimated annual salary of $70,387from account A7110.100, in Job Classification “VI”, with
full time benefits; and be it further
Resolved, the said appointment is a provisional appointment pending the results from the
next civil service exam for this position.
TB Resolution 2018-073e:Establishment of NY State and Local Retirement Systems
Standard Work Day
WhereasNew York State and Local Retirement Systems requires municipalities to set a
standard work day to report all employees participating in the New York Retirement System;
and
Whereasthe Town last updated the list to the retirement system was in April 2016; now,
therefore, be it
Resolvedthe Town Board of the Town of Ithaca, location code 30222, does hereby set
the following standard work day for the following classifications as required by the NY State and
Local Employees’ Retirement System for the Town of Ithacabased on a time keeping system
or records of activity maintained and submitted by these members:
Five days a week, six hours a day:
Town Supervisor Members ofPlanning Board
Councilperson Members of Zoning Board of Appeals
JusticesCrossing Guards.
7.5 hours per day, 5 days a week8 hours per day, 5 days a week
TB 2018-05-07 Pg. 13
Network/Records SpecialistHighway Superintendent
Senior PlannerDirector of Planning
Environmental PlannerDirector of Code Enforcement
PlannerFinance Manager
First Deputy Town ClerkTown Clerk
Principal Account Clerk TypistHuman Resources Manager
Bookkeeper to the SupervisorSenior Civil Engineer
Court ClerkCivil Engineer
SecretarySenior Engineering Technician
Senior Account Clerk TypistEngineering Technician I
Deputy Town ClerkDeputy Highway Superintendent
Senior TypistParks Maintenance Manager
Keyboard SpecialistWater/Sewer Maintenance Supervisor
TypistWorking Supervisor
Account Clerk TypistSenior Heavy Equipment Mechanic
Administrative Assistant I (TH)Heavy Equipment Mechanic
Administrative Assistant II (TH)Heavy Equipment Operator
Administrative Assistant III (TH)Maintenance Worker
Administrative Assistant IV (TH)Motor Equipment Operator
Project AssistantAutomotive Mechanic Assistant
Planning InternLaborer
Information Aide (TH)Sr. Code Enforcement Officer
Code Enforcement Officer
Electrical / Code Enforcement Officer
Keyboard Specialist (PWF)
Account Clerk Typist (PWF)
Administrative Assistant I (PWF)
Administrative Assistant II (PWF)
Administrative Assistant III (PWF)
Administrative Assistant IV (PWF)
Resolved, the Town Board of the Town of Ithaca does hereby set the following standard work
day for the following classifications as required by the NY State and Local Retirement System
for Southern Cayuga Lake Intermunicipal Water Commission:
Five days a week, eight hours a day:
General ManagerFinance Manager
Assistant Production ManagerProduction Manager
Assistant Distribution Manager Distribution Manager
Water Treatment Plant Operator AssistantWater Treatment Plant Operator
Instruments/Control Mechanic/OperatorWater Maintenance Specialist
Distribution Operator AssistantDistribution Operator
GIS/IT SpecialistPrincipal Account Clerk Typist
Senior Account Clerk TypistAccount Clerk Typist
TB 2018-05-07 Pg. 14
Buubdinfou$2
UCNffujoh16.18.3129
From:Bill Goodman
To:Rich DePaolo;Rich DePaolo;Paulette Rosa
Subject:FW: Comments regarding the proposed Ithaca Green Building Policy, May 7, 2018 Agenda, Item 4
Date:Monday, May 07, 2018 5:51:15 PM
From: Joseph Wilson \[mailto:wilson.joe79@gmail.com\]
Sent: Sunday, May 6, 2018 12:59 PM
To: Eric Levine; Pamela Bleiwas - Ithaca Town Board; Pat Leary; Rich DePaolo; Rod Howe; Bill Goodman;
TeeAnn Hunter
Subject: Comments regarding the proposed Ithaca Green Building Policy, May 7, 2018 Agenda, Item 4
To: Supervisor Goodman and Members of the Ithaca Town Board;
Date: May 6, 2018
Re. Comments regarding the proposed Ithaca Green Building Policy, Item 4,
May 7, 2018 Agenda
Via: Email to Members and TownClerk@town.ithaca.ny.us
From: Joseph M. Wilson, 75 Hunt Hill Road, Ithaca, New York 14850
C: Members of the Planning Board via: spolce@town.ithaca.ny.us
Please accept these Policy Recommendations and direct your Staff to
prepare a draft Code on an expedited basis.
General Comments:
The Report is clear enough to be understood by laymen such as I am. It is
thorough in the identification of potential issues, in supplying substantive and up
to date information, and in explaining the rationale for many of the decisions
leading to the recommendations. The task force that created it had participation
from a full array of stakeholders. Multiple opportunities were given for public
and stakeholder comment.
The underlying surveys, the studies of local buildings and practices, and the
application of the Policy to existing buildings to demonstrate its likely effects
make the relevance and practical quality of the Report undeniable.
The Policy represents a worthy attempt to make concrete goals in the City and
Town's comprehensive plans regarding energy conservation and emissions
reduction as they apply to building and renovation projects.
All of those who participated in any way in creating the Draft deserve the
thanks of the community because the Report is a major public service.
The Recommendations Should Be Improved in the following ways:
1.The standards must be more rigorous—either require more points for a
building permit or shorter time lines to reach the more rigorous 2030 and
2050 standards or both. The reasons are:
1.1. As the graphs in Section 1.5 demonstrate, the Policy does will
not cause a reduction in the use of energy (or emissions) until 2030
at the soonest. Thus the Policy does not contribute to the goals of
the City, Town, and County until then. Moreover, it is commonly
accepted that 2030 represents a make or break point globally in the
fight to combat climate change, and it is the fight to combat
climate change which has caused the City, Town, and County to
adopt their energy and emission goals.
1.2. Adopting California's time lines because California has adopted
them as recommended in the Report is not a reason in and of itself
to do the same. The building boom in the City and the Town is
occurring NOW. Major Projects will be before Town and City
Boards very soon. These include Cornell's North Campus
Dormitories, the Chainworks, Guthrie, etc. Too many buildings
have already been built during this boom, especially in the City,
which have locked us into fossil fuel “business as usual” for the
next 50 to 100 years. Therefore, to adopt these standards and
2030 and 2050 time lines without any apparent effort to
address the local reality of the on-going building boom is
unacceptable.
1.3. It is my understanding that the estimates of increases in
GHG are based on now-discredited projections and that using
estimates such as those shared with our County by Professor
Robert Howarth of Cornell would show significantly greater
concentrations of GHG have and will occur in our County than
the ones used for this graph.
2.The Policy should include the recommendation that TEQR be amended to
incorporate the DEC's “Guide for Assessing Energy Use and Greenhouse
1
Gas Emissions in an Environmental Impact Statement, 2009.”
2.1. As the DEC says in the relevant policy statement, the Guide
“provides instructions for reviewing an environmental impact
statement (EIS) pursuant to the State Environmental Quality
Review Act (SEQR) when the EIS includes a discussion of energy
use or greenhouse gas (GHG) emissions. Local agencies may choose
to use relevant parts of this guide when serving as SEQR lead
agency for a project subject to an EIS that includes a discussion of
2
energy use or GHG emissions.”
2.2. Your Planning Board took a courageous but much-needed
step last year when it required the developers of Maplewood to
address the energy use and GHG implications of their proposed
use of natural gas by applying elements of the DEC Policy. Two
things occurred which are consistent with and would enhance the
impact of this Policy: (1) the amounts of energy and emissions to
be generated during construction and during the operation of the
project were each quantified and made public; (2) the developers
changed its plan to use natural gas and substituted renewable-
driven heat pumps coupled with a highly efficient building
envelope.
2.3. With more gas-driven projects looming such as Cornell's
North Campus Dormitories, you should incorporate this policy so
that it is applied each time energy and emissions issues are
raised. Maplewood cannot be a one-off if you are to meet the
energy and emissions goals you, the County, and the City have
set for yourselves.
2.2. Given the interest of your electorate and the citizens of
the County at large in energy and emission issues, your adopting
the DEC's policy for application in the Town will force
developers and you as elected officials to confront how more
gas-powered buildings will further erode your energy and GHG
reduction goals.
3.Fossil Fuel use should be directly discouraged as part of the Policy. The
reasons are obvious:
3.1. It is universally understood that natural gas and other fossil
fuels generate GHG emissions which exacerbate climate change.
3.2. As the Report convincingly demonstrates, there are cost-
effective and viable alternatives to powering buildings with
alternatives to fossil fuels for most if not all projects likely to be
constructed in the City and Town.
3.3. Using gas to power new buildings and major renovations directly
contradicts the currently applicable goals of City, Town, and County.
The comprehensive plans of the City and Town have the force of
law.
4.The City and Town laws which are to be modified to put the recommended
Policy into effect should be specified. The reasons are:
4.1. Providing such specification can be done. This is demonstrated
by the authors having done so in Section 2.12.2 of the Report
regarding and TEQR.
4.2. Providing such specification will speed the process of drafting
and adopting the codification.
5.Codification Should be “Fast Tracked:” The reasons are:
5.1. Experience suggests that until the Policy is codified, both
developers and staff can choose to label the Policy as “aspirational,”
optional, and not enforceable.
5.2.The task force that created it had participation from a full
array of stakeholders. Multiple opportunities were given for public
and stakeholder comment.
5.3. Each delay in enforcing in codification means more energy being
consumed and more GHG emissions occurring than would be the case
if the Policy governed construction and renovation in the City and
Town.
5.4. Conversations with knowledgeable people of your legislative
process cause me to believe that it will take a year or more for
this Policy to be codified. A number of major projects will be
able to evade the Policy during such a delay and will make your
goals unreachable. Codification must be put on your fast track.
1https://www.dec.ny.gov/docs/administration_pdf/eisghgpolicy.pdf
2Ibid, p. 1, issued July 15, 2009
Joseph M. Wilson
75 Hunt Hill Road
Ithaca NY 14850 (in the Town of Dryden)
Landline: 607-539-1159; Cell: 607-262-1777
The arc of history bends in the direction we push it.
“Ifyoudon’tthink\[ashooting\]canhappenatyourschool,”saidJ.ScottSmith,thesuperintendentforSt.Mary’s
County,whichincludesGreatMillsHigh,“youaresadlymistaken.”
Buubdinfou$4
UCNffujoh16.18.3129
TOWN OF ITHACA
215 N. Tioga Street, Ithaca, NY 14850
Office of the Supervisor
Nick Goldsmith, Sustainability Planner
Email: ngoldsmith@town.ithaca.ny.us
Phone: 607-273-1721 x136
RE:GreenBuildingPolicyReport
Page1 of 2
Attached:
2.Final Green Building Policy report, dated April 25, 2018, with changes tracked
Page2 of 2
IthacaGreenBuildingPolicy
FinalDRAFTProjectReport43/259/18
OPUF;UijtepdvnfoutipxtdibohftnbeftjodfuiftfdpoeesbguHCQsfqpsu-
ebufe40:029/Uifejggfsfoudpmpstvtfegpsusbdljohdibohftepoputjhojgzbozuijoh
tqfdjbm-uifzxfsftjnqmznbefczejggfsfoufejupst/
Writtenby:
Withsupportfrom:
TableofContents
1ExecutiveSummary 3
2GreenBuildingPolicyStudyandSocialImpactsStudy10
3EducationandOutreach 54 9
4BuildingStockSurveyandDevelopmentForecasts 58 3
5Glossary80
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.2
1ExecutiveSummary
Climatechangeisarealandsignificantthreattoourcommunity,asitistothenationandworld.
Localgoalsforreducinggreenhousegasemissions80%by2050areroughlyconsistentwithstate,
federal,andinternationalgoals,eveniffederalactivityiscurrentlyweaker.Thebuildingsector,
responsibleformorethanhalfofgreenhousegas(GHG)emissionslocally,isacriticalsectortoaddress.
ThemostaffordableandcosteffectivetimetoreduceGHGemissionsisarewhenabuildingisbuilt,
ratherthanatatimeoflaterretrofit.
Thus,theCityofIthacaandtheTownofIthacaΑwithassistancefromconsultantsSTREAM
Collaborative,TaitemEngineering,andRandall+WestPlannersΑhaveconductedacomprehensive
examinationofourexistingandfuturebuildingstock,aswellasgreenbuildingstandardsfornew
constructionandpotentialeconomic,socialandenvironmentalimpactsofpolicieswhichincentivizeor
mandatethosestandards.havestudiedthepotentialofvariousgreenbuildingpolicyapproaches.This
reportprovidesbackgroundandresultsofthestudiesandmakesrecommendationsforagreenbuilding
policytobeimplementedassoonaspossible.
1.1GreenBuildingPolicyandSocialImpactsStudy
Theprojectteamreviewedcurrentapproachesandbestpracticesforgreenbuildingpolicies.Onthe
basisofthisreview,weproposeagreenbuildingpolicythatemphasizesaffordability,measurably
reducescarbonemissions,lendsitselfreadilyforcompliancereview,andprovidesflexibilityandchoice
todevelopers.Thepolicyfocusesonanapproachthatwouldbeincorporatedintositeplanreviewand
thebuildingcode,requiringeitheracertainnumberofpointstobeachieved,orwholebuilding
compliancewithenergyrequirementsofathirdpartycertificationsystemsuchasLEED.Theproposed
policycomprisesasetofmandatedandincentivizednewconstructionstandards,toberequiredin
additiontocompliancetotheNewYorkStateEnergyConservationConstructionCode(alsoEnergyCode
orEnergyConservationCode)..Thepolicywasdevelopedthroughaseriesofopenmeetingsofan
advisorypanel,andasubsequentsetofoutreachmeetings,followedbyapubliccommentperiod..
1.2EducationandOutreach
Animportantpartofimplementinganynewpolicyistoperformoutreachtoeducateandgatherinput
fromkeystakeholders.Theprojectteamhasmetwithaprojectsteeringcommitteeandadvisory
committeethroughoutthedurationoftheprojecttohelpguideandinformtheprocess.Theteamalso
participatedinseveralpresentationswithenergyandsustainabilitymindedgroupsaswellastownand
citycommitteesandboardstopresenttheoverallprojectgoals,preliminaryfindingsand
recommendationsfortheimplementationoftheGreenBuildingPolicy.Apublicinformationsessionwas
heldinisbeingplannedforlateMarch2018toreachouttomembersofthegeneralpublicwithspecial
invitationstokeystakeholdergroupssuchasdevelopers,landlords,realtors,andarchitects.Additional
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.3
personalcommunicationsbetweentheprojectteammembersandinterestedindividualshasbeen
ongoingandsuggestedfeedbackhasbeenincorporatedintotherecommendations.
Theconsultantteamestablishedaprojectwebsitewww.ithacagreenbuilding.comtostorethecore
informationgeneratedbytheprojectincludingdraftreports,meetingagendas,minutes,presentations,
referencematerialsandcasestudies.Thewebsiteisakeytoolforsharinginformationwiththenews
mediaandanyinterestedmemberoftheCityandTownofIthaca.
OnegoaloftheprojectwastoincreasethediversityofactiveparticipantsinIthacasustainabilityefforts.
Throughthesteeringandadvisorycommittees,throughmanyoutreachsessions,andthroughindividual
conversationswithstakeholders,newvoiceswereincorporatedintothelocalsustainability
conversation.Werecommendongoingeffortsinthisarea.
1.3BuildingStockSurveyandDevelopmentForecasts
Tohelpthecommunityandourteamunderstandtheimplicationsandpotentialleversforchangethat
canhelptheTownofIthacaandtheCityofIthacatoachieveenergyandwatersavingsgoals,Randall+
WestdevelopedaSurveyofExistingBuildingsandaDevelopmentForecast.Thisanalysishelpsusto
understandthecontextforaGreenBuildingPolicyintheCityofIthacaandTownofIthaca.
Ourbuildingstocksurveydetailedthetype,location,size,andageofeverybuildingintheTownof
IthacaandCityofIthaca.Wegatheredavailablelocalandregionalinformationonbuildingenergyand
wateruse,andanalyzedthepermittingdatabasesusedbytheCityandTown.Thetrendinpermitting
andbuildingareashowthataGreenBuildingPolicyfornewconstructionwillbeoneimportant
componentinreducingcommunitylevelgreenhousegasemissions,andthatadditionalincentives
and/ormandateswillneedtoaddressexistingbuildings,renewableenergydevelopment,and
transportationenergyuseinordertomeettheCityandTowngoalsforgreenhousegasemissions.
Basedondatamadeavailablefromlocal,state,andnationalsources,ourprojectionssuggestsignificant
growthanddevelopmentcontinuingintotheforeseeablefuture.Thisprojectionisbasedonpopulation
andemploymentgrowthprojectionsbyWoods&PooleEconomics,Inc.,awellregardedeconomic
projectionfirm,throughtheyear2050basedonmarketdemand,thecompetitivepositionofIthacafor
certaintypesofdevelopment,aswellasthe/źƷǤƭandƚǞƓƭrespectiveComprehensivePlanFuture
LandUseMaps(see4.7ProjectionsintheContextofLocalPlans).Ourprojectionssuggestmodestbut
substantialgrowthandsupportsthefindingsofthebuildingstocksurvey:newbuildingsareasmallbut
importantcomponentoftheCityandTownwidefuturebuildingstock.
1.4Recommendations
Theprojectteamrecommendsacombinationofenergyefficiencyrequirements,andrelatedincentives,
tosubstantiallyreducecarbonemissionsinallnewbuildingswhileemphasizingandsupporting
affordability.TheproposedrequirementsareinadditiontocompliancewiththeNewYorkStateEnergy
ConservationCode.Theprojectteamalsorecommendsfurtherstudyandpolicyworkintheareaof
existingbuildings.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.4
Theproposedrequirementsallowdeveloperstoeithercomplywithasimplepointbasedscoring
system,orwithawholebuildingcertification.Thereareunderlyingmandatoryrequirementsforwater
conservation.Therequirementsapplytoallnewbuildings,aswellasmajorgutrenovations,andlarge
newadditions.Smallbuildingadditionsandlimitedrenovationsareproposedtocomplywithamore
modestenergyefficiencystandard.Historicbuildingsareexemptfromtherequirement.Asummaryof
theproposedrequirementsisincludedintheabbreviatedtableonthenextpage.
Energyefficiencyrequirementsareproposedtogointoeffectassoonaspossible,andtobecomemore
stringentin2025,andfinallytotransitiontoarequirementfornetzeroenergybuildingsin2030.
Inordertofurtherreducecarbonemissionsandtopromotetheearlyadoptionofbestpractices,a
varietyofincentivesareproposedforthosebuildingsthatsignificantlyexceedtheinitialrequirements.
Theseincentiveswillsunsetin2030.
Othermajorrecommendationsderivingfromthestudyinclude:
1. 9.Considerconductingasimilarstudyandpolicyforexistingbuildings.
2. Consideradoptingabenchmarkingpolicytorequirethetrackingofenergyusageforexisting
buildings.
3. Considerevaluatinganinstitutionalcompliancepath,toaddresssuchissuesasinstitutionwide
renewableenergycapacityanddistrictheatingsystems.
Developrequirementsforbuildingswithlargeinternalloads(suchaslabs),whichmightnotbe
abletocomplywiththeproposedwholebuildingrequirements.
2. Assessotherstrategiestoreduceoroffsetcarbonemissions,suchasreforestation..in
cooperationwithlargelocalinstitutions,aspartofthenextphaseofthisproject.
2.4.
Asummaryoftheproposedrequirementsisincludedintheabbreviatedtablebelow.Detailed
recommendationscanbefoundstartinginSection2.2014ofthereport.
1.4IthacaGreenBuildingPolicySummaryTable
TocomplywiththeIthacaGreenBuildingPolicy,allnewbuildingsmustmeettherequirementsofthe
EasyPathORtheWholeBuildingPath,ANDmeetthewaterefficiencyrequirement,inadditiontostill
meetingrequirementsoftheNewYorkStateEnergyConservationCode.SeeChapter2forgeneral
background.Seesection2.14fordetailedrequirements;,thistableisalimitedsummary..
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.5
EASYPATHBuildingsmustachievesixpoints
CategoryImprovementPointsDetails
EFFICIENTELECTRIFICATION
EE1Heatpumpsorbiomass242points(Commercial)or3points(Residential)forairsourceheatpumps.
forspaceheating3points(Commercial)or4points(Residential)forgroundsourceheat
pumpsorbiomass.
EE2Heatpumpsorbiomass11pointforwaterheatingsystemsthatuseheatpumpsorbiomass
fordomestichotwater(Residential).
EE3Electricstoveandventless11pointtotalforelectricstovesANDventlessheatpumpclothesdryers
heatpumpclothesdryer(Residential).
RequiresEE1asprerequisite,andnofossilfuelsinthebuilding.
AFFORDABILITYIMPROVEMENTS
AI1Smallerbuilding/roomsize121pointforbuilding/roomsize15%smallerthanreferencesize.
(residential/hotel)2pointsforbuilding/roomsize30%smallerthanreferencesize.
AI2Heatingsystemsinheated11pointforplacingheating/coolingsystemsanddistributioninside
spaceactivelyheatedandfinishedspaces.
AI3EfficientSimplebuilding11pointifexteriorsurfaceareadividedbygrossfloorareaislessthan
shapemaximumvalueprovidedintable.
AI4Rightlighting11pointforreducingoverlightingandotherlightingimprovements
(Commercial).
AI5Modestwindowswith11pointforoverallwindowtowallratiolessthan20%(individualspaces
viewsandnaturallightmayexceed20%).
RENEWABLEENERGY
RE1Renewableenergy(non13 ElectricSystems(onsiteorremote):1pointper1.2kwh/sf/year
biomass)electricor(3pointsrenewableenergycapacity(Residential)orper2.4kwh/sf/year
thermalsystemsmax.)(Commercial).
(onsiteorremote).ThermalSystems:1pointper4.0kBtu/sf/yrrenewableenergycapacity
(Residential)orper8.0kBtu/sf/year(Commercial).
RE2Renewableenergy343points(Commercial)or4points(Residential)forapprovedbiomass
biomassspaceheatingsystems.
OTHERPOINTS
OP1Developmentdensity11pointfordensityofmorethan7dwellingunitsperacre.
OP2Walkability11pointifthepropertyisonthewalkabilitymap.
OP3Adaptivereuse11pointforsubstantialrepurposeofexistingbuilding.
OP4MeetNYStretchCode11pointforcomplyingwith2015NYStretchEnergyCode
OP5CustomeEnergy121pointforeach1.2kwh/sf/year(Residential)or2.4kwh/sf/year
improvementofchoice(2(Commercial)reductioninenergyuse.Prerequisite:nofossilfuels.2
pointsmax.)pointsmaximum.
WHOLEBUILDINGPATH
WB1ComplywithrecognizedN/ACommercial:PassiveHouseORmin.17energypointsperLEEDV4.
highperformancebuildingResidential:PassiveHouseORRESNETHERS/ERImax.40pointsOR
standardNationalGreenBuildingStandardmin.80energyefficiencypoints
WATEREFFICIENCYREQUIREMENTS
WE1UseEPAWaterSense/N/AAllbuildingsmustmeetthisrequirement,regardlessofwhich
otherefficientfixturescompliancepathisused.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.6
Table1.EasyPathSummaryTable
1.5ProjectedImpacts
Theprojectedenergyimpactsofthegreenbuildingpolicyareshowninthefollowinggraphs.Thethree
linesshownrepresentbusinessasusual(blue),theimpactofthegreenbuildingpolicyinnewbuildings
(red),andtheimpactofboththegreenbuildingpolicyinnewbuildingsandenergyefficiencyinexisting
buildings(green).Theimpactofboththegreenbuildingpolicyinnewbuildingsandenergyefficiencyin
existingbuildings(green)assumessuming25%reductioninenergyuseby2030and50%reductionby
2050.ͻ.ǒƭźƓĻƭƭasǒƭǒğƌͼassumesenergyuseintensityfornewbuildingsreflectsthecurrentenergy
code.Theimpactofthegreenbuildingpolicyassumes40%savingsforbuildingsthrough2025,80%
savingsforbuildingsbuiltintheperiod20252030,andzeroenergybuildingsafter2030.Theimpactof
boththegreenbuildingpolicyinnewbuildingsandenergyefficiencyinexistingbuildings(green)
assumessuming25%reductioninenergyuseby2030and50%reductionby2050.
Figure1.ProjectimpactsofgreenbuildingpolicyinCityofIthaca
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.7
Figure2.ProjectimpactsofgreenbuildingpolicyinTownofIthaca
Possibleinterpretationsoftheseprojectionsinclude:
1. Thegreenbuildingpolicyisrequiredtoslowthegrowthofenergyuse.
2. Aseparatepolicywillberequiredtodeliverenergyefficiencyinexistingbuildings.
1.6FrequentlyAskedQuestions(FAQ)
Q.IstheIthacaGreenBuildingPolicydifferentfromtheNYSEnergyConservationCode?
A. Yes.TheproposedIthacaGreenBuildingPolicywouldbeasupplementtotheNYScodethat
requiresapropertyownertotakestepstolowertheoverallgreenhousegasemissionsofnew
orrenovatedbuildingsinordertohelpmeettheenergygoalsoftheCityandTown
ComprehensivePlans.TheNYScodeisaminimumstandardanditdoesnoteffectivelyachieve
thegoals.
Q.HowdoIcomplywiththepolicy?
A. Newconstructionandsubstantiallyrenovatedexistingbuildingswillneedtochooseeitheran
ͻͼEasytğƷŷͼbasedonanestimatedyetcarefullycalibratedpointsystemORtheWholeBuilding
PathwiththirdpartyverificationsuchasLEED,PassiveHouseorotherenergymodelingto
demonstratecomplianceaboveandbeyondNYSEnergyCode.
Q.HowdoIgetpointsifIwanttousetraditionalefficiencyapproaches,suchasmoreinsulation?
A. Pointsformoreinsulationandothertraditionalefficiencyapproachesarepossiblethroughthe
NYStretchCodewhichispartoftheEasyPath.OrtheͻCustomEnergyImprovementͼof
Choiceͼpointsmaybepursued.OrtheWholeBuildingPathcanbeused.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.8
Q.Willthegreenbuildingpolicymakebuildingsmoreexpensive?
A. IftheEasyPathischosen,pointscanbeachievedusingimprovementsthatreduceenergyuse
ANDreduceconstructioncost.Soitispossibleforabuildingtomeettherequirementsandcost
thesameorlessthanaconventionalbuilding.IftheWholeBuildingpathischosen,forwider
flexibilityindesignandconstruction,weanticipatetheaddedcostmightbe58%morethana
conventionalbuilding.Wealsoanticipatethatsuchaddedcostswillcontinuetocomedown,as
wehaveseensignificantcostreductionsinareassuchasLEDlights,solarenergysystems,and
otherenergyefficienttechnologies.
Q.DoIneedaspecialenergyconsultant?
A. NotiftheEasyPathischosen.IftheWholeBuildingpathischosen,anenergyconsultantis
required.Costsofenergyconsultantscansometimesbecoveredthroughstate(NYSERDA)or
utilityorotherenergyprograms.
Q.CanIusefossilfuelsinmynewbuilding?
A. Fossilfuelsarediscouragedinseveralways.Butfossilfuelsarenotprohibited.
Q.Aregreenbuildingapproachessuchasdeconstructionandreusedmaterials,lightpollution,indoor
environmentalquality,graywaterreuse,rainwaterharvesting,electricvehiclechargers,solarready
roofs,andothersapartofthegreenbuildingpolicy?
A. Theinitialfocusofthegreenbuildingpolicyisenergyandwater,asbothoftheseimpactcarbon
emissionsandrelatetorecommendationsintheCityandTownComprehensivePlans.We
recognizetheimportanceofothergreenbuildingcharacteristicsandwillrecommendthatthese
beexaminedinthefuture.Theinitialfocusofthepolicyislimitedtoenergy(and,specifically,
carbonemissions)andwater.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.9
2GreenBuildingPolicyStudyand
SocialImpactsStudy
2.1Goals
Goalsforenergyefficiency,renewables,andreductionsincarbonemissionsareemergingatthe
national,state,andlocallevels.
GlobalsustainabilityeffortsareaimedatmeetingorexceedingtheambitionsoftheParisClimate
AgreementsignedbyallcountriesexcepttheUnitedStates,whichwillrequireareductionof
greenhousegas(GHG)emissionsof80%ormoreby2050.TheU.S.isasignatorytotheParisagreement,
butmaybewithdrawing;however,NewYorkStateisoneof14statesthatintendstocomplywiththe
agreement.
Nationally,thevoluntaryArchitecture2030Challengeadvocatesforallnewconstructionandmajor
renovationbuildingstobeͻĭğƩĬƚƓƓĻǒƷƩğƌͼbuildingsin2030.Carbonneutralbuildingsaredefinedto
bebuildingsthatusenofossilfuel,greenhousegas(GHG)emittingenergytooperate.Thescheduleof
targetsforArchitecture2030is:
70%GHGemitting,energyconsumptionreductionbelowtheregional(orcountry)
average/medianforthatbuildingtype.
80%in2020
90%in2025
Carbonneutralin2030(usingnofossilfuelGHGemittingenergytooperate)
NewYorkStatehasalsoadoptedthegoalofdecreasingGHGemissions80%by2050,aswellasthemid
ͻЎЉ
termgoalofreducingemissions40%by2030.In2015,NewYorkadopteditsimportantandcurrent
byЌЉͼrenewableenergygoal,whichtargets50%ofthe{ƷğƷĻƭelectricitytocomefromrenewable
sourceslikesolarandwindpowerbytheyear2030.Otherstategoalsincludea23%decreaseinenergy
consumptioninexistingbuildingsfrom2012levels,alsoby2030.(https://energyplan.ny.gov/)
Thestateof/ğƌźŅƚƩƓźğƭrevisedTitle24energycodeincludesambitiousenergyrelatedperformance
requirementsandgoalsforresidentialandcommercialbuildings.Itstatesthatallresidentialbuildings
mustbezeronetenergy(ZNE)by2020andallcommercialbuildingsmustachieveZNEby2030.The
codeappliestoretrofitprojectsthatpasscertainthresholds.TheCaliforniaEnergyCommissionandthe
CaliforniaPublicUtilitiesCommissionjointlyreleasedaNewResidentialZeroNetEnergyActionPlan
20152020.ThisplanoutlinesthepathforreachingtheresidentialZNEgoalsandkeystrategiestoget
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.10
there,includingbuildingawarenessofvalueandbenefitsofZNE,andaligningregulations,policies,
incentives,etc.
Atthelocallevel,theCityofIthaca,theTownofIthacaandTompkinsCountyallhavegoalof80%
reductioninGHGemissionsby2050.TheTompkinsCountyEnergyRoadmapwascreatedtoevaluate
thelocalenergyresourcesintheareaanddevelopscenariostomeettheĭƚǒƓƷǤƭgreenhousegas
emissionreductiongoalandprojectedenergyneedsthrough2050.Thereportrecommends
constructingnewbuildingsthatareextremelyenergyefficient,aimingfora70%reductioninenergyuse
comparedtothenationalmedianforcomparablebuildings,andincreasingtonetzerocarbonemissions
between2030and2050,whichisinlinewiththenationwidegoalsofArchitecture2030andtheIthaca
2030District.Anotherrecommendationisa35%reductioninenergyuseinexistingbuildingsthrough
retrofitsandupgradesby2050.
2.2CriteriaofaSuccessfulGreenBuildingPolicy
Inshort,asuccessfulgreenbuildingpolicyshouldbeFAIR:
F lexible:Allowflexibilityandcreativityfordevelopers,buildingdesignprofessionals,and
builders.
A ffordable:Maximizepositivesocialimpactsandminimizenegativesocialimpacts.Most
importantly,butnotexclusively,shouldallowforaffordablebuildings,toallowhomeownership
andaffordablerents.
I mpactful:Resultinbuildingsthatmeasurablyuselessenergyandreducecarbonemissions.
R eachable:NotaddunreasonablytoworkforCityandTownbuildingdepartments,developers,
designprofessionals,andbuilders.
Asuccessfulgreenbuildingpolicyshouldalso:
Beadaptable,tochangeincomingyears,ascarbonemissiongoalsbecomemoreambitious.
ComplementtheexistingNewYorkStateenergycode.
Dealwithnewbuildingsaswellasrenovations.
Harmonizewithotherenergyprograms,suchasNYSERDA,PACEfinancing,Federaltaxcredits,
etc.
Promotebestpracticesinenergyefficientdesignandconstruction,toshowthepathforwardas
theenergycodeitselfbecomesmorechallenging,andtoserveasamodelforother
municipalities.
2.3SocialImpacts
Asweconsideroptionsforagreenbuildingpolicy,itisimportanttokeepinmindpossiblesocial
impacts.Someoftheseinclude:
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.11
HumanHealth:Reducedairpollutionisgoodforhumanhealthandthehealthoftheplanet,in
thebroadestsense,withbenefitsrangingfromreducedlungdiseasetoreducedimpactsof
climatechange.
Lowerenergycosts:Lowerenergycostsareamajorbenefitofagreenbuildingpolicy.And
energycostsarenotonlythoseofbuildingowners,butalsooftenantsinrentedspaces.Energy
costsarealsooftenbornebybuildingownerswhodidnotdevelopabuilding,andsowhowere
notresponsibleforitsfirstcost.
ConstructionandLivingCosts:Constructioncostshavegenerallybeenviewedasbeinghigher
forgreenbuildings,resultinginhighercostsofbuildings,housing,mortgages,and/orrentfor
tenants.Interestingly,andimportantly,thereareanumberofenergyimprovementsthatalso
reduce theconstructioncostofbuildings.Theseareaddressedinaseparatediscussioninthis
reportandareamajorcomponentoftheproposedpolicy.
Maintenancecosts:Somegreenbuildingimprovementsreducemaintenancecosts.For
example,moreefficientlightingcanmeanfewerlightfixtures,andsofewerlampstoreplace.
Also,LEDlampslastlongerthanothertypesoflighting,andsoreplacementlaborisreduced.
suchassolarphotovoltaicsystems,increasemaintenancecosts.
Otherimprovements,
TransportationEquity:Locatingbuildingsinurbanareasandclosetopublictransportation
reducesboththecarbonemissionsfrom,andthecostsoftransportation.
Resilience:Ingeneral,greenbuildingsaregenerallymoreresilient,inotherwordstheywill
standupbettertostorms,poweroutages,andotherunusualscenarios.Mostimportantly,
energyefficientbuildingswillstaywarmerformuchlonger(forexample,fordaysinsteadof
hours)duringwinterpoweroutages,andwillstaycoolerforlongerduringsummerpower
outages.
Security:Therearenotmanylinksbetweengreenbuildingpolicyandsecurity,buttherearea
few.Forexample,motionsensorsforoutdoorlightingsaveenergyandareviewedasbeing
goodtowardawayintruders.
Safety:Insofarasgreenbuildingsuselessfossilfuels,theriskforpoisoningfromcarbon
monoxideorexplosionfromnaturalgasorotherfossilfuelsisreduced.Severalhundredpeople
dieintheU.S.eachyearfromeithercarbonmonoxidepoisoningorgasexplosions.Green
buildingscanreducetheriskofflamespreadastheyaretighter(lessinfiltration),andcan
reducemoldandmoisture,whichisbetterforhumanhealthandalsopreservesbuilding
components.
Jobs:Greenbuildingcreatesnewjobsinthedesignandconstructionindustry.
Throughoutthestudy,Ithacaspecificneedswereattheforefrontofconsiderations,includingneedsofa
collegetown,climatespecificneeds(coldclimate),geographicconstraintsofIthaca(boundedbythe
lakeandthreehills),andwellrecognizedneedsforaffordablehousingandtransportation.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.12
2.3.1Dogreenbuildingscostmore?
Highperformancebuildingsareestimatedtocostbetween0and15%morethanminimallycode
compliantbuildings.Generally,thehighertheenergyefficiency(inotherwords,thelowertheenergy
use),thehigherthecost.Examples,drawnfromlocalprojects,areshowninFigure14.
Figure314.Relationshipbetweenenergyuseandincrementalconstructioncost.
Buildingsmeetinghighefficiencypassivehousestandards(approximately24EUI)areestimatedtocost
26%morethanconventionalbuildings.
Buildingsthatarezeroenergy(0EUI)areestimatedtocost1015%morethanconventionalbuildings.
Asarealitycheck,ifaconventionalbuildingweresuppliedwith100%ofitsenergyfromcommercially
availablesolarenergy,withoutanyotherbuildingimprovementstheaddedcostwouldbe14%,using
pricesforcurrentlyavailablesolarphotovoltaicsystems.
Addedcostsforenergyefficientconstructioncontinuetodrop,fortworeasons:
a.Theaboveestimatesdonotaccountforenergyimprovementsthatnotonlyreduceenergyuse
butalsoreduceconstructioncost.Seetheseparatediscussionofaffordableenergy
improvements.Ifaffordableenergyimprovementsarechosen,theirsavingsinconstructioncost
canbeappliedtotheaddedcostofimprovementsthatdoaddcosttoabuilding,buttheoverall
addedcostwillbelessthan1015%forazeroenergybuilding.Thepotentialforaffordable
highperformancedesignandconstructionareshownwithtwopointsontheabovegraph.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.13
Ecovillagew99ƭ4storyapartmentbuilding,with15apartments,deliveredextremelylow
energyperformance(EUI=9,viewedasclosetozeroenergy)ataconstructioncost5%LESS
thanatypicalequivalentbuilding.AndasinglefamilyhomeonPerryCityroadisoperatingat
only10%moretobuildthanacomparablehome.
zeroenergyperformancedespitecosting
b. Thecostsofindividualcomponentsofhighperformancebuildingsaredroppingasdemand
increases.ExamplesoftheseareshowninFigure15.Solarphotovoltaicsystemcostshave
droppedbyover75%overthepastsevenyears.Airsourceheatpumpcostshavedroppedby
over60%overthepastsevenyears,anditisstronglybelievedthatcostswillcontinuetodropas
demandincreases.LEDlampcostshavedroppedbyover60%inthelastfouryearsalone.
Figure415.Thedroppingcostsofenergytechnologies.(Footnote:Thefutureimpactofrecentlynew
imposedtariffsonimportedsolarpanelsenergyisareasyetunknown.)
Withnetzerobuildingsbeingbuiltforlessthan15%overthecostofthanconventionalbuildings,and
withthecostsofenergyefficiencyandrenewableenergystilldroppingsteadily,wepredictthatnetzero
buildingswillcostlessthan5%morethanconventionalbuildings,asthemarketfornetzerobuildings
grows,andcouldevenbebuiltatnoadditionalcost,ifattentionisdirectedtoaffordabilitythrough
improvementsthatbothreduceenergyuseandreduceconstructioncost.
Anotherlensthroughwhichcostscanbeviewedisaslifecyclecosts,accountingnotonlyfortheͻŅźƩƭƷͼ
cost,orcapitalcost,butaccountingalsoforoperatingcosts,includingenergyandmaintenance.Viewed
throughthislens,thelifecyclecostofenergyefficientbuildingsistypicallyshowntobelowerthanthe
lifecyclecostofconventionalbuildings.Thislensisconvincingtosomeearlyadopters,butistypically
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.14
notconvincingtomostdevelopers.Sincetheoperatingcostsofbuildingstypicallydonotfallon
developers,butratherontenantsandonfuturebuildingowners(eitherdirectlyorindirectly),thelower
lifecyclecostofenergyefficientbuildingscanbeviewedasaconsumerprotectionissue,inadditionto
anenvironmentalissue.(https://www.wbdg.org/resources/lifecyclecostanalysislcca)
being
2.4Certifications
Thebuiltenvironmenthasextensivedirectandindirectimpactsonourenvironment.Whetherduring
demolition,constructionoroperation,eitherintheresidentialandcommercialsector,allbuildingtypes
usesignificantnaturalresources,requireembodiedenergy(energyusedinmakingconstruction
materials),createwaste,and,mostsignificantly,useenergyduringtheirlifetime.However,onewayto
urgemovementtowardamoresustainablebuildingdesignpracticeisthroughgreenbuilding
certifications.Thesecertificationsareasetofindependentthirdpartyguidelinesandcriteriaagainst
whichthedesign,construction,and/orperformanceofabuildingareevaluated.
Greenbuildingcertificationsofferseveralbenefits:
1. Thecriteriaandthresholdrequirementsendupguidinglocalenergycodesinthelongrunor
evenbeingintegrated(e.g.HERSintotheNYSIECCforhomes).
2. Theyserveashighperformancebuildingbestpracticeguidelines.
3. Theyallowpeopletheopportunitytodobetterthancodedesignandconstruction,andso
obtainacertificatetobeproudof,beseenasamodelandbeusedasinspiration.
4. Certificationscanbeusedasmandatoryrequirements,andhavebeenbysuchentitiesas
universitiesormunicipalities.Forexample,theCityofEvanston,Illinois,requiresthatcity
residentialbuildingsoveracertainsquarefootagebeLEED
owned/cityfinancedcommercialor
Silvercertified.
Certificationscanbeusedasaqualitycontrolcheckandsohelpthatprojectgoalsaredelivered.
Itispossibleforahighperformancebuildingprojecttogetofftrackandnotmeetgoals,andso
certificationsprovidescheckpoints,withthirdpartyverification.
5. Certificationscanbeusedasaqualitycontrolcheckandsohelpensurethatprojectgoalsare
delivered.Itispossibleforahighperformancebuildingthatisnotacertifiedprojecttogetoff
trackandnotmeetgoals,andsocertificationsprovidescheckpoints,withthirdparty
verification.
6. Environmentalstewardshipthroughreducedcarbonemissions,andreducedimpactsonthe
environmentthroughtheextraction,development,andtransportationoffossil
fuels.Environmentalstewardship.
7. Forpositivecommunityrelations,toshowthatadeveloperisagoodneighborandcaresabout
theirbuilding.
8. Itiscommonthatmostofthestandardsarecreatedthroughaconsensusprocessandevolve
throughathreeyeardevelopmentcycle,sotheyarewellvetted,andperiodicallyupdate.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.15
Whilethereareplentyofadvantages,thereareseveralconcernsaboutgreenbuildingcertifications.
Chiefly,thetwocommoncriticismsnottopursueacertification(suchasLEED)aretheperceptionof
increasedconstructioncostandthedocumentationpathislongandarduous.Ithasalsobeenreported
developersarguethatcertificationsdonotdeliverontheresultsduetothelack
thatsomeownersand
ofpostoccupancyreportingandbridgingthegapbetweendesignandperformance.Insomecases,it
hasevenbeensuggestedthatplaquesshouldnotbeissueduntilabuildingcanproveactualenergy
usage.TheLivingBuildingChallengecertificationhastakenthisstepandgrantscertificationafterone
fullyearofdatahasbeensubmitted.TherealsoseemstobeatrendofclientswantingͻĭĻƩƷźŅźğĬƌĻͼ
projectsbutnotactuallywantingtocommittoacertification.Alotofthesamereasonsmentioned
aboveapplyinthemotivationfornotpursuingacertificationandcostisalwaysahugecontributing
factor.Itseemstheperceptionofcostcouldbemisplaced,however.Forinstance,muchofthe
incrementalcostisdoingthedocumentation,energymodeling,etc.whichwouldbenecessarytoverify
pursuingacertificationornot.Meetingandproject
performancegoalsaremetregardlessof
coordinationarealsotimeandmoneyspent,butanecessaryrequirementforanyhighperformance
building.Acertificationcankeeptheprojectteamaccountableandontracktohelpachievetheir
teamtojumpintoaprogram
ultimateperformancegoals.Itcouldalsobethenaturaltendencyofa
checklistwithanarrowͻĭŷĻĭƉƌźƭƷƒĻƓƷğƌźƷǤͼ,andsoprovidingashortsightedinterpretationof
requirementsandgoals.Instead,successcanbemoredeeplyachievedifaprojectteamapproaches
certificationfromaholisticstandpoint,keepingbroadergoalsinmind,andevenbydefiningwhothey
areasanorganizationandwhattheywanttostandforintheirproject.
Overthepast20years,therehasbeenasignificantnumberofbuildingcertificationsandprogramsthat
havebeenrolledout.Somehavegainedtractionandotherscameandfizzledout.Severalcertification
programshavebeenmoresuccessful,andinfacttransformativeinthebuiltenvironment.Wehave
examinedmanyofthesecertificationprograms,bothforresidentialandcommercialbuildings,including
LEED,EPAEnergyStar,DOEZeroEnergyReadyHome,HERS,PassiveHouse,andothers.
Inconsideringcertifications,wealsorecognizetheenergycodeasatypeofcertification.Developedby
theInternationalCodesCouncil,theInternationalEnergyConservationCodeisthebasisforenergycode
requirementsinNewYorkState.ThestatetypicallyadoptstheIECCwithminorstatespecific
modifications.ThelatestversionwasadoptedinOctober2016,andisbasedonthe2015versionofthe
IECC.ThenextIECCversionisalreadyduein2018,andmightwellbeadoptedbyNewYorkState.
Inparallel,NYSERDArecentlydevelopedaͻƭƷƩĻƷĭŷͼenergycode(2015),basedontheIECC,buteven
moreenergyefficient.Developedincodereadylanguage,thestretchcodeisintendedtobereadyfor
usebymunicipalitiesinNewYorkStatetotakeenergyefficiencyperformancebeyondthecurrentcode
tofurtherreducetheimpactofbuildingsontheenvironment.Themainobjectiveistoproduceamodel
codethatisadoptablewithminimalchangesbylocalgovernmentsandthatisonecycleaheadofthe
currentNewYorkStateenergycode.Thefinallanguagewasoriginallysettobeissuedin2017,buthas
moreenergyefficientthan
beendelayed.Webelievethatthestretchenergycodewillberoughly10%
thecurrentenergycode.Workhasalreadybegunonthenextstretchenergycode,informallyreferred
toasthe2018StretchEnergyCode,targeting20%lowerenergyusethantheenergycode.tobeready
torolloutinconjunctionwiththe2018IECC,.Thestretchenergycodehasasetofmandatory
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.16
requirements,separatecorerequirements,andasetofadditionalenergyefficiencyoptionsfromwhich
onemustbechosen.ThecorerequirementsaremetthrougheitherͻƦƩĻƭĭƩźƦƷźǝĻͼcompliance(for
example,additionalinsulation)orͻƦĻƩŅƚƩƒğƓĭĻͼcompliance(meetingspecificperformancegoalsona
wholebuildingbasis).
Inchoosingpossiblecertifications,avarietyofcriteriashouldbeconsidered:
Easeofcompliance
Easeofreviewing/approvingcompliance
Cost
Useofindependentthirdpartyverifiers
Impactondesignandconstructionschedule
Energyandwaterusereductions
Theprojectteamreviewedawidenumberofcertifications,comparedthemtothecriterialisted,and
chosecertificationsthatbestmettheƦƚƌźĭǤƭgoals.
2.5OverallApproach
Therearemanyoptionsforgreenbuildingpolicies.Thediagrambelowsomewhatarbitrarilyarranges
theseonacontinuumfromͻĭğƩƩƚƷͼ(positiveincentives)toͻƭƷźĭƉͼ(coderequirements,mandates,etc.).
ͻtĻƓĻƷƩğƷźƚƓͼindicatesthemarketpenetrationofvariousapproaches,inotherwords,thesuccessor
adoptionrateoftheapproaches:
Figure5.Diagramofpolicyapproaches
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.17
Experiencewithothergovernmentandutilityenergyprogramshasgenerallyfoundthatasingle
approachtoreducingenergyuseorcarbonemissionsisnotaseffectiveasabalancedand
comprehensivemultifacetedapproach.Forexample,coderequirementscanbeineffectiveunless
Otherwise,newcode
combinedwithtrainingfordesignprofessionals,contractors,andcodeofficials.
requirementsarenotcompliedwith,eveniftheyarelaw.
Marketpenetrationisimportanttoevaluateandpredictforanypoliciesunderconsideration.Itis
importanttorecognizethatexperiencewithhighperformancebuildings,sofar,hasprimarilybeenona
demonstrationbasis,targetingͻĻğƩƌǤğķƚƦƷĻƩƭͼ͵WeseethatLEED,widelyregardedtohavebeenahuge
success,hasnonethelessonlyseenmarketpenetrationinthe23%range,fornewbuildings.Byusing
incentivessuchasrebates,stateshaveachievedalmost12%averagemarketpenetrationwiththe
EnergyStarprogramfornewhomes.PenetrationfortheEnergyStarprogramfornewhomeshasbeen
higherinasmallnumberofstates,ashighas42%inMarylandand60%inArizona,butthehighestinour
northeastclimatehasonlybeen12%,inPennsylvania.
ustomovefromdemonstrations
Theurgencytorespondtotheeffectsofclimatechangeiscallingfor
andearlyadoptiontowidespreadimplementation.Theonlyapproachthatcanguaranteebroadmarket
penetrationisthroughcoderequirements.Incentivescanbeusedtosupplementmandatedcode
requirements,toacceleratetheprocessandtoeasethecostburden.
Weproposeapolicythatcombinesmanyoftheapproacheslistedaboveincludingastrongmandate.
2.6TimingofInterventions/Processes
Anotheraspectofpolicyinterventionsandprocessesistheirtiming.Fornewbuildings,optionsmaybe
visualizedasfollows.Theinterventionsshownareforexampleonly,anddonotrepresentfinal
recommendationsforpolicies.Whatisimportantisthatearlyinterventionshavethegreatestchanceof
impactingprojects.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.18
Figure6.TimingofInterventions
2.7FossilFuels
Shouldfossilfuelsbediscouragedasheatingfuelsaspartofacity/townpolicy?
Anaturalquestioninconsideringpoliciestoreduceandeventuallyeliminatecarbonemissionsinthe
CityandTowniswhethertodiscouragetheuseoffossilfuelsasheatingfuelsforspaceandwater
heating.FossilfuelsusedforspaceandwaterheatingmakeupalargefractionofthecityandƷƚǞƓƭ
carbonemissions.Fossilfuelsarealsohigherincarbonemissionsthanotherformsofspaceandwater
heating,suchasheatpumps,andthisdifferencewillonlyincreaseastheelectricgridisincreasingly
composedofmorerenewablygeneratedelectricity.
Weexaminetheprosandconsofdiscouragingfossilfuelsforspaceandwaterheating:
2.7.1ProsofDiscouragingFossilFuels
Reducecarbonemissions
Reduceriskofstrandedassets:Newfossilfuelinfrastructuremaywellonlyenduplastingafew
decadesasatransitiontoelectricityisstronglyanticipated.
Consumerprotection:Asthecostofheatpumpshascomedownandisnowroughlyatparity
fuelsystems,thereisnolongeraninstalledcost(constructioncost)benefittofossil
withfossil
fuelheatingsystems.Forsomefossilfuels,suchasfueloilandpropane,consumerssuffer
significantlyincreasedenergycosts,atnobenefitinlowerconstructioncost.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.19
Safetyreducedriskofcarbonmonoxidepoisoningandexplosionsfromgasleaks
Supportb{9Dƭnewpilotproject,whichhasthegoalofprovidingadequatenaturalgasservice
totheregionwithoutbuildinganewgaspipeline.Abigpartofthiseffortistoreducegasusein
andfuturebuildings.NYSEGandtheNewYorkStateDepartmentofPublicServicehave
current
cautionedthatiftoomuchgasisdrawnfromthesystemtofeeddowntownIthaca,thenthe
nonpipealternativeapproachtomeeting\[ğƓƭźƓŭƭgasneedscouldfail,andanewpipelinewill
beneeded.WeareallconnectedandwhattheCityandTowndohasimpactselsewhere.
2.7.2ConsofDiscouragingFossilFuels
Ifnaturalgaspricesdroporifelectricitypricesrise,wemightriskpreventingthelowestcost
heatingfuel.
2.7.3BasisforDiscouragingFossilFuels
Historically,consumerprotectionhasbeenawidelyjustifiedbasisforbanningorlimitingcertainheating
systems.Theenergycode,forexample,significantlylimitstheuseofelectricresistanceheat,primarily
becauseitissoexpensiveforconsumers.
Thereisastrongemergingconsensusamongenergypolicymakersatthenational,state,andcity(such
asNewYorkCity),andlocallevelsthattomeetgreenhousegasreductiongoals,wewillneedto
transitiontohighefficiencyelectricspaceandwaterheatingsystems(asopposedtonaturalgasor
otherfossilfuels).Thereisanemergingconsensusthatwewillneedtoelectrifyourbuildings.Asa
result,NewYorkStatehasnewincentivesforbothgroundsourceheatpumpsandairsourceheat
pumps.Thisessentiallydiscouragestheuseoffossilfuelsforspaceheating.
Architecture2030hassetasagoaltheeliminationoffossilfuelsinnewbuildingsby2030.
2.7.4OptionsforDiscouragingFossilFuels
Optionsfordiscouragingfossilfuelsinclude:
Providingincentivesfornonfossiloptions,suchasheatpumps.
Usingaratingsystemthataccountsforcarbonemissions,thatgivespointsfornonfossil
to
alternativessuchasheatpumps.Therefore,ifgasischosentobeused,abuildingwouldneed
bemeasurablymoreenergyefficientinotherways.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.20
Recommendation:Wearediscouragingfossilfuelsthroughapointsystem,forwhichadditionalpoints
areobtainediffossilfuelsarenotused.
2.8Benchmarking
Shouldabenchmarkingordinancebeapartofagreenbuildingpolicy?
Astheoldadagegoes,ͻźŅyouĭğƓƷmeasureit,youĭğƓƷmanageźƷ͵ͼBenchmarkingisthecollecting,
reporting,andsharingofmeasuredenergyusageinbuildings.Thisdataistypicallyreportedannually
throughthefreeonlinetoolEPAEnergyStarPortfolioManager,andallowsyoutocompareenergy
usageagainstotherbuildings.Thepurposeofbenchmarkingandothertransparencypoliciesistobring
awarenessofbuildingenergyconsumptionandperformanceandidentifyopportunitiestohelpinform
buildingowners/operatorsandtenantshowtomaketheirbuildingsmoreefficient.
NewYorkCityadoptedLocalLaw84(NYCBenchmarkingLaw)in2010,thefirstenergybenchmarking
requirementofitskind.ManyotherStatesandmunicipalitieshavesinceadoptedabenchmarkingand
transparencypoliciesasawaytoquantifyandevaluatebuildingenergyusagetheirbuildingstock.
Theadvantagesofabenchmarkingordinanceisthatitisgoodforseeingwherebuildingsare,for
establishingbestpracticesandͻĬĻƓĭŷƒğƩƉƭͼͲandforencouraging(somewouldsayͻƭŷğƒźƓŭͼΜbuilding
ownerstodesignandoperatemoreefficientbuildings.Anotheradvantageistoprovidebetterdatato
enablebetterpolicyaroundreducingbuildingenergyuse.
Disadvantagesofconsideringbenchmarkingasagreenbuildingpolicyincludethatitisreallymoreofan
ͻĻǣźƭƷźƓŭĬǒźƌķźƓŭͼpolicy,ratherthanapolicyfornewbuildings,whichisthefocusofthisstudy.In
otherwords,benchmarkingisnotsomethingthatiscapturedondesigndrawingsandsubmittedtothe
buildingdepartmentforreview,inordertogetabuildingpermit.Also,abenchmarkingprogramisfairly
timeconsumingtodefineandimplement.Asimplementedinothercities,suchasNewYork,
benchmarkingisonlyappliedtolargercommercialbuildings.Sobenchmarkingmightnotbeabletobe
costeffectivelyimplementedforallbuildings.
Recommendation:Wearenotrecommendingabenchmarkingrequirementinthegreenbuildingpolicy,
becauseitappliestoexistingbuildingsmorethantonewbuildings.Westronglyrecommendthata
benchmarkingpolicybeexaminedseparately.
2.9IthacaNeighborhoodHousingServices(INHS)NewBuildings:
Localexamplesofwhatispossibleandisalreadybeingdone.
IthacaNeighborhoodHousingServices(INHS)maintainsauniquedatabaseofenergyperformancefor
theirportfolioofbuildings.BecauseINHSbuildslocally,iscommittedtohighperformancebuildings,and
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.21
iscommittedtoaffordabilityandotherpositivesocialimpacts,thisdatasetcanbeahelpfulreference
forthegreenbuildingpolicyeffort.
INHSisanotforprofit,specializinginaffordablehousing.INHSrecentlyexpandeditsserviceareafrom
theCityofIthacatoallofTompkinsCounty.Theirbuildingsincludeavarietyoflowrisewoodframe
multifamilybuildings,aswellasmediumrisemasonrybuildingssuchasBreckenridgePlace.
Asampleofnewbuildingsfromthelast10yearsfoundanaverageEnergyUseIndex(EUI)of44.Thisis
highlyenergyefficient,approximatelyequaltothecurrentenergycode,eventhoughthebuildingswere
alldesignedandbuiltbeforethenewcode.9
Lƭrangefrom33to65.Allofthebuildingsinthesample
weredesignedandbuilttohighperformancestandardssuchasEnergyStarorLEED,exceptone.
Interestingly,theonebuildingthatwasnotdesignedandbuilttoahighperformancestandardisthe
onethathasthehighestEUI(65),andtheEUIforwhichismeasurablyhigherthanalltheothers:The
secondhighestEUIis49.
78,andtheaverage
Forreference,thecurrentaveragelocalmultifamilybuildingstockhasanEUIof
newmultifamilybuildinglikely,designedtothefairlyefficientenergycodeof2016,hasanEUIof
approximately44.ThePassiveHousestandardisapproximately23,andthecurrentArchitecture2030
target(through2020)isapproximately24.
INHSreportsthattheirstrategiesforgreenbuildingdesignandconstructioninclude:Airsealing,added
insulation,highefficiencyheating(betterthancode),highefficiencyappliances(ENERGYSTAR),and
highefficiencylighting(LED,etc.).
Takeawaysfromthisanalysisinclude:
1. Highperformancedesignandconstructionisfeasiblelocally,andindeedisalreadybeingdone.
2. LbI{ƭdatasetconfirmsthathighperformancecertificationssuchasEnergyStarandLEED
appeartowork.Andabuildingbythesamereputabledeveloperthatwasnotcertifieddidnot
deliverthesamelevelofenergyefficiency.Thebestpracticesandqualitycontrolthat
accompanycertificationsdoappeartodeliverenergyefficiency.
2.10AffordabilityDrivenEnergyEfficiencyApproach
Thereisanimportantbutperhapsnotwidelyrecognizedgroupofenergyimprovementstobuildings
thatinterestingly(andperhapscounterintuitively)bothreducesconstructioncost,andreducesenergy
use.Thereisanothergroupofimprovementsthatisgenerallycostneutral,while,again,reducing
energyuse.Examplesofcostreducingandcostneutralimprovementsinclude:
Buildingorientation(optimizeforsolargain)
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.22
Reducingfloorarea
Reducingsurfacearea(simpleshape)
Usingductlessairsourceheatpumps,whichappeartobeclosetoparityforconstructioncost
withconventionalsystemsformanytypesofbuildings,andforwhichpricescontinuetodrop
Usingfewerlightfixturesduetoreducedlightingloads,resultingfromoptimizeddesign
Combiningmultipleusesortenantsinonebuildingratherthaninseveralsmallerbuildings
Reducingwindowsizeandquantity(reduceͻǞźƓķƚǞtoǞğƌƌͼratio).Thisdoesnotmean
eliminatingwindows,butratheravoidingoverglazing,whilemaintainingviewsanddaylighting.
Seediscussionbelow.
Theseaffordableenergyimprovementsmaynotbewidelyrecognizedbecausetheyarenotincentivized
bygovernmentandutilityenergyprograms,andsoarenotwidelypromoted.Infact,itisnotpossibleto
install?
incentivizethem.Howcanoneprovideataxcreditorrebateforsomethingthatcostslessto
Asmallnumberoftheseaffordableenergyimprovementshavestartedtofindtheirwayintocodesand
standards.Forexample,the2015InternationalEnergyConservationCode,whichservesasthebasisfor
NY{ƷğƷĻƭ2016energycode,limitsthewindowtowallratioofcommercialbuildingsto30%(withsome
exceptionsallowed).LEEDversion4providesextracreditsforhomesthataresmallerthanareference
(typical)size,whichvariesbythenumberofbedrooms,andconverselypenalizeshomesthatarebigger.
Thisrequirementalsoappearsinotherresidentialhighperformancestandards(EnergyStar,DOEZero
ReadyHomes,etc.).
Weincreasinglyseeexamplesoftheseaffordableimprovementsinhighperformancebuildings.For
example,theEcovillageTreecommonbuilding,a20,000SFfourstorywith15apartmentsandcommon
areas(commonareakitchen,laundry,communityarea,etc.)wasbuiltforaremarkablyaffordable
$124/SF(includingfoundation,structural,interiorfinishes,siding,mechanical,electricalincludingthe
service/distribution/lighting,plumbing,stairs,elevator,insulationandsoundproofing,thecommon
kitchen,doorsandwindows,sprinklersystem,andpermits).(SeeReferences:GreenEnergyIncentives,
p.18.)Thebuildingadoptedanumberofthesecostreducingimprovements,suchas:
Reducedsurfacearea(simpleshape)
Smallerapartmentsize.StudioapartmentsinTREEare450SF,comparedtothenational
averagenewstudiosizeof512SFin2015;onebedroomapartmentsinTREEare690SF,
comparedtothenationalaveragenewonebedroomapartmentsizeof751SF.
Lowwindowtowallratio
(https://www.rentcafe.com/blog/rentalmarket/usaverageapartmentsizetrendsdownward/)
Benefitsofaffordabilitydrivenenergyimprovementsinclude:
Lowerenergyuse
Lowerconstructioncost
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.23
Complementstheenergycodeandhighperformancestandards,suchasLEED.Forexample,as
theenergycodebecomesmorestringentovertime,theaffordabilitydrivenimprovements
deliveradditionalenergysavings.
Promotesbestpractices
Savingspersistwellovertime
Adapttoenergycodechangeswellovertime
Preventpushbackfromthosewhoareconcernedthatreducingenergyusedrivesbuildingcosts
up.
InnovativeΑwearenotawareofanyjurisdiction(federal,state,local)thathastriedanythingin
thisarea,otherthanthetwoexamplesmentionedearlier(commercialenergycodelimitof
windowtowallratio,and\[995ƭcreditsforavoidinglargehomes).
Adescriptionofimprovementsthatdelivermoresignificantenergysavingsfollows.
2.10.1Reducebuildingsize
Asmallerbuildingusesbothlessenergyandcostsless.Theimpactofsmallerbuildingsonenergyuseis
almostlinear,duetoenergyusesthatscalewithsize:heating,cooling,lighting,etc.:A10%smaller
buildingisexpectedtouseslightlylessthan10%lessenergy,assomeenergyusesremainconstant
regardlessofbuildingsize.
Aresmallerbuildingsacceptable?Thisisobviouslyanownerspecificquestion.Forexample,thesizeof
theaveragenewAmericanhomeballoonedfrom1,660SFin1973toover2,600SFin2016,before
smaller:1,200SFin
reportedlybeginningtobecomesmalleragain.Homesoverseasaresignificantly
theNetherlands,1,000SFinJapan,and800SFintheU.K.LEEDandotherhighperformanceresidential
buildingstandardsrecognizetheimportanceofbuildingsize,andprovidescreditsforsmallerhomes.
Promotingsmallerbuildingsisonlypossibleforthosebuildingtypesthathaveametricforsize:number
ofbedroomsforhomesandapartments,hotelroomsize,etc.Thereference(typical)buildingsizefor
residentialbuildingsisshowninAppendixB.Thereferencehotelroomsizeis330squarefeet
(https://www.orourkehospitality.com/averagehotelroomsizeisshrinking/).
2.10.2Placingheating/coolingsystemswithintheheatedspace
Manyheating/coolingsystemsareplacedoutsidetheheatedspace(onroofs,inattics,inunheated
basements,incrawlspaces,etc.),andasaresultlosesignificantenergy.Evenwhenanunheated
basementislocatedinsidethethermalenvelope,lossesof10%ormorearetypical.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.24
2.10.3Reducinghotwaterenergyuse
Highefficiencywaterfixturestypicallydonotcostmorethanregularefficiencyfixtures.9t!ƭWater
Senseprogramrequireswaterflowratesthatare20%lessthanrequiredbycodeforshowerheads,and
30%lessthanrequiredbycodeforbathroomfaucets.
HotwaterenergysavingscouldbefurtherdeliveredthroughrequirementsforEnergyStarratingsfor
majorwaterusingappliances,suchasdishwashersandclotheswashers,atmodestcostincrease.
Inasimplifiedanalysisofa2000squarefoothouse,reducinghotwaterenergyuseby20%reducesthe
overallbuildingenergyuseby8%.Thiswouldbemoreapplicableforbuildingswithsignificantshower
andfaucethotwateruse(homes,apartments,hotels),andlessapplicableforbuildingswithlowhot
waterusesuchasoffices,andsowouldlikelyonlybeofferedasanoptiontoapplicablebuildings
(residentialandhotels).
2.10.4EfficientReducesurfacearea(buildingshape)
Buildingswithhighexteriorsurfacearearequiremoreenergytoheatandcool,becausetheyhavemore
exteriorsurfaceareathroughwhichheatistransferred.Suchbuildingsalsocostmoretobuild.
ReducingaĬǒźƌķźƓŭƭratioofsurfaceareatofloorareaby20%isestimatedtoreduceoverallbuilding
energyuseby10%.Thiscanbedonebyavoidingcomplexshapes,avoidingoverlytallceilings,andother
approaches.
2.10.5Avoidingoverlighting
Mostcommercialbuildingsareoverlit,farexceedingrecommendationsoftheIlluminatingEngineering
SocietyofNorthAmerica(IESNA).Bysizinglightingcorrectly,onaspacebyspacebasis,buildingscan
berightlitinsteadofoverlit.Rightlightingreducesconstructioncostbyavoidingtheinstallationof
morelightfixturesthannecessary.Rightlightingalsoreducesmaintenancecostsovertime.Right
lightingalsoreducesenergycostsforairconditioning,andcanreducetheconstructioncostforair
conditioningsystemsaswell,byallowingsmallersystems.
Reducingoverlightingby25%isprojectedtoreduceoverallenergyuseincommercialbuildingsby8%.
Savingsinresidentialbuildingsarelessbecauselightinguseinhomesisfarlessthanincommercial
buildings.
Tobeclear,thisdoesnotmeanreducinglightingbelowlevelsrecommendednationallybythe
IlluminatingEngineeringSociety(IES).Rather,itmeansavoidingoverlighting,infullcompliancewith
IESrecommendedlightinglevels.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.25
2.10.6ModestLowwindowtowallratiowhileretainingviewsandnaturallight
Windowscostmoreperunitareathanthewalltheydisplace,duetoacombinationofthewindowand
theframingrequiredaroundthewindow.Windowsalsocausehighenergylossesduetoheattransfer,
despitetheselossesbeingverymodestlyoffsetbygainsfromdaylighting,gainswhicharethemselves
beinglostduetothedevelopmentofenergyefficientlightingsuchasLEDaswellasefficientlighting
controls.Therearealsomodestsolargainsfromsouthfacingwindows,ifnotshaded,buttheseaccrue
onlyifthesouthfacingwindowsareoptimallysized.
Inasmallsamplesurveyofnew
commercialbuildingsinTompkinsCounty,highperformancebuildings
(TREEcommonhouse,HOLTArchitectsnewoffice)wereallfoundtohaveawindowtowallratioless
than20%,andstandardcodecompliantbuildings(ahotel,anapartmentbuilding,andanofficebuilding)
wereallfoundtohaveawindowtowallratioover30%.Inasmallsampleofresidentialbuildings,
findingswerethesame.
Toshowthepowerofthewindowtowallratio,inasimplifiedanalysisofa2000squarefoothouse,
reducingthewindowtowallratiofrom30%to20%reducestheoverallbuildingenergyusebya
significant8%.
Asmentioned,thenewenergycodelimitscommercialbuildingsto30%windowtowallratio,with
exceptionsthatallowittogoupto40%.
Afrequentconcernvoicedaboutloweringwindowtowallratioisͻźƌƌthebuildingbedark?Willitlack
inviewsordaylighting?WillitbeǒƓğƷƷƩğĭƷźǝĻͪͼ
Greenbuildingstandardsareclearthat,forviews,wedonotneedawindowtowallratioof30%or
more,that20%issufficient,andthatweonlyneedviewsinregularlyoccupiedspaces.Thegreen
EnvironmentalAssessmentMethod)
buildingstandardBREEAM(BuildingResearchEstablishment
definesviewsasbeingabletoseetheskyfromdeskheight,andfurtherdefinesaͻǝźĻǞƚǒƷͼasbeinga
minimumwindowtowallratioof20%.Andacasecanalsobemadethatviewsdonotneedtobe
Viewsmightbeconsideredoptionalforspacessuchasmechanical
providedforalltypesofspaces.
rooms,laundryrooms,otherutilitytypespaces,corridors,stairwells,bathrooms,andmore.Similarly,
thegreenbuildingwellnesscertificationsystemWELL(InternationalWellBuildingInstitute)only
requiresaminimum20%windowtowallratio,andonlyinregularlyoccupiedspaces(whichwould
meananoverallminimumwindowtowallratiolessthan20%),inadditiontoproximityofworkstations
towindows.
Largewindowsarealsonotneededfordaylighting.Gainsfromdaylightingareoffsetbywindowthermal
losses,andthereisanoptimumwindowsizeandshapeformaximumenergyefficiency.Withthe
introductionofextremelyhighefficiencylightingsuchasLED,andartificiallightingincreasingly
controlled(dimmedorturnedoff),theoptimumwindowtowallratioforenergyefficiencyhas
plummeted,andislikelyfarbelow20%formostspaces.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.26
Buildingswithmodestwindowtowallratioscanstillhaveattractivefacades.DespitetheTREEcommon
househavingamodestwindowtowallratio(approximately16%),thebuildinghasadramaticand
attractivesouthfacingfaçadewithsignificantwindows:
Figure7.TheSustainableLivingCenteratEcoVillageSouthwall
Thebuildingachievedalowwindowtowallratiobylocatingfewerwindowsinroomsthatdonotneed
windows,andlimitingglazingonthenorthside,east,andwestsideofthebuilding.Hereisaphotoof
theĬǒźƌķźƓŭƭwestelevation:
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.27
Figure8.TheSustainableLivingCenteratEcoVillageWestwall
Manyattractivebuildingshavewindowtowallratiosevenlowerthan15%.Thisiscommoninbuildings
suchasthebeautifulbrownstonesinthecitiesoftheNortheast.Coveringourbuildingswithglazingis
relativelyrecentphenomenon.ConsiderabrownstoneinBrooklyn:
Figure9.Brooklynbrownstone
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.28
Itsfrontfacadewindowtowallratiois29%(shownabove),itstwosideshavenowindows(dueto
commonwalls),itsrearfacadehasawindowtowallratioof22%,anditsoverallwindowtowallratiois
14%.
2.11Renewables
Renewableenergyinstalledonornearbuildingsisreferredtoasonsiteorsitelocated(asdistinctfrom
remotelocated)andincludes,mostcommonly,solarphotovoltaicelectricity.Lesscommonissolar
thermalenergy(mostlysolarhotwater,butcanalsoincludesolarheatedhotair).Anotheroptionis
electricity.
windgenerated
Renewableenergyhasbeengrowingrapidly,andisexpectedtocontinuetogrow.
Whynotsimplyalloworrequirerenewableenergytoprovidealltheenergyneededbyabuilding,
withoutrequiringthebuildingtobeenergyefficient,inotherwordsnotrequiringgoodinsulation,
areseveralreasonstonotjustallowrenewableenergytomeetalla
windows,heating,etc.?There
ĬǒźƌķźƓŭƭenergyneeds,withoutbetterbuildings:
Renewableenergysystemscanfail,makingabuildingreverttorelyingonnonrenewable
backupenergy.
Renewableenergysystemstakeenergy,themselves,tobefabricated.Thisisreferredtoas
embodiedenergy,andoffsetssomeofthesavingsoftherenewableenergysystem.
Renewableenergysystemscostmoneytomaintain,andthiscostoffsetssomeoftheenergy
costsavings.
Inordertoaddresstheselimitationsofrenewableenergysystems,itisnotunusualtoencouragea
balanceofefficientbuildingdesignandrenewableenergy.ThevoluntaryArchitecture2030system,for
example,limitsrenewableenergyto20%ofitsgoaltoeliminatefossilfueluseby2030.The20%is
relativetoabaselineofenergyuseintheearly2000's,foreachofavarietyofbuildingtypes,andfor
differentgeographiclocations.
Requiringtheuseofonsiterenewableenergyisproblematicbecausenotallbuildingsaresuitedtoon
siterenewableenergy.Manybuildingsareshadedbyadjacentbuildingsorotherthings.
Asaresult,werecommend:
1. Encouragerenewableenergysystems,butlimitthecreditgivenforthem,topreventabuilding
fromoverrelyingonrenewableenergy.Thisapproachisconsistentwithmostwidelyaccepted
greenbuildingcertificationschemes,suchasArchitecture2030andLEED.
2. Alloweitheronsiterenewableenergyorremoterenewableenergy.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.29
Biomass
Biomassusedforspaceheating(directthermalenergy)isconsideredtoberenewable.Forspace
heating,themostcommonformsofbiomassarecordwood,pellets,andchips,allofwhichrelyon
wastewoodfromotherloggingoperations.Havingamarketforthelowgradetimberpreventshigh
gradelogging(takingonlytheverybesttreesandleavingtherest,whichmakesforveryunhealthy
forests).OurforestsinNYSaregrowingatarateofmorethan2.5timestherateofharvest.Also,inthe
caseofpellets,theyaremadeupofroughly85%wastewoodfromotherlumberoperations(sawdust
andoffcuts),whicharewastefromanexistingindustry(andposeafirehazardifleftonsite).As
referencedintheTompkinsCountyEnergyRoadMap,ourforeststhroughouttheNortheastandNew
YorkStatearealso,forthemostpart,fullymature,whichmeansthattheyarenotgrowingmuch,and
thereforenotsequesteringnearlyasmuchcarbonasmanagedforestscould,withamixofolderand
youngerforeststands.Woodybiomasscontributestoimprovedforesthealth,carbonsequestration
rates,andforestbiodiversity;generallykeepsenergydollarslocal;createsamarketforlowquality
trees;andifoffsettingfossilfuels,clearlyreducescarbonemissions.Oneareaoflegitimateconcernisair
quality.Olderandnotwelloperatedwoodstovesandoutdoorwoodboilerscanproducepollution.
Therefore,requirementsforbiomasssystemsshouldincludeprovisionsforairquality.Biomassdoes
requireenergyforharvestingandtransportation,butthisisasmallfractionofitsusefulenergy,evenfor
woodpellets.NYSERDAconsidersbiomassforheatingapplicationstobecarbonneutral.
2.12Incentives
Financialincentivesareacommonwaytopromoteenergyefficiency.Forexample,thefederal
governmentgivesa30%investmenttaxcreditforsolarenergy,andfurthermoreallowsaccelerated
depreciationforcommercialcapitalinvestmentsinsolarenergysystems.NYSERDAgivesrebatesfor
solarenergysystems.NewYorkStatefurthermoregivesitsown25%statetaxcreditforresidentialsolar
energysystems,withacapof$5,000.
Whenconsideringfinancialincentives,itisimportanttotargettheincentiveinsuchawayasto
motivatepeopletoinvestinenergysavings(incentivesneedtobesufficienttochangebehavior)butnot
sohighastowastetaxpayermoney.Wehaveseengovernmentandutilityprogramsinwhichenergy
efficiencyisgivenaway,andyetsomepeoplestilldonotparticipate.Wehavealsoseenprogramsin
whichincentivesweresosmallthatparticipationwenttozero.
Thefollowingconceptualgraphillustratestheseissues.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.30
Figure10.TheEffectofFinancialIncentivesonParticipationinEnergyPrograms
Asmentionedearlier,evensuccessfulincentiveprogramstypicallydonotachievedeepmarket
penetrationrates.Forexample,thecombinedincentivesforsolarphotovoltaicsystemshaveexceeded
50%oftheinstallationcost,forover10years,andthesehavebeensufficientlyattractivetolaunchthe
industryinasubstantialway(almost80,000completedprojectsinNewYorkStateby2017),but
cumulativemarketpenetrationisstilllessthan5%(https://www.nyserda.ny.gov/All
Programs/Programs/NYSun/DataandTrendshttps://www.nyserda.ny.gov/AllPrograms/Programs/NY
Sun/SolarData/SolarDataSummaryandTrends).
Aspecifictechnologycanbesupported,suchashighefficiencylighting,highefficiencyheating,or
renewableenergysystems.Orincentivescanbeonawholebuildingbasis,forexampleifabuilding
achievesacertainLEEDscoreorHERSscore.Finally,incentivescouldbeawardedifbuildingsachievea
numberofpointsunderacustomscoringsystem.
specific
Itisalsoimportanttoconsiderotherincentiveprograms,wherepossible,suchasthoseofferedby
NYSERDA,NewYorkStategovernment(otherthanNYSERDA),thefederalgovernment,localutilities
suchasNYSEG,andothers.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.31
2.12.1ReductionorfeewaiverofBuildingPermitand/orSitePlanReviewfees
LikemanymunicipalitiesinNewYorkState,boththeCityandTownofIthaca,respectively,chargefees
forbuildingpermitsandSitePlanReview(forprojectssubjecttoSitePlanReview).Thesefeesare
typicallyestablishedbyresolutionofthe/źƷǤƭCommonCouncilortheƚǞƓƭBoard.TheCityofIthaca
currentlycharges$1.50per$1,000ofconstructioncostforSitePlanReviewaswellas$7.00per$1,000
ofconstructioncostforabuildingpermit.Forexample,anewsevenstory,$11.5Mcommercialproject
(approximately75,000squarefeet)adjacenttotheCommonspaidapproximately$80,500inBuilding
Permitfeesaswellasanother$12,250inSitePlanReviewfeesin2014.
2.12.2AmendCityEnvironmentalQualityReview(CEQR)andTownEnvironmental
QualityReview(TEQR)Thresholds
TheDepartmentofEnvironmentalConservation,chargedwithoverseeingthe{ƷğƷĻƭEnvironmental
QualityReviewAct(SEQRA)iscurrentlyconductingareviewofthoseregulations.Proposedinthenew
draftregulations(proposed6NYCRR§§617.5(c)(19)(22))isthereclassificationofInfillDevelopment
Therationaleisthatdevelopmentonsites
(occurringonpreviouslydisturbedsites)asaTypeIIAction.
thathavebeenpreviouslydisturbedandthathaveexistinginfrastructurewouldcategoricallyresultin
significantlylessenvironmentalimpactthandevelopingundisturbedsites.
OneactiontheCityandTowncouldtakeindependentlyΑbutcomplementarytotheproposedSEQRA
amendmentsΑwouldbetoamendtheirrespectivelocalSEQRAthresholdsΑtheCityEnvironmental
QualityReview(CEQR)andTownEnvironmentalQualityReview(TEQR)Αtoclassifysmallerprojects
demonstratingenergyandlocationefficiencyasTypeIIActions.Forexample,theCityofIthacacould
amendChapter176:EnvironmentalQualityReview(§1764(k)toreclassifyͷ/ƚƓƭƷƩǒĭƷźƚƓof15ormore
residentialǒƓźƷƭfromaTypeIActiontoaTypeIIActionforprojectsthatmeetthefollowingcriteria:be
locatedwithintheͷğƌƉğĬƌĻNeighborhoodsΑGreenBuildingPolicyağƦͳcommittoenergy
benchmarking;andearnatleastaminimumnumberpointsonthechecklist.Ofcourse,iftheproject
metotherlistedTypeIActionthresholds,suchasproximitytoaCriticalEnvironmentalArea,theaction
wouldstillbeTypeI.
2.13NetZeroEnergyBuildings
Netzeroenergybuildingsuserenewableenergytogenerateasmuch(ormore)energyasthey
consume,onanannualaveragebasis.
TherearealreadymultiplenetzeroenergybuildingsinandnearTompkinsCounty.Severalhomesinthe
EcovillageTREEneighborhoodarenetzero.HOLTArchitectsnewofficewasdesignedtonetzero,andin
practiceisreportedlyoperatingclosetonetzero.AnewhomeonPerryCityRoadwasdesignedtonet
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.32
zeroandappearstobeoperatingatnetzero.Nearby,LimeHollowhasaneweducationcenterthatwas
designedtonetzeroandisoperatingatnetzero.
Netzerobuildingsusingonsiterenewableenergydependontheabilitytositetherenewableenergy
system.Thisisnotalwayspossible.Inmostcases,theonsiterenewableenergyissolarenergy,and
manybuildingsdonothaveeitherunshadedroofareaorunshadedsiteareaforadequatesolarenergy.
Inthesecases,offsitesolarenergyisnowpossible,throughcommunitysolarorremotenetmetering,
althoughtheseprogramsandofferingsarenewrelativelynew.
Itmightbenotedthatadequatelysizedandsitedrenewableenergysystemsalsodonotguaranteenet
zerooperation.Forexample,ifarenewableenergysystemfails,thenabuildingmightreverttobuying
energy,andsonolongermakesasmuchenergythanituses.Forthisreason,efficientbuildingsare
important.Architecture2030,forexample,limitstheamountofrenewableenergythatcanbeused,on
itspathtocarbonneutralbuildings.
Ourmainquestionsrelatingtonetzerowere:
1. Shouldwehaveagoalfornetzerobeingrequiredforbuildings?
2. Ifso,bywhen?
3. And,ifso,whattypesofrenewableenergywillberequired/allowed?
ApossibleguidetoanswerthesequestionsistheArchitecture2030program,whichtargetstheyear
2030forcarbonneutralbuildings,byincrementallyincreasingenergyefficiencyandrenewablesevery
fiveyearsbetweenthepresentand2030.Asthenumberofbuildingsthatarealreadynetzero
increasessteadily,andasweseethatthisisnolongeranunreasonableorunaffordablegoal,2030is
clearlyrealisticasagoalfornetzero.
Anynetzerogoalmustallowremoterenewableenergy,becausenotallbuildingshaveaccessto
renewableresourcessuchasonsitesolarorwindpower.
Itisinevitablethatwewillneedtoenduprequiringnetzeroenergybuildings.Aspopulationsgrowand
communitiesdevelop,theonlywaytocontrolcarbonemissionsinthelongtermiswithnetzero
buildings.WetakeourleadfromArchitecture2030,whichhassetagoalofnetzeroby2030,andfrom
theStateofCalifornia,whichistargeting2020fornetzerohomesand2030fornetzerocommercial
buildings.TheTompkinsCountyEnergyRoadmapalsostronglyaffirmedtheneedfornetzeroenergy
newbuildings.
Whattypesofrenewableenergyshouldberequired/allowed?Themostcommonformofrenewable
energyissolarenergy,eitherphotovoltaicorsolarthermal.Solarthermalmustbelocatedonsite(either
roofmountedorgroundmounted),butphotovoltaicsystemscanbelocatedeitheronsiteorremotely,
underprovisionsofNewYorkStateregulationscoveringremotephotovoltaicsystems.Wind(electric)
systemsareanothertypeofrenewableenergysystem,thatcanbeeitheronsiteorremote.Biomassfor
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.33
spaceheatingisalsoviewedasbeingrenewableandclosetocarbonneutral,evenaccountingforthe
energyrequiredtoharvestandtransportbiomassfeedstock.
2.14PullingitAllTogether:Recommendations
Werecommendthatalocalordinancebepassedrequiringthatallnewbuildings,includingmajorgut
renovationsandnewadditions,complywiththegreenbuildingpolicy.Twocompliancepathsare
provided:
1. The EasyPath emphasizesenergyimprovementsthatalsoreduceconstructioncost,suchas
smallerbuildingsize.Thisisapointsystem.Abuildingmustmeet6points.
flexibilityinbuildingdesign.Commercialbuildingsmust
2. The WholeBuildingPath allowsmore
obtainaminimumof17LEEDEnergypoints,residentialbuildingsmustachieveaHERSscoreof
40orless,oraminimumscoreof80EnergyEfficientpointsusingtheNationalGreenBuilding
thePassive
Standard.Alternatively,allbuildingsmaycomplybydesigningandconstructingto
Housestandard.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.34
Allnewbuildingsshalluseefficientwaterfixtures:
FixtureRequirementSource
Toilet(includingtankorflush1.325gpfTABLEP2903.2,2017
valve)UNIFORMCODESUPPLEMENT
(NewYorkState)EPAWater
Sense
Urinal0.5gpfEPAWaterSense
Shower2.0gpmEPAWaterSense
KitchenFaucet1.8gpmCaliforniaRequirements
BathroomFaucet1.5gpmEPAWaterSense
PreRinseSprayValve1.28gpmEPAWaterSense
Notes:
1. gpm:gallonsperminutegpf:gallonsperflush
2. Exception:Unlesscoderequirementsaremorestringent,suchas0.5GPMforfaucetsinpublic
bathrooms.
Table2.Waterfixturerequirements
(Itshouldbenotedthatallsomeoftheaboverequirementswererecentlyadoptedinthe2017code
supplement.Wehavedecidedtokeeptherequirements,eventhoughsomearealreadymandatory,
becauseawarenessofthenewcoderequirementsappearstobeverylow.)
Inadditiontotherequirementsofthispolicy,allnewbuildingsshallstillcomplywiththeNewYorkState
EnergyConservationConstructionCode.
Wherepossible,roofsshouldbedesignedtobeͻƭƚƌğƩƩĻğķǤͼʹA.Maximizeareaavailableforsolar
collectionsystems.Forpitchedroofs,placeroofmountedcomponentsorstructures(plumbingvents,
exhaustfans,accesshatches,etc.)onnorthfacingroofsurfaces,tokeepsouthfacingsurfacesavailable
forsolarcollectionsystems.Wherethisisnotpossible,oronflatroofs,clusterroofmounted
componentsandstructuressuchastoallowthemaximumpossiblecontiguousareaforsolarcollector
systems.B.Designroofstructurestosupportfuturesolarcollectorsystems.C.Orientoneroofsurface
tothesouth,plus/minus30degrees,tomaximizepotentialforsolarenergy.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.35
2.14.1EasyPath
Abuildingmustachieveaminimumof6points,fromamongthefollowing.Eachpointrepresentsa
reductionof610%ingreenhousegas(GHG)emissions,veryroughly,whencomparedtoNYSEnergy
Codeanddocumentedlocalbuildingpractices.Thepointsweredevelopedbasedonsimplifiedenergy
models,assumingaveragebuildingcharacteristicsastheͻĬğƭĻƌźƓĻͼagainstwhichsavingsaremeasured.
EPAfactorsareusedforcalculatinggreenhousegasemissionsbasedonenergyusage.Sixpointsis
estimatedtodeliver4050%reductionsingreenhousegasemissions.
PointsintheEasyPaththatarelabelledͻwĻƭźķĻƓƷźğƌͼapplytoallbuildingscoveredbytheNewYork
ResidentialEnergyCode,ANDALSOresidentialbuildingsthatarefourstoriesandhigherthatare
coveredbytheNewYorkCommercialEnergyCode.Pointsthatarelabelledͻ/ƚƒƒĻƩĭźğƌͼapplytoall
buildingscoveredbytheNewYorkCommercialEnergyCodeEXCEPTresidentialbuildingsthatarefour
storiesandhigher.Mixedusebuildings,whereaportionofthebuildingisresidentialandaportionof
thebuildingiscommercial,shouldbeevaluatedbasedonthecriteriafortheusethatcoversamajority
oftheĬǒźƌķźƓŭƭfloorarea.Ifmorethan50%ofthefloorareaisresidentialthenthebuildingsshouldbe
scoredusingresidentialcriteria,ifmorethan50%ofthefloorareaiscomercialthenthebuildingshould
bescoredusingcomercialcriteria.PointsintheEasyPaththatarelabelledͻwĻƭźķĻƓƷźğƌͼapplytoall
buildingscoveredbytheNewYorkResidentialEnergyCode,ANDALSOresidentialbuildingsthatarefour
storiesandhigherthatarecoveredbytheNewYorkCommercialEnergyCode.Pointsthatarelabelled
ͻ/ƚƒƒĻƩĭźğƌͼapplytoallbuildingscoveredbytheNewYorkCommercialResidentialEnergyCode
EXCEPTresidentialbuildingsthatarefourstoriesandhigher.
2.14.1.1PointsforEfficientElectrification:
Thesepointsareintendedtorewardreductionsincarbonemissionswiththeuseofefficientelectric
technologies,whichisexpectedtobecomeincreasinglylowerincarbonemissionsovertimeasthe
electricgridbecomesmorerenewable.Thecostofthesetechnologiesarerapidlydropping,andinmany
casesarealreadylowerthanfossilfueltechnologies,orareexpectedtodropbelowthecostoffossil
fueltechnologies.Inmanycases,higherproductcostsareoffsetbylowerinstallationcosts(nogaspipe
required,noventingrequired).
3points(residential),or2points(commercialbuildings)useairsourceheatpumpsforspaceheating.4
points(residential)and3points(commercial)forgroundsourceheatpumpsorbiomassheating
systems.(Waterloopboiler/towerheatpumpsdonotcomply,astheseheatpumpsrelyonfossilfuels.
Also,packagedterminalheatpumpsdonotcomply,becauseoftheirlowenergyefficiency.)Ventilation
mustalsonotbefossilfuelheated.Toallowflexibilityforsmallrooms,electricresistanceheatis
allowedforupto10%oftheĬǒźƌķźƓŭƭprojectedannualspaceheatingload.Airsourceheatpumpsshall
complywiththeNEEPColdClimaterequirements.
Formoreinformationonheatpumpsandbiomass,seetheReferencesection,attheendofthisreport.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.36
Formoreinformationonheatpumpsandbiomass,seetheReferencesection,attheendofthisreport.
1point(residential)heatpumporbiomasswaterheaters.Theheatpumpwaterheatersshallinitially
besetonheatpumponlymode.
1point(residential)usebothelectricstovesandventlessheatpumpclothesdryers(seeGlossary).
Thispointrequirestheuseofheatpumpsorbiomassforspaceheating,andadditionallyrequiresno
fossilfuelsinthebuilding.
2.14.1.2PointsforAffordabilityImprovements:
1pointBuildingsizemorethan15%smallerthanthereferencesize.Seethetablebelowforresidential
buildings.Thereferencesizeis330SFforhotelrooms.Or:2pointsBuildingsizemorethan30%
smallerthanthereferencesizeΑseethetablebelowforresidentialbuildings,ormorethan30%smaller
than330SFforhotelrooms.(Buildingsizepointsarenotavailableforbuildingsotherthanresidential
orhotels.)Forthepurposeofthispoint,multifamilybuildingsaredefinedasbuildingswithtwoormore
unitsinasinglebuilding.Forhotelsormultifamilybuildings,thesizeistheaverageofallunitsorrooms;
individualunitsorroomsmayexceedtherequirement.
Conditioned(heated)floorareaofreferencehome,bynumberofbedrooms,insquarefeet.
Table3.Residentialreferencesizes.
1pointHeatingsystemsintheheatedspace.Placeheating/coolingsystemsinsideactivelyheatedand
finishedspaces.Noheatingsystems,ductwork,orwaterpipingshallbelocatedinunheatedor
unfinishedbasements,inunheatedattics,incrawlspaces,outdoors,onroofs,inexteriorwallcavities,
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.37
abovetheceilingofthetopfloorofabuilding,orthroughwallsuchaspackagedterminalequipmentor
windowmountedsystems.Outdoorunitsofsplitsystemheatpumpsmaybelocatedoutdoorsand
therearenolimitationsonthelocationofrefrigerantpiping.Examplesofwhereequipment,ductwork,
pipingcanbelocated:Inheatedspaces,ininteriorwallcavities,inmechanicalroomsthatare
andwater
notinunheated/unfinishedbasements/attics/outdoors,inclosetsinfinishedspaces,aboveceilingsthat
arenotonthetopfloorofbuildings.
1pointEfficientSimplifybuildingshape.Exteriorsurfaceareadividedbygrossfloorareaislessthan
themaximumvalueprovidedinthetablebelow.Fortheexteriorsurfacearea,includetheabovegrade
exposedinsulatedsurface,typicallyincludingabovegradewalls,floorofventedattics(orrooflineif
insulatedattheroof),floorsaboveventedcrawlspaces.Includewindowsanddoorsaspartofwalls,
includeskylightsaspartofroofs.Includeexposedfloors,suchasbelowacantilever.Includewalls
betweenheatedspacesandunheatedspaces,suchasbetweenahouseandanattachedgarage.The
tablewasdevelopedforasimplerectangularbuildingshapefordifferentrangesofbuildingsize(floor
area),foranoptimumnumberofstories,assuminga9footfloortofloorheight,withanallowanceto
giveflexibilityforslightlymorecomplexshapesortallerceilings.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.38
Table4.Maximumwallplusrooftofloorarearatio
1pointRightlighting.Commercialbuildingsonly.Reduceoverlighting(25%lowerlightingpower
densitythantheenergycode).Performphotometriclightingdesignonaspacebyspacebasis,using
thespacebyspacelightingpowerdensitymethod(notthewholebuildingmethod),designingtothe
midrangeofIESNAfootcandletargets,unlessthebuildingisforprimaryusebytheelderly.
Constructiondocumentsshallincludeatableofspacebyspacelightingpowerdensity.UseLEDlighting
wherepossible.Usereflectivesurfaceswherepossible,withapreferredtargetreflectanceof90%for
Requiremotionsensorsforallexteriorlighting,combined
ceilings,70%forwalls,and50%forfloors.
withphotocellstoensurethatlightingstaysoffduringtheday.Requiremotionsensorsforinterior
lightinginthefollowingspaces:offices,conferencerooms,kitchenettes,corridors,stairwells,
bathrooms,lobbies.Requireshortoffdelayforoccupancysensors(1minuteorless),and
commissioningoflightingcontrols.Provideformanualcontroltoallowlightstobekeptoff.Both
requirementsofthissectionmustbemet(e.g.reducedoverlightingANDlightingcontrols)inorderto
obtainthepoint.
1pointModestwindowswithviewsandnaturallight.Overallwindowtowallratiolessthan20%.
Windowsinindividualregularlyoccupiedspacesareallowedtobemorethan20%.Forcalculations,
includeglazedportionsofdoorsinthewindowarea,butnotopaqueportionsofdoors.Includeglazed
portionsofcurtainwalls,butnotspandrel/opaqueareas.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.39
2.14.1.3RenewableEnergy:
3pointsnonbiomassrenewableenergycapacity(4pointsstartingin2025):
Residentialbuildings
a. 1pointforeach1.2kwh/sf/year(electricsystems,e.g.solarphotovoltaic)
b. 1pointforeach4.0kBtu/sf/year(thermalsystems,e.g.solardomestichot
water)
Commercialbuildings
a. 1pointforeach2.4kwh/sf/year(electricsystems,e.g.solarphotovoltaic)
b. 1pointforeach8.0kBtu/sf/year(thermalsystems,e.g.solardomestichot
water)
NonbiomassRrenewableenergypointsarecappedat3pointsmaximum(4pointsstartingin
2025).
Offsite(remote)renewableenergygenerationsolarisallowed.Documentationmustbe
providedforcontractualcommitmenttoeitherownershiporlongterm(20yearsminimum)
commitment.
3points(Commercial)or4points(Residential)biomassspaceheatingsystems.Alleligiblebiomass
equipmentmustcomplywithb{9w5!ƭRenewableHeatNYguidelines.Tobeeligible,apelletstove
mustproducelessthan2.0g/hparticulateemissionsandbeonthe9t!ƭlist,availableat
https://www.epa.gov/compliance/listepacertifiedwoodstoves.Alistofeligibleresidentialandsmall
commercialpelletboilers(lessthan300,000Btu/h)isavailablethroughthelinkat
https://www.nyserda.ny.gov/AllPrograms/Programs/RenewableHeatNY/SmallPelletBoiler.They
musthaveathermalefficiencyofatleast85%,particulateemissionsoflessthan0.080lb/mmBtu,and
carbonmonoxide(CO)emissionslessthan270ppmat7%O.Requirementsforlargerpelletboilerscan
2
befoundat https://www.nyserda.ny.gov/AllPrograms/Programs/RenewableHeatNY/LargeCommercialPellet
Boiler.Requirementsforresidentialandcommercialcordwoodboilerscanbefoundat
https://www.nyserda.ny.gov/AllPrograms/Programs/RenewableHeatNY/AdvancedCordwoodBoiler.
Formoreinformationonbiomass,seetheReferencesection,attheendofthisreport.
2.14.1.4OtherPoints:
1pointforlotsdevelopedatmorethan7dwellingunitsperacredensity(thethresholdtosupport
frequenttransitservice).Projectsshouldbebuiltatthisdensityorgreatertocontributetotheexisting
orfuturetransitaccessibilityandwalkability.Nonresidentialdevelopmentcanbeconvertedtounitsby
dividingtheareaofconditionedspace,insquarefeet,by1000.
1pointforbeingwithin1/4mile(walkingdistance)toatleast5ofthefollowingdestinations:
schools,stores,cafes/restaurants/pubs,dentist/doctor'soffices,libraries/communityservices,orwithin
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.40
thedevelopmentpriorityareasmappedinthewalkableneighborhoodsmap.Werecommendthatthe
CityandTownupdatethemaponanannualbasis.Thedraftmap,includedbelow,wasdevelopedbased
ona¼milebufferfromexistingservicehubswherearesidentcouldaccomplishmultipleerrandson
foot,orwheretheTownofIthacahasplannedfuturemixeduseneighborhoods.Adoptionofthefinal
mapforimplementationofthispolicywillrequiremorecomplexreviewoflocationsincludinguniversity
campuseswheredifferentwalkabilitymetricsmayapply.
Figure11.Walkabilitymap
1pointadaptivereuse.Whenabuildingiskeptandrepurposedforadifferentuse(forexample,
whenanoldschoolisadaptedforuseasapartments).Amajorgutrenovationofabuildingandreuse
forthesamepurpose(e.g.oldapartmentsarerenovated)isnoteligibleforthispoint.Maintainatleast
50%(basedonsurfacearea)oftheexistingbuildingstructureandenvelope.
1pointcomplywiththe2015NewYorkStateStretchenergycode.(Thiswillbeincreasedto2points
if/whenthenextversionoftheenergycodeisreleased,anticipatedtobein2019,whenthestretch
codetargets20over15%energyreduction.)
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.41
2pointsCustomEnergyImprovement.Canonlybeappliedtobuildingsthatdonotusefossilfuels.
Reduceenergyuseby1.2kwh/SF/yearperpoint(residentialbuildings)or2.4kwh/SF/yearperpoint
(commercialbuildings).Cannotbeprovidedbyrenewableenergysavings.Savingsmustbeshown
throughenergyanalysisperformedbyanexperiencedenergyprofessional.Forabaseline,usetheNYS
EnergyCode,latestedition.IfthebaselineconditionisnotaddressedbytheNYSEnergyCode,use
baselineconditionsasdefinedinASHRAEStandard90AppendixG,orRESNETHERS.Savingsmustbe
calculatedafterapplyingallotherproposedenergyimprovementstotheproposeddesign.Simplified
calculations(e.g.spreadsheet)areacceptable.Multipleimprovementsmaybecombinedtoachieve
eachpointunderthisimprovement.Theproposedenergyimprovementshallbesubmittedinwritingto
andapprovedbytheAHJbeforeproceedingwithdesign.
2.14.2WholeBuildingPath
Inlieuofaccruingpoints,thedevelopercanchoosetocomplywitharecognizedwholebuildinghigh
performancecertification,suchas:
1. Forcommercialbuildings,17energypoints(OptimizeEnergyPerformance)basedonLEED
Version4,tobedemonstratedeitherwithLEEDreview/certificationorbyotherthirdparty
certificationoftheenergymodel,suchasNYSERDA.Theenergymodel(printedcompleteinput
andoutputreports)shallbesubmittedwiththedesigndocumentswiththeapplicationfora
buildingpermit,withastatementbytheenergymodelerthattheenergymodelmeetsthe
requirementsfor17energypointsbasedonLEEDVersion4.
2. Forlowriseresidentialbuildings,RESNETHERS/ERI(withamaximumscoreof40).Compliance
shallfollowproceduresdefinedfortheERIcompliancepathintheNewYorkStateEnergy
ConservationCode.
3. Forresidentialbuildings(singlefamily,multifamilylowriseorhighrise):NationalGreen
alsoknownasICC/ASHRAE7002015)withaminimumof80NGBS
BuildingStandardΛͻbD.{ͼͲ
EnergyEfficiencypoints.Theprofessionaldocumentingcompliancewillprovideastatement
thatthedesignmeetstheintentofaminimum80EnergyEfficiencypointsperICC/ASHRAE700
2015,anddocumentationsupportingthesepoints.
4. Forcommercialorresidentialbuildings,PassiveHouse.Submitapprovedprecertificationfrom
eitherPHIUSorPassiveHouseInternational,accordingtocurrentversionstandardsofeither
organizationthePHIUS+2015PassiveBuildingStandard:NorthAmerica,whensubmitting
constructiondocumentsinapplicationforabuildingpermit.
Thiswholebuildingcompliancepathallowsmoreflexibility,buttypicallyrequiresmoreinsulation,
higherefficiencyheatingandcooling,andextensiveotherenergyimprovements.Notethatforthe
wholebuildingpath,definitionsofresidentialandcommercialbuildingsadheretodefinitionsinthe
energycode,unliketheEasyPathinwhichresidentialbuildingsincludebuildings4storiesandhigher.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.42
2.14.3RenovationsandAdditions
RGutrenovationsthatconsistoftheremovalofinteriororexteriorfinishesformorethan50%ofan
existingbuildingandadditionsover500squarefeetshallcomplywiththerequirementsfornew
buildings(EasyPathorWholeBuildingPath).
Additionsover500squarefeetshallcomplywiththerequirementsfornewbuildings(EasyPathor
WholeBuildingPath).Additionsshallbetreatedontheirown,andnotaspartofalargerbuilding.For
thewindowareapoint,treatthesharednewcommonwallarea(wheretheadditionmeetstheexisting
building)aspartofthenewğķķźƷźƚƓƭexteriorwall.Forthebuildingshapepoint,theareaoftheshared
wall(orflooroftheaddition,ifabovetheexistingbuilding)isnotcountedaspartoftheexposedabove
groundwall/roofarea.
Newadditionslessthan500squarefeetshallcomplywiththe20156NewYorkStateStretchEnergy
Code,inadditiontotheaboverequirementsforwaterconservation.
AllotherLimitedrenovationsthattriggertheenergycode,suchasheatingsystemreplacement,lighting
replacement,bathroomrenovations,kitchenrenovations,etc.shallcomplywiththe20156NewYork
StateStretchCode,inadditiontotheaboverequirementsforwaterconservation.
Buildingownersareencouragedtoreplacefossilfuelspaceandwaterheatingsystemswithheatpump
systems.
2.14.4Exemptions
ConsistentwiththeNewYorkStateenergycode,historicbuildingsareexemptfromthegreenbuilding
policy.Inrenovationofahistoricbuilding,stepstoreducecarbonemissionsareencouragedthat
preservethehistoricfabricofthebuilding,suchasrehabilitationofwindows,installationofheatpumps
forspaceandwaterheating,insulationandairsealing,andhighefficiencylightingwherelightingneeds
tobereplaced.
2.14.4Future
OnJanuary1,2025,therequirementsareproposedtochangeto:
1. Easypath:12points
2. Wholebuildingpath:
a. LEED:17energypoints(LEEDversion4)AND7oftheEasyPathpoints(excludingthe
StretchEnergyCodeandlightingpoint)
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.43
b. HERSScoreMaximum40,AND7oftheEasyPathpoints(excludingtheStretchEnergy
Codeandlightingpoint),ORaHERSScoreMaximum20
c. NationalGreenBuildingStandardΛͻbD.{ͼͲalsoknownasICC/ASHRAE7002015)witha
EasyPathpoints(excluding
minimumof80NGBSEnergyEfficiencypoints,AND7ofthe
theStretchEnergyCodeandlightingpoint)
d. PassiveHouse,AND3oftheEasyPathpoints(excludingtheStretchEnergyCodeand
lightingpoint)
OnJanuary1,2030,therequirementsareproposedtofurtherchangetonetzerobuildingdesignsthat
arefreeoffossilfuels.Thefossilfuelfreerequirementwillallowexceptionsforcommercialcooking
andindustrialapplicationsforwhichnoelectricoptionsareavailable,suchasemergencygenerators.
ThestandardbywhichnetzeroisdefinedwillbeestablishedbeforeJanuary1,2024.
2.15Compliance
Asuccessfulgreenbuildingpolicyisonethatdoesnotplaceasignificantburdenonthosewhowill
reviewandapprovebuildingplanning,design,andconstruction.Weproposethefollowingcompliance
documentation:
1. Fortheproposedpointsystem,achecklistthatshowswhichpointsaresought,andsupportfor
eachpoint.Forexample,ifadeveloperisseekingthesizecreditforahousedesign,thechecklist
wouldshowthehousearea(squarefeet),numberofbedrooms,requiredhousesize,and
proposedhousesize,toshowthatthehousemeetsthesizerequirement.
2. Fortheproposedwholebuildingcompliance,areportbyanaccreditedthirdpartyenergy
consultant,atthetimeofplanningreviewandagainwhenapplyingforabuildingpermit.
Weproposethatattheplanningreviewphase,apreliminarygreenbuildingchecklistbesubmitted,
indicatingwhichgreencomplianceitemsareproposed/planned.Thiswillservetoshowtheplanning
departmenthowcomplianceisplanned,butwillalsoservetobringthegreenbuildingrequirementsto
theattentionofthedeveloperandtheirdesignprofessionals.Afinalchecklistwillberequiredtobe
submittedwiththeconstructiondocuments,priortothebuildingdepartmentissuingthebuilding
permit.
2.15.1IncentivePackageRecommendations
Inordertoreceiveincentivesanewbuildingshouldmeetasignificantlyhigherbartoleadthebuilding
communitytowardthelongtermgoalofnetzeroenergy.Theproposedmandatorystandardsratchet
upin2025and2030.Weproposethatbuildingsseekingincentivesberequiredtomeettheproposed
minimumlevelofpointsorwholebuildingcertificationlevelsintheyearsbefore2025,andstarting
2025
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.44
in2025buildingswouldneedtomeetthe2030performanceleveltoreceivetheincentivepackage.
After2030incentivesforgreenbuildingwouldphaseoutbecauseallbuildingswouldberequiredtobe
netzero.Inordertoreceivetheincentivepackagebuildingownerswouldalsocommittosharingenergy
databygrantingthecityortownpermissiontoaccessenergyconsumptiondatathroughNYSEGthat
use
couldbetrackedinafuturebenchmarkingprogramorevaluationstudy.Buildingswouldalsobe
requiredtobelocatedwithinthepriorityarea(seewalkabilitymap)andbe100%fossilfuelfree.
Thehighbarforincentivesandthestrongmunicipalpriorityformeetingenergygoalsshouldresultina
broadandattractivepackageofincentives.Projectsmeetingtheseambitiousgoalsareprovidinga
significantcommunitybenefitanddeserverecognitionandmunicipalsupport.Incentivesthatcouldbe
consideredinapackageinclude:theNYSGreenBuildingTaxExemption(moredetailsonthisarebelow),
priorityapplicationprocessing,designationasaType2actioninCEQRAandTEQRA,permitfee
reduction,heightbonus,minimumparkingreduction,andarearequirementsreduction(lotsize,
setbacks,coverage).
Anotherpossibleincentiveisarecognitionsystem,suchasanawardandassociatedcertificate,perhaps
giveninconjunctionwithanexistingprogram,suchasthePrideofOwnershipaward.Anadministrative
feecouldbechargedforthisrecognition,inordertocoverthecostsofadministeringtheawards.
2.16HarmonyWithOtherRequirements,Incentives,andPrograms
Theproposedgreenbuildingpolicyharmonizeswithotherprogramrequirementsasfollows:
1. PACE(PropertyAssessedCleanEnergy)financing.PACEfinancingsupportsrenewableenergy
andenergyefficiencyimprovementswithfinancingthatflowsthroughpropertytaxes.The
proposedpolicywouldworkfinewithPACEfinancing.Affordabilityrelatedenergy
improvementsobviouslydonotrequirefinancing,becausetheylowerconstructioncosts
insteadofaddingtothem.
2. NYSERDA.NYSERDAprovidesfinancialandothersupportforhighperformancedesignand
construction.Homesandotherlowriseresidentialconstructionmeetingb{9w5!ƭTierIII
programwouldmeettherequirementsforthewholebuildingcompliancepath,andsobe
eligibleforfinancialincentives.Buildingsfollowingtheaffordablerelatedenergyimprovements
wouldnotbeeligibleforNYSERDAassistancebut,again,donotneedassistancebecausethey
reduceconstructioncost.
3. TCIDAEnergyTaxAbatement.TheTompkinsCountyIDAhasbeenofferinganenergytax
abatementincentiveforbuildingsthatqualifyforIDAtaxabatementsforeconomic
development,since2016.Thewholebuildingrequirementsforcommercialbuildingsinthis
proposedGreenBuildingPolicyaresimilartotheIDArequirements.Thequestionarises,ͻLŅthe
greenbuildingpolicyisroughlyequaltotheTCIDArequirements,whyincentivizeTCIDA
ĬǒźƌķźƓŭƭͪͼTherefore,ifthisgreenbuildingpolicyproceedsasproposed,TCIDAmaywantto
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.45
considerraisingthebarforitsincentives.Forexample,intheperioduntil2025,TCIDAmaywish
toofferitsenergytaxincentivesforprojectsthatachievethe2025targets.Similarly,in2025,
TCIDAmaywishtoagainraisethebartothe2030targets.Andin2030,TCIDAcouldconsider
eliminatingtheincentive.
4. Solarincentives(FederalInvestmentTaxCredit,stateresidentialtaxcredit,NYSERDA
incentives).Alltheseprogramswouldassistinpayingforrenewableenergy,ifrenewable
energyisusedunderthepointsystem.
5. TheEnergyCode.TheEnergyCodeisarequirementforallnewbuildingsandrenovations.The
proposedgreenpolicyharmonizeswellwiththeEnergyCode.Buildingsmeetingthewhole
buildingrequirementswouldtypicallyautomaticallycomplywiththecode,andsonotneedto
submitseparatecompliancedocumentation.Buildingsfollowingthepointsystemwouldstill
needtocomplywiththeenergycode,buttherearenoconflicts,andthepointsystemonly
helpstocomplywiththeenergycodeinseveralareas(windowtowallratio,wateruse,etc.).
6. TompkinsCountyGreenEnergyPropertyTaxExemption.In2012,thecountypassedacounty
propertytaxexemptionforbuildingsthatreachtheLEEDSilver,Gold,orPlatinumcertification
levels,inalignmentwithastatelawthatenablesthisexemption.Onlytwobuildingshave
reportedlyobtainedtheseexemptions.Theproposedgreenbuildingpolicycouldpotentiallybe
alignedwiththisexistingpropertytaxexemptionasfollows:
a. Thecityandtown(andeventheschooldistrict)couldconsideradoptingtheexemption.
2.17RisksandObstacles
Asbestpracticesbecomecommonpractices,itispossiblethatdeveloperscouldchooseamong
improvementstheywereplanningtodoanyway.TheseareconsideredtobeͻŅƩĻĻƩźķĻƩƭ͵ͼHowever,
freeridershipalsohappenswithotherapproachestoenergyefficiency,suchasmandatedrequirements
etc.).
(energycode)andincentivizedrequirements(taxcredits,rebates,
Checkingforcompliance,inadditiontotherequirementsoftheenergycode,couldplaceanadditional
burdenoncodeofficials,althoughTownandCitycodeofficialshaveindicatedtheburdenwouldnotbe
significant.Itmightbepossibleforcompliancetobeselfcertifiedbydesignprofessionals,usinga
checklist,andthenthecodeofficialonlyneedstodoublecheckcompliance.
ͻDğƒźƓŭͼisanotherrisk,inwhichdevelopersorbuildersseektocircumventrequirementsofthe
proposedgreenbuildingpolicy.Forexample,lowflowwaterfaucetsandshowerheadscouldbe
replacedwithhigherflowdevices,afterabuildingisbuilt.Somepointsintheproposedpointsystemcan
bemoreeasilygamed(forexample,waterflow),somepointscanbegamedbutatsomedifficultyand
cost(forexample,windowsize),andfinallyotherpointscannotbegamed(density/transportation,
buildingshape,buildingsize).Somegamingshouldbeanticipated,andso100%complianceshouldnot
beexpected.Gamingisalsopossiblewiththeregularenergycode.TheU.S.DepartmentofEnergyhas
observed8090%compliancewiththeenergycode.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.46
2.18IndoorComfortandHealth
Indoorcomfortandhealtharecornerstonesofgreenbuildings.Ifthewholebuildingcompliancepathis
chosen(LEED,PassiveHouse,HERS),provisionsaremadewithinthosecertificationsystemstoensure
indoorenvironmentalquality,evenwhileenergyuseisreduced.Ifthepointsystemisusedasthe
compliancepath,noneoftheproposedpointsputindoorcomfortorhealthatrisk,andsomepoints
improvecomfortandhealth.Forexample,heatpumpseliminaterisksofpoisoningfromcarbon
monoxide,risksofexplosionfromleakinggas,andenvironmentalhazardsfromleakingfueloilor
propane.
2.19ItemsNotIncludedintheGreenBuildingPolicy
Thegreenbuildingfieldisvast,andareasofgreenbuildingsarealmostendless.Wemadeadifficult
decisiontonotincludemanyaspectsofgreenbuildingsinthepolicyatthistime.Prioritywasgivento
buildingimprovementsthatreducecarbonemissions,insupportoflocal,state,andnationalgoalsto
reducecarbonemissions.
Forexample,somegreenbuildingcertificationsystemsgivecreditforelectricvehiclechargersand/or
forͻƭƚƌğƩƩĻğķǤͼbuildings,buildingswhichhavebeendesignedandbuilttoreadilyaccommodatesolar
systemsinthefuture.Thesetwoitemswerediscussed.Whilebothhavemerits,itwasdecidedtonot
recommendeitherofthematthistime,becauseneitherguaranteessubstantialandactualreductionsin
carbonemissions,andbothaddcosttobuildingconstruction.
Awidevarietyofotherpossiblegreenbuildingfeatureswerediscussed,suchaswastewaterreuse,
certified
rainwaterharvesting,indoorenvironmentalquality,lightpollution,buildingdeconstruction,
wood,beauty,andmanymore.Again,forafirstgreenbuildingpolicy,itwasdecidedtofocuson
substantialreductionsincarbonemissions,whilestronglyprioritizingbuildingaffordability.Othergreen
buildingfeaturesareimportantandhavemerit,andcouldbeconsideredinthefuture.
2.20OtherRecommendations
Otherrecommendationscomingoutofthisstudyinclude:
1. ExamineabenchmarkinganddisclosurepolicyfortheCityandTownofIthaca,specificallywith
regardtobenefitsandcosts.
a. Reviewexperiencewithbenchmarkinginothercities:Compliance,coststoadminister,
benefits,shortfalls.Hasbenchmarkingledtomeasurabledecreasesincarbon
emissions?Hasbenchmarkingyieldeddatathatfacilitatedpolicyorprogramchanges?
Examplesofabenchmarkingpolicymightincludearequirementthatbuildingsbe
evaluatedfortheirenergyuse,eitheratthetimeofsale,oronaperiodicbasis.Thiscan
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.47
eitherbeappliedforallbuildings,orfortypesofbuildingsorforbuildingsofaminimum
size.Theenergyusecanberepresentedeitherwithafullreportofenergyuse,oras
someformofsimplifiedscore.
b. Developrequirements/recommendations.
2. Undertakeasimilarstudyforexistingbuildingsanddevelopanassociatedpolicyforreducing
carbonemissionsinexistingbuildings.Apossiblefocuscouldbeonencouragingreplacementof
heatingsystemsastheyreachtheendoftheirusefullife,insulatingroofsandsidingwhenthey
reachtheendoftheirusefullife,replacingapplianceswithEnergyStarapplianceswhenthey
reachtheendoftheirusefullife,etc.
3. Considerevaluatinganinstitutionalcompliancepath,toaddresssuchissuesasinstitutionwide
renewableenergycapacity(andallocatingsuchcapacitytospecificnewbuildings)anddistrict
heatingsystems.
4. Developrequirementsforbuildingswithlargeinternalloads(suchaslabs),whichmightnotbe
abletocomplywiththeproposedwholebuildingrequirements..incooperationwithlargelocal
institutions,aspartofthenextphaseofthisproject.
5. Examinepossibleapproachestobehavior,suchaseducation,advocacy,andmaintenanceof
energysystemsinbuildings,tosupplementthebuildingdesignandconstructionrequirements
oftheGreenBuildingPolicy,inordertomaximizeenergysavingsandpromotepersistenceof
savingsovertime.
6. Examinewaysinwhichtoencourageuseofrecycled,local,renewable,andreusablematerials.
7. Examinechangingsiteplanreviewprocesstoincorporatedesignguidelinesaspartner
documents.Consideraddinginelementssucharequirementthatdevelopersprovide
documentationofenergyusestudyandconsiderationofheatpumpoptions.
8. ConsiderAaddingareferenceto the DEC's ÐGuide for Assessing Energy Use and Greenhouse
Gas Emissions in an Environmental Impact Statement, 2009.Ñ in the City and TownÓs CEQR and
TEQR requirements. This type of review is already allowed under existing rules, but specifically
referencing this guide would help to make GHG impacts a more common review criteria.
2.
2.9. Assessotherstrategiestoreduceoroffsetcarbonemissions,suchasreforestation.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.48
2.21GreenBuildingPolicyPointSystem:StressTest
AsweconsiderapointscoringsystemforaGreenBuildingpolicy,howwouldrecentlydesigned
buildingsscoreonthesystem?Wouldtheproposedpointsystemworkforknownhighperformance
buildings,inotherwords,wouldtheyhavepassed?Wouldthepointsystemworkforknown¬nonhigh
performancebuildings,inotherwords,wouldtheyhavefailed?Wouldsuchapointsystemhave
impacteddesigns?DoͻĬĻƷƷĻƩͼbuildingsscorehigher?Wouldthepointsystembeunusually
cumbersomeandcostly?Weconsidersomeexamples.
Inthisdiscussion,weusethefollowingnomenclature:
Netzerobuildings:Buildingsthatgenerateasmuchenergywithrenewablesources,suchassolar
power,asisused,overawholeyearmeasurementperiod.
Nearnetzerobuildings:Buildingsthatuselessthan10kBtu/SF/year.
Somewhathighperformancebuildings:ForexamplebuildingsthatareLEEDcertifiedorEnergyStar
certified,butareneithernetzeroornearnetzero.
Nothighperformancebuildings:Buildingsthataredesignedandinbuilttobeminimallycompliantwith
theenergycode.
2.21.1LowRiseResidentialBuildings
HemsinHouse.CompletedinJanuary2016,theHemsinhouseisasinglefamilyresidenceonPerryCity
Road.Itwasdesignedtobenetzero,andsofaritsperformanceisreportedlydeliveringonthenetzero
designgoal.Thehousewasalsoreportedlyhighlyaffordable.Despitethenetzerodesignandsolar
photovoltaicsystem,theaddedgreenfeaturesreportedlyonlycostabout10%morethanacode
complianthouse.Thebuildingscores3pointsforheatpumps(althoughsomeelectricresistanceheat
and
mightdisqualifythesepoints),1pointforaheatpumpwaterheater,1pointforanelectricstove
heatpumpclothesdryer(withnofossilfuelstothebuilding),1pointforamodestwindowtowallratio,
1pointformodestfloorarea(2240SFforafourbedroomhouse),1pointforincludingallheating
surfacearea,and3pointsfor
equipmentanddistributionwithintheheatedspace,1pointformodest
onsiterenewables(6.9kw),foratotalof12points(9pointsiftheheatpumpsaredisqualifieddueto
theelectricresistanceheat).Iteasilypassesthethresholdofsixpoints,aswewouldhopeitwould,and
highinpoints,aswewouldalsohopeitdoes,asanetzerobuilding.
infactscoresvery
OverlookApartments.OverlookApartments(acrossfromthehospital)werebuiltinapproximately2007,
asahighperformanceprojectinb{9w5!ƭEnergyStarprogram.Butdespiteitshighperformance
design,itlikelywouldnotmeettheproposedbetterthancodewholebuildingrequirement.Itmight
onlyachieve1density/transportationpoints(ifthat).Heatedwithboilers,itwouldnotgettheheat
pumppoints.Italsowouldlikelynotgetanyoftheaffordabilitypoints(windowsize,floorarea,building
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.49
shape,etc.).Wepresumeitwouldendupwithperhaps1point,andsonotcomeclosetomeetingthe
proposedrequirements.
DemarestSpecHouse,SpencerStreet.Downtownlocation,1152squarefeetfora2bedroomsingle
familyhouse,heatpumps,smallwindowtowallratio,andheatingwithintheheatedspaceallcombine
todeliver9points.Itpasseseasily,andisanticipatedtobeahighlyefficienthouse.
EcovillageTREEΑThreesinglefamilyhomesthathaveprovennetzeroperformance,andothers
designedtoPassiveHousestandards.Eventhoughtheymightonlyget1pointfor
density/transportation
(ifthat),theywouldgetonepointforwindows,likelytwopointsforsize,one
pointforshape,onepointforheatingintheheatedspace,andonepointforsolarenergy,foratotalof
67points.Heatingiselectricresistance,sodoesnotqualifyfortheheatpumppoints.Inshort,the
buildingspass,asweexpecttheymight,althoughdonotgetasmanypointsaswemightexpect.Several
ofthesebuildingswouldalsopass,separately,duetotheirwholebuildingPassiveHousecertification,
whichsomeofthemachieved.
BelleShermanCottages.DesignedtoEnergyStaratthetime,theyarereportedlynotmuchbetterthan
thecurrentenergycode.Theyusegasfurnaces.Theirlocationwilllikelyearnthemtwo
density/transportationpoints,buttheywouldnotqualifyforanyotherpoints,andsowouldfail.
However,withsuchasheatpumpsoracombinationofotheraffordableimprovements,theycouldpass.
DoubleWide.Atypical55x25doublewidemanufacturedhome,with3bedrooms,wouldgetonepoint
formodestwindowsandtwopointsformodestsize.Thetypicalexposedfloor(overthecrawlspace)
preventssuchahomefromgettingtheshapepoint.Ifitdoesnotgetthedensitypoints,itwouldfail,
butheatpumpswouldallowittopass.
2.21.2CommercialandLargeMultifamilyBuildings
EcovillageTreeCommonHouse.Thisisa15apartment,4story,20000SFbuilding,whichhasaproven
performanceof9siteEUI(extremelylowenergy).Ithas50kwofsolarPV.Itwouldachievemaybe1
pointfordensity/transportation,1pointforwindows,1pointforsize(possiblytwo),1pointforshape,
and2pointsforrenewables(justshortof3points),foratotalofapproximately6points,andsowould
passthepointsystem.Ifthebuildinghadheatpumps,itwouldhaveachieved9points.
MarriottHotel.ThenewMarriottwouldlikelyachieve2pointsfordensity/transportation.Butitwould
likelynotgetanyotherpoints,andsowouldnotpasswithoutdesignmodifications.
CareyBuilding.TheCareyBuilding(multistoryresidentialabovetheoldMeyersshop)wouldget2
pointsfordensity/transportation,3pointsforheatpumps,and1pointforheatingwithintheheated
space,sowouldpass,eventhoughitwouldlikelynotgetanyotherpoints.Itsscore(6)isnotashighas
asuperhighperformingbuildings,andwewouldalsonotexpectitsperformancetobeasgoodasthese
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.50
buildings.Butitsdowntownlocationandheatpumpslikelywilldeliverlowcarbonoperation.This
buildingwouldnothaverequiredanymodificationstopasstheproposedratingsystem,fromhowitwas
designed/built.
TypicalBuildingatCornellTechnologyPark.ThetypicalbuildingattheCornellTechnologyParkisof
interestbecauseitmightbetypicalofcommercialbuildingsintheTownofIthaca:Singlestory,ribbon
windows,efficientcombustionsystemorboiler/towerwaterloopheatpump.Suchabuildingmight
onlyqualifyfor1point(buildingshape),andperhaps1density/transportationpoints,andsowouldfail
unlessthedesignweremodified.Possibledesignmodificationswouldincludeslightlylowerwindowto
wallratio(1point),useofheatpumps(2pointsforacommercialbuilding),heatingwithintheheated
space(1point),andhighefficiencylighting(1point).
forwindowtowallratio.
BigBoxRetail.Asanexample,BedBathandBeyond.Itwouldget1point
Almostallbigboxstoreswouldgetthispoint,automatically.Itscurrentshapedoesnotqualifyduetoits
tallceilings.Itmightget1pointforrightlighting,althoughtheremaybecorporatestandardsthatwould
heatpumpsfor2points,althoughwouldnotbeeligible
preventthis.TherooftopHVACcouldgowith
forthe1pointwithintheheatedspace.Densitymightgetitthepointsitneedstopass.Sotheprimary
designchangewouldbetheheatpumpsandthesewoulddeliverstrongreductionincarbonemissions.
Ifitusedsplitheatpumps,itcouldgettheheatinginsideenvelopepoint,althoughthiswouldneed
separaterooftopventilation.Thisapproachcouldbeusedforbigboxstoresthatdonotmeetthe
densityrequirement.
107SouthAlbanyStreet.Underconstruction.14apartmentswithheatpumps.SamesituationasCarey
BuildingΑsamepoints,sameoutcome,andnochangetotheactualdesign/constructionwouldbe
required.Itwouldpassasis.
GatewayCommons.Builtinabout2006,GatewayCommonswasoneofthefirstLEEDbuildingsinthe
City,achievingaLEEDSilverrating,andsoisaninterestingtestcase:Ahighperformancebuilding,but
notveryhighperformance.Thisbuildingwouldget2pointsfordensity/transportation,butlikelywould
notgetanyotherpointsΑthewindowsaretoolarge,floorareaistoolarge,theheatpumpsrelyona
boilersowouldnotqualify,itdoesnothaveheatpumpwaterheating,etc.Itmightgetonepointfor
buildingshape.So,thebuildingwouldonlyget23points,andwouldnotpass.Interestingly,the
buildingwasbenchmarkedin2012withanenergyuseindex(EUI)of47.Thisconfirmsthatthebuilding
ishighperforming,butnotveryhighperforming.
BreckenridgeApartments.50apartmentsindowntownIthaca.Wouldget2pointsfor
density/transportation,andpossibly1pointforfloorarea.Itdoesuseheatpumps,exceptfor
ventilationwhichisgasfired.Thegasfiredventilationdisqualifiestheheatpumppoints,sothebuilding
3points,eventhoughitisLEEDPlatinum.Itwouldnotbedifficulttohavemodifiedthe
fails,withonly
designtogetthebuildingtopasswith3morepoints,forexamplewithmoremodestwindowsorslightly
smallerapartmentsizesand/oraheatpumpfortheventilation..ƩĻĭƉĻƓƩźķŭĻƭactualenergyuseindex
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.51
(EUI)is45,similartoGatewayCommons.GatewayCommonsandBreckenridgeconfirmthathigh
performingbuildingsthatarenotveryhighperformingdonotpassthepointsystem.
2.21.3MajorGutRenovations
HOLTArchitects.HOLT!ƩĭŷźƷĻĭƷƭmajorgutrehabofabuildinginthe/źƷǤƭwestendwasdesignedasa
netzerobuilding,withsignificantroofmountedsolarenergyandothergreenfeatures.Itsperformance
hasnotreachednetzero,buthasstillreportedlybeenhighlyefficient,andwewouldexpectittopass
theratingsystem.Thisbuildingwouldlikelyget2pointsfordensity/transportation,3pointsfor
renewables,1pointformodestwindowtowallratio,2pointsforheatpumps,and1pointforheating
withintheheatedspace,foratotalof9points.Itscoreswell,andthisisgoodbecauseitisaproven
highperformancebuilding.
109S.Albany.109S.Albanyisasmall1625SFcommercialprofessionalofficebuilding.Althoughnot
ͻŭǒƷƩĻŷğĬĬĻķͼatonesinglepointintime,extensiveenergyrenovationsover15yearshavebeenthe
equivalentofamajorgutrehab,andthebuildinguses80%lessenergythanitdidwhenlastboughtin
2002,withasiteEUIoflessthan25.Itwouldreceive2pointsfordensity/transportation,2pointsfor
solar(slightlyshyof3points),and1pointforlowenergylighting,andsowouldjustfailpassthescoring
system,althoughbarely,with5points.Thisisanotherexampleofahighperformingbuildingthatfails
becauseitisnotveryhighperforming,andstillreliesonnaturalgas.Itwouldpasswithadditionalsolar
energy,orwithheatpumps.
110S.Albany.Renovatedin2009,itwasalsoconvertedatthattimefromanapartmentbuildingtoan
IthasreceivedLEEDPlatinumcertification.Itwouldreceiveonefewersolarpointsthan109S.
office.
Albany,andsowouldfailwith4points.ItisanotherexampleofaLEEDPlatinumbuildingthatdoesnot
passthepointsystem,largelybecauseofitsnaturalgasuse,anditsenergyuseindex(EUI)ofjustover
60,whichisgoodbutstillnotveryhighperformance.Requiredchangeswouldincludeheatpumps,or
moresolar,inordertoreachsixpoints.
2.22Conclusions/Takeaways
Thepointsystemascurrentlyproposedappearstopassknownhighperformancebuildings(Hemsin
House,EcovillageTREEhomesandcommonhouse,HOLTArchitects,DemaresthouseonSpencer
Street).
Thepointsystemfailsknownnonhighperformancebuildings(Marriott,typicalbuildingatCornell
TechnologyPark),eveniftheyhavemodesthighperformancefeatureslikehighefficiencyboilers.
Thepointsystemfailsmoderatelyhighperformancebuildingsiftheyarenotveryhighperformance
(GatewayCommons,OverlookApartments,Breckenridge,109and110S.Albany),althoughthebuilding
designswouldpasswithminormodifications.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.52
ThepointƭǤƭƷĻƒƭmostdistinctivefeaturesarethedensity/transportationpointsandpointsforheat
pumps.Aresidentialormultifamilybuildingcanpassbyprimarilyjustmeetingthesetworequirements
(e.g.CareyBuilding,107SouthAlbanyStreet),andusingheatpumpsthatarelocatedwithintheheated
space.
Inanswertoourinitialquestions:
1. Wouldtheproposedpointsystemworkforknownhighperformancebuildings,inother
words,wouldtheyhavepassed?Yes.
2. Wouldthepointsystemworkforknownnonhighperformancebuildings,inother
words,wouldtheyhavefailed?Yes.
impacteddesigns?Yes.Weseemultipleexamples
3. Wouldsuchapointsystemhave
wheresomewhathighperformancebuildingswouldfail,butbypursuingextrapoints,
couldbebroughttopass.
4. DoͻĬĻƷƷĻƩͼbuildingsscorehigher?Yes.
5. Wouldthepointsystembeunusuallycumbersomeandcostly?No.
2.23References
GreenEnergyIncentives,FinalReport,TompkinsCountyPlanningDepartment/TompkinsCounty
IndustrialDevelopmentAgency(TCIDA)/TompkinsCountyAreaDevelopment(TCAD).August2016.
Biomass:https://www.nyserda.ny.gov/AllPrograms/Programs/RenewableHeatNY
Heatpumpreferences:
https://energy.gov/energysaver/heatpumpsystems/airsourceheatpumps
https://energy.gov/energysaver/geothermalheatpumps
Biomassreferences:
https://www.epa.gov/rhc/biomassheatingandcoolingtechnologies
https://www.nyserda.ny.gov/AllPrograms/Programs/RenewableHeatNY
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.53
3EducationandOutreach
3.1Goals
Theprimarygoaloftheeducationandoutreachcampaignistoexplaintheprocessandmethodology
usedtodeveloprecommendationsfortheproposedgreenbuildingpolicyregardingenergyandwater
conservation.
Anothergoalofthecampaignistosolicitinputandfeedbackonthedraftdeliverablesand
recommendations.
3.2TargetGroups
Thetargetgroupsincludethefollowing:
1. Homeowners
2. Landlords
3. Developers
4. Designprofessionals
5. Builders
6. Communityleaders
7. Municipalstaff
8. Electedofficials
3.3Strategy
TheCityandTownofIthacaareinauniquepositionwithastrongvocalcommunityengagedinboth
greenenergyandsocialequityissues.Ithacahastheopportunitytobeattheforefrontofenergyand
waterconservationpoliciesthatexceedthecodeminimumsandpushourcommunitiestowardanet
zeroenergyfuture.Implementinganeffectivepolicywilldemonstrateleadershipandsetapositive
exampleforothermunicipalities.
Theprocessofdevelopingtherecommendationsforanewpolicyincludesregularmeetingsofthe
projectteamwithmeetingagendasandminuteswhichwillbemadeavailabletothetargetgroups.
Amailinglistofthetargetgroupsandanyinterestedpartieswillallowforregularcommunicationsto
announcespecialpresentationsoreventsaswellasnotifypeopleofnewcontentonthewebsite.The
mailinglistwillbeaprimarymethodtosolicitfeedbackondraftreportsaswellaspreliminaryandfinal
recommendations.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.54
3.3.1Branding
Thebrandingofacampaigncanbeanimportantpartofeffectivelycommunicatingthemessagetothe
targetgroupsandultimatelyachievingtheprojectgoals.Acampaignneednotbeflashyoroverly
complexbutitdoesrequireconsistency.Allcommunicationsshouldincludeasimplemastheadwiththe
nameoftheprojectandatagline.Aconsistentuseoffontstylesandcolorswillhelpbuildconfidence
andreinforcetheunderlyingmessage.
Forthiscampaigntheprojectteamhasagreedonthename:
IthacaGreenBuildingPolicy:Energy+Water
ThefontusedisCalibriwiththemainnameinboldandtheEnergyandWaterregular.
ThebrandjoinsboththecityandtowntogetherbyjustreferringtoͻLƷŷğĭğͼandtheterm/colorͻDƩĻĻƓͼ
hashistoricallybeenusedtorepresentsustainability.Inspiteofbeingsomewhatoverusedandperhaps
cliche,thetermͻDƩĻĻƓͼissimpleandcommonlyunderstood.Thetermsͻ9ƓĻƩŭǤͼandͻğƷĻƩͼprovide
focusandavoidanyconfusionaboutthepolicypossiblyapplyingtoothercommongreenbuilding
practicessuchassustainablesites,buildingmaterialsorindoorairquality.
AllcommunicationswillreferencetheIthacaGreenBuildingPolicynamewiththeEnergy+Waterterms
includedonmoreformaldocuments.
3.3.2Distribution
Informationwillbedistributedprimarilybywayofpresentationstovariousstakeholdergroupsand
emailannouncements.
3.3.2.1Website
Aprojectwebsitedraftwasreadyforteamandcommitteereviewon9/22/17andfulllaunchin
November2017.
Thewebsitewillbethemainfocusofthemarketingstrategywithallcommunicationsdirectingpeople
theretoreviewreports,agendas,minutes,resourcesandtomakecommentsandaskquestionsthrough
acontactform.
3.3.2.2Presentations
Someofthepublicpresentationsgiventhroughthecourseofthisprojectincludethefollowing.A
completelistofeventsincludingagendas,attendees,andmeetingminutescanbefoundontheproject
websiteatwww.ithacagreenbuilding.com.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.55
CityPlanningandEconomicDevelopmentCommitteeJanuary10
CityPlanningandDevelopmentBoardJanuary23
TownPlanningCommitteeDecember21
TownPlanningBoardJanuary16
TCCPIJanuary26
PublicInformationSessionMarch28
Theoutreachgeneratedwellover200commentsonthedraftreport.Revisionstothereporthavebeen
madetoreflecttheĭƚƓƭǒƌƷğƓƷƭresponsestothesecomments.Thecompletelistofcommentsis
includedasanappendixtothisreportaswellasontheprojectwebsite.
3.4AdvisoryCommittee
3.4.1SummaryofSelectionCriteriaandProcess
Apreliminarylistofpossiblecommitteememberswasgeneratedthroughabrainstormingactivityby
theconsultantwithinputfromtheclientataregularprojectmeeting.Thelistincludedknown
individualsinthecommunitywhoareactivewithdesign,construction,realestate,energy,planning,and
socialequityissues.Effortsweremadetomakethelistasdiverseaspossibleintermsofgenderand
raceandtoincludepeoplewhoarebothfamiliarwithgreenbuildingpracticesandalsothosewhoare
not.Thelistwasthensortedintothreegroupsofpeoplewhocouldbestrepresentthethreecategories
ofeconomicdevelopment,ecologyorsocialequity.
Theentireclientteamandconsultantswerepresentedwithananonymousonlinesurveywherethey
wereaskedtoselectthreepossiblecommitteemembersforeachcategorytoensureahealthyand
diversemixofpeople.Theresultsofthesurveywerethendiscussedbytheprojectteamwiththenine
peoplereceivingthemostvotesaddedtothelistoffinalists.Theprojectteamthendiscussedsomeof
thenameswhoreceivedfewervotesbutmayhavebeenoverlookedasgoodcandidates.Fouradditional
nameswereaddedthroughthisdiscussion.
Oncethefinallistofthirteencandidateswasestablishedtheconsultantreachedouttoeachpersonto
askthemiftheywouldbeinterestedinjoiningthecommittee.Allofthecandidatesrespondedfavorably
withonlyonecandidatesuggestinganalternativepersonduetoothercommitments(therepresentative
fromCornellUniversity).
Thefollowingisthelistof13AdvisoryCommitteeMembersandtheorganizationstheyrepresent:
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.56
PeterBardaglioIthaca2030District;TompkinsCountyClimateProtection
Initiative
KatieBorgellaTompkinsCountyDepartmentofPlanning&Sustainability
KirbyEdmondsBuildingBridges,TheDorothyCottonInstitute
ErikP.EshelmanCornellUniversity
SteveHugoHOLTArchitects
JonJensenParkFoundation
McKenzieJonesCityofIthacaPlanning&DevelopmentBoard
BrentKatzmannWarrenRealEstate
LeslynMcBeanClairborneTompkinsCountyLegislature;GreaterIthacaActivities
Center
HeatherMcDanielTompkinsCountyAreaDevelopment(TCAD)
GuillermoMetzCornellCooperativeExtension
ScottReynoldsIthacaNeighborhoodHousingServices
FrostTravisTravisHydeProperties
3.4.2Agendas,Presentations,Minutes
Agendas,presentations,minutes,andothermaterialsfromeachCommitteemeetingcanbefoundin
theappendixandontheprojectwebsitewww.ithacagreenbuilding.com.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.57
4BuildingStockSurveyand
DevelopmentForecasts
4.1Introduction
Inordertoevaluatepolicyoptionsandunderstandthepossibleoutcomefromdifferentpolicies,itis
necessarytofirstunderstandthebuiltenvironmentthatexistsinIthaca,aswellastheassociatedenergy
andwateruserelativetoourpolicygoals.Inaddition,itisimportanttohaveabaselineofexpectation
forhowdevelopmentwillproceedinthefutureandhowthefutureCityandTownbuildingstockcould
beinfluencedbypolicychanges.
4.2GeneralApproach
Tohelpthecommunityunderstandtheimplicationsandpotentialleversforchangethatcanhelpthe
TownofIthacaandtheCityofIthacatoachieveenergyandwatersavingsgoals,Randall+Westhas
developedthefollowingSurveyofExistingBuildingsandaDevelopmentForecasttoprojectthefuture
builtenvironment.
Identifyingthedataavailablelocally,reviewingitsaccuracyandcompleteness,andperformingsome
basicanalysiswasthefirststepforthisproject.UsingdatamadeavailablebytheTompkinsCounty
DepartmentofAssessment,theCityofIthacaZoningDivision,theCityofIthacaGISProgram,theTown
ofIthacaCodeEnforcementDepartment,andtheSouthernCayugaLakeIntermunicipalWater
Commission,wehaveprocessedandanalyzedparcellandusedata,localwaterconsumption,and
buildingpermits.WehavealsoestimatedexpectedfutureenergyuseusingdatafromfromtheNew
YorkStateElectric&Gas(NYSEG)20102016IthacaCommunityEnergyReport,theU.S.Energy
InformationAdministrationResidentialEnergyConsumptionSurvey(RECS)andCommercialBuilding
EnergyConsumptionSurvey(CBECS),andtheNewYorkStateEnergyResearch&DevelopmentAuthority
(NYSERDA)NewYorkStateResidentialStatewideBaselineStudy(RSBS).
Afterreviewingallavailablelocaldatasets,localplans,andotherprojectionscreatedforlocalstudies
andprojectsourteamdecidedtobaseourfutureassumptionslargelyoneconomicandpopulation
projectionsfromWoods&PooleEconomics,Inc.Thisfirmiswellregardedinthefieldofeconomicand
populationprojectionsandhasbeenusedlocallyinreportsbyTCADandTompkinsCountyPlanning.
Woods&tƚƚƌĻƭmethodologydiffersfromotherprojectionsbymodelingtheentirenationaleconomy
aswellasindividualcountiesandstatisticalareastobetterunderstandtheinterplaybetweeneconomic
conditionsandͻƓğƷǒƩğƌͼchangesrelatedtobirth,death,andaging.Theprojectionsincludeanexpected
breakdownofthefuturepopulationbasedonanumberoffactorsincludingeconomicsector,age,and
gender.WebelievethatWoods&tƚƚƌĻƭfocusontrendswithineconomicmarketsaspredictorsof
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.58
populationchangeisthebestavailablemethodforcreatingabaselineofexpectationsforfuture
buildingstockinaworldwhereworkers,andpopulationingeneral,isincreasinglymobile.
Theoutcomeofanylongtermprediction,particularlywhenworkingwithimperfectdata,isnotanexact
science.Thedevelopmentforecasts,andthelandusedemandstheyimply,aresubjecttovariationdue
tothemanyfactorsdrivingfuturedemand.Thatsaid,theseprojectionsprovideasenseofthe
magnitudeandproportionofchangethatcanbeexpectedinthelongtermbasedonthebestavailable
information.
4.3BuildingStockSurvey
Inordertobetterunderstandthecurrentstockofbuildings,includingthemixofuses,ages,sizes,and
distribution,Randall+WeststartedwithareviewandanalysisofallpertinentdatathattheCityofIthaca
andtheTownofIthacawereabletoprovideaswellasavailabledatasetsfromTompkinsCounty
DepartmentofAssessment,NewYorkStateElectric&Gas(NYSEG),andtheaforementionedregional
ResidentialEnergyConsumptionSurvey(RECS)andregionalCommercialBuildingEnergyConsumption
Survey(CBECS).
Theevaluationofavailabledataprovideskeyinsightsintothebuiltfabricofourcommunity,theexisting
changeovertime.Thesedatasourcesprovideabackgroundfor
buildingstock,andtrendsof
understandingLƷŷğĭğƭbuildings;however,thedevelopmentforecasts,andthelandusedemandsthey
implyaresubjecttovariationduetothemanyfactorsdrivingdemandinthefuture.Theseprojections
andproportionofchangethatcanbeexpected
areintendedtoprovideagoodideaofthemagnitude
overtimebasedonthebestavailableinformation.
4.3.1LandUseArea
Urbanlandusegreatlyimpactstheenergyandwaterconsumptionofcitiesandtowns.Datamade
availablebytheCountyDepartmentofAssessmenthelpsillustratetheamountoflanddedicatedto
eachofthelandusetypesintheCityandTown.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.59
Figure12CityofIthaca:ParcelAreaDistributionofLandUses
At28%ofthe/źƷǤƭtotalparcelarea,residentialusesconsumemorelandthananyotheruseintheCity
ofIthaca,followedbycommerciallanduse,andcommunityservices.In2008,U.S.residentialand
1
commercialbuildingsused73.2%ofallelectricityproducedintheUnitedStates.Thusthefutureenergy
andwaterdemandintheCityofIthacawouldbedrivenlargelybyenergyandwaterneedsofthe
residentialandcommerciallanduses.
Figure132TownofIthaca:ParcelAreaDistributionofLandUses
IntheTownofIthaca,residentiallandusealsooccupiesthelargestparcelarea.Theenergydemandfor
agriculturalandcommunityservicelandusesremainsrelativelystableovertheyears.Thereforethe
energyandwaterdemandintheTownofIthacawouldbedrivenlargelybyitsresidentiallanduse.
Waterandenergydemanddependsnotonlyonthelanduse,butalsothesizeofparcelsandthemixof
uses,ages,sizes,anddistributionofbuildingswithineachlanduse.Inordertopredicttheenergyand
1
http://digitalcommons.pace.edu/cgi/viewcontent.cgi?article=1791&context=lawfaculty
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.60
waterrequirementsoftheCityandTownofIthaca,abuiltareainventorywascreatedtoestimatethe
futuredevelopmentandusageofbuiltspaceintheCityandTown.
4.3.2BuildingAreaInventoryBuildingUseTypes
WhilelanduseareaisusefulforunderstandinghowtheCityofIthacaandTownofIthacahaveallocated
theirlimitedamountofland,tounderstandtheimpactofbuildingpolicieswemustunderstandthe
buildingsthatwehavenowandthoseweexpecttobebuiltinthefuture.UsingCountyDepartmentof
AssessmentdatawehaveevaluatedtheamountofbuildingareaintheCityofIthacaandTownof
Ithaca,respectively,basedonthevarietyofusecategoriesavailable.Theinventoryofbuildingareawas
derivedbyprocessingdatafromtheTompkinsCountyDepartmentofAssessment2017taxyearparcel
datainESRIArcGIS10.3.TheAssessmentDepartmentdatafollowsNewYorkStateOfficeofReal
Property{ĻƩǝźĭĻƭPropertyTypeClassificationCodes,auniformsystemusedinassessment
administrationinNewYorkStatewhichincludesthefollowingnumericcodesinninecategories:
100AgriculturalPropertyusedfortheproductionofcropsorlivestock.
200ResidentialPropertyusedforhumanhabitation.Livingaccommodationssuchashotels,
motels,andapartmentsareintheCommercialcategory(400).
300VacantLandPropertythatisnotinuse,isintemporaryuse,orlackspermanent
improvement.
forthesaleofgoodsand/orservices.
400CommercialPropertyused
500Recreation&EntertainmentPropertyusedbygroupsforrecreation,amusement,or
entertainment.
600CommunityServicesPropertyusedforthewellbeingofthecommunity.
700IndustrialPropertyusedfortheproductionandfabricationofdurableandnondurable
manmadegoods.Parcelsusedforresearchaimedprimarilyatimprovingproductsarecodedas
Industrial,whileparcelsusedformarketingresearcharecodedasCommercial.
800PublicServicesPropertyusedtoprovideservicestothegeneralpublic.
900Wild,Forested,ConservationLands&PublicParksReforestedlands,preserves,and
huntingandfishingclubs
private
Withineachoftheseninecategoriesareanumberofspecificuses.Forexample,withinthe200
Residentialusecategorysomeofthespecificusecodesinclude:210OneFamilyYearRound
Residence;215OneFamilyYearRoundResidencewithAccessoryApartment;and220TwoFamily
YearRoundResidence,amongothers.TheDepartmentofAssessmentPropertyClasscodesand
associatedimprovementdescriptionswereusedtoassignparcelsintotheaforementionedlanduse
categoriesusedforthisstudy.
OncetheparcelsintheCityandTownwereidentified,wetalliedsquarefootage,buildingareaforeach
typeofdevelopmentdirectlyfromtheprovidedparceldata.Threepropertytypesmakeupthevast
majorityofbuiltareainboththeTownofIthacaandtheCityofIthaca;thesetypesareResidential,
Commercial,andCommunityServices.Atthislevelofanalysis,itisimportanttounderstandthatsome
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.61
usesthatmostwouldconsiderresidentialaresplitbetweentheͷwĻƭźķĻƓƷźğƌandͷ/ƚƒƒĻƩĭźğƌlanduse
codes.The200sResidentialusenumbersincludesone,two,andthreefamilyhomes,singlemobile
homesonalot,andmultiplemobilehomesonalotwhenthelotisnotacommercialenterprise.The
400sCommerciallandusecodesincludeseveralhousingtypesincludingapartments,mobilehomeparks
wherethelandisleasedorrentedtomobilehomeownersasabusiness,roomingandboardinghouses,
andfraternityandsororityhouses.Inaddition,itisworthpointingoutthatCommunityServicesincludes
threeofLƷŷğĭğƭlargestemploymentsectorsGovernment,Healthcare,andHigherEducation(including
universityowneddorms,butnotincludingfraternity/sororityhouses).
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.62
Figure14.3.CityofIthaca:BuildingAreabyusetype
Figure15g.4.TownofIthaca:BuildingAreabyusetype
Residential,commercial,andcommunityserviceslandusesmakeupthevastmajorityofbuildingareain
boththeTownofIthacaandtheCityofIthaca.Residentiallandusemakesuponeofthelargest
componentsofbuildingareaintheTownandCityofIthaca.Theresidentialusebuildingareaisexpected
toincreasewithdemandinthecomingyears.Inthenextsection,weanalyzethedifferentkindsof
residentialusesaseachtypehasadifferentwaterandenergyrequirement.
4.3.3ResidentialBuildingUseTypes
Tobetterunderstandthedistributionofbuildingareadevotedtousesthatmostpeopleconsidertobe
residential,wehavecreatedasubanalysisofallresidentialusesincludingresidentialusesconsideredto
beͻ/ƚƒƒĻƩĭźğƌͼunderNewYorkStatelanduseclassifications.Thisdatadoesnotincludedormson
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.63
universitycampuseswhichdonothaveadifferentpropertyclasstodistinguishthemfromothercampus
buildings(consideredCommunityServices)andarefrequentlynotontheirownparcels.
Figure16.5.CityofIthaca:ResidentialBuildingArea2017
Figure176.TownofIthaca:ResidentialBuildingArea2017
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.64
Singlefamilyresidentialbuildingsaccountformorebuildingareathananyotherresidentialbuilding
typeinboththeTownofIthacaandtheCityofIthaca,followedbytwofamilyresidential,and
apartments.IntheCityofIthaca,whilesinglefamilyhousingcomprisesmorebuildingareathanother
38%ofthetotalresidentialbuildingareaitislessbuildingareathanthesumofthe
residentialtypes,at
nonsinglefamilyresidentialbuildingarea.Accordingtothe2015TompkinsCountyComprehensivePlan
Housingsection,ͻźƷŷźƓtheCityofIthaca,73percentofhouseholdsarerenters,andcountywide44
percentofhouseholdsrenttheirŷƚƒĻƭ͵ͼIntheTownofIthaca,singlefamilybuildingareaaccountsfor
72%ofallresidentialbuildingarea.
4.3.4Buildingpermitsanddemolitions
Alongwiththebuildingareaofdifferentpropertyusetypes,thefutureenergyandwaterdemandalso
dependsonthegrowthrateofthecityorthetown.Inordertobeabletomakeaninformedestimate
foraĭźƷǤƭgrowthrate,understandingtherateofnewconstructionanddemolitionsareimperative.In
thissection,wetakeanoverviewofnewconstructionsanddemolitionsintheCityofIthacaandTownof
Ithaca.BoththeCityofIthacaandtheTownofIthacarecentlychangedbuildingpermitdatabase
systemsandareworkingtoimprovedataentryanddatagatheringpractices.Thebestanalysisforthis
sectionwouldbetocomparethebuildingareasfornewconstructionwithanydemolishedbuildingarea
tounderstandthenetincreaseeachyear.Unfortunately,whiledataonnumberofdemolishedbuildings
isavailable,dataondemolishedbuildingareaisnotandthevastmajorityofdemolishedbuildings
appeartobesheds,garages,andcarriagehouses.Thebuildingareaaffectedbyanygivenpermitisalso
notcurrentlytracked,althoughthereisthepotentialineachnewbuildingpermitdatabasesystemtodo
so.Giventhelimiteddataavailable,weareabletodrawsomebasicconclusionsbytrackingsimple
numbersofpermits.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.65
Figure18.CityofIthacaBuildingPermitData2014,2015,2016
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.66
Figure19.TownofIthacaBuildingPermitData2016and2017(throughJjuly2017whendatawas
collected)
Wefindthatnewconstructionanddemolitionsareasmallproportionofthetotalbuildingpermits
issuedoverlastthreeyearsascomparedtoothertypessuchasadditions,alterations,repairs,
renovations,etc.Whilethisprojectspecificallyfocusesonapolicyrelateddirectlytonewconstruction,
futureworklookingatstandardsforexistingbuildingsandsmallerrenovationsincludingroof
replacements,andheating/utilityupgradescouldhaveasignificantimpactonoverallenergyuse.
4.4BuildingAreaForecast
Inthissection,weestimatetheexpectedbuildingareaforresidential,commercial,communityservice,
andindustriallandusefortheCityofIthacaandtheTownofIthacafor2030and2050.Buildingareaby
landusecouldbeusedtodeterminetheenergyandwaterneedsofeachlanduseintheCityandTown.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.67
Toestimatethelongtermexpectedchangesforthecommunity,wereliedonthe2015American
CommunitySurvey(ACS)foremploymentanddemographicestimates,andWoods&PooleEconomics,
Inc.employmentprojectionsforTompkinsCounty.Readersshouldnotethattherearemany
etc.),inmigration,orother
unforeseeableeventssuchasnaturaldisasters(drought,earthquake,floods
significanteconomic,social,orpoliticalchangesthatcouldoccurinthefuture.Changesduetothese
eventsaredifficulttoquantifyinthepresentandhavenotbeenaccountedforinthisstudy.
4.4.1ResidentialDevelopmentandMarketAnalysis
Thissectionofthereportpresentstheanalysisofhousingandpopulationgrowthfor2030and2050
based.WefirstlookatthepopulationgrowthestimatesforTompkinsCountybyWoods&Poole.Using
theprojectedpopulation,totalresidentialbuildingareaiscalculatedfor2030and2050fortheCityand
TownofIthacaassumingthatfutureresidentswilluseasimilaramountofspaceperpersonthatcurrent
residentsuse.Aswithanyprojectionmethodologywecannotbesuretheassumptionswillholdfarinto
using
thefuture.Oneinfluencingfactoristheincreaseofoneandtwopersonhouseholds;despite
smallerunits,thesetendtohavemoresquarefeetperpersonaseventhesmallestapartmentĭğƓƷ
shrinkcertaincriticalfeatureslikethesizeofbathroomsthathavetobeADAaccessible.
4.4.2Populationgrowth
2
WeusedWoods&Poolepopulationprojectionsfor2030and2050forTompkinsCounty.Woods&
Poolefollowastandardeconomicapproachfortheirregionaldemographicandeconomicprojections
calledtheͷĻǣƦƚƩƷĬğƭĻapproach.Giventheavailabilityofregionaldata,ͷĻǣƦƚƩƷĬğƭĻķapproach
remainsoneofthemostreliableprojectionapproaches.
TompkinsCounty,19752050
Figure20.TotalPopulation,
2
Woods&PooleEconomics,Inc.isasmall,independentcorporationthatspecializesinlongtermcounty
economicanddemographicprojections.Source:
https://data.sagepub.com/sagestats/html/public/WP%20Methodology%202016.pdf.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.68
Figure218.PopulationDistributionbyage,TompkinsCounty,2017
Figure229.PopulationDistributionbyage,TompkinsCounty,2030
Figure2310.PopulationDistributionbyage,TompkinsCounty,2050
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.69
Figure24g.11.Householdnumberandsizechange,1969to2050.Source:Woods&PooleEconomics,
Inc.
Wefindthattheoverallpopulationisexpectedtoincreasebyapproximately10%between2017and
2050,resultinginanincreaseddemandforhousing,commercialservices,water,andenergy.The
highestproportionofpopulationfallsbetweentheagegroupof15to24years.Thepopulationinthis
agegroupisexpectedtoincreasebyapproximately20%between2017and2050.The1524agegroup
maybeamajordriverfortheresidentialhousingmarketthroughouttheregion.Anincreaseinthe
numberofhouseholdswithadecreasinghouseholdsizeindicatesanincreaseinoneandtwoperson
households.Withmanyindividualsinthe15to24yearsagegroupaswellasseniorslivingasoneand
twopersonhouseholds,theexpectedresidentialdemandforsmallerdwellingunittypesincluding
studiosandapartmentsisexpectedtoincreaserelativetolargesinglefamilyhomes.
4.4.2.1Residentialbuildingarea
Wefirstcalculatedthepopulationgrowthratebetween2015to2030,and2015to2050,respectively,
forTompkinsCountyusingWoods&Pooletimeseriesdata.Thepopulationgrowthratesfor2030and
2050werethenmultipliedwiththe2015populationoftheCityandtheTowntoestimatethe
for2030and2050.Residentialbuildingareapercapitawascalculatedfor2015.Residential
population
buildingareapercapitawasthenmultipliedbythepopulationestimatesfor2030and2050toproject
thetotalresidentialbuildingareaforboththeCityandtheTownfor2030and2050,respectively.
Fortheresidentialbuildingareaestimates,weassumethatthepopulationgrowthrateintheCityand
theTownofIthacawouldremainthesameasthatofTompkinsCounty.Inrecentdecades,the
populationgrowthintheCityofIthacahasbeenlowdespitegrowthinTompkinsCounty.Ina2015
interviewwithBrianCrandalloftheIthacaVoice,MeganWilson,SeniorPlannerwiththeCityofIthaca
stated,"In1950,approximately50%ofTompkinsCountyresidentslivedwithinthecity;today(2015),
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.70
thatnumberhasfallento30%.Atthesametime,thecityremainsanemploymentcenter,andmore
than13,000peoplecommuteintothecommunityeveryķğǤ͵ͻWewanttoencouragemorepeopleto
livewithinthecity,closertojobsandservices.PopulationgrowthratesimilartoTompkinsCounty
servesasagoaltomaintainahigherpopulationgrowthrateintheCityofIthaca.Inaddition,tobetter
understandthedistributionofbuildingareadevotedtousesthatmostpeopleconsidertoberesidential,
wehaveincludedresidentialusesconsideredtobeͻ/ƚƒƒĻƩĭźğƌͼunderNewYorkStatelanduse
3
classificationsunderthe residentialbuildingarea inouranalysis.
Toavoidduplication,theareaofsuch
propertytypeshavebeeneliminatedfromthecommercialbuildingareaanalysis.
Wealsoassumethattheresidentialareaperpersonwouldremainthesameinthefutureasitisnow.In
reality,thebuildingareaperpersonmayincreaseordecreaseinthefuture.Forexample,asthenumber
ofhouseholdsinthefutureincreaseswithadecreasinghouseholdsize,demandforstudioandone
bedroomapartmentsisexpectedtorise,andthedemandforlargesinglefamilyhomesisexpectedto
fall.Itmayappearthatthiswoulddecreasetheresidentialbuildingareaperperson.However,new
suburbansinglefamilyhomestendtobesignificantlylargerthanhistorichomesinurban
neighborhoods,andevenapartmentsaretrendingtowardhavinganincreasednumberofbathrooms
relativetothenumberofbedrooms(thistrendexistsinstudentfocusedapartmentsaswellasluxury
apartmentmarkets).ThevariousHousingNeedsAssessmentsperformedbytheDanterCompanyforthe
DowntownIthacaAlliance,theCityofIthaca,andTompkinsCountyidentifiesadditionalclosetspaceand
additionalbathroomsasamenitiesinhighdemand.Suchtrendsmayoutweighanydecreaseinaverage
unitsize.However,thesechangesindemandanduserbehaviorareunforeseeable,andhavenotbeen
accountedforinthisstudy.
3
Apartments(commercialpropertyusetype411aspertheNYSpropertyusecodes)havebeenincludedinthe
residentialbuildingarea.Sixtypercent(60%)ofbuildingareaofdetachedrowtypeandattachedrowtype
(commercialpropertyusetypes481and482,respectively)hasbeenincludedintheresidentialbuildingarea,and
theremaining40%inthecommercialbuildingareabasedonasurveyofsuchpropertytypesintheCityofIthaca.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.71
Figure2512.ProjectedResidentialBuildingArea(insq.ft)
TheresidentialbuildingareaintheCityofIthacaandtheTownofIthacaisexpectedtoincreaseby13%
between2015and2050owingtoanincreaseinthetotalpopulationofthecityandtheTown.Therate
ofemploymentgrowthwilllikelycontinuetooutpacetheratesofhousingandnonresidential
construction.
4.4.3NonResidentialDevelopmentandMarketAnalysis
Thedevelopmentforecastsusedinthisstudyarebasedonprojectionsofeconomicgrowthfromthe
NewYorkStateDepartmentofLaborQuarterlyCensusofEmploymentandWages(QCEW),theNew
YorkRegionalEconomicAnalysisProject(REAP),andthe2017CompleteEconomicandDemographic
DatasetbyWoods&PooleEconomics,Inc.,aproprietarydatabasecontainingmorethan900economic
anddemographicvariablesforeverycountyintheUnitedStatesforeveryyearfrom1970to2050.We
firstlookedattheWoods&Pooleemploymentprojectionsforthedifferenteconomicsectorsin
TompkinsCounty.Wethenusethisdatatoestimatethebuildingareaforcommercial,community
service,andindustriallandusefor2030and2050intheCityandtheTownofIthaca,respectively.
Historically,thedataseriesshowsthattotalemploymentintheIthacaMetropolitanstatisticalarea
4
(MSA)tookahitinthe20082009recession,butbouncedbacktothatlevelin2016andispredictedto
continuetoriseattherateofapproximately600newjobsannuallythrough2050accordingtoWoods&
Poole2017projections.
4.4.3.1Employmentgrowth
5
WeusedtheWoods&Pooleemploymentprojectionsfor2030and2050forTompkinsCounty.Woods
&Poolefollowastandardeconomicapproachfortheirregionaldemographicandeconomicprojections
calledtheͷĻǣƦƚƩƷĬğƭĻapproach.Giventheavailabilityofregionaldata,ͷĻǣƦƚƩƷĬğƭĻapproach
remainsoneofthemostreliableprojectionapproaches.
4
AMetropolitanstatisticalarea(MSA)isageographicalregionwitharelativelyhighpopulationdensityatitscore.
MSAsaredefinedbytheU.S.OfficeofManagementandBudget(OMB)andusedbytheU.S.CensusBureauand
otherfederalgovernmentagenciesforstatisticalpurposes.
5
Woods&PooleEconomics,Inc.specializesinlongtermcountyeconomicanddemographicprojections.Source:
https://data.sagepub.com/sagestats/html/public/WP%20Methodology%202016.pdf.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.72
Figure26.13.TotalProjectedEmploymentinTompkinsCounty.Source:Woods&Poole
Thetotalemploymentisexpectedtoincreasebynearly27%between2017and2050.Theincreasein
employmentactsisanindicatorforanoverallincreaseinpopulationofTompkinsCounty.Therateof
employmentgrowthwilllikelycontinuetooutpacetherateofresidentialconstruction.Increased
employmentmeansanincreasedrequirementofoffice,retail,industrialandcommunityservicebuilding
area.
4.4.3.2Nonresidentialbuildingareagrowth
Thissectionpresentsthebuildingareaestimatesforcommercial,communityserviceandindustrialland
usefor2030and2050fortheCityandtheTownofIthaca.Wefirstcalculatedtheemploymentgrowth
between2015to2030and2015to2050usingtheWoods&PooletimeseriesdataforTompkins
County.EmploymentgrowthexpectationswerecalculatedbycombiningprojectionsforeachBureauof
LaborStatisticsemploymentsectorcategorytoapproximategroupingsbasedontheNewYorkState
LandUseCodesthatidentifytheuseofeveryparcelintheCountyParceldataset.Wecalculatedthe
eachsectorwithineachLandUseclassificationin2015fortheCityof
totalnumberofemployeesfor
IthacaandtheTownofIthaca,andappliedagrowthrateineachindustrytoarriveatanexpected
numberofemployeesin2030and2050.TheexpectednumberofemployeesineachLandUseCodewas
thebytheaverage2015buildingareaperemployeeinthatLandUseCodetoarriveatan
multiplied
expectedbuildingareain2030and2050.Forthepurposesofthesecalculationsweassumedthateach
ƭĻĭƷƚƩƭemploymentgrowthrateintheCityandtheTownofIthacawouldbethesameasthatƭĻĭƷƚƩƭ
growthrateinTompkinsCounty,thisisanecessaryassumptionasemploymentprojectionsareonly
availableattheCountylevel.Thisassumptionhasnotalwaysheldtruehistorically,formuchof
Tompkins/ƚǒƓƷǤƭearlyhistoryjobgrowthwasfocusedintheVillageofIthaca,andthentheCityafter
źƷƭincorporationin1888,andinthemid20thcenturyeconomicdevelopmentwaslargelyfocused
outsideoftheCityofIthaca,however,itisastatedgoaloftheCity,Town,andCountytoencourageand
increaseeconomicdevelopmentinareaswiththemostexistinginfrastructureandrecenttrendshave
shownsubstantialgrowthwithinthetransitservedareasoftheCityandTown,weexpectdevelopment
tobespreadmoreevenlyacrossthecountyinfuturedecadesbasedonthe/ƚǒƓƷǤƭnodaldevelopment
scenarios.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.73
Forthecommercial,communityserviceandindustriallanduse,projectedemploymentnumbersfor
eacheconomicsectorwereclassifiedintothemostsuitablelandusecategoryusingtheNYstateland
usecodes.Foreachlanduse,wecalculatedthebuildingareapercapitafor2015.Thebuildingareaper
capitawasthenmultipliedwiththeemploymentestimatesof2030and2050toprojectthetotal
buildingareaofcommercial,communityserviceandindustriallandusefortheCityandtheTownof
Ithaca.
TheCommercialpropertyusewassubdividedintoofficeandretailpropertyuseasthetwotypeshave
significantlydifferentenergyandwaterrequirements.Weeliminatedstoragespace,parkinggarage,and
parkinglotsfromthecommercialbuildingareaasthesepropertytypesdonothavesignificantenergy
(forexampleheating,electricityetc.),andwaterrequirementscomparedtootherbuildings.As
areadevotedtousesthatmost
previouslymentioned,tobetterunderstandthedistributionofbuilding
peopleconsidertoberesidential,wehaveremovedresidentialusesconsideredtobeͻ/ƚƒƒĻƩĭźğƌͼ
underNewYorkStatelanduseclassifications(apartments)andhaveincorporatedthosebuildingsinthe
6
.
residentialbuildingareaanalysis
Figure2714.Projectedcommercialbuildingarea(insq.ft)
Table5.Growthrateofcommercialbuildingarea
6
Apartments(commercialpropertyusetype411aspertheNYSpropertyusecodes)havebeenincludedinthe
residentialbuildingarea.60%ofbuildingareaofdetachedrowtypeandattachedrowtype(commercialproperty
usetype481and482respectively)hasbeenincludedintheresidentialbuildingarea,andtheremaining40%inthe
commercialbuildingareabasedontheğǒƷŷƚƩƭexperienceandsurveyofsuchpropertytypesintheCityofIthaca.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.74
ThecommercialbuildingareaintheCityofIthacaandtheTownofIthacaisexpectedtoincreaseby11%
by2030and25%by2050owingtoanincreaseinemploymentanddemandforoffice,services,and
retail.
Figure2815.Projectedcommunityservicebuildingarea(insq.ft)
Table6.Growthrateofcommunityservicebuildingarea
Figure2916.ProjectedIndustrialBuildingarea(insq.ft)
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.75
Table7.GrowthrateofIndustrialbuildingarea
Theindustrialbuildingareaistheonlysectorwhereweprojectareductioninbuildingarea.Weproject
abuildingareadeclineintheCityofIthacaof11%from2015to2050,andadeclineof12%fortheTown
ofIthaca.ThisprojectionisconsistentwithtrendsofLƷŷğĭğƭindustrialspacebeingconvertedtoother
usesincludingcommercialandresidentialspace.
4.5EnergyandWaterUsage
4.5.1Energy
Thissectionofthereportpresentstheanalysisofenergydemandfor2030and2050fortheresidential
andnonresidentialusesintheCityandTownofIthaca.Toestimatethelongtermexpectedenergy
requirementsofthecommunity,weusedthe2015ResidentialEnergyConsumptionSurvey(RECS)and
CommercialandBusinessEnergyConsumptionSurvey(CBECS)administeredbyU.S.EnergyInformation
Administration(EIA)forperfootenergydemandsofresidential,commercial,andcommunityservices
propertytypes.RECSandCBECSareanationallyrepresentativesampleofhousingunits.Forthe2015
surveycycle,EIAusedwebandmailformsΑinadditiontoinpersoninterviewsΑtocollectdetailed
informationonhouseholdenergycharacteristics,includingthehousingunit,usagepatterns,and
householddemographics.Thisinformationiscombinedwithdatafromenergysupplierstoestimate
energycostsandusageforheating,cooling,appliances,andotherendusesforthesehousingunits.We
multipliedthebuildingareaestimates(fromthebuildingareaforecast)withtheEIApersquarefoot
energyrequirementtoestimatethetotalenergyrequirementforresidential,commercial,and
communityservicepropertyusetypes.
Apartfrombuildingarea,energydemandalsodependsonuserbehavior.Therearearangeoffactors
thatcouldimpactuserbehavior:stringentenergycodes;changingtechnology;changingenergycosts;
increasedaffordabilityofrenewableenergysuchassolarpanels;personalmotivationetc.Userbehavior
isextremelydifficulttoquantifyandisnotaccountedforinthisstudy.Inordertocompareapplesto
applesforourbaselinefutureenergyuseforecastforabusinessasusualscenarioweassumefuture
energyusepersquarefoottostaythesame.Inotherwords,unknowablefactorssuchaschangein
energycodes,technology,etc.arenotfactoredintothisanalysisasanexpectedbaseline.Theimpactof
thesefactorsisdifficulttoaccountfor,especiallyatthehouseholdorindependentbusinesslevel.In
addition,changesinenergyuseduetounforeseeablefutureeventssuchasnaturaldisasters,in
migration,etc.havenotbeenconsidered.Overall,theenergydemandforecastcalculationsarebasedon
theassumptionthattheenergyrequirementpersquarefootinthefutureremainsconstant.Infuture
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.76
sectionsofthereportpossiblechangestoenergydensityduetosomeexpectedtrendswillbemorefully
explored.
4.5.1.1ResidentialEnergyDemand
ThissectionpresentsthetotalenergydemandbytheresidentialpropertytypeintheCityandtheTown
ofIthacafor2030and2050.Weusedtheresidentialbuildingareaprojectionsfor2015,2030,and2050,
andmultipliedexpectedbuildingareabytheperfootenergyusageforresidentialpropertytypeasper
RECS.
4.1.5.1.2Figure3017.ResidentialEnergyDemand(inmillionBTUs)
WefindthattheestimatedresidentialenergydemandfortheCityandtheTownofIthacain2015was
approximately579,000millionBTUsand456,000millionBTUsrespectively.Thisestimatelinesup
7
reasonablywithb{9DƭenergyconsumptiondatafortheCityandTownofIthaca,i.e.approximately
700,000millionBTUsand430,000millionBTUsrespectively.TheCleanerGreenerSouthernTier
RegionalSustainabilityPlanreportstatesthatresidentialpropertyusetypemakesupfor28%ofthe
totalenergyenduse.Asperourestimates,residentialenergydemandmakesupapproximately34%of
thetotalresidential,commercialandcommunityserviceenergydemandcombinedtogetherforboth
theTownandtheCity.Thismeansthatresidentialdemandwouldmakeupcloseto30%ofthetotal
energydemandoftheCityandtheTown(withenergydemandofothersectorssuchasindustrial,public
servicesetc.combined).Theresidentialenergydemandisexpectedtoincreaselinearlybetween2015
and2050forboththeCityandtheTown.
4.5.1.2NonResidentialEnergyDemand
Thissectionpresentsthetotalenergydemandbythenonresidentialpropertytypes(commercialand
communityservices)intheCityandtheTownofIthacafor2030and2050.Weusedthenonresidential
buildingareaprojectionsfor2015,2030,and2050,andmultiplieditwiththeperfootenergyusagefor
nonresidentialpropertytypesasperCBECS.
7
CommunitywideUtilityEnergyConsumptionReport20102015.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.77
AsperCBECS,theretailandofficecommercialspaceshavedifferentenergyrequirements.Thus,we
dividedthecommercialpropertytypesintoretailandofficespacedependingonthespatialuseofthe
activity.Asmentionedearlier,wethenmultipliedthebuildingareaprojectionswiththeperfootenergy
andretailspaceasperCBECS.
usageforoffice
Figure3118.CommercialEnergyDemand(inmillionBTUs)
Table8.CommercialEnergyDemandbyOfficeandRetailuse
WefindthattheestimatedcommercialenergydemandfortheCityandtheTownofIthacain2015was
approximately330,000millionBTUsand42,000millionBTUsrespectively.TheCleanerGreener
SouthernTierRegionalSustainabilityPlanreportstatesthatcommercialpropertyusetypemakesupfor
17%ofthetotalenergyenduse.Asperourestimates,commercialenergydemandmakesup
approximately20%ofthetotalresidential,commercialandcommunityserviceenergydemand
combinedtogether.Thismeansthatthecommercialdemandwouldmakeupcloseto17%ofthetotal
energydemandoftheCityandtheTown(withenergydemandfromothersectorssuchasindustrial,
publicservicesetc.combined).IntheCity,retailenergydemandisasubstantiallylargercomponentof
totalcommercialenergyconsumption,whileintheTownretailusesonlyslightlymoreenergythan
officespace,thisdifferenceisdirectlyrelatedtothefactthatasignificantlyhigherpercentageof
commercialbuildingareainthecityisretailspace.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.78
CommunityservicesusethethirdlargestbuildingareaintheCity,andsecondhighestintheTown.As
mentionedearlier,wemultipliedthebuildingareaprojectionsforcommunityserviceswiththeperfoot
energyusageasperCBECS.
Figure3219.CommunityServicesEnergyDemand(inmillionBTUs)
ProjectionsofenergyuseiftheCityofIthacaandTownofIthacaadopttheproposedgreenbuilding
policyareprovidedinSection1.5.
4.5.2Water
Thissectionofthereportpresentstheanalysisofwaterdemandfor2030and2050fortheresidential
andnonresidentialusesintheCityandTownofIthaca.Toestimatethelongtermexpectedwater
requirementsofthecommunity,weusedthe2015parcelwisequarterlywaterconsumptiondata
providedbytheCityofIthaca.Amajorlimitationfacedwithestimatingthewaterdemandwere
incompletedatasets.Waterconsumptiondataformanyparcelswasmissinginthequarterlydatasets.
Keepingthislimitationinmind,wewereabletoestimatethewaterdemandbyusingannualaverage
wateruseperfootforeachpropertyusetype.Todothis,weconsideredthoseparcelsthathaveabuilt
area,andwhosewaterconsumptiondatawascompletewithinaquarterlydataset.Weeliminated
8
aswellasoutlierswheretherewasa
parcelswith0buildingarea,negativeor0waterconsumption,
hugevariancefromthebuildingƷǤƦĻƭaverageuse(suchoutliersarelikelytheresultinchangesin
metertechnologyorothererrors).Wecalculatedthetotalwaterusageforresidential,commercialand
8
Abuildingcannothavenegativewateruseoveraquarter.A0ornegativewaterreadingmayimplyanempty
buildingorparcel,oranissuewiththewatermeter.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.79
communityservicesineachquarter.Wethendividedthewateruseforeachusetypebytheirbuilding
area(giveninthedataset)togettheaveragequarterlywaterusepersquarefootforaeachproperty
type.Becauseofissuesinthedatasetandthewaywaterusedataiscollectedtherewasnotconsistent
dataforeverybuildingforeveryquartersocalculatingaverageusepersquarefootseparatelyforeach
quarterwasthemostaccuratemethod.Theaveragewaterusefromthefourquarterswascombinedto
deducetheannualaveragewateruseperfootforeachbuildingtype.
AsimilarprocesswasappliedtowaterconsumptiondataprovidedbytheTownofIthacawith
consumptionfor2017,howeverthetownwaterdatawasextremelyinconsistentwithothertesteddata.
Fortheresidentialparcelsthatwaterconsumptiondatawasavailablefor,theaveragepersquarefoot
consumptionwasabout26gallons/sqft,whiletheCityofLƷŷğĭğƭaveragewasjustover50andnational
averagesareintheupper50gallons/sqft.Thismaybethecaseforanumberofreasons,theaverage
homesizeperpersonintheTownissignificantlyhigherthantheaveragehomesizeperpersoninthe
city,howevernoneofthetestedreasonsfullyaccountforthediscrepancy.Weexpectthatthemajority
offuturedevelopmentintheTown,basedontheƚǞƓƭComprehensivePlan,willbemoresimilarto
developmentintheCitythanitistoexistingdevelopmentintheTownsowehavedecidedtoapplyCity
waterconsumptionrates(thataremoreinlinewithregionalandnationaldatasets)totheexpected
futuredevelopmentintheTown.
Figure3320.QuarterlywateruseperfootintheCityofIthaca,2015
Thewaterdemandprojectionsassumethattherateofuserelativetobuildingareawillbeconstant,in
reality,waterusagedemandisbasedmoreonpercapita(perperson)consumptionthanperfootusage.
Waterdemandperfootmaychangeinanumberofscenarios;forexample,weprojectthatthenumber
ofhouseholdsintheCityandtheTownarelikelytoincreasewithadecreasinghouseholdsizeleadingto
ahigherdemandforapartmentsinsteadofsinglefamilyhomes.Insuchascenario,ifthewateruseper
personremainsthesame,thewaterusageperfootwouldincreaseiftheresidentialareaperperson
decreasedandviceversa.Withthatsaid,consumptionpersquarefootofbuildingatthemunicipalscale
isnotlikelytochangesubstantiallyandfortheuseasasimplebaselineforscenariocomparisonthis
tradeoffisreasonable.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.80
4.5.2.1ResidentialWaterDemand
ThissectionpresentstheestimatedwaterdemandforresidentialbuildingsintheCityandtheTownof
Ithaca.Wemultipliedtheresidentialannualwateruseperfootusewiththeestimatedresidential
buildingareafor2015,2030,and2050.
Figure3421.Residentialwaterdemand(inthousandgallons)
WefindthattheresidentialwaterdemandintheCityandtheTownisexpectedtoincreaselinearlyfor
theCityandtheTownbetween2015and2050.
4.5.2.2NonResidentialWaterDemand
Inthissection,wepresenttheestimatedwaterdemandforcommercialbuildingsintheCityandthe
TownofIthaca.Thewaterrequirementsforretailandofficespacesaredifferent.Wecalculatedthe
annualwateruseperfootforretailandofficespacesseparatelyfor2015,2030,and2050basedoneach
usesaveragewaterconsumptionpersquarefoot.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.81
Figure3522.Commercialwaterdemand(inthousandgallons)
Table9.CommercialWaterDemandbyOfficeandRetailuse
WefindthatthewaterdemandfortheCityincreasesatahigherratethantheTownbetween2015and
2050.ThewaterdemandinboththeCityandtheTownisdrivenlargelybytheincreasingretailwater
demand.
Forthecommunityserviceswaterdemandprojections,wemultipliedtheannualwateruseperfootfor
communityserviceswithitsestimatedbuildingareafor2015,2030,and2050.
Figure3623.CommunityServiceswaterdemand(inthousandgallons)
WefindthatthewaterdemandforcommunityservicesbuildingsintheCityincreasesatahigherrate
thanthatoftheTown.
4.6BenchmarkingandDataLimitations
WhilethereisadequateinformationtomoveforwardwithaGreenBuildingPolicyintheCityofIthaca
andTownofIthacanow,tobemostefficientsuchpolicywillrequireongoingmonitoringandevaluation
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.82
withmorecompletedatathaniscurrentlyavailable.Datacollectionshouldbeimprovedintheareasof
buildingcharacteristicsandindividualbuildingenergyusebenchmarking,particularlythelatter,asitisa
foundationalelementofenergymanagementstrategy.Datacollectioninthespecificareasofbuilding
characteristicsandindividualbuildingenergyusebenchmarking,particularlythelatter,asitisa
foundationalelementofenergymanagementstrategy,shouldbeimproved.
The/źƷǤƭFileMakerProbuildingpermittingsystemhascapacityforinventoryingbasicbuilding
characteristicinformation,includingsidingmaterials,foundation,roof,heattype/BTU,waterheaters/
BTU,andelectricalsystembutthesevaluesweregenerallymissinginthedata,indicatinganopportunity
areaforestablishingaprotocolforfillingindatagaps.TheTownofIthacausesMunicity,anadvanced
databaseforprocessingbuildingpermitsthathassignificantcapacityformonitoringthesizeand
performanceofnewandexistingbuildingsbutthatwouldrequirebetterrecordkeepinganddatainput
theevaluationofgreenbuildingrelatedpolicies.
forallprojectstobeasusefulaspossiblefor
Thedistributednatureofbuildingsinadditiontoperceivedandrealpermittingcostsandtime
requirementsfordevelopersmakeitanespeciallyhardsectortoregulate.However,robustand
accuratedatacollectioniscriticaltoachievingoptimalenergyuseintheCityandTown.Withoutit,itis
difficulttoestimatetheimpactofaproposedgreenbuildingpolicyandtoassurethattheincentives
offeredbytheCityandTown,respectively,leadtotheoptimizedenergyuseandpublicbenefitsthatare
desired.
4.7ProjectionsintheContextofLocalPlans
TounderstandtherangeofvariationbetweenthisƩĻƦƚƩƷƭprojectionsforgrowthandotherlocallong
rangeestimatesitisusefultocomparethevariouspublishedexpectations.Whilenoneoftheexisting
localplansfullydescribebuildoutscenariosinthewaythatthisreportattemptstoquantify,thecontext
ishelpfultounderstand.
9
TheCityofIthacapublishedIthacaPlanningInfluencesreportin2012aspartoftheirComprehensive
Planprocess.ThePlanningInfluencesreportreferences/ƚƩƓĻƌƌƭProgramonAppliedDemographics
(PAD)projectionsforTompkinsCounty.AccordingtothissourcethepopulationofTompkinsCountywas
expectedtogrowveryslowlyfrom20112020andthentodecreaseby0.8%and2.3%by2030and2050
respectively.ThePADprojectionspredictthetotalpopulationofTompkinsCountytobe100,893in
2030,and98,606in2050.TheWoods&Pooleprojectionsusedourbaselineexpectationsofbuildingsin
IthacasuggestthatthepopulationoftheCountywouldincreasetoapproximately112,000in2030,and
to118,000by2050.ThereasonforadifferenceintheprojectedpopulationfortheCountyarelikelya
differenceinmethodology,withTompkins/ƚǒƓƷǤƭstrongeconomicperformanceinrecentyearsand
theexpectedgrowthofmajoremployerswebelieveplanningformoredevelopment,ratherthanless,is
themostprudentapproachfortheGreenBuildingPolicy.ThePlanningInfluencesReportinformedthe
ComprehensivePlan,however,theComprehensivePlandoesnotincludeanyspecifictargetsfor
9
https://www.cityofithaca.org/DocumentCenter/Home/View/170
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.83
construction,orexpecteddevelopmentwithinanyspecifiedtimeline.ThePlanningInfluencesReport
alsoincludesananalysisofinfillbuildingpotentialbasedonthenexistingzoningandanextremely
conservativemetricofassumingbuildingswouldonlybetorndownforredevelopmentifthelandunder
improvements,however,withtheaveragebuildinginIthaca
thebuildingwasworthmorethanthe
beingworthfiveorsixtimesmorethanthelanditsitsonandtherecenthistoryofvariancesandzoning
changes,inadditiontothesignificantareasofcharacterchangecalledforintheCityofIthacaandTown
ofIthacacomprehensivePlans,webelievethatlookingatdemandforbuildingeitherhousingorspace
forexpectedbusinessgrowthisastrongerpredictoroffuturebuildingexpectations.
Figure37.CityofIthacaFutureLandUseMap
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.84
TheTownofLƷŷğĭğƭcomprehensiveplanincludesanappendixwithsomepopulationgrowth
calculations.TheTownprojecteda2030populationof22,605,thisreportsmethodologyprojectesa
2030populationof21,697.TheTownofIthacaprojecteda24%increaseinhousingunitsevery10years
housingunitsby2030.Whileourprojectionsareslightlysmallerthan
withanexpectationof1,029new
theƚǞƓƭinternalprojection,withintheTownofLƷŷğĭğƭComprehensivePlanAppendixEPopulation
andhousingprojectionstheanalystdemonstratesthatapplyingthemethodologythattheyusedforthe
2030projectionto2000censusnumberswouldresultinanexpectedpopulationof17,972in2010while
thecensusactuallyfoundapopulationof16,201.
Figure38.TownofIthacaComprehensivePlanFutureLandUseMap
Accordingtothe2017TompkinsCountyHousingStrategy,thereiscurrentlyadesireforanadditional1
200subsidizedseniorapartments,200newrentalunitsperyearthrough2025,300newsinglefamily
homesinthe$150kanduppricerangeperyearthrough2025,80newcondominiumsperyear,andan
existingdeficitof1,4001,500purposebuiltstudenthousingbeds,andthatdoesnotincludethe
demandfornewluxuryunits.TheDowntownHousingStrategy,preparedfortheDowntownIthaca
Alliancein2011,projectsthatoverthenext5yearsthereisoverallhousingdemandforupto1,350
unitsintheDowntownarea(consistingofupto350forsaleunitsandupto1,000rentalunits).This
equatestoanannualdemandofasmanyas70forsaleunitsand200rentalunitsperyear.Asperthis
report,itisestimatedthattherewillbenew2000jobsinTompkinsCountyby2020,5000by2030,and
10,000newjobsintheCountyby2050,anannualincreaseofjustunder300.TheIthacaPlanning
Influencesreportof2012,estimatedamoreaggressive558newjobsperyearfrom20122022.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.85
Discrepanciesinthevariouslongrangeprojectionsavailableshouldbeexpected,therearenocrystal
ballsandcommunitiesandeconomiesaremorecomplexthananymathematicalmodelcanhopeto
capture.ComparedtothevariouslongrangeplansavailablefortheCity,Town,andCounty,webelieve
thisƩĻƦƚƩƷƭprojectionstobeconservativeintermsofnotsignificantlyoverorunderestimatingthe
potentialimpactsoftheproposedGreenBuildingPolicy.
5Conclusion
ThisreportrepresentstheculminationofworkperformedtodateaspartoftheIthacaGreenBuilding
Policyproject.Thefinalpolicyrecommendationsarebasedontheotherelementsofthisreport.The
surveyofLƷŷğĭğƭexistingbuildingstockandtheprojectionsoffuturedevelopmentprovidedaͻĬǒƭźƓĻƭƭ
asǒƭǒğƌͼbaseline.Thestudyofgreenbuildingstandardsprovidedinsightintopotentialeconomic,social
andenvironmentalimpactsofpolicies.Arobustpublicoutreachprocessensuredthatstakeholderinput
wascapturedandincorporatedintothefinalpolicyrecommendations.TheresultingIthacaGreen
BuildingPolicy,whichisproposedtogointoeffectassoonaspossible,andtorampdowntonetzero
buildingsby2030,aimstomaintainaffordabilityandflexibilityforthedeveloperwhiledramatically
reducingcarbonemissionsfromnewconstruction.
Additionalwork,suchasresearchandstakeholderoutreach,isneededtoprovidealevelofdetail
sufficienttodevelopcodelanguageforagreenbuildingpolicythatcanbeconsideredforadoptionby
LƷŷğĭğƭCityCouncilandTownBoard.However,itisimportanttostressthattheneedforcarefulvetting
ofanyproposedlegislationmustbebalancedwiththeneedtoactquicklytoaddressclimatechange
amidstalocalbuildingboom.AthoroughbutswiftcodificationandadoptionprocesswillgivetheTown
andtheCitythebestchanceofmeetingtheirambitiousclimategoalsandsecuringLƷŷğĭğƭreputation
asaleaderinclimateaction.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.86
5Glossary
BiomassͻķźŅŅĻƩĻƓƷtypesoforganicmaterialthatcanbeprocessedandburnedtoproduceĻƓĻƩŭǤͶ͵
BiomassisconsideredarenewableƩĻƭƚǒƩĭĻͶ͵Biomass,however,isnotnecessarilyacarbonneutral
resource.Adeterminationofcarbonneutralityrequiresanassessmentoftheparticularconditions
underwhichatypeofbiomass(e.g.,feedstock)isgrownandĭƚƓƭǒƒĻķ͵ͼEPA
EnergyStaranenergyefficiencyprogramoftheU.S.EPA,includingcertificationforenergyproducts,
likelightingandappliances,aswellaswholebuildingenergyratings.
EUIEnergyUseIndex.Ameasureofthetotalenergyusedbyabuildinginayear,persquarefootof
floorarea.Allenergyuses(includingelectricity)areconvertedintounitsofkBtu/SF/year.
FossilfuelsFuelsderivedfromfossilizedcarbonbasedsources.Forgreenbuildings,theseareused
primarilyforheating.Forbuildings,fossilfuelsmostprominentlyincludefueloil,naturalgas,and
propane.
GBCIGreenBusinessCertificationInc.isanAmericanorganizationthatprovidesthirdparty
credentialingandverificationforseveralratingsystemsrelatingtothebuiltenvironment,includingmost
prominentlyLEED.
HeatpumpsAnelectricallydrivenheatingandcoolingsystem,thatmosttypicallyextractsheatfrom
theoutdoorairorfromthegroundinordertoheatbuildings.
HERSHomeEnergyRatingSystem.Ascoringindexforresidentialenergyefficiency,developedand
adminsteredbyRESNET.
IECCInternationalEnergyConservationCode.
LEEDLeadershipinEnergyandEnvironmentalDesign.Agreenbuildingrating/certificationsystem,
developedbytheU.S.GreenBuildingCouncil(USGBC)andadministeredby Green Business Certification
Inc (GBCI).
RESNETResidentialEnergyServicesNetwork.DeveloperandadministratoroftheHERSindex
residentialenergyratingsystem.
RenewableenergyEnergythatisproducedfromsourcesregardedasrenewable,includingmost
prominentlysolarphotovoltaicsystems,solarthermalsystems(typicallyhotwater),windgenerated
electricity,andbiomassforheating.
SocialImpact"Asignificant,positivechangethataddressesapressingsocialchallenge.Havingasocial
impactistheresultofadeliberatesetofactivitieswithagoalaroundthisdefinition."Universityof
Michigan,CenterforSocialImpact,http://socialimpact.umich.edu/about/whatissocialimpact/
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.87
StretchEnergyCodeAnenergycoderecentlydevelopedbyNYSERDAthatcanbeusedbylocal
municipalitiestoreduceenergyusebelowwhatisrequiredbytheNewYorkStateEnergyConservation
Code.The2015StretchEnergyCodetargets10%lowerenergyuse.A2018versionisindevelopment
thattargets20%lowerenergyuse.Thestretchenergycodehasasetofmandatoryrequirements,
separatecorerequirements,andasetofadditionalenergyefficiencyoptionsfromwhichonemustbe
chosen.ThecorerequirementsaremetthrougheitherͻƦƩĻƭĭƩźƦƷźǝĻͼcompliance(forexample,
additionalinsulation)orͻƦĻƩŅƚƩƒğƓĭĻͼcompliance(meetingspecificperformancegoalsonawhole
buildingbasis).
USGBCU.S.GreenBuildingCouncil.DeveloperoftheLEEDgreenbuildingratingsystem.
VentlessheatpumpclothesdryerAtypeofelectricclothesdryerthatefficientlyremovesheatfrom
clothesbycondensation,andsodoesnotrequireavent.
WaterSenseAwaterconservationprogramoftheU.S.EPA.
WELLAgreenbuildingwellnesscertificationsystem,developedandadministeredbytheInternational
WellBuildingInstitute.
IthacaGreenBuildingPolicy FINALDRAFTProjectReport(4/253/9/18)Pg.88
Buubdinfou$5
UCNffujoh16.18.3129
TOWNOFITHACA
PLANNINGDEPARTMENTMEMORANDUM
TO:TOWNBOARDMEMBERS
FROM:MICHAELSMITH,SENIORPLANNER
DATE:MAY2,2018
RE:AGRICULTURALCONSERVATIONEASEMENT
JOSEPHSMALLON&MARIADMALLON
471BOSTWICKROAD/TAXPARCELNO.32.22.2
TheTownhasrecentlyreceivedanapplicationfromJoseph&MariaMallonto
potentiallyparticipateintheƚǞƓƭAgriculturalLandPreservationProgram.This
programwassetupbytheTownin1999topreservetheƚǞƓƭfarmlandresourcesby
purchasingthedevelopmentrights(PDR)onactiveagriculturallands.TheTown
purchasesthedevelopmentrightsfromwillingsellers,andthelandownerconveysto
theTownofIthacaan agriculturalconservationeasement.Throughthisprogram,the
Townhasacquiredtwoagriculturalconservationeasements(LaughingGoatFiberFarm
andIndianCreekFarm).
TheağƌƌƚƓƭpurchasedthe51.72+/acrepropertyat471BostwickRoadin2003.There
epropertyalongwithacouplegarages/sheds.Theproperty
iscurrentlyahouseonth
hasapproximately390feetofroadfrontageonBostwickRoadandisdirectlyadjacent
totheTownofEnfieldmunicipalline.Thehouseisservedbyaprivatewellandseptic
system.
Thisfarmpropertyhasbeeninactiveagricultureforatleast100years.A1938aerial
ecurrentownersarenot
showsthemajorityofthepropertyasopenactivefields.Th
farmingthepropertythemselves,butareleasingapproximately17acresoftheproperty
toForeverGreenFarms(http://www.forevergreensrus.com/index.php),atreefarm
operationgrowinglandscapequalityconifertrees.Approximately5.5acresoflandis
alsoinfieldcropsorinactivefarmlandandapproximately26.5acresarewoodland.
ThereisastreamalongthesouthernboundaryofthepropertywhichundertheƚǞƓƭ
StreamSetbackLaw,hasbothaЌЎand50ͷbufferrequirementfordifferentsections.
ThissouthernareaofthepropertyisverysteepandispartoftheCalkinsRoadGlen
UniqueNaturalArea(UNA146).Thereisalsoasmallpondonthepropertylocatedto
thesouthwestofthehouse.
Thepropertyiscurrentlyzonedͻ!ŭƩźĭǒƌƷǒƩĻͼandisdesignatedasͻwǒƩğƌΉ!ŭƩźĭǒƌƷǒƩğƌͼ
ontheTownƭͻCǒƷǒƩĻLandUse//ŷğƩğĭƷĻƩͼmap(2014).Thepropertyisalsolocated
inTompkinsCountyAgriculturalDistrict#2andisincludedontheƚǞƓƭͻtǒƩĭŷğƭĻof
AgriculturalConservationEasementsTarget!ƩĻğƭͼmap(1999,updated2006)aspartof
thePoliciesandProceduresManualforthisprogram.
Thesoilsonthispropertyareverygoodforfarming,withthemajorityofthesoilsbeing
classifiedasͻCğƩƒƌğƓķofStatewideImƦƚƩƷğƓĭĻͼ(approximately38.7acres).S tatewide
importantfarmland isofparticularstateimportancefortheproductionoffood,feed,
fiber,forageandoilseedcrops.Generally,thesefarmlandsincludethosethatarenearly
primeandthatproducehighyieldsofcropswhentreatedandmanagedaccordingto
modernfarmingmethods.Ifconditionsarefavorable,somemayproduceashighyields
asprimefarmland.Belowisatableshowingthesoilspresentonthisparceland
attachedisashortdescriptionofeachsoiltypeasitrelatestoagriculture.
FullSoilNameAcresNYImportanceDrainage
FarmlandofStatewide
BathandValoisgravelysiltloam(BgC)21.5WellDrained
Importance
HowardandPalmyrasoils(HpE)6.5WellDrained
HowardandPalmyrasoils(HpF)7.0WellDrained
FarmlandofStatewide
HowardValoisgravellyloams(HrC)15.7WellDrained
Importance
FarmlandofStatewideModeratelyWell
Langfordchannerysiltloam(LaB)1.5
ImportanceDrained
ThePoliciesandProceduresManualoutlinesthegeneralprocessforapplicationstothis
program.SincetheTownhasnotdesignatedanͻ!ŭƩźĭǒƌƷǒƩğƌLandPreservation
Advisory/ƚƒƒźƷƷĻĻͼinmanyyears,thePlanningCommitteehasmostrecentlybeen
handlinganyitemsrelatedtothePDRprogram.ThePlanningCommitteemetonApril
endationtotheTownBoard
19,2018todiscussthisapplicationandmadearecomm
thatthisparcelwarrantsfurtherconsiderationandthataformalappraisalofthe
propertyshouldbeauthorized.Planningstaffhascontactedalocalappraiserthathas
preparedthistypeofagriculturalconservationeasementappraisalfortheTowninthe
rthEastAppraisals&ManagementCo.Inc.hasprovidedaproposal(attached)
past.No
withacostestimateof$3,750andtheappraisalreporttobecompletedwithin45days.
IftheBoarddecidestohaveanappraisalcompletedfor471BostwickRoad,adraft
resolutionisattachedforconsideration.
Thereareseveralmapsattachedwhichshowthegenerallocationoftheproperty,a
2015aerialimage,streamsandtopography,soiltypes,andUniqueNaturalArea.Also
attachedisacopyoftheapplicationprovidedbytheowners.
Pleaseletmeknowifyouhaveanyquestionspriortothemeeting.
REGULAR MEETING OF THE ITHACA TOWN BOARD
Monday, May 7, 2018
TB Resolution No. 2018 - : Authorization for Town Staff to Proceed with Contracting
for Appraisal Services for Potential Purchase of Agricultural Conservation Easement at
471 Bostwick Road
Whereas, the owners of Town of Ithaca Tax Parcel No. 32.-2-2.2 (471 Bostwick Road) have
expressed interest in the potential sale of the development rights to their property through the
purchase of an agricultural conservation easement by the Town of Ithaca; and
Whereas, on April 19, 2018 the Town’s Planning Committee has reviewed the application and
property details and has recommended that an appraisal be completed for the property; and
Whereas, the Planning Department has solicited a proposal from a qualified appraiser to provide
professional appraisal services to determine the potential market value of the agricultural
conservation easement on the property at 471 Bostwick Road; and
Whereas, the Planning Department has received a proposal from North East Appraisals &
Management Co. Inc. that meets or exceeds the criteria for evaluating said proposals, with a total
cost of $3,750; now, therefore, be it
Resolved, that the Town Board of the Town of Ithaca authorizes the hiring of North East
Appraisals & Management Co. Inc. to prepare the appraisal for the property at 471 Bostwick
Road (Tax Parcel No. 32.-2-2.2) which the Town of Ithaca may purchase an agriculture
conservation easement on, at a cost not to exceed $3,750, to be allocated from the Open Space
Plan Account.
Moved:
Seconded:
Vote:
Agricultural Purchase of Development Rights
Town of Ithaca
Location Map
Mallon
Aerial Image Taken Spring 2015
Feet
Map Produced April 9, 2018 02505001,0001,500
Agricultural Purchase of Development Rights
Town of Ithaca
Joseph S Mallon
Maria D Mallon
+/- 51.72 Acres
Tax Parcel No. 32.-2-2.2
Aerial Image Taken Spring 2015
Feet
Map Produced April 9, 2018 010020030040050
Agricultural Purchase of Development Rights
Town of Ithaca
Streams & 2' Contours
1202
Joseph S Mallon
Maria D Mallon
+/- 51.72 Acres
1178
Tax Parcel No. 32.-2-2.2
1146
Feet
Map Produced April 9, 2018 010020030040050
Agricultural Purchase of Development Rights
Town of Ithaca
Unique Natural Area
Calkins Road Glen
Unique Natural Area
UNA-146
Aerial Image Taken Spring 2015
Feet
Map Produced April 10, 2018 010020030040050
Agricultural Purchase of Development Rights
Town of Ithaca
Soils
Langford
channery
silt loam
(LaB)
Statewide
Importance
Bath and Valois gravelly
silt loam (BgC)
Statewide Importance
Howard and
Palmyra soils
(HpE)
BgC
Howard-Valois gravelly
loams (HrC)
Statewide Importance
Howard and
Palmyra soils
(HpF)
Feet
Map Produced April 13, 2018 010020030040050
Joseph&MariaMallonΑ471BostwickRoad
SummarizedSoilDescriptions
BathandValoisgravelysiltloam(BgC)Α5to15percentslopes
FarmlandofStatewideImportance
Thesesoilsoccupyeithermoderateuniformslopesorthecomplexslopesofsmallknolls.These
soilsaresuitedtomostcropscommonlygrowninthecounty,topasture,ortoforest.These
soilshavemoderatelimitationsascropland.Theirslopecausesmoderatelyrapidrunoffand
lossofwaterthatcropsneedinmidsummer.Slopesalsocreatesamoderateerosionproblem.
Adjustmentofcroprotationorsimplepracticesareneededtocontrolrunoff.
HowardandPalmyrasoils(HpE)Α25to35percentslopes
Thesesoilsaresosteepthattheuseofpowermachineryisextremelydifficultorimpossible.
Slopedominatestheusecapabilitiesofthesesoils.Theareascanbeusedforpasture,butmost
arebestusedforforest.Aspasture,theyarerelativelyunproductiveunlesstheycanbelimed
andfertilized.Applyinglimeandfertilizerisalmostimpossibleonsuchslopes,sincetobemost
effectivetheapplicationsshouldbemadeinconjunctionwithplowing.
HowardandPalmyrasoils(HpF)Α35to60percentslopes
ThismappingunitconsistsofverysteepareasofHowardandPalmyrasoils.Thevariations
resultfromthemixingofthesoilsbymasscreepdownslopewhenthematerialiswet,
especiallywhenthesubsoilisfrozen.Acceleratederosionhasbeenslight,becausemostareas
areforested.Thesesoilsaresuitedmainlytoforestry,recreation,andwildlife.
HowardValoisgravellyloams(HrC)Α5to15percentslopes
FarmlandofStatewideImportance
efrontstood
Thisunitliesinpositionsonthesidesofvalleysoracrosstheuplandswheretheic
forextendedperiods.Thisunitcanbeusedforcrops,pasture,orforest.Mostofitisbetter
suitedtoforagecropsthantointertilledcropsorsmallgrains.Limingisrequiredforeven
moderateyields.Theslopesarestrongenoughtomaketheuseofmachinerymoderately
difficultandtocreateamoderatehazardoferosion.Ifsoilistobeconserved,itmustbekept
rmingcropsalargepartofthetime,orstructuresandcontourpracticesmustbeused
insodfo
tocontrolrunoff.
Langfordchannerysiltloam(LaB)Α2to8percentslopes
FarmlandofStatewideImportance
Thissoilcommonlyoccursasveryslightknolls,oroninterveningsmall,gentlyslopingareas,ina
landscapethatslopesgentlyinonedirection.Thissoilissuitableforcrops,pasture,orforest.
Itisamongthebettersoilsoftheuplandsforcrops,eventhoughslightlylimitedbywetness.
Thissoilhasmoderatelimitationsforcroppingandneedsspecialmanagementpractices(tiling,
stripcropping,fertilization,liming).
Takenfrom1965TompkinsCountySoilSurvey
Also
as
Cost
4025.002350.005060.0011960.003910.003335.004485.00
Construction
flashing
appropriate.
appropriate. appropriate. appropriate. appropriate.
appropriate.
as
as as as as
as
have
to
Status
APPROVEDAPPROVEDAPPROVEDAPPROVEDAPPROVEDAPPROVEDAPPROVEDAPPROVEDAPPROVEDAPPROVEDAPPROVED
flashing
flashing flashing flashing flashing
flashing
5/7/2018 have
have have have have
have
replacement
to to to
to to to
trim trim trim trim trim trim trim
Inspector
BBATESMKELLYMKELLYMKELLYMKELLYMKELLYMKELLYMKELLYMKELLYMKELLYMKELLY
All
All All All All All All
E
HILL HILL HILL HILL
requested.
DRIV DRIV DRIV
electrical.
underlayment. underlayment. underlayment. underlayment. underlayment. underlayment.
underlayment.
STREET
Rd
service
Rd Rd
associated
Tyvek Tyvek Tyvek Tyvek Tyvek Tyvek
Tyvek
Report
a
a a a a a a
Tree Tree
4/30/2018
Address
meter.
With
WILDFLOWER WILDFLOWER WILDFLOWER
STRAWBERRY STRAWBERRY STRAWBERRY STRAWBERRY
HUDSON Slaterville
Street
emergency
at
To:
have have have have have have have
Pine Pine
14850
Ithaca
to to to to to to to
Legal
38110001532145111-1111-2111-3111-4211-1211-2211-3
house.
NY
of
3/30/18 of
Tioga
areas areas areas areas areas areas areas
connection
N.
Bates
corner
Page 1 of 10
Application
Ithaca,
resided
resided resided resided resided resided resided
215
Town
East
Bruce
All
All All All All All All
SBL 62.-2-1.12354.-2-156.-3-8.157.-1-3260.1-1-1.160.1-1-1.260.1-1-1.360.1-1-1.460.1-1-5.160.1-1-5.260.1-1-5.3
4/1/2018
per re-attaching
North
at
Permit
head;
RENO
STRU
From:
proceed
replacement. replacement. replacement. replacement. replacement. replacement. replacement.
to
trim trim trim trim trim trim trim
weather
foundation
Generator.
okay
RENOVATION/A RENOVATION/A RENOVATION/A RENOVATION/A RENOVATION/A RENOVATION/A RENOVATION/A
and
wood wood wood wood wood wood wood
with
MEMBRANE
RESIDENCE
ONLY ONLY
concrete
and and and and and and
and
knobs
tent,
controller;
FAMILY FAMILY FAMILY FAMILY FAMILY FAMILY FAMILY
pole
post.
siding siding siding siding siding siding siding
FAMILY
10300451713
house
alarm
Type
post.
100'
TEMPORARYELECTRICALTWOELECTRICALSINGLESINGLESINGLESINGLESINGLESINGLESINGLE
fire deteriorated fence
x
Job#
40'
fence
TentReplaceReplaceRe-attachingNYSEGMiscellaneousappropriate.MiscellaneousMiscellaneousMiscellaneousMiscellaneousMiscellaneousnewMiscellaneousReplace
Date
4/4/20184/4/20184/4/20184/5/20184/6/20184/6/20184/6/20184/6/20184/6/20184/6/20184/6/2018
#
Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;
Application
2018-00862018-00872018-00882018-00902018-00912018-00922018-00932018-00942018-00952018-00962018-0097
and
Cost
kitchen
14145.001717000.0050000.0019000.00
Construction
appropriate.
renovated
as
in
Status
APPROVEDPENDINGPENDINGPENDINGPENDINGPENDINGAPPROVEDAPPROVEDAPPROVEDAPPROVED
flashing
outlets
5/7/2018
have
move
to
to
trim
Inspector
MKELLYLKOFOIDBBATESCTORRESBBATESDMAGNUSOMKELLYMKELLY
All
electrical
work.
with
DRIV
tile
ROAD
Dr
underlayment.
and
DRIVE
electrical
Rd
Dr
Dr
plumbing.
Rd
electrical.
occupied occupied.
Rd
Tyvek
Report Skyline
fixtures
a
Rd
4/30/2018
and
occupied.
Address
WILDFLOWER
associated
Slaterville
owner owner
Street
To:
have
Warren WHITETAIL
Troy Elmira Burleigh Lexington Tower WESTHAVEN
14850
Ithaca
owner
to
W/
Legal
associated
bathroom
Unit, Unit,
211-41226301405191071551143164161
electrical
NY
of
Unit,
with
Tioga
areas
with
tile,
N.
partitions.
Dwelling Dwelling
cabinets;
2-7
Page 2 of 10
Application
Ithaca,
Dwelling
resided
215
Town
new
All
Floors
sign
occupied.
kitchen
SBL 60.1-1-5.450.-1-4.633.-3-372.-1-1.18970.-1-5072.-1-3456.-2-1.141.-1-30.228.-1-26.2344.-1-126
2:
4/1/2018
backsplash
some
Accessory Accessory
new
an an
Accessory
owner
lighted
Permit
build
Phase
STRU
not
&
From:
with with with
install
replacement.
interior
countertop;
REGISTRY REGISTRY REGISTRY REGISTRY
trim
Home,
Home Home Home
floors;
2018
LED
partitions
RENOVATION/A RENOVATION/A RENOVATION/A
Renovations
29,
wood RENOVATION/AL
MEMBRANE cabinets;
Family Family Family Family
PERMIT PERMIT PERMIT PERMIT
some
Machines
and
ft
hardwood
new
FAMILY FAMILY FAMILY
20
October
Single Single Single
Single
freestanding Bathroom
- - - - x
with
siding
ft
ft
Climbing
Cab thru
Hall
Demolish
Type
16
20
x
SINGLEOPERATINGSIGNOPERATINGOPERATINGOPERATINGTEMPORARYCOMMERCIALSINGLESINGLE
carpet
renovation:
2018
Registry
Registry Registry Registry
Tent
96''
Tower
3,
x
MiscellaneousRental75''CollegetownICMInternationalRentalRentalRentalDeckMayEastReplacebathrooms.Kitchen
Date
4/6/20184/6/20184/6/20184/10/20184/12/20184/13/20184/13/20184/13/20184/16/20184/16/2018
#
Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;
Application
2018-00982018-01062018-01072018-01122018-01862018-01302018-01082018-01092018-01102018-0111
Cost
350000.00
Construction
Status
APPROVEDPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDING
5/7/2018
Inspector
BBATESDMAGNUSO
Ave Ave Ave Ave Ave Ave Ave
Rd Rd
occupied. occupied. occupied. occupied. occupied. occupied
Rd
Cir
Ave
Report
garage.
a
4/30/2018
owner owner owner owner owner owner
Address
not not not not not not
Street
and
To:
Eldridge Coddington Coddington
Bostwick Kendall
Pennsylvania Pennsylvania Pennsylvania Pennsylvania Pennsylvania Pennsylvania Pennsylvania
14850
Ithaca
Legal
Unit, Unit, Unit, Unit, Unit, Unit,
429210103255244242108110114208654214
NY
of
included
Tioga
N.
Dwelling Dwelling Dwelling Dwelling Dwelling Dwelling
Page 3 of 10
Application
Ithaca,
215
Town
plumbing
occupied. occupied. occupied. occupied.
SBL 32.-2-3.22146.-1-15.4854.-4-4653.-1-154.-7-1854.-7-17.154.-7-2.354.-7-2.254.-7-2.154.-7-6.149.-1-1354.-7-8
and
shed.
4/1/2018
Accessory Accessory Accessory Accessory Accessory Accessory
50'
NE
an an an an an an
owner owner owner owner
Permit
x
not not not not
electrical
From:
with with with with with with
24'
REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY
with
Build
Home, Home, Home, Home,
Home Home Home Home Home Home
RESIDENCE
only
Family Family Family Family Family Family Family Family Family Family
PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT
residence
ONLY
FAMILY
purposes
Single Single Single Single Single Single Single Single Single Single
family
- - - - - - - - - -
Type
single
Zoning
ZONINGSINGLEOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATING
Registry Registry Registry Registry
Registry Registry Registry Registry Registry Registry
for
new
permitBuildRentalRentalRentalRentalRentalRentalRentalRentalRentalRental
Date
4/17/20184/17/20184/17/20184/17/20184/17/20184/17/20184/17/20184/17/20184/17/20184/17/20184/17/20184/17/2018
#
Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;
Application
2018-01132018-01142018-01742018-01752018-01762018-01772018-01782018-01792018-01802018-01812018-01702018-0183
Cost
45000.001000.0030000.00
Construction
Status
PENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGAPPROVEDAPPROVEDAPPROVEDPENDINGPENDING
5/7/2018
Inspector
SWILLIAMSSWILLIAMSMKELLY
ft.
sq
Blvd Blvd
Ave Ave Ave Ave
DRIVE
Rd
200
occupied. occupied. occupied. occupied.
Ln Ln
occupied. occupied.
Dr Dr
Report
4/30/2018
owner owner owner owner
Address
not not not not
owner owner
Street
To:
WINTHROP
Coddington Salem Salem Taughannock Taughannock
Honness Honness
Pennsylvania Pennsylvania Pennsylvania Pennsylvania
14850
Ithaca
Legal
approximately
Unit, Unit, Unit, Unit, Unit, Unit,
216210240257522114306955987327141128
NY
of
Tioga
deck
N.
Dwelling Dwelling Dwelling Dwelling Dwelling Dwelling
14867
Page 4 of 10
Application
Ithaca,
existing
shingles.
NY
215
Town
occupied. occupied. occupied.
SBL 54.-7-954.-7-6.254.-7-17.254.-6-550.-1-370.-11-35.670.-9-825.-2-121.-2-2772.-1-1.10558.-2-39.760.-1-21
4/1/2018
Accessory Accessory Accessory Accessory Accessory Accessory
Extend
an an an an an an
owner owner owner
Newfield,
Permit
architectural
not not not
Rd
From:
with with with with with with
windows.
REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY
&
replace
Home, Home, Home,
Home Home Home Home Elmira Home Home
road.
and
RENOVATION/A
siding,
near 1180
Family Family Family Family Family Family Family Family Family
PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT
cover
roof,
shed
Waste
FAMILY
Single Single Single Single Single Single Single Single Single
roof
- - - - - - - - -
replace
existing
Type
Casella
of
-
existing
and
OPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGROOFINGDEMOLITIONSINGLEOPERATINGOPERATING
Registry Registry Registry
Registry Registry Registry Registry Registry Registry
RentalRentalRentalRentalRentalRentalRentalRemoveRemovalDisposalRemoveRentalRental
Date
4/17/20184/17/20184/17/20184/17/20184/17/20184/18/20184/18/20184/18/20184/18/20184/20/20184/20/20184/20/2018
#
Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;
Application
2018-01852018-02022018-02052018-02062018-02092018-01552018-01562018-01162018-01172018-01182018-01492018-0150
Cost
Construction
Status
PENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDING
5/7/2018
Inspector
Rd Rd
occupied.
occupied. occupied. occupied. occupied. occupied. occupied. occupied. occupied. occupied. occupied.
Ln Ln Ln Ln
Ave Ave Ave
Report
Rd Rd Rd
owner
4/30/2018
owner owner owner owner owner owner owner owner owner owner
Address
not not not not not not not not not not
not
Street
To:
Troy Troy Coddington Coddington Troy
Honness Honness Honness Honness Kendall Kendall Kendall
14850
Ithaca
Legal
Unit,
Unit, Unit, Unit, Unit, Unit, Unit, Unit, Unit, Unit, Unit,
131143126139158154337249135133129176
NY
of
Tioga
N.
Dwelling
Dwelling Dwelling Dwelling Dwelling Dwelling Dwelling Dwelling Dwelling Dwelling Dwelling
Page 5 of 10
Application
Ithaca,
215
Town
occupied.
SBL 58.-2-39.68358.-2-39.960.-1-2258.-2-39.644.-1-4.5244.-1-4.5453.-1-15.154.-7-4054.-4-3654.-4-37.154.-4-37.244.-1-4.431
4/1/2018
Accessory Accessory Accessory Accessory Accessory Accessory Accessory Accessory Accessory Accessory Accessory
an an an an an an an an an an an
owner
Permit
not
From:
with with with with with with with with with with with
REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY REGISTRY
Home,
Home Home Home Home Home Home Home Home Home Home Home
Family Family Family Family Family Family Family Family Family Family Family Family
PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT
Single Single Single Single Single Single Single Single Single Single Single Single
- - - - - - - - - - - -
Type
OPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATING
Registry
Registry Registry Registry Registry Registry Registry Registry Registry Registry Registry Registry
RentalRentalRentalRentalRentalRentalRentalRentalRentalRentalRentalRental
Date
4/20/20184/20/20184/20/20184/20/20184/21/20184/21/20184/21/20184/21/20184/21/20184/21/20184/21/20184/21/2018
#
Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;
Application
2018-01512018-01522018-01532018-01542018-01402018-01412018-01422018-01452018-01462018-01472018-01482018-0136
Cost
700000.004157.00
Construction
Status
PENDINGPENDINGPENDINGPENDINGPENDINGPENDINGAPPROVEDPENDINGPENDINGPENDINGPENDING
5/7/2018
Inspector
MSTONIERBBATESBBATESBBATESDMAGNUSODMAGNUSOMKELLY
Dr
Way Way
electrical.
Dr
Cir Rd
boxes;
occupied occupied. occupied.
Rd
Center Center
with
Heights
generator.
Cir Cir
Rd
Report
quad
Tree
Rd
4/30/2018
owner owner owner
Address
loads
new
not not not
Street
To:
Troy Homestead Eastern Synchrotron Campus Campus Pine Coddington
Danby Alumni Alumni
EM
14850
Ithaca four
Dillingham
Legal
Unit, Unit, Unit,
162103105161113113953117120205682
to
eve)
NY
PRW
new
of
Tioga
the
and
power
N.
Dwelling Dwelling Dwelling
Page 6 of 10
Application
from
Ithaca,
9:45pm.
215
Town
Center
electrical.
provide
occupied.
to
SBL 44.-1-4.5059.-2-20.1457.-1-8.2763.-1-8.141.-1-30.241.-1-30.241.-1-30.241.-1-30.241.-1-30.257.-1-7.1249.-1-20
Commencement
4/1/2018
Accessory Accessory Accessory
Willams
approx.
(IC
an an an
owner
Permit
Dillingham
circuits
Dr
Ryan associated
STRU STRU
not
From:
with with with
starting
feed
with
REGISTRY REGISTRY REGISTRY REGISTRY
to
branch
Peggy
Lyceum
Home,
Home Home Home
of
in
pool,
5/19/18
54'
(#1) (#2)
MEMBRANE MEMBRANE
x
ONLY ONLY
Family Family Family Family
Courts,
PERMIT PERMIT PERMIT PERMIT
generator
SPA
switches
tent tent
24'
extension
150.
Saturday
&
Single Single Single Single
100' 100'
ATS
- - - -
Tennis
AND
400kw
x x
a
ground
Room
480V
Type
of
-
20' 20'
Site:
Display,
OPERATINGOPERATINGOPERATINGELECTRICALTEMPORARYTEMPORARYPYROTECHNICSGENERATORSELECTRICALPOOLOPERATING
existing
s.f.
Registry
Registry Registry Registry
600A above
RentalRentalRentalInstall12,007ClearspanClearspanFireworksDischargeInstallationRefeedInstallRental
Date
4/21/20184/23/20184/23/20184/23/20184/23/20184/23/20184/23/20184/23/20184/23/20184/23/20184/24/2018
#
Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;
Application
2018-01382018-01342018-01352018-01192018-01202018-01212018-01222018-01232018-01242018-01432018-0132
Cost
10000.00
Construction
Status
PENDINGAPPROVEDPENDINGAPPROVEDPENDINGAPPROVEDAPPROVEDPENDINGAPPROVEDAPPROVEDPENDING
5/7/2018
Inspector
BBATESBBATESBBATESDMAGNUSOBBATESMKELLY
basement.
in
panel
Occupied.
Dr
Rd
occupied.
Rd Rd Rd
Dr
service
Dr
Ave
Hill
occupied.
Rd Ln
Report
Beer
Way
Owner
Tree Tree Tree
Occupied.
4/30/2018
owner
main
Address
Not
not
owner
Street
To:
Kings
Burleigh Pine Pine Pine Ithaca
Snyder Bundy Penny Kendall Renwick
power.
new
14850
Ithaca
Owner
a
of
Unit,
Legal
Unit, Unit,
138381381381123238100158122260115
w/
NY
of
Unit,
Tioga
phase
1
Dwelling
N.
Dwelling Dwelling
location
to
sq.
Page 7 of 10
Application
Ithaca,
Dwelling
215
Town
3600
existing
SBL 72.-1-1.19062.-2-1.12362.-2-1.12362.-2-1.12357.-1-424.-5-11.158.1-1-10054.-5-1633.-3-2.1017.-3-543.-2-6
=
damage
Accessory
4/1/2018
in
Accessory Accessory
45'
an
an Accessory an
x
Permit
200A
current
STRU STRU STRU
30'
With
From:
with with with
to
to
and
REGISTRY REGISTRY REGISTRY REGISTRY
due
Home
100A
Home Home Home
75'
s.f.
x
from
30'
service
Family
MEMBRANE MEMBRANE MEMBRANE
STRUCTURE
2250
ONLY ONLY
Family Family Family
PERMIT a PERMIT PERMIT PERMIT
=
of
deck.
25kw
75'
service
Single Single Single Single
x
with
- - - -
Tent
10300458430
10300459488
30'
underground
Type
consisting
, electrical
generator
OPERATINGTEMPORARYTEMPORARYGENERATORSOPERATINGACCESSORYELECTRICALOPERATINGTEMPORARYELECTRICALOPERATING
JOB#
Job#
Tent
Frame
Registry
Registry Registry Registry
playhouse
45
tent
x
RentalOneFramedPortableRentalBuildRe-runningNYSEGRental30UpgradeNYSEGRental
Date
4/25/20184/25/20184/25/20184/25/20184/25/20184/26/20184/26/20184/27/20184/27/20184/27/20184/29/2018
#
Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;
Application
2018-02252018-01252018-01262018-01272018-01312018-01392018-01372018-01712018-01822018-01842018-0187
Cost
attached
100998.0016962.004999.006500.001488.101488.101488.101488.101488.10
Construction
and
house
Status
on
PENDINGPENDINGAPPROVEDAPPROVEDPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGPENDINGAPPROVED
cap
and
5/7/2018
vent
drawing.
Inspector
ridge
DMAGNUSOSWILLIAMSMKELLYMKELLYMKELLYMKELLYMKELLYMKELLY
trap.
attached
shingles,
grease
HILL
per
Cir Cir Cir Cir
new
Dr
New
Rd
as
Hill Hill Hill Hill
Dr
occupied
area,
fascia.
fascia
Dates
Pl
heads.
Rd
fascia. fascia. fascia.
Rd
Report
B
Rd
Shore
4/30/2018
owner
rake rake
Address
rake rake rake
13-800-53,000).
STRAWBERRY
Strawberry Strawberry Strawberry Strawberry
all all
Mecklenburg
not
Street
remaining
To:
all all all
Harris East
Bundy Hayts Pearsall
sprinkler
14850
on
on
Ithaca
on
on on on
Saunders
Legal
Unit,
10114052929391761440511-1511-2511-3511-5521-2
and
(BTUs
NY
felt
of
board
board
Tioga
board board board
N. fixtures
Dwelling
fireplace
synthetic
Page 8 of 10
Application cement cement
Ithaca,
in
cement cement cement
light
215
Town
occupied. occupied.
install
install
SBL 24.-3-2.126.-2-344.2-2-2024.-1-41.518.-1-254.-2-3827.-1-20.2260.1-1-30.160.1-1-30.260.1-1-30.360.1-1-30.560.1-1-31.2
stove
eaves;
4/1/2018
install install install
&
&
Accessory
all
an room.
owner owner
Permit insert
on
equipment,
eaves; eaves; eaves; eaves eaves
not not
From: UNIT
with
on on on on
on
pellet
exterior
REGISTRY REGISTRY REGISTRY
kitchen
52i
ice/water
Home, Home,
Home
old
fascia fascia fascia fascia
fascia
RENOVATION/A RENOVATION/A RENOVATION/A RENOVATION/A RENOVATION/A
remove
COOLING
RENOVATION/AL
install
Family Family Family
PERMIT PERMIT PERMIT
Accentra
and
and
AND
replacing
aluminum aluminum aluminum aluminum aluminum
FAMILY FAMILY FAMILY FAMILY FAMILY
roof
Single Single Single
& & & & &
- - -
Harman
shingles
soffit soffit soffit soffit soffit
Type
of
metal
COMMERCIALOPERATINGROOFINGHEATINGROOFINGOPERATINGOPERATINGSINGLESINGLESINGLESINGLESINGLE
old
renovation,
Registry Registry
Registry
new
vinyl vinyl vinyl vinyl vinyl
off
KitchenRentalTeargarage.InstallationInstallRentalRentalInstallInstallInstallInstallInstall
Date
4/30/20184/30/20184/30/20184/30/20184/30/20184/30/20184/30/20184/30/20184/30/20184/30/20184/30/20184/30/2018
#
Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;Eftdsjqujpo;
Application
2018-01882018-01902018-01922018-01942018-01952018-01962018-01972018-02082018-02102018-02112018-02132018-0216
Cost
1488.101488.10
Construction
Status
APPROVEDAPPROVED
5/7/2018
drawing. drawing.
Inspector
MKELLYMKELLY
attached attached
HILL HILL
per per
as as
fascia fascia
Report
4/30/2018
rake rake
Address
STRAWBERRY STRAWBERRY
all all
Street
To:
14850
on on
Ithaca
Legal
521-3521-4
NY
of
board board
Tioga
N.
Page 9 of 10
Application cement cement
Ithaca,
215
Town
install install
SBL 60.1-1-31.360.1-1-31.4
4/1/2018
& &
Permit
eaves eaves
From:
on on
fascia fascia
RENOVATION/A RENOVATION/A
aluminum aluminum
FAMILY FAMILY
& &
soffit soffit
Type
SINGLESINGLE
vinyl vinyl
InstallInstall
Date
4/30/20184/30/2018
#
Eftdsjqujpo;Eftdsjqujpo;
Application
2018-02172018-0218
5/7/2018
Totals
-
4/30/2018
Street
Report
14850
12162111311711
To:
Ithaca
4618
93
Count
NY
of
Tioga
N.
Ithaca,
215
Town
Application
4/1/2018
Total:
Permit
From:
NEW
RENOVATION/ALT
STRUCTURE
UNIT
REGISTRY
RENOVATION/ALTERATION RESIDENCE
COOLING
RENOVATION/ALTERATION
MEMBRANE
STRUCTURE RESIDENCE
ONLY
PERMIT
SPA
Type
AND
ONLY
FAMILY FAMILY
AND
FAMILY
Permit
ACCESSORYCOMMERCIALDEMOLITIONELECTRICALGENERATORSHEATINGOPERATINGPOOLPYROTECHNICSROOFINGSIGNSINGLESINGLETEMPORARYTWOZONING
ft.)
Cost
sq
82
43000.0011888.0012077.00131000.00150000.008000.00
Cnst.
total
OPENCLOSEDOPENOPENOPENOPENOPENCLOSEDOPENOPENOPENOPEN
Status
window.
replacement
rated
drywall
5/7/2018
work.
escape
ceiling
Inpector
MKELLYDMAGNUSOMKELLYMKELLYMSTONIERMKELLYLKOFOIDMKELLYDMAGNUSOSWILLIAMSMKELLY
E
electrical
(Also
DRI
ROAD ROAD
membrane.
with
DRIVE
emergency
Dr
bath.
ROAD
Rd
STREET
Rd
new
half
roofing
View
100-E)
Rd
&
Rd
Rd
one
TREE
roof roof
Address
Warren
EPDM
100-D;
and
SLATERVILLE HUDSON SLATERVILLE
electrical
MAPLEWOOD PINE Coddington
SYNCHROTRON Poole Caldwell Birdseye Danby
Legal
white
bath
reshingle reshingle
1421561411103310145600-1010001239502241532
& &
(100-G;
3/30/18.
full
new
Street
a
6001E
14850
one
Ithaca
associated
Issued
eve's, eve's,
suites
Bates
in
& &
NY
Cd.#
of
meter.
With
adhere
Tioga
at Bruce
63.-1-8.128.-1-34.758.-1-1670.-10-1.3867.-1-10.157.-1-3272.-1-2.1154.-2-139.-11-939.-1-1.141.-1-2156.-3-8.1
SBL
Page 1 of 5
N.
fully
valleys valleys separate
switches
Fac.
per
mechanical. 3
in in
house.
Ithaca,
then
and
215 Permits of
Town
into
and
basis
connection
shield shield
plumbing.
CU
units
corner
and
Energy)
water water
densdeck,
electrical;
& &
East
-
Modular
emergency
ASI
light/fan
ice ice
NEW
RENOVATION/ALT
re-attaching on
electrical
North
West
add add
fixtures
ceiling
at
insulation,
with
head;
(formerly
Lab
light
proceed
roof,
to
needed, needed,
100-F
RENOVATION/ALTERATION RENOVATION/ALTERATION
bathroom
RESIDENCE
RESIDENCE
weather
ONLY as as ONLY ONLY ONLY
foundation
PERMIT
metal
residence
okay
units
ft
changing
Suite
10300451713
and
sq
DI;
repairs repairs
more
replacing
existing
FAMILY FAMILY
8'' Job#
concrete
or
Divide
knobs
controller; 2,433
3
deck deck
to
line
over
Type
ROOFINGELECTRICALROOFINGROOFINGCOMMERCIALELECTRICALOPERATINGELECTRICALTWOCOMMERCIALELECTRICALTWO
damage house
alarm
deck, deck,
water
2-family
to to
Only
fire deteriorated
residence
Alteration
water
densdeck 150'
2
new
roof roof
to
Date
4/2/20184/3/20184/3/20184/3/20184/5/20184/6/20184/6/20184/11/20184/11/20184/13/20184/16/20184/17/2018
Install WilsonDueStripStripInstallRe-attaching NYSEGMultipleReplaceBuildLevelElectricalReplace
#
Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:
Perm
2018-00692018-00742018-00722018-00682018-00782018-00902018-01052018-00872018-00812018-007711-0082018-0088
Cost
bathrooms.
18555.001000.004025.002350.005060.0045000.0011960.003910.0050000.001717000.00
Cnst.
and
kitchen
CLOSEDCLOSEDOPENOPENOPENOPENOPENOPENOPENOPENOPENOPEN
Status
panel.
appropriate. appropriate. appropriate.
appropriate. appropriate.
sub
renovated
as as as
as as
in
5/7/2018
amp
100
flashing flashing flashing
Inpector
MKELLYSWILLIAMSMKELLYBBATESMKELLYMKELLYSWILLIAMSMKELLYMKELLYMKELLYDMAGNUSODMAGNUSO
flashing flashing
outlets
a
have have have
HILL HILL HILL HILL
have have
DRI
move
to to
to to to
ROAD
to
ROAD
Dr
Blvd Blvd
including
trim trim trim trim trim
Rd
outside.
Rd
work
All All All All All
the
Skyline
electrical
to
Glen
Address
with
WILDFLOWER
STRAWBERRY STRAWBERRY STRAWBERRY STRAWBERRY
Slaterville
door
electrical
CODDINGTON Taughannock Taughannock WESTHAVEN Tower
Coy
tile
Legal
308987111-11551111-2111-3955111-4211-1164143260 with
cellar underlayment. underlayment. underlayment.
underlayment. underlayment. and
Street
14850
work.
plumbing.
Ithaca
Tyvek Tyvek Tyvek
Issued Tyvek Tyvek
fixtures
existing
a a a a a
workshop
NY
and
of
Tioga
and
have have have have have
electrical
42.-1-1.121.-2-2760.1-1-1.156.-2-1.160.1-1-1.260.1-1-1.325.-2-160.1-1-1.460.1-1-5.128.-1-26.2341.-1-30.229.-8-5.2
SBL
Page 2 of 5
N.
to to to to to
Replace
bathroom
electrical
Ithaca,
215 Permits
Town
storage
areas areas areas areas areas
with
basis.
associated
cabinets;
2-7
14867
W/
resided resided resided resided resided
shingles.
NY
equipment
All All All All All
Floors
kitchen
emergency
2:
STRUCTURE
farm
on
UNIT
partitions.
new
for
Newfield,
architectural
Phase
new
Rd
barn
install
furnace
replacement. replacement. replacement. replacement. replacement.
RENOVATION/ALTERATION RENOVATION/ALTERATION RENOVATION/ALTERATION RENOVATION/ALTERATION RENOVATION/ALTERATION RENOVATION/ALTERATION
air
some
COOLING
RENOVATION/ALTERATION
replace
story
trim trim trim trim trim
MEMBRANE
Elmira
STRUCTURE
road. floors;
2
hot
/
build
and
ft.
AND Renovations
&
near 1180
wood wood wood wood wood
FAMILY FAMILY FAMILY FAMILY FAMILY FAMILY
sq
gas
cover
and and and
and and
hardwood 999
shed
Waste
of
roof
natural 20ft
Type
Bathroom
partitions
HEATINGDEMOLITIONSINGLETEMPORARYSINGLESINGLEROOFINGSINGLESINGLESINGLE with COMMERCIALACCESSORY
x
siding siding siding siding siding
existing
Hall
20ft
Casella
some
of
-
existing
existing carpet
Tent
Tower construction
Date
4/17/20184/19/20184/19/20184/20/20184/20/20184/20/20184/20/20184/20/20184/20/20184/24/20184/24/20184/25/2018
ReplaceRemovalDisposalMiscellaneousDeckMiscellaneousMiscellaneousRemoveMiscellaneousMiscellaneousReplaceDemolishEastNew
#
Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:
Perm
2018-00852018-01172018-00912018-01082018-00922018-00932018-01162018-00942018-00952018-01102018-01092018-0051
Cost
fence
fence
30000.003335.004485.00
new
Cnst.
Also
Replace
OPENOPENOPENOPENOPENOPENOPENOPENOPENOPENOPENOPEN
Status
appropriate.
appropriate.
as
as
5/7/2018
flashing
Inpector
MKELLYMKELLYMKELLY flashing BBATESBBATESBBATESBBATESDMAGNUSOLKOFOIDLKOFOIDLKOFOIDLKOFOID
have
have
DRI DRI
to
to
DRIVE
trim trim
Rd
Rd Rd Rd
Rd Rd Rd
Rd
All All
Ln
Falls
Tree Tree Tree
Address
WILDFLOWER WILDFLOWER
Warren Warren Warren
WINTHROP
Pine Pine Pine Judd
Bostwick Penny
ft.
Legal
sq
327211-2211-3381429381381100131600-2600-4600-5
underlayment. underlayment.
200
Street
14850
Ithaca
Tyvek Tyvek
Issued
a a
NY
of
Tioga
have have
72.-1-1.10560.1-1-5.260.1-1-5.362.-2-1.12332.-2-3.22162.-2-1.12362.-2-1.12358.1-1-10066.-4-2372.-1-2.1172.-1-2.1172.-1-2.11
power.
SBL
Page 3 of 5
N.
to to
of
approximately
Ithaca,
215 Permits
Town
deck areas areas
phase
1
to
sq.
resided resided
existing
All All
3600
=
damage
shed.
STRUCTURE STRUCTURE
Extend
45'
50'
x
x
current
30'
24'
to
replacement. replacement.
windows.
RENOVATION/ALTERATION RENOVATION/ALTERATION RENOVATION/ALTERATION
and
&
due
Build
trim trim
MEMBRANE MEMBRANE
ONLY
75'
PERMIT PERMIT PERMIT PERMIT
units
Generator.
x
units units units
only
siding,
wood wood
30'
ONLY
service
with
FAMILY FAMILY FAMILY
more
a
more more more
or
roof, and and
of
or or or
tent,
3
25kw
3 3 3
purposes
Type
SINGLESINGLESINGLETEMPORARYZONINGGENERATORSTEMPORARYELECTRICALOPERATINGOPERATINGOPERATINGOPERATING
pole
siding siding
10300458430
replace
underground
consisting
100'
Zoning
,
and generator
x
JOB#
Residence residence residence residence
for
40'
tent
Date
4/26/20184/26/20184/26/20184/27/20184/27/20184/27/20184/27/20184/27/20184/27/20184/29/20184/29/20184/29/2018
RemoveMiscellaneouspost.Miscellaneouspost.TentpermitPortableOneRe-runningNYSEGMultipleMultipleMultipleMultiple
#
Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:Desc:
Perm
2018-01182018-00962018-00972018-00862018-01132018-01272018-01252018-01372018-00382018-00842018-00992018-0100
Cost
Cnst.
OPENOPENOPENOPENOPENOPEN
Status
42
5/7/2018
Inpector
LKOFOIDLKOFOIDLKOFOIDLKOFOIDLKOFOIDLKOFOID
Total
Rd Rd Rd Rd Rd
Rd
Address
Warren Warren Warren Warren Warren
Bundy
Legal
600-6600-7600-8600-9600-3103
Street
14850
Ithaca
Issued
NY
SLEEP
of
Tioga
72.-1-2.1172.-1-2.1172.-1-2.1172.-1-2.1172.-1-2.1127.-1-11.3
SBL
Page 4 of 5
N.
Ithaca,
USUALLY
215 Permits
Town
PEOPLE
10
THAN
MORE
PERMIT PERMIT PERMIT PERMIT PERMIT PERMIT
units units units units units
WHERE
more more more more more
or or or or or
3 3 3 3 3
Type
FACILITY
OPERATINGOPERATINGOPERATINGOPERATINGOPERATINGOPERATING
CARE
residence residence residence residence residence
Date
4/29/20184/29/20184/29/20184/29/20184/29/20184/30/2018
MultipleMultipleMultipleMultipleMultipleHEALTH
#
Desc:Desc:Desc:Desc:Desc:Desc:
Perm
2018-01012018-01022018-01032018-01042018-00892018-0191
5/7/2018
Totals
4/30/2018
-
Street
14850
131511493111
To:
Ithaca
11
42
Count
NY
of
Tioga
Issued
N.
Ithaca,
215
Town
Permits
4/1/2018
Total:
From:
NEW
RENOVATION/ALT
STRUCTURE
UNIT
RENOVATION/ALTERATION
COOLING
RENOVATION/ALTERATION
MEMBRANE
RESIDENCE
STRUCTURE RESIDENCE
ONLY
PERMIT
Type
AND
ONLY
FAMILY
FAMILY FAMILY
Permit
ACCESSORYCOMMERCIALDEMOLITIONELECTRICALGENERATORSHEATINGOPERATINGROOFINGSINGLETEMPORARYTWOTWOZONING
5/7/2018
Town of Ithaca
215 N. Tioga Street
Ithaca, NY 14850
Certificates Issued
From:4/1/2018To:4/30/2018
Cert. #DateTypeTempSBLLegal AddressInspectorStatus
2017-0520
4/3/2018CO68.-1-9215 Warren RdMSTONIERISSUED
2016-0388
4/3/2018CC41.-1-30.2146 Conservatory DrDMAGNUSOISSUED
2017-0246
4/5/2018CC39.-1-1.22950 Danby RdSWILLIAMSISSUED
2018-0001
4/5/2018CC29.-8-5.2260 Coy Glen RdDMAGNUSOISSUED
2016-0509
4/9/2018CC67.-1-2.1121 Pleasant Grove Rd -HasMKELLYISSUED
2018-0011
4/10/2018CC21.-2-27987 Taughannock BlvdSWILLIAMSISSUED
2017-0071
4/12/2018CC44.-1-95169 Whitetail DrDMAGNUSOISSUED
2017-0486
4/13/2018CO72.-1-37114 Concord PlMSTONIERISSUED
2018-0080
4/16/2018CO61.-1-31027 Ellis Hollow RdBBATESISSUED
2017-0322
4/16/2018CO17.-3-330 Renwick Heights RdMSTONIERISSUED
2018-0074
4/16/2018CC28.-1-34.7156 Poole RdDMAGNUSOISSUED
2017-0515
4/16/2018CO60.-1-8.2230 PINE TREE ROAD -ReisMKELLYISSUED
2018-0085
4/17/2018CC42.-1-1.1308 CODDINGTON ROADMKELLYISSUED
2017-0429
4/19/2018CO63.-1-8.1651 Dryden RdMSTONIERISSUED
2017-0379
4/19/2018CC63.-1-8.1661 Dryden RdMKELLYISSUED
2016-0365
4/20/2018TCOX71.-1-11.55326 Blackstone AveDMAGNUSOISSUED
2016-0126
4/24/2018CC28.-1-34.30120 DREW RDSWILLIAMSISSUED
2016-0127
4/24/2018CC28.-1-34.30120 DREW RDDMAGNUSOISSUED
2018-0117
4/26/2018CC21.-2-27987 Taughannock BlvdSWILLIAMSISSUED
2017-0506
4/30/2018CC21.-2-29983 Taughannock BlvdSWILLIAMSISSUED
Page 1 of 2
5/7/2018
Town of Ithaca
215 N. Tioga Street
Ithaca, NY 14850
Certificate Report
Totals by Type and Status
From:4/1/2018To:4/30/2018
Count
Certificate TypeCertificate Status
CC
13
CO
6
TCO
1
Total:20
ISSUED
20
Page 2 of 2
5/7/2018
Town of Ithaca
215 N. Tioga Street
Ithaca, NY 14850
Complaints Received Report
From:To:
4/1/20184/30/2018
Tax Parcel #
DateTypeLegal AddressDisposition
4/4/2018NOISE - Work HRS.1229 Trumansburg RdCLOSED
Desc:
Neighbor states that they started work at 6:30am when start time is 7:00 am.
4/10/2018GARBAGE53.-1-15.26110 Pineview TerCLOSED
Desc:
garbage and debris front yard
4/10/2018ZONING VIOLATION33.-1-4.1171 Calkins RdOPEN
Desc:
complaint that the residence is being used for a construction business because of the trucks,
equipment and amount of people that come and go
4/13/2018OTHER63.-2-10.2201 Maple AveCLOSED
Desc:
Truck Traffic from Maplewood continues to utilize the parking lot of the French Lavender florist shop.
Owner has pictures of trucks in the parking lot on 4.11.18 and 4.13.18
4/13/2018PROPERTY MAINTENANCE58.-2-39.641130 Westview LnOPEN
Desc:
House has big pile of junk, trash and old toilet in front of house. See notes
4/13/2018FIRE SAFETY VIOLATIONS1 Bella Vista DrABATED
Desc:
Long standing issues relating to the knox box and building keys located inside the vestibule. See notes
Page 1 of 2
5/7/2018
Town of Ithaca
215 N. Tioga Street
Ithaca, NY 14850
Complaints Report
From:4/1/2018To:4/30/2018
Totals by Complaint Type & Status
Count
ComplaintTypeComplaint Status
FIRE SAFETY VIOLATIONS1
GARBAGE1
NOISE - Work HRS.1
OTHER1
PROPERTY MAINTENANCE1
ZONING VIOLATION1
Total:6
ABATED1
CLOSED3
OPEN2
Page 2 of 2
5/7/2018
Town of Ithaca
215 N. Tioga Street
Ithaca, NY 14850
Complaints Closed Report
From:To:
4/1/20184/30/2018
Tax Parcel #
DateTypeLegal AddressDisposition
4/4/2018NOISE - Work HRS.1229 Trumansburg RdCLOSED
Desc:
Neighbor states that they started work at 6:30am when start time is 7:00 am.
4/10/2018GARBAGE53.-1-15.26110 Pineview TerCLOSED
Desc:
garbage and debris front yard
4/13/2018OTHER63.-2-10.2201 Maple AveCLOSED
Desc:
Truck Traffic from Maplewood continues to utilize the parking lot of the French Lavender florist shop.
Owner has pictures of trucks in the parking lot on 4.11.18 and 4.13.18
Page 1 of 2
5/7/2018
Town of Ithaca
215 N. Tioga Street
Ithaca, NY 14850
Complaints Report
From:4/1/2018To:4/30/2018
Totals by Complaint Type & Status
Count
ComplaintTypeComplaint Status
GARBAGE1
NOISE - Work HRS.1
OTHER1
Total:3
CLOSED3
Page 2 of 2