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HomeMy WebLinkAboutPC Packet 2023-07-20 TOWN OF ITHACA IB 21 NEW YORK DEPARTMENT OF PLANNING 215 N.Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TOWN OF ITHACA PLANNING COMMITTEE THURSDAY,JULY 20, 2023 at 3:00 P.M. Meeting Location: Ithaca Town Hall, 215 N. Tioga Street, Aurora Conference Room (Enter from the rear entrance of Town Hall, adjacent employee parking lot.) Members of the public may also join the meeting virtually via Zoom at htt2s://us06web.zoom.us/j/6750593272. AGENDA 1. Persons to be heard. 2. Committee announcements and concerns. 3. Consider approval of June meeting minutes. 4. Consider request for a Limited Historic Commercial Overlay District for 1296-1298 Trumansburg Rd. 5. Update: Tompkins County Green Energy Network (TGEN) Master Implementation Plan 6. Update: City of Ithaca Draft Encampment Policy 7. Update: East Shore Drive Pedestrian and Bicyclist Safety Corridor Project 8. Update: Financial Feasibility Analysis of Residential Development for South Hill Traditional Neighborhood Development(TND) 9. Staff updates and reports. 10. Discuss next meeting date and upcoming agenda items. A quorum of the Ithaca Town Board may be present, however, no official Board business will be conducted. Town of Ithaca Planning Committee Thursday,June 15, 2023 (3:00 PM Aurora Conference Room and on Zoom) DRAFT Minutes Committee members: Rich DePaolo, Chair; Rod Howe; Margaret Johnson. Board/Staff members: Director of Planning C.J. Randall; Director of Engineering Dan Thaete; Town Civil Engineer Justin McNeal; Town Planner Chris Balestra. Guests: None 1. Persons to be heard: None 2. Committee announcements and concerns: None 3.Approval of May meeting minutes: Rich moved; Rod seconded. The May 18, 2023, minutes were approved with one minor change. 4.Discussion: Reclassifying on-premise signs as Chapter 148: SEQRA Type II Action. Town Planner Chris Balestra briefly explained her memo to the committee regarding a proposal for a Local Law to add on-premises sign reviews to the (Type II) list of items that are exempt from the formal environmental review(SEQRA) process. This has come forward after discussions with the Attorney for the Town due to a discrepancy in the regulations requiring a Board to complete a SEQR and not staff via internal review. These types of signs do not pose significant negative impacts on the environment. The signs not allowed by right would still have the staff internal/design review and permitting process however the SEQRA review form would not apply to the on- premises signs. The Planning Committee was in favor of this change and recommended it be forwarded to the Town Board for approval consideration. 5.Discussion: proposed scope for South Hill Traditional Neighborhood Development(TND) Regulating Plan SEQRA Generic Environmental Impact Statement(GEIS) process. The committee reviewed this document in detail and requested revisions to be more objective and not intend to direct the conclusions.A summary of the changes are below: Pg. 2, Introduction paragraph. Delete"It will be analytical, but not encyclopedic." Pg. 3, Involved Agencies. Some in list are not agencies, check IAWWTF &TCAT, do they belong in the list or are the agencies intended to be standalone decision-making entities? Pg. 5, first bullet, replace "consequences"with"effects." Section 3, first bullet. Define "the Ithaca area" geographically as this scope is for specific area. Second bullet-delete "This doesn't mean the NNC allows an infinite or infinitesimal housing density."Possibly replace with Comprehensive Plan language for the area for housing density. Pg. 6, first, second and third bullets, limit or define "Town" geographic proximity and check for redundancy in previous bullet points. Sixth bullet point,be more objective with wording, too leading. Last bullet point clarify what is meant by"light imprint(as opposed to low impact) stormwater management..." Pg. 7, Street Trees bullet-is the need for a Town urban forestry program a separate analysis since there is none currently town wide?This scope should be site specific. Add in information for maintenance of street trees after planting. Parks and preserves bullet- is the equity for costs and benefits for park improvements etc, a separate analysis or is this typically part of the Draft Generic Environmental Impact Statements? Clarify. 1 Pg. 9, fifth bullet, change "West" State Street to "East". Equity among developers and property owners. Repeat comment, is this typically included in DGEIS? Last bullet, change "hinder"to "impact". Pg. 10, First stand alone sentence under top bullets is editorializing. And the last bullet in the Socioeconomics section is conclusive,possibly worded to consider the implications of a student population. Project alternatives section, clarify the geographical extent.Why compare on a small area on a "regional scale"? Pg. 1 I First section No Action..... The TND itself is the action and there is development under the base zoning regulations. C.J. stated she would like to incorporate the committee comments into the proposed scope and forward to other town staff for review including Chris Balestra and Susan Brock. The committee requested a redlined version of the changes to be circulated back for information, however was comfortable with the revised document being presented to the Town Board for approval consideration. If there were major changes made that warranted committee re looking at the full document, that could take place at the next meeting if necessary. The committee talked about the RFQ as the preferred process at the last meeting, however C.J. mentioned possibly a Request for Information(RFI) is the method per the procurement policy however she would look into it. Possibly moving the equity components from this scope into the financial feasibility study with Camoin Associates was also noted, C.J. stated that scope included transportation as a whole and this component could be added. *Note to check the redundant numbering in the document as well. 6.Discussion: draft Capital Improvement Plan and 2007 Transportation Plan/2014 Comprehensive Plan Transportation (TR) implementation review, continued. C.J. shared the draft 2024 Town of Ithaca Capital Improvement Projects (CIP) spreadsheet. She would like the Planning Committee to reflect on this document for consideration to be involved with its development in a more formal role for the next year in the early phases. She stated the Public Works committee would focus on the infrastructure, buildings and maintenance areas and the Planning Committee could focus on the sidewalks, parks, trails, open space areas with an early review. The goal being to integrate knowledge of infrastructure improvement needs with future development potential and bring those project linkages together in the town CIP document. Rod noted the Budget and Finance Committee involvement in the CIP as well. C.J. gave the example about the upcoming acquisition of open space and need for water transmission lines in same area. She stated conversations with Public works have led to the desire to focus on interim strategies on existing local roads to fulfill the Town Compete Streets policy, delineate areas and define what and where intervention is needed as well. The delineation of the areas would be a part of the Safe Streets for All project, although the main focus will be State and County Roads. Rod and Rich both noted high level involvement of Budget and Public Works committee in this document which and acknowledged the intent to bring the Planning Committee in with a light touch in the future. Margaret was supportive of the Planning Committee involvement as well early in the process in future years and asked about an equipment inventory or list such as parking facilities,bike share bikes, electric fire engines, etc. to go along with the CIP.A fleet and public works equipment inventory is available per Rod and Rich however wouldn't include some of the things mentioned. 7. Update: Community Choice Aggregation (CCA) Master Implementation Plan. Rod updated on TGEN (new name of the town CCA program).A DER(distributed energy resources) action plan was received; however, the draft Implementation Plan was what was anticipated to be shared with the committee and then go before the Town Board and Public Service Commission next for consideration. The Implementation Plan is still anticipated for the committee to review at the July meeting. 2 8. Update: City of Ithaca Draft Encampment Policy.Rod stated that he made a request for the map and draft policy to the City but has not heard back yet. He will keep the committee updated. 9. Update: East Shore Drive Pedestrian and Bicyclist Safety Corridor Project. C.J. updated that the just over$50,000 funding award was announced by the local Assembly member office for the Feasibility Study. This is for associated ROW and survey mapping. She stated the Town Engineers recommended Erdman Anthony and Associates for the ROW survey and mapping. Barton& Loguidice also submitted a proposal however did not have the inhouse qualifications for the survey mapping portion but did for the Feasibility and cost estimates for the project itself. The decision was made then to break the project down into two portions and award one to each. The respective draft contracts have been forwarded to the Attorney for the Town and then will be presented to the Town Board for approval. Rich asked about the competitive or procurement process for this work. C.J. stated that this was an application through the Tompkins County Recovery Fund that was submitted by the prior Planning Director and she is carrying on the project assuming the procurement process was met for the proposals submitted for the work. She offered to obtain another quote if the committee requested, three were requested initially and two received back per the application history. 10. Staff updates and reports. C.J. stated that ITCTC reached out to do one of the Complete Street workshops for the committee via Urban Cycling Solutions. She asked which of the two dates of 7/19 or 7/21 does the committee prefer? The time of day or cost to the town was not known at the time but C.J. has an upcoming meeting with ITCTC and will inquire about more specific details. Margaret noted that this was done within the past two years and explained the brief process of local examples being presented with generic content and hypothetical before and after. Rod and Rich preferred the 19th, depending on the time of day. C.J, will follow up with the committee with more specifics about the workshop. Rod stated that he is looking into the draft Historic Preservation Ordinance that has been worked on with the City of Ithaca since 2021.A draft MOU was recently received, and some clarifications are needed. He will keep the Planning Committee updated. 11. Next meeting date and upcoming agenda items: July 20th, 2023. TGen/CCA Implementation Plan, possible circle back to implementation review of Comp and Transportation Plans. The Town of Ithaca Planning Committee meeting concluded at 4:10 pm. 3 1296-1298 Trumansburg Road (Hayt's Chapel and Schoolhouse) Request for Limited Historic Commercial Overlay District Town of Ithaca,New York July 12, 2023 Section 270-142.3 C(1): Narrative Description and Justification for Request (a) Historical Significance: Per section 270-142.3.B(1), the two buildings situated on Tax Parcel No. 24.4-2 qualify for a LHC Overlay District by being listed in the New York State and National Registers of Historic Places. The Chapel and Schoolhouse have been deemed of cultural and architectural significance to local history and were listed in the State Register on April 25, 2005 (USNs: 10906.000292 and 10906.000293, respectively) and as a single place ("Hayt's Chapel and Schoolhouse") in the National Register on December 22, 2005 (MAID: 75315064). (b) Proposed limited commercial use and feasibility of using the buildings for this use: Proposed Use: The owner (applicant) proposes to use the buildings for unlimited year-round unhosted short-term rental use, subject to special permit review and approval, which is allowed in LHC Overlay Districts as per § 270-142.4(2). Feasibility: The buildings easily accommodate the proposed use without alteration. The Chapel and Schoolhouse buildings each consist of a single large open living area with separate kitchen, full bathroom, and laundry facilities. A portion of each of the living areas is separated by partial walls to create a sleeping area. There is space sufficient for parking 2-3 vehicles near each building. The Schoolhouse has for years been used for long-term rental and the Chapel building for short-term rental without incident. (c) Compatibility with neighboring and nearby properties and uses The proposed use blends well with the cemeteries, medical offices, and apartment buildings that surround it. The property is bordered on two sides by Frear Memorial Park Cemetery across Hayts Road to the northwest and Hayt's Cemetery (now West Hill Cemetery) immediately west and southwest. There are medical offices across NYS Route 96 (Trumansburg Road) to its northeast. 200+ feet of woods separate it from an apartment complex to its south and additional medical offices (housed in what was the Hayt family home) to its southeast. 1 (d) How the proposal will facilitate the preservation and enhancement of the property Establishment of the LHC Overlay District will allow the applicant to seek a special permit from the Town of Ithaca Planning Board for certain low-impact special uses, especially short-term rental use. The regular access between occupancies and additional income afforded by this and other enabled uses will help ensure preservation of the historic integrity of the buildings by facilitating needed restoration, repairs, and regular maintenance. It will also permit more members of the public each year to appreciate the historic structures. Past visitors have come to enjoy all that the surrounding area has to offer, or for work, or to visit their children or attend a graduation at one of the nearby colleges, or to undergo treatments or support hospitalized family members at Cayuga Medical Center just across the road. Furthermore, the historical significance of the property (collected in a folder for guests to read during their visit), especially its officially-recognized likely role in the Underground Railroad, has inspired guests to look deeper into Ithaca's rich history of supporting basic human rights, as evidenced by statements the applicants have received from past guests, such as the following: "I just read about the possibility that the church was part of the Underground Railroad. That's amazing!... It's great that it's in the hands of someone who appreciates its history." 2 Section 270-142.3 CQ: Conditions Assessment NOTE: Please see the attached assessment report performed by certified property inspector Lars Burggren of LB Spaces on June 11, 2023. The following text has been compiled by the applicants, drawing from this report ("Assessment" sections) as well as information gathered from the National Register listing ("Description" sections). Chapel Building .F 1 , 1 1 View of original building, c.1900 , View of building as of July 2023 3 Overview The original Hayt's Chapel building was constructed in 1847 as a rectangular single-story mass measuring 24 feet by 36 feet and fronting on Trumansburg Road. The front elevation is three bays wide with a center entrance flanked by windows. The side elevations have two symmetrical pairs of windows. There is a small entrance vestibule addition at the front and a shed-roofed addition at the rear of the building, both thought to have been constructed in the 1930s or 1940s when the building was converted to school use. A Town of Ithaca historical marker in front of the Chapel on Trumansburg Road calls attention to the "Abolition Church." The chapel was completely renovated with new roof and interior renovation meriting a Tompkins County Historical Renovation Award in 2006. HAYTS CHAPEL I! BU�LT IN 1847 AS FIRST CON - GREGATIONAL Y• ! KNOWN ABOLITION CHURCH FOR THE ANTI- SLAVERY ADVOCATES AMONC ITS , • iTOWN OF ITHACA 1996 (a) Cladding materials, including trim, architectural details, and attachments: Description: The front elevation features two projecting steeples (columns capped with pyramidal pinnacles) flanking a central entrance and wall segment which is topped with a crenellated parapet. This is consistent with the Gothic Revival style architecture that was popular in the area during the mid-19th century. A rectangular attic vent rests on a crown molding above the entrance. With the exception of the front vestibule addition, which is sheathed in clapboards, the entire exterior of the building, including the rear addition, is sheathed in random-width vertical wood planks that are laid flush with one another. Assessment: Paint is chipping, missing and/or peeling on front vestibule siding and along the diagonal set baseboard. All siding is showing excess wear(damp and paint damage) near the base due to splash back from roof drip edge. Paint is chipping and peeling throughout. The steeples (columns and pinnacles) are chipping, missing and/or peeling paint, pest intrusion observed and seams are showing signs of separation. One of the pinnacles is crooked and/or detached. Repair to the damaged steeples is recommended. Thorough refinishing and painting is recommended. Due to the heavy wear from sun and weather, regular maintenance 4 is recommended to ensure a solid surface coating on the wood steeples. Wood fascia boards are showing signs of water damage, pest damage and peeling/chipped paint. Replacement of fascia boards is recommended by a carpenter specializing in exterior trim. Fascia boards on the rear shed roof are showing signs of water damage. It appears that there is a leak beneath the roof covering causing excessive damage to the fascia boards. Problem solving the water leak followed by repair and/or replacement of the damaged fascia boards recommended by a carpenter specializing in exterior trim. It is recommended that all worn exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. "ai optt f �' a or i kii crook !e 5t ` 4 h-(ads North-fascia l� �d 5 (b) Windows and doors, including panes and trim: Description: Windows: The front elevation has single double-hung nine-over-nine sash windows flanking the centered entrance. The side elevations have two pairs of double-hung nine-over-nine sash windows. All windows on the front and side elevations are capped by a projecting Tudor molding and have retained most of their original glass panes. There are random window openings in the rear addition. Doors: Metal screen door on front vestibule. Wood door on rear addition. Assessment: All nine-over-nine sash windows would benefit greatly through new window glazing, refinishing, and repainting wood surfaces. Wood window trim is showing signs of chipping/peeling paint, exposed bare wood, and light water damage throughout all surfaces. Scraping/sanding, priming, and painting is recommended within 0-3 years. r No window t Ii. -� ._ ii (c) Roof, including gutters and chimney: Description: Roof. The c.1900 photo above shows that the original roof was shingled. The present roof is standing seam metal panel. The front vestibule addition has a gable roof with shingles. The rear addition has a shed roof of standing seam metal panel. Gutters: Not present Chimney: A block chimney stack rises out of the rear addition and abuts the south corner of the southwest wall of the main structure. It does not appear in the c.1900 photo. 6 There are solar panels on the southeast slope of the main structure's roof. Assessment: Roof. A section of metal roof(approximate age 20+years) on the north end has become detached from possible ice damage. Repair to this area is recommended. The flashing near the steeples was installed poorly and has become detached which will cause water intrusion below the surface. Installation of new and/or repair to the existing flashing is recommended. Plumbing vent at the west shed roof was not installed properly which may be contributing to water leaks. Sealant and proper fastening is recommended. Gutters: Not present but are highly recommended to be installed. Roof drip edge runoff can cause excessive foundation settling, splash back against siding and foundation and possible water intrusion into lower home levels (basement/crawlspace). Chimney: The base of the chimney stack and flashing is deteriorating. Repair to base block chimney surface and new flashing detail is recommended by a qualified stone mason. possible ice damage etac} llashmgNear a c columns sordgo (d) Decks, porches, and/or balconies: Not present (e) Grounds specific to elements that are relevant to the historic integrity: Description: A chain link fence encloses the property on three sides, likely originating when the Chapel functioned as a schoolhouse (until as late as 1964). Assessment: Trees and shrubs are overgrown and growing onto the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. 7 Schoolhouse Building fir• ------- �`'--__� —�_ � ----- IMP- Ron — on �NMI / — -- Flew of original building, 1908 i sr' View of building as of 2004 8 Overview Hayt's Schoolhouse was constructed in the 1830s as a one story frame "T" shaped building in the Greek Revival style. The one-room school remained in use until 1964. There is a shed-roofed addition at the south end of the southwest elevation.. (a) Cladding materials, including trim, architectural details, and attachments: Description: Wood plank cladding. Style is Greek Revival with cornice returns. Assessment: Paint is chipping, missing and/or peeling throughout entire surface covering. Rust is visible through paint from nails. It is recommended that all exterior surface coverings be scraped/sanded, primed, and painted within 0-3 years. -- .......... I VON \es Wood soffits are showing signs of cracking/peeling throughout entire surface. It is recommended that all exterior surface coverings be scraped/sanded, primed, and painted within 0-3 years. 9 oo Tt R iR "MAIN Wood cornice is showing signs of water damage, rot, peeling/chipping paint, and separation damage. It is recommended to replace all damaged wood, repair holes as needed with filler (if applicable), prime, and paint surface. All repairs are recommended to be done before the roof replacement by a carpenter specializing in exterior trim work. Near the chimney, there is a section of cornice that has been damaged, rotted out and detached. Signs of pest intrusion are observed. Immediate correction is recommended to prevent further pest and/or water intrusion. 10 (b) Windows and doors, including panes and trim: Description: The front elevation with two wood doors and a pediment-shaped lintel over the entrance are preserved as well as a semi-circular gable louver. The building had been vandalized while unoccupied from 1964 to 1971. Except for two double-hung nine-over-nine sash windows (on each side of south corner) all original windows had been destroyed and were replaced with thermopane windows. The southwest addition also has a wood door. Assessment: Wood corner and window trims are showing signs of chipping/peeling paint, exposed bare wood, and light water damage throughout all surfaces. Scraping/sanding, priming, and painting is recommended within 0-3 years. Nine-over-nine sash windows would benefit greatly through new window glazing, refinishing, and repainting wood surfaces. I r1k, II _ \ rth-window trim _ ! i I Pt tr ■ 11 Ea n d Jr� 3�utTi uvindn"Ws-_- � a �I X� (c) Roof, including gutters and chimney Description: Roof. Gable. The 1908 photo shows that the original roof was shingled. The present roof is standing seam metal panel. The southwest addition has a shed roof with asphalt shingle. Gutters: Not present Chimney: A block chimney stack rises out of the southwest addition and abuts the south corner of the southwest wall. Assessment: Roof. Metal roof has reached the end of its useful life. Seams are rusted through, drip edge is rusted out and damaged, rust and nail/screw holes are present throughout and rust and peeling surface coating is present. A patch in the roof is observed. It appears this may have been an old chimney stack cutout. Replacement is recommended within 0-1 years by a qualified roofing contractor. Z. 12 _ b r. a Gutters: Not present but are highly recommended to be installed. Roof drip edge runoff can cause excessive foundation settling, splash back against siding and foundation and possible water intrusion into lower home levels (basement/crawlspace). Chimney: Chimney stack, flashing, and flue cap are deteriorating. Repair to chimney surface and new flashing and flue cap are recommended by a qualified stone mason. L \ 4 ti v (d) Decks, porches, and/or balconies: Not present (e) Grounds specific to elements that are relevant to the historic integrity: Assessment: A large tree branch has broken and is resting on the roof. Removal is recommended to prevent further damage. Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. 13 Section 270-142.3 Q&al: Preservation Plan [1] Restoration and/or repair of identified deficiencies: Within 1 Year: • Cut tree branches back away from both structures. • Cut shrubs back at last 16 inches from both structures. • Remove broken tree branch [Schoolhouse]. • Repair north eave of main structure to prevent additional water damage [Chapel]. • Repair eave of rear shed roof to prevent additional water damage [Chapel]. Within 2 Years: • Repair of surface of chimney stack, replacement of flashing and flue cap by qualified stone mason [Schoolhouse]. • Replace damaged sections of cornice [Schoolhouse]. • Replace roof surface [Schoolhouse]. Within 3 Years: • Repair or replace damaged sections of steeples (columns and pinnacles) [Chapel]. • Realign and secure crooked pinnacle [Chapel]. • Repair or replacement of damaged section of fascia boards by a carpenter specializing in exterior trim [Chapel]. • Install gutters on all down-facing eaves with downspouts [both buildings]. • All exterior wood surfaces [both buildings] to be scraped/sanded,primed, and painted. • Repair of surface of chimney base block and replacement of flashing by qualified stone mason [Chapel]. • Replace or repair flashing above front vestibule addition [Chapel]. [2] Long-term property maintenance, upkeep, changes, or additions: • Regular inspection and maintenance of all exterior surfaces to ensure a solid surface coating. • Regular trimming of branches and shrubs to maintain at least 16 inches between vegetation and structures. • Professional exterior inspection every 5 years. [3] Landowner consent to enter the grounds for annual or biennial exterior inspections: I, Alexa Schmitz, grant consent to Town officials to enter the grounds at 1296-1298 Trumansburg Road for the purpose of conducting biennial inspections of the exterior conditions of the structures located at that address, related to its rezoning to a Limited Historic Commercial Overlay District per Section 210-142.3 of the Town of Ithaca Code. Per Section 270-142.3 C(3)(a)[3] the Town shall provide advance written or verbal notification to the property owner of the inspection. Signature: date: 07/12/2023 14 ' M��wCTlt M4! - S11A FF �i d its 1 , 66 ti .'•` rr \ J Y +'•'``G % �{yy •��a p.J+y' NAVY* -SaUOOL--VIMVtWr# Lo CnTcO 4T INTER aCCrwN a rRy MANN{!•l& '•IO "0 ', • �;:r ri / TOWN OI IT-CA. TOUM(INa CgVNTT .Ua:vr.A0141L,� �V4V•T I•.Il4i -ae•it I.lY TNa M&7- a - "Survey Map Hayts School Property" dated August 13, 1965, prepared by Thomas G. Miller 5 Satellite image centered on Hayts Chapel and Schoolhouse (Image date: April 5, 2021) 15 i' rf � Inspection Report Preparedfor: Alexa Schmitz • • • iTrumansburg • Ithaca, NY 14850 Inspected • SpacesLars Burggren LB LB Spaces Page 1 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Table of Contents Definitions 2 General Information 2 Lots and Grounds 3 Exterior 4 Roof 9 Final Comments 11 Summary 12 Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 2 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Definitions NOTE:All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible,or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Information Property Address: 1296-1298 Trumansburg Rd. City: Ithaca State: NY Zip: 14850 Client Information Client Name: Alexa Schmitz Client Address: 308 Linn St City: Ithaca State: NY Zip: 14850 Phone: 607-262-5420 Email: alexa.schmitz@gmail.com Client 2 Norman Porticella Phone: 607-435-5319 Email: normanporticella@gmail.com Inspection Company Inspector Name Lars Burggren Company Name LB Spaces Address: 25 Woodthrush Ln. City: Brooktondale, State: NY Zip: 14817 Phone: (607)200-4208 Email: lars@lbspaces.com Amount Due: 650 Amount Received: 650 Conditions Others Present: None Property Occupied: Occupied Estimated Age: 1830, 1850 Entrance Faces: East Inspection Date: 07/10/2023 Start Time: 8:30 am End Time: 11:46 am Utilities On: Not Applicable Temperature: 77 F Weather: Partly sunny Soil Conditions: Damp Space Below Grade: Crawl Space Building Type: Single family Garage: None Water Source: NA How Verified: Sewage Disposal: NA How Verified: Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 3 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Lots and Grounds 1. Defective Vegetation: Trees, Shrubs- 1298 - a large tree branch has broken and is resting on the roof. Removal is recommended to prevent further damage. -Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. 1296 --Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. xi -east ;��. 1298-south • SOUL )Fri Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 4 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior 1298 Exterior Surface 1. Defective Surface covering wood plank- Paint is chipping, missing and/or peeling throughout entire surface covering. Rust is visible through paint from nails. It is recommended that all exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. 2. Marginal Soffit Wood - Soffit material showing signs of cracking/peeling throughout entire surface. Scraping/sanding, primer and paint recommended within 0-3 years. North-Soffit Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 5 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) Soffit (continued) "Vest Soffit 3. Defective Cornice Wood - Cornice is showing signs of water damage, rot, peeling/chipping paint and separation damage. It is recommended to replace all damaged wood, repair holes as needed with filler (if applicable), prime and paint surface. All repairs are recommended to be done before the roof replacement by a carpenter specializing in exterior trim work. Near the chimney, there is a section of cornice that has been damaged, rotted out and detached. Signs of pest intrusion is observed. Immediate correction is recommended to prevent further pest and/or water intrusion. I Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 6 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) 4. Defective Trim Wood - Corner trim and window trim are showing signs of chipping/peeling paint, exposed bare wood and light water damage throughout all surfaces. Scraping/sanding, priming and painting is recommended within 0-3 years. rth-window trim ¢ t-wirck tr 5. Acceptable Doors Wood Ea l\� — a dq0�� 6. Marginal Windows 9 over 9 sash, thermopane- All 9 over 9 sash windows would benefit greatly through new window glazing, refinishing and repainting wood surfaces. 1 Aff, ��, =e Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 7 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) Windows (continued) 1296 Exterior Surface 7. Defective Surface covering Horizontal wood plank, Vertical wood plank- Paint is chipping, missing and/or peeling on front vestibule siding and along the diagonal set baseboard. All siding is showing excess wear (damp and paint damage) near the base due to splash back from roof drip edge. Paint is chipping and peeling throughout. The steeples and columns are chipping, missing and/or peeling paint, pest intrusion observed and seams are showing signs of separation. . One of the steeples is crooked and/or detached. Repair to the damaged steeples is recommended. Thorough refinishing and painting is recommended. Due to the heavy wear from sun and weather, regular maintenance is recommended to ensure a solid surface coating on the wood steeples. It is recommended that all worn exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. yy East,exterioxa� f 1 pest.Arusion a r Eke _ `:)Id crook de Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 8 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) Surface covering (continued) 8. Defective Fascia Wood - Fascia boards are showing signs of water damage, pest damage and peeling/chipped paint. Replacement of fascia boards is recommended by a carpenter specializing in exterior trim. Fascia boards on rear shed roof are showing signs of water damage. It appears that there is a leak beneath the roof covering causing excessive damage to the fascia boards. Problem solving the water leak (see roof details) followed by repair and/or replacement of the damaged fascia boards recommended by a carpenter specializing in exterior trim. i 'th f North ,fascia 9. Defective Trim Wood - window trim is showing signs of chipping/peeling paint, exposed bare wood and light water damage throughout all surfaces. Scraping/sanding, priming and painting is recommended within 0-3 years. Al 3 \ -, —. North window North window trim 10. Acceptable Doors Screen door/wood 11. Marginal Windows 9 over 9 sash - All 9 over 9 sash windows would benefit greatly through new window glazing, refinishing and repainting wood surfaces. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 9 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) Windows (continued) Roof 1298 Roof Surface 1. Method of Inspection: Ground level, Ladder at eaves, On roof 2. Defective Material: Metal, Asphalt shingle- Metal roof has reached the end of its useful life. Seams are rusted through, drip edge is rusted out and damaged, rust and nail/screw holes are present throughout and rust and peeling surface coating is present. A patch in the roof is observed. It appears this may have been an old chimney stack cutout. Replacement is recommended within 0-1 years by a qualified roofing contractor. k � 3. Type: Gable, Shed 4. Approximate Age: Metal - 50 + years, Asphalt- 10-14 years 1296 Roof Surface 5. Method of Inspection: Ladder at eaves Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 10 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Roof (Continued) 6. Marginal Material: Metal - A section of roof on the north end has become detached from possible ice damage. Repair to this area is recommended. The flashing near the steeples was installed poorly and has become detached which will cause water intrusion below the surface. Installation of new and/or repair to the existing flashing is recommended. Plumbing vent at the west shed roof was not installed properly which may be contributing to water leaks. Sealant and proper fastening is recommended. possible ice damage etacy/ eple columns _ i 7. Type: Gable S. Approximate Age: 20 + years 9. Not Present Gutters: Not present- Gutters are not present on either property but are highly recommended for both to be installed. Roof drip edge runoff can cause excessive foundation settling, splash back against siding and foundation and possible water intrusion into lower home levels(basement/crawlspace). 1298 Chimney 10. Defective Chimney: Block- Chimney stack, flashing and flue cap is deteriorating. Repair to chimney surface, new flashing and flue cap is recommended by a qualified stone mason. l 1296 Chimney 11. Defective Chimney: Block- The base of the chimney stack and flashing is deteriorating. Repair to base block chimney surface and new flashing detail is recommended by a qualified stone mason. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 11 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Roof (Continued) Chimney: (continued) r� Final Comments Based on the age of the home, Lead paint may be present. Please visit the following link below for more information regarding this hazardous material. https://www.epa.gov/lead/protect-your-family-lead-your-home-real-estate-disclosure Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 12 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Marginal Summary This summary is not the entire report.The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Exterior 1. 1298 Exterior Surface Soffit Wood - Soffit material showing signs of cracking/peeling throughout entire surface. Scraping/sanding, primer and paint recommended within 0-3 years. 2. 1298 Exterior Surface Windows 9 over 9 sash, thermopane- All 9 over 9 sash windows would benefit greatly through new window glazing, refinishing and repainting wood surfaces. 3. 1296 Exterior Surface Windows 9 over 9 sash - All 9 over 9 sash windows would benefit greatly through new window glazing, refinishing and repainting wood surfaces. Roof 4. 1296 Roof Surface Material: Metal - A section of roof on the north end has become detached from possible ice damage. Repair to this area is recommended. The flashing near the steeples was installed poorly and has become detached which will cause water intrusion below the surface. Installation of new and/or repair to the existing flashing is recommended. Plumbing vent at the west shed roof was not installed properly which may be contributing to water leaks. Sealant and proper fastening is recommended. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 13 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Defective Summary This summary is not the entire report.The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Vegetation:Trees, Shrubs- 1298 -a large tree branch has broken and is resting on the roof. Removal is recommended to prevent further damage. -Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. 1296 --Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. Exterior 2. 1298 Exterior Surface Surface covering wood plank- Paint is chipping, missing and/or peeling throughout entire surface covering. Rust is visible through paint from nails. It is recommended that all exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. 3. 1298 Exterior Surface Cornice Wood - Cornice is showing signs of water damage, rot, peeling/chipping paint and separation damage. It is recommended to replace all damaged wood, repair holes as needed with filler (if applicable), prime and paint surface. All repairs are recommended to be done before the roof replacement by a carpenter specializing in exterior trim work. Near the chimney, there is a section of cornice that has been damaged, rotted out and detached. Signs of pest intrusion is observed. Immediate correction is recommended to prevent further pest and/or water intrusion. 4. 1298 Exterior Surface Trim Wood - Corner trim and window trim are showing signs of chipping/peeling paint, exposed bare wood and light water damage throughout all surfaces. Scraping/sanding, priming and painting is recommended within 0-3 years. 5. 1296 Exterior Surface Surface covering Horizontal wood plank, Vertical wood plank- Paint is chipping, missing and/or peeling on front vestibule siding and along the diagonal set baseboard. All siding is showing excess wear (damp and paint damage) near the base due to splash back from roof drip edge. Paint is chipping and peeling throughout. The steeples and columns are chipping, missing and/or peeling paint, pest intrusion observed and seams are showing signs of separation. . One of the steeples is crooked and/or detached. Repair to the damaged steeples is recommended. Thorough refinishing and painting is recommended. Due to the heavy wear from sun and weather, regular maintenance is recommended to ensure a solid surface coating on the wood steeples. It is recommended that all worn exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 14 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Defective Summary (Continued) 6. 1296 Exterior Surface Fascia Wood - Fascia boards are showing signs of water damage, pest damage and peeling/chipped paint. Replacement of fascia boards is recommended by a carpenter specializing in exterior trim. Fascia boards on rear shed roof are showing signs of water damage. It appears that there is a leak beneath the roof covering causing excessive damage to the fascia boards. Problem solving the water leak (see roof details) followed by repair and/or replacement of the damaged fascia boards recommended by a carpenter specializing in exterior trim. 7. 1296 Exterior Surface Trim Wood - window trim is showing signs of chipping/peeling paint, exposed bare wood and light water damage throughout all surfaces. Scraping/sanding, priming and painting is recommended within 0-3 years. Roof 8. 1298 Roof Surface Material: Metal, Asphalt shingle- Metal roof has reached the end of its useful life. Seams are rusted through, drip edge is rusted out and damaged, rust and nail/screw holes are present throughout and rust and peeling surface coating is present. A patch in the roof is observed. It appears this may have been an old chimney stack cutout. Replacement is recommended within 0-1 years by a qualified roofing contractor. 9. 1298 Chimney Chimney: Block- Chimney stack, flashing and flue cap is deteriorating. Repair to chimney surface, new flashing and flue cap is recommended by a qualified stone mason. 10. 1296 Chimney Chimney: Block- The base of the chimney stack and flashing is deteriorating. Repair to base block chimney surface and new flashing detail is recommended by a qualified stone mason. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech CAMBRIDGE SYSTEMATICS Tompkins County SS4A Joint Safety Action Plan submitted to City of Ithaca submitted by Cambridge Systematics, Inc. Sam Schwartz Engineering FHI Studio Planning4Places May 12, 2023 www.camsys.com CAMBRIDGE SYSTEMATICS 38 EAST 32ND STREET,7TH FLOOR NEW YORK,NY 10016 212-209-6640 May 12, 2023 Erin Cuddihy Transportation Engineer City of Ithaca Department of Public Works 108 E. Green St. Room 203 Ithaca, NY 14850 Re: Expression of Interest—Tompkins County SS4A Joint Safety Action Plan Dear Ms. Cuddihy: Cambridge Systematics, Inc. (CS) is pleased to provide this submittal in response to the City of Ithaca's call for Expressions of Interest(EOI)for the Tompkins County SS4A Joint Safety Action Plan. We are excited to bring together a robust team that includes Sam Schwartz Engineering, FHI Studio, and Plan ning4Places, and provides a comprehensive set of technical skills and project experience. As reflected in our qualifications, our proposed project team has successfully supported a variety of transportation planning and safety projects both in the New York area and nationwide. As recognized national leaders in transportation safety, CS and our partners look forward to supporting the City of Ithaca on this critically important initiative. If you have any questions about our proposal, or require any additional information about CS, please do not hesitate to contact our proposed Contract Manager, Cory Hopwood, at chopwood@camsys.com. Sincerely, CAMBRIDGE SYSTEMATICS, INC. Steven A. Capecci Chief Operating Officer Attachment www.camsys.com Think4Forward H.ADDITIONAL INFORMATION 30. PROVIDE ANY ADDITIONAL INFORMATION REQUESTED BY THE AGENCY. ATTACH ADDITIONAL SHEETS AS NEEDED. Cambridge Systematics (CS)is pleased to present our qualifications and project approach for your consideration to support the City of Ithaca in the Tompkins County Safe Streets and Roads for All (SS4A)Joint Safety Action Plan. Our team is formed by CS, Sam Schwartz Engineering, FHI Studio, and Plan ning4Places. 1.1 Proposed Project Team Firm Overviews Cambridge Systematics, Inc. Cambridge Systematics, Inc. (CS)is recognized nationally as an objective source of pragmatic expertise applicable to a very wide range of transportation challenges and opportunities. Comprised CA M B R I D G E of highly trained professionals from both the behavioral and infrastructure safety disciplines, CS SYSTEMATICS focuses on the 4 Es of Safety: engineering, enforcement, education, and emergency response. Our specialties include strategic safety planning, program/project implementation, data analysis, countermeasure selection and prioritization, monitoring, evaluation, professional capacity building, and communications, combined with a deep understanding of Federal regulations and practices and their impact on our clients.We have done extensive research and project work with State departments of transportation (DOT), State highway safety offices(SHSO), metropolitan planning organizations(MPO),the Federal Highway Administration (FHWA),the National Highway Traffic Safety Administration (NHTSA)and the Transportation Research Board (TRB)on a broad range of road safety topics. Sam Schwartz Sam Sam Schwartz is a firm with a talented team of professional planners, engineers, designers, and data scientists in nine offices around the United States, including New York City. Our services span multi-modal transportation Schwartz planning and engineering, sustainability and resiliency planning, civil engineering and construction support, A TYLin Company environmental and regulatory planning, strategic planning, and public engagement. Sam Schwartz is internationally recognized for our innovative approach to sustainable, equitable, people-first mobility. At the state and local levels, Sam Schwartz played a key role in supporting traffic safety and Vison Zero programs from coast to coast. In Chicago, our team has led the city's comprehensive Vision Zero program,from spearheading policy shifts to developing hyper-local action plans and providing direct education to residents throughout the city.We put innovative street design in the service of vibrant, livable, healthy communities: our team has authored much of the leading policy and design guidance in New York State and nationally and have helped numerous New York cities and towns put these concepts into practice through both low-cost ("tactical")implementation as well as large-scale capital projects. Making the connection between safer streets and more vibrant neighborhoods—for both stakeholders and through our designs—is a core element of our plans,from Long Island City to Oneida, the Nassau Hub to Poughkeepsie, Rochester to the Brooklyn Navy Yard. FHI Studio 441I FHI Studio, a NYSUCP DBE-certified and woman-owned firm, integrates expertise in a wide array of services and technical disciplines.Across environmental science, community engagement, mobility, and land use,we look at the studio whole to understand the parts of every project. From internal brainstorm sessions to client, stakeholder, and public workshops,we bring a diversity of knowledge and the creativity to get things done. FHI Studio strategically assesses the needs of each project and provides customized solutions to meet project goals.Our staff are highly skilled in communicating complex technical information in a clear,focused manner and utilizing a wide range of media.As branding and visual communications specialists,we help our clients craft a memorable,cohesive,message.Additionally,we are experts in facilitating and moderating meetings,as well as performing all organizational logistics to make our meetings and public interactions successful. Planning4Places, LLC Planning4Places is a New York-based land use and transportation planning firm founded in 2009. Planning4Places PLANNING IPILAICES is pre-qualified with NYS Empire State Development(ESD)for real estate planning and advisory services, - architecture and design,and transportation planning.Our two Principals have successfully organized and managed hundreds of Committee meetings,stakeholder meetings, and workshops throughout New York State and the Northeast. We have extensive land use and transportation planning experience, including significant Complete Streets work, and are currently leading a team of consultants providing support to develop 11 Main Street Plans through the Oneida County Main Streets Program, as well as two Complete Streets plans for the Herkimer-Oneida Counties Transportation Council (HOCTC)through the Local Transportation Planning Assistance Program.We have also worked on the City of New Rochelle DRI focusing on Complete Streets and public engagement. Our work with CDTC on a series of Complete Streets Workshops as well as our other Complete Streets work includes many discussions with local municipalities about improving safe routes to community schools, and making walking, bicycling, and using transit more comfortable while improving safety. Planning4Places is a certified woman owned (WBE)and Disadvantaged Business Enterprise(DBE)within New York State. Project Management Approach The CS team understands that the success of this project depends on the skill and commitment of the project team and stakeholders working together, including the City of Ithaca,Tompkins County,other regional partners,and our team's staff.We have selected a project team based on technical expertise,regional knowledge,and an understanding of safety program and project implementation priorities. This team will follow the project from the earliest stages of the bidding process through recommendations and final project delivery. Our project management team consists of Cory Hopwood, Danena Gaines,and Emma Stockton of CS. Our proposed Project Manager, Cory Hopwood, P.E., RSPzi,a Senior Associate,will be accountable for project performance, provide the primary point of contact for the City of Ithaca, set the technical direction, review project deliverables, and lead coordination meetings with the County, any relevant stakeholders, and CS team. Cory will be supported by our Principal-in-Charge(PIC), Danena Gaines, Ph.D., a Principal of CS with more than 16 years of transportation safety planning experience.As PIC, Danena will ensure the quality and timeliness of the project,guide Cory as the Project Manager, and serve as a sounding board for both the County and CS team. Our proposed Deputy Project Manager, Emma Stockton,a Senior Professional and Transportation Analyst,will support our Project Manager and provide the secondary point of contact for the County. Emma will also support invoice and monthly progress report development. An organizational chart is located in Section C and full resumes for our key staff are provided in Section E of this SF330 response. 1.2 Project Approach The organization and management of this project will be essential to its successful execution. Our assessment of the scope of work, and our experience delivering projects of similar scale for other clients, suggests this effort not only depends on an understanding of current SS4A and LRSP planning and practices, but just as important, an organizational and management structure designed to: Navigate the institutional,data, policy,and stakeholder landscape within Tompkins County.Our team includes managers who require no learning curve in ensuring consistency with data, policy and systems,including the project managers who have direct experience managing programs of similar scale,and are well-versed in the data and policy constraints this program will face,the need to engage stakeholders early and ensure they have a stake in outcomes,and the critical role of team organization and management in traversing these issues. Integrate the latest research, data, and methods into an agile regional LRSP framework. To ensure the municipal safety plans are regionally consistent and incorporate nationwide innovations in local road safety planning, our team features national safety leaders who will"double down on what has worked"and build on innovative solutions utilizing the Safe System Approach nationwide. Tailor the regional framework to the unique needs of each municipality.We recognize the dual roles of this project— to address SHSP Emphasis Areas, and further Toward Zero Deaths (TZD)statewide,while also responding to the context- specific needs of each county and their diverse constituents. Together, our team has worked across New York and nationally, and is supported by a broad pool of analysts and engagement and facilitation experts with ample experience at the regional and local level across New York. 061] Support the county and participating municipalities through clear and compelling graphics, communications, and public relations services.We will work with our trusted partners and creative design team,to develop custom graphics, public engagement and facilitation plans, and strategies to ensure all internal and external products and communications are centered in the customer experience. The following sections outline our proposed approach for developing and delivering SS4A Safety Action Plans based on national recommendations and compliant with Federal requirements necessary for applying for SS4A Implementation Grants. Task 1—Project Coordination and Planning Structure Approach A key to the success of any project is a well thought out and executed approach to project management and administration. The CS approach is to develop a detailed Project Management Plan (PMP)that includes dates and milestones for all deliverables along with information on the management approach for each task.We also include oversight responsibilities to ensure timeliness and quality assurance. This workplan becomes the guiding document for the entire project and is used to set the basis for all project management status updates. Within two weeks of a notice to proceed, CS will schedule a kickoff meeting for the City of Ithaca staff and key project team staff.The CS team will provide an agenda prior to the meeting,which is anticipated to include the PMP,overall schedule, proposed list of documents to be reviewed,data collection needs for the systems assessment,safety funding mechanisms for the county,and details for the stakeholder engagement and public participation. In our experience managing large projects with a lot of moving pieces,and especially when data is involved, it is important to understand what is available and in what format early in the schedule so appropriate time can be allocated to properly gather, understand, and prepare data and resources for the project,especially in the case of local roadway data and unlocated crashes. CS will produce a revised PMP and meeting minutes within one week of the kickoff meeting. The CS approach to project management also includes frequent and action-oriented progress updates with agency project managers through a variety of progress reports,virtual meetings, and in-person meetings at the client's discretion. The City of Ithaca will have direct access to the CS team Project Manager(PM), Cory Hopwood,from our New York City office to meet as needed throughout this project.As noted in the RFP, CS will develop concise biweekly updates on activities completed or in progress in the previous two weeks, as well as task updates for the upcoming four weeks which will be delivered via email. Progress calls will be arranged to address these updates and discuss any workplan updates, key decisions impacting deliverables, or grant reporting needs at the City of Ithaca's request. Deliverables • Kickoff and coordination meetings, materials, and summaries. • Monthly invoices and progress reports. • Project schedule and Project Management Plan. Task 2—Document and Data Review Approach Document Review Review of NYSDOT,TCAT, ITCTC, City of Ithaca and other municipalities' safety documentation and guidance, supplemented by national best practices and lessons learned,will inform development of a framework and key emphasis area and implementation considerations for the SS4A Joint Safety Action Plan.The New York State Strategic Highway Safety Plan (SHSP), the ITCTC 2040 Long Range Transportation Plan (2019),and local Complete Streets Plans will provide the basis for the development of the SS4A Joint Safety Action Plan. The SS4A Joint Safety Action Plan should complement the state SHSP and regional LRTP,while understanding that each municipality's data and safety challenges may be unique from one another. The SHSP goals recently expanded from two vehicular fatality goals to five goals also addressing serious injuries and non-motorized fatalities and serious injuries. The emphasis areas were also updated, shifting from pedestrians and motorcyclists as their own emphasis area to vulnerable road users(bicyclists, pedestrians, motorcyclists, and individuals working/traveling in a work zone). Driver behavior also shifted to encompass all road user behavior. Overall,there was a shift from a separation of modes to a more comprehensive focus on all road users, as well as shifting to evaluating serious injuries as well as fatalities. These goals and focus areas, including their analysis and action steps,will help inform the work performed for the SS4A Joint Safety Action Plan. In addition to the SHSP,the New York State Governor's Traffic Safety Committee publishes the annual Highway Safety Plan (HSP), which complements the SHSP in similar program areas such as non-motorized safety and data. However,the HSP focuses on behavioral strategies which largely focus on education and law enforcement because the HSP is required and largely funded by NHTSA.The most recent HSP also addresses equity in traffic safety,which is not mentioned in the 2017 SHSP. The most current HSP(presently FFY2023; the FFY2024 plan is due to NHTSA on July 1, 2023)will be reviewed and compared with the SHSP for potential strategies and actions applicable for the SS4A Joint Safety Action Plan. In addition to those documents and data listed in the RFP, it is the intent of the CS team to evaluate documents, reports, research and tools including but not limited to: • New York State Strategic Highwav Safety Plan • New York State FFY 2023 Highwav Safety Strategic Plan • ITCTC's 2040 Long Range Transportation Plan • Safe Streets and Roads for All (SS4A)Grant Program • NCHRP 500 Guides • NHTSA's Countermeasures that Work • City of Ithaca Comprehensive Plan • Town of Caroline Comprehensive Plan • Town of Dryden Draft 2045 Comprehensive Plan • Town of Lansing Comprehensive Plan • Town of Newfield Comprehensive Plan • Village of Cayuga Heights Comprehensive Plan While some relevant safety material might be beyond several years old, it may still provide some useful insight into potential countermeasures(such as the NCHRP 500 series). Once reviewed, the CS Team will summarize the findings in a concise memorandum for review by the City of Ithaca and incorporate changes into the finalized memorandum. Data Review Accurately assessing locations and transportation networks for potential to improve safety requires analysis beyond simply observing crash trends.Assessing and overlaying roadway characteristics,traffic volumes, and crash data can lead to better short-term and long-term safety solutions. Joining these datasets and observing them together allows for predictive and effective selection of priority locations and systemic network considerations along segments, at intersections, and/or at curves. The first step in achieving the safety goals of the Tompkins County planning area is to understand the key factors affecting safety outcomes throughout the transportation network. CS will work directly with the City of Ithaca and other municipalities to gain access to any geospatial datasets that could be utilized in the systems evaluation, as well as set up any virtual meetings to discuss local data intricacies and anomalies that should be considered when performing analysis. Our team will prepare a matrix identifying existing transportation safety datasets and the limitations that exist within each one as it relates to completing systemic and other safety analyses, including further investigation of network screening priority locations or hotspots. This matrix will include relevant data, sources,the level of effort and knowledge needed to prepare and clean that data for analysis, applicability to developing the system evaluation, and data and sources that could be beneficial to investigate and integrate in future iterations of the analysis. It will detail what data will be utilized in the system evaluation and development of the SS4A Joint Safety Action Plan and a measure of how easily that data is accessed and prepared by local jurisdictions.A detailed list of the data and sources to be evaluated will be included in the PMP, including but not limited to crash data, roadway inventory, traffic volumes, demographic and land use data, and geographic locations of recent safety investments. Deliverables • Draft Document and Resource Review Memorandum. • Final Document and Resource Review Memorandum. • Data Collection Summary Matrix. • Cataloged Data Sets. Task 3—Engagement and Collaboration Approach The Project Team's approach to community engagement will be designed, in coordination with the Title VI/Environmental Justice Assessment,to fit the diverse population across Tompkins County to reach community members and solicit input. We understand that this region varies widely from urban to rural and that community members'transportation mode choices and vehicle accessibility will vary widely. For example, Collegetown, Cornell Heights Historic District and Dryden have higher zero-car household populations,while senior populations are concentrated in Fall Creek, Downtown Ithaca,Trumansburg, and Groton. The CS team has conducted robust community engagement as part of both TCAT's Strategic Plan and Transit Development Plan, providing our team with a strong understanding of the diverse communities and stakeholders across the region. The community engagement strategy involves four different types of meetings that will be spread across the timeline of the study: • One-on-one meetings(10)will be held with each municipality to solicit feedback from municipal staff regarding known safety issues and any pre-identified potential safety projects in each municipality, as well as potential common themes or patterns across jurisdictions. • Multijurisdictional meetings(3)will complement the one-on-one meetings,focusing on general project updates and providing information that is applicable across the municipalities, to increase efficiency and minimize overlapping work. • Advisory Group meetings (2)will engage key stakeholders outside of the municipal representatives throughout the study. These may include but are not limited to Ithaca-Tompkins County Transportation Council (ITCTC), NYSDOT Region 3, Cornell University, Ithaca College,Tompkins Cortland Community College, Tompkins Consolidated Area Transit(TCAT), and local law enforcement agencies. These agencies will be invited to join and participate in meetings to inform the project partners of the status of the study as well as gain feedback on concerns and recommendations from their unique perspectives. • Public meetings (3)will be held, each with a specific purpose and each with an interactive format to engage attendees.The first will focus on learning from community members about their travel choices and perceived safety issues;the second will review preliminary recommendations; and the third will present the draft final plan. Our team has employed the full range of virtual and in-person engagement, including in Tompkins County, and we will work with the municipalities and Advisory Group to determine the optimal equitable outreach structure for this plan. Deliverables • One-on-one meetings (10)with each municipality in the project area. • Up to three(3)multi-jurisdictional meetings with representatives from all municipalities. • Up to two(2)advisory group meetings. • Up to three(3)public meetings. Task 4—Safety Analysis Approach Once the data collected and organized in Task 2 is finalized and approved,the CS team will initiate the crash analysis to"tell the story" through data tables and figures about where,when and why crashes are occurring in the region.This analysis will include regional trends, network screening and systemic analysis,and equity analysis.The CS team utilizes a comprehensive menu of safety analyses in studying local road and regional safety.A preliminary memorandum summarizing the analysis approach, including the data sources, methodology, expected outcomes,and how it supports future applications for implementation grants,for each of the analysis types will be drafted for review by the City of Ithaca to finalize the approach of the agreed-upon analyses, including the following. Historic Trend Analysis The CS safety analysis approach involves two levels of understanding: regional network level and detailed analysis of contributing risk factors. Using various datasets that provide insightful contextual information about the crashes that occurred in Tompkins County and the local municipalities, the CS team will examine factors that have historically contributed to safety issues and those that may lead to severe or fatal crashes in the future. This trend analysis will inform future tasks, such as network screening. The approach will review crash data from at least the latest 10 years for most common and highest density crash types and contributing circumstances normalized by key factors such location, mode, Vehicle Miles Traveled (VMT), population, and other transportation-related quantifiable measures. This effort will be supported by GIS analysis and contextual information from the transportation system such as roadway functional class, rural vs urban, land use,traffic controls, non-motorist generators, and more. CS will also utilize this analysis to identify contributors to fatalities and serious injuries in Tompkins County and develop Emphasis Areas(EAs)to discuss potential contributors and additional analysis needs. Following the selection of EAs, additional analysis will be developed to identify overrepresented contributing factors and inform potential recommendations and investment strategies for each location. Final emphasis areas and accompanying information on these factors will be shared with the project team to lead the discussion on strategy development. The project team also offers safety data through an extension of CS's LOCUS data platform,which provides solutions to transportation's most complex issues. LOCUS is a location-based service platform,which captures multimodal travel flows at a Census Block Group level and offers a solution to one of the most problematic gaps in systemic safety analysis—robust exposure estimates for different mode and trip types.When analyzing crash data, exposure information can be used to calculate crash rates, which provides a measure of the risk of crashes occurring in each area or on a specific road. Crash rates take into account the number of crashes that occur as well as the amount of exposure, such as the number of vehicles or people that use the road. Average annual daily traffic(AADT)exists for motor vehicles on major roadways, but this doesn't provide contextual information about the traveler demographics,types of trips(commuter vs. recreational)or time periods (peak period, mid-day, etc.).This AADT information is often missing on mid-to-low volume routes thereby making exposure calculations non-uniform. Further, it also often ignores measures of non-motorized travel. This limits the analyst's ability to discuss areas with high densities of crashes(high-risk areas defined by historical crash records), and varying degrees of exposure, along with the systemic contextual information about the locations. By using LOCUS,the consultant team is able to analyze risk among different types of road users and patterns within the local transportation network, including vulnerable road users and communities identified by equity considerations. Network Screening and Mapping CS will develop a methodology to execute a network screening to segment the roadway into finite corridors and intersections to which crash, roadway, traffic,and other data can be attributed. This will be key for assigning systemic risk factors to specific locations and developing priority lists of locations for implementing treatment options. Fatalities and Serious Injuries by The network screening will be supported by Ei,PAso0C0UWrV Roadway Factors two analysis types: historical trends analysis and sliding windows analysis.As discussed above, this, combined with the _ trend analysis,will result in a systemic safety analysis that considers the crash and road contextual information to identify high risk factors in Tompkins County. The CS approach to systemic analysis makes C.N.- use of available tools and best practices such as the Systemic Safety Tool for the FHWA. CS recently developed local and statewide methodologies for systemic in analysis and treatment selection for Ulster • County, NY and Florida DOT respectively, as well as others. CS will use the overlayed crash data and other roadway characteristics in Crash Tree Diagrams to © assist in the conversations to identify the key risk characteristics that should be addressed, locate those risk characteristics within the network through screening, and address them with low-cost proven countermeasures in the following detailed process. Additionally,the team will support the corridor identification using a sliding windows analysis,which has been used historically to develop High Injury Networks'. The methodology for the segmentation process will be discussed with the Tompkins County project management team and approved prior to developing the resulting roadway network files. The GIS files will be the basis for developing mapping for crash heat maps, systemic risk factor identification, systemic improvements, and each of visualizations discussed throughout this proposal. Network screening approach and methodology will be documented in separate Draft Network Screening Results Memorandums for review by Tompkins County, and CS will address any edits or comments prior to finalizing.The results of the historical trends analysis and network screening will be made available in an interactive dashboard to deliver the necessary insights and guidance to inform the SS4A Joint Safety Action Plan CS will create a safety data dashboard for the Tompkins County region, similar to the one we created for El Paso County,that can be utilized and filtered by municipality and other safety factors to present and continue to track safety transportation data, as well as implementation status of the plan. Instructions for how to summarize the data results will also be created, including a template for charts and graphs and network screening results. ' https://www.fhwa.dot.gov/publications/research/safety/17106/008.cfm. Equity Considerations The CS team has extensive experience developing equity analyses for New York MPOs and understands the nuances of a thoughtful approach to analyzing equity within the context of safety.The proposed key staff members of the CS team are also collaborating with the FHWA to advance equity in transportation planning -a project that includes a comprehensive literature review of existing equity analysis methods and concerns.The CS team will draw on this and other local information to conduct an equity analysis for Tompkins County taking into consideration distinct features within the demographics. Dryden and Ithaca have concentrated student populations that tend to have more limited transportation options. The rural areas of Thompkins County have more agricultural establishments subject to seasonal work during the spring, summer, and fall months. Demographic data and other related GIs data,such as transit stops, bike share locations, and schools from Task 2 will be reviewed to determine indicators of potential disadvantaged communities.These indicators will be mapped and overlayed with crash data and other safety data to identify disproportionately impacted and underserved communities at the 2020 census block group or census tract level. Heatmapping will be used to provide clear visual representation and highlight the geographical proximity of these communities.The CS team will make use of all available and relevant crash fields in investigating overrepresented crash contributors in these communities as part of this comprehensive analysis to inform recommendations. It is expected that the information and analyses performed for this effort will feed directly into Task 6, Strategy and Project Selections.The maps created and overlaid with other traffic data will provide a picture that will tell the story of where potential areas of concern and/or inequity are and allow the project team to select the areas and measures that will provide the best opportunities to reduce and eliminate fatalities and serious injuries.This analysis will be delivered in the Draft Analysis of Crash Equity Report for review and revision prior to being finalized. Deliverables • Data Analysis Approach Memorandum. • Historic Crash Data Summary and Emphasis Areas. • Geodatabase of Contextualized Crash and Roadway Inventory. • Dashboards, Maps, and Graphics. • Crash Tree Excel Workbook. • LOCUS Safe Dashboard and Data. • Network Screening and Systemic Analysis Memorandum. • Data and Mapping of Indicators of Potential Disadvantage from Equity Analysis. • Draft and Final Crash Equity Report. Task 5—Safe System Strategies and Project Selections Approach The CS team is adept at turning comprehensive and supportive safety data analysis into prioritized solutions and strategies. In each of CS's Local Road Safety Plans, a prioritized list of location-specific and systemic network treatments was developed to support implementation, including information on costs, benefits of expected reductions,funding sources, and timeframes. CS staff will use their national experience and knowledge from developing the FHWA Office Of Safety's five-year Local and Rural Roads Strategic Safety Plan and their work on FHWA's Safe System Solutions for Highway Safety Improvement Projects task order, where CS is developing a framework for assessing safety project alignment with the Safe System approach for FHWA,to assess Tompkins County and its municipalities'safety project implementation based on Safe System elements and principles.The assessment will build off national and international best practices, including the Australia Safe System Assessment Framework and FHWA's Integrating the Safe System Approach with the HSIP report, to consider the five key Safe System elements, as well as other key factors such as equity and accessibility, in the activities and investments identified in the data collection task. The menu of systemic options and solutions for priority locations based on the analysis task will be shared with stakeholders in their second multi-jurisdictional meeting to get solicit their feedback and buy-in. These will include Proven Safety Countermeasures for addressing locations and communities overrepresented in the most severe crashes.To support the process and analysis, visuals will be presented to the stakeholders with the intent of educating them on the benefits of substantive and proactive safety using crash trees and mapping of locations based on primary and secondary risk characteristics in the previous task, as well as additional graphics and countermeasure details to provide clarity.This will include proven outcomes from studies and guidance showing expected benefits and support at the state and even national level,with an eye on prioritizing safety improvements eligible and competitive for funding. CS will develop Draft Investment Strategy Reports for each county as key components of the final Plans. Reports will include key findings of the analysis, related stakeholder feedback, and identified budgets used to develop the methodology to prioritize countermeasures in the investment strategy. The reports will also detail specific locations of potential projects, including the beginning and ending points of each project based on the mileposts, the type of safety improvement, and estimated costs. CS will also generate mapping for these project lists,which can also be shared in ArcGIS Online for interactive use and feedback by stakeholders.The resulting finalized investment strategy will be shared with stakeholders in their third respective county safety summits with supporting evidence from their initial feedback and the report. CS will utilize information from the reports to develop presentations with clear and concise details about the methodology and resulting project and investment lists. Policy and Process Changes The Project Team will work with the City of Ithaca, other jurisdictions, and Advisory Group members to identify local and regional policies, plans, guidelines, and standards that impact transportation safety in their cities and towns and the County as a whole, whether through planning, design, operations, or maintenance decisions. Following consensus with the project team on which policies and processes to focus on,we will develop recommendations to update them in support of the goals of the Safety Action Plan. Recommendations for new policies will also be identified to improve the processes for prioritization of transportation safety projects. The CS team has worked with jurisdictions across New York and across the country—from large cities to rural towns—to integrate transportation safety and Complete Streets best practices into their day-to-day operations through their strategic planning and organizational assessment work and will leverage lessons learned, including technical workshops with the member cities,towns, villages, and counties of the Capital Region and through recent development of a new street design manual for the City of Rome. Deliverables • Draft Investment Strategy Reports. • Final Investment Strategy Reports. • Investment Strategy Maps. Task 6—Development of Safety Action Plan Approach Our approach for this Task is grounded in the following: • Planning for diverse regional needs and contexts.While this section describes the overall approach to delivering the Tompkins County SS4A Joint Safety Action Plan,we know that each municipality will vary by interests, concerns, data issues, emphasis areas, and stakeholder focus. Our approach and data strategy have been designed specifically to remain flexible and adaptable to dense urban contexts, as well as rural communities, not to mention the integration of these diverse foci within diverse districts themselves. • Learn, adapt, and refine.Working with a variety of jurisdictions with varying demographics, geographies, socioeconomics, politics, and stakeholders will present challenges. Feedback from plan development coordination will be tracked and incorporated into ongoing SS4A Joint Safety Action Plan development. • Incorporate equity. Incorporating equity and inclusion considerations in our assessment framework, data analysis, and public engagement practices,will ensure each county safety plan reaches a diverse and inclusive audience, improving the product by more accurately representing existing challenges and opportunities. Including a strong equity component in the countermeasures and prioritization process will place a greater emphasis on equitable countermeasure implementation rather than just assigning an equity score that can be muted by other factor scores. • Deploy centralized data analysis, cleaning and processing resources. Utilizing batch production for data processing tasks will result in schedule and budget efficiencies for the data analysis and investment strategy tasks. • Create appealing graphics, documents, and engagement resources.A core team of graphics and communications experts will develop an appealing plan template and visuals. CS will coordinate with the City of Ithaca and other municipality project leads on any customization or changes to the plan's look and feel. • An Eye for Successfully Procuring SS4A Implementation Grant. Our team realizes that the Safety Action Plan is only a part of the SS4A grant opportunities. With a strong Safety Action Plan for the region, Implementation Grants are available that can be used on infrastructure, behavioral, and/or operational activities, demonstration activities, supplemental planning, and project- level planning, design, and development. The Safety Action Plan developed will be designed and delivered with this in mind,to set the Tompkins County region up for a successful SS4A Implementation Grant procurement. Action Plan Progress and Transparency The plan will define action items the municipalities will undertake to improve safety in their region.A list of feasible, measurable,and scheduled action items will be prepared by our team in consultation with the City of Ithaca and the other municipality leads.These actions will indicate staff involved, level of effort,estimated cost and will be aligned with the NY 2017 SHSP. Performance measures for each action will be identified to allow the municipality to track efforts related to that action.The list of actions shall be submitted in list format with a short explanation of the purpose for the document. CS will develop and submit a template for the that includes the following information: • The champion or agency/organization that agrees to see that the action is implemented. • A description of the action. • Effectiveness in reducing fatalities and serious injuries, i.e., CRF or other information. • Resources required in terms of budget, staff, equipment, etc. • The output measure(s). • Where data or information for the output measure can be obtained. • The timeline for when the action should be completed. CS has in-depth experience in developing implementation action plans for a variety of Local Road Safety Plans, SHSPs and various other planning documents.Actions will align with Emphasis Areas, including Equity.We will also follow the Safe System approach and the U.S. DDT's National Roadway Safety Strategy and recommend integrating the Safe System elements and principles. Actions should be achievable have clear and present measures to indicate progress and completion.Timelines, roles, and resources will be listed and defined clearly for accountability. Executive Summary CS will develop a clear and comprehensive Executive Summary for the Plan.This summary will be developed to serve as its own document for use by the public,elected officials,and others that would benefit from a less technical document.To assist in accessibility and clarity,the Executive Summary will be highly visual, utilizing easy to understand infographics and a focus on being digestible. The Executive Summary will also be translated into Mandarin, Spanish, Korean, and Russian based on the City of Ithaca LEP-LAP Plan (2017). Electronic copies and translations of the final Executive Summary will be shared on the Tompkins County and municipality websites. Draft Final Plan CS will submit a plan outline to the Ithaca project manager for review,then compile and draft content for the plan using the deliverables and outcomes of the previous tasks, as well as the Executive Summary. CS utilizes a strong Creative and Graphics team to design visually appealing and professional plans.The final plan will include frequent use of visual aids and graphics to summarize complex analyses and results, as well as highlight key points and takeaways for readers. Drafts will be submitted to the City of Ithaca and other municipal team leads for several iterations of review and revisions.This includes the City of Ithaca sharing the drafts with partners such as NYSDOT for review and comments.After comments are adequately addressed,the plan will be finalized. Presentations will be developed based on the plan's analysis and outreach findings and project recommendations.These presentations will be conducted to share this information with local and regional stakeholders to help support advancement of the safety improvement projects. CS will provide agendas and other meeting materials as determined necessary by various municipal leads. CS will catalog all resources and deliverables in an organized shared project folder following the finalization of the draft plan. Deliverables • Draft and Final Plan Outline. • Draft Tompkins County SS4A Joint Safety Action Plan. • Final Tompkins County SS4A Joint Safety Action Plan. • Municipality Presentations,Agendas, and Material. • Final Project Deliverables Catalog. Project Schedule 2023 2024 Task 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 Project Coordination and Planning Structure Document and Data Review Engagement and Collaboration ■� One-on-One Municipality Meetings IIIIIII� Multijurisdictional Meetings Advisory Group Meetings Public Meetings Safety Analysis Strategy and Project Selections Development of Final Plans • Kickoff Meeting O Draft Document O Final Document Coordination Meetings 0 Webinars and Workshops I.AUTHORIZED REPRESENTATIVE The foregoing is a statement of facts. 30. SIGNATURE 31. DATE At— 6 5/12/2023 33. NAME AND TITLE Steven A. Capecci, Chief Operating Officer cam o i n Mailing Address: . PO Box 3547 a s s o c i a t e s Saratoga Springs,NY 12866 Phone:518.899.2608 Fax:512.777.5045 May 18, 2023 C.J. Randall Director of Planning, Town of Ithaca, NY 215 North Tioga Street Ithaca, NY 14850 Via email: cjrandall@town.ithaca.ny.us Re: Proposal for Financial Feasibility Analysis of Residential Development Dear C.J., Thank you for reaching out to Camoin Associates to discuss the Town of Ithaca's interest in better understanding how to deliver incentives for the development of neighborhood housing. Our team enjoyed speaking with you and Heather to learn more about the existing site and concept plans and how we can best help to advance this development. Based on our conversation,we understand that a financial feasibility analysis will be most useful at this time, to identify potential funding gaps and sources/tools that can be used to fill those gaps. Please accept this letter as our proposal for services,which includes a description of our qualifications and an outline of our proposed scope and fee. Project Understanding We understand that the Town of Ithaca, NY (the Client) is interested in developing new, dense, neighborhood housing within the town. The Town has identified an approximately 191.4 acre site adjacent to Ithaca College and permanently protected land as a location for a neighborhood development.The Town has detailed concept plans and zoning in place, and the property owner wants to develop the site, however the project has yet to be initiated.As part of the Town's efforts to move this development forward,the Town is interested in a financial feasibility analysis of the plan that will determine if development is financially feasible for a developer, and if not, will identify the funding gap that exists. The study will also offer recommendations on funding and tools that a developer can use to fill these gaps and assistance that the Town can provide. This may include things like PILOT increment financing (PIF), grants, public-private partnerships, and other tools. Based on our conversation and previous work, we have drafted the following tasks for your review but welcome further discussion to ensure that we are meeting your needs. Relevant project qualifications are attached at the end of this letter. Proposed Scope of Services 1. Project Kickoff and Review of Existing Materials We will begin the project with a kickoff call between Camoin Associates and the Town of Ithaca.The purpose of the meeting will be to examine the proposed methodology in detail to ensure the approach will meet the needs of the Town, and to conduct an initial discussion during which we will identify information needs and project timeline, etc.We will also use this time to discuss in more detail the concept plan that is already in place for the development site. Camoin Associates will review existing plans and information that the Town has completed with respect to the development site. The concept plan and existing materials will be used to inform the financial feasibility analysis. www.camoinassociates.com 5/18/2023 Proposal for Financial Feasibility Analysis of Residential Development Page 2 of 13 2. Preliminary Cost Estimate We will work with one of our engineering firm partners to prepare a preliminary cost estimate for the project's development. The cost estimate will be itemized, including site work, infrastructure, vertical (building) construction, roads, and other similar high level cost categories.The cost will inform the financial feasibility analysis and will also help identify potential public-private partnership arrangements to reduce private sector development costs, if needed. 3. Financial Feasibility Analysis We will prepare a preliminary financial analysis for the existing residential neighborhood concept for the site.The analysis will provide an indication if the project is likely to be financially feasible to undertake (e.g., provides a sufficient return on investment to a private developer. The financial feasibility analysis will incorporate projections on price/rental points, construction costs, financing costs, operating costs, market capture, and other key economic and financial information.We will use information that is available from the Town where possible, and will supplement with data from additional sources such as RealtyRates and RS Means and make assumptions as needed. The analysis will provide estimates of key return on investment and performance metrics and assess whether those metrics meet required thresholds for the project to be viable. The financial feasibility analysis will also provide a preliminary estimate of what magnitude of additional funding or assistance a project will need (e.g., grants, loans, etc.) to be financially feasible. A financial feasibility analysis will be conducted for both the rental portion of the project and the for-sale portion of the development, using appropriate methods for each unit type. Below is an example of a financial feasibility analysis. Pro-Forma(first stabilized year) Return on Investment(ROI)Analysis Total Per SF Annual ROI Revenue Equity Investment $54,311 Revenue Potential $20,456 $20.46 Annual Cash Flow After Financing $1,802 Vacancy Loss ($1,023) ($1.02) (Annual) Equity Dividend Rate 3.3% Net Rental Income $19,433 $19.43 Expenses Overall ROI Real Estate Taxes ($3,221) ($3.22) "Going-in"Cap Rate(yield-on-cost) 5.6% Other Operating Expenses ($4,858) ($4.86) Investment Threshold Cap Rate 9.0% Total Expenses ($8,079) ($8.08) Development Spread (basis points) -336 Return on Cost(Margin on Cost) -37.3% Net Operating Income(NOI) $11,354 $11.35 Feasibility Assessment Debt Service Payment ($9,552) ($9.55) Return on Cost Threshold 20.0% Annual Cash Flow After Financing $1,802 $1.80 Is Project a Viable Investment? No Rent per SF to Make Viable $35.01 Construction Cost per SF to Make Viable $105.13 Overall Funding Gap $ 96,020 www.camoinassociates.com 5/18/2023 Proposal for Financial Feasibility Analysis of Residential Development Page 3 of 13 4. Funding Tools and Opportunities Camoin Associates will use our past experience on similar projects as well as additional research to make recommendations for sources of funding to 'close the gap'.These recommendations will include funding opportunities and tools available to developers, as well as tools and assistance that the Town can provide to help move the project forward. 5. Draft and Final Report Camoin Associates will compile the results of the analysis into a Draft Report. The Draft Report will include an executive summary written for a nontechnical audience. Calculation tables and related research will be included in the Draft Report. Camoin Associates will respond to revisions, comments, and questions and will then issue a final report. Limitations It is explicitly understood by Camoin Associates and the Client that: ■ The Client agrees to be available to answer questions and review assumptions to be used by the Consultant in the analysis on an as needed basis and provide Consultant with a timely response. ■ No site visits by Camoin are required or included in this scope of services and fee estimate. If the Client requests a site visit, that meeting will be charged on a time and expense basis at the rates outlined below. ■ Camoin will provide an objective analysis using standard assumptions and generally accepted methodologies for conducting impact analyses.Camoin cannot and does not guarantee a particular result of the report and cannot and does not guarantee a result that the Client considers favorable. ■ The Client will provide the following information: o Conceptual site plan with sufficient detail to determine building placement and footprints, linear feet of new roads, linear feet of any new infrastructure. o Development program including buildings and number of units by type www.camoinassociates.com 5/18/2023 Proposal for Financial Feasibility Analysis of Residential Development Page 4 of 13 Budget and Timeline We propose to complete the scope described above within eight weeks of contract execution and receipt of needed information for a fixed fee of$19,500, billed monthly on a percent to completion basis. Any additional work or site visits that fall outside of the scope detailed above can be completed on a time and expense basis, charged at the hourly rates outlined below. ■ President/Senior Vice President - $320 ■ Director - $250 ■ Senior Professional - $185 ■ Analyst - $140 ■ Travel - $95 On behalf of Camoin Associates, thank you in advance for the consideration you offer this proposal. If you have any questions, please feel free to contact me at 518-899-2608 or by email at rachel@camoinassociates.com. Sincerely, T-'->-2C'heL 'SeLs�z� Rachel Selsky Vice President and COO Camoin Associates www.camoinassociates.com 5/18/2023 Proposal for Financial Feasibility Analysis of Residential Development Page 5 of 13 WHO WE ARE A meaningful job has the power to change people's lives forever. It improves self-esteem and strengthens families. I founded Camoin in 7999 to multiply that dynamic and, in the process, change communities for the better. ROB CAMOIN, PRESIDENT &CEO, CAMOIN ASSOCIATES OUR PURPOSE At Camoin Associates, we believe a meaningful job that provides purpose, hope, and a good income is what it is all about. It takes hard work to achieve that goal for entire communities, so everyone can have a chance to prosper. That's where we come in. We work with public officials to target resources to improve the business climate in communities and we help business leaders and not-for-profit executives resolve tough management issues. OUR PEOPLE We live where we work and love it.With staff in several regional offices across the nation,from New England and Virginia to Montana and the Pacific Northwest, we know what makes life interesting: exceptional people and places. We are professionals without pretense. We enjoy helping our clients make good things happen. OUR COMMITMENT 0 We want you to succeed. The work we do for you will be integrated, pragmatic, forward- leaning, intelligent, and actionable. www.camoinassociates.com 5/18/2023 Proposal for Financial Feasibility Analysis of Residential Development Page 6 of 13 Daniel Stevens, AICP I Director of Real Estate Development Services Dan brings a passion for real estate development to Camoin Associates and a belief in the transformative power of projects for communities of all sizes. His approach to development includes data-driven analytics, qualitative intelligence gathering, and implementing creative solutions. Dan enjoys working in challenging markets and with challenging properties to implement projects that beat the odds. Dan leads Camoin Associate's Real Estate Development Services Team and founded the firm's Spatial Intelligence Program, which JOINED CAMOIN:2014 provides site selection and detailed geospatial analytic capabilities. YEARS OF EXPERIENCE:13+ His real estate work with the firm has included market feasibility EXPERTISE studies for projects of all scales and market types, including major • Real estate market analysis mixed-use, industrial building reuse, residential development, • Brownfield redevelopment historic adaptive reuse, and commercial office and retail studies. • Financial feasibility analysis Dan has spoken at national and regional conferences on topics such and modeling as brownfield redevelopment and financing strategies for adaptive • Community planning and reuse projects. His work has led to successful development and design redevelopment projects across the northeast and has received • Economic and fiscal impact recognition including a planning award for a brownfield analysis redevelopment project that led to a $250 million investment in a AFFILIATIONS former paper mill. ■ NAIOP Commercial Real FEATURED PROJECTS Estate Development Association Industrial Building Reuse Analysis I Rome, NY I The City of Rome • American Institute of was exploring options for a former industrial building located on a Certified Planners(AICP) strategic property in its downtown area. Dan performed a financial • American Planning feasibility study of the property to determine its potential for several Association, Upstate New scenarios, including adaptive reuse for mixed-use with residential. York Chapter The project included a pro-forma analysis of each scenario that CAREER EXPERIENCE determined which reuse options were financially feasible and, for • Redevelopment Specialist, those that were not, how much money would be needed to make Private Consulting Firm the option viable. • Economic Analyst for Real Estate Development Services I Capital District Properties National NGO Albany, NY I A major residential project was proposed for • GIS Analyst downtown Albany with new market-rate housing, and the developer EDUCATION needed market and economic impact services. Dan analyzed the • Master of Urban Planning, city's real estate market and conducted an economic impact analysis Harvard University of what the development would mean for the city in terms of new • B.A. Economics, jobs and economic activity. Binghamton University Dan brings creative thinking and problem-solving to complex real estate development challenges. www.camoinassociates.com 5/18/2023 Proposal for Financial Feasibility Analysis of Residential Development Page 7 of 13 A Tom Dworetsky, AICP I Director of Research Tom's role at Camoin Associates focuses on harnessing the power of data to uncover economic development opportunities and measure the results of strategic implementation. As the leader of Camoin's Data Team, he is well-versed in a broad array of economic data sources and methodologies that get to the core of critical research questions and produce insights that lead to action. f i Having analyzed dozens of distinct industries across the economy, Tom is adept at leveraging industry research to inform economic development strategic planning initiatives. He has led and completed a variety of supply chain studies, economic and fiscal JOINED F EXPERIENCE: NCE impact analyses, and real estate analyses. His work has included YEARS OF EXPERIENCE:10+ quantifying the impacts of complex policies and plans, building pro EXPERTISE forma financial models for large development projects, and • Real estate market analysis conducting regional and site-specific market analyses for a range of ■ Financial feasibility analysis communities and use types. and modeling As an AICP-certified planner with national experience in both real • Economic and fiscal impact estate and land use planning, Tom brings expertise for tackling analysis economic development challenges in communities with unique • Supply chain analysis market conditions and land use challenges. He has a special interest • Targeted industry research in strategies for downtown revitalization and the positive economic AFFILIATIONS impacts that reinvigorating historic town centers can have on ■ American Institute of communities. Certified Planners(AICP) • American Planning FEATURED PROJECTS Association, Mass.Chapter (MA-APA) Scarborough Downs Redevelopment Market Analysis Urban Land Institute(ULI), Scarborough, ME I Tom spearheaded a comprehensive real • Boston/New England estate market analysis of the greater region to inform the types of Chapter development that would be best supported as part of this large- Massachusetts Economic scale, mixed-use development project. The analysis included a Development Council detailed assessment of residential and commercial market trends, (MEDC) including an analysis of the scale and mix of use types needed to EDUCATION support the development of a new downtown district. • Master of City and Regional Making the Case for Downtowns I Connecticut Main Street Planning,The University of Center I Tom served as lead analyst for a comprehensive research North Carolina at Chapel project into the economic value of high-density downtowns. As Hill part of this work, Tom led the development of a Downtown • B.S. Business Development Economic Impact Model that has been used by Administration,Questrom communities across Connecticut to measure the economic and School of Business, Boston fiscal impacts of various types of downtown development on University towns and cities. www.camoinassociates.com 5/18/2023 Proposal for Financial Feasibility Analysis of Residential Development Page 8 of 13 John Walker I Analyst ` John brings a broad range of experiences to Camoin Associates—from r analyzing the economic impacts of proposed highway expansions to forecasting commercial real estate market demand at the metro-area level. He has modeled commercial and residential construction activity based on economic and demographics drivers and projected technology spending and adoption at the industry level. FEATURED PROJECTS ■ Brownfield Opportunity Areas and Downtown Revitalization JOINED CAMOIN:2021 Initiatives I Upstate NY I For municipalities seeking to expand economic opportunities, John authored multiple industrial and YEARS OF EXPERIENCE:20+ demographic profiles and analyzed the potential for residential EXPERTISE development and expansion of retail offerings. ■ Economic and fiscal impact analysis Urban Redevelopment Opportunity I Hartford,CTI John assessed the CAREER EXPERIENCE opportunities and challenges in development and rehabilitation of residential and commercial properties in North Hartford. He conducted • Economist, Dodge Analytics/McGraw-Hill industry, demographic and real estate analysis and authored report materials supporting further residential development and evaluating • Economic Development prospect other commercial activity. Analyst,Cambridge Systematics College Based Retirement Community I Saint Joseph's College • Market Analyst/Model Standish, ME I John researched and authored report materials profiling Developer, International the various business models of retirement communities and the Planning and Research economic and demographic factors influencing the industry. This • Operations Analyst, focused specifically on University Based Retirement Communities Syncsort (UBRC) and on the prospects for Saint Joseph's to successfully develop EDUCATION such a facility. Considerations included the school's ability to draw • MA Economics, sufficient clientele from alumni and the surrounding community to make Northwestern University the proposed project financially viable. • BS Economics and Statistics, Retreat Farm Impact Analysis I Brattleboro, VT I In support of the University of Minnesota proposed purchase of cheese production facilities and added retail space, John evaluated the employment and income impacts to the community based on new construction activity, increased employment, and added visitors to the existing destination location. John enjoys the challenge of analyzing data to discover the underlying story and, from there, distilling the most essential insights. www.camoinassociates.com 5/18/2023 Proposal for Financial Feasibility Analysis of Residential Development Page 9 of 13 WHAT WE DO OUR BACKGROUND Camoin Associates was founded by Robert Camoin in 1999 with a commitment to improve the economic well-being of communities. Along the way, we've completed over 1,600 projects in 45 states and the US Virgin Islands and helped advance prosperity for entrepreneurs, small businesses, multinational corporations, rural villages, cities, counties, and metropolitan regions. Today we are 27 highly skilled professionals who work diligently to analyze and understand data, build consensus, and creatively manage complex situations. OUR APPROACH We find simple and elegant solutions amidst complex realities. We know how to step into your position to profoundly understand your challenges before stepping back to assimilate a broad perspective. Along the way, we become your trusted adviser as we work together to answer perplexing questions and break through the obstacles that stand in your way. OUR SPECIALTIES We work with public officials to create and implement strategies and actions that improve the quality of life for communities, and we help business leaders and not-for-profit executives deal with tough issues. Simply stated, we stimulate investment. ♦ Strategic and organizational planning ♦ Industry and workforce analytics r'Ica m,o i n ♦ Economic and fiscal impact analysis a S S o C I a t e S ♦ Real estate development services ♦ Lead generation and business relationships ♦ Entrepreneurship and innovation Economic development is a process that requires a comprehensive understanding and unique approach for advancing economic prosperity—that's what we do. www.camoinassociates.com — Y Ff �.4a�,aKy.•fT: .` +wV�. ,fi:,i�... i �� ..��:,� "ti., 4. ► t .t�� � ��t 1tir y...r �. ',pyY p is rr'{ +.1 :.:,._ y- hw r y :+MARDO I,111'In THE CHALLENGE I The City of Auburn is a Central New York city that has • y • struggled with disinvestment and population loss after the declining use of the Erie Canal and railroad.Yet, the region's historic legacy as a ' safe haven on the Underground Railroad and the eventual home of Harriet Tubman has recently attracted public investment into cultural ' and historic institutions. While the City has made significant progress • on rejuvenating downtown, a comprehensive market analysis and , funding package was needed to continue advancing Auburn's objectives. THE SOLUTION I In the summer of 2018, Auburn was awarded $10 • million as part of the state's Downtown Revitalization Initiative. To •, • , determine what kind of projects were best suited to receive financial support, Camoin Associates first conducted a market assessment focused on the housing,tourism,and retail sectors.This process,along • with stakeholder interviews and extensive public engagement clarified how the city could harness market forces and strategically invest in projects that would further attract private investment and create an inclusive, welcoming, and active downtown. THE IMPACT I The market analysis helped the Local Planning Committee, who guided the City through the Downtown Revitalization Initiative, make informed decisions surrounding which projects would have the greatest impact and prove successful within the context of the regional market.The consultant and community work culminated in a Strategic Investment Plan which was submitted to the State of New York for final review and approval. www.camoinassociates.com Durkee II Street I I , Estate Market , I Analysis City of Plattsburgh, 06A: aft MIN ft `. _ t _ THE CHALLENGE Durkee Street, which is located in Plattsburgh's downtown district, is one of the last publicly owned sites available _ for development in the city. The City of Plattsburgh retained The Chazen Companies and Camoin Associates for assistance in completing a feasibility study for the Durkee Street development • '- area. ...THE SOLUTION I Through data analysis and stakeholder interviews, Camoin found that the Durkee Street site was well positioned to attract development potential. Its location on the Saranac River provides opportunities to interact with the City's natural resources and historical elements; competitive real estate price points in the city render the location attractive to outside investors; and the site's connectivity to the rest of Plattsburgh's urban core is a unique chance to develop a structure that provides a strong sense of place. However, the site is not without challenges- maintaining parking for the region's car centric culture is a concern, while the downtown has to continue to promote itself as"open for business" 7 days a week to draw in local residents and tourists. THE IMPACT I The Durkee Street site was the focus of the City's Downtown Revitalization Initiative application in the summer of 2016- and the future looks bright for the City and for the site, as Plattsburgh was awarded $10 million as the DRI's North Country winner. Camoin's report was submitted as part of the City's application and showed the review committee that there is latent potential just waiting to be tapped in this market. www.camoinassociates.com T • i THE CHALLENGE I In 2017, Cross Roads Holdings LLC acquired the • 500-acre Scarborough Downs site in Scarborough, Maine, - .. . . embarking on a 10- to 20-year effort to redevelop the property •- • into a walkable mixed-use village, featuring a variety of housing types, a village center, recreational and entertainment facilities, and an assortment of retail, office, and light industrial space. • Representing investment upwards of $500 million, this would be the largest development project ever undertaken in Scarborough, • a suburban community without a traditional town center. THE SOLUTION I The developers engaged Camoin Associates to a • conduct a comprehensive real estate market analysis of the region to understand the development opportunities for the site, as well " •' as advise on design, phasing, project messaging, and strategies for financing the extensive infrastructure costs associated with a project of this scale, including tax increment financing (TIF). THE IMPACT I Working closely with both the developers and the Town of Scarborough, Camoin is working to ensure that the Scarborough Downs redevelopment results in an outcome that maximizes public benefits, including tax revenue generation,job creation, and enhancement of the quality of life in the Town,while generating a fair return to investors. www.camoinassociates.com III i THE CHALLENGE I The Village of Ardsley In Westchester County is known as an attractive bedroom community for New York City and other commuting professionals; however, its downtown • commercial areas have struggled and the village was lacking a vision and plan for economic development and revitalizing properties in the downtown business district. THE SOLUTION I Camoin 310 prepared a market analysis and - - • development strategy to identify economic and development opportunities, as well as the constraints and barriers that have been prevented those opportunities for being realized in the community. Based on the outcome of the analysis, Camoin recommended focusing on four key areas: age 55+ market rate housing, health care services, sports and fitness, and dining and • entertainment.To help shape the vision and generate momentum, • Camoin prepared conceptual site designs for three strategic • properties that were used to create marketing brochures to attract . private investment. Redevelopment Vision: ' Redevelopment Vision: Addy—Square-466&468-772 Ashford Ave Village of 800 Saw Mill River Road ARDSLET NY CeN[tmtuRtotVttcP-.P.. Px�x,.o.a CONCfnNM R[IreVe[onM[»tPUN Flon[nty O� v:ro» Dtvno.M[N[co»trr Ecuc3�icn DIN— COMM_ Dtvtwvmtxs Coxctrr VrSiox ARDSLEY IS... fAWLY NEaLT JXOHInx�* Revitalizing Downtown Oxt ro Kn _ funnt Inuats [—nu IMzo[s A IL www.camoinassociates.com